14. So. Vallco Master PlanCOMMUNITY DEVELOPMENT DEPARTMENT
CUPERTINO
CITY HALL
10300 TORRE AVENUE • CUPERTINO, CA 95014-3255
(408) 777-3308 • FAX•(408) 777-3333
Summary
Agenda Item No.
SUBJECT
Agenda Date: March 4, 2008
Consider proceeding with a South Vallco Master Plan (General Policy 2-30, Strategy 1).
RECOMMENDATION
Provide direction on how to proceed in the development of a South Vallco Master Plan
in conjunction with a private development application on the currently vacant 17.4-
acre/Sand Hill Properties site.
BACKGROUND
The Cupertino General. Plan, adopted by the City Council on November 15, 20051ists
two strategies for the Vallco Park South area. One relates to the continuance of the
Vallco Parkway streetscape, and the other calls for a Master Plan "to ensure continuity
of mass, scale, connectivity and adequacy of infrastructure and services, including
schools." See Attachment A. A map of Vallco Park South, with the corresponding
ownership and uses can be found on Attachment B.
ANALYSIS
With the recent sale of HP's 17.4 acre site at Stevens Creek and Tantau Avenue to Sand
Hill Properties, the Master Plan element is at a critical juncture. As the last remaining
parcel in the Vallco Park South area without entitlements, it has been assumed that the
developer would take on the area's Master Plan as part of the development outreach
process.
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South Vallco Master Plan
Page 2 of 2
Sand Hill is poised to move quickly with a mixed use project that conforms to the
property's zoning. Because Sand Hill's development timeframe is short, it is important
to confirm the Council's expectations related to the South Vallco Master Plan. The
Master Plan document and associated community outreach is expected to cost in the
neighborhood of $100,000. It is .presumed that this cost would be covered by the
developer, with the contract/ process being administered by the City.
Staff expects that the Master Plan process would happen concurrently with the
Developer's own site planning efforts, and that the two efforts would influence each
other. The total process, including stakeholder input, best practices research,
community outreach, and the creation of a plan could be accomplished by Summer
2008.
Alternatives that the City Council can consider include:
1. Proceed with the Master Plan as conceived with the developer covering the costs.
2. Proceed with the Master Plan as conceived and split the cost 50/50 between the
City and the Developer.
3. Proceed with outreach effort only, considering that Sand Hill intends to plan and
develop its site as a whole in conformance with conceptual framework outlined
in the General Plan.
4. Waive the Master Plan as long as Sand Hill is proceeding in good faith with
securing entitlements and.the corresponding community outreach effort.
Enclosures:
Exhibit A -General Plan page 2-25
Exhibit B -South Vallco Master Plan Area site map
Prepared by: Kelly Kline, Redevelopment/Economic Development Manager
Submid by;
Steve Piasecki
Director of Community Development
Approved by:
David W. Knapp
City Manager
g: planning/ kelly / SouthV allcoPlan. doc
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~._
Attachment A
neighborhood commercial component.
Project-specific development allocations
will be determined on a case-by-case basis.
1. West Stevens Creek Boulevard (from
Highu=ay 85 to Anton Way): This
area includes the Oaks Shopping
Center and the De Anna Community
College campus. New development in
this area should incorporate mixed
commercial/residential uses.
2. Central Stevens Creek Boulevard (from
De Anna Boulevard east to Perimeter
Road): New development shall consist of
commercial/commercial office uses on
the first floor. Office uses are permitted on
the second floor. Residential and residen-
tial mixed uses are allowed.
3. East Stevens Creek Boulevard (from
Perimeter Road to eastern City lim-
its ): New development shall consist of
commercial/commercial offices uses on
the first floor. Office uses are permitted
on the second floor. Residential and
residential mixed uses are allowed.
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.
Residential: Up to ~5 dwelling units per acre.
Design Elements: Buildings shall be located
at the front setback line defined in the Heart
of the City Specific Plan. Parking shall be
located to the side or rear of the builduigs.
Building Heights: Maximum height of 45
feet.
