2025 Specific Plan amendments

Windy Hill Property Ventures is proposing to amend the Specific Plan to modify land uses allowed along Santa Cruz Avenue within the Downtown/Station Area “Main Street” Overlay (“Main Street Overlay”) land use designation. The Main Street Overlay land use designation is generally located along Santa Cruz Avenue between University Drive to the west and Merrill Street to the east. The Main Street Overlay currently promotes a retail emphasis by limiting non-retail ground floor uses on Santa Cruz Avenue. The proposal would also modify the definitions of certain land use classifications applicable throughout the entire Specific Plan area. The proposal may include a General Plan Land Use Element amendment for consistency with the Specific Plan changes.

The proposed amendments to the Specific Plan include the following modifications:

    Land Use Current Proposed
Animal Clinics and Hospitals Not allowed Use permit required
Animal Retail Sales and Service  Allowed when less than 5,000 s.f.; use permit required when 5,000 s.f. or greater Permitted
Banks and Financial Institutions Not allowed Use permit required
Business Services Not allowed Use permit required
Offices, Business and Professional Allowed when no greater than one-half the base or public benefit bonus floor area ratio (FAR) and upper floors only Allowed when no greater than three-fourths the base or public benefit bonus FAR and limited to the rear half of the lot not fronting Santa Cruz Avenue
Offices, Medical and Dental Allowed when no greater than one-third the base or public benefit bonus floor area ratio (FAR) and upper floors only Allowed when no greater than three-fourths the base or public benefit bonus FAR and limited to the rear half of the lot not fronting Santa Cruz Avenue
Personal Improvement Services Allowed on upper floors only Permitted
Personal Services, General Allowed on upper floors only Permitted 

Modifications are also proposed to the following land use classifications, which would apply across the entire Specific Plan:

  • Business Services: Requested modifications would broaden the definition to include businesses that primarily provide goods and services to the public,

  • Personal Improvement Services: Proposed modifications would involve the removal of a spa use,

  • Personal Services: Proposed changes would allow spa services, including beauty treatments, therapeutic massage, and similar services.

Current status

The proposed amendments require environmental review for compliance with the California Environmental Quality Act (CEQA), which City staff is currently conducting. Tribal consultation, required under SB 18, has concluded and will be addressed through the CEQA review process.

The applicant is finalizing the proposed amendments request and staff anticipates the applicant submitting additional clarifying information. Upon receipt of the updated proposal from the applicant, the Planning Commission is anticipated to review and provide a recommendation to the City Council on the proposed amendments within approximately six weeks, depending on the Commission’s meeting schedule and availability. The City Council is the final decision-making body on the proposed amendments. 

 

Contact us

Matt Pruter
Associate Planner
Email

650-330-6703
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