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PC 06-27-73 . . CITY OF CUPERTINO, STATE OF CALIFORNIA PC-112 10300 Torze Avenue, Cupertino, Ca1i.�ornia Page 1 Telephone: 252--4505 - MINUTES OF THE ADJOURNED REGULAR MEETING Ok' THE PLANNING COMMISSIO HELD ON JUNE 27, 1973, IN THE COUNCIL CHAMBER, CITY F�ALL CUPERTINO, CALIFORNIA SALUTE TO THE FLAG Vice-Chairman 0'Keefe called the meeting to order at 7:48 P.M. wit the Salute to the Flag. ROLL CALL Comm. present: Adams, Gatto, Nellis, Vice-Chairman 0'Keefe Chairman Buthenuth (10:10 P.M.) � Comm. absent: None Staff present: Director of Planning and Development Sisk Assistant City Attorney 1'erry Associate Planner Cowan Traffic Engineer �'rigg Economic Corisultants present: Arnold, Levy PUBLIC HEARING 1. CITY OF CUPERTINO: Public Hearing to consider 1973 ComprPhensive General Plan. - Mr. Levy suggested the Ccc�aission begin by discussing and deciding upon the remainder of Vallco Park uses, and alternative uses for Mariani property and the core area. . ' Comm. Adams felt they should first determine how much acreage should be considered for commercial because rhis factor should be woven into the decision on the Mariani property and the property west of Saratoga-Sunnyvale Road. Comm. Gatto wanted to start with the "overall puzz].e" and then work with it and fit the pieces into the puzzle, Mr. Levy said it is important to consider the criteria for allotain any more high density use in the City of Cupertino. The Commissio will have to decide why "here" and not any place else, as each property is co:�sidered. PC-112 MINUTES OF THE JUNE 27, 1973 ADJOURNED PLANNING COMt�ISSION MEETING Page 2 The Traffic Engineer answered Comm. Gatto that the existing plan line for Saratoga-Sunnyvale Road shows 8 lanes, within the City's right-of- way. At the present tiMe, most of that roadway between Stevens Creek Blvd. and Highway 280 is 50'. At the present time, we do not have sufficient right-of-way for 6 lanes on Saratoga-Sunnyvale Road. Mr. Levy answered Comm. Nellis that if another 70 acres there were developed commercial we would need an additional three lanes along Saratoga-Sunnyvale Road. Comm. Adams asked what the difference in traffic generation would be r between the various possible uses. The Traffic Engineer said residential at 4 dwelling units per acre generates three one-way trips per acre; residential at 16 dwelling units per ac.re generates 11 one-way trips per acre; industrial generaCes 25 one-way trips per acre; regional shopping center generates 4Q one-way trips per acre; and office with parking structure generates 100 one-way trips per acre. Comm. Nellis asked what the market is for professional office space in this area. Mr. Arnold said there i� a high vacancy at the present time, but he could not at this time project a long-range need. Vice-Chairman 0'Keefe asked for comments from the audience. Attorney Harry W, Falk, Los Altos, submitted a letter dated June 26, 1973, addressed to the Plannir.g Commission; regarding Falk-Barnhart Property, West Side of Highway ��9, Assessor's Parcel Nos. 326-10-025, 026, 029. Comm. Gatto asked the staf.f to what extent of this man's property does the use permit apply. The Planning Director said it applied to Valley Green Drive. Mr. Falk read his letter into the record. He said it was his understanding that the use permit extended over Che entire property. The Planning� Director showed the exl�ibit attached to the use permit, which indica�ed the use permit only pertained to that portion that has been developed. The Assistant City Attorney answered Comm. Gatto that this situation does not fall within the category of vested rights. Mr. �alk noted that they gave 1.5 acres of land and spent about $200,000 on � improvements. It is his feeling that they are proceeding as rapidly as possible on the developmenC. They have working drawings approved by the City and have building permits for the restaurant. Then the moraturium hit. M:LNUTES OF THE .