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104-C. General Plan Policy 2-23, 2-35, 2-43, 2-44.pdf2-16 LAND USE/COMMUNITY DESIGN Attachment C Allocating Development Potential 2. Neighborhood Allocation. Allocate Development activity should be con- neighborhood residential units through. trolled so that private development fulfills City the building permit process unless sub - goals and priorities. There is a finite amount of division or planned unit development new development that can take place before applications are required. traffic levels exceed the City's desired trans- 3. Major companies. Prioritize expansion portation level of service. Full "build -out" is not of office space for existing major com- urgent goal. The uncommitted develop- ponies in Cupertino. Retain a pool of ment potential from properties that are not 150,000 square feet to be drawn down "built -out" should be reserved to meet future by companies with Cupertino sales City development needs and overall goals. On offices and corporate headquarters. New a case -by -case basis, the City may allocate office development must demonstrate development potential to private develop- that the development positively con - based on the community benefits the tributes to the fiscal well being of the project project would provide. The remaining uncom- City. mitted development potential will be allocated as shown in the Development Allocation 4. Flexible Allocations. Allow flexibility Table. Further adjustments to these allocations among the allocations assigned to each may be necessary to ensure that the City's eco- geographical area. Allocations may be nomic needs and goals are met. Citywide redistributed from one geographical development potential is calculated by sum- area to another if necessary and if no wing the development potential from each of significant environmental impacts, par - the City's areas. Each area has unique develop- ticularly traffic, are identified. anent concepts applied to it to determine its potential. Individual properties are assigned 5. Allocation Review. Review allocations base development potential, but most property of the development priorities periodi- owners will need to apply for additional alloca- cally to ensure that the development tions to develop their properties. priorities meet City needs and goals. Policy. 2-20: Diversity of Land Use 6. Development Agreements. Unused Maintain a city structure of Neighbor- development potential committed in hoods, Commercial areas, Employment development agreements may be reallo- areas and Education/ Cultural areas. cated following the expiration of each Provide sufficient developriaent opportu- development agreement, after a public nities for these areas in order to enhance hearing.. their distinct character and functions, while maintaining the desired trans- portation levels of service. Neighborhoods and Non -Residential Centers Strategies: NEIGHBORHOODS 1. Citywide Development Allocation. Many of Cupertino's residential neigh - Allocate new development citywide in borhoods are distinct enclaves, such as accordance with Table 2-A Develop- Garden Gate, Linda Vista, Monta Vista, ment Allocation. CITY OF CUPERTINO GENERAL, PLAN M LAND USE /COMMUNITY DESIGN 33'�� 00, Policy 2-34: City Center, Maintain and enhance City Center as a moderate -scale, medium density, mixed use district that will provide community identity and activity and will support retail uses in the Crossroads Area. Development Activities: Office, housing, hotel, public facilities, stores, restaurants and mixed uses. Development Intensity: Development intensity shall be determined in. conjunction with specific development review. Mixed commercial and residential development may be allowed if the residential units pro- vide an incentive to develop retail use, if the development is well designed, financially beneficial to Cupertino, provides communi- ty amenities and is pedestrian -oriented. Commercial (sq. ft.) 2000 Built Buildout 29,358 79,011 Office (sq. ft.) 2000 Built 1,032,072 Buildout 1,050,227 Hotel (rooms) 2000 Built - Buildout 2000 224 CITY OF CUPERTINO GENERAL PLAN Residential (DU) 2000 Built 219 Buildout 656 Design Elements: Buildings are of varied form and height. A public park is located at the southeast comer of Stevens Creek and De Anza Boulevards, combining open space, landscaping, public art and retail uses that front the plaza. It will serve as a focal point for community identity and will include pedestri- an connections to the Crossroads area. Building Heights: Maximum height of 45 feet. Height exceptions have been granted to create a high activity node in this area. No further exceptions shall be granted. UTTIMIAT9127 on, W1 001 Policy 2-35: Vallco Park North Retain Vallco Park North as an employment area of predominately office and light industrial activities, with neighborhood commercial. uses. COMMUNITY DEVELOPMENT Development Activities: Hewlett Packard also has a development agreement for its 95- acre campus site bounded by Wolfe Road, Homestead Road, Tantau Avenue and Pruneridge Avenue, which commits the City to the development policies of the 1993 adopted General Plan, excluding the policies on additional mitigated development that were later rescinded. This development agreement expires in 2015. Future potential retail uses are a potential for this area. Neighborhood commercial and hotel uses are allowed. Residential uses are allowed except on the Hewlett Packard campus. Development Intensity: Hewlett Packard's development agreement locks in the remain- ing floor area allocated to their property. After the expiration of the development agreement, and for other properties in this area, the devel- opment intensity shall be determined in con- junction with specific development review. Residential: Up to 25 dwelling units per gross acre. Commercial (sq. ft.) 2000 Built 127,806 Buildout 133,147 Office (sq. ft.) 2000 Built Buildout 2,843,144 3,069,676 Hotel (rooms) 2000 Built 315 Buildout 2000 315 Residential (DU) 2000 Built 551 Buildout 851 Building Heights: Maxi -mum height of 60 feet. Bubb Road 0- Policy 2-36 Bubb Road Retain the Bubb Road area primarily as a low-rise industrial and research arad development area. Development Activities: Allowed uses con- sist of those described in the West Valley Industrial Park ordinance. In addition, neigh- borhood commercial and residential uses are allowed. Compatibility of non -industrial uses with industrial uses must be considered when reviewing new development. Development Intensity: Development inten- sity shall be determined in conjunction with specific development review. Residential: Up to 20 dwelling units per gross acre. CITY OF CUPERTINO GENERAL PLAN LAND USE/COMMUNITY DESIGN 001 Policy 2-39: Partnerships Encourage the private sector to partici- pate in partnerships with nonprofit or public agencies to provide community benefits and services. 