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TASMAN EAST FOCUS AREA SPECIFIC PLAN DRAFT - 24 SEPTEMBER 2018 IMAGE CREDIT PENDING ACKNOWLEDGEMENTS
CITY OF SANTA CLARA PLANNING DEPARTMENT
Reena Brilliot, Planning Manager Andrew Crabtree, Director of Community Development John Davidson, Principal Planner
TECHNICAL ADVISORY COMMITTEE
Altamont Corridor Express City of San Jose Planning Department County of Santa Clara LEA Pacific Gas and Electric Santa Clara Unified School District Sierra Club Santa Clara Valley Transportation Authority
CONSULTANT TEAM
Perkins+Will BKF Engineers David J. Powers + Associates Fehr + Peers Nelson Nygaard Strategic Economics Archineers
2 Tasman East Focus Area Plan DRAFT 09/24/18 TABLE OF CONTENTS
VISION REGULATORY FRAMEWORK DESIGN GUIDELINES IMPLEMENTATION & APPENDIX
01 INTRODUCTION 4 03 REGULATORY FRAMEWORK 16 04 STREET DESIGN GUIDELINES 42 06 BUILDING DESIGN GUIDELINES 76 01.1 Plan Context & Structure 6 03.1 Site Setting 18 04.1 Rights of Way & Sidewalk 01.2 Planning Process 8 03.2 Infrastructure Conditions 20 Easements 44 06.1 Building Design 78 03.3 Market Analysis Findings 22 04.2 Street Zones 48 06.2 Bulk and Massing 80 06.3 Building Performance 84 02 VISION & PRINCIPLES 10 03.4 Sustainability Framework 24 04.3 Lick Mill Boulevard 50 03.5 Land Use Framework 28 04.4 Calle Del Sol 52 06.4 Building Frontages 85 02.1 Vision 12 03.6 Circulation Framework 32 04.5 Calle De Luna 58 02.2 Planning Principles 14 03.7 Open Space Framework 34 04.6 Calle Del Mundo 60 07 IMPLEMENTATION 90 03.8 Urban Design Framework 38 04.7 Stormwater Management 62 07.1 Funding, Financing, and 03.9 Parking Framework 40 04.8 Paving & Lighting 63 Implementation 92 04.9 Urban Canopy 64 07.2 Phasing & Thresholds 99 07.3 Project Administration 101 05 OPEN SPACE DESIGN 07.4 Capital Improvements 102 GUIDELINES 66 05.1 Dedicated parkland Locations 08 APPENDIX 106 & Program 68 08.1 Existing Conditions 108 05.2 River District 70 08.2 Market Analysis 118 05.3 Hill District 71 08.3 Infrastructure Report 138 05.4 Bridge & Center Districts 72 05.5 Station District 73 05.6 Greenways 74
DRAFT 09/24/18 Tasman East Focus Area Plan 3 01 INTRODUCTION 01.1 Plan Context & Structure 6 01.2 Planning Process 8
01.1 PLAN CONTEXT & STRUCTURE
PLAN CONTEXT Plan Objectives PLAN STRUCTURE In 2010, the City of Santa Clara adopted its The role of a Specific Plan is to build on City- This plan document is organized into four parts: comprehensive 2010-2035 General Plan, which included specified goals and policies to provide a framework for the identification of nine Focus Areas throughout the city. implementation and ensure that future development will Chapters 1+2: Introduction, Vision and Principles These areas were chosen for their potential to significantly make the most of key site opportunities. The Specific describe the overall vision, planning principles and define the City’s identity as a place in transition from a Plan is a tool for the City to bring clarity and consistency planning process, setting the context for the development suburb to a regional economic center. The opportunity to in the regulation of individual development proposals of the Focus Area Plan. develop at a higher density near transit is central to this within the plan boundary. Chapter 3: Regulatory Framework sets out the multiple new identity. The Specific Plan aims to achieve the following frameworks and accompanying policies that guide In 2014, the City initiated its Housing and General objectives: development of the streets, open spaces and buildings Plan Land Use Planning Elements that identified which within the Tasman East Focus Area. Focus Areas would prioritize housing development in • Engage and collaborate with the stakeholders, Chapters 4-6: Design Guidelines identify the standards order to reach housing goals set by the State required a technical advisory committee (TAC) and the and guidelines required to enhance and improve the Regional Housing Needs Allocation (RHNA). These areas community to develop a transit-oriented design aesthetic and functional quality of streets, open spaces were selected based on their proximity to transit, jobs framework. and buildings. These chapters use “shall” or “must” and potential for redevelopment. The City required the • Establish a land use plan and policy framework that statements to define standards that are required and approval of a comprehensive and specific Focus Area will guide development at the site as a transit-oriented will be regulated. Statements that use “should” are Specific Plan prior to development of each of these areas. and livable neighborhood with housing close to jobs. intended to articulate a vision and aspiration for the site’s The 46.1-acre Tasman East Focus Area has been • Improve vehicular, pedestrian, bicycle and transit development. All standards and guidelines are subject to identified by the City of Santa Clara’s General Plan as a connectivity between stations and adjacent staff interpretation to determine if the project proposals Focus Area with potential to contribute to the City’s RHNA commercial and residential areas. meet the intent of the Specific Plan. goals to increase residential density near transit and to • Evaluate existing infrastructure and provide Chapters 7+8: Implementation and Appendix outline balance the commercial uses along the Tasman corridor. recommendations to meet future needs for the the necessary steps to fulfill the vision of the plan neighborhood, including a financial analysis to and contain background information. Chapter 7: allocate fair share cost burdens for public facilities Implementation covers economic studies, infrastructure and benefits. improvements, capital investments and ongoing • Develop and implement urban design standards for monitoring. Chapter 8: Appendix contains information for streets, streetscapes, buildings and open space, which reference used to generate the Tasman East Focus Area promote walkable and livable environments within the Plan including existing site conditions, market studies, project area. infrastructure and sustainability analysis.
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San Jose BART Santa Clara Future BART Stevens Creek Boulevard Cal train VTA 82 ACE Focus Areas Amtrak City Boundary N N Figure 01-1-1 Existing and Future Regional Transit Connections Figure 01-1-2 Santa Clara Focus Areas
DRAFT 09/24/18 Tasman East Focus Area Plan 7 01.2 PLANNING PROCESS
Community involvement was integral to the framing and development of this plan. The City and consultant team organized three meetings with a stakeholder group, three meetings with a Technical Advisory Committee (TAC), and four public workshops. Meetings were scheduled around Image credit: Perkins + Will key project milestones to ensure engagement at critical Participants in the first community workshop decision points. presenting the preferred alternative; and 4) summary of retail and open space to better serve the entities they The TAC was selected to represent local and regional the Specific Plan. represented. The Stakeholders stressed the importance of capabilities in technical areas of importance to the plan a flexible framework. for data compilation, shared analysis and liaison to other STAKEHOLDER ENGAGEMENT + TECHNICAL ADVISORY decision making groups. COMMITTEE (TAC) In the third session, the team presented a strategy for flexible frameworks rather than one fixed, preferred In the first session with the Stakeholders and TAC, Meetings with the Stakeholder group created plan. The TAC members supported the idea of breaking the team presented an overview of the project vision opportunities for stakeholders to share ideas on business down the blocks with smaller paseos or greenways and goals. Both groups gave the team insight about and development perspectives and give feedback on and recommended that the team find a creative, non- upcoming plans within and around the Focus Area. the plan as it developed. The group consisted of current traditional solutions to accommodate an elementary The TAC informed the team of VTA’s upcoming bus and property owners as well as representatives from the real school in this proposed urban context. The Stakeholder light rail upgrades to Tasman Corridor. The Santa Clara estate development and broker community. group also suggested the team consider varying minimum Unified School District expressed their interest in finding densities based on parcel size so as not to prohibit The community workshops were open to the public and space for an elementary school in this location. The development of smaller parcels. promoted on the City’s website. Community review was Stakeholders shared their early thoughts on plans for based on the stated Focus Area Specific Plan goals of development within the Focus Area. COMMUNITY WORKSHOP 1 : VISION high density housing and supportive retail. The format • The focus for the first workshop was to summarize the and findings from each of the four community workshops In the second session, the team presented five existing conditions of Tasman East and its relationship were framed around the following topics: 1) establishing frameworks developed for the plan – Connectivity, to its context as well as to encourage community a vision; 2) developing and testing alternatives; 3) Sustainability, Open Space + Amenities, Density + Height, members to express their hopes, concerns and ideas and Phasing. The TAC offered suggestions to adjust the as a vehicle for helping to inform the vision for the
8 Tasman East Focus Area Plan DRAFT 09/24/18 project. The workshop included a walking tour of COMMUNITY WORKSHOP 3: PREFERRED FRAMEWORK the site, a presentation, and break-out sessions to The community and the working groups suggested a more fully engage participants in understanding and desire for a flexible framework in which some elements reacting to preliminary concept plans and programs. are fixed while others are flexible. So, rather than • In the break-out sessions, the participants gave the presenting a preferred plan at the final sessions of team input on a variety of topics including: workshops, the team presented a preferred framework for discussion. The material presented included some of • Types of open space and recreation facilities; the concepts that would be developed into the preferred • Types of amenities that constitute a livable framework – focusing particularly on streets, paseos, open neighborhood; space, amenities, building form, and parking. • Location of taller residential buildings; The community’s participation brought to light key Image credit: Perkins + Will • Interest in sustainable strategies; and concepts such as the desire for a connected public realm and the need to provide safe and comfortable bicycle • Key context conditions to consider infrastructure.
COMMUNITY WORKSHOP 2: ALTERNATIVES DEVELOPMENT COMMUNITY WORKSHOP 4: DRAFT PLAN OVERVIEW At the second meeting, the team presented three The Consultant team presented the key ideas from the preliminary alternative concept plans for discussion. The regulatory frameworks and gathered feedback from community workshop included both a presentation and a community members and stakeholders. This feedback was “planning game” with a hands-on urban design charrette. used to further refine the plan before final publication.
For the planning game, participants were organized into five groups of five to eight people with a facilitator from City staff or the consultant team. The groups were given game pieces for roads, pedestrian paseos, several categories of open space, a grocery store, ground floor retail, and an optional school to be placed on a map of the site as they saw fit. The participants were also given enough blocks to represent 4,500 residential units and were asked to place all the blocks on the site, suggesting locations for taller buildings. The five group’s plans were photographed and analyzed for trends, which were used to generate the site plan. Image credit: Perkins + Will Community members play the planning game at workshop 2
DRAFT 09/24/18 Tasman East Focus Area Plan 9 02 VISION & PRINCIPLES 02.1 Vision 12 02.2 Planning Principles 14
02.1 VISION
Northern Santa Clara is at a moment of transformation from a patchwork of industrial parks and single-family communities into a walkable, transit and trail-oriented, high density area offering an urban lifestyle alongside regional destinations. The Tasman East Focus Area will be at the heart of this transformation.
In five to ten years we will likely see approximately half WALKABLE AND TRANSIT AND TRAIL-ORIENTED apartment, empty-nesters looking to downsize and others of the Tasman East Focus Area redeveloped with open Development will build on the site’s rich transit who desire a walkable, urban lifestyle. space and high density residential buildings, including connections to both regional heavy-rail and local light-rail. some that offer a mix of ground floor uses to support a Light-rail will be within a five-minute walk of every front SUSTAINABLE COMMUNITY vibrant public life. These developments will largely occur door. The site will target reductions in carbon emissions by at the site’s perimeter, fashioning a new identity for the creating a public realm that is well-connected, safe and urban neighborhood along Tasman Drive and Guadalupe Connections to the Guadalupe River Trail, a recreational walkable, decreasing the demands for private vehicles. River Trail. Such development will also bookend gateway and commuter path for bikers and pedestrians, will carry Residents will take pleasure in choosing active modes of developments along Lafayette Street. residents through Santa Clara’s unique geography of rivers transit and shared mobility options. and creeks south to Downtown San Jose and beyond. At the center of the site, the pace of development AUTHENTIC CHARACTER may be slower as it will align with property owners’ COMPLETE COMMUNITY The existing legacy of light industrial uses will be decision to redevelop or continue to operate light The Specific Plan targets the development of up to maintained and woven into the character of the Focus industrial businesses. This will lend diverse uses to 4,500 residential units to contribute much needed Area Plan. As some industrial users sell or redevelop the neighborhood and new development may choose to housing supply in response to City Place’s increased local their properties into housing, others will have the option enhance this character by adding its own mix of urban employment opportunities. This will include a variety to continue to operate their businesses, or sell to future industrial uses at the ground level of buildings such as of housing types, retail and active uses within a vibrant industrial users that are compatible with an urban, mixed beer gardens, furniture-makers, small press publishers, urban neighborhood. use neighborhood. florists, arts and design activities and performance A minimum of 10 percent of all units that receive a spaces. discretionary approval before 2021 will be affordable Full buildout of the site will likely occur over the next by deed restriction to households making an average of 20 years, as the development of the center of the site 100% of area median income with this number increasing responds to market ebbs and flows. to 15% thereafter. This affordable requirement shall override any other City requirements, including General Plan and Affordable Housing Ordinance. Other units will be made affordable ‘by design,’ with smaller units targeted for young professionals looking for their first
12 Tasman East Focus Area Plan DRAFT 09/24/18 RENDERING TO BE INSERTED
DRAFT 09/24/18 Tasman East Focus Area Plan 13 02.2 PLANNING PRINCIPLES
The following principles were developed based on feedback from community and stakeholder engagement and the goals of the General Plan to promote urban design and planning criteria that respond directly to the needs of the site and its specific context.
MULTIMODAL DIVERSITY OF RICH NETWORK 1 CONNECTIVITY 2 HOUSING OPTIONS 3 OF OPEN SPACES Foster strong transit connections to the Create a vibrant residential community Offer an attractive and diverse network of VTA light rail, ACE and Amtrak Capitol with a diversity of unit types and sizes for public or publicly accessible parks and Corridor stations. Improve roadways to sale and for rent. Promote high density open spaces to meet both passive and benefit cyclists and pedestrians within housing to address needed housing for recreational needs of residents. Share open and around the plan area to minimize surrounding employment centers. spaces with retail uses where appropriate unwanted cut-through traffic and intrusion to enhance visibility and success. onto residential-only streets. • A range of high density housing typologies to achieve desired unit • Adequate park and open space acreage • Circulation network emphasizes target; serves projected resident population; resident access to transit connections • Creative design solutions reduce • Park and open space areas are visible by providing multiple pedes train and development costs to achieve desired and accessible to all residents and bike short cuts through the site; densities and provide affordable include diverse amenities, including • Street hierarchy supports both housing; larger community open spaces; quiet residential streets and busy • Diverse unit sizes and community • Internal neighborhood park areas are thoroughfares; amenities enable mixed-income and sited and designed to prioritize use by • Multi-modal streets prioritize mixed-use community. residents; pedestrians with generous tree-lined • Park and open space areas are well sidewalks. linked via a pedestrian and bike network.
14 Tasman East Focus Area Plan DRAFT 09/24/18 VARIETY OF NEIGHBORHOOD- SUSTAINABLE VARIED RIGHT-SIZING 4 SERVING AMENITIES 5 DESIGN 6 URBAN FORM 7 PARKING Offer an attractive and diverse network of Promote a healthy, resilient community Establish land use and architectural Develop parking reduction strategies that public or publicly accessible parks and that sets a new benchmark in the planning guidelines that will create a landmark incentivize transit, walking, and cycling. open spaces to meet both passive and and design of high quality development. neighborhood. Promote elegant building Minimize vehicle-per-household ratios. recreational needs of residents. Share open Explore utility systems that reduce demand design and create key points of interest spaces with retail uses where appropriate for energy and water and other resources. with iconic architecture and placemaking. • Encourages convenient, non-vehicular to enhance visibility and success. pathways from home to commercial to • Reduces on-site resource usage and • Creates opportunities for key gateways transit; • Adequate park and open space acreage promotes reuse measures; and establishes a strong neighborhood • Minimizes surface parking, limits identity; serves projected resident population; • Uses drought tolerant planting, convenience parking, and minimizes • Park and open space areas are visible promotes rainwater retention and reuse, • Provides key views and vistas to and exposed parking garages; and accessible to all residents and and minimizes impervious areas; from the plan area; • Allows reduced on-site parking ratios include diverse amenities, including • Maximizes shade protection along • Encourages the design of human scale, in return for transit passes and other larger community open spaces; streets and in open spaces; high quality buildings and inviting Transportation Demand Management streetscapes; (TDM) vehicle reduction incentives; • Internal neighborhood park areas are • Provides on-site electric vehicle sited and designed to prioritize use by locations and charging stations; • Works with existing topography to • Implements unbundled parking and residents; enhance the physical connections to promotes shared parking between • Utilizes Green Building measures and and through the plan area; different uses; • Park and open space areas are well completes appropriate checklist for linked via a pedestrian and bike Green Building construction practices; • Sites and orients building heights to • Provides secure and convenient bike network. complement and mark open space storage and services. • Installs photovoltaic panels on amenities. individual projects; participates in Silicon Valley Power Neighborhood Solar Program.
DRAFT 09/24/18 Tasman East Focus Area Plan 15 03 REGULATORY FRAMEWORK 03.1 Site Setting 18 03.2 Infrastructure Conditions 20 03.3 Market Analysis Findings 22 03.4 Sustainability Framework 24 03.5 Land Use Framework 28 03.6 Circulation Framework 32 03.7 Open Space Framework 34 03.8 Urban Design Framework 38 03.9 Parking Framework 40 03 REGULATORY FRAMEWORK 03.1 SITE SETTING
SITE SURROUNDINGS parcels will remain or transfer their land to future light are steep hillsides ranging from 15 to 26 feet in height. The area surrounding the site is a diverse patchwork of industrial users. Where Tasman Drive bridges over the Guadalupe River uses, including the approved City Place development and Lafayette Streets, there are also embankments with which will replace the current golf course to the west SURROUNDING OPEN SPACE NETWORK challenging grade changes. Slopes are abutting the and north of the site. Directly south of the site are the Tasman East sits within a 5-minute walk of many large- project area but are on external parcels or City/SCVWD Kathryn Hughes Elementary School and several residential scale regional and community parks, including the rights-of-way, and are not within the development parcels; neighborhoods, including a mix of single family houses, adjacent Ulistac Natural Preserve and the Guadalupe therefore, in order to ease these transitions for greater attached town homes and medium density mid-rise River Trail which connects the site to downtown San Jose connectivity, cooperative arrangements will need to be apartments. and beyond. Diagonally across Tasman Drive from the site pursued. is a regional soccer park which is well-used by families Diagonally south-west of the site is Levi’s Stadium, built and youth from across the city. CUT-THROUGH TRAFFIC in 2014 which hosts the 49ers football team as well as Tasman Drive and Lafayette Street are major arterials many other large-scale events throughout the year. To the north of the site, several major recreation spaces with traffic connecting between them. However, because are planned as part of the City Place development, Tasman Drive bridges over Lafayette Street and the The Guadalupe River runs along the eastern edge of the including a series of public plazas and paths and a railroad tracks, there is no physical intersection between site and also marks the boundary between Santa Clara network of bike trails lining both sides of Lafayette Street. these two streets. Currently, vehicles pass through the and San Jose. This area of San Jose is home to a mix Perhaps most significant, is a 35-acre community-wide site using Calle del Sol and Calle de Luna as a de-facto of high-density housing and office parks, most notably open space that will be developed as a part of the second cloverleaf. Addressing this cut-through traffic is an the Cisco and Samsung campuses with frontages along phase of the City Place project. important factor in creating a safe, pedestrian-friendly, Tasman Drive. residential neighborhood. LOCAL AND REGIONAL TRANSPORTATION LOCAL LAND USE VTA’s Lick Mill Station provides light rail service that PEDESTRIAN CONNECTIONS The current zoning for the site is ML: Light Industrial operates at 15-, 20-, and 60-minute frequencies, The single-family neighborhood to the south of the site which allows for uses such as manufacturing, processing, depending on the time of day. Great America Station (with is oriented facing away from Tasman Drive and separated repairing and storing products. Consistent with the service for Amtrak and ACE trains) is within a 5-minute with a perimeter wall. There is one point of pedestrian zoning, the existing buildings on site are warehouses with walk from the site and has some of the highest ridership access at the connection between the single-family associated surface parking and rear-yard storage areas. on the Capitol Corridor transit route, which links San Jose neighborhood and the Riverwood Grove multi-family There is also an existing data center at the south-west to the south and Sacramento to the north. complex. corner of the site and a cluster of office buildings at the south-east corner of the site. Bus, light rail, passenger rail and public and private Currently, pedestrians walking from the Tasman East shuttles are all accessible from Tasman East via Great Focus Area to Great America Station may cross at the Through implementation of this Focus Area Specific America Station and Lick Mill Station. signalized, at-grade intersection at Calle de Luna and Plan, the area will be re-zoned from ML: Light Industrial Lafayette Street and cross the tracks to access the EXISTING CONNECTIONS AND BARRIERS to Transit Neighborhood, which allows for a high density platform. Alternatively, they may cross to the south side of The perimeter of the site has a number of grade changes residential neighborhood with a mix of uses at the ground Tasman Drive and use a pedestrian stair that connects to that present challenges for connecting to adjacent streets floor. The policy for this transition takes into consideration the southern end of the platform. and open spaces. To the north and east of the site there the potential that existing owners of the light industrial
18 Tasman East Focus Area Plan DRAFT 09/24/18 1. City Place North Park
2. City Place Campus
3. Great America Station (ACE/ Guadalupe River Amtrak)
4. Katherine Hughes Elementary San Tomas Aquino Creek 2
5. Santa Clara Youth Soccer Park 9 6. Fairway Glen Park 1
7. Riverwood Grove CITY PLACE
8. Lick Mill Station (VTA) Calle del Mundo 9. Vista Montana Park Calle del Luna 10. Ulistac Natural Area 3 8 L ick 7 M 11. Lick Mill Park il l Tasman Drive B o u 10 12. Levi’s Stadium le Lafayette Street v a 4 r 5 d 13. Great America Theme Park 6 VTA - Light Rail ACE 12 11 Amtrak Open Space 13 Guadalupe River Trail
Site N City Boundary Figure 03-1-1 Surrounding Site Context
DRAFT 09/24/18 Tasman East Focus Area Plan 19 03.2 INFRASTRUCTURE CONDITIONS
Because of the major investment in the surrounding area, the Tasman East Focus Area already has access to much of the infrastructure necessary to support redevelopment of this scale, including recycled water supply, sewer capacity, and electrical capacity. Improvements will be needed to modernize and bring the site up to new development standards for stormwater treatment and the undergrounding of electric and communications utilities.
STORM DRAINAGE AND SEA LEVEL RISE The plan area has high percentages of impervious areas developments may need to provide upgrades to existing Federal Emergency Management Agency (FEMA) that direct storm water runoff into the public storm drain pump stations. current Flood Insurance Rate Map (FIRM) number infrastructure with little to no retention or treatment. As 060885C0062J, dated February 19, 2014 identifies projects are implemented that comply with the Municipal The Primavera Pump Station within the plan area is major portions of the plan area as potential Flood Hazard Regional Stormwater Permit (MRP) requirements, it is operating far below its capacity and will not need capacity Zones subject to localized flooding. The Base Flood anticipated that the overall percentage of impervious upgrades. The Primavera Pump Station would need to Elevation (BFE) of 8 feet at the plan area is significantly surface within the plan area will likely decrease, and so be relocated when Calle del Sol is extended northward to lower than the BFE of 15 feet in the Guadalupe River, as additional facilities for stormwater peak flow conveyance Calle del Mundo. adjacent levees provide flood protection. Runoff from the will not be required. WATER SUPPLY AND INFRASTRUCTURE plan area flows to the Eastside Detention Basin and Lift Water demand within the plan area, assuming a full build- Station to the north of the Project. WASTEWATER TREATMENT AND CONVEYANCE Wastewater from the plan area is conveyed through the out, exceeds estimates for the area in City’s Urban Water The inundation water level within the plan area City of Santa Clara’s wastewater collection system to the Master Plan (UWMP) assuming the UWMP used the 2035 represented in the FEMA FIRM could be lowered by San Jose/Santa Clara Regional Wastewater Facility (SJ/SC General Plan directly for its forecasting. In the event the elevating building pads or increasing the 33 inch RWF), which is approximately two miles to the northeast conditions in the City’s contract with the San Francisco diameter line that connects the site to the ditch adjacent in the Alviso area of San Jose. The SJ/SC RWF Plant Public Utilities Commission are met that require the City to the Guadalupe River. provides wastewater treatment for the cities of San Jose, to eliminate its take from the SFPUC, the City may need Santa Clara, Milpitas, Campbell, Cupertino, Los Gatos, to identify alternate sources of water. Because all project flows are pumped, the plan area is Saratoga, and Monte Sereno. isolated from the direct effects of sea level rise. The It is anticipated that the system of 12 inch water mains primary impact associated with sea level rise would be Existing sewer public infrastructure within the plan area within the plan area is adequate to serve the potable hydraulically to the Lift Station’s performance. As sea is predominantly 12 inch vitrified clay pipe (VCP). It is water and fire suppression needs of higher densities. level rise increase, there would be a minor decrease in the anticipated that the existing piping is adequately sized The 12 inch main in Lafayette from the west is likely pumping rate associated with the higher discharge water and will not need to be upsized to increase capacity. undersized for the estimated future fire flow requirement level. An increase in sea level would have only a minor of 4,000 gallons per minute (gpm) for 4 hours. impact on water levels in the Project area provided the The Rabello and Northside Pump Stations are estimated The hydraulic model that the City utilizes to evaluate the levee separating the Guadalupe River flows is maintained. to operate at capacity in 2035. Because the plan area will be contributing new flows to those pumps, new water system should be checked assuming a required
20 Tasman East Focus Area Plan DRAFT 09/24/18 fire flow of 4,000 gpm for 4 hours. To meet these flow requirements, it is assumed that either a new storage tank and booster pump be located in or near the development, or approximately 3,000 lineal feet of 12 inch water main be up sized to 16 inch in Lafayette Street.
DRY UTILITIES Gas, Electricity, telecommunications and cable television services will be provided to the site by PG&E, Silicon Valley Power (SVP), AT&T and Comcast, respectively. Costs to provide gas and electricity to each development area will be borne by the developers, to the extent off site infrastructure is required.
AT&T typically provides service to a “Minimum Point of Entry” (MPOE) for a single building on each parcel. For underground services, the applicant is typically responsible for trenching and installation of AT&T’s conduits.
Comcast conduits are typically installed by Comcast’s contractors in a trench provided by the applicant.
1. Assumes a 200,000 SF Type V Construction with sprinklers and a 50% Fire Flow requirement reduction from Fire Code Table B105.1
DRAFT 09/24/18 Tasman East Focus Area Plan 21 03.3 MARKET ANALYSIS FINDINGS
The Tasman East Focus Area is well positioned to attract market interest and demand for multifamily housing due to its transportation options, employment access, recreational opportunities, and proximity to the planned City Place retail, office, and housing development.
MULTIFAMILY HOUSING DEVELOPMENT POTENTIAL As the neighboring City Place project is built out and Two grocery stores currently operate and two are being Based on projected employment and population growth, local-serving retail and service activities are added to the planned within the three-mile radius of the Tasman East demand for additional housing in Santa Clara will remain Tasman East Focus Area, rents and sales prices are among Focus Area, but no grocery store is located within one robust over the long term. Forecasts from ABAG’s 2013 the factors that define the point at which high rise tower mile See Figure 03-3-1. Given the magnitude of planned ‘Plan Bay Area’ shows that Santa Clara will grow jobs by development may become feasible. development activity at City Place, potential residential 29 percent between 2010 and 2040, and households by growth in the Tasman East Focus Area, and ongoing 33 percent. Additional value for housing could be created by growth in nearby North San Jose, strong potential exists incorporating local-serving retail and services (such for grocery stores to eventually add new locations in or The Tasman East Focus Area is well positioned to attract as eating and drinking establishments, dry cleaners, near the Tasman East Focus Area. market interest and demand for multifamily housing convenience stores, etc.), parks, and strong pedestrian due to its transportation options, employment access, and bicycle connections to surrounding areas. However, once City Place is built out, it will feature a recreational opportunities, and proximity to the planned high concentration of eating and drinking, lifestyle, and City Place retail, office, and housing development. NEIGHBORHOOD-SERVING RETAIL POTENTIAL entertainment uses. The Tasman East Focus Area will Residential and employment growth at the Tasman East need to include complementary offerings positioned to In the immediate term, developers could deliver high- Focus Area and City Place may generate significant new provide a more relaxed, neighborhood-centric, and/or density midrise projects in the Tasman East Focus Area demand for a grocery store and other neighborhood- independent or boutique feel. To encourage patronage at 100 dwelling units per acre, though achieving this serving amenities in and near the Tasman East Focus of retail in the TEFA and City Place, circulation within relatively high density with midrise buildings will require Area. Neighborhood serving amenities are defined in the Specific Plan Area and to nearby areas must be well inclusion of smaller unit sizes. section 3.5 Land Use Framework. designed.
Economic conditions in the area need to be significantly The early phases of retail at City Place are unlikely better to incentivize construction of high rise towers, to include neighborhood-serving retailers, creating an which are more expensive to construct on a per square opportunity for the Tasman East Focus Area to capture foot basis. Recently completed high rise towers are neighborhood-serving retail opportunities such as typically built in locations where a rent or sales premium groceries, local-serving restaurants, cafes, and day-to-day associated with local amenities justifies the higher costs retail and services. of construction.
22 Tasman East Focus Area Plan DRAFT 09/24/18 Figure 03-3-1 Existing Retail Centers and Grocery Stores DRAFT 09/24/18 Tasman East Focus Area Plan 23 03.4 SUSTAINABILITY FRAMEWORK
SUSTAINABILITY TARGETS • Transportation measures that reduce carbon emissions LAND USE Environmental sustainability is one of the five Major compared to typical practices, such as promoting TDM The Focus Plan Area presents a unique opportunity within Strategies highlighted as underlying the General Plan and electric vehicle preferences for tenants; the City to create high density housing with supporting (GP) adopted for 2010-35. The City will continue to grow • Water use reduction and efficiency practices that services and amenities where public infrastructure is through redevelopment of existing properties, which will reduce demand for potable water resources and already in place. Reuse of older industrial sites as high result in higher land use intensities and densities where maximize use of reclaimed water; density residential properties could yield as many as opportunities for sustainable practices can be more 4,500 new homes in close proximity to the nearby job economically achieved. • Treatment of stormwater and reduction of runoff centers in Santa Clara, San Jose, Milpitas, Sunnyvale through on-site landscape design that can reduce and Mountain View. The adjacency of the VTA Light Rail The Tasman East Focus Area is intended to attain a high pollutant deposition in streams and rivers; station and proximity of various bus lines, the nearby level of sustainability and to address the greenhouse gas • Maximized solid waste diversion in construction and ACE and Capitol Corridor rail service at the Great America (GHG) reduction goals identified in the City’s Climate ongoing property management through recycling and Station and the bike and pedestrian facilities along the Action Plan (CAP). Given its location, the Plan Area will composting measures; and roadways, Guadalupe River and San Tomas Aquino Creek provide housing close to job centers and transit facilities, all promote non-drive-alone access to work locations • Enhancement of urban forestry features and support creating a more sustainable development pattern with and non-work destinations from the Plan Area. The for biodiversity to provide beneficial local microclimate substantial reductions in Vehicle Miles Traveled (VMT). incorporation of convenience retail services within the conditions Later development, as compared to the initial projects Focus Area for the neighborhood also promotes a walkable within the Specific Plan Area, may achieve even These targets can be achieved to a progressively greater lifestyle, further reducing the need for car trips in many greater levels of sustainability as new technologies are degree over time by incorporating the regulatory measures daily outings. implemented over time. provided in bullet points below each category into each project. Land use related measures that promote sustainability Targeted areas of sustainable development should include can include: measures such as: • Meet or exceed minimum project densities; • Optimized land uses and densities that take advantage • Provide pedestrian-oriented features, including direct of job locations, transit and transportation facilities, access from units/lobbies to the public sidewalk; and lifestyle amenities, and utility services; • Provide TDM measures that promote alternatives to • Energy reductions for building construction and use drive-alone vehicle trips. consistent with or better than applicable State Title 24 standards • Carbon emission reductions through best choice equipment selection, use of renewable energies and purchases of Renewable Energy Credits;
24 Tasman East Focus Area Plan DRAFT 09/24/18 ENERGY EFFICIENCY CARBON REDUCTIONS TRANSPORTATION The City’s CAP calls for reductions in GHG to 15 percent Seeking zero carbon emissions over time will come with Transportation, according to the CAP, is the second below the 2008 levels by 2020, across all sectors of the advancement of newer technologies and transition away highest contributor to GHG emissions behind community, including buildings, transportation, industry from use of fossil fuels, such as reducing or eliminating Nonresidential Energy activities, estimated at 25 percent and waste. New development in Santa Clara, including the use of natural gas-fired appliances and mechanical of all GHG emissions in 2015. Measures that will Tasman East, will be subject to SB-32 targets to reduce systems. There are also options for immediate offsetting reduce drive-alone vehicle trips and/or travel distances 2030 GHG emissions to 40 percent below 1990 levels. of carbon content fixtures via the purchase of Renewable can deliver a substantial contribution to reductions in Energy Credits from off-site sources. emissions. The proximity and density of housing near Energy efficiency related measures that promote employment facilities presents an opportunity to reduce sustainability on a project-by-project basis include: Carbon reduction related measures that promote automobile emissions, enhanced by promotional measures • Install energy efficient appliances and lighting through sustainability on a project-by-project basis include: to use alternative modes of travel. Building features and the selection of Energy Star products; • Install best technology and non-combustion operational obligations, such as Transportation Demand appliances, such as water heaters and furnace • Utilize smart controls and switches to reduce energy Management (TDM) measures, will reduce carbon systems; and use in non-occupied spaces; emissions related to the project area. • Purchase renewable energy credits through Silicon • Maximize efficient building envelopes using best Transportation related measures that promote Valley Power or other off-site sources. R-values insulation, glazing, air-tight features and sustainability on a project-by-project basis include: solar shading; • Reduce parking ratios offset by TDM measures; • Install energy efficient building mechanical systems, • Provide resident transit passes; including best technology furnaces, heat pumps, • Install Electric Vehicle charging points; ventilation systems and water heaters; and • Dedicate car-share parking spaces; • Integrate renewable energy systems, including photovoltaic and heat recovery systems. • Provide bike kitchen and storage facilities; • Participate in bike share programs and support related facilities; • Contribute to improvements to transit facilities and to ped/bike access to transit stations; and • Support and participate in curbside ride-share programs and/or facilities.
