PC Staff Report 2-19-2014 "' COMMIINITY DEVELUPiVIENT i3EPARTMEI4'T
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PLAI��I�G ��I1�MIS5It�l'� STAFF REP�JI�T
Agenda Item N[�. 2: Agenda Date.Febrciarv 19, �014
�UBJECT;
Genera:l I'l�n Ame�.ldmen���;I'A-201-3=(�1)
RECUMMENDATIUN:
�faff recom���nds tl��t th�Pl�nning Cc�rnmission:
a. F�evi��v the report c,n �i-�e +General Pl�n A�nendmeYlt �GPA) Conre�t Aiternati��es ta 1��
sh.i�ii�d in t�7e Er7vironmental Irnpact Report(EIR}and provid� comments.
�. Discuss tlle land u�e a�t�rnatives to be tonsidered for �t��lysis �n the Enviranmental In�pact
R�por#(E�R)and pr�vide dir�chon,
DESCRIPTIQN:
CJper� I�-i�us+�and�tuay Session to�rt�vide an upd�fe on t�l� focuse�l General P]aiY�lmend�n�nt
{��'A-�D1�-�1) pre�cess �nd review ��nd use �It�rnati�r�� to be considerecl for ai�al�rsis t`t� t1�e
Environment�l Impact R�pork (EIR}. I�rc�pcased. alt�ri�atives incluc�� �ptions �ar City�-�vid�
developt�ent allocatior�s {+affic�, rornmercial, hote�, and r�sidential), as c�r�ll as building h�i�lz�s
and densiti�s for�:orrid+�rs, s�aeci�l cent�rs,and seven s#ttc�y ar�as.
BACKGRCl1TND.
Initial Councit I�ir�ct'ron
�t i�s August 21, �012 me�t-in�, ��e City Cuuncil authorizec� staff to �?�oceecl with tl�e initi�tion
of a Ger�eral Plan Aanendment�GPA) ai-�d �irected st�f£tc�pre�Qnt � sco}�e �f work fc�r the �I'A
}�roc�ss,inciuc�ing:
■ TIZ�scllec�ul�for a spec.�ific�d/or mast�r�.�lan fc�r th��allco�hcapping l�is�riCt;
■ � pro�asai tc�fund t11e GPA pr�cess,and
■ A list uf properti�s ��vllere CG �General Comr�z�rci�l) zonuz; coul�i be �ddec�. �S�e
Attacl-►mentl'�-1 for t�z�staff report ar�d�neeting ininuf�s.}
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Page 2 Pla�ning C�mrnission GPA O�en House and Study 5ession February 19,201�
At the March 5,�013 meeting, the Cify Cauncil approved:
■ The s�opes of �vork for the Gl'A, V`allco Sh�pping District Specific Plan, and associated
EIR;
■ Authorized tlle project budget and cr�nsultant cantracts;
■ Provided direction to staff ta:
• Exclude the church site on Homeste�d and Stelling T�aads a�a study area;
■ Include the PG&E site at Blane�Avenue and Homestead Road as a study area;and
■ Reviec�v adding CG zoning andJor BA (Public FacilityJSchool) uses to PG&E's existing
BQ {Quasi-Public Building) zoning. �See Attachment PG2 fnr the staff report and
meeting minutes.)
General Plan Amendment Overview
T'he City's current 2005 General Plan c�ntrols tl�e amaunt o£ camrnercial, c�ffice, hotel, and
residential built in the Ci�y through c�ev�lopment allocations in terrns of square feet
�carnmercial and office}, roams (l�totel}, and units (residential). Allocations are geagraphically
assi�ned in certain neighbarhoads, commercial centers, and emplfl��rnent cent�rs so tl�at private
deti�elopnlent fulfills City goals and priorities, and reduces adver�e irn�acts to the e�lviror�ment.
A. Devetoptaierct Allflcatioris:
The primary purpose of the GPA is to replenish, re-allocate, and increase city��ride office,
commercial, hotei, and residential allocations in order ta plan for anticipated future
develapment acti�ity�c�rhile�Ceeping�vith the community's character, goals, a�1d ob�ectives.
B. Consolidate Revi�v Of 1'ndivzd��al GI'A IZeq��ests:
'I'ite sernndary �urpose af the GPA is to consolidate develo�ment requ�sts b�r several
property o�c�r�lers far amendrnents t� the General Plan. The comrnunity �.Tision developed as
part of the GPA process �vi11 help evaluate the development requests along cvith the
assaciate� Gei7eral Plan anzendrnents being requested. The consolidated General Plan
amendment process also provides a unique opportunity for the cornmunity to provid�input
on t1�e various requests received at a cityivide l�vel, instead of a sit�-by-site basis, ZNI11C11
onl�� loaks �t a limited scope. In additior� to the various property ocvn�r requests, at the
March 2013 mee�ing, the Cit�� Cauncil added the PGB�E corporation yard site at Blaney
Avenue and Hames�eaci Road to the list of sfudy areas to explore the possibilit�� of a
commercial o�erlay.
