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PC 06-20-73 , CI"TY OF CUPF:RTII��O, STATE OF CALIFC�R1vI� P�,-]_0� 1.030U Torre Avenue, Cupertino, Ca7_i.fornia Pa�e 1 Telephone 25� MINUTES OF TH� ADJOURNED REGLTLAR "IEETI`'G OF THE PLANNING COMMISSI ,HELD ON JUNE 20, 1973 I1`1 THE COU�CIL CH�hMBF.R, CIT�' hALL, CUPEY.TINO, CALIFORNIA SALUTE TO THE FLAG Chairman Butheauth opened the meetirg at 7:48 p.r.t. with the Salt.te to the Flag. ROLL CALL Comm. present : Adams , Gatto (8 :10) , �lellis (8 :00) , 0 `Keefe and Chairman Buthenuth Comm, absent : None St�ff present: Director of Planning and Development Sisk Assistant City Attorney Terry Director of Public Trlorks �'iskovich Traffic Engineer Gri�g Consultants Economists Arnold and Levy present: Traffic Goodrich Mr. Arnold noted the meeting of June 19, 1973 had ended with some questions to be answered so plans could proceed. He noted what was being done was to sum up the i.mgacts on the total community of the impacts of the core areas, re�ional shepping center, traffic (which will be continued) and then move on tu other criteria such as character of City impacts, distrzbution ar.d ooals. There coere important questions that. had corae up fram feed-back at the last meeting. First qu°stion f�r core area Gt�F;s whether a regional shoppi.ng center w�s positive for the Ci.t}> of Cuper*aro, ' This St«a was trying to get all ir.for:nation out so co:nr.izsszon can say yes or no, . and knoca the reason why. The second question is if a center is decided on, which is better location between riariani Mall and Vallco Park. During the discussion the following questions were rai.sed: trThat is the evaluati.on of alternative land uses in residential, industx�ial and office an the remaining lands in �lariatii rlall or �'allcc Fark areas? PC-lp9 MINUTES UF THE JUNE 20, I973 ADJOURNED PLANNING COMMISSION MEETING Page 2 What are the issues related to designating parcel:s as "uncoz�nnitted" or "undeveloped"? Because of information from the State, a set of alterna- tives designated a part of Vallco Park still uncommitted as "undeveloped". Mr. Arnold said Chis issue about the undeveloped classification and issue of putting residential on Mariani Mall.or Vallco Park would perhaps high- light one of the most fundamental issues the commission would be faced with on the General Plan. That issue is whether the Planning Commission of Cupertino, and ultimately the City Council, really had the infor.mation to consider they can do this, and the power to carry out land use policies that are very differen� from the ordinary. � � Mr. Arnold said they would be looking at Cupertino under three conditions of no regional center, center at Mariani Mall a.nd center at Va11co Park. Comparing these three sets of assumption will give answers to the two questions raised at opening of ineeting: Choice of residential designation for these very important parcels must represent 5ome idea of whether you think residential is positive to the community or whether you think there are uses potentially ior land that you are willing to classify as postponeable and will not develop until certain things are changed in the community or environment. Assumption sets ��1 and 4t2 give a basis for saying there is no difference in fisca� impact and in traff ic impact in holding lands undeveloped and putting�them in residential. One 5et ofassumptions 3rew the conclusion that industrial would produce same traffic impact as regional center. Mr. Levy caould show there would be very little positive out of industrial as compared to residential; therefore, if you judge traffic impact is negative and fiscal impact very slight, there would be no reason for choosing industrial over residential or undeveloped. Mr. Arnold then explained Assumption Set ��3, which had been asked for at the previous meeting. First column showed situation with no regional shopping center with "uncommitted" area of Vallco Park off and then second column was full development of Vallco Park. Mr. Levy said the first column was shopping center site developed industrially, and the second column was shopping center site plus the "unc�mniitted". . Lhe f irst column showed very little difference in putting industrial in • Vallco Park and industr�_al ir. Mariani �Iall and havin� a regional center at either site. In answer to Comm. Nellis, Mr. Arnold said without C-D system in Vallco Park, with full development there would Ue near breakdown at Stevens Creek Boulevard and Highway 9 intersection, Stevens Creek Boulevard and Wolfe Road intersection, Wolfe Road and Fr.eeway 280 ramps, Homestead Road and Wolfe Road, and Homestead Road and Highway 9 would be highly congested. MINUTES OF THE JUNE 20, 1973 ADJOURNED PLANNiNG COMMISSION MEETING PC-109 � Page 3 Comm. Adams noted tt:ere �aas no apparent difference between residenti 1 (single-•family developrient of 10 d.u. per acre) and undeveloped on traffic impacts. It was noted that peak hour traffic is shown on assumption for commer c i al . Mr. Arnold, in answering Cr�airman Butherau*h, said the charts showed it was unacceptable to have anything beyoiid committed developed in Vall.co Park in addition to shopping center. Chairman Buthenutn stressed it must be the developer and not the City who must come up wi.th something to fix these streets. Mr. Arnold said with the best intormation the staff had beeii able to obtaiii from the develop�r, there was at the time very serious constraints with the State concerning the C-D system. Chairman Buthenuth felt the situation could be taken care of if the City and the developer planned ahead. Mr. Arnold said what he was trying to establish was that if the � commission put high intensity use on sites considered for shopping center, it would generate traffic irapacts very close to what would be generated with regional center. He made two points: (1) Sa�rie fiscal impacts, (2) you must hold off uncommitted Vallco.Park or ycu get results that are unacceptable. Comm. Nellis then brought up the question vf peak hour traffic Xate rather than volume. It was explained the volume was used in getting the final f igure. Mr. Arnold said to develop • uncommitted Vallco Park would lead to a situation that is intoler- able. Comm. Nellis asked if this situation would prevail if the peak hours of traffic were staggered. Mr. Goodrich answered if all industrial owners would guarantPe staggering, it might cause a reduction of 1/4. Comm. Adams then asked the tra�fic consultant about adding to the improvement a possible publi.c transportation or metro installation about the city, �aould this help the traffic .problem an3 by how much. Mr. Goodrich said it �,Tould help. I�ind of service would ' � require county-�aide type of service rather than one the developer � hin�self could support. Woul�d take an effective system to make a dent in it. He noted other places have not been too successful in having industrial plants provide this service. Comm, �dams said he was referring to charter type buses such as offered by Lockheed and suggesCed Vallco Park personnel could fi_nd a means of supporting a transit system which could serve those who livecl in a 3 or 4 mile radius of the location. Mr. Gcodrich said the peak hour tr.a£fic generated at Vallco Park proposal is somethi.n� over 10,000 trips per hour, so you can think of a number of �iuses relative to auto trips needed to reduce it by a cert3in %. PC-109 MINUTES OF THE JUNF. 20, 1973 ADJOURNED PLANNING COMMISSION MEETING Page 4 Comm. Ne.11is said all figures dealt with peak liour and didn't speak to volume �enerated by land uses; a spectrum she fel.t should be considered. She referred to page 15 of De Leuw Cather survey speaking to volume of traf f ic on average �aeek day of r�egional silopping center being 27 ,000 autos. The Hewlett-Packard addition (32 acres being developed) �with 1600 employees woula be 2,000 against 27,000 for shopping center. The Director of Public Works said the volume was braken down to give peak hour figure. In Zooking at volume n�t related to peak hours, you are looking at two different things. Comm. Nellis said she felt adding volume of traffic which is associated with lane use would add a spectrum which would make a drastic difference. � . . Mr. Goodrich said in an industrial area there would be peak or heavy traffic volume in the morning and evening for an hour or two� but in the middle of the day not much and at night, nothing. If site were regional shopping center, starting at 11:00 a.m. to 9:00 a.m, there cvould be constanr_ traff ic all day and on Saturday. :�1r. Arnold summarized by saying high indiistrial produces a traffic impact close to cotrmiercial alternative and significantly different to low density or undeveloped. Mr. Levy then took over and said there were a number of issues associated with core area and location of regional center. One was the question what other c�manercial uses would go in core. One prospective regional site would not get the center and that significant amount of acreage in core area would not go commercial were two considerations. Mr. Levy suggested assumin� the cente� had been settled. What will be done with the rest of the land? Re�idential, industrial or offices are three alternatives the commissioti will want to consider. Two decisions must be made by com�nission before they begin talking about center. (1) Residential �aou�_d be the only other use that would be considered besides center and other commercial activity and (2) what it would mean to designate some areas in interim zone as undeveloped. He then explained what would be same of the issues facing the commission if this were done. Traffic information says that if you go industrial or office, you create same demand� for roads and same problems with interchanges and inter- sections as with cormiercial. What could convince a city to allow commercial zoning witi� tt congestion and :road cost and additional areas to be zoned commercial? In a city like Cupertino which is very heavily dependent u�on other sources of revenue than property tax, no fiscal payoff from industrial or office usage. An} substantial road cost or traffic impact associated with this alternative would have to have some other basi.., like distribution until traffic situation is corrected. MINUTES OF THE JUNE 20 1973 AD .IOtJRNED PLANNING COMMI5SION MEETING PC-109 Page 5 Chairman Buthenuth said he fel.t another use besides residential and undeveloped could be planned development. He ex_pressed his objec- tion to the use of the term undeveloped Wi.th planned development, a use permit wou�d be allowed only if devel.opment could handl.e the traffic. Mr. Levy noted it was extremely unlilcely that anyone could come in and negate these traffic impacts. He said if a de�eloper would want to pay f.or C-D or interchange improvement, there was no reason why he should not be allowed to build. But this raised another question: one part of traffic impact is piiysical improvemeuts that �.ould be paid for by the developer, and the second part is spill- over to other segments of neighborhood. Comm. Gatto pointed out that General Plan must show a special land use; undeveloped or planned devel�pment doesn't suffice for that type of use to put on map. There is a planned develop;nent overlay, but not a basic use. Mr. Terry said the la�e is quite clear: in land use element atnong other things there should be a statement of standard population and building density. He agreed with Comm. Gatto that he did not think it was realistic to corisider undeveloped as � p�ssi�le land use in a General Plan. He felt there were toals such as deferred development, nolicy statement in General Plan, possibi?ity of allowing property owners to hold property in abeyance pending development of necessary traffic improvements or in the Williamson Act until such time. Certainly the commission could down-zone property whezl there are sufficient facts or evidence that would support determina*_ion that the health, safety and welfare of residents of the conununity cannot bear the brunt of the development. If a traffic problem were a serious �roblem, it was his opinion i.t would support that kind of claim. Comm. Gatto asked Mr. Levy if a developer wished to put his property in the holding stage, �aould it be advantageous to put in '� Williamsen Act? Mr. Levy sai.d i£ the City took a firm stand in the General Plan. it might, but it was unclear whether the assessor would accept or reject this land usage. Mr. Levy said actually the issue is a serioL:s time issue. If the C-ll system ca�re put in in 10 years, the commission might begin to consider development. They had indicated undeveloped to show as hol.d3_z�g, so the.; wouldn't unde�•estimate ho�•r serious �_t is in terms of likelihood of someone being able to m�et these conditions quickl . The meaning of planned development was then discussed. Gomm. Nelli said she felt even uncler planned development they must speak to typ and intensity of use. Ciiairman Buthenuth s�id if the dzveloper. can PC-109 MINUTFS OF THE JUN:B 20, 1973 ADJOURNED PLANNING COMMISSION M�ETING Page 6 solve the traffic problem, was there any reason why tie couldn't build? Comm. Gatto asked if the chairman was Saylilb that in the core area, they �oould allow residential, industria]. or some othe.� development providing the developer had a plan to support the traffic problem? Chairman Buthenuth fe1L some areas coulci bc: designated planned develop- ment and others could not. Such as in.the case uf Vallco Park. If they can solve their traffic problems, it �aould be allowed to develop industrial or office. If they cannot solve their problems, it would stay undeveloped. On Mariani Ntall site, planned development or ��hatever they can use as long as they can solve their traffic use. � Comm. Nellis asked if it was not the task of the commission to speak ,. to land use; agriculture, industrial, residential or commercial? Chairman Buthenuth agreed it was. He said he was speaking maiuly to the uncieveloped area in Vallco Yark. He felt it should be designated planned levelopment, and when they had solved their traffic problem they cou.ld come in and apply for a use permit. He noted Vallco Park already has a plan, why not leave it as a use; it would stay undeveloped until they could solve their traffic problems. Comm. Nellis said the �omm ission must speak to land use and not say undeveloped; must speak to certain land uses and types of improvements that must be necessary for that land use. Mr. Levy said that 7_ow residential and undeveloped could be considereci interchaiigeaule. Na differences in trafFic or fiscal impact. He pointed out fiscal impact of industrial or office development would not apply to City or school district since SB-90. Fiscally there is not much difference between xesidential and industrial. Industrial use will bring in a little iiiore revenue and residential will cost a little. For the commission to designate any further industrial activity wou.ld indicate some fairly substantial posiCive impact found in some other information. It was pointed out that most landowners �aould prefer industrial to residential zoning. Mr. Arnold asked what the developers of Vallco Park would do if the conunission were to tell them they couldn't develop the uncommitted for. 15 years? Comm. Gatto pointed out that General Plans are meant to c�ver a period of 20-25 years. Mr. Arnold said the alternative on Mariani site might be some industrial, particularly by the high��ay. No development under traffic situation becomes acceptable; that might be 10 years. The real point is to . attempt to malce choices as to cl�e type of land uses you T.aant in the long run. When the consultants used the term "undeveloped" they were talking about land uses ���here there is option for po,tponement in the market. A regional shopping center is now or never., maybe. For industrial or residential use, you have option of saying you might not want to develop right now. Mr. Arnold noted that in designating these MINUTES Ob' THE JUNE 20, 197� AD,)OURNED PLA;INING COMMISSION MEETING PC-109 page 7 other areas, the commissior t��as fac:ing a verv cri.tical decision oi putting a very str�n� proviso with the inforination that it cannot develop ���ithin a ver,� considerable period of time. The traffic situatiozi will not be able to be corre.cted ir�i shar* perio� of time. It will have to be � very. strong policy, but an essential one, in making a meaningful General Ylan. Mr.. Levy noted everything sai.�l abou� the shogping center at Val�co Fark also applied to �fariani r1a11. In answer to Comm. Nellis, Mr. Levy noted that in applying any high intensity use o�. ei.ther development, �ohether. it is the center. or industrial office us�, would create same amount o£ traffic and require same amount of road improvements, and the fiscaJ_ benef its would not be signif icantly dirferent. Cor.un. Nellis pointeci out with regional center at Val]_co Park and r.esidential on east and west of Highway 9, the same statements do not ��old true because residential developments would not have to be tied to rnad improvements because of less intense use. Criairman Buthenuth said he would rescind his star�d en Vallco d2velopment, but the cost of ir.