Director's Report
CITY OF CUPERTINO
10300 TORRE AVENUE, CUPERTINO, CALIFORNIA 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT
--:::>
Subject: Report of the Community Development Directo~
Planning Commission Agenda Date: TuesdayJune 13, 2006
The City Council met on Tune 6, 2006, and discussed the following items of interest to
the Planning Commission:
1. Consider repealing Ordinance No. 1975 (Valleo condominiums) and/or
Ordinance No. 1977 (Toll Brothers development) or call an election~
-'Continued from May 16h
o Valko condominiums (Ordinance No. 197511 Adopted resolution calliilg for
special election for November 7, 2006. (Wang voted no)
o Toll Brothers (Ordinance No. 19m Adopted resolution calling for special
election for November 7, 2006. (Wang and Kwok voted no)
2. 2006/07 Budget HearingIN orth VaIlco Concept Study: Planning Commission
Chairman 'Marty Miller, discussed the North Valko concept study. He explained
that he, Steve, Ciddy and consultant Bruce Liedstrand met and discussed
creating a Task Force consisting of area and city-wide stakeholders and holding
three community workshops. The Council asked for information relating to the
study details and schedule to be presented at the June 20,2006, Council meeting.
3. Reconsideration Fee: The Council denied the reconsideration application but
felt the fee should be reviewed and possibly eliminated.
4. Blue Pheasant: The Council agreed to consider appropriate code amendments
that would allow the Blue Pheasant to apply to alter the hours of operation.
MISCELLANEOUS
1. Director's Reports to the City Council: To increase the lines of communication
staff will make a copy of the bi-weekly Director's Reports available to the City
Council.
2. American Planning Association, Northern Chapter Awards: I was one of only
four persons in Northern California invited to be a member of awards committee
for the Northern California Chapter of the American Planning Association.
Plr< -I
Report of the Community Development Director
Tuesday, June 13, 2006
Page 2
There were 16 entries. I will be attending the Award Ceremony on Friday, June
9, 2006 in Alameda and will be presenting 4 of the awards.
3. ~itaI Improvement Program Environmental Review: The Environmental
Review Committee met on Wednesday June 7, 2006, and is recommending a
negative declaration for the 2006/07 Capital Improvement Program (CIP). The
Planning Commission will consider the recommendation at your meeting of June
13,2006.
Enclosures:
Staff Reports
Newspaper Articles
G: \Planning\ SteveP \ Director's Reporl\2006 \pd06-13-06.doc
D/Q/;(
Northern News
NORTHERN SECTION, CALIFORNIA CHA'TER, AMERICAN PLANNING ASSOCIATION
Form-based zoning is not the (whole)
swer By Mkhael Moon, AlCP, CDmmunity Developmtmt Dinctor. Paalunuz
etaluma got some unapected attention
when its usman code" was the focus of an
article by William Fulton in the California
Planning & Development Report ("Transi_
tion Away from Suburbia Supports Form-
Based Zoning Movement," April 2006,)
Since adopting the "sman code" in 2003 as
pan of a speci,fic plan for central Pewuma.
we have been mentioned in several national
articles and have received numerous calls
about OUt experiences with form-based codes.
Our particular form of form-based code, the
"smart code," was licensed to the City by its
creators, Duany Plater-Zyberk & Company
of Miami. We added some of our own con-
tent to address administrative and procedural
matters and other local issues, (Copies of the
Central Pen.luma
Specific Plan and
the Usman code"
can be viewed
and downloaded
at http;/1
dryofperaluma.netl
cddlcpsp.)
Mr. Fulton's article offers another perspective
in the ongoing discussion of form-based zon-
ing versus traditional "use_based" zoning. {['s
not much of a discussion, though. Who real-
ly wants to take the side of a less smart way
of doing things? To his credit, Mr. Fulton
provides much needed balance to the hype
that often accompanies discUssions of form-
based zoning. He also provides a jumping off
. point to discuss Peraluma's aperience with a
form-based code over the two-and.a.half
years since its adoption,
The single most' important conclusion we
can draw so far from our use of a form-based
code is that it is an answer to the issues sur-
rounding "smarr," more urban, infill devel-
opment and redevelopment, but it is nor the
One of the unfortunate side effects of
the hype over form-based zoning is an
expectation that its effect will be
immediate and dramatically different. . .
answer. The emphasis of a form-based code
on physical relationships between people,
buildings, and public spaces (streets. side-
walks, parks, erc.) is an important element
missing from traditional z.oning regulations.
But that emphasis, in our experience, has
not always been enough [0 overcome twO
forces that often dramatically affect develop-
ment regardless of the type of z.oning in ef-
fea: the market, and political will.
Use does matter, because the mark~ for
housing and retail necessary to realize the
vision inherent in form-based z.oning is driv-
en by use, not by building form and place-
menL Although Pewuma has policies and
regulations in place through the specific
plan and "smarr code- to allow mixed use
with ground floor retail. higher residential
densities, reduced parking requirements,
live/work and other essential elements of
fonn-based zoning. we find developers un-
willing or unable to build what is envisioned
by the plan and "sman code" because of
compelling market forces-not enough
parking; insufficient retail demand; con-
struction costs that restrici: building form,
placement, and height; and an incremental,
parcel-by-parcel development pattern that
onen mitigates against an areawide approach
to issues like parking and access. Because of
these and other rdated issues, we spend as
much (if not more) rime working with ap-
plicants on a preliminary basis in helping
shape their project to match the purpose,
intent, and regulations of the "sman code, ~
Pewuma's decision-makers exhibited con-
siderable political will in recognizing the po-
tential of turning a mosdy underdeveloped
area of the City into a vibrant, more urban
area through the adoption of the specific
plan and "smarr code," We have had success
in attracting a movie theater, new retail, and
(rontinued on page 5)
PetaIuma ...
(continued from page 1)
much needed residential
development into the area,
as a result. We are starting
to make that transition
referred to in the tide of
William Fulton's anide
(i.e., away from suburbia),
but it will rake time and
more than form-based
zonmg.
One of the unforrunate
side effects of the hype
over form-based zoning is
an expectation that its ef-
feet will be immediate ana
dramatically different
compared to traditional
zoning: <<If you adopt it,
they will come. D Based on
Pewurna's aperience, the
transition away from sub.
urbia depends not JUSt on
having a form-based z.on-
ing code, but a coordinat-
ed strategy of public
investment, economic de. 1
vdoprnent, and land use
policy that can effectively
deal with all aspects of ur-
ban development, not just
the design and form of
buildings,
It's time to shin the foc-us
of discussion from form-
based versus traditional
zoning. That's roo sipplis-
tic and doesn't account for
all of the other factors thar
influence how a develop-
ment gets approved and
built, Form-based zoning
should not be thought of
as an end-state, but rather
as an evolutionary St'ep in
wiling that puts use and
form in their proper per.
spective.
Northern News 5
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~ILlCON VALLEY ,/ S~N .JOSE
I. ti.l'l!ilt~~1 ~II
'aXNMY~B ************** .
1021845247t 02/29/08 S_;~R-RT LOT**C-OOl
STEVE PIASECKI '~ P201
CU~ERTINO COMMUNITY DEV
10300 TORRE AVE JO 1 BL
CUPERTINO CA 95014-3202
-. 'VUL Z'I;"mr....-.-
$1.50
96 N. Third St
Stite 100
San jail!, CA
95112
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Valley inventor. has come a
long way with liquid crystal
displays.
