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PC 02-26-64 10321 So. Hwy 9, Cupertino, California, 95014 252-4505 C I T Y 0 F CUP E R TIN 0 CO PErtTTN S:-è; A IXI<'öï¡ï,ïii\- MINUTES OF THE REGULAR MEETING OF THE PLANNING COMMISSION, 2/26/64 PLACE: TIME: Cupertino High School Auditorium 8:00 P.M. I SALUTE TO THE FLAG II ROLL CALL: MINUTES OF THE PREVIOUS MEETING: 2/10/64 Commissioners present: Rampy, Small, Snyder, Thomson, Fitzgerald Commissioners absent: Adamo, Frolich Comm. Small moved the minutes of February 10, 1964, be received and filed. Motion was seconded by Comm. Rampy. . Motion carried, 5-0 III COMMUNICATIONS: A. Written: 1. Agendas for the February 19th and March Lfth County Planning Commission meetlng;~. 2. List of recorded subdivisions for January. 3. Notice of tract number for the Moldaw property on Blaney. 4. Notice of a four lot sl<bdj,visioD off Lindy lane which will be coming up before the Plalming Commission. 5. Announcement of University of Cal:Lfornia extension courses offered for city planners. Comm. Small moved the written communications be received and filed. Corum. Snyder seconded the motion. Motion carried, 5-0 B. Verbal: 1. Mr. Raymond Mayhew, 10415 Westacres Drive, Cupertino, said that he was the president of the Westacres Homeowners' Association and they were concerned about the drainage and ground elevations on the tract of homes being built behind them. He wondered if re- taining walls weren't needed since there is such a difference between the elevations of the two tracts. The Assistant City Engineer felt the elevation problem would lessen since the dirt is how being stock-piled at the rear of the lots and would be spread out and/or removed later. -1- Comm. Snyder moved the City Staff review, this situation and report to the City Council since the Planning Commission has no jurisdiction over this. Motion was seconded by Comm. Small. Motion carried, 5-0 2. Mr. Loren Acker, 10510 Deodora Drive, Cupertino, wanted to know v¡hy the new used car lot on Stevens Creek Blvd was allowed to go into business without adhering to the landscaping policy set up by the City. Vice-Chairman Fitzgerald requested Mr. Acker attend tre next H-Control meeting and the minutes regarding that application will be reviewed. IV HEARINGS SCHEDULED: A. GEORGE YAMAOKA: Appl. 89-2-63 A-2:B-4 to R-3-H; on the south Blaney Avenue and Randy Lano. to rezone 7.85 acres from side of Lucille between Second Hearing. Comm. Thomson noted there was still the same mistake in the legend of the revised maps Mr. Yamaoka presented. The legend indicates 9 lots whereas there are actuelly 10. Mr. Yamaoka confirmed there are actually 10 lots on which he now plans to put 153 units. He explained that this property is bounded on the north by the freeway, on the south by the Church, on the west by R-l,' and on the east by the Blaney overpass. Because of this, he feels this site is not appropriate for R-l. Mr. Yamaoka further emphasized that the road pattern is laid out so all traffic will be encouraged to make right-hand turns. The 2-story apartments would be set up 53' from the back of the property and the parking ratio is approximately 2~:1. Comm.. Thomson asked the Assistant City Engineer what the elevation of Blaney is across from Lot #8. He was in- formed it is 12 to 15' high. Comm. Thomson went on to say the plans as presented showed lack of imagination and it was his contention that al- thoUgh lots 7, 8, 9 & 10 seemed right for apartments, this whole parcel should not go for multiples. Comm. Small said that almost 290 acres in Cupertino are now zoned for multiples, many of which are not built as . yet. In view of this amount of multiple zoning and the vacancy factaI' now in exis'tance, he wondered if Mr. Yamaoka would be wise in going ahead with this venture. The applicant said that he was very optimistic about renting these apartments. 