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Community » For the Kids » For the Kids

For the Kids

Image of For the Kids Logo
 
 
 CUHSD Land Development Initiative Introduction
 
The Campbell Union High School District strives to provide each student a quality education with the utmost consideration for equity, excellence, opportunity and engagement. In an effort to increase financial resources for students, the District has put forth a Land Development Initiative that builds a brighter future “For the Kids.”
 
 December 2019 Update

 

During the December 12, 2019, regular Board meeting, Trustees approved a resolution that authorizes the Superintendent to finalize a land exchange agreement involving Robson Homes and the Mar Family Trust.
 
The approved resolution outlines an agreement in which Robson Homes obtains an office building from the Mar Family Trust and then exchanges that building and cash for a mostly unused and undeveloped portion of CUHSD’s District Office property. Robson homes would build approximately 38 single-family homes on the property.
 
The three parties are currently in a due diligence phase and will have the option to terminate the agreement under certain conditions.
 
This exchange would not affect the main District Office building, transportation yard, or Camden Postsecondary School. Current plans call for retaining the office building’s current tenants which will generate lease revenue to further support the District’s ongoing efforts to increase funding to better support teachers, staff and students.
 
This agreement is made possible by the For the Kids land-development initiative which successfully appealed to the City of San Jose to change its Master Plan to allow the building of single-family homes on a portion of the District Office property. Thanks to the hundreds of neighbors and community members who voiced their support of For the Kids and the District to the San Jose City Council!
 
 
 OVERVIEW: 'For the Kids' Land Development Initiative
 
Our holistic assessment of district-owned properties led us to the 12-acre district office site.  This site is a remnant from the sale of Camden High School which accounts for its odd shape.

 

Aerial map showing current use of CUHSD land between Camden and Union Avenues

Current Land Use

Camden Post-Secondary Academy, Maintenance Yard, District Office

 

With guidance from realty consultants, the district sought development partners that provided uses that the surrounding neighborhoods would find beneficial.  In particular, the district sought uses that would not significantly impact traffic, noise, quality of life, and property value.

 

To maintain one of our guiding principles of “being a good neighbor,” we sought a residential development solution to conform with the prevailing existing neighborhood character as defined by density, lot size, orientation, and form.

 

With regard to community engagement, CUHSD sought to have the community take the journey with us in order to understand why we are taking this step, and to ensure no surprises by any requirements of the General Plan amendment process such as the development signs that are posted at the property. CUHSD conducted several community meetings for the residents who live within 1500 feet of the project, and attended community meetings with the Cambrian Community Council, Friends of Cambrian Park Plaza, Branham PTSA, Leigh Home & School Club, Del Mar PTSA, Prospect PTSA, and Westmont PTSA in order to gain feedback on the mixed-use development proposal.  There was overwhelming community support for this project with 1265 signed letters of support and no organized opposition.

 

In order to implement the development proposal, District staff members submitted a General Plan amendment application to the City of San Jose requesting that the 3.28 acres at the Camden frontage be rezoned from PQP to Commercial Industrial Commercial (CIC) and that the 6 acres in the narrow middle section be rezoned from PQP to RN. On December 11th, 2019 the San Jose City Council voted unanimously to approve the District’s General Plan amendment.

 

With the approval of the General Plan amendment, residential land will be exchanged for ownership of the Heritage Village Office complex near downtown Campbell, providing immediate tenant lease revenue.

 

Image of Heritage Village Office Building exterior

Heritage Village Offices

 
FREQUENTLY ASKED QUESTIONS
 
Please contact Sarah Foy at sfoy@cuhsd.org with any additional questions.
 
1. What prompted the Board to create a land development proposal?
 
The need to generate ongoing unrestricted revenue to offset the rising costs impacting school districts throughout the state, including contributions to state pension programs and healthcare, which are increasing at an exponential rate.
 