Pages 25-26
,
STAY CARn UP: ,Sign up for free e-mail newsupdatesatsanJose.b(zjoumals.com
f ice re Dun
Ironically, the firm has had
only the barest oCa Silicon Valley
presence itself Its headquarters
are in Pl1oen1x, and its prlncl-
pals have spent a lot of time in
airports commuting back to the
Bay Area
But things are about to
change.
Its customers - who include
Yahoo Inc.. Adobe Inc., BEA Sys-
tems ana Sobtato Development
Coso - say the moribund oftlce
BY SHARON SIMONSON
:AImonIon@bIziolmaIs,com
For 14 years, archltectural (Ie..
sign firm Arc Tee Inc. has ser.
viced Silicon Valley clients and
Silicon Valley clients alone.
Despite the region's economic
struggles, the company has sur-
vived, relying in the past five
years on performing tenant im-
provement work at existing of-
fice buildings. .
.
BII
g' ,
.
.
.1 I
near?
developmelit market is on the
cusp of a rebound.
Says Are Tec Principal Craig
Almeleh: "It has beccime clear
that we need to change our busi-
ness model"
In: the next three months. the
Ill'1ll will invest up to $500,000
opening a 3,OOO-square-foot Sili-
con Valley office. In the next 18
months, it anticipates hiring a
dozen people or more to flli it.
See BUILDING, Page 41
'I
I.
~f'1 Jt~
MAY 19, 2006
saniose.bizj~umals.com
lilt: I'U~VVS
~
THEBUS1NESSJOURNAL 41
, ,~
BUILDING: Building permits show that workplace construction is recovering in Santa Clara County
CONTINUED FROM PAGE 1
"We think the Silicon Valley market is going to grow
in 2007, 2008,2009 and 2010," Mr. "lmeIeh says.
New oftlce construction has been largely nonexistent
in Silicon Valley in the past five years. As local jobs
evaporated, millions of square feet of offices and re-
search and development bnilrting.<l. have become avall-
able. That existing supply has largely eliminated any
need to create new.
In a clear sign of the times, from 2001 to 2004, 90 per.
cent of Arc Tee's work was helping its customers who
owned buildings to spiff them up once they had a tenant
in hand or helping shr; 1'1 king companies to reconf'IgUre
their existing Space. The fmn fell from a high of 35 em-
ployees to today's 23, '
Though there is scant proof of any inuhediate turn-
around in OffICe development. such as a bevy of new
building permits or a flood. of applications to city plan-
nll1g departments for new office construction, Arc Tee's
'It's very early. But sloW~1 It is
coming back:
Tom Mead
Webcar Builders
.
and others' experiences suggest a surge is on its way.
By def'mition, architects generally fwd themselves
engaged lit the start of a new construction project. be-
fore emerging trends are obvious.
In addition, Silicon Valley office-yacancy rates, which
topped out at over 20 percent, overall have declined sub-
stantially over the past half-dozen quarters. In some
cities, rates have even fallen 'below the, bellwether 10
percent threshhold that some say marks the pivot from
a tEmBllt's market to a landlord's. Moreover, demand
for the best space is rapidly outstripping supply. ,While
some tenants might find the remaining less-than-Class-
A space suitable and perhaps evert desirable because of
its price, others clearly do not.
FUrther, Mr. Almeleh says his company is actually
beginning to get commissions to design new offices.
And landlords, instead of waiting to have a tenant in
, hand, are electing to do the flx-up upfront.
"Developers don't invest millions of dollars in that
\j
-
~
\
(]I
kind of work unless they think they are going to be .
leasing" their properties, says Daniel S. Kirby, another
Arc Tee principal
B1tiJrting permit numbers from the state's Construc-
tion Industry Research Board support the notion that
private industrial construction is rebounding in Santa
Clara CountY, though there is no indication,from the
fIgures that new development is starting. In the flrst
.three months of the year, valley cities issued build-
ing permits to allow $330 million in non.residential
construction, up 37 percent over the same time in 2005.
However, nearly all of the work consisted of additions
and alterations to existing offices and other commer-
cial bulldings. '
The local uptick is nearly exactly the same on a per-
centagebasis as.the state's at large, though not nearly
as strong as that seen iIi some other areas, inclniling
the San Francisco, San Mateo and Redwood City metro..
politan area. In the fll'St three months of this year, that
region recorded a near doubling of-office, industrial
and commercial construction to $456 million year over
year, the CIRB says. Again, however, that includes addi.
tions and alterations. not just new construction.
Others in the construction industry say they also are
, seeing signs of improvement.
Tom Mead, vice president of business development
for Webcor Builders, one of the largest general cQntrac-
tors in the region, says clients from San Jose to San
Francisco have begun the earliest of conversations
about development of office bullrting.'l rariging from six
to 10 stories either for their own use or for others. Some
deVelopers are even i:Uscussing speculative constrUc-
tion.
"It's very early," Mr. Mead says, cautioning that noth-
ing is likely to be actualized for at least another two
years. "But slowly, it is coming back."
Not everyone dete,cts a shift.
Mike Roanhaus, managing principal for the Moun-
tain View office of HDR Architecture Inc., says his
information-technology clients are giving him no in-
dication that they expect to start new workplace con.
struction any time soon. The fIrm focuses on the health
care and microelectronics industries, he says, and its
local tech clients include behemoths such as Hewlett.
Packard Co. and Intel Inc.
"My gut is that companies are going to be very con-
servative" about such investments, he says. "Nothing
out there has me ready to rush into hiring."
Indeed, local developers say in general that new
workplace construction doesn't make imancial sense
until rents approach $3 a square foot a month. In some
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SOURCE ClllISfROCIllH IIIlOOfRY RESEARCH BilARI
BllLDING UP: Santa elm Ceuoty bI~ IIWIIIB mapeadlllll to iIIliprD'll
oflIca and cnmmercilll buHdaga, witb Iht-quar1er 2GUlI spending 118ar!y
$1110 million mm tban the llIIIIIp8I'3ble perilld " 2005.
valley cities, rents remain at half that, though in other
places they are closer. ,
But Joe Horwedel, acting planning director for th€
city of San Jose, says he has had hopeful conversatiom
and experiences oflate. ,
"It seems to me there is a lot of work going on oul
there, though it's not always evident driving around:
he says.
On~ developer visited him this week 'to discuss put
t]ng up a new office building in downtown San Jose
Mr. Horwedel says, The site had been of interest to somE
residential builders, but the owner has decided to com
mit to offices because he believes that endeavor will bE
more profitable in the longer run.
"People are looking ahead, recognizing that it migh
take some time to get a tenant, but they want to be reil-d)
if the next Google comes along," Mr. Horwedel says.
SHARON SIMONSON covets real estate for the Business Journal. Reach her at
(408) 299-1853,
(J ^ir~ 11) ~ ~ d'J-od/
2E MfIlClIRYN[WSr.OM
SAN .10
COMMUTE I Valley firms work
to get employees out of cars
C(JJlfilllH'dJi'Olll Pilh'l' 15
some local companies add
(\,ol'!{ers in a rebounding ~on-
omy,
Betw('811 I.he phenomenally
I'ol'ubl' WiFi shuttles ofle\'eu
~t \aholl and Google <Jilt! the
increl\.'le ill biking CQIJUnlltel's.
there's nevel' been 11 better
Hille t,Q lind alternatives to sit-
t,ing in wp.ekrlny JllOl'l1ing park-
;ng 10L.'3 - otherwise known as
mil' locnl highways.
