PC 06-26-75CITY OF CUPERT.INO , STATE OF CALIFORNIA
10300 Torre Avenue, Cupertino, California 95014
Telephone-, 252=-4505
MINUTES OF ADJOURNED REGULAR MEETING OF THE PLANNING COMMISSION
HELD ON JUNE 26, 19755 IN THE COUNCIL CHAMBER, CITY HALL
CUPERTINO , CALIFORNIA
PC--.196
Page 1
SALUTE TO THE FLAG i
Vice -Chairman Adams called the meeting to order at 7:40 p.m. withl
the Salute to the Flag.
i
ROLL CALL
Comm. present. Cooper, O'Keefe, Woodward, Vice --Chairman Adams,
Chairman Gatto (7a42 p.m.)
Comm. 'absent: None
Staff presents Director of Planning and Development Sisk
Assistant Planning Director Cowan
Assistant City Engineer Whitten
Associate Planner Laurin
PUBLIC HEARINGS
1. CITY OF CUPERTINO: Public Hearing to consider
1973 Comprehensive General Plan.
I
a. Hillsides
The Planning Director introduced the items that would be discusse.
at .this meeting and the staff members involveda �
The Assistant City Engineer reviewed "APPENDIX C.—HILLSIDE ROAD
STUDY" and accompanying maps on the bulletin board, Based on the
direction .the staff received from the Planning Commission at the
June 12th meeting, the Engineering staff evaluated the cost and 1
methods.of financing of the two basic loop proposals.
Road Cost Low Density City Plan Max. Dev.
42 units 141 units 307 units
Alt. A $2.93175,000 $55,167.00/d.u.. $16,433.00/d..u. $T,547.00/d.
Alt. B 3,220,000 7611667.00/d.u. 22,837.00/dtu. 10,.4 MO/d.u.
Methods of financing improvements via assessment district; bondin,
city funding cost of improvements and other means were explored. j
1'C-196 MINUTES OF THE' DUNE 26, 1-975 PLANNIAIC COMMISSION 11I;1:'PING
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Alternate methods of r.cquiring street i_rnprovements were also explored.
It was estabLished the developer a-,d%or property owner would install
all improvements within the proper y boundary. Deferment of the
actual street i.nrpr.ovements o-_i t1-1c. roperty is possible beyond the
point needed by the i.ndiv:i.dual dev _c,pