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Development Intensity Manual - May, 1990
City of Cupertino DEVELOPMENT INTENSITy mANu Revised:May, 1990 . . •''''.• -.P•40e '0. •• •-4, • . , • 4,••••:.-r.•-•4•,•,!147: • , •• "• • • . . aaalP14' .• • 44.11 P 7; • • •••:•c ?,• .. • flAs• !kr ' A7:44t101„4 :40 • ttiateXI • Table of Contents Introduction Section One Traffic Intensity Performance Standard (TIPS) PURPOSE OF THE TIPS -1 STANDARD TRIP GENERATION RATES 1-1 Applying Trip Generation Rates 1-1 TIPS Exception - Pre 1973 Shopping Centers 1-3 Modifying Trip Generation Rates 4 BUYING, SELLING AND TRANSFERRING TRIPS 1-4 MONITORING ACTIVITIES 1-4 ---- _ ' Section Two Floor Area Ratio Application DEFINITION OF FLOOR AREA RATIO 2-1 GEOGRAPHICAL APPLICATION 2-1 Vallco Park Crossroads Shopping District 2-2 Monta Vista 2-3 Balance of the Community 2-3 2-3 FLOOR AREA RATIO FOR SPECIFIC USES Pre-1973 Shopping Centers 2-3 Motel Development "Extraordinary" Uses 2-4 2-4 Table of Contents FAR ADJUSTMENTS AND EXCLUSIONS 2-5 Small, Substandard Lot Redevelopment "B 2-5 Housing Exclusion in Mixed Use Develo onus 2-5 Outdoor Seating Exclusion - Formal Rest urat 2-5 Amenity Space Exclusion nt 2-6 FAR TRANSFER RULES 3-1 TOWN CENTER PLANNING AREA TRIP ACCOUNTING APPENDIX A TRAFFIC PLANN ING BA CKGROUND Definition of Terms ° s s Methodology for Establishing Trip Generation t.-�f= L-1, Overview and Assumptions Used in Original Traffkt odel Industrial Uses `" Commercial Uses 4;'°';_rrr: Residential Uses axF :; Bank• Office Uses J;=n; APPENDIX B MODIFYING STANDARD TRIP GENERATION FACTORS APPENDIX C HOW TO APPLY THE FAR TRANSFER RULES From Partially Developed FAR Site to Vacant TIPS Site From Vacant FAR Site to Partially Developed.FAR Site From Build-out Site to Conversion of Use Site Development Intensity Manual Introduction ;•..: .,' - — aeltilei ;as cp.v.oa*.s.04: lia,se:v.,Y,:OM igWriSIMM; Wes IftetfjggetAWSR. .arri 4,Nomds.,-KINgviKezzatffroo. 404,wmatexzwicatinsl ilfililZA... tif,-067041 The Development Intensity Manual is a reference tool which complements the City of Cupertino General Plan by 00,4.1.4%;:1,145y "•--.4it 3,.)72—'allowing the user to identify quickly the regulations ----.-----, , affwfitigivelopment potential for non-residential c; ifotzcia ,infOnta parcels:The Manual consolidates and cross-references r_,A1. . : Gp.ka,1 Plan Land Use Element policies,as well as inter- 401:4164itip01.1;,-... a.:40.4-10/44- 1?:! :. . pretations and other reference materials formerly scattered ay.:0,400y.0.,:,00,i2-,- o;9; --. among ,- several unrelated documents. In addition to describing the development intensity regulations affecting different areas of the City,a series of Appendices describe some of the background assumptions ----,- under which the regulations were created,and details procedures for their implemen- tation. .--„:.-:-•:: . lz-7.wiz, CUPERTINO GENERAL PLAN 1-1 Development Intensity Manual Section One: Traffic Intensity Performance Standard (TIPS) PURPOSE OF THE TIPS The Traffic Intensity Performance Standard(TIPS)relates land use intensity to the traffic carrying capacity of the City's two major streets:Stevens Creek Boulevard and DeAnza Boulevard. Using local information and a State of California computer model, a traffic constraint factor was developed to limit the intensity of future land uses as they develop along these two major corridors to 16 one-way trips per acre at the "peak hour," that period between 5 and 6 p.m. Monday through Friday. By limiting future development according to that standard, the City seeks to maintain an accept- able rate of traffic flow within a maximum of eight(8) lanes on DeAnza and Stevens Creek Boulevards. BASIC PROCEDURAL RULES UNDER TIPS - Each site is credited with 16 trips per gross acre - Under a Conditional Use Permit application,a generation rate is then cataqeci • by multiplying a predefined trip factor for the proposed use by the tota1.404 footage of the building(s)proposed 1 - If surplus trips credits results,they raLay be transferrable to other properfiesjfa. trip deficit is identified,the building area must be reduced or,in some cak • trip credits may be transferred from other sites to balance the deficiency - The trip accounting,when approved by City Counc.:11,is subject to reoordit .- STANDARD TRIP GENERATION RATES Based on the Trip Generation analysis appearing in Appendix A of this Manual,tkp: generation rates have been assigned to various use categories described in Figure 11:2. These Trip Generation rates are multiplied by the building floor area to deterrnii*7i.ise intensity for a particular site. Applying Trip Generation Rates • 1. Proposed uses which are listed in Figure 1-2 shall be assigned the correspOcling': trip rate appearing in the Figure. 2. Trip rate calculations shall be rounded to the second decimal point. CUPERTINO GENERAL PLAN 1. Development Intensity Manual 1-2 1i -Lands Affected by Traffic Intensity Performance Standard FIGURE 1-1 ••11 I44 111 r—AP n iaNl I I 11ii I .1 ill , _'1:11.. — I'1 .MI NB ....., EH E t i ; . •I., til . 511 +- S i itig i ./ i • I •t �+ ens1I o c 11 .d. . . —. in 1 4 11,1 _ . eo • t- I ►` g�n Flll mini 1 • Mans o . . a `.I 3 ie „ mc.... ;1,-. I ►- irmr Ins 11_1G1i1%I' •iil i S�.1R b !DW ` ....