Bricker. who often lides the
sllllltle fl'um San Fmncisco
herself, i.q one of a handful of
wol'lwrs at local tedll1ology
cmnp;uues Chll'l'bred with help-
iug employees alleviate the
I "Iill "f dreaded comn1l1tes,
SHicun Valley companies
rir.~t began olfering commuter
opt..ions three decades ago,
when WIS prkes sOlU'ed to re-
l'OI'd levels in the 1!J70s.1bday,
iocal FortlUle 500 firllls com-
prise more than a quart.er of
th~' lop 20 comnmwl'-fIiendly
WOl'kplal't'S in the COWlt.l'Y, as
tallied by the EnvirOImlentru
P~ol:l!ctioll Agency, The list in-
dlldes AdV"d.llced Micro Devic.
~$, Apple Computet; Cisco Sys-
tems, H{)wleU.-PlIclrnrd, hlte~
Ol'ude IUld Sun Micl'UsystelllS,
"Silk-Oil Valley has always
ueell n18ponsive 1.0 employee
concel'1lS and commnting is roJ
iR.'1ue," &'lid .Jallue Jal-vis, Ado-
be Systems' commute COOl-di-
nnt.or fOJ,the past eight years,
About 25 percent of Adobe's
2,000 employees in downtown
San Jose ride llUISiI transit to
work, in part, because the
l,ompany hands ont free llllllU-
a1 pa:'l..'If.'S fOl' Caltrain and $80
monthly tl'!U1sit checks for oth-
er systems, such as Ule S:mta
Clm'a Valley 'I'nll1sportation
Authority,
nIl'. perks m'b'1.lably make
ell.1plo~'ees happiel' lInd more
productive but also help the
companies recruit llnd retain
talent in what some employers
say is once again becoming a
competitive job market.
A few conunute coordina-
tors confirmed companies are
l'lltcheting up the flUldi.llg for
their programs and a few even
hint, at incl'!'.asing competition
among Vlllley companiE'.5 fOl' ['e-
cmiting wodtel'S mId bragging
rights aver EllIch perks,
Orade's manager of work.
plllee services JOI'dan Boyd
laughed gleefully Oil heming
that his Redwood City campus
had twice lL~ many bike lockers
as Vahoo's SUllnyvale oiJices.
Yahoo's BJ'ickej' responded
\-\lith a broad smile when told
about Boyd's I~lllgh ~llld point-
ed out that Oracle has 8,000
~,
~
RICK E,MARTI~ -MERCURV!'EWS
Yahoo commute coordinator Danielle Bricker and Colleen O'Connor work at an information table
during lunchtime, Bricker's personal mission statement is: "Get them out of their cars."
area employees compared with
Yahoo's 4,000 area enlployees,
"Oracle does like to be at
the top, but we're going to give
are even guaranteed dde pro-
grams for carpoolers who
might miss their lide home be-
cause of a late meeting 01'
deadline,
Cisco ~stems
recently nanded
out 10,000 T1'eO
handheld devices
to emlJ]oyees, a
pel'k that keeps
workers connected
La the companr.
network even if
they haven't chiven
to the otlk'e, said
spokeswoman
Abby Smith.
The company's Boo Jose
canlpu8, which spans more
than 40 buildiruts, also olTers a '
"SmartCart" shuttle program
that means instead of hopping
in their own car to traverse the
col'pOrate headq~:UIl'ters, em-
ployees can be pICked up in a
chauffeured van or hybrid cm',
But pedlaps the healtlrlest
aspect of conunuting habits is
the employer p'ush for workers
to l'ide their hikes to work. Sun
Microsystems spollSOred a
bike valet at the JavaOne con-
vention last week and l'epOl'ts
an increase in biking COlJUllUt-
el."S, due in part to I'ising gas
prices,
When gas prices hit $3 a
gallon last month, Sun so1\-
WIll"e team manager Pam Blljar
pulled out his long-neglected
TIle transportation perks arguably
help the companies recruit and
retain talent in what some
employers say is once again
becoming a competitive job market.
them a run for their money,"
the 29-year-old, telUlis-shoe-
wearing Blick:el' said, beaming,'
Both companies, along with
others, have campuses de-
signed to keep wol'kel'S out of
Uleil' cars. Aside from the stan-
dard cafeteriss and 'on-site
WOl'kout facilities, Silicon Val-
ley companies also alTer dry
cleaning and mail services, cof-
fee baJ.'S, day care, mini-marts
and even maniCW'e and pedi-
eure shops - so wol'lrers don't
have to make extra trips,
Taking it a step further to
keep employees f!'Om even
thinking ubout driving a ClU' to
work, many otIel.' lIo-charge
slll\ttles from local b:ansit
stops, fl'ee passes for local
trll115it and l'ewards such as
movie tickets or massages 101'
caJ'pooling and biking, Thel'!'.
I'oad bike and began riding the
nearly 30 miles each WIly from
his west San Jose home to the
l'OmpaTlY's Newark campus.
"Fuer costs m'e getting out
of hand," said Ba,im', who rides
his bike two 01' three times a
week.
hi response to a growing
number ofbicycUsts, Yahoo re-
cently added enclosed metal
bike loclrers, bringing its totaI
up to nearly 100. Blicker often
SIts down to map out blldng
routes for hel' employees alld
IUls been known to ride her
road bike to Ule office from San
Frandsco,
The company's bike lockers
are once again full and she
wants to get more, but first
Brickel' plans to add more of
those popular shuttle services,
CO/ltaet SaJ'ah Jane Tribble at
stribble@lIlerCllrynews,colllor
(408) 278-3499.
~m.x:)~~
THE CON' r ()
yOU DON"
The handcraftsd Bentlay Condl
d..lnbl. fou....door automobUe$ i
turbochar~ad '2-cyllndllr engine
1)112 -1
RY NEWS SATURDAY, JUNE 3, 2006
,
Local News,
. ."
'"
~,
City of Sunnyvale:
one last chance for
mall developer
By Jurle Patel
, Mercury Newtl
Sunnyvale moved one step closer Friday to dis-
solving its agreement with Forum Development
Gtoup, which has worked on plans to redevelop
the CIty'S downtown mall s;ince 2004. City leaders
said the developer failed to respond to questions
about why it missed' several key construction
,deadlines last year.
The city plans to give Forum one last chance to
respond within a "very short time period" or it
~ consider ~ l~ action, suci:I as dissolv-
mg the contract, sald CIty representative John Pil-
ger. ~ said the time period hadn't been decid-
ed but It would be days or weeks, not months. lIe
said the move signals a shift in the thinking of city
leaders, who are no longer wil.l.iIw; to let the devel-
oper take the lead on a project that has been de-
layed ' for at least two years and
See SUNNYVALE, Page 2B
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SUNNYVALE lOne last chance=-
~
~
(
Continw4fromPage 1B
cost the city about $4 million
in potential sales tax reve-
nue.
"The previous council
made a deal and expected
Forum to live up to it, and
that's how I feel," council
member Tony Spitaleri said.
