Reso 2560 I .�� 81 ,004.711
,V
RESOLUTION NO. 2560
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
RECOMMENDING APPROVAL OF THE FLOOR AREA RATIO (FAR)
TRANSFER MANUAL DATED SEPTEMBER 10, 1984 (ATTACHED)
PASSED AND ADOPTED this 10th day of September, 1984, at a regular
meeting of the Planning Commission of the City of Cupertino,
State of California, by the following roll call vote:
AYES: Commissioners Adams, Koenitzer, Szabo and Chairperson
Blaine
NAYS: None
ABSTAIN: None
ABSENT: Commissioner Claudy
ATTEST: APPROVED:
1sLJames H. Sisk /s/ Sharon Blaine
James H. Sisk Sharon Blaine, Chairperson
Planning Director Planning Commission
410
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�) FLOOR AREA RATIO (FAR) TRANSFER MANUAL
Policy Manual
As adopted by
Planning Commission on
September 10, 1984 and
City Council on 9.L17/84
111
REVISED September 10, 1984
FLOOR AREA RATIO (FAR) TRANSFER MANUAL
410
In July 1983, the City Council adopted a General Plan Amendment
which established a floor area ratio 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 Vallco Park (south
of 280) and Town Center areas have specific intensity
regulations. The floor area ratio (FAR) is derived by dividing
the total building area by total land area expressed in square
feet.
With the exception defined below, the permitted floor area ratio
for office is either .37 or .33. The FAR for industrial i s.33,
the FAR for commercial .25.
Within a few months following the July 19, 1983 General Plan
adoption date, several property owners sought relief from the
rigid application of floor area ratio requirements. In some
cases, property owners had properties with marginal development
that already exceeded existing FAR's and thus, could not expand.
Additionally, some property owners expressed a desire to expand
beyond the growth permitted by the application of the FAR policy
or the TIPS policy while other property owners were quite content
with maintaining their development intensity at a level below
that allowed by the maximum ceilings.
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The General Plan was amended in July 1984 to add flexibility to
the land use regulations permitting the transfer of intensity
credit from one owner to another. This manual describes the rules
which govern the trip transfer policy.
FAR TRANSFER RULES
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 applies to properties
that are not contiguous to said street but are part of a
shopping center or planned industrial/office center that is
contiguous to said streets. Figure 1 describes the boundary.
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 commensurate with the trip
transfer accounting. The transfer must be approved in the
context of a use permit hearing involving either the
transferring or receiving site. The transfer shall be
recorded on all deeds involved in the transaction.
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4. A reasonable amount of intensity shall remain on a
tranf erring site to ensure existing and future viable uses on
41/ said parcel .
5. That the bonus square footage allowed by the ".4 FAR or base
FAR + 1 ,000 sq. ft. " policy cannot be transferred. The
intent of that policy is to encourage redevelopment of
specific locations and therefore, transfer of building area
would be inconsistent with the intent of the General Plan.
The examples below describe how the FAR Transfer process works
under various circumstances.
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) wants 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 Boulevard 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
Step 1) Determine land area committed to existing develoment on
transferring property (Parcel M . Commercial uses have
a .25 FAR factor. Therefore, 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
transferring6 000 s . ft, q of land area "credits" to the
receiver property owner (A) .
Step 3) Compute permitted office development on receiver
property (Parcel A) . The 1.84 acre (80,000 sq. ft. )
property is allocated 29.4 trips which permits 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 credits" from Site B and add product to the 29,400
411 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 Core 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
permitted.
Step 5) Record transfer for both parcels with the County
Recorder. The Transfer document will describe the
permitted land use type and FAR intensity or trips used
and potentially available development.
Step 6) Post the transfer to the Planning Department 's trip
accounting file.
Table 1 (attached) is an example of the accounting system which
will be attached to the Planning Commission Resolution (s) .
Example 2: Transfer from a vacant "FAR" site to a partially
developed "FAR" site.
The owner of a 100,000 sq. ft. parcel on West Stevens
4111 Creek Boulevard wants to acquire 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.
Step 1) Determine the building potential and therefore, the
amount of floor area that can be transferred from Site
B.
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 .
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Step 2) Define the amount of FAR to -be transferred for Parcel B.
The 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) Compute permitted development for receiving Parcel (A) .
1. Parcel is � q
permitted 33 000 s . ft. on its own merits
(100,000 x .33) .
2. Parcel A receives 5,000 sq. ft. from Parcel B.
3. Total permitted space is 38,000 sq. ft.
Step 5) Record transfer for both parcels.
Step 6) Post transfer into City records.
4110
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.
Step 1) Determine land area "deficiency".
A commercial use would be limited to 25,000 sq. ft.
(100,000 x .25) . Therefore, the owner of Parcel A
must transfer 8,000 sq. ft. of space from other site
to build. The transfer process is described in
Example 2.
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TABLE ONE
PERMIT-ED BUILDING AREP
FPL!CATION 4 •
BUILDING AREA CREDITS
TIPS PROSFAM FAR PROGRAM
CREDIT ACRES % 16 TRIPS ACRES % 43560 % FAR TOTAL
STATUS LAND 1TRIP :ACRES :TRIPS ! BLDG AREA ! _AND USE i
ACRES FAR B'_DG.AREA CREDIT
USE ;FACTOR :
T
FB OFFICE 1/1000 ' 1.94 :29.4(' , 294GO.0:i ' .1.00 29400
-
TI i i' : , !DFFIEE 0, 14 ' ' 5 ;
' 0.33 ;gE' 3 , l969
0.:o 0
0,00 ' 0
TC'TAL.
23400.)0
:969.35 31369 I
STATUS LEGEND TOTAL CREDIT
411P BP= PROPERTY BASE
TI= TRANSFERRED IN
TO= TRANSFERED OUT
BUILDING AREA DEBITS
TRIPS PROGRAM . FAR PROGRAM
DEBIT f TOTAL
STATUS LAND !TRIP ;TRIPS USED BLDG AREA 1 L+ND SSE 1 ACRES FAR 1 BLDG.AREA ! DEBIT
USE !FACTOR
OFFICE 1.00 :29.40 2
i j 1U:i:Ir` i 0.:4 i 0.33 : 1769.35 i
':.00
•
TOTALS 23400.:0 !9 9
,5 . 5
• TOTAL DEBIT 1 31369
PROJECT BALANCE 0
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