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CITY OF MILPITAS
AGENDA REPORT
(AR)
Item Title: Receive Presentation from Staff and Applicant and Provide Direction Regarding Conceptual Plans for Proposed Mixed-Use Development at 1851 McCarthy Boulevard (Staff Contact: Jay Lee, Planning Director, 408-586-3077, Michael Fossati, Senior Planner, 408-586-3274)
Category: Community Development
Meeting Date: 3/19/2024
Recommendation: (1) Receive presentations from staff and the applicant; (2) Receive public comment; and (3) Provide feedback on the Preliminary Review Application for redeveloping 1851 McCarthy Blvd.
BACKGROUND:
In September 2021, the City of Milpitas Planning Commission adopted Resolution No. 21-020, approving a Site Development Permit, Conditional Use Permit, Tree Removal Permit, and Environmental Assessment to 1) demolish an existing office building; 2) remove 36 protected trees; 3) develop a five-story business hotel with up to 216 guest rooms, a maximum height up to 75 feet, a one-story parking garage, a floor area ratio (FAR) of up to 1.1, and associated site improvements, and; 4) allow the sale of alcoholic beverages for on-site consumption within the hotel (Project) on a 2.71-acre lot located in the HS (Highway Services) Zoning District at 1851 McCarthy Boulevard. A conceptual design of the proposed hotel is shown in Figure 1 below:
Figure 1: Northwest Street View of 1851 McCarthy Blvd Hotel Project
2 On September 23, 2023, the City of Milpitas Planning Commission adopted Resolution 23-015 to approve a 24- month time extension for developing the five-story business hotel. To vest the entitlement, the applicant must have the hotel's foundation built and inspected by the City of Milpitas Building Department by September 9, 2025.
On February 1, 2024, the owner (Summit Asset Management LLC) informed the City of Milpitas that the current negative economic conditions and lack of investment interest in hotel development have stifled progress. The owner is requesting the City to consider allowing the site to be developed into a high-density, vertical mixed-use residential building consisting of 220 residential units and 11,000 square feet of ground-floor commercial retail space (Project). The Project would be seven stories (up to 75 feet) in height, with commercial retail and public parking spaces on the ground floor, residential parking on the second level, and residential units and amenity spaces on levels three to seven. The 220 residential units would be a mixture of studios, one-, two-, and three- bedroom units with a proposed density of approximately 70 dwelling units per acre. A conceptual design of the proposed mixed-use development is shown in Figure 2 below:
Figure 2: Northwest Birds Eye View of 1851 McCarthy Blvd Mixed-Use Project Given the Project would require, at minimum, a General Plan Amendment, Zoning Map Amendment, Site Development Permit, Conditional Use Permit, and Environmental Review under the California Environmental Quality Act (CEQA), the following report has been drafted to solicit City Council feedback on the proposal. As part of the preliminary review process, the City Council may also wish to comment on the proposed project design and how the residential development will be compatible with the surrounding light industrial land uses currently serving the immediate area.
ANALYSIS:
The agenda report will address the Project's site location and potential inconsistencies with the General Plan and Zoning Designations.
3 Site Location: The 2.7-acre project site is at 1851 McCarthy Boulevard, at the intersection of McCarthy Boulevard and Barber Lane, in the southwestern portion of the City of Milpitas. The project site is a rectangular parcel corresponding to the Assessor's Parcel Number (APN) 083-31-049. An aerial map of 1851 McCarthy Boulevard is shown in Figure 3 below.
Figure 3: Aerial Map of 1851 McCarthy Blvd.
Primary access to the site is provided by McCarthy Boulevard from Montague Expressway, located approximately 500 feet to the south. Regional access is provided via Interstate 880 at the Montague Expressway interchange, located approximately 0.3 miles east of the project site. Additional regional access is provided by Highway 101, which connects to the I-880 approximately 2.6 miles to the south, and I-680, which connects to the Montague Expressway 2.1 miles east of the project site.
The site is located within the Southwestern Employment Area. The Southwestern Employment Area is an important employment subarea within the city, and since 2009, it has gained a significant number of small industrial, hospitality, and office-based businesses. The number of large businesses in this subarea grew as well.
4 The Project site is currently developed as a two-story vacant industrial office building with associated improvements such as walkways, a parking lot, and ornamental trees. Along the western boundary, the Coyote Creek corridor and trail are located adjacent to the site. The site at 1801 McCarthy Boulevard (also vacant) is an updated industrial building located north of the site, a small occupied industrial park is to the east, and another vacant industrial building at 1901 McCarthy Boulevard is to the south. The Project site has been vacant for the past three years.
