01 North Vallco Master Plan
CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM
Application: North Valko Master Plan
Agenda Date: May 9, 2006
. Recommendation:
» Discuss the three elements of the North Valko Master Plan scheduled for
this meeting:
» Property owners' input
» Scope of work
» Background information: General Plan and zoning regulations,
school district boundaries, property ownership
» Determine the time of the next study session (May 23)
Background:
This is the second Planning Commission study session on the North Valley
Master Plan. The Planning Commission agreed to discuss the above topics at
this meeting. A presentation from a Mountain View planner on their community
involvement process for the Downtown Plan is scheduled for May 23.
Discussion:
Property owners' input
Property owners in the North Valley area were invited to attend this meeting to
talk about their current land uses and buildings, their long-range plans, and their
desires for the area, such as improvements, traffic and development potential.
Approximately 17 property owners/interested parties were contacted.
Scope of Work
The Planning Commission discussed the scope of work at a previous meeting.
Comments from that meeting and other changes are shown on the current draft
(Exhibit A). The timeline for the project will be developed after the Commission
discusses the scope. For example, the timeline would depend on how much and
what kind of community involvement is desired. Staff will revise the draft scope
based on Planning Commission comments at this meeting, which will be brought
back at a future meeting.
The City Council requested that the Planning Commission report back to them in
July, at which time the Commission will recommend a scope and timeline.
Background Information
The following General Plan and Zoning Regulations apply to the North Vallco
Area (see Exhibit B):
1---1
North Vallco Master Plan
Page 2
General Plan:
Zoning:
Height:
Residential Density:
Development Allocation:
Conversion Criteria:
May 9, 2006
Industrial/Residential
High Density Residential (Hampton)
Commercial/Residential
Quasi-Public/Institutional (Church)
Planned Industrial Zone P(MP)
Planned Residential P (Res)
Planned Commercial/Residential
P(Comm/Res)
Quasi-Public Building BQ
Planned Hotel P(HoteI)
60 feet
Up to 25 dwelling units per gross acre
No residential uses are allowed on the Hewlett
Packard campus (policy 2-35)
See Exhibit C
(Hewlett Packard's development agreement
locks in 105,000 square feet of the office square
footage until 2015. This square footage is
incorporated into "2000 Built."
See Exhibit D
School district boundaries and ownership information is enclosed (Exhibit E).
The Cupertino Unified School District and Fremont Union High School District
represent more than half of the North Vallco area; the Santa Clara Unified School
District represents the remainder of the area. Staff does not intend to review this
information at the meeting; it is provided as background information for the
Planning Commission and the public. It will be reviewed more thoroughly
during the public review process, unless Commissioners have questions at this
time.
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EXHIBIT A
North Vallco Master Plan
Scope of Work DRAFT 5/9/06
» Objective of Study
o Determine how the area should develop in the future
» Area to be included in Master Plan
o North Vallco area as defined by the General Plan
» Community Involvement in Planning Process
o Data preparation to serve as educational tools
o Property owners' input
o Citywide mailing
o Stakeholders: property owners, neighbors,
major tenants, apartments, Rancho Rinconada,
Santa Clara, Sunnyvale
o Community meetings: hands on workshop
o Task Force - maximum number of 25
» General Plan Policy Framework
o Land Use Designation, Zoning
o Development Allocation
o Density
o Height
o Parks
o Connectivity
o Conversion Criteria
» Circulation
» Schools
» Development Standards
» Design Guidelines
» SustainabiIity
» M~ket Conditions
o Vacant property
o Vacancy rates
o Property conditions, e.g., age and condition of buildings
o What properties are likely to change land use?
o Do office/industrial users want to buy or lease?
o What is needed to retain and augment office/ industrial uses in areas
where it is desired?
o Commercial opportunities - mom and pops or box?
o Can we have a net job loss (if uses are converted to residential, can we
make up for the lost jobs in other locations)?
o Opportunities and constraints
RESOURCES NEEDED
Facilitator
Traffic consultant
Urban designer
Creek consultant
Economist
Environmental consultant
G:plarming/North Valleo Master Plan/North Valko Master Plan Scope
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Exhibit B
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~ Land Use Map
Legend
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_UrbM>ServíœArea
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ResideDtial Land Use DesigDatioDS
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o Rsiòmtial (0..11.4 PUler. Aeo)
o Res;òmbllI(U..7.7PWc.-.Ac.)