The setren p�t7j��� sfiudy areas az�d the G�neral Plan amendn�ents beinb arequest�d by
property oc��ners are listed belo�v:
1. �Cupertint�Inn anrl Goodyear Tire--Increased height and additional hot�l allacation
2. City Center�-Increased 17eight aazd additio31a1 office allocatioil
3. PGB�E site at Bianey Ave�ue and Homestead Road--Add carnmercial overlay
4. Mirap�th (adjacent to PG&E sitej—Add carnm�rciai oirerlay
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Page 3 Pl�nning Commission GPA Open Hous�and Study Sessic�n February 19,2014
5. Cupertino�illage-In�reased height and additional allocations for mixed-use
6. Va11co Shopping Distri�t - Increased height, iand use changes, and addiiianal
alloca�ions for mixed-use
7, Stevens Creek Office Center (Peet'�JPanera site) - Increased height and densities arid
additional allocaf�ons fnr mixed-us�.
C. h�faf�r�x Vn1tc�Sho��i»$Dis#rrct S�eci,fic a�zdlor Master I'l��r:
'The Vallco Shopping District contains a significant a�ount af existing commercial built�r�a
(approximat�ly 1.3 million square feet), and is one of the few major commercial areas in the
City that has significant redeveldpment potenEial. The community has also expressed great
interest in seeinb the mall revitalized. Tt is anticipated that the GPA process ivill help create
a cc�m�nunity vision for the Vallco Shopping District that wi11 gui�e the development of a
new set af l�nd use �arameters and development objectives that v��ould pzovide a
framework ta e�>aivate development requests and ciear direction for its future development.
Prior to the City approving any significax�t development applications in the Valico Shopping
District, a Specific and/or Master Plan�vill be required.
Since �11e City Council's authorizatiot� of the pracess, a developer has a�proached staff�v�ith
an interest in redeveloping the entire Vallco Shopping Disirict, with the �xc�ption of the
Rose Bowl parc�l, the KCIZ-owned parcel behind JC Penne�T's along I-280, ai�d possibly the
Sirnean-owned parcel bel�ind the IVlacy's garage along I-280.
D. tX}�drzte To Ac�dress Strzte Law A�zd Clcy�n I.I�:
Lastiy, the GPA process �vill also address recent State law requirements for General Plan
Amcndments, including the Global V1�arming Solutions Act {AB 32 -- 2�Ob), Sustainable
Communities and Climate Prfltection Act (SB 37� - 2008), Genera� Plans and Military
Facilities (SB 1�68 - 2002J5B 92b-2004), and the Com�lete 5treets Act (AB 1358 - 2008}. The
GT'A wi11 include other administrative "clean-up", including correctin; erroneous zoning
and densities, formalizing same existing City policies, and other language related to recent
develapments, such as the City`s�,ocal Hazard Mitigatio� T'lan.
E, Mutzicipal Coc�elZoriis��Ordirrc���ice Cle�r� ltp:
'There may be also ve additional °clean up" revisions to the Municipal Code, including such
items as revising the definition of gross density to exclude adjacenf street tividths.
Setfir�gs and O��ortu�iities Re�ort
In September 2013, �he City released a Settings and Oppartunities repart tllat pravides an
overvie«��f the project, a summary of the current planriing caYltext in Cup�rtino, and a d�tailed
anal��sis of existulg land use, design, and mobility co�zditions for�ach of the seven project shzdy
areas {see Attachment PC-�). The report also includes an initial list of key findings t�f existing
conditions and opportunities.
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Page 4 P1an�ling Can�mission GPA C)pen House and SEudy Session Februarq 19,2014
Key opportt�nities include:
1. Exploring the possibility of creating a comrnunity benefits incentives program for
de��elapment;
2. �dentifying stra#�bi�s for diversifying and strengthening Cupertino's lacal e�onomy;
improving multi-modal circulation through the City;and
3. Identifying � viable, community-based strategy for re�ritalizing #he current Vallco Mal1 az�d
brn�c�er sh�pping district so that it remains a regional shopping destination.
Market Stur�y and Retc�il Strategi�Itepnrt
An analysis of the saIes data for Cupertino's retail trade area indicates that there are si;nificant
sales tax leakag�5 in to areas outside the Cify. 'T'he community has indicated that there is
support for capteire of fhe Iost �ales tax revenue. In order to d�termine the areas in �vhich the
City can capture some of the lost sales tax, a Market Study �vas prep�red (See Attachment PC-
4). The purpose af the Market Study is tn assess market trends and demand fc�r new
commercial,office,hotel, and residential develapment in Cupertino.
Tl�e Market Stud�r's demand estimates that the existin� �701,�00 square foot of comrnercial
space available in the City's General Plan Allocation pool is adequate to meet tlie l�igh end of
additional demand in the City througil the year 2035. Hawever, #he study indicates market
s�xpport fnr an additioilal 3.6 milli�n net square feet for office space; 985 net �otel rooms; and
4,420 residential cxnits through the year 203�.
rn addition, a Retail Strategy Report has been commissioned td revietv the esEimates pro��ided
in the Mark�t Study and provide recc�mmendations on the retaii viabili� of each of the set�en
study areas and altez-native recommendatians for revitali�ing the Vallco Shopping District.
Housing Element Update and iZecent Regional Planning Considerations
The Alternatives presented in t11is r�port ar� also infarmed by the conc�rrent Hausing Element
u�date and by Re�ional Planning cansiderations such as the regior►al Sustainable Cornrnunities
5trat�gy(SCS) called the C)ne Bay Area Plan and transit plans such as VTA's Bus Rapid Transit.