�provements would be up to Vallco Yark as they must solve their own probl.ems. Comm. Gatto then noted two ttiings: One statement a.bout C-- Stevens Creek BaulPvar�. commercial represents a black of comm�rcial not ne�essarily in that locatior and (2) include a�riculture use on chance orie of the large property owners wishes to go into Williamso Act to gain tax break. Mr. LEVy then said they had planned to present road cost, The Director of_ Public Glorks' staif had prepared total road cost information for overpasses, ini�erchanges and segments of road whicii came up in discussian of two center sites. He said the numbers would be filled in as they went t.hrough exhibit. Comm. Gatto asked if the improvements caere in kin.d or practical. Mr. Viskovich then � explaiiied what figures represented. They are a cor.ibination of ir► kind and practica]_. The level of service remains the same. Actually replaces it in kind, but on a practical basis and reduces the cost. In answer to Conim. Ne]_lis, Mr. Viskovich said the median strig,, curb and gutter would remain th�� same. �vfiat it does is give 18 additi.onal feet for landscaping, bilce lanes and meandering sic?e- �caaiks wiiich is mucli safer than putting bike lanes on street. PC;--109 MINUTES OF 'i'IiE JUNI; 20 1973 t�DJUURNED PLANNING COT1riTSSION MEETING Yage 8 - � Mr. Levy said he liad caorked out a set of improvements aL immediate viCinity of Vallco Park site, at Mariani Mall site and a set of improvements not in the immediate vicinity of ei_tlier si.te. Mr. Levy nuted one of the major cost portions of the road expense is right of way acquisition. Figures wi11 include the cost of acqu.irinQ right �f �.-.�v. �.Cf the developer pu�s it up, he is donatii�g his I.and, not actuallyhaving to pay'�hat mtich money. Road improvements necessary to Marian� site would cost 5.5 million dollars to be born by the developer. The cost for improvements necessary to Va11co Park site. wo�ald be 2,75 million dollars to be born by the developer. Mr. Levy said a questi_on inherent in botti cases is what happens in terms of development and timing if the State doesn't provide funds quickly enough. To make sure these do not beco�r�e City costs, there should be discussions between developer and statf, Comm. Gar_to asked Mr. Levy to denote improvements that would be required without center. Mr. Levy then pointed out intersections where the City might well end up having to pay for all or part of the improvements. One part would he required ir. any event: the widening of Highway 9 from Stevens Creek Boulevard to Boilingel: Road from 4 to 6 lanes � ($100,q00 t�tal cost; $8,OOQ anrival bond cost). �ii�licaay 9 north of Freeway 280 from 4 to 6 lanes ($1,4QO,OUQ total cost; $112,U00 ar.nual bond cost). Stevens Creek - fiighway 9 to [aolfe Road and Tantau Avenue ($6ti0,000 �otal cost; $53,000 annual bond cost). Mr. Levy t:oted that while these report actual costs the City might have to bear, it is not fair to assume these costs are all «ssociated with a � regional center. Part reflect some increase in ser��ice with opt�on of leaving at 6 and having corigestion or going to 8 lanes and having better service. One of the issues tYiat jaill come up in reviewi_ng cost information is sectien of Highway 9 widPning �rom 4 to 6 lanes; cost will be �icked up by developer if regional center site.; not clear how it will be picked up if thEre is no regional center there. If all iten�s which are supposed to be picked up by developer and State are thus paid .f.cr, th� only items that the City �1�11 be .responsible for would be a little over $1G0,000 a year. Mr. Levy said ta go thlougti these figures and say which are associated with Mariani and w'riicYi witti Vailco is a di_fficult task. There :aould � not be much diiference, no�more than $25,000 or $30,U00, in tf�e cost. The Director of Publ.ic Works said $115,U00 refl_ects acquisi.ti_on of right of way and wouid be eliminated if the City dicln't want bike lanes. MINUT�S QF THE JUNE 20, 1973 ADJOURNED PLANNTNG �OMMISSION M1:ETTNG PC-l0y Page 9 Comm. Gatto asked if land uses along Highway 9 taere committed and developed, and the City picked up tab for widening Highway 9 and then Highway 85 doesn't go through, what would happen. Mr. Visko- vich said the City might want to leave Highway 35 in the StaL 3urisdiction. If. required, the State wou].d have t� come up with funds to widen. Mr. Visl:ovich said he felt if it t�rent residential, the developer should have to p�_ck up some share�of widening. Be- cause road is ther.e, the developer shouldn't be relieved of his responsibility for sharing in tr,e cost of it. Mr. Levy then gave a detailed description of fiscal impact exhibit. Comm. Gatto asked Mr. Levy to briefly describe once more how the consul.tants had arrived at Cotal revenue of shopping center, Mr. Levy complied, using Eastridge as an example. Mr. Levy said he didn't think they had realized $120,00O,�OU in sales reve.r..ue last year. He said the center p�robably would not realize its full po�ential for 2 or 3 years after opening. Comm. Nellis questioned income of center. She felt the commission should b�ar in mind that no other center in the area is making $80 to $100 per square foat. Chairma.n Buthenuth su�gested lowering the anticipated revenue by about 20%. Chairman Buthenuth then declared a break aC 9:55 P.M., with tlre meeting reconv�ni.ng at 10:10 P.M. Mr. Arnol.d summari.zed detalied dis�ussions of data shown of traff ic table and maps. He said questions have been concentrated on (1) • are there significant differences in the Lraffic impacts in the immecliate vicinity of either site? (2) I£ not, is the immediate vicinity of either site a preferable location for reasons other than traffic impacts? The consult2nts did not find any marked differences when you try to aggregate between center located at Mariani Mall and center at Vallco Park. A vzry important question to be raised then, would be if there are no significant 3ifferences in the tratfic impacts on either site, ' are there signifi:ant differences in the spill-o�er impacts on adjoining neighborhoods from traffic in either site? Also are there any long run advanrages between the two sites? Again the consu.ltants did not read out of input 4ny marked differ- ences betraeen two sites. Alternative package of Mariani is effect of Torre :lvanue or. neighborhood and Grecnleaf Avenue was men.tionr�d . For Vallco site, there was Miller Aven.ue, Tantau Avenue, Wolfe Road. Very serious loiig run cons:iderai:ions ro ouiid into decisian. As the commission judges all this; the qu�stion shoul.d be is that bundle of i.mpacts worth this much mon�.y or would }ou rather go to no cen�er? PC--109 r1INUTES OF THE .7UNE 20, 1973 ADJOURNED PLANNING COr�1ISSI0N riL�TING Page 10 Chara�ter of City was then d:iscussed. One issue �aas whether the commission woul.d rather concentrate all liigh intensity activity in Vallco Park or have a second node in P•iariani Mall. Mariani parcel is 158 acres of very strategic placement in tl�e city and the issue of �atiat you think those kind of_ activities mean to City as shopping center, commercial, residential or whether you would like to see some other use. That's the issue. On the traffic, it is a point the consultants felt t}tey caould be lacking in responsibility if they didn'r bring l�p• There would very heavy neC traffic beinb generated through tne city given this set af land uses. So the question is, do ' you really want to put i:1 another set of traff ic impacts here when you ` already have it at Vallco Park? The commission should consider if a regional shopping center is a positive addition to the city. Is there a difference in the character of the city � between Mariani site and Vallco site? _ Mr, Arnold said he felt the commission had information necessary to make a decision on alternatives now. Ideall_y he would like to see the gross � environmental impact consideration built into the General P1an, but if � r_he deadli_ne was to be met, it couldn't be done. He referred again to � the Vallco "committed" and "uncommitted" question; pointing out on the third set of assumptions, these read "other Vallco" and "Industrial/office not to be develop�d until ?". He reiterated great general current in our suburban socie.ty that it is very difficult to epera�e oii land use control. He felt this related