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CC-4 CupGPA_ConceptAltsReport_Final_02-24-20141GENERAL PLAN AMENDMENT CONCEPT ALTERNATIVES REPORT SECTION I | INTRODUCTION CUPERTINO GENERAL PLAN AMENDMENT | CONCEPT ALTERNATIVES REPORT FINAL DRAFT FEBRUARY 2014 concept alternatives GENERAL PLAN AMENDMENT CONCEPT ALTERNATIVES REPORT SECTION I | INTRODUCTION 2 CONTENTS I. Introduction................................. 1 Where We Are Today Project Background Report Purpose Project Schedule II. Vision Framework....................... 7 Defining Our Future Stakeholder Interviews Community-wide Workshop #1 Mobility and Design Concepts Input Draft 2040 Community Vision Draft 2040 Guiding Principles Other Project Documents Concept Alternatives Phase Schedule III. Concept Alternatives..................17 Identifying Options for the Future Cupertino’s Regulatory Structure Factors Influencing Change in Cupertino Tying Development to Project-Wide Benefits Concept Alternatives Study Area Potential Projects IV. Next Steps................................. 33 Continuing the Discussion Stay Involved! Near-Term Public Meetings and Study Sessions Sources Acknowledgments CUPERTINO GENERAL PLAN AMENDMENT | CONCEPT ALTERNATIVES REPORT FINAL DRAFT FEBRUARY 2014 concept alternatives I. Introduction III. Concept Alternatives..................17 Identifying Options for the Future Cupertino’s Regulatory Structure Factors Influencing Change in Cupertino Tying Development to Project-Wide Benefits Concept Alternatives Study Area Potential Projects IV. Next Steps................................. 33 Continuing the Discussion Stay Involved! Near-Term Public Meetings and Study Sessions Sources Acknowledgments CUPERTINO GENERAL PLAN AMENDMENT | CONCEPT ALTERNATIVES REPORT GENERAL PLAN AMENDMENT CONCEPT ALTERNATIVES REPORT SECTION I | INTRODUCTION 4 Where We Are TodayCupertino is a great community! The city has wonderful parks and civic uses, well-established neighborhoods, convenient access to regional jobs and destinations, successful commer- cial centers, numerous headquarters for major technology companies, and boasts one of the best public school systems in the nation. However, the city faces some significant challenges as it plans for the next 20 to 30 years. Cupertino is facing many regional growth demands. It is also undergoing a transformation from a traditional suburban residential community to one that has more public gathering spaces, shopping and entertainment choices, and jobs within an urban core. This report summarizes a major step in the General Plan Amendment process – the presentation and analysis of several Concept Alterna- tives that have emerged from an extensive community outreach and participation process. Each of the alternatives identifies a possible future scenario for Cupertino. The analysis at the end of the report provides spe- cific detail on the potential benefits and drawbacks of each alternative. PROJECT BACKGROUND In the summer of 2012, the City Council directed staff to evaluate ways to replenish citywide office, commercial and hotel development allocation. Several recent projects, including Apple Campus 2, utilized a large amount of development allocation and the remaining pool to draw from was quite low. The City Council was concerned that new projects, which would benefit retail sales and employment growth in the city, would not have available development allocation necessary to move forward through the planning process. During this time the City was approached by several property owners, including some owners within the Vallco Shopping District, about potential General Plan amendments on their specific properties. In order to com- prehensively evaluate citywide needs and individual sites, the City Council decided in early 2013 to combine these individual efforts into one compre- hensive General Plan Amendment. In addition, in early 2014 the City initiated a process to update the State-mandated Housing Element of the General Plan. The Housing Element, which is a required component of the General Plan, identifies appropriate locations and policies for future housing in Cupertino. The City Council decided to combine the housing discussion with the General Plan Amendment process so the City and community could fully evaluate mobility, urban design, economic development and housing options in one comprehensive process. The General Plan Amendment process involves extensive community discussions and input provided during public meetings, workshops and hearings through online comment forms and surveys. While the project considers citywide land use, urban design, mobility and economic devel- opment choices, it is not a complete rewrite of the City’s 2005 General Plan. The current General Plan contains many goals, policies, standards and programs that the City and community would like to continue into the future. The amendment project instead is focused on identifying and ana- lyzing potential changes along the major mixed-use corridors in Cupertino, which includes Homestead Road, Wolfe Road, De Anza Boulevard and Stevens Creek Boulevard. These four corridors comprise the areas within Cupertino that have the greatest ability to change in the near future. Outdoor events and Farmers Markets provide opportunities for the Cupertino community to shop and interact Memorial Park provides a wealth of outdoor recreation and open space for the community, including grassy areas, an amphitheater, a lighted softball field and six lighted tennis courts Click here to view Frequently Asked Questions about the projecti 5GENERAL PLAN AMENDMENT CONCEPT ALTERNATIVES REPORT SECTION I | INTRODUCTION GENERAL PLAN AMENDMENT PROJECT GOALS To help focus the General Plan Amendment process, the City estab- lished several important project goals: Goal 1: Involve the community in a comprehensive discussion on mobility, urban design, economic development and housing chal- lenges facing Cupertino. Goal 2: Identify and analyze potential increases to commercial, office, residential and hotel development allocations within existing major mixed-use corridors. Goal 3: Enhance and improve the overall retail commercial ex- perience in Cupertino by retaining existing business and attracting new stores and companies. Goal 4: Revitalize the Vallco Shopping District so it becomes a cohesive, vibrant shopping and entertainment destination that serves both the region and the local community. Goal 5: Maintain and enhance Cupertino’s quality of life so the city remains a desirable place to live, work, recreate and raise a family. Goal 6: Revise existing General Plan policies and diagrams as they reflect to the goals listed above, and make additional changes to address recent State and regional requirements. Goal 7: Address local needs and regional requirements for new housing in Cupertino. Major technology companies, such as Apple Inc., help define Cupertino as the center of Silicon Valley Outstanding public schools are a key reason Cupertino is a desirable place to buy a home and raise a family The recently built Mary Avenue bike and pedestrian bridge expands mobility options and provides a critical link across Interstate 280 GENERAL PLAN AMENDMENT CONCEPT ALTERNATIVES REPORT SECTION I | INTRODUCTION 6 REPORT PURPOSE The purpose of the Concept Alternatives Report is to frame the public discussion on major choices for the future of Cupertino. Each Concept Alternative presents different options for how the City can address mobil- ity, urban design, economic development and new housing considerations, while also addressing the community’s desire for certain types of land uses and community character. The report is divided into the following sections: I. Introduction This section includes an overview of the General Plan Amendment process and why the City is doing this project. II. Vision Framework This section summarizes the extensive community input received to date and presents the draft 2040 Community Vision and Guiding Principles. III. Concept Alternatives This section discusses the various growth and economic demands facing Cupertino, and summarizes a list of project-wide benefits that could be tied to new development. The section also presents and describes each of the three Concept Alternatives. IV. Next Steps This section summarizes near-term project workshops and meetings and how the community can remain involved. PROJECT SCHEDULE The General Plan Amendment process is anticipated to take 18 months, beginning in spring 2013 and concluding with City Council adoption of the amended General Plan in fall 2014. The following is a summary of each the timing, milestone products and major community input opportunities for each project phase. WHAT IS A GENERAL PLAN? Every city in California is required to have an adopted general plan. It is the community’s overarching policy document that defines a vision for future change and sets the “ground rules” for locating and designing new projects, expanding the local economy, conserv- ing resources, improving public services and safety, and fostering community health. The document, which includes a vision, guiding principles, goals, policies, standards and programs, functions as the City’s primary regulatory tool. It is Cupertino’s constitution for future change and must be used as the basis for all planning-related decisions made by City staff, the Planning Commission and the City Council. The City’s current general plan was adopted in 2005 and covers a wide variety of topics, ranging from urban design and mobility to public health and safety. All City specific plans, master plans and zoning requirements must be consistent with the general plan. Similarly, all land use and environmental decisions made by the City Council must be consistent with the general plan. The general plan itself, however, does not approve or entitle any develop- ment project. Property owners have control on when they wish to propose a project, and final development approval decisions are made on a case-by-case basis by City staff, the Planning Commis- sion or the City Council. Kick-off and Existing Conditions Background research, visioning workshop and Settings and Opportunities Report Spring through Summer 2013 Phase 1 Visioning and Alternatives Market Study, Retail Strategy, stakeholder en- gagement, alternatives workshops and Concept Alternatives Report Summer 2013 through Winter 2014 Phase 2 Draft General Plan Amendment Policy Options Framework, Draft General Plan Amendment, community open house and environ- mental analysis (Draft EIR) Winter through Summer 2014 Phase 3 Public Hearings and Adoption Community Open House, formal public hearings, and final General Plan Amendment and EIR Summer through Fall 2014Phase 4 II. Vision Framework GENERAL PLAN AMENDMENT CONCEPT ALTERNATIVES REPORT SECTION II | VISION FRAMEWORK 8 Defining Our FutureCupertino is at a key milestone in its evolution. The city is a desir- able place to live and work with many great amenities that benefit current residents and the larger region. However, the community has identified a lack of certain retail uses, housing types and a real “downtown.” It has also been nearly 10 years since the com- munity last framed a comprehensive vision for the future. This General Plan Amendment project involves a focused update to the City’s 2005 General Plan. Many goals, policies and programs included in the current General Plan still serve the City and community well. However, given the various growth demands and potential for new development proposals, now is the ideal time for the community to work together and identify how Cupertino might change over the next 26 years (2014- 2040). This section summarizes the visioning process that has been completed as part of the General Plan Amendment project. This included extensive com- munity outreach and participation that resulted in a draft 2040 Community Vision and Guiding Principles. The updated Vision and Guiding Principles will become the foundation for the amended General Plan. Ultimately, all goals, policies, standards and programs included in the General Plan will need to be consistent with the Community Vision and Guiding Principles. STAKEHOLDER INTERVIEWS During May and June 2013, the City hosted nearly 30 one-on-one stake- holder interviews in order to better understand what the community feels are the major assets, challenges and opportunities facing Cupertino. This included interviews with each City Council member and City Commission chair; representatives from De Anza College, Fremont Union High School District, Cupertino Union School District and the Santa Clara Valley Transit Authority; and members of Concerned Citizens of Cupertino (CCC) and Cupertino Against Rezoning (CARe). The City and the project consultants also met with each Study Area property owner, including all individual own- ership groups at the Vallco Mall site, and representatives from Apple Inc. These interviews were intentionally informal discussions that provided an opportunity to better understand a broad spectrum of community ideas and concerns. Input from these sessions was used to help inform the visioning process and the draft Concept Alternatives. COMMUNITY-WIDE WORKSHOP #1 On July 18, 2013, the City hosted a community-wide workshop to kick-off the General Plan Amendment project. Over 45 engaged people attended the workshop and provided extensive feedback on Cupertino’s many assets, challenges and opportunities. The workshop included an overview presentation followed by break-out group discussions. Each group was asked to answer the following three questions: 1. What key physical, environmental or social assets help define Cuper- tino and need to be protected in the future? 