2. How can CUHSD increase revenue?
 
By law, school districts are restricted to the following mechanisms for revenue enhancement:
 
    • Charging fees in accordance with the Civic Center Act for the community use of school facilities;
    • Leasing unused properties;
    • Levying a Parcel Tax which must be approved by a two-thirds majority of voters; and
    • Fundraising through an educational foundation.
 
3. How did CUHSD identify this opportunity?
 

In September of 2016, the Board directed that the District initiate a study of our potential to generate ongoing unrestricted revenue from a variety of sources. It was concluded that the District owns an oddly shaped and currently under-utilized strip of land that could be repurposed to much better serve student needs.

 

4. Why this piece of land?
 
  • The District currently uses the land to house our district office, bus lot, maintenance yard, and The Camden Post-Secondary Academy.
  • This is an interim location for the Camden Post-Secondary Academy and analysis for where and when to relocate this program is already underway.
  • Last year CUHSD implemented a plan to decentralize maintenance operations to the school sites, greatly reducing the needs for a centralized maintenance yard.
  • The land is an awkwardly narrow strip that widens at either end and separates two neighborhoods of single-family homes. The value of this land is high, while its shape makes its potential utilization for student learning very low.

 

 5. What will happen to the District Office?
 
Now that the narrow portion of the land is successfully rezoned to RN, the District is working to exchange that land for the Heritage Office Complex at the corner of Winchester and Campbell Avenue.   Although negotiations continue to move forward for the self-storage facility, plans for a memory care/childcare facility are on hold and the District office is staying at its current location for at this time.
 
 6. What considerations have guided the Board in creating this initiative?
 
The Board, as the fiscal stewards of the District, wants to ensure that all land use at this site meets the goal of maximizing revenue without negatively impacting the existing neighborhood with regard to:
 
    • Traffic;
    • School enrollment;
    • Public services such as fire and police;
    • Building height and view scapes; and
    • Surrounding homeowner property values.

 

 7. What is "zoning?"  What is a "General" Plan?
 
  • “Zoning” is the process of dividing land into zones within which certain land uses are permitted or prohibited.  For example, houses cannot be built on land zoned for commercial buildings.
  • A “General” Plan is a broad planning guideline expressing a city’s future development goals.  It must express the vision, goals, and objectives of the city taking into consideration eight different elements: land use, housing, circulation, conservation, noise, safety, open space, and environmental justice.

 

 8. What is the zoning of the identified piece of land?
 

Currently the land has a General Plan designation of PQP (Public Quasi-Public). It is a land use designation the City of San Jose uses to “protect” land for public use. The PQP zoning includes allowable uses such as schools, colleges, corporation yards, homeless shelters, libraries, fire stations, water treatment facilities, convention centers and auditoriums, museums, hospitals, governmental offices and airports.

 

To implement our mixed use development proposal, our General Plan amendment application requests that a portion of the land be rezoned to CIC to enable the development of self-storage, and RN to enable the residential housing. The land where the District Office currently resides will be kept PQP because the proposed memory care and daycare development are allowable land uses under the PQP zoning.

 
 9. What steps has the Board taken to date?
 
  • The Board initiated a holistic assessment of all CUHSD’s property to determine opportunities to increase unrestricted revenue.
  • A comprehensive mixed-use land development proposal was created.
  • An application to Amend the City of San Jose’s General Plan to accommodate the mixed-use development proposal was submitted.
  • Community meetings have been held to inform the community, get feedback on the proposal, and secure community support.
  • CUHSD received close to 900 letters of support from community members.  There has been no organized opposition to this proposal.
  • The proposal was endorsed by dozens of community leaders who have hailed it as “smart development” and complemented CUHSD’s community outreach activities.
  • At the City of San Jose’s Planning Commission meeting of November 7, 2018, the Commission voted to recommend approval of our General Plan amendment application to the City Council.
  • At the City of San Jose’s Council Meeting of December 11, 2018, city council members voted unanimously to approve the District’s General Plan amendment application.
  • Negotiations with Robson Homes and the owners of the Heritage Villiage office property have largely concluded.
  
 RESOURCES 
 
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