CC 06-04-2018 Exhibit Item No. 1 Study Session Vallco Specific Plan PresentationJune 4, 2018Study SessionVallco Specific Plan
Staff reportOpticos Design & EPS reportCity Council questions, discussion, directionToday’s objectives
Aesthetics. Mobility. Parks and open spaces. Community amenities/benefits. Economic feasibility. Aesthetics. Mobility. Parks and open spaces. Community amenities/benefits. Economic feasibility. Community ConversationCommunity Conversation
Question 1: aesthetics●reduced heights of 35’ along the western edge of the site adjacent to single family homes●increasing to 55’ in a transitional area, ●maximum base height of 85’ throughout the project site west of Wolfe Road. ●additional heights up to 120’ could be allowed with appropriate transitions if certain community amenities are provided.●additional height up to 160’ ●The graphic shows the range of heights recommended for discussion, which places additional heights on the side of the plan area east of Wolfe Road adjacent to 280 (up to 160’) and allows heights at 120 feet or less for the plan area west of Wolfe Road.
Question 1: aestheticsDoes the Council have additional comments and direction related to the recommended heights?
●Hotel – 191 rooms (allowed in the General Plan (“GP”))●Retail – 400,000 to 600,000 square feet (GP allows a minimum of 600,000 square feet, of which 30% would be entertainment) ●Residential – 2,640 to 3,250 units (GP amendment recommended for increase of units.)●Office – 750,000 to 1.5 million square feet (GP currently allows up to 2 million square feet; GP amendment recommended for reduction of office)●Civic spaces – 45,000 to 65,000 square feet (GP amendment recommended for civic use)CONSIDERATIONSRevenue generatorsFlexibility/adaptabilityCompetitive differentiation/identityInviting small business investmentAddressing housing crisisQuestion 2: program mix
Question 2: program mixWould the City Council consider: A. reduction of retail from 600,000 to 400,000 as a trade for increased affordable housing units and/or civic spaces?B. for the retail component:i. flexibility in allowed uses such as salons and spas?ii. flexibility on the 30% entertainment criterion?C. increase of housing units for a decrease of office to ensure economic feasibility?D. expanding flexibility in the definition of office to include and allow a certain percentage of service offices and medical offices?
●6 to 7 acres of parks and open space at the ground level●neighborhood parks, plazas, pocket parks, greenways, children’s play area, etc. ●open to the publicCONSIDERATIONSvisual reliefsustainable natural areas maintained over the long-termgathering spacesactivated spaces that complement retail and civic spaceskeep heights at a reasonable rangeAdaptability over the long-termadditional space in green roof formats: roof gardens, roof top terraces/spaces, plants or solar panels as roofing material.aesthetics & forms related to choicesQuestion 3: parks and open space
Question 3: parks and open spaceShould the specific plan consider allowing a combination of park land dedication and in-lieu fees? If so, what combination of on-site space vs in-lieu fees should the Specific Plan require?Should the specific plan include an increase in the maximum height limits for more than a base amount of grade level parks?What size and format of parks and open spaces should be required or allowed, including requirements for public access?What types of roof top parks and open spaces should be expected or allowed, including public access and bridging of buildings, and those dedicated for private use only? What percentage may be included as a credit toward the in-lieu fee if applicable?
●Transportation. complementary mix of uses allowed on the site. ●different peak hours●reduction of miles traveled by car or through the opportunity to utilize other modes of transit●increase both housing supply and diversity of housing choices ●Target reduction for the project – 30% to 35% as a basic requirement for the office component.●The team will work on program elements that could help get to the target: ●Reduced or unbundled parking●Performance measures●Community shuttle or pilot program for autonomous vehicles ●Parking cash outQuestion 4: community amenities
Question 4: community amenitiesWhich of these community amenities would the City Council wish to direct staff to prioritize?●Affordable housing: more than 15% typically required: > even mix of 20% low and very low income?> Moderate income?> extremely low income/supportive housing?●Schools/education space●Business incubator/innovation center●City Hall or other civic space: mix of about 45,000 to 65,000 square feet of civic space for City and school use.●Performing arts theater ●Contributions to mobility/transit choices: such as trails, off-site improvements, autonomous vehicles, community shuttles●Base development mix (higher tier for greater community benefits)
Question 1: AestheticsQuestion 2: program mixQuestion 3: parks and open spaceQuestion 4: community amenitiesQuestion 5: any other issues to direct city team’s draft/workSummary of questions
Next steps●Public draft in late July●Hearings to follow