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Chapter 18.26 — Downtown Form-Based Code

4.2. Character Overlays

Santa Clara Zoning Code · 2026-06 edition · updated 2026-07-25 · Santa Clara

  • A Four Character Overlays are established per Figure 4-2: Character Overlays The intent of these overlays is to calibrate the standards and guidelines of the Code to the specific urban environments envisioned by the Precise Plan This includes concentrating street life at key locations within the heart of Downtown while transitioning smoothly to the existing neighborhood context at the edges of Downtown

  • B The Character Overlays include:

    3. The General Overlay. The General Overlay is the most flexible It allows for ground floor residences and offices as well as retail-ready frontages and shopfronts All areas not subject to the Shopfront or Retail-Ready Overlays fall within the General Overlay

1. Shopfront Overlay. The Shopfront Overlay determines the most active and urban nodes of Downtown It locates where the most active ground floor uses, such as restaurants or national retailers, are desired The Shopfront Overlay extends into the lot to a depth of 50' beyond the primary facade (or 30' for local non-formula retail and restaurant establishments, per Section 9.4.A )

4. Neighborhood Edge Overlay. The Neighborhood Edge overlay ensures that the overall building form transitions to the scale of the surrounding neighborhoods, so that you don't have long, monolithic facades across from the existing small house-form buildings It extends from into the lot to a depth of 20' beyond the primary facade It overlaps with other overlays (see Figure 4-2 ) and therefore, its requirements are in addition to those of the underlying overlay

2. The Retail-Ready Overlay. The Retail-Ready Overlay fills the gaps between the most active nodes This environment will feature a wider range of ground floor uses than in the Shopfront Overlay, but it must be able to transition to having the qualities of the Shopfront Overlay with retail and restaurant ground floors The Shopfront Overlay extends into the lot to a depth of 50' beyond the primary facade (or 30' for local non-formula retail and restaurant establishments, per Section 9.4.A )

FIGURE 4-2 | CHARACTER OVERLAYS

Overlays

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Shopfront Retail-Ready General Neighborhood Edge

Dimensions

(Measured along the applicable private property line)

a = 50 feet

  • b = 70 feet

  • c = 90 feet

e = see Standard 5.3.E

***** Potential relocation of Franklin Square and its fountain to the block to the north, as part of any future development which includes the demolition of the existing building at this location

18 Attachment 1:108

Publication, Apr 2026

ZONING

18 | City of Santa Clara Downtown Form-Base Code

5 Building Placement

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▸ Contents — Santa Clara Zoning Code
Santa Clara Zoning Code
  1. Article 1 — Enactment and Applicability
  2. Chapter 18.02 — Purpose and Applicability of Zoning Code
  3. Chapter 18.04 — Interpretation of the Zoning Code Provisions
  4. Chapter 18.06 — Zoning Map and Zones
  5. Chapter 18.10 — Residential Zones (R1, R2, R3, R4, R5, R6, UC,…
  6. Chapter 18.12 — Commercial Zones (C-C, C-N, C-R)
  7. Chapter 18.14 — Mixed Use Zones (MU-NC, MU-CC, MU-RC, MU-MD, M…
  8. Chapter 18.16 — Office and Industrial Zones (LO-RD, HO-RD, LI,…
  9. Chapter 18.18 — Special Purpose Zones (OS, PQP)
  10. Chapter 18.20 — Planned Development Zone (PD)
  11. Chapter 18.22 — Lawrence Station Area Plan Zoning District (LS…
  12. Chapter 18.24 — Two-Unit Dwelling Residential Development and …
  13. ▸ Chapter 18.26 — Downtown Form-Based Code
    Overview
    1. 1.1. Introduction
    2. 1.2. Applicability
    3. 1.3. Rules of Construction
    4. 1.4. Architectural Review
    5. 1.5. Public Notice
    6. 1.6. Director Interpretations
    7. 1.7. Deviation from Standards
    8. 2.1. A New Code for Downtown Santa Clara
    9. 3.1. Summary of Regulating Topics
    10. 4.1. The Downtown Zone
    11. 4.2. Character Overlays
    12. 5.2. Applicability
    13. 5.1. Intent
    14. 5.3. Standards
    15. 6.1. Intent
    16. 6.2. Applicability
    17. 6.3. Standards
    18. 6.3 Standards (continued)
    19. 6.3 Standards (continued)
    20. 7.1. Intent
    21. 7.2. Applicability
    22. 7.3. Standards
    23. 7.3 Standards (continued)
    24. 7.3 Standards (continued)
    25. 8.1. Intent and Applicability
    26. 8.2. Standards
    27. 8.2 Standards (continued)
    28. 8.2 Standards (continued)
    29. 9.1. Intent
    30. 9.3. General Standards
    31. 9.2. Applicability
    32. 9.4. Standards by Frontage Type
    33. 10.1. Intent
    34. 10.2. Applicability
    35. 10.3. General Standards
    36. 10.4. Standards & Guidelines by Type
    37. 11.1. Intent and Applicability
    38. 11.2. General Standards
    39. 11.3. Standards & Guidelines by Type
    40. 12.1. Building Use
    41. 12.2. Specified Use Definitions
    42. 12.3. CUP Conditions of Approval
    43. 12.4. Parking Requirements
    44. 12.5. Parking Design Standards
    45. 13.1. Introduction
    46. 13.2. Specific to Waste and Utility Placement
    47. 13.3. Specific to Site Walls
    48. 13.4. Specific to Lighting
    49. 13.5. On-Site Open Space
    50. 13.6. Elevating a Place with Art
    51. Article 3 — Site Planning and General Development Standards
  14. Chapter 18.30 — Site Planning and General Development Standards
  15. Chapter 18.32 — Residential Accessory Structures
  16. Chapter 18.34 — Fences, Walls, Hedges, and Screens
  17. Chapter 18.36 — Landscaping Standards
  18. Chapter 18.38 — Off-Street Parking Regulations and Design Stan…
  19. Chapter 18.40 — Performance Standards
  20. Chapter 18.42 — Sign Standards
  21. Chapter 18.60 — Standards for Specific Land Uses
  22. Chapter 18.62 — Adult Business Uses
  23. Chapter 18.64 — Density Bonus and Affordable Housing
  24. Chapter 18.66 — Wireless Telecommunications Facilities
  25. Chapter 18.90 — General Nonconforming Provisions
  26. Chapter 18.92 — Nonconforming Structures
  27. Chapter 18.94 — Nonconforming Uses
  28. Chapter 18.96 — Nonconforming Parcels
  29. Chapter 18.98 — Other Specific Nonconforming Provisions
  30. Chapter 18.110 — General Provisions
  31. Chapter 18.112 — Application Processing Procedures
  32. Chapter 18.114 — Conditional and Minor Use Permits
  33. Chapter 18.116 — Off-Site Parking Permits
  34. Chapter 18.118 — Reasonable Accommodation
  35. Chapter 18.120 — Architectural Review
  36. Chapter 18.122 — Temporary Use Permits
  37. Chapter 18.124 — Variances and Minor Modifications
  38. Chapter 18.126 — Zoning Clearances
  39. Chapter 18.128 — Permit Implementation, Time Limits, and Exten…
  40. Chapter 18.130 — Historic Preservation
  41. Title 18 — Zoning Code

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