"Citizens here have been
very patient and' they
shauldn't have to wait any
longer,"
In March, city leaders crit-
icized Forum far failing to
work aut an agreement with
a housin~ developer, filing
constructIOn plans, closing
on the land swap and start-
ing construction by dead-
lines set last year. City lead-
ers told the developer it
must make up for the missed
work ar submit an accept-
able revised timeline to the
city by last week.
Jane Vaughan, a partner
with MenlO' Equities -
which Forum hired to man-
age the praject - declined
to' comment Friday evening
because the city had not can-
tacted Forum directly. She
told the Mercury News pre-
viously that large projects
such as the town center re-
development can be risky in-
vestments and delays are in-
evitable.
In the developer's re-
sponse last week, a Forum
representative wrote: "We
regret as much as the city
and the community of Sun-
nyvale the delays in getting
this praject started. Our
costs to carry the land are
enormous."
The response included a
timeline that is contingent
an the city quickly approving
major changes Forum is
seekin~. . The changes -
which mclude adding a bou-
tique hotel, lawering the
height of a theater and in-
creasing the number of
housing units from 292 to
492 - would require chang-
es to' the city's general plan,
potentially delaying the pro-
ject by at least six months.
, Pilger said -the council -
which discussed Forum's re-
sponse in a closed meeting
this week - is not willing to
entertain changes to' the
plan until Forum comes up
with an adequate response. :,
"We've 'decided to' give"
them one last, final chance :'
and say: 'Look, guys, this oj'
was inadequate. Get it to us ::
right now or we're gaing to .
draw the line,' " Pilger said.
He said the city council,
which doubles as the city's
redevelopment agency, is
"fed up with the excuses and-..
delays. Council's patience':,
has warn very thin." ,
Sunnyvale replaced tradi-
tional downtown streets
with an enclosed suburban-
style mall in the 1970s. The.,
maIl wasn't as popular as ex-, .
pected, and the city began" '
rethinking the idea in the ,
1980s. American Mall -
which awned most of the,'"
maIl land - declared bank-.:'
ruptcy in 2002, and the city,
sought proposals to develop; ~, .
downtown. In 2004, the<,
council chose Forum Devel-<",
opment Group and Lehman ,,'I
ALL Lelunan's role as a
lender ended the following - -
year, and Forum purchased
the land for $80 milliO'n. -'
Under the timeline Farum" I
propased last week, con-;"
struction would begin early,;.~
next year - two years after.
it was ariginally planned to > ,;
start. The delays are due to,(<-
Forum having trouble secur-~,.~.
ing financing in 2005 and the: r':
previous missed deadlines. ,,'
Suzi Blackman, president' '
of the Sunnyvale Chamber, .',
of Commerce, said the group" '
supports a boutique hotel _
and more housing and retail
dawntown in general, but it !
needs to weigh Forum's pro- ,.';
posed changes with plans to; ': ;'
redevelop other areas, ,(!
"I'm wondering how long;~,;
are we willing to wait as a '...,~
community?" she said. ~ u~
,-~lI
Contact Julie Patel at 1
jpatel@mercurynews.com or >.i
(40B) 271-3679. '; lJt
:'~-~~~ )
1\vo Decades or Helping Women And Children
IIIIR YlII '.l:lI Die
. __ ____ _ __-....-._____ .-. 7. -.. _ __IDiI'IUI,liIa"
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-
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.
The News
'~-
6 THE BUSINESS JOURNAL
sanjose.bizjoumals.com
JUNE 2, 2006
Merchants worried about impact of proposed Costcostore
opened in/the last 10 years. ,
, "It's not tl1at the city, 'or Costco, did not
try to put in more stores:' says Nanci,
Klein, of San Jose's "Ofllce of Economic
Development. "Butthe challenge oflocat.
ing an appropriate site, oneclqse to busi-
nesses and residential, is super hard"
Ms. Klein says' that the city is at-
tempting to recruit.more Costco stores
to San Jose in an effort to boost sales,
tax, Though Ms. Klein c01.:ili:l not com-
ment on the specific amount of sales tax
generated by the retailer, she says that,
"Costeo is one of the highest sales tax
generators for the city.'" ,
, "It's a mutual thing," Ms. Klein eon- .
tinues."The city has been trying to get
them here for a long time. Costco is.try-'
mg, too. It's,im on-going labor oflave."
She is also in the process of searching
for a location on the city's West Side for'
OENNIS G. HEIIIRIOO another proposed Costeo store, because
traffic near the retailer's 5301 Aln1aden
Expressway store is becoming trouble-
some.' .
"Not only does it [another store] ben-
efit sales tax, but it helps to' correct the
city's traffic issues:' she-says. ,
Still, businesses say that more Costro
stores couldpel-petuate increased traf-
fie congestion. ,
"A lot of our employees are excited
, about the possibility of a Costeo store
opening across, the street," .says. Paul
Brunato, spokesman fot 2Wire; a San
Jose-based broadband company located
at 1704 Automation Parkway. "But there
is a concern about traffic cOllgestion.
There's sure to be an impact. especiallY
at lunch hour." -
BY RAKSHA VARMA
raksha@bizjoumals.com
,
The San Jose Planning Commis-
sion granted a conditional use' permit
on May 24 to Costco Wholesale Corp.,
which is expected tei open a 146,843-
square-foot store on the city's North-
east Side by next spring~
It's a gain for local shoppers in search
of cheaper retail options near their
Northeast Side neighborhood.
Take Sean Zhang, for example.
For many months, Mr. Zhang has
made extra trips to the Costco's 2201
Senter Road location to stock up on
toilet paper and other items, "A Costco
near Hostetter is a lot better for us," he
says. "It means less gas, too." Costco's
other San Jose store is located at 5301
Almaden Expressway.
But businesses on the Northeast Side,
an area populated by a large Asian com-
munity and controlled by a handful
of retailers, are expecting significant
losses once the competition opens for
business.
, Jonny Tsang, the manager of99 Ranch
Market in Northeast San Jose, says he
anticipates a large nmilber Of his shop-
, pers to take their dollars to Castco, ex-
pected to open just a couple of streets
down from Mr. Tsang's store.
"The impact is 100 percent def'mite:'
says Mr. Tsang, as he asks a clerk at 99
Ranch Market, located at 1688 Hostetter
Road, to re-stock an ai$le. "If Costco
opens, customers are not going to shop
in my store."
The proposed Costco store could break
grotmd on the city's Northeast Side as
soon as July, city om{'i~ 1.Q say. The large
Issaquah, Wash.-based retailer applied
WHOLESA-L E
1601
~
TOUGH COMPETITOR: Costeo currenUy operates two stOm; in San JUg and is planninlJ' a third. .
for a conditional use permit at least a
Year ago, says Susan Walton, a principal
planner at the San Jose Planning Com- .
mission, to grant the construction of a
store and gas station on a 12-acre site
located at 1705 Automation Parkway.
"Prior to the hearing, the commission
held a commUnity meeting in May to
address issues about existing trafflC op-
erations and the possibility of shopping
carts going astray," she adds.
Costco officials did not return calls for
comment.
, "But Castco agreed to look into those,
so our recommendations on those issues
are in the permit," Ms. Walton says.
There is a 10-day time period (ending
in early june) that residents can appeal
the permit. After the appeal period is
cleared, Gostco can begin the building
permit pr,ocess.