Current and Proposed General Plan Designation: The City of Milpitas adopted the 2040 Milpitas General Plan (GP) in March 2021. The 2040 Milpitas General Plan includes a framework of goals, policies, and actions that guide the City toward its common vision, illustrated through a General Plan Land Use Map within the document.
The 2040 General Plan Land Use Map land use designation for the project site is Business Park/Research & Development (BPRD), which is intended to accommodate business parks, high-intensity office buildings, light manufacturing parks, and light industrial areas that provide for a variety of businesses that support employment opportunities and services for Milpitas and the region.
The Project, as proposed, is inconsistent with the goals and policies of the Business Park/Research & Development land use designation as residential uses are not envisioned within the area. As previously stated, the Project site is located within the SEA. The SEA, one of Milpitas’ largest employment areas, is about two miles from the Milpitas Transit Center with poor pedestrian or bicycle route options.
The Project site has limited sidewalk and bike connections, low VTA transit options, and is surrounded by incompatible land uses. Access to goods and services would be limited and only employees working in the immediate area would benefit from proximity to the Project.
As such, the Project would require a GP amendment to change the current GP land use designation from "Business Park/Research & Development (BPRD)" to "Very High-Density Mixed Use (VHDMU)", which permits residential uses with densities between 45 – 80 units per acre, as the proposed density is approximately 70 dwelling units per acre. The only area in Milpitas designated VHDMU is located at 501 Murphy Ranch Road, known as "Cerano Apartments” which is currently cut off from high-quality transit options, requiring most residents living there to use a personal vehicle.
Current and Proposed Zoning Designation for the Project Site: The site is currently zoned Highway Services (HS) with a Recreational and Entertainment (RE) zoning overlay. The HS-RE Zone aims to provide a wide range of personal and business services, primarily oriented to automobile customers and transient residential uses such as motels or mobile home parks.
The Planning Department anticipates presenting Phase 1 of the Comprehensive Zoning Update to City Council for adoption in June 2024. Phase 1 includes reclassifying sites with a BPRD general plan land use designation, including this site, with a new zoning district called "Business Park Research and Development District (BPRD)." Similar to the GP land use designation, the purpose of the BPRD zoning designation is to designate specific areas of the city as important employment centers, especially for jobs in the high-tech industry. The BPRD zone is intended to accommodate business parks, high-intensity office buildings, advanced manufacturing, and other light industrial uses and to enable the integration and growth of research and development, office, small warehouse, and light manufacturing uses on consolidated sites with supportive ancillary uses such as restaurants, health/fitness centers, limited retail, and child care facilities.
The Project is inconsistent with the purpose of both the HS-RE and BPRD zoning districts. Therefore, the Project would require a zone change from HS-RE to the Very High Density Mixed Use (MXD3) zoning district, which allows a residential density of up to 60 dwelling units per acre. Although the proposed Project density of 70 dwelling units per acre exceeds the density range of the MXD3 zoning district, the Project would be eligible for a 10 to 50 percent State density bonus if it complies with the City’s Affordable Housing Ordinance and provides 15 percent of the total number of units as affordable units, depending on the level of affordability.
5 Therefore, the Project would have to provide a combination of moderate- and low-income units to receive the
16.7 percent density bonus required to accommodate the proposed density.
Development and Parking Standards: Since the Project is in a zoning area that doesn't allow residential uses, no development standards are available to analyze its compliance with the City’s Zoning Ordinance. Instead, the Planning Department has briefly analyzed the Project's known aspects, such as parking spaces.
The Project includes 220 residential units, including 30 studios, 95 one-bedroom units, 85 two-bedroom units, and 10 three-bedroom units. Parking will be located in three areas: at the rear of the building and within the first two levels of the building. 22 parking spaces will be available at the rear, along with areas for bicycle parking. 156 parking spaces will be available on the first level, and 194 parking spaces will be available on the second level, totaling 371 parking spaces. The first level will be parking for guests or customers, while the second level will be for residents.