strongly to "undeveloped" issue. Chairman Buther.uth aslced if there were any cotnments from commission . It was decideu that first the regional center versus no regional center would be discussed; if i.t was decided to izave a center, the site could be dis- cussed then. After a brief discussion on how the commissioritaould proceed with their evaluation of this decision, Comm. Gatto started by giving his opinion ot the character of the city. DefininQ the city i.n physi.cal or philosophical terms, the city is in a transition between an agricti]_tural heritage and a � more suburban character. Would be �lassified as low to moderate intensity. Crossroads Center is a big development in tlle city. Basical.ly a"bedroom" coimr.unity, cormnuting to work elsewhere. Upper to middle income group. School systen is a very strong asset. Area-�:�i_dr� recognition of. its value. General character of con�munity is one of fairly lligl�. qualit�� sing_le fariiiy residential, Orie strong �oint coitunercially is the very linear strip along Saratoga--St�nnyvale Poad ar.d Stevens Ci:eek Iiaul����ard. Iii terMS of master plan, c�uld read from Goals reporL: "C7_ean and safe, dream oi exr_ellent landscaping, spacious.open campus lik� atmospt<<�re". Solvent, prosperous w�th e�cellent maintenanc�, To provide solvency must have revenue base which ties into overall land use, primarily residential balanced with �` good industrial and commercial to provide tax base. I'rovide good schools and educational quality. MINUTES OF THL JUNE 20, ]_973 ADJOURNED PLANNING COMMISSION M�ETING 1'C-109 Page 11 Comm. 0'Keefe sai_d h� felt the cha�acter of the city had been establislied, but could be built on. Fine schools and other factor.s that had been mentioned. A great city has to change, not stay static. Existi�g patterns of development with new inpttt before us bringing in ` some of the finest architects, city planners, traffic engi.neei-s. This plus traditi�ns already establ.isiied can build a great city and move forward in a way we can predict for the future. Chairman Buthenuth said l�e did not see the city as being stagnant, but as something balanced that will go forward. Conun. Nellis said the City of Cupertino has reached a ver;� crucial� point in devel.opmen.t and City rec�gi��.zes this. Basically w� are a "bedroom" community. Large amount of industrial. Which way we go � noto establishes long range plan of city. Comriission and City Council should weigh very carefully the magnitude of decision they are under- taking to determine. Comm. Adams said he concurred with analysis of resideiltial aspects of community. Must find a means of balancing one against the other. He noted we axe a very mohile society. Mode of transportation will , change this character of city in next 20-30 years and mass transporta tion �aill be forced upon us. In maa.ntaining balance would li.ke to see the character of city maintained as it is a desirable place to live. Would not want to allow too much commercia:i to take place. Feel the city and neighborhoods can be impacted too greatly by too � cnany people having to be moved during the day. Here is our chance to control business growth. He sai.d he c�as at present in a very enviable posi_tion. Had all facts in front of him and no conflict of interest. Somebody will be hurt by ultimate decision, arid he hoped the decision they made would be a dncision they �vill be ab.le to live with and be. glad they had made it. Keep the cYlaracter of city in slower growth pattern. heep neighborhood aspects as nice place for • our children to grotiv up and take over where we leave off. We should have controlled gro�ath, and should include a regional center in this area. ! Mr. A.rnold questioned what was meant by balance in community. Comr,i. `� ' 0'Keefe said he,was speaking to diversity, Diversi_ty in commun�ty to provide the rich environment most suburban communities ]_ack, diversity of life style, both for chi.ldren and the adult population. Broadest type of life style and income setting social grot�th for all age levels. A positive effect on every resident. Comm. Gatto agreed with diversity and ability to accomoclate wide variety of needs, tiabits and life style. � � YC--109 MINtITES OF THE JUT1E 20 1973 ADJ�URNED PLANNING C0�'�1ISSION MI;E'L'ING Page 12 Conun. 0'Keefe sa.td economics was important. PeopJ_e sometimes can't remain in community after they retire. He referred to Westchester County as pr.ime exam�le. Chairrtan Buthenuth said a goal for the conmtii:ity �aould be an adequate tax base. Coruu. Neliis aslced if a regional shopping center reallyfits into the character of Cupertino? She thought this gat loian at this point to tallcing about preferaUle site�. A very legitimate argument tias been brought up about nodes already in city. Would be making a most crucial decision in Gene.r al Plan by c�ne of regional center. Vallca Parlc intensity use has the greatest impact on the City of Cupertino, and she accepted the arguments of the consul.tants that this ;aas a node of high intensity. She accepted a second high intensity node saould be Town Center, Should the city embar_lc on a third node at r�iariani site? Or by having it in � Vallco Park it can blend with intensity use already existin� there, � This was not to be talcen as an ul_ti.mate decision, but the i_ntensity use blet.ds better witli Vallco Pa7-k while i�Tariani cho:ice does have a very definite effect on character of city by introducing a �hird intensive use commercially on Highway 9. � Chairnan �uthenuth said he felt Cupertino already had t�ao intense uses ' in city, at Vallco Parlc and H:ighway 9. But the city does noC have a downtown. We do neecl a regional center in this area for a balancPd conununi.ty. Fir..anrial balazice plus laad use in co^�nunity. Vallco Par?c � is an intense use, but he would like to see a downtown Cupertino. There � is ccmmercial already on Highway 9 and Stevens Creek Boulevard and built � into cliaracter of neighbo� and city. High��a� 9 would be the more Zilcely do��mtown commerc:ial use. � r � Comr.i. G Keefe notad the com.�nission seem to speak of nodes as isolated. � He .f_elt they could be worked into a plan liy ���hat he would consider some of the best available talents. To deny a private se�tor a chance to bring these ncdes to�ether it M.arian:i. Mall is c:onsidered �vould be the wrong dir�ction to go. He was con�c�rned about the gateway to the city � which. he sees as Highway 9, jr�ould a11o,,� developers of rlariani Mall to address themselves t.o r_h� charact�r of: nei�,hborhood to the east of th�ir boundary, to the possibility of under�;rounding oi Torre Avenue and some other innovative approach ai�d preserve character of community. Do not see that intensity on one site would produce optimum type of community � Cupertino wants. � Chairman Butr.enuth saicl one thing needed to be looked at was if there � � w�re any sigiiificant differences in traffic impact.s at either site. He agreed with can;;ultants there were not. Comrn. Gatto said he wou.Lci like to have a word �.Lout yes or no. He thought a regional shopping ce�.zter_ tlad assets va:luable to the corununity; revenue, -. � A MINUTES OF THF JUNE 20, 1973 ADJOURN�.D PLANNING COMMISSION MEETING PC-109 r'a��' 13 source of jobs, social activ_i_ties. Negatives: tr.affic as�ociate.d with shopping cei�ter and increased volume of air and noise pollution, Comm. Gatto sai.d anotlier facr is the intensity of land use that goes with it. T�ao proposal.s �tiat seek to put mcre acreage under co:rr;nercia? development tl�:in is anywtiere el.sE� in this ��rea. This it.tensity is r_ontrary to ul.timate character ot : ity. P.e.gional. cent-er,ye5; but � perhaps take another look at a reduced developrnent level wliere i.t: � takes on a d�f:ferent meanir,g. Reg7_onal use affects tradc� much lar�er than at ir.imediai_e site. Impact on city is sec.ondary to jo�s and revenue and tr.af£ic, but actual physical usage by residents of Cupertino is small faction. Do�antown commerci.al is much smaller parcel and direction seerns to be �oinp; with To�an Genter prov�ding a very substanti.al downto�an bes�_des Crossroaci ::e.nter.. Regian.al uses at Vallco lend thernselves to a continuation along �•�irYi other uses. Development of Tlariani r1a]_1_ in regianal use t�en create� nucleus for a:•�hole ne��l set oi developments that do nat fit in city. Pressure � to develap surrounding area would be intense a_nd he coulcl forsee that �ahole core area going into regional or non-couununity rel�ted activiti ��. Con�rary to balance w� are seeking. Would end up with a very heavily �,reighted regionally orientated group of activities that wculd �iot be in t�e best total interest of the comr�unity. Chairman Buthenuth then opened the meeting to public comments. Mr. Bob Karpen iO463 Chism Avenue, Cupertino said he had a fe�� comments tc malce relatin� to some the eva7_uation that has been taki.:ig p].ace. (1) Consider emergency access in case oi catastrophy to tvao E eenters during rush hours. (2) Planned r.oute by r1TC. One goal c1�c:s address itself to consi.dering mass transit .