COMMUA'ITY DEVELOPMENT
Vallco Park South - - - -
Policy 2-30: Vallco
Park~South
Retain and enhance
Vallco Park South as
a large-scale commer-
cial area that is a regional
commercial (including hotel),
office and entertainment center with
supportuzg residential development
Strategies
1. Master Plan. Prepare a Master Plan for
this area to ensure continuity of mass,
scale, connectivity and adequacy of
infrastructure and services, including .
schools.
2. Vallco Parkway. Continue the Vallco
Parkway streetscape, which u=as
approved as part of the Vallco Rosebowl
mixed-use development, along the
entire Parkv,=ay.
Development Activities: A regional shopping
mall and office and industrial buildings are the
main features of this area. Hotels are also
allowed in the Vallco Park area. Daytime and
nighttime regional entertainment activities,
such as a movie theatre complex, are highly
encouraged uz the mall area. As part of the
development agreement, office and industrial
uses are also allowed. The precise mix of land
uses shall be detelmined via a master plan and
an approved use permit.
The City has formed a redevelopment proj-
ect area encompassing the regional mall
properties. The redevelopment area allows
for most of the fiu~ds derived from the "tax
increment financing" to go to the redevel-
opment area. "Tax increment" refers to the
amount of the property tax value increase
CITY OF CUPERTINO GENERAL PLAN
2-25
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EXHIBITS
BEGIN
HERE
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Concerns on City Staff Conditions
Relocating Lobby
^
^ Moving Lobby to an inline space would break up continuity of retail
^ Resulting corner tenant space will be a preset size; limiting potential tenant
^ Would like flexibility for a prominent lobby area for residents and guests
^
Minimum 30 feet retail width
^ Condition would preclude a number of different types of tenants that would
normally be associated with this type of promenade retail
^ 80% of stores in downtown Los Altos Main St have widths less than 30ft
^ 2/3 of stores in Santana Row have store front widths less than 30ft
^ Would like comment changed to: Widths of tenant spaces shall, with rare
exceptions, be a rr-inimum of 15 feet.
^
Transparency of V~,rtical Retail ~
^ Anticipate Vertical Retail to have focused retail uses on each floor that will
not require the typical retail window systems w
^ Focus would make it a destination retail center
a
c4
Downtown Los Altos Main St -Percentage of Stores with less than 30ft width
Total Store Count 90
# of Stores less than 30 ft 74 82.2%
t_os Altos Main St. Storefront Widths
Downtown Los Altos. Main Street- Odd Side 101- 199
Store Name I Width (ft.
Form Bodyworks ~ 37
Ann's Spa ' 28
Conossieur Sunglasses !42
Aveda Spa 28
Salon 121 '~ 27
Brush and Pallette 9
Lussier Photography 14
Diamond Botique 16
Shoko's Apparel 9
Spot Pizza 25
Italian Deli 27
House of Diamond 12
Gallery 9 14
Cure Interiors 12
Andiano Salon 21
',Bryan Davino Florist 18
151 Boutique 21
Stuart's Apparel / Nelli K 15
Mikado Cuisine 15
Vino 100 Wine 19