2. What significant mobility, urban design or economic challenges should be addressed by the General Plan Amendment? 3. What future opportunities should be explored as the community plans for the next 15 to 20 years? Participants provided a wealth of thoughts, ideas and perspectives related to the three questions, as shown on the following page. This input was critical in helping to develop land use, mobility and urban design concepts that were used later in the visioning process. A group discussing Cupertino’s assets during Community-wide Workshop #1 A listing of assets, challenges and opportunities identified by one group during Community-wide Workshop #1 Click here to download the Community-wide Workshop #1 Summaryi 9GENERAL PLAN AMENDMENT CONCEPT ALTERNATIVES REPORT SECTION II | VISION FRAMEWORK Community-wide Workshop #1 Input Assets: Key existing physical, environmental and social assets the community identified to be protected include: • Cupertino’s great quality of life • The diverse and multicultural community • The excellent education system and schools • Solid municipal funding • Natural beauty • Low crime • The bikeability of the community • Good traffic flow • Responsive public works and great public facilities • Good City communications • Good access to jobs and education • Overall connectivity of the city • Farmers’ markets Challenges: Significant mobility, urban design and economic chal- lenges the community felt should be addressed by the General Plan Amendment included: • Poor overall urban design and inconsistent quality in architecture, building materials and colors • Small building setbacks • Inefficient City development review and approval process • Lack of late night activities • Unreliable City revenue stream • No clear strategy for how Cupertino should grow or change in the future • Need new options for improving the Vallco Shopping District, including possibly adding housing • Lack of inclusive signage throughout Cupertino • Bad traffic, particularly along Bubb Road and De Anza Boulevard • Lack of public transit and biking options • Poor air quality • Lack of parks • Concern that growth will impact schools, which are at capacity • Need to maintain a sense of community as the city grows • Lack of adequate grocery stores and public gathering spaces to serve the community Opportunities: Major future opportunities the community felt should be explored as the community plans for the next 15 to 20 years included: • Creating more housing diversity (different types of homes) • Improving technology • Creating more retail • Building a museum • Creating more community gathering spaces • Improving signal timing at intersections and expanding mass transit • Allowing food trucks and mobile vendors • Retaining and recruiting good businesses • Identifying creative infrastructure solutions • Establishing City-school-industry partnerships • Improving City communications • Creating senior housing choices • Encouraging higher-end stores at Vallco Mall • Redeveloping older commercial corridors and areas • Improving both social and physical connectivity throughout the community A group discussing opportunities during Community-wide Workshop #1 GENERAL PLAN AMENDMENT CONCEPT ALTERNATIVES REPORT SECTION II | VISION FRAMEWORK 10 MOBILITY AND DESIGN CONCEPTS INPUT Building on Community-wide Workshop #1, the City hosted a series of community workshops and meetings between October 2013 and January 2014 to solicit the community’s input on future land use, height, mobility and urban design improvements along the major mixed-use corridors in Cupertino. The major mixed-use corridors include Homestead Road, De Anza Boulevard, Wolfe Road and Stevens Creek Boulevard. During these workshops, participants were also able to “weigh-in” on their ideas for the future of the Vallco Shopping District. Nearly 170 people attended one of the following four workshops and meetings: • Community-wide Workshop #2, October 23, 2013 • Neighborhood Meeting, December 5, 2013 • Chamber of Commerce Workshop, January 29, 2014 • Neighborhood Block Leader’s Meeting, January 29, 2014 Because community interest in the workshop exercises was so high, the City also developed an online version of both the Community Design Survey and the Vallco Shopping District mapping exercise that was posted online from November 2013 – January 2014. This provided an option for members of the community who could not attend a workshop or meeting to provide their thoughts and ideas. Since the workshops, meetings and online survey largely covered the same questions and exercises, the City prepared one combined summary of community input. The following is an overview of the major input received during the Mobility and Design Concepts outreach. A full summary is avail- able on the project website. Vallco Mapping Exercise Over 24 small groups completed the Vallco Mapping Exercise. The first part of the exercise involved discussing and identifying needed mobility and open space improvements within the Vallco Shopping District area, such as improved transit, new bike and pedestrian facilities, or additional parks. The second part of the exercise involved identifying what types of uses are most appropriate at Vallco in the future. This exercise asked the groups to think about what types of things they desire at Vallco. While the area has considerable legal and economic constraints, the purpose of the exercise was to understand community desires. The exercise was intention- ally flexible, and while some groups wanted no change in the mall other than re-tenating, many groups contemplated tearing down the mall and creating something completely new. Major common themes identified by groups that wanted the site redeveloped included: • Create a special and successful place that has desirable retail uses and can become the “downtown” for Cupertino • Transform Vallco Mall into an outdoor, pedestrian-focused commercial and entertainment district that includes open space and small parks • Move parking to the edges of Vallco and improve safety for bicyclists and pedestrians Major Mixed-Use Corridors Exercise Some workshops and meetings included an exercise that asked groups to identify major mobility, land use and urban design improvements that are needed along each of the four mixed-use corridors. Major common themes identified by groups included: • Improving bicycle mobility and safety along all major roadways • Retaining the residential character of the Homestead Road corridor by evaluating future uses carefully • Improving the overall urban design of the corridors, and improve transit A group of students providing their thoughts on the future of the Vallco Mall during Community-wide Workshop #2 Participants completing the interactive Community Design Survey during Community-wide Workshop #2 Click here to download the Mobility and Design Concepts Input Summaryi 11GENERAL PLAN AMENDMENT CONCEPT ALTERNATIVES REPORT SECTION II | VISION FRAMEWORK Highly Visible Pedestrian Crossing Wide Sidewalk with Seating Outdoor Dining Separated Bike Lane Enhanced Bus Shelter Neighborhood Park Children’s Play Space Small Plaza Trail ConnectionsLow Rise Commercial with Small Street Setback Mid Rise Mixed-Use Residential and Retail Mid Rise Outdoor Commercial District Mid Rise Outdoor Commercial District Mid Rise Office Mid Rise Mixed-use Office Low to Mid Rise Hotel Mid Rise Hotel Mixed-Use Residential and Retail Community Design Survey Over 120 people completed an interactive Community Design Survey, either during Community-wide Workshop #2 or online. The images below represent land use, mobility, open space and urban design concepts that more than 65 percent of people said “I Really Like it” or it is “Worth Considering” (the top two categories of the survey). In addition to identi- fying concepts people liked or disliked, participants were also asked to identify which of the four major mixed-use corridor the concept would be the most appropriate for. For instance, Separated Bike Path was identified as a desirable concept along Homestead Road and Stevens Creek Boule- vard. Although it was not a scientific survey, this community input was used by the City to help develop ideas included in the draft Concept Alternatives. In addition, this input will also be used to recommend new or revised pol- icies and programs in the amended General Plan. These new policies and programs will create an updated mobility and urban design framework that will guide future public improvements (such as streets, sidewalks, transit and parks) as well as private investment (including buildings, struc- tures and uses). GENERAL PLAN AMENDMENT CONCEPT ALTERNATIVES REPORT SECTION II | VISION FRAMEWORK 12 Community members discussing ideas for the major mixed-use corridors during the Neighborhood Meeting A group discussing ideas for the future of the Vallco Shopping District during the Chamber of Commerce workshop A community member describing his group’s vision for the future of the Vallco Shopping District during the Neighborhood Block Leaders workshop DRAFT 2040 COMMUNITY VISION The draft 2040 Community Vision is based on the current 2005 General Plan’s vision, but it has been updated to reflect extensive community input. This includes ideas, thoughts and desires from residents, local business and property owners, study area stakeholders, elected and appointed offi- cials, and other members of the Cupertino community. The updated vision (see following page) expresses the community’s desires for Cupertino’s future. The vision describes the community’s overall phi- losophy regarding the character and accessibility of existing and new neighborhoods in addition to the mixed-use corridors. This is a draft vision, and is intended to be refined based on additional community input and direction from the Planning Commission and City Council. DRAFT 2040 GUIDING PRINCIPLES The draft 2040 Guiding Principles (shown after the vision) provide addi- tional detail about Cupertino’s future. Similar to the Community Vision, the Guiding Principles build from the current 2005 General Plan’s Guiding Prin- ciples but have been updated based on extensive community input. The Guiding Principles are intended to be refined based on additional commu- nity input and direction from the Planning Commission and City Council. 