Table 53.09-1 (Number of Parking Spaces Required) of the Milpitas Zoning Ordinance requires a mixed-use building to have the following number of parking spaces:
Residential Type Number of Units Number of Spaces Total Studios 30 1 covered per unit 30
One-bedroom 95 1.5 covered per unit 143
Two-and Three-Bedroom 96 2 covered per unit 192
Guest Parking 20% of total parking 73
Commercial Type
Commercial (11,070 sq. ft.) 1 per 200 sq. ft. 55
Office (860 sq. ft.) 1 per 240 sq. ft. 4
Total Parking Required 497 parking spaces
Total Parking Proposed 371 parking spaces
The Project, as proposed, would not have adequate parking as required by the Milpitas Zoning Ordinance.
However, the Project may qualify for a State Density Bonus and incentives since it will provide 15 percent of its units as affordable units. If this were the case, the Project would qualify for reduce parking standards through State Density Bonus law. A site plan of the first level parking is shown in Figure 4.
6 Figure 4: First Level Parking Garage of 1851 McCarthy Blvd.
Summary: Although the Project is well-designed, is a mixed-use development with ground-floor retail, and would provide market-rate and affordable units to help the City meet its Regional Housing Needs Allocation, it is inconsistent with the overall vision of the General Plan to promote economic development within the Southwestern Employment Area by maintaining areas zoned for employment-generating uses and direct residential and mixed-use development to areas near transit and amenities.
As such, staff is requesting Council feedback and direction on the following topics:
1. In General, does the Council support General Plan map amendments to convert areas planned for employment uses to residential development? If yes, what factors are leading to this recommendation.
2. For this specific site, does the Council support a General Plan map amendment to convert from employment uses to residential development? If yes, what factors are leading to this recommendation?
3. Does the Council support re-zoning the Project site for mixed-use development?
4. If the Council supports General Plan and zoning map amendments, does the Council support the conceptual design of the Project? If not, what changes to the Project are desired? POLICY ALTERNATIVE(S):
This item is a Preliminary Review discussion of a conceptual project for Council feedback and direction. As such, no policy alternatives have been identified.
FISCAL IMPACT:
This item is a Preliminary Review discussion of a conceptual project. No fiscal impacts apply.
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA):
The Project will be subject to the California Environmental Quality Act (CEQA). Once an application is received and deemed complete, a CEQA consultant will prepare an lnitial Study to determine whether the
7 Project will have a significant impact on the environment. The lnitial Study will determine the type of environmental review document required (i.e. Mitigated Negative Declaration or Environmental lmpact Report).
Where significant impacts are identified, project mitigation will be required. Detailed mitigation measures will be identified based on the project specific proposal.
RECOMMENDATION:
(1) Receive presentation from staff and the applicant;
(2) Receive public comment, and
(3) Provide feedback on the Preliminary Review Application for redeveloping 1851 McCarthy Blvd.
ATTACHMENT(S):
(a) Conceptual Project Plans – 1851 McCarthy Blvd.
(b) Letter from Applicant
1851 McCARTHY MIXED-USE PROJECT
08/18/2023
N
01GROUND FLOOR PLANScale: 1/16" = 1'-0"
1851 McCARTHY MIXED-USE
Project Owner:1851 McCarthy Blvd., Milpitas, CA 95035
Phase:Drawing No. :
Project:SCHEMATIC DESIGNREVIEW PLAN
Publishing Date:08/17/2023Project Address:02
UP
COMMERCIALLOBBY & ELEV.HALLELEV. LOBBY
OFFICEBIKE PARKINGBIKE PARKINGPARKING GARAGE (155 STALLS)
LOBBY / ELEV HALLCOMMERCIAL
44.85'N77°30'04"EA FOUND3/4" IP15' 15'
10'
10'
