Background
In the late 1990s, the State of California decided to declare surplus the 17-acre property at 90 N. Winchester, and to sell it. At that time, there was an agricultural research facility, the Bay Area Research and Extension Center (BAREC), using the State’s property. The City did not have sufficient funding nor have as a goal to purchase the entire property from the State to retain the agricultural research facility. The City’s Redevelopment Agency Affordable Housing Fund was able to propose the purchase of six of the 17 acres at a below-market rate to acquire the land and to help pay for a portion of the construction of an affordable senior housing project. By law, affordable housing funds must be used for affordable housing purposes; these funds cannot be used to purchase property for other purposes such as open space in general, public parks, or agricultural facilities.
After the State decided it would be selling the parcel, the City’s Redevelopment Agency and the State entered into land purchase discussions in 2002 and were close to finalizing the purchase of the six acres in 2004, when a last minute bill in Sacramento placed the sale on hold. The legislation temporarily halted the State’s long-standing practice of allowing land sales to public agencies at a below market rate for specified uses of this type. When this State bill expired on June 30, 2005, the City’s Redevelopment Agency was able to complete the purchase of the six acres, with the assistance of Senator Elaine Alquist, as well as the support of the Santa Clara Chamber of Commerce, the Silicon Valley Leadership Group, and the Santa Clara City Council and its Redevelopment Agency, strong advocates of the affordable senior housing project.
Since 1999, the reuse of the property at 90 N. Winchester (BAREC) has been discussed at numerous City Council meetings in public sessions. It has been discussed at community outreach meetings of the City Planning Commission, held conveniently at Valley Village near the site, and at a subsequent Planning Commission meeting at City Hall. Additional public discussions will occur; see “Next Steps,” below.
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Commitment to Affordable Housing
In Silicon Valley, as well as in the State of California, there is a pressing need for affordable housing. For two decades, the City of Santa Clara and City Council have been committed to providing affordable housing programs and services. In the last decade alone, the City and its Redevelopment Agency’s Affordable Housing Fund have budgeted $80 million for affordable housing projects and programs of all types including below-market new homes, first-time home buyer loans, residences for seniors and the disabled, transitional housing for homeless families, and shelters for homeless women and their children and for homeless teens. But the need for more affordable housing remains. The State of California has mandated through all cities’ adopted “Housing Element” that each jurisdiction plan for and promote the construction of identified housing objectives, both market rate and affordable.
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Development Process
Before any private development can occur, all normal land use procedures including an Environmental Impact Report (EIR), a General Plan Amendment, rezoning and subdivision maps are required. The Draft EIR was released on March 9, 2006; a copy may be viewed from this website (see links, above; note that the files are extremely large and will load slowly). Copies are also available for review at the City's Department of Planning & Inspection, and both City of Santa Clara libraries. The Draft EIR (DEIR) was circulated for public review and comment for 45 days ending on April 24, 2006. After the close of the public comment period, the City reviewed comments received on the DEIR. Based on comments received, along with recent expansion plans announced for projects in the area, the City determined that additional analysis would be required for comments addressing cumulative transportation impacts.
A Recirculated Draft Environmental Impact Report (RDEIR) was made available for review on the City's website (http://santaclaraca.gov/city_gov/city_gov_90nwinchester_barec_rdeir.html). Consistent with the requirements of State CEQA Guidelines Section 15088.5, and based on the additional analysis that evaluated the project's cumulative transportation impacts, the City is recirculating only certain portions of the Draft EIR for review and comment as these are the only sections where significant new information has been included in the EIR (Section 15088.5(c) of the State CEQA Guidelines).
The public comment period on the RDEIR extended 49 days, beginning Friday, July 21, 2006 and ending Friday, September 8, 2006. Comments were addressed and included in the Final EIR (FEIR), and were required to be submitted in writing on or before the end of the public comment period, which concluded on September 8, 2006.
The environmental consultant then prepared written responses to those comments.
The compiled comments and responses, along with the RDEIR and the Draft EIR, comprise the Final EIR. The Final EIR will be brought forward to the Planning Commission and the City Council, at noticed public hearings involving the consideration of the land use entitlements noted above. The environmental and entitlement processes are scheduled for Spring 2007.
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Proposed Single-Family Residential Housing
Approximately 10 acres on the western side of the project site are proposed for the development of single-family residences. Approximately 110 dwelling units would be constructed on lots ranging in size from 2,000 to 5,000 square feet. Individual units would range in size from 1,500 square feet to 3,000 square feet, and would include two to four bedrooms with 2-car garages. In general, the larger lots and homes would be located around the perimeter of the project site, with the smaller lots and homes concentrated in the center of the site. The perimeter residences would have typical rear-yard setbacks of 15-20 feet, while the interior residences would have typical rear-yard setbacks of 15 feet. Perimeter residences would be no more than two stories tall. Residential units in the center of the site would be 2-3 stories tall. On-street parking bays would provide guest parking. A new road intersecting Winchester Boulevard at a signalized intersection would provide access to this neighborhood. This road would also provide access to the senior housing development.
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Proposed Affordable Senior Housing
Approximately 6 acres of the site are proposed for the development of two affordable senior housing facilities. One facility would be located along Winchester Boulevard and the other would be located parallel to the southern property line. The facilities would include up to 165 senior housing units in buildings two to four stories tall. Housing units, typically one bedroom, would range in size from 540 to 620 square feet. An 800 square-foot, two bedroom resident manager's unit would be provided in each facility. Approximately 153 parking spaces would be provided on grade, with 15%-20% for visitors and staff parking and the remainder assigned for tenants. Handicap spaces would be sited in accordance with state standards.
The facilities would provide a landscaped garden area within the 6-acre site. Main access to the senior housing facilities would be provided from two locations: 1) a new road intersecting Winchester Boulevard north of residential buildings; and 2) a secondary right turn only entrance from Winchester Boulevard south of the residential buildings.
City of Santa Clara
Planning Division
1500 Civic Center Drive
Santa Clara, CA 95050
Telephone: (408) 615-2450
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