E3 RosidenlWl (U-U PU/Go-· A<:.)
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Prepared by the Community Development Department ~
Adopted: November 15, 2005 ~
GIS
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o _CItyBounclary
o A1 - A9ric:ultu~1 Residential
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1& BQ - Q1I851- Public Buikfing
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mil p . Mixed Use Planned Delo'l!lo~nt
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_ OSIPR - Open Space J Public P.rk I Rec:reatlonJll Zone
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~ R2 - Re$ldential Duplex
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[£] RHS - Residlmtl.1 Hill&ide
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EXHIBIT C
Table 2-A. Detlelop"",nt Allocation.
Commerc:ial (sq. ft.) Office (s.q.ft.) Hotel (rooms.) Residential rDU)
2000 Built Buildout 2000 Built 8uildout 2000 Built Builóout 2000 Built Buildotrt
Nelghbarhaad
Monta Vista 88,816 99,698 416,557 456,2J 0 - - 760 902
Oak Valley . - · - · - 178 178
FaÎrgruve . · · 220 220
Other ArcaJi . . · . · - 17.376 17.776
Cammerdal Center.
Heart cÆ the City 1,182,456 1,476,1l5 510,5~1 521,987 - · 238 570
Vallco Pac\: South 1.110,700 1,902,546 708,057 708,057 · 764 . 711
Ham=ad Read 238,735 193,678 69,550 69,550 126 126 484 784
Other Area.. 494,576 495,415 268.735 250,604 - · 6 306
Employment Center.
N )eAnza Bh·d. 44.979 51,372 2.048,021 2,266,206 - · - 146
CityCen"". 29,358 79,011 1,032,072 1 ,050,227 · 224 219 656
Valleo ParIr Nar8 127,806 133,147 2,843,144 3,069.676 31.5 3\.S 551 851
Bubb Read - . 4Z8,645 444.435 · - . 94
Other Areas . . . . - · . 100
CtyWid. 3,317,426 4,431,000 8,325,312 8,836,95Z 441 1,429 ZO,032 23,294
c
Raneho Rinconada and Oak Valley. Faetors
that contribute to their distinct charaeter are
architectural style, density or street bound.
aries. These and all neighborhoods must be
planned carefully to be sure that residents live
safely and comfortably, that they have access
to shopping and reereation and that their
property investment is reasonably protected.
Neighborhood planning is affected by
different neighborhood eharaeteristies.
Multi-family or mixed·use neighborhoods
may have easy aecess to shopping and tran.
sit; single.family neighborhoods may be
more isolated from services. Homes in most
neighborhoods have suburban, one-and two-
story architeetural styles, while orhers have
chosen to retain a single-story appearance or
unique architeetural features. Planning for
neighborhoods should consider proximity
and connections to necessary services, and
setting design standards for private property
and public rights of way that reflect d1e ehar.
acrer of the surrounding area.
Neighborhoods must offer housing
opportunities to meet a spectrum of lifestyle
needs. Cupertino encourages a variety of
housing types, as demonstrated in d,e hous.
ing element of the General Plan. Mixed res.
idential and commercial uses are especially
encouraged, since they provide more afford.
Cm OF CUPERTrNO GENERA L Pu.N
1-1
2-34
LAND USE/COMMUNITY DESIGN
~ Policy 2-39: Partnerships
Encourage the private seetor to partici-
pate in pannerships with nonprofit or
public agencies to provide community
benefits and services.
... Policy 240: New Businesses and
Business Retention
Encourage new businesses and rerain
existing businesses that provide need-
ed loeal services and municipal rev-
enues, contribute to economic vitality
and enhance the City's physical envi-
ronment.
Strategy:
Collaboration with Business Commu-
nity. Collaborate with the business com-
mWlity to facilitate growth, development
and infrastructure improvements that
benefit residents and businesses through
the City's Economic Development
Committee and other resourees.
Þ. Pollcy41: Maintain Streamlined
Development Review and Building
Permit Processes
Provk!e efficienr and timely review of
development proposals, while maintain-
ing quality standards in accordance with
city codes. Look for solutions to prob-
lems, be responsive ro community con-
c.ems., promote positive communica~
tions at all levels of review and provide
analysis and advice to decision-make"
to help them make informed decisions.