101 Policy 2-40: New Businesses and Business Retention Encourage new businesses and retain existing businesses that provide need- ed local services and municipal rev- enues, contribute to economic vitality and enhance the City's physical envi- ronment. Collaboration with Business Commu- nity. Collaborate with the business com- munity to facilitate growth, development and infrastructure improvements that benefit residents and businesses through the City's Economic Development Committee and other resources. 00, Policy-4 1: Maintain Streamlined Development Review and Building Permit Processes Provide efficient and timely review of development proposals, while maintain- ing quality standards in accordance with city codes. Look for solutions to prob- lems, be responsive to community con- cerns, promote positive communica- tions at all levels of review and provide analysis and advice to decision -makers to help them make informed decisions. The Vallco Industrial Park, North De Anza Boulevard, City Center and West Valley Industrial Park employment areas con- tain most of Cupertino's office/industrial CITY OF CUPERTINO GENERAL PLAN development. Office/industrial areas have evolved into office/research and develop- ment, more than industrial. Apple Computer headquarters and the office/industrial facili- ties of Hewlett Packard are major office developments in Cupertino. The two office towers and the mid -rise office buildings at the intersection of Stevens Creek and De Anza Boulevards, and the smaller companies in the West Valley Industrial Park on Bubb Road, are other significant developments. Office/industrial development brings prestige and vitality to the City. However, considera- tion needs to be given to maximizing eco- nomic benefits to Cupertino, as well. 000, Policy 2-42: Revenue Analysis of Office Developments In reviewing office development pro- posals, encourage office uses ' and activ- ities that generate significant revenues to the City, such as local sales offices, capturing point of sale internet trans- actions and business to business tax revenues. New office development exceeding 50,000 square feet shall be approved only if one of these or similar benefits are provided. 00, Policy 2-43: Conversion of Officelinerr strial Uses to Residentiai Evaluate the economic impacts of con- verting office/industrial uses to residen- tial uses. Policy 2-44: Maintaining Cohesive Commercial Cenb_-f_g_andDffice_P*yks Cohesive commercial centers and office parks are necessary to maintain a healthy sales tax base for the city and to retain opportunities for existing businesses to expand in response to changing business trends. Cupertino's major retail commercial centers are ECONOMIC DEVELOPMENT 2-35 located at Vallco Fashion Park, The 3. Provide a visible and publicly acces- Marketplace and Portat Plaza centers, sible park/plaza or open space area. Cupertino Village, the Oaks and the 4. Orient active building spaces to the Crossroads Commercial District; the public or private rights of way. office parks are located at Vallco 5. Provide superior building design (North of Highway 280), North De with high quality natural materials Anza Boulevard and Bubb Road. and building architecture. Projects with residential or quasi -pub- 6. Demonstrate there are sufficient lic components proposed to replace existing or supplemental local rev - some or all of the existing industrial, enues to support municipal and office and commercial uses on a site in school services needed to serve the these areas will be evaluated on a case development. by case basis to determine if they are 7. Show that the building is function - complementary to the overall business ally obsolete in a market sense and park or shopping center, or otherwise cannot be reasonably redeveloped meet the criteria below. Two-thirds of or marketed into a compatible use the commercial/office square footage within the surrounding area, or that is converted to residential uses show the existing building/use is no shall be allocated to major employers longer complementary to the larger (companies with Cupertino sates commercial center or office park. offices and corporate headquarters). 8. Show that the development can The remainder of the square footage reasonably stand alone as a selfsuf- shall be allocated to the commercial or ficient land use that is otherwise office pool in the subject area. complementary to existing build- ings and uses. 1. Integrate into the existing land use pattern by: 9. Show that the residential or quasi - public use provides an incentive to Continuing established land use incorporate a significant compo- patterns (e.g. commercial next to nent of commercial or office uses commercial or residential adja- on the site. cent to residential) * Continuing patterns of building Commercial Development massing, setbacks and height Cupertino's most significant commer- THE VALLCO FASHION PARK ciat center is Vallco Fashion Park. Because of COMMERCIAL * Establishing logical development the economic decline of tb,- Vallco,l�,iqhinn CENTER (POLICY patterns bounded by visible nat, Park the City initiated a redevelopment 2-30) PROVIDES ADDITIONAL ural or man-made features such , project area there in 2000. Redevelopment DETAIL ON PRO - as a public or private road, creek, funds will be used to foster the revitalization POSED USES AND freeways etc. of this regional shopping center through mall REGULATIONS FOR THE VALLCO expansion, infrastructure improvements, and FASHION PARK. 2. Provide visible pedestrian/bicycle economic development programs and provi- connections to and from existing uses. sion of very tow, low and moderate -income CITY OF CUPERTINO GENERAL PLAN