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PC 08-23-65 10321 South Saratoga-Sunnyvale Road Cupertino, California, 95014 ph: 252-4505 ------------------------------------------------------------------ PC-R15 80,000.4 C I T Y 0 F CUP E R TIN 0 California MINUTES OF THE REGULAR MEETING OF THE PLANNING COMMISSION August 23, 1965 8:00 P.M. The meeting was held in the Board Room, Cupertino Elementary School District, 10300 Vista Drive, Cupertino I SALUTE TO THE FLAG II ROLL CALL: Minutes of the previous meeting: 8/9/65 Comm. present: Comm. absent: Frolich, Hirshon, Traeumer (8:15), Gates Johnson Staff present: City Attorney, Sam Anderson City Engineer, Bob Shook Dir. of Public Works, Frank Finney Dlr. of Planning, Adde Laurin Recording Secretary, Sylvia Hinrichs Moved by Comm. Hirshon, seconded by Comm. Frolich, to approve the Minutes of August 9th meeting, as corrected by supplementary Minutes submitted to the Commission by mail. Motion carried, 3-0 III ANNOUNCEMENTS OF POSTPONEMENTS, ETC. There were none. IV WRITTEN COMMUNICATIONS There were none. V VERBAL COMMUNICATIONS 80,002.7 The Planning Director advised the Commission that re- servations have been confirmed at the St. Francis Hotel in San Francisco, for those Commissioners who are attending the League of California Cities Conven- tion from October 10-13. -1- PC-R15 Minutes of the Planning Commission Meeting, Aug. 23, 1965 -------------------------------------------------------------------- VI HEARINGS SCHEDULED: 10-z-65 A. MASON ENTERPRISES: Application for R~zoning from Rl:B-2 to R-2-H, 10 acres between Blaney Avenue and Portal Avenue, north of Stevens Creek Blvd. First Hearing. (Postponed from August 9, 1965) Mr. O. D. Mason, the applicant, displayed a drawing which showed the proP9sed relocation of the park site. The park is now proposed to face Portal Avenue and to separate the proposed R-2-H area from the R-l area east of Portal Ave. Wheaton Drive, to the south, will connect Blaney Avenue and Portal Avenue. The Planning Director pointed out that combining rezoning to R-2-H, and relocation of the park site results in three separate rez:onings. The proposed R-2-H density corres- ponds with the density of the General Plan for this area. In comments from the audience, Mr. Robert Jacobs, 19185 Baywood Drive, said he would like to have more lnformation on this proposed development - what is the density pro- posed, the price range, and will the buildings be sale or rental units. Mr. Mason replied that the price range would be between $33,000 and $36,000, and there will be approximately 41 duplexes with 82 dwelling units within the 10 acres. The buildings will be rented at first, but gradually sold. Mr. Jacobs said he would like a post- ponement on this application so the neighbors in the immediate area may have the opportunity to discuss this further. Chairman Gates replied that there will be an opportunity to discuss this further at the next meeting - the usual action is to conduct two public hearings if there is audience participation. Mr. Dick Cameron, 19763 Merritt Drive, asked about the parking situation - Would there be two complete covered parking spaces for each bUilding? The Planning Director said the Parking Ordinance requires only 2 garage spaces plus 1 open parking space per duplex; that is, It spaces per dwelling unit. Mrs. Juanita McLaren, 22101 Lindy Lane, representing the land owners and the purchasor of this development, in- dicated that plans have been pénding on this development since October of 1963, waiting for the Clty Council's decision on exchange of property tor the park site; her clients would like to have action on this application as soon as possible. Mrs. McCarthy, one of the land owners, implied that the neighboring residents just want the orchards to remain, which is not very constructive. ";2- PC-RI5 ---------------------------------------------------------------- Minutes of the Planning Commission Meeting, 8/23/65 Mr. Riedel, another land owner, pointed out that the General Plan indicates medium density, which is what Mr. Mason is applying for. When Vallco Park is developed, there will be an influx of people; Cupertino should look into the future and act now by encourag- ing developments. Mr. Alexander, 10270 Portal Avenue, asked if there was an elevation plan of this development. Chairman Gates said such a plan is premature now, but will be dis- cussed at the proper time by the H-Control. The part to be decided now is whether R-2-H is a reasonable zoning for this property, Mr. Thompson, 19681 Merritt Drive, inquired about rental prices, and added that the general feeling of most people in the neighborhood was that single family dwellings would be preferable. Mr. Mason said that, considering the price of this land, slngle family dwellings in this area would have to sell for $60,000 to $70,000 each, and he does not feel such prices could be accepted. Comm. Traeumer and Chairman Gates asked if a condi- tion requiring two covered garages per dwelling unit would be acceptable to the developer. Mr. Mason said he would include them if it were feasible. Comm. Frolich asked what the present status is on the park. Does the City have title, or are they in the process of purchasing it? The Planning Director said there has been a.tentative agreement between Mr. Mason and the City Manager that if this rezoning is