"It's good for shoppers, but it's bad for
local businesses," says Jesse H, an em-
ployee of a T.MobUe outlet; located near
99 Ranch Market. ' '
Pacific Rim Plaza, home to both 99
Ranch Market and T-Mobile, is an
Asian-themed shopping center near the
intersection of Hostetter Road and Au-
tomation Parkway.
"There are a lot of Asian families.
nearby that could shop at a Costeo, in-
stead of the market here," he says.
That prospect is a good sign for city
officials banking on Costco's antici-
pated entry to the Northeast Side. The-'
proposed store is the -large retailer's
third location in the city - and the first
D
--
ft>
h
~
RAKSHA VARMA IlMrs relail, small b~ness and
ban king. Reach- her at (406) 299-1629.
, ,
-
.
.
. 10 The News ' THE BUSINESS JOURNAL '
-"
,
. sanjOse.bizjoumals,com
MAY 26, 2006 .
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8 bay area home builder
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Catch-22 is the title ofJoseph Heller's classic World War II novel
that became a critique of modern bureaucracy and a phrase that >>"Striking a balance" ,
has come to mean a no-win situation, "I think we can do both," Ghidmetti states: build more housmg
The phrase can also apply where home builders are criticized and preserve land needed for industrial growth.
for building low-density, single-fami!y detached suburban "Looking at the data [in Oakland], they have a tremendous
projects and are instead urged to construct higher-density amount of industrial land and may not need all of it to maintain
urban in fill developments, When builders respond in some the job base and accommodate future industrial development,"
municipalities they face new zoning rules barring them from observes Brion & Associates' Joanne Brion, a veteran urban
using vacant or unclerused industrial locations, which in built-out economist who performs public policy analysis on growth and
cities are one of the few sources of available land. development. HBANC retained her firm to review industrial
"Many of our builders have been practicing 'smart growth. at conversion in Oakland.
its best for years, converting underutiliz.ed urban land, including "In general, [industrial conversion] shouldn't be generalized,"
industrial sites, to higher-density residential use," notes HBANC says Claude Gruen, Ph.D, principal eccmomist at Gruen Gruen &:
President &: CEO Joseph'Perkins, "Ironically, some of those Associates, which also does urban economic, market and land use
who advocate smart growth are throwing up analysis, "There are certainly communities with not
roadblocks, You can't have it both ways: decrying enough land for work space, but those are very rare
'sprawl' and stopping infill development," indeed." They are more likely found in "growing
Some Bay Area jurisdictions, including suburban communities than in central ciry areas like
Oakland, are debating whether [0 restrict Oakland."
new-home or mixed-use development on property Oakland boasts "a viable and thriving port and
currently zoned for industrial uses, Some nearby manufacturing and distribution facilities,"
industrial interests fear being squeezed out if Ghielmetti says. Still, some industries "employ
housing is approved near factories or plants. Some more Rottweilers than people," referring to large
. cl~<d offi=" ~""b,.'~n .:~',"n!~g_~p"_ ':"'0. -'~>='~''','''''i'.. '. . . tJMi4.~ ~. t), 4~
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Some cities are debating restrictions on
residential and mixed-use development on
underutilized industrial land. Builders and
economists believe both new-home and
industrial growth can be achieved with
intelligent planning. Studies show much
existing industrial space is inefficiently
used. Banning non-industrial uses would
bar revitalization so badly needed in poor
neighborhoods.
for jobs by creating
industrial protection
zones, or IPZs, where
conversion of industrial land
would be prohibited or limited.
"It is a 'Catch-22,'n says home
builder Michael Ghielmetti, president of
Signature Properties. "We're being boxed
in. We are told not to build in the suburbs
and instead go to urban infill areas to solve
population growth. Then we build in urban in fill
areas and confront a host of issues, from industrial
conversion to contamination to historic preservation. So
urban infill is not the panacea people say it is,"
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storage facilities or abandoned
plants guarded by dogs. "There
are dilapidated and underutilized
industrial sites. We've got to figure
out a way to convert some of those
to more productive purposes such as
housing, mixed.use and retail.
"There shouldn't be a
moratorium [covering industrial land] or a 'one or the other'
situation," Ghie!melli continues, "Housing and mixed-use can
coexist with industrial as long as it is intelligently located."
"You can strike a balance between the industrial base and
development and redevelopment in Oakland," adds Amir Massih,
manager ofland acquisition and entitlements for Pulte HQme
Corp, "Simply stating the argument as bedroom communities
versus a diversified economy employing people isn't the choice.
You can do both."
"It is important that the city balances the need for housing
and retail with industrial uses,>> Bri~)fi writes in her HBANC-
commissioned Jan. 30, 2006 report.
Some industrial districts, particularly those that serve the
port and airport, "could use protection, but that leaves other parts
of Oakland for housing and other projects," Brion acknowledges.
"Macroeconomic factors impacting manufacturing" argue for
"taking more manufacturing off highly valued land and sending
it to other areas where land is cheaper and manufacturing can
operate more efficiently," Massih offers.
Since it is "too costly to do traditional industrial job growth
here," IPZs covering all 17 sub-areas in Oakland would "preserve
areas in the city for industrial growth that may not happen,"
Brion says,
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Brion's ;:nalysis reveals Oakland has ample existing industrial
land "with very low job utilization of about 10 jobs per acre,
which is extremely low for industrial areas" where there are
typically 15 to 25 jobs per acre. San Francisco has densities of 35
jobs per acre-and 77 per acre in manufacturing,
With 37.7 million square feet of manufacturing and
warehouse space in Oakland as oflate 2005, "the average square
footage per employee is about 1,650," contrasted with "typical
square foot usage for industrial space [of] 500 to 600," Brion
writes, "Thus, existing space is not being used efficiently."
Based on Association of Bay Area Governments' projections
that manufacturing and related sectors in Oakland will
increase by roughly 8% by 2015, there will be an estimated 1,916
additional industrial jobs in the city assuming its 2005 base of
22,840 positions, If "a modest increase in density" of 15 jobs per
-
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acre was adopted, by "2015, with projected job growth, the city
would need 1,650 acres or 690 acres [or 29%) less than is currently
designated" to accommodate job growth,
At densities of "25 jobs per acre, which is typical for new
industrial development, the city would need about 990 acres [in]
2015, or 58% less land than is currently designated," according to
Brion.
"Existing and future industrial jobs can be accommodated
with less land than is presently designated with modest increases
in land utilization and increased density, even at lower than
typical industrial standards as compared to most cities," she
writes. "Cities have put pressure on home builders to become
much more productive in making more units out of much less
space,>> Massih points out, The same should apply to industrial
land use as well, he says.
Technological changes mean "you have a greater need for
more efficient use of space-you don't need as much space per
employee," Brion comments, Dr. Gruen agrees: "Going back to the
kind of industrial space we had after World War II is not going to
happen because the whole nature of our economy has changed, We
are not going to become a manufacturing center again." Instead
of "maintaining old obsolete industrial areas, they would be much
bener off as mixed-use projects, including residential."
Recent research shows industrial growth has "shifted in most
locations to activities such as research and development, like office
space,>> Brion says. Such activities are "more compatible with
other uses>> such as housing and retail.
