City Council Considers Off-Campus Renovation

Irvine Co. plans housing, retail near campus

Jenni SiglTHE SANTA CLARAFebruary 18, 2016

[dropcap]T[/dropcap]he tension was palpable inside the City of Santa Clara council chambers last week as many Santa Clara residents voiced strong disapproval for an impending redevelopment of land one block north of the Santa Clara campus.

According to some residents, Irvine Company’s proposed Mission Town Center, a mixed-use development containing both residential and retail space, could significantly alter the fabric of the Old Quad.

“This project impacts our city really for the rest of our lives,” said Jeannie Mahan, a historic landmark commissioner and longtime Santa Clara resident. “It’s opening up the entire Old Quad to a new era and I think we need to take our time to answer questions and look at this project very carefully. Every aspect of this project should be under scrutiny as it directly impacts our historical area.”

The City of Santa Clara Planning Commission on Feb. 10 drew a crowd of approximately 200, leaving standing room only.

Commissioners Raj Chahal, Yuki Ikezi, Sudhanshu Jain, Steve Kelly, Michael O’Halloran and Joe Sweeney presided over the meeting. Santa Clara residents, business owners and Santa Clara alumni were all in attendance. Prior to beginning the first item on the agenda, all aforementioned commissioners disclosed that they had met with Irvine Company and one disclosed that they had spoken with Old Quad residents.

The development is slotted for a 5.7 acre piece of land bordered by Benton Street, The Alameda and El Camino Real and will include 27,000 square feet of retail space and 10,000 square feet of leasing and amenity space. A parking structure and two plazas are also within the development. Before the Planning Commission reviewed the project, the Historic Landmarks Commission evaluated the proposed Mission Town Center in December. At the time of that review, the Final Environmental Impact Report had not been released and the commission requested a continuance, according to Chen.

“Losing that grid is losing in effect a part of the Old Quad,” said Yen Han Chen, the city associate planner, explaining one of the concerns residents have about the development, which would require partial closure of Sherman and Fremont Streets.

Unofficially, Santa Clara residents describe the Old Quad as the quadrangle of land enclosed by the railroad tracks to the northeast, Newhall Street to the south and Scott Boulevard to the west. Though the area does not have formal status as a historic district, residents have come together for the Old Quad Residents Association, which advocates for the preservation and restoration of the area.

At downtown planning meetings held by the City last fall, residents expressed concern that the impending development could be a gateway for future development of this area. They expressed concerned that this project could hinder their hopes for  a rebuilt downtown.

Following Chen’s presentation, Irvine Company’s vice president of entitlements and public affairs Carlene Matchniff gave another presentation. She highlighted the changes Irvine made to the development proposal based on community input received. Key changes included a slight reduction of the building height, the altering of architectural features to better match the neighborhood aesthetics and a reduction from 450 to 385 housing units.

“We’ve gotten some vocal pushback from the community,” she said.

Matchniff fielded questions from the planning commissioners and clarified specific points in the plan, one being the housing density of the development, which is 67 dwelling units per acre and would require an amendment to the City’s general plan, which currently allots for 55 dwelling units per acre. She said that their plan was based on the idea that the Mission Town Center would be a transit-oriented development as it is located just across the street from the Caltrain station. Developers hope that the Bay Area Rapid Transit system will eventually extend down to this station.

“This project, if the density were decreased, could not sustain retail. It just wouldn’t be financially feasible,” Matchniff said.

At 8:20 p.m., the floor was opened to the public, who received two minutes per person to voice their opinions. Community members took to the microphone to voice both support and dissent. Notable speakers included members of the historic landmark commission, a representative from the Silicon Valley Leadership Group, former owner of Mondo Burrito Steve Dutra and local land and business owner James Viso, Jr.

“I think (the development) will be key to revitalizing this important part of our city,” said one Santa Clara resident.

Within the opposition, not all were completely against the development. Some said they would not be opposed to it if it was adjusted to comply with the current general plans and wishes of the Old Quad residents.

“No one is arguing against the redevelopment of this area. No one is against Irvine,” said Old Quad resident Pat Mahan. “But we wish to have redevelopment that is compatible with the Old Quad so it will be integrated and articulated.”

University administrators were not present at the Feb. 10 meeting, but have been in attendance at related events in the past. The university’s role in the development, though indirect, was referenced multiple times throughout the meeting. According to page 86 of the FEIR, which contains a copy of an email sent from the vice president for finance and administration Michael Hindery to the planning commission, Irvine Company has the university’s full support.

“The Irvine Company’s Mission Town Center project complements the City’s land use plans and the University’s plans. I strongly support the project and am eager to see it move forward,” Hindery wrote in the email.

After over an hour and a half of public comments, the commissioners deliberated on the issues raised. The commissioners then voted on five separate motions related to the development, which were all passed by majority votes.

The development proposal will move on to the City Council and is slated to be a part of their Feb. 23 agenda.

Jenni Sigl at jsigl@scu.edu or call (408) 554-4852.