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OffIce/lndustrial Development
The Valleo Industrial Park, North De
Anza Boulevard, City Center and West
VaUey Industrial Park employment areBS con-
tain most of Cupertino's oftìce/industrial
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CITY OF CUPERTINO GENERA.L PWl.N
EXHIBIT D
development. Office/industrial areas have
evolved into offiee/researeh and develop-
ment, more than industrial. Apple Computer
headquarters and the office/industrial faeili-
ties of Hewlett Paekard are major offiee
developments in Cupertino. The two office
towers and the mid-rise office building¡; at the
intersection of Stevens Creek and De Anza
Boulevards, and the smaller companies in the
West Valley Industrial Park on Bubb Road,
are other significant developments.
Office/industria! development bring¡; prestige
and vitality to the City. However, eonsidera-
tion needs to be given to maximizing eco-
nomie benefits to Cupertino, as well.
~ Policy 2-42: Revenue Analysis of
Office Developments
In reviewing Office development pro-
posals, encourage office uses and aetiv-
ities that generate significant revenues
to the City, sueb as local sales offices,
capturing point of sale internet trans-
aerions and business to business tax
revenues. New offiee development
exceeding 50,000 square feet shall be
approved only if one of these or similar
benefits are provided.
~ Policy 2-43: Conversion of
Officeflndustrlal Uses to Residential
Evaluate the economic impacts of con-
verting office/industrial uses to residen-
tial uses.
þ;> Policy 2-44: Maintaining Cohesive
Commerdal Centers and Office Parks
Cohesive commereial eenters and
office parks are necessary to maintain a
healthy sales tax base for the city and
to retain opportunities for existing
businesses to expand in response to
changing business trends. Cupertino's
major retail commercial centers are
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10Cared ar Val1co Fashion Park, The
Marketplaee and Portal Plaza eenrers,
Cupertino Village, rhe Oaks and rhe
Crossroads Commercial District; rhe
office parks are located at Val1co
!North of Highway 280), North De
Anza Boub'ard and Bubb Road.
hOjecrs With resideotial Or quasi-pub_
lie eOl11ponenrs Proposed to replace
Some Or all of rhe existing induStrial,
o{f¡ce and commereial uses on a site in
rhese areas Will be evaluated on a case
by case basis to determine if rhey are
complementàry to the overall business
!'ark Or ShOPPing center, or Otherwise
meet the eriteria below. Two-thirds of
rhe eommerCial/office square footage
chat is conl'erred to residential USes
shall be allocated to major ernploj'ers
(companies wirh Cupertino sales
offices and corporate headqllarters).
The remainder of rhe square footage
shall be allOCated to the eommereial or
office pool in rhe subject area.
1. [nregrate into rhe exiSting land USe
pattern by:
. Continuing established land USe
patterns (e.g. eOl111nereial next to
eommercial Or residential adja_
cent to residential)
. Continuing patterns of building
massing, setbaeks and height
EcONOMIC DEVELoPMENT
2-35
3. Provide a visible and publicly aeees.
sible park/plaza or op~n space area.
4. Orient aetive bUilding spaees ro the
public Or private rights of way.
5. Provide sUperior building design
wirh high quality natural materials
and bUilding arehiteerure.
6. Demonstrate there are sufficient
existing or supplernental local rC'It_
enues to SUPPOrt munieipal and
school services needed to serve rhe
development.
7. Show that rhe bu ilding is funetion_
ally obSOlete in a marker sense and
cannOt be reasonably redeveloped
or marketed into a eompatible use
Within rhe surrounding area, Or
show the existing buildingfuse is no
longer eOl11plementary to rhe larger
eommereial eenter Or office Park.
8. Show thar rhe development ean
reasonably stand alone as a self-suf_
fieienr land USe that is orherwise
eomplemenrary to eXisring bUild.
ings and USes.
9. Show chat rhe residential or qUasi.
public USe provides an ineentive ro
ineorporate a signifieanr compo_
nent of commercial Or office uses
on rhe site.