H011S1tig��Cf�IL�it uj9f.�li�'L
In this study sessio�l, the Housin� Element Update �atential sites ��ill be disrussed 'uz
canjunctio�l �vith tl�e GPA alternat'rve co�zsiderations. VVhile no de�isit�ns regardiilg rezonin�,
density increases, or inclusion in th� I�ous'rng Elernent has��et be�n made, some af the pote�ltial
Housu�g Eleinent sit�s �re from the GPA's sc�ven study areas, including Cupertino Viilage,
Stevens Creek OEfice Centcr, and the Vallco Shopping District. The �rop�rty a�l7ners of each c�f
thes� and otller sites proposed lly property a�tiTners as Housing Element sites have proposed
densities ran�es higher than those allo�ved by the Gener�l �'lan. As a result of the Housing
�lement U}�date process, the �TQUSing Element sites may be allowed higher densities than �vhat
are normally allo�ved in kheir resp+�cfive corridor/speeial c�n�er. The densities for these sites
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Page 5 Planning Commission GPA Open House and Study Session February 19,201�
haire z�ot been included in the General Plan Alternatives since the final list of sites to be studied
in the EIR 11ave not been selected at this time. See the Housing�lement Update staf#report fox
rnore information. At that discussion, staff will look for direction from the Commission on the
densities �hat will be studied. �3nce the Cauncil reviews the Planning Comrnission's
recommendation and makes the decision on the final list af sites to be studied for each General
Plan Alternative,they will be included in the EIR analysis.
I'ta��B�y Ar�r�
Plan Bay Area is a long-range integrated transportation and land-useJhousing strategy �hrau�h
2040 for the Sa�.t Francisco Bay Area. The Plan was jointly appraved by the Association of Bay
Area Governments (ABAG) and by the Metropolitan Transportatiori Commission (MTC) in
2013. Pursuant to SB 3�5, the Plan includes the region's Sustainable Cornmunities S�rategy and
the 2040 Regional Transportation Plan. The Plan focus�s development in Priority Develo�rnent
Areas{PDA). The forecast estimates in Plan Bay Area farrn�d the basis�f the Regional Housing
1\�eeds Assessment (�HNA} for jurisdict�ions in the Bay Area. 'This is discussed in furfher detail
in the Housing Eiement Update staff repart.
PDA's �re locally designated areas withu� existing communities that h�ve been identified and
approved by local cities or counties £c�r future grovvth. These areas are ty}�ically accessible to
public transit, jobs, recreation, shopping and ather services and absorb much of the growth
anticipated in the region. In Cupertino, the PDA's are located along Stec�ens Creek Boulevard
Uetween Highway 85 and tl�e border«�ith the City of Santa Clara and along De Anza Boulevard
between Stevens Creek Boulevard and Higllway 280.
Bt.cs Rapid Trr�nsit(BRT�
Santa C1ara Valley Transit Authority {VTA), the South B�y's regianal transportatian agenc3�, is
stud�ing t11e possibility of creating a Bus R�pid Transit (BRT) line along Stevens Creek
Baulevard from De Anza College to the Transit Mall in do�c�mtown San Jose. The goal of tllis
project is to address �rojected increased iransit dernand along Stevens Creek Boulevard, wl�ich
is currently the second highest ridership route in the VTA region.
VT'A is proposing to add BRT stations at De Anza College, St�iling Raad, De Anza Boulevard
and Wolfe l�oad in Cuperkin�. Options being studied by the"V'T'A include providing a dedicafed
rout� for the BI�T ii�the center of Stevens Creek Boulevard, �vhich would involve the removal of
a driving lane in each direction, as�veIl as,using the exis�i�g lanes in fheir current canfiguration
for the bus line with reduced: stops. While a new BRT li��e along St��ez�s Creek Baulevard
�vould provide incre�sed transit o�portualities £ar residenfis az�d stud�r�#s at De Anza College,
there�vas some c�mmu��ity concerns expressed about removing a driving larie in each direction
along Stevens Creek Boulevard.
Since BRT is a proposed regi�nal praject, tl�e EIR analysis c-vi11 in�lude an optional an�lysis af
the impact of BRT"in AIternatives B and C.
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I'age b Planning Comrnissioz�GPA Ope�t House and S#udy Sessian February 19,201�
DISCUSSION:
Concept Alternatives
Three draft Generai Plan Con�ept Alternatives have been prepared that outline different future
scenarios {Attachment PC-5—Concept Alternatzv�s Report), Tlze alternatives were developed to
reflect community iz�put (�nrorkshops and online inpu�) as well as to respand to regional
e�onomic grc��vth factors and housing n�eds.'I'he alfiernatives range from minimal change tc� the
current 2005 General Plan {Alternat'rve A), to more moderat� growtli {Alt�mative B), ta a
greater change in development criteria which reflect t1�e variaus prop�rty oc�rners' requests
{Alternati�re C).
These�hanges in deveiopmeMt intensi�r include changes ta land uses,heights and development
allocation.The alternatives specifically focus tllese changes on five rnajor rnixed-use corridars in
the core of Cupertino—Homestead, North VVolfe, Heart of t1-�e City, IVorth De Anza, and South
De Anza.