approved, there will be an exchange of property, and the City will then have title. Chairman Gates asked why this property is so expen- sive that it should be zoned R-2-H when adjacent areas are zoned R-l. Mr. Mason said this land is desirable, and that actually a park is more of a detri- ment for duplexes. Chairman Gates added that R-2-H zoning is proper as a buffer to separate residential areas from commercial, but this development would be adjacent to school or park; he does not see a logical reason for higher density, other than economical. Mr. Mason said this is a desirable location - with a school on one side, park on one side and R-3-H on the other side. The Planning Director pointed out that a higher density than R-l is desirable here be.cause the closeness to VallcoPark. Cupertino has very little R-2-H z:oning, but an abundance of R-3-H; R-2-H is also more compat- ible with one-family homes, and will perhaps attract more permanent residents than R-3-H. -3- PC-R15 -------------------------------------,--------------~------~----~~--- Minutes of the Planning Commission Meeting, 8/23/65 3-TM-65 Chairman Gates asked what would be the advantage to the community of R-2~H that cannot be accomplished by R-3-H z:oning. Comm. Traeumer pointed out that R-2~H would com- bineresidential unit with income unit - people will often buy a duplex to live in and. rent the othe~, and thus, be more permanent residents. Chairman Gates asked if it would be desirable to have the park facing the back fences of the residential area to the west. The Planning Director did not think this would be objectionable. A road a+ong the west boundary of the park would be expensive for the City, He would like to limit access to Portal Avenue to the northeast and south- east corners of the park. Chairman Gates pointed out that a rez:oning to R-2-H would induce property owners across Blaney Avenue to apply for the same z:oning, so the City would be creating a duplex community from Portal Avenue all the way to Vista Drive. Comm. Frolich a.sked if the City Council is in favor of the revision. of the park site. Mr. Bill Lawless, 19172 Merritt Drive, asked what advantage there 1s in the change. Chairman Gates said the boundary between the school and park will ,be shortened, wtich may be adisa.dvantage. Comm. Hirshon said that access from Portal Avenue would be an advantage. . Moved by Comm. Hirshon, seconded by Comm. Frolich, to close the First Hearing. Motion carried, 4-0 Comm. Frolich added that the proposed âevelopment is con- veniently connected with Vallco Park by Homestead Road, which will be an advantage for the area. Chairman Gates announced that the Second Hearing on this application will be held at the next regular meeting on September 13, 1965.· .. B. ASKAM~JONES: Application for Tentative Map; A-2:B-4 development (one-acre lots), 64 acres on the hill west of, the éJCtension of Mercedes Road. Second Hearing. Chairman Gates called for a 5-minutebrea.k at 8:45 P.M. to allow the Commission to study documents related to this application, which were submitted by thePlannlng Director at the Deginning of the meeting. Mr.. Jones, rðpresentative of the applicant, displayed a con- tour .map of ·the area showing loca.tions where t.he grading and excavations Wduld be performed and where the fill would be deposited. ' -4- PC-R15 --------------------------------------------------------------- Minutes of the Planning Commission Meeting, 8/23/65 Mr. John Ewing, 278ll Lupine Road, Los Altos Hills, spoke on behalf of tliE¥-Committee for Green Foothills and read a statement (see Appendix A). The Planning Director then made a number of comments (see Appendix B). The Planning Director then referred to comments from County and other agencies: (1) The Recreation Director had asked that decision be deferred until the Recreation Commission could review the map; the Com- mission feels that its responsibility includes the protection of scenic landscape. (2) Santa Clara County Flood Control and Water District had pointed out severe erosion and drainage problems, and recommended that the U. S. Soil Conservation Service be consulted; Mr. Briggs of this Service is working on a report, but had not been able to submit it as yet. (3) The Central Fire District of Santa Clara County recommended that streets be 40' from berm to berm rather than the 24' and 30' widths indicated on the Tentative Map; streets no steeper than 15%; two turn-arounds 80' in diameter; certaih requirements regarding water tanks and capacity. (4) Cupertino Union School District needs minimum 84' .diameter for school bus turn-arounds. (5) p.G. & E. has pointed out that the usual overhead power lines and poles would not only create difficult technical prob- lems, but also would mar the skyline. The Planning Director submitted a list of proposed conditions for an apPr6val of this Tentative Map, which included the above recommendations (see Appendix C). He made further comments on the following items: (1) Submitted plans show an average excavation 40' below existing level on the hogsback, in places up to 60', which would change the entire contour of the hill; if more than 20% if the excavation were filled on the outside slopes, these would be denuded. (4) this would be needed, not only for fire trucks and school buses, but also to make it possible for citizens of Cupertino to admire the view from the hill. (5) As proposed, nobody could move within the development except by car and by walking ln the automobile roadway; it seems very desirable that people could combine a little exercise with looking at the view, and the P.G. & E. easement could be developed into a footpath. (12) There is mostly brush and . few big trees in the area, but this paragraph would help to keep the hill green. Chairman Gates asked Mr. Jones, the developer, if he had looked over these conditions proposed by the Planning Director. Mr. Jones said he had, and most of the conditions could be included in their plans, al- though some of th~m may not be economically possible. The water tank will be included, as recommended by the City Engineer. -5- PC-R15 Minutes of the Planning Commission Meeting, 8/23/65 -- - ---.