The Milpitas City Council voted unanimously Oct. 28 to advance the Gateway Main Street specific plan, approving the related zoning and general plan amendments and certifying a subsequent environmental impact report (SEIR) prepared for the project.

City staff described the package as the implementation step needed to convert the planning work into zoning and development regulations. Assistant City Manager Matt Cano introduced the item to the council and planning staff presented the scope of the proposed plan, which focuses on revitalizing historic Main Street and the Calaveras Boulevard gateway into a compact, walkable mixed‑use center.

Why it matters: The specific plan establishes the city’s preferred land‑use framework, zoning districts, development standards and a community‑benefits program intended to guide private redevelopment and public investments along Main Street. Staff said the plan and its implementing zoning are intended to help Milpitas meet its housing goals, support local businesses and provide a clearer path for infrastructure and public‑realm improvements.

Planning director Jay Lee told the council the plan “is a big one” and reviewed the project area, the outreach that preceded it and the plan’s “eight big moves,” which include a walkable Main Street, a higher‑intensity Crossroads District at Main and Sarah Way, and redevelopment guidance for the Sarah Center site.

Consultant Christine Bubla of Ascent (urban design and planning) described the plan’s content and regulatory approach, including five new zoning categories, maximum building heights (generally five stories, up to seven in the Crossroads), minimum density standards, and a community benefits program that offers density or other incentives in exchange for public benefits such as green building, public parks or affordable housing contributions.

The city’s environmental consultant, Claudia Watts of Ascent, summarized the SEIR process and findings. The SEIR concluded most environmental impacts can be mitigated to a less‑than‑significant level, with the exception of impacts to historic and archaeological resources, transportation noise and vehicle miles traveled (VMT). The report notes transportation noise and VMT impacts remain significant and unavoidable; staff said the council may adopt a statement of overriding considerations if it determines the plan’s benefits outweigh those impacts.

Public comment at the hearing included an endorsement from Lorenzo Salazar of SV@Home, an affordable‑housing advocacy group, who told the council, “It’s clear this was a long, thoughtful process with lots of community input and careful design.” He urged the council to move the plan forward, while noting concerns about whether minimum densities will produce the type of multifamily housing the county needs.

Council discussion emphasized implementation, parking strategies and incentives to attract ground‑floor commercial uses. Council members asked staff about tools to encourage retail and to ensure nexus and impact fees will fund area improvements. Staff said a separate “sense of place” plan and a forthcoming nexus study will define infrastructure costs and an impact‑fee program to fund public improvements.

On the motion recorded by the city, the council unanimously voted to waive further reading of the ordinance establishing the Gateway Main Street zoning and proceed with the related approvals and amendments. The action completes the city’s adoption process for the specific plan and associated zoning and general plan map changes brought forward that night.

What happens next: Staff said they will finalize implementing documents, continue work on a sense‑of‑place plan for Main Street (public improvements and streetscape designs), pursue a nexus study to create a localized impact‑fee program, and coordinate departmentally on infrastructure and parking strategies. The Planning Commission had earlier unanimously recommended approval to the council.

Votes at a glance
- Motion: Waive reading of the ordinance beyond the title and proceed with establishment of Gateway Main Street specific plan zoning districts and related general plan/zoning map amendments.
- Outcome: Approved (unanimous). Tally: 5–0 yes.

Sources: City staff presentation, consultant presentations, SEIR summary, public comments and public roll‑call vote at the Oct. 28 Milpitas City Council meeting.