1VlajorMix�r�-i.i's� Corridars
Each of the�Iternatives A,B and C are orbanized by the mixed-use carridors in�vhich allocatifln
is distributed. Other Special Centers in the City rernain the generally the same. The alt�rnative
maps �on pages 27, 29, and 31 of Attachment PC-5) idenkify the foilovving five mixed-use
carridors:
A. Hot��este�d
"i'I�e Homest�ad corridor consisfs of the area on the south side c�f Homesfead Raad be�ween
the City's eastern boundary with fhe City af Sunnyvale {�-1j4 mile east of N. �laney Avenue)
to the City's ��vestern baundary with the City of Sunny�,Tale {--C�O feet ��est of N. Sfelling
Road). It incl�ades properties nn the n�rEh side af Hameste�d Road close to tl�e int��section
of De Anza Boulevarci and Homestead Ro�d bounded by the Gzty's northern boui�dary��vith
Sunn�r��ale. This mixed-use cc�rriddr expands the bc�u:ndarz�s o£ tl�e existing Homestead
�oad special center in the 2flfl5 General Plan.
B. Nor�li Vilolf�
The 1�Tdrth 'Wc�ife cnrridor includes prc�perti.�s on the tvest side c�f N. Wolfe Ro�d, bo��nded
by I-280 to �lYe south and Hc�mestead Road to tl7e nortl�. and 'zncludes �he Ha�npton
Apartments site at the NE comer of I�I. Wnl£e Rc�ad and I-280.This area coz�sists c�f a partic�n
of the existin�Vallca Park North special center in the 200� General Plari, rvith the exclusion
of the recently approved Apple Carnpus 2 project.
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Page� Planning Carr�rnission GPA Open House and Study Sessian �ebruary 19,2fl14
C. Herart of tl�e Cri�
The Heart of the City corridor consists of the area currently defined in the Heart of the City
Specififi Plan, and includes properties along Stevens Creek Boulevard between High�vay 85
on the west to the City's eastern boundary near La�vrence �xpressway and poxtions of De
Anza Boulevard (up to Alves Drive to the north and Scofieid D�ive to #he southj and
Stelling Road. This area also cansists af the existing Heart of the City, Vallco Park South,
and Ci�y Center special centers defined in the 2Ut�5 General Plan.
D. Nortlz De A�zza
The North De Anza �orridor consists of the I�orth De An�a BouIevard Spe�ial Center
boundaries in the 200� G�neral Plan, generally l�orth De Anza Boulevard between Alves
Drive to the south and I-2$0 to the north, including portions of�Jalley Green Drive, M�riani
Avenue,Bandley Drive,and La�aneo Drive west of L7e Anza BauIevard.
E. Sout1� De Arzz�
The South De Anza corridor consists of the South De Anza Boulevard Special Center
boundaries in fhe 2005 Generai T'lan. South De Anza Boulevard bounded generally by
Scofield Dri��e to the north and Ballinger Road to the south. 'This are� aisa includ�s tl�e
�ortion o£the city previously kt�own as the South Saratoga-Sunnyvale Conceptual Plan area
which is lacated on the west side af S. De Anza Boule�Tard betv�teen Rainbow Drive and
Prospect Road.
Ot1�er£xisting S�ecial Centers
The 200� Generai Plar� 5pecial Ce��ters loc�ted outside the major mixed-use cc�rridors will
remain as part n£ this GPA, These areas include Monta Vista, C7ak Valley, F�irgrove, O#her
1\�eighborhoads, O�lzer Commerci�al Centers, and Bubb Ro�d. V1�ith the exception af re-�ssigning
allocations to re�lenish certain types of developrnent po�ential in mixed-use areas (1Vlonta Vista,
Other Cornmercial Centers, and Bubb Rt�ad) and clarifying boundaries/names, there are 3�0
significant changes (particularly height and ciensity) prc�posed. In addition, tl�e �ZOn-
geographically specific Major Employers allocation ca�egory zNill remain.
Gafewr��s,Si�b-Ar�as, ast�IVoc�es
Following input from the va�ious stakeholders at community meetings, tlle follo�vulg�;atervays,
sub-are�s and nodes have been identified. The purpose t�f identif�ing gateways, sub-ar�as, and
nodes is ta arganize requests fram ap�licants vvithin the mixed-use carridors. These areas have
beetz organized to refl�ct requests for increased residential density andJor 1leights based on
Iocations near fr�eways or iNhere they �tould not impact existing neighborhoods and would
provide retail and project-��vide or community-��,Tide benefits. If deveiopment is proposed in
areas that abut single-family residential development, the development is expected to maintain
a setback to height ratio of 1:1.
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P�ge 8 Pl�u�ix�g Cammissian GPA Open House and Study Sessian February 19,2t114
A. City Ce��ter�Node
311e City Center Nade(one of the seven study areas)is identified as being bound by Stevens
Creek $lvd to the nc�rth; S. De Anza Blvd to the ivest, Rfldrigues Avenue to the south; and
Torre Aver�ue to the east. Due to the height of the existing buildings in this node, th� input
from communify wc�rksh+�ps ranged from not allowing any incr�ased heights to allowing
some incre�se in heights.