Yum Yum Tree Boutique 17
Art N Fun 15
Fuil Thread Ahead 17
UPS Store 21
Adventure Toys 38
Pinkies Nail Salon 14
Restaurante Case Lupe 27
Lisa Lisa Hair 13
Albert on Main Street Salon 12
Washington Mutual Bank 52
',Description
'Beauty
,Spa and Beauty
'Sunglasses
Spa and Beauty
Hair and Beauty
Frames /Art
Photography
Boutique
Women's Apparel
Restaurant
Deli
Jewelry
Art
Home Designer
Hair and Beauty
Florist
Boutique
Apparel
Restaurant
Wine shop
Boutique
Art and crafts
Variety
Postal /Parcel drop off
Toys
Nails and beauty
Restaurant
Hair and Beauty
Hair and Beauty
Bank
Los Altos Main St. Storefront Widths
Downtown Los Altos, Main Street- Odd Side 203-395
Store Name ;Width (ft.) .Description
Oz Boutique j 19 Boutique
Urikas Women Fashion ~' 28 'Boutique
Eyes Optometry 13 Optometry
Janus China and Crystal 34 Fine China
Vacant 24 Vacant
American Cancer Society 22 Thrift
GW of Los Altos 23 Boutique
Cooks Junction 25
Chicos Clothing 21 Clothing
Jamba Juice 35 Smoothies
AG Ferrari Foods 38 Market /Deli
Le Boulanger 45 Bakery
5 Paws 25 Pets
Zitune Restaurant 25 Restaurant
Yves Delore 17 Home furnishings
Silicon Valley Capital Mgmt 8 Office
House of Lamps 23 Lighting
Vintage Bath 23 Bath and beauty
Paris Taylor 14 Boutique
Birch Office Supply 20 Stationary
Suzies Pedicare 14 Health and beauty
Maria's Antiques 24 Antiques
Your are Beautiful Skin 22 Health and beauty
dos Altos Main St. Storefront Widths
Downtown Los Altos. Main Street- Even Side 130- 298
Store Name Width (ft.) .Description
Citibank 75 'Bank
Main Street Cafe and Books 37 Books and cafe
Los Altos Town Crier 12
Rowel Consignment 47 ,Consignment
Los Altos Masonic Office Blge 43 Offices- 2 levels
All Horizons Travel 50 Travel
Harold's Jewelry 22 Jewelry
Tutta Cerramica 20
Meyers Law Building 22 Office
Ourtage Hair 24 Hair and beauty
Bank of West 50 Bank
Satura Cakes 23 Desserts
Personalized Gifts 20 Gifts
Cover Story Plants 25 Plants
Litelyn Travel 30 Travel
Mariann Jackston Children Cloth 12 Clothing
Kids Only 25 Clothing
Peninsula Beauty 24 Hair and beauty
Marcel Jewelry 15 Jewelry
Arawa Botique 30 Boutique
Crepe Maker 9 Restaurant
Fina Lifestyle 12 Clothing
Earthworks 21 Crafts
Starbucks 25 Cafe
• Cos Altos Main St. Storefront Widths
Downtown Los Altos. Main Street- Even Side 300- 398
Store Name I~Width (ft.) ';Description
US Bank !20 MBank
Posh Bagel ', 21 'Bakery
Footwear, Etc 25 i Shoes
Crimson Mia Boutique ;11 'Boutique
Dean's Design Goldsmith 12 Crafts
VB Bracha Boutique 24 Boutique
UKB Construction and Design ' 25 'Home Furnishing /showroom
Gleim Jewelers '23 Jewelry
Annika's Boutique '23 Boutique
The Cravery 24 'Cafe
Sheldon of Los Altos 24 Photography
Aldo Cafe 25 Cafe
Wolf Camera 23 Camera /photography
Total Store Count 90
# of Stores less than 30 ft 74 82.2%
Total More than 30 Feet 16 17.8%
Santana Row -Percentage of Stores with less than 30ft width
Whole Santana Row Center
Total Store Count 87
# of Stores less than 30 ft 58 66.7%
San`.ana Row Storefront Widths
Santana Row -Main Thoroughfare
Store Name Width (ft.) Description
Consuelo '34 ',Mexican restaurant/corner _________
__
Ben & Jerry's ___