15'15' BARBER LANE(BASIS OF BEARINGS)30' I.E. & U.E. (B AND C)PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINEMCCARTHY BLVD
COYOTE CREEK
10'-0"PSUE EASEMENT
10'-0"PSUE EASEMENT(N) SIDEWALK
1901 MCCARTHY BLVDN30'-0"EMERGENCY VEHICLEACCESS15'-0"BUILDING SETBACK 15'-0"BUILDING SETBACK
15'
COMMERCIALCOMMERCIAL
AMENITYSURFACE PARKING (22 STALLS)COMMERCIAL PARKING ZONERESIDENTIAL PARKING ZONE 30'-0"24'-0"29'-0"32'-0"29'-0"18'-0"14'-0"
18'-0"18'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"18'-0"18'-0" 5'-0" 2'-6"183'-6"
494'-0"
44.85'N77°30'04"EA FOUND3/4" IP15' 15'
10'
10'
15'15' BARBER LANE(BASIS OF BEARINGS)30' I.E. & U.E. (B AND C)PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINEMCCARTHY BLVD
COYOTE CREEK
10'-0"PSUE EASEMENT
10'-0"PSUE EASEMENT(N) SIDEWALK
1901 MCCARTHY BLVDN30'-0"EMERGENCY VEHICLEACCESS15'-0"BUILDING SETBACK 15'-0"BUILDING SETBACK
15'
DN
OPEN BELOWOPEN BELOWOPEN BELOWOPEN BELOWOPEN BELOWPARKING GARAGE (194 STALLS)OPEN BELOWRESIDENTIAL PARKING ZONE 30'-0"24'-0"29'-0"32'-0"29'-0"18'-0"14'-0"
18'-0"18'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"18'-0"18'-0" 5'-0" 2'-6"183'-6"
494'-0"
012ND FLOOR PLANScale: 1/16" = 1'-0"
1851 McCARTHY MIXED-USE
Project Owner:1851 McCarthy Blvd., Milpitas, CA 95035
Phase:Drawing No. :
Project:SCHEMATIC DESIGNREVIEW PLAN
Publishing Date:08/17/2023Project Address:LOBBY / ELEV HALLCOMMERCIALAMENITY03
DECKDECKOPEN BELOW
013RD FLOOR PLANScale: 1/16" = 1'-0"
44.85'N77°30'04"EA FOUND3/4" IP15' 15'
10'
10'
15'15' BARBER LANE(BASIS OF BEARINGS)30' I.E. & U.E. (B AND C)PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINEMCCARTHY BLVD
COYOTE CREEK
10'-0"PSUE EASEMENT
10'-0"PSUE EASEMENT(N) SIDEWALK
1901 MCCARTHY BLVDN30'-0"EMERGENCY VEHICLEACCESS15'-0"BUILDING SETBACK 15'-0"BUILDING SETBACK
15'
3 BEDROOM UNIT (2 UNITS)2 BEDROOM UNIT (17 UNITS)1 BEDROOM UNIT (19 UNITS)STUDIO (6 UNITS)AMENITYAMENITY
AMENITY
1851 McCARTHY MIXED-USE
Project Owner:1851 McCarthy Blvd., Milpitas, CA 95035
Phase:Drawing No. :
Project:SCHEMATIC DESIGNREVIEW PLAN
Publishing Date:08/17/2023Project Address:04
44.85'N77°30'04"EA FOUND3/4" IP15' 15'
10'
10'
15'15' BARBER LANE(BASIS OF BEARINGS)30' I.E. & U.E. (B AND C)PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINEMCCARTHY BLVD
COYOTE CREEK
10'-0"PSUE EASEMENT
10'-0"PSUE EASEMENT(N) SIDEWALK
1901 MCCARTHY BLVDN30'-0"EMERGENCY VEHICLEACCESS15'-0"BUILDING SETBACK 15'-0"BUILDING SETBACK
15'
014TH FLOOR PLANScale: 1/16" = 1'-0"3 BEDROOM UNIT (2 UNITS)2 BEDROOM UNIT (17 UNITS)1 BEDROOM UNIT (19 UNITS)STUDIO (6 UNITS) 1851 McCARTHY MIXED-USE
Project Owner:1851 McCarthy Blvd., Milpitas, CA 95035
Phase:Drawing No. :
Project:SCHEMATIC DESIGNREVIEW PLAN
Publishing Date:08/17/2023Project Address:05
44.85'N77°30'04"EA FOUND3/4" IP15' 15'
10'
10'
15'15' BARBER LANE(BASIS OF BEARINGS)30' I.E. & U.E. (B AND C)PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINEMCCARTHY BLVD
COYOTE CREEK
10'-0"PSUE EASEMENT
10'-0"PSUE EASEMENT(N) SIDEWALK
1901 MCCARTHY BLVDN30'-0"EMERGENCY VEHICLEACCESS15'-0"BUILDING SETBACK 15'-0"BUILDING SETBACK
15'
015TH~7TH FLOOR PLANScale: 1/16" = 1'-0"3 BEDROOM UNIT (2 UNITS)2 BEDROOM UNIT (17 UNITS)1 BEDROOM UNIT (19 UNITS)STUDIO (6 UNITS) 1851 McCARTHY MIXED-USE
Project Owner:1851 McCarthy Blvd., Milpitas, CA 95035
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Project:SCHEMATIC DESIGNREVIEW PLAN
Publishing Date:08/17/2023Project Address:06
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1851 McCARTHY MIXED-USE
Project Owner:1851 McCarthy Blvd., Milpitas, CA 95035
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Project:SCHEMATIC DESIGNREVIEW PLAN
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SECTION A-A'
SECTION B-B'
COMMERCIAL & PARKING (177 STALLS)PARKING (194 STALLS)DECKRESIDENCERESIDENCERESIDENCERESIDENCERESIDENCEDECK12'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"12'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"TYPE I(CONCRETE)TYPE III(WOOD)74'-6"74'-6" P.L.