DRAFT 09/24/18 Tasman East Focus Area Plan 25 WATER USE STORMWATER SOLID WASTE DIVERSION The General Plan supports and promotes reduction in Stormwater runoff requirements are governed by the The General Plan notes that the City is working toward an water demand and use through conservation, design City’s participation in the regional urban stormwater 80 percent solid waste reduction by 2025 by expanding and the use of recycled water. The Focus Plan Area is runoff program, which seeks to maximize the purification the residential curbside recycling and composting well served by the City’s recycled water infrastructure of urban runoff into lakes, rivers, streams, and the Bay. programs to divert recyclable and compostable materials and new development will be expected to maximize the The combination of well-designed and integrated surface from the solid waste stream. Achievement of this goal will use of the recycled water. The State Water Resources runoff and landscape designs can reduce the solids, rely upon aggressive commercial and residential recycling Agency currently has limitations on reclaimed water use fertilizers and other runoff pollutants from the Plan Area. of waste. in residential projects, but more uses may be allowed over time as legal constraints change and building codes On an area-wide basis, “Green Streets” concepts should Solid waste diversion related measures that promote are requiring pre-plumbing dual piping in multi-family be integrated into street designs to minimize the impacts sustainability on a project-by-project basis include: residential projects. of polluted runoff. For the purpose of this Specific Plan, • Design adequate and convenient recycled waste, green streets may include biotreatment areas in the greenwaste and composting facilities in all projects; Water-use measures that promote sustainability on a form of stormwater curb extensions, stormwater planters • Include public awareness campaigns that would project-by-project basis include: and stormwater tree systems, to drain and treat runoff further encourage diversions from landfills; and • Maximize all exterior landscape areas that use drought from curb flowlines, or equivalent technology. Other tolerant planting schemes; systems, such as pervious pavement may also achieve this • Provide interior and exterior recycle waste containers objective. for customers within commercial areas. • Utilize recycled water for all landscape areas, utilizing water conservation best practices; and Stormwater related measures that promote sustainability • Install internal dual plumbing (purple pipe) for uses on a project-by-project basis include: permitted. • Connect rooftop drain and hardscape surface drainage systems to landscape swale areas; • Design landscape features that capture and infiltrate initial runoff flows into grounds/soil; and • Design landscape swales to capture and treat runoff waters that flow to river outfalls.
26 Tasman East Focus Area Plan DRAFT 09/24/18 URBAN FORESTRY AND BIODIVERSITY Redevelopment of this older industrial area presents an opportunity to improve the local ecosystem and enhance the biodiversity of the general area, particularly given the proximity of the riparian corridor and the natural open space of the Ulistac preserve. A well-designed and integrated arrangement of street trees, landscaped front yards, landscaped patio amenity areas and paseo landscaping will enhance habitat within the neighborhood, provide a cooler microclimate and present a comfortable urban forest environment.
Urban forest related measures that promote sustainability on a project-by-project basis include: • Protect and maintain mature, healthy, native trees that do not adversely affect the Plan objectives; • Participate in and contribute to the master street tree plan; and • Maximize native plant landscaping that supports local bird and wildlife populations.
DRAFT 09/24/18 Tasman East Focus Area Plan 27 03.5 LAND USE FRAMEWORK
FOCUS AREA TARGETS units per acre. Each parcel of less than one acre in size properties because of signage, noise, smoke, odor, dust, The Tasman East Focus Area Specific Plan aims to is required to achieve a minimum density of 60 dwelling noxious gases, vibrations, glare, heat, fire hazards or achieve the following targets for different uses within the units per acre. There are no density maximums for industrial wastes emanating from the property. overall plan area: individual parcels. Neighborhood light industrial uses are also allowed • Up to 4,500 dwelling units; See Figure 03-5-1 for two scenarios of minimum along the ground floor of any building in the Urban residential development; one assumes no further Neighborhood district, except where retail uses are • Affordable housing in conformance with prevailing city consolidation of individual parcels and one assumes required. ordinance; consolidation of parcels into an area of at least one acre. • 10 acres of open space distributed between public, Active uses private and semi-private spaces; Retail uses To create a pedestrian friendly environment and visual activity at the ground floors of buildings, all buildings • Up to 106,000 square feet of retail uses, including The Tasman East Focus Area will provide neighborhood- shall provide active uses on every frontage facing a public a grocery store of approximately 25,000 square feet; serving retail, which is defined as businesses that provide right-of-way, greenway or park to the degree feasible. and goods and services that people would frequently take care of their personal and household needs. Examples Building frontage for mechanical equipment, transformer • Potential for a small, urban school. doors, parking garage entrances, exit stairs, and other include grocery stores, drug stores, eating and drinking TRANSIT NEIGHBORHOOD USES facilities necessary to the operation of the building are establishments, dry cleaners, hair salons etc. Principal Use excluded from this requirement. The Tasman East Focus Area will be principally high Retail uses are required for ground floor frontages The following uses qualify as active: density, transit-oriented, residential use for sale and for facing onto Calle del Sol, as indicated in the Land rent. This includes multi-family dwellings, supportive Use Framework diagram. This use is also allowed and • Retail, Entertainment, Arts and Recreation Use; housing and transitional housing. Private parking and encouraged along all ground floor frontages. home occupation are permitted as accessory uses. Single- • Neighborhood Light Industrial Uses; family and two-family dwellings are not permitted in this Neighborhood Light Industrial uses • Public Uses including a community room, an urban district. This use is intended to protect existing industrial school, a bookmobile dock and/or a book vending businesses and provide an opportunity for the inclusion machine stocked by the library; To achieve a vibrant public realm and support a walkable of uses with an industrial character which have public- • Residential or live/work units that are individually neighborhood, other active uses are encouraged at the facing operations such as breweries, wineries, catering entered from the street (such units are exempt from ground floor of residential buildings. See Figure 03-5-2 companies, garment manufacturers and crafts or artists transparency requirements described above); for a full list of permitted, conditional and excluded uses. studios (or similar). • Building lobbies; and Density Light industry is intended to accommodate businesses • Spaces accessory to residential uses, such as fitness There is a target of 4,500 units in the Tasman East Focus operating substantially within an enclosed building and rooms, work spaces, leasing offices, shared kitchens, Area. Each parcel of one acre or more in size is required without provision of storage or side yards. Such permitted mail rooms and Class I bicycle parking facilities with to accommodate a minimum density of 100 dwelling uses shall not be objectionable or detrimental to adjacent direct access to the sidewalk or street.
28 Tasman East Focus Area Plan DRAFT 09/24/18 Public uses MINIMUM The Tasman East Focus Area will have a distributed, DEVELOPMENT AREAS AREA (ACRES) DEVELOPMENT publicly accessible open space system where a series of neighborhood parks are connected throughout the district by a network of streets and greenways. These Total Site Boundary Area 46.1 neighborhood parks and greenways count towards the 10-acre site-wide open space target. Sitewide Developable Area Where parks and greenways are privately owned Areas (Total site boundary area, minus: 7.9 acres of existing but publicly accessible, they shall be considered and proposed ROWs, 0.75 acre SCVWD easement, 31.3 public uses. The Tasman East Focus Area also allows 5 acres of fixed open space and approximately 1.1 for other public or quasi-public facilities such as acres of greenways) schools, municipal facilities, non-profit facilities and neighborhood recreational enterprises. Scenario 1 Elementary school Assuming no consolidation of smaller parcels and 2,830 units The Specific Plan allows an urban school. The achieving minimum required density location would be identified during Specific Plan implementation. It is assumed that this “urban school” can be located at the ground floor of a mixed-use Parcels larger than 1 acre (minimum 100 du/ac) 23.8 2,380 units building and must be accessible to a public open space of a minimum of one acre. This urban school may be private or public. Residential Parcels smaller than 1 acre (minimum 60 du/ac) 7.5 450 units Scenarios
Scenario 2 Assuming consolidation of smaller parcels into 3,140 units parcels of at least one acre in size and achieving minimum required density
Parcels larger than 1 acre (minimum 100 du/ac) 31.3 3,140 units
Figure 03-5-1 Theoretical Residential Yield
DRAFT 09/24/18 Tasman East Focus Area Plan 29 LEGAL NON-CONFORMING USES LAND USE SANTA CLARA ZONING CODE USES PERMITTED/CONDITIONAL/PROHIBITED The lawful use of buildings existing prior to the adoption of this Plan may continue and none of the other sections Residential Multiple-family dwelling units Permitted of this Chapter shall apply. Such buildings will operate as Supportive Housing Permitted though prior zoning of the parcel remained in place, until such time as the existing use (including any expansions) Transitional Housing Permitted has been discontinued in its entirety, at which time the prior zoning shall become inapplicable and the other Assisted Living Conditional sections of this Chapter shall apply from that point Stand-Alone Parking Prohibited forward. Commercial Neighborhood Commercial Permitted and Conditional per Zoning Allowed Uses Code Chapter 18.34 For parcels with legal uses of buildings existing prior to Alcohol Sales (on-premises) Conditional the adoption of this Chapter, permitted uses of the ML: Light Manufacturing district are allowed, and none of the Co-working Permitted (only as a ground floor use other sections of this Chapter shall apply to such building to a residential building) and use, until such time as the existing use (including Neighborhood Light Industrial Light Industrial Conditional (only as a ground floor use any expansions) has been discontinued in its entirety. to a residential building, or as a legal Conditional Uses non-conforming use) For parcels with legal uses of buildings existing prior to Public/Quasi-Public Parks and Recreational Facilities Public parks are permitted, as well as the adoption of this Chapter, conditional uses of the ML: privately-owned and -maintained parks Light Manufacturing district are conditionally permitted, that are publicly accessible. and none of the other sections of this Chapter shall General Education Facilities Conditional apply, until such time as the existing use (including any (including Elementary School) expansions) has been discontinued in its entirety. Municipal and Public Utility Conditional Development Standards Facilities For parcels with legal uses of buildings existing prior to Places of Worship and other Conditional the adoption of this Chapter, development standards of Assembly uses the ML: Light Manufacturing district shall apply, and none Neighborhood Recreational Conditional of the other sections of this Chapter shall apply, until Enterprises such time as the existing use (including any expansions) has been discontinued in its entirety. Figure 03-5-2 Permitted Land Uses
30 Tasman East Focus Area Plan DRAFT 09/24/18 Avenue D
City Place
Guadalupe River Trail 2nd Street
Guadalupe River
0.85
Avenue C Lafayette Street Calle Del Mundo
1.0 2.5
Transit Neighborhood Calle De Luna
Required Ground Floor Calle Del Sol Retail Great America Station 0.5 Dedicated Open Space (acres)*
Greenway
To Be Implemented as Development Occurs 0.15 City Easement Lick Mill Station Ulistac Site Boundary Tasman Drive L ic Natural Area k
M i * Dedicated Open Space areas will ll Bou lev be implemented through the City’s ard
Parkland Dedication Ordinance N 0 100’ 250’ 500’ and the terms of the Specific Plan. Figure 03-5-3 Land Use Framework
DRAFT 09/24/18 Tasman East Focus Area Plan 31 03.6 CIRCULATION FRAMEWORK
COMPLETE STREETS and bicycle connections to existing transit facilities and with two to four travel lanes with dedicated left-turn The streets within the Tasman East Focus Area are neighboring trails. lanes, traffic signals at major intersections, and parallel designed as “complete streets” designed with people street parking. Lafayette Street is a minor arterial that will and place in mind and it is centered around providing BICYCLE NETWORK move traffic to and around the site. a variety of mobility options within an inviting public Bicycles provide a convenient, active and enjoyable realm. Complete Streets ensure accessibility for people of method of travel, particularly for trips less than 4 miles. Collector Streets all ages and abilities, while balancing multiple mobility Bicycle facilities improve safety for cyclists and can also Collector streets typically provide traffic circulation for needs and supporting local land uses. promote reductions in vehicle trips and vehicle miles residential and commercial uses. These streets penetrate traveled. A good bicycle network includes bike paths, bike residential neighborhoods and typically feature two to The circulation plan includes not only the improvement of lanes and design treatments such as pavement markings, four lanes of vehicular traffic. Lick Mill Boulevard will existing rights-of-way, but also the addition of new streets bicycle signals and bicycle wayfinding. be designed as a collector street that moves traffic at to create additional connections in the area. lower volumes through the Focus Area and connects to Lick Mill Boulevard, Calle del Sol and Calle del Mundo the broader network of minor arterials. The Lick Mill Streets and other transportation facilities are organized will be the main bicycle streets with dedicated lanes Boulevard extension is a responsibility of the adjacent according to typologies that relate to the function and that connect through the neighborhood to the bike lanes City Place development; its timing is independent of the adjacent land uses. All roadways will be designed to on Tasman Drive and Lafayette Street, as well as to the Tasman East Specific Plan. accommodate multiple users and anticipated levels of Guadalupe River Trail. All other streets will contribute to vehicular traffic. the bike network with sharrows to indicate that vehicles Local Streets should share the road with bicycles. Local streets are designed to calm traffic and give Special attention should be given to ensure safe and pedestrians priority in terms of scale and facility. These VEHICULAR NETWORK convenient pedestrian and bicycle connections to existing streets typically serve as neighborhood streets, generally While some roadways are designed to move higher transit facilities and neighboring trails. providing two travel lanes, on-street parallel parking, bike volumes of vehicles quickly and efficiently, other streets lanes and sidewalks. Calle del Sol, Calle de Luna and PEDESTRIAN NETWORK prioritize space for pedestrians, bicyclists, on-street Calle del Mundo will all be designed as local streets. The City’s General Plan encourages pedestrian parking, loading zones and passenger drop-off locations. connections from neighborhoods to public amenities There are 3 street typologies derived from the General and destinations that are accessible to all segments Plan within the site boundary: Minor Arterial, Collector of the population. High quality pedestrian facilities Street and Local Street; Tasman Drive is a Major Arterial, improve the convenience and safety for pedestrians and but lies beyond the Focus Area site boundary. Goals and reduce vehicle trips made for everyday activities. These policies for roadway classifications as described in Santa facilities include sidewalks, paths, pedestrian bridges Clara’s General Plan within the Focus Area are below: and crosswalks. In pedestrian-friendly environments, frequent crossing locations are essential to provide direct Minor Arterials paths between origins and destinations. Special attention Minor arterials serve through-traffic and typically include should be given to ensure safe and convenient pedestrian transit vehicles. Minor arterials are generally designed
32 Tasman East Focus Area Plan DRAFT 09/24/18 Avenue D
City Place
Guadalupe River Trail 2nd Street
Guadalupe River
Avenue C Lafayette Street Calle Del Mundo
Calle De Luna Major Arterial Calle Del Sol
Great America Station Minor Arterial Collector Street Local Street Bike Lane Existing Bike Lane To Be Implemented as Development Occurs Lick Mill Station Ulistac City Easement Tasman Drive L ic Natural Area k
Site Boundary M i ll B Note: Configuration of bike lanes on oul eva Calle Del Sol south of Calle De Luna rd N will be consitant with which ever 0 100’ 250’ 500’ street configuration adopted . Figure 03-6-1 Circulation Framework
DRAFT 09/24/18 Tasman East Focus Area Plan 33 03.7 OPEN SPACE FRAMEWORK
DETERMINED NEED Ordinance, except that there shall be ten possible Greenways count towards the total 10-acre open space For residential developments, Open Space requirements required elements, with the addition of dog parks and requirement.Also see Section 05.6 for design guidelines. are regulated by Chapter 17.35 of the City’s Municipal game areas, instead of the eight elements called out in Code. Per City Council direction, the Tasman East Focus the Parks Ordinance. PRIVATELY-OWNED PUBLICLY ACCESSIBLE OPEN SPACE Area is required to provide at least 10 acres of open space In the case of privately-owned, publicly accessible open made up of both dedicated park and privately-owned open PRIVATELY-OWNED OPEN SPACE space, each acre of at-grade publicly-accessible land may spaces. Beyond the minimum 5 acres of dedicated parkland, the count toward the TEFA open space requirement, as long balance of the 10 acres of required open space may be as it meets the following criteria: DEDICATED PARKLAND achieved with any of the three following types of space: • To the maximum extent feasible, privately owned A minimum of 5 acres of dedicated parkland is required greenways, privately-owned publicly-accessible parks, and publicly-accessible land shall be contiguous with the throughout the Tasman East Focus Area districts, see private open space, see Figure 03-7-2. fixed open space network; Figure 03-7-1 for location of districts. GREENWAYS • For parcels one acre or greater in size, the minimum area of a single open space is 2,000 square feet with Each district, is required to provide dedicated parkland Greenways are privately owned publicly-accessible open a minimum dimension of 40 feet. For parcels less of a given acreage and adjacency. The exact dimensions space connectors that will link dedicated parkland and than an acre in area, the minimum size for open space and programming are flexible to allow for the design to streets into a continuous green network throughout is 5% of the net parcel size, after any other required evolve along with the needs of the community, see Figure the site. Greenways will be car-free, providing safe and dedications, with a minimum dimension of 30 feet; 03-7-2. pleasant paths for people on foot, bikes and scooters. If landscaped appropriately, greenways will create open • A minimum 25% of the perimeter of the open space The five dedicated parkland districts are: Hill District space opportunities for lingering and gathering as an must abut a sidewalk, greenway, open space or (0.85 acres), River District (2.5 acres), Station District addition to the dedicated parkland and privately-owned publicly-accessible pathway; (0.15-acre urban plaza), Bridge District (0.5 acre), and open spaces. They also provide an opportunity to improve • The open space shall include signage that is located Center District (1 acre). For an overview of the character, the local environment by reducing air pollution, the heat- in a publicly conspicuous place stating that the open connections, and programming for each district, see island effect, noise, and improving pedestrian safety. space is available for public use and the hours of use; Chapter 5: Open Space Design Guidelines. Greenways will be created through minimum 15-foot • Fences or other barriers that create the appearance of Dedicated parkland as required by the TEFA shall receive easements on either side of property lines for a total privatization of open space are discouraged. If fencing park land dedication credits for the Santa Clara Parks minimum right-of-way width of 30 feet. The general is used, it shall be designed to maximize visibility. Ordinance if it follows the TEFA Chapter 5: Open Space alignment of greenways are shown in Figure 03-5- • To ensure visibility and safety, all points along Guidelines for each district including the required Station 3 (equivalent to roughly 1 acre of open space). This the perimeter of an open space must maintain an District plaza open space and the Dedicated Greenways as alignment may be refined, but generally greenways should unobstructed line of sight to at least one street or defined in the TEFA. be toward the middle of a block and create meaningful greenway frontage; connections between open spaces. The greenway network The parklands given credit under the Parks Ordinance should align across streets so that they can be connected need to meet all of the specific criteria of the Parks via mid-block crosswalks.
34 Tasman East Focus Area Plan DRAFT 09/24/18 Avenue D
City Place
Guadalupe River Trail 2nd Street
Guadalupe River
HILL DISTRICT
Avenue C Lafayette Street Calle Del Mundo
CENTER DISTRICT RIVER DISTRICT
Calle De Luna Calle Del Sol
Great America Station
BRIDGE DISTRICT STATION DISTRICT
Lick Mill Station Ulistac Tasman Drive L ic Natural Area k
M i ll Bou To Be Implemented as lev Development Occurs ard
N City Easement 0 100’ 250’ 500’ Figure 03-7-1 Districts Site Boundary
DRAFT 09/24/18 Tasman East Focus Area Plan 35 • The open space shall be generally flat; sloped areas Privately owned publicly-accessible open space is which would inhibit group play activities with a programmed with active uses can be considered for eligible for Park Ordinance Private Open Space credits minimum contiguous area of one-half acre; credit. when it meets the criteria above as well as the following • Children’s play apparatus area that conforms to requirements: Open space on podiums must meet all the above criteria the then current Federal Consumer Product Safety Commission guidelines; as well as: • The combined area equals a minimum of 0.75 acres; and • Landscaped and furnished, park-like quiet area; • Provide adequate soil volume to support planting: a minimum depth of 18” for shrubs, grasses and • The area includes four of the ten required elements of • Recreational community gardens; perennials and 1200 cubic feet for trees; the Parkland Dedication Ordinance (the standard eight • Family picnic area; defined in Municipal Code Section 17.35.070 (f)) • Ensure privacy for podium level units; and plus two new as noted in the following section of the • Game, fitness or sport court area; • Facilitate the easy transport of maintenance materials Specific Plan. • Accessible swimming pool (minimum size forty-two to upper levels of buildings. Private Open Space (42) feet by seventy-five (75) feet) with adjacent deck Privately-owned publicly accessible open space located on In the case of private open space, up to 50 percent of the and lawn areas; a podium must meet all of the above criteria as well as: area of each open space is eligible for credit toward the • Recreation center buildings and grounds; TEFA open space requirement as long as it is designed to • Provide adequate soil volume to support planting; and Two additional recreational elements are noted in the follow the guidelines as defined in Santa Clara Parkland Tasman East Focus Area Plan: • Ensure privacy for podium level units; and. Dedication Ordinance Section 17.35.070 (Formula for • Clear and visible signage indicating that the space is calculation of land dedication requirement). In addition, • Dog park with a minimum size of 3,000 square feet, open for public use. balconies or stoops that are a minimum of 36 square feet and a minimum dimension of 30 feet; and in area and have a minimum dimension of 5 feet in any • Game area, a minimum of 2,000 square feet in area direction shall be allowed 25% of area credit toward the with a minimum dimension of 30 feet. This minimum TEFA open space requirement. area can be reduced to 1,000 square feet if next to ACRES Parkland Dedication Ordinance and TEFA Additions another open space. Total Open Space 10.0 Privately-Owned Publicly Accessible Open Space as Requirement defined in the Specific Plan shall receive Park and Recreational Land Private Open Space credits when Dedicated Parkland 5.0 the combined area of over 0.75 acres meets 4 of the Greenways 1.1 8 required elements of the Park Ordinance defined in Municipal Code Section 17.35.070 plus two new as Remaining Privately-Owned 3.9 noted below. Open Space The eight required elements of the Park Ordinance Need from Each Development 12.5% (or defined in Municipal Code Section 17.35.070 are listed (as a percent of 31.35 acres of 3.9 acres) below for reference: developable area) • Turfed play field, comprised of a single unit of land Figure 03-7-2 Privately-Owned Open Space Requirement as a Percentage of Development Area. which is generally level and free of physical barriers
36 Tasman East Focus Area Plan DRAFT 09/24/18 DEDICATED PARKLAND (MINIMUM 5 ACRES)
Avenue D • Hill District 0.85 acre • Center District 1.0 acre • River District 2.5 acres City Place
(Including 0.75 acre easement) Guadalupe River Trail 2nd Street • Bridge District 0.5 acre
Guadalupe River • Station District 0.15 acre HILL DISTRICT + 0.85
PRIVATELY-OWNED OPEN Avenue C SPACE Lafayette Street Calle Del Mundo • Greenways • At Grade & Publicly CENTER DISTRICT Accessible (100% Credit ) 1.0 2.5 • Private Open Space (50% Credit ) = Calle De Luna Calle Del Sol RIVER DISTRICT TOTAL 10 ACRES Great America Station 0.5 Public improvements beyond the site not included in 10.0 acres All park locations are conceptual as shown in the illustration. BRIDGE DISTRICT STATION DISTRICT 0.15
Lick Mill Station Ulistac Tasman Drive L ic Natural Area Public Improvment Beyond k
the Site M i ll To Be Implemented as Bou lev Development Occurs ard
N City Easement 0 100’ 250’ 500’ Site Boundary Figure 03-7-3 Open Space Framework
DRAFT 09/24/18 Tasman East Focus Area Plan 37 03.8 URBAN DESIGN FRAMEWORK
The urban design framework builds on the land use, pedestrians continuous access to the Guadalupe River and neighborhood parks. By locating towers near transit circulation and open space frameworks to create a sense Trail. The northern edge of the site should be designed stations and neighborhood parks, these places are of place for the Tasman East Focus Area. An identity to facilitate a pedestrian connection to 2nd Street, as identifiable from a distance and also give the towers a for the neighborhood will take shape through the urban this will be an important pedestrian route to City Place. sense of prominence, proximity and space appropriate to design devices of gateways, edges, connections, and Strategies for mitigating grade changes include fill and/or their larger scale. landmark buildings. These elements are illustrated in publicly accessible, activated vertical connections such as Figure 03-8-1. stairs, ramps or landscaped slopes. Towers should also be located to take advantage of the site’s sweeping views. Santa Clara is characterized by flat GATEWAYS Any action to mitigate the grade changes will happen lands with meandering rivers and creeks – allowing for The Focus Area will feature three gateway locations at beyond the site boundaries and will require landscape distant views of the hills to the East and West, of the Bay the edge of the site that offer first impressions upon design and civil engineering coordination with adjacent to the north, and of landmark buildings such as Levi’s approach. Gateways mark important destinations, such as property owners. Stadium, the towers of Downtown San Jose and views up transit stations and points of connection within the site and down the Guadalupe River. and to adjacent development. Gateways will feature high CONNECTIONS quality architecture, public realm enhancements (such as A complete and connected network of streets will plazas and parks), or a combination of both. provide a safe and enjoyable pedestrian experience that encourages walking and biking. A finer grained network of The two gateway locations include: 1) a connection to the greenways will provide secondary, pedestrian and bicycle- Lick Mill Station at Calle Del Sol; and 2) a connection only connections that link people easily to the parks in the to the Great America Station at Calle de Luna and a neighborhood as well as regional open spaces, including potential third gateway connection to City Place at 2nd the Guadalupe River Trail. Street. In order to truly connect this network, vertical connections EDGES are required to be made between specific parks in Tasman The site is surrounded on the north and east sides by East to roads or trails outside of the plan boundary. challenging grade changes ranging from roughly 15 feet to 30 feet in height. Additionally, at the two southern Ramps and stairs for pedestrian and bicycle connectivity corners of the site, Tasman Drive bridges over the rail are required at open spaces in the River District, located tracks and the Guadalupe River (from west to east), along grade changes. See Section 5.2 and 5.3 for Open causing steep slope differences on the site. Space Design Guidelines.
Periphery developments along the eastern edge of the LANDMARK BUILDINGS site should gracefully mitigate grade changes to offer Towers should mark the location of key site features such as sites nearby the VTA and Amtrak/ACE stations
38 Tasman East Focus Area Plan DRAFT 09/24/18 Avenue D
City Place
Guadalupe River Trail 2nd Street
Guadalupe River
Open Space Framerwok Avenue C Lafayette Street Calle Del Mundo Vertical connection / site bndy / bridges / phased/ D opne space framework/ OPen space / Xwalks / existing Row base / Site white base / Gateway trail / channel/ base
Grade Change Beyond Site Calle De Luna
Filled and Landscaped Calle Del Sol Grade Change Great America Station Required Ground Floor Retail
Dedicated Open Space (acres)*
Greenway
Vertical Circulation Lick Mill Station Ulistac Pedestrian Connection Tasman Drive L ic Natural Area between Maximum 300’ k
Long Building M i ll To Be Implemented as Bou lev Development Occurs ard
N City Easement 0 100’ 250’ 500’ Site Boundary Figure 03-8-1 Urban Design Framework
DRAFT 09/24/18 Tasman East Focus Area Plan 39 03.9 PARKING FRAMEWORK
PARKING RATIOS AND RESTRICTIONS Parking spaces reserved for car share vehicles should be public bicycle parking space per 1,000 square feet of Parking ratios must be provided as per the minimums conveniently placed next to building entrances to promote gross floor area. listed in Figure 03-9-1. Note that residential visitor the use of these vehicles. These vehicles should be parking may be shared with retail parking. reserved for residents/employees and the general public. EV ENABLED PARKING EV parking should be provided to meet the significant Parking is not allowed as a stand-alone use, but as a use BICYCLE PARKING AMENITIES increase in statewide EV use. Consider the following: accessory to residential, retail or industrial use. Surface Adequate bicycle parking encourages bicycle ridership parking is only allowed as a temporary or interim use. by offering riders the same level of access and security • For any lower parking floors, a large empty conduit as motorists. On-site bicycle parking should include bike could be run to dead corner locations where future CAR SHARING lockers, bike cages or indoor long-term bicycle parking for electrical breaker panels could be located and Car sharing programs provide on-demand access to residents and on-site employees and convenient short- embedded; or exposed conduit could be installed for a shared fleet of vehicles on an as-needed basis. Car term racks for visitors. . future charging locations. sharing has been shown to significantly reduce vehicle • The actual installation of electrical wiring, chargers, ownership and vehicle miles travelled (VMT). Access to Short-term and long-term bicycle parking spaces should and billing methods could be carried out by an these vehicles increases the vehicle availability for non- be provided in prominent and convenient locations in all independent operator where the energy used for car owners and reduces cars per household. buildings. For residential buildings, long-term bicycle vehicle charging is paid for by the user. parking shall be provided at a minimum ratio of one space Developers/property owners shall provide car share spaces per two units. For retail portions of buildings, provide one at a rate of at least 1 per 400 units, up to 2 spaces per development, at no cost to car share companies.
Figure 03-9-1 Parking Ratios USE FOR RESIDENTS/ EMPLOYEES FOR VISITORS/ CUSTOMERS
Residential Uses Minimum 1 space per unit for units Minimum 0.05 spaces per unit* greater than 550 square feet
Minimum 0.5 spaces per unit for units less than 550 square feet
Retail Uses None required Minimum 1 space per 1,000 square feet** * Residential visitor parking spaces can be shared with retail customer spaces Minimum 1 space per 500 square feet for a grocery store ** On-street spaces can qualify toward this Neighborhood Light None required None required requirement Industrial Uses Public Uses None required None required
40 Tasman East Focus Area Plan DRAFT 09/24/18 [THIS PAGE INTENTIONALLY LEFT BLANK]
DRAFT 09/24/18 Tasman East Focus Area Plan 41 04 STREET DESIGN GUIDELINES 04.1 Right of Ways & Sidewalk Easements 44 04.2 Street Zones 48 04.3 Lick Mill Boulevard 50 04.4 Calle Del Sol 52 04.5 Calle De Luna 58 04.6 Calle Del Mundo 60 04.7 Stormwater Management 62 04.8 Paving & Lighting 63 04.9 Urban Canopy 64
04.1 RIGHTS OF WAY & SIDEWALK EASEMENTS
Intent (B) Striped pedestrian crosswalks shall be marked at The street network at Tasman East will be improved to intersections and mid-block crossings as illustrated create a safe, comfortable, and complete system. A well in Figure 04-1-1. designed network will promote walking, encourage cycling and slow vehicles as they drive through this residential (C) Sidewalk extensions or bulb-outs shall be neighborhood. implemented at crosswalks on streets with parking for traffic calming. Existing rights of way will remain, but the street network will be expanded to improve connections and increase (D) The plan proposes an optional 15-foot diameter widths as indicated in Figure 04-1-1. traffic circle at the intersection of Calle Del Sol and Calle De Luna as a traffic-calming measure. As an Calle del Sol will be extended north of Calle de Luna alternative, this intersection may be designed as and Lick Mill Road will be extended through the site a 4-way stop. The City of Santa Clara Department northward to create a more robust, connected network. of Transportation will determine the daily traffic The Calle del Sol and Lick Mill Boulevard extensions will thresholds, below which the alternative may be be implemented as development occurs. implemented.
