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35-unit townhome development replacing a strip mall

At a glance

  • What: 35-unit townhome development replacing Coach House strip mall at 1655 S. De Anza Boulevard and 7357 Prospect Road; three parcels involved (APNs 366-10-061 and 366-10-126). Uses Senate Bill 330 and State Density Bonus law. Applicant: Joshua Vrotsos, Vice President of Development at Dividend Homes.
  • Permits: Use Permit (U-2025-005), Tentative Map (TM-2025-006), Architectural & Site Approval (ASA-2025-014), Tree Removal Permit (TR-2025-030).
  • Where it stands: Approved October 6, 2026. Four resolutions adopted: 26-104 (Use Permit), 26-105 (ASA), 26-106 (Tentative Map), 26-107 (Tree Removal).
  • Environmental: Found statutorily exempt from CEQA; No Net Loss findings made per SB 166.

Council action (October 6, 2026)

  • Motion: Chao moved and Fruen seconded the staff recommendation to find the project statutorily exempt from CEQA, make No Net Loss findings (SB 166), and approve the project with all four resolutions.
  • Vote: Passed 5-0 (Moore, Chao, Fruen, Mohan, Wang all ayes).
  • Resolutions adopted:
    • Resolution 26-104: Use Permit (U-2025-005)
    • Resolution 26-105: Architectural & Site Approval Permit (ASA-2025-014)
    • Resolution 26-106: Vesting Tentative Map (TM-2025-006)
    • Resolution 26-107: Tree Removal Permit (TR-2025-030)

Public comment

  • San Rao spoke in favor.

Council discussion

  • Senior Planner Emi Sugiyama presented the staff recommendation.
  • Applicant Josh Vrotsos provided a verbal report on the project.
  • Council members asked questions and made comments before and after public comment period.

From the video (October 6, 2026)

2026-10-06 - City Council: Five below-market units (three very low income) equal 20 percent of the base density; 11 waivers including height to 44 feet 9 inches; the buffer to neighboring homes is about 36 to 45 feet. Staff said retail cannot be required on the site.

Sources

Log

2026-10-06 - City Council

Item 13. Senior Planner Emi Sugiyama presented. Applicant Joshua Vrotsos provided verbal report. Public comment: San Rao spoke in favor. Motion (Chao/Fruen) passed 5-0 to find project statutorily exempt from CEQA, make No Net Loss findings (SB 166), and approve with all four resolutions (26-104 to 26-107).