Silicon Valley Real Estate Blog - 1SiliconValley.com » Santana Row

High Density Developments in the Bay Area

Sara Greenwood — Thu, 03 Jul 2008 06:51:19 +0000

High density developments are becoming the wave of the future. Perhaps the most prominent "high density" development in the Bay Area is Santana Row with trendy shops & exclusive restaurants, and contemporary residential lofts tantalizing the progressive bay area resident to be a part of this movement.

This has become desirable for many bay area residents that want to have entertainment, shopping and a social outlet waiting just outside their front door. Many downtown businesses sense the high demand of residential-retail zoning, which is alluring many business districts to take advantage of this commercial high density epidemic.

The public concern for high density zoning is that it will bring unmanageable traffic and cars and high taxes and noise to the community. On the flip side, some residents have voiced excitement and acceptance that it will bring money to the city, restaurants and better quality entertainment. Moreover, it will lead to higher economic activity and productivity, save tax dollars, and increase property value. As worrisome or exciting as it may be to the community, there is hardly an area untouched by this new wave of high density development; San Jose, Santa Clara, Sunnyvale, Palo Alto, Campbell, Los Gatos and even Willow Glen are all conforming to this new way of life.

An example of high density development that has majority of public acceptance is Sunnyvale Town Center’s new urban development project. It has been underway for some time but the ultimate outcome will be 991,000 square feet of retail space, 315,000 square feet of office space and 292 ownership housing units. There will be a 14-screen movie theater and a 200 room hotel located at Murphy and McKinley Avenues. The 184-acres project encompasses a large block bounded by Mathilda, Washington, Sunnyvale and Iowa Avenues, known as the Town Center Mall. The shops are planned to start opening in early 2009. The vision of this new development is for a lively people-friendly place for shopping, working, living and entertainment.

Sunnyvale residents are actually quite pleased with the new development, as it will bring in revenue for the city, increase visibility to the area, bring in restaurants, and retail and ultimately boost their home values. Some residents of other neighborhoods are not quite as pleased.

Voices from Willow Glen

I have heard public outcries from the Willow Glen Neighborhood Association (WGNA) when they recently heard the news of the latest high-density development proposal. The plan is to create a Community Benefit Improvement District (CBID), with “?mixed-used’ buildings along Lincoln Avenue with housing above retail; the project is said to attract better businesses on the avenue, and promote affordable housing.

There has not been a very positive reception to the idea that the “?beloved’ Lincoln Avenue will potentially lose the charm and character that it has preserved over the years. The majority of the public is outraged that big developers will come in and modify the old-fashioned downtown area and bring in retail chains and large department stores and push out the “?mom and pop’ businesses, thus destroying the neighborhood. Another obvious concern of is the excess of cars and traffic that will result.

Lincoln Avenue is the centerpiece for a lot of residents in Willow Glen and to lose the small downtown feel would be tragic for some. When comparing other high-density developments, the one key element that say Santana Row, Sunnyvale, Campbell and downtown San Jose have is several blocks to develop; Lincoln Avenue is only one long street with single family houses surrounding. It will be interesting to see what the final outcome will be when business property owners in Willow Glen vote this month for the CBID initiative.

If you have a stance about this new high-density trend in your neighborhood, let your community know how you feel by participating in your local neighborhood association. Feel empowered to take part in your community and get involved. High-density building is part of the future; to better embrace this new wave of development, there is a lot of research available online to better educate yourself with this up-and-coming boom.

Realtor Notes on Santana Row Lofts, Flats and Villas

Alex Wang — Sun, 26 Aug 2007 05:44:54 +0000

Santana Row is a mixed-use development that brings the urban lifestyle many people expect from big cities, with shops, restaurants and bars within walking distance, into Silicon Valley. There are 219 homes there, across three buildings: The Villa Cornet, The DeForest Building, and The Margo Building. Homes range from pied-a-terre flats to open lofts and townhomes.

Strengths

1) Santana Row has a distinct feel unlike the downtown areas of most Bay Area cities. Urban settings in Silicon Valley are rare and command a premium. Here the restaurants and shops aren’t walking distance away; they’re an integrated part of the community.