Substandard sidewalks will be expanded within the right (E) The existing sidewalk on Tasman Drive is sub- of way, or through easements within adjacent property. standard; the sidewalk shall be expanded within the See Figure 08-1-5 in the appendix for existing pedestrian Tasman Drive right of way and in accordance with sidewalks. plans for Tasman Drive (beyond the scope of this Specific Plan). Standards Guidelines (A) Comfortable sidewalks shall line both sides of every street. A sidewalk easement may be required (F) Sidewalks should be designed with considerations within a propertty line adjacent to a right of way to for universal accessibility to accommodate people expand the clear walkway of a sidewalk. Dimensions with disabilities, children, seniors and adults. and locations vary, see Figure 04-1-1 and street sections for requirements. Sidewalk easements are (G) Sidewalks should be designed with adequate space to be measured as a perpendicular dimension from for street furniture that will provide an enhanced the edge of the right of way, horizontally into the pedestrian environment with opportunities for adjacent property. people to linger, socialize and rest.
44 Tasman East Focus Area Plan DRAFT 09/24/18 Avenue D
City Place
Guadalupe River Trail 2nd Street
Guadalupe River
10ft 60ft
Avenue C Lafayette Street Calle Del Mundo
86ft 64ft 10ft 72ft 22ft
60ft 6ft
Calle De Luna Calle Del Sol 6ft Great America Station 72ft 101ft
10ft 70ft 60ft 8ft Existing Right of Way 5ft 5ft 10ft
Additional Right of Way Lick Mill Station Ulistac Sidewalk Easement Tasman Drive L ic Natural Area k (Beyond R.O.W.) M i ll To Be Implemented as Bou lev Development Occurs ard
N City Easement 0 100’ 250’ 500’ Figure 04-1-1 Rights of Way and Sidewalk Easements Site Boundary
DRAFT 09/24/18 Tasman East Focus Area Plan 45 Avenue D
City Place
Guadalupe River Trail 2nd Street
Guadalupe River
Open Space Framerwok Avenue C Lafayette Street Calle Del Mundo Vertical connection / site bndy / bridges / phased/ D opne space framework/ OPen space / Xwalks / existing Row base / Site white base / trail / channel/ base
Calle De Luna Calle Del Sol Existing Sidewalk Great America Station
Proposed Sidewalk within Site Boundary
Proposed Sidewalk beyond Site Boundary 04-1-3
Proposed Dedicated Bike Lanes Lick Mill Station Ulistac Greenway Tasman Drive 04-1-4 L ic Natural Area k Guadalupe River Trail M il l B To Be Implemented as ou lev Development Occurs ard
N City Easement 0 100’ 250’ 500’ Site Boundary Figure 04-1-2 Pedestrian and Bike Network Connectivity
46 Tasman East Focus Area Plan DRAFT 09/24/18 WEST EAST SETBACK LINE PROPERTY LINEPROPERTY SIDEWALK EASEMENT
10 ft
Great America Station 4 ft 12ft 12ft 10ft 12ft 12ft 4 ft 5 ft 11ft 5 to 10ft bike travel travel median/ travel travel bike street clear setback lane lane lane turn lane lane lane lane life walkway existing proposed Figure 04-1-3 Lafayette Street Section
EAST WEST SETBACK LINE PROPERTY LINEPROPERTY SETBACK LINE PROPERTY LINEPROPERTY SIDEWALK EASEMENT 10 ft
20 ft 6 ft 10ft 4 ft 12ft 12ft 10ft Lick Mill Station 12ft 12ft 10 ft 5 ft 11ft 5 to 10ft existing existing turn bike travel travel median/turn travel travel bike street clear setback setback sidewalk lane lane lane lane lane / Platform lane lane lane life walkway existing proposed Figure 04-1-4 Tasman Drive Section Note: Dimensions are approximate.
DRAFT 09/24/18 Tasman East Focus Area Plan 47 04.2 STREET ZONES
Intent shall be a minimum of 4 feet in width, with an signage, and merchandizing. For more details on Streets in the Tasman East Focus Area are comprised ideal width of at least 5 feet, as indicated in dimensions and location, see Section 4.4 Calle of sidewalks and roadways that clearly identify safe, the sections for each street. In some locations del Sol. convenient and attractive paths of travel for pedestrians, the street life zone may alternate with parking -- Along residential frontages the setback zone is cyclists and vehicles. Within the roadway there is spaces. an intermediate, semi-public space that creates separation for bicycles, parked cars and moving vehicles. (B) There is one type of bicycle lane throughout the a comfortable social distance from the public Sidewalks are delineated into zones that allow for spill-out street network: sidewalk. This area can be used for stoops, uses from buildings, as well as areas for trees, stormwater terraces, and planting that will offer a buffer planting and street furniture. -- Bicycle Lane: A striped, designated zone for the between residential activities and the street. For exclusive use of bicyclists, usually adjacent to a more details on stoop design and location, see Along some rights-of-way there are additional edge vehicle lane. Bicycle lanes shall be a minimum Section 6.4. conditions required that fall within private property lines. of 5 feet wide. These are located and sized to enhance the pedestrian realm either by a contribution of right-of-way or an access (C) Vehicle lanes are divided between travel lanes and and maintenance easement, or frontage elements within a parking or loading lanes: setback that will enliven the sidewalk and contribute to a -- Travel Lane: Vehicle travel lanes include walkable pedestrian experience. provisions for dedicated turn lanes or center Standards turn lanes to support queueing at intersections, (A) Sidewalks are made up of the following two zones: where appropriate. Vehicle travel lanes shall be a minimum of 10 feet per City of Santa Clara -- Clear Walkway: a continuous, unobstructed, Standards. and accessible path of travel for pedestrians -- Parking or Loading Lane: Demarcated parallel that must remain clear of obstacles at all times. street parking is provided on certain streets. This zone shall be a minimum of at least 6 feet This lane is also shared by zones for passenger in width, or wider as indicated in each street loading and deliveries. Parking lanes shall be section. between 7 and 8 feet in width. -- Street Life Zone: This zone organizes the fixed (D) Building setbacks are required along all frontages. sidewalk elements along the curb into an area There are two types of setback, based on the uses that delineates the clear walkway from the that they front: roadway. This is the location for street trees, stormwater planting areas and street furniture -- For retail frontages along Calle del Sol, setbacks such as benches, trash cans, bicycle racks, will be treated as spill-out zones where uses can street lighting and street signage. This zone spill out of the building in the form of furniture,
48 Tasman East Focus Area Plan DRAFT 09/24/18 PROPERTY LINE PROPERTY LINE
RIGHT OF WAY STREET LIFE ZONE (MINIMUM 4 FEET) (MINIMUM FEET) 5 5 TO 10 FT5 TO SETBACK, 10 SIDEWALK EASEMENT OR EXISTING PUBLIC UTILITY EASEMENT FT5 TO SETBACK, 10 SIDEWALK EASEMENT OR EXISTING PUBLIC UTILITY EASEMENT STREET LIFE ZONE (MINIMUM 4 FEET) CLEAR WALKWAY (MINIMUM 5 FEET) CLEAR WALKWAY (MINIMUM 5 FEET) BUILDING FACE PARKING + LOADING LANES (MINIMUM FEET) 7 TRAVEL LANES FEET)(MINIMUM 10 BIKE LANES BUILDING FACE
Figure 04-2-1 Street Zones
DRAFT 09/24/18 Tasman East Focus Area Plan 49 04.3 LICK MILL BOULEVARD
5 ft 5 ft 65ft WEST EAST 65ft
Intent WEST EAST Lick Mill Boulevard is a minor arterial boulevard that connects from the Montague Expressway to the south, currently terminating at Tasman Drive. The extension STEPBACK LINE STEPBACK SETBACK LINE LINEPROPERTY LINEPROPERTY SETBACK LINE of this boulevard by the City Place project, will add a LINE STEPBACK significant additional connection to Lafayette Street to the North of Tasman East.
e development of a high-quality environment for cyclists.
Standards (A) To the south of Calle De Luna, Lick Mill Boulevard will be 101 feet in width; narrowing to 86 feet in width north of Calle de Luna. 5 to 10ft 6ft 5ft 7ft 10ft 10ft 10ft 10ft 10ft 7ft 5ft 6ft 5 to 10ft setback clear street bike travel travel median/ travel travel bike street clear setback (B) Lick Mill Boulevard will be designed with street walkway life lane lane lane turn lane lane lane lane life walkway zones and lane configurations according to Figure 11ft 64ft 11ft 04-3-1 and Figure 04-3-2 for the street segment sidewalk curb-to-curb sidewalk 86ft north of Calle de Luna. right-of-way Figure 04-3-1 Lick Mill Boulevard Street Section: North of Calle De Luna
2nd Street
Calle Del Mundo
Lafayette Street
04-3-1
Calle Del Luna Calle Del Sol
L
i Tasman Drive c k M il l B oule vard
50 Tasman East Focus Area Plan DRAFT 09/24/18 SETBACK LINE PARK SETBACK P L 5 TO 10’
6’ CLEAR WALKWAY
5’ STREET LIFE ZONE
7’ BIKE LANE
10’ TRAVEL LANE
TRAVEL LANE 10’ 10’
TRAVEL LANE
10’ ROADWAY
10’ TRAVEL LANE
7’ BIKE LANE
5’ STREET LIFE ZONE
6’ CLEAR WALKWAY SETBACK
5 TO 10’ GREENWAY
Figure 04-3-2 Lick Mill Boulevard Street Plan: Between Tasman and Calle de Luna
DRAFT 09/24/18 Tasman East Focus Area Plan 51 04.4 CALLE DEL SOL
5 ft 5 ft
65ft 65ft WEST EAST
Intent Calle del Sol will be the main retail street of the Tasman East neighborhood, home to restaurants, cafes and neighborhood serving amenities that will support a STEPBACK LINE STEPBACK vibrant public life. It will be enhanced and made more LINE STEPBACK SETBACK LINE LINEPROPERTY LINEPROPERTY SETBACK LINE pedestrian-oriented, allowing the street to serve as a critical pedestrian link to the VTA Lick Mill Station. In addition to the existing street segment, Calle del Sol will be extended north of Calle de Luna, to connect to Calle del Mundo, creating a more complete street network.
Standards (A) The alignment and phasing of the northern segment of Calle del Sol will be determined based on the availability of land.
(B) North of Calle de Luna, Calle del Sol will be designed with street zones and lane configurations according to Figure 04-4-1 and Figure 04-4-2. 5 to 10ft 7ft 5ft 8ft 5ft 11ft 11ft 5ft 8ft 5ft 7ft 5 to 10ft setback clear street parking bike travel travel bike parking street clear setback (C) There are several options proposed for the segment walkway life lane lane lane lane lane lane life walkway of Calle del Sol between Tasman Drive and Calle de 12ft 48ft 12ft sidewalk curb-to-curb sidewalk Luna that accommodate different levels of vehicular 72ft capacity, see Figure 04-4-3 through Figure 04-4- right-of-way 8. The most appropriate option will be selected Figure 04-4-1 Calle Del Sol Street Section: North of Calle de Luna before adoption of this plan based on input from the Transportation Impact Analysis (TIA).
2nd Street
Calle Del Mundo
Lafayette Street
3-4-1 04-4-1 Calle Del Luna Calle Del Sol
L
i Tasman Drive c k M il l B oule vard
52 Tasman East Focus Area Plan DRAFT 09/24/18 SETBACK LINE P SETBACK L 5 TO 10’
7’ CLEAR WALKWAY STREET LIFE ZONE 5’
8’ PARKING & LOADING
5’ BIKE LANE
11’ TRAVEL LANE ROADWAY TRAVEL LANE 11’
5’ BIKE LANE
8’ PARKING LANE
5’ STREET LIFE ZONE
7’ CLEAR WALKWAY SETBACK 5 TO 10’
GREENWAY
Figure 04-4-2 Calle Del Sol Street Plan: North of Calle de Luna
DRAFT 09/24/18 Tasman East Focus Area Plan 53 5 ft 5 ft 65ft 65ft
5 ft 5 ft CALLE DEL SOL WEST EAST SOUTH OF CALLE DE LUNA (OPTION 1) STEPBACK LINE STEPBACK SETBACK LINE SETBACK LINE LINE STEPBACK SIDEWALK EASEMENT LINEPROPERTY EXISTING FACE OF CURB EXISTING FACE OF CURB LINEPROPERTY SIDEWALK EASEMENT
2nd Street
Calle Del Mundo
Lafayette Street 5 to 10ft 6ft 5ft 8ft 5ft 11ft 11ft 5ft 8ft 5ft 6ft 5 to 10ft setback clear street parking bike travel travel bike parking street clear setback walkway life lane lane lane lane lane lane life walkway
Calle Del Luna Calle Del Sol 11ft 48ft 11ft 04-4-3 sidewalk curb-to-curb sidewalk
L
i Tasman Drive c 60ft k M i ll Bo right-of-way ule vard Figure 04-4-3 Calle del Sol Section Option 1: Low Traffic Volumes, 2 Drive Lanes
Setback Line 5’ to 10’ Sidewalk Easement 6’ Property Line 5’ 5’ 8’ 5’ 11’ Tasman Drive Tasman 11’ 5’ 8’ Calle de Luna de Calle 5’
Property Line 6’
Sidewalk Easement 5’ 5’ to 10’ Setback Line
N
Figure 04-4-4 Calle del Sol Plan Option 1: Low Traffic Volumes, 2 Drive Lanes Note: Exact location of crosswalk to be aligned with ultimate location of greenways for enhanced pedestrian connectivity.
54 Tasman East Focus Area Plan DRAFT 09/24/18 5 ft 5 ft 65ft 65ft
5 ft 5 ft CALLE DEL SOL WEST EAST SOUTH OF CALLE DE LUNA (OPTION 2) STEPBACK LINE STEPBACK SETBACK LINE SETBACK LINE LINE STEPBACK SIDEWALK EASEMENT LINEPROPERTY EXISTING FACE OF CURB EXISTING FACE OF CURB LINEPROPERTY SIDEWALK EASEMENT
2nd Street
Calle Del Mundo
Lafayette Street 5 to 10ft 6ft 5ft 8ft 11ft 10ft 11ft 8ft 5ft 6ft 5 to 10ft setback clear street parking travel lane travel travel lane parking street clear setback walkway life lane with sharrow lane with sharrow lane life walkway
Calle Del Luna Calle Del Sol 11ft 48ft 11ft 04-4-5 sidewalk curb-to-curb sidewalk
L
i Tasman Drive c 60ft k M i ll Bo right-of-way ule vard Figure 04-4-5 Calle del Sol Section Option 2: Medium Traffic Volumes, 3 Drive Lanes
Setback Line 5’ to 10’ Sidewalk Easement 6’ Property Line 5’ 5’ 8’ 11’ Tasman Drive Tasman 10’ 11’ Calle de Luna de Calle 8’ Calle de Luna de Calle 5’
Property Line 6’ Sidewalk Easement 5’ 5’ to 10’ Setback Line
N
Figure 04-4-6 Calle del Sol Plan Option 2: Medium Traffic Volumes, 3 Drive Lanes Note: Exact location of crosswalk to be aligned with ultimate location of greenways for enhanced pedestrian connectivity.
DRAFT 09/24/18 Tasman East Focus Area Plan 55 5 ft 5 ft 65ft 65ft
5 ft 5 ft CALLE DEL SOL WEST EAST SOUTH OF CALLE DE LUNA (OPTION 3) STEPBACK LINE STEPBACK SETBACK LINE SETBACK LINE LINE STEPBACK SIDEWALK EASEMENT LINEPROPERTY EXISTING FACE OF CURB EXISTING FACE OF CURB LINEPROPERTY SIDEWALK EASEMENT
2nd Street
Calle Del Mundo Lafayette Street 5 to 10ft 6ft 5ft 12ft 12ft 12ft 12ft 5ft 6ft 5 to 10ft setback clear street travel travel travel travel street clear setback walkway life lane with lane lane lane with life walkway Calle Del Luna Calle Del Sol sharrow sharrow 11ft 48ft 11ft 04-4-7 sidewalk curb-to-curb sidewalk
L
i Tasman Drive c 60ft k M i ll Bo right-of-way ule vard Figure 04-4-7 Calle del Sol Section Option 3: High Traffic Volumes, 4 Drive Lanes
Setback Line 5’ to 10’ Sidewalk Easement 6’ Property Line 5’ 5’ 12’ 12’ Tasman Drive Tasman 12’ 12’ Calle de Luna de Calle 5’
Property Line 6’
Sidewalk Easement 5’ 5’ to 10’ Setback Line
N
Figure 04-4-8 Calle del Sol Plan Option 3: High Traffic Volumes, 4 Drive Lanes Note: Exact location of crosswalk to be aligned with ultimate location of greenways for enhanced pedestrian connectivity.
56 Tasman East Focus Area Plan DRAFT 09/24/18 [THIS PAGE INTENTIONALLY LEFT BLANK]
DRAFT 09/24/18 Tasman East Focus Area Plan 57 04.5 CALLE DE LUNA
5 ft 5 ft
65ft 65ft NORTH SOUTH
Intent Calle de Luna will serve as a critical pedestrian link between Great America Station and the Lick Mill VTA STEPBACK LINE STEPBACK SETBACK LINE SIDEWALK EASEMENT LINEPROPERTY LINEPROPERTY SIDEWALK EASEMENT SETBACK LINE stop, as well as a bicycle connection between Lick Mill LINE STEPBACK
Boulevard and Great America Station. Bike lanes and 6 ft 6 ft generous sidewalks will improve the street experience for pedestrians and cyclists.
Standards (A) A 6 foot sidewalk easement is required on both sides of the 60 foot right of way to widen the sidewalk and enhance the pedestrian experience.
(B) Calle de Luna will be designed with street zones and lane configurations according to Figure 04-5-1 and Figure 04-5-2.
5 to 10ft 7ft 5ft 8ft 11ft 10ft 11ft 8ft 5ft 7ft 5 to 10ft setback clear street parking travel travel travel Parking street clear setback walkway life lane lane lane lane life walkway 12ft 48ft 12ft sidewalk curb-to-curb sidewalk
60ft
Figure 04-5-1 Calle De Luna Street Section, looking east.
2nd Street
Calle Del Mundo
Lafayette Street
04-5-1
Calle Del Luna Calle Del Sol
L
i Tasman Drive c k M il l B oule vard
58 Tasman East Focus Area Plan DRAFT 09/24/18 PARK SETBACK LINE SETBACK
5 TO 10’ SIDEWALK EASEMENT P 7’ CLEAR WALKWAY L
5’ STREET LIFE ZONE
8’ PARKING & LOADING
11’ TRAVEL LANE
TRAVEL LANE ROADWAY 10’
TRAVEL LANE 11’
8’ PARKING LANE
5’ STREET LIFE ZONE
7’ CLEAR WALKWAY SETBACK PARK 5 TO 10’
Figure 04-5-2 Calle De Luna Street Plan
DRAFT 09/24/18 Tasman East Focus Area Plan 59 04.6 CALLE DEL MUNDO
5 ft 5 ft
65ft 65ft NORTH SOUTH
Intent Calle del Mundo will be a quieter, residential street that is lined on both sides by residential stoops and building entries. The setback will create a softer edge to the STEPBACK LINE STEPBACK sidewalk with terraces, steps, and planted areas that will LINE STEPBACK SETBACK LINE LINEPROPERTY LINEPROPERTY SETBACK LINE allow for a comfortable social distance between the street and residential units.
Dedicated bike lanes will provide a safe and convenient connection for cyclists through the site, connecting to Lick Mill Boulevard and Lafayette Street.
Standards (A) Calle del Mundo will be designed with street zones and lane configurations according to Figure 04-6-1 and Figure 04-6-2.
(B) Where turn lanes need to be added they shall replace parking lanes. 5 to 10ft 5ft 4ft 5ft 10ft 12ft 10ft 5ft 4ft 5ft 5 to 10ft setback clear street bike drive drive lane/ drive bike street clear setback walkway life lane lane turn lane lane lane life walkway 9ft 42ft 9ft sidewalk curb-to-curb sidewalk 60ft right-of-way Figure 04-6-1 Calle Del Mundo Street Section
2nd Street
04-6-1 Calle Del Mundo
Lafayette Street
Calle Del Luna Calle Del Sol
L
i Tasman Drive c k M il l B oule vard
60 Tasman East Focus Area Plan DRAFT 09/24/18 SETBACK LINE SETBACK P 5 TO 10’ L
5’ CLEAR WALKWAY
4’ STREET LIFE ZONE
5’ BIKE LANE
10’ TRAVEL LANE
ROADWAY
12’ TRAVEL LANE
10’ TRAVEL LANE
5’ BIKE LANE
4’ STREET LIFE ZONE
5’ CLEAR WALKWAY SETBACK 5 TO 10’
Figure 04-6-2 Calle Del Mundo Street Plan
DRAFT 09/24/18 Tasman East Focus Area Plan 61 04.7 STORMWATER MANAGEMENT
Intent are encouraged to coordinate stormwater design in The integration of stormwater management in public shared open spaces. open spaces lowers infrastructure costs, increases space efficiency, provides ecological benefits, and creates (E) Select a planting palette that will provide seasonal opportunities for public interaction. interest.
(F) Consider access to sunlight and drainage Stormwater areas should be designed amenities that requirements of selected trees and shrubs when function effectively and contribute aesthetically to locating and designing treatment areas; provide dry Image credit: Perkins + Will the site as a whole, integrating with the architecture season irrigation to ensure long-term plant heath. Raised planters can function as seating and streetscape design of the surrounding context. For example, raised planters can function as seating (G) Refer to the Santa Clara Valley Urban Runoff or stormwater treatment can be a feature within the Pollution Prevention Program’s reports and work pavement. products for materials, precedents, and methods.
Standards (H) Consider educational or interpretive signage near stormwater treatment areas, to educate the public (A) Select drought-tolerant plant species in the design about the benefits and processes of stormwater of stormwater treatment systems. treatment areas.
Guidelines Image credit: Perkins + Will (B) Creation of subdistrict stormwater management Stormwater treatment can be an educational opportunity areas is preferred over an approach that treats each space individually.
(C) Designed treatment systems such as bioswales, flow-through planters, permeable paving, and greenroofs should be utilized as part of a comprehensive approach to stormwater management.
(D) Developments with more than one building that include greenways and/or parks are encouraged to treat their stormwater management areas
in adjacent open spaces. Smaller parcels, if Image credit: Perkins + Will developed concurrently with neighboring parcels, Stormwater treatment can be a feature within the sidewalk.
62 Tasman East Focus Area Plan DRAFT 09/24/18 04.8 PAVING & LIGHTING
PAVING LIGHTING Intent Intent A hierarchy of paving materials helps to create clear Adequate lighting should be provided in all dedicated wayfinding and contributes aesthetically to the site as a open space and along all streets and greenways to ensure whole. clear wayfinding and safe pedestrian passage.
Standards Standards (A) All street paving shall meet City of Santa Clara (A) Parks that connect to the Guadalupe River or City Sidewalk Standards. Place shall include a lit pathway at all times.
(B) All control joints are required to be saw cut. (B) All lighting shall be Dark Sky compliant and utilize Image credit: Bega Lighting efficient lamping to reduce energy use. Bollard lighting allows for safe pedestrian passage without (C) For greenways, use concrete Pavers with Type 1 intruding light into residential units steel edging. Guidelines (C) In addition to existing cobra head street lighting, Guidelines pedestrian scale fixtures should be added as needed (D) The design of greenways should consider the to increase safety and activate retail areas for following: evening use.
-- Use special paving or accent materials to visually (D) Streetscapes should utilize shorter pedestrian scale connect with entry points, linear increments, or pole light fixtures to improve pedestrian experience, adjacent design or program. wayfinding, and safety. -- For visual continuity, continue paving patterns (E) Bollard lighting should be used to create a across differing conditions, such as pervious or consistent and safe passage through greenways at vehicular paving and permeable paving sections. all times. (E) Park paving should consider the following:
-- Use a combination of pavers and concrete that Consider how lane paving meets open space to mark circulation are unique to each park design. -- Meet greenways in a consistent way, using lane paving to clearly show circulation.
DRAFT 09/24/18 Tasman East Focus Area Plan 63 04.9 URBAN CANOPY
Intent Integration of new tree planting and landscape will enhance the urban forest at Tasman East and surrounding area. The urban forest plays important environmental and social roles: it cleans the air, absorbs rainwater, provides habitat and improves health and well-being. Tree planting also reduces the urban heat island effect by increasing shading. Irrigation will be provided by the City’s recycled water supply.
Standards (A) All trees shall be selected based on their location and criteria listed in Figure 04-9-1.
(B) All trees shall be planted in consideration of utility offsets.
(C) All selected trees shall conform to CalGreen water efficiency requirements. Image credit: Perkins + Will (D) Tree planting areas shall meet minimum soil Provide proper soil volume to allow trees to mature volumes as noted in Figure 04-9-1, and be assigned as per their mature size. Soil volume may be shared between trees co-planted in trench or large planter.
(E) Tree pits shall be a minimum of 4 feet by 6 feet and use planting or granite sets outside of critical root ball zone. Refer to tree box size in Figure 04- 9-1 when sizing to ensure sufficient growing space around root ball at installation.
Guidelines (F) Contiguous open planting areas and subsurface Silva Cells are encouraged to maximize soil volume Image credit: Perkins + Will for trees. Maximize shading to mitigate the heat island effect
64 Tasman East Focus Area Plan DRAFT 09/24/18 50-60’ 50-60’
40-60’
20-25’
PARK TREES STREET TREES CALLE DEL SOL TREES GREENWAY TREES
• Medium to large Evergreen or • Large Deciduous or Evergreen tree • Large Deciduous tree • Medium Deciduous or Evergreen deciduous tree based on sun/shade (50-60 feet tall at maturity) (50-60 feet tall at maturity) tree; Deciduous acceptable if other and location (40-60 feet tall at requirements are satisfied (20-25 • Minimum 48 inch box at installation • Minimum 48 inch box at installation maturity) feet tall at maturity) • Upright form with winter and • Rounded Form; showy bark • Minimum 48 inch box at installation • Minimum 36 inch box at installation summer interest; iconic seasonal • 25 foot spacing on center minimum • Upright/Arching or spreading, ornamental character in leaf or • Upright form; fine-textured canopy; graceful form, with special flower • Soil volume: 1200 cubic feet showy bark ornamental character • Spacing as uniform as possible • Tolerances: Full-sun to part-shade; • 25 foot spacing on center • Soil volume: 1200 cubic feet drought tolerant; with minimal root • Soil volume: 1200 cubic feet disruption at sidewalk • Soil volume: 900 cubic feet • Tolerances: medium wind tolerance; • Tolerant of full-sun to part-shade • Tolerances: Full-sun to part-shade; tolerant of full-sun to part-shade • Low water use conditions; healthy in paving, with drought tolerant; minimal root • Low water use minimal root disruption at sidewalk • Required species: Platanus x disruption of paving acerifolia ‘Columbia’; • Recommended species: Quercus • Low water use • Low water use agrifolia; Rhus lancea; Gleditsia • Recommended species: Platanus x • Recommended species: Arbutus triacanthos; Acer macrophyllum acerifolia ‘Columbia’; ‘Marina’; Lagerstroemia indica x Lyonothamnus floribundus fauriei ‘Natchez’; Geijera parviflora aspleniifolius; Aesculus x carnea ‘Briotii’
Figure 04-9-1 Urban Canopy Tree Selection
DRAFT 09/24/18 Tasman East Focus Area Plan 65 05 OPEN SPACE DESIGN GUIDELINES
05.1 Dedicated parkland Locations & Program 68 05.2 River District 70 05.3 Hill District 71 05.4 Bridge & Center Districts 72 05.5 Station District 73 05.6 Greenways 74 05 OPEN SPACE DESIGN GUIDELINES 05.1 DEDICATED PARKLAND LOCATIONS & PROGRAM
Intent Guadalupe River Trail. The character of this of visitors such as small children, adult athletes, The Tasman East open space system will be a network of connection is further outlined in the following skateboarders, dog owners, etc. Design program diverse neighborhood parks that offer a unique destination sections 05.2. components to accommodate flexible uses. and enhance the overall site environment. Open Spaces will be connected by greenways and pedestrian priority (D) Open spaces shall be generally flat; sloped areas (J) Park program should relate to adjacent land use, streets that complement and connect with the larger programmed with active uses can be considered for interior building program and building siting. North Santa Clara open space network, including the credit. Considerations for sun/shade, indoor/outdoor, public/ Guadalupe River Trail and the parks and paths provided at private should all be incorporated into the design of Guidelines City Place. open space and siting of buildings. (E) The open space network should provide a comprehensive array of passive and active Standards recreational opportunities. Each open space should (A) A) Open spaces shall be sized and located in have a unique identity that reinforces a diversity of districts according to Section 3.7 Open Space activities within the overall open space system. Framework. Parkland shall be dedicated and constructed in a proportional amount to a given (F) Potential program elements which may be used project’s district requirement prior to issuance of to create a unique park identity may include, but a certificate of occupancy, or temporary certificate are not limited to: dog park, exercise area, sport of occupancy. Developer shall have the option courts, games (i.e. bocce, etc), large natural area, of posting a bond or providing other security to playground, community garden or amphitheater. the satisfaction of the Director of Community Development if the construction of the new open (G) Sports courts, where they occur, should be designed space is not completed prior to temporary certificate to official sizes with required setbacks and safety of occupancy. fencing. Elements that require fencing should be sited in a way that does not negatively impact park (B) Parks and open spaces shall be designed to connect connectivity or visibility. with the network of greenways and streets that carry pedestrians through the neighborhood. See also (H) In addition to a signature program element, all open Section 05.06 for guidance on greenway design. spaces should accommodate passive uses such as reading, picnicking and gathering. (C) Grey arrow on Figure 05-1-1 indicates location where open space is encouraged to be designed (I) When siting park elements, consider types of to create vertical connection that navigates grade activity, periods of use or vacancy, availability of sun changes between River District and the adjacent or shade and the differing needs of a diverse range
68 Tasman East Focus Area Plan DRAFT 09/24/18 Avenue D
City Place
Guadalupe River Trail 2nd Street
Guadalupe River
HILL DISTRICT
Avenue C Lafayette Street Calle Del Mundo RIVER DISTRICT CENTER DISTRICT
Calle De Luna Calle Del Sol
Great America Station
BRIDGE DISTRICT STATION DISTRICT
Dedicated Open Space Ulistac Greenway Lick Mill Station Tasman Drive L ic Natural Area k Vertical Circulation M i ll To Be Implemented as Bou Development Occurs lev ard
City Easement N 0 100’ 250’ 500’ Site Boundary Figure 05-1-1 Open Space Locations
DRAFT 09/24/18 Tasman East Focus Area Plan 69 05.2 RIVER DISTRICT
Intent Guidelines The park in the River District will be the most expansive (D) The River district park should be designed to and natural neighborhood park in the Tasman East complement the adjacent Guadalupe River and neighborhood. Ulistac Natural Area.
Standards (E) The park should have larger contiguous soil volumes (A) The park shall maintain public access along to support long-lived canopy trees and diverse the riverfront and be designed to embrace the habitat. Guadalupe river as a central feature. (F) Plant selections should reinforce the native (B) Sloped walks, terraces, stairs and/or ramps for and surrounding ecology and promote habitat bicycle and pedestrian circulation shall be a key development. feature to connect across the grade change between the eastern edge of the site and the Guadalupe River (G) Ramps and stairs should be aesthetically pleasing as Trail. This will ensure that pedestrians and bicyclists well as functional. In bridging the grade change, the from the Guadalupe River Trail can access the Great elevated open space should open views back across America Station at the other end of Calle De Luna. the Tasman East neighborhood, up and down the river, and toward Levi’s stadium. More distant views (C) The park may also provide a public outdoor to Downtown San Jose and the Diablo Mountain amphitheater that can be used to host concerts, Range should be considered. Terraces direct views and provide an informal gathering space movies, and other public events.