13GENERAL PLAN AMENDMENT CONCEPT ALTERNATIVES REPORT SECTION II | VISION FRAMEWORK Draft 2040 Community Vision Cupertino aspires to be a balanced community with quiet and attractive residential neighborhoods; exemplary parks and schools; accessible open space areas, hillsides and creeks; and a vibrant, mixed- use “Heart of the City.” Cupertino will be safe, friendly, healthy, connected, walkable, bikeable and inclusive for all residents and workers, with ample places and opportunities for people to interact, recreate, innovate and collaborate. GENERAL PLAN AMENDMENT CONCEPT ALTERNATIVES REPORT SECTION II | VISION FRAMEWORK 14 Guiding Principle #1: Develop Cohesive Neighborhoods Ensure that all neighborhoods are safe, attractive and include convenient pedestrian and bicycle access to a “full-service” of local amenities such as parks, schools, community activity centers, trails, bicycle paths and shop- ping. Guiding Principle #4: Enhance Mobility Ensure the efficient and safe movement of cars, trucks, transit, pedestri- ans, bicyclists and disabled persons throughout Cupertino in order to fully accommodate Cupertino’s residents, workers, visitors and students of all ages and abilities. Guiding Principle #2: Improve Public Health and Safety Promote public health by increasing community-wide access to healthy foods; ensuring an adequate amount of safe, well-designed parks, open space, trails and pathways; and improve safety by ensuring all areas of the community are protected from natural hazards and fully served by police, fire, paramedic and health services. Guiding Principle #5: Ensure a Balanced Community Offer residents a full range of housing choices necessary to accommodate the changing needs of a demographically and economically diverse popu- lation, while also providing a full range of support uses including regional and local shopping, education, employment, entertainment, recreation, and daily needs that are within easy walking distance. Guiding Principle #3: Improve Connectivity Create a well-connected and safe system of trails, pedestrian and bicycle paths, sidewalks and streets that weave the community together, enhance neighborhood pride and identity, and create access to interesting routes to different destinations. Guiding Principle #6: Support Vibrant, Mixed-Use Businesses Ensure that Cupertino’s major mixed-use corridors and commercial nodes are vibrant, successful, attractive, friendly and comfortable with inviting active pedestrian spaces and services that meet the daily needs of resi- dents and workers. 15GENERAL PLAN AMENDMENT CONCEPT ALTERNATIVES REPORT SECTION II | VISION FRAMEWORK Guiding Principle #7: Ensure Attractive Community Design Ensure that buildings, landscapes and streets are attractively designed and well maintained so they can complement the overall community fabric by framing major streets and offering desirable and active pedestrian spaces. Guiding Principle #10: Preserve the Environment Preserve Cupertino’s environment by enhancing or restoring creeks and hillsides to their natural state, limiting urban uses to existing urbanized areas, encouraging environmental protection, promoting sustainable design concepts, improving sustainable municipal operations, adapting to climate change, conserving energy resources and minimizing waste. Guiding Principle #8: Embrace Diversity Celebrate Cupertino’s diversity by offering a range of housing, shopping and community programs that meet the needs of the full spectrum of the community, while ensuring equal opportunities for all residents and workers regardless of age, cultural or physical differences. Guiding Principle #11: Ensure Fiscal Self Reliance Maintain fiscal self-reliance in order to protect the City’s ability to deliver essential, high-quality municipal services and facilities to the community. Guiding Principle #9: Support Education Preserve and support Cupertino’s excellent public education system by partnering with local school districts and De Anza College to improve school facilities and infrastructure, developing quality City facilities and programs that enhance learning, and expanding community-wide access to technology infrastructure. Guiding Principle #12: Ensure a Responsive Government Continue to be a regional leader in accessible and transparent municipal government, promote community leadership and local partnerships with local and regional agencies, and remain flexible and responsive to chang- ing community needs. GENERAL PLAN AMENDMENT CONCEPT ALTERNATIVES REPORT SECTION II | VISION FRAMEWORK 16 OTHER PROJECT DOCUMENTS In addition to the wealth of community input received during the initial series of community workshops, meetings and surveys, the City also pre- pared a series of key technical documents. These documents provide the existing setting and economic conditions context that helped frame the development of the Concept Alternatives. Settings and Opportunities Report Published in September 2013, this report includes a summary of the current planning context in Cupertino, including the 2005 General Plan, adopted specific and master plans, and current mobility and economic conditions. The report also includes detailed existing land use, design and mobility conditions for each of the seven project Study Areas. Market Study Published in February 2014, this report provides background information on demographic and employment trends in Cupertino, Santa Clara County and the greater Bay Area. It assesses market trends and demand for new residential, retail, hotel and office development in Cupertino. This includes an analysis for how increased development allocation responds to market demands. Retail Strategy This forthcoming report will identify each Study Area’s suitability for new or re-purposed retail development. Specifically, the report includes a detailed summary and analysis of retail conditions, prototypes and options for the Vallco Shopping District. CONCEPT ALTERNATIVES PHASE SCHEDULE The Concept Alternatives Phase is a major portion of the General Plan Amendment process. The thoughts and ideas developed by the com- munity, and the technical and market analysis developed by the City and project consultants, has resulted in a series of Concept Alternatives that will be the basis for extensive community discussion. The follow- ing diagram outlines the Concept Alternative Phase (see Section IV for detailed information on upcoming meetings and study sessions). Cupertino’s retail trade area, as identified in the Market Study Cover of the Settings and Opportunities Report Community Input Study Area Stakeholder Input Concept Alternatives Technical Reports Concept Alternatives Report Planning Commission Study Session City Council Study Session Joint Study Session (Council and Commission) October 2013 through January 2014 February 2014 February 19, 2014March 4, 2014 April 1, 2014 Click here to download the Market Studyi III. Concept Alternatives GENERAL PLAN AMENDMENT CONCEPT ALTERNATIVES REPORT SECTION III | CONCEPT ALTERNATIVES 18 Identifying Options for the FutureThe Cupertino community and Study Area stakeholders have pro- vided a wealth of ideas, desires and concerns related to future change in the city. There are many options the community can choose to address current and future needs. The overarching goal is to ensure that if changes are made to the 2005 General Plan, they result in projects and developments that are desirable, provide direct com- munity benefits, and are economically feasible and successful. This section summarizes Cupertino’s current regulatory structure as estab- lished under the 2005 General Plan, and details several factors that are currently influencing change in the city. This section also describes three draft Concept Alternatives (A, B and C) and evaluates how well they achieve the community’s economic development and fiscal health objec- tives. CUPERTINO’S REGULATORY STRUCTURE The City regulates land use through a variety of methods based on the goals and policies developed by the community in the 2005 General Plan. The following is a summary of three key policy tools the City uses to regu- late both the location and intensity of new development. Land Use Standards The 2005 General Plan includes a series of land use designations that define the intensity of future development for each parcel in Cupertino. These standards identify allowable land uses (commercial, office, resi- dential, etc.) and appropriate building heights and setbacks, residential densities, and urban design character. The land use designations set clear expectations for future development, create an innovative incentive program for community benefits such as a range of housing for all income levels, and provide for local-serving retail spaces and distinctive architecture. They also proactively manage future traffic congestion by focusing new development on transit and requiring a range of transportation measures or impact fees, encouraging more resi- dents and workers to walk, bike or ride transit. Land Use Diagram The General Plan Land Use Diagram identifies the location for where each land use designation is applied citywide. It is a geographic tool that, in concert with the Land Use Designations, establishes the policy framework for regulating development throughout Cupertino. Development Allocation In addition to the Land Use Diagram and Standards, the City uses a Devel- opment Allocation system to manage growth. The purpose of this system is to ensure that new development fulfills community goals and priorities. The City currently allocates development potential on a case-by-case basis to private projects based on the community benefits the project would provide. The remaining 2005 General Plan development allocations are low and need to be replenished to ensure that the City’s economic needs and goals are met. However, allocation increases require an amendment to the General Plan, which is a key reasons why the City initiated the General Plan Amendment project. Category Remaining Citywide Development Allocation* Office 540,231 square feet Commercial 701,413 square feet Hotel 339 rooms Residential 1,895 dwelling units * Remaining allocation as of December 2013 The Community Form diagram in the 2005 General Plan identifies several major districts and viewshed policy boundaries 19GENERAL PLAN AMENDMENT CONCEPT ALTERNATIVES REPORT SECTION III | CONCEPT ALTERNATIVES !! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! ! ! ! ! ! !!!!!!!!!!! !! !! ! !! ! !! ! !! !! ! !! ! !! !!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! ! ! ! ! ! !!!!!!!!!!!!!!!!!!!! ! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! !!!!!! ! ! ! !!! ! ! ! ! ! ! !!!!!!!!!!!!! HOMESTEAD ROAD SPECIAL CENTER SOUTH VALLCO PARK SPECIAL CENTER CITY CENTER SPECIAL CENTER NORTH DE ANZA BOULEVARD SPECIAL CENTER De Anza CollegeMONTA VISTA SPECIAL CENTER FAIRGROVE SPECIAL CENTER OAK VALLEY SPECIAL CENTER Regnart Canyon Stevens Creek Reservoir Cemetary Subject to 5-20 Acre S/D Formula upon Residential Development Inspiration Heights Note: Land use densities for lands located outside the urban service area shall be consistent with residential densities established by the County of Santa Clara General Plan. Urban Service Area Rancho San Antonio County Park Urban S e r v i c e A r e a BUBB ROAD SPECIAL CENTER DE A N Z A B O U L E V A R D LA W R E N C E E X P R E S S W A Y STEVENS CREEK BOULEVARD FO O T H I L L B O U L E V A R D PROSPECT ROAD TA N T A U A V E N U E RAINBOW DRIVE BU B B R O A D ST E L L I N G R O A D ST E V E N S C A N Y O N R O A D McCLELLAN ROAD Stev e n s Cree k Regnart Creek Cal a b a z a s Cre e k Sa r a t o g a Cr e e k Perm e n e n t e C r e e k # # # BL A N E Y A V E N U E BOLLINGER ROAD HOMESTEAD ROAD MIL L E R A V E N U E WO L F E R O A D Sp h e r e o f I n f l u e n c e Private OS Private Recreation Private OS Hanson Quarry BU B B R O A D ST E L L I N G R O A D McCLEL L A N R O A D Former Quarry STEVENS CREEK BOULEVARD DE A N Z A B O U L E V A R D BL A N E Y A V E N U E ST E L L I N G R O A D HOMESTEAD ROAD # # See Policy 2-21 Strategy 3 # §¨¦ 280 §¨¦ 280 STEVENS CREEK BOULEVARD VOSS AVENUE McCLELL A N R O A D Stev e n s Cre e k RAINBOW DRIVE DE A N Z A B O U L E V A R D BOLLI N G E R R O A D PACIFICA DRIVE SILVERADO AVENUE TO R R E A V E N U E PO R T A L A V E N U E LAZANEO DRIVE MERRITT DRIVE ALVES DRIVE WO L F E R O A D PR U N E R I D G E A V E N U E TA N T A U A V E N U E VALLCO PARKWAY NORTH VALLCO PARK SPECIAL CENTER HEART OF THE CITY SPECIFIC PLAN AREA Reg n a r t Cree k BARNHART AVENUE JO H N S O N A V E N U E FIN C H A V E N U E EA S T E S T A T E S D R I VE RODRIGUES AVENUE FALLENLEAF LANE REG N A R T R O A D COLUMBUS AVENUE HYANNISPORT AVENUE PALM AVENUE BY R N E A V E N U E OR A N G E A V E N U E IM P E R I A L A V E N U E PA S A D E N A A V E N U E PH A R L A P D R I V E BARR A N C A D R I V E CRIS T O R E Y D R I V E GREENLEAF DRIVE VALLEY GREEN DRIVE WHEATON DRIVE 85 !! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! ! ! ! ! ! !!!!!!!!!!! !! !! ! !! ! !! ! !! !! ! !! ! !! !!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! ! ! ! ! ! !!!!!!!!!!!!!!!!!!!! ! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! !!!!!! ! ! ! !!! ! ! ! ! ! ! !!!!!!!!!!!!! HOMESTEAD ROAD SPECIAL CENTER SOUTH VALLCO PARK SPECIAL CENTER CITY CENTER SPECIAL CENTER NORTH DE ANZA BOULEVARD SPECIAL CENTER De Anza CollegeMONTA VISTA SPECIAL CENTER FAIRGROVE SPECIAL CENTER OAK VALLEY SPECIAL CENTER Regnart Canyon Stevens Creek Reservoir Cemetary Subject to 5-20 Acre S/D Formula upon Residential Development Inspiration Heights Note: Land use densities for lands located outside the urban service area shall be consistent with residential densities established by the County of Santa Clara General Plan. Urban Service Area Rancho San Antonio County Park Urban S e r v i c e A r e a BUBB ROAD SPECIAL CENTER DE A N Z A B O U L E V A R D LA W R E N C E E X P R E S S W A Y STEVENS CREEK BOULEVARD FO O T H I L L B O U L E V A R D PROSPECT ROAD TA N T A U A V E N U E RAINBOW DRIVE BU B B R O A D ST E L L I N G R O A D ST E V E N S C A N Y O N R O A D McCLELLAN ROAD Stev e n s Cree k Regnart Creek Cal a b a z a s Cre e k Sa r a t o g a Cr e e k Perm e n e n t e C r e e k # # # BL A N E Y A V E N U E BOLLINGER ROAD HOMESTEAD ROAD MIL L E R A V E N U E WO L F E R O A D Sp h e r e o f I n f l u e n c e Private OS Private Recreation Private OS Hanson Quarry BU B B R O A D ST E L L I N G R O A D McCLEL L A N R O A D Former Quarry STEVENS CREEK BOULEVARD DE A N Z A B O U L E V A R D BL A N E Y A V E N U E ST E L L I N G R O A D HOMESTEAD ROAD # # See Policy 2-21 Strategy 3 # §¨¦ 280 §¨¦ 280 STEVENS CREEK BOULEVARD VOSS AVENUE McCLELL A N R O A D Stev e n s Cre e k RAINBOW DRIVE DE A N Z A B O U L E V A R D BOLLI N G E R R O A D PACIFICA DRIVE SILVERADO AVENUE TO R R E A V E N U E PO R T A L A V E N U E LAZANEO DRIVE MERRITT DRIVE ALVES DRIVE WO L F E R O A D PR U N E R I D G E A V E N U E TA N T A U A V E N U E VALLCO PARKWAY NORTH VALLCO PARK SPECIAL CENTER HEART OF THE CITY SPECIFIC PLAN AREA Reg n a r t Cree k BARNHART AVENUE JO H N S O N A V E N U E FIN C H A V E N U E EA S T E S T A T E S D R I VE RODRIGUES AVENUE FALLENLEAF LANE REG N A R T R O A D COLUMBUS AVENUE HYANNISPORT AVENUE PALM AVENUE BY R N E A V E N U E OR A N G E A V E N U E IM P E R I A L A V E N U E PA S A D E N A A V E N U E PH A R L A P D R I V E BARR A N C A D R I V E CRIS T O R E Y D R I V E GREENLEAF DRIVE VALLEY GREEN DRIVE WHEATON DRIVE 85 Prepared by the Community Development Department Adopted: November 15, 2005 Amended: November 15th, 2011 0.75 Miles Neighborhood Commercial / Residential Residential (0-4.4 DU/Gr. Ac.) Residential (4.4-12 DU/Gr. Ac.) Residential (4.4-7.7 DU/Gr. Ac.) Monta Vista Land Use Designations Low Density (1-6 DU/Gr. Ac.) Rancho Rinconada High Density (20-35 DU/Gr. Ac.) Low Density (1-5 DU/Gr. Ac.) Medium / High Density (10-20 DU/Gr. Ac.) Low / Medium Density (5-10 DU/Gr. Ac.) Very Low Density (1/2 Acre Slope Density Formula) Very Low Density (5-20 Acre Slope Density Formula) Very Low Density (Slope Density Formula) Residential Land Use Designations Commercial / Office / Residential Commercial / Residential Industrial / Residential Office / Industrial / Commercial / Residential Non-Residential Land Use Designations Industrial / Residential / Commercial Quasi-Public / Institutional Overlay Parks and Open Space Public Facilities Quasi-Public / Institutional Transportation Riparian Corridor Urban Service Area Special Center Boundaries Creeks Sphere of Influence Legend !!!!Heart of the City Specific Plan Area City of Cupertino Land Use Map The Land Use Diagram in the 2005 General Plan identifies where land use standards are applied throughout Cupertino GENERAL PLAN AMENDMENT CONCEPT ALTERNATIVES REPORT SECTION III | CONCEPT ALTERNATIVES 20 FACTORS INFLUENCING CHANGE IN CUPERTINO Like most cities in the Bay Area, Cupertino is faced with ongoing demand for new development - whether it is to serve the existing population, such as new stores and housing, or to serve regional commercial and employ- ment needs. Taking a comprehensive look at all factors influencing change in Cupertino will help the City and community better understand what options should be considered. The following are some key factors influenc- ing change in Cupertino. Desire for a Vibrant Downtown Throughout the General Plan Amendment process there has been exten- sive community feedback about the desire to create a vibrant, successful downtown for Cupertino. A place where residents, visitors and workers can live, socialize, relax and shop. One potential location for a new downtown is the Vallco Shopping District area. This area is large, close to transit and freeways, and has the most potential for revitalization. In order to transform the Vallco Shopping District into a true downtown for Cupertino, there needs to be enough regulatory and economic incentive to encourage the various private property owners to invest in a significant redesign of the area. Retail Sales Leakage A detailed Market Study has been prepared as part of the General Plan Amendment project. The report found that Cupertino has a significant amount of retail sales leakage. This means that consumer goods that might be purchased by local residents and workers in Cupertino are actually being bought somewhere else (e.g., people are leaving Cupertino to go shopping). Much of this leakage from Cupertino is attributable to a strong surrounding Regional Trade Area, with ample shopping centers and retail facilities serving the larger South Bay. While most communities face some level of retail sales leakage, the disproportionately high amount of leakage in Cupertino hurts both the local economy and the City’s fiscal health (as a result of less sales tax revenue). Depleted Development Allocation The City currently has limited remaining office development allocation. While there is 540,231 square feet remaining, most of this allocation is specified for “Major Employers,” which the 2005 General Plan identifies as a larger corporate headquarters. In addition, all remaining commercial allo- cation (701,413 square feet) is designated for the Heart of the City Specific Plan Area. As a result, there is a need to replenish the allocation system in order to ensure that certain office and commercial areas can be revitalized, in particular the Vallco Shopping District. Additional development alloca- tion would also allow for the periodic re-purposing of existing office and commercial uses so they can better compete for top tenants. Regional Housing Mandates Like all cities in California, the State mandates that Cupertino identify locations to accommodate its future fair share of regional affordable and market rate housing. The City is currently in the process of updat- ing the Housing Element of the General Plan, concurrent with the larger General Plan Amendment process. The Housing Element is required to provide an inventory of land adequately zoned or planned to be zoned to accommodate its fair share of housing allocation. The Association of Bay Area Governments’ (ABAG) Regional Housing Needs Allocation (RHNA) indicates that the City must plan to accommodate 1,064 units for the upcoming Housing Element cycle. As a part of the Housing Element Update process, the City is reviewing several sites within the city limits for residential potential. Upon review, the housing sites inventory list will be updated to reflect redevelopment and to identify additional sites, if needed, to meet the City’s RHNA obligation. As a result, the City and community are presented with a challenge in trying to identify the best possible locations for future housing in Cupertino. Study Areas A key initial driver of the General Plan Amendment was to understand and evaluate potential development proposals on seven key Study Areas within the city’s major mixed-use corridors in Cupertino. The Study Areas (see the following page) represent locations in Cupertino where property owners have expressed interest in height or development allocation changes, and where more intense development could be located to meet economic development goals within existing major mixed-use corridors. The seven Study Areas include: 1. Cupertino Inn and Goodyear Tire 2. City Center 3. PG&E 4. Mirapath 5. Cupertino Village 6. Vallco Shopping District 7. Stevens Creek Office Center The Study Areas represent a significant amount of land within Cupertino for potential new or repurposed uses (121 acres). Please see the Settings and Opportunities Report for detailed information about each Study Area’s existing uses, building form and character, and parcel sizes. Click here to download the Market Studyi Click here to download the Settings and Opportunities Reporti 21GENERAL PLAN AMENDMENT CONCEPT ALTERNATIVES REPORT SECTION III | CONCEPT ALTERNATIVES LA W R E N C E E X P Y BL A N E Y A V E DE A N Z A B L V D MI L L E R A V E TA N T A U A V E ST E L L I N G A V E STEVENS CREEK BLVD HOMESTEAD RD PRUN ER I DGE WO L F E R D Cupertino Sports Center JollymanPark CreeksidePark WilsonPark Rancho RinconadaCounty Park PortalPark FrancoPark De Anza College Apple Inc. Apple Campus 2 Cupertino Crossroads Center Market Place City Hall Homestead Square The Oaks Cupertino Library Lawson Middle School Collins Elementary School William Faria Elementary School Target/ Bottegas Quinlan Community Center Garden Gate Elementary School Homestead High School Saint Joseph of Cupertino School Cupertino High School 280 85 85 SUNNYVALE SANTA CLARACUPERTINO City Boundary City Parcel Surrounding Cities Water Park Major Road Minor Road Freeway Retail Ofﬁce Civic Education 2 3 4 5 6 7 1 City Center PG&E Study Areas Mirapath Cupertino Village Vallco Shopping District Stevens Creek Ofﬁce Center Cupertino Inn and Goodyear Tire Study Areas Study Area Boundary Study Area1 0 8001600 2400Feet N Garden Gate Cupertino Village Vallco Shopping Center 1 4 3 2 5 6 7 GENERAL PLAN AMENDMENT CONCEPT ALTERNATIVES REPORT SECTION III | CONCEPT ALTERNATIVES 22 Stevens Creek Corridor Bus Rapid Transit (BRT) Santa Clara Valley Transit Authority (VTA), the South Bay’s regional trans- portation agency, is studying the possibility of creating a Bus Rapid Transit (BRT) line along Stevens Creek Boulevard from De Anza College to the Transit Mall in downtown San Jose. The goal of this project is to address projected transit demand along Stevens Creek Boulevard, which is cur- rently the second highest ridership route in the VTA region. VTA is currently studying options to provide a dedicated route for BRT in the center of Stevens Creek Boulevard, which would involve the removal of a driving lane in each direction so it could be dedicated to bus transit. This would allow BRT buses to move more quickly through Cupertino with fewer stops. While a new BRT line along Stevens Creek Boulevard would provide increased transit oppor tunities for residents and students at De Anza College, there were some community concerns expressed about removing a driving lane in each direction. Vallco Shopping Mall The Vallco Shopping Mall (see following page) was originally constructed between 1974 and 1979. The mall has gone into decline in recent years and has lost a number of