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BARBER LANE1901 MCCARTHY BLVD.G.L.2ND FL.3RD FL.4TH FL.5TH FL.6TH FL.7TH FL.ROOFG.L.2ND FL.3RD FL.4TH FL.5TH FL.6TH FL.7TH FL.ROOF
TYPE I(CONCRETE)TYPE III(WOOD)
RESIDENCE (44 UNITS)
RESIDENCE (44 UNITS)RESIDENCE (44 UNITS)RESIDENCE (44 UNITS)RESIDENCE (44 UNITS)RESIDENCE (44 UNITS) RESIDENCE (44 UNITS)RESIDENCE (44 UNITS)RESIDENCE (44 UNITS)RESIDENCE (44 UNITS) COMMERCIAL & PARKING (177 STALLS)PARKING (194 STALLS) 07
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1851 McCARTHY MIXED-USE
Project Owner:1851 McCarthy Blvd., Milpitas, CA 95035
Phase:Drawing No. :
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01SCHEMATIC BUILDING EXTERIORScale: 1/16" = 1'-0"
1851 McCARTHY MIXED-USE
Project Owner:1851 McCarthy Blvd., Milpitas, CA 95035
Phase:Drawing No. :
Project:SCHEMATIC DESIGNREVIEW PLAN
Publishing Date:08/17/2023Project Address:09
1851 McCARTHY MIXED-USE
Project Owner:1851 McCarthy Blvd., Milpitas, CA 95035
Phase:Drawing No. :
Project:SCHEMATIC DESIGNREVIEW PLAN
Publishing Date:08/17/2023Project Address:1001SCHEMATIC BUILDING EXTERIORScale: 1/16" = 1'-0"
1101REFERENCE IMAGESScale: 1/16" = 1'-0"
1851 McCARTHY MIXED-USE
Project Owner:1851 McCarthy Blvd., Milpitas, CA 95035
Phase:Drawing No. :
Project:SCHEMATIC DESIGNREVIEW PLAN
Publishing Date:08/17/2023Project Address:
01REFERENCE IMAGESScale: 1/16" = 1'-0"
1851 McCARTHY MIXED-USE
Project Owner:1851 McCarthy Blvd., Milpitas, CA 95035
Phase:Drawing No. :
Project:SCHEMATIC DESIGNREVIEW PLAN
Publishing Date:08/17/2023Project Address:12
Land Use Planning, Entitlement, Construction Management – [email protected] – (408) 857-4731
August 21, 2023
Mr. Jay Lee
City of Milpitas
455 E. Calaveras Blvd.
Milpitas, CA 95035
RE: 1851 McCarthy Blvd. – Mixed Use Residential Commercial Development Proposal
Dear Jay,
This letter is served as a request for a Preliminar y Review of the attached Site Plan for a Mixed Used Residential Commercial development consisting of 220 Residential units and approximately 11,000 sf of commercial retail spaces.
The project site is located on approximately 2.7 acres with the current approval for a 220-rm hotel with a time-extension application submitted to the City. Due to the current negative economic conditions and the lack of interests in hotel company prospects for this site, we are requesting for a change in Land Use for the site with the followin g request: General Plan Amendment, Zoning Map Amendment, Site Development Permit, Tentative M ap and Environmental Assessment to allow for this Mixed-Use development.
As defined by the MRSC of Washington, mixed use development is characterized as pedestrian- friendly development that blends two or more differ ent land uses and considered as one of the ten principles of Smart Growth to serve the community, public health, and the environment. This development is serving a much-needed residential usage for the surrounding existing offices that allows people to live, work and shop within all wal king distance. The project is proposed to be a vertical mixed-use development consists of seven (7 ) story building with commercial retail and public parking spaces on the ground floor with resi dential parking on level 2. Level 3 to 7 is proposed for 220 residential units with a mixed of Studio units to three-bedroom units ranging from 750sf to 1550sf unit. Approximately 11,000sf o f commercial retail office will be offered on the ground floor along with share residential and commercial parking spaces with public access.
