Moffett Park Specific Plan1 October 2022
Moffett Park Specific Plan
Community Benefits Workshop
Moffett Park Specific Plan2 October 2022
Today’s Workshop
1. (6:00) Welcome/Roll Call
2. (6:15) Land Use + Community Benefits + Affordable Housing
3. (7:15) Round Table Discussion
CITY COUNCIL DISCUSSION
4. (7:45) Public Comment (1.5 min each)
5. (8:15) City Council Study Session
6. (9:00) Adjourn
Moffett Park Specific Plan3 October 2022
Highlight district structure
and needs and
improvements to meet
Ecological Innovation
District vision
Review current Citywide
fees, fiscal impact study,
and community benefits
framework
Present development
reserve and site master
plan process for Moffett
Park
Answer questions about
and receive feedback on
the proposed plan and
policies
The purpose of today’s meeting is…
Moffett Park Specific Plan4 October 2022
• Live Polling with Mentimeter
• Round Table Discussion
• Public Comment
• Office Hours, Tuesday, November 1st, Noon
• Upcoming Study Sessions and Public Hearings
• Website
https://www.moffettparksp.com/
Opportunities for Public Input
Moffett Park Specific Plan5 October 2022
Please submit your questions at any time!
Ask a
question
at anytime
Rank other
participants
questions
here
Code:
7861 0823
What is TDM?
Type your
question
here
Moffett Park Specific Plan6 October 2022
Moffett Park Specific Plan
menti.com
7861 0823
Moffett Park Specific Plan7 October 2022
Ecological Innovation District
Moffett Park Specific Plan8 October 2022
Vision Statement
Moffett Park is an integral part of Sunnyvale and
is a well-connected ecological innovation district
with a diverse mix of uses that serves as a model
of resilience, climate protection, equity and
economic opportunity.
Redefine the Moffett Park Specific Plan as an “Ecological and Innovation District” Moffett Park Specific Plan9 October 2022
Guiding Principles
Dynamic and
connected public realm
Healthy and
biodiverse environment
Vibrant and inclusive Resilient community Diverse economic engineImprove connectivity Innovative and emerging technology
moffettparksp.com/vision-1
for more info on the Guiding Principles
Moffett Park Specific Plan10 October 2022
From a suburban office park To a place for people,
opportunity, and nature
Transforming Moffett Park: The Big Lift
Moffett Park Specific Plan11 October 2022
From Moffett Park Now…
Moffett Park Specific Plan12 October 2022
To an Ecological Innovation District
Integrated open space and
urban ecology network
Integrated mobility and
open space network
Mixed-use activity centers
+ "15-minute city"
Walkable block structure
Activity Centers
Moffett Park Specific Plan13 October 2022
Designed around Complete Neighborhoods
West of Mathilda
• Primarily employment
uses with new open
spaces and small retail
areas
• One residential
neighborhood in West
Mathilda
East of Mathilda
• Complete mixed-use
neighborhoods focused
on activity centers and
open spaces
• Walkable urban block
pattern
• Residential
neighborhoods
West Matilda
North Java
Crossman
Chesapeake
Discovery
South Java
Moffett Park Specific Plan14 October 2022
Layers of Plan Area Improvements
• New diverse mix of land uses
• Retail and services for existing and new
employees and residents
• Park and open space network
• Urban ecology
• Complete streets and mobility network
• Utilities and infrastructure
Moffett Park Specific Plan15 October 2022
Examples of MPSP Improvements and Needs
• Land for use as parks and
open space above City
requirements
• Development and
improvement of open
space or parks
• On-going operations and
maintenance of open
space or parks
• Ecological improvements
• Infrastructure that goes
above the City’s
requirements or
required mitigations
• Public access
improvements, such
as bridges over channels
or freeways or other
connections
• Additional stormwater
improvements
• Community space in the
mixed-use activity
centers
• Dedication of school
site(s) to City (City to
hold until needed)
Open Space & Ecology Mobility & Infrastructure Community Facilities Moffett Park Specific Plan16 October 2022
Examples of MPSP Improvements and Needs
• Greater affordability
or greater quantity
of affordable housing
• Workforce housing,
including school
district employees
• Funding for housing