tenants. Increased competition from other regional malls, such as Stanford Shopping Center, Valley Fair and Santana Row, has taken a significant portion of the market share away from Vallco. While its competitors renovated, expanded and re-tenanted to meet market demands, Vallco has languished with incomplete development, defaults from prior ownerships, prolonged and unrealized redevelopment plans, management changes, and other setbacks. One commonly cited reason for Vallco’s decline is a mismatch between the mall’s midrange stores and the growing affluence and changing demo- graphics of Cupertino and the surrounding area. Another major factor is the competitive nature of regional mall operations, leasing and manage- ment. Vallco has not been able to compete against much larger and more sophisticated shopping destinations else where in the South Bay. A detailed Retail Strategy is forthcoming as part of the General Plan Amendment process. The report identifies two possible scenarios for repositioning Vallco Shopping Mall and creating a more vibrant, economi- cally successful project. The first includes creating an ideal mix of uses that would appeal to Cupertino and extended trade area customers without regard to entitlement or site constraints. The second scenario assumes existing market factors (e.g., competing projects) and legal limitations (e.g., land use regulations and deed restrictions) remain in place. Infor- mation regarding both scenarios was used to help develop Concept Alternatives B and C. School Impacts Increased development in Cupertino, in particular residential growth, could have an impact on schools in the city. As part of the General Plan Amend- ment process, City staff has been coordinating with School District staff to fully understand their concerns and longer-term facility needs. This will include discussions in the near future about how project-wide benefits from new development can be crafted to help directly address school facility, curriculum or safety needs. An example of proposed BRT improvements in Sunnyvale, showing two dedicat- ed bus lanes (red pavement) and enhanced transit stops in the center median VTA’s Stevens Creek Boulevard proposed route map 23GENERAL PLAN AMENDMENT CONCEPT ALTERNATIVES REPORT SECTION III | CONCEPT ALTERNATIVES TA N T A U A V E BL A N E Y PO R T A L WO L F E R D STEVENS CREEK BLVD VALLCO PKY CO L B Y MERRITT FI N C H DE N I S O N WHEATON PE R I M E T E R DRAKE NO R W I C H HO W A R D BAYWOOD AMHERST JU D Y BR E T PEAR TREE MI L L E R RI D G E V I E W ST E R N AUBURN GIAN N I N I CRAFT DA W S O N ME A D O W TWILIGHT CY P R E S S APRICOT BRENDA Alexander’s Steakhouse J.C. Penney Bowlmor Ice Center Cupertino Vallco Shopping Mall Sears 280 Macy’s 316 20 107 316 20 037 316 20 095 316 20 088 316 20 092 316 20 094 316 20 099 316 20 104 316 20 106 316 20 101 316 20 105 316 20 081 316 20 103 316 20 080 316 20 082 316 20 038 316 20 100 Rose Bowl Study Area Boundary Parcel Boundary 0175350700 Feet N Study Area: Vallco Shopping District6 GENERAL PLAN AMENDMENT CONCEPT ALTERNATIVES REPORT SECTION III | CONCEPT ALTERNATIVES 24 CONCEPT ALTERNATIVES Three draft Concept Alternatives outline different future scenarios for how and where change can occur in Cupertino. The alternatives were developed to respond to local and regional economic growth factors and housing needs, while also addressing community desires about the appro- priate location and intensity of potential future development. The concept alternatives capture the input received from outreach efforts and reflects a broad spectrum of opinions and preferences. In general, the alternatives move from less intense to more intense development in the progression from Alternative A to Alternative C. Each Concept Alternative proposes a level of future development intensity above the current 2005 General Plan. This includes changes to land uses, heights and development allocation. The alternatives specifically focus these changes on five major mixed-use corridors in the core of Cupertino: • Homestead Corridor: Includes the area surrounding Homestead Road between Stelling and Blaney avenues, within Cupertino city limits. • North Wolfe Corridor: Includes the area west of Wolfe Road and north of I-280, within Cupertino city limits. • Heart of the City Corridor: Includes the commercial, office, residential and public/quasi-public uses along Stevens Creek Boulevard, and all of the Vallco Shopping District. This corridor has the same boundary as the current Heart of the City Specific Plan. • North De Anza Corridor: Includes the office area along De Anza Bou- levard between Stevens Creek Boulevard and I-280. • South De Anza Corridor: Includes commercial, office and residential areas along De Anza Boulevard south of Stevens Creek Boulevard. The major mixed-use corridors represent key areas within Cupertino where future development could be focused. As a result, all other areas in the city would largely be preserved under any alternative. Protecting and enhanc- The Homestead Corridor runs along the city’s northern border and includes commercial uses, the PG&E facility, and several low, medium and high density residential neighborhoods The North Wolfe Corridor is a major north/south connector that includes office, commercial and hotel uses and is adjacent to the recently approved Apple 2 cam- pus project The North De Anza Corridor is a major north/south connector that includes many office and commercial uses The Heart of the City Corridor includes many of the city’s largest commercial, office, mixed-use and residential uses along Stevens Creek Boulevard. It also includes the entire Vallco Shopping District The South De Anza Corridor is a north/south connector that includes smaller scale commercial, office and residential uses 25GENERAL PLAN AMENDMENT CONCEPT ALTERNATIVES REPORT SECTION III | CONCEPT ALTERNATIVES ing existing neighborhoods is a key theme heard at many General Plan Amendment workshops and meetings. However, each alternative does include some minor development allocation changes within areas outside of the major mixed-use corridors (see Other Special Areas summary on the diagrams). This is because either the 2005 General Plan includes allocation to these areas, there is a need to include some development allocation so existing commercial uses can be remodeled as needed, or the Housing Element identifies residential growth in these areas. Each alternative diagram shows the boundaries and intensity of devel- opment proposed for the five mixed-use corridors. This includes tables that summarize primary uses, maximum residential densities, maximum heights, and development allocation. Tables also summarize specific standards for eight different gateways, nodes and sub areas within the mixed-use corridors. While development allocation is divided by the corri- dors, maximum residential density and building heights vary through each of the eight smaller areas. The reason for this is to identify areas within the mixed-use corridors where residential density and height increase are appropriate if the developer provides project-wide benefits. The narrative descriptions that accompany the diagrams provide a detailed summary of each alternative’s “theme,” purpose and key com- ponents, economic and fiscal impacts, and resulting corridor mobility and design characteristics. Tying Development to Project-wide Benefits Workshop participants suggested that in order to build taller than the maximum allowed height, new development must provide a retail compo- nent and/or project-wide benefits for the City and the community. These benefits include items that were discussed by the community as being needed or desirable in Cupertino. The box to the right identifies an initial list of project-wide benefits for further community discussion. The ratio- nale for this approach is to ensure that new, more intensive development directly benefits- the broader Cupertino community, beyond just eco- nomic or fiscal benefits. The following pages present draft Concept Alternatives A, B and C. PROJECT-WIDE BENEFITS Based upon discretionary review and approval, additional height and residential density may be achieved by incorporating some of the following project-wide benefits into either the design of the project or through direct funding (listed alphabetically):* • Affordable Housing • Arts and Cultural Facility • Bike and Pedestrian Trail • Childcare Center • Community Facility • Conference Space • Museum • Parks and Open Space • Senior Center • School Facility or Funding • Shuttle (move people around commercial areas) • Tax Revenue Generators • Transit Amenities • Transportation Improvements • Youth Facility * Note: this is a draft list and is intended to be refined during the General Plan Amendment process GENERAL PLAN AMENDMENT CONCEPT ALTERNATIVES REPORT SECTION III | CONCEPT ALTERNATIVES 26 Alternative A Themes • Maintain the policies of the 2005 General Plan • Increase office and hotel development allocation • Streamline General Plan area boundaries Summary Alternative A identifies how growth would occur if the City largely con- tinues the policies of the current 2005 General Plan, while making minor development allocation and boundary changes. Under this alternative there are no changes to existing land use designations, height limits or development standards. However, this alternative includes an additional 500,000 square feet of office allocation (1,040,231 total) and 261 hotel rooms (600 total). This alternative also includes streamlining the current 2005 General Plan special center boundaries into a series of five new corri- dor areas. The purpose of Alternative A is to show how office and hotel growth could occur if the City largely continues the policies of the current 2005 General Plan, while making minor development allocation and boundary changes. This specifically includes focusing office allocation increases within the Heart of the City Corridor, which is the area that can absorb new office development under the framework of the 2005 General Plan. Alternative A does not add additional citywide residential allocation. However, it does redistribute the existing allocation in order to address Housing Element requirements. State law requires the City to identify land suitable to hold its regional fair share of housing for the 2014-2022 time frame (known as the RHNA allocation). The current RHNA allocation is 1,064, which is below the City’s existing residential allocation (1,895 total). This alternative meets current RHNA requirements. However, this alterna- tive does not include enough residential allocations to fully achieve the One Bay Area target for 2040 (discussed later under Alternatives B and C). Economic and Fiscal Impacts This alternative results in additional office and hotel development under the framework of the current 2005 General Plan. New growth is focused in the Heart of the City Corridor because this area can most easily accom- modate new development. While the increased development allocations would allow for some economic growth in Cupertino, the amount of new office and hotel development included in Alternative A would have minimal fiscal benefits to the City. The land use standards in the 2005 General Plan do not facilitate the development of larger corporate head- quarters or major commercial projects. As a result, Vallco Shopping Mall would remain the same under this alternative because there is not enough allocation or economic incentive to redevelop the site. Corridor Mobility and Design Characteristics Homestead Corridor: This corridor continues to be a predominantly res- idential area with a series of low-rise neighborhood commercial centers. Homestead Road is improved with new pedestrian crossings at the De Anza Boulevard, Wolfe Road and Tantau Avenue intersections. North Wolfe Corridor: This corridor remains a key north/south connec- tion between Cupertino Village and I-280. It is also a key access road for the new Apple Campus 2 development. Wolfe Road is improved with new bike lanes and pedestrian crossings at Homestead Road, Vallco Parkway, Pruneridge Avenue and Stevens Creek Boulevard. Heart of the City Corridor: This corridor remains the core mixed-use area in Cupertino, with a series of low- to mid-rise commercial, office, hotel and residential uses. Stevens Creek Boulevard has improved pedestrian cross- ings at Stelling Road, De Anza Boulevard and Wolfe Road. North De Anza Corridor: This corridor remains a predominantly mid-rise office area between Stevens Creek Boulevard and I-280. De Anza Bou- levard has additional bike lanes and pedestrian crossings at Homestead Road and Stevens Creek Boulevard. 