21 July 2007

Land use plan emerges

First, take a look at the Argus and Merc articles. The first article has links to three new PDF's that contain descriptions of the buildings in the core village and two views of overall layout:
Context A and B differ in one major way: timing. Context A shows the development after all of the residential units have been built. Context B shows the development some years prior to completion. Instead of housing west of Cushing Parkway, 5,970 surface parking spaces are shown. For the first few years, that parking combined with the planned parking east of Christy Street and additional spaces in both the village and the Albrae lot (across Auto Mall) should provide plenty of parking. By the end of 2016, all of the extra parking will be replaced by townhomes (and probably the school), but that gives the A's several years to truly gauge parking demand. If demand is high enough, additional garage parking can be built to make up for the loss. Interestingly enough, the Giants are facing their own parking loss, as the Port of S.F. has to decide what to do with a 14-acre parking lot across McCovey Cove from AT&T Park.

The best part is that according to the lease plan there will be 3,110 spaces set aside for retail use. Obviously, much of that parking will be claimed by retailers and the hotel, among other commericial uses. But there's no reason why a good portion won't be available for game attendees as well. And the funny thing is that I added up all of the non-residential parking shown there, and I got 4,510 spaces. So it would appear that at least for a few years, there's the possibility of over 10,000 spaces in the immediate vicinity. It'll be nicely broken up due to the design plan. Whatever the final number is, I don't get the sense that the A's are terribly worried about it.

There are also a pair of mystery elements: ramps that appear to run underneath the village. The ramps may be service entrances to the ballpark's outfield. They may also lead to additional parking for players, team employees, and VIP's.

Moving over to retail, the big surprise was a theater smack dab in the middle of the village. Articles refer to it as a movie theater, but that isn't a given. Small multiplexes such as the CineArts (Century) brand in Santana Row, Marin, and Pleasant Hill usually show smaller budget and independent films, and it could make sense in this location because the only nearby indie moviehouses are across the Dumbarton Bridge in Palo Alto.

However, a more interesting move would be some kind of performing arts center. Currently the only one in the city is the Gary Soren Smith Center on the Ohlone College campus, and it's just a little over a decade old. There would be a huge question of financing such a complex, that doesn't mean it shouldn't be on the table for discussion. Perhaps there's a way to split the 54,000 s.f. allotted for the theater so it could accommodate both a live theater facility and a smaller film multiplex. The movie theater would be the bean-counter's choice since a private concern would capitalize and operate it. A performing arts center would be a far more culturally significant venue.

Ah, but there's more. Certain buildings in the village have been identified as anchors. Those orange blocks are in the north corner (upper right) and southwest area (left). The north anchors are around 30,000 s.f., which should accommodate a multitude of large retailers such as Crate and Barrel and Best Buy. The intriguing space is the 140,000 s.f., two-level southwest space. Based on size and location, I'd lay my money on Nordstrom being the tenant, since a typical Nordstrom is around that size.

The school's location still needs to be worked out, and the transit hub needs to be addressed. There's plenty of time to make those elements work.


anthony dominguez said...

While these plans are exciting, this village appears to be the final dagger in any hopes of downtown San Jose becoming a regional destination; Nordstrom, Crate and Barrel, BALLPARK?!! Am I correct in my assertion R.M.?

James said...

Wow, a lot more detail is really starting to come to light. I have thought from the very beginning that a movie theatre would be a huge draw on non-game nights; one of the main reasons the restaurants are hugely popular at Hacienda Crossing in Dublin is that huge theatre that includes an Imax screen. With what I presume will be an amazing mix of restaurants, I think the theatre would to real economic damage to the new theatre at NewPark Mall.

ML, on the version of the lease plan that I'm looking at, it shows the two-level anchor with a total of 140,000+ square feet. It seems to me that the plan might be to lease it as a single anchor or split it down the middle if they have a hard time finding an anchor to take the whole thing. For example, Nordstrom might take 100,000 sf and Crate & Barrel or Pottery Barn take the other 40,000.

In any event, this is certainly a much more detailed plan than we've seen previously; I can't wait to see the presentation on Tuesday.

ML, one thing that I've read on the City's website (in the E-biz newsletter I think back in February or March) is that a new regional shopping center is planned for the intersection of I-880 and Dixon Landing Road; it will be called Bayside Center, IIRC. It would be interesting to know what type of a center is planned for that parcel.

Marine Layer said...

Oops. Typo - 100,000 should have been 140,000 and now has been corrected. Nordstrom locations are around 150,000 s.f.

880/Dixon Landing is being cleared and prepped, but I don't see the point of yet more retail. You can't have another lifestyle center in the area because that's too close. More big box? As for NewPark Mall, their renovations have been delayed for two years. If they get going soon, I would expect that they tweak the formula to be an updated version of a family-oriented mall, such as Oakridge in San Jose. They'll have to throw a lot of money at it because NewPark feels dated.

Tony - Retail in DSJ was dead once Santana Row was approved. The ballpark is too far away to make a real difference.

Anonymous said...


Does it possible to build a Century Theatres? At Westfield San Francisco Centre, it has 9-screen multiplex (53,000 ft². How many Movies do you think it will have?

They should build a a grocery store in the ballpark.

Does all have condo on top and Retail on the bottom?

Why will they demolish townhomes and replace parking by 2016?

Anonymous said...

I don't know what is the name of Sport stores and Woman Appeal. They possible have a department store.

The Sports stores is an anchor. The store is huge.

If they just build bigger theater in the BallPark. It will be damage to the new theater at NewPark Mall.

Ml, Can Lew Wolff change the Square feet of the theater?

I heard alot of people wants a Movies in Pacific Commons. I think they shouldn't have another performing arts center in Fremont or wants a performing arts center in Pacific Commons.

Why do people have to shop or watch
theater NewPark Mall?

Marine Layer said...

Cinelux (prev. Century) sounds like a prime candidate. They're also supposed to build the 20-plex at NewPark.

I knew the A/B thing could be confusing. B is the temporary buildout, A is the final.

The anchor stores are freestanding and don't have residential above them. A grocery store is pretty much a given within the village. Will it be Trader Joe's, Whole Foods, or one of the major chains? A grocery store doesn't have to be in a freestanding setting.

Anonymous said...


What is Ballpark Function?

I thought the retail will be 550,000 sf.

Why is some Residential don't have Retail on the bottom?

Can Lew Wolff change the Square feet of the theater?

Marine Layer said...

Anon - The plans aren't even close to finalized. All we're doing at this point is speculating. The market will dictate what eventually is placed in the retail area.

Ballpark function is some extension of the ballpark. It could mean party suites, offices, restaurants, other uses.

anon-a-mouse said...

The timing of the housing buildout might just be perfect. We're clearly heading into some uncertain times regarding housing. 2016 gives them about 8-9 years for the current cycle to play out. No one can predict the future, but by then the foreclosure "crisis" will have worked its way to conclusion and hopefully we'll see a strong demand for housing again.