�UNE 27, 1973 ADJOURNED FLANNING COMMISSION MEETING PC-112 Page 3 Comm. Nellis asked the Planning Director his opinion on w�ether this i� Planned Development with cQmrnercial intent or General Commercial. After some discussion, it was brought out that wilat is not yet constructed are the restaurant and the motel. Approval date is June 24, 1968. The City Attorney was asked what commitment on the part of the Cit is constituted by the fact that the gentic:man h«s donated Z.5 acre for the roadway and has constructed the road. The Assistant City Attorney stated that you have to look at the development of the roadway and look at th,e position of the City at thaC time. It mus be considered whether that requirement is unique in that it couZd not be used for any other purpose. Does this roadway campletely � destr.oy the possibility of alternate uses? He added that there ar no guarantees that propert� retain the same zoning. You are taking a chance, just as you would with the stock market. Perhaps the original zoning was inappropriate. Attorney Falk felt that the question of commitment on the part of the City should include the fact that the o�wner has donated some • pr�nerty to the City, and that because o£ the request of the City he has huilt a very expensive building. In response to the question of rahether a street ulti.mately would have been required in this particular quadrant, thQ Planning Directar said that the I�odrigues property no lon�er had access to Freeway 280, and this is one reason they were talking abaut a raad. It would be a valid assumpticn that this street would have been required in any case. Comm. Nellis asked the staff why this property bore the total brun of the e�uen�P of Lhe xoaaw�.y . The Traff i � Fn�ir_�er. said that °� „ part o�` r rc�a�t��:�y �� anly 75/o c�nstrucCed. Wtien L"t�e cther property owner comes in with dEVelopment plans they will have to put in the balance. Mr. Falk said he was required to underground the utilities and put in the fire hydrant system on both s:tdes. , The City was not prepared to conLribute. Mr. Jim LeDeit said he wanted to clarify one pcint as to that street. He said Mr. & Mrs. Rodr�,�ues. have fully cooperated wa.th that street and with the City. They donated 1/3 acre so that the street could go in. They woul.d cooperate wi.th the Ci.ty in ordex that the PD could go in. He noted that all commercial does not generate the same amount of traffic. A regional furniture store would generate very little traffic. Vice-Chairman 0'Keefe analogized that consa.dering di.��exent con- cepts of commerci.al square footage is like measura.ng jellyfish with rubber bands; you have to see the specific plans. PC-112 MINUTES OF THE JU�E 27, 1973 ADJOURNED PLANNING COr�IISSION MEETING Page 4 Mr. Robert Whittet, 19991 Braemar Drzve, Saratoga, Vice-President ot Newman Properties, explained their town center plan. The buildings are broken up with vistas, landscaping, patios, etc. Ttiey plan to create a 500,000 sq. ft. village-type town center. There is a void of_ the Neiman-Marcus type shopping. He believes his concept would be appro- priate in either. location. They are talking about high fashion-type stores for the 80,000 to 100,000 sq. ft. buildings. In addition, they are planning specialty shops, theaters -- an "Old Town" type development. He is not convi.�ced that Cupertino wants or needs the type of csnter offered by either Vallco Park or Mariani Mall. He requested the City leave the Town Center's 47.5 acres intact_. Mr. Whittet answered that aC the present time, they have options on the Torre and Chuk properties and they ar� negotiating with Cali. They are � ��s: talking with Northern California Savings and Loan. ! Mr. Whittet explained that the cars in the parking lot will be shielded by a 30' to 70' wide perimeter berm. He believes his proposal is much more appropriate for this type community than the regional shopping center. He would like to see this development go