27GENERAL PLAN AMENDMENT CONCEPT ALTERNATIVES REPORT SECTION III | CONCEPT ALTERNATIVES Lehigh PermanenteQuarry and LehighHanson Cement Plant City Hall De Anza College Apple Campus 2280 85 280 280 85 85 85 CUPERTINO SUNNYVALE SARATOGA WEST VALLEY SANTA CLARA ·········· Development Allocation Commercial..........70,000 s.f. Ofﬁce....................10,000 s.f. Hotel.....................125 rooms Residential............200 units Homestead Corridor Primary Uses Commercial, Ofﬁce and Residential Maximum Residential Density 10 (between Blaney and Blue Jay), 20 (between Blue Jay and De Anza, and north side of Homestead between De Anza and Franco), 35 (south side of Homestead between De Anza and Sunnyvale) units per acre Maximum Height 30 feet, or 45 feet (south side between De Anza and Stelling) Development Allocation Commercial..........50,000 s.f. Ofﬁce....................30,000 s.f. Hotel.....................100 rooms Residential............100 units North Wolfe Corridor Primary Uses Commercial, Ofﬁce and Residential Maximum Residential Density 25 units per acre Maximum Height 60 feet Development Allocation Commercial..........500,000 s.f. Ofﬁce....................315,000 s.f. Hotel.....................375 rooms Residential............1,000 units Heart of the City Corridor Primary Uses Commercial, Ofﬁce and Residential Maximum Residential Density 25 or 35 (South Vallco) units per acre Maximum Height 45 feet Development Allocation Commercial..........10,000 s.f. Ofﬁce....................25,000 s.f. Hotel.....................none Residential............170 units North De Anza Corridor Primary Uses Ofﬁce Maximum Residential Density 25 units per acre Maximum Height 45 feet Development Allocation Commercial..........50,000 s.f. Ofﬁce....................10,000 s.f. Hotel.....................none Residential...........150 units South De Anza Corridor Primary Uses Commercial, Medium-High Density Residential and Public/Quasi-Public Maximum Residential Density 25 units per acre Maximum Height 30 feet Citywide Development Summary Existing Alternative A Difference 17,113 s.f. 390,000 s.f. 695,629 s.f. 680,000 s.f. 339 rooms 600 rooms 1416 units 1620 units 523,118 s.f. 650,231 s.f. 5,784 s.f. 21,413 s.f. 0 0 479 units 275 units 540,231 s.f. 1,040,231 s.f. 701,413 s.f. 701,413 s.f. 339 rooms 600 rooms 1,895 units 1,895 units Citywide Development Allocation Existing Alternative A Difference 17,113 s.f. 390,000 s.f. 695,629 s.f. 680,000 s.f. 339 rooms 600 rooms 1,416 units 1,620 units 523,118 s.f. 650,231 s.f. 5,784 s.f. 21,413 s.f. 0 0 479 units 275 units 540,231 s.f. 1,040,231 s.f. 701,413 s.f. 701,413 s.f. 339 rooms 600 rooms 1,895 units 1,895 units Major Corridors Ofﬁce Commercial Hotel Residential Other Special Areas* Ofﬁce Commercial Hotel Residential Total Ofﬁce Commercial Hotel Residential +372,887 s.f. - 15,629 s.f. +261 rooms +204 units +127,113 s.f. +15,629 s.f. 0 - 204 units +500,000 s.f. 0 +261 rooms 0 * Includes Bubb Road, Fairgrove, Monta Vista, Oak Valley, Other Neighborhoods, Major Employers and Other Commercial Centers, as deﬁned in the 2005 General Plan STEVENS CREEK BLVD WO L F E R D DE A N Z A B L V D DE A N Z A B L V D HOMESTEAD RD Stelling Gateway Primary Uses Commercial and Residential Maximum Residential Density 35 units per acre Maximum Height 30 (west side of Stelling) or 45 (east side of Stelling) feet Stevens Creek and 85 Gateway Primary Uses Commercial and Residential Maximum Residential Density 25 units per acre Maximum Height 45 feet North Crossroads Sub Area Primary Uses Commercial, Ofﬁce and Residential Maximum Residential Density 25 units per acre Maximum Height 45 feet City Center Node Primary Uses Commercial, Ofﬁce and Residential Maximum Residential Density 25 units per acre Maximum Height 45 feet South Vallco Gateway West Primary Uses Commercial, Ofﬁce and Residential Maximum Residential Density 35 units per acre Maximum Height 45 feet, or 60 feet with a retail component South Vallco Gateway East Primary Uses Commercial, Ofﬁce and Residential Maximum Residential Density 35 units per acre Maximum Height 45 feet, or 60 feet with a retail component North Vallco Gateway Primary Uses Commercial and Ofﬁce Maximum Residential Density 25 units per acre Maximum Height 60 feet North De Anza Gateway Primary Uses Commercial and Ofﬁce Maximum Residential Density 35 units per acre Maximum Height 45 feet 08001600 2400 Feet N Legend City Boundary Key Intersections Alternative A GENERAL PLAN AMENDMENT CONCEPT ALTERNATIVES REPORT SECTION III | CONCEPT ALTERNATIVES 28 Alternative B Themes • Focus new growth along major mixed-use corridors • Revise density and height standards at key nodes, gateways and sub areas along major mixed-use corridors • Increase office, hotel and residential development allocations • Support the redevelopment of the Vallco Shopping District by reallocating existing commercial allocation • Streamline General Plan area boundaries Summary Alternative B identifies how growth would occur if the City made a series of key policy changes. This alternative includes increased heights and residential densities within key nodes, gateways and sub areas. It also includes an additional 2,000,000 square feet of office allocation (2,540,231 total), 500 hotel rooms (839 total) and 1,421 residential units (3,316 total). While the diagram does show increased commercial allocation (+642,266 square feet), this would actually come directly from the Vallco Shopping Mall through its redevelopment and would not be new citywide commer- cial allocation. Similar to Alternative A, this scenario includes streamlining the current 2005 General Plan special center boundaries. The purpose of Alternative B is to show how the City can focus devel- opment along major mixed-use corridors in order to create more complete commercial, office and entertainment areas, and to address mid-term housing needs. This alternative allows Cupertino to build upon the already established strengths of its major corridors, including pro- tecting the high visibility and easy access to local businesses. It increases development allocations at a level above Alternative A in order to better capture retail sales leakage and regional demand for office development. Additional height or density in key nodes, gateways and sub areas along the corridors may be allocated if a development meets certain criteria (e.g., includes a retail component or provides project-wide benefits). In addition to land use changes, this alternative includes a broader range of Complete Streets and transit improvements than those included under Alternative A. These improvements better connect the major mixed-use corridors to surrounding residential neighborhoods through bicycle, pedestrian and intersection improvements. This alternative also includes studying the proposed Bus Rapid Transit (BRT) line along Stevens Creek Boulevard, which connects De Anza College and major intersections in Cupertino to Santa Clara, San Jose and the greater Bay Area. Similar to Alternative A, this alternative adds additional residential alloca- tion as part of the Housing Element update. However, it adds 1,421 new residential allocations that will meet both the current RHNA requirements and 75 percent of the 2040 One Bay Area targets. As a result, this alterna- tive better helps the City meet mid-term housing requirements that will be needed during the next Housing Element update cycle. Economic and Fiscal Impacts Alternative B provides more incentives for redeveloping Cupertino’s major mixed-use corridors because of the increased height limits and development allocation. This facilitates economic growth and results in new projects that will provide a stronger fiscal benefit to the City (e.g., better retail, office and mixed-use projects). The Vallco Shopping Mall will be redeveloped into a “retail boulevard” with a mix of office, retail, hotel and residential uses. In addition to economic and fiscal benefits, the redevelopment of the Vallco site will provide more retail, service and entertainment to the Cupertino community. Corridor Mobility and Design Characteristics Homestead Corridor: This corridor continues to be a predominantly res- idential area with a series of low-rise neighborhood commercial centers. Homestead Road is improved with new pedestrian crossings at De Anza Boulevard, Blaney Avenue, Wolfe Road and Tantau Avenue. North Wolfe Corridor: This corridor continues to be a predominantly office, hotel and residential area with a series of low-rise neighborhood commercial centers. Wolfe Road includes bike lanes and improved pedes- trian crossings at Homestead Road and Stevens Creek Boulevard. Heart of the City Corridor: This corridor remains the core commercial corridor in Cupertino, with a series of low-, mid- and high-rise commercial and office uses. It also includes new housing development in a mixed-use format with retail uses. Stevens Creek Boulevard is improved with new pedestrian crossings at Mary Avenue, Stelling Road, De Anza Boulevard, Wolfe Road, Finch Avenue and Tantau Avenue. In particular, the Vallco Shopping Mall area is redeveloped as a “retail boulevard” similar to Santana Row in San Jose, with a mix of office, retail, hotel and residential uses. Wolfe Road includes bike lanes and improved pedestrian crossings at Homestead Road and Stevens Creek Boulevard. It also includes housing development in a mixed-use format with retail and/ or office uses. North De Anza Corridor: This corridor remains a predominantly office and hotel area with mid- to high-rise buildings from Stevens Creek Bou- levard to I-280. De Anza Boulevard is improved with new bike lanes and pedestrian crossings at Stevens Creek Boulevard. South De Anza South Corridor: This corridor remains a predominantly general commercial area south of Stevens Creek Boulevard. 