At the May 14, 2002 Moffett Park Specific Plan Joint City Council/Planning Commission Study Session, Council requested that staff coordinate the schedules of the Moffett Park Specific Plan (MPSP) and Transportation Strategic Program (TSP) to allow for a more coordinated review by Council of the potential traffic policy and roadway improvements being considered by the two projects.

Specifically, Council directed staff to report back by June 11 on the feasibility of this request. Staff has prepared a combined schedule in Attachment 1, which accelerates the schedule of the Transportation Strategic Program and integrates it into a revised project schedule of the Moffett Park Specific Plan study issue. For reference staff has also included in this report the three original schedule options for the MPSP that were discussed at the study session.

Staff noted to Council during the May 14, 2002 Joint City Council/Planning Commission Moffett Park Specific Plan Study Session that its current project schedule called for Council’s review for approval of the Specific Plan document and Final Environmental Impact Report (EIR) during the same time period that the Transportation Strategic Program (TSP) would be conducting its public outreach meetings with Council to solicit input on citywide traffic policy, roadway improvements, and funding strategies.

Staff clarified for Council that the majority of the intersection and roadway improvements being considered by the TSP were also potentially impacted by development anticipated by the MPSP, and that there was a high probability that that the MPSP would need to be revised or not approved, if Council did not agree with the improvements or policies being proposed by the TSP.

Staff outlined three options for the scheduling of the MPSP and TSP (as noted below) with the advantages and disadvantage of each alternative.

At the study session, the Council requested that staff report back "on or before June 11" as to whether it could coordinate the schedules and work plans of the Moffett Park Specific Plan (MPSP) and Transportation Strategic Program (TSP) to allow for a more timely review by Council of the potential traffic policy and roadway improvements being considered by the two projects—(i.e an Option 1A). Staff has complied with this request and has prepared the combined schedule in Attachment 1.

If Council directs staff to proceed with a combined schedule (Attachment 1), staff anticipates that the transportation analysis required for both projects can be reviewed at a Joint City Council/Planning Commission Study Session in August 2002.

Both projects would continue with public outreach, plan/program development, and required environmental reviews until January of 2003 unless the schedule is modified by Council as a result of the August Joint Study Session. Staff anticipates that this combined schedule will result in Council’s consideration and approval of a Transportation Strategic Program at the end on January 2003, and consideration and approval of the Moffett Park Specific Plan and EIR at the end of February 2003. Effectively, this results in the Moffett Park Specific Plan becoming one of the scenarios for future land use and transportation being considered for the TSP.

The combined schedule allows Council to concurrently review ( in August 2002) the traffic impacts and roadway improvements required for the increased development in the MPSP with traffic policies, roadway improvements, and development scenarios being considered by the TSP. This option allows for a comprehensive review of the MPSP within the context of the potential citywide buildout scenarios being considering in the TSP.

Additionally, this option achieves Council’s goal of considering TSP alternatives prior to the MPSP with only a two-month delay in the schedule of the MPSP. Staff does not feel that this delay is significant given the present economic cycle and the existing vacancy rate in Moffett Park. Staff notes that several property owners have expressed an interest in developing their properties in the near future. Staff has also received anecdotal comments from potential developers and appraisers that some property owners and lending institutions are currently wary of initiating any new commercial office projects without a "pre-signed lease or prospective tenant" for new developments.

Staff anticipates that it would take a developer approximately 7-9 months to complete the necessary traffic study and required Environmental Impact Report for a Use Permit application separate from the MPSP & TSP (such as the recently approved Juniper Networks’ Campus). The proposed schedule will not unduly delay development, and will allow for consideration of Citywide implications associated with the MPSP.

With the current progress of both the MPSP and the TSP, it is doubtful that a developer will be able to reconcile an individual high Floor Area Ratio (FAR) development proposal with both the MPSP and the varying development buildout scenarios being considered by the TSP, and still be placed on an agenda for a public hearing before either project is complete.

Use Permit approvals for high FAR’s (40% & above) are a Council discretionary action which grants a property owner a land use entitlement to construct additional square footage above and beyond what is currently allowed by the property’s existing Zoning. There is no obligation or any guarantee that the City Council will approve any Use Permit request that is submitted prior to the adoption of the MPSP or TSP. The Council can deny any applications for which it cannot make the required Use Permit findings, or if the application cannot satisfy the City’s Criteria for projects exceeding 35%.

No fiscal impact is anticipated with any of the scheduling options noted since both the MPSP and TSP projects are currently budgeted.

1. Direct staff to proceed with Combined Project Schedule Option (Attachment 1).
2. Direct staff to proceed with another scheduling Option (1,2, or 3).

Alternative 1.

Prepared by:
Erwin Ordoñez
Project Planner

Reviewed by:
Robert Paternoster
Director, Community Development

Marvin Rose
Director of Public Works

Approved by:
Robert S. LaSala
City Manager

Attachments:

1. Combined Project Schedule-Transportation Strategic Program/Moffett Park Specific Plan & EIR