and facilities for
the unhoused population
• Wayfinding
• Public Art that goes
beyond current
requirements
• Improvements or
programs to advance the
CAP goals that goes City
requirements
• Improvements that help
build resilience and
reduce potential impacts
of sea level rise
Affordable Housing Placemaking Climate Change
Moffett Park Specific Plan17 October 2022
Moffett Park Specific Plan
Affordable Housing Strategy
Moffett Park Specific Plan18 October 2022
• Zoning Standards
• Citywide Affordable Housing Programs
• Other Moffett Park incentives, TDR, and non-residential community benefits
• Phasing of housing relative to office development included in Development Agreement
• Provision for adaptive action if office growth outpaces housing growth and open spaces provision
Overall Housing Strategy
Moffett Park Specific Plan19 October 2022
• No Bonus FAR Structure
• Minimum residential requirement
in MP-AC and MP-R zones
• Maximums allowed by right
• Form-based approach for new
housing
Zoning Standards
Shane Sasaki METRO CrossingSelldorf Architects
Moffett Park Specific Plan20 October 2022
• Inclusionary Housing Programs
o 15% inclusionary requirement for rental and ownership o Alternative compliance options available in current ordinance (subject to Council approval)
• Housing Mitigation Fee (HMF) for Non-Residential Development o Funds new affordable housing developments
• Other Citywide Housing Programs
o Federal Grants (CDBG/HOME) Funded Programs
o Housing Element & Housing Strategy Programs
City Affordable Housing Programs
Moffett Park Specific Plan21 October 2022
Moffett Park Specific Plan
City Impact Fees (Current/Future)
Moffett Park Specific Plan22 October 2022
Current Impact Fees
• Park Dedication & In-Lieu Fee
o Applicable to residential projects that
do not dedicate land to parks or open
space
• Transportation Impact Fee
o Special rate for North Hwy 237.
Applicable to residential and non-
residential development with net
new units/square feet
• School Impact Fee
o School impact fees are paid directly
to the school districts; maximum fees
are set by the State of California
• Housing Impact Fee (non-residential)
o Applicable to all developments with
net new square feet including
mixed-use, commercial, industrial,
R&D, office, retail, and hotel/motels
• Housing In-Lieu Fee
o Rental residential developments
with 3-6 units (that do not provide
at least 15% of the total number of
rental units as affordable units)
o Rental (over 6 units) or ownership
housing developments if approved
by City Council
Moffett Park Specific Plan23 October 2022
Other Fees for Infrastructure and Services
• Water Connection Fee
o Applies to all new water services, collects funds for connection and conveyance.
• Sewer Connection Fee
o Applies to all new sewer services, collects funds for connection, conveyance and treatment.
• Public Art In-Lieu Fee
o City uses funds to create public art.
Moffett Park Specific Plan24 October 2022
Expected Future Fees and Fee Updates
New Fee Studies
• New TIF for MPSP (2023)
• Community Facilities Fee (2023)
o Applies to all new
development. Collects funds for
future City facilities such as
libraries, fire and police stations
Existing Fee Studies
• Update to the Housing Mitigation Fee
(2023)
Moffett Park Specific Plan25 October 2022
Moffett Park Specific Plan
Ongoing Fiscal Impacts
Moffett Park Specific Plan26 October 2022
Potential Estimated General Fund Impacts
• Potential positive annual fiscal impacts
o Estimated Moffett Park growth increases net General Fund revenues by $48 million per year upon full buildout (2040) • Revenue growth primarily driven by increases in assessed property values
• Revenues also include sales tax, transient occupancy tax, other smaller sources
Strategic Economics, 2022.
Moffett Park Specific Plan27 October 2022
Potential Estimated General Fund Impacts
Property Tax
Property Tax In-Lieu of
VLF
Sales Tax
Other
Public Safety
Non Departmental
Public …
General Government
Library and Recreation
Services
Other
$0 $20 $40 $60 $80 $100 $120
Revenues
Expenditures
Millions
Annual General Fund Revenues and Expenditures Upon Full Buildout of Moffett Park Specific Plan Area at 2040, in Millions of Dollars (2019 dollars) Strategic Economics, 2022.