B. No�•th Cro�sroctds Su�i-Are�z
T11e Narth Crossroads Sub-Area�onsists of the north side of Stevens Creek Blvd bet�lTeen N.
l�e Anza Blvd and N. Stelling Road, �tiTith the exception of the Abundant �Life Church site,
sin�e it abuts single-fanvly residen�ial uses. The North Crnssroads Sub-Ar�� includes the
Stevens Cre�k Q�fice Center study area. Input from the community w�rkshops n�ted th�t
this �rea is ideal for acti�cTe commercial space along Ste��ens Creek Boulevard, similar to the
existing Pe��s�nd Panera dev�eloprnent at#�e site.
C. I�lof•th De Ar�zn Gate�uny
�torth De Anza�ateway consists nf the Cupertina�nn and Goodyear Tire study area sites at
the narthv��est cnmer of the N. De Anza Blvd and I-280 intersection. These have been
identified consistently at tl�e cornmunity «�nrkshops as an area where some incr�ased
heights rnay be �cceptable due to its proximity to th� free��vay and dist�nce from singie-
farnily residential uses.
D. North Vr�llco Gate�ay
T�te 1`TOrth V�11co Gate��a}r consists of tl�e ��est side of I�I. Wolfe Road, bc�unded by I�2�0 to
the south and Homestead Road to the north and t�ie Haznptc�n Apartments site �t the 1�TE
corner o£N. Wolf� Road and I�2�0. Tlze ��idth o£the gatetv�y an tl�� ��est side c�f N. Wc�lfe
Road is proposed at ap�roxirnateiy 275 feet �wicte {#he �cl,ridth of the Duke of Edi�lburgh and
Hilton Garden Irin�ites fronting Wolfe Road).The North Vallca Gatewa�r includes a portion
of the Cupe�tino Village study area. This has also been 'rdentified at the comn�unity
�,vorksl�ops as an area wh�re some i�creased heights may be acceptable due to its proximity
to the Apple Campus 2 curren#ly under devc�lopment and the free�vay.
E. Sat�tli�'r�llco Grztr.yz�ay West
The South Va11ca Gateway --West consists t�f�11e �c�rest sid� of N. �Noife Road south of the I-
280 freew�a�. This is ,��nerally bounded by I-28Q to the nortll, Perimeter Road to the �vest;
and 5te�rens Creek Blvd to th� south. The South �lallco Gat��c��ay East includes a portion of
the Vallco S11op�ing District study area. I--�eights dir�ctl� alflng St��Tens Creel� Boulevard
ai�d j�ITOlf� R�ad are proposed to be increasecl to rcflect a develaper's request as well as
input from commuility workshops. �eights adjacent to single-family neighborhoads in this
area are proposed to be lo�ver than tl�ose directly alang the major cari:idor5.
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Page 9 Planni�g Comrnission GPA Open Ht�use and Study Sessian February 19,2014
F. South Vallco Gnteway£ast
T�e South Vallco Gateway — East consists of the east side vf N. Wolfe Rvad south of tlie Y-
280 freeway, This is generaily bounded by I-280 to the north; S#evens Cre�k Blvd to the
south;and Tantau Avenue to �he east. fihis has be�n iden�fied by in�community workshops
as an area �vhere increased h�ight� may be a���ptable if appropriate �ommunity benefits
rnrere pro�vid�d, due to its proximity to the free�vay and distarne fram existing
neighborhoods. Therefore, l�eights reflect the workshop comments and a de�veloper's
rec�uest. The South Vallco Gateway East iazcludes a partion of the Vallco �hopping District
study area.
G. Stetlrng Gafeway
The Stelling Gateway consists of the south side of Hvmestead Road, bounded by 'I11e
Markh�m Apartments to the east; I-2$0 #o the south; and the City's boundary ��vith
Sunnyvale to the tvest {�600 feet�aest of N. Stelling Road}. This area 1�as been identified at
the community workshops as an area �vl�ere same increased IZeight and mixed-use,
including residential developrnent,may be appropriate.
H. Steae�is Cr•eek and 8.� Gatez��r��
St�vens Creek and 85 Gateway consists of the current Oaks Shopping Center site on the
nvrth side of Stevens Creek Blvd befiween Higl�way 85 and Ivlary Avenue. This has also
been identified at the community �c�rorkshops as an area where some increased height and
rnixed-use de��elapment may be apprapriate due to the proxilriity to the freexvay and
distance from single-family neighborhoods.
Atternatives A—C
Each alternafive is represented diagramm�tically in Attachznent PC�S tvl-�ich sl�ows tl�e
boundaries for the five rnixed-use corridors and includes tables that sulnrnarize primary uses,
maximum residential der�sities, maxirnum heights, and development allocation. Tables also
surnmarize s�ecific standard� for the eight differen� �ate�vays, nodes, and sub-areas identified
within the mixed-use corridors.While developmen#allocation is divided by corridor,rnaximum
residential density and building heights vary through each of t�ie eight smaller areas. Allocation
adjustments for the otiler�xisting Sp�cial Centers are identified.
Alterrzative A
Alternative A consists of the follo�ving thernes:
■ Maintain the policies af the 2QQ5 General Plan
■ Tncr�ase a£fice and hotel deu�lo�ment ailocatic��ls
■ Streamlir�e General Plan ar�a bounclaries
Alternative A identifies how growth�vould t�ccur if khe City largely�ontinues fhe policies of the
Current 2005 Generai Plan, while making minor developmenf allocatit�n and boundary chang�s.
