Reso 1803 24-Z-77
RESOLUTION NO. 1803
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
RECOMMENDING THAT THE CITY COUNCIL ADOPT THE ATTACHED
LIST OF COMMUNITY OBJECTIVES (LABELED EXHIBIT A) FOR
DEVELOPMENT OF THE 50-ACRE TOWN CENTER NORTH PROPERTY
• AS SHOWN ON EXHIBIT B.
The Planning Commission makes the following findings with respect to these
community objectives:
1. That the subject site is a valuable asset to the community in
terms of its capacity to accommodate a substantial residential
yield. A medium density development will help to provide a
range of dwelling unit types, and will re-enforce the high
intensity of land use appropriate for the proposed Town Center.
2. That the commercial/office development option shall be large
enough to accommodate the commercial, office, entertainment
and dining establishments necessary to fulfill this property's
role as the "Town Center" of the community.
3. That the proposed community goals and objectives set maximum
development 31m-ftations which ensure that the subject property
will conform with the original traffic assumptions for this
property.
4. That, inasmuch as the development option permits the developer
to exceed the density limitations of the General Plan and in
light of this property's capacity to accommodate residential,
a minimum of 20% moderate-income housing shall be incorporated
into the residential development. The moderate-income housing
units may be accommodated through the inclusion of HUD assisted
housing, and/or through the accommodation of some privately sub-
sidized below-market units.
5. That the subject property must utilize imaginative project
design to complement this property's role as a community focal
point. The building form shall incorporate areas devoted to
pedestrian and passive recreation-oriented uses.
6. That the subject property is affected by a series of economic
market constraints,.. as identified in the report entitled,
"Cupertino Town Center North - Economic Evaluation of Proposed
Development Alternatives", as prepared by Williams, Kuebelbeck
and Associates, Inc. The Commission recognizes these economic
constraints and has incorporated appropriate land use/social/
design objectives.
• -1-
•
24-Z-77
PASSED AND ADOPTED this 23rd day of January, 1978, at a regular meeting of
the Planning Commission of the City of Cupertino, State of California, by
the following roll call vote:
AYES: Commissioners Adams, Blaine, Gatto , Markkula, Chairman Koenitzer
NAYS: None
ABSTAIN: None
ABSENT: None •
APPROVED:
• /s/ R. D. Koenitzer
• R. D. Koenitzer, Chairman
Planning Commission
ATTEST:
James H. Sisk
Planning Director
410
•
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•
• ATTACHMENT A
• COMMUNITY OBJECTIVES - TOWN CENTER NORTH PROPERTY
Community Land Use/Social Objectives
1. The overall 50-acre Town Center North Property site shall be developed
and integrated in a unified fashion. The conceptual development plan
shall illustrate the techniques to be utilized to ensure compliance
with this objective.
2. The land use mix shall be permitted a maximum potential of 200,000 sq.
ft. of commercial uses and/or 100,000 sq. ft. of office .space, provided
that the .combination of commercial and/or office uses shall not exceed
a maximum of. 250,000 sq. ft.. The bulk of the commercial/office develop-
ment
shall be- located west of the future extension of Torre Avenue.
However, the developer shall .have the ability to extend some of the
commercial/office facilities onto the portion of the property located
east of Torre Avenue. In addition. to the Planned Office/Commercial
component, the Town Center North property shall be permitted a maximum
of 400 dwelling units on the property east of Torre Avenue. The
developer shall incorporate a complementary residential component on
the property west of Torre- Avenue.
3. The Cupertino Town Canter 'shall function as a center of commercial,
offices, entertainment, recreational and residential uses. The
combination of uses shall primarily focus on serving the needs of
IIIemployees and residents working in the Cupertino area. The market
attraction may be extended to a Countywide emphasis if it is deemed
necessary to more closely realize the community-oriented objectives.
A public/quasi-public element may be incorporated into project's
combination of land uses.
4. The mixture of commercial and business uses should take advantage
of daytime and evening residents, and daytime employment within the
Cupertino area. For instance, the Plan may incorporate a commercial
base with emphasis on specialty dining and entertainment establish-
_ ments which could serve both daytime and nighttime clientele.
5. The internal circulation pattern for the Cupertino Town Center shall
be consistent with the future circulation system for the Cupertino
Core Area. The circulation plans should provide for the convenient
movement of pedestrians and vehicles to all proposed uses, and other -
uses in the community which are complementary in nature. This may
include consideration and coordination of a mutually funded public/
private mini bus system connecting Vallco Park, the Cupertino Town
Center, the North De Anza Boulevard/Four Phase Industrial Park area
and possibly the De Anza College/Flint Center area to ease traffic
movements during the normally congested lunch hour and peak shopping,
entertainment periods.
• 6. The residential portion shall accommodate a minimum of 20% moderate-
income housing (i.e. housing which is affordable by families earning
80% of the median family income of families in Cupertino) . In terms
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Attachment A (continued)
•
of the date of adoption of this plan, the median priced residential
411 . units should provide housing priced between $50,000 to $60,000 per
dwelling unit, and rental rates between $300 to $400 monthly for a
medium income family of four, or $250 to $300 for a one to two bedroom
unit oriented to the empty nester. It is expected that homes or rental
units in this range could be affordable by families earning between
approximately $17,000 to $20,000 annually. The residential portion
should strive to provide a mix of residential unit types with a
particular emphasis upon serving the rental and ownership housing
.needs of families. The moderate income units shall be integrated
into the remainder of the residential development.
•
Design Objectives
1. The building design shall strive to develop a distinctive urban
focal point and visual landmarks separating the Town Center from
• the surrounding low-density urban development. The building form
shall incorporate a series of connected buildings with open air/roof
top plazas, landscaped pedestrian walkways and bridges, amphitheaters
and abundant seating areas to encourage pedestrian flow and realize
the Town Center'.s role as a gathering place for local residents.
Commercial/dining/entertainment uses shall be encouraged to create
open areas for the normal conduct of business.
If necessary, the building form may utilize low-rise structures to '
provide more ground area devoted to pedestrian-oriented uses. Also,
IIIthe development form is encouraged to incorporate multi-level or
underground parking structures to diminish the visible land area
devoted to the automobile.
•
2. The. residential building forms shall. provide for urban living in a
park-like settin . The developer shall review the possibility
g P p i y of •
dedicating and improving a public park within the overall develop-
ment, in lieu of park dedication fees normally received from the
residential portion of the development. Said. park shall attempt
to integrate with the planned recreational facilities of the
residential development. Additionally , the park area shall be
utilized to integrate and separate the residential land commercial
project mix planned for the_ area west of Torre Avenue and provide
a link between the developments located in the area east of Torre
Avenue.
3. The building design and site plan shall complement •land uses located
south of Rodrigues Avenue. In particular, the design should utilize
pedestrian walkways, landscaping and site design techniques to comple-
ment the Cupertino City Hall complex, possibly utilizing an. open plaza
at the street corner of Torre Avenue and Rodrigues Avenue, and the
corner of De Anza Boulevard and Stevens Creek Boulevard to encourage
pedestrian movement in these areas.
4. The. development form shall integrate major "anchor" tenants or large
specialty tenants into the project design utilized for the remainder
of the Center. This objective is included to ensure that no parti-
cular user dominates the building form of the commercial facility and
ensure that the project design is of a creative form, which does not
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• Attachment A (continued)
utilize standardized major tenant configurations normally found in
other shopping centers throughout the Santa Clara Valley.
411
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•
411
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