Image credit: Perkins + Will
Passive trails along the riverfront Slides are one way to use grade changes to provide signature play opportunities
70 Tasman East Focus Area Plan DRAFT 09/24/18 05.3 HILL DISTRICT
Intent The Hill District park, could potentially connect the site and City Place’s proposed Second Street. Second Street connects northward and serves as an important bridge connection across Lafayette Street.
Guidelines (A) Ramps and stairs should be aesthetically pleasing as well as functional.
(B) Terraces along the grade change should be designed to serve as meeting points and visual landmarks. In bridging the grade change, the elevated open space should open views to Levi’s Stadium, the Guadalupe River and beyond. Image credit: Drew Kelly Seating and landscape enhances and diversifies the functionality vertical circulation (C) This park should include amenities to support the retail environment on Calle Del Sol such as flexible seating areas, social gathering spaces, play spaces and public art.
(D) Surrounded by development on two sides, this park should be designed to be protected from wind and down-drafts from buildings with strategic tree planting and thoughtful siting of passive programming.
Permanent game tables create a social gathering space A variety of soft and hard scape creates a varied and interesting experience
DRAFT 09/24/18 Tasman East Focus Area Plan 71 05.4 BRIDGE & CENTER DISTRICTS
Intent At the heart of the site, the parks in the Bridge and Center Districts will be a signature social element of the open space network. These parks are the ideal location for intimate neighborhood-serving amenities, because they are removed away from busy Lafayette Street and Tasman Drive, but are still a short walk from the retail at Calle Del Sol.
Guidelines (A) These parks can include a variety of landscaping treatments, and should feature urban plazas, tree-lined promenades, tot-lots, pocket gardens with seating areas and lawns.
(B) Hardscape plazas and lawns should provide flexible Image credit: dillondiersphotography Image credit: Carve, Amsterdam- project Osdorp Oever spaces to accommodate a range of activities for the The flexibility of a large lawn can allow for informal recreation like Play areas are one of many program uses in this park. community, such as movies picnics, and community group exercise classes events.
(C) The crossing at Calle de Luna should be designed to prioritize pedestrian safety and visibility using a raised tabletop intersection and warning lights.
(D) Surrounded by development on two or three sides, these parks should be designed to be protected from wind and down-drafts from buildings with strategic tree planting and thoughtful siting of passive programming.
The lawn can host community events like Flexible seating areas create a signature amenity movie screening
72 Tasman East Focus Area Plan DRAFT 09/24/18 05.5 STATION DISTRICT
Intent (B) Outdoor dining areas - either associated with The location and configuration of the open space in the restaurants or open seating - should support the Station District should be designed as an urban plaza to connection to retail at Calle del Sol. complement the gateway experience from the Lick Mill VTA Station and highlight this area as a center of activity (C) Plazas in this area should feature public art and for neighborhood residents, workers and visitors, see other elements that enhance social interaction. Figure 03-8-1. (D) Plazas should be designed to maximize sunlight Guidelines during the active hours of the day as well as (A) Station District Park should be one large plaza visibility and public access. or form a network of plazas that offer an urban social space for the neighborhood and enhance connections between transit, greenways, open space and the retail experience of Calle del Sol. Image credit: Jim Campbell, Scattered Light, Northern Spark 2011 Presented by Northern Lights.mn & Minnesota Museum of American Art Public art can be experiential
Image credit: Rehwaldt Landschaftsarchitekten Image credit: Perkins + Will Image credit: Perkins + Will Inviting play areas will attract families from Plazas should be nodes of activity within the block Urban plazas can host community events the neighboring communities
DRAFT 09/24/18 Tasman East Focus Area Plan 73 05.6 GREENWAYS 5 ft 5 ft
65ft 65ft
INTENT Greenways are public throughways that provide a fine grain of connections to subdivide large blocks. They will STEPBACK LINE STEPBACK LINE STEPBACK take advantage of code-required fire separation between buildings to create a variety of walking connections that provide a human-scaled pedestrian experience. Public access easements will be required for greenways to ensure that they remain public at all times. SETBACK LINE SETBACK LINE There is potential for sections of the same greenway to be EASEMENT GREENWAY LINEPROPERTY EASEMENT GREENWAY constructed by separate entities, therefore the standards and guidelines below ensure that greenways will be designed cohesively. 20ft fire clearance STANDARDS
(A) Greenways shall provide two distinct paths: a minimum 12 foot wide, paved, shared use path for pedestrians, cyclists, strollers, etc and a 6 foot wide dirt/decomposed granite path for walking and jogging. These paths can either be side by side or 4ft 6ft 8ft 12ft 5 to 10 ft separated by planted areas to count towards the 10- 5 to 10 ft landscape jogging landscape multi-use Setback Setback buffer path (DG) buffer path acre open space requirement. 15ft 15ft greenway greenway easement easement (B) Greenways shall provide a minimum 20 foot wide 30ft greenway easement access for emergency vehicles. This area can be combined partially planted as long as the planting can be Figure 05-6-1 Greenway Section driven over in case of emergency (i.e. grasses but not trees). (D) Greenways shall provide durable, low-maintenance (E) In the interim condition where only one half of a (C) Up to 30% of the surface area of a greenway may seating at intervals of 100 feet or less to create greenway is constructed at given phase, there shall be used for stormwater management. The remainder rest areas for pedestrians. Consider more frequent be a minimum 5 foot clear walkway provided. The of the surface area shall be used to create urban, seating for the comfort of people with limited interim design shall be created to anticipate a public spaces that provide opportunities for social mobility. Consider incorporating seating into other complete, cohesive design when finished. gathering. uses such as planters or stairs.
74 Tasman East Focus Area Plan DRAFT 09/24/18 (F) Greenways shall apply a consistent palette of (M) Greenways should use a consistent family of materials, paving, trees, lighting and street lighting fixtures. Lighting should be designed furnishings to ensure clarity and legibility of to limit light intrusion into residential units. the greenway network. See Section 4.9 for Consider feature lighting at important non- paving and lighting standards, and Section residential entrances. Also see Section 4.9 4.10 for tree selection guidance. Paving and Lighting for site-wide lighting guidelines. (G) Greenways shall be well-lit at night to ensure safety. (N) Create a rhythmic tree spacing based on mature size of species selected and the GUIDELINES spacing of lighting. See also section 4.10 (H) Greenways should have a diversity of plantings Urban Canopy for tree selection criteria. and stormwater treatment areas should be thoughtfully integrated into the overall design.
(I) Greenway connections to open space should be aesthetically consistent. Greenways will create an interesting and intimate experience for (J) Seating areas should have a variety of pedestrians and cyclists scales and be located at intervals along the greenways, branching off from the continuous pedestrian path. These spaces should be socially-oriented and connected to the main throughway with benches, planting and shade structures (where appropriate).
(K) At important intersections or gathering places, consider the use of catenary lighting and overhead tree canopies to create a sense of enclosure and scale while maintaining pedestrian through-traffic.
(L) Specify low-maintenance, durable street furnishings appropriate to adjacent uses and program. Landscape-enhanced Social seating areas pedestrian environment
DRAFT 09/24/18 Tasman East Focus Area Plan 75 06 BUILDING DESIGN GUIDELINES 06.1 Building Design 78 06.2 Bulk and Massing 80 06.3 Building Performance 84 06.4 Building Frontages 85
06.1 BUILDING DESIGN
BUILDING SCALE AND ORGANIZATION BUILDING FENESTRATION AND MATERIALS ROOFTOPS AND OUTDOOR AMENITY AREAS Intent Intent Intent The following guidelines are general guidance for Well-designed fenestration and high-quality materials Podiums of buildings should provide generous common architecture that is not monolithic, but appropriately are essential in establishing buildings that convey the spaces including usable rooftops or podium courtyards. scaled to create an interesting pedestrian experience, as qualities of durability and permanence. Rooftops of buildings should be considered a “fifth well as architecture where the building program is legible façade” that is designed to be viewed from taller and well-organized. Guidelines buildings. (E) Uninterrupted expanses of full-height glazing should Guidelines be avoided, including on towers. For example, Standards (A) Building design should use contrast and depth vertical piers, horizontal balconies, or spandrel (K) In order to encourage the creation of usable outdoor to reinforce massing or programmatic changes. panels can be used to break up expanses of glazing. space, balconies or stoops that are a minimum For example, where the tower meets the podium, of 36 square feet in area and have a minimum building entries and building common areas are all (F) Design the façade and cladding to be sustainable, dimension of 5 feet in any direction shall be allowed logical locations for notches, reveals, and changes in provide thermal comfort, give access to daylight, 25% of area credit toward the TEFA open space materiality. Buildings should generally be articulated minimize glaring reflections, and protect interior requirement. with smaller scaled elements toward the base of spaces from glare. the building, and larger, more volumetric elements Guidelines (G) High quality materials should be used at the toward the middle and top of the building. (L) Courtyards should be designed as welcoming pedestrian zone, with a preference for materials common spaces, incorporating the individual patios (B) Residential buildings should express the scale and that are tactile and durable and reflect the natural of adjacent podium level units, or common indoor proportion of individual residential units through quality of the material such as brick, stone, wood, amenities where appropriate. the use of balconies, expression of floorplates, and and tile. recesses and projections. (M) Courtyards should feature both paved and planted (H) Avoid superficially applied finish materials. Where areas. Planted areas must have adequate soil (C) The streetwalls of buildings should be modulated surface materials are used, ensure they turn the volume to support mature plant growth, see section with insets, notches, and larger scale projections corner and express an appropriate depth. For 03.7. that create shadow lines, conveying a sense of example, if brick tile is used, corners should be clad volumetric depth and modulation, and to reduce the in corner pieces with an appropriate thickness, as (N) Courtyards should be designed to integrate any apparent building mass; opposed to miter joints. functional elements such as skylights, photovoltaic panels and shading devices elegantly into the design (D) The lower floors of buildings should be more highly (I) The use of locally sourced and sustainable building of the space. articulated with elements such as bay windows, materials is encouraged. inset doorways, terraces, vertical piers, and other (J) Particular attention should be paid to the quality of design elements that reinforce a human scale. window detailing.
78 Tasman East Focus Area Plan DRAFT 09/24/18 MECHANICAL EQUIPMENT Intent Screening for mechanical equipment should be incorporated into overall architectural character of the building.
Standards (O) To avoid noise and air quality impacts on open space areas, mechanical ducts or vents, with the Image credit: Perkins + Will exception of residential kitchen and bathroom vents, Express the scale and proportion of individual residential units shall not be located adjacent to areas designated for through the use of balconies, vertical notches or projections and contrasting materials or changes in fenestration. courtyards or common activity areas. Image credit: DSDHA, Luca Miserocchi Materials should express their natural qualities. (P) Rooftop mechanical equipment greater than 4 feet in height shall be screened in an enclosure that also considers views from above. All screening should be at least of equal height to the mechanical equipment that it screens.
(Q) Where possible, vents for grease and garbage shall be exhausted at the roof level or to an alley.
Guidelines (R) The location of ducts, vents, and other appurtenances should be integrated into the building design. Where used, fresh air intake grills or exhaust ducts shall be incorporated into wall cladding or fenestration design and should not be conspicuous.
(S) Carefully consider the wind direction when composing the roofscape, and organize all
mechanical equipment to minimize visibility. Image credit: Perkins+Will Image credit: Perkins+Will Where used, fresh air intake grills or exhaust ducts shall be The tower should be designed to come to (T) All other mechanical equipment or outdoor storage incorporated into wall cladding or fenestration design and shall ground in a way that reinforces the human areas should be screened with architectural detailing not be recognizable. scale at the sidewalk. equivalent to that of the rest of the building. DRAFT 09/24/18 Tasman East Focus Area Plan 79 06.2 BULK AND MASSING
Intent Standards (E) The streetwall shall be varied and articulated to The experience of a place is shaped by the aesthetic (A) Long, undifferentiated buildings that span an entire create interest and diversity of experiences, forms and scale of its buildings, the character and scale of the block can create a monotonous urban environment. and materials along public ways. Variety is purposely street and the relationship between the two. A sense of In order to create a more interesting and walkable sought in order to avoid repetitive or over-sized enclosure of the street makes the street feel like a series public realm, individual buildings should ideally buildings and provide visual interest. of urban rooms with a consistent ‘streetwall,’ see Section be no longer than 300 feet in length. For those 03.8. buildings that are longer than 300 feet in length (F) In order to create visually appealing towers, ensure a building notch shall be provided on the podium that they do not appear monolithic or bulky, and to Tall buildings are an opportunity to mark the location of starting at the street level, for the entire height of minimize shadow and wind impacts of towers on the key site features and, when treated with appropriate detail the façade, to break up the massing. The building public realm, the following bulk controls apply: and groundfloor use, can also enhance the public realm. notch shall have a minimum dimension of 40 feet in -- The maximum building envelope footprint shall width and 15 feet in depth not exceed 12,000 square feet (with Director of (B) The maximum height on the site shall comply with Community Development discretion to approve the Federal Aviation Administration (FAA) 220 feet projects that provide greater articulation for mass above grade height limit. The height limit for the reduction including reduced floor plates for the site is inclusive of all vertical building elements upper stories, and higher quality of building including tower tops. Where reasonable exemptions materials to have a maximum building envelope from FAA height limits are sought, unoccupied footprint of up to 15,000 square feet). vertical projections may extend beyond the height -- The maximum tower plan length is defined as limit up to 40 feet. the greatest dimension parallel to the longest side of the building at any level of the tower (C) The maximum height of the base of a tower building above the base of the building. The maximum shall not exceed 85 feet. Any portion of a building tower plan dimension shall not exceed 230 feet greater than 85 feet in height shall be considered a for buildings between 86 and 140 feet in height; tower and subject to tower bulk controls. the maximum tower plan dimension shall not exceed 160 feet for buildings above 141 feet (D) Starting at 65 feet, buildings shall be articulated in height, unless a shift in plane of at least 15 with a 5-foot average stepback from the streetwall, feet in depth or at least 15 degrees from the including building recesses and protrusions, for original plane is provided at a maximum of 140’ a minimum of 50% of each building frontage. in length, in which case the maximum tower plan Balconies and other architectural elements such as dimension shall not exceed 200 feet. louvers are permitted in the recesses.
80 Tasman East Focus Area Plan DRAFT 09/24/18 Low-Rise Mid-Rise High-Rise
Up to 65 feet facing streets 66 - 85 feet facing streets and Building Element 86 - 220 feet and greenways greenways
Average of 5 feet from Average of 5 feet from Stepback streetwall for a minimum of streetwall for a minimum of N/A 50% of frontage 50% of frontage
Maximum Floor Plate Area N/A N/A 12,000 square feet
230 feet for buildings between 86 and 140 feet in height
The maximum tower plan dimension shall not exceed 160 feet for Maximum Plan Length N/A N/A buildings above 141 feet in height, unless a shift in plane of at least 15 feet in depth or at least 15 degrees from the original plane is provided at a maximum of 140’ in length, in which case the maximum tower plan dimension shall not exceed 200 feet.
Maximum Apparent Face Length 80 feet 80 feet 140 feet
3 feet change in plane for at 3 feet change in plane for at least 15 feet in the horizontal least 15 feet in the horizontal Change in Plane or Notch 4 feet change in plane for at least 12 feet in the horizontal dimension dimension, or 3 feet wide by 5 dimension, or 3 feet wide by 5 feet deep notch feet deep notch
Minimum distance between the closest building points of two towers is Tower Separation N/A N/A 60 feet, measured from the nearest tower faces, see Figure 06-2-2
Figure 06-2-1 Bulk and Massing Guidelines
DRAFT 09/24/18 Tasman East Focus Area Plan 81 60’ 60’ 60’
Y No overlap of long facades.
Figure 06-2-2 Distance Between Towers
Maximum Apparent Face Maximum (140’ max) tower height (220’ above Change grade) Stepback above in plane the streetwall 12’ x 4’ (average of 5’)
Maximum streetwall height (65’ on streets, greenways, and other easements) Setback (5’to10’)
Notch (min 3’ x 5’)
Streetwall Figure 06-2-3 Bulk Controls modulation (80’ max) 82 Tasman East Focus Area Plan DRAFT 09/24/18 (G) Broad or long tower facades shall be broken into (J) These massing changes shall relate to the overall narrower apparent faces, adding visual relief in the building design, design of the tower, and to other bulk of the façade and creating shadow lines which prominent building elements such as fenestration add articulation, depth, and scale. Tower floorplates patterns and building entries. shall comply with the following maximum apparent face standards: (K) The tops of towers are highly visible elements which are identifiable from a distance and contribute to a -- All towers with floorplates over 10,000 square larger site identity and project skyline. Tower tops feet are limited to a maximum apparent face of should use the following approaches; 140 feet, after which there is a required change in plane of at least 12 feet in the horizontal -- Tower tops should be shaped with wall plane dimension by a minimum of 4 feet in depth. extensions and other non-habitable elements, A notch is not considered a change in plane. and should be designed to allow for building differentiation and architectural expression. -- Buildings that have rounded facades or faceted planes that can show that the maximum -- There should be a relationship between the apparent face and change in plane meet the design of the base of the building and tower intent of this bulk reduction will satisfy this which gives a sense of the tower touching the requirement. ground. -- Changes in plane shall be accompanied by a -- A similar palette of materials, colors and change in material and/or fenestration. fenestration should continue from upper building to base building, so as to create a unified (H) To preserve views and privacy for tower occupants, composition. planar faces of towers shall be separated one from another. The minimum distance between the closest (L) The massing of buildings can impact street building points of two towers is 60 feet, measured level microclimates, making for a comfortable or from the nearest tower faces, see Figure 06-2-2 for uncomfortable pedestrian experience. Consideration examples of how this may be achieved. should be given to how the building’s massing might impact the public realm, private and semiprivate Guidelines outdoor spaces, particularly in terms of shadow and (I) To modulate the streetwall, every 80 feet horizontal wind. or less, use either: a change in plane of at least 3 feet in the horizontal dimension combined with a change in material or fenestration; or a vertical notch of at least 3 feet depth and 5 feet width, combined with a change in material or fenestration. See Figure 06-2-3.
DRAFT 09/24/18 Tasman East Focus Area Plan 83 06.3 BUILDING PERFORMANCE
Intent (E) West- and south-facing facades should be designed In addition to the performance targets listed in Section to balance solar access with the need to control heat 3.9, buildings are encouraged to seek high levels of gain. performance relative to energy, water use, carbon reductions and waste diversion for buildings regarding (F) Where building roofs are free of solar panels or more sustainable choices. other sustainability infrastructure, they should be designed to include systems such as vegetated Standards roof covers, plants and roofing materials with high (A) Buildings shall provide “solar ready” infrastructure albedo surfaces in order to reduce heat island effect such as solar panel standoffs, conduit and roof and slow rainwater runoff. water spigots that minimize the cost and effort of adding solar capacity at a later date, as per the (G) Whenever possible, incorporate visible elements of A residential roofscape should be considered a “fifth facade”. California Green Building Standards Code. sustainability – such as green roofs, shading devices or photovoltaic panels – into the fabric of the building, so as to make visible the building’s energy Guidelines saving features. (B) Buildings should be designed with operable windows and vents that allow for natural ventilation of (H) Provide interpretive signage to explain the features the building in case of power outages in extreme of the building which promote sustainability, weather events. and to educate visitors and occupants how their behavior can make an impact on overall building (C) Buildings that allow for natural ventilation reduce performance. energy consumption for heating and cooling and provide a higher-quality indoor environment. Consideration should be given to optimizing floorplates and unit layouts to allow for cross- ventilation.
(D) Buildings should be designed to maximize the use of daylighting for all inhabited interior spaces in Sustainable timber used as a visible green design element. order to provide a high quality indoor environment, reduce overall energy consumption and reduce exposure to artificial lighting which can negatively impact human health.
84 Tasman East Focus Area Plan DRAFT 09/24/18 PL FRONTAGE 18’ MIN. OCCUPIED ZONE HABITABLE SPACE
3’
A
B
C
3’-0”
D
06.4 BUILDING5 to 10ft FRONTAGES
RESIDENTIAL BUILDINGS: ALLOWABLE SETBACK PROJECTIONS PL PL FRONTAGE 18’ MIN. OCCUPIED FRONTAGE 5’ to 10’ SETBACK ZONE HABITABLE SPACE ZONE 3’ 3’ PROJECTION MINIMUM BUILDING ELEMENT DEPTH HIEGHT
A Enclosed Building Area 3’ at least 12’ Unenclosed Building Area 3’ at least12’ A A Architectural Elements 2’ at least 8’ B Signage 3’ at least 10’ LEVEL Lighting 3’ at least 10’
ABOVE SIDEWALK B Canopies & Awnings 8’ at least 10’ B B MIN. C Stairs, Stoops, Patios, Full depth of 24 to 48 C 15’-0” Terraces, and Planted setback inches C
LEVEL Areas 5 to 10ft SIDEWALK 3’-0” D Garages, Basements Full depth of NA 3’-0” setback D D GRADE BELOW 5 to 10ft
5 to 10ft 5 to 10ft
RESIDENTIAL BUILDINGS: ALLOWABLE SETBACK PROJECTIONS MIXED USE BUILDINGS: ALLOWABLE SETBACK PROJECTIONS
Figure 06-4-1 Allowed projections in setbacks5’ for to mixed-use 10’ SETBACK and residential buildings 5’ to 10’ SETBACK
PROJECTION MINIMUM SETBACKS (B) The followingBUILDING ELEMENT building elementsDEPTH are allowedHIEGHT to -- Building signage and lighting may project up Intent project horizontally into the setback zone at the to 3 feet and must be at least 10 feet above A Enclosed Building Area 3’ at least 12’ Building setbacks create a transitional zone between the followingUnenclosed dimensions Building Area and at certain3’ heights at least12’ above sidewalk grade; building face and the sidewalk, where retail uses can spill sidewalkArchitectural grade, Elements as listed below 2’and illustratedat least in8’ -- Canopies and awnings may project up 8 feet and B Signage 3’ at least 10’ out or residential users can experience public life at a LEVEL Figure 06-4-1. must be at least 10 feet above sidewalk grade; comfortable social distance. Lighting 3’ at least 10’ ABOVE SIDEWALK -- BEnclosedCanopies & orAwnings unenclosed building8’ areaat may least 10’ -- Steps, stoops, terraces and patios may project up Standards project up to 3 feet, at a height of at least 12 to the full depth of the setback and may be up to C Stairs, Stoops, Patios, Full depth of 24 to 48 (A) All building frontages shall be set back between 5 feetTerraces, above and sidewalk Planted grade;setback inches 48 inches in height; and and 10 feet horizontally from the property line or LEVEL Areas 5 to 10ft SIDEWALK -- Architectural elements such as cornices and -- Planting beds may project up to the full depth of sidewalk easement or existing 5-foot public utility shadingD Garages, devicesBasements may projectFull depth up of to 2 feetNA and the setback and may be raised up to 48 inches easement as illustrated in Figure 06-4-1. must be at least 8 feet abovesetback sidewalk grade; above sidewalk grade. GRADE BELOW 5 to 10ft
DRAFT 09/24/18 Tasman East Focus Area Plan 85 GROUND FLOOR RETAIL AND ACTIVE USES GROUND FLOOR LIVE/WORK Intent Intent Ground floor retail and other active uses enliven and Live/work spaces are often preferred by artists, therapists, activate streets, enhancing the public interface between GROUND FLOOR RESIDENTIAL architects and other types of creative or service-related the buildings and the sidewalk. See section 03.5 for more Intent industries. Because they are often designed as a loft- on active use. Residential stoops create a social edge to a neighborhood style or townhome unit with the ground floor space as the street. When set back by a small distance and vertically public-facing part of the unit, they are a good option for a Standards above the sidewalk grade, they can also ensure privacy at sidewalk-level use that actively engages the public realm (A) Ground floor retail is required along the Calle Del a comfortable social distance for a residential unit. and allows for more visibility while also adding to the Sol frontages indicated in Figure 03-5-3. range of available housing types. Standards (B) Retail facades must be at least 75 percent (A) Where units are located at the ground floor, at least Standards transparent between 2 feet and 12 feet above 50% of units on each frontage must be individually (A) All live/work units shall be individually accessed sidewalk grade; all other non-residential active use accessed from the sidewalk via stoops, side yards or from a street or greenway. facades must be at least 50 percent transparent other means. between 2 feet and 12 feet above sidewalk grade. (B) Because live/work units are meant to be public- (B) Stoops that face public rights of way shall be set at facing, they should be entered at-grade and are not (C) To ensure ground floor retail spaces that will create least 24 inches above sidewalk grade. required to be elevated above sidewalk level. a fine-grain scale at dimensions that will feasibly support retail tenants, retail frontages shall comply (C) Stoops shall have a minimum 5 foot landing depth (C) Live/work units must be at least 50 percent with the following dimensions and requirements: with room for a table and chairs to provide an transparent between 2 feet and 10 feet above opportunity for residents to engage in the social life sidewalk grade. -- Minimum ground floor height shall be 15 feet of the street. from floor to floor; (D) Each live/work doorway or entry shall be recessed Guidelines from the building façade by at least 2 feet in depth. - - Retail spaces must be at least 30 feet deep; (D) Doorways that are moderately inset provide visual however, depths of up to 60 feet are preferable; relief and articulation on the façade and focus Guidelines -- On Calle del Sol, individual retail frontages shall attention on the active areas of the building. Each (E) Live/work residences should be designed to orient not be more than 80 feet wide; 15 to 30 feet is residential doorway or entry should be recessed from the nonresidential portions of the unit toward the preferable to create a finer grain of activity along the building façade or provide a projecting overhead street or greenway. the street. covering of at least 2 feet in depth. (F) In setbacks, use planting to create a sense of Guidelines (E) Areas between stoops should be planted and can be separation of the frontage from the public realm and (D) Retail frontages should maintain clear lines of sight an opportunity to provide stormwater management lend a visual identity to individual doorways. into the retail spaces; for example shelves or signs elements. should not be placed in front of windows such that a pedestrian walking by cannot see into the space.
(E) Retail is encouraged along Tasman Drive and Calle de Luna Street frontages, as well as at Riverside Park corners at Lick Mill Boulevard, at a 30 foot minimum depth.
86 Tasman East Focus Area Plan DRAFT 09/24/18 MAX 3’ MAX 3’ MAX 3’ PROJECTIONS PROJECTIONS PROJECTIONS RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL
Sig� Sig� RETAIL Sig� RETAIL RETAIL
LIVE / WORK RESIDENTIAL MINMUM 15’ MINUMUM 15’ LIVE / WORK
LIVE / WORK MINMUM 15’ MINUMUM 15’
24” MINMUM 15’ MINUMUM 15’ RESIDENTIAL RESIDENTIAL 24” ABOVE 24” ABOVE SIDEWALK ABOVE SIDEWALK SIDEWALK
PARKING PARKING PARKING 5 to 10’ 5 to 10’ FURNITURE 5 to 10’ SETBACK SETBACK ZONE VARIES SETBACK 5 to 10’ 5 to 10’ FURNITURE 5 to 10’ 5 to 10’ 5 to 10’ FURNITURE SETBACK 5 to 10’ SETBACK ZONE VARIES SETBACK SETBACK SETBACK ZONE VARIES SETBACK
Ground Floor Retail Ground Floor Residential Ground Floor Live/Work and Neighborhood Light Industrial Figure 06-4-2 Ground Floor Sections
DRAFT 09/24/18 Tasman East Focus Area Plan 87 GROUND FLOOR NEIGHBORHOOD LIGHT INDUSTRIAL Intent Maker spaces at the ground floor of a building contribute a unique identity to an urban neighborhood, allowing people to see and experience where goods are made firsthand. Much like a farmer’s markets connect consumers to the people who grow their food, urban manufacturing connects consumers to the people who make the products they use in their everyday lives. Examples of urban manufacturing are urban wineries and breweries, chocolate-makers, coffee roasteries, furniture- makers, print-makers and jewelery-makers.
Most urban “makers” require spaces that have similar venting, electricity, and gas needs to a typical retail space. There are a few exceptions to this: coffee roasteries require extra venting and urban wineries require
Image credit: San Francisco Giants Image credit: Perkins + Will additional drainage. Active edges allow for indoor uses to spill out and activate A stoop with a small setback and planting creates a the public realm. comfortable social distance from the street. Standards (A) The minimum ground floor height shall be 15 feet clear from floor to ceiling for ease of stacking goods, or to allow for a mezzanine office.
(B) Light industrial ground floor spaces shall be a minimum of 20 feet in depth and at least 35 feet in one dimension; however, depths of 60 feet are preferable.
(C) Light industrial ground floor facades shall be at least 65 percent transparent between two feet and twelve feet above sidewalk grade.
Guidelines (D) Light industrial frontages should feature large doors such as roll-up or sliding doors which will allow for stacked goods and large equipment to be more easily moved in and out of the spaces. Image credit: Perkins + Will Image credit: SF Made High ground-floors heights allow for live-work units. Production uses should incorporate a retail aspect to invite customers in to activate the space.