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Page 10 Planning Ccammission GPA Open House and 5tudy Sessian Februar}�19,2fl14
Under this alternative there are no changes ta existing land use designations, height limits,
development stax�dards and den�ities {�c�vith the exception of South De Anza — from 15 to 2.�
duJac in order to be consistent with other corridors). This specifically includes focusing office
allocation increases within the Heart of the City Corridor, �cn.7hich is the area that can al�sorb new
office deveioprnent under the framework of tY�e 2Q05 General Plan and as en�visioned in the Dne
Bay Area Plan adopted by ABAG and MTC in 2013. Uncier the land us� standards in the 20��
General Plar�,V�llco Shopping Ma11 would remain th�same under this alt�rnative because there
is n�t enaugh allocation or�conomic incenti��e to redevelop the site.
AIterr�ative A dc3es not adti �dditional city�vide residential allo�ation. Hov��ever, it does re-
allocate the exis�ing allocatian in orde� tt� address Housing Element requirements, �vith the
particular goal to ensure th�t existing Housing Element sites are �ccommodated based on tl�eir
realistic y�eld (85°lo nf maximum allov��able density). State law requires the City to identify Iand
suitable to hold its regian�l fair share af housing for the �01.4-2022 timeframe (knc�wn as the
RHNA allcjcation).This alternative meets current RHNA requirements given that the reside��►ti�l
allocatian (l,$95 total) is abc�ve the current RHNA allocation t�f 1,Ob�4 units, Ho�vever, this
alternative does nat include ent�ugh �esidential allocatians to fu11y achieve the �ne Bay Area
requirements fflr 2040 (discussed Iater under Alternatives B and C).
Alter�zative B
Alternative B is deriv�ed from the following�l�emes:
■ FoCUS 1�ew�'Ot�rth alang major mixed-use corridors
■ Revise I�eigllt standards at key nodes,gateways and suU areas aloz�g majar mixed-use
corridors
■ Increas�office,hotel and residenfial cleveloprnent allocaiions
■ Support the redev�lopment of the Vallco Shopping District by reallocating existing
commercial allocation
■ Streamline General I'lan area boundaries
Alternative B identifies hc�w the City can focus devel�pment alt�ng major mix�d-use corridc�rs in
order to create more cc�mplete cornmercial, office and entert�inment areas, �nd to address mid-�
term housinb ne�ds. It increases d�velopment allocations a�a lec�ei abo�e Alterna�ive A in ord�r
to better capture retail sales leakage and regional demand for office developme�lt. Hei�hts arid
resiclenti�l densi�ies in key nodes,gate��ays a�1d sub areas�eflect are�s alo�1� the fiv�n�ixed-use
corridars tvhere additional deve�opme��t allocation in the General Pian ma�� be lac�ted. This
alternaHve also prc��Tides g�idance on �vller� increased heights rnay l�e considered if a
develop�nent rneets certain criteria (e.g., includes a retail component, is a�vay frarn residential
neighborllo�ds ar i� near fr�eways) and �rovides project-wide benefits. Sinlilar t� Al�ernati�c�e
A,it includ�s streamlining the current 2005 General I'lan boundaries.
Tl-�is alternative includes a broader range of �omplete 5treefs and transit improvements t�an
fhose in�lud�d und�r Alternative A ti�Thi�h wauld b�tt�r c��nn��t the major mixed-use corridt�rs
to surrounaing residenti�l neighborhoods through vicycle, p�ciestrian and int�rsectic�n
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Page 11 Planni�g Commission GPA Open House and 5tudy Sessian Febr�ary 19,2014
imprc�vements. This altema�ive also inciudes studying the proposed dedicateci Bus Rapid
Transit (BRT) line along Stevens Cr�ek 8oulevard, which connerts De Anza College and major
intersections in Cupertino to San Jose and the greater Bay Area.
Similar to Alterr�ative A, this alternative adds additional residential allocation as part of the
Housing Element update. However, it adds 1,421 new residential units to the current allocation
of 1,895 units that vt�ill meet both the curren� RHNA requirements and 75 percent of the 2040
One Bay Area requirement.
Alterriative C
Altennative C is derived from the folloc�ving themes and reflerts the property��n�ners' requests:
■ Support the red�v�loprnent of the�ailco Shopping District by reallocating exisEing
comrnercial allocation
■ Revise density and height standards at key nodes, gatez�ays and sub areas along major
mixed-use corridars
■ Increase office,hotel and resident�al de��elopment allo�a�ions
■ Streamline General Plan area boundaries
Alternative C identifies a �w�y to transfarm the Vallco Shopping Mall into a locally and
regionally significant retail, e�ployment, housing and entertainment destination, and accaunt
for a large portion af the City's RHNA. Under this alternative, the Vallco area becornes the
"do�vntown" of Cupertino, serving the rnixed-use hub for residents, ��vorkers and the larger
regic�n.