[m:7t�1111111� • J :L..n.ni 41 v /111 . ' I i px11 co lzrawasmas fan µ.4 • „ , ;-1,---.1 -..---!.. • a iV?� "•Mann AL ,.. pow w+ta 1(1, I I l I.119 I mium=mmet. sr, �-,'„St,,� ■y,;= ....n1111 � _ .�ti:Zf�" 1, � �:, • ..G_-711 .. .\D'•II r n��' cn '_ I• • hi -In. 1 i.__ 311m -- - ... na,,,,,,.. .. .iiiiiiiime , ,.,:.:,,,:: ; . ...Ilia ii....,. 1 .-_, + ._..r.,nitt,-.1.10:_gai ., , DEN ' i 1 Il I11f A=I .w71a in. no a - 1 mi I _ ti Ii CI I •MN 4 4iiiiii'i� l ■4 i 1111 .1 - ■ I ■ �`' . 3...a.i� � � ti i 111 11111.m1- tif r it. i a ' 11.:.:111C l J I S!�mtI�Ll ir i 211a; i, � no : ff. .1,=, ! 11 . 11 .� oI. � •� . �/ r Ate a e I� •�i02it � Z �.n l— - •• l_I - 1-.mii alio&-4 tom • low:1117 imi--, ) , 4 1 2 • lir• 6i1iiIWfM1PT . , Ili ! .I - 1 .0., 1 . 1 ., - -r „..... Mt o MP � T '1 o1. I CUPERTINO GENERAL PLAN 1-3 Development Intensity Manual 3. Uses which are not listed in Figt ll . .- FIGURE 1-2 require a separate analysis by a traffic engineer retained by the applicant unless APPROVED TRIP FACTORS the City Engineer and/or Director of Com- munity Development are satisfied that For Various Land Use Categories sufficient City and/or State data exists to USE CATEGORY TRIP RATE DATE OF APPLICATION determine the trip generation rate. ENTRY RESIDENTIAL 4. Uses which are proposed as part of a mixed use development shall utilize an es- All 0.75/DU Jul-77 14 U 76 6-U 76 tablished rate for each use represented NON-RESIDENTIAL therein. A single major tenant within a small shopping center,or several major industrial tenants within a large shopping shall be assessed individually.g center.. y. - -De Anza Boulevard 1.4/1000 s.f. Jul-77 2-U-77,23-U-76 1 Other Areas 32-u-74,16-U-74 5. Trip generation rates may be waived or .7n o0o s.f. Jul-77 discounted by special action of the City Office Council upon a determination that the General proposed use fulfills a s 1.0/1000 s.f. 'al _c Jul- UmITt 5- u-n wide ob jective P t3' which su Commercial pports a goal, expressed in the General Plan or consti- eanks tutes a special cultural,social or historical Commercial 7.on o0o s.f. Jui n 5 U 77 benefit to the City(e.g.preservation of an Savin.s&Loan 1.25/1000 s.f. Jul-77 historical structure,construction of low to 9-U-75 Restaurants moderate income housing units,etc;):.-. -= Formal or Dine I n 3.5/1000 s.f. Jul-77 13-U-75 6. Existing uses may remain indefinitely^ar until expansion or redevelopment Of the Retailbuilding site is requested.Upon such request,the existing stln_ or proposed Generalg p sed use 2.0/1000 s.f. Jul- 77 16- be evaluated Po shall -Furniture u 7s,3-u-n based upon its conformity to 0.75/1000 s.f. Jul-77 11-U-74,16-U-76 the trip constraint,based on the trip/acre Churches oze/100ps t Feb-86 2 u as;1s u ee figures established in Figure 1-2.Expan- sions or redevelopments shall be evaluated based upon a comparison of trips credited per gross acre versus trips generated in the same manner as undeveloped sites. 7. In no case will owners of sites with uses existing in 1973 be permitted to sell excess trips which exceed a ratio of 16 per gross acre.That is,uses existing at the time of the traffic study detailed in Appendix A of this Manual may only sell the differ- ence between those trips which are allocated to the new use and 16 per gross acre. 8. Sites which were partially developed at the time of the original 1973 traffic study shall be credited with 16 trips per acre for the undeveloped portion and a number of trips per acre for the developed portion based on the established trip rate. TIPS Exception - Pre 1973 Shopping Centers See 1 CPA-80;see Shopping Centers located within the TIPS area which were built before 1973 are also Page 2-3 exempt from tbe TIPS accounting requirements;see Page 2-3 of this Manual cable Floor Area Ratio(FAR) standards.Tenant mix is unregulated except forli. uses normally requiring Use Permit review. • CUPERTINO GENERAL PLAN Development Intensity Manual 1-4 ? :;4"Modifying Trip Generation Rates °.Standard trip generation rates appearing in Figure 1-2 may be modified where adequate documentation in the form of traffic studies is provided. Detailed Policies concerning trip rate modifications are found in Appendix B of this Manual. Buying, Selling, and Transferring Trips In the event the development does not utilize a full 16 trips per acre allotted by the Traffic Intensity Performance Standard,the owner of record shall have the ability to either retain,sell or transfer trips with other property owners within the North DeAnza Boulevard and Stevens Creek Boulevard areas depicted on Figure 1-1,subject strikeout text deleted to approval by the Planning Commission and City Council. Trips may not be trans per 1-GPA-80; City • fcrrcd outside of the arca of origin.That is,property owners arc not permitted to Council Resolution The following rules 6057,March, 1983 govern trip transfers between sites: 1) Transfer of trips shall be subject to approval of a Use Permit for the property to which the trips are to be tranferred. If the Planning Commission or City Council finds that the proposed transfer significantly reduces options for future use of •'' .the transferring or receiving site,the transfer may not be approved. 