Evergreen-Eastridge Plan NOVEMBER 2003 Evergreen-Eastridge Plan NOVEMBER 2003

Knight Program in Community Building University of Miami School of Architecture Charrette Team Members University of Miami Faculty Elizabeth Plater-Zyberk, Dean Charles C. Bohl, Knight Program Director Jaime Correa, Professor in Community Building

Knight Program Fellows Lester Abberger, Tom Borrup, Joyce Crosthwaite, Bill Gietema, Gloria Katz, Barbara Marshman, Neal Payton, Milt Rhodes, Kofi Sefa-Boakye, Arnold Spokane, Peter Swift, Laurie Volk

Student Team Members The University of Miamiʼs 2002-2003 Suburb & Town Design Graduate Class and S. Mallick, T. Niyaomwan and M. Wiranta of San Jose State Universityʼs Planning Program

Urban Design Consultant Daniel Parolek

Graphic Design Russell Preston and Malik Benjamin, Knight Program Scholars

Sponsors City of San Jose San Jose Redevelopment Agency Silicon Valley Manufacturing Group The San Jose Mercury News Viet Mercury Nuevo Mundo Knight Program in Community Building Thanks also to ADAPTEC and Cadence Design Systems Contents

I. EXECUTIVE SUMMARY 1

II. INTRODUCTION 4 A. Overview of the Charrette Process 4 B. History & Regional Context of the Evergreen-Eastridge Area 5 C. Goals and Objectives 6

III. EXISTING CONDITIONS 7 A. Regional Context 7 B. Environmental Setting 8 C. Transportation 9 D. Social Environment 10 E. Housing 11 F. Economic and Real Estate Context 12 G. Urban Form 13 H. Master Plan 15

IV. THE MASTER PLAN 16 A. Ideas Explored During the Charrette Process 16 B. Market Analysis 18 C. Town Plan 21 D. Transportation 28 E. Building Types 32

V. IMPLEMENTATION 34 A. Urban Design Guidelines 34

VI. COMMUNITY BUILDING STRATEGIES 35 A. Landscape and Park Design 35 B. Eastridge Mall Design 35 C. Policy 36 D. Management 36

VII. COMPANION DOCUMENTS 37 A. Summary of Stakeholder Meetings 37 B. Background Materials 41 C. Market Analysis (Separate document)

Evergreen-Eastridge Plan Executive Summary

I. EXECUTIVE SUMMARY streets, high quality public space, reliable and business leaders in San Jose and transit service, civic institutions, mixed-use throughout the Silicon Valley. neighborhood centers and town centers, and The housing crisis is a poignant issue for For six days, from November 13 through the distinctive architecture that reflects the local West Evergreen, as the neighborhood has 18 of 2002, a team of 33 multi-disciplinary culture and creates a character of place. professionals, graduate students, faculty, and provided housing for many of the City’s consultants affiliated with the University of Early postwar suburbs like Evergreen- new immigrants, many of whom were Miami School of Architecture’s Knight Eastridge have also become increasingly forced out of other areas of the City by rising Program in Community Building worked ethnically and racially mixed, and socially, costs and redevelopment pressures and can with dozens of local staff and volunteers economically, and culturally diverse. The no longer afford the rising housing costs in and several hundred members of San Jose’s incredible ethnic mix of West Evergreen the neighborhood. The housing crisis also Evergreen-Eastridge area to discuss the resembles the immigrant neighborhoods interconnects with broader issues, including challenges, opportunities, and goals for of large metropolitan cities that were the sustainable economic growth in the region the future growth and development of the gateways to America throughout much of and the effect on households and schools area. Based on advanced data collection, the 20th century. In contrast to the inner- as people of low and moderate incomes are three separate pre-charrette visits by team city urban neighborhoods of cities like continuously forced to move to seek out members to meet with local community New York, Boston, and Chicago in the last more affordable housing. century, however, the “melting pot” in cities officials, staff and citizens, and the intensive The pattern of development during this like San Jose is now a low-density suburb. stakeholder sessions, pinups, and reviews era was entirely automobile dependent convened during the charrette itself, a In Northeastern and Midwestern cities, and this dependency, more than any other Opening night. master plan, market analysis, and set of many suburbs built during this era have factor, has come to dominate the daily life strategic actions in areas of policy, design experienced out-migration, declining of Evergreen-Eastridge residents as they and management were developed and are property values, and are now grappling travel to and from their homes, workplaces, documented here in this report. with the same problems more typically shopping, and social and family activities. The Evergreen-Eastridge area of San Jose associated with distressed inner-city The neighborhood was built at a scale represents a microcosm of the challenges and neighborhoods. West Evergreen shares in for the comfort of automobiles – wide, changes facing large sections of American some of these challenges, including issues barren residential streets and even wider metropolitan areas built after World War related to school readiness for children, job commercial streets fronted by deep parking II. Older suburban neighborhoods that training, day care, the lack of health care for lots that surround and isolate one property were once affluent bedroom communities many families, as well as some crime and from the next, and form a no man’s land of at the edge of cities now find themselves drug abuse. “greyfields.” surrounded by all manner of residential and commercial development, hemmed in In contrast to declining suburbs in other Now the community is looking to balance by heavily trafficked highways that carry parts of the nation, the West Evergreen the needs of the car with the qualities of the residents of newer neighborhoods ever neighborhood of San Jose has been swept livable communities that are built to a further out in a regional pattern that has up in the rapid growth and economic boom more human scale. It is a balance that can become characterized as “sprawl” since of Silicon Valley. Recent decades have be struck, but one that will require a new William H. Whyte first coined the term brought a dramatic rise in property values approach to planning and policymaking back in the late 1950s. Suburbs built in the throughout the region, including formerly based on livable community design. It will 1950s through the 1980s have “urbanized” affordable areas such as the West Evergreen also require a firm commitment on the part with the addition of shopping malls, strip neighborhood. Thus the Evergreen- of elected officials and regulators in guiding centers, office development, and apartment Eastridge study area is caught in a regional the future development and redevelopment complexes, but without the benefits of affordable housing crisis, a topic of extreme of properties in the neighborhood in keeping urban amenities such as pedestrian-oriented concern for residents, community officials, with this new approach. Reviewing the progress.

Evergreen-Eastridge Plan • 1 Executive Summary

In all of the community meetings throughout to the family structure and the economic goals and objectives drawn from the West school, ice skating rink) and transit to provide safe, attractive means of access the Strong Neighborhood Initiative planning means of this more diverse population? Evergreen SNI report. stations. for all residents. process and the charrette there was no one How can suburban neighborhoods be better Section III provides an analysis of existing Detailed plans are presented for transit- The building types identified in this section who asked for wider streets, more parking connected with the larger city and region to conditions in the study area, including: the oriented development on the 86-acre also convey the quality and character of lots, fewer trees, more strip commercial provide better accessibility to jobs, civic regional context, environmental setting, site adjacent to the mall; short-term development that residents would prefer: development, or less public space. Let there and cultural destinations, and park and transportation, the social environment, and long-term infill and redevelopment interconnected development (no enclaves!) be no doubt: the residents of Evergreen- recreation areas? How can the residential housing, economic and real estate context, of the Eastridge Mall site; and infill with a low- to mid-rise scale and architecture Eastridge do not want more of the same. and commercial streets of suburban and urban form. development along the Tully corridor that reflects more of the neighborhood’s Residents are looking to add sorely needed neighborhoods become safer, more attractive Sections IV - VI – Master Plan, and Lion’s Plaza. cultural diversity. amenities and services to the neighborhood; places for people to walk and bike? How might the commercial areas of suburbs be Transportation improvements are adapted to create greater opportunities for presented including: the reconfiguration small, family-run shops and services to of multi-modal connections at the startup, while still accommodating larger Eastridge Mall site; general traffic stores that can provide affordable goods calming improvements for existing and services for residents? Specifically, residential and commercial streets how can regional shopping malls and strip throughout the neighborhood to create commercial development evolve to reflect a a pedestrian-friendly setting and mix of both regional and local commercial improve the attractiveness of the area; and cultural tastes and complement new pedestrian- and transit-oriented adjacent neighborhoods that are becoming street designs for development of the more transit and pedestrian-friendly? Hand made charrette sign. TOD site; a cut-and-cover strategy for How can suburban neighborhoods densify Charrette signs. Idea tables at the opening night. Tully Road on the approach to the Reid- to enhance the quality of life, not simply gracefully, with buildings that contribute to Hill View Airport; and a roundabout Section V contains general urban design increase the quantity of development. But a sense of place, enhance the character of Implementation and Strategic proposal for relieving traffic at the guidelines to be incorporated into regulations they also seek stability, including: protection streets, and define attractive parks, plazas Recommendations intersection of Tully and the Capitol that will guide the implementation of the from being displaced from their homes and and courtyards? businesses; the provision of new housing Section IV contains the heart of the Expressway. Strategic locations for plan. Some of these questions emerged from the structured parking are identified to and employment opportunities for existing Plan document, including a summary of Section VI identifies strategic actions that West Evergreen Strong Neighborhoods support transit, and provide parking residents in whatever new development is ideas explored in the charrette, a detailed can be taken in areas of design, policy and Initiative (SNI), and all were taken up in the for new and existing residential, retail allowed to occur; and the establishment of breakdown of the specific strategies and management to help bring about positive intensive charrette held from November 13- and office properties while freeing up community facilities and public space that ideas embodied in the master plan, a changes in the study area consistent with the 18th, 2002. This Plan is organized into eight land for infill development, parks and serves local residents. summary of the market analysis (provided goals and objectives identified in the West sections which are grouped as follows. in full as a companion document), and community facilities. The challenges facing the Evergreen- Evergreen SNI Report and the Evergreen- proposals for transportation improvements Eastridge area raise many interesting Eastridge Charrette. Sections I - III – Overview, Background and building types. The plan organizes new development questions for community building. How Information and Analysis of Existing so that commercial and higher intensity Section VII – Companion Documents and does the low-density dispersion of homes, Conditions The master plan includes specific strategies residential areas transition to lower- Appendices shops, schools and workplaces, and the for the addition of parks, plazas, athletic intensity residential areas to provide cultural norms and suburban lifestyle Section I is the Executive Summary of the fields, and open space throughout the a smooth transition with the existing Section VII identifies the major companion associated with an automobile-oriented Plan document. neighborhood, including connections to neighborhood. New community documents included with this report: the city affect new immigrants? How might the regional system of trails, open space, facilities, and new and expanded parks Section II provides historical background on summary of the results from the Evergreen- suburban areas mature to create a greater and recreational areas. The plan identifies and gathering places are seamlessly the study area, an overview of the charrette Eastridge Charrette stakeholder meetings, a variety of housing choices better suited potential settings for new community connected to the existing neighborhood process that informed the plan, including facilities (a community center, elementary reference list for the documents and reports

Evergreen-Eastridge Plan • 2 Executive Summary used in preparation for the charrette, and the To bring about the changes envisioned that the combination of these actions will full Evergreen-Eastridge Market Analysis. in this plan does not require one grand add up to more than the sum of its parts, and sweeping effort completed in a single stroke. deliver a more livable Evergreen-Eastridge Moving Forward: The Art of the Possible The enhancement of Evergreen-Eastridge for the benefit of all current and future in Evergreen-Eastridge will come about through an incremental residents. approach in which individual steps taken by The members of the charrette team The Evergreen-Eastridge Plan cannot public agencies, nonprofit groups, and the have worked with the public, private, provide solutions for all of the complex private sector will accumulate over time to and nonprofit sectors in communities social and economic issues faced in the create the place that citizens dream of: street throughout the United States and can show study area, but the charrette and this by street, building by building, each move one example after another of neighborhoods plan serve to continue and extend the following a unified vision for a more livable and communities that have accomplished community dialog while providing specific community. Transit investments today, a the same types of community building goals proposals, guidelines and strategies for redeveloped shopping mall tomorrow, the and strategies presented in this plan, places action. Beyond the current economic infill of parking lots as the market dictates with far fewer resources, with shrinking downturn in the region, future growth, populations and tax bases, places of the change and redevelopment are inevitable old economy and unsophisticated planning for Evergreen-Eastridge. The time to regulations and public administration, but plan for and choose a future course places where people knew that if they for development is now. Opportunities were to take control of their own fate abound: the coming of light rail transit; as a community, they needed to stop a mall with redevelopment potential; emphasizing the reasons why things could infill opportunities along the full course not become better and set to work making of Tully Road; an existing system of Community participation. things happen. parks and trails to connect with; property values that make structured parking “Success,” as Bobby Unser said, “is where economically viable; and residents open preparation and opportunity meet.” We to mixed-use development, transit, and believe that the people of San Jose who higher density development so long as came together for the West Evergreen it is designed in an attractive, livable Strong Neighborhoods Initiative and the character and transitions gradually with Evergreen-Eastridge charrette have the the existing neighborhoods. talent, creativity and commitment to Reviewing the design. continue to move this initiative forward Some will say “It can’t be done here,” and prepare to take advantage of each that it will “cost too much,” “take too opportunity that arises to build a more and entrepreneurs take action, the steady long,” or departs from the inescapable livable community. With the community pursuit of funding for civic institutions, model of placeless sprawl of isolated behind this initiative, the public officials parks, and public spaces through all manner apartment blocks, office parks, strip can feel confident they are responding of public, private, and nonprofit sources, centers, and enclosed malls that cover Santa responsibly to the community’s needs. and the creation of new streets, buildings, Clara County, the Bay Area, and much of and gathering places as integral pieces of suburban America from coast to coast. Even new development will all play a role in the shortest memory, however, can recall bringing about change. This plan and the how dynamic and rapid change can occur citizens and public officials that work to within the region. implement its recommendations will ensure Community participation.