Level 2 parking spaces are for the reserve for resi dential uses only. Open spaces and amenity building are provided on level 3 to 7.
Thank you for your time and consideration of our re quest. I am available for any questions or additional information needed to have this request process by the City. My contact information is below:
Trang TuNguyen
[email protected]
(408) 857-4731
Thank you,
Trang TuNguyen
CITY OF MILPITAS
AGENDA REPORT
(AR)
Item Title: Consider Approval of a Permanent Pickleball Site and Provide Feedback on Future Programming Plan (Staff Contact: Renee Lorentzen, Director of Recreation and Community Services, 408-586-3409)
Category: Community Services and Sustainable Infrastructure Meeting Date: 3/19/2024
Recommendation (1) Approve conversion of two of the four Hall Park Tennis Courts to pickleball and direct staff to include proposed adjustments to CIP 5116 project budget as part of the annual CIP cycle; and (2) Provide feedback on future pickleball opportunities in Milpitas.
BACKGROUND:
The Milpitas City Council approved a new Parks and Recreation Master Plan on December 14, 2021. A Park and Recreation Master Plan is a strategic document that studies the existing park system, facilities, and recreation programming, and identifies a planning blueprint to improve, protect and expand the City’s network of parks, facilities, and recreational services for the future. As identified in the new Plan, key sports resonated with the community for installation and/or expansion for the growing community – one of which was Pickleball.
At the time of the Master Plan drafting, available temporary Pickleball courts in Milpitas were located at:
- Milpitas Sports Center Gym (6 courts)
- Peter Gill Park Handball Courts (2 courts)
- Robert Browne Park Tennis Courts (2 courts)
Pickleball at the Milpitas Sports Center was available indoors in the Large Gym through the Adult Drop-In Sport Program weekly on Tuesdays from 5:30 – 9 p.m., Wednesdays from 8 – 11 a.m., and every other Friday from 8 – 10:30 a.m. The large gym was/is not currently lined for regulation pickleball courts. City-owned nets and court delineators are set up by City Staff. Morning sessions were limited to approximately 8 weeks in the summer to accommodate youth sports camps in the Large Gym.
Pickleball at both the Browne Park and Gill Park Courts were on existing outdoor sports courts for Tennis and Handball, respectively. Pickleball court lines were painted per regulation size, however players had to bring and set up their own nets.
On March 15, 2022, City Council approved and directed staff to implement a Pilot Pickleball Program (Pilot) at Gill Park handball courts and two Hall Park Tennis Courts, and following the conclusion of the Pilot, remove existing pickleball court lines from Robert Browne Park Tennis Courts. The Pilot launched in August 2022 and included improvements to the physical program sites, onsite storage of nets, newly established program hours on shared courts, and development of a volunteer program that engaged volunteers responsible for setting up and removing nets for the program. The Pilot created six (6) new temporary pickleball courts at Hall Park Tennis courts and enhanced the two (2) existing temporary pickleball courts at Gill Park Handball Courts.
Since the Pilot was established, outdoor pickleball has grown considerably in Milpitas and most notably at the Hall Park Tennis location. On April 18, 2023, the Milpitas City Council adopted the 2024- 2028 Capital Improvement Program that included a new Park Improvement project CIP 5116 Pickleball Improvements for $100,000. Staff received direction to return to City Council at a later date with a recommendation for a location for permanent pickleball courts in Milpitas.
Analysis:
The 2021 Parks and Recreation Masterplan identifies and recommends additional Pickleball opportunities in Milpitas in response to current and expanding interest in the sport in Milpitas. Implementing new programs and/or new types of uses at existing park facilities is a thoughtful process but often challenging when trying to address the interests of resident park amenity users, park neighbors, and residents at large. Communities throughout the country are facing a similar scenario as Milpitas, trying to balance the well-founded desire on the part of players to enjoy pickleball while supporting residents’ interests in other sports, and park neighbor quality of life.
Staff’s approach to both the Pilot and subsequent evaluation of a permanent pickleball courts location was a multi-layered approach as summarized below. Staff’s presentation to City Council will include detail on these approaches.
Initial Engagement and Assessment
Prior to the implementation of the Pilot, in May 2022, staff conducted an initial assessment of tennis “hours played” at Hall Park Courts to understand pre-Pilot utilization levels. Assessment of Gill Park was not conducted as pickleball courts were already available for play. Signs were posted at both Pilot sites informing users of the new Pilot program, impending site work and future program hours and rules. These signs also invited and encouraged all court players to attend a community meeting on June 16, 2022, to review the Pilot program, shared courts rules, and address any concerns users might have. Approximately 30 - 40 people attended this meeting.