2)"''- The Use Permit application must include documentation from the owner of the ztA,property from which trip credit is to be transferred that said credit has not been • previously transferred and that such credit is available to the Use Permit appli- cant if City approval is granted. 3) Upon approval of the Use Permit, the property owner shall: • A)"Record a covenant to describe the trip end accounting for the particular de- velopment at the time of Use Permit approval,including number of trips credited,trips consumed for each type of use,trips surplus or deficit,and the source or destination of trips transferred. The covenant shall state that any future purchaser of the property consult the appropriate City files to obtain an up-to-date status report of the trip accounting for that particular property. B) Provide one copy each of the recorded covenant to the Director of Commu- nity Development and City Clerk prior to release of construction permits. MONITORING ACTIVITIES The City shall reserve the right to review compliance with the Traffic Intensity Per- formance Standard at any time following development of a site or initiation of a new use. Should the City determine that the constraint is exceeded,the City may,through a duly-notice Use Permit public hearing process, impose additional measures to ensure compliance. Said measures may include,but are not limited to the following: a) : eying of work hours by users of the building or site. ibr : iarit organized car pooling or van pooling programs and/or County transit bus pooling programs. CUPERTINO GENERAL PLAN Development Intensity Manual • • CUPERTINO GENERAL PLAN Development Intensity Manual 2-1 Section Two: Floor Area Ratio (F.A.R.) Application DEFINITION OF FLOOR AREA RATIO In July,1983,the City Council adopted a General Plan Amendment which established a Floor Area Ratio(FAR)limitation on all commercial,industrial and office zoned properties within the City except those that are currently regulated by the Traffic Intensity Performance Standards(TIPS). The floor area ratio(FAR)is derived by dividing the total building floor space by the total net land area expressed in square feet. As Figure 2-1 illustrates,however,the actual floor space allowed under the FAR can be arranged in a number of ways: FIGURE 2-1: INTERPRETATION OF FLOOR AREA CREDIT I'' ►. ©I .40p.... ,,•4;•":•.,,- • • 0.33 F.A.R. .50 F.A.R. 1.0 F.A.R. �• . '` bi,ft raiN • • 1.0 F.A.R. 1.0 F.A.R. 1.0 F.A.R. t 1G Lot Coverage 50%Lot Coverage 25%Lot Cavarage GEOGRAPICAL APPLICATION The Floor Area Ratio system is applied to all commercial,industrial and office uses on properties other than situated within the TIPS regulatory area defined in Figure 1-1. See Table 2-A,Land The Town Center Planning area is regulated separately by policies contained in the Use community Land Use Element of the General Plan. Character Element The following synopsis of FAR credit and geographic applicability is extracted from the General Plan Land Use Community Character Element,in which more detailed See General Plan descriptions may be found. Pages 2-8 to 2-11. CUPERTINO GENERAL PLAN l 2-2 Development Intensity Manual , ____r_--a ,iviFillgarilellik, ' — 1 VALLCO PARK: _ M r ci ;:: FLOOR AREA RATIOS: .25 i ? WIWI ' \ Commercial . ;a ••�1 k .s,-. :.x: .33 Industrial \ r .37 Office Vallee ) Park Notes: 1. "Lester"Property(N/E Corner of Stevens Crk.Blvd.and Tantau Avenue), and "Fruit Shed"site(Southeast corner of Wolfe Road and Pruneridge Avenue)have no development credits—transferred to other sites by property owners 2. Area allocated 300,000 s.f.commercial space,450,000 s.f.office/industrial above building areas allowed by applicable FAR's.Applies in area south of Pruneridge, East of Wolfe,North of Stevens Crk.Blvd. 3. Area allocated 1,000 hotel rooms,distributed as follows:700 rooms south of I-280; 300 rooms north of I-280. • .. *-•— L! ��'� _ -•1 , _: g : CROSSROADS SHOPPING DISTRICT i 1■ Crossroads FLOOR AREA RATIOS: .25 Commercial Shopping District See Condition 2,SCE 37 Office plan onceptual Zoning RESIDENTIAL: 0-10 DU/Ac.within boundary of 3-Z-83 10-20 DU/Ac.within 3-Z-83 for that area bounded by Stevens Creek Bl.,Union Church and Stelling Rd. 1 CUPERTINO GENERAL PLAN Development Intensity Manual 2-3 MONTH VISTA: '-■`• im >' , See Land Use Comm.Character -~ FLOOR AREA RATIOS: ;''"�: � ` �'� Element Policy 2-4 .33 Commercial .�,� .33 Office .33 Industrial Note: Many sites within Monta Vista qualify for redevelopment incentive credit for see General Plan Land subtandard areas,as described on Page 2-5 . Use Comm.Character Element Policy 2-31 BALANCE OF THE COMMUNITY: - BASE FLOOR AREA RATIOS: .25 Commercial _- = See General Plan Land .33 Office Use Comm.Chracter .33 Industrial Element Page 2-14 FLOOR AREA RATIOS FOR SPECIFIC USES _-_ --SHOPPING CENTERS BUILT PRIOR TO 1973: BASE FLOOR AREA RATIOS: .25 Commercial .33 Office Notes: = 1. Shopping centers built prior to 1973 which are located inthe TIPS area are exempt from the TIPS trip end accounting requirements. 