~~ 16
--
Japanese Weekend Maternity i 21 ',
_
Ann Taylor Loft '~42
Residential Leasing Office l 14 ' __
Left Bank _ 45 __
~ Restaurant -does not include 15' Patio _
Sino '26 ____
_ Restaurant - doe_s_not include 17' Patio
_
___ _____
Cole Haan _ 25.83
__
Blu Too Fine Art
- - 28.67
- -
-------- ------- -- -
Foot Works ~ 7
Cohiba Cigar Lounge 20 __ _ _ __
___
Donald J Pliner 29 Apparel
hoes _ _
&
S
_
Tommy Bahama ____
__
49.83 _ _
_
_
Indigo Palms
--- 27
- 'Clothing
------------------- -
Tourneau __ __ _ _ 35 Watches
_ _
Brooks Brothers _ _ _ ___ _71 ___ _
_
Product 17 Cosmetics
Nanoo 19 Childen apparel
Taryn Rose ______ ___ 18 Women's shoes
Straits Cafe 29 Restaurant -does not include Patio
Cocola 16.83 Bakery
Jacadi 15 Childen apparel
Marias 26.5 Dishes
BCBG Max Azria 44 Women's apparel _
Burberry _ _ __ 41.5
---- -
`
Tumi 16.5
Furls 15.67 Women's purses
Gucci 38.83
----- ------
Tanglewood - ----- --------
_.68.25 --
Restaurant
Bang & Olufsen __ _ _29 _High-end A/V
Paper Source 39.5 Stationery
Anne Foutaine
- - 18
--
- Women's apparel
- -- - -- - - - -- ----
Art Gallery _28.5
Salvatore Ferragamo 41.5 _
St. Croix 15.5 Men's apparel
St. Croix 25
Lucy 28.67 Women's apparel
H&M 97
An_thropologie 58
Style & Form 37 Furnitures
Lather 19.5 Nails & skin care
Joseph Schmidt Chocolates 18.5
Borders Books and Music 58
Diesel 28
Sunglass on the Row 14.5
Ted Baker 27.5 Apparel
Oakley _ _ _ _ _ _ _28.5 Clothing _ __ _
Opticallllusions 16.5 Sunglasses
Sanrana Row Storefront Widths
Sur la Table _ 40 Houseware _
_ _ _
Village California Bistro ____ 29.42 _
Restaurant __ __ ____ _
Yankee Pier 29.5 'Restaurant _
_
_ __
Z Gallerie _
56.5 ___ ___
_
:Household
Beau Bijou 13.83 ~ Jewelry
Fantasia Tea Cafe _ 18 'Coffee /tea shop
Atelier, AVEDA __ 21.75 _____ __
MaiDo 16.17 ,Stationery ____
Pasta Pomodoro 26 'Restaurant
" Hotel, V Bar, and Blowfish Sushi were not measured
Store Count 57
# of Stores less than 30 ft 39 68.4%
Store Name Width (ft.) Description
Chico's ____ ___ __ _ 35 Women's cl_othin_ g _ _ __
JAX 14.5 Stationery
Orvis 47 Sporting
Ecco Shoes 27.83 Footwear
Smith Alder 21.25
InSpa _
- - - -----~ - - 39 Spa
--
W's Salon 27.5
Morphosis Rejuvenation Stu
dio 27.5 Spa
_ _ _
__
Chili's Grill & Bar _
72 _ _
Lavande Nail Spa 23.5
New Balance 26 Shoes
Bellarmine Salon and Barber 15.5 Salon
Pink_Stripes _ _ _ _ _ _ 13.5 Women's clothing
Urban Outfitters 68
The Counter 26.75
T_aco____ _ _ _
Wahoo's Fis
h 26.5 _ __ _ _ _
_
_
Starbucks 19.25
Pluto's 32 Restaurant
Smoothie King 11
Ma iano's Little Ital 132.5
Store Count
# of Stores less than 30 ft
20
13 65.0%
Store Name Width (ft.) Description
Thea Mediterranean Cuisine 71
- - _ _ ---
Intern Real Estate 41
Atelier Studio, AVEDA 19 Hair & lotion products
- _ - - -- --
Sprint Nextel Wireless 13
Penelope Boutique 22 Women's clothing /dresses
Tranquility Dental Group 30 Dental /spa
2
Santana Row Storefront Widths
Lisa's Tea Treasures
India
Wine Merchants
s Coffee & Tea
27 __ __ Tea room & parlor _
36 Restaurant
20
Store Count 10
# of Stores less than 30 ft 6 60.0%
Total Store Count 87
# of Stores less than 30 ft 58 66.7%
3