Evergreen-Eastridge Plan • 3 Introduction

II. INTRODUCTION • Schools, Nonprofits, Churches, and then presented their drawings and reported Cultural Groups on these ideas in a public review session. A. Overview of the Charrette • Infrastructure, Utilities, and Neighbor- Process Drawing on all of this public input, possible hood Street Design options for land use and urban design A charrette is a collaborative planning • Housing decisions were developed by the charrette process when citizens, designers, planners, • Alternatives for the transit oriented team and presented at a community pin- and community officials gather to formulate up session where residents commented on a vision for future development in an development (TOD) site (owned by Arcadia at the time of the charrette).1 the preliminary drawings to ensure that the area. A charrette provides for input from final product reflected the input received. all participants and provides the design Ultimately, a master plan was completed team with immediate feedback on the and presented to the community at a final community’s vision and ideas. reception and closing presentation. In the The Evergreen-Eastridge charrette began months that followed, all of the drawings with a community barbeque and a discussion produced at the charrette were scanned of the process. The charrette “headquarters” into a digital format, an extensive market was located in the Eastridge Mall, where analysis was completed, and specialized the design team set up a full working ����������������������������������������������������� sections of the report were completed, studio. Residents were encouraged to visit ������������������� assembled and edited by members of the the charrette headquarters, and participate �������������������������������������� charrette team, and the report was designed ������ ��� ���� ���������� ���� ������� ����� ���� ������ ������� �������� ������ � ���� ����������� � ������ ����� ����� ������ ������ ���� ��� ����� ������ ������ ���� graphically. It is hoped that this final ������������� ��� ������� �� ����������������������������������������������������������������� in the community meetings, pin-up, and ����������������� ������ ����� ���� � � � charrette report will form the basis for a review sessions held midway through the Community participation. process. The charrette organizers published specific plan that can guide the inevitable a pre-charrette newspaper in three languages growth and redevelopment in the study area (English, Spanish, and Vietnamese) as part and help make the Evergreen-Eastridge of the community outreach effort. The area an even better place to live. newspaper was widely distributed and there Footnotes was also an intensive outreach to the media. 1 Note: the 86-acre site immediately south of the The participation of the community ensured Eastridge Mall has been designated for transit that the charrette team had a complete oriented development (TOD). The site was owned by the Arcadia company at the time of the charrette, understanding of the issues affecting the The pre-charrette newspaper was printed in three languages, Spanish and Vietnamese translators but it is best to avoid identifying individual parcels Evergreen community. facilitated charrette meetings, and Dean Elizabeth by their ownership in a master plan as companies and individuals often hold more than one property and The community meetings were held over a Plater-Zyberk conducted a Latino stakeholder ses- sion entirely in Spanish. parcels inevitably changes hands over time. Thus the three-day period, with active participation 86-acre Arcadia property in this neighborhood will not only by the residents but also by the be referred to as the “TOD site” in this plan. stakeholders. The topics of the meetings During each meeting, input and ideas from included: the participants were recorded to help the design team produce drawings. Developers, • Transportation and Major Roads business owners, government officials and • Transit activists had their thoughts recorded and • Eastridge Mall Redevelopment rapidly put into a visual context. The public participants took part in group sessions • Land Use Policies and Local Airport in which they used markers and maps to • Parks, Trails, and Community Facilities record their ideas for the neighborhood, and The charrette involved an open public process that actively engaged the public and sought out • Business Owners/Neighborhood Retail citizensʼ ideas, opinions, and concerns.

Evergreen-Eastridge Plan • 4 Introduction

B. History & Regional Context of structure and all but eliminated financial boundary. Santa Clara County, where San the Evergreen-Eastridge Area incentives for cities to build housing. Jose is located, started to build a light rail Industry and, unfortunately, big box retail system linking major employment centers From the earliest days of Spanish settlement became the preferred forms of growth. with residential areas. Much of the cost was in Northern California, the San Jose area San Jose continued to add new homes as it covered by a half-cent sales tax approved now known as Evergreen-Eastridge has added jobs, but many nearby cities did not. by voters, as well as direct San Jose and been an important part of the region’s This is the main reason for the jobs-housing Redevelopment Agency contributions. At economy—first as a rich agricultural imbalance that has pushed housing costs the same time, San Jose instituted aggressive resource, and now as a bedroom community here among the highest in the nation. planning for higher-density infill housing for Silicon Valley. and transit-oriented development. A ballot The transition from agriculture to housing measure in 2000 provided a new half-cent Captain Juan Bautista de Anza established in much of the Evergreen-Eastridge area sales tax to expand the light rail network San Jose as California’s first civil community was relatively recent. When the Eastridge and add a high-speed BART connection to in 1777, so that its rich farmland could Shopping Center opened in 1971, it was San Jose, linking it with the East Bay and supply the Presidios of Monterey and San surrounded mostly by farmland, with Reid San Francisco. The ensuing recession has Francisco. As recently as 1950, San Jose Hillview Airport its closest neighbor. Tracts was a farming community of fewer than drastically reduced the revenue expected 100,000 people. San Francisco, population from that tax, but one light rail expansion 775,000 at the time, was “The City” for the that is funded for certain is the Capitol Bay Area. It remains so today for many line now being built to the Eastridge mall, because of its beauty and urbanity—but San headquarters of the Evergreen-Eastridge Jose’s population now is about 900,000, charrette. Historic Evergreen-Eastridge. while San Francisco’s has barely grown in By the early 1990s, the southeast Evergreen 50 years. area was the only place left in San Jose Unlike its smaller neighbor to the north, for major greenfield development (except San Jose grew mainly during the heyday for the Coyote Valley, which remains of sprawl in America. In the 1950s, undeveloped because planning triggers have not been met). The final orchards fell, 60s and 70s, the city aggressively built Historic Evergreen-Eastridge. housing tracts for commuters who drove and some 3,000 homes have been built. But the pressures of sprawl have become acute the freeways first to San Francisco jobs that soon replaced the farms were settled and later, once Stanford University had in the Evergreen-Eastridge area. Traffic mainly by Latinos, who later were joined is terrible, leading to what amounts to a given birth to the semiconductor industry, by Vietnamese and other Asian immigrants. to Silicon Valley high tech campuses. moratorium on development of remaining Farther south, new Evergreen tracts were open land. Residents of aging suburbs Eventually those campuses spread into known as places where families of any North San Jose, but the bulk of the city’s around the now-struggling Eastridge Mall ethnicity could buy homes. For this reason, have organized under the city’s Strong residents live to the south and still brave the Evergreen-Eastridge has always been freeways northbound every morning. Neighborhoods Initiative, and they are comfortably multicultural. clamoring for safer, more affordable During San Jose’s period of most rapid During the 1980s and 90s, the Bay Area neighborhoods and a greater sense of growth, property taxes also were rising began to make some progress against community. and helped to pay the costs of community sprawl. Increased environmental awareness services. Since the late 1970s, however, These are some of the challenges and fed efforts to preserve open space, including opportunities that set the stage for the a series of ballot measures starting with the hillsides around San Jose, which now are Proposition 13 changed California’s tax Evergreen-Eastridge Charrette. protected by a voter-approved urban growth Historic Evergreen-Eastridge.

Evergreen-Eastridge Plan • 5 Introduction

C. Goals and Objectives Goal A: Create a Safe Street Environment The Evergreen-Eastridge area has some • Construct pedestrian path from Ley Va of the amenities of a vibrant metropolitan Middle School along Barberry Lane to area, including a variety of housing types, King Road some neighborhood churches and schools, • Improve intersection of King Road and proximity to public transportation and a and Barberry Lane diverse array of retail. • Initiate traffic calming studies for The study area residents come from a identified intersections remarkable diversity of socioeconomic • Complete pedestrian improvements and cultural backgrounds and unique and traffic calming along Aborn Road histories. Strong community organizations • Improvements to right of way along are emerging that represent these cultural KLOK radio tower groups. • Pedestrian overpass across Capitol 1931 Expressway with LRT The area, although considered “affordable” relative to the city of San Jose, has Goal B: Provide Quality Parks and Trail among the highest housing values in the Connections United States. Not surprisingly, housing • Work with the owner(s) of the TOD affordability is a critical concern for most site to acquire land for expansion social groups in Evergreen-Eastridge. Per- • Build a community center in household density (4.1) is high compared Meadowfair Park with surrounding areas, with high housing • Build new sports facilities in costs necessitating multiple generations to Meadowfair Park share housing and split housing costs. • Improve appearance of Lower Silver Creek Among the concerns that residents share are the amount and speed of traffic on Goal C: Improve Community Facilities arterial roads affecting pedestrian safety, and Programs a perceived lack of parking (exacerbated • Construct a 5-6 acre neighborhood 1974 by overcrowded single-family housing park in the southern portion of the and heavy automobile dependency for community mobility), lack of community facilities and Goal D: Beautify the Neighborhood gathering places, poor interconnectivity • Increase frequency and capacity of among available facilities including existing trash pickup parks and trails, concern about the overall • Encourage the development of vacant appearance of the neighborhood, and and underutilized sites needed improvements to commercial areas. Competition for funding for improvements Goal E: Enhance retail services is also a concern. Goal F: Encourage ongoing The City of San Jose’s Strategic communication Neighborhood Initiative (SNI) outlined six • Improve communication between overarching goals in the West Evergreen city and community Neighborhood Improvement Plan (2001). 1999 2003

Evergreen-Eastridge Plan • 6 Existing Conditions

III. EXISTING CONDITIONS A. Regional Context Any strategy resulting from the Evergreen- Eastridge charrette should acknowledge the unique regional context as well as the specific characteristics of the community. Rapid development in the region has created issues that profoundly affect the City of San Jose, including the Evergreen neighborhood. The regional issues include a jobs-housing imbalance, traffic burdens, challenges to jurisdictional fiscal health and a lack of affordable housing.

The City of San Jose has the largest reserve of vacant land planned for residential development in Santa Clara County. It also provides proportionately more housing for jobs than other cities and has more employed residents than it has jobs. The City of San Jose had about 0.80 jobs per employed resident. In 2000, Santa Clara County had about 1.3 jobs per employed resident. The high demand for housing and the inordinately high cost of land in the region results in housing prices beyond the reach of most residents.

The city has identified opportunities for infill development and for higher densities at present and future transit stops, including mixed-use development for living, working, dining, shopping, and socializing. The Evergreen-Eastridge Plan is designed to provide a vision for infill development and revitalization of the immediate community and to help address the impacts of regional issues. The Evergreen community has unique qualities that will enable it to build a community that honors its past as well as provides an exciting and vibrant future. Regional map of California and the Bay Area. Topographical study of the Evergreen-Eastridge region.

Evergreen-Eastridge Plan • 7 Existing Conditions

B. Environmental Setting owls, a California species of concern, have grass. There is a small depression in been found on the Meadowfair Park site the center of the TOD site. Historical The Evergreen-Eastridge Area is on the east and it is likely that given the undeveloped, photographs show that this depression was side of the Santa Clara Valley, within the grassland condition of the nearby TOD site, at one time part of an irrigation pond. east hills of the Diablo range. The City of burrowing owls could occupy a portion of San Jose and its neighborhoods experience that property as well. The neighborhood is built out in a relatively dry, hot summers and temperate winters low density but very high intensity pattern with an annual rainfall average of fourteen The Evergreen-Eastridge neighborhood is in terms of the amount of land covered inches a year. The native vegetation in the located within the 206,000-acre Coyote by impervious surfaces: streets, parking area is well adapted to variations in climate, Creek watershed. The City of San Jose’s lots, buildings, concrete drainage ways, as is the native animal population. Urban Services Area makes up 26% of this and sidewalks. The charrette study area, watershed. An unnamed drainage system excluding the TOD site, consists of The project area sits at the eastern edge identified in the November 2000 Riparian approximately 75% impervious surfaces. of the West Evergreen neighborhood. Restoration Action Plan runs through the Areas high in impervious surfaces can lead middle of the TOD site. This tributary of Thompson Creek is a drainage system in the West Evergreen Neighborhood listed as a “moderate priority” for restoration. Restoration opportunities cited in the plan include uncovering the underground drainage pipe and restoring a natural channel complete with adequate floodplains, riparian buffers, and community trails. Thompson Creek, which collects the drainage from this tributary and numerous others to the east, is currently undergoing a large restoration project.

