HomeMy WebLinkAboutCC 03-17-2026 Item No. 12 SummerHill Homes_Staff PresentationCC 3-17-2026
#12
SummerHill Homes - Linda
Vista Drive
Presentation
City Council
March 17, 2026
Housing Development
10857, 10867, 10877, & 10887 Linda Vista Dr
Project Site
Address
10857, 10867, 10877,
and 10887 Linda Vista
Drive
Zoning District
R3/TH
(20.01 to 35 du/acre)
Request
51-unit housing
development and
removal of 35 trees
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Baxley Ct
Deep Cliff Golf
Course Evulich Ct
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Project Background
Existing Uses
Four single-family residences
Applications
●SB330 Application submitted on October 9, 2024
●Formal application submitted on December 18, 2024
Housing Element Context
●2023-2031 Housing Element adopted May 2024
●Priority Housing Sites #25-28
●SB330 application after HE adoption
State Housing Laws
●Housing Accountability Act (HAA)
Cannot make project infeasible or reduce density.
●Housing Crisis Act (“SB 330” or “HCA”)
Streamlines permit processing and locks-in fees and
standards. Vesting Date: October 9, 2024
●Density Bonus Law
Allows for additional units, waivers, concessions, and
reduced parking standards.
●No Net Loss (SB 166)
Sites to accommodate RHNA by income level must be
available.
Proposal Data
Project Data Required Proposed
Minimum Density 20.01 units/acre 20.35 units/acreMaximum Density Up to 35 units/acre
Building Height 30’ max.37’ – 40’-7”*
Setbacks
Front 20’20’
Interior Sides 6’10’
Street Sides 12’3’-7” *
Rear 15’22’-11”
Private Open Space
60 s.f. / unit
no dimension less
than 6’
> 60 s.f. / unit *
Parking 1 space per unit
(51 spaces)102 spaces
* Density Bonus Waiver
Project Details
●Ten residential buildings
●51 units (10 BMR, 41 market rate), 2,356 to 2,779 sq. ft.
●Three stories
●50 new onsite trees, inc. replacements for 8 protected trees
Project Consistency Analysis
●Project is consistent with applicable objective
standards.
●One Density Bonus concession to waive requirement in
the BMR Manual that BMR units be comparable to
market rate units in terms of unit type.
●Five Density Bonus waivers:
1.Side Setbacks
2.Private Outdoor Space Clearance
3.30-Foot Height Limitation
4.Floor Area Maximum
5.Minimum Parking Space Size
Street Side Setback Waiver
Required 12’ Setback
Provided 3’-7” Setback
Private Outdoor Space Clearance
Required 6’ dimension
Example of proposed
5’-5” dimension
Required 6’ dimension
Example of proposed
4’-6” dimension
Height, Floor Area, and Stall Size
Project Data Required Proposed
Maximum Height*30’37’ – 40’-7”
(All Buildings)
Floor Area Ratio 85% max.136%
Parking Stall Size 9’-6” x 20’ min.9’-6” x 18-6”
*Measured from natural grade to peak of roof for Planning
purposes
●Proposed public art plaza on
the south side of Evulich and
Linda Vista intersection
●To be reviewed and approved by Arts and Culture Commission after project approval.
Public Art Dedication
Park Land Dedication
●Staff recommends payment of in-lieu fee.
●Project is conditioned to pay in-lieu fee of $1,998,000
for the 37 market rate units (credit for 4 existing units).
●Consistent with Quimby Act requirements.
Trail Connection
●Proposal for trail connection between project site and
Stevens Creek Trail
●Public pedestrian and bike access
●Aligns with General Plan and transportation policies
●If approved by Council, applicant is seeking a Park
Land fee credit, up to $377,000
BMR Requirements
Number of
Units
Number of
Bedrooms
Average Unit
Size
BMR Units 10 4 2,356 square
feet
Market-Rate
Units 41 4 2,727 square
feet
10 BMR units – 5 moderate and 5 median income
Proposed BMR units are comparable to market rate
units in type and size:
AB 130 Exemption
AB 130 Exemption Memorandum prepared:
●Reviewed environmental reports:
●Biological Assessment
●Environmental Site
Assessment
●Transportation Analysis
●Project qualifies for a statutory exemption under
Public Resources Code Section 21080.66.
●AB130 Timelines: Final decision by April 4, 2026
●Noise Assessment
●Air Quality Analysis
Fire Hazard Designation
Prior to 2024 - Site designated high fire hazard area
May - July 2024 - Housing Element adopted and
zoning designation changed
October 2024 – Project’s SB 330 preliminary
application submitted
February 2025 - Fire maps revised, identifying site in
the Very High Fire Hazard Zone
The project has been reviewed under, and meets, current
standards for the Very High Fire Hazard Severity Zone
Planning Commission Hearing
February 24th Planning Commission Hearing:
●3-2 vote to recommend conditional approval
●Unanimous support for development; Majority
support for trail connection
●Discussion:
●Potential traffic concerns
●Fire safety concerns
●Project density
●Setbacks to neighbors
●Project scale
Noticing and Public Comments
Noticing
●Site Signage
●Legal ad
Public Comments
Density – Concerns with multi-family development in
single family neighborhood
Traffic – Concern of increased traffic and congestion
Fire – Concerns of increased fire risk due to project
●Mailed notices (449)
●E-notifications (1315)
Recommended Actions
That the City Council adopt the draft resolutions to:
1.Find the project exempt from CEQA;
2.Make the required findings of No Net Loss; and
3.Approve the following permits based on draft
resolutions:
a.Resolution No. 26-029 Tentative Final Map (TM-
2024-009);
b.Resolution No.26-030 Architectural & Site
Approval Permit (ASA-2024-015); and
c.Resolution No.26-031 Tree Removal Permit (TR-
2024-044).