'He would be applying the same theory he has in his other' deve lopments ,which have proven to be very successful. He plans' to hold the rent down to $110 or $115 per month for,. one-bedroom apartments and plans to steer clear of renters with children, thereby not con- tributing to the already crowded school conditions. -2- Comm. Rampy ae.lced what kind of constructIon is planned. Mr. Yamaoka said the bu:Udlngs would be of redwood siding and stucco and have gabled ~oofs of cedar shingles. Comm. ,snyder commented that lüts 'r, 8, 9 and 10 seemed all rlr-;ht for apartments but that thj,f) development leaves a 1 nt to bA deG.\.red in terms of q 1\:3. lity . ComIl. Snyuer a Is 0 stated that the rental I "''' is :1.llaicative of the type of apartments Cupertino does not wish to have; Vice-Chairman F:ltzgerald ae.kcd for comments from the audi- ence. Mr. Robert Jacobs, 19851 Baywood Drive, Cupertino, requested the Commission defer their decision on this application until later in the evening since he and others had prepared a presentation in opposition to another appli- cation on the agenda which is in the same general vicinity and he felt their comments would have bearing on this application also. 'l'he Vice-Chairman said this probably would not be legal but that Mr. Jacobs is welcome to voice any objections to this application at this time. Mr. Jacobs wanted to know more about this award Mr. Yamaoka SÐ.id he won. I"lr. Yamaoka sald that it was for design and liveability. Mr. Keith Irwin, 19843 Baywood Drive, Cupertino, wanted to know if land prices were hiGher in Sunnyvale or Cupertino. He was told that land in Cupertino cost more. Mr. Eugene D. Inslco, 1061Lr Handy Lane, Cupertino, fe It this area is becomJng too óensely populated. He said he would have no ob jection to 4-ple;;cs or duplexes here, however. Mr. Irwin asked UK! applicant to be more specific about ,the size of tlJo a ,XlI' cment5 he p;'opoßes. r1r. Yamaoka said he planned elev8n 3-bedromJ, fort~' 2··bedroom and one- hundred- two I-bedrccm u¡)its, Mr. Joe 8paragna, 10l¡J5 Plum Tree, Cupertino, questioned the trafflc pa ttcrn ar.d the effect of a 11 this added traffic on the main thorougll.l'¿ú'8u. Mrs. Tom D. Hislop, 10356 Portal, Cupertino, asked if the applicant p1almed to have wlnð,00ls In the 2-story units overlooking the TI-l homes. Mr. Yamaoka said he would try to avoid this. t/',r. Jacobs stated he felt this was basically an R-l area and felt there were too ~ìny apartments springing up here. Mr. Gerard Stern, 10384 Denison, Cupertino, requested a buffer between these apartments and the R-I. Mr. Loren Acker, 10510 Decdora Drive, Cupertino, stated that R-I bordering the freeway would be very hard to sell. Mr. Merrill Brooksby, 10304 Colby, Cupertinò, stated he was in favor of town houses on this property. Mr. Yamaoka said that if hé sWitched to town houses at thiS point it would cause considerable delay because he would have to have the proper zoning first and then go to FHA for financing. -3- Mr. Robert Hahn, of Plum Tree Lane, Cupertino, wanted clarification on this present zoning of this property. This was done by the Vlce-Chalrman. Mr. W. R. Lynn, 10168 Denison Avenue, Cupertino, wanted to gp down on record as being ag&inst apartments here. Mr. Charles Alexander, 10370 Portal Avenue, Cupertino, ex- pressed his thought that this was an ideal location for town houses. Mr. Tom Worrick, 10391 Denison, Cupertino, was against thw rezoning application. Mr. A. D. Ankrum, 10568 Johansen Drive, Cupertino, asked for clarification of zoning and density. At this point, Comn. high density in this for Sunnyvale is not Thomson stated that he did not like " d area. He said, What is goo enough necessarily good enough for Cupertino." Comm. Small moved to close the Second Hearing. Comm. Rampy seconded. the motion. AYES: NAYS: Comm. Rampy, Small, Snyder, Thomson, Fit¿gerald None Motion carried, 5-0 Comm. Snyder moved application 89-2-63 be denied. Comm. Rampy seconded the motion. AYES: NAYS: Comm. Rampy, Small, Snyder, Thomson, Fitzgerald None Motion carried, 5-0 Vice-Cha:lrman F:ltzgerald advised Mr. Yamaoka of his right of appeal to the City Council within 5 