(3} Nodes - staxted � � envisioning cul.tural node and b:.ought to ni.ncl if � shoul.� concentrat � such large commerci.al, industri_al or cultur_al so close to De Anra. � (4) Mr. Karpen read Goal 4 of Goals report. (5) He referred to Goal 3�' consider compatibil.ity and accessabi]_i.ty oi: schc�o].s in t�ie area. He questioned �•ahether part of Collins' service area was across liighway 9� 4 . �' Mr_. Ton�y White, ?.OQ61 Foresti Avenue. Cupertino, said he was a new �: resident to Cupertir�o only izaving been here about 4 wc_e.lcs. (1) He �, would like the co�nission to bear in mind th.at the developers �aould taan.t to make as much money as possl.ble ���hi.le daing as little f_or the community as possib�e. (2) Torre Rcad or. Iiigh�aay 9 hetween Free�oay ' 280 and Stevens Crecic Boulevard would increase traffic ahout 20% because of shopping complex witti less Lha�.i 1. 1 ane addition. Also Proposed is Torre Avenue with 4 lanes. Tf To���-e Avenue was bui.lt and not tuiinc_led , only depressed , it caoul_d be very noisy. (3) G'I�y develop Cupertir�o into �eall to c�all concrete? Proposed incr2�.se in ]_anes witli eitl.ler shonping center campl ex is an increase of approxi- mately 40 lane� . Ai_r pol]_ution �oi.11 be doub7 ed . He �.i1so noted t}iai� � trees �ohi.ch h:�1p to �;ive our oxygen would be. r.en�oved by all this building. (4) t�hat i,�ould the residents w�nt? A lar�e public park. No mention of this has been made. The City �ou1d not afford to purchase land to make par.lc in Lhis area; so asl: devel.a�;ers to pra��ide 4U acres as mini-park as part of deal. Thi:� would hel}> appearance, minimize pol.lutio�l, ni.�nimize congestion ai�cl ia���i�ui��� construc`:ior., � PC-109 MINUTES OF THE JUNE 20, 1973 ADJOURNED PLANNING COI�IISSION MEETING Pa�e 14 (5) Effect on children living in this area. These development area� become concrete jungles and he doesn't•Uelieve it is a healChy place to bring up children. (6) Open space legislation. Maybe Che State would be willing to put up some m�ney if Cupertinc would be willing to create a park area. His last question was who had the final decision. Chairman Buthenuth advised him the City Ceuncil had final say; they would either approve or deny the General Plan. Ms. Judy Cooper, Chairman of the Goals Committee, said the question of the character of Cupertino had been grappled with several years by Goals Committee and she didn't believe it had been answered yet., It had been said the city � needed balance, basic residential orientation, but did not really grapple a seriously with the identity. If there is a major regional shopping center will that be Cupertino's identity, and is that the kind of identity the city wants? Whenever you have a regional development in the area, it dominates the area. What does a center reallv connote? There has been talk about alternatives, but alternatives have bee�7 very black and white: You have a lot of residential and a little commercial; a lot of industrial with a little residential; or a lot of major commercial with some industrial and some res;_dent�al. She questioned the shades of gray_in between. Is it in the power of this commission to make a difference? She spoke of the desirability of changing some of the pieces in the puzzle and obtaining more of a mixture of other things. She felt it would be to the city's advantage to move the pieces and change the picture. Ms. Cooper then spoke of over-all environ�mental impacts, the additionai traffic and additional lanes. '1'hey had talked about increasing car pollution, but what does that mean to quality of life. Amount of time spent on fiscal and traffic.has been dwelt upon in much greater detail than what will be the effect on people in these areas. The total picture r�as been lost sight of . Ms. Ann Anger said she likes good planning. One thing she sees: people always want the goodies, but never question how are we going to pay for them. The beautitul things have to be paid for. She commented that revenue that is coming fro� sales tax to the city is 461, 11% from property tax and the rest from the State and other things. Would like to ask people who are asking for all the goodies, how will �ae pay for all these things? The city has to balance budget and pay for our goodies. She thought it was very necessar}* to have a regional shopping center and has been very much against strip zoning. Wou.ld like to see a nice, planned regional shopping center. She referred to an article in U. S. News and World Report on the � wonderful things that are happening with shopping centers. They are taking the place of parks becaitse people enjoy going to these attractive places and relaxing. People like to watch people. � P4r. Billawalla, 20252 Hi_11 Avenue, Saratoga, said the identit.y of the city � doesn't have to depend on residential. Cupertino can have a great industrial center like Vallco Park, a great regional center, and it is in the process of having a great cuitural center. A city can have greatness in various areas and be enriching. It is quite a convenience to have a regional shopping center in Cupertino without having to Cravel miles to get to one. _ MINUTES OF THE JUNE 20, 1973 ADJOURNID PLANNING COI�L'�IISSION PiEETING PC-109 � ' � : Page 15 Mr. Billawalla said the character of the city will be determined not by what development you have but the quality of the development. As long as�the quality is controlled, making sure there is enough land- scaping around so you don't have a sea of asphalt, yvu can have a good commercial center. � ' Speaking to sites, Mr. Billawalla said the traff ic impact of Mariani Mall was not quite as large, maybe 15-20% on Highway 9. Highway 9 is a through road and rfariani center shoppers could come across Mariani Avenue or via Stevens Creek Boulevard. In Vallco Park, everyone will have to go on Wolfe Road from Freeway 280 or Homestead Road. Will be a jam on the roads. With 8 or 10 lanes on Wolfe Road narrowing down to 4 lanes north of Homestead and south of Steveu,s Creek, it is unlikely there wi11 not be a jam. As far as nodes were concerned, Mr. Billawalla said it is good to have balance of nodes with pivot of Town Center, rather than have everything�concentrated at one site. He referred to concept of critical mass: increasing activities at Vallco Park by regional center, increasing industrial center and rapid transit will be � going beyond critical mass and become hard to operate. • � � Another factor was that Wolfe Road is quite close to Lawrence Expressway and there will be another traff ic jam from Lawrence Expressway-Freeway 280-Wolfe �oad all coming together uiong these streets. He referrect to margin of error in any lane rec�uirements that are mentioned. + or - a couple of lanes could change entire picture. � Mr. Billawalla said the impression he had gotten so far was that the minds of the analysts were made up, and are trying to put facts to . �ustify decision already made;,like the tail wagging the dog.. Mr. Burrell Looney, a resident of Cupertino, had comments concerning what he perceives has been going on. What has taken place has been � a struggle between Mariani Mall and Vallco Park to be the site which is appoi:nted by City Council or Planning Commission to be regienal shopping center, al.though there is tYie alrernative of no regional shopping center. Not much has been spoken for this alternative and ( perhaps the reason is the acceptance of the propo5ition�that for any ; progressive community you must have revenues generated. He doesn't ! think the city can go blindly pursuing revenues because in going this we are heedless of planned development. He spoke of migration of people to enjoy the bene€its of revenues obtained. He spoke to the comparison that had been made between Vallco Park and Century City in Los Angeles. He uidn't want the paradise of our city transformed into an insane metropolis. Traffic has tremendous impact on the community. Approach taken by consultanCs to Planning Comr.iission seems to be one of accomociation rather than planning development. t ' PC-109 Page 16 MINUTES OF THE JUNE 20, 1973 ADJOURIVED PLANNING C0�1.