88 Tasman East Focus Area Plan DRAFT 09/24/18 PARKING AND LOADING FRONTAGES -- Where possible, access for parking and loading Intent shall be grouped together to limit the number of Parking and loading are necessary uses for a building, curb cuts. but where they dominate a frontage, they need to create a (D) To ensure pedestrian safety at corners, parking entries pleasant and inviting pedestrian experience. and loading bays shall not be located within 25 feet of the corner of a building. Standards (A) Driveway access shall be designed to clearly prioritize (E) Exposed structured parking at the street level shall pedestrians, according to the following requirements: not be permitted on any façade facing a public right- of-way or greenway. -- Driveway crossings shall maintain the elevation of the sidewalk; (F) In order to ensure surveillance and safety for parking -- Driveway aprons shall not extend into the clear garage frontages, a minimum of 75 percent of the pedestrian clear walkway where cross slopes length of the total street, greenway, or open space- are limited to a maximum of 2 percent; steeper facing frontage of an above-grade parking structure driveway slopes are permitted in the furnishing shall be lined with active ground floor spaces such and edge zones of the streets; as residential unit stoops, lobbies, community rooms or other equivalent use. In no instance shall any -- The dimensions and design of parking entry parking garage frontage be less than 25% active and exit points shall be coordinated with the uses. The remaining facade length shall be mitigated requirements for stormwater treatment areas and with landscaping, artwork or high-quality, durable street trees; and materials. -- Curb cuts shall not be allowed on greenways or open spaces. (G) The maximum distance for a blank wall of an above- ground garage is 150’. (B) Parking entries and loading docks may be located on any frontage except those facing Calle del Sol, where Guidelines maximum one curb cut per side of street per block (H) Gates for parking garages should be visually shall be allowed. transparent for an increased sense of safety brought by higher visibility between the street level and the (C) Off-street parking entries and loading docks shall be interior parking garage. designed according to the following criteria: (I) Parking entries and stairways linking parking -- Parking garage entries shall be no wider than 25 structures to public ways should be attractive, well-lit linear feet; and secure. -- Loading docks shall be no wider than 25 linear feet; (J) Half-level openings or ventilation grill work should be designed to the same level of architectural detail as the rest of the building. -- Transformer doors shall be limited to 12 feet of frontage; and
DRAFT 09/24/18 Tasman East Focus Area Plan 89 07 IMPLEMENTATION 07.1 Funding, Financing, and Implementation 92 07.2 Phasing & Thresholds 99 07.3 Project Administration 101 07.4 Capital Improvements 102
07.1 FUNDING, FINANCING, AND IMPLEMENTATION
TASMAN EAST INFRASTRUCTURE COST ESTIMATES BY MAJOR CATEGORY OF IMPROVEMENT, 2017
CATEGORY 2010 INTRODUCTION AND APPROACH The Tasman East Specific Plan specifies new public Streets infrastructure and amenities required to support the Streetscape Improvements $8,255,000 emergence of a walkable, transit-oriented district with residential and retail uses. This section outlines a Roadway Connection Modifications $975,650 strategic approach to selecting and implementing funding Utilities sources for constructing these public improvements. The first part of the strategy identifies major projects Street-Specific Utility Improvements $3,939,000 and their costs, followed by an overview of funding and Primavera Pump Station Relocation $1,300,000 financing sources/mechanisms applicable to the projects. This section concludes with a description of the next Offsite 16-inch Potable Water Main $1,365,000 steps for determining final public and private funding Parks and Open Space responsibilities and mechanisms. Construction of New Parks Costs will vary MAJOR PROJECTS AND COSTS The public infrastructure and amenity improvements identified in this Specific Plan fall into three primary FUNDING SOURCE CATEGORIES AND EXAMPLES categories of streets, utilities, and parks and open space. As described earlier, the street and utility improvements CATEGORY EXAMPLES are estimated to cost a total of approximately $16 million Developer Contributions Development Standards (in 2017 nominal dollars) for construction, excluding land and demolition costs. CEQA Mitigations
The Tasman East Specific Plan will also require ongoing Impact / In-Lieu Fees funding for operation and maintenance costs associated Negotiated Agreements with new infrastructure, amenities, and general population growth. Examples include street maintenance, park City Resources General Fund maintenance, police and fire services, general government Capital Improvement Program services, and administrative costs for implementation of the Specific Plan and any Transportation Demand User Fees Management programs. Outside Grants Regional, State, and Federal Grants District-Based Tools Assessment District Community Facilities District Enhanced Infrastructure Finance District
92 Tasman East Focus Area Plan DRAFT 09/24/18 FUNDING AND FINANCING SOURCES AND MECHANISMS Implementation of the Tasman East plan will also require for traffic mitigation, sanitary sewer, storm drain, and A spectrum of potential funding sources and mechanisms more detailed studies and an ongoing management parks, but may also choose to establish fees unique to exist for implementing the improvements identified in process involving the City, developers/property owners, the Specific Plan Area through a nexus study. the Tasman East Specific Plan. This section describes and local utility providers. This process is described • Negotiated Agreements: Community benefits are these sources and mechanisms and their potential uses in more detailed following this description of funding developer contributions that exceed the baseline in Tasman East. In many cases, multiple funding sources sources. features required under development standards, will need to be combined to pay for specific projects. Developer Contributions: environmental mitigation measures, and impact fees. Community benefits agreements can be negotiated Although the terms “funding” and “financing” are often • Development Standards: Each new development with developers individually, but the existence of used interchangeably, there is an important distinction project will contribute to the Specific Plan’s multiple major developers in Tasman East creates an between the two terms. “Funding” typically refers to a implementation by meeting requirements regulating opportunity to craft a negotiated agreement with these revenue source such as a tax, fee, or grant that is used each project’s land uses, height, density, bulk, parking developers simultaneously. to pay for an improvement. Some funding sources, such requirements, on-site circulation, on-site open space, as impact fees, are one-time payments, while others, street frontage improvements, and other requirements such as assessments, are ongoing payments. “Financing” specified in the Specific Plan. These standards are involves borrowing from future revenues by issuing bonds adopted in the City’s zoning ordinance and must be or other debt instruments that are paid back over time satisfied in order for a project to be granted approval. through taxes or fee payments, enabling agencies to pay • Reimbursement Agreements: If a developer is required for infrastructure before the revenue to cover the full cost to provide additional infrastructure capacity or of the infrastructure is available. amenities to serve the entire district, a reimbursement agreement can be established to receive payments Funding for improvements in Tasman East will come from later developers who benefit from these early from a mix of developer contributions (both required improvements. and negotiated), city resources, outside grants, and district-based “value capture” mechanisms. The funding • CEQA Mitigations: As a requirement of approval under responsibilities for private developers and the City are the Specific Plan Environmental Impact Report, clear in some instances – for example, developers must developers may be required to contribute to mitigation meet minimum development standards requirements measures, such as off-site traffic mitigation. and pay citywide impact fees for infrastructure. However, • Impact / In-Lieu Fees: Impact fees are one-time funding many of the infrastructure improvements in fees imposed on new developments to pay for Tasman East – improvements that are necessary to improvements and facilities that either serve the new support the higher-density growth mutually desired development or reduce the impacts of the project on by the City and developers – will require negotiations the existing community. Fee revenues cannot be used with developers and property owners to clarify funding to fund existing deficiencies in infrastructure. The responsibilities and to establish new mechanisms. City of Santa Clara already has citywide impact fees
DRAFT 09/24/18 Tasman East Focus Area Plan 93 City Resources: Outside Grants: District-Based “Value Capture” Tools: • General Fund: General Fund revenues include property Various federal, state, and regional grant programs Land-based financing tools are typically associated with tax, sales tax, transient occupancy tax, and other distribute funding for public improvements. Because grant new real estate development to generate benefit-based revenues that are primarily used to pay for ongoing programs are typically competitive, grant funds are an special assessment revenues or property tax revenues municipal services and operations. Both the General unpredictable funding source, and the City of Santa Clara to finance improvements through bond repayment or Fund and the Capital Improvement Program are likely must remain vigilant in applying for grants to implement paying for improvements over time. District-based tools to be needed to fund the Specific Plan’s highest- the Specific Plan. Unique grant funding opportunities provide a stable revenue stream while ensuring that priority infrastructure improvements. may become available due to Tasman East’s designation properties benefitting from improvements also contribute as a priority development area and its inclusion of high- to those public investments. The following table describes • Capital Improvement Program (CIP): Infrastructure capacity transit service. the three primary types of district-based funding and projects identified in the Specific Plan are candidates financing tools. Note that assessment districts and for inclusion in the City’s Capital Improvement community facilities districts primarily capture additional Program. funding from private entities, while the enhanced • User Fees: User fees and rates include the fees infrastructure financing district reinvests growth in public charged for the use of public infrastructure or goods. property tax revenues within the district. It may be possible to use a portion of user fee or rate revenue toward financing the costs of new infrastructure, but user fees are unlikely to be a major source of funding for implementation of the Specific Plan.
94 Tasman East Focus Area Plan DRAFT 09/24/18 SUMMARY OF MAJOR DISTRICT-BASED VALUE CAPTURE TOOLS
FUNDING TOOL DESCRIPTION USES CONSIDERATIONS
Requires majority vote of paying stakeholders. Increases costs and risk for paying stakeholders. Stakeholders need to perceive a clear benefit for Additional assessment against a range of themselves. participants, depending on the type of Impacts paying stakeholders' overall ability to support district and relative benefit received. Most useful for funding ongoing Special Assessment Districts other taxes, fees, and community benefits. Examples include: Landscaping and operations and maintenance. Little financial risk to the City or public agencies; Lighting District, Community Benefit could lead to increased tax revenue based on private District, Business Improvement District. reinvestment. Additional City staff time to administer districts could offset some gains.
Requires approval of 2/3 of property owners (by land area) if there are fewer than 12 registered voters residing in the district. Infrastructure improvements, Boundaries can include non-contiguous parcels. Additional assessment on property, levied development of public Fees can be proportionally subdivided and passed on to Community Facilities District and varied based on a selected property facilities, ongoing operations future property / home owners. characteristic (excluding property value). and maintenance. Increases costs and risk for landowners and homeowners if fees dissuade buyers or reduce achievable sales prices. Impacts paying stakeholders' overall ability to support other taxes, fees, and community benefits.
Formation does not require a local vote, but bond issuance requires a vote of 55 percent of landowners by area if there are fewer than 12 registered voters residing in the Infrastructure improvements, Diverts a portion of future General Fund district. Enhanced Infrastructure development of public property tax revenues generated within the Does not cost individual property owners additional fees Financing District facilities, affordable housing district to help fund infrastructure projects. and taxes. development. Does not divert revenues from schools. Reduces future General Fund revenues by restricting use of the district's future property tax revenue growth.
DRAFT 09/24/18 Tasman East Focus Area Plan 95 IMPLEMENTING THE INFRASTRUCTURE IMPROVEMENTS The goal of the short-term actions is to ensure that district-based funding tool. The envisioned growth in Tasman East represents a the City and private property owners/developers share 5. Identify projects requiring partnerships with other long-term, ongoing generator of operating revenues for a clear understanding of who is paying for different implementing agencies/organizations. Several Santa Clara; an analysis of fiscal impacts to the City’s improvements, and to lay the groundwork for establishing infrastructure projects – particularly utilities projects General Fund found that Tasman East is likely to generate new funding/financing tools. – are likely to require partnerships with other significant net revenue due to increases in assessed agencies, such as Santa Clara Valley Water District 1. Establish an ongoing City management structure and values. Growth will also help the City of Santa Clara and Silicon Valley Power. The City must identify staffing resources for Specific Plan implementation: accommodate desired housing increases in a format and required partnerships to lay the groundwork for later The City should ensure adequate staff resources and setting that encourages fewer automobile trips on the construction and to explore funding and financing decision-making authority are in place to proactively City’s roadways. options. undertake implementation of the Specific Plan Achieving these fiscal, housing, and transportation and achieve the General Fund revenue increases 6. Complete a detailed public facilities financing plan. benefits will require new infrastructure and amenities resulting from growth in Tasman East. The plan would identify precise cost estimates for improvements, phasing of improvements, allocation identified in this Specific Plan. Some infrastructure items 2. Establish a reimbursement fee for Specific Plan and of costs between public and private entities, and a need to be constructed or initiated in the early stages of EIR creation, adoption, and ongoing implementation detailed funding and financing plan. transformation to support future population densities and costs. A reimbursement fee will ensure developers avoid missed opportunities for land acquisition. Thus, the contribute toward the City’s costs of implementing Mid-Term Actions: Tying to Development Activity City must play an active role in these early investments, the Specific Plan. These fees are enabled under “Mid-term actions” should occur as development activity while ensuring that each development project contributes Section 65456 of the California Government Code. commences. These actions focus on establishing new its fair share toward capital and operating costs. funding/financing tools, commencing the first phases of 3. Engage with developers and property owners to construction of public improvements, and ensuring that The following implementation strategy outlines the evaluate the potential creation of district-based developers build agreed-upon development-related and process for delivering the infrastructure and programs funding mechanisms for infrastructure construction site-specific improvements. High priority should be given necessary to support Tasman East’s growth. The actions and operations. As shown in the following section, to acquiring any land needed for later infrastructure and are incorporated in the larger Implementation section of a variety of district-based funding mechanisms can parks projects. Major actions include: this plan. be applied to the infrastructure and/or operations and maintenance costs of public facilities in Tasman 1. Establish district-based funding mechanisms, as Short-Term Actions: Immediate Steps East, each with unique considerations for use and determined in prior actions. The City, property “Short-term actions” should be undertaken immediately approval. Many of these tools require a vote of local owners, and developers should establish agreed- upon adoption of the Tasman East Specific Plan. These property owners, and may take time to study and upon district-based funding mechanisms, including actions include determining more detailed costs of area approve. any impact fees, voter approvals, and enabling improvements, establishing the specific legal mechanisms legislation. 4. Identify any infrastructure projects that will to fund development and implementation of the Specific require funding sources beyond those required as 2. Pursue partnerships for implementation with other Plan itself, and engaging with developers active in Tasman a development standard or CEQA mitigation. These agencies/organizations, as determined in the short- East to determine funding/financing responsibilities. infrastructure projects will require use of a public or term actions.
96 Tasman East Focus Area Plan DRAFT 09/24/18 INFRASTRUCTURE IMPROVEMENTS AND APPLICABLE FUNDING SOURCES IN THE TASMAN EAST SPECIFIC PLAN AREA
DEVELOPER CONTRIBUTIONS DISTRICT-BASED MECHANISMS CITY RESOURCES OUTSIDE SOURCES
CEQA Capital Assessment Other Regional, Development Mitigations Impact / In- Negotiated General Improvement User District (LLD, CFD EIFD State, and Standards of Project Lieu Fees Agreements Fund Program Fees PBID, CBD) Federal Grants IMPROVEMENT CATEGORIES Impacts Funds Streets and Sidewalks Major intersection and street X X X X X X X X construction Additions of new streets X X X X X X X X New intersections at new streets X X X X X X X X X Streetscape enhancements: widened sidewalks, landscaping, X X X X X X X X X lighting, street furniture Parks and Open Space Acquisition of land for parks and X X X X X X X plazas Construction of new parks and X X X X X X X plazas Land Use Desired ground floor uses X X Utilities District-wide utilities X X X X X X X improvements On-site utilities improvements X X X X X X School X X X X X
DRAFT 09/24/18 Tasman East Focus Area Plan 97 Long-Term and Ongoing Actions “Long-term and ongoing actions” should occur over time as development proposals are submitted, outside grant funding opportunities arise and growth generates new needs.
1. Negotiate development agreements as development applications are received. The City should negotiate development agreements to ensure major development projects contribute their fair share toward community benefits and infrastructure needs. 2. Pursue grant funding opportunities, as available and applicable. The City should continuously monitor and pursue state, regional and local grant funding opportunities as they emerge. 3. Establish a Transportation Management Association. As growth occurs, a Transportation Management Association may be necessary to address shared parking and transportation needs in Tasman East.
98 Tasman East Focus Area Plan DRAFT 09/24/18 07.2 PHASING & THRESHOLDS
Avenue D Guadalupe River Trail
City Place
2nd Street Guadalupe River
Lafayette Street
Although it is not possible to accurately predict if and Calle Del Mundo when each of the individual properties within Tasman Calle Del Soil East will redevelop, it is reasonable to assume, given the shared intentions of various property owners and stakeholders/developers, that the first phase
of transformation is likely to include most of the Calle Del Luna perimeter properties (except the data center near Great America Station Tasman Drive and Lafayette Street and the strip mall facing Tasman Drive), including the “loop” roads of Calle De Luna and Calle Del Mundo. See “Figure 07-2-1 Phase One Diagram”. Lick Mill Boulevard Ulistac Lick Mill Station Natural Area Phase two will include redevelopment of the “island Tasman Drive N properties”, should that occur, extension of Calle Del Figure 07-2-1 Phase One Diagram Sol, and relocation of the Primavera Pump Station
Avenue D Guadalupe River Trail
and cell towers which are affected by the Calle Del Sol City Place extension “Figure 07-2-2 Phase Two Diagram.” 2nd Street Guadalupe River The Lick Mill Boulevard extension between Tasman
Lafayette Street Drive and City Place 2nd Street will be contingent on
the City Place development schedule. Calle Del Mundo Calle Del Soil
Calle Del Luna
Great America Station
Phase One Phase Two
Site Boundary Lick Mill Boulevard
Ulistac Lick Mill Station Natural Area Tasman Drive N Figure 07-2-2 Phase Two Diagram. DRAFT 09/24/18 Tasman East Focus Area Plan 99 OPEN SPACE Each landowner/developer will be responsible for construction and dedication of their parkland contribution. The City will take on maintenance of the parks.
CALLE DEL SOL EXTENSION The extension of Calle Del Sol between Calle De Luna and Calle Del Mundo is not anticipated until triggered by development on the central block. The extension will require partial dedication of two properties, the relocation and/or undergrounding of the Primavera Pump Station, and the relocation of one cell tower, located towards the rear of the property facing Calle De Luna. The cost of these improvements will need to be shared among all owners intending to redevelop their properties. A mechanism for contributing to the necessary funds will be negotiated by City of Santa Clara staff.
LICK MILL BOULEVARD EXTENSION The construction of Lick Mill Boulevard by the Related Companies is required as a mitigation measure for the development of City Place. If the implementation of Lick Mill Boulevard, or some temporary alternative, is required by Tasman East prior to the date of intended implementation by City Place, further negotiations with the Related Companies will be required.
100 Tasman East Focus Area Plan DRAFT 09/24/18 07.3 PROJECT ADMINISTRATION
TASMAN EAST SPECIFIC PLAN ADOPTION procedures are intended to promote development in The Planning Commission shall hold a public hearing with accordance with the Tasman East Specific Plan concept, proper public notice, and issue a report on its findings policies, and guidelines, as well as any other applicable and recommendations to the City Council on the following City ordinances and standards. In particular, proposals applications for approval: 1) the Tasman East Specific shall meet the development standards and substantially Plan, which shall legally function as a Specific Plan conform to the design recommendations as set forth in the applicable to properties addressed herein; 2) a General Tasman East Specific Plan. Plan Amendment, involving revisions to both text and land use diagram in order to achieve consistency with the ADDITIONAL APPLICANT APPROVALS Tasman East Specific Plan; and 3) a Zone Change and Further approvals may be required for a development Zoning Text Amendments that will maintain consistency project to move forward. In particular, it is anticipated and support implementation of the Tasman East Specific that subdivision approvals may accompany an applicant’s Plan. Subsequently, the City Council shall hold a proposal. public hearing to consider the Commission’s report and • Subdivision Approval: Approval of any proposed approvals. The Tasman East Specific Plan and General Subdivision Map shall be in accordance with Plan Amendment shall be adopted by Resolution, while procedures adopted by State Law and the Santa Clara the Zone Change and Zoning Text Amendments shall be City Code (Chapter 17.05). The subdivision of property adopted by ordinance. shall be consistent with the intent and requirements of TASMAN EAST SPECIFIC PLAN AMENDMENT the Tasman East Specific Plan, and other applicable Modification to the Tasman East Specific Plan shall be regulations and standards. subject to the same procedures as described for Plan • Use Permits: Application for a Use Permit shall be adoption, including a public hearing and recommended processed in accordance with the City of Santa Clara action by the Planning Commission, and a public Zoning Ordinance (Chapter 18.110). Additionally, hearing and approval by resolution by the City Council. approval of a Use Permit shall be consistent with the Amendments to the Tasman East Specific Plan shall be intent and requirements of the Tasman East Specific analyzed for consistency with the General Plan and Zoning Plan, and other applicable regulations and standards. Ordinance, and may require corresponding amendments to those documents.
ARCHITECTURAL REVIEW All development projects within the Tasman East Specific Plan Area shall be subject to Architectural Review in accordance with the procedures described in Chapter 18.76 of the Santa Clara Zoning Ordinance. These
DRAFT 09/24/18 Tasman East Focus Area Plan 101 07.4 CAPITAL IMPROVEMENTS
ESTIMATED PROPOSED CONDITIONS capacity upgrades with the development in the Project are required to accommodate a 10-year design storm Wastewater Facilities Area. and post-development flow rates cannot exceed pre- In order to document the utility infrastructure development flow-rates, on a project by project basis. anticipated for the preferred Land Use Plan, Since Tasman East’s location being close to the conceptual infrastructure demands for wastewater downstream terminus of the City’s sewer system, the Stormwater quality must be met on a project by project were developed based on the land uses presented increased flows from the site will likely not trigger basis as the plan area redevelops. New developments in the general plan. This method correlates with the hydraulic capacity upgrades in the downstream system. that create or replace more than 10,000 square feet of Sewer Master Plan Updated 2001 and calculated As the SSMPU does not include hydraulic performance impervious surface must comply with Provision C.3 of flow model as closely as possible. Additionally, actual information on elements of the system where the Municipal Stormwater Permit (MRP) and with the existing sewer generation rates were estimated based deficiencies were not discovered, the information California State Water Board. Santa Clara Valley Urban on historic water usage. Wastewater generation rates provided by the SSMPU does not provided sufficient Runoff Pollution Prevention Program (SCVURPPP) were assigned to each existing land use based on rates information as to whether any of the pipes downstream has published a “C.3 Stormwater Handbook” that published in the Sanitary Sewer Master Plan Update, from the Tasman East are near their hydraulic capacity. assists developers with ways in which they can meet Final Report, dated April 2016. No adjustment were local municipal and State regulations through the use Existing sewer piping with the Tasman East is made for future conservation measures which may of Low Impact Design (LID) strategies. Commonly predominantly 12-inch vitrified clay pipe (VCP). We reduce expected demands by customers. accepted measures include such treatment methods as anticipate that the existing piping is adequately sized bio-retention basins and flow-through planters, as well Assigning the water consumption rates shown in and will not need to be upsized in increase capacity. as green roofs. Both individual project level as well Table 1 to the existing Land uses, the daily rates of as regional level storm water management programs Storm Drainage Facilities generation are estimated as shown in Table 2. In total, should be implemented to achieve overall storm water The storm drainage infrastructure within the project existing sewer generation for the plan area is estimated quality compliance. plan area is owned, operated and maintained by to amount to be approximately 0.75 Million Gallons the City of Santa Clara. The city is responsible for per Day (MGD) at full build-out, which is nearly The Tasman East is developed land with high maintaining its drainage infrastructure within public 4-times higher than the estimates based on current percentages of impervious areas that direct storm rights-of-way. Specifically, the City is responsible for land use, and double the estimate (0.336 MGD) water runoff directly into the public storm drain protecting citizens and businesses from flooding and included in the Sanitary Sewer Master Plan Update infrastructure with little to no retention or treatment. responding to mandates imposed at the Federal, State (SSMPU) (Table 3). As projects are implemented that comply with the and Regional levels. The Clean Water Act is at the MRP requirements, it is anticipated that the overall As mentioned in the Existing Conditions Section, the Federal level, while the State Water Resources Control percentage of impervious surface within the Plan Rabello and Northside Pump Stations are estimated in Board and Regional Water Quality Control Boards act Area will likely decrease, so additional mitigations for the SSMPU to operate at capacity in 2035. Because via the Porter-Cologne Act and support Federal and storm water peak flow conveyance, either additional Tasman East will be contributing new flows to those State regulations. detention, or upsizing of existing conveyance facilities, pumps, new developments within Tasman East may other than what has already been discussed, is not The city’s development policies address storm drain need to contribute to upgrades to those pump stations. anticipated to be needed with new development. pipe design for capacity and quality. Storm drains The Primavera Pump Station within Tasman East is are to be sized per the current Santa Clara County operating far below its capacity and will not need Drainage Manual approved in 2007. Storm drains
102 Tasman East Focus Area Plan DRAFT 09/24/18 TABLE 1: EXISTING CONDITIONS: SEWER GENERATION/WATER DEMAND (BASED ON EXISTING ZONING)
LIGHT INDUSTRIAL SEWER GENERATION* WATER DEMAND** *Assumes 0.15 gpd/SF (per the City of Santa Clara Sanitary Sewer Master Plan Update, April 2016, Table AC MGD gpd 2-1), Assumes 0.5 FAR for Light Industrial Zoning Designation Totals 48 0.157 164,657 **Assumes water demand is 105% of wastewater generation
TABLE 2: EXISTING CONDITIONS: SEWER GENERATION/WATER DEMAND (BASED ON HISTORICAL WATER USE) ***Assumes residential units are half townhouse or condominiums at 175 gpd/DU and half are apartments JANUARY - APRIL JANUARY - APRIL 2014 AVERAGE WATER AVERAGE SEWER DEMAND at 154 gpd/DU 2013 WATER USE WATER USE DEMAND **** From water usage file received from City of Santa HCF***** HCF***** gpd MGD Clara on 13 May 2016
Totals 6,196 5,862 37,581 0.036 *****Hundred Cubic Feet
****** 40 units per acre and 175 gpd/unit
TABLE 3: CURRENTLY PROJECTED CONDITIONS: SEWER GENERATION/WATER DEMAND (BASED ON 2035 GENERAL PLAN) HIGH DENSITY SEWER GENERATION ****** WATER DEMAND** WATER DEMAND RESIDENTIAL
AC MGD gpd Acre-Ft/Year Totals 48 0.336 352,800 395
TABLE 4: CURRENTLY PROJECTED CONDITIONS: SEWER GENERATION/WATER DEMAND (BASED ON 2035 GENERAL PLAN)
SEWER SEWER WATER DEMAND WATER DEMAND RESIDENTIAL RETAIL GENERATION TOTAL (SEWER) TOTAL (WATER) TOTAL (WATER) GENERATION *** ** ** ****
Units MGD gpd SF MGD gpd MGD gpd Acre-Ft/Yr Totals 4,500 0.740 777,263 120,000 0.012 12,600 0.752 789,863 885
DRAFT 09/24/18 Tasman East Focus Area Plan 103 Potable Water Supply is likely undersized for the estimated future fire flow including onsite electrical underground substructure Study Area water demand, assuming a build-out of requirement of 4,000 gallons per minute (gpm) for required to provide power. The costs for residential 4,500 residential units and 120,000 SF of retail space 4-hours. units are assessed per the City’s Municipal Fee is estimated at 885 Acre-Ft / Year, which exceeds the Schedule, per unit. Commercial loads, house meter 395 Acre-Ft / Year that would have been assumed The hydraulic model that the City utilizes to evaluate loads and garage are per 1,000 volt amps (KVA). had the UWMP used the 2035 General Plan directly the water system should be checked assuming a for its forecasting. The forecasting methodology required fire flow of 4,000 gpm for 4-hours. For Telecommunications considers several different elements, such as future budgeting purposes, we recommend assuming that AT&T typically provides service to a “Minimum Point conservation programs and natural replacement of less either a new storage tank and booster pump be located of Entry” (MPOE) for a single building on each parcel. water efficient processes with more efficient processes, in or near the development, or approximately 3,000 They will serve multiple buildings as desired by among others. lineal feet of 12-inch water main be upsized to 16- each applicant, but at the applicants’ cost, typically. inch in Lafayette Street. For underground services, the applicant is typically Potable Water Infrastructure responsible for trenching and installation of AT&T’s Tasman East is approximately 1/2 –mile northeast of Recycled Water conduits. a turnout on the Bay Division Pipelines of the Hetch- Recycled water can be appropriate for developments Hetchy delivery system, adjacent to which, the City with large non-potable water demands, including Comcast conduits are typically installed by Comcast’s maintains 9 Million Gallons of storage. There is a irrigation and toilet flushing. New 6-inch recycled contractors in a trench provided by the applicant. 12-inch main in Lafayette Street along the western water mains extending throughout Tasman East would Site Utility Infrastructure project frontage that extends from a system of 16-inch be sufficient for this use provided the system is looped The Plan proposes new, narrower street sections whose trunk mains near the water storage facility. Another 12- Gas Facilities curb alignments and trees will conflict with existing inch main enters Tasman East from Tasman Drive into As each development project within Tasman East utility alignments within the Plan Area. The budget Calle Del Sol that is extended from Lick Mill Boulevard applies to PG&E for new gas service, PG&E will should accommodate relocating all underground to the southeast and, presumably, another Turnout evaluate the gas demands on a case by case basis in utilities in the Plan Area, to meet City, SVP and other to the Hetch-Hetchy delivery system near where Lick order to design and bill the gas facilities installations utility providers’ standards for utility separations. Mill crosses the Bay Division Pipeline right-of-way respectively. PG&E can provide cost estimates for each (approximately .5-miles south of the Lick Mill and development based on the particular application for Tasman intersection). service they receive. It is anticipated that the system of 12-inch water Electrical Facilities mains within Tasman East is adequate to serve the Any offsite frontage underground structure potable water and fire suppression needs of higher improvement will be the responsibility of developer(s) densities. The 12-inch main in Lafayette from the west
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DRAFT 09/24/18 Tasman East Focus Area Plan 105 08 APPENDIX 08.1 Existing Conditions 108 08.2 Market Analysis 118 08.3 Infrastructure Report 138
08.1 EXISTING CONDITIONS
Tasman East is a 46.1-acre industrial neighborhood Table 08-4-1 Modal Split for Commuting Trips in northern Santa Clara that spans west-east from Lafayette Street to the Guadalupe River and north- MEANS OF TRANSPORTATION TO WORK TASMAN EAST CENSUS TRACT (%) US AVERAGE (%) south from 2nd Street to Tasman Drive along Calle Del Mundo and Calle De Luna. Immediately to the north Car, truck or van 92.5 86.0 of Tasman East, Santa Clara City Place is a approved Public Transportation 2.8 5.1 240 acre multi-phased, mixed-use development that includes 9.16 million square feet of office buildings, Bike 1.4 N/A retail and entertainment facilities, residential units, and hotel rooms as well as surface and structured Walking 0.0 2.8 parking facilities. Work from home 2.6 4.4
EXISTING LAND USE Other 0.6 1.8 The current zoning for the site is ML: Light Industrial which allows for uses such as manufacturing, processing, repairing, and storing products. Consistent land may want to remain light industrial for the Next to the stadium is a regional soccer park which is with the zoning, the current buildings on site are foreseeable future, and even transfer their land to well-used by families across the city of Santa Clara. generally warehouses with associated surface parking future light industrial users. and rear-yard storage areas. There is also currently a The Guadalupe River runs along the eastern edge of data center at the south-west corner of the site, and Other uses that are currently on the site are a City- the site and also marks the boundary between Santa a cluster of office buildings at the south-east corner owned sewer lift station and an easement along the Clara and San Jose. The area surrounding the TEFA of the site, and a few dining establishments facing toe of the Guadalupe River levee, which is owned and is home to a mix of high-density housing and office Tasman Drive. maintained by the Silicon Valley Water District, and parks, most notably the Cisco and Samsung campuses operates as a public drainage channel. which front onto Tasman Drive. As described in the Introduction, the purpose of this Focus Area plan is to bring this area into conformance The area surrounding the site is a diverse patchwork of Some smaller parcels have already been assembled with the General Plan policy that this transit-oriented uses, including the approved City Place development into larger properties by land owners who are interested site become an opportunity to develop high-density which will replace the current golf course to the east in developing high density residential, while other housing with direct walking access to many community and north of the site. Directly south of the site are owners are interested in continuing to run industrial amenities and a robust transit network. the Kathryn Hughes Elementary School and several operations, or lease to industrial tenants. The fact that residential neighborhoods, including a mix of single these smaller parcels in the center of the site may be Through implementation of this Focus Area Plan, the family houses, attached townhomes, and medium more difficult for a developer to assemble presents zoning will be updated from ML: Light Industrial to density mid-rise apartments. some opportunities unique to the Tasman East transit residential, which allows for a high density neighborhood, which can be supported and protected residential neighborhood with a mix of uses at the Diagonally south-east of the site is Levi’s Stadium, a by this plan. ground floor. relatively recent addition to the neighborhood, built in 2014 which hosts the 49ers football team as well The policy for this transition takes into consideration as many other large-scale events throughout the year. the likelihood that existing owners of light industrial
108 Tasman East Focus Area Plan DRAFT 09/24/18 Figure 5.2-1 Land Use Diagram
Phase I: 2010-2015 LA F 237 A Very Low Density Residential YETTE SCVWA
ST CLARAVTA Low Density Residential Figure 5.2-1 TA LIG N H Land Use Diagram A T S RA Phase I: 2010-2015 LA I F L 237 A Medium Density Residential Very Low Density Residential FUTUREYETTE CITY
ST RAVT Low Density Residential A CLA A L PLACE T IGH AN T S RA High Density Residential Medium Density Residential IL High Density Residential Guadalupe DR
Neighborhood Comme r cial Y
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P DR Kathryn Hughes L Community Commercial I C
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K UNION HOPE Community Mixed Use P GREA L Community Commercial GREAT I Regional Mixed Use PACIFIC 49ers C K
Public/Quasi Public RR A RD STADIUM EXPWY M GNEW AGUE C M A T IL I I S MON L Regional Comme r cial S GREATI O BL High R N V C O LLEGE D E AMERICA BLVD Parks/Open Space
M Neighborhood Mixed Use Light Industrial A DR Heavy Industrial 101
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Santa Clara Station Area VD VE A SCOTT Downtown Core Community Mixed Use BLVD N Figure 08-1-1Approv ed/NotGeneral Constructed Plan land use GREA CENTRAL EXPWY WERS
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and Pending B Projects 2010 PACIFIC Regional Mixed Use CENTRAL EXPWY DRAFT 09/24/18Open Space - Tasman East Focus Area Plan 109 (with new development 1) Caltrain Station CALTRAIN New Neighborhood Retail W ALSH AVE
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K B VE IE A L Y L VD Santa Clara Station Area B 880 L V OGA D T
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STEVENS CREEK BLVD Revised: November 16, 2010 EXISTING TRANSIT NETWORK Figure 08-4-1 summarizes the mode split of commuter trips for residents living in the Census Tract where Tasman East is located. Compared to the national average, people living in this area rely heavily on automobile as their major mode of transportation for commute trips. Public transportation and active travel modes (bike and walking) make up approximately 4.2% of all commuting trips.