Moffett Park Specific Plan28 October 2022
Moffett Park Specific Plan
Community Benefits
Moffett Park Specific Plan29 October 2022
Defining Voluntary Community Benefits
• Voluntary contributions by
developers
• Incentivized through discretionary
granting of additional development
rights
o Create a value “uplift” per
bonus square foot
Base Requirement Examples
• Development standards
• Inclusionary housing
• Impact fees or alternative mitigations
Community Benefits Examples
• Exceeding requirements
• Additional contributions to other
needs such as below market rate
commercial space, public facilities,
district infrastructure
Moffett Park Specific Plan30 October 2022
Approach to Incentivizing Community Benefits
Contributions In Moffett Park
• Office projects may exceed base floor area
ratio (FAR) in exchange for community
benefits contributions
• Only applies to new development that:
o Exceeds base FAR, or
o Constitutes net new growth relative
to existing development that
already exceeds base FAR
• Can achieve 100% or 135% total FAR via
community benefits contribution “bonus”
o I.e., allows bonus square feet of
building area
0%
20%
40%
60%
80%
100%
120%
140%
160%
180%
Base 35%
FAR Project
135% FAR
Project with
Bonus
Max. 165%
Project with
TDR
Floor Area Ratio
Base, Bonus, and Maximum Office FAR in Moffett
Park Specific Plan Area
Additional +30% FAR
with Transfer of
Development Rights
Bonus FAR +100%
Base 35% FAR
Moffett Park Specific Plan31 October 2022
Development Conditions Scenarios
Typical 2022 conditions in
Moffett Park
• Rents reflect newer Class
A office in Moffett Park,
as of Q2 2022
• $5.00 to $5.25 per
leasable sq ft for bonus
prototypes (triple net
basis)
Top 2022 market area rents
• Top Class A office rent in
Sunnyvale and Mountain
View, as of Q2 2022
• $5.75 to $6.00 per
leasable sq ft for bonus
prototypes
Return to top 2019 rents
• Return to 2019 top Class
A office rents within
Sunnyvale & Mountain
View
• $6.25 to $6.50 per
leasable sq ft for bonus
prototypes
Scenario 1:
Existing Conditions
Scenario 2:
Moderate Recovery
Scenario 3:
Robust Recovery
Moffett Park Specific Plan32 October 2022
Estimated Supportable Community Benefits
• Measured value uplift per bonus
square foot for three office prototypes
• Tested three market and development
conditions scenarios
• Value uplift estimated at up to
$105 per bonus square foot for up to
135% FAR
o 165% FAR is only achievable with
transfer of development rights
Strategic Economics, 2022.
$0 $0 $0 $0
$39
$49
$32
$105
$115
$0
$20
$40
$60
$80
$100
$120
$140
Base+Bonus:
100% Total FAR
Base+Bonus:
135% Total FAR
Base+Bonus+TDR
bonus:
165% Total FAR
$ per Bonus Square Foot
Value Uplift per Bonus Square Foot of Office
Building Area, Moffett Park
Scenario 1: Existing Conditions Scenario 2: Moderate Recovery Scenario 3: Robust Recovery
Moffett Park Specific Plan33 October 2022
Moffett Park Specific Plan
Office and R&D
Development Reserve Allocation
Moffett Park Specific Plan34 October 2022
Neighborhood-Based Allocation for Office + R&D
• Ensure competitive
reserve pool is
distributed across
the plan area
• Create complete
neighborhoods
• Focus development
and amenities near
transit, in residential
areas, and in
walkable activity
centers
• Support large and
small businesses
Moffett Park Specific Plan35 October 2022
Existing and Pipeline Non-Residential Development
Gross Land Area
51%
Existing/Pipeline SF
11.7 m – 53%
Proposed
?
Gross Land Area
49%
Existing/Pipeline SF
10.3 m – 47%
Proposed
?