----- ----,-- - _..... - - - --- -.-....- - -'._- - ---'- -- - ------ - -- - ----- - - -- ---- The Director of Public Works commented on the Planning Director's proposed conditions as follows: (1) Agrees that no point should be graded to below 40% level. It would be difficult, however, to adhere both to (1) and (3) at the same time on the approach road. (LI) If one car is parked 'on the cul-Qe-sac, a bus cannot make the turn; perhaps the 80' turn-around would be suf- ficient. The wat.er tank covered by earth should present no hardship. (5) The 75' wide easement is presently planned for this purpose. Whether this should be individual (by the developer), the City, or P.G. & E. ownership is not yet determined. If the City intel)ds to pursue foot- paths or horse trails in theI'.G.. & E. easements, this should be agreed upon, but to leave it without a~y p'lanned owner- ship would be detrimental. (6), (7), & (8) '¡'he Director of Public Works agrees upon those points. (9) Experience in the Los Angeles fires has uncovered an interesting fact with regard to erosion; the present thinking is that all combustible vegetation ina development shall be cleared, and area to be planted with non-combustible plants. What is the Planning Commission's feeling on this? (ll) The Geological Report should be one of the requirements to qetermine whether the slopes are stable; natural stability can be upset by grading. Comm. Traeumercommented that we have a situatlon here which calls for a revision of the Tentative Map, in re- gard to width of streets, etc. Is it possible to approve this application and include conditions that the Tenta- tive Map bè revised? The City Attorney said he would recommend against this, unless for emergency measures. Comm. Traeumer suggested that the conditions as proposed by the Planning Director be used as guidelines in approv- ing this application. Chairman Gates said he would abide by the City Attorney's suggestion, and would like to con- tinue the Hearings until a revised Tentative Map is pre- sented by the applicant, with modifications as needed. Comm. Frolich further pursued the question of approval of the Tentative Map with conqitions. The City Attorney said, that if the Mastin & Kingston office could work ,with the Çity staff on a plan which would be economically sound to the developer and yet arrive at a hillside development which would coincide with the Planning Director's suggested concept, this might be a wonderful improvement for Cupertino. Comm. Frolich agreed he would like to see a hillside development in Cupertin , and by delaying this appli- cant's request we might be passing up an opportunity for such a development. He would like to see at least one of this type in the City, and feels since there would be three weeks or more delay until another Hearing, the Commission should act now on the Tentative Map. The City Attorney said that one more meeting should resolve -6- PC-R15 Minutes of the Planning Commission Meeting, 8/23/65 -------------------------------------------------------------- the problems brought up at this meeting. The applicant said he would prefer approval tonight on the Tentative Map, with conditions, and then the developer could work out these conditions with the staff. Moved by Comm. Traeumer, seconded by Comm. Hirshon, to continue the Second Hearing to the next regular meeting. AYES: NAYS: ABSENT: Comm. Hirshon, Traeumer Comm. Frolich, Gates Comm. Johnson Motion failed of passage, 2-2 Comm. Traeumer asked what happens to lot #13 when the diameter of the turn-around is changed to 8~'; he also feels the parking pockets will affect the Tentative Map, and is opposed to approval of the Tentative Map as presented. The City Attorney pointed out that the 2-2 vote is not an approval of the Tentative Map. Comm. Hirshon said that in requesting continued Hearings, he is not sure the proposed plan is the best type of development for this area; he felt there would be too many lots in this particular area; and was also concerned about the area having only one approach. Comm. Traeumer moved to continue the Hearings, sub- ject to comments made on some of the conditions which the (1) (2) (5) (6) (7) (12) (3) (~) Planning Director submitted: Engineering conditions should be resolved between the developer and the Engineering Department. Street widths of 30' and 24' could be accepted if parking pockets are provided to the satisfaction of the Fire District and the Director of Public Horks. No streets steeper than 15%. That the configuration of the turn-a rounds be left to the Engineering Department, and should not be a condition of approval, except that the revised Tentative Map should be extended to include both of them. That a condition should not be imposed to restrict the owners to maintain the easement. Guide the applicant as to condition ¡;!6 for inter- pretation of "streamlined" or underground. to (11) Automatically required in the Grading Ordinance and final approval of Tentative Map. Guide applicant on this condition. -7- PC-R15 ---- -- ---- - -------- -- ------- - --- ---- --- - --- ----- --- - -- --.