The existing regional transit operations near Tasman East are shown in Figure 08-1-1. Bus, light rail, 237 passenger rail, and public and private shuttles are all accessible from Tasman East via Great America Station and Lick Mill Station. Tasman East is less than
10-minutes walking distance to Great America Station BAYPOINTE and 5-minutes walking distance to Lick Mill Station. CHAMPION GREAT AMERICA Figure 08-1-1 summarizes the existing transit service TASMAN STATION LICK MILL by route serving the Lick Mill and Santa Clara-Great American stations. VIENNA GREAT AMERICA
OLD IRONSIDES Altamont Commuter Express (ACE) and Amtrak Capitol REAMWOOD RIVER OAKS Corridor Great America Station is located on Lafayette Street below the Tasman Drive overpass, and is served by ACE Rail and Capitol Corridor transit routes. Eight ORCHARD private shuttle services provide connections to specific final destinations. The Station is the busiest on the ACE Rail Route, which links Stockton and San Jose. Alighting data shown in Figure 08-1-1 indicates that the station is also popular on the Capitol Corridor transit route, which links San Jose and Sacramento. Tasman East Focus Area VTA Santa Clara Valley Transit Authority (VTA) ACE Lick Mill Station is located on Tasman Drive directly Amtrak east of the intersection with Calle Del Sol, and is City Boundary 101 N Figure 08-1-2 Existing Transit
110 Tasman East Focus Area Plan DRAFT 09/24/18 served by Santa Clara Valley Transit Authority (VTA) Table 08-1-1 Existing Transit Service By Route Light Rail Mountain View-Winchester line. VTA provides light rail, bus, and paratransit service to Santa Clara AVERAGE ANNUAL PEAK County, including the City of Santa Clara. Light rail ROUTE OPERATING HOURS WEEKDAY BOARDINGS HEADWAY trains operate at 15-, 20-, and 60-minute frequencies, FOR ENTIRE ROUTE depending on the time of day. VTA bus routes generally Santa Clara Valley operate between 5:00 a.m. and 1:00 a.m. on weekdays Transportation Authority (VTA) – Light Rail 902 5:10 AM – 12:40 AM 15 mins 13,330 and 6:00 a.m. and 12:30 a.m. on weekends. Santa Clara Valley Transportation Authority (VTA) – Bus 7:10 – 9:50 AM 140 60 mins 166 4:20 – 7:10 PM 200 11:09 PM – 12:16 AM 45 mins 11 6:45 – 9-30 AM 330 30 mins 175 4:17 – 7:22 PM Amtrak 3,890 Amtrak Capitol Corridor 6:55 AM – 8:35 PM 90 mins 4,040 Altamont Corridor Express (ACE)3 6:15 – 9:00 AM 5,100 ACE 60 mins 3:50 – 6:50 PM 5,020 Shuttles 6:15 – 9:20 AM 220 Gray Shuttle: 822 60 mins 3:40 – 6:40 PM 266 6:15 – 9:05 AM 117 Green Shuttle: 823 60 mins 3:40 – 6:40 PM 127 6:15 – 9:15 AM 101 Orange Shuttle: 824 60 mins 3:40 – 6:40 PM 114 6:15 – 9:20 AM 136 Purple Shuttle: 825 60 mins 3:40 – 6:40 PM 147 6:15 – 9:10 AM 188 Red Shuttle: 826 60 mins 3:40 – 6:40 PM 245 6:15 – 9:15 AM 194 Yellow Shuttle: 827 60 mins 3:40 – 6:40 PM 276 6:15 – 9:15 AM 155 Brown Shuttle: 828 60 mins 3:40 – 6:40 PM 175 6:15 – 9:20 AM 129 Violet Shuttle: 831 60 mins 3:40 – 6:40 PM 163
DRAFT 09/24/18 Tasman East Focus Area Plan 111 EXISTING BICYCLE NETWORK Class III Bikeway (Bike Route): Bike routes provide • Lick Mill Boulevard The California Department of Transportation (Caltrans) enhanced mixed-traffic conditions for bicyclists • Avenue A codifies four distinct classifications of bikeways through signage, striping, and/or traffic calming with California Assembly Bill 1193 and the Highway treatments, and to provide continuity to a bikeway • City Place Parkway Design Manual (Chapter 1000: Bikeway Planning and network. Bike routes are typically designated along • 2nd Street Design). Each bikeway class is intended to provide gaps between bike trails or bike lanes, or along low- • Tasman Drive bicyclists with enhanced riding conditions. Bikeways volume, low-speed streets. Bicycle boulevards provide offer various levels of separation from traffic based on further enhancements to bike routes to encourage slow • Lafayette Street traffic volume and speed, among other factors. The speeds and discourage non-local vehicle traffic via four bikeway types and appropriate contexts for each traffic diverters, chicanes, traffic circles, and/or speed are detailed below. tables. Bicycle boulevards can also feature special wayfinding signage to nearby destinations or other Class I Bikeway (Bike Path): Bike paths provide a bikeways. completely separate right-of-way and are designated for the exclusive use of people riding bicycles and Class IV Bikeway (Separated Bikeway): Separated walking with minimal cross-flow traffic. In general, bikeways, also referred to as cycle tracks or protected bike paths are along corridors not served by streets or bikeways, are bikeways for the exclusive use of bicycles where sufficient right-of-way exists to allow them to be which are physically separated from vehicle traffic. constructed away from the influence of vehicles. Class Separated bikeways were recently adopted by Caltrans I Bikeways can also offer opportunities not provided by in 2015. Types of separation may include, but are not the road system by serving as both recreational areas limited to: grade separation, flexible posts, or physical and/or desirable commuter routes. barriers.
Class II Bikeway (Bike Lane): Bike lanes provide Existing bicycle facilities near Tasman East are shown designated street space for bicyclists, typically in Figure 08-1-3. There are existing Class I bicycle adjacent to the outer vehicle travel lanes. Bike lanes paths along the Guadalupe River and San Tomas include special lane markings, pavement legends, and Aquino Creek. Proposed Class I bicycle paths will signage. Bicycle lanes are generally five to six feet extend along Avenue C and City Place Parkway within wide. Wider lanes are desirable on roadways with high the planned City Place development. Class II bicycle traffic volumes and/or high vehicle travel speeds. Bike paths currently serve the area along Old Mountain lanes may be enhanced with painted buffers between View-Alviso, Great America Parkway, and Lafayette vehicle lanes and/or parking, and green paint at Street (south of Calle De Luna). Class II bicycle paths conflict zones (such as driveways or intersections). are proposed for the following streets:
112 Tasman East Focus Area Plan DRAFT 09/24/18
Tasman East Focus Area Existing Bike Route Existing Bike Path Existing Bike Lane Existing Cycle Track Planned Bike Route Planned Bike Path Planned Bike Lane N City Boundary Figure 08-1-3 Existing and City Place planned bicycle network
DRAFT 09/24/18 Tasman East Focus Area Plan 113
EXISTING PEDESTRIAN NETWORK Existing pedestrian facilities in and near Tasman East are shown in Figure 08-1-3. The neighborhood is served by existing and proposed north-south routes along Lafayette Street, Lick Mill Boulevard and the
Lick Mill Boulevard extension, and existing east-west Guadalupe River and Trail routes along Tasman Drive and part of Calle De Luna. Additional north-south pedestrian access is provided by Class I bicycle trails along San Tomas Aquino Creek and the Guadalupe River. Pedestrian access to Great City Place North Park America Station is at the Calle De Luna/Lafayette 1 0 Street intersection and to Lick Mill VTA Light Rail m in Station at Calle Del Sol/Tasman Drive. s
5 Pedestrian facilities are planned along the entirety m in of the City Place development’s roadway network, GREAT AMERICA STATION s including along Lick Mill Boulevard as it extends through Tasman East. Notably, there are no sidewalk facilities on the following streets within Tasman East: LICK MILL STATION Santa Clara Youth Soccer Park • Calle Del Mundo on both north and south sides • Calle De Luna on the south side as well as the Fairway Glen Park Ulistac north side between Calle Del Sol and Lick Mill Natural Boulevard Area • Calle Del Sol on the west side for approximately Lick Mill Park half of the length of the street • Lafayette Street on the west side, north of Calle De Open Space Luna Tasman East Focus Area VTA ACE Amtrak Guadalupe River Trail N Figure 08-1-4 Pedestrian Access to Transit and Open Space
114 Tasman East Focus Area Plan DRAFT 09/24/18 Avenue D
City Place
Guadalupe River Trail 2nd Street
Guadalupe River
Open Space Framerwok Avenue C Lafayette Street Calle Del Mundo Vertical connection / site bndy / bridges / phased/ D opne space framework/ OPen space / Xwalks / existing Row base / Site white base / trail / channel/ base
Calle De Luna Calle Del Sol
Great America Station
Existing Sidewalk Lick Mill Station Ulistac
Tasman Drive L ic Natural Area k Planned Sidewalk M i ll B To Be Implemented as ou lev Development Occurs ard
N City Easement 0 100’ 250’ 500’ Figure 08-1-5 Existing and City Place planned pedestrian network Site Boundary
DRAFT 09/24/18 Tasman East Focus Area Plan 115 101 via Montague Expressway and SR 237 via the Calle De Luna is a three-lane local street within Gold Street Connector. Lafayette Street, which has an Tasman East that provides access to the businesses EXISTING VEHICULAR NETWORK undercrossing without a connection at Tasman Drive, within the neighborhood. Calle De Luna is located Regional access is provided via State Route (SR) 237 connects directly to Great America Way (previously immediately south of Calle Del Mundo, and connects and U.S. 101. Local access is provided by Lafayette known as Yerba Buena Way). Union Pacific railroad Lafayette Street to Lick Mill Boulevard. Street, Tasman Drive, and Lick Mill Boulevard. Internal tracks with Amtrak and ACE passenger service run Calle Del Sol is a short, four-lane local street within circulation within Tasman East is provided by Lick Mill along the west (southbound) side of the street, as do Tasman East that provides access from Tasman Drive Boulevard, Calle Del Mundo, Calle De Luna and Calle high-voltage power lines. to the businesses within the neighborhood. De Sol. These roadways are described in more detail Tasman Drive is an east-west six lane divided arterial below. located to the south of Tasman East and includes a Calle del Sol and Calle de Luna operate together as a link through the site for vehicles needing to SR 237 is a six-lane divided freeway that connects the center-running VTA-owned and operated light rail line, connect from Lafayette Street and Tasman Drive, and east and west sides of Silicon Valley to Mountain View, which runs between I-880 on the east and Java Drive vice-versa, as there is no direct connection at their Sunnyvale, Santa Clara, North San Jose, and Milpitas. on the west. Tasman Drive narrows to two lanes in each intersection due to the grade difference at the Tasman It provides access to employers, including Cisco, direction west of Great America Parkway. The City of Drive overpass. Samsung, Yahoo!, and San Disk and region-serving Santa Clara is currently adding bicycle lanes to Tasman retail in Milpitas. One lane in each direction operates Drive between the Guadalupe River and Calabazas as an HOV lane from 5:00 am to 9:00 am and from Creek, which will result in removing or narrowing 3:00 pm to 7:00 pm Monday through Friday. existing vehicle lanes.
US 101 is an eight-lane divided freeway that connects Lick Mill Boulevard is a four-lane arterial roadway east San José to San Francisco along the west side located between Tasman Drive and Montague of the San Francisco Bay, including communities Expressway that provides access to US 101 via along the peninsula. The freeway is a major commute Montague Expressway to the south. corridor in Silicon Valley, providing access to Lick Mill Boulevard will be extended north through businesses in downtown San José and technology Tasman East with the construction of Santa Clara City employers, including Google, Facebook, Microsoft, Place, to connect to Lafayette Street at Great America Oracle, eBay/PayPal, and Intuit in the northern portion Way. This will change the current loop configuration of Santa Clara County. One lane in each direction of Calle del Mundo and Calle de Luna into two “T” operates as an HOV lane from 5:00 a.m. to 9:00 a.m. intersections with Lick Mill road, making a more and from 3:00 p.m. to 7:00 p.m. Monday through complete network. Friday from the northern Santa Clara County border to south of SR 85 in south San José. Access to Tasman Calle Del Mundo is a two-lane local street within East from US 101 is provided by the Great America Tasman East that provides access to the businesses Parkway and Montague Expressway interchanges. within the neighborhood. Calle Del Mundo runs east- west from Lafayette Street to Lick Mill Boulevard. Lafayette Street is a four-lane, north-south arterial roadway that provides convenient access to both US
116 Tasman East Focus Area Plan DRAFT 09/24/18 EXISTING OPEN SPACE NETWORK Tasman East sits within a 1/4 mile radius of many large-scale regional and community parks, including the adjacent Ulistac Natural Preserve and the Guadalupe River Trail which connects the site to downtown San Jose and beyond. Kitty-corner to the site is a regional soccer park, an important recreation facility for families throughout Santa Clara who participate in soccer leagues.
Several major recreation assets are planned as part of the City Place development north of the site including a network of bike trails, pedestrain paths, public plazas, and open spaces. Perhaps most significant, is the addition of two opens spaces: a 4.75 acre park and a 3 acre park. The City Place plan will replace the current golf course that lies to the north and west of the Tasman East site.
ECOLOGY The site is nestled between the Guadalupe River to the east and the Ulistac Natural Area to the south. As the only dedicated natural open space in the City of Santa Clara, Ulistac Natural Area is an important community resource. The site’s proximity to these features in combination with the proposed parks and greenways will offer residents a daily experience of the natural world.
The Guadalupe River on the eastern edge of the site is a major corridor for migratory bird species. The plan proposes a waterfront park that would provide access to the river and increase tree cover, creating contiguous habitat for migratory birds, butterflies, and other pollinators.
DRAFT 09/24/18 Tasman East Focus Area Plan 117 08.2 MARKET ANALYSIS
INTENT POPULATION AND HOUSEHOLD TRENDS Jose segments to illustrate the differences between The following analysis explores housing and retail This section describes demographic and household the two areas. North San Jose has undergone a similar market conditions in order to clarify the types of characteristics and trends in order to clarify the TEFA’s transition to higher-density housing uses as that housing densities, building types, and neighborhood- positioning to capture multifamily housing demand envisioned for the TEFA, although the nature of the serving retail and services which will drive and neighborhood-serving retail demand. Strategic transition to housing in the TEFA will ultimately differ redevelopment of the 48-acre Tasman East Focus Economics analyzed demographic data at the county, based on the community’s vision for the area. Area’s (TEFA) existing light industrial properties into city, and subarea levels using data from the 1990 a new mixed-use, transit-oriented neighborhood. This and 2000 U.S. Census and the Census’ American Figure 08-2-1 shows the location of the context areas analysis specifically examines the following: Community Survey 5-Year Estimates for 2010-2014. in relation to the city and county. Figure 08-2-2 provides a closer look at the boundaries of the analyzed • Typical characteristics, general sources of demand, GEOGRAPHIC CONTEXT context areas. These boundaries are: location preferences, and development feasibility In order to characterize changing conditions in the for a range of higher-density multifamily housing area immediately surrounding the TEFA, Strategic North Santa Clara Context Area: bounded by Highway products; Economics created two subareas entitled “North 237 on the north, the Cabaza Creek Trail to the west, Santa Clara Context Area” and “North San Jose the Guadalupe River to the east, and Highway 101 to • Whether market conditions merit an increase in Context Area.”1 The TEFA itself has remained a the south. maximum allowable densities from 50 dwelling largely industrial and flex/office district for decades. units per acre to a minimum of 100 dwelling units North San Jose Context Area: bounded by Highway Therefore, change in the immediately surrounding per acre; 237 on the north, the Guadalupe River to the west, areas – and its relative relationship to the City of Santa Highway 880 to the east, and Highway 101 to the • Potential to attract families to new multifamily Clara and Santa Clara County – helps to illustrate south. housing in the TEFA; future opportunities in the TEFA. • Potential to attract neighborhood-serving retail and POPULATION AND HOUSEHOLD FINDINGS The context area boundaries represent the primary services to the TEFA. The North Santa Clara and North San Jose context market area surrounding the TEFA, and were selected areas are relatively fast-growing. While both the city based on a combination of city boundaries, major and county’s populations grew by an annual average of geographic barriers – such as freeways and waterways 1 percent between 1990 and the 2010-2014 period, – and similar existing and changing land use character. the population of the North Santa Clara and North The context areas largely feature a mix of existing San Jose context areas grew by 5 and 12 percent, office, light industrial, and lower-density housing respectively. Household growth in these areas also stock, with portions of the employment-focused exceeded the city and county (Figure 08-2-3). land uses now being redeveloped into high-density multifamily housing. The market area data analysis The overwhelming majority of the City of Santa Clara’s was disaggregated between the Santa Clara and San population and household growth since 2000 occurred
118 Tasman East Focus Area Plan DRAFT 09/24/18 Figure 08-2-1 Context Area Figure 08-2-2 Context Area
DRAFT 09/24/18 Tasman East Focus Area Plan 119 in the North Santa Clara Context Area. Between 2000 accounted for 39 percent of the citywide population Jose context areas was under five years old. This and the 2010-2014 period, the North Santa Clara and 33 percent countywide. In the North Santa Clara compares to eight percent of residents in Santa Clara Context Area drove 82 percent of the City of Santa Context Area, the Asian/Pacific Islander population and seven percent countywide (Figure 08-2-8). Clara’s total population growth. The rapid population comprises almost 60 percent of area residents and growth in the Santa Clara Context Area is entirely nearly half in the North San Jose Context Area. Residents in the North Santa Clara and North San attributable to housing growth, given that average Jose context areas are slightly younger than in the household sizes fell from 3.1 persons per household in Small households (one and two person households) city and county. The median age in the North Santa 1990 to 2.9 in the 2010-2014 period. make up the majority of households in both the North Clara and North San Jose context areas is 32 and 31, San Santa Clara and North San Jose context areas. respectively. The median age in the city is 34 and 37 Compared to the city and county, the North Santa However, three- and four-person households grew faster in the county overall. Clara and North San Jose context areas have a much than other household size categories in both the North higher proportion of renter-occupied households and Santa Clara context area and the city between 2000 Like the city and county, household incomes in the multifamily units (Figure 08-2-4). In the 2010-2014 and the 2010-2014 period (Figure 08-2-6). North Santa Clara and North San Jose context areas period, 58 percent of households in the North Santa are relatively high overall, but have experienced a Clara Context Area and 74 percent of households The share of households with children is growing in bifurcation of incomes into higher and lower brackets in the North San Jose Context Area were renters, the North Santa Clara Context Area, but decreasing from 2000 to 2014 (as shown in Figure 08-2-9 compared to 55 percent of citywide and 43 percent of in the North San Jose Context Area (Figure 08-2- and Figure 08-2-10). Shares of households in the countywide households. In both the city and county, 7). The growth of three- and four-person households bottom income households (less than $35,000) and the housing tenure has remained relatively stable, in the North Santa Clara Context Area – as cited highest income households ($150,000 or more) although there was a slight uptick of renter-occupied above – appears linked to this growth of households have increased across all geographies (including households between 1990 and 2014. The share of with children. The North Santa Clara Context Area adjustments for inflation). Overall, over one-third of renter households in the North San Jose Context Area has experienced growth of a more diverse mix of households earn $150,000 or more in both the North rapidly increased over the past twenty years as new housing types than the North San Jose Context Area, Santa Clara and North San Jose context areas. multifamily rental housing was built. including types more typically associated with families with children – such as single-family homes and POPULATION AND HOUSEHOLD CONCLUSIONS The Asian or Pacific Islander population significantly townhomes. Rapid population and household growth in the North increased in both numbers and share of total Santa Clara and North San Jose context areas reflects population in all geographies since 1990 (Figure 08- The North Santa Clara and North San Jose context their roles as desirable and regionally significant 2-5). In 1990, the Asian/Pacific Islander population areas have a slightly higher proportion of young infill housing development opportunities. Historically accounted for 18 percent of the citywide population children compared to the city and county as a whole. the North Santa Clara and North San Jose context and 17 percent of the county’s overall population. By In the 2010-2014 period, 10 to 11 percent of the areas were secondary market locations for housing the 2010-2014 period, Asians or Pacific Islanders population in the North Santa Clara and North San development, partly due to their distance from the
120 Tasman East Focus Area Plan DRAFT 09/24/18 Like the city and county, household incomes in the North Santa Clara and North San Jose context areas are relatively high overall, but have experienced a bifurcation of incomes into higher and lower brackets from 2000 to 2014 (as shown in Figures 9 and 10). Shares of households in the bottom income Likehouseholds the city (lessand county,than $35,000) household and incomeshighest income in the Northhouse holdsSanta ($150,000Clara and or North more) San have Jose increased context across areasall geographies are relatively (including high overall, adjustments but have for experien inflation).ced aOverall, bifurcation over ofone-third incomes of into households higher and earn lower $150,000 bracketsor more fromin both 2000 the toNorth 2014 Santa (as shown Clara in and Figures North 9 San and Jose 10). contextShares of areas. households in the bottom income households (less than $35,000) and highest income households ($150,000 or more) have increased across allFigure geographies 3. Population (including and adjustments Households, for inflation). 1990 to Overall,the 2010-2014 over one-third Period of households earn $150,000 or more in both the North Santa Clara and North San Jose context areas. % Change Average Figure 3. Population and Households, 1990 to the 2010-2014 Period Annual historic downtowns of San Jose and Santa Clara, and 1990-% Change2000- 1990- Growth, partly due to their proximity to the once-undesirable 1990 2000 2014 2000 2014 2014Average 1990-2014 Total Population Annual and industrial San Francisco Bay. As a result, the North Santa Clara Context Area 10,360 13,003 23,9141990- 26%2000- 84%1990- 131%Growth, 5% 1990 2000 2014 2000 2014 2014 1990-2014 context areas were largely zoned for and built out with North San Jose Context Area 4,233 9,613 16,877 127% 76% 299% 12% Total Population low-density office and light industrial employment Santa Clara City 93,613 102,361 119,525 9% 17% 28% 1% North Santa Clara Context Area 10,360 13,003 23,914 26% 84% 131% 5% uses. NorthSantaSan Clara Jose County Context Area 1,497,577 4,233 1,682,9,613 585 16,8771,841,569 127% 12% 76% 9% 299% 23% 12% 1% Santa Clara City 93,613 102,361 119,525 9% 17% 28% 1% However, the combination of local zoning changes, TotalSanta Households Clara County 1,497,577 1,682,585 1,841,569 12% 9% 23% 1% local investments in transit and transportation, North Santa Clara Context Area 3,379 4,268 8,277 26% 94% 145% 6% and regionally limited land availability for housing TotalNorth HouseholdsSan Jose Context Area 1,199 4,065 6,974 239% 72% 482% 20% development has positioned the context areas for NorthSantaSanta Clara Clara City Context Area 3,37936,545 4,268 38,5 26 8,27742,751 26% 5% 94% 11%145% 17% 6% 1% significant population and housing growth. The NorthSantaSan Clara Jose County Context Area 1,199520,180 4,065 565, 863 6,974614,714 239% 9% 72% 9% 482% 18% 20% 1% Sources:Santa U.S. Clara Census City Bureau, 1990 and 200036,545 Decennial Census 38,526es; U.S.42,751 American Community 5% Survey11% 5-Year17% Estimates, 2010- 1% regional significance of this growth is demonstrated 2014;Santa Strategic Clara Economics, County 2016. 520,180 565,863 614,714 9% 9% 18% 1% by the fact that 11.4 percent of all population growth Sources: U.S. Census Bureau, 1990 and 2000 Decennial Censuses; U.S. American Community Survey 5-Year Estimates, 2010- in Santa Clara County occurred in the context areas 2014; Strategic Economics, 2016. between 2000 and the 2010-2014 period, and nearly Figure 4. Tenure: Renter-Occupied Households, 1990 to the 2010-2014 Period Figure 08-2-4 Tenure: Renter-Occupied Households, 1990 to the 2010-2014 Period 64 percent of the City of Santa Clara’s population Figure 4. Tenure: Renter-Occupied1990 Households,2000 2014 1990 to the 2010-2014 Period growth over the same period occurred in the North Santa Clara Context Area. 80% 1990 2000 2014 80%70% The types and sizes of households in the North Santa Clara and North San Jose context areas are highly 70%60% correlated with each area’s mix of housing types and 60%50% year of housing development. Comparison of the 50% census data against housing growth trends – described 40% 40% in the following section – reveals that the presence 30% of larger/smaller and family/non-family households 30% 20% in the context areas is largely correlated with the mix 20% of housing types and year of construction in each 10% 10% location. The North San Jose Context Area features a 0% low share of households with children and high share 0% N. Santa Clara N. San Jose Santa Clara City Santa Clara County of small households; nearly all housing in the area N. ContextSanta Clara Area N. ContextSan Jose Area Santa Clara City Santa Clara County Context Area Context Area Sources: U.S. Census Bureau, 1990 and 2000 Decennial Censuses; U.S. American Community Survey 5-Year Estimates, 2010- Sources:2014; Strategic U.S. Census Economics, Bureau, 2016.1990 and 2000 Decennial Censuses; U.S. American Community Survey 5-Year Estimates, 2010- 2014; Strategic Economics, 2016. Figure 08-2-3 Population and Households, 1990 to the 2010-2014 DRAFT 09/24/18 Period Tasman East Focus Area Plan 121
TEFATEFA Housing Housing and and Supportive Supportive Retail Retail Market Market Assessment Assessment | June | June 15, 2016 15, 2016 6 6 was constructed since 2000 and consists of large Figure 5. Race and Ethnicity, 1990 to the 2010-2014 Period multifamily buildings. In contrast, the North Santa Share of Total Clara Context Area’s housing includes a mix of single- 1990 2000 2014 1990 2000 2014 family homes, townhomes, and multifamily housing North Santa Clara Context Area built from the 1980s onward; the context area today White, non-Hispanic 4,544 4,225 5,004 44% 32% 21% features a higher share of larger households and Black or African-American, non-Hispanic 378 323 1,224 4% 2% 5% households with children compared to the North San Asian or Pacific Islander, non-Hispanic 3,761 6,086 13,924 36% 47% 58% Hispanic or Latino Jose Context Area. 1,609 1,828 2,820 16% 14% 12% All Other Races, non-Hispanic 68 541 942 1% 4% 4% MULTIFAMILY HOUSING MARKET ASSESSMENT Total 10,360 13,003 23,914 100% 100% 100% This section describes local multifamily housing North San Jose Context Area market conditions in Santa Clara and nearby cities, White, non-Hispanic 3,261 4,492 4,284 77% 47% 25% and then examines the potential for higher-density Black or African-American, non-Hispanic 169 511 743 4% 5% 4% housing development in the TEFA based on review Asian or Pacific Islander, non-Hispanic 167 2,746 8,225 4% 29% 49% of the types, locations, and market drivers of nearby Hispanic or Latino 607 1,469 3,030 14% 15% 18% comparable new multifamily housing developments. All Other Races, non-Hispanic 29 395 595 1% 4% 4% Strategic Economics based the analysis on a variety of Total 4,233 9,613 16,877 100% 100% 100% data sources, including the U.S. Census and American Community Survey, housing unit permit data from the City of Santa Clara White, non-Hispanic 59,754 49,392 41,252 64% 48% 35% U.S. Department of Housing and Urban Development, Black or African-American, non-Hispanic 2,281 2,237 4,039 2% 2% 3% city records of recently built, under construction, Asian or Pacific Islander, non-Hispanic 16,802 30,207 46,820 18% 30% 39% planned, and proposed residential development, and Hispanic or Latino 14,260 16,364 22,802 15% 16% 19% interviews with local housing developers. All Other Races, non-Hispanic 516 4,161 4,612 1% 4% 4% Total 93,613 102,361 119,525 100% 100% 100% EXISTING HOUSING SUPPLY OVERVIEW The existing housing supply in the North Santa Santa Clara County Clara Context Area is much more mixed compared White, non-Hispanic 869,874 744,282 627,346 58% 44% 34% to the North San Jose Context Area, where virtually Black or African-American, non-Hispanic 52,583 44,475 44,910 4% 3% 2% all the supply is in multifamily apartment buildings. Asian or Pacific Islander, non-Hispanic 251,496 431,811 612,359 17% 26% 33% Figure 08-2-11 shows that single family homes and Hispanic or Latino 314,564 403,401 492,546 21% 24% 27% All Other Races, non-Hispanic 9,060 58,616 64,408 1% 3% 3% townhomes comprise 45 percent of housing units in Total 1,497,577 1,682,585 1,841,569 100% 100% 100% the North Santa Clara Context Area, versus 11 percent Sources: U.S. Census Bureau, 1990 and 2000 Decennial Censuses; U.S. American Community Survey 5-Year Estimates, 2010- in the North San Jose Context Area. However, the Sources:2014; Strategic U.S. Economics, Census Bureau, 2016. 1990 and 2000 Decennial Censuses; U.S. American Community Survey 5-Year Estimates, 2010-2014; Strategic Economics, 2016. Figure 08-2-5 Race and Ethnicity, 1990 to the 2010-2014 Period
122 Tasman East Focus Area Plan DRAFT 09/24/18
TEFA Housing and Supportive Retail Market Assessment | June 15, 2016 7 Figure 6. Household Size, 1990 to the 2010-2014 Period Figure 7. Household Type 1990 to the 2010-2014 Period Share of Total Share of Total 1990 2000 2014 1990 2000 2014 1990 2000 2014 1990 2000 2014 North Santa Clara Context Area N. Santa Clara Context Area 1 and 2 person 1,778 2,302 4,269 53% 54% 52% Families w/ children 1,156 1,273 3,296 34% 30% 40% 3 and 4 person 1,004 1,226 3,110 30% 29% 38% Families w/o children 1,013 1,515 2,308 30% 35% 28% 5 or more persons 598 740 898 18% 17% 11% Householder living alone 777 984 1,876 23% 23% 23% Total 3,380 4268 8,277 100% 100% 100% Other non-family household 434 496 797 13% 12% 10%
Total 3,380 4,268 8,277 100% 100% 100% North San Jose Context Area 1 and 2 person 667 2,822 4,584 55% 69% 66% 3 and 4 person 418 991 1,967 35% 24% 28% N. San Jose Context Area 5 or more persons 117 252 423 10% 6% 6% Families w/ children 452 965 1,827 38% 24% 26% Total 1,202 4,065 6,974 100% 100% 100% Families w/o children 370 1,298 2,561 31% 32% 37% Householder living alone 287 1,352 1,911 24% 33% 27% City of Santa Clara Other non-family household 93 450 675 8% 11% 10% 1 and 2 person 22,397 22,959 23,967 61% 60% 56% Total 1,202 4,065 6,974 100% 100% 100% 3 and 4 person 10,798 11,547 14,772 30% 30% 35% 5 or more persons 3,350 4,020 4,012 9% 10% 9% Santa Clara City Total 36,545 38,526 42,751 100% 100% 100% Families w/ children 9,992 10,563 13,792 27% 27% 32%
Families w/o children 12,154 13,537 14,504 33% 35% 34% Santa Clara County 1 and 2 person 276,568 292,957 311,929 53% 52% 51% Householder living alone 9,878 9,987 10,981 27% 26% 26% 3 and 4 person 172,400 185,160 223,076 33% 33% 36% Other non-family household 4,521 4,439 3,474 12% 12% 8% 5 or more persons 71,212 87,746 79,709 14% 16% 13% Total 36,545 38,526 42,751 100% 100% 100% Total 520,180 565,863 614,714 100% 100% 100% Sources:Sources: U.S. U.S. Census Census Bureau, Bureau, 1990 and 1990 2000 and Decennial 2000 Census Decenniales; U.S. Censuses; American CommunityU.S. American Survey 5-Year Estimates,Santa 2010- Clara County 2014; Strategic Economics, 2016. Community Survey 5-Year Estimates, 2010-2014; Strategic Economics, 2016. Families w/ children 186,602 197,245 217,606 36% 35% 35% Figure 08-2-6 Household Size, 1990 to the 2010-2014 Period Families w/o children 173,075 198,316 222,972 33% 35% 36% Householder living alone 112,935 121,109 132,366 22% 21% 22% Other non-family household 47,568 49,193 41,770 9% 9% 7% Total 520,180 565,863 614,714 100% 100% 100% Sources: U.S. Census Bureau, 1990 and 2000 Decennial Censuses; U.S. American Community Survey 5-Year Estimates, 2010- 2014;Sources: Strategic U.S. Economics, Census 2016.Bureau, 1990 and 2000 Decennial Censuses; U.S. American Community Survey 5-Year Estimates, 2010-2014; Strategic Economics, 2016. Figure 08-2-7 Household Type, 1990 to the 2010-2014 Period
DRAFT 09/24/18 Tasman East Focus Area Plan 123
TEFA Housing and Supportive Retail Market Assessment | June 15, 2016 TEFA Housing8 and Supportive Retail Market Assessment | June 15, 2016 9 Figure 8. Age Distribution, 1990 to the 2010-2014 Period Figure 9. Income Distribution, 2000 Share of Total Figure 9. Income Distribution,N. Santa Clara 2000Context Area N. San Jose Context Area 1990 2000 2014 1990 2000 2014 North Santa Clara Context Area N.City Santa of Santa Clara Clara Context Area N.Santa San Clara Jose CountyContext Area Under 5 712 872 2,630 7% 7% 11% 40% City of Santa Clara Santa Clara County 5 to 17 1,608 1,898 3,610 16% 15% 15% 40%35% 18 to 24 1,219 1,338 1,707 12% 10% 7% 35%30% 25 to 44 4,279 5,439 10,326 41% 42% 43% 30%25% 45 to 64 1,869 2,476 4,078 18% 19% 17% 25%20% 65 to 74 378 529 955 4% 4% 4% 20%15% 75 and over 295 451 608 3% 3% 3% 15%10% Total 10,360 13,003 23,914 100% 100% 100% 10%5%
5%0% North San Jose Context Area 0% Under 5 332 714 1,628 8% 7% 10% 5 to 17 594 1,094 1,535 14% 11% 9% 18 to 24 341 788 1,090 8% 8% 6% 25 to 44 1,782 4,887 9,004 42% 51% 53% 45 to 64 929 1,804 2,789 22% 19% 17% Sources: U.S. Census Bureau, 2000 Decennial Census; Strategic Economics, 2016. 65 to 74 164 219 576 4% 2% 3%Sources: U.S. Census Bureau, 2000 Decennial Census; Strategic Economics, 2016. 75 and over 91 107 255 2% 1% 2%Sources:Figure 08-2-9 U.S. Census Income Bureau, Distribution, 2000 Decennial 2000 Census; Strategic Economics, 2016. Total 4,233 9,613 16,877 100% 100% 100% Figure 10. Income Distribution, 2014