Moffett Park Specific Plan36 October 2022
Allocation Rebalances Non-Residential Development
Supports
“15-minute
city”
Proximity
to activity
centers
Proximity
to housing
Proximity
to transit
Gross Land Area
51%
Existing/Pipeline SF
11.7 m – 53%
Proposed Buildout
15.6 m – 49%
Proposed Allocation
3.9 m – 39%
Gross Land Area
49%
Existing/Pipeline SF
10.3 m – 47%
Proposed Buildout
16.4 m – 51%
Proposed Allocation
6.1 m – 61%
Moffett Park Specific Plan37 October 2022
• Existing Building Redevelopment
o Development project redevelops existing building floor area within a neighborhood
o Not subject to Community Benefits contributions
• Base FAR Reserve
o For development projects that do not exceed the Base
FAR (35%)
o Not subject to Community Benefits contributions
beyond open space and infrastructure improvements
• Bonus FAR Reserve
o For development projects that exceed the Base FAR up
to the Maximum FAR
o Allocated by neighborhood and small project reserve
o Small Project Reserve is allocated for small projects o Subject to Community Benefit contributions
Development Allocation for Office and R&D
Existing + Potential
Redevelopment
Floor Area
~22 Million SF
Bonus Floor
Area
~8 Million SF
Subject to
Community
Benefits
Base Floor Area
to be Developed
~ 2 Million SF
Moffett Park Specific Plan38 October 2022
Neighborhood Development Reserve
(Net New Floor Area)
Estimated Office, R+D,
and Industrial
Total Floor Area
at Plan Buildout
Estimated Residential
Range at Plan
Buildout
Estimated Open
Space at Plan
Buildout
West Mathilda 800,199 sf 5,500,000 sf 1,800-2,200 du 123 acres Discovery 715,344 sf 7,700,000 sf 200-400 du 9 acres
North Java 990,775 sf 3,500,000 sf 2,400-3,200 du 31 acres South Java 2,479,729 sf 7,100,000 sf 5,600-7,400 du 22 acres Crossman 1,600,948 sf 4,000,000 sf 4,300-5,800 du 30 acres Chesapeake 222,602 sf 1,000,000 sf 2,200-3,200 du 11 acres Base FAR Reserve 2,000,000 sf 2,000,000 sf
Small Project Reserve 1,200,000 sf * 1,200,000 sf *
Totals 10,009,597 sf 32,000,000 sf 16,000-20,000 du 226 acres Development Reserve
*Estimated distribution of Small Project Reserve:
North Java: 500-600K
South Java: 400-600K
Chesapeake: 200-300K
• Base FAR Reserve: LHM North Parcel + other development that only build to Base FAR (35%) • Small Project Reserve: Designated for small projects less than 150,000 square feet. Sunsets after 10 years Moffett Park Specific Plan39 October 2022
Moffett Park Specific Plan
Development Review Process
Moffett Park Specific Plan40 October 2022
• Establishes new requirements for development submittals • Establishes horizontal development plan and locations of publicly accessible streets, open spaces, and infrastructure
• Addresses phasing
• Addresses development reserve request
• May be submitted in tandem with vertical development applications Site Master Plan
Moffett Park Specific Plan41 October 2022
Simplified Development Approval Process
Specific Plan Site Master
Plan
Development
Agreement
Project
Application /
Review
Process
Council Approval
District-Wide Plan for Moffett
Park
Horizontal Plan for an Area Agreement on Bonus FAR,
Community Benefits, and
Phasing
Vertical Development /
Project Applications
• Developed by City Staff
through community
process
• Approved by City Council
• Submitted by Property
Owner or Multiple Property
Owners
• Approved by Staff
• Joint, Negotiated
Agreement
• Approved by City Council
• Not an alternative path to
change Specific Plan
requirements and
standards
• Submitted by Property
Owner
• Residential Buildings
Approved by City Staff
• Commercial Buildings
Approved by Planning
Commission
Moffett Park Specific Plan42 October 2022
• Land use districts and policy
• Development standards
• Design standards
• Development reserve
• Community benefits framework
Specific Plan
District-Wide Plan for Moffett Park
Land Use & Development
• Open space types, standards,
and amount
• Approx. open space location
Open Space
