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General Provisions & Administration

Santa Clara City Code ch. 18.26, Downtown Form-Based Code ch. 1
in effect

Santa Clara City Code ch. 18.26, Downtown Form-Based Code § 1.1 Introduction

The Precise Plan describes a revitalized Downtown that is comfortably walkable, amenity-rich, and well-connected. The vision includes a complete, compact neighborhood, with human-scaled streets framed by buildings with active and interesting frontages, and a network of high-quality streetscapes that weave through Downtown and provides a range of mobility options. It is the purpose of the Downtown Precise Plan, and especially of these standards, to help ensure that this vision is implemented. These Development Standards seek to guide private development efforts and public improvements so that as the Downtown develops, it builds in a way that is physically predictable and consistent with the goals and policies of the Precise Plan. To the extent possible, the administration of this code is intended to follow the same procedures and requirements as elsewhere in the City. The application process, fees, notice of hearing, date of hearing, decision, notice of decision, effective date, vested rights, finality of decision, appeals, and related procedures and revocation shall be in accordance with the procedures set forth for in Title 18 of the Santa Clara City Code (SCCC).

Santa Clara City Code ch. 18.26, Downtown Form-Based Code § 1.2 Applicability

The Development Standards of this Form-Based Code regulate land use and the physical form of development for the ten blocks identified in Figure 4–1 (The Downtown Zone), which corresponds to the Downtown Precise Plan Area. The zone established herein replaces the existing zoning for all property and uses within its boundaries. A. Existing Requirements. This Chapter replaces currently-adopted zoning regulations for parcels in the Plan area, but relies on many of the land use and procedural requirements of the Santa Clara City Code (SCCC). In cases where this Chapter is silent, the requirements of the SCCC shall apply; in cases where there is conflict between the requirements of this Chapter and those of the SCCC, the requirements of this Chapter shall apply. B. Existing Structures and Uses. Permitted structures and uses that do not conform to the standards of this Chapter on the date of its adoption shall be deemed to be legal nonconforming. The provisions of SCCC 18.94 shall apply. C. Historic Preservation & Resources Inventory. Downtown’s historic buildings and sites shall be preserved as described by the City’s Historic Preservation and Resources Inventory and consistent with the Secretary of the Interior’s Standards for the Preservation and Treatment of Historic Properties and with the City’s regulations for Historic Combining Districts (see Chapter 18.58 of the Santa Clara City Code). The continued assessment of buildings and sites with potential but undetermined historic significance will continue throughout the life of the Precise Plan. In particular, the City should study the potential eligibility of the downtown post office for the Historic Preservation and Resources Inventory. D. Specific to the Historic Combining District. The property located at 906 Monroe St (APN 26920095) shall comply with all regulations of the Historic Combining District (HT) as described in Chapter 18.58 of the Santa Clara City Code. E. Historic Building Reuse. The reasonable use of historic buildings may necessitate adaptive reuse. The Director of Community Development ("Director"), to encourage such reuse, may allow flexibility around parking guidelines, change-in-use thresholds, and other topics, while remaining consistent with the Secretary of the Interior’s Standards for the Preservation and Treatment of Historic Properties and with the City’s regulations for Historic Combining Districts (see Chapter 18.58 of the Santa Clara City Code).

Santa Clara City Code ch. 18.26, Downtown Form-Based Code § 1.3 Rules of Construction

The following general rules of construction apply to the text of this Chapter. In case of ambiguity, the Director of Community Development ("Director") shall determine the appropriate application of standards based on the vision for Downtown Santa Clara described in Chapter 1 and the Downtown Precise Plan. A. Definitions. Whenever a defined word appears in this Chapter, its meaning is as set forth in this Chapter. If a word is not defined in this Chapter, the definition in the Zoning Code shall apply. Definitions for words that are not defined in either this Chapter or the Zoning Code are interpreted in accord with their dictionary meaning and customary usage. B. Illustrations. In case of any difference of meaning or implication between the text of any provision and any illustration or photograph, the text shall control, unless the intent of the standard is clearly otherwise. C. Terminology. "Shall" is prescriptive; "should" is directive; "may" is permissive. D. Uncertainty. In cases of uncertainty regarding the application of any of these Development Standards, the Director shall have the authority to make a determination.

Santa Clara City Code ch. 18.26, Downtown Form-Based Code § 1.5 Public Notice

Notice of any public hearing required under the terms of this title shall be given as required in the Zoning Code, except that notice shall be provided to all properties within a minimum of one thousand (1,000) feet from the exterior boundaries of the area actually occupied or to be occupied by the use which is the subject of the hearing.

Santa Clara City Code ch. 18.26, Downtown Form-Based Code § 1.6 Director Interpretations

Authority. The Director of Community Development or designee (“Director”) has the authority to interpret any provision of this Code. Whenever the Director determines that the meaning or applicability of any Code requirement is subject to interpretation, the Director may issue an official interpretation. See SCCC § 18.02.040.