2. Shopping centers built prior to 1973 may qualify for redevlopment incentive credit See Generalmm.Plan Land up to 5,000 sq.ft.above the base FAR upon demonstration of exceptional quality in Element Policy 2-30 site/architectrural and landscaping rehabilitation,and adjustment of uses to be more consistent with the General Plan. 3. Shopping centers built prior to 1973 may qualify for redevlopment incentive for see General Flan Land substandardElement Poli cy 2-31 areas in addition to the 5,000 sq.ft. incentive described in Note 2. Use Comm.cy er Actual credit,if any,for bonus incentive programs applied to any particular site or project is determined by the the City Council and Planning Commission. CUPERTINO GENERAL PLAN 2-4 Development Intensity Manual MOTEL DEVELOPMENT A 0.70 FAR establishes the maximum building floor space for all categories of use on See Panning Comm. a motel site. No more than.20 FAR of that ceiling can be used for ancillary activities Resolution No.2525 such as shops and restaurants. The total.70 FAR ceiling will be lowered.01 FAR for each.01 FAR of ancillary space. Example: A Motel with a 20 FAR ancillary space(2,000 s.f.)located on the same 10,000 s.f.site could only have 30 FAR of guest room space. (The 20 FAR ancillary space lowers the.70 ceiling to 50; The 20 FAR ancillary space plus the 30 FAR guest room space=50 FAR "EXTRAORDINARY" USES Extraordinary uses are those which do not exhibit a reasonable relationship between the building area and the amount of traffic generated during the peak traffic hour. Typically,extraordinary uses are characterized by unusual site area or building area requirements. Use characteristics may include traffic levels based upon other on-site facilities not related to the building area such as service stations or amusements parks. Examples of extraordinary uses include: a. Auto sales lots. b. Service stations. • c. Theaters. d. Furniture Stores. e. Fast Food Restaurants f. Amusement Parks. g. Convenience Stores. P.C.Resolution 1) TRAFFIC STUDY REQUIREMENT:The City shall require a separate traffic 2996,endorsed by analysis detailing the Average Daily Traffic(ADT),trip generation characteristics City Council on per acre, and peak hour one-way trips generated by all uses which have March 16, 1987 extraordinary building area requirements or which generate traffic based on characteristics not related to the building area. In such cases,the total amount of traffic should generally not exceed a ratio of 16 one-way trips per acre during the peak traffic hour. 2) DIVERTED SIDE TRIPS: Side trips diverted from major roadways other than that upon which the site under review is located may be discounted in whole or in part where it can be demonstrated that said diverted side trips are not generated anew as a result of the specific use. The overall traffic generation net of diverted side trips shall be reasonably close to 16 one-way peak hour trips per acre. CUPERTINO GENERAL PLAN Development Intensity Manual 2-5 F.A.R. ADJUSTMENTS AND EXCLUSIONS SMALL, SUBSTANDARD LOT REDEVELOPMENT "BONUS" To encourage redevelopment of small underdeveloped or undeveloped areas charac- terized by the City Council or Planning Commission as substandard,a maximum use intensity not to exceed the lesser of.40 FAR or 1,000 sq.ft.above the allowed build- ing area under the base FAR designated for the site may be granted through the Use Permit process. When applying the bonus FAR credit,calculation shall be based on each individual parcel within the project boundary. HOUSING EXCLUSION IN MIXED USE DEVELOPMENT Floor area within a mixed use development devoted to residential living vuhg units(not See General Plan hotel/motel uses) may be permitted in addition to the maximum building area al- Land Use Comm. lowed under the applicable Floor Area Ratio for non-residential use categories. Element Policy 2-25 OUTDOOR SEATING EXCLUSION - FORMAL RESTAURANT . Outdoor seating areas shall be exempted from calculation of TIPS or FAR liability provided that such areas are clearly incidental to the primary use of the building as a formal sit-down dining facility and that such area does not exceed 20%of the sealing See Planning Comm. capacity accommodated within the enclosed area of the building. This provision does Resolution No.1807 not apply to fast food or other non-formal sit down restaurants,as defined in Section 4.7 of the General Commercial Zoning Ordinance No. 1344,or as subsequently amended. AMENITY SPACE EXCLUSION "Amenity"space may be excluded from calculation of gross floor area under TIPS or FAR regulations if it meets the characteristics described below. Actual allowance of amenity space exclusions,if any,are made at the time of development review. The developer must demonstrate a significant advantage to the community in allowing the exclusion,based upon,but not limited to,the following criteria : a) The exempted space does not generate additional employees b) The exempted floor space is not necessary for the building to function;i.e., exterior or interior decks or balconies,mechanical space for equipment normally placed on rooftops. c) The exempted space results in a more attractive environment for people within the building,or provides space for facilities which can be used or accessed by the general public for such purposes as display of artwork or historical materi- als. CUPERTINO GENERAL PLAN 2-6 Development Intensity Manual 0 6 sOL i F.A.R. TRANSFER RULES See Policy 2-3,Land The General Plan was amended in July, 1984 to permit the transfer of development Use Community intensity credit from one owner to another within a defined Geographic area.The Character Element following policies govern transfer of FAR credits. 