The study area is part of the Thompson Creek The Evergreen-Eastridge neighborhood The burrowing owl, a native inhabitant of the East- watershed, viewed here east of Capitol. drains into a storm water canal along ridge-Evergreen area. Barberry Lane. This is a trapezoidal dirt channel. The channel stays above ground This landscape, formerly agricultural to storm water flooding during rain in low until the intersection of Barberry Lane and fields, orchards, and a golf course, has areas. Historically much of the Evergreen Gorda Drive. At that point it enters a pipe been significantly altered over time. Past area has experienced flooding problems and follows a northeast direction under the development practices have relocated and flood control improvements were parking lots of the Eastridge Mall, goes and piped streams and drainage ways and systematically installed including Lake under Capital Expressway and discharges eliminated some areas with habitat value Cunningham, which was developed as a into Thompson Creek. for indigenous plants and animals. flood retention pond masquerading as a recreational amenity. The TOD site, located adjacent to The 86-acre TOD site is a gently sloping Meadowfair Park at the southeastern edge site with a few small walnut trees. The Map of the existing environmental conditions showing the potential to connect the Evergreen-East- of the charrette study area, is presently site is currently covered with a variety of ridge neighborhood with the system of trails, parks, and recreational open spaces. The study area undeveloped but was used in the past for shrubs and grasses including Italian thistle, appears near the center of the drawing; civic buildings are shown in red, Thompson Creek and Lake agriculture and walnut orchards. Burrowing Perennial peppergrass, and Rattlesnake Cunningham are east and northeast of the study area.

Evergreen-Eastridge Plan • 8 Existing Conditions

C. Transportation to maximize the pedestrian, transit, and cycling opportunities that the master plan Existing transportation conditions find addresses through the location of transit heavily trafficked streets, low connectivity stops, mixed-use development, traffic with very few routes for vehicular calming, structured parking, and a high movement from one portion of the quality pedestrian setting that supports and neighborhood to another, and a hostile encourages transit usage and alternatives to environment for pedestrians and cyclists on driving. The drawing on this page overlays both commercial and residential corridors. five- and ten-minute walking radii around each station where traditional neighborhood The charrette team conducted an extensive development can reinforce the benefits of analysis of existing streets within the light rail transit. neighborhood. Teams photographed and drew street sections of 19 commercial and The coming of rail transit requires a Capitol Expressway existing conditions. residential streets within the study area. The teams also collected data on street type, posted speeds, curb type, tree pattern, tree type, bike lane, and other characteristics but it quickly became apparent during this research that the characteristics of the neighborhood’s streets were highly redundant since much of the street network was developed around the same time period.

Specific conditions for streets and sections of the neighborhood are covered in greater detail in Section IV of the plan where street improvement proposals are presented. Eastridge existing transit center Tully Road existing conditions. The key to realizing the advantages that light rail transit service will bring to the rethinking of development policy, but any neighborhood are changes to the existing loosening of this policy should also ensure development policy that virtually prohibits that new development contributes to the any new development within the study area amenities and improvements called for in that generates additional vehicular trips. the West Evergreen SNI report and this The plan calls for a focused transit oriented master plan. development around a light rail stop proposed for the TOD site and additional roadway and trail improvements to support pedestrians, cyclists and transit. Rather than tying future development entirely Light Rail and Pedestrian Sheds: This drawing shows the areas within a ten-minute walking distance to trip generation rates, future policy from existing and proposed light rail stations (“transit sheds”) in orange. The four yellow circles should require development proposals within each of the transit areas represent a five-minute walk from the center to the edge of each circle, Typical residential street existing conditions. overlaying the pedestrian sheds for a traditional neighborhood structure around each light rail stop.

Evergreen-Eastridge Plan • 9 Existing Conditions

D. Social Environment pride in the area’s schools. Residents were It is the strong recommendation of proud of the area’s agricultural past and the the charrette team that any additional The Evergreen-Eastridge Area is a rapidly work of native son Cesar Chavez, founder development that is allowed to occur within growing population center in the process of of the movement to organize farm workers. the study area as identified in this plan be becoming a community. It is an ethnically evaluated in terms of its contribution to diverse area, many of whose residents have According to the West Evergreen Strong the stability of the existing neighborhood. been in the community for a generation or Neighborhoods Initiative Plans (SNI; 2001), Thus new development and redevelopment less. Most of the 22,500 West Evergreen 54% of residents owned their homes. The should address the needs of the existing residents occupy homes built during the Eastridge Shopping Mall appears to be used neighborhood for public space, trails, past 40 years. The largest ethnic groups are by local residents, but is also considered community facilities, neighborhood retail, Latino, Asian American, and White, with a a regional center. Parks and schools are flexible live-work space, affordable housing small representation of African American used by local residents, with the exception and transit. As much of the development and Native American. Estimated 2002 of Lake Cunningham, which is a regional envisioned in this plan is not allowable median age is 29.87, with 74% age 16 or park that is little used by the immediate under the current regulations, changes older, and 7% age 65 or older. Population community. Vietnamese community members consider the Lion Plaza shopping center a center of community activity and identity. However, the large local Vietnamese community, which has grown in the last half of the 20th century, has fewer institutions and marketplaces with which it identifies, compared to the older Latino community. There are many grass roots cultural, educational and civic groups representing San Jose’s ethnic communities. Many of these groups expressed a concern for lack Social environment of Lionʼs Plaza. Diverse community representation. of meeting facilities and a lack of a sense estimates from September 2002 show of place—locations where they can go and in regulations that allow development to growth rates of nearly 17% over the past reliably find symbols of their cultures as proceed in areas such as the TOD site, the decade. In 1999, approximately 28% of the well as activities and services they require. Eastridge mall property, or redevelopment residents of West Evergreen moved during Some people see the Eastridge Mall as a of properties that might involve density that year compared with a national average community resource, although one that does bonuses or mixed-uses should be contingent of 16%. not reflect the diversity of local cultures and on their ability to deliver some of the tastes, and the Mall is focused on becoming Given this level of mobility and the desirable improvements to the existing a more regional market center. sprawling nature of the built environment, neighborhood. creating a sense of belonging and civic San Jose’s Strong Neighborhoods involvement is difficult. However, the Initiative (SNI) has helped to build a charrette attracted a considerable number sense of community in the West Evergreen of participants, a wide range of whom and K.O.N.A. neighborhoods. Broad expressed passion and commitment to participation in the charrette indicates a Existing Conditions: This drawing summarizes and documents the existing conditions of the study the welfare of the neighborhood. The desire on the part of residents to build on area. The large white area is the TOD site. Orange indicates existing buildings, including the large Evergreen-Eastridge community expressed those efforts at community building. Eastridge Mall structure just above the TOD site, blue indicates civic buildings, and green indicates existing open space.

Evergreen-Eastridge Plan • 10 Existing Conditions

E. Housing earn $50,000 per year, they could only understand that density will be required to afford a house which costs $250,000, well achieve more affordability, to provide more Throughout the Evergreen-Eastridge below the 2002 sales price of most homes housing options for long-term residents and charrette, residents in the study area and in the charrette area. their children to remain in the neighborhood, surrounding neighborhoods voiced their and to enable the creation of new parks and concerns about housing, particularly the The Evergreen area also has an average open space as a trade-off. high cost, overcrowding, and the challenges household size significantly larger than of keeping up neighborhoods. Residents the rest of San Jose. While San Jose’s The steadily rising cost of housing has expressed concern that long-term residents average household size is 3.2 persons per also impeded renovation, expansion and and their children cannot afford to remain household, the West Evergreen SNI area redevelopment of older homes to keep up in the neighborhood, disrupting families has a per person household of 4.1. The high with increasing household sizes. Modest and the community. Affordable housing cost of housing was the primary reason 1200-1500 square foot ranch houses of is also a major public policy concern, one cited, although the presence of extended the 1950s and 1960s are subdivided into shared by the Silicon Valley Manufacturing families was also noted. large numbers of very small rooms to Group as a key issue tied together with accommodate large households, rather than The problem affecting housing is regional the future economic vitality of the entire take advantage of unused space on lots that rather than specific to the Evergreen area.

Infill housing type - one of more than a dozen generated through the charrette aimed at increasing housing opportunities while introducing architecture that reflects West Evergreenʼs rich cultural diversity.

Example of existing neighborhood. Example of existing neighborhood. Example of existing neighborhood. region. The Evergreen-Eastridge area is a Land prices are the primary challenge. afford room to expand houses, or add second microcosm of regional housing challenges Land costs are three times more in San Jose stories to existing homes, or completely and presents an opportunity to think through than in Dallas.1 Labor costs and developers’ redevelop new homes. This is a design the interweaving of transit, livable density, fees for critical infrastructure (schools, dilemma as well as a financial one and the varied housing types, and renovation and parks and roads) also add to the high cost of charrette team explored both dimensions upgrading of older housing. homes. Finally, profits are also higher: 15% to try to come up with some options for before taxes as compared to 5% in Dallas. existing residents to tap the value of their While homes in the Evergreen area are the real estate to carry out renovations and most affordable within the City of San Jose, Increasing density and encouraging infill expansions to better house their families. the average home price in the charrette area development in neighborhoods was a Some of the housing types proposed for the is $450,000. To be able to buy a home, a commonly suggested solution. Residents TOD site will also be discussed as potential family of four (two working parents and two expressed concern about additional models for redevelopment and infill in other children) would need to earn approximately development and density in the study area areas of the existing neighborhood. $180,000 per year. Assuming that a fire due to traffic, parking and the existing Footnotes fighter and her schoolteacher husband each transit system. However, most seemed to A mixed-use rowhouse street: The charrette team explored hous- 1 San Jose Mercury News, August 2001. ing types based on local and regional precedents that could add density and neighborhood character at an attractive, livable scale.

Evergreen-Eastridge Plan • 11 Existing Conditions

F. Economic and Real Estate local realtors, a house placed on the market ranges between $370,000 (zip code an economic downturn, it is inevitable housing types in order to achieve a vibrant Context just last year would typically have received 95122) and $793,500 (zip code 95138), or that the attractiveness of the city and the and diverse neighborhood rather than 12 to 15 offers within the first 30 days on approximately four to eight times median region will continue and that development isolated pods of housing, office, and retail San Jose, as the capitol of Silicon Valley, the market. Another sign of the softening income. pressures will return. in a sea of parking lots. is continuing to struggle with the after- market is the 34% increase in foreclosures effects of the dot-com collapse. After years in Santa Clara County this year. However, The Evergreen-Eastridge Plan represents Based on the timing of market resurgence of virtually full employment in Santa Clara realtors are sanguine that households will a long-term perspective and while the in residential, retail, and office sectors, the County, the county unemployment rate continue to have compelling reasons to current situation is not ripe for development plan will need to allow for flexibility in the peaked at 8.8% in January of 2003 and move, and with interest rates at historic it provides time to plan and put in place phasing of development in the area, but it recently declined modestly to 8.3% in April lows, there is no expectation of a precipitous the regulatory mechanisms to ensure that will be crucial to remain committed to the 2003. With unemployment in the City still drop in housing values. growth and redevelopment follows a more long-term goal of mixed-uses and mixed well above 7%, employment losses of more desirable path when the region bounces

than 30,000 jobs between 2000 and 2002, Pan- Housing affordability continues to remain a back. While difficult to contemplate during and office vacancy rates hovering between greater concern. Although the Area Median 30 and 40%, the prospects for new office Family Income is approaching $100,000 development at this time, particularly in the ($96,000 in 2002), the average sales price Evergreen-Eastridge Study Area, are not of single-family detached houses currently encouraging. The housing market has also recently begun to soften. Although values have not fallen sufficiently to alter asking prices, houses are remaining on the market, on average, for 120 days or more. In contrast, according to

Evergreen-Eastridge Plan • 12 Existing Conditions

G. Urban Form pleasure craft. It is interesting to note along Tully Road. The effect of the larger how reflective of the actual experience on footprint buildings and parking fields that The generation of a Master Plan for the the ground such an analysis can be. The dominate this thoroughfare is to create Evergreen-Eastridge Neighborhood begins Mall’s scale is so large—both in terms of an uninhabitable environment for anyone with an analysis of existing conditions, the building (the “figure”) and the surface outside of an automobile. Unlike traditional reflected here in drawings and diagrams. area parking lots (the “ground”)—that it streets where the buildings line and define For example, a comparison of the street is difficult to walk from one side of the the roadway, the figure-ground drawing network of the study area with that of property to the other, and it is clearly unlike shows how difficult it is to discern where Downtown San Jose shows just how much anything else in the area. The goal of any Tully actually lies. The deep setbacks, wide the Evergreen-Eastridge neighborhood Master Plan should be to weave the fabric right-of-way, and haphazard arrangement of is a product of its time. The fine grained, of the surrounding neighborhoods into the unattractive buildings make this a hostile, interconnected rectilinear grid of streets and relatively short blocks, so much a part of the traditional planning of 19th century cities of California, shaped and continues to define much of downtown San Jose. The Evergreen-Eastridge study area, in contrast, developed much later and has given way to a more circumstantial structure of curvilinear and discontinuous streets, large blocks, and even larger “pads,” building sites, disconnected from an urban framework— all ingredients of the paradigmatic post-war suburb. Even as much of the neighborhood has been built out over the past three decades the suburban pattern of development and the presence of the large Eastridge Mall and TOD site properties has resulted in very little interconnectivity, hence very few alternative routes, for the movement of vehicles, cyclists, and pedestrians within the neighborhood.