After the Pilot launch, staff conducted bi-monthly assessments including court utilization and decibel readings, through August 2023.
Community Meetings and Focus Group Engagement
Following the initial pre-Pilot engagement Staff hosted three (3) community/public meetings and one (1) focus group. The first community meeting was held on September 25, 2023. At the October 2, 2023, Parks, Recreation and Cultural Resources Commission (PRCRC) meeting, staff presented a Pilot program overview and sought feedback on a potential permanent pickleball courts site at Hall Park Tennis Courts. The Hall Park Courts tennis players attended this meeting and requested a second community survey and community meeting be conducted as they generally felt unaware of the opportunity to participate in the community process. In response to these requests and PRCRC support of the additional outreach, staff scheduled and began working on a 1) focus group meeting, 2) second community survey, and 3) second community meeting.
A focus group meeting with equal representation from Tennis and Pickleball players was held on November 16, 2023. Feedback from the focus group provided insight from both groups on their perspectives on court safety, access, and needs of their players. The focus group also provided feedback on questions that should be asked on the 2nd community survey. This exercise reviewed both the previous survey questions and prompted new questions they’d like to see. A community meeting was hosted on February 8, 2024, to review the results of the latest survey and discuss options for permanent pickleball courts that would affect Hall Park Courts.
Meeting Date Meeting Location Estimated
Attendance
September 25, 2023 Community Center 35
October 2, 2023 City Hall – PRCRC Meeting 80-100
November 16, 2023 Community Center – Focus Group 10
February 8, 2024 Community Center 143
Community Surveys
Staff conducted two community surveys, seeking feedback from Hall Park Users and neighbors on current site uses and impacts following the establishment of temporary pickleball courts at the site.
Survey Date Range Survey Respondents Estimated % of Resident Respondents
Survey #1 April 3 – May 15, 2023 205 62%
Survey #2 December 1– January 8, 2024 608 62%
The results of the Survey #2, although similar in response to Survey #1, had improved participation and included many of the questions requested at the November focus group. Survey takers self-reported their residency. Results from this Survey #2 reflecting resident responses were reviewed at the February 8, 2024, community meeting. Survey #2 garnered valuable feedback on, but not limited to, average age of the survey taker, transportation modes of park visitors, rate of visitation to tennis and pickleball courts in Milpitas, wait times, peak use times, impacts to the neighborhood, and receptiveness to changes to Hall Court uses changing or reverting back to single use, and shared use between tennis and pickleball.
Existing Tennis and Pickleball Court Inventory
Milpitas’ public courts currently include:
•25 outdoor permanent tennis courts at various City Parks*:
oBrowne (4), Cerano (1), Dixon Landing (3), McGuire (4), Gill (3), Hall (4), Pinewood (4), Evatt (2), * Court counts prior to Pilot Program
•14 temporary pickleball courts**:
o8 outdoor temporary pickleball courts at:
▪Gill Park (2), Hall Park (6), ** Browne Courts (2) not counted as inventory due to previous Council direction to remove the courts following the Pilot •6 indoor temporary pickleball courts at:
oMilpitas Sports Center Large Gym (6)
Table 4-5: Sports Courts, referenced in the 2021 Milpitas Parks and Recreation Master Plan, shows sport court opportunities in Milpitas, in comparison to other cities in the area. The data shown on the table reflects facilities available in 2021 and 2019 census population levels. Note the highlighted Tennis and Pickleball Court numbers reflect pre-Pilot court counts. Milpitas does well in providing outdoor tennis and pickleball courts per the National Parks and Recreation Association (NRPA) which is referenced as the industry standard.
Table 4-8: Service Level Standards and Gaps, referenced in the 2021 Milpitas Parks and Recreation Master Plan, detail Milpitas’ facility service levels overall. The data shown on the table reflects facilities available in 2021 and 2019 census population levels. Current tennis court services in Milpitas exceed both NRPA Guidelines and average standards in comparable cities. Outdoor pickleball court services in Milpitas are not yet measurable by NRPA, however are lower than the average standard in comparable cities.
Based on Milpitas projected population of 113,530 by 2040:
•Tennis Courts should be increased by one (1) court for a total of 26 courts by 2040. •Outdoor pickleball courts should total eight (8) courts to meet current population demands and increased by four (4) courts for a total of 12 courts by 2040.