1. The FAR Transfer Policy shall apply to all general planned commercial,office or industrial properties which front De Anza Boulevard from Bollinger Road to Homestead Road and front Stevens Creek Boulevard from Stelling Road to the easterly City limit line. The policy also applies to properties that are not contigu- ous to said street but are part of a shopping center or planned industrial/office center that is contiguous to said streets. 2. The degree of transfer is based upon the intensity of development that would have been permitted on the transferring site. 3. All properties involved in a transfer must be zoned Planned Development to ensure that adequate controls can be imposed to regulate future activities com- mensurate with the trip transfer accounting. The transfer must be approved in the context of a use permit hearing involving both the transferring and receiving site. The transfer shall be recorded on all deeds involved in the transaction. 4. A reasonable amount of intensity shall remain on a transferring site to ensure existing and future viable uses on said parcel. 5. The bonus square footage allowed by the 0.4 FAR or base FAR + 1,000 sq.ft. . See Page 2-5 for policy cannot be transferred. The intent of that policy is to encourage redevelop- description of this ment of specific locations and therefore,transfer of building area would be Policy inconsistent with the intent of the General Plan. Examples of how the FAR Transfer policies operate under various circumstances are described in Appendix C of this Manual. CUPERTINO GENERAL PLAN Development Intensity Manual _- APPENDICES CUPERTINO GENERAL PLAN Development Intensity Manual It; • • - "f- CUPERTINO GENERAL PLAN Development Intensity Manual APPENDICES CUPERTINO GENERAL PLAN Development Intensity Manual APPENDIX A TRAFFIC PLANNING BACKGROUND - TIPS SYSTEM Prior to adoption of the Core Area General Plan Land Use Element in December, 1973, it was found that the City's street system could not serve the properties adjoin- ing Stevens Creek Boulevard and DeAnza Boulevard at their zoned intensity without a breakdown in traffic flow, or construction of roadway widths over four lanes in each direction. Widening the roadway beyond four lanes each way was not feasible eco- nomically and necessary intergovernmental cooperationwas deemed unlikely. The Core Area Plan, which is now part of the City's community wide comprehensive policy plan, provided that traffic on the major Boulevards should not exceed a demand for eight lanes. Accordingly,calculations determined that limiting land use according to the 16 one way trip per acre figure would accomplish that objective. Definition of Terms Acreage, Gross: North De Anza Boulevard: The entire land area of a particular parcel,minus the existing land area within the DeAnza Boulevard right-of-way.The area within the secondary streets can be credited to the land area computed to determine compli- ance with the TIPS. Stevens Creek Boulevard: The entire land area of the parcel minus the existing and future right-of-way for Stevens Creek Boulevard. Secondary street frontage area shall not be credited to the land area for purposes of determining TIPS com- pliance. .DeAnza Boulevard Area: All properties within the North DeAnza Boulevard Con- ceptual Planning Area and all properties located on the east side of DeAnza Boulevard between Stevens Creek Boulevard and Highway 280 with the exception of the St. Josephs Catholic Church property. Strikeout Text deleted by Resolution 4087, • thc TIPS should the owners request a rezoning to redevelop and/or modify thc use to Aug.15,1988 Level of Service: A qualitative rating of the effectiveness of a highway in servicing traffic,measured in terms of operating conditions: TRAFFIC SERVICE LEVELS LEVEL OF TECHNICAL DEFINITION SHORT DEFINITION SERVICE A Free Flow (Relative) Good,no congestion B Stable Flow (Slight Delay) Some congestion C Stable Flow(Acceptable Delay) Congestion D Approaching Unstable Flow (Tolerable Delay) High congestion E Unstable Flow (High Delay) Near breakdown F Forced Flow (Jammed) Breakdown CUPERTINO GENERAL PLAN APPENDIX A Development Intensity Manual R. • Undeveloped Parcels: Parcels which were undeveloped at the time of adoption of the 1973 Core Area Plan,or those sites which had an existing commerciai,,offiee, '_" industrial,or residential use at the time of the adoption of the 1973 Core Area Plan which is proposed to be modified,expanded,or redeveloped in excess of 25%of the value of the existing building,facility,shop or site.The value of the existing and proposed building or site improvements shall be established by the Chief Building Official. Peak Hour Traffic: The highest number of vehicles found to be passing over a section of a lane or a roadway in the peak direction during 60 consecutive minutes.Currently; the peak hour(60 consecutive minutes)is defined as the time pebetweenriod and 6 p.m on weekdays(Monday through Friday). 