in, whether or n ot the regional shopping center goes in. Mr. Whittet answered Comm. Adams that it wauld take about four years to develop this type center. He thinks this type center is supportable in this conununity at this time. He.said his proposal is similar to the best of Stanford Plaza and the PruneYard. At the present time, this type shopping choice to the West �'alley resident is very limited. Cotnm. Gatto asked, in light of the traffic concern at Sarato�a-Sunnyvale Road and Stevens Creek Blvd. intersection, if they could achieve their goal if they were allowed to develop half the center. Mr. 0'Donald, representirg the Cali interests, said they are working with Newman Properties on McClellan Square. They are in very serious discussions with them now. If the Town Center properties ara to be developed, it will be done all at once. It is difficult to get the property owners together. He said they are advocating that type develop- ment, a�though not nearly that large. He said you have to get down to about 35 acres to achieve what he wants for the Town Centez. It would appear to Mr. 0'Donald that if the General Plan were adopted with that property residential, it will sit there for a long time and then somebody will come in and ask ta have it reconsidered. He asked far some cansideration sa the Cali property can be developed. Vice-Chairman �'Keefe noCed that the Commiss�on has to consider the entire community, particularly w�iexe the tra��ic is concerned. � Mr. 0'Donald said he does not like strip commercial, per se, but he quzstioned the wisdom u� putting residential, with living human beings, on the Calt property at Stevens Creek Blvd.and Wol�e Road, across frnm the financial center. MIIIUTES OF ZHE JUNE 27, 1973 ADJOURNED PLANNING COMMISSION MEETING PC-112 � Page 5 A recess was called at 9:32 P.M. The meet.ing reconvened at 9:58. Messrs. Arnold and Levy gave a summation of other commerciai uses in the core area and the actual amount of acreage that will be involved, other than the regional shopping center. Mr. Arnold said that in talking about strip commercial, every piec could eventu.ally be filled in. There was the new piece of infor- mation brought in, that you could have fzeeway oriented co�mercial activity such as motels, furniture stores, etc. His analysis centered on the thinking that if Cu�ertino wants to go al� agglo- merate - they should survey community centers, which they did. At a work session with Stu Clark it was determined that a regional • shopping center would be in balance now. '2hey worked with a popula�ion fzgure oL 45,000 people. They came up with the figure o� SOO,U00 sq. ft. buildin� �or retail sales, or 50 acres includi g parking, etc. He does not think this area could support more than SOO,�OG sq. ft. He suggested priorities be set, and to stop any thoughts of fragmenting. Thought must be given to tiThether or not we can prohibit development in one center until another ia implemented. � � Mr. Levy said consideration must be given as to whether h3gh intensity uses could go in the Saratoga-Sunnyvale Road area. Also with cornmercial.west o� Highway 9 and south of Freeway 230, would the uses conflict witr those in the regional center.. Chairman Buthenuth arrived at the meeting at this point. A recap of the proceedings of the meeting thus far was g�ven. The core area includes that property fallzng between Stevens Creek Blvd.from Wolfe Road tc� Stellir.g Road, and Saratoga-Sunnyval n n n �+' �-" rt�:i t+ � i _ 1. i.��u �_, "� -��:�r.a�V Gou i:U �u�s:�.�uey [�vexiuG. tr:e ra�-� �ito���±.i:y t��.5 put in street improvemt:_t:� in 1968-b9 with the idea tha* the land was zoned conunercial and they now want to develop ccmmercial. If the City determines the zoning should be changed, the owner will seek some compensation. The Town Center �,ras also discussed (see � page 4 of these minutes). Comm. Adams wa.nted to take the consultants' recommendations that approximaCely SO acres continue to have commerciai zoning Co provide a b�lanced community, and he would be in favor of such a r.ecommendati.on to the City Council. Comm. Nellis wanted to tie in the 500,OOQ sq. ft. o� building to the approximate 50 acres. She said that if we are tr.uly committed to agglomeration, it does not appear that we could support more than 50 acres o� commerciaZ. 