days. B.. MASON EN'EERPRrSES , INC.: Appl. 1-2··64 to rezone 20 acres from R-l :B-2 and R-3-1I to R-24-H; between Blaney Ave., and Portal Ave., 500' north of Stevens Creek Blvd. Continued. Tentative Map appl. I-TM-64 (176 lots) Mr. Thomas Traeumer, 10376 Tonita Way, Cupertino, gave a resume of the problems which arose at the last meeting. He then turned the presentation over to Mr. Louis Tersini, whp gave a recap of the project for the benef:lt of those who may not have been present at the previous Hearings. Mr. Tersini said several of the people who had signed the protesting petition had been contacted and when this town house concept was explained to them they said they did not object to it. Mr. Nes~or Barrett, 275 N. First Stréet, San Jose, was then introduced to the Commission and the audience. It was ex- plained that he had designed the ,master plan for Los Gatos and Los Altos Hills. Mr. Barrett was called in by Mason Enterprises to study this project '~md to give his opinion -4.. on how it stacks up in relation to the Cupertino Master Plan. He said that he first contacted Wilsey, Ham and Blair to see if this deve lopmcnt would fa 11 within the density standards of the General Plan. lie found that 284 of the 400 acres co~ld be developed residential. This includes streets, but does not include nBnufacturing and commercial acreage. In respect to the density, Mr. Barrett felt this development would not be contrary to the Master Plan. In another important area, Mr. Barrett had discussed this town house situation with Mr. John Lofgren, Coordinator fa' Pupil Housing in the Cupertino School District and found this would in no way disturb the school's outlook. In Los Angeles, it was found that the pupil load in town house developments is 1.2 childre~ per acre. In the area of safety, Mr. Barrett pointed out that this development yields 2 rather than 'che conventional 6 inter- sections at the main thoroughfares. Further, there would be only one strcet for the City to maintain. Since Blaney is already establish"d as a very busy street, an additional 20 cars (as opposed to present zoning capaèity) would be minimal. Aestheticswise, this town house concept presents a park- like atmosphere which legally must be properly maintained as opposed to R-l where the individual homeowner has the responsibility fo!.' upkeep and maintonance and where you won't find the uniformity in maintenance standard:'!. Mr. Barrett felt that from the City's standpoint, Cupertino would be far better off with this development. The town houses fall within the $22,000 to $26,000 bracket and FHA reqùires a $3,000 to $L¡.,OOO down payment. Comm. Small said there Has talk the Council may decide to take the ~; acrcs adjoining the school from this parcel for a parle site. 'l'he Assistant City Engineer said the northeast quadrant has been earnk':!rked for a park. Mr. Ters ini said this part: would be comv1etely compatible with the develop- mm1t and offered no ob jection. COIfim. Small then said that if the city takes 5 acres for a park then this would act as a buffer between the town hOtUJes and R-l, and the density for this development would be reduced to 132 units. He felt that it now comes down to the question of whether or not it would be a well built project. Comm. Snyder asked if the developers really felt this would sell, considering all the multiples in this area. It was explained that they planned to select one of the quadrants, possibly the 44 units on Blaney, and would be- gin by bu:tlding 12 w1its and developIng the common green area. Then, once they have developed a sales background, they will continue on to the next quadrant, and so on. When asked whether he felt this would compete with R-l, Mr. Tersini said .these 1600 sq.ft, 4-bedroom homes would definitely compete with R-l homes. -5- The Vice-ChaIrman as!