• Street design standards
• Approx. street location
• Parking, TDM, and TMA
standards
• Infrastructure and utilities
provision
Transportation & Infrastructure
Developed by: Staff through Community Process
Approved by: City Council
Moffett Park Specific Plan43 October 2022
• Land use mix
• Bonus FAR request
• Location and intensity of
development
• Development parcels, tentative
map
• TDR, if applicable
• Must meet Specific Plan
standards
Site Master Plan
Horizontal Plan for a Larger Area
Land Use & Development
• Open space type, amount, and
location
• Open space program
Open Space
• Block circulation
• Street location and dimension
• TDM and Parking plan
• Infrastructure and utility
provision
Transportation & Infrastructure
Developed by: Property Owner or Multiple Property Owners • May be submitted with Development Project Application Approved by: City Staff
Moffett Park Specific Plan44 October 2022
• Bonus FAR request
• Community benefits provided
• Phasing
Development Agreement
Agreement on Bonus FAR, Community Benefits, and Phasing Key Components
Developed by: Joint, Negotiated Agreement
Approved by: City Council
• Not an alternative path to change Specific Plan
standards and requirements
• Primarily applicable to non-residential development
Moffett Park Specific Plan45 October 2022
• Standard City submittal
requirements
• May be submitted in tandem
with the Site Master Plan
Development Projects
Vertical Development Applications
Key Components
Developed by: Property Owner
Approved by:
• Residential Buildings Subject To Staff Approval
• Commercial Buildings Approved by Planning Commission
• Must meet Standards Defined in Specific Plan,
Municipal Code, Building Code
Moffett Park Specific Plan46 October 2022
• Allocation Office Bonus FAR Reserve
o Allocation by neighborhood
o Small Project FAR Reserve for projects under 150,000 sf o Base FAR Reserve for projects under 35% FAR
o Relationship to housing
• Development review and community benefits
• Residential approach as "form based"
Considerations for Council
Moffett Park Specific Plan47 October 2022
Process Overview
Topical Study Sessions Draft Specific Plan Review + Public Hearings Environmental Review
Plan
Adoption
Policy Discussions
Draft Plan Release
and EIR Public Review
Fall 2022
• Other Commissions
• Winter 2022-23
• Planning Commission
• March 2023
• City Council
• April 2023
Summer/Fall 2022 Fall 2022 Winter/Spring 2023
EIR Underway
• Final Background
Reports
• Modeling Completed
Moffett Park Specific Plan48 October 2022
OPPORTUNITIES FOR COMMUNITY INPUT:
1. Live Polling
2. Round Table Discussion
o Ask and rank questions on Menti.com
o Moderator will choose questions
3. Public Comment
o 90 sec per speaker
4. Office Hours
o November 1st, Noon
5. Website/Email
Today’s Workshop
1. (6:00) Welcome/Roll Call
2. (6:15) Land Use + Community
Benefits + Affordable Housing
3. (7:15) Round Table Discussion
CITY COUNCIL DISCUSSION
4. (7:45) Public Comment (1.5 min each)
5. (8:15) City Council Study Session
6. (9:00) Adjourn
MoffettparkSP.com
[email protected]
Moffett Park Specific Plan49 October 2022
Round Table Discussion
Moffett Park Specific Plan50 October 2022
Round Table Discussion Panel – Community Benefits
City of Sunnyvale
• Trudi Ryan, Director, Community Development
• Connie Verceles, Deputy City Manager
• Michelle King, Principal Planner
• Chip Taylor, Director of Public Works
Raimi + Associates
Eric Yurkovich, Principal
Chris Sensenig, Senior Associate
Strategic Economics
Derek Braun, Principal
Moffett Park Specific Plan52 October 2022
City Council Study Session
Moffett Park Specific Plan53 October 2022
• Allocation Office Bonus FAR Reserve
o Allocation by neighborhood
o Small Project FAR Reserve for projects under 150,000 sf o Base FAR Reserve for projects under 35% FAR
o Relationship to housing
• Development review and community benefits
• Residential approach as "form based"
Consideration for Council