*IISSION MEETING Mr. Looney said the Planning Commission should decide what the city should be like and then make it like that. It seemed to be already assumed that a regional shopping center is warranted, and the consultants are trying to accomodate needs with this regional shoppine center. He �oted the commis- sion had tried t�, analyze how much traffi� congestion �ould be generated by certain steps of deveiupment these centers could be allocaed to expand to. Many authorities cite highway planning a� tool for development of community. Can control community by type of high�ti*ay system you outline. He feels there are adequate highways in this town, well engineered and of tremendous capacity. Rather than let future unrestricted industrial growth cQntrol type of highways �ae have, zohich caill control traffic congestion and noise and influence growth of residential areas, we should impose our caill on it. He felt they should decide upon uses they deem desirable and then locate those uses in districts they think appropriate. Try to preserve and stabilize land values that already exist. Mr. Looney said it had occurred to him that in this County were several cities and they probably had a General Plan. How much coordination was there between the general plans? If there was a master plan, Cupertino would be designated as oasis of residential and recreational area. Pre- serve type of ruralness we have. Just plan how community should be and use highway system as a tool, not to accomodate something that might happen in the future, but to accomplish their plan. Ms. Jackie Hall, 10629 Baxter, Cupertino, said (1) she appreciated the individual definitions of character of city, but would like to comment from experience of early days of Goals group. They had looked on balance • as meaning balanced revenue base - pre SB-90. They were looking for some way to relieve tax on individual property owner. (2) She did not think this issue has really been addressed, although she realized it was not ' within the commission's providence to make these decisions on revenue and how it is spent. She agreed with Ms. Anger, there has to bc� some way of creating revenue to buy the goodies. Not fair to take everything to a bond issue or rely on property taxes. She referred to Goals group who had tried to put aside 5% of budget each year to purctiase goodies; parks, �pen space and other amenities the city would seek, and were told firmly this was not geod budget procedure. Her basic question was, can a million . dollars buy happiness? " Mr. Ward said maybe it wasn't realized that.Vallco Park caas a planned development and had been since 1963. He believes this area is hub of • County and should have intense development. He said they had discussed traffic again with their consultant, DeLeuw Cather, and they reaffirmed that �aithout C-D system, Vallco could develop fully to 6 or 8 lanes on Wol f e Road , but if we cut back of f ice use , 6 lanes caould suf f ice . He said they did not intend to develop at a rate that would cause serious problems for Vallco Park or tenants in Vallco. He said Comm. Gatto had suggested if on this General Plan we zone all Vallco Park for certain � MINUTES OF THE JUNE 20, 1973 ADJOURNED PLANNING COMMISSION MEETING PC-109 Page 17 land uses, this would be on. some sort of n�etering system whereby any development in undeveloped par.ts of Vallco, regardless of designation on land use map, woul.d not be permitted unl_ess they could justify sufficient capacity on street to handle tra£fic ?oad. Mr_. Ward felt this was fair and they could live with it. He then passed out a sheet on taxes which compared per acre from the last tax roll various uses within Vallco Park, Vallco Village, Hewlett- Packard, some industrial and hotel. These figures showed there were 30 times as much revenue from us�s in Vallco as fram single- family residential. Mr. Ward also said where the economic consultants have shown several r.�sidential areas as substitutes for some of the other areas in Vallco Park, in p�a,riani.1al1, these are not likely to be used for single family residential because of problems related to getting child:en to school and environmental factors. Comm. Nellis asked about traffic report on hotel assumption of 422 rooms and the restaurant capacity of 530 seats; did the traffic report include future desire to expand hotel to 800 or 900 rooms. Mr. Ward said it did not. P4r. Joe Burkhart, 24301 Southland Place, Hayward, of Bayshore Properties, noted the commission had a very diff icult decision to make which had been forced upon them by t���o elements. Requiremant.s of law for General Plan and the fact that Cupertino seems to be the one logical place for regional retail development. Here was an opportunity to incorgorate within the confines of the city a commercial project of regional character which would bring benefits to the city, and also burdens and pressures. In speaking of traffic, Mr. Burkhart said he took issue that ttie traffic is the same regardless of where the shopping center was put. He didn't want to belabor details, but would like to make one point. A great deal of how traffic congestion was relieved depended on the State Highway Department and they had been assure� that if the � Planning Commission or City Council wanted to get direct information ^ from State Highway Department on this subject to confirm what ha� been said about early improvement of Highway 9-Free�aay 280 inter- change and Torre Avenue overpass, upon invita.tion by the city, two or three of the State Highway Commission or their staff were prepared to meet with them at public meeting to make their decision on this matter clear. As to the other elE.merit of nodes of activities, Mr. Burkhart said just to discuss in terms of ir.tensity is not sufficient. Agree with same of the other speakers th�t the character of tt�.e node is v�ry important. And to. superimpose one use upon another which is not necessarily compatible is to ignore the premise that a regional � , PC-l0y MINUTES OF THE JUNE 20, 1973 ADJOURNED PLANNING COMMiSSION MEETING Page 18 � shopping center Uelongs where there is reasonable amount of traffic. The Mariani site is at a junction of roadways �hat carries regiorial traffic which i.s why they selected the site. They are in a fortunate position in that they don't own any land; are developers of shoppir_g center.s only� and they o�,m shopping centers, operate them and live with tliem. They know the problems and believe they know how to take care of them. They have brought forth many innovations and instilled in the industry a sense of quality and awareness of need to identify with community and bring to the community a development that will not prove to be a problem. The Iand planning that goes into plan besides traffic input, when you look at nodes must therefore include compatability of land uses wirhin a given node and . it was their experience, along with the department stores who have joined ; with them in this investigation of various sites in this trade area, that certain uses ar� not compatible, particularly industrial and a regional shopping use. Not only 'because of traffic, but because of security, parking problems, etc. Mr. Burkhart said Iiighway 9 is established as major artery and carries a great deal of traffic. The commission should look at Highway 9 not necessarily as something that will receive more traffic because of the shopping center, but as a place where the center should be because the traff ic is already there, and is traff ic of regional character which will allow for a successful regional facility. Mr. Burkhart said tHe initial decision is whether the city wants to have a regional center within its confines. If the balance is wanted, there are other things rhat must be accepted. Also look at who is going to build the center, what the track record of the devPloper is and the awareness he expressas of.the needs uf the community. Bayshore Properties are established in the Bay i�rea and have developed regional centers that express and demanstrate their attitude. He also quoted from the article in U. S. News and tdorld Report referred to by Ms. Anger. For the last 3 years they have recognized the importance of Cu�ertino as site of regional center and have investigated other sites, including Vallco Park. Department stores have gone through the same process and have made the