œd fop comments from the audience. Mr. Robert Jacobs asked to see the Mason Enterprises petition which they said they had cIrculated. It was ex- plained that they had no written petition -- that they had talked with some of the people and realized they had been misinformed or !1ßd not fully understood this town Þ()Use concept. A show of hands :J.ndicated there were four persons present who had changed their minds. An elaborate presentation was then made by members of the audience: Mr. Keith Irwin gave his explanation of the effect the town houses would have on the schools; Mr. Robert Jacobs gave a recap of similar developments; Mr. Joe Sparagna explained the study he had made on traffic in this area; and Mr. Herman Doorman, 19781 Amherst, Cupertino, explained how he had arrived at the conclusion that these town houses would reap no more taxes but would cause added expense to the City. Mr. G. E. Frazier, 10153 Colby Avenue, Cupertino, said he attended a recent meeting where Dr. Knight indicated he wants to reduce the class load from 34 to 30 in the Cupertino School District. Mr. Juanita McLaren explained that she has been dealing in Cupertino ,real estate since 1956 and is now concentrating on this area being discussed. She said that if this one quadrant is going to be purchased for a park it will cost the City $25,000 per acre and she wondered where all this money is going to come from. She said that an interested group had been wllHng to help tho City obtain the Horse Farm for a park at much less cost but that this had fallen through. Comm. Snyder, after further study, felt there was an ingress and egress problem here. Mr. Bill Botsch, 10184 Portal, Cupertino, wanted to go on record as being against 2.-story buildings here. Mr. Paul Williams,' 10168 Colby, Cupertino, a Iso wanted to go on record as being against thIs development. At this point, Mr. Richard Rogers, Vice-President of Mason Enterprises, came forward with his rebuttal on the Homeowners' presentation of objections. Com. Small moved to close the Second Hearing. Seconded by.Comm. Rampy. AYES: NAYS: Comm. Rampy, Small, Snyder, Thomson, Fitzgerald None Motion carried, 5-0 Comm. Small moved to reopen the Hearing to enable the Vice-Chairman to .call for a show of hands in the audience of those in favor of and those against this application. . Comm. Rampy secondeQ. the motion. AYÈS:· Comm. Rampy, Small, Snyder, Thomson, Fitzg'crald NAYS: None Motion carried, 5-0 -6- The show of hands indlcated 21 people for approval of this application and 45 people against it. Comm. Small moved, anù Comm. Rampy seconded, to re-close the Second Hearing. AYES: NAYS: Comm. Rampy, Small, Snyùer" Thomson, Fitzgerald None Motion carried, 5-0 Comm. Snyder at this time gave a recap of the basic issue at hand: At present, 4~ acres are zoned R-3-H which couli go 20 per acre, or 91 units, and 15~ acres are zoned R-l which could yield a total of 152 units on this whole parcel. The applicant wishes to request R-24-H zoning and wishes to have 8.8 units per acre, totaling 1'(6 units. The City Ordinance permits a potential of 320. The applicant plans to put 1:8% of the land into common green, 23% into paved area, and 2Yþ into buildings. Comm. Thomson felt that thls was a good development but that it is in the wrong place. On this basis, Comm. Thomson moved application 1-2-64 be denied. This motion was seconded by Comm. Snyder. AYES: NAYS: Comm. Snyder, Thomson, Fitzgerald Comm. Rampy, Small Motion carried, 3-2 Comm. Thomson wondered if it wouldn t.t be in order to start drafting an ordinance for town hOUSèS. Vice-Chairman Fitzgerald said this was belng done by the planning consultants. C. A. J. & II, E. WILLTÞNS: ------~_.- .--.