The Figure Ground drawing reveals the An analysis of the block patterns of downtown San Jose and the Evergreen-Eastridge study area from 1948 coarse texture of the urban fabric that through 2001. While the historic grid pattern of downtown became disrupted in places over time, the Ever- characterizes the Evergreen-Eastridge green-Eastridge street pattern of long blocks, curvilinear streets and cul de sacs was disconnected by design. neighborhood. In this drawing buildings are rendered black and everything else, TOD site, while providing a mechanism to dangerous and unattractive setting for parks and parking lots alike, are left white. make harmony out of the discordant scale pedestrians and cyclists that diminishes the The large vacant area in the center of the of the Mall. character of the neighborhood and creates drawing, the TOD site, is clearly a hole in a barrier that isolates the neighborhoods to the fabric of the neighborhood, while the Less obvious on this drawing but equally the north of Tully from those to the south. Eastridge Mall is an aberration in scale, problematic is the degree to which the an aircraft carrier surrounded by a sea of urban fabric appears to have disintegrated The Map of Existing Environmental Figure Ground map of the neighborhood—the black areas represent buildings and the white areas include streets, parking lots and open space.

Evergreen-Eastridge Plan • 13 Existing Conditions

Conditions reveals another layer of information, the extent of the open space network already in place in the Evergreen- Eastridge/K.O.N.A. neighborhoods and their surroundings. More importantly, it reveals a real opportunity to connect to this system in a manner that links existing and proposed civic buildings and public spaces to a network of trails and green spaces integrated throughout the neighborhoods. Not apparent in the diagram but clearly part of the experience of the Mall to its south and west, are the mature trees that buffer the parking lot from Quimby. This landscaped area represents an underutilized asset that should be preserved and leveraged in any future redevelopment or infill.

Last, but not least in this analysis, is the study of the local airport’s safety zones. The most critical zones are denoted in red. The Eastridge Mall with aircraft overhead. The trapezoidal space just to the north of the Eastridge Mall is thus a “no-build” zone. The most critical red zone impacts the northern portion of the mall parking lot and a section of Tully Road that will be carefully looked at in the Master Plan. The orange zone also illustrates areas of concern on the mall property that will be considered in current and long-term proposals for the mall’s redevelopment. Lastly, the site designated for transit oriented development just south of the mall is impacted by the safety zones much less than originally thought, with only a small corner of the site falling in to the least restrictive yellow safety zone. An acknowledgement of the hazards faced by pilots and people on the ground in this area should lead to a Master Plan that improves safety in this area while providing infill opportunities in less critical areas.

View of the Eastridge Mall and “No Building” zone. Study Drawing of the Reid-Hillview Airport Safety Zones.

Evergreen-Eastridge Plan • 14 Existing Conditions

H. Master Plan 1. Lion’s Plaza with infill buildings. 2. Infill Buildings. 13 4 3. Indoor Ice Rink. 11 13 4. Mixed Use Residential Building with 13 4 16 Garage. 13 4 5. Mixed Use Residential Building. 10 12 17 18 6. Air Field Extended Safty Zone. 9 7. Playing Fields. 4 12 15 8. Office Development. 8 12 14 9. Roundabout above Capital Expressway. 20 10. Light Rail and Bus Station. 4 7 4 11. Rail Car Storage. 12 12 12. Mixed Use Mall Buildings. 19 21 13. Big Box Retail Buildings. 6 12 14. Transit Boulevard. 3 15. Rail Station. 4 16. Community Building. 17. Village Square. 18. New Elementary School. 2 4 19. Town Homes. 20. Playing Fields. 21. Trail Way Connection. 2 4

2

2 1

Evergreen-Eastridge Plan • 15 Master Plan and Urban Design Strategies

IV. THE MASTER PLAN that the entire facility be relocated to reduce the capacity of the Reid-Hillview another setting. As the public process had Airport to below the minimum established A. Ideas Explored During the already engaged in this discussion prior to and would increase general aviation use at Charrette Process the charrette, including an environmental the San Jose International Airport which is impact review, the team operated under currently at or above capacity. During the process of developing a land the assumption that the airport would be a use plan for the Evergreen-Eastridge area, reality for the foreseeable future of the area The final option for the Reid-Hillview numerous suggestions for changes in the and pursued strategies that could maximize Airport which was discussed but not land use patterns were explored. While both the potential of the neighborhood and included in the final land use plan was the one purpose of a charrette is to fully record the safety of the pilots and residents. possibility of changing the orientation of the input of the community, it is equally the runway to a more east/west approach important to produce a feasible plan as a The first option discussed was moving the and landing. This option was not

Preliminary Study for the Plan. Preliminary Study for the Plan. Preliminary Study for the Plan. final product. The final plan, therefore, existing runways to the west to increase the included because it was substantially more does not include all the suggestions and development potential of the charrette area. expensive than other options; it impacted recommendations expressed by participants. This option was discarded because it could more neighborhoods than the current This section is a record of the suggestions result in more impact to neighborhoods configuration and increased the potential and recommendations received which were located to the north and south. safety issues with school facilities. not included in the final land use plan. A second option discussed was eliminating One ongoing issue discussed was the The airport was discussed in several one runway to lessen impacts to the existing future location of the light rail system. The community meetings. The team was well neighborhoods and to again increase the proposed location of the light rail line down aware of the debate that had surrounded the potential for development in the charrette the median of the Capital Expressway was future of the airport, including the suggestion area. It was determined that this would uniformly disliked for a number of reasons

Evergreen-Eastridge Plan • 16 Master Plan and Urban Design Strategies by both residents and team members. The However, during the charrette it was resident was for the development of a isolation of the rail stops in the middle of a determined that the cost of restoration would major intramural sports facility that would heavily traveled roadway would discourage be, at a minimum, approximately $13-14 combine adult and youth sports, day care, ridership and negate the catalytic potential million. The restoration would require a and after school programs. Other proposals for transit oriented development. Several 200-foot-wide green corridor with a total called for most or all of the TOD site to be options for extending the line to and/or acreage of approximately 8 acres, and while preserved and landscaped as parkland. Both though the TOD site were discussed. One the concept of “daylighting the stream” of these proposals were considered overly option discarded early in the process was sounded attractive, the reality in San Jose’s ambitious and cost prohibitive given the locating the light rail along the eastern edge semi-arid climate is that this would be a dry market value of the 86-acre TOD site. The of the site. This option was not pursued creek bed that would only revert to a stream team was also concerned that both of these because it would not capture enough riders intermittently during the rainy season. proposals would require so much of the to result in a positive cost/benefit ratio. In The natural character of the landscape TOD site’s acreage that they would push

Public sketch of ideas for the master plan.

Study Drawing for the TOD site. Preliminary Study for the Plan. Park Plan Study. addition, the light rail station would be was also in question since the site had out other development opportunities that located beyond the ideal walking distance previously been used for agriculture, which could address a wider variety of community to capture internal trips from future imposed prior changes to the landscape and needs. Neither of these proposals would development. drainage. Many residents had indicated that take full advantage of the light rail transit ball fields, parks, trails and active open line being extended to the site. Thus, the Another option discussed was the restoration space were a higher priority and that the charrette focused on potential locations of the natural drainage system on the TOD costs of maintenance for the restored creek for sports fields and community facilities site by uncovering the underground channel might be more reasonably allocated within the context of the overall plan rather drainage pipe and constructing a natural for community uses. than dedicating the entire TOD site to one channel complete with flood protection, idea or another. riparian buffers and community trails. Another idea presented by a community Public sketch of ideas for the master plan.

Evergreen-Eastridge Plan • 17 Master Plan and Urban Design Strategies

B. Market Analysis Residential: the supply-side context in eastern San Jose, and the residential mix distribution, Optimum Market Position The market analyst on the charrette From the market and development the optimum market position for new WEST EVERGREEN TRANSIT-ORIENTED DEVELOPMENT team, Laurie Volk of Zimmerman Volk perspectives, up to 3,000 new dwelling units residential development on the TOD site City of San Jose, Santa Clara County, California Associates, carried out a robust analysis for could be developed on approximately 50 would be as follows: refer to chart. the Evergreen-Eastridge study area that is residential acres. Following the proportions Net Approx. of housing types as established by market Density/ Approx. Base covered in a brief synopsis here in the body Housing Unit Approx. Rent/Price The proposed housing types include rental Number Lot Rent/Price of the plan. The full Evergreen-Eastridge preferences, and excluding single-family Type Size Per Sq. Ft. apartments in mixed-use buildings, lofts Average Range Market Analysis is a detailed companion detached housing types, the distribution of Range report that supplements this plan. 3,000 housing units would be as follows: and conventional apartments. Ownership Size housing units include shophouses (live- MULTI-FAMILY FOR-RENT 58.0% Apts. Over $700 to 350 to The development program for the Residential Mix: 3,000 Units work units), a variety of condominium 170 na $1.89 to $2.00 apartments, and townhouses and duplexes. Commercial $1,700 900 Evergreen-Eastridge site assumed a transit- WEST EVERGREEN TRANSIT-ORIENTED $825 to 400 to 600 65 du Lofts $1.95 to $2.06 oriented development on the 86-acre site DEVELOPMENT $1,850 950 City of San Jose, Santa Clara County, Net densities within the proposed $950 to 450 to adjacent to the Eastridge Mall to maximize 960 80 du Apartments $1.67 to $2.11 the opportunities produced by the extension California development range from 30 units per acre $2,000 1,200 of the light rail system south near the current for the duplex units up to 80 units per MULTI-FAMILY FOR-SALE 19.5% acre for the podium apartment buildings. 235 45 du Four-Plex $250,000 800 $313 alignment of Capitol Expressway. The Percent of Number of Housing Type The average net density for the proposed 3-Story market analysis and suggested development Total Units range of housing types is 57 units per Townhouses $285,000 1,000 to $285 to plan included 3,000 dwelling residential Multi-family for rent 350 70 du units, 900,000 square feet of office uses and acre. On an 86-acre site, the gross density {TH over $395,000 1,400 $282 58.0% 1,740 of the proposed range of 2,990 dwelling Flat} 105,000 square feet of retail/commercial Multi-family for sale uses. The mix of housing types includes units would approach 35 units per acre. SINGLE-FAMILY ATTACHED FOR-SALE 22.5% 19.5% 585 Transit-oriented development is supported 2-Story $275,000 900 to rental and for sale housing consistent with 169 56 du $292 to $306 Single-family attached for sale Townhouses $350,000 1,200 affordable housing definitions for San Jose’s by higher densities, and gross residential 22.5% 675 densities on land adjacent to a transit stop $315,000 to median income levels, though the precise, $495,000 should not fall below 30 units per acre. 3-Story 1,000 to up-to-date calculations of these prices and 169 45 du {plus 500-sf $309 to $315 Total Shophouses 1,600 the percentage of afforadable housing units “shop” on 100.0% 3,000 Absorption of 2,990 dwelling units within to be included will be determined by local ground floor} a development of the West Evergreen TOD 3-Story $575,000 to 2,000 to policies. The potential market for new housing on 169 35 du $281 to $288 site could be achieved within 10 years from Townhouses $675,000 2,400 the site is likely to include families as well commencement of marketing, depending In addition to providing for a desirable range as younger and older singles and couples of housing prices, the mix of housing types on phasing and construction, and barring 2-Story $450,000 to 1,500 to moving from the adjacent neighborhoods, a significant and persistent downturn in the 168 30 du $295 to $300 will expand housing options for a broad from San Jose, from elsewhere in the Bay Duplexes $650,000 2,200 range of singles, families, and households national, regional and local economies over Area, and a small percentage moving those 10 years. Pricing and positioning has of different sizes and compositions, and to from elsewhere in California and the 3,000 avoid the single-use pod approach that has been designed to accommodate workforce dwelling United States. The housing mix will also housing with the minimum public subsidy produced large concentrations of identical provide opportunities for existing residents units housing in and around the neighborhood. and to achieve sell-out within a reasonable who might want newer housing, or who absorption period in a phased development. might be at a stage in life where they are As noted above, this is a long-term plan for considering selling their home and moving By city regulation, at least 20 percent the potential build-out of the site that would into a smaller, lower maintenance property. be accomplished in phases over a period of the total units must be affordable to Based on the socio-economic and lifestyle households with incomes at or below 80 of a decade or more as market conditions characteristics of these target households, dictate. percent of the Area Median Family Income,

