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01 Industrial Business 10300 Torre Avenue Cupertino, CA 95014 (408) 777-3308 FAX (4öl\) 777-3333 CITY OF CUPEIQ1NO Community Development Department SUMMARY AGENDA NO.-L- AGENDA DATE: March 7, 2006 Application Summary: Conduct a study session regarding industrial business in Cupertino Recommendation: Discuss the issue of conversion of industrial businesses to residential or other non-commercial uses and provide direction for future action. BACKGROUND: The City Council scheduled this study session to consider retaining certain areas in industrial use and eliminating the potential for residential uses. Recent market forces have seen the conversion office/industrial to residential uses in the area, including one approved project in Cupertino (Morley Brothers) and three others being considered (Taylor Woodrow, Toll Brothers and a new proposal on North Tantau Avenue.) As shown on the enclosed General Plan land use map, all of the office, commercial and industrial land use designations allow residential use. (However, Policy 2-35 states that residential uses are not allowed at the Hewlett Packard campus in the North Valley area.) A General Plan amendment would be required if residential uses were eliminated from any of these areas. DISCUSSION: The new General Plan includes a policy on maintaining cohesive commercial centers and office parks (enclosed). Certain criteria will be used in considering future conversions. The key land use criteria are: ~ Integrating into the existing land use pattern ~ Show that the building is functionally obsolete.. .and is no longer complementary to existing buildings and uses ~ Show that the development can reasonably stand alone as a self-sufficient land use that is otherwise complementary to existing buildings and uses In summary, the property needs to blend with the surrounding area and not be a residential island. 1- Printed on Recycled Paper -2- There are three office industrial areas that should be considered for a residential restriction including Valko Park, North De Anza Boulevard and Bubb Road as outlined on the attached exhibit. The criteria should consider which sites are part of a cohesive office/industrial park. Additionally, staff has provided a map of the top 100 sales tax generators for your information. The Council could initiate a general plan amendment to modify the land use element to remove the residential option with some specific guidelines that would preserve the central cohesive core of these areas for industrial. For instance the Apple campus and all of the office/industrial on the east and west side of De Anza Boulevard could be designated for office/ commercial and industrial uses only. Similarly, in north Valko the HP campus and remaining office/ industrial sites east of Wolfe Road and west of Tantau Avenue could be limited to office and industrial uses. The same issue could be applied to south Valko on the Toll Bros. property if the Council concludes it should be retained for office/ industrial uses. Also. Bubb Road could preserve the office and industrial uses on either side of Bubb Road. Staff would then schedule the public hearings and notify the affected property owners of the possible change to the plan. Enclosures: General Plan Land Use Map General Plan Policy - Maintaining Cohesive Commercial Centers and Office Parks Top 100 Sales Tax Generators Prepared by: Ciddy Wordell, City Planner Submitt~9. by: /r / // Approved by: .^ "--~. . Steve Pia cki Director of Community Development David . Knapp City Manager G:planningl pdreportl eel industrial business study session I-A '" ~ ~ Ø-. OJ <.i .~ :t o "d I:: .. '" .... OJ ... I:: OJ U ";¡ "0 .~ I:: u ('; .... OJ "0 .5 Š £ ~ ,¡g S"O :> Q) 0 C ~ Jo-I U co ::s 0_ 00 0 ~ ora ~ çO '1j tJ (Ij co ~ .... 0 N .... OJ I:: þ.9....fi -< .~ (Ij ...... Q) ~ S a) p ..= '" ~..= ... '0 ~ ... .... ~.... 0.5;;: 0 ~~oZ r.J) Q) ~ ~ ctI 0........ 0 ..o::Jt:oo x U OJ N ('; p.,>. .....I CJ5 ::::I ("Q: g)"Ou ~ ~ I:: ,..= ctI Q) (J) b.O U') .Þ ö:i ..... >.",...:r:: ...c: {/} C __ ....... Q) Q) 0 ca c u Q)..... co...s ..= '" N - ro].!9 t) I:: !>DØ-. Z ..... ¡:;- "-" .a ..... .a 0 1::!>D....u ..-4 C 0 ~ ('; ('; p... ('; E"= "0 > u ~ ... o 0 .... ('; ... ... 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