-,..-- -.-- ~.-~ ~--, . Minutes of the Planning Commission Meeting, 8/23/65 l8-V-65 Comm. Traeumer added that onlY- the conditions in points (2), (4 last sentence), (6) and (12) ought to be included as a guideline in· imposing conditions to the approval of the Tentative Map. Motion was seconded by Comm. Hirshon. AYES: NAYS: ABSENT: Comm. Hirshon, Traeumer, Gates Comm. Frolich Comm. Johnson Motion carried, 3-1 C. JOHN PERA: Variance to change double garage to a single-car garage and install sliding door, at 10436 Colby Avenue. First Hearing. Mrs. lIleber, of 10293 Judy Avenue, represented the appli- cant. She explained that the applicant had recently had major surgery on his leg, and within six months will have to have his leg amputated. Most of his day will be spent in this garage, and since he will be in a wheel chair, the sliding door and the single garage door were installed for easier accessibility. The Planning Director suggested that a condition be imposed if the Varianée is granted, that the garage be reverted to the orlginal two-car garage when the emer- gency need is over. Mr. Lloyd, of 10~22 Colby Avenue, added that plans have been made by the applicant to build a ramp so that he will be able to get out into the back yard. Moved by Comm. Hirshon, seconded by Comm.Frolich, to close the Public Hearings. Mötion carried, ·~-O Moved by Comm. Hirshon, seconded by Comm. Frolich, that application l8-v-65 be approved, subject to the condition that when this particular use is no longer required, the garage be rèverted to 2-.car use. Amended by Comm. Hirshon that the Condition for approval be changed to "as long as the present owner lives at this address." Vote on the motion, as amended: AYES: NAYS: ABSENT: Comm. Frolich, Hirshon, Traeumer, Gates NODe Comm. Johnson Motion carried, LI-O -8- PC-R15 ---------------------------------------------------------------- Minutes of the Planning Commission Meeting, 8/23/65 19-V-65 l2-U-65 D. DANIEL FITCH: Variance to build a duplex on property now zoned for apartments, at 10365 Greenwood Court. First Hearing. Mr. Daniel Fitch, applicant, stated the lot is not large enough to build a 4-plex at present because the County Flood Control District is in the process of ···filling the Caläbazas Creek behind his ·'Property. When the work has been completed, he plans to build another unit, which will bring his building to the required R-3-H zoning. The Planning Director stated this request was in order. Moved by Comm. Traeumer, seconded by Comm. Hirshon, to close the Public Hearing. Motion carried, 4-0 Discussion followed whether another building can be added in the back. Comm. Frolich recommended that the applicant should submit a plan for the proposed second structure. Moved by Comm. Traeumer, because this is a hardship case, that application 19-V-65 be approved, subject to the 12 Standard Conditions, plus Condition 13: that at the time of construction of the second struc- ture, this unit will conform with the R-3-H concept that ~¡as originally designated for this parcel; the reason for granting this Variance being that filling of Calabazas Creek is not completed. Comm. Frolich seconded the motion and added a 14th Condition to the approval: That before a Building Permit is issued, the applicant shall submit to the H-Control Committee and to the Building Inspector a plan showing the build- ing he proposes to build first, and the approximate boundary and driveway access for the second structure. Vote on the amended motion: AYES: NAYS: ABSENT: Comm. Frolich, Hirshon, Traeumer, Gates None Comm. Johnson Motion carried, 4-0 E. MINNIE MAY NEILSEN: Use Permit for the establish- ment and operation of a Y.M.C.A. between Park Avenue and Alves Drive. First Hearing. -9- PC-R15 Minutes of the Planning Commission Meeting, 8/23/65 ----------------------------------------------------------------- Mr. Don ~iser Real Estate Agent forY.M.C.A., repre- sented the applicanb. They have contracted to purchase the proPerty from Mrs. Neilsen, subject to approval of the necessary Use Permit. Thè building will not be con- structed before 1968, and they are trying to. secure the property immediately east and contiguous with it. The City Attorney pointed out that, according to County Ordinances, a public function does not need rezoning, only a Use Permit. To Comm. Traeumer's question as to how Park Avenue would connect to Alves, the City Engineer said there would be a slight reverse curve in the street. The Planning Director said the street problem has been discussed with the staff, including the City Manager. The approval of the Use Permit should not include any conditions regarding the street, to avoid complications to the applicant; however, the applicant should be ad- vised that a Tentative Map must be submitted. If the building will not be constructed until 1968, the applicant must also apply