--------- from R·-I-A :D-2 to C-I--H; Blvd and S~clling Road. a service station, AppL 2-2--64 to rezone 0.77 acres sout¡~a0t corner of Stevens Creek First Hearing. Appl. 3-u-64 for The presentation was made by Attorney John Howard. He ex- plained that, along with the ùevelopment of this property, the applicant was willing to dedicate street widening on both Stev(ms Creek Blvd and Stelling Road. He noted that 92' of the Wllliam$ property is not included in this application for rezoning. Comm. Small asked which oil company was interested in this location. Mr. Howard said he preferred not to divulge this inforr~tlon at this time since there were actually two interested companies, one for lease of the property and one for purchase òf the property. Comm. Small asked if, the red barn on the property would go when this property is developed. He was assured it would. Comm. Small then corrmented that the City certainly needs the widening of these streets. He said there are four R-I homes along Stelling there and he wonders if they could be contacted before the Second Hearing to see if the -7- widening in front of their property could be accomplished at the same time, since a heavily-travelled street such as Stelling which is wide, then narrowed down, and again widened prescnts a traffic hazard. MI'. Howard said every effort would be made to do this. Vice-Chairman Fitzgerald advised Mr. Howard that design layoùts and more specific details would be in order at the Second Hearing. Comm. Snyder felt that C-l-H would be good zoning for this property but he asked the applicant why it is good for a service station since there already are several in the area and some in Cupertino have gone under. Mr. Howard de- scribed this as a higher and better use for this property and it was his contention that if the architecture is in good taste it should not be a detriment to the area. For example, if an office building should be constructed here it could very well develop into a blind corner. Mrs. Audry Kullick, 20820 Bonny Drive, Cupertino, and LCDR Clifton M. Holladay, 20850 Pepper Tree Lane, Cupertino, were pre~ent to voice their objections to a service station' at this corner; however, LCDR Holladay said he would like to see this street widened. Comm. Snyder moved, and Comm. Thomson scconded the motion, to close the First Hearing. AYES: NAYS: Comm. Rampy, S~311, Snyder, Thomson, Fitzgerald None Motion carried, 5-0 D. ELDRED J. KUNKEL: APPl. I-v-64 for a Variance to allow a rear yar.d set-baclc of 13' l¡" where Ordinance requires 20 '; southwest cOI'nerof Wolfe Road and Vicksburg Drive. Commission was reminded that at the previous meeting the application had indicated a front yard variation and legally it must be republished. Several of the neighbors were at .the last meeting and after looking at the plans and hearing an explanation by Mr. Kunkel, they said they would be happy with this arrangement. Corrnn.Thomson moved, and Comm. Rampy seconded the motion, to close the Hearing. AYES: NAYS: Comm. Rampy, Small, Snyder, Thomson, Fitzgerald None Motion carried, 5-0 Comm. Small moved, and Comm. Rampy scconded the motion, to approve application I-v-64. AYES: NAYS: Comm. Rampy, Small, Snyder, Thomson, Fitzgerald None Motion carried, 5-0 -8- ,..- V UNFINISHED BUSINESS: A. Miscellaneous The Assistant City Engineer needed the advice of the Commission on what to do with the Uenaka application which was scheduled to come before them at the first meeting in March. It was delayed until that time in anticipation of a completed Master Plan. Since the Master Plan has not yet been completed, it was decided to delay a decision on Mr. Uenaka's application until June 1st. Mr. Schoenfeld, of Wilsey, Ham and Blair, has assured the City Staff that within 2 or 3 weeks the first draft of the Ordinances will be ready for study sessions and he requests at least five study sessions as close together as possible. Comm. Snyder moved, and Comm. Rampy seconded the motion, to postpone the Uenaka application until June 1st and to instruct the Assistant City Engineer to inform Mr. Uenaka the reasons for the delay. Motion carried, 5-0 The Vice-Chairman advised the Commission to start thinking about setting aside 5 nights for these study sessions in the near future. VI NEW BUSINESS A. Miscellaneous -- None VII ADJOURNMENT Comm. Small moved, and Comm. Thom20n seconded the motion, to adjourn the meeting at 11:55 P.M. AP?ROVED : Isl Jerry Fitzgerald Vice-Chairman ATTEST: g(JJ- Y)ILic Ro ert S. Shook Secretary, Planning Commission. -9-