Recommendation Considerations for Permanent Pickleball
Selecting a site(s) for permanent pickleball courts in Milpitas will impact any prospective location’s existing use and/or surrounding neighborhood. As previously mentioned, communities throughout the country are facing a similar scenario to Milpitas, with many cities converting existing sport courts such as tennis and basketball courts to dedicated pickleball courts. Cities like San Francisco, Walnut Creek, Dublin, Cupertino, and Sunnyvale have recently converted existing sport courts to pickleball to meet the growing demand in their communities.
Staff are recommending City Council consider permanent, dedicated pickleball courts be located on two of the existing four Hall Park Tennis Courts, creating a dual use court system with two (2) tennis courts and approximately six (6) pickleball courts. The proposed court system would also include a fence between the two sport court areas for safety, and sound dampening windscreens/padding. There is currently $100,000 allocated for CIP 5116 for permanent pickleball courts. Public Works staff estimate an additional $150,000 will be needed to complete improvements to Hall Park Courts.
There are some commonly perceived and experienced downsides to this growth. Existing site users feel displaced by new uses and are protective of maintaining current site use. Should Hall Park Tennis Courts be converted to a permanent shared use site, Hall Park tennis players emphasize the need for safety precautions such as fencing between the two sports to prevent errant balls and posted rules and regulations for both sports, for successful cohabitation. Pickleball as a sport is louder than tennis because of more players in one location, the noise of the paddles and balls, and the players’ overall enthusiasm. Hall Park neighbors have
articulated mixed responses during the Pilot program and subsequent community meetings and surveys to pickleball at Hall Park. Neighbors reported enjoying the increased use of the park’s court system with the arrival of pickleball. They also expressed concerns over increases in traffic, illegal parking, littering, and noise.
Additionally, neighbors offered the perspective that the Hall Park site amenities could not sustain additional courts, on top of the already existing six (6) temporary courts at the site now.
Should City Council approve a permanent pickleball courts site at Hall Park, staff will continue to monitor site activity for any program area updates and improvements.
At the February 8, 2024, community meeting, staff reviewed the above staff recommendation and future programming ideas with the public, as part of a potential future staff recommendation. Some alternate site options that were included in Surveys #1 and #2 were also available for feedback, through a dot exercise that evening. Below is a complete list of the staff recommendation and alternate site options listed in order of favorable responses gathered from survey results and the February 8 community meeting:
Staff Recommendation
Create a dual use court system with two (2) tennis courts and six (6) pickleball courts, including a fence between the two sport court areas for safety, and sound dampening windscreens/padding.
Alternate Option 1
Resurface Hall Courts and retain 4 tennis Courts (no Pickleball)
Alternate Option 3
Resurface Hall Courts and create 12 pickleball courts (no tennis) Alternate Option 2
Resurface Hall Courts and create 100% multiuse system with programmed use times and priority Future Programming
Future programming changes, improvements and evaluation regarding pickleball, tennis and sport courts in general will be ongoing. Staff has identified the following future programming tasks for evaluation and potential implementation to help support a successful transition for Hall Park Court users, neighbors, and residents at large. Staff is seeking feedback from City Council on the following:
- Re-line Milpitas Sports Center large gym to include regulation pickleball courts (existing 6 courts are not permanently lined)
- Evaluate Milpitas Sports Center drop-in pickleball schedule relative to high demand hours of play at outdoor courts
- Evaluate costs and space to remove Gill Park handball wall and convert temporary courts to permanent courts
- Explore locations for future pickleball courts and tennis courts as prescribed in the Parks and Recreation Master Plan
- Encourage private development of multi-sport courts including tennis and pickleball, in commercial areas
Fiscal Impact:
There is currently $100,000 allocated for CIP 5116 for permanent pickleball courts. Public Works staff estimate an additional $150,000 will be needed to complete improvements to Hall Park Courts. With City Council direction, staff to include the proposed adjustments to CIP 5116 project budget as part of the annual CIP cycle, for a total project budget of $250,000 in CIP 5116.
California Environmental Quality Act:
The action being considered is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Article 19 (Categorical Exemptions), Section 15301 – Existing Facilities (e).
Recommendation:
1) Approve conversion of two of the four Hall Park Tennis Courts to pickleball and direct staff to include proposed adjustments to CIP 5116 project budget as part of the annual CIP cycle; 2) Provide feedback on future pickleball opportunities in Milpitas Attachments:
None.