for a renewal on his Use Permit annually. The Planning Director added that he has had several in- quiries from residents in adjacent areas, ¡¡.nd suggested a condition be attached to the Use Permit, th¡¡.twhen the site plan is submitted to the H-Control Committee, these residents be notified by the applicant, by registered mail, so they c¡¡.n ¡¡.ppear at that meeting. Two members of the Y.M;C.A. Bo¡¡.rd, Mr. Chinchen,Vice- Ch¡¡.irm¡¡.n of the Northwest Board, and Mr. Ray Day, st¡¡.ff member, s¡¡.id th¡¡.t some years ago, Y.M.C.A. decided to construct br¡¡.nch centers, to be able to serve Sunnyvale, Cupertino, Santa Clara, Alviso and Milpitas. They feel this is going to be a heavily popul¡¡.ted area soon, and ¡¡. Center within this ¡¡.rea would be an import¡¡.nt service. Their initial plans call for one structure, which will house a meeting room and patio, and will be primarily a leadership training center, with a professional staff; it will accommodate 150-200 people. A gymnasium, swim- ming pool, etc., will be added as a second unit of the building at some future date. The building will be attractive and grounds will be landscaped. Mr. Don Shellito, 20969 Alves Drive, said he would like to have answers to several questions: 1) Sewers - 11111 they be coming through Alves or some other area, and who is going to pay for the installation of sewers on Alves? 2) ÌlTater - Water pressure is somewhat reduce d now; how will this problem be solved? 3) Traffic and parking in this area? L!) \'!ill sidewalks be constructed on Alves? -10- PC-H15 --------------------------------------------------------------- Minutes of the Planning Commission Meeting, 8/23/65 The Planning Director answered that this section of Alves is sufficient and adequate to allow traffic that would be created by the Y.M.C.A. Improvements might be necessary in the street. Mr. Day indicated that Alves Drive, Saich Way and Park Avenue should be ade- quate to handle the traffic. They would cooperate with the neighbors in solving any problems that might arise. The Director of Public Works said the sewer would be serviced by the Cupertino Sanitary District; and any costs will be paid by the Y.M.C.A. The water pres- sure will be more than adequate for everyone in the area. There will be adequate parking area, as required by the Parking Ordinance. Mr. Ed Bayer, of 20927 Alves Drive, said he was afraid that a connection between Alves Drive and Park Avenue would attract through traffic, to Gemco or elsewhere. Chairman Gates assured Mr. Bayer that, by the time the Y.M.C.A. building is completed, most traffic will be using Stevens Freeway and Mary Avenue. Mr. Norman Stine, of 20927 Alves Drive, asked for further information, particularly what earlier dis- cussions had consisted of. Chairman Gates explalned that this matter had been brought up under NEVI BUSINESS during the July 26th meeting, but no action was taken until an application and plans were submitted to the Commission. This is the First Hearing on the applica- tion. He added that Neighborhood Plans were devised by the City in 1960 to ensure that street patterns in various developments conform to an overall plan, and these Neighborhood Plans are used as a guideline by the Planning Commission. Mr. Stine continued, that even with the relief caused by the Freeway, there will be. very heavy traffic from Gemco shoppers using Alves Drive if it is opened through to Park Avenue. Mr. Harry Olson, 2088L¡ Alves Drive, asked if another street will be added from Stevens Creek Blvd, parallel to Stelling Road and Saich \'lay, and how zoning would be affected on the south side of Alves Drive, with a Y.M.C.A. being located on the north side. The Plan- ning Director said that commercial zoning is 400' from Alves Drive, with some commercial zoning extending all the way along Saich ¡'!ay. Mr. Shellito said that all the residents on Alves Drive want to go on record as opposing the extension of Alves Drive. He asked what would be the procedure they should follow to lceep Alves Drive closed. -11- PC-R15 Minutes of the Planning Commission Meeting, 8/23/65 ---------------------.-------~-------~-------------------------- Chairma~Gates said tnat a neighborhood must nave the necessary internal street connections but he wanted it on the record t'ha"t 'it is not the intent of the Planning Commission to encourage traffic. through a subdivision. Comm. Frolich pointed out that he does not think traffic has anything to do with this Use Permit application, and i.f the Use Permit is granted the staff would study and make recommendations whether to keep Alves Drive closed or to extend lt to Park Avenue. Mr. Stine said he dis- agreed with this premise, and feels that the closing of Alves Drive has a great deal to. do with an approval of the Use Permit. Mr. Walter Lish, 20885 Alves Drive, said hls property is adjacent to the proposed Y.M.C.A. building, and he would like to know how close the building will be to his house, Chairman Gates replied that the side yard requlrement would be a Planning Commission decision, and they usually require a buffer, adjacent to resi- dential areas. Mr. Harold Hermmeyer, 20900 Alves Drive, asked whether the eritire property will be fully developed, or will there be an unused section for a period of years. Mr. Day answered that the first structure is planned for 1968, a second unit to be added in the