PC 08-17-04
APPROVED MINUTES
CUPERTINO PLANNING COMMISSION
Special Meeting
Tuesday, August 17,2004
C f
CUPEIQ1NO
CALL TO ORDER
At 4:30 p.m. Mayor James called the meeting to order in the Blackberry Fann Retreat Center, 21975
San Fernando Avenue, Cupertino.
ROLL CALL
City Council members present: Mayor Sandra James, Vice-Mayor Patrick Kwok, and Council
members Richard Lowenthal, Dolly Sandoval, and Kris Wang. Council members absent: none.
Planning Commission members present: Chairperson Taghi Saadati, Vice-Chair Gilbert Wong (4:35
p.m.), and Commissioners Angela Chen (4:44 p.m.) and Marty Miller. Planning Commissioners
absent: Lisa Giefer.
Staff present: City Manager David Knapp, City Attorney Charles Kilian, Community Development
Director Steve Piasecki, Senior Planner Peter Gilli, and City Clerk Kimberly Smith.
STUDY SESSION
2.
Joint study session (City Council and Planning Commission) to review a development
proposal from Toll Brothers in the Va11co Park planning area for 565 residential units and
approximately 50,000-80,000 sq. ft. of retail space on 27 acres.
Planning Director Steve Piasecki did a brief orientation and said that this is a development
concept provided for early feedback from the Council members before the applicant submits
formal documentation. He said that any residential development on this site would trigger a
General Plan amendment, and that consideration should be given to land use issues, such as
activation of Stevens Creek Boulevard, viability of the commercial market square, and the
feasibility of a commercial "big box" use; parks and open space, including common open
space and a public park; and traffic, parking and circulation issues.
Jim Meeks, Toll Brothers, reviewed a series of PowerPoint slides and explained their plans to
create a useful park that would be a resource to the community as well as creating a
commercial area that would become a destination retail shopping area.
Dan Solomon, a consultant specializing in infill projects, explained that they propose 7 acres
of housing and 17 acres of mixed-use, with retail uses concentrated in a compact way to
August 17,2004
Cupertino City Council
Page 2
activate Stevens Creek Boulevard, as well as relating to the "rose bowl" site and creating a
new residential boulevard.
Jack Sellman, Architects Orange, discussed various alternatives for the market square, which
could include 50,000-70,000 square foot of retail, including two to three major high-end
tenants, and some additional food and non-food uses. It would emphasize a strong street
presence on Stevens Creek Boulevard and create many walkab1e connections, especially to
Val1co.
Dan Solomon discussed the proposed housing types, including two-fronted units that face
both open space and street frontage, a townhouse over a flat on Stevens Creek Boulevard, and
some denser, stacked units.
Discussion followed regarding the pros and cons of placing a "big box" retailer in this
location, and what physical changes would be necessary to the existing road to make that
feasible. Meeks said that it would be better to do two medium-size stores of 25,000 square
feet each.
Randal Mackley, consultant, said that Cupertino has a number of issues, one of which is a
lack of fine dining component. He said the proposed concept has a good chance of success
and is very flexible, and has buildings of a size that are easy to fill if a tenant leaves. He said
the community has tremendous wealth here, and the city should take advantage of that by
providing more restaurants.
Discussion followed regarding the appropriate amount of retail and parks, the pros and cons of
"big box" retailers as opposed to more "mid-size" retailers; the importance of linking this
development with others, and the feasibility of creating a "Santana-Row" feel and creating
revenue-generating opportunities in what is Cupertino's last large undeveloped area.
Jim Meeks summarized the comments made by the City Council and the Planning
Commissioners, which included: Less residential; the location of parks is in question, and the
applicant should build more than the minimum require parks; connectivity to other retail sites
is important; applicant should work with other retailers; more retail is important, suggested
range is 80,000 to 120,000 square feet; skate park is requested; appropriate density is 45
dwelling units per acre maximum; and three stories are acceptable, but there is resistance to
four stories.
ADJOURNMENT
At 6:25 p.m., the meeting was adjourned.
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