29GENERAL PLAN AMENDMENT CONCEPT ALTERNATIVES REPORT SECTION III | CONCEPT ALTERNATIVES Lehigh Permanente Quarry and LehighHanson Cement Plant City Hall De Anza College Apple Campus 2280 85 280 280 85 85 85 CUPERTINO SUNNYVALE SARATOGA WEST VALLEY SANTA CLARA Existing Alternative C Difference 17,113 s.f. 2,790,000 s.f. 695,629 s.f. 1,250,000 s.f. 339 rooms 1339 rooms 1416 units 3900 units 523,118 s.f. 750,231 s.f. 5,784 s.f. 93,679 s.f. 0 0 479 units 521 units 540,231 s.f. 3,540,231 s.f. 701,413 s.f. 1,343,679 s.f. 339 rooms 1,339 rooms 1,895 units 4,421 units ·· · ···· · ·· Development Allocation Commercial..........250,000 s.f. Ofﬁce....................25,000 s.f. Hotel.....................150 rooms Residential............550 units Homestead Corridor Primary Uses Commercial, Ofﬁce and Residential Maximum Residential Density 10 (between Blaney and Blue Jay), 20 (between Blue Jay and De Anza, and north side of Homestead between De Anza and Franco), 35 (south side of Homestead between De Anza and Sunnyvale) units per acre Maximum Height 30 feet, or 45 feet (south side between De Anza and Stelling) Development Allocation Commercial..........100,000 s.f. Ofﬁce....................75,000 s.f. Hotel.....................150 rooms Residential............230 units North Wolfe Corridor Primary Uses Commercial, Ofﬁce, Residential Maximum Residential Density 25 unites per acre Maximum Height 60 feet Development Allocation Commercial..........750,000 s.f. Ofﬁce....................1,500,000 s.f. Hotel.....................439 rooms Residential............1,570 units Heart of the City Corridor Primary Uses Commercial, Ofﬁce and Residential Maximum Residential Density 25 units (35 units South Vallco) Maximum Height 45 feet Development Allocation Commercial..........25,000 s.f. Ofﬁce....................200,000 s.f. Hotel.....................100 rooms Residential............170 units North De Anza Corridor Primary Uses Ofﬁce Maximum Residential Density 25 units per acre Maximum Height 60 feet Development Allocation Commercial..........125,000 s.f. Ofﬁce....................25,000 s.f. Hotel.....................none Residential............301 units South De Anza Corridor ·· · ····· · · South De Anza Corridor Citywide Development Allocation ·· · ···· · ·· · ····· · · + 1,807,887 s.f. + 554,371 s.f. ** + 500 rooms + 1,405 units + 192,113 s.f. + 87,895 s.f. ** 0 + 16 units + 2,000,000 s.f. + 642,266 s.f. ** + 500 rooms + 1,421 units Existing Alternative B Difference 17,113 s.f. 1,825,000 s.f. 695,629 s.f. 1,250,000 s.f. 339 rooms 839 rooms 1,416 units 2,821 units 523,118 s.f. 715,231 s.f. 5,784 s.f. 93,679 s.f. 0 0 479 units 495 units 540,231 s.f. 2,540,231 s.f. 701,413 s.f. 1,343,679 s.f. 339 rooms 839 rooms 1,895 units 3,316 units Primary Uses Ofﬁce Maximum Residential Density 25 units per acre Maximum Height 30 feet * Includes Bubb Road, Fairgrove, Monta Vista, Oak Valley, Other Neighborhoods and Other Employment Centers, as deﬁned in the 2005 General Plan Major Corridors Ofﬁce Commercial Hotel Residential Other Special Areas* Ofﬁce Commercial Hotel Residential Total Ofﬁce Commercial Hotel Residential ** Assumes complete Vallco demolition - backﬁll of existing square footage STEVENS CREEK BLVD WO L F E R D DE A N Z A B L V D DE A N Z A B L V D HOMESTEAD RD Stevens Creek and 85 Gateway Primary Uses Commercial, Ofﬁce and Residential Maximum Residential Density 25 units per acre Maximum Height 45 feet, or 60 feet with a retail component North Crossroads Sub Area Primary Uses Commercial, Ofﬁce and Residential Maximum Residential Density 25 units per acre Maximum Height 45 feet, or 60 feet with a retail component City Center Node Primary Uses Commercial, Ofﬁce and Residential Maximum Residential Density 25 units per acre Maximum Height 60 feet, 75 feet with a retail component. = 90 feet with retail and project-wide beneﬁts South Vallco Gateway West Primary Uses Commercial, Ofﬁce and Residential Maximum Residential Density 35 units per acre Maximum Height 45 feet, or 60 feet with a retail component. 75 feet along Stevens Creek Blvd and Wolfe Rd with retail and project-wide beneﬁts South Vallco Gateway East Primary Uses Commercial, Ofﬁce and Residential Maximum Residential Density 35 units per acre Maximum Height 60 feet, or 75 feet with a retail component. = 110 feet with retail and project-wide beneﬁts North Vallco Gateway Primary Uses Commercial, Ofﬁce and Residential Maximum Residential Density 25 units per acre Maximum Height 60 feet, or 75 feet with a retail component along Wolfe Rd. = 95 feet along Wolfe Road with retail and project-wide beneﬁts North De Anza Gateway Primary Uses Commercial, Ofﬁce and Residential Maximum Residential Density 35 units per acre Maximum Height 60 feet, or 75 feet with a retail component. = 95 feet with retail and project-wide beneﬁts Stelling Gateway Primary Uses Commercial and Residential Maximum Residential Density 35 units per acre Maximum Height 45 feet, or 60 with a retail component * ** * * * * * * * * * * 08001600 2400 Feet N Alternative B Legend City Boundary BRT Stop BRT Line Key Intersections * Additional height allowances w/ retail and project-wide beneﬁts GENERAL PLAN AMENDMENT CONCEPT ALTERNATIVES REPORT SECTION III | CONCEPT ALTERNATIVES 30 Alternative C Themes • Revise density and height standards at key nodes, gateways and sub areas along major mixed-use corridors • Increase office, hotel and residential development allocations • Support the redevelopment of the Vallco Shopping District by reallocating existing commercial allocation • Streamline General Plan area boundaries Summary Alternative C identifies how growth would occur if the City used a similar approach as Alternative B, but focused additional allocation and intensity to the Vallco Shopping Mall site to allow for its full redevelopment. This alternative includes increased heights and residential densities within the South Vallco Gateway West and South Vallco Gateway East areas. It includes an additional 3,500,000 square feet of office allocation (4,040,231 total), 1,000 hotel rooms (1,339 total) and 2,526 residential units (4,421 total). Similar to Alternatives A and B, it also includes streamlining the current 2005 General Plan special center boundaries. And similar to Alter- native B, it assumes that the current commercial allocation at the Vallco mall could be reused for a new project. The purpose of Alternative C is to identify a way to transform the Vallco Shopping Mall into a locally and regionally significant retail, employment, housing and entertainment destination, and fully account for long-term housing needs. Under this alternative, the Vallco area becomes the “downtown” of Cupertino, serving the mixed-use hub for residents, workers and the larger region. It also increases develop- ment allocations at a level above both Alternatives A and B in order to fully capture retail sales leakage and regional demand for office and hotel development. This alternative also reflects the development intensity desired by the developers at the study area. Additional height or density in key nodes, gateways and sub areas on the corridors may be allocated if a development meets certain criteria (e.g., includes a retail component, is away from residential neighborhoods or is near freeways) and provides project-wide benefits. Similar to Alternative B, this alternative includes the broader range of Complete Streets and transit improvements, such as bicycle, pedestrian and intersection improvements and the addition of the proposed Bus Rapid Transit (BRT) along Stevens Creek Boulevard. Alternative C also includes updating the Housing Element as required by State law. Housing Element sites under this alternative would have a density of 35 units per acre. This alternative also includes an option for an allocation of 4,421 units (2,526 units more than currently allocated in the General Plan), to be consistent with 2040 One Bay Area targets. Economic and Fiscal Impacts This alternative fully captures current and projected retail sales leakage and regional demands for office and hotel development. It also promotes higher intensity development that is more walkable, bikeable and tran- sit-oriented. This includes changing land use and development standards, in particular increasing height. As a result of these change, development potential and incentives are provided at a level that will allow Cupertino to be more economically competitive with surrounding cities and the larger South Bay region. This will help attract creative and innovative compa- nies that will strengthen and diversify both the city’s workforce and fiscal revenue base. This alternative will also result in significant improvements to the Vallco Shopping Mall, transforming it into a vibrant and synergistic downtown mixed-use area for Cupertino. Corridor Mobility and Design Characteristics Homestead Corridor: This corridor continues to be a predominantly res- idential area with a series of low-rise neighborhood commercial centers. Homestead Road is improved with new pedestrian crossings at De Anza Boulevard, Blaney Avenue, Wolfe Road and Tantau Avenue. North Wolfe Corridor: This corridor continues to be a predominantly office, hotel and residential area with a series of low- to mid-rise neighbor- hood mixed-use centers. Wolfe Road includes bike lanes and improved pedestrian crossings at Homestead Road and Stevens Creek Boulevard. Heart of the City Corridor: This corridor remains the core commercial corridor in Cupertino, with a series of low- to mid-rise commercial and mid-to-high rise mixed-use center. It also includes new housing develop- ment in a mixed-use format with retail uses. Stevens Creek Boulevard is improved with pedestrian crossings at Mary Avenue, Stelling Road, De Anza Boulevard, Wolfe Road, Finch Avenue and Tantau Avenue. In particular, the Vallco Shopping Mall site would be transformed into a new mixed-use “downtown” for Cupertino. It includes a new network of side streets, pathways and plazas to support the downtown feel of the revitalized area. North De Anza Corridor: This corridor remains a predominantly office area with many mid-rise buildings. De Anza Boulevard is improved with new bike lanes and pedestrian crossings at Homestead Road and Stevens Creek Boulevard. South De Anza Corridor: This corridor remains a predominantly general commercial area south of Stevens Creek Boulevard. 31GENERAL PLAN AMENDMENT CONCEPT ALTERNATIVES REPORT SECTION III | CONCEPT ALTERNATIVES Lehigh PermanenteQuarry and LehighHanson Cement Plant City Hall De Anza College Apple Campus 2280 85 280 280 85 85 85 CUPERTINO SUNNYVALE SARATOGA WEST VALLEY SANTA CLARA ·········· 100,000 s.f. 200 rooms 200 units Development Allocation Commercial..........250,000 s.f. Ofﬁce....................50,000 s.f. Hotel.....................300 rooms Residential............1,000 units Homestead Corridor Primary Uses Commercial, Ofﬁce and Residential Maximum Residential Density 10 (between Blaney and Blue Jay), 20 (between Blue Jay and De Anza, and north side of Homestead between De Anza and Franco), 35 (south side of Homestead between De Anza and Sunnyvale) units per acre Maximum Height 30 feet, or 45 feet (south side between De Anza and Stelling) Development Allocation Commercial..........100,000 s.f. Ofﬁce....................90,000 s.f. Hotel.....................300 rooms Residential............230 units North Wolfe Corridor Primary Uses Commercial, Ofﬁce and Residential Maximum Residential Density 25 units per acre Maximum Height 60 feet Development Allocation Commercial..........750,000 s.f. Ofﬁce....................2,700,000 s.f. Hotel.....................639 rooms Residential............2,100 units Heart of the City Corridor Primary Uses Commercial, Ofﬁce and Residential Maximum Residential Density 25 or 35 (South Vallco) units per acre Maximum Height 45 feet Development Allocation Commercial..........25,000 s.f. Ofﬁce....................400,000 s.f. Hotel.....................100 rooms Residential............170 units North De Anza Corridor Primary Uses Ofﬁce Maximum Residential Density 25 units per acre Maximum Height 75 feet Development Allocation Commercial..........125,000 s.f. Ofﬁce....................50,000 s.f. Hotel.....................none Residential............400 units South De Anza Corridor Primary Uses Ofﬁce Maximum Residential Density 25 units per acre Maximum Height 30 feet ·········· ··········South De Anza Corridor Citywide Development Allocation Existing Alternative C Difference 17,113 s.f. 3,290,000 s.f. 695,629 s.f. 1,250,000 s.f. 339 rooms 1,339 rooms 1,416 units 3,900 units 523,118 s.f. 750,231 s.f. 5,784 s.f. 93,679 s.f. 0 0 479 units 521 units 540,231 s.f. 4,040,231 s.f. 701,413 s.f. 1,343,679 s.f. 339 rooms 1,339 rooms 1,895 units 4,421 units Major Corridors Ofﬁce Commercial Hotel Residential Other Special Areas* Ofﬁce Commercial Hotel Residential Total Ofﬁce Commercial Hotel Residential + 2,772,887 s.f. + 554,371 s.f. ** + 1,000 rooms + 2,484 units + 227,113 s.f. + 87,895 s.f. ** 0 + 42 units + 3,500,000 s.f. + 642,266 s.f. ** + 1,000 rooms + 2,526 units * Includes Bubb Road, Fairgrove, Monta Vista, Oak Valley, Other Neighborhoods, Major Employers and Commercial Centers, as deﬁned in the 2005 General Plan ** Assumes complete Vallco demolition - backﬁll of existing square footage STEVENS CREEK BLVD WO L F E R D DE A N Z A B L V D DE A N Z A B L V D HOMESTEAD RD North Crossroads Sub Area Primary Uses Commercial, Ofﬁce and Residential Maximum Residential Density 25 units per acre Maximum Height 60 feet, or 75 with a retail component City Center Node Primary Uses Commercial, Ofﬁce and Residential Maximum Residential Density 25 units per acre Maximum Height 75 feet, or 90 feet with a retail component. = 110 feet with retail and project-wide beneﬁts South Vallco Gateway East Primary Uses Commercial, Ofﬁce and Residential Maximum Residential Density 35 units per acre Maximum Height 75 feet or 90 feet with retail. = 160 feet with retail and project-wide beneﬁts North Vallco Gateway Primary Uses Commercial, Ofﬁce and Residential Maximum Residential Density 25 units per acre Maximum Height 60 feet, or 75 feet with a retail component. = 130 feet along Wolfe Rd with retail and project-wide beneﬁts North De Anza Gateway Primary Uses Commercial, Ofﬁce and Residential Maximum Residential Density 35 units per acre Maximum Height 60 feet, or 75 feet with a retail component. =145 feet with retail and project-wide beneﬁts South Vallco Gateway West Primary Uses Commercial, Ofﬁce and Residential Maximum Residential Density 35 units per acre Maximum Height 60 feet, or 75 with a retail component. 