Developer outlines plan for new apartments and townhomes at 451 El Camino Real; neighbors raise traffic and design concerns

Bixby-affiliated developers presented a proposal to redevelop the office complex at 451 El Camino Real into new housing at a Santa Clara community meeting, and residents pressed the team about traffic, architecture and construction hiring commitments.

Developer Eric Morley, of the Morley Brothers, speaking on behalf of Bixby Capital Management and Bixby Land Company, said the project includes a five-story apartment building wrapped around a six-level parking garage and a separate townhouse component. "We will be contributing just under, about $17,000,000 in park fees that that will be contributed to go to nearby parks and and other amenities in the city," Morley said during the meeting. He said the project would meet the city's affordable housing rules by providing 15% affordable units for both apartments and townhomes.

The developer described two building typologies: a 5-story, 297-unit apartment building (studios through two-bedrooms) along El Camino Real that wraps a multi-level parking structure, and a collection of townhomes (the team described 111 townhome units in presentation slides). Morley also said, inconsistently in the presentation, that the project total was 498 units; the application materials list 297 apartments plus 111 townhomes in the presentation and the team indicated the project is filed as SP 330 (architectural review and vesting tentative map). The project team said about three-quarters of an acre of private open space would serve residents and that the ground floor includes roughly 5,000 square feet of activated leasing/amenity space rather than traditional retail.

Morley said a small sliver of the site falls inside the City of San Jose and would be detached from San Jose and annexed into Santa Clara as part of the approvals. "The city is preparing an environmental impact report for this project," Morley added, and the team directed residents to a city-hosted EIR scoping meeting scheduled for Wednesday, June 4 (city notice posted). He said the team expects to pursue initial approvals, then submit construction drawings, and hopes to break ground toward the end of next year with a 24-to-30-month build period after approvals.

Residents and neighborhood representatives focused on transportation and design. Matthew (representing the nearby neighborhood) recommended the team and city analyze the Campbell Avenue/El Camino Real and Franklin intersections, citing high pedestrian and student activity and a hairpin access that already causes congestion. "That small cut that dumps into the hairpin intersection has been a source of concern," Matthew said. Morley said the city will complete operational intersection analyses as part of environmental review and noted the development has four ingress/egress points intended to disperse traffic across Campbell, Franklin and El Camino Real.

Neighbors also criticized architectural choices and asked the developer to explore a design palette that better references the site's past as a packing plant and the adjacent university. An attendee with architectural experience urged the team to study historic packing-plant forms and varied materiality rather than a monolithic façade; Morley said the team would review material and form adjustments.

Construction hiring and local labor were raised by trade representatives. Danny Mangan, who identified himself as a union representative for the Sprinkler Fitters (transcript: "Sprinkle Fitters, GWA Local 483"), asked what guarantees would be provided so local members could work on the project. Frank Austin, who identified himself as a business manager for UA Local 393, said unions want to ensure high-quality construction and local hiring. Morley said the team had begun outreach to trades and would continue discussions as the project advances.

The developer confirmed the project will provide required affordable units (15% as described in the presentation), internalized parking, and a mix of unit types. The linear park shown in renderings is planned as private open space for residents; Morley said the team will pay park fees to the city for public parks. The team said they will attempt to preserve some border trees where feasible and to transplant palm trees when practicable, but a formal tree removal/replacement plan will be included with application materials.

Next steps: the City of Santa Clara will lead the EIR scoping and environmental review; Morley said the city posting contains application materials and that the project remains early in the review process. The planners identified on the screen were Steve Lee (project planner, City of Santa Clara) and Jason Lee (project planner, City of San Jose). Morley offered to follow up one-on-one with neighbors and to continue outreach to labor representatives.

The meeting produced no formal decisions; the project remains in discretionary review and environmental analysis with Santa Clara (and an annexation/coordination step with San Jose).