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SUBJECT: |
2004-0576 – Fourth Quarter Properties (Partnership Common Names: Forum Development Group, Lehman Brothers and Standard Pacific Homes [Applicant] Target Corporation, WL Partnership, Sun Town Center Properties Corp. (Macy's), Sunnyvale LLC (Mall), and Sunnyvale Redevelopment Agency [Property Owners] application for the redevelopment of 2502 Town Center Lane (Town Center Mall) with a new open-air mixed use shopping district. APN: 209-34-009, 209-34-010, 209-34-016, 209-34-017, 209-34-018, 209-35-001, 209-35-005, 209-35-010, 209-35-011, 209-35-012 and 209-35-007. |
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Motion: |
Special Development Permit for site plan, design and use approvals to allow the construction of up to 1,000,000 square feet of commercial space, 275,000 square feet of Office space, and 292 housing units. |
REPORT IN BRIEF
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Existing Site Conditions |
Developed site including: Town Center Mall with department stores and associated parking structures plus three other developed properties |
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Issues |
Architectural design, parking, mix of uses |
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Environmental Status |
A Mitigated Negative Declaration has been prepared in compliance with California Environmental Quality Act provisions and City Guidelines tiering from the previously certified Downtown Improvement Program Update Final EIR. |
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Planning Commission
Recommendation |
Recommend approval of the project with 17 modified conditions. Major changes to the project layout and uses include:
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Angled parking on the south side of McKinley Avenue with parallel on the north side;
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Medical office maximum floor area of 30% of office floor area;
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Pedestrian exit from Sunnyvale/Washington Garage;
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Additional gateway features for Murphy/Washington Intersection and McKinley/Mathilda Intersection;
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Upgrade streetscape elements for 100 Block of Murphy. |
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Staff Recommendation |
Approve as recommended by the Planning Commission with the following exceptions:
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Parallel parking along both sides of McKinley Avenue;
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Pedestrian access provided from Deck "C" to Murphy Avenue;
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No additional gateway feature for McKinley/Mathilda Intersection;
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No developer funded upgrades to 100 Block of Murphy. |
PROJECT DATA TABLE
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EXISTING |
PROPOSED |
REQUIRED/
PERMITTED |
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General Plan |
DSP |
Same |
|
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Zoning District |
DSP 18 |
Same |
--- |
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Lot Size (acres) |
36.5 |
36.5 |
min. |
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Gross Floor Area (s.f.) |
Mall w/majors 698,339
"Chevy's " Building 12,537
WHL Building 8,776
TOTAL 719,652 |
Commercial* (Max.)
1st Floor 443,251
2nd Floor 154,756
Designated Outdoor 11,339
Cinema 59,217
Macy's/Target
330,437
Total 1,000,000
Office 275,000 |
max.
Commercial 1,007,876
Office
282,000 |
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Lot Coverage (%) |
62% |
75% |
Per SDP max. |
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RESIDENTIAL |
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No. of Units |
0 |
292 |
292 max. |
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Density (units/acre) |
0 |
8 |
8 max. |
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Meets 75% min? |
--- |
yes |
219 min. |
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No. of BMR Units |
--- |
37 |
12.5% (37 units) |
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Bedrooms/Unit |
--- |
20% 1 bedroom
60% 2 bedroom
20% 3 bedroom |
--- |
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Unit Sizes (s.f.) |
--- |
850-1900 |
N/A |
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Lockable Storage/Unit |
--- |
undetermined |
300 cu. ft. min. |
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No. of Buildings On-Site |
8 Buildings
- Mall
- Target
- Macy's
- JC Penney
- WHL
- Chevy's
- Target Parking Structure
- Parking Deck 2 levels |
20 Buildings
3-Mathilda
2-Target,Macy's
3-Redwood Square
5-McKinley
3-Washington
4-Parking Structures |
--- |
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Building Height (ft.)
See Attachments 5,6 |
Varies
Macy's and Target typify entire Mall at estimated 42 feet and 45 feet respectively.