City of Santa Clara Figure 10. IncomeN. Santa Distribution, Clara Context 2014 Area N. San Jose Context Area Under 5 5,880 6,688 9,327 6% 7% 8% N.City Santa of Santa Clara Clara Context Area N.Santa San Clara Jose CountyContext Area 5 to 17 11,703 13,707 17,140 13% 13% 14% 18 to 24 12,503 11,569 13,009 13% 11% 11% 40% City of Santa Clara Santa Clara County 25 to 44 37,344 39,991 42,272 40% 39% 35% 40%35% 45 to 64 16,845 19,506 25,852 18% 19% 22% 35%30% 65 to 74 5,851 5,705 6,106 6% 6% 5% 30%25% 75 and over 3,487 5,195 5,819 4% 5% 5% 25%20% Total 93,613 102,361 119,525 100% 100% 100% 20%15% 15%10% Santa Clara County 10%5% Under 5 111,821 119,418 123,124 7% 7% 7% 5%0% 5 to 17 247,386 296,984 311,287 17% 18% 17% 0% 18 to 24 170,549 155,900 162,358 11% 9% 9% 25 to 44 561,577 596,023 559,663 37% 35% 30% 45 to 64 275,926 353,733 470,422 18% 21% 26% 65 to 74 79,143 87,193 118,011 5% 5% 6% 75 and over 51,175 73,334 96,704 3% 4% 5% Total 1,497,577 1,682,585 1,841,569 100% 100% 100%Sources: U.S. American Community Survey 5-Year Estimates, 2010-2014; Strategic Economics, 2016. Sources:Sources: U.S. U.S. Census Census Bureau, Bureau, 1990 and 1990 2000 and Decennial 2000 Census Decenniales; U.S. Censuses; American CommunityU.S. American Survey 5-Year Estimates,Sources: 2010- U.S. American Community Survey 5-Year Estimates, 2010-2014; Strategic 2014;Community Strategic Economics,Survey 5-Year 2016. Estimates, 2010-2014; Strategic Economics, 2016. Economics,Sources: U.S. 2016.American Community Survey 5-Year Estimates, 2010-2014; Strategic Economics, 2016. Figure 08-2-8 Age Distribution, 1990 to the 2010-2014 Period PopulationFigure 08-2-10 andIncome Household Distribution, Conclusions 2014 124 Tasman East Focus Area Plan Population and Household Conclusions DRAFT 09/24/18 Rapid population and household growth in the North Santa Clara and North San Jose context areas Rapidreflects population their roles and as desirablehousehold and growth regionally in the siNognificantrth Santa infill Clara housing and North development San Jose opportunities. context areas Historicallyreflects their the roles North as Santadesirable Clara and and regionally North San siJosegnificant context infill areas housing were secondary development market opportunities. locations for Historicallyhousing development, the North partlySanta dueClara to andtheir North distance San from Jose the context historic areas downtowns were secondary of San Jose market and locations Santa Clara, for housingand partly development, due to their partlyproximity due to theirthe once-undesirabl distance from thee and historic industrial downtowns San Francisco of San Jose Bay. and As Santaa result, Clara, the andcontext partly areas due were to their largely proximity zoned tofor the and once-undesirabl built out with elow-density and industrial office San and Francisco light industrial Bay. As employment a result, the context areas were largely zoned for and built out with low-density office and light industrial employment
TEFA Housing and Supportive Retail Market Assessment | June 15, 2016 TEFA Housing10 and Supportive Retail Market Assessment | June 15, 2016 11 TEFA Housing and Supportive Retail Market Assessment | June 15, 2016 11 North Santa Clara Context Area’s share of single family City and county development activity has accelerated constructing rental products. Among higher-density detached homes has decreased between 1990 and in recent years with the recovery of the housing multifamily product types, apartment buildings are 2014, while townhomes and multifamily buildings market; multifamily housing comprises most permitting also often cheaper to build than condominiums since have been added to the area’s housing stock. activity. 80 percent of new housing permits issued renters generally demand fewer amenities and high- between 2011 and 2014 in the City of Santa Clara end finishes. According to Marcus and Millichap, a Multifamily Housing Development Trends were for multifamily units, compared to 75 percent in real estate investment services brokerage, Santa Clara Since 1990, housing development in the North Santa the county. Figure 08-2-12 shows the percentage of saw the greatest rent increases in the San Jose Metro Clara Context Area has continued the area’s initial building permits issued by type for the City of Santa area, where rents jumped 10.8 percent between 2015 diverse (but lower-density) mix of housing types, Clara between 2000 and 2014, as reported by the and 2016, with an average effective rent at $2,629 whereas housing development in the North San U.S. Department of Housing and Urban Development. per month. In comparison, the San Jose Metro area’s Jose Context Area represents a significant shift from average effective rent increased by 7.9 percent to previous land use patterns. In 1990, the North Santa The high volume of under construction, planned, and $2,474.3 Clara Context Area already included nearly 3,600 proposed development projects in Santa Clara and housing units in a mix of single family and multifamily its neighboring cities of San Jose, Sunnyvale, and Based on projected employment and population building formats 2.2.11. In contrast, North San Jose Milpitas suggests that new development, particularly growth, demand for additional housing in Santa was comprised of approximately 1,200 units, 96 of rental apartments, is continuing at a rapid pace. Clara will remain robust over the long term. The percent of which were mobile homes. Since that time, In the City of Santa Clara, there are over 2,300 City of Santa Clara has a major and long-standing over 3,200 housing units – most of which were in multifamily units under construction and 7,348 units employment concentration, with an estimated 1.9 jobs multifamily dwellings – were added to the North San being planned and proposed.2 In the surrounding cities per employed resident as of 2014 (versus 1.2 in the Jose Context Area, while the North Santa Clara Context of San Jose, Sunnyvale, and Milpitas, there are over county overall), and 2.3 jobs per housing unit.4 The Area added 5,300 units in a greater variety of building 24,100 multifamily units being planned and proposed Association of Bay Area Governments (ABAG) projects types. (Figure 08-2-13). The cited projects in just these that the City of Santa Clara will continue to grow as a cities and the City of Santa Clara alone represent the regionally significant employment concentration; as The early 2000s ushered an era of unprecedented equivalent of nearly 15 percent of Santa Clara County’s of ABAG’s 2013 ‘Plan Bay Area’ forecast, the city was residential growth in North San Jose. North San Jose’s entire existing multifamily housing units. Significant projected to grow jobs by 29 percent between 2010 rapid growth is attributed to the 2005 North San Jose townhome development activity is also occurring, and 2040, and households by 33 percent in that Area Development Policy, which allowed residential though this analysis focused on higher-density same period. ABAG is in the process of updating these intensification to support the city’s rapid high-tech job multifamily development. projections, but the city’s large base of employment growth. Between 2000 and the 2010-2014 period, and limited amount of housing will continue to create housing units grew by 74 percent in the North San High market rents are driving developer interest strong demand for additional housing near the city’s Jose Context Area. in rental housing products. High asking rents and office clusters. low vacancy rates are driving developer interest in
DRAFT 09/24/18 Tasman East Focus Area Plan 125 Figure 11. Housing Units by Type of Structure, 2000 to the 2010-2014 Period Share of Total 1990 2000 2014 1990 2000 2014 North Santa Clara Context Area 1 Unit: detached 1,473 1,786 2,866 41% 37% 32% 1 Unit: attached 426 616 1,198 12% 13% 13% 2 units 22 26 145 1% 1% 2% 3 or 4 units 251 253 350 7% 5% 4% 5 to 9 units 48 374 213 1% 8% 2% MULTIFAMILY HOUSING PRODUCT TYPES AND FEASIBILITY 10 to 19 units 151 477 1,485 4% 10% 17% CONSIDERATIONS 20 to 49 units 845 762 1,195 24% 16% 13% This section describes development feasibility 50 or more units 186 504 1,418 5% 11% 16% considerations for future higher-density multifamily Mobile home 191 0 24 5% 0% 0% Total 3,593 4,798 8,894 100% 100% 100% housing development in the TEFA. This market and
development feasibility assessment first illustrates and North San Jose Context Area describes the primary types of multifamily housing 1 Unit: detached 45 225 263 4% 5% 3% products developers are pursuing near the TEFA. The 1 Unit: attached 0 699 581 0% 16% 8% 2 units 0 44 90 0% 1% 1% assessment then discusses the location and market 3 or 4 units 0 97 56 0% 2% 1% factors influencing developer decisions to build 5 to 9 units 0 310 415 0% 7% 6% these projects, followed by conclusions regarding the 10 to 19 units 0 232 311 0% 5% 4% potential to attract higher-density housing development 20 to 49 units 0 163 596 0% 4% 8% 50 or more units 0 1,510 4,023 0% 35% 53% to the TEFA. Mobile home 1,187 1,045 1,207 96% 24% 16% Total 1,232 4,325 7,542 100% 100% 100% DESCRIPTION OF COMPARABLE COMPETITIVE NEW MULTIFAMILY HOUSING PRODUCT TYPES City of Santa Clara New higher-density multifamily projects built or 1 Unit: detached 16,684 17,633 18,483 44% 45% 41% planned for construction near the TEFA typically fall 1 Unit: attached 3,099 3,585 4,443 8% 9% 10% 2 units 842 929 1,108 2% 2% 2% within two primary product types, defined for this 3 or 4 units 2,783 2,943 3,098 7% 7% 7% study as “midrise” and “high rise towers.” In order 5 to 9 units 3,049 3,467 3,688 8% 9% 8% to characterize the different types of higher-density 10 to 19 units 3,281 3,038 5,110 9% 8% 11% multifamily products developers are pursuing near the 20 to 49 units 3,676 2,874 3,509 10% 7% 8% 50 or more units 3,809 5,024 5,430 10% 13% 12% TEFA, Strategic Economics examined the comparable Mobile home 338 102 84 1% 0% 0% competitive supply of recently-built, proposed, and Total 37,561 39,595 44,953 100% 100% 100% planned multifamily projects in Santa Clara and the surrounding cities of San Jose, Sunnyvale, and Santa Clara County 1 Unit: detached 302,515 323,923 342,467 57% 56% 54% Milpitas. Figure 08-2-14 summarizes the typical 1 Unit: attached 48,114 52,736 66,530 9% 9% 10% characteristics associated with each product type. 2 units 10,299 11,112 11,988 2% 2% 2% Figure 08-2-15 lists comparable competitive 3 or 4 units 31,804 35,259 35,579 6% 6% 6% Sources: U.S. Census Bureau, multifamily development projects and their basic 5 to 9 units 28,725 31,041 33,974 5% 5% 5% 10 to 19 units 30,669 28,441 38,144 6% 5% 6% 1990 and 2000 Decennial characteristics, distinguishing between midrise housing 20 to 49 units 31,717 27,679 33,047 6% 5% 5% Censuses; U.S. American and high rise towers. 50 or more units 30,609 49,467 59,571 6% 9% 9% Community Survey 5-Year Mobile home 20,899 19,102 18,554 4% 3% 3% Estimates, 2010-2014; Total 535,351 578,760 639,854 100% 100% 100% Strategic Economics, 2016. Sources: U.S. Census Bureau, 1990 and 2000 Decennial Censuses; U.S. American Community Survey 5-Year Estimates, 2010- Figure2014; Strategic 08-2-11 Economics, Housing 2016. Units By Type, 2000 to the 2010-2014 Period 126 Tasman East Focus Area Plan DRAFT 09/24/18
TEFA Housing and Supportive Retail Market Assessment | June 15, 2016 15 Figure 2.2.12 - Annual Building Permits for New Housing Construction by As shown in Figure 08-2-14, midrise multifamily Figure 12. Annual Building Permits for New Housing Construction by Type of Unit: City of Santa Clara,Type 2000of Unit: to 2014 City of Santa Clara, 2000 to 2014 housing products are typically between four and eight stories tall. These products are primarily built of up Figure 12. Annual% of Units Building in Single Permits Family Structures for New Housing% of UnitsConstruction in Multifamily by Structures Type of Unit: City of Santato five stories of relatively inexpensive wood frame 120%Clara, 2000 to 2014 construction (i.e., below 55 feet), but sometimes % of Units in Single Family Structures % of Units in Multifamily Structures incorporate a one- to two-story concrete parking 100% podium in order to reach heights of six to eight 120% 80% stories (under 85 feet tall). High rise towers are built 100% of relatively expensive steel and concrete, and are 60% generally twelve or more stories tall (as explained in 80% the subsequent findings). The use of wood, concrete, 40% and steel structural materials is primarily driven by 60% 20% building code requirements in order to fulfill fire safety needs. 0%40% 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 20% Developers of multifamily housing are primarily Sources:Sources: U.S. U.S. Housing Housing and Urbanand Urban Development, Development, State of Statethe Ci tiesof the Data Cities Systems Data (SOCDS) Systems Building (SOCDS) Permits Database, 2016; currently building and proposing future development StrategicBuilding Economics, Permits 2016.Database, 2016; Strategic Economics, 2016 0% of midrise products in the market area. As shown in Figure 08-2-12 Annual Building Permits for New Housing Construction by Type of Unit: City of 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014Figure 08-2-15, units in midrise buildings comprise Santa Clara, 2000 to 2014 FigureSources: 13. Multifamily U.S. Housing Housing and Urban Development Development, State Activity of the by Ci City:ties Data Santa Systems Clara, (SOCDS) San Jose, Building Milpitas, Permits and Database, nearly 2016; three-quarters of the total multifamily Sunnyvale,Strategic Economics,2016 2016. competitive supply. Under Pending/ Construction/ Midrise multifamily housing developments are typically CityFigure 13. Multifamily HousingApproved Development Recently CompletedActivity by City: Santa Clara, San Jose, Milpitas, and SantaSunnyvale, Clara 2016 7,348 2,370 developed at densities between 35 and 75 dwelling units per acre, with heights below eight stories; San Jose 9,120 18,247 Under Sunnyvale 1,592Pending/ Construction/1,424 higher-densities are achievable if unit sizes are small. MilpitasCity 6,062Approved Recently CompletedN/A As shown in Figure 08-2-15, the density of projects TotalSanta Clara 24,122 7,348 22,041 2,370 being planned or proposed in Santa Clara and its Sources: Cities of Santa Clara, San Jose, Sunnyvale, and Milpitas; 2016; Strategic Economics, 2016. San Jose 9,120 18,247 surrounding cities is in the range of 35 to 75 dwelling Sunnyvale 1,592 1,424 units per acre and typically no more than 5 stories in Milpitas 6,062 N/A height, although some projects exceed these heights MultifamilyTotal Housing Product Types24,122 and Feasibility22,041 Considerations Sources: Cities of Santa Clara, San Jose, Sunnyvale, and Milpitas; 2016; Strategic Economics, 2016. and densities. It is important to note that densities ThisSources: section Cities describes of Santa development Clara, San Jose,feasibility Sunnyvale, consider andations Milpitas; for future 2016; higher-density Strategic multifamily housing developmentEconomics, 2016.in the TEFA. This market and development feasibility assessment first illustrates and Figure 08-2-13 Multifamily Housing Development Activity by City, 2016 describesMultifamily the primary Housing types of multifamily Product housing Types products and developers Feasibility are pursuing Considerations near the TEFA. The DRAFT 09/24/18 assessment then discusses the location and market factors influencing developer decisions to build these Tasman East Focus Area Plan 127 projects, followed by conclusions regarding the potential to attract higher-density housing development to the TEFA.This section describes development feasibility considerations for future higher-density multifamily housing development in the TEFA. This market and development feasibility assessment first illustrates and Descriptiondescribes of the Comparable primary types Competitive of multifamily New Multifamilyhousing products Housing developers Product areTypes pursuing near the TEFA. The assessment then discusses the location and market factors influencing developer decisions to build these Newprojects, higher-density followed multifamily by conclusions projects regarding built or the pl annedpotent ialfor to construction attract higher-density near the TEFA housing typically development to fall thewithin TEFA. two primary product types, defined for this study as “midrise” and “high rise towers.” In order to characterize the different types of higher-density multifamily products developers are pursuing nearDescription the TEFA, Strategicof Comparable Economics Competitive examined Newthe comparable Multifamily competitive Housing Productsupply of Types recently-built, proposed, and planned multifamily projects in Santa Clara and the surrounding cities of San Jose, Sunnyvale,New higher-density and Milpitas. Figuremultifamily 14, below, projects summarizes built or the pl annedtypical forchar constructionacteristics associated near the with TEFA each typically fall within two primary product types, defined for this study as “midrise” and “high rise towers.” In order to characterize the different types of higher-density multifamily products developers are pursuing near the TEFA, Strategic Economics examined the comparable competitive supply of recently-built, TEFAproposed, Housing and Supportiveplanned multifamily Retail Market projects Assessment in Santa | June Clara15, 2016 and the surrounding cities of16 San Jose, Sunnyvale, and Milpitas. Figure 14, below, summarizes the typical characteristics associated with each
TEFA Housing and Supportive Retail Market Assessment | June 15, 2016 16 product type. Figure 15 lists comparable competitive multifamily development projects and their basic characteristics, distinguishing between midrise housing and high rise towers.
As shown in Figure 14, midrise multifamily housing products are typically between four and eight stories tall. These products are primarily built of up to five stories of relatively inexpensive wood frame construction (i.e., below 55 feet), but sometimes incorporate a one- to two-story concrete parking podium in order to reach heights of six to eight stories (under 85 feet tall). High rise towers are built of relatively expensive steel and concrete, and are generally twelve or more stories tall (as explained in the subsequent findings). The use of wood, concrete, and steel structural materials is primarily driven by building code requirements in order to fulfill fire safety needs. are driven not just by construction type and height, but also by unit size. Smaller unit sizes allow midrise Figure 14. Characteristics of Typical Recently Constructed Midrise and High Rise Tower Projects buildings to potentially accommodate higher densities Midrise High Rise Tower approaching or above 100 dwelling units per acre. For Construction # of Residential Construction # of Residential Type Stories Type Stories example, two recently completed projects in North San Typical Number of Type V 4-5 max / 55 feet Type I Floors (wood frame) Jose, “River View (Parcel 1)” and “Aire,” were built at (concrete and Unlimited Type III 90 and 92 dwelling units per acre, respectively. 6-8 max / 85 feet steel) (modified wood) Wrap: parking garage in the center To date, virtually all high rise towers being built in surrounded by wood frame construction Garage at/above grade (single or multi- level) surrounding cities were located in Downtown San Parking Jose, with the exception of one tower project that Podium: 1 to 2 stories of concrete parking underneath residential; Garage below grade was recently completed in North San Jose’s North potentially one story below grade 35 to 75 DU/Acre, up to approximately First Street corridor; however, shorter towers are now Typical DU/Acre Above 150 DU/Acre 100 DU/acre maximum planned for development in other settings. The recently Sources: Strategic Economics, 2016. completed Century Center consists of two twelve-story Sources: Strategic Economics, 2016. Figure 08-2-14 Characteristics of Typical Recently Constructed Midrise and High Rise Tower Projects apartment towers, located in close proximity to the San Developers of multifamily housing are primarily currently building and proposing future Jose Mineta Airport and the VTA Metro/Airport light rail midrisedevelopment products are of favoredmidrise primarilyproducts duein the to marketlower area. densityAs shown midrise in Figure projects 15, units – achieving in midrise densities buildings of at station. Other tower projects being planned outside constructioncomprise costs; nearly since three-quarters costs per ofsquare the total foot multifamily are competitiveleast 75 dwelling supply. units to the acre – are planned and Downtown San Jose are in Milpitas. lower, developers are able to move forward with midrise proposed in Downtown San Jose and Milpitas (Figure projectsMidrise at a lower multifamily rental price housing point. developments In contrast, are typically08-2-15). developed In order at densities to achieve between these higher-densities, 35 and 75 dwelling units per acre, with heights below eight stories; higher-densities are achievable if unit sizes As demonstrated in Figure 08-2-15, the average rents need to be significantly higher to incentivize these developments include a higher proportion density of high rise tower projects in the development are small. As shown in Figure 15, the density of projects being planned or proposed in Santa Clara and its constructionsurrounding of high cities rise is intowers, the range which of 35are to more 75 dwelling unofits studiosper acre and and onetypically bedrooms no more and than small 5 stories unit sizes. in pipeline is over 300 dwelling units per acre. As expensiveheight, to althoughconstruct some on a projects per square exceed foot these basis. heights andDevelopers densities. It interviewedis important forto notethis thatstudy densities noted thatare they shown, several projects proposed for development in driven not just by construction type and height, but alsoare by increasingly unit size. Smallerconsidering unit sizespursuing allow midrise midrise projects Downtown San Jose will achieve densities of well over Developersbuildings with to experience potentially buildingaccommodate midrise higher housing densities approachingup to seven or or aboveeight 100stories dwelling with smaller units per units; acre. these 350 dwelling units per acre. in locationsFor example, similar two to recentlythe TEFA completed are increasingly projects in North Sanprojects Jose, “Rivercan achieve View (Parceldensities 1)” ofand 100 “Aire,” dwelling were units interestedbuilt atin 90 pursuing and 92 dwellingdenser, more units “urban”per acre, housingrespectively. per acre. FACTORS INFLUENCING THE FEASIBILITY OF MULTIFAMILY products, but are achieving this density by providing HOUSING PRODUCT TYPES NEAR THE TEFA smallerTo units date, rathervirtually than all taller high risebuildings; towers developers being built in surroundingDevelopers cities of high were rise located towers in typically Downtown need San to build Developers prefer to build midrise multifamily housing typicallyJose, pursue with thethese exception denser ofmidrise one tower projects project in that wasprojects recently of completed at least twelve in North stories San to Jose’s generate North sufficient projects in nearby cities because rents and sales st locations1 Street with supportivecorridor; however, amenities shorter and walkability. towers are now revenuesplanned forto coverdevelopment increased in constructionsother settings .costs. The prices are not high enough to cover the relatively high recently completed Century Center consists of two twelve-story apartment towers, located in close Aire and River View’s Parcel 1, both located in North Additional – and costly – life safety requirements are construction costs per square foot of high rise towers. proximity to the San Jose Mineta Airport and the VTA Metro/Airport light rail station. Other tower projects San Jose, achieved a density of at least 90 dwellings required when buildings exceed roughly 75 to 85 feet. Local developers interviewed for this study agreed that being planned outside Downtown San Jose are in Milpitas. units to the acre (Figure 08-2-16). Other higher- Developers are therefore less likely to build multifamily As demonstrated in Figure 15, the average density of high rise tower projects in the development 128 Tasman East Focus Area Plan pipeline is over 300 dwelling units per acre. As shown, several projects proposed for developmentDRAFT in 09/24/18 Downtown San Jose will achieve densities of well over 350 dwelling units per acre.
TEFA Housing and Supportive Retail Market Assessment | June 15, 2016 17 Figure 15. Comparable Competitive Supply of Recently Completed, Under Construction, Approved, and Pending Multifamily Development Projects Land Du/ Project City Status Area Units Stories Acre Midrise First and Reed (598 S 1st St) San Jose Approved 0.6 105 7 183 Modera San Jose Approved 1.0 168 6 171 Marshall Square San Jose Approved 1.4 195 6-7 139 River View (Parcel 1) San Jose Recently Completed 4.0 369 6 92 Aire San Jose Recently Completed 3.3 293 4 90 1201 S Main/Ilara Milpitas Recently Completed 2.8 204 4 74 1102 Abel St (Axis) Milpitas Recently Completed 5.2 366 70 Mission Town Center Santa Clara Approved 6.4 417 buildings 5 65 between eight and twelve stories because Virginia Terrace Apartments San Jose Under Construction 3.7 238 additional 65 revenue-generating space is necessary to Balbach Condos San Jose Under Construction 1.6 101 cover the 64 additional expense of construction materials 121 Tasman San Jose Recently Completed 2.9 174 4 60 Ascent Apartments San Jose Under Construction 10.8 650 (although 5 60 the exact height can vary depending on site North Tenth Street Apartments San Jose Under Construction 2.9 166 characteristics 58 and rental rates or purchase prices). Cobalt Apartments Santa Clara Under Construction 4.0 222 According 4 56 to local developers interviewed for this Marquis San Jose Recently Completed 3.0 155 study, 3 building 52 a high rise tower results in a significant Mio Japantown San Jose Recently Completed 2.0 103 4 52 cost increase per square foot of at least 25 percent Villas on the Boulevard Santa Clara Under Construction 3.6 186 4 52 Monticello Village Santa Clara Under Construction 16.1 825 more 3-4 than 51 a typical building below 85 feet. McCandless Drive Milpitas Approved 23.0 1,154 5-7 50 Lennar 450 Montague Expwy Milpitas Pending 10.5 489 As demonstrated 47 by recently-completed rental towers, 1200 Piper Drive Milpitas Approved 16 732 high 5 rise 46 towers are typically built in locations where a Alexis Santa Clara Under Construction 1.4 60 rent 4 or sales 43 premium associated with local amenities Madison Place Santa Clara Under Construction 0.7 28 4 41 justifies the higher costs of construction. Strategic Tuscany Apartments Santa Clara Recently Completed 3.4 133 4 39 Fruitdale Station San Jose Under Construction 6.7 256 Economics 4 38 compared values between recently built Gateway Village Santa Clara Approved 12.6 476 (2012-2015) 4-5 38 midrise and high rise developments in Centre Point Mixed Use Milpitas Pending 15.7 603 the City 38of San Jose, as shown in Figure 08-2-16.5 Berryessa Crossing (Phase 2) San Jose Recently Completed 13.7 494 Among recently 36 constructed apartment buildings in the Metropolitan Apartments San Jose Under Construction 2.9 102 35 East Weddell Sunnyvale Approved 12.0 465 City 3-4 of San 39 Jose, rents in Downtown San Jose’s high rise apartment towers command a premium of at least Average DU/Acre 65 10 percent compared to new midrise buildings. On High Rise Tower Gateway Tower San Jose Pending 0.5 270 average, 24 542 recently built midrise building asking rents Greyhound Towers San Jose Pending 1.6 708 23-24are around 443 $3.29 per square foot, compared to $3.61 Post and San Pedro San Jose Pending 0.5 202 per 21 square 438 foot for a high rise tower. Silvery Towers San Jose Under Construction 1.8 640 20-22 356 One South Market San Jose Recently Completed 1.0 312 Locations 23 322 likely to experience tower construction Centarra San Jose Recently Completed 1.3 347 21 275 NSP3 Towers San Jose Approved 1.5 313 generally 18 209 feature a variety of transportation options, Century Center San Jose Recently Completed 2.4 376 entertainment 12 157 and retail amenities, and proven market Landmark Tower Milpitas Approved 3.0 450 value. 22 According 150 to developers, high rise towers Sources: Cities of Santa Parkview Tower San Jose Approved 1.5 216 10-18perform 144 best in areas with strong transit access, Clara, San Jose, Sunnyvale, DIRIDON San Jose Pending 3.8 325 9 86 walkability, and strong concentrations of amenities and Milpitas; news ar- Average DU/Acre 284 (e.g. retail, restaurants, nightlife). Virtually all existing ticles; Santa Clara County Blended Project Assessor, 2015; Strategic 1256 Piper Drive (Tower and Economics, 2016. Townhomes) Milpitas Approved 5.7 308 12 54 Sources: Cities of Santa Clara, San Jose, Sunnyvale, and Milpitas; news articles; Santa Clara County Assessor, 2015; Strategic Figure 08-2-15 ComparableEconomics, Competitive 2016. Supply of Recently Completed, Under Construction, Approved, and Pending Multifamily Development Projects DRAFT 09/24/18 Tasman East Focus Area Plan 129
TEFA Housing and Supportive Retail Market Assessment | June 15, 2016 18 and newly constructed high rise towers reviewed for under construction or being planned for in Downtown by providing retail and employment destinations within this study are marketed as high-end luxury residential San Jose and Milpitas will be luxury condominiums. easy walking distance. communities targeted towards young, professionals seeking to live in vibrant and walkable communities. Higher-density multifamily housing – which often Future development in the TEFA is likely to reflect the primarily consists of smaller studios and 1-bedroom surrounding area’s ongoing transition to increasingly High rise condominium tower development activity units – is rarely marketed to or likely to include many higher density multifamily housing. Developers of is now proceeding after several years of inactivity. families with children. Based on developer interviews, midrise multifamily housing in North San Jose and According to Polaris Pacific, no high rise condominium review of recent development projects, and review other nearby areas are pursuing increasingly dense, towers were built since 2012 in Santa Clara or San of census data, multifamily housing in the examined “urban” projects with smaller units and taller building Jose, although one is currently under construction cities is rarely targeted to or occupied by households formats. For example, the “Aire” project in North in Downtown San Jose. The gap in condominium with children. The trend is unlikely to change, as unit San Jose was built at 90 dwelling units to the acre. development is explained by the slowdown of sizes shrink in denser buildings designed to meet Developers interviewed for this study noted that these condominium development activity after the 2007 demand from the market area’s concentration of young higher densities are likely to become the new norm as to 2009 economic recession following the subprime professional workers. new higher-density neighborhoods emerge in the South mortgage crisis. In this current market cycle, several Bay. condominium towers are proposed in Downtown San MULTIFAMILY HOUSING DEVELOPMENT POTENTIAL IN THE TEFA Jose, particularly as the City of San Jose’s Downtown In the immediate term, developers could deliver high- The TEFA is well positioned to attract market interest High Rise Incentive Program is set to expire at the end density midrise projects in the TEFA at 100 dwelling and demand for multifamily housing due to its of June 2016.6 units per acre, if allowed under the area’s zoning, transportation options, employment access, and though achieving this relatively high density in midrise The recent surge in high rises in Downtown San proximity to the planned City Place retail, office, and buildings will require inclusion of smaller unit sizes. Jose is partly attributable to the City of San Jose’s housing development. The TEFA already features a The unit sizes in midrise projects this dense will likely Downtown High Rise Incentive program – a deliberate number of assets that will complement and encourage be smaller, on average, than the unit sizes in similar public policy and set of incentives to encourage growth of a transit-oriented, mixed-use neighborhood. midrise buildings in communities near the TEFA. tower development. In 2007, the City enacted a set The TEFA is well-served by transit via VTA light of development incentives to encourage high rise rail, ACE, and Capitol Corridor. Many of the area’s Current achievable rents and sales prices in the TEFA development in Downtown San Jose, which included surrounding office clusters are easily accessible via are too low to justify high rise tower construction in waiver of inclusionary requirements, reduced park transit or automobile. Future development of City the short term. As explained in this section, high rise fees, and waiver of parking minimums. When this was Place – which will add up to 9.2 million gross square towers are a costly and risky development product type. enacted (during the housing boom), these high rises feet of retail, office, entertainment, hotel, and parks As a result, they are typically built in locations that were only viable as condominiums. It wasn’t until built in multiple phases – to the north and west of the already feature strong housing demand – reflected in 2010 that Downtown San Jose constructed its first TEFA will further enhance the desirability of the TEFA top-of-the-region rents or sales prices per square foot – high rise rental project. Nonetheless, several high rises and include existing urban amenities and multimodal transportation access. Developers are less likely to
130 Tasman East Focus Area Plan DRAFT 09/24/18 pursue high rise multifamily projects in the TEFA in the near term, creating the risk that prime sites will Figure 16. Comparable Competitive Supply of Multifamily Rentals by Product Type, Built 2012 to already be developed by the time towers are feasible. 2015 Average As the neighboring City Place project is built out and Total Unit Average Project Subarea Year Stories Units Du/Acre Size Rent/SF local-serving retail and service activities are added to the TEFA, rents and sales prices are likely to increase Midrise to the point at which high rise tower development may River View (Parcel 1) North San Jose 2013 6 369 92 800 $3.50 become feasible; the city can accelerate this process Aire North San Jose 2013 4 293 90 867 $3.55 by offering incentives that reduce developer costs and The Verdant North San Jose 2013 5 498 79 892 $3.28 Meridian at Midtown Central San Jose 2014 4 218 64 924 $3.11 risk, similar to San Jose. The City of San Jose provided Domain North San Jose 2013 4 444 63 1,028 $3.00 incentives to encourage current high rise development Crescent Village North San Jose 2012 4 1,750 61 897 $3.32 projects. If the City of Santa Clara chooses to prioritize Avalon Morrison Bay Downtown San Jose 2013 4 250 56 1,176 $2.76 near-term high rise construction, then it should Marquis Central San Jose 2015 3 166 56 838 $3.46 evaluate incentives to encourage their construction. Epic North San Jose 2013 5 569 55 862 $3.56 Examples include re-examination of the city’s impact Misora at Santana Row Santana Row 2013 5 212 52 1,150 $3.86 Mio Japantown Central San Jose 2015 4 103 52 929 $3.34 fees for multifamily housing, streamlined permitting Mosaic Central San Jose 2012 5 386 50 1,091 $2.71 processes, and inclusion of towers in the TEFA plan Environmental Impact Report. Average DU/Acre 64 Average Unit Size 955 Developers in the TEFA are likely to pursue housing Average Rent/SF $3.29 units targeted to small households without children.