85 feet along Stevens Creek Blvd and Wolfe Rd with retail and project-wide beneﬁts Stelling Gateway Primary Uses Commercial and Residential Maximum Residential Density 35 units per acre Maximum Height 45 feet, or 60 feet with a retail component Stevens Creek and 85 Gateway Primary Uses Commercial, Ofﬁce and Residential Maximum Residential Density 25 units per acre Maximum Height 60 feet, or 75 feet with a retail component * ** * * * * * * * * * 08001600 2400 Feet N Legend City Boundary BRT Stop BRT Line Key Intersections Alternative C * Additional height allowances w/ retail and project-wide beneﬁts GENERAL PLAN AMENDMENT CONCEPT ALTERNATIVES REPORT SECTION III | CONCEPT ALTERNATIVES 32 Study Area Alternative A Alternative B Alternative C 1. Cupertino Inn and Goodyear Tire Remains a hotel (Cupertino Inn) with a new low-rise hotel at the Good- year Tire site. Maximum height remains unchanged at 45 feet (three to four stories). Could include a six to seven story, 200 room hotel with conference facility on the Goodyear Tire site. Maximum height would be 60 feet (up to 90 feet if there is a retail component and project-wide benefits are provided). Remains a hotel (Cupertino Inn) and new 250-room hotel/conference facility at the Goodyear Tire site. Maximum height would be 60 feet (up to 130 feet if there is a retail component and project-wide benefits are provided). 2. City Center Could include some modest increases in commercial, office and resi- dential uses. Maximum height remains unchanged at 45 feet (three to four stories). Maximum residential density remains unchanged at 25 units per acre. Could include new office and residential uses. Maximum height would be 60 feet (up to 90 feet if there is a retail component and project-wide benefits are provided). Could include a new 500,000 square foot office building with 16,000 square feet of commercial and residential development at 25 units per acre. Maximum height would be 75 feet (up to 110 feet if there is a retail component and project-wide benefits are provided). 3. PG&E Remains a public/quasi-public site. Would keep operating its public/quasi-public use. However, the new General Commercial (CG) designation allows a commercial site that could support a retail store/center. Would keep operating its public/quasi-public use. However, the new General Commercial (CG) designation allows a commercial site that could support a retail store/center. 4. Mirapath Is rezoned to accommodate light industrial and commercial use. Maximum height remains unchanged at 35 feet (two to three stories). Is rezoned to accommodate light industrial and commercial use. Maximum height remains unchanged at 30 feet (two to three stories). Is rezoned to accommodate light industrial and commercial use. Maxi- mum height remains unchanged at 45 feet (three to four stories). 5. Cupertino Village Could include a mix of retail and residential uses. Maximum height remains unchanged at 45 feet (three to four stories). Maximum residen- tial density remains unchanged at 25 units per acre. Could include a redeveloped mixed use hotel, retail and residential project. Maximum height would be 60 feet (up to 95 feet if it falls within the North Vallco Gateway area, and there is a retail component and project-wide benefits are provided). Could include a redeveloped mixed use hotel, retail and residential project. Maximum height would be 60 feet (up to 130 feet if it falls with- in the North Vallco Gateway area, and there is a retail component and project-wide benefits are provided). 6. Vallco Shopping District Could include new low-mid rise office uses or a hotel. Maximum build- ing height remains unchanged at 45 feet (three to four stories) and 60 feet (four to five stories) with retail below. Could redevelop the Vallco Shopping Mall as a retail boulevard, supported by new office and residential uses. Maximum height would be 45 feet (up to 60 feet if there is a retail component and community benefits are provided) in South Vallco Gateway West and 60 feet (up to 110 feet if there is a retail component and community benefits are provided) in South Vallco Gateway East. Could include a major redesign of the Vallco Mall area to create a true downtown for Cupertino. Uses would include commercial, office, residential, public/quasi-public and hotel. Maximum height would be 60 feet (up to 85 feet if there is a retail component and project-wide benefits are provided) in South Vallco Gateway West and 75 feet (up to 160 feet if there is a retail component and project-wide benefits are provided) in South Vallco Gateway East. 7. Stevens Creek Office Center Could include additional office, commercial, hotel and residential uses. Maximum height remains unchanged at 45 feet (three to four stories). Maximum residential density remains unchanged at 25 units per acre. Could include expanded office and commercial development. Maximum height would remain unchanged 45 feet. Could include new hotel, commercial and residential mixed-use devel- opment. Maximum heights would be 60 feet (up to 75 feet if there is a retail component and project-wide benefits are provided). STUDY AREA POTENTIAL PROJECTS The following table identifies potential projects that could be proposed at each of the seven project Study Areas based on the land use, height and development allocation included under each Concept Alternative. While these are potential projects, individual property owners may choose to propose a different project so long as it is consistent with the General Plan. It is important the General Plan itself does not approve or entitle any specific project. Property owners have control over when and if they wish to propose a project, and final decisions are made on a case-by-case basis by City staff and/or the Planning Commission and City Council through a public review process. IV. Next Steps GENERAL PLAN AMENDMENT CONCEPT ALTERNATIVES REPORT SECTION IV | NEXT STEPS 34 Continuing the DiscussionThe Concept Alternatives presented in this report are designed to be the starting point for a more focused community discussion on how the major mixed-use corridors in Cupertino might change during the next 26 years (2014-2040). Over the next few months, the com- munity, study area stakeholders, City Commissioners and City Council members will review, discuss and refine the draft Concept Alternatives. On March 4, 2014, the City Council will provide direction on a preferred alternative that will become the basis for preparing a draft General Plan Amendment. STAY INVOLVED! The project website is the community’s portal for all information and documents related to the General Plan Amendment and Housing Element Update. This includes recent news, upcoming events, a project schedule, maps and documents. On the website you can also submit any comments or questions you have regarding the project, and enter your email address to receive periodic project email notifications. NEAR-TERM PUBLIC MEETINGS AND STUDY SESSIONS The City will hold a series of public workshops and study sessions in early 2014 to discuss and refine the draft Concept Alternatives. All workshops and study sessions are scheduled to be held at the Cupertino Community Hall. Please note that meeting dates, times and locations are subject to change, so please check the project website often for updates. Planning Commission Open House and Study Session February 19, 2014, starting at 6:30 p.m. Topic: General Plan Amendment Concept Alternatives Report presentation and discussion, and Housing Element policy and sites discussion City Council Study Session March 4, 2014, starting at 3:00 p.m. Topic: General Plan Amendment Concept Alternatives Report presentation and discussion, and Housing Element policy and sites discussion Environmental Scoping Meeting March 11, 2014, starting at 5:00 p.m. Topic: General Plan Amendment and Housing Element Environmental scoping discussion City Council and Planning Commission Study Session April 1, 2014, starting at 3:00 p.m. Topic: Draft General Plan Amendment concepts and discussion A group discussing ideas during the Neighborhood Meeting Participants completing the Vallco Shopping District mapping exercise during Community-wide Workshop #2 www.cupertinogpa.org 35GENERAL PLAN AMENDMENT CONCEPT ALTERNATIVES REPORT SECTION IV | NEXT STEPS SOURCES Project Documents (all project documents are available at: www.cupertinogpa.org) Community-wide Workshop #1 Summary, July 2013. Corridor Mobility and Design Concepts Input Summary, February 2014. Market Study, February 2014. Settings and Opportunities Report, September 2013. Other Documents and Reports City of Cupertino, Citywide Geographical Information System (GIS), 2013. City of Cupertino, General Plan 2000–2020, adopted November 2005. City of Cupertino, General Plan Amendment Settings and Opportunities Report, September 2013. City of Cupertino, Heart of the City Specific Plan, adopted January 2012 City of Cupertino, North Vallco Master Plan, 2007. City of Cupertino, South Vallco Master Plan, 2008. Santa Clara Valley Transportation Authority, Bus Rapid Transit Strategic Plan, May 2009. Santa Clara Valley Transportation Authority, Valley Transportation Plan 2040 Fact Sheet, February 2013. Online Resources City of Cupertino: www.cupertino.org Cupertino Union School District: www.edline.net/pages/Cupertino_Union_SD Santa Clara County Assessor’s Parcel Database: www.sccassessor.org Santa Clara Valley Transportation Authority: www.vta.org Stevens Creek Bus Rapid Transit (BRT) Project: www.vta.org/stevens-creek-brt ACKNOWLEDGMENTS City Council Gilbert Wong, Mayor Rod Sinks, Vice Mayor Barry Chang, Council Member Orrin Mahoney, Council Member Mark Santoro, Council Member Planning Commission Don Sun, Chair Paul Brophy, Vice Chair Alan Takahashi, Commissioner Margaret Gong, Commissioner Winnie Lee, Commissioner City Staff David Brandt, City Manager Colleen Winchester, Assistant City Attorney Aarti Shrivastava, Community Development Director Gary Chao, Assistant Director of Community Development Piu Ghosh, Senior Planner Christopher Valenzuela, Senior Planner George Schroeder, Associate Planner Simon Vuong, Associate Planner Diana Pancholi, Assistant Planner Angela Tsui, Economic Development Manager Timm Borden, Public Works Director Julia Kinst, Administrative Assistant Beth Ebben, Administrative Assistant Workshop Support Aki Honda Snelling Alex Wykoff Andrea Sanders Alyssa Carlsen Chad Mosley Cheri Donnelly Chylene Osborne Colleen Lettire Donna Henriques Erin Cooke Erwin Ching Grace Schmidt Hella Sanders Jeff Greef Kaitie Groeneweg Kirsten Squarcia Kristina Alfaro Louis Sarmiento Melissa Names Melissa Tronquet Michelle Combs Pete Coglianese Rei Delgado Robert Kim Ron Bullock Ryan Roman Stephen Rose Sylvia Mendez Tiffanie Cardenas Winnie Pagan Consultant Team Daniel Iacofano, MIG Chris Beynon, MIG Dan Amsden, MIG Laura Stetson, MIG Genevieve Sharrow, MIG Jeff Liljegren, MIG Marissa Reilly, MIG Janet Smith-Heimer, BAE Urban Economics David Shiver, BAE Urban Economics Ray Kennedy, BAE Urban Economics Stephanie Hagar, BAE Urban Economics David Greensfelder, Greensfelder CRE GENERAL PLAN AMENDMENT CONCEPT ALTERNATIVES REPORT SECTION IV | NEXT STEPS 36 www.cupertinogpa.org