same decision. There is a need for a snopping center and it should be at the Mariani site because all the el.ements that Point to that site as the site which can serve the community and region successfully are valid. Comm. �J'Keef e addressed Mr . Burkhart , saying ;�Iariani center would be adjacent to one of the oldest junior high schools in the area. This school serves Garden Gate. area which is a residential r�eighborhood. He asked if it would be possible to create a center which preserved the character of boundari�s just mentioned and at the same time allow access to that community that sends students to the junior high school? Mr. Burlchart said he was completely aware of the problem and in order to find the proper solution that would be acceptable to people affected by it, they had tried to com?nun�cate witil schools and in meetings have met with the peopie to become aware of their problems and work out a solution with them. Mr. Eurkhart said they were convinced that alignment of Torre Avenue , MINUTES OF THE JUNE 20, 1973 AD30URNED PLANNING COMMISSIOI� MEETING PC-lU9 Page 19 which was earlier fixed t�y city in preparation of assessment district proceedings and which would have taken part of school pr�perty could be moved so that�it would be possible to install Torre Avenue without taking any portior. of the school land. The next problem is to screen the school and the other residential areas surrounding it from noise and visual impact from the street, and to create some sort of barrier. Mr. Burkhart said perhaps undergrounding was solution, although he personally believe�i that it would bring more problems with it, but he believed a practical sol�stion of barriers, planting and berms could be incorporated to satisfy these requirements. Bef.or they could start developing, they would have to submit to Plannirg Ccmmission and the city would state the adverse effects of Torre Avenue on surrounding area and also would state the mitigating measures that the city in its ju�gment felt must be employecl to overcome these negative impacts. The developer could only then proceed if those impacts were employed. In this case, Mr. Burkhart said he felt Torre Avenue was the road which primarily served the � shopping center and so would be their obligation to assume the responsibility to undertake mitigating measures. Mr. Burkhart said the third problem was o£ moving school children across Highway 9 and into those areas serving west of Highway 9. Only partial solution has been found by incorporating a design of � depressed road and overpass bringing people into park area on east _ side about halfway bet�veen Highway 9 and Stevens Creek Boulevar.d � . and from there some kind ot wallcways o� connections which could be incorporated into design. Cannot answer any mor� specifically but are aware of the problem and will f ind a proper solution. Comm. 0'Keefe again referred to stretch of road with residential on each side and the noise which would be generated on these resider.ts. ' He referred to example given of depressed highway in Montreal which had not been successful. Mr. Burkhart noted noise is primarily a product of speed rather than volume and this would not be a high speed road. Would be primarily an access road to Mariani Mall providing the two frontages a regional center needs and would become local connector betceeen Homestead Road and Stevens Creek Boulevard , without using Highway 9. The design of the road would require speed be reduced. Comm. 0'Keefe said he was thinking of use of the road after Mariani Mall. closes when it would assume different use and become a groblem to residents in the area. Undergrounding would assure committee of proper solution. Comm. Gatto referred to an article on centers relative to feasibilitv of center with less than 4 stores in terms of functioning as regional center, ability to absor.b capital improvement cost and also ability for reducing development to provide level �f service to the community PC-109 MINUrES OF THE JUNE 20, 1973 ADJOURNED PLANNING COM�IISSION MEETING Page 20 Mr. Burkhart said there are six department stores seeking to enter this market area. If you bring a regional center in with iess than 4 stores you wi11 foster another center nearby. Success of both ceiiters would then be impaired. Might be able to reduce size of stores, but only to a limited extent. Large volume of business must be generated to pay for substantial road improvements and other amenities. If square footage were reduced to a large extent, then they would have to look elsewhere because then they �aould have to compromise their o�vn principles and concepts. Mr. Martin Blackman, president of Barton Aschman Associates, Traffic , consultants for Mariani MaZl, said he would have to disagree with Mr. , Arnold relative to statemeiit that traffic impact would be even, or relatively even. The facts are that the Mariani site, given the improvements that are witliin their ability to provide, independent of any State action (Torre Avenue, Highway 9 improvement and Forest A��enue on south side) they can provide and deliver traffic pattern that can function the minute the center is opened, providing level of s�rvice at the 8 critical intersections with 7 operating at "c" or better; one at "d". Opposing that situation, in Vallco Park, quoting from DeLeuw Cather report of May 24, in addition to present Sears, "assuming enly shopping center, hotel of 422 rooms and restaurant of 532 seats, existing Hewlett-Packard and their proposed expansion, this level of development produces a situation caith 5 0£ 9�_ntersections operating at "d" or "e" level of service". No reierence tu what this impact will be, given growth of traffic which we know is going to take place or additional development in the area. We know St�vens Creelc Boulevard will increase by approximately :0% by 1975, and Ho:nestead Road will probably double. Can't buy concept that situation is comparable wher. we have a situation where if we opened , tomorroca, given the improvements that are at hand and can be provided, we would have a level of service that is quite efficient. � Another point of DeLeuca Cather report, according to Mr. Blackman, was that of the total generations on highways at peak hours which resulted in "d" and "e" levels, the major element was the regional shopping � center which contributed 5,000 trips during peak hour. The other two developmen�s, the completely expanded Hewlett-Packarcl situation generated 280 trips and the hotel and restaurant contributed 65 and 60 trips. According to this, Vallco could �fford to put in 19 more Hewlett-Packards be�ore approaching concentration of traffic impact of shopping center. Chairman ButherLuth noted the traffic situation had been well covered and the commission would have to go with the city's traffic consultant. r1r. Paul Marianz said he would spealc tom�orro�o evening since the hour was so late. tlfter a discussion among the commission memhers as to next process, Comm. Nellis said she felt the commission had r.ot realiy addressed themselves to center versus no center and felt there should be discussion on this issue. MINUTES OF T�lE JUNE 20 , 1973 ADJOURN�D PLANNING COI�11�1ISSION MEETING YC-109 Page ?.1 Mr. Arnold commented it was hard to cliscuss question of regional versus no regi_onal �aithout location; very close to simultaneous decision. Comm. Nel]_is said she had had so:ne serious questions about why she was sitting here. Since �1pr. il , the Planning Com.mission had had 2U meetings when it should have nad 5. 