'C-112 MINUTES OF THE JUNE 27, 1973 ADJOURNED PLANNIIIG COMMISSION riEETING 'age 6 Chairman Buthenuth said he agrees with agglomerate over strip commercial. He thinks the Planiling Commission should look into how to treat the partially developed conunercial on Stevens Creek Blvd., east of Highway 9 to Vista Dxive. Comm. Gatto`s definition of "agglonierated": A consolidation of varied functions under single, planned development. Comm. Gatto thinks agglomeration is appropriate `or the City, but it might be too exclusive. There might be functions that mi�ht be � appropriate for the City tha�: miglit not fit into an agglomeration. Chairman Buthenuth agreed that a.long with agglomeration Chere should be some provision for some strip commercial. Comm. Nellis suggested there coul.d be da.fferent types of agg?omerated commercial. Vice-Chairman 0'Keefe said there has to be an allowance for an assemb2age of separate parcel.s because there are some uses that don`t mix t�rith others. The question arose whether the core area cou.ld handle ttao "PruneYards". Comm. Gatto felt tha� pertiaps it could handle one today and one maybe 20 years from �oday. He t,tould like to incorporate ilexibility Co all.ow for this. He suggested the 500,000 sq. ft, figure be raised co 700,000 and �his amount of aVgl.omerate� area be broken into three areas;. do it in steps. Vice-Ch�.irman 0'Keefe was concerned that the property owners might then be required to hold treir land longer than tliey intended before 3evelopment. . Comm. Gatto proposed we have t�ro "PruneYards" and one commercial park type center. Mr. Arnold suggested they set a"PruneYard" and a commercial park area and investigate thoroughly whether we ne2d another "PruneYard". Comm. Nellis said she taas having Crouble visualizing two "PruneXards". Chairnian �uthenuth was not sure that we have to include heavy types of uses wi.thin the City. He was not even sure that the City can support one "PruneYard". The staff was requesLed to come up with a defxnirion of "Sub-Kegional Center". Chairman Buthenuth asked the Commission if we want any and all types of uses within the City. Comm. Gatto said if �we limit the development to a shopping center and one other use we would be providing a place for commercial. to occur that would be beneficial to the City. A determination of wha� level of residential can be put on those properties must also be made. r • M�NUTES OF THE JUNE 27, 1973 AL�JOURNEU PLANNING COMMISSION MEETING PC-112 Page 7 S�veral thoughts were thrown out: Comm. Gatto said we need a de£inition of "other comm?xciaZ". .Coirun. Adams believes 500,000 sq. ft. for the 'rown Center property is toa high. Chairman Buthenuth asked what provisions tor parkin� are needed for the 500,000 sq. ft. (or 50 acres). Comm. Nellis commented that �Iie problem with . over 500,000 sq. ft. would be traffic and the fact that we wuuld • get beyond the low-medium intensity use. She was look�_ng for entertainment services and other services not yet offered in Cupertino. Moved by Comm. Adams, seconded by Vice-Chairman 0'Keefe to recom- ' mend that the General Plan reflect aggio�nerated type of com� mercial areas i_n the core area to permit appro�iin�tely 500,OQ0 sq. ft. toCal commerci_al f" �- space, to he distributed with the center of this distribution being the cro�sroads at Stevens Cr.eek Blvd. and Saratoga-SunnyvalF Road. Chaixman Buthenuth felt that 5�0,000 sq. £t. is not ri.ght. He felt that they.should_pick acreage to get a planned development. � Comm. Iv'ellis fe].t that it was imnortant to tie acreage to intensit of development. , Comm. Gatto wanted to delete the allocation in the above motion. That �uotian was abandoned and a new one made. Moved by Comm. Adams, seconded by Comm. Ga�to to recomrnend our. Agglomerated General Plan re�lect a quality of commercial development in an cummercial agglomerated arrangement of approximately 500,000 sq. �t., or 500,000 sq. ft 50 acres. , y or 50 acres AYE�: ��:..