Midrise residential projects that also achieve 100 High Rise Tower One South Market Downtown San Jose 2015 23 312 322 965 $3.58 dwelling units per acre typically include mostly studio Century Center North San Jose 2015 12 376 157 878 $3.23 and one-bedroom apartments with smaller average unit Centerra Downtown San Jose 2015 21 347 275 935 $4.02 sizes than other product already on the market. This unit mix and tendency towards smaller units is less Average DU/Acre 251 attractive to families with children than two-bedroom
Average Unit Size 926 units, or even more spacious one-bedroom units. If the Average Rent/SF $3.61 Sources: realAnswers, 2016; County of Santa Clara Assessor, 2015; Strategic Economics, 2016. City of Santa Clara chooses to prioritize child-friendly Sources: realAnswers, 2016; County of Santa Clara Assessor, 2015; Strategic Economics, 2016. housing, the TEFA plan could potentially codify Figure 08-2-16 Comparable Competitive Supply of Multifamily Rentals by Product Type, Built 2012 to 2015
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TEFA Housing and Supportive Retail Market Assessment | June 15, 2016 21 family-friendly requirements such as inclusion of larger For purposes of this report, neighborhood-serving and cafes are sometimes located in standalone housing units, playgrounds in parks, etc. retail is defined as businesses that provide goods and strip centers or on the ground-floor of mixed-use services that people would frequent at least weekly residential buildings, but are also often co-located in Creation of a desirable multifamily neighborhood in to take care of their personal and household needs. neighborhood and community centers with grocery the TEFA will be more successful (and residential Examples include grocery stores, drug stores, eating store anchor tenants. Other types of shopping centers buildings will be able to command higher rents and and drinking establishments, dry cleaners, hair salons, that serve much larger trade areas – such as “lifestyle sales prices) if the area is well-served by additional etc. Strategic Economics focused the analysis on centers” and “regional shopping malls” – are excluded amenities. The TEFA is generally well-positioned neighborhood-serving retail because the adjacent from the table below since the focus of this analysis is for multifamily housing development due to its proposed City Place development will absorb demand on neighborhood-serving retail. proximity to transit, highway access, and recreational for stores, restaurants, and entertainment serving a opportunities. However, additional value could be large regional trade area. City Place is proposed to Following this introduction, the next section examines created by including local-serving retail and services consist of a 239-acre mixed-use development, with market conditions and the competitive supply of retail (such as eating and drinking establishments, dry an emphasis on regional retail uses, as well as office in the One-Mile Trade Area (approximately five-minute cleaners, convenience stores, etc.), strong pedestrian and housing. Retail development at City Place will drive) and the Three-Mile Trade Area (approximately circulation within the TEFA and City Place (which will range between 1.3 and 1.8 million square feet, most ten-minute drive) of the TEFA. The section concludes be discussed in the next section), small-scale open of which will be dedicated to fashion, lifestyle, and with an assessment of the Tasman East Focus Area’s space, and pedestrian and bicycle connections to entertainment uses.7 positioning for attracting neighborhood-serving retail. surrounding areas. The following section assesses the potential for the TEFA to incorporate a grocery store By definition, neighborhood-serving retail serves a RETAIL MARKET CONDITIONS AND COMPETITIVE SUPPLY and other basic local-serving retail and service uses. relatively small primary trade area of about a one- to This section provides an overview of the current retail three-mile radius. However, some shopping center market conditions and competitive retail supply in NEIGHBORHOOD-SERVING RETAIL MARKET ASSESSMENT formats combine neighborhood-serving retailers the One-Mile Trade Area and Three-Mile Trade Area This section describes the TEFA’s retail market with other general merchandise retailers serving a surrounding the Tasman East Focus Area. Figure 08- positioning and potential to attract new neighborhood- larger trade area. A good example of this is when a 2-18 maps the location of existing shopping centers serving retail. Strategic Economics examined the grocery store and a Home Depot co-locate in the same within a one-, three-, and five-mile radius of the TEFA. TEFA’s retail potential by examining current market shopping center. In this case the center’s primary trade This section also examines the competitive supply of conditions and competitive retail supply in the area expands to a three- to five-mile radius. Figure grocery stores – and the neighborhood-serving retail trade area surrounding the TEFA, interviewing local 08-2-17 provides a basic overview of shopping center uses co-located with them – currently serving areas retail brokers and developers, and by examining types; neighborhood-serving retail is typically found closest to the TEFA. Figure 08-2-19 shows a map of projects currently under construction or proposed for in the Strip or Convenience Center and Neighborhood existing grocery stores, recently closed grocery stores, development. Center categories and, to a lesser extent, Community and ones expected to open in the immediate term. Centers. Day-to-day needs retailers, restaurants,
132 Tasman East Focus Area Plan DRAFT 09/24/18 Special consideration has been given to grocery stores because this use tends to anchor other neighborhood Figure 17. Relevant U.S. Shopping Center Classifications and Characteristics serving shops. In addition, having a grocery store in Type of Typical Trade Area close proximity to dense housing can reduce people’s Shopping Sq. Ft. Size/ dependence on automobile trips for some non-work Center Range Acres Typical Anchors Drive-time Examples Strip or Un-anchored, or anchored by a related trips. Having a grocery store in the TEFA would Less than Less <1 mile/ El Camino Real Convenience small convenience store (7-11 30,000 than 3 < 5 minutes centers help make the area more transit- and less automobile- Center etc.) oriented. El Monte Convenience-oriented, typically 1-3 miles/ Neighborhood 30,000 to Center, 3 to 5 anchored by a grocery and/or 5-10 All but eight percent of the One-Mile Trade Area’s Center 125,000 Blossom Valley drug store minutes 242,000 square feet of retail space is located at North Center General merchandise or San Jose’s @First community center (Figure 08-2-18). convenience-oriented anchors, Other centers within the One-Mile Trade Area consist may include discount stores, San Antonio 3-6 miles/ Community 125,000 to grocery stores, drug stores, Center, of smaller strip retail built in the early 1990s. @First 10 to 40 10-15 Center 400,000 and/or large specialty stores Downtown minutes itself includes a Target, CVS, a vacant former Fresh & (home improvement/ Sunnyvale Easy grocery store space, and a collection of smaller furnishings, sporting goods, retailers and restaurants. Although @First is currently etc.) Source: ICSC Research and CoStar Group; Strategic Economics 2016. the closest major retail competition and supply relative Source: ICSC Research and CoStar Group; Strategic Economics 2016. to the TEFA, its freeway-centric location adjacent to FigureFollowing 08-2-17 this introduction, Relevant U.S.the nextShopping section Center examin Classificationses market andconditions Characteristics and the competitive supply of Highway 238 and big box anchor tenant positions the retail in the One-Mile Trade Area (approximately five-minute drive) and the Three-Mile Trade Area center to serve a larger trade area for less frequent (approximately ten-minute drive) of the TEFA. The section concludes with an assessment of the Tasman trips. neighborhood-servingEast Focus Area’s positioning retail uses for aexaminedttracting neighborhood-serving throughout grocery retail. store currently serves within its one-mile trade this section. The community centers depicted in Figure area. A Safeway and Walmart Neighborhood Market Nearly 1.9 million square feet of retail space is located 18 are @First, Rivermark Village, Mercado Santa Clara, are the two closest grocery stores to the TEFA. The in the Three-Mile Trade Area, 34 percent of which andRetail Milpitas Market Square. Conditions and Competitive SupplySafeway currently serves over 14,100 households and consists of neighborhood and strip retail centers nearly 38,000 workers within its primary trade area, (Figure 08-2-18). The remainder of the Three-Mile AsThis shown section in providesFigure 08-2-19, an overview two ofgrocery the current stores reta il marketwhile conditions the Walmart and competitive Neighborhood retail supplyMarket inserves 6,375 Trade Area’s total retail space is dispersed between one currentlythe One-Mile operate Trade within Area theand three-mileThree-Mile radius Trade ofArea surroundinghouseholds the Tasman and overEast Focus26,300 Area. workers. Figure The 18 former Fresh power center and four community centers. These types themaps TEFA, the location but no ofgrocery existing store shopping is located centers within within one a one-, three-,and Easy, and locatedfive-mile in radius North of San the Jose’sTEFA. @First shopping of shopping centers are anchored by grocery stores, mile of the TEFA. The map in Figure 08-2-19 shows center, was the closest grocery store to the TEFA, This section also examines the competitive supply of grocery stores – and the neighborhood-serving retail home furnishing stores, and/or general merchandise existing, planned, and recently closed grocery stores, but closed at the end of 2015. It is unclear whether alonguses co-located with the numberwith them of –households currently serving and workers areas cl eachosest to the TEFA. Figure 19 shows a map of existing stores, and often serve a larger trade area than the grocery stores, recently closed grocery stores, and ones expected to open in the immediate term. Special consideration has been given to grocery stores because this use tends to anchor other neighborhood serving shops. In addition, having a grocery store in close proximity to dense housing can reduce people’s dependence on automobile trips for some non-work related trips. Having a grocery store in the TEFA would DRAFT 09/24/18 help make the area more transit- and less automobile-oriented. Tasman East Focus Area Plan 133
All but eight percent of the One-Mile Trade Area’s 242,000 square feet of retail space is located at North San Jose’s @First community center (Figure 18). Other centers within the One-Mile Trade Area consist of smaller strip retail built in the early 1990s. @First itself includes a Target, CVS, a vacant former Fresh & Easy grocery store space, and a collection of smaller retailers and restaurants. Although @First is currently the closest major retail competition and supply relative to the TEFA, its freeway-centric location adjacent to Highway 238 and big box anchor tenant positions the center to serve a larger trade area for less frequent trips.
Nearly 1.9 million square feet of retail space is located in the Three-Mile Trade Area, 34 percent of which consists of neighborhood and strip retail centers (Figure 18). The remainder of the Three-Mile Trade Area’s total retail space is dispersed between one power center and four community centers. These types of shopping centers are anchored by grocery stores, home furnishing stores, and/or general
TEFA Housing and Supportive Retail Market Assessment | June 15, 2016 24 a grocery store will occupy the 20,000 square feet PLANNED RETAIL PROJECTS Existing residents and workers within the three-mile space. Significant retail development is planned at City Place, radius of TEFA are already well-served by grocery located immediately adjacent to the TEFA. However, stores and neighborhood-serving retail. A variety of According to commercial brokerage firm, Cushman City Place will likely include very little neighborhood- grocery stores and neighborhood or strip retail centers and Wakefield, retail tenant demand remains robust in serving retail. The City Place community masterplan already capture demand from existing residents and the San Jose Metro Area, particularly for new Class A/ plans to build between 1.3 - 1.8 million square feet workers. Future housing growth in the three-mile B+ space. At the end of 2015, Santa Clara’s vacancy of retail, most of which will be dedicated to fashion, radius of TEFA– including the 2,000 housing units and rate was at 3.5 percent, compared to five percent in lifestyle, and entertainment uses. According to the additional office space planned at Santa Clara Square, the San Jose Metro overall. The average asking rent in developer, the maximum amount of local-serving retail near Bowers Avenue and Highway 101 – will also be Santa Clara is slightly higher at $28.80 per square foot would be in the 20,000 sq feet range and may include served by planned retail development, including the per year on a triple net basis, compared to the metro a small market and neighborhood services. The final aforementioned Whole Foods, several restaurants, and average asking rent of $28.08. These rates reflect tenant mix is still uncertain. basic services. what is currently available in the marketplace, most of which is Class B or C space. Two new grocery stores are planned for development Despite this nearby supply of grocery stores and in the three-mile trade area surrounding the TEFA; neighborhood retail, the TEFA itself is not well-served while these stores will fulfill unmet market niches, by the existing retail supply. The TEFA is currently neither is located especially close to the TEFA itself. A occupied by low-density light industrial properties and new neighborhood center, anchored by Whole Foods, largely surrounded by open land. As result, the area will be opening in the late summer of 2016 as part of lacks the workers and residents needed to support Santa Clara Place, which will add 1.7 million square neighborhood-serving retail. feet of office space and up to 2,000 housing units. This area currently serves about 5,650 households However, residential and employment growth at the and over 41,500 workers. Grocery Outlet in Sunnyvale TEFA and City Place will generate significant new is also expected to take over the lease of a recently- demand for a grocery store and other neighborhood- closed Fresh and Easy, which will serve over 11,800 serving amenities, generating increased demand households and 23,800 workers within its primary for retail in and near the TEFA. The current spatial trade area.8 Combined with the Safeway and Walmart distribution of grocery stores and neighborhood- Neighborhood Market, the four grocery stores are all serving retail is largely focused on serving existing located two to three miles from the TEFA, and cover a concentrations of residents and workers, and located wide variety of price points (from discount groceries to along major roadway and freeway transportation routes the high-end Whole Foods). (Figure 08-2-19). The TEFA and surrounding areas currently lack workers and residents, although nearly Neighborhood-Serving Retail Potential in the TEFA 10,000 households and over 10,000 workers are
134 Tasman East Focus Area Plan DRAFT 09/24/18 Figure 08-2-18 Existing Retail Centers Figure 08-2-19 Grocery Stores DRAFT 09/24/18 Tasman East Focus Area Plan 135 already located within a mile of the TEFA. Over time, The ability of the TEFA to capture demand for grocery Regardless of whether the TEFA captures demand for these existing households and workers will be joined by stores will depend on whether and where other grocery a grocery store, residential and worker growth in the the addition of up to 1,680 households at City Place, stores and neighborhood centers are built prior to area will drive demand for basic food, beverage, and a 700-room hotel, thousands of workers in City Place’s these uses in TEFA. Given the magnitude of planned personal services to serve as needed amenities for retail and office spaces (between 3.2 to 6.7 million development activity at City Place, potential residential the housing. The TEFA’s internal residential growth square feet), and additional households in new housing growth in the TEFA, and ongoing growth in nearby – coupled with spillover demand from worker and to be built in the TEFA. The combined total workers North San Jose, strong potential exists for grocery resident growth at City Place – is likely to support at and households within a mile of the TEFA will create stores to eventually add new locations in or near the least a minimal amount of day-to-day retail amenities. significant market demand for neighborhood-serving TEFA. Since housing and worker growth in the TEFA These include limited quantities of convenience stores retail closer to the area. and City Place will only support a limited amount of and services such as salons and dry cleaning. grocery demand, the TEFA’s ability to include a grocery The early phases of retail at City Place are unlikely store is contingent on whether it captures this demand The TEFA’s ability to capture demand for eating and to include neighborhood-serving retailers, creating an before other nearby locations. drinking places will require the area to complement opportunity for the TEFA to capture neighborhood- City Place’s options rather than compete with them. serving retail opportunities. The City Place program The potential to capture a grocery store in TEFA The TEFA’s internal residential growth is likely to plans to build between 1.3 and 1.8 million square feet will improve when better north-south access is support limited quantities of restaurants and cafes, of retail, most of which will be dedicated to fashion, created – when Lick Mill Boulevard is extended – and but the survival of these uses will require capturing lifestyle, and entertainment uses. There are plans to connectivity is improved within the TEFA and between additional demand from the surrounding area and add up to 20,000 square feet of retail as part of the the TEFA and City Place. From a retail perspective, growth at City Place. Given that City Place will feature residential component of City Place, but this retail may the TEFA currently lacks excellent connectivity to its a high concentration of these uses, the TEFA will need be built in a later phase and primarily fulfill the needs surrounding trade area; the TEFA can only currently to include complementary offerings positioned to of City Place households and visitors. As a result, the be directly approached from the south and west (at provide a more relaxed, neighborhood-centric, and/or TEFA can potentially capture the surrounding area’s two different elevations) and no major street runs independent or boutique feel. demand for groceries, day-to-day retail, and local- directly through the area. When Lick Mill Boulevard serving restaurants and cafes. is extended through Tasman East, the site will have excellent access from the north and south, although access from the west will remain challenging. This puts even greater emphasis on the need for excellent internal circulation both within the TEFA, and connecting to City Place so that its residents can easily access a grocery store.
136 Tasman East Focus Area Plan DRAFT 09/24/18 Footnotes 1. The 2014-based census block groups for North Santa Clara Context Area used in this analysis includes: Tract 5049.01 Block Group 1; Tract 5050.01 Block 1, 2, 3, 4, and 5; and Tract 5050.07 Block Group 1 and 2. The 2014-based census block groups for North San Jose Context Area include: Tract 5050.06, Block Group 1 and 2; Tract 5050.08, Block Group 1 and 2; and Tract 5050.09, Block Group 1, 2, and 3. 2. This includes 2,000 residential units approved for Santa Clara Square near Bowers Avenue at Highway 101, and 1,360 residential units approved at City Place. 3. Marcus and Millichap, 1Q 2016. Multifamily Research Market Report: San Jose Metro Area. 4. U.S. Census Longitudinal Employer-Household Dynamics data, 2014. This dataset estimates 105,041 jobs and 54,231 employed workers in Santa Clara as of 2014. 5. City of San Jose rental data obtained from realAnswers.com in May 2016. realAnswers is a commercial vendor that tracks asking market statistics for large apartment communities with 50 or more units. 6. City of San Jose. Memorandum: Downtown Commercial High- Rise Development Incentives. 20 November 2014. 7. Related Companies. “CityPlace Santa Clara Master Community Plan,” June 1, 2016. 8. “Safeway, Grocery Outlet snap up South Bay Fresh & Easy Leases.” Silicon Valley Business Journal. 16 Dec. 2015.
DRAFT 09/24/18 Tasman East Focus Area Plan 137 08.3 INFRASTRUCTURE REPORT
EXISTING INFRASTRUCTURE CONDITIONS Approximately 80% of the Plan area is in Zone AH of approximately elevation 15.8 within the Project Storm Drainage (elevation 8, North American Vertical Datum – 1988), vicinity. Storm drainage facilities in and around the Tasman which is defined as areas subject to inundation by the East Specific Plan area are owned and maintained 1-percent chance event. The FIRM, whereby the BFE FEMA requires that levees provide a minimum by private property owners, the City of Santa Clara’s was derived from detailed hydraulic analyses, defines freeboard of 3 feet above the Base Flood Elevation Department of Public Works and the Santa Clara Valley this event as having shallow flooding with average (BFE) all along their length, and an additional 1 Water Agency (SCVWA). depths of between 1-foot and 3-feet. Mandatory flood foot within 100 feet of structures (such as bridges) insurance purchase requirements and floodplain or wherever the flow is restricted. The top of levee Private systems in the individual parcels typically management standards apply to areas with this Zone adjacent to the site is about elevation 25, significantly discharge through 12-inch through 24-inch lines AH above the FEMA requirement for levee freeboard. into the backs of public catch basins in the public rights-of-way. The local public system consists of The remaining roughly 20% of Plan area is designated surface inlets and gravity storm drain pipes in streets. as Zone AO with probable ponding depths up to 1-foot The BFE of 8 at the Project is significantly lower These vary in size between 12-inch and 33-inch. during the 1-percent chance event. This includes than the BFE of about elevation 15 in the Guadalupe They generally flow northeasterly in Calle Del Mundo several pockets north of Calle de Luna, primarily at the River, as adjacent levees provide flood protection to and Calle De Luna and north in a 33-inch pipe that center of the block between Calle de Luna and Calle Tasman East. Runoff from the Project area flows to the runs in the north-south section of Calle De Luna. The del Mundo. The portion of the site south of Calle de Eastside Detention Basin and Lift Station to the north system flows into the City’s Tasman Channel in the Luna is generally shown as Zone AO with the exception of the Project. northeast corner of Tasman East on the project side of the streets and parcel frontages. of the Guadalupe River’s western levee. The Tasman The City of Santa Clara further refined the 100-year The water level of the Guadalupe River adjacent to Channel carries flows of approximately 3,000-LF to event water levels analyses within the project area the site is presented in the FEMA Flood Insurance the Eastside Retention Basin. A pump station pumps as part of their Storm Drain Master Plan (prepared Study (FIS) dated February 19, 2014. The 100- stormwater from this basin through the levee and by Schaaf & Wheeler Consulting City Engineers, year water level in the River adjacent to the site is into the Guadalupe River. The River, which is under dated December 2015). This Master Plan provides between elevations 14 and 15 feet (NAVD 88). FEMA Santa Clara Valley Water District (SCVWD) jurisdiction, calculations that delineate a reduced inundation area, computer model runs of the River are available on the conveys flows to the San Francisco Bay. significantly less than indicated by the FEMA FIRM Santa Clara Valley Water District Web Site. Based on map. The County’s published LiDAR topography shows Federal Emergency Management Agency (FEMA) FEMA’s October 1994 analyses, the 100-year reported streets below elevation 8, but most of the developed current Flood Insurance Rate Map (FIRM) number flow delineated on the FIS is 13,000 cfs (located portion of the site above elevation 8. Based on this 060885C0062J, dated February 19, 2014 identifies at the River reach point downstream of Highway information, the FEMA FIRM overstates the portion of major portions of the plan area as potential Flood 17). The Guadalupe River model shows water levels the site that would be inundated during a 100-year Hazard Zones and subject to localized flooding.
138 Tasman East Focus Area Plan DRAFT 09/24/18 storm event. Using the LiDAR data, only streets and parcel frontage would be inundated during the 100- year storm event.
SEA LEVEL RISE Runoff from the project area flows to the Eastside Lift Station located about 3,700 feet north of the site. Because all project flows are pumped, the Project is isolated from the direct effects of sea level rise. The primary impact associated with sea level rise would be hydraulically to the Lift Station’s performance. As sea level rise increase, there would be a minor decrease in the pumping rate associated with the higher discharge water level. An increase in sea level would have only a minor impact on water levels in the Project area provided the levee separating the Guadalupe River flows is maintained. The low point of the levee is about elevation 18 (north of State Route 237). With no changes, the levee will provide the required three feet of freeboard for a 100-year tide of about elevation 15. The current 100-year tide in this area is elevation 11.3. The levee is adequate for a sea level rise of more than 3-ft.
Provided the City upsizes pumps to accommodate the higher discharge water level within the entire watershed, there would be no long-term change in Project 100-year water levels associated with sea level rise.
Figure 08-3-1 Federal Emergency Management Agency (FEMA) current Flood Insurance Rate Map (FIRM) number 060885C0062J, dated February 19, 2014, showing the Tasman East project area.
DRAFT 09/24/18 Tasman East Focus Area Plan 139 WASTEWATER TREATMENT This station handles wastewater from Tasman East, as of the 2035 General Plan) Peak Wet Weather Flow Wastewater from Tasman East is conveyed through the well as incoming flows from a 24-inch gravity main in (PWWF) assumptions to analyze the system. The City of Santa Clara’s wastewater collection system to Tasman Drive that runs northward up Calle Del Sol. 2035 General Plan indicates a land use designation the San Jose/Santa Clara Regional Wastewater Facility for Tasman East of “High Density Residential,” with (SJ/SC RWF), which is approximately two miles to Wastewater flows from Tasman East to the west to a density of 40 Dwelling Units per Acre, which would a trunk system in Lafayette Street. As it flows north the northeast in the Alviso area of San Jose. The SJ/ yield a BWF of 0.336 MGD. SC RWF Plant provides wastewater treatment for the it increases from a 36-inch, to a 42-inch, then to a cities of San Jose, Santa Clara, Milpitas, Campbell, 48-inch gravity line then enters a control chamber to WASTEWATER SYSTEM CAPACITY Cupertino, Los Gatos, Saratoga, and Monte Sereno. the Rabello Pump Station and the Northside Pump The Sewer Master Plan indicates that the Rabello and Station. These two-stations work in parallel to convey Northside Pump Stations will be operating effectively The SJ/SC RWF has an existing capacity to treat flows through a combination of 36-inch Force Mains, at the Estimated Firm Capacity (total of ~41 MGD) 167 MGD, though the National Pollution Discharge a Junction Structure, and a 48-inch Force Main to the during future PWWF conditions. The study indicates Elimination System (NPDES) permitting program Santa Clara Influent Junction Structure. This junction that the Primavera Lift Station has a capacity of 5.7 limits the amount of treated wastewater that can combines City of San Jose’s system and the Santa MGD, and projects flows of 2.0 MGD in 2035. The be discharged to the San Francisco Bay to 120 Clara system just prior to entering the SJ/SC RWF. Master Plan does not indicate any other elements of million gallons per day (MGD) average dry weather the conveyance system between Tasman East and flow. This is due to potential impacts of additional Figure 2.shows an overview of the City’s Wastewater the SJ/SC RWF that are anticipated to need upgrades freshwater discharges to saltwater marsh habitat, as Conveyance System. before 2035. well as pollutant loading to the San Francisco Bay. WASTEWATER GENERATION RATES The NPDES permit contains a trigger that, if the 120 In the event that more development occurs than Based on 2013 and 2014 water billing records in MGD average dry weather effluent flow is exceeded, is anticipated by the 2035 General Plan, the Firm the City’s customer billing database, existing Base additional mitigation activities are required. Currently, Capacity of the Rabello and Northside Pump Stations Water Flow (BWF) of 0.036 MGD is generated at the discharges are averaging 110 MGD. will need to be upgraded to meet the demand. The site. Assuming full build-out at the existing Light upgrades would include additional wet well and Industrial Zoning Designation (50% FAR and 0.15 Wastewater Conveyance pumping capacity as well as, potentially, force main gpd/sf wastewater generation), 0.157 MGD would be improvements. Wastewater conveyance facilities within Tasman East generated. are owned and maintained by the City of Santa Clara Potable Water Facilities: Water Supply and Department of Water and Utilities (SCDW&U). The In April 2016, RMC Water and Environment prepared Demand facilities consist of gravity pipe lines constructed in the City’s Sanitary Sewer Master Plan to guide 1973 with vitrified clay (VCP), as well as the Primavera improvements to the City’s wastewater system to Potable water in the City of Santa Clara comes Lift Station, which consists of 6 identical Flygt 3127 accommodate current and future development. The from three sources, including local, city-owned pumps having an estimated total capacity of 5.7 mgd . study used future (based on Phase III Development wells; the Santa Clara Valley Water District
140 Tasman East Focus Area Plan DRAFT 09/24/18 (SCVWD); and the San Francisco Public Utilities Commission (SFPUC). In Tasman East, water is provided entirely by the SFPUC through turnouts to the Bay Division Pipelines of the Hetch Hetchy delivery system. Figure 3 shows sources of water by area.
Table 1 indicates the anticipated volume of water that will be used from each source to meet the expected demands projected in the City’s 2010 Urban Water Master Plan (UWMP).
The City’s contract with the SFPUC indicates that if certain conditions are met, the City may be required to reduce or eliminate its take from SFPUC.
If the City needed a difference source of water supply than from SFPUC, the City would consider maintaining its existing 2010 UWMP total water supply projections by increasing groundwater utilization, increasing imported SCVWD surface water supply, or a combination of the two supplies.
WATER DISTRIBUTION The water distribution system is owned and operated by the City of Santa Clara Department of Water and Sewer and consists of a pipe network which lies predominantly beneath the traveled roadways in the public street rights-of-way, and a system of reservoirs Figure 08-3-2 City of Santa Clara wastewater conveyance system. Source: City of Santa Clara Sanitary Sewer Master Plan that serve to store water and regulate pressures. The Update, Final Report, April 2016.
DRAFT 09/24/18 Tasman East Focus Area Plan 141 TABLE 1: WATER SUPPLY PROJECTIONS BY WATER SOURCE (WITH SFPUC) (ACRE-FY/YR)
SOURCE 2010 2015 2020 2025 2030 2035
Groundwater 13,980 23,048 23,048 23,048 23,048 23,048 City is split into 4-distiinct pressure zones and the SFPUC 2,454 5,040 5,040 5,040 5,040 5,040 project site is in Zone I. SCVWD 4,372 4,570 4,570 5,236 5,236 5,236 Within Tasman East’s existing streets, 12-inch asbestos cement mains (constructed in 1973) connect to Recycled Water 2,409 4,000 4,000 4,300 4,500 4,500 12-inch mains in Lafayette Street (asbestos cement, constructed 1971) on the west, and in Tasman Drive Conservation 0 694 694 795 930 930 (cast iron, constructed in 1986) to the south . Total 23,215 37,352 38,419 38,698 38,754 38,754 RECYCLED WATER South Bay Water Recycling has been serving the City of Santa Clara for more than 10-years. There are TABLE 2: WATER SUPPLY PROJECTIONS BY WATER SOURCE (WITHOUT SFPUC) (ACRE-FY/YR) currently 33-miles of recycled water pipelines within Santa Clara’s city limits with 224 active recycled water SOURCE 2010 2015 2020 2025 2030 2035 services. Groundwater 13,980 23,048 23,048 23,048 23,048 23,048 There are no recycled water facilities within Tasman East, though the main transmission line from San Jose SFPUC 2,454 5,040 0 0 0 0 enters the City of Santa Clara in Tasman Drive on the SCVWD 4,372 4,570 4,570 5,236 5,236 5,236 west bank of the Guadalupe River. At the intersection of Calle Del Sol and Tasman Drive is a 30-inch Recycled Water 2,409 4,000 4,000 4,300 4,500 4,500 transmission main. Conservation 0 694 694 795 930 930 GAS FACILITIES The site is served gas by Pacific Gas and Electric Total 23,215 37,352 33,379 33,658 33,714 33,714 (PG&E) facilities, including a 4-inch distribution main on the east side of Lafayette street that serves 2-inch distribution mains in Calle Del Mundo (south side of street), Calle De Luna (north and west side TABLE 3: WATER USE PROJECTIONS (ACRE-FY/YR) of street), and Calle Del Sol (west side of the street). Additionally, there is a transmission main on the west 2010 2015 2020 2025 2030 2035 side of Lafayette Street at Tasman East’s western Total Water Use 23,213 31,259 33,053 34,605 36,071 37,433
142 Tasman East Focus Area Plan DRAFT 09/24/18 Figure 08-3-3 Source of Water by surface area for the City of Santa Clara. Source: 2010 Figure 08-3-4 Water pressure zones for the City of Santa Clara. Source: 2010 Urban Water Urban Water Management Plan, City of Santa Clara Water Utility Management Plan, City of Santa Clara Water Utility
DRAFT 09/24/18 Tasman East Focus Area Plan 143 frontage. The system was installed to serve the existing industrial land uses in Tasman East.
ELECTRICAL FACILITIES The City of Santa Clara’s municipal electric utility, Silicon Valley Power (SVP), provides electric utility power to all residences as well as commercial and industrial businesses in the City. In 2013, SVP’s power mix was provided from natural gas (43.7 percent), renewable resources (24.2 percent), large hydroelectric (17.77 percent), coal (8.4 percent), and unspecified sources of power, meaning electricity from transactions that are not traceable to specific generation sources (6.0 percent).
The existing electrical distribution system consists of both overhead and underground facilities. SVP’s electric distribution maps indicate that overhead 12kv lines at the rear property lines serve all parcels within the Project Area. At the project frontage are 3-separate overhead 115kv transmission lines owned by Pacific Gas and Electric, as well as an underground 230kv SVP underground transmission line which turns east and runs along the northern boundary of Tasman East.
TELECOMMUNICATIONS Figure 08-3-5 Electrical infrastructure diagram for Tasman East. Source: Silicon Valley Power EC Maps AT&T and Comcast have communications infrastructure adjacent to Tasman East on an overhead joint pole line that runs north/south along the east side of Lafayette Street. The individual parcels within Tasman East are served from overhead joint pole lines at the rear property lines.
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