Con"lll1 cial DeveloPment
i> Cupet[' S mOst significant eommer_
eial eenter is Val Fashion Park. Because of
rhe economie declJre~f rhe Vallco Fashion
Park, rhe City initiatè<1 a redevelopmenr
projeet area there in 200o"\I~~de~el~pm~nt
funds will be used to foster rhe vlrallZatlon
of this regional shoPPing eenter rm h mall
expansion, infrastrucrure improvement, '.,nd
eeonomic development programs and provi.
sion of very low, low and rnoderate.ineome
. Establishing logical development
patrerns bounded by visible nat-
ural Or man'made fearures sueh
as a public Or private road, ereek,
fteeways etc.
2. Provide visible pedestrian/bicYc/e
conneetions to and from existing
uses.
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T~£ VAlLeQ
F.o\SJiJON PARIC
COMMERCIA L
CENTER (POlley
.2-30) PROVIDES
AJ)J)lìJONAL
OF.¡ All ON PRO-
PQste USEs A.ND
R£GVL-\TIONS FoR
l·HrV....u.(,o
F,"~H ON PAlH~.
CITY OF CUPERTlNO GENER....l PLAN
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check address at http://www.schvision.comlschoolfinder/FUHSD/
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recommends that youfirst co1l1ad the Center jor
Edm:a/i01li1! Plmuúng by Itkphone aJ
(408) 453·6868 or t"'¡, WtÞsitr:
http://www.sccoe.orglresourcesjamiliesldistricl/ocatorl
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E EducatWnal Services Center
1589 W. Frrmoll/ AvetlUe, Surmyvale, CA 94087
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1 10100 Finch Aveoue, Cupel1ioo, CA 95014
JF Fremont High School
1 1279 Surmyvale.saraloga Road, Surmyvale, CA 9400
1BI Homestead High School
121370 Homestead Road, Cupertino, CA 95014
L Lynbrook High School
11280 Johnson AvetlUe, San Jose, CA 95129
1'; [ Manta Vista High School
1 21840 McCleUan Road, Cupertino, CA95014
A Adult & Community Education
.591 W. Fremoll/Ave1we, Surmyvale CA 94087
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Numbers 9, 10,12 and 14-22 recently
acquired by Apple Computers.
. City of Cupertino
, .. North Vall co Area
. . Property Owners
D Properties east of Tantau Avenue
D Edge Properties
D Properties West of Tantau Avenue
Rest of North Vallco Park
0.040.02 0 0.04 O.oeM'''' 0
Prepal1ld by the Community Pevelpomltnt Depar1mlnt .
CRlllbd: April 4,2006
OS ..
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Ciddy Wordell
EXIDBIT G
From:
Sent:
To:
Subject:
John M. Sobrato [johnm@sobrato.coml
Thursday, May 04, 2006 8:20 AM
Ciddy Wordell
Planning Session on 5/9
5/3/06
Dear Ciddy:
I will not be able to attend the planning session on 5/9, but if you
could pass the following thoughts along to to the Commission in
response to your letter of 4/28 I would appreciate it.
While we do not own property in the North Valleo area, we do own
property in other areas of the City, which like North Vallco, will
likely see a significant need for redevelopment over time. The
Sobrato family's remaining holdings in Cupertino consist primarily of
older buildings built in the late 60s, and 70s in two locations -
along Bubb Road and along Valley Green Drive. The buildings are in
good condition but reaching the end of their useful life. We would
first like to suggest that these areas also be included in the master
plan study.
There is no question that much of the existing industrial product in
Cupertino of this vintage will need to be redeveloped over time.
Apple's recent acquisition and planned demolition and redevelopment
of the property in North Vallco is the most recent example of this
dynamic.
We believe is imperative for Cupertino to continue to flourish that
the City provide flexibility to property owners when they seek to
redevelop and upgrade their property over time. Cupertino is
fortunate that the market will likely justify additional investment
in these properties rather than seeing them going into decline and
deterioration.
In the Bubb Road area we would like to see additional flexibility in
the form of increased height and coverage to allow thè existing
predominately one story industrial buildings to be redeveloped as
three or four story office buildings over time.
In the Valley Green Drive area we believe this is an ideal area to
allow for a residential overlay and permit conversion to residential
to address the housing need generated by the Apple redevelopment and
long standing jobs/housing imbalance in the region. The area is
already home to residential neighborhoods west of Beardon and the
transition has begun with the new Pinn development fronting on De Anza.
We look forward to participating in this process as it moves forward
and appreciate your solicitation of our input.
John M. Sobrato
1
{-13