'I'he corunissioners received no compensation; this tiTas their time. being donated to the city. She addressed herself f.irst to regional center versus no regienal center. C1nly positit�e thing is the one tnillion dollars. . ilegaf.:ives are volume oi traffic, anu air and noise pollution, She . asked how ttiis could be measured an.d impact on community assessed. In answer r_o Chairman Buthenuth, Mr. Grigg said there are approxi- mately 34,000 cars a day on Highway 9, giving Comm, Nelli.s some f.:igure to re]_ate to the 33,Od0 cars expected on a Saturday at a regional center. � Comm. Nelli.s then quoted from an article from the k'311 Street Journal on Environmental Impact regulations. Mr. Sisk then said these regulations had nat been adopted and were a coupl_e. of.. years away. The only local reference is priniarily service stations at tl:is point. rurther discussion was held regardi.ng ir,clusion of Fnvironmental Impact in the General Plan. Comm. Nellis th�n added her ttiird consi.deration which �vas that the � cammunity cannot work in isolation and should be cognizant of what � it means to conununiti�s around. She mentioned W�stgate, Va11ey Fair and Sunnyvale Plaza all fall within �ahat is called the market area and would appear to her to point to a transrerence of income. She noted a regiona.l shopping center in this area would also draw from San Antonio center in Mountain View and Stanford in Palo Alto. Comm. Adams sai.d the positive woul.d be convenience of regional shopping center to residents of Cupertino, revenue £or city which ' was not to be taken lightly. If there is no center, shcppers will r coLztinue to going to Valley Fair or Stanf.ora and traffic would be generated in that sense. The negative pcints Comm. Adams spoke to were air and noise pollution. He comr�.ented noise f_rom the freec would be greater than noise that woul_d be heard from either si.te. With increased *_raffic, there i_s i�icreased polluti.or�. Impact of cer�t�r will he very small in relation to ai_r pollution co�npared to the rest of the air pa]_lution arouud the city. No way of ineasuri.ng, Facts aren`t available. FC-109 r1INUTES OF THE JUi1E 20, 1973 ADJOURN�D PLANNING CO�iISSIOh MEETING Page 22 �Ir. Arnold said he understood the EIR are measuring differences in air pollution, part:icularly at intersections with stops and starts. How it would be interpreted is the problem. Chairman BUt'i10I1L1�:11 said that in looking at 3SSll1(1'(��lOI1S it was clear we wil_1 have a traffic problem even �ai�h no center; there will not be that much more traffic on streets expect for the streets riglit in front of the center. Chairman Buthenuth and Comm. Nellis discussed what was meant by peak hour and volume traf f i_c . rir . Viskovich `�ai_d the pea'; hour traf f ic did include the volume. Mr. Arnold said if Comm. Nellis was raising the point that there is a possibility that additional measur�s, descriptions, etc, of traffic were necessary, then more information was needed. There �oer�� various ways to express this impact and this was the way they chose to use. Chairman Buthenuth then went back to fiscal basis for regioilal shopping ccnt�r. He mentioned the city has p.lans for core area; several other areas that have parks and open space eJ_ernents. Overall is quite expensi.ve. Some place the city will need funds to pay for chese and he doesn�t feel it is fai.r to place all these costs on bond issues or property taxes. City must have funds, money they can use. How else will they implement the open space or buy r.ew open space? [ahether we opt for money or not, cae must live with same negative impacts. Comm. 0'Keefe summarized his thinkin, by listing positives as millior� dollars tl�at wi1.l allaw amenities bought, factor of convenience and would bring some of the best planners and architects to give us something truly � unique. He spolce of diversity and transition. He didn't thinlc a well planned, we11 designed izinovative approach could be lr�oked upon as a liability becaLSe of the revenue which would allo�a us tc buy the thin�s we want and prPserve our nei�hborhood. Traffic cituation in community is given, wi11 increase and Comm, O�Keefe didn't know how it would be controll.ed except by good planning. The negatives wer� noise �nd air pollution whic}2 would have to be addressed through design. Comm. 0'Keefe said what was wanted was stability. If they could buil� regional center to pro��ide amenities and provicie a stable community through the cooperation o� private sector and good planning, then they would have provided their co�rantmity with somethi_ng ot �reat value. Conun . 0`Keef e said he spo�ce in f avor o:E a r. egional center . He stressed thaC the center should be somethin� tl i.s different and urzic�ue. On some negatives that hadn't beer_ brought aut, he quoted from "Fortune" magazine. But he felt the positives would outweigh the �L�ati.ves. Comm. Gatto said he would like to back up atld speak zrom planning standpoint starting to settl� various needs of a communit�� in terms af comsnercial sector: Neighbor.hood services, county-�aide services and regional sPrvices. 3 types of consnercial essential to tlie city. If one were to look at regional � hasis, hire economists and market analysts, rhey would certainly agr�e the marlcet is prirne in thi.:area Cor regional shopping center which �aould cover n MINUTES OF' THE JUNE 20, 1973 AD.iUURI�ED PLANNING CUNIMISSION MEETII�G PC-109 Page 23 fsasibility. What about desirabi_lity? SoMe of these are very stibjective. Get do��m to gut react:�on of whole thirg. Analyzing :he pluses and minuse.s , if you can say no ��ai th any degree or certainty to any one of ehe things, that woul.d immediately cancel aut all the other pluses. Traffic which h�.s been exposec� the most, comparing char.ts of traffic generated by regional center, except for bit of street directly associated u�i_r_h center , i�alkin� ab�ut 1./2 or ful.l. lan.e improvement aver �aould be tnere under assum;�tion of no center. Nut enough to say nc. Economy. Cer.tainly the million dollars is valuable ad�unct to city. The only thing to be wary of is by the time you are develop- ing all property to �cquir.e this million, tb.ere would be nothing left to buy in the way of amenities, Social aspect of regional shopping center rertainly provides acti�ity areas for diverse backgrounds, desires, whatever the person might expect to find there. Regional centers are speaking more and more to functions that are beyond commQrcial functions of shopping centers, such as coMmuni.ty acti.�TitieS, recreatior.al. activitizs, etc. If there is just so rauch x•ecrea�ionul �sse a city can absorb or service, c��ould it �aould be better in regioaal Gl�opping center or in town center? Some trade-offs. Gro:vth influence is part and parcel of character of city. ��1t�en a regional cencer_ is introduced into a community it is not an isolated event. There is certainly enough precedent to indicate a center tha has vacant land adjacent to it wi]_1 borro�a from the regior.al center and tend �o expand rhe impact of shopping center. Influence that is generated. Whdt it means to the city depends on nature and type of center being talkzd about. Nlarket studies show the city can support S stores in shopping center. Is tiiis in fact the type of cen�er �ae 4�ant to have? This type of develepment which xs a rather large, intense type of development. Comrt. Gatto continu� by saying he felt it was importar�t to consider whether it could be � absorbed in�.o th2 city �aithout creating any campletely ne.gative " impact. The regional center shou]_d be part of the planning a�proach for the city. Conun. 0'Keefe commented an a significant factor. Unlike other shopping centers, we have two families interested in a regional center who have been i_dentified caith the carununity for a good number of years and who F�anr ro add somethinS to our cor.MUnity. i�r. Leonard and Mr. Mariani - their cantributions cannot be over- looked. PC-109 TIINUTE5 OF THE JUNE 20, 1973 :1DJOL'R�1:D PLA:�INING C�i��fISSION i�fI:ETING Page 24 Chairman Buthenuth then asked if an}one had a CI@�lil�t� no. If not, he woul.d entertain a mor_ion. Comm. 0'heefe moved that the co::unissio,i discard ttie alternative which escluded a re;ional center for the cit}'. Seconded by Corsi. Gatto. AYES: Co:r�n. Adams, Gatto, Nellis, 0'Keefe and Chairr�n Iiuthenuth NOLS: None . . � �fotion carried, 5-0 The meeting then adjourned at 1:10 a.m. on motion by Cor,�a. 0'Keefe, , seconded by Com_m. Gatto , to r.�eet on Thu2 sday evening at 7:30 p.m. riotion carried, 5-0 • APPROVID : /s/ John W But Chairman ~ ATTEST: ; /s/ Wm. E. Ryder - City Clerk _� r � .. MINUTES OF THE JUNE 20, 1973 ADJOURNED PLANNING CO�L`iISSION :�ETING PC-109 , Page 25 EXHIBITS . Summary of Traffic 1980 - 1995 with Alternative Assumption Set ��3 _ Evaluation of Land Use Alternatives Core Area � � Maps ;� � Regional Shopping Center Mariani Regional Shopping Center Vallco No Regional Shopping Center 5 Traffic Summary Maps Regional Shopping Center Vallco 1973-1980 Regional Shopping Center Mariani 1973-19$0 Regional Shopping Center Vallco 1980-1995 Regional Shopping Center Mariani 1980-1995 Existing 1973 Traffic 4 Charts � No Regional Shopping Center Assumption Assuinption Set 4�1 - Assumption Set ��2 '. . Assumption Set ��3 - 3 Charts ` (1) Question of Evaluating Alternative Land Uses in �Iariani and Vallco Park Areas- � (2) Question of Comparison of Alternative..Sites for Regional Shopping Center (3) Questions on Character of City