Evergreen-Eastridge Plan • 18 Master Plan and Urban Design Strategies or $96,000 for a family of four. Although bedroom apartment. Citywide, in 2001, the uses over a ground floor of retail uses. The the majority of prices and rents proposed average rent for one-bedroom apartments remaining 790,000 square feet could be for the property do not qualify as affordable exceeded $1,600 and the average rent for developed in individual office buildings, under the regulations, the gap between the three-bedroom apartments was nearly either as spec office space or single owner- proposed pricing structure and affordable $2,300. occupants. prices and rents is considerably smaller than elsewhere in the San Jose new home Office: These buildings should be planned and marketplace. However, in order to maintain Given the current weak state of the office designed in the context of the traditional housing values within the community, it is market, and the extended period of time that street, block, and public space fabric of critical that public subsidies be provided to will be required to absorb the vacant Class the master plan, and not in the typical the households requiring assistance, and A office space, the amount of office that office campus-style pattern that eats up not towards the reduction of individual unit could be constructed on the TOD site and/or land and has been criticized by growth values to affordable levels. Eastridge land has been correlated with the management expert Doug Porter as creating “employment ghettoes” that isolate work number of proposed dwelling units, rather Supply-Side Context: than derived from conventional supply- places from homes, shops, services, and Current new construction prices in the transit. This includes buildings in potential Evergreen area range between more than single-use areas, such as the proposed $400,000 to nearly $600,000 for attached roundabout location at the intersection of housing, and between just under $600,000 Tully and Capitol. The location of office to well above $1 million for detached buildings should also take full advantage houses. Most new properties are achieving of the excellent transit access that will Residential units and an elevated plaza were added, transforming the mall into a mixed-use area. sales paces of two or more units per month soon be established on the eastern edge of and a few have been able to sell 10 or more the Eastridge Mall site and on the TOD units per month. site to reduce parking requirements, take advantage of shared parking opportunities in Resale home prices in the Evergreen area structured parking, and reduce automobile generally start at just under $200,000 and trips as much as possible. can exceed $1 million, with an average price Reinventing the Mall: the open air plaza of Paseo Some of this considerable space should ranging between approximately $365,000 Colorado where the enclosed area once was. and just under $800,000, depending on be planned and phased in as flex space area. demand analysis. Based on the assumption that might be necessary to test the market and to allow space to be converted from that the development should provide one Citywide, last year over 5,200 new and job per dwelling unit, that an average of one use to another as the neighborhood resale single-family detached houses were 300 square feet of office space is required and the region evolves. Examples of sold, at an average price of more than per worker, and a maximum development convertible space design can be found in $536,000 and just under 2,000 attached of 3,000 dwelling units, it is proposed that some of Post Properties’ urban village- units were sold, at an average price of up to 900,000 square feet of new office style apartment projects, the ground floor $330,800. space could be developed on the site, both apartments designed for easy conversion to in single-use and mixed use buildings. office space in Celebration, Florida, and the Contract market-rate rents in the Evergreen temporary use of second floor office space neighborhood start at just under $1,000 per Approximately 110,000 square feet of office for self-storage in King Farm’s village month for a one-bedroom apartment and could be developed in mixed-use buildings center in Gaithersburg, Maryland. Some space could be designated for more flexible Big box retailers such as Target have begun to create two-story stores to fit in with the street-oriented approach $1,900 per month for a three- consisting of two floors of small office retail formats in new town centers and lifestyle shopping centers such as this one in Gaithersburg, shop-office-workshop uses that could Maryland. Parking garages on both sides of the street are lined with shops on the ground floor.

Evergreen-Eastridge Plan • 19 Master Plan and Urban Design Strategies provide incubator opportunities for local and the phasing of development, but if if they were built as stand alone properties residents and entrepreneurs to move some planned carefully and positioned to allow unrelated to the neighborhood. of the home-based businesses in residential “park once” access to both the mall and the areas of the neighborhood into. These are TOD town center retail, these impacts could Leaving the potential for some big box important sources of income for existing be significantly mitigated. The mixing retail as an open question, the amount residents coping with extremely high real of community shopping center tenants of retail space has been conservatively estate costs. The City, the Redevelopment (grocers, drug stores, etc.) with big box correlated with the number of dwelling agency, and non-profits should support retailers such as Barnes & Noble or Borders units proposed for the site rather than this move by subsidizing shop-office- Bookstores, Bed, Bath & Beyond, Target, derived from conventional void and workshop space to support the formation and other mainstream tenants is increasingly leakage analysis. Based on an average and expansion of small minority and common and can be found in projects such of 325 square feet of retail space per women owned businesses, and to provide as Pentagon Row (Washington, DC), City household (not per person), and 3,000 alternative locations for uses and activities Place (West Palm Beach, FL), and Mashpee dwelling units, up to 105,000 square feet that might add traffic, noise, and detract Commons (Mashpee, MA). This mix would of new retail space could be developed from the residential character of existing allow development to take advantage of in mixed-use buildings. Approximately single-family residential neighborhoods. the site’s excellent expressway frontage 50,000 square feet of retail could be and visibility, while providing a buffer and developed with two floors of residential Retail: transition moving from the expressway into uses over a ground floor of retail uses. The presence of Eastridge Mall has the high quality pedestrian streets and public The remaining 55,000 square feet could long made the Eastridge-Evergreen area spaces envisioned for the town center and be developed with two floors of office of San Jose a retail destination, and residential areas of the site. uses over a ground floor of retail uses. No Changing Retail Formats: The deconstruction of the enclosed portion of the Plaza Pasadena Mall. the repositioning of the mall property freestanding retail has been contemplated is expected to revive and extend this If big box tenants are allowed on the TOD for the site, though the plan discusses commercial presence into the future. This site, they should: the potential to incorporate big box retail means that the potential addition of retail • be concentrated near the expressway with structured parking in the context of on the TOD site should complement the and the mall edges of the site; the streets, blocks, and public spaces in mix that is planned for Eastridge’s future • include tenants that would complement the master plan. This square footage is a tenant mix, and should also respond to and add to the critical mass of the conservative figure that reflects local traffic neighborhood retail needs. Thus a blend regional retail of Eastridge Mall; concerns and does not factor in existing of retail opportunities exist for the TOD • be tied to phased construction of households in adjacent neighborhoods, site, including both big box tenants and structured parking, which could traffic counts on streets and arterials neighborhood retail, both of which have the be jointly financed and located to bordering the site (which are considerable), potential to be organized in a town center serve both transit and town center or potential benefits of transit-oriented arrangement. Neighborhood-oriented commercial tenants; retail development in the station area of the retail and town center-type businesses • be planned and designed to fit within TOD site. could include restaurants, cafes, service the street, block, and public space businesses, and shops typical of community network of the master plan. There is also the potential to establish, shopping centers such as drug stores, in a prominent public space on either the grocers, video stores, and dry cleaners. This will allow these properties to be TOD site or a section of the Eastridge Mall redeveloped over time and continue to be property, a flexible, open air structure with The potential for inclusion of some big box woven into the traditional neighborhood booths and kiosks that can be rented at tenants will need to be looked at carefully layout of the plan rather than creating low cost and where residents can sell arts, in the context of parking, traffic impacts, disposable roadside sites and buildings that crafts, produce, plants, etc. would become a blight on the neighborhood The former interior courtyard of the Plaza Pasadena transformed into a central open-air plaza.

Evergreen-Eastridge Plan • 20 Master Plan and Urban Design Strategies

C. Town Plan the master plan presents two drawings of more traditional arrangement of blocks the central area of the Eastridge Mall, a and streets, interspersed with public spaces The Master Plan for the Evergreen-Eastridge short-term plan that incorporates many of emulating the urban fabric of traditional neighborhood reflects the overriding the ideas embodied in the mall’s current main streets and town centers. This is not a concerns expressed by the community proposals without changes to the main fad, but a mainstream phenomenon that can and property owners for connectivity, bulk of the mall building, and a longer- be witnessed in the fact that, as retail expert civic facilities, public space, pedestrian term plan that gradually infills the site and Bob Gibbs has noted, over a third of all friendliness, human scale, environmental weaves the mall building and property new shopping malls presented at the annual sensitivity, housing and transportation into the neighborhood. It is worth noting ICSC convention now incorporate open-air options as well as safety. that, in the context of retail properties, the main street elements. The Eastridge Mall long-term perspective ranges from a 7- to 15-year horizon and sometimes less for Projects that have successfully pursued The Eastridge Mall is an extremely large properties already established and pursuing this approach can now be found in every site that will be a key to the neighborhood’s repositioning. corner of the United States, from the future growth and development. As the Plaza Pasadena in Pasadena, California, to mall management is already looking at Mashpee Commons, in the New England short-term redevelopment strategies that climate of Cape Cod, Massachusetts, to will reposition the property to make it more Mizner Park and Winter Park Village in commercially competitive, the time is right Florida, to Orenco Station Town Center to consider both short term and longer term in Portland, Oregon. Case studies of strategies that can be pursued to: these and other projects that are relevant to both the Eastridge Mall evolution as Short term plan for the mall. • accommodate the coming of light rail well as older, open air strip centers in the transit to the site; Evergreen-Eastridge study area can be • better integrate the mall with the found in Greyfields to Goldfields, by Lee surrounding neighborhoods; S. Sobel, and Place Making: Developing • address safety concerns connected Town Centers, Main Streets and Urban with the Reid-Hillview Airport; View of the Eastridge Mall and parking lot. Villages by Charles C. Bohl, one of the co- • promote win-win redevelopment plans authors of this report. The point here is not Throughout the U.S., older shopping that will leverage the underutilized to advocate a specific blueprint for the mall mall properties are undergoing significant portions of the property owned by property’s future, but to identify the range repositioning efforts involving both private the mall management company and of options available to the mall owners, the and public sector efforts to revitalize aging the anchor stores while enhancing the anchor stores, and the community in terms commercial properties in light of increasing quality of the neighborhood. of pursuing incremental strategies that can: competition and metropolitan growth and change. Through proactive planning and The master plan presents alternatives for • enhance the long-term commercial commercial real estate market analysis the Eastridge Mall property in phases, viability of the property; and expertise, shopping malls and strip with the first phase recognizing the need to • maximize the latent value of large tracts centers have been undergoing dramatic support the short-term repositioning of the of real estate currently committed to transformations that move away from large mall property while encouraging changes surface parking lots and buffer areas; buildings isolated from the community by to the physical configuration of the building • transform the isolated, internally vast parking lots, in which all shops and and the site that support the short-term and focused mall building and surface lots services are totally enclosed, toward more long-term strategies noted above. Thus into an integral part of the surrounding open air, mixed-use formats laid out in a neighborhoods. Long term plan for the mall.

Evergreen-Eastridge Plan • 21 Master Plan and Urban Design Strategies

Any plan for the Evergreen-Eastridge safety issues, is much less expensive than a Spanish colonial cities. neighborhood must recognize that the tunneling approach, which is unnecessary. short-term redevelopment and repositioning At the same time this solution responds to On the other side of the safety zone, to the of the mall is necessary and imminent. The residents’ desire for playing field space for northeast, are sites for three office buildings current physical reality of the mall building the community, some of which would be of 25,000-to-30,000 square feet per floor. 8 and property is disconnected and out of scale located in the green area just to the south of This site has previously been identified for with the surrounding neighborhoods and the red zone in front of the Mall. potential office development (8) and the 8 creates an unattractive and often dangerous plan calls for these buildings to be designed no man’s land of traffic and parking lots To both sides of this airport safety zone the to take advantage of the high visibility adjacent to residential areas. Furthermore, Master Plan for the Eastridge Mall property afforded the site given its proximity to the the mall delivers very little in the way envisions infill of the existing parking areas proposed traffic circle at the intersection of of civic benefits to the local community with streets, blocks, and buildings housing Tully Road and Capitol Expressway. These beyond the ice skating rink, which is a variety of uses including residences structures sit close to the thoroughfares, used primarily by people from outside the and office space, and shaping community helping to frame the space of the circle immediate neighborhoods and is slated for and creating a more distinctive gateway to closure and demolition in the near future. the neighborhood for those entering from There is a tremendous untapped potential in the east, while providing a small campus- the property from both a commercial and a like green behind. The office buildings are community building perspective. served by a separate garage, which provides 4 additional parking for the mall on busy 3 Beginning with the issue of safety, it should weekends and evenings. be acknowledged that a plan to infill the area of the Eastridge Mall and develop the To the southeast of the mall structure a TOD site must recognize the concerns of large parking structure will absorb much 4 airport users and neighbors alike. of the mall’s parking requirements and additionally provide some parking for Recognizing the “red zone” as the critical transit commuters. So as not to line the safety area for the approach to the airport public realm with a large and imposing for airplane landings, the plan envisions garage structure, this garage, like others converting some of the mall parking area in the plan, is lined with four floors of Spanish colonial plaza envisioned for the area to a green space in the area between the northwest of the mall near the new ice skating rink. apartments, a building type which easily Mall building itself and Tully Road. In “attaches” to parking structures and which fact, the plan suggests a continuation of gathering places of small parks, squares, will help to address the ongoing housing that green over Tully Road, effectively and plazas. This is made possible by the crunch in the neighborhood and throughout creating an enhanced safety zone for construction of parking garages for mall San Jose. emergency soft landings in the green area customers as well as additional garages that would be unimpeded by parked or serving the new uses on site, including Current redevelopment plans by the moving vehicles when compared to the transit. For example, in the northwestern Eastridge Mall property owners focus current condition. The proposal calls for a quadrant (near Sears), the six blocks that on a new wing extending from the site “cut and cover” of Tully Road, which would were recovered from the existing parking of the existing ice rink to the southwest. be depressed by cutting into the ground and fields include 4-story apartment buildings The Master Plan depicted here utilizes then covering this section of the road with with garages (4), a replacement indoor this expansion as a point of departure, a platform. The cut and cover strategy, ice rink (3), and a neighborhood green creating a plaza space between it and the Plan for Eastridge Mall site. while it poses certain expenses, policy, and designed in the style of historic plazas of development to the southeast. This plaza,