5 p.m. Trip (Trip End): A single vehicle movement with either the origin or destination within the study area. Methodology for Establishing Trip Generation by Use Overview and Assumptions Used in the Original Traffic Model: The original 1973 traffic study utilized the CAL-TRANS model for projecting future commute trips through the Cupertino area.The CAL-TRANS model was adapted to the two Cupertino commute corridors with several major assumptions regarding,the. activity of future users of Stevens Creek Boulevard and DeAnza Boulevard.The following sections describe the assumptions incorporated for specific land use catego- ries: Industrial Uses Twenty-five trips per acre as used in the General Plan traffic analysis ed by both use calculations and traffic counts.Industrial use calculations werebased onthe following data: 1. A typical industrial building in Vallco occupied a 33%building to land area ratio. 2. Based on the Zoning Ordinance there is assumed to be one employee per 250 sq.fit.- gross floor area. 3. A vehicle occupancy factor of 1.2 was used which reduced the number of Indust : L. outbound trips to 50 vehicles per gross acre during the peak hour.With the addi- tion of staggering of work hours,the outbound traffic is reduced by 50%to 25 trips__ per acre.Further information obtained from the traffic reduction study indicates that the employees reside approximately 56%to the north and 44%to the south " the Core Area.For all practical purposes for assignment of traffic,50-50 per eht . split has been utilized.Therefore,25 trips per acre for industrial is assumed to valid figure on either basis.It is recommended that the 25 trip/acre be based fin;a '`' assignment split since staggering is not controllable. CUPERTINO GENERAL PLAN Develo•ment Intensity Manual APPENDIX A :4. Twenty trips per acre has been assigned to industrial users in the North De Anza T'`. +`Boulevard area only,due to the future potential for transit. = ''boniniercial Uses Cotnni ercial n ' geera tion varies with land use,however,certain assumptions have been made in order to obtain a one-way traffic count.The assumptions are as follows: 1. It is assumed that a 50%split occurs for both inbound and outbound traffic.That is to say that during any one hour a commercial use will experience an equal amount - of traffic entering and leaving the site. 2. It was assumed that the market area is such that a 50-50 percent split occurs attracting the market from either direction of the roadway on which the site is located. 3. The one-way peak is utilized in determining compliance with the 16 trips per limitation.The diagram below illustrates the split occurring on either side of the acre street thereby depicting how a one-way value is established for commercial uses. To establish a count at the Node: Ai di& qo 1. Assume A 1 is a vehicle entering Node from the north and Aoisthe I same vehicle leaving the site in 4,; 4 trips=A +A +B+B, ' ib"same direction as it entered. ✓S 2. B and Bo are defined in the same manner with the exception that i414 'mthey arrive from the opposite B 4 B, .; direction. • 3. the �purpo of calculating one-way trips, only vehicles in the direction of the peak hour flow,Aoand B1 south bound are counted. Ao and B1 can only be Counted as one trip since for all practical purposes A o and B 1 will never meet one another on the road. 4. Therefore,only one quarter of trips counted at the reference line is utilized to cal- culate the lane requirements,but since the streets are symmetrical in a sense that they have the same number of lanes in both directions,this must be doubled to two thereby arriving at the one-way utilized to assign traffic generation to each use. Residential Uses Residential is figured at three-quarter trips per unit in the peak direction during the peak hour. Bank After several applications for banks and saving and loans,the Council utilized a 50% reduction,of,;the Friday peak.This figure was established since a bank only generates Peak Hour Traffic during one day of the week while during the other four days it is a low generator,::with only the employees leaving the site.The results of several studies establi }ed that seven trips per 1,000 sq.ft.is appropriate for bank facilities. CUPERTINO GENERAL PLAN APPENDIX A Development Intensity Manual Office Uses The trip generation factor for general office building was established based on 16 studies performed by the Institute of Traffic Engineers,Technical Committee,6A-6,the City's own traffic studies and utilizing the approximate directional split of 50-50.It was established that one trip per 1,000 was conservative since the generation for two-way - traffic was 1.84 based on City data and 2.09 based ITE data.An average of 2.0 was utilized and reduced by 50% for directional split. CUPERTINO GENERAL PLAN • • Development Intensi Manual APPENDIX B MODIFYING STANDARD TRIP GENERATION FACTORS -1. A property owner may contest the trip generation rates established by the City.In instances where the applicant believes that the trip list figures are exaggerated,a traffic engineer retained by the applicant will be necessary to study the entire land use category.In cases where the trip rate of a use category on the trip list is modi- fied upon subsequent study,applicants or owners assessed at the higher trip rate established through a prior use permit shall have the ability to submit an applica- tion for modification of their use permit to revise the trip rate(s) assigned to their development. 