2) Living on Santana Row is considered trendy and prestigious. The community is diverse and there’s no shortage of activities, from the farmers market and exotic car meet, to clam bakes, jazz concerts and clubbing.

3) All buildings require a code or keycard for entry. Each building has secured parking and the Villa Cornet has individually-enclosed garages underground.

4) The project was completed in 2002. The lofts and flats have modern industrial feel while the villas are designed to invoke Tuscan styling on the inside, with Mediterranean themes in its architecture.

5) Trivially close to, but not overlooking, 880, 280 and 17. It’s right off Stevens Creek Blvd. and Winchester Blvd. and less than four miles from San Jose International Airport.

Weaknesses

1) While the units (in any of the buildings) facing Santana Row’s main road feel like they’re in a city and are in higher demand, there are some units that are considered less-desirable. In the case of the DeForest Building, some condos face the above-ground parking structure; in the case of the Margo Building, some may be located above a service entrance; or in the case of the Villa Cornet, several villas face the hills and San Jose but also overlook a parking lot.

2) You pay for the atmosphere. The per-square-foot price of homes here is higher than average.

3) Some units in the Margo Building face the Straits Cafe, others in the DeForest Building are located directly above it. On weekends, the party goes on until closing time the next morning. Some units in the Villa Cornet overlook the V Bar at the Hotel Valencia. From a real estate perspective, these locations are good. If you’re living there and you’re not in the mood, there’s no escaping the party on weekends in these locations.

4) Santana Row isn’t the place for school-aged children to live because there just aren’t that many activities for them, though it’s not uncommon to see babies in strollers, particularly on weekends. My walking tour provides an overview. The schools which Santana Row feeds into are not highly rated.

Opportunities

1) Units with balconies, particularly corner ones, are rare and in relatively high demand. You might believe this is tempered by the fact that some, like ones in the DeForest Building, face the parking lot. The premiums relative to even those overlooking the main strip provide evidence.

2) Some lofts have catwalks which provide more living space and a small seating area that looks outside. Others have a partial catwalk that doesn’t reach the main window. The flats are basically the same configuration as the lofts, without the second-story loft.

3) Owners have had to pay for individual parking spots in the past. Many condos will now include them as part of the listing.

4) People may find that a flat or loft here to be a good second home or weekend getaway that can be rented out occassionally.

Threats

1) Empty parking lots near Santana Row towards 280 will be developed into condos, possibly in a high-rise building.

2) Units that don’t face the main strip traditionally take longer to sell, particularly when there are more desirable units available. The primary exception is the set of lofts in the DeForest Building with the 300 square foot patios.

3) There is a great temptation for sellers not to include location (i.e. the view, proximity to elevators and fire escapes, etc.) in the list price and to overestimate the value of more than one parking space.

4) Lofts, condominiums and villas here don’t have the same broad-based appeal as homes near a traditional downtown area. That said, merchants in Downtown Saratoga, for example, are still reeling from the combination of Santana Row and Valley Fair nearby. And Cupertino Square is just now getting back on its feet.

Recent Transactions

Villa Cornet (356 Santana Row)	Bed	Bath	Sq.Ft.	Close	Sale Price	HOA
#300	3	3.5	2300	3/19/07	$1,400,000	no info
#307	3	3.5	2300	3/9/07	$1,625,000	$790
#318	3	3.5	2368	11/12/06	$1,538,000	no info
#310	3	3.5	2250	10/9/06	$1,625,000	no info
#305	3	2.5	2102	7/29/06	$1,360,000	$790

DeForest Building (333 Santana Row)	Bed	Bath	Sq.Ft.	Close	Sale Price	HOA
#300	3	3	1878	9/7/07	Pending	no info
#210	1	1.5	1250	8/2/07	$720,000	$438
#251	3	3.5	2159	7/27/07	$1,430,000	no info
#329	no	info	1099	7/13/07	$729,000	no info
#331	1	1.5	1099	7/5/07	$770,000	no info
#326	no	info	1513	6/8/07	$1,000,000	no info
#226	no	info	1708	6/7/08	$1,100,000	no info
#340	1	1.5	1099	4/26/07	$688,000	no info
Margo Building (334 Santana Row)	Bed	Bath	Sq.Ft.	Close	Sale Price	HOA
#336	1	1.5	1151	8/23/07	$650,000	no info
#318	1	1.5	1099	7/12/07	$600,000	$397
#219	1	1	700	4/19/07	$530,000	no info
#308	1	1.5	1099	3/6/07	$665,000	no info
#301	3	3	2159	3/14/07	$1,298,000	$481
#323	1	1.5	1173	2/6/07	$689,000	no info
#345	1	1.5	1151	11/9/06	$675,000	no info
Contact me for pictures and upgrade information