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Varies
Cinema 80 (top of parapet, not architectural features)
Redwood Sq. "City Hall" 53
Sunnyvale/Washington 44
Mathilda Office 65-75
Iowa Double‑Stacked Town Homes 55
McKinley Mixed-Use
65 south, 72 north |
75 max.
(5 stories)
Cinema 80 |
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No. of Stories |
2 |
Varies 2-5 |
5 max. |
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Setbacks
No setbacks are required for Block 18. Parking Deck "C" has a five-foot setback along Sunnyvale Avenue and the residential town homes along Iowa vary between 10-15 foot setbacks. All other new construction is to be built at the property line or sidewalk edge. |
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Landscaping (sq. ft.) |
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· Landscaping Total |
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419,358 |
Per SDP min. |
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· Vegetative |
47,000 |
183,775 |
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· Hardscaped |
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235,583 |
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· Landscaping/Unit
(Res. Situated Only) |
--- |
Estimated 125
(Courtyard areas 36,500) |
Per SDP min. |
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· Usable Open Space/Unit (sq. ft.) |
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Estimated Average 98 |
50 min. |
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Parking |
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· Total No. of Spaces |
3,680 |
5,651 |
Per SDP min. |
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· No. of Underground |
225 |
1,675 |
Per SDP min. |
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· No. Surface |
670 |
215 |
Per SDP |
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· No. of Accessible |
Unknown |
36 |
61 min. |
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· Driveway Aisle Width (ft.)** |
26 |
24 |
Commercial 26 min. |
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· Bicycle Parking |
Designated, not quantified |
VTA Guidelines
188 spaces |
Per SDP Min. |
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Stormwater |
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· Impervious Surface Area (s.f.) |
1,542,241 |
1,406,165 |
no min. |
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· Impervious Surface (%) |
97% |
95% |
no min. |
*Note, specific development plans will have slightly different square footages of uses, the above table entries reflect maximum intended development intensities
**Requested Deviation
ANALYSIS
Background
The subject Town Center Mall site was the original redevelopment project for the City of Sunnyvale and was approved in 1979. The mall has existed in its current configuration of three major retailers and in-line mall tenants since the approval of the JC Penney addition in 1993. The most recent addition to the site was construction of the Parking Structure “D” (next to Target) completed in 2002. This new parking structure was part of a larger project for revitalization of the mall put forth by the American Mall Properties. JC Penney closed its operation in early 2003 and the in-line mall section was closed in August of 2003. The Macy's and Target stores are currently open and operating.
The proposed redevelopment project, commonly known as the Forum project, was originally submitted as a General Plan Amendment and Special Development Permit on August 7, 2004. Subsequent delays to the project involved difficulties in obtain all property owner signature approvals for a complete application, selection of a housing developer (Standard Pacific Homes) and additional design modifications. During the past year the General Plan Amendment request was separated from the project and processed independently. City Council approved an increase in housing units (200 to 292) and office square footage (202,000 to 282,000) on July 13, 2004. A complete application for the Special Development Permit, including the final property owner authorization of Macy's, was submitted on July 13, 2004.
Planning Commission Action
The Planning Commission held a public hearing on August 9, 2004. After reviewing the staff report and receiving testimony from 11 members of the public as well as the applicant, the Commission voted 5-0 to forward a recommendation of approval of the project with modified conditions. A complete discussion of the changes to the conditions of approval is contained in the Planning Commission Discussion section (pg. 29). The conditions of approval (Attachment 2) have been modified with strike out and underline notation to denote changes recommended by the Planning Commission.
Previous Actions on the Site: The following table summarizes previous planning applications related to the subject site.
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File Number |
Brief Description |
Hearing/Decision |
Date |
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2003-0613 |
GPA intensify development potential to 292 housing units and 282,000 sq ft office |
City Council/Approved |
July 13, 2004 |
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1998-1120
(Not completed) |
SDP and other associated permits for AMP Town Center Mall Expansion |
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