Alternative C also includes streamlining the current 2005 General Plan boundaries, similar to
Alternatives A and B. It also increases development allocations at a letiTel above both
Alternatives A and B in or�ier to fully capture retail sales leakage and regional demand for
office and hotel development. Heigh�s and densities in key nodes, gatev��ays and sub-areas
reflect areas along the five mixed-use corridors �vhere City-ivide development allocatian in the
G�neral Plan may be located. It also provides guidance on where zncreased 1leights �nay be
considered if a �ievelopment meets c�rtain criteria (e.g., includes a retail conzponent, is away
frc�m residential neighborhoods or is z�ear freeways)and provzdes�rc�ject-wide benefats.
Sirniiar ta Alternative B, this alternative includes the broader ran�e oE Complete Streets and
transit improvements, such as bicycle,pedestrian a��d i�ltersectiort improvernents and an o�tian
to study the�rc��osed cledicated Bus Rapid Transit�BRT) along Stevens Creek Boulevard.
This alternative alst� includes upciating the Housing Element �s required by State law and
includes an option for an alloca#ian of 4,421 units {2,�26 units more than currently allocated in
ti�e General T'lan), consistent with 2040 One�ay Area Plan prajections.
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Page 12 Planning Commission GPA Open House and Study Sessinn February 19,201�
Comparison of Existing Conditians and Alternatives A,B and C
Pleas� refer tn Attachment PC-6 for a cornparison of the diffex�nt alter��atives prepared above
with the Existing 2005 General Plan conditions with res�ect to allocations, heights, and
densities. In addition, �lease refer to page 3� of the Concept Alternati�.res Report in Attachment
PC-5 that sho�cvs ho�v the different alternatives affect the GPA's seven study areas.
Pur�ose t�f the Conce�E Alternatives
The purpose of the alternatives is to not to make determin�tions on the £inal General Plan
cancept. Instead,it is to allow the op�ortunity for a cornrnunity-�s�ide dialague on heights, land
uses and development �ilocations. The EIR wiil be �rogram-level c�►ith enaugh detail to help
future applicants expedite environrnental review l�y tiering off the EIR�carith Mitigat�d Negati�re
Declarations.
Given that the developmen� allocation system is dynamic and allacatec� tv projects on a °first
come, first serve" basis, alloca�ions wouId be reserved for�he seven study area s�akeholders for
five years after the conclusian of�he GPA process.
Environrnenfal Review
An Enviranment�l Irnpact Report(EIR) is being prepared for this projert.The prepar�tion of tl�e
EIR x�vill cc�mmence nnce the City Council pro�rides its comments ori the alternatives. The
Council meeting is scheduled for March 4,2014.
The California Environmental Quality Act{CEQA} requires t11at aiternatives to a project sllo�xld
be studied. These must avoid or substantially lessen at least one of the significant impacts of thE
Proposed Project. The Propos�d Project for the EII�being r�quested by tl-�e study area �roperty
owners is Altelnative C. Aiterna�ives A and B hav�veen identified as alternatives to the project
that wiil avoid or subsEan�ially Iessen at least one of the significant impacts of the Proposed
Project.
Finally, CEQA requires the analysis of the No Pr�ject Altematii�e. The No Project Altern�tive
assumes no change to �he rurrent G�neral PJan. The analysis for this alternative wiii include
buildout c�f tl�e current���5 General P�an. Under thzs scenarzo, �here are no cllanges to existiz�g
l�nd use policies,height�imits,land use desi�zaHc�ns, or any additional det�elo�ment allacatian
for affice,commercial,hatel and residential units.
Tl�e 30-day Notice of Preparatian (I��3P) p�riorl ���ill commerice soon after the Mard� 4, 201�
City Council meeting�vith a scoping session scheduled for March 11, 2014.
Tt is anticipated thaf pr+eparation of the Draft EIR �vill take about four months and will be
released for public revie�v in 5ummer 2014. A community open house is planned during the�5-
day public r�vie�v period. Follo��ing th� close of the p�.iblic review period, a �inal EIR �vill be
prepared. The r�c�znn�ei�.dation from the Envirt�nment�l Revie�v Committee, public hearing far
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Page 13 Planning Com�nission GPA Open House and Study Sessian Februars�19,2014
the Plannzng Commission and public hearir�g fr�r the Council EIR re�riew and certification are
tentaHvely scheduled for Fall�014.
PUBLIC 1�TUTICING &OUTREA+CH
Project Website
In June 2013, the project website {tvww.cupertinogpa.org) c��as launched in order to caIlect and
convey information related to the projec�. The website provides updates on upcoming events
and recently released reports; provides background infarmation on the process and existing
General Plan; allows users to submit comments and questions; and provides information on the
concurrent Hausing Elem�nt Update project.
Worksho s Public Meetin Commissio Cvmrnit�ee Mee�in s and SEakeholder Meetin s
■ Cammurzity-zc�ide Workslzop #1 (July T8, 2013) - C7n July 18, 2013, th� Ci#y hosted a
�ommuniiy-wid� workshop to kick off the GPA proj�ct. A �itywide postcard announcing
the workshop was sent tc�all Ci�addresses, and e-mails�vere sent to all stakeholders and
other interested parties. The City's website and project ��ebsite also announced the
�r+�rkshop. �ollowing a �resentation, worksh�op partici�ants were asked to discuss �nd
participate in small group exercises which included a discussion of �ssets and mobiliiy,
urb�n design ar economic challenges that should be addressed by the GPA and
opportunities for fi.iture clevelopment. See Attachrnent PC-7 for a workshop summary,
which ct�n#ains a cornpilation of t11e assets, challenges, and opporfixnities identified by tlze
workshop participants.