�:. A�1�.ms, Gai:LO, i�7e11is, O�Keefe NOES: Chairman �uthenuth � � Motion carried, 4-1 The Commission indicated rhey were reaciy Lo•speak to the sPecif�.c areas at this tim�. Cemm. Adams felt that ?.50,000 sq. ft. should � be located on the community center s�tie that the Conunission has talked abouY. £or the past several k�eeks -- southeast corner of Higliway 9. He tzad no second choice at this time; it would work itseli' up to the northc�est quadrant o£' Stevens Creek Blvd. and Hi.ghway 9. Comm. Gatto asked what he could �oresee xor the rest o� Highway 9 Gnd whether he could 3.nclude lumbF�r yards, nurseries, etc., for these areas. Comn7. Adams ar►swered in the negative. , PC-112 MINUTES OF THE JUNE 27, 1973 ADJOURNED PLANNING COMMISSION MEETING Page 8 Chairman Buthenuth agreed with the 250,OOQ sq. ft. to he included in the entire Town Center, together w�th residential. He said he would • also go along with commercial park property on the northwest quadrant of Highway 9 and Stevens Creek Blvd. • Mr. John Torre wanted it clari�zed that the Torre property was included in the Town Center plan, not just Cali property. He was reassured on this point. rir. Torre said they formed the 104 acres into a Town Center in 1962. They have been trying to sell this property for a long time because of the high taxes. They have been urged by the CiCy to get together, . which they are doing at this time. , Ms. Juanita McLaren, 2�101 Lindy I,ane, said that for 9 years she has � been deligently trying to put together this propertq. It was her belief s�� _..v 1"a uj� �C Vi=c +ti�?�';`.i:aiii.0 t0 C�lOOSe ��181r location .5�1� believes these important decisions should not he made ar_ one or two o'Clock in the morning when everybody is tired. Comm. Gatto said the Town Center includes those 52 acres, regardless of ownership. As to the market dictating schedules, absorption rates, etc., he said you could zone everything cammercial and see what you end up with. Ms. McLaren said she believes consideratiori should be given to *_hese anchor tenants. She does not believe you should strangle a community by resisting commercial. . Comm. Nellis noted the Planning Commission has made a decision on the size of ttie �commercial other than regional shopping cente�r. The problem ar_ hand is the location(s). Somew;�ere between 250,OOU and 350,000 sq. i't. in the '�o?sn Center would be the first choice, as a mix with residential use on the entire 52 acres. Going,directly to the norrh and *.�est of Highway 9, adjacent ta Crossroads Assessment ��1, would be an area to devote itself to uses other than those uses considered for the Town Center area. � Chairman Buthenuth agreed. On Highway 9, fram Stevens Creek Blvd. to wherP k'argo intersection�, there cr�tild be some uses foz a commercial park area. . Moved by Chairman BuChenuth, seconded by Comm. Adams that approximately 250,000 sq. ft. of ottler commercial be incorporated inro the Town Center comp.lex and the other designatecl conu�iercial would be in the area bounded by Stevens Creek Blvd., Highwa.y 9, Fargo Drive, and rhe existing residential to the clesr . AXES: Comm. Adams, Gatto, Nellis, 0'Kee�a, Chairman Buthenuth NOES:. None Motion car.ried, 5-0 p � MINUTES OF TH� JUNE 27 1973 f�DJOURIrED YL�1I�'NING CO:L'`fISSION MEETING PC-112 Page 9 ADJOURI�`� 1ENT � Moved by Com.m. ;velZis, seconded by Co�. GarCa to continue the Public Nearin�; on the 1973 Co�r�pxehensive General Plan to 7:30 P. ri ., Thursday, June 28, 1973. .`.eeting adjourned at 12:20 A.M, Motian carried, 5 -0 APPROVID : / s/ John W. Buthenuth Chairman ATTEST: , /s/ Wm. E. Ryder . City Clerk