.. . F~a'Ned 3,ns["JSf::-
''';\7e're seeing a f:<i!me hy :ities to really look at the specifics of
likely industrial demand," Gruen says, "In older cities we often
.' '~:l~~;~,:~d:~';3'~~"if
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April 2006 11
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see an attempt [0 maintain the pasL"
Oakland city staff preparing options for IPZs uonly looked
at everything in terms of current conditions and jobs," Brion
says. "It's flawed because what is not talked about in the staff
report is breaking OUt future growth by occupation, Some of
that job growth will be in offices, like headquarters facilities,
Some will be warehouse, some fabrication-real industrial
space."
Moreover, it is "not realistic" for city officials [0 "use
zoning to achieve everything they seek," she says, "Any kind of
prmcctivc industrial zoning must go hand in hand with tax and
financial incentives for businesses [0 come and operate," Massih
notes, "It's nm enough [0 protect the land. The city hiring
someone to recruit industrial business is not how it works, It
must give businesses financial incentives" to reloeate and operate
in Oakland.
'.c- .,
~/ Ignoring social justice
Banning non-industrial uses across wide swaths of Oakland,
prohibiting "poor neighborhoods from experiencing the
revitalization" new housing and retail bring, ignores the "social
justice component," builder Ghielmetti notes, "A lot of these
neighborhoods have suffered from being next to industrial"
considers IPZs, Brion reports. One would "protect" all industrial
land in each of the 17 sub-areas, Yet "even the most aggressive
alternative allowing conversion wouldn't result in much land
being available" for non-industrial purposes, Massih says. And it
"ignores the reality of the type of critical mass ofland it takes for
builders [0 do projects of any substance or size,"
Massih and his builder colleagues agree industrial
uses surrounding the parr and airport-"the lifeline of the
city"-should be preserved, But "you can take the existing job
",~;;~'~rl~T\;~J!:~'~,j/,:' '." ", . .
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properties that now lay vacant or underused. "Their schools
produce poor test results, The city is tax starved, Why not
inject new capital and new tax revenue and prepare our kids for
tomorrow's jobs rather than yesterday's jobs?>>
"Take a drive around areas where residential neighborhoods
abut industrial facilities,>> Massih urges, "Why not find a way
to both save jobs and create a better quality oflife for those
"d ,"
resl ents r
Oakland is examining "several alternative policies" as it
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base in Oakland, grow it over time
and still not use as much space as
has been dedicated to industrial
properties,>> Massih says,
"We're not taking anyone's
[industrial] land," Ghielmetti
explains, "There are willing sellers
approaching builders and saying,
'Please buy my land because my
former industrial plant is no longer viable.'''
Wholesale limitations on conversion of industrial
land "will exacerbate an already acute housing
shortage and continue to further starve local
government of much-needed ta)[ revenue to provide
services for residents," Ghielmetti declares. When
that happens, "native born children of the middle
class leave to obtain cheaper housing in other states,"
Dr, Gruen concludes, Contributing to "that shift in
population is the mistaken belief in maintaining old
industrial areas."
To read the entire Brion & Associates
memorandum from Joanne Brion entitled, "City
of Oakland: Industrial Protection Zoning," visit
HBANC's web site at www.hbannc_org,
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American Planning Association 45
-
,
By David Schellinger and Sharon Priest, AICP
~
e
design in the broadest sense refers ro the design of
uding the roadbed, sidewalks, landscape planting,
ter of the adjacent building facade or planted set-
back. of these individual pans of a Street is important in
sfulstreetscape design. Memorable sidewalks and streets
that are oriented roward the pedestrian experience characterize
excellence in streetscape design.
Several individual dements can be used to shape the character
of sidewalks and overall street dements, including street furniture,
landscape planting, lighting, and other amenicies. Successful
streets cape design balances the desire for pedestrian amenities,
such as benches and street trees, with an understanding of the
functional aspects of streets and sidewalks.
Streerscapes can be designed and implemented at a variety
of scales, ranging from the sidewalk in front of an individual
property to larger street nerworks in neighborhoods, districts,
and even entire communities and municipalities.
One of the most important characteristics of sidewalks is the
pedestrian "path of travel." A typical sidewalk has three wnes: the
building wne, the path of travel, and the curb z.one. Successful
streerscape designs accommodate a clear path of travel, typically
in the center of the sidewalk. The curb zone, on the outer edge
of the sidewalk, is typically the location of streetscape amenities,
while the building rone is adjacent to the property line.
To comply with the Americans with Disabilities Act require-
ments, sidewalks should accommodate at least a six-foot-wide
clear path. Provide additional sidewalk width when including
streerscape amenities such as street furniture or landscape plant-
ing, Sidewalks with street trees typically require a lo-foot-wide
sidewalk to accommodate the pedestrian path and the four-
foot-wide tree bed, for example.
PedestJian levels of service
Like traffic levels of service on roads and freeways, there are
pedestrian levels of service for sidewalks. These levels of service
.
~fJHf'~5
PI12-15
46 Planning June 2006
range from A (high: completely unimpeded
movement) to F (low: complete congestion).
The level of service calculation is based on
average sidewalk width and the total volume of
pedestrians in a given period of time.
Wide sidewalks in conjunction with a high
pedestrian levd ofservicc can seem empty and un-
inviting; narrow sidewaIkswith several st:reetSCape
dements can result in both physical and visual
clutter and a low pedestrian level of service,
Identify the current pedestrian level of service
and the level the communiry would like as a
basis for determining the amount of pedestrian
amenities that can be accommodated comfort-
ably on any given sidewalk.
Standards and regulations
Streetscape design and implementation are
regulated at the local level, and specific re-
quirements and regulations will likely vary for
each community. Typically, multiple agencies
govern specificaspecrs of streetscape design and
implementation within each community. These
agencies often include planning departments for
planning and design; public works departments
for utilities, road maintenance, and dimensions
requirements; park and recreation departments
or forestry departments for recommended street
treeS and plantings; and economic development
agencies for working with private property
owners to control the location of private street
furniture and displays.
On the federal level, ADA requirements for
streetscapes focus on the width of a clear path
of travel on sidewalks to allow twO wheelchairs
[0 pass each other unimpeded.
Streets cape elements
Streerscape dements can be organized into a few
major categories, including paving, landscape
planting, street lighting, and street furnirwe,
-
Here we briefly introduce the different categories
of elements, their typical placement on side- .~
walks, and the types of design and construction
that are available. Specific street furniture design
and vendors can be found in trade publications
and on the Internet.
Paving. Paving material is the most visually
prominent streetscape element. Choice of pav-
ing material often depends on the scale of the
sidewalk. the overall character and design intent
of the street, and local climate conditions.
For cities in colder climates, use more durable
materials that allow for expansion and contrac~
tion in extreme temperatures and will stand up
to the use of salt and other melting agents. For
locations that receive higher levds of rainfall
throughout the year, use materials with more
surface texture to provide greater traction. In
some more extreme cold climates, communi-
ties have added electric heating coils embedded
beneath the paving to melt snow and ice.
The most common and economical choice of
material is scored concrete. Dyes can be added
to conctete (often a reddish hue) to add color
and character to the pavement and retain the
cost and maintenance benefits of concrete. Stone
or brick pavers are a more expensive paving
material. often reserved for more ceremonial
or special streets, such as a main street.