Santa Clara City Code ch. 18.26, Downtown Form-Based Code § 1.7 Deviation from

Standards In some instances, it may be practical to deviate slightly from the Standards of this Code while still meeting the vision of the Downtown Precise Plan. In such a case, the Planning Commission shall have the authority to grant deviations from the development standards of this chapter in accordance with the provisions of SCCC § 18.108 and in accordance with the maximum deviations and associated required findings in Table 1-1. For any standards not listed in Table 1-1, no deviation is permitted. In all cases, no deviation shall be granted if it hinders a project's ability to contribute to the vision for Downtown Santa Clara as detailed in the Downtown Precise Plan and/or hinders its ability to achieve the intent of the standard in question. Special consideration for deviations shall be given to the cultural/civic anchors described in the Precise Plan, such as the Food Hall / Market Structure on Arts Commons. New cultural/ civic structures play a pivotal role—as does the existing historic Post Office building—in establishing Downtown as a destination with unique physical markers. Such buildings warrant special architectural gestures, executed to a high artistic standard. TABLE 1-1 | DEVIATIONS FROM STANDARDS | § | Standard | Max. Deviation from Numeric Standard | Required Finding(s) | |---|---|---|---| 4 | The Downtown Zone and Character Overlays
Dimensions in Figure 4-210%• Any dimensional deviation is warranted to accommodate a building's bay and Massing Increment rhythm • Any dimensional deviation does not detract from a ground floor's ability to provide a Shopfront where required.
5Building Placement
Standards in Table 5-10%• The building(s) help(s) define and provide appropriate enclosure to the public realm. • The design is harmonious with the existing built context, • The portion of the Build-To Range which is not built out is a meaningfully- designed, useful and beautiful space rather than unsightly leftover space. • Rear setbacks with alleys provide adequate space for any required trash, fire, or utilities access. • Where fire access is required, separation meets fire code and the discretion of local fire official. • Where exceptions to standards are necessary to enable the adaptive reuse of existing buildings, provided that the ground floor frontage is calibrated, to the extent practical, according to the standards and guidelines of Section 9. In exceptional adaptive reuse cases, the Planning Commission may allow a deviation greater than those listed in this table.
Standards in Table 5-210%
All other numeric standards in Section 510%
6Building Height
All numeric standards in Table 6-1, Figure 6-1, and Figure 6-20%• Not applicable: no deviation allowed.
All numeric standards in Table 6-2 and Section 6.3.C through 6.3.J20%• Any deviation in dimensions is mitigated through excellence in design which clearly meets the intent for the Plan Area as described in the Precise Plan. • Floor-to-ceiling height is not less than 8 feet.
7Building Massing
All numeric standards in Section 720%• High quality architectural design and materials used create enough visual interest to compensate for any dimensional deviations.
8Facade Design
All numeric standards in Section 820%• Exceptional architectural style and quality of materials create visual interest that compensates for a lower amount of windows, doors, or entrance frequency. • The facade is organized into a coherent rhythm of bays and the intent of an active & interesting ground floor environment is still met.
§StandardMax. Deviation from Numeric StandardRequired Finding(s)
9Private Frontages
All numeric standards in Section 920%• Any deviation in dimensions is mitigated through excellence in design and enables the frontage to accomplish the intent of private frontages • Any deviation doesn't hinder a frontage's ability to serve its role according to its frontage type
10Architectural Projections
All numeric standards in Section 1020%• Any deviation in dimensions is mitigated through excellence in design. • Any deviation does not restrict the projection's ability to serve its purpose (i.e. a balcony shall remain usable rather than simply decorative).
11Signage Design
All numeric standards in Section 1120%• The sign is not auto-oriented in nature. • The sign is appropriately scaled to the size of the building & business. • The sign enhances the aesthetic quality of the public realm.
13Site Standards & Guidelines
All numeric standards in Section 1220%• The high quality of the architectural/landscape design and the materials used create enough visual interest to compensate for any dimensional deviations. • Privacy requirements are adequately balanced with visual safety needs. • Any additional wall height is warranted to provide appropriate privacy to the space it is enclosing, due to a unique site condition (i.e. space is highly exposed or adjacent an undesirable site condition outside of developer's control). • Decreased wall height is warranted if a landscaping feature provides the desired privacy. • The enclosed space provides adequate visibility to the public realm ("eyes on street"). • Architectural style is consistent with the design of the building and/or the public space it is enclosing; strong landscaping is provided between wall and sidewalk.
Source: City of Santa Clara Zoning Code (santaclaraca.gov PDF)URL: https://www.santaclaraca.gov/our-city/departments-a-f/community-development/planning-division/zoningFetched: 10/24/2026

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