2. The City shall enter a trip generation rate for a specific use when the Director of Community Development and/or the City Engineer determine that sufficient information exists in the form of existing City data,previous traffic studies,State Manuals,or other sources to reasonably establish said rate. 3. Applicants who feel that their use is of a unique nature and does not conform with a use category in Figure 1-2 shall have the option to retain a private traffic engi- neer to do a separate trip generation study for the specific use.Prior to approval of • a trip rate which does not conform with the trip list,the Planning Commission and City Council shall find that said use is unique or different from similar uses listed in the trip list. CUPERTINO GENERAL PLAN APPENDIX C Deve lopment Intensity Manual ual HOW TO APPLY THE FAR TRANSFER RULES Example 1: TRANSFER FROM A PARTIALLY DEVELOPED "FAR"SITE TO A VACANT"TRIP END"SITE. The owner of a 80,000 sq.ft.parcel on east Stevens Creek Boulevard(TIPS area)ivy: to acquire intensity from a 10,000 sq.ft.parcel located on South De Anza Boulevard (FAR area). The Stevens creek Boulevard parcel is vacant. The South De Anza u1 yard parcel is occupied by a 3,000 sq.ft.commercial building. The Stevens Creek Boulevard parcel owner wants to acquire intensity for an office development. Parcel A: Stevens Creek Boulevard 80,000 sq.ft.Land Area Vacant Parcel B: De Anza Boulevard 18,000 sq.ft. Land Area 3,000 sq.ft.of commercial PROCEDURE Step 1) Determine land area com mitted to existing development on transferring property(Parcel B). Commercial uses have a.25 FAR factor. Therefor, the 3,000 sq.ft.of existing commercial space commits 12,000 sq.ft.of the 18,000 sq.ft.site. The remaining 6,000 sq.ft.can be transferred. • Step 2) Transferring property owner(B)signs agreement transferrin . - of land area "credits"to the receiver property owner(A). g 6,000 ft' Step 3) Compute permitted office development on receiver property The 1.84 acre(80,000 sq.ft.)property is allocated 29.4 tris which Cepermlf5• 29,400 sq.ft.of office space based upon a factor of 1.000 sq.ft.of floor area per trip. Step 4) Compute office space permitted by 6,000 sq.ft.of"land area`credifs" from Site B and add product to the 29,400 sq.ft.of area permitted by Trip Policy for Site A. a) Multiply 6,000 sq.ft.land area by.33 office FAR(.33 outside i :e and 37 inside Core) 6,000 x.33= 1,980 ' b) 29,400+ 1,980=31,380 31,380 sq.ft.of office space is penttifted. Step 5) Record transfer for both parcels with the County Recorder. The Transfer.. document will describe the permitted land use type and:FAR in#dnsi ." trips used and potentially available development. Step 6) Post the transfer to the Community Development Department's trip,a - counting file. CUPERTINO GENERAL PLAN Development Intensity Manual APPENDIX C Example 2: TRANSFER FROM A VACANT"FAR"SITE TO A PAR- TIALLY DEVELOPED"FAR"SITE. The owner of a 10 0,000 sq.ft.parcel on West Stevens Creek Boulevard wants to pactiire intensity from a vacant 100,000 sq.ft.parcel on South De Anza Boulevard. The owner of the West Stevens Creek Boulevard property wants to acquire ;intensity for office development. Parcel A: West Stevens Creek Boulevard 100,000 sq.ft.of vacant area. Parcel B: De Anza Boulevard 100,000 sq.ft.of vacant area. PROCEDURE Step 1) Determine the building potential and therefore,the amount of floor area that w¢,= • :can be transferred from Site B. •,psi,.r .. a. Parcel B is located in an area regulated by a.33 FAR for office and.25 for commercial. b. The owner of Parcel B has a potential build-out of 33,000 sq.ft.of office or ' ''` 25,000 sq.ft.of commercial. Step 2) Define the amount of FAR to be transferred for Parcel B. T`he owner of Parcel B decides to transfer 5,000 sq.ft.of office space to the owner of Parcel A. Step 3) Determine the building potential for Parcel B after transfer of 5,000 sq.ft.of _:. Office building area. The owner of Parcel B will have a new land base of 84,850 sq.ft.if office uses are sought or 80,000 sq.ft.of land use base if commercial uses are sought. • (Residual land use=5,000-.33 and 5,000-.25) Step 4)-`Corn/A to permitted development for receiving Parcel(A). a. Parcel is permitted 33,000 sq.ft.on its own merits(100,000 x.33). Parcel A receives 5,000 sq.ft.from Parcel B. c. Total permitted space is 38,000 sq.ft. Step 5 :Record transfer for both parcels. v 6) Post transfer into City records. CUPERTINO GENERAL PLAN APPENDIX C Development Intensity Manual Example 3: TRANSFER OF FLOOR AREA TO A"BUILD-OUT"100,000 SQ. FT.SITE WHICH WANTS TO CONVERT FROM OFFICE TO COMMERCIAL. The owner of Parcel A is regulated by a.33 office and.25 commercial FAR The site has a 33,000 sq.ft.office building. The owner wants to convert the building to a commercial use. PROCEDURE • Step 1) Determine land area"deficiency". A commercial use would be limited to 25,000,sq.ft.