Harder stones that hold up under the pressures
of everyday sidewalk use, such as granite. can be
used as curbs. Since special paving materials are
often more expensive, economical solutions can
be derived by combining concrete and special
pavers in a varieryofinteresting patterns,
Special paving can also be used in crosswalks
or an entirejntersection as a design element or
traffic-calming measure. Colored concrete or
pavers in a crosswalk provide visual clue to
changes in the character of the street while
raised crosswalks make drivers more cognizant
of driving through a pedestrian zone.
Landscape planting. Street trees and other
plant material add four-season color, visual inter-
est, and an ever-changing texture to a streetscape,
softening the hard surfaces of sidewalks and
The artists'visualization
at right shows how the
mile-long "roof" area of
Boston's new Central
Artery tunnel will appear
after surface restoration.
The design. created by
Copley Wolff Design.
Group uses green roof
technologies on a suiface
that is only 18 inches deep
in some spots. Custom
planting mixes, paving
sections (far right), and
foundations were used i
for consistency. t
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Tree Planting Clearance at Typicallntersectlon{s)
Cross
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o
4
w
30' Near Side
~ Traffic Direction
Cross Street Intersection Clear.mce
20' Far Side
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r: Alley or
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o
10' Far Side 20' Near Side
y Traffic Direction
Alley or Commercial Driveway Clearance
/I
Residential
Drive
o
o
p
10' Far Side 10' Near Side
~ Traffic Direction
Residential Driveway Clearance
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improving air qualiry. Unlike most streets cape
elements, street trees and plan rings change over
time, require continual maintenance, and can
cause problems such as roots cracking sidewalks
Of leaves clogging sewer grates.
Even with the potential problems, street
landscape planting is often a first choice for many
communities trying to improve the charaaer of
their streets. Here we describe a vanery of street
planting types, general planting and location
guidelines, and a few rules of thumb to consider
when. selecting and installing landscape planting
along streets,
The most visually prominent of all street
planting is the street tree. Street tree seleaion
should include consideration of the communiry's
recommended tree list and overall aesthetic
desire, climatic concerns, maintenance req uire-
menrs, the space available for root growth, and
the size of a mature tree crown and canopy.
Street trees on residential streets are typically
located in a planted strip between the sidewalk
and the curb. When selecting a tree species,
consider the size of the individual mature tree
canopy and root system, so trees won't com pete
for light and nutrients. On many commercial
streets, especially in recent developments, street
trees are often planted in containers or linear
planting strips and, as such, may have to compete
with underground utilities for space.
The tree species chosen may depend on
the desires of adjacent business and properry
owners, who are often concerned about trees
blocking their storefront windows, Smaller,
more ornamental trees or trees with higher
or lighter canopies are often a logical choice
for commercial streets. These constraints can
ultimately limit the number and location of
trees on commercial streets.
When selecting the tree species to plant on
streets with buildings located adjacent to the
property'Une, regardless of the type oHand use,
consider the mature shape of the tree crown
to prevent the canopy from growing into the
building wall and potentially requiring severe
pruning over time,
Amorican Planning A"sooiarion 47
When trees are located within the sidewalk,
the base of the tree is typically covered by some
form of water-permeable material, ranging
from metal tree grates to stone or brick pavers,
decomposed granite, or other crushed stones
that allow for continual growth of the tree
trunk. In some cases, metal tree grates can be
acceptable for use within the ADA accessible
paths of travel.
Other landscape elements of the streetscape
include planted beds in the ground or raised
plantets, h:anging planters auached to light
fixtures or buildings, :and plan rings in medians.
Any landscape planting within the sidewalk
must allow a clear path of pedestrian travel,
and thus is typically found in the curb zone or
in private planters within the building wne if
the width of the sidewalk permits,
Street lighting. Exterior street lighting
provides general illumination for safety and
wayfinding purposes for both pedestrians
and motorists. Lighting is used to inuminate
buildings, landscapes, roadways, parking areas,
signs, and other outdoor areas, and in certain
instances for advertising. In addition to being a
practical consideration, light fixtures, the type
of lighting source, and illumination patterns
are also design choices,
Most communities have requirements for
minimum levels of street illumination. Lighting
should be designed to attain the recommended
light level, distribution, and glare contra!, and
should address the aesthetic impact of the il-
lumination, Illumination levels are measured
in footcandles (lumens per square feet) and
lux (lumens per square meter). A footcandle is
the unit of illumination lighting a surface, all
points of which are one foot from a uniform light
source, equivalent to one candle in brightness or
illumination. Recommended illumination levels
may be found in the Illumination Engineering
Tree Placement on Commercial vs. Residential Streets
Required Soil Depth (not to scale)
Sidewallc
Roadbed
Ro.dbed
~
Sid.....lk l>odsape Sotbock
. r,;>-_ _ ~<
Commercial street trees are typically planted in the sidewalk,
residential street trees in. the strip between the siddQalk and
the roadbed, Right: required soil depths for different trees.
-
~
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48 Planning June 2006
,
Society of North America Lighting Handbook and
other IESNA publications.
Most street lighting manufacrurers can provide
photometric studies to determine the resulting
illumination levels for specific designs and applica-
rions. Compurerized point-by-point calculations
are recommended for more accurate results,
Luminaries or lamps for street and parking lot
lighting are categorized according to the light-
ing patterns they create on the ground, ranging
from Type I to V. While many communities
have requirements for roadway illumination
levels, fewer communities have requi rements for
sidewalks and other pedestrian areas. A general
rule of thumb for sidewalks and bikeways is 0,2
footcandles in residential areas, 1.0 footcandles
in commercial areas, and 5,0 footcandles near
building entrances.
There are three broad classes of lights on
streets: those that illuminate the roadway; those
that light the sidewalk and the pedestrian realm
and other ancillary light fixtures such as bollards
and fixtures mounted on the facades ofbuildings;
and security lighting. Standard roadway lights,
often called cobraheads, are usually mounted to
a mast arm and suspended over the roadway at
heights of 25 to 40 feet. Cobrahead lights are
typically mounted on simple aluminum poles
and are frequendy used on highways and other
major traffic thoroughfares.
On more important or intimate streets,
many communities opt for more ornamental
street poles and lighting fixtures, often with a
particular theme or design. These light fixtures
are usually mounted on ornate poles less than 25
feet high. Many of these types of light fixtures
also include the option of a pedestrian-scale
light fixture, usually mounted around 12 to 15
feet above the sidewalk. Note that with light
fixtures mounted at this level, it is difficult to
control glare and achieve proper illumination
-
levels, Light fixtures often include an oprion The placement of street furniture is based on
for brackets (either single or double-sided) to ~ function and need and may be included as part
attach banners and other temporary graphic ofcommnnitywidestreerscaperequirementS,The
elements between the pedestrian fixture and most common locarion for srreer furnirure is within
the street level fixture. the curb wne of the sidewalk, often clustered near
Private street lighting comes in a variety of intersecrionswherepedesnianswaitwhilecrossing
shapes and sizes and is typically mo unted to the the street. An area of at least 10 feet adjacent to the
facade of the building or located on smaller scale intersection should be kept clear,
poles in private landscape planted buffers. When selecting street furniture, create a
Streetlights are typically located in the qub palette of materials and pieces that work (O-
zone of the sidewalk. The spacing of streetlights gether in terms of colors, styles, and character,
should be uniform, with the distance depending Some communities have developed and imple-
on the minimum illumination levels required. memed a palenc of appropriate sueetscape
Regular spacing is often broken by curb cuts elements, including sueet furniture, which
along the street, so the placement oflight fixtureS provides an easy first step in selecting the right
requires some level offlexibility. If t;hesidewalk piecesfor a project.