future. In the meantime, the building will be well kept and the land- scaping attractive. The City Attorney answered Mr. Shellito's previous question on procedures to keep Alves Drive closed: a Minute Order should be submitted to the City Council, including the list .of people present at the meeting and opposing the continuation of Alves Drive, and the reáson for their opposition. This would then be a matter of record. This procedure Would be more con- venient than clrculation of a petition. MINUTE ORDER: AYES: NAYS: ABSENT: Moved by Comm. Frolich, seconded by Comm. Hirshon, tnat the City Council be apprized of the objection to the extension of Alves Dr:Lve by residents on that street, with a list of their names and addresses; and, further, that these names be put .c:m record and main- tained so they will ,be notified by mail when the Tentative Map is scheduled for a Hearing. Frolich, Hirshon, Traeumer, Gates Comm. None Comm. Johnson Motion carried, li-O -12- PC-R15 ------------------------------------------------------------------ Minutes of the Planning Commission Meeting, 8/23/65 l3-U-65 Comm. Traeumer, in voting on this Minute Order, felt that publication of the Hearings would be preferable to notifying the people by mail. Moved by Comm. Traeumer, seconded by Comm. Hirshon, that the Public Hearings be closed. Motion carried, 4-0 Moved by Comm. Traeumer, seconded by Comm. Hirshon, that application l2-U-65 be approved, subject to the condition that a Tentative Map must be filed with the Planning Commission. AYES: NAYS: ABSENT: Comm. Frolich, Hirshon, Traeumer, Gdtes None Comm. Johnson Motion carried, ~-O F. A. L. CHADWICK: Use Permit for automatic car wash and auto repair center, at 20100 Stevens Creek Blvd. First Hearing. Mr. Frechette, architect for the applicant, displayed the plan of the layout for the proposed building, ex- plaining the various services which would be offered in this auto repair center. He added that this would not be the usual type of greasy, noisy and smoky repair center, but geared more for minor repair services where the housewife could bring in the car for small repairs. The building would be attractive and clean, and the area would be tastefully landscaped. This type of repair center is a new idea, and is being used by oil companies in the East. The plans will also be sub- mitted for H-Control approval if the Use Permit is granted. The Planning Director said the C-l-H zoning ordinance does not designate a car wash as such, but it is similar to a service station, which requires a Use Permit. However, a full repair shop is considered as light industrial use and would require a rezoning. The hope has been expressed that Stevens Cree!{ Blvd. would be developed along the lines of Wilshire Blvd. in Los Angeles. However, so far, there is only strip commercial, and there is a beginning of an automobile row between Blaney Avenue and Highway 85. In the Director's opinion, it is very hard to reverse such a trend, once it has started. -13- PC-R15 ----------------------------------------------------------------- Minutes of the Planning Commission Meeting, 8/23/65 81, OOl~ Chairman Gates felt that Stevens Creek Blvd. ~ill be an attractive entrance to Cupertino; a divided highway with a planting strip in the center, a college, and a planned community adjacent. He does not feel this type of struc- ture which the applicant proposes wo~ld be conducive to the beauty of the Boulevard. The aesthetic quality of Stevens Creek Blvd. is of material significance to resi- dential property values ln Cupertino. Mr. Frechette reiterated that this will be an attractive and an expensive structure, and will be well landscaped. It will not be noisy, and it will be some distance from the signalized intersection of Blaney Avenue. Comm. Hirshon said he realiz:es an automatic car wash is a necessary service, but feels another area in Cupertino would be more desirable. Comm. Frolich said, in his opinion, a car wash on a commercial street is feasible. Mr. Chadwick, the applicant, said he owns this property now, and has an established car sales business adjacent to it. He has done a great deal of research as to the best usage of this land, and feels this proposed plan is the most favorable. Moved by Comm. Hirshon, seconded by Comm. Frolich, to close the First Hearing. Motion carried, 4-0 Chairman Gates announced that Hearings on this applica- tion will be continued at the next regular meeting, on September 13, 1965. H. CITY PLANNER: Ordinàncesestablishing standardized symbols on zoning maps; regulating heights of build- ings and constructions; and providing for dedication of land or payment of fees for park or recreational purposes as a condition for approval of a subdivision. First Hearing. The Planning Director submitted a draft of Ordinance No. 220(f), on Zoning Symbols for the Commission's study, which introduce the Standardized Zoning Symbols. Since there are a few extensions beyond the symbols agreed upon by Santa. Clara County Inter~City Council, the Planning Director asked the Commission for a Minute Order to submit the draft to Mr. Bob Lawrence, Planning Director in Mountain View, who is appointed coordinator. -14- PC-R15 Minutes of the Planning Commission Meeting, 8/23/65 ---------------------------------------------------------------- MINUTE ORDER: Moved by Comm. Frolich, seconded by comm. Hirshon, to instruct the staff to send a copy of the proposed Ordinance No. 220(f) to Mr. Bob Lawrence, for his review. Motion carried, L!