(100,000 x There- fore,the owner of Parcel A must transfer 8,000 sq.ft.of space4rom other site to build. Follow the remaining Transfer process described in Example 2. • • V"\-r CUPERTINO GENERAL PLAN Development Intensity Manual 3-7 Town Center Planning Area Trip Accounting - Figure 3-1 Table 2-A. Town Carta Planning Area Trip Accounting By Major Ownership SITE A—Prometheus Development Co. Trip Credit: 26.11 ac. @ 161ac. = 418 Trips' Trip Generation: LIBE FA •TOR Daas Office 339,000 Residential15sq.ft. 1/1 K sq.ft. - 339 Trips 8 DU2 .5/DU - 79 Trips TOTAL = 418 Trips • SITE B—De Anza&,Town Center Properties Trip Credit: _ = 14.11 ac. @ 16/ac. = 226 Trips Council Resolution 6136 = 3 Trips TOTAL Trips Trip Generation: 229 Tn Bits A Alternative 1 ♦�• ghe 9 USE • FACTOR TRIPS sh•C j Office 45,000 sq.ft. 1/1K sq.ft. = 45 Trips :,::;.::: .,. • Residential 366 DU .5/DU = 183 Trips Elderly 0 DU .18/DU = 0 Trips TOTAL = 228 Trips • Alternative 2 USE FACTOR TRIPS Office 90,000 sq.ft. 1/1 K sq.ft. = 90 Trips ps 276 DU .5/DU = 138 Trips Elderly 220 DU .18/DU - 40 Trips TOTAL = 268 Trips • SITE C—Lincoln PropertiesJPInn Bros. Trip Credit: 7.0 ac. @ 16/ac. = 112 Trips Trip Generation: USE FACTOR TRIPa Office 91,000 Residential sq.ft. 1/1K sq.ft. = 91 Trips 42 DU .5/DU - 21 Trips TOTAL = 112 Trips Total Trips Credited • 47.26 ac.@ 16 trips/ac. - 756 Trips ' Site"A"credited with 300.000 sa.ft.bevond trio credits plus maximum-240 room hotel CUPERTINO GENERAL PLAN Development Intensity Manual- "4R CUPERTINOC�NERAL PLAN Development Intensi Manual J . • • CUPERTINO GENERAL PLAN " AREA CALCULATIONS BUILDING GROSS AREA UNOt CuPIED BLDG.4D '�"""+'", AREA FLOOR AREA — — 41, CAFE. 1 1 '�✓G} E; CAFE. 7 f, L L"ioQ BLDG. 42 ! t 2- �':-/*2 _ WlCW'f• BSMT b = a 17i , tt�07 BLDG. 43 1-' ` O ',, MEZZ. .400670 j , Lei BLOG.47 17 , -6a0 15-i MEZZ. „o,,000 1 550 BLDG. 48 %r 000 - 0- '5O 000 CAFE. 2 1 7:- 200 ' CAFE. �i47Qj L 72.2 STORAGE ,C, 5‘DI - 0- 4, TCA LINKS 10, 1^6O WKWY. 7 S 086, . BLDG. 44 26° 20 ', MEZZ. I,p✓00 2�.:.'; 320 . SHIPPING 5 00 3) - 0- +� 000 CAFE. 2 � EXPAN. `� CAFE. SD O 0- bLD3. 45 `Ga L F MEZZ. cooG 2 1 ?'20 BLDG. 46 w P.t: MEZZ. o 000 1b0,WI CAFE. 3 32,�vt'3 r: 'CAFE. 24500 (I,500 .J R E C R'N . I A- 3pp 15, 300 •-0- - ,:.NECHOIC CHAMBER -' 41 G i 472 - l -� SERV E b GOO --0- 6 000 sTO A l O, OEaO 'F; G ,., /Oi oo© 44(r,' SLOG. 43 r; EXPAN. _� . 2,500 0 , LINKS 7,4‘)50 WKWY. 7(p5O - 0- ORM 1 Q .r TOTAL EXIST. (E) 1JFUTURE (F) i,_J, (o,345 4)9 , 196 I,3 7: 141 < I 0 KEY Sarah: We uncovered another constraint in the North Vallco area while doing some research at the request of another party. It is enclosed: when the area outlined in blue was annexed into Cupertino, there was a joint agreement with the City of Santa Clara re: height adjacent to the Santa Clara residential area. The attached agreement and map explain what this is. 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'`; r ,tn - r l i 'f a y„sl.,r - .• i ;:,C•"-?7;chTF':y l• e{s s.• . ... 'M �41,,.!„44)-_t't,a'..4.• ,.i_ � r.,••..+,Y.e.to -•,• ' , 'ill •7_e1l_ � e...ay.,�,�,.•..�� :_...:F.,e=-e- i-r„'- -':.fir�.._ .'-a,l "1S.' m' ^F�+`-� S.f.of amenity S.f. indicated space * (per Net Bldg Amenity Gross Bldg on Apple Use Permits APN Address Lot size Area Space * Area plans. and D.A.) No s.f. in D.A. but identified in HP (per DA inc. 50K 1984 Use 316 07 044 Bonus) 4,205,282 1,428,000 169,196 1,597,196 1,448,026 Permit 10435 N.Tantau (Bldg lobby-2,862 316 06 039 200)-TANDEM 300,128 94,998 8,002 103,000 103,047 Café-6,014 10501 N.Tantau (Bldg Recreation 316 06 052 201) -TANDEM 273,600 100,400 20,000 120,400 100,800 Center 10300 N.Tantau (Bldg Anechoic 316 18 025 55) -TANDEM 204,166 103,123 10,611 113,734 100,650 Chamber 316 18 027 10400 N.Tantau 192,971 42,150 - 42,150 45,740 316 06 050 19320 Pruneridge Ave 247,682 64,482 - 64,482 64,482 316 06 051 19310 Pruneridge Ave 122,142 40,180 - 40,180 40,180 19050/19080 316 06 033 Pruneridge 138,956 57,096 - 57,096 57096 19020 Pruneridge, 10590 N.Tantau, 10596 Tantau, 10600 316 18 035 N.Tantau 194,278 64,680 - 64,680 64,680 316 07 045 19055 Pruneridge 74,052 25,365 - 25,365 26,160 316 06 046 10400 Ridgeview 254,390 115,000 - 115,000 116,830 316 06 047 10500 Ridgeview 543,629 246,742 - 246,742 246742 316 06 045 10600 Ridgeview 252,648 115,000 - 115,000 110,684 316 06 048 10555 Ridgeview Ct 291,852 139,285 - 139,285 139,285 316 09 019 10670 N.Tantau Ave 40,946 21,400 - 21,400 21,580 316 09 028 & 10700& 10710 N. Assessor says 316 09 027 Tantau Ave 115,564 25,790 - 25,790 25,850 25850 TOTAL 7,452,286 2,683,691 207,809 2,891,500 2,711,832 Lot size Discrepancy between city numbers and assessor numbers 10435 N.Tantau (Bldg 200)-TANDEM 4792 ' ICI 10501 N.Tantau (Bldg 201) -TANDEM 391 10300 N.Tantau (Bldg 55)-TANDEM 566 Total 7,458,035 Acreage of sites 171.21 Outside enclosed/semi-enclosed *Amenity walkways, café, recreation centers, Space mechanical levels, anechoic chamber