includes street trees, locate streetlights between Review local codes and ordinances far any street
the trees so the tree canopy doesn't interfere furniture location requirements or restrictions;
with illumination coverage. The average dis- city services must be coordinated, especially for
tance of shade trees from streetlights is 40 feet items such as fountains and features requiring
on center, or 15 feet on center from smaller elecrrical power, The most common elements of
ornamental trees. street furniture include benches, trash receptacles,
The color of the light cast is often an important newspaper racks, bike racks. bollards, kiosks, and
considerarion in stfeetscape design. Light sources transit sheltets, as weU as signage, public utilities,
that have poor color rendition, such as high-pres- and private amenities.
sure sodium, can create a yellowish glow on the Benches are essencial for making a sidewalk
streetandshouldbeavoided.Whitelightsources pedestrian.friendly. Benches are available in a
such as metal halide, fluorescent, and compact wide array of shapes, materials, and Styles, includ-
fluorescent luminaries are recommended for ingthose with arms and backs and those that
sidewalks and other pedestrian areas, and in are simply a seat bottom, Benches can include a
situations requiring color discrimination. center or in termediate arm that can discourage
Street furniture. Street furniture includes loitering or sleeping on the bench, Benches are
the smaller amenities located on sidewalks that often located in high. use or high-pedestrian
add scale, functionality; and a human element to traffic areas and are typically fastened to the
the srreetScape, Types of street furniture include pavement for security purposes, If located in
benches, tables, and chairs, trash receptacles, the curb wne, they face either a building or
bicycle racks, and drinking fountains. Street the street; if placed in the building zone, they
furniture is typically fixed in place, with removable face the street.
elements such as trash receptacle liners. Durability Trash receptacles are among the most com-
and ease of maintenance are important factors in mon elements of a streetscape. Many include
the selection of permanent street furniture, an attached receptacle, often on the top of the
Street Trees and Utilities
1
l~o~U
P.oad Bed
Bulldln~ Pedestrian Curb
Zone Zone Zone
Streetscape Furniture
Far left:
Utilities
should be
taken into
account when
street trees
are planted.
Left: typical
location of
streetscape
amenities.
Preferred Street
Furniture Location
Comer
Clear
Zone
{)J(JJd.L P'1f
'1f5
P/~"I B,:
container, for recyclable materials, although
some communities are starting to include
separate receptacles for recyclables.
Provide trash receptacles at frequent enough
intervals so they are convenient to use. Public
crash receptacles are orren located in the curb
zone; they should be well-maintained at all
times. Privately maintained receptacles are
located in the building zone, usually adjacent
to building entrances.
As more communities work [0 make their
streets bicycle-friendly, it is critical to provide
adequate bike racks lhroughom major activity
cen ters. The maj oriry of these racks are modern
in styling, ranging from vertical metal slats
on a flat base to continuous sinuous curving
pieces of metal. Many bicycle riders often lock
their bikes to street sign poles when there is no
formal bike rack available.
While newspaper racks serve an important
function in the community, improperly
placed or toO many different racks crammed
onto small sidewalks can be both an eyesore
and a safety hazard. Many communities are
installing large-scale single newspaper racks
with multiple containers to control their
aesthetic. Some communities are exploring
the possibility of using a single structUre that
includes both multiple newspaper racks and
a space for utility boxes, further streamlining
the sidewalk character.
Bollards are concrete or steel streetscape
dements that prevent traffic from encroaching
in pedestrian areas. Besides being a necessary
functional dement, bollards can be an attrac-
tive, well-designed component of the overall
srreetscape. They are usually located along the
curb edge of a sidewalk to protect pedestrians,
or used as a security element around sensitive
buildings and important sites. They come in a
multitude of styles, from fixtures reminiscent of
hitching posts [0 sleek steel posts,
Kiosks provide a central location for infor-
mation about community events and other
announcements. Well-designed and located side-
walk kiosks help establish the design tone for an
individual street or even a larger community.
Kiosks can be designed to include amenities
such as newspaper racks, maps, public phones,
and signage. When deciding whether kiosks
may be appropriate, consider sidewalk width,
pedestrian volume, the proposed design, and
long-term maintenance to ensure that the
kiosk provides a benefit to the community,
Sidewalk bulb-outs at intersections are prime
locations for kiosks.
Transit stops can range from a sign identifying
the stop and roUte number or name, to benches,
to partially enclosed transit shelters that protect
waiting passengers from the elements. Transit
shelters may include benches or individual
seats that need to be flipped down to sit on to
prevent people from sleeping there, Transit stops
are typically located adjacent to intersections,
either before or after the stoplight.
Buses have flexibility in changing lanes, so
stopS can be accommodated on sidewalks by
having the bus pull into the parking or curb
lane, Consider the location of street trees and
Pedestrians can
now find their way
around downtown
Los Angeles using
the 300 maps and
color-coordinated
signs provided
by the LA walks
project. The project
designers are Hunt
Design Associates
of Pasadena and
Corbin Design
ofTravme City,
Michigan,
Amorian Planning Association 49
other street furniture when locating transit
stops to ensure there are no obstructions to
the buses' front and back doors.
While the shape, color, and graphic design of
most traffic and directional signs are controlled
nationally, community-oriented signs can be
designed as an integral part of the streets cape
plan. Street signs can be designed as simple
flat metal panel faces attached to aluminum
or other metal poles, or more elaborate signs
with two legs and multiple spotS for remov-
able signs, These can include gateway features,
monument signs, directional signage to public
parking locations, and other community-fo-
cused signs. Almost all street signs are located
in the curb zone of the sidewalk.
Secondary types
There are twO main types of secondary
streetscape elements that a community has
slightly less control over than street furnimre;
utility and city-related structures, as well as
private streetscape amenities.
The most visually prominent elements on
many streets are the electrical and telecommu-
nication wires strung overhead.. Utility cabinets,
a necessary element in most city streets, house
equipment to operate traffic signals, light-rail
systems, and telecommunications or utility
company systems.
For existing streets, there is linle that can be
done to move the existing cabinets unless major
utility work is being done. For newly planned
streets, the challenge is ro locate these compo-
nents in order to meet operational requirements
while making the sidewalk more inviting and
safe for pedestrians. TIlls typically means placing
utility cabinets in the curb zone.
On many commercial streets, private busi-
ness owners want to use the space outside their
stores to place tables and chairs, display wares,
or place temporary signs. While individual
ptopertyowners cover the cost and maintenance
for these private amenities, the community has
a stake in controlling their type and location to
ensure a clear and safe path of travel. Communi-
ties control the placement of private amenities
through zoning permits, specifying the height
of elements and how far they can extend into
the sidewalk, which depends on the overall
sidewalk width,
David Schellinger is Director ofDesign Communications
aT SMWM. in San Francisco, Sharon PrieST was formerly
with the finn, This material was adapred from Planning
and Urban Design Staruum/s, published this year by John
Wiley & Sons and edited by Megan Lewis, AlCP, and
Bill K1ein,AlCP, ofAJ'Ns research department, The book
was sponsored in part by the Planning Foundation of
the American Planning Associatio~,
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