Evergreen-Eastridge Plan • 22 Master Plan and Urban Design Strategies it is suggested, will be lined primarily with profitable concerns. Transit-Oriented Development (TOD) restaurants and fast food outlets, creating Site an outdoor “food court” (using the lexicon But the redevelopment vision would of the retail industry). It is worth noting be incomplete if it stopped there. The Gazing at the TOD site, it is important to that participants in both the earlier SNI disproportionate scale of the mall in contrast keep in mind how unusual it is to find such a effort and the charrette expressed a desire to its neighbors would still be a problem, large undeveloped parcel in the Bay area (or for more fine dining opportunities in the however much it might ameliorated by the most any metropolitan area for that matter), neighborhood and that restaurants with adjacent infill development. Longer term, and in such close proximity of a proposed outdoor seating have performed extremely the Master Plan envisions deconstructing transit extension. Its fallow fields are really well in the new open air town center an asset in disguise as they offer the hope, formats that mall developers are turning the promise really, for the construction of to. The dining establishments assembled by a model Transit Oriented Development for these new retail formats typically include San Jose and for all of California. With a local and regional proprietors that provide proposed light rail line through its center a diverse range of cuisines at a variety of and a mix of uses, this 86-acre site should price points. While developers in many be planned to seamlessly connect to its communities have to struggle to find this surrounding context while providing new type of variety, the Evergreen-Eastridge opportunities for San Jose residents to live, community is blessed with a diverse work, shop, dine, play, and congregate population that can provide connections to without getting in a car, or perhaps without restauranteurs in the San Jose community, the absolute need to own one. including some located in the neighborhood itself. This would also respond to the very If this were all the site offered it would strong recommendation coming out of already be an extraordinary opportunity Aerial looking north over the TOD site. the charrette that it would be in the mall to take full advantage of the potential for owner’s best interest to include shops, transit oriented development, but the site services and cuisine that better reflected the represents much more than this. In both diversity of the neighborhood residents as a the SNI planning efforts and the charrette, key part of its redevelopment strategy and the existing residents identified a range of distinguish the commercial venue from the quality of life improvements that many regional competition. hoped the development of the TOD site could address including: providing sites The Evergreen-Eastridge Master Plan is for a community center and other civic conceived both for the short range and the buildings; the expansion of neighborhood long range. The infill of the Mall’s four Proposed community center building. parks and gathering spaces; and the perimeter quadrants can be accomplished potential to link the neighborhood to a incrementally, over the relative short term, the mall itself, opening it up by “peeling regional network of trails and green space. as the market for office, residential and retail back” its roof and removing some of its The site is within close proximity to the space dictates. Greyfield1 redevelopment is edges, bringing streets through, creating a majority of existing homes and would not being accomplished in regions throughout community green in the center and returning require most people to cross any of the busy the United States—including real estate the concept of shopping and congregating thoroughfares that act as barriers within the markets far less robust than that of San back into a community-oriented activity in neighborhood. With very little undeveloped Jose’s in recent decades—including sites the tradition of market places. space remaining, the TOD site represents with shopping centers that are ongoing and the last, best hope for the Evergreen- A view of the TODʼs proposed community building and village square, looking east.

Evergreen-Eastridge Plan • 23 Master Plan and Urban Design Strategies

Eastridge neighborhood to address these eastern portions of the site. intersection of Quimby with Capitol needs and to create a meaningful center Expressway. Included in this area is an for the community. The development of the The townhomes will be serviced from a existing business park. The Master Plan TOD site should be carried out in a manner rear lane, where parking and utilities can provides three blocks to be used by so-called that leverages opportunities for locating be located. If desired, the lane could also big box retailers (13) and liner shops along civic buildings and public gathering spaces provide rear access for residents of the the village green they enclose. Parking for that all of the local residents and new single family homes that currently back these retailers will be in two rooftop levels. residents could enjoy. up to the TOD site, which would allow While the conventional design and layout of parking to move to the rear and open up a big box retail is corrosive of neighborhood Important to the design of the TOD site as variety of options for adding living space structure, great strides have been made well as the infill potential for the Eastridge and improving the frontages of these homes in finding methods to incorporate these Mall is the connection of these two mainstream retail operations within the major properties to one another and the context of neighborhood retail areas. To 13 surrounding neighborhood fabric. In the avoid an endless cycle of investment and 13 master plan, the Mall’s proposed expansion abandonment of retail properties, it is 5 4 to the southwest (discussed above) is crucial that these operations be worked into 13 continued visually and experientially across the street-and-block fabric of the master 14 Quimby, into the heart of the TOD site via plan with liner shops essential for breaking 5 5 a transit boulevard (14) along which the up the long walls of dead space that big 4 5 highest density residential uses are located, boxes inevitably involve. though no building is proposed to be greater 19 than four stories in height. This boulevard, While conventional big box retailers may 5 5 lined with neighborhood-oriented retail balk at such an expense in what is now a 5 4 uses on the ground floor and residential “suburban” location, this arrangement will 19 above (4, 5), terminates in a new elementary be justified by the increased customer base 4 5 4 school (18), itself sitting at the edge of an provided by the housing densities proposed 5 expanded Meadowfair Park (20). for both the TOD site and the mall site, as well as the proximity of light rail transit. 19 18 Overlaid upon this connecting boulevard is But it will also be in the interest of the 20 4 a modified grid network of streets, relieved neighborhood, the city, and the region by the diagonal boulevard and civic to provide public support for structured 19 buildings, small parks and plazas at strategic parking which is essential for concentrating locations. The streets are lined primarily by Existing and planned green space and trail ways. development, supporting transit, and apartments and condominiums (4, 5), with Civic buildings in red. minimizing the deleterious effects of sprawl each block designed to enclose private on land consumption, open space, air and courtyards and to shield above-ground along the existing streets. The townhomes water pollution, and traffic congestion. parking structures from view. Housing is extend the full length of this western edge also provided along the curvilinear western of the property, providing a dignified frame The discussion of the site so far has centered boundary of the site, but it is proposed to be for Meadowfair Park and enhanced safety on its composition in relation to a network made up of primarily town homes (19) so through these “eyes on the park.” of streets. A second, equally important as to create a gradual transition in density network is overlaid on the site, indeed and scale between the existing single family An exception to the residential dominance over the entire study area, comprising homes to the west and the apartments and of the site can be found at the northeast green space. Taking a cue from the Map of condominiums located in the central and portion of the TOD site, adjacent to the Existing Environmental Conditions, the plan Plan for TOD site.

Evergreen-Eastridge Plan • 24 Master Plan and Urban Design Strategies connects to existing off-site trail and open Light Rail the transit station plaza, enlivening it with space systems along Thompson Creek on up newsstands, coffee shops, florists, and to Lake Cunningham, while supplementing The proposed VTA light rail extension as it the like. On the other side of the plaza, this network with additional greenways, is currently envisioned by VTA planners is the bus waiting area is enhanced by a each with its own character. The plan’s to travel within the Capitol Express right-of- covered colonnade, providing shelter and most distinctive corridors and urban open way. The heavy traffic on the expressway, completing the enclosure of the plaza. spaces are along the transit boulevard, and however, would make these station stops The plaza itself may provide space for an the east-west running avenue that connects very unattractive, undoubtedly dampening occasional farmer’s market. Brahams Avenue with the proposed transit ridership and negating the potential Given the phasing strategy of VTA’s light station, civic plaza and community center catalytic effect of light rail on real estate rail extension, a rail car storage yard will be building described below. development. The master plan provides necessary near the Eastridge Mall stop. The an alternative route aimed at maximizing Master Plan envisions rail car storage for up Complementing these more urbane public the attractiveness of the light rail and to ten carriages just east of the Circuit City spaces, the green space network is at its unleashing the development potential of store along Capitol Expressway. Parking most picturesque in the parkway created station areas outside the Expressway’s can be replaced in the proposed garages.

Proposed Light Rail Station located on the Village Square.

Detail showing the Eastridge Mall transit station. Rail stop located in downtown. Detail showing the transit stations with 5 minute walking radius. from the mature trees that tower along right-of-way, bringing the rail inboard, just As the light rail continues on its southerly the edge of western and southern edges as it passes to the east of the Tully Road route it rounds the southeast corner of the of the Eastridge Mall parking lot. In the Capitol Expressway Roundabout. mall to head west before turning south master plan, this buffer, which represents again to run within the center median of an underutilized asset, can become the Traveling within the proposed street the street connecting the mall with the focus of an extraordinary parkway offering network (on what are now the mall’s TOD site. This transit boulevard will a diversity of flora and a scenic route parking fields), a transit stop is to be located allow a second stop within the study area, allowing pedestrians from the elementary at the eastern entry of the mall building, at virtually in the middle of this 86-acre site. school and adjacent Welch Park, north of what is now J.C. Penny. This transit stop This transit stop will be characterized by a Tully, to access the amenities of the TOD will allow passengers direct access to the brick paved plaza and freestanding arcaded site along this attractive, traffic-calmed, mall, as well as space for modal transfers structure. This, in turn, provides a gateway tree-lined route. to buses, cars, and bicycles. An expansion to a civic plaza and a community building of the mall here with liner shops will break large enough to house community services up the mall’s blank walls and help frame (after school programs, a clinic, continuing Proposed light rail and bus station at the Eastridge Mall.

Evergreen-Eastridge Plan • 25 Master Plan and Urban Design Strategies education programs, arts programs) and And while the community center would clinic at this same site, as long as it is housed attractive enough to become a civic amenity provide space for community programs in a building worthy of special significance and source of identity for the neighborhood and perhaps a clinic, the community with gardens, fountains, loggia, and benches where community celebrations, receptions should resist the tendency to create a drab, to create a special gathering space. and other events could be held. Existing institutional-looking facility. There are residents are concerned that this facility be hundreds of places with concrete block In terms of location, the plan shows the designed to serve the functions identified clinics in the U.S. and they are typically community center towards the center of the in the West Evergreen SNI report and that soulless, placeless facility unloved by TOD site, near the rail station, which will the facility not be located too far from the redisents and passersby alike, and reflect be a natural hub for the comings and goings existing neighborhood. poorly on the property that is suposed to be of new and existing residents, as well as a center of community life. The “celebration visitors to the neighborhood. The location The idea that the community is also a short walk from the center building could existing neighborhood along the also serve as a place for extension of Sibelius Avenue, celebrations (wedding which widens into an attractive receptions, anniversary corridor with a greenway parties, cultural events, leading through the TOD site. holidays, and community The location of the community festivals) was mentioned as center was carefully considered, a potential source of funding but it is not fixed in stone and for community programs that if existing residents desire a Proposed infill of Lionʼs Plaza. would be housed there and location closer to the existing to help fund the maintenance homes along Chopin, the of the facility, but this is not building could be shifted to the intended as a commercial opposite end of Sibelius where enterprise. The primary it enters the TOD site. The mission of the facility, whether public space connected with the it is called a community community center is envisioned center or celebration hall, will be to Existing Site Plan of Lionʼs Plaza. as a memorial garden with different sections house community-oriented programs. The to honor the various cultural groups residing other reason for hosting celebrations and hall” language is meant to suggest a place in the neighborhood. events at the community center, however, that celebrates community in a distinctive is not so much for whatever modest building that will provide a dignified setting Parking for any new development financial gain might result, but to provide for the community activities it houses and that occurs on the TOD site will be a place for residents to hold these types act as a symbol of the community. Every accommodated on site through a of family-oriented, life stages events in a culture has produced such places: plazas, combination of on-street parking, off- public setting. Places that support these squares, meeting halls, etc. Imagine a place street parking in lower-level garages, and events become special places within the where every bride and groom would want structured parking. A tremendous amount community, as they don’t belong to any one to have their picture taken on their wedding of parking can be accommodated within the person or group, and a cross-section of the day, a place to celebrate the birth of a street-and-block structure proposed without community becomes emotionally linked to child, a place to honor the life’s work and resorting to the type of surface parking a shared place that interweaves personal community contribution of a local resident. lots that surround the Eastridge Mall, and and communal memories and experiences. You can have the facilities associated with a which would be unwanted neighbors for the existing residents. Note that the TOD View of Lionʼs Plaza.

Evergreen-Eastridge Plan • 26 Master Plan and Urban Design Strategies site is designed as a transit village, and will Muran). Carriage house flats above parking not be designed to include a “Park & Ride provide a residential scale to the south side lot” where hundreds of people from outside of Clark Street, screening the parking from of the community leave their cars for the view of the park to the north. day. The transit stop at Eastridge Mall is intended to accommodate park & ride where Other opportunities for redevelopment surface parking already exists in abundance along Tully Road abound. At Lion’s Plaza, and where it will not have a negative for example, a phased strategy allows for impact on the existing neighborhood or the the gradual infill of this community asset design of the transit village as a pedestrian- without affecting day-to-day operations. The oriented setting. The plan does definitely plan envisions the construction of a parking not assume that San Joseans will be parting garage with space on the ground floor for with their cars anytime soon, and they a supermarket. The garage building will be do not need to adopt a carless lifestyle to “wrapped” with housing and ground floor View of Lionʼs Plaza. enjoy pedestrian-oriented neighborhoods retail activities. Upon completion of this as envisioned in the plan. The TOD plan, structure, the supermarket currently on site and the overall master plan, simply strive to can relocate into this new facility, freeing make walking and biking a viable, safe and up the older structure for redevelopment attractive alternative to driving within the as a second garage. Upon full build-out, neighborhood. the Lion’s Plaza parking lot will have been remade as a three block extension of the Tully Road View of Tully at Huron. urban fabric tied to the existing and well- used plaza at the heart of this property. The Master Plan for the Evergreen-Eastridge This example could be repeated on other neighborhood also includes a strategy of large commercial parcels along Tully as gradual infill along Tully Road, creating the market dictates, but with little room for housing and investment opportunities in new growth elsewhere and the very high conjunction with the redevelopment of the real estate values present, the introduction thoroughfare. In keeping with residents’ of structured parking to unlock the View of Lionʼs Plaza grocery store. concerns over the safety and attractiveness development potential of surface parking of neighborhood corridors, the plan calls lots is becoming increasingly feasible and for gradually transforming Tully into a desirable as an infill strategy. vibrant mixed-use environment capable of supporting pedestrian life as well as it now Footnotes supports the moving vehicle. Important in this regard is the necessity of “framing” the 1 According to Lee Sobel, the author of Greyfields space of the street and its sidewalks with Into Goldfields (CNU: 2002), a greyfield property (not limited to malls) is an abandoned or struggling three- and four-story buildings containing single use, commercial property located in an older ground floor retail with offices or housing suburban or urban setting that contains an abundance above. While several of the blocks along of excess parking. The moniker comes from the the north side of Tully are quite shallow, the faded asphalt that dominates these properties in plan illustrates a strategy for “tuck under” the same way that greenfields are characterized by agricultural land or grassy fields. Brownfields, in and surface parking in the rear of three- contrast, are typically contaminated, industrial infill story buildings (see Infill Strategy: Tully at sites. View across Tully. View looking down Tully.