-O The Planning Director said that he had discussed a revised Ordinance for regulating heights of buildings and constructions, including antennae, and for re- quired park area in subdivisions, with the County and with adjacent cities. Various problems have turned up, so he was not ready to submit a draft. When the draft is completed, hearings will be publish~d and notices will be sent by mail to the group of amateur radio operators in the area who have expressed in- terest in the revised Ordinance. VII UNFINISHED BUSINESS Driveway near Pharlap Drive: This matter was brought to the Planning Commission at the last meeting, to establish a policy regarding easements or alley-ways in Cupertino. Comm. Traeumer Wondered how the Planning Commission could prohibit the developer from putting these driveways in back of the homes as long as the property owners are willing to share the easement. The Director of Public Works pointed out that a developer has to ask for permission to connect driveways with City streets. Easements must be recorded on the City Record Map. Comm. Traeumer added that when a final map is sub- mitted to the Planning Commission, it does not in- dicate where the driveways are located. He feels this should be solely the decision of the Engineer- ing Department. Chairman Gates countered that, since the City staff brought it to the attention of the Planning Commis- sion for their opinion, a Minute Order should be enacted to recommend a policy, as requested by the staff. -15- PC-R15 Minutes of the Planning Commission Meeting, 8/23/65 ---------------------------------------------------------------- MINUTE ORDER: Moved by Comm. Frolich, seconded by Chairman Gates, recommending that the staff permit this alleyway in back of the lots; with the condition that the staff ensures that arrangements be made for proper maintenance of the easement; and a second condition that traffic hazard created by cars coming out òf the alley- way to Woodbury Drive be brought to the attention of the Engineering Department for remedial action. AYES: NAYS: ABSENT: Comm. Frolich, Hirshon, Traeumer, Gates None Comm. Johnson Motion carried, 4-0 Comm. Traeumer wanted to go on record that his vote was based on the concept that the responsibility for ap- proval rests with the Engineering Department. VIII NEW BUSINESS There was none. IX ADJOURNMENT It was unanimously approved that the meeting adjourn at 12:05 A.M. APPROVED: /s/ Jack Gates Chairman ATTEST: Odck kuu___ Director of Planning -16- 3-TM-65 Appendix A to the Minutes of the Planning Commission Meeting of August 23, 1965 ----------------------------------------------------------------- STATEMENT BY MR. EWING, VICE-PRESIDENT OF THE COMMITTEE FOR GREEN FOOTHILLS My name is John Ewing, 27811 Lupine Road, Los Altos Hills. I am a vice president of the Committee for Green Foothills. As its name suggests, the Committee is concerned with, among other things, the preservation of open spaces, land usage from the standpoint of the maximum benefit to the community at large, and conservation. The Committee's membership is about 700, drawn from the Bay Area, including Cupertino, in the most part but with members from other parts of the State. ~ It is readily apparent that valley or flatland in the Peninsula is becoming more and more scarce and that, to an increasing extent, development will probably have to move more into the hills, if our population is to be housed. At the same time, the hills represent a prime reason for people wanting to live in this area, a natural asset of great beauty in addition to their role as a watershed and conservation area. The Committee for Green Foothills appreciates the interest of developers in uSing the hills for housing but it feels that the developers have an obligation to the area to do the best possible job of such housing. The Los Angeles area pro- vides too many examples of what happens when community interests are not served, from the standpoint not only of aesthetics but also from perhaps more practical considerations of landslides, fires, and water run-offs, and it is to be hoped that this sort of thing will not become common here. Our examination of the Tentative Map for the Askam-Jones hill development and of the site suggests that there is some danger in the development as proposed along the lines just mentioned. There appear to be problems of erosion, vegetation clearing and regrowth, access for fire trucks and school buses and, perhaps particularly, the view. The viewpoints are not now accessible to the citizens of Cupertino but that is no reason why they should not be. We would urge that consideration be given to a viewpoint with parking, or for the possibility of parking and walking to an unobstructed viewpoint, so that the great beauty and tremendous outlook which will belong to the householders on the hogsback might also be shared with the community. It seems conceivable that the apparent objective of the developers, of maximizing the number of lots within the z:oning minima might be realized in other ways which would contribute to maintaining the overall value of the hills for all of us. -1- 3-TM-65 Appendix B to the Minutes of the Planning Commission Meeting of August 23, 1965 ----------------------------------------------------------------- COMMENTS BY '¡'HE PLANNING DIRECTOR There is a conflict between the General Plan and the actual Zoning of the area in question. The General Plan shows most of the hill area in and adjacent to Cupertino as Open Space, which would allow agricultural and recreational use, including dude ranches, etc. Only a few areas are shown as residential, with a density of 0.5 dwelling units per developed net acre and including a total of only 475 homes in an area of about 10,000 acres. These residential areas are nowhere near the now proposed development. On the other hand, the existing agricultural A-2:B-4 Zoning allows development with one acre lots. It seems, that in absence of an action of the City Council to implement the General Plan, which might involve the City in financial responsibilities, the actual Zoning takes precedence over the General Plan. The latter is also a legal document, however, and an approval of the Tentative Map should be accompanied with a formal revision of the General Plan, recommended by the Planning Commission and adopted by the City Council. From certain points of view; it would be desirable to keep the hills as Open Area, but it seems not feasible or even preferrable to do so for the entire area. Development in the hills could create interesting dwellings, all with beautiful views, if well planned. The major objection to the proposed development is, that it includes heavy grading and that, while only a small part of the area would actually be usable, the entire area would be taken up by streets and private lots, with no possibility to move around except in a car. It should be noted, that the area is much steeper than most of Saratoga and Los Altos Hills. The proposed develop- ment would necessitate houses on small pads or on stilts, with most of the lot unused; not big, landscaped lots as in tho'se cities. One would like to see a modern development, with different types of building: big landscaped lots on the less steep slopes, ter- race houses where the roof of one house is the other's sundeck; a sprinkling of apartment houses, etc.; and with most of the area open and accessible to the citizens. A mathematical example may be of interest: Newer apartment developments, in Stockholm for example, have a density of about 8 dwelling units per gross acre, half of Cupertino's R-3-H. With this density utilized by high- rise buildings, only about 3% of the land would be covered by buildings, 6 to 10% including streets. With 90% left open, the hills in the Cupertino planning area could still house 250,000 persons, even with the aforementioned moderate density. This is not a recommendation, but it shows how much land can be left open and accessible with the high-rise concept. The major asset of a modern development on the hill partly covered by the Tentative Map now under consideration would be to leave the narrow, exposed hogsback ridge untouched. The present plan to develop this ridge would preclude such a further development. The developer would not have to commit himself now as to the -1- 3-TM-65 A.L. Appendix C to the Planning Commission Meeting of August 23, 1965 ---------------------------------------------------------------- PROPOSED CONDITIONS FOR AN APPROVAL OF ASKAM-JONES' TENTATIVE MAP (3-TM-65 ) 1. No point shall be graded to below 40' of the existing level. Street profiles shall be balanced as much as possible, to avoid excessive grading. At least 80% of the fill shall be placed in the central valley, not on the outside slopes north of Winship Place and south of the southern leg of Voss Lane. 2. Streets shall be 40' wide from berm to berm, except that the proposed widths of 30' and 2L¡' will be accepted, if parking pockets are provided to the satisfaction of the Central Fire District and to the City's Director of Public Works and the Director of Planning. 3. Street gradients shall not exceed 15%. 4. A turn-around 84' in diameter shall be provided at the end of Winship Place, and a 20' wide one-way loop shall be con- structed around Hill 933.7, with minimum possible grading. The hill itself shall be preserved as an overlook, accessible to the public. A water tank may be constructed at that point, but must be covered by earth so as to present a natural profile. The area around Hill 933.7 shall be in- cluded in a revised Tentative Map. 5. The 75' wide easement for the P.G. & E. high-tension trans- mission line shall not be made part of residential lots; and shall be made accessible to the public, subject to agreement with P.G. & E. 6. There shall be underground power supply in Winthrop Place and the southern leg of Voss Lane; "streamlined," or under- ground power lines in the northern leg of Voss Lane. 7. The Central Fire District's recommendations on capacity of water mains and storage tanks shall be followed. 8. Sanitary sewers and other drainage facilities shall be pro- vided to the satisfaction of Santa Clara County's Flood Control and Water District, santa Clara County's Health De- partment, Cupertino Sanitary District, and the City's Director of Public Works. 9. Adequate protection against erosion shall be provided to the satisfaction of the City's Director of Public Works. 10. An Engineering Geological Report and a Soils Engineering Report, such as specified in the Grading Ordinance of the City of Cupertino (No. 2l4-A) shall be required. -1-