■ Cnmmunit�j-z�vide Wvrkshnp #2 (Octol�er 23, 20�3) - Un OcEobcr 23, 2013, the City held a
second Comxnunify-wide W orksl�rop to discuss community id�as for fuhxre uses, design
a�1d rnobility concepts along majar mixed-use corridors (Homestead, De Anza, Wolfe, �id
Stet�ens Creek) and �vithin fhe Vallco Shopping District. E-maiis were sent to all study
area stakeholders, Cornmunity-wide Workshop #�. participants, and other interested
parties. The City's ��vebsite and project tvebsite also announced the�vorkshop. �'ollowin�a
presentation, warkshop paxticipants were asked to paxticipat� in a Cc�mmunity Design
Survey and Vallco 1vlapping Exercise.
■ Public 1Vleei�irigs - The City ileld a I�eigllborllaod Meeting specifically far interested
Cu�ertino residents on December 5, 2013, which covered �l�e same concepts from
Community-wide Workshop #2. The City held sirnilar meetin�s for t11e Chamber of
Commerc�and Cupertino Neighborhood Block Lead�rs on January 29,2014.
■ Stisdy Area Str�kelialder Nleetissgs — These include meetings ti�ith key neighborhood
r�presenta�ives, organizations (including the Chamb�r of Commerce and 'V'I''A), property
+�wners in the study areas,etc.
8�B
Page 1� Planning Comrnissi.an GPA Open House and Study Session FeUruary 19,201�
See Attachment PC-8 fc�r a summary of Worksl�op �2; the meeting an December 5, 2�13; and
me�tings on January 29, 2014; which contaizls a compilatian of t1�� responses received far the
sur�rey and pictures of the Vallco exercise maps.
Commission aiid ComfnittEe Mecti�:gs
City st�ff �niroduced the GPA project before certain City Commissions and the Cuper�ina
C17�rrriber c�f Commerce`s Legislative Action Committee (LAC) in order to expand aw�reness of
the project,receive£eedback,and ans��ver questions.Staff presented the project at t1�e:
■ October 2, 2013 Teen Commission�neetina;
■ De�ember 6,20�3 and February 7, 2014 Legislative Action Committee meetings;and the
■ J'anuary 15, 2014$icycle and nedestrian Commission meeting
Febricar•y 19r�Plutzst�ng Cvm�tissivrt Opetz H'ouse art�Study Sessiort
The following table surnrnarizes the noti�ing for this m�eting:
a'��,'(�; � �,� � ,r�� -a�z-a�„'�,`.��� e+�i�'�Z � :`+�.`s ,� `:.,a'-� .r z �' � � � :
ill����"r-.: � �rs °z �e�r � ..�w-'� �� f�_-���, �e�z'�,� �.����'� s �" � � _z•,, � �� .�
..... ........�„.: ,s_,.,.,.. F.,...,.,s. ,_._,,,�: .,.�._..,,.s.,..__ ...�.,�..�_r.-.,r .,„ . .� 7�_.d.�.,.�. -..�...
s
■ Email senf to all study area ■ I'osted on the City's official notice bulletin
st�kellalders, priar �vorkshc�p voarci {o�ie we�lc p1•ior to tlTe he�rir�g)
participan�ts, and interested parties ■ Posted nn the City of Cupertino's Web site
signed up through the project website (os�e�cyeek��•ior to tJce 3zear�fn��
■ Citywide postcard sent to all addresses ■ Posted on the praject Website {one �n�eek
in the City prior ta l�earulg)
NE?C"T STEPS
�'l�e gc�al fo�r this study session is to revievv the proposed lan� use aiternatives, �ollect public
input, and prc�vide cc�mments and recommenda�ions for the City Council's consider�tio�1 at
their similar study session nn M�rcl� 4, 2014. The follo�cving additional mee�ings l�ave been
scheduled:
■ March 4,2�14: City Cour�cil Study Sessian on the GPA and Housing Element
■ March 11,2{f14:Environmental Scoping Meeting on the GPA and Housing Element
■ April 1,2014:Joint City Council �nd Planning Comrni�sion Study Session an the GPA and
Housing El�rnent. This meeting will imTolve a discussion t�f policies tc�be includ�d in the
GPA.
I'repared by: George S�chroeder,Assoeiate�'lanner
Piu Ghosh, AICP, Senior Planner
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Page 1� Planning Commissioan GPA Open House and Study Sessian February 19, 2014
Reviewed by: Approved by:
Is!Garv Chao !sl Aarti Shrivastava
Gary Chao Aarti Shrivastava
Assistant Director nf Comrnunity Development Director of Community Development
Attachments
PC-1. August 21,2012 City Council Staff Report and Meeting Minutes
P�-Z. March�, 2013 City Council Staf#Report and Meeting 1Vrinutes
1'C-3. Settings and Oppc�rtunities Report
PC-4. Market Study
PC-5. Concept Altematives Report
PC-6. Tables�c�vith Campa�isons o#Existing 2005 General Plan and Alternatives A,B, and C
PC-7. Community V1�orkshop #1 Summary
PC-8. IVIoUility and Design Concepts Input Sumrnary
�
8�1