Evergreen-Eastridge Plan • 27 Master Plan and Urban Design Strategies

D. Transportation The transit station is proposed to be built 3. The roundabout was to be two generally in the north east portion of the circulating lanes with an attempt to The transportation component of the Eastridge Mall. The next phase of light rail reduce the number of approach lanes. charrette is somewhat unique as it development was to terminate at the Mall. Three lane roundabouts are not often involves major arterial design, greenfield used, but two lane roundabouts have development, and existing neighborhood b. Design Recommendations been created often in the United States traffic calming. This portion of the report The design recommendations for Tully with great success. begins with the major transportation and Capitol include a treatment of the corridors of Tully and Capitol and continues intersection of those two streets and multi- The proposed roundabout was modeled with the TOD site and an evaluation of the modal access improvements. with SIDRA, a commonly used intersection existing neighborhood. design and research model recommended The intersection of Tully and Capitol by FHWA and many others. The model 1. The Corridor; Tully and Capitol is operating deeply into LOS F. This was iterated down from full volume runs intersection is at the convergence of two to a point where intersection LOS C was a. Existing Conditions primary commuting streams. Delays are achieved. The results are as follows: Tully Road exists on the north side of excessive. Commonly the charrette team the project site and is a major east-west finds that one and two lane roundabouts are It should be noted that this is a preliminary thoroughfare for the City of San Jose. At one of the most effective means of improving model, but the capacity is significant. the intersection of Capitol, the peak hour performance and reducing the required In addition, the total required volume in volumes are in excess of 6,000 vehicles number of lanes while significantly reducing the cut and cover tunnels is about 2,100 per day. As major regional traffic corridor, accident rates. The peak hour volumes in vph. This is low and will adequately be Capitol is operating at Level Of Service excess of 6,600 vehicles per hour (vph) conveyed in two lanes, one northbound and (LOS) F. It was stated that the primary lie outside the capacity thresholds of a two the other southbound. An illustration of the peak hour movement is north and south on lane roundabout. Since there is a significant intersection is as follows: Capitol. north-south movement at the intersection, it is proposed that one northbound and one If we assume a 60/40 split in volumes the The Reid-Hillview Airport, north of Tully, southbound lane be grade separated under peak hour volume for one lane would be is active and contains certain restrictions a two lane roundabout in a cut-and-cover 1,260 vph. This falls within our design on land use to the south of Tully through fashion. This would allow free movement thresholds. the Eastridge Mall and into the project site. of the north-south traffic, significantly These restrict development from occurring reducing intersection congestion and This represents a significant reduction of in certain areas and also require building increasing LOS. Design considerations and required lanes over a signalized option. It height limits. assumptions are as follows: is also safer for non-motorist activity. It is 1. Although free flow rates for a single important to state here that final modeling, Existing transit includes a bus service lane may be as high as 1,900 vph, we geometric design and signage must be with regional and local service. assumed that the actual rate would be evaluated for a more accurate view of the Headways, particularly at peak hour, are around 1,200 to 1,300 vph. design. The preliminary results, however, reasonable. Informal interviews with bus 2. Drivers approaching the proposed look very favorable. riders indicated that the service makes roundabout would have adequate sight appropriate connections throughout the distance to judge queue lengths and As a side note, it would be interesting to city. Currently there are plans being have enough time to choose the at- provide a formal piece of sculpture or a formulated for a transit station and light grade or below-grade path. This self fountain in the middle or the roundabout. regulating behavior would help balance This work should represent the aspirations rail service along the west side of Capitol. Proposed roundabout with cut and cover for through lanes at the intersection of Tully Road and the traffic streams. of the community. Modernist, abstract or Capital Expressway.

Evergreen-Eastridge Plan • 28 Master Plan and Urban Design Strategies avant garde works are not appropriate for residential subdivisions on the west and the wide with parking both sides. This is not such an important place. Eastridge Mall on the north. the same as the currently adopted standards for the City, so acceptance of this reduced The street improvements for the Tully- Design Recommendations center around the standard may be difficult. The reason Capitol corridors should include the potential for a TOD type of development. for doing this is rooted in the underlying following: This includes a transit stop for the light rail philosophy of choosing a vehicle dependant surrounded by mixed use buildings and then environment or a multi-modal environment. 1. Mid-block neckdowns and median attached and detached residential buildings. Narrower streets create a walkable public crossings east of King on Tully. The figure on the previous page shows a space and wider streets do not. Narrower There are frequent crossings made by 5 minute walk for local activity and a 10 streets are safer1 and vehicles drive slower. pedestrians from the shopping centers minute walk representing a transit catchment The type of injury produced moves from on both sides of the street. These areas area. Much of the existing neighborhoods fatal (AIS index of 6.0) at 36 mph to minor should also be striped. are included within the 10 minute walk so at 20 mph. There are emergency vehicle 2. Bus shelters should be built at the access issues, but these are addressed bus stops. Some of the existing bus generally by the provision of alleys that stops appear as if they could be meet UFC regulations, generally 4 means uncomfortable and need to provide of access to a structure fire and red-curbing shelter from the sun and weather. It was of intersection corners or mid-block areas observed that there are a good number for setting up fire apparatus. A parking of people who shop at the local stores density study must be done to determine and carry heavy bags onto the buses. the extent to which the street is open for fire Neighborhood Street Type 1. A comfortable shelter would provide apparatus access and set-up. An example some relief and encourage others to use of fire fighting opportunities in a walkable public transportation. They should also neighborhood is as follows: The access be well lit to enhance safety. from the alley provides 20 feet clear width 3. Pedestrian crossings to the residential as specified in the UFC along with the area east of Capitol to the TOD site near required 150 feet of access to the structure. the proposed roundabout. The street out front provides additional 4. Widen the sidewalks and add sidewalks access opportunities. where they do not exist or are in a state Residential Alley section. of disrepair. A minimum width should Interconnectivity to the adjacent residential be 6 feet, and wider at the commercial neighborhood is essential. This is because areas. connections from the existing street system the location of the proposed transit stop and 5. Provide a few more trash cans along to the proposed site are necessary. retail area is easily within a 10 minute walk Tully. Street design cross sections for the site of the existing neighborhood. It is important include 6 types; An alley, two neighborhood to draw in as much of the existing motorist 2. The Transit Oriented Development streets, two edge roads and a transit and non-motorist activity as possible (TOD) Site boulevard. They are illustrated as follows: not only for the health of the proposed development, but because it will reduce the Existing conditions for the site find it in These types should be placed in the impacts on existing streets. The following an unused, vacant state. There are traces appropriate locations with reference to the illustrates the locations suggested for street of abandoned drainage swales and native master plan. It should be noted that the connectivity. The single cross-hatched area grasses. The property is surrounded by Neighborhood Streets are 28 and 26 feet represents a 5 minute walk from the transit/ Capitol on the east, a school on the south, retail center. This leads to a discussion of the Neighborhood Street Type 2.

Evergreen-Eastridge Plan • 29 Master Plan and Urban Design Strategies traffic impact to the adjacent neighborhood 3. Existing Neighborhood Concerns The series of images, right, represent two outlined below. stages of traffic calming. These include The neighborhood adjacent to the west side narrowing the street, adding sidewalk Trip generation from the proposed site takes of the proposed TOD exhibits a typical improvements and adding a rotary (small on a very different aspect than conventional residential suburban pattern. The streets are raised paved circle) to adding street trees. development patterns. There is a high fairly wide (up to 36 feet curb face). There The narrowing will lower vehicle speeds. internal capture rate. Original work on this were a number of requests by the residents A mature canopy of trees not only makes subject2 for TODs shows high percentages of to propose a way to calm traffic on those a comfortable place for pedestrians, but internal and external trip capture rates due to streets, especially if connection were to reduces the heat sink effect and will further both the proximity of transit and retail. The be made to the TOD site. An analysis was slow traffic. ITE publishes the Trip Generation Manual done on a select number of streets with the and it is commonly used as a source for following results: There still remains the question of establishing traffic impacts. An associated emergency fire access. An example of volume3 demonstrates a minimum of 20% a fairly narrow access from streets of

Transit boulevard street section. Edge road street section 1. Edge road street section 2. and a higher end of 40% capture rates. It is -Crossing times needed to be smaller width was modeled with Autoturn, understood that the City has a restriction on reduced. a vehicle turning model that resides within adding vehicle trips to adjacent roads. It is -Vehicular speeds needed to be AutoCAD (see next page for images). The suggested, however, that with the significant reduced. drawing was established at scale, a fire potential for relieving Tully/Capitol to an -Emergency access needs should be truck (ladder truck) was selected and the upgraded LOS C, that a TOD would be maintained. turning movements were described in the highly desired by the City as an example of intersection with the following results: a solution to dysfunctional land use patterns The results of the design revealed the and traffic problems. In fact, the proposed need for several calming techniques. They This 32’ wide street had the corners extended TOD will actually reduce the number of include neck-downs, bulb-outs, landscaping in what is called a bulb-out. This is used trips from the existing subdivision. and red curb designations. The following instead of street narrowing. The sidewalks example illustrates some of the techniques: were extended and the pedestrian crossing time was reduced from 15.2 seconds to Traffic Calming study for the intersection of Brahms and Rigaletto.

Evergreen-Eastridge Plan • 30 Master Plan and Urban Design Strategies about 5 seconds. Trees were added to create a sense of enclosure to indicate to the motorist that a tightly configured street section was present. Finally, Autoturn was run to demonstrate that a ladder truck could make a 90 degree turning movement. Notice that there is no parking at the bulb-outs. This leaves proper room to maneuver a large vehicle. If bulb-outs are not used, then the curbs should be painted red and posted “no parking.” The drawings are dimensioned as a general guideline for construction.

Finally, it is important to understand the impact parking standards have on the community. A walkable design approach, especially near commercial or retail, Traffic Calming I. Traffic Calming III. requires a reduction in conventional parking ratios. On-street parking not only removes some off-street parking spaces, but allows a more direct access to buildings that front the right-of-way. Second, conventional parking requirements are exaggerated and are based on the weekend shopping counts plus a “buffer” of 10 percent or more. This is unnecessary for a mixed use community because there are more people on foot from the nearby residential buildings and retail is healthier with some traffic congestion at peak hour periods.4 Also, there are shared parking opportunities that don’t exist in conventional suburban development. That is to say, parking lots for offices in the day can be used for restaurants, movie theatres, clubs and other types of activity Traffic Calming II. Traffic Calming IV. in the evening. This allows for a significant area be modified to accommodate non- to existing code. It is important to make a Footnotes reduction in parking needs. This is also true motorist activity through the application decision as to whether an auto dependant 1 Swift, Peter, Dan Painter and Matthew Goldstein, “Residential Street Typology and Injury Accident for uses that are primarily active during the of several traffic calming techniques and or a multi-modal approach is desired by the Frequency,” Longmont, Colorado, 1997. The research indicates a 485% increase in injury accidents work week as opposed to activity typically between a 24 and 36 foot wide street. problem intersections be reconfigured to City. The latter has significant benefit to the 2 occurring on the weekend. A commercial Chellman, Chester, et. al., “Traditional Neighborhood Development Street Design Guidelines,” A allow a less congested atmosphere for social, environmental, and economic health recommended practice of the Institute of Transportation Engineers, October, 1999. building next to a church can easily share regional traffic. This approach usually of the City and is advanced in this report for 3 “Trip Generation Handbook, an ITE Proposed Recommended Practice,” ITE, October 1998, Appendix parking, for example. departs from conventional traffic design those reasons. C. 4 standards and will require modifications The States of Florida, Vermont, California and others are recognizing that LOS D and E are appropriate In conclusion, it is proposed that the study for mixed use areas. Retail sales increase, more people walk, and accident rates decrease.

Evergreen-Eastridge Plan • 31 Master Plan and Urban Design Strategies

E. Building Types that are centered around the amenities of based on local and regional precedents and the proposed light rail system, parks, and household composition, means and culture A wide variety of residential building community facilities. of local residents, will also respond to local types were studied before and during the concerns that the TOD site not develop charrette that can be linked to the history of The mix of housing types is intended into an enclave of upscale townhomes or Bay Area neighborhood design, especially to provide options for a wide range of lookalike apartment buildings. The mix streetcar neighborhoods. These streetcar households and family composition, presented here is intended to provide neighborhoods provided, and continue to including singles, couples, and empty opportunities for existing residents as provide, an extremely high quality of life for nesters, small families and the larger, well as new residents and to reinforce the a wide variety of residents while integrating extended families that are common in West physical, social and cultural connections densities that supported the transit system. between the new neighborhood and its These densities were typically achieved surroundings. with a composition of small lot single family

Proposed mixed use building (drawing by Trent and Roxanne Greenan).