Neighborhood Recent Transactions

Address	Bed	Bath	Sq.Ft.	Close	Sale Price	HOA
532 Villa Centre Way	3	2.5	1739	3/23/07	$790,000	no info
692 Villa Centre Way	5	3	2223	7/6/07	$905,000	$91

Contact me for pictures and upgrade information

Schools and School District Information for Montebello Cupertino

There are two disclaimers. The first is the standard one about it being a good idea to check with the local school district (Campbell Union Elementary School District, Campbell Union High School District) for the latest information on school boundaries. The second is that people considering a condo, loft or villa on Santana Row are generally focused more on the atmosphere than kids or schools: the schools representing this area are not highly rated.

1) Lynhaven School (see ratings and parent opinions).

2) Monroe Middle School (see ratings and parent opinions).

3) Del Mar High School (see ratings and parent opinions).

Map

View Larger Map

Walking Tour of Santana Row

Alex Wang — Fri, 16 Mar 2007 11:09:14 +0000

Who says startup companies are the only reason Silicon Valley is glamorous? Who says you need to head up to San Francisco for the urban scene?

Santana Row is a uniquely Northern Californian fusion of design, culture and accessibility, recreating the atmosphere of Paris’ Champs Elysees using a distinctly Silicon Valley neo-Mediterranean architecture.

A bustling farmers market lines the streets on Sunday mornings in quaint contrast to the exotic car meets on Saturdays.

But for all the testosterone from the horsepower and club life of the weekends, Santana Row is an amazingly eccelctic place where strollers share the spotlight with Ferraris and people of all walks of life can enjoy the live music.

This walking tour starts from the garage on Olin Avenue, which is most easily accessible from Winchester Blvd.

1. Park Valencia

2. Borders and the Hotel Valencia

3. Straits Cafe at the DeForest Building

4. Cocola

5. The Vintage Wine Bar

6. Chess Courtyard

7. CineArts

8. The Vintage Wine Merchants

First stop: Park Valencia, across from the Olin Avenue parking garage

1. Park Valencia

Live performances and ample seating make the Park Valencia a popular venue for enjoying a latte from the nearby Starbucks or just lounging around with friends on a sunny day. The hot dog stand adds an ironic, but not self-conscious, sense of authenticity to the metropolitan environment. And an interesting side note is the secret behind the perennially green grass.

Next stop: Walk up Olin Avenue past the Urban Outfitters

2. Borders and the Hotel Valencia

The most evocative image on Santana Row is the tower which presides over the Borders, located in the Villa Cornet building. The Borders isn’t meant as a luxury store like many of the others here, but it’s still Santana Row’s flagship. Across from it is the upscale Hotel Valencia whose Vbar is the trendsetter for the rest of the strip.

Next stop: Follow sidewalk past Hotel Valencia

3. Straits Cafe at the DeForest Building

Unlike its brethren elsewhere in the Bay Area, the Straits Cafe on Santana Row makes an amazing transformation from its roots as a popular Asian fusion restaurant into the epicenter of the weekend nightlife, with karaoke on Wednesdays to live DJs on Fridays and Saturdays, and live jazz and cover bands in between.

Next stop: Next door

4. Cocola

The Cocola Bakery is a popular lunch spot because of its sandwiches served on fresh baguettes. It has ample outdoor seating in the shade of the corridor under the DeForest Building, across from Straits Cafe.

While the food is a bit pricey for what you get, the convenience, atmosphere and proximity to the Valley Fair side of Santana Row make it a good place to take a load off your feet for a little while.

Next stop: Cross street and walk past Borders

5. The Vintage Wine Bar

With its distinctive architecture and outdoor patio, the Vintage Wine Bar could get away on its looks alone. But this haunt was named The Wave Magazine’s "Best Wine Bar" in San Jose because of its abundant selection and precisely chosen pairings.