Infill Type. Infill Type. homes, duplexes, four-plexes, and small The courtyard apartment house, for courtyard apartment buildings, sometimes Liner Building Type. The proposed streetscape and instance, reintroduces an arrangement sharing the same block. Historically, in the character of development for the TOD site includes capable of accommodating multiple region, the architecture of these building a high-quality pedestiran setting with a mix of uses unrelated households as well as extended types can be attributed to Julia Morgan, in low-to-mid rise buildings that reflect the multiple families. The courtyard space is the type of Ernest Coxhead, and Bernard Maybeck. cultural influences of the neighborhood. (Trent and attractive, semi-private space that is lacking Roxanne Greenan) Learning from the fine-grain relationship in the neighborhood, particularly in multi- of building types within existing Bay Area family properties. Courtyard spaces are well neighborhoods, one of the goals of this plan Evergreen. The diversity of housing is also suited to the San Jose climate and provide a is to provide lifestyle choices for residents, intended to provide a range of rental and more intimate, protected alternative to the vibrant social networks within the new ownership options at prices considered public space of streets and large parks. and existing community, and patterns moderate within San Jose. A mix of housing, Liner Building.

Evergreen-Eastridge Plan • 32 Master Plan and Urban Design Strategies

1. Single Family: The single family house and the width of the courtyard varies with a flexible space at the street level that can can be built on a minimum 40’ wide lot. The the height of the buildings. accommodate a small office, workshop type shown here orients the living space to or retail space, or can serve as a family face the street and shares a driveway to 3. Four-Square Duplex: This type is room or spare bedroom. This type can access the garage in the rear. appropriate to transition from higher serve to incubate a small business and densities to the existing single family enables a viable mixed-use neighborhood 2. Bungalow Court: This housing type neighborhoods. From the street these center to evolve in response to the market. can be integrated into new neighborhoods, buildings look like large single-family This type is useful for its flexibility. It is or as infill strategy within existing homes, but they provide from two to four a low-intensity commercial/residential units of various sizes. The character of the four-square duplex also lends itself to infill opportunities, as it can maintain the single- family fabric of a street.

4. Townhouse: The townhouse shown here has a private courtyard to provide an additional outdoor room and to encourage natural ventilation that is appropriate with the mild climate in San Jose. Roof terraces, balconies, and other elements also to take advantage of climate and views of Proposed Bungalow Courtyard Type. surrounding hills. The townhouses are alley loaded to accommodate parking to the rear and in order to provide a pedestrian orientation at the street edge instead of a large garage door. The minimum lot size is 22’x100’.

5. Courtyard Apartment: This type arranges a combination of units ranging from 500 square foot studios, to large two or three bedroom units around a shared courtyard space. Minimum lot size is approximately 65’x100’. All of the units have entrances Single Family Type. from the courtyard and each second story Live Work Townhouse Type. unit has a separate and private exterior neighborhoods. A series of detached stairway. Parking is located to the rear unit that allows a smooth transition from bungalows (as small as 500-square-feet, of the lot and accessed by a narrow side higher intensity commercial areas to purely one bedroom units) are organized around a drive or an alley. Within this two-story residential areas. Live/work units could semi-private courtyard space. The building configuration up to 40 units per acre can be accommodate the variety of home-based dimension facing the street is similar to that accommodated with surface parking at the enterprises already present in the study of a single family house. Typical lot sizes rear of the lot. area, particularly along King Street. are 65’-70’ wide by 100’-120’ deep. The bungalows are typically one to two stories 6. Live/Work: This is a two-story unit with Proposed elevations for the Townhouse Type.

Evergreen-Eastridge Plan • 33 Implementation

V. IMPLEMENTATION natural ventilation, outdoor circulation, are to be favored over flat, strip mall- A. Urban Design Guidelines and reduced dependence on artificial type window walls (see “Traditional lighting and air conditioning. Porches, Storefront Composition” diagram). Building height: balconies, breezeways, pergolas, deep • Awnings, balconies, roof eaves, signs, • All buildings shall be a maximum of eaves, eyebrows, and other elements porches and stoops, and ramps may 5 stories, except where buildings front promoting natural ventilation and encroach into setbacks. on a central square or plaza. Buildings shading are encouraged. Each building on a central square or plaza may have a shall dedicate a specific location for • With the exception of fire hydrants, limited floor plate up to 10 stories subject recycling separation, storage, and utilities shall run underground and to approval by the City of San Jose. access. aboveground projections of utilities shall be placed in alleys. • The height of a story is between 8’ • Exterior finish material shall be limited and 14’, measured floor to ceiling. The to concrete, stucco, quarried stone, cast • Street and garden walls, fences, and height of ground level floors may be a stone, decorative concrete block, terra hedges may be placed along property maximum of 18 feet and, in the case of cotta, tile, metal, wood, and glass. Fabric lines, at a height not to exceed 96 ground floor retail, shall be a minimum awnings are permitted without back inches. At street frontages, street and of 12 feet. A mezzanine is defined as lighting. garden walls, fences, and hedges shall be a partial story between two stories of minimum 50% transparent, and between • Building streetwall surfaces shall be a a building. A mezzanine may be a 36 inches and 72 inches above grade minimum 30% glazed. Mirror type glass maximum of 10 percent of the floor area for at least 80% of the length. Pillars shall not be allowed. All glazing shall of a story. and posts shall average no more than be of a type that permits view of human 10 feet apart. Chain link fences are not activities and spaces within. The first Setbacks: permitted. • The front setback along a street shall floor streetwall shall be a minimum 30% Proposed elevations and plans for Celebration Hall. be at least 8’ from the right of way for glazed. Glazing shall be clear or very • A courtyard garden shall have at least two at least 75% of the total length of the lightly tinted for the first five stories. sides enclosed by building walls. Either building Colonnade column spacing, windows fences or garden walls shall enclose the ,and doors shall be composed of elements remaining sides, and a minimum 30% of • The side setback shall be 0’ having a vertical proportion. its area shall be landscaped. The street opening to the courtyard garden shall not • The rear setback shall be 3’ if the • Cantilevers and moldings shall not exceed the width of the street or square building is accessed by an alley exceed 3’ in extension beyond the that it opens onto. vertical wall surface, unless visibly Street walls: supported by brackets or other supports. • Habitable space minimum 20’ depth for Landscape: the full height and width of the building • Storefronts on the ground floor shall • Street trees shall be placed at a maximum streetwall have a transparent clear glazed area of average spacing of 25 feet on center. not less than 70% of its facade area. Street trees shall have a minimum caliper • Vehicular entry maximum 24’ wide at Except for entrance doors, the bottom of 6 inches and shall have a minimum minimum interval of 60’. edge of the glazed areas shall be between clear trunk of 8 feet at time of planting. 18 and 36 inches above the sidewalk. Off-street parking: Security enclosures, if any, shall be of • Trees on plazas and squares and median • 20’ minimum setback from build-to line. the mesh type that pedestrians can see trees shall have a minimum caliper of through and shall be located within 6 inches and shall have a minimum Building design: the storefront displays. Storefronts clear trunk of 8 feet at time of planting. • Building design shall use energy shall remain open to view and lit from Median planting shall provide 100% conservation measures including but not within at night. Storefront composition canopy coverage within two years of limited to self-shading, natural lighting, consistent with traditional shopfronts installation. Rendering of Celebration Hall proposal.

Evergreen-Eastridge Plan • 34 Community Building and Natural Resource Strategies

VI. COMMUNITY a distinctive sense of place (City • Develop a commemorative park site BUILDING STRATEGIES action). In Coral Gables, Florida, that connects ethnic groups in the for example, each street is lined Evergreen-Eastridge neighborhood. Design, policy and management are the with a specific species of tree that This park should recognize the three primary tools of successful community varies from one street to the next. contributions of the various ethnic building programs. Design actions may • Use native grass, shrubs, and trees groups, should identify space include capital improvements in the public as landscaping features to establish for public art and should utilize realm such as parks, squares, boulevards, consistency at gateways and landscaping that recognizes the streets, and pedestrian access points. connectors (City action). area’s agricultural heritage (City Specific policies provide the regulatory action). basis for the plan’s implementation. These • Build a distinctive, user-friendly may include policies promulgated by bike/pedestrian overpass at Capitol • Designate a site for a new elementary state, county, and local governments, as Expressway to link neighborhoods school on the TOD site (as shown in well as by transit agencies, environmental east of the expressway with the TOD the master plan) and work with the regulators, and planners. Management site. Design and landscaping should school district to design and fund an actions relate to the ongoing work that be consistent with the neighborhood appropriate building for terminating must be performed for the continuous gateways and King and Tully the vista of the roadway connecting improvement and maintenance of the Road enhancements (City-County the Eastridge Mall site and the physical environment and the management action). TOD site. (School district, City, of activities such as parking (including • Establish pedestrian and bike paths Nonprofits) valet parking), the locations of short-term along the proposed greenways to Proposal for Eastridge Mall by mall owners. and longer-term parking meters, garbage connect with the city’s current trails B. Eastridge Mall Design collection, deliveries, and the organization plan (City action). of community festivals and events. All three Establish a working group of members areas - design, policy and management - • Designate safe, dedicated bikeways from the Valley Transportation Authority, must work together in an iterative process through the neighborhood that can the owners of the Eastridge Mall and the to ensure a successful program of urban also accommodate mopeds and City of San Jose staff. The working group enhancement. The following are future scooters for local transport. would be charged with the following: actions that the various stakeholder groups • Provide regional trail connections to • Develop a long-term vision for the may want to consider: promote better neighborhood access Eastridge Mall that integrates the to Lake Cunningham (City-County mall with the existing neighborhood A. Landscape and Park Design action). and with a new transit village on the TOD site. • Design landscaping and other public • Retrofit existing neighborhood right-of-way elements to clearly streets to make them more • Recommend an efficient location establish gateways to the Evergreen- pedestrian-friendly, including for the Eastridge Light Rail station Eastridge area at the intersections narrowing lanes, the addition of that would tie the mall with adjacent of: (1) Tully Road-Highway 101; trees and implementation of traffic- retail fronting at the station site and (2) Tully Road-King Road; (3) calming strategies (City action). would promote pedestrian access to shopping. Tully Road-Capitol Expressway • Develop a new park that includes (City action). playing fields as well as passive • Explore remodeling the Eastridge • Landscaping along King and Tully recreation opportunities (City Mall with a design that gives a Main should adhere to consistent design action). Street appearance and helps connect themes to give the neighborhoods the mall with the TOD site. Proposal for Eastridge Mall Transit Center.

Evergreen-Eastridge Plan • 35 Community Building and Natural Resource Strategies

Existing conditions. Master Plan. • Design direct connections to the mall C. Policy traffic-calming strategies on D. Management neighborhood open space network for pedestrian, light rail, and auto neighborhood streets to discourage that is open to the public outside • Form a committee comprised of the • Synchronize traffic signals on access. This will better integrate the commuter cut-through traffic. of school hours (City and School City of San Jose, the County, and King and Tully to move traffic mall into the community. District action) VTA to resolve conflicting views • Investigate the relocation of the more smoothly (City action). relative to the future of Capitol Alvin Post Office to the TOD or • Improve communication about • Form citizen groups that represent • Improve lighting and restroom Expressway. Eastridge Mall site to eliminate a existing transit services (City and the major ethnic groups in the facilities at existing parks (City traffic hazard and overcrowding at VTA action). neighborhood to continue to refine • Form a committee to explore the action). the current facility (City, USPS). trade-offs and proposals presented • Improve communication the mix of distinctive architectural • Investigate improving traffic flow in the master plan regarding • Adopt or revise zoning policies about existing neighborhood influences they would like to see in at all the schools and encourage development proposals and airport that will allow for second units improvements programs (City, public and private buildings in the the schools to investigate flexible safety issues (all agencies and (attached to houses or detached over Non-Profits, Neighborhood neighborhood, street furnishings school hours and appropriate day groups involved in the Reid- garages and alleys) so extended Organizations action). (benches, arbors, signage, care options (City and School Hillview Airport including the families can share properties legally lampposts), and landscaping, District action). • Improve existing bus and transit particularly with respect to the Eastridge Mall and TOD site and comfortably without impacts connections to enhance service to existing neighborhoods (City • Investigate opportunities to make proposed community memorial property owners). (VTA action). action). school ball fields and recreational gardens. • Establish a schedule of implementing areas an interconnected part of the

Evergreen-Eastridge Plan • 36 Community Building and Natural Resource Strategies

VII. COMPANION DOCUMENTS Appendix A

Evergreen-Eastridge Plan • 37 Community Building and Natural Resource Strategies

Evergreen-Eastridge Plan • 38 Community Building and Natural Resource Strategies

Evergreen-Eastridge Plan • 39 Community Building and Natural Resource Strategies

Evergreen-Eastridge Plan • 40 Community Building and Natural Resource Strategies

Appendix B

Evergreen-Eastridge Plan • 41