Next stop: Walk south down the courtyard

6. Chess Courtyard

Challenge a friend to a public match in the chess courtyard. Players of all skill levels are welcome to have a go and can be found there at all hours of the day. There are also more traditional stone chess tables which you can use for more private matches.

Next stop: Head south to Olsen Drive

7. CineArts

While you won’t find mainstream films at the CineArts here at Santana Row, the latest indie films featured here might just bring out the cinephile in you. The seating is almost luxurious with clean reclining seats, ample cup holders… and movable arm rests in case you’re with that special someone.

Many Saturday mornings, exotic car owners and fellow car enthusiasts flaunt their wheels in the parking lot next to the theater.

Next stop: Across the street

8. The Vintage Wine Merchants

As a bonus, after you’ve had a glass of cabernet at the Vintage Wine Bar and caught the latest foreign flick at the CineArts across the street, you can pick up a bottle of your favorite varietal at the Vintange Wine Merchants.

Santana Row: Silicon Valley’s Urban Oasis

Alex Wang — Fri, 09 Feb 2007 09:44:35 +0000

Santana Row has been described as a cutout of Paris’ Champs Elysees transplanted to Silicon Valley. Its main thoroughfare, which gives name to the neighborhood, is the backbone of this urban oasis, lined with luxury stores and a variety of restaurants.

And when the weekend comes, so do the luxury cars of every make and model. Who needs a car show when you have Saturday nights at Santana Row?

But Santana Row isn’t just another shopping mall. To recreate the urban experience, they’ve created a new neighborhood all unto itself.

Atmosphere

Santana Row is designed to have the bustle and energy of an urban neighborhood complete with people dining outside, playing chess with two-foot pieces in the plaza, and sipping wine or spirits while watching the shoppers go by.

While there are major chain retailers like Best Buy and Crate and Barrel, among the list of stores on Santana Row, these behemoths are safely tucked away from where most shoppers would stroll as opposed to visit. An outdoor courtyard with an abundance of tables and seating hosts live acts, and even the hot dog stand next to it adds to the authenticity.

Living in Santana Row

The developers deserve credit for creating an urban atmosphere from an area of urban sprawl, without making the feel contrived or out of place. There are hints of unsubtle commercialism, though, with chains like Pasta Pomodoro and Z Gallerie, but the feel remains consistent, even if it’s a little sanitized.

This is a mixed-use development in its purest form with shops, bars, restaurants, and living spaces for thousands. There are currently 219 impressive lofts and townhouses that sit above the shopping arcade in three distinct buildings.

The Villa Cornet

The Villa Cornet is the easiest to recognize because of the distinctive towers that flank the two corners of the building facing the main thoroughfare, one home to a Borders bookstore.

The largest townhouses (called "villas" in Santana Row parlance) are located on its upper floors and both visitors and guests are welcomed by fountains guarding the main courtyard leading to the 21 impressive three-story units, ranging in prices over $1 million.

Yes, they’re large and luxurious with the great amenities you’d expect, but what you pay for is the location at the epicenter of Santana Row, just a stone’s throw from every corner of the neighborhood. In this regard, they don’t disappoint, whether you’re facing the Hotel Valencia or Downtown San Jose.

The DeForest Building

The DeForest Building pays homage to a key figure who changed the course of electronics and ultimately computing. This building is named after Lee DeForest, the inventor of the vacuum tube: his inventions helped lead to radio as we know it today.

The building itself has 98 two-story lofts and is reminiscent of industrial buildings in Lee’s heyday around the turn-of-the-century. The complex is above the Straits Cafe and is home to some of the most impressive patio spaces in Santana Row.

The Margo Building

The Margo is opposite the DeForest Building on Santana Row. It doesn’t have quite the backstory of the DeForest building, but nonetheless holds 100 high-end one- and two-story lofts, similar in design and construction to the ones in the DeForest Building.

Like the Villa Cornet, most units that don’t face the main strip have a view of the mountains and downtown San Jose. And like the DeForest Building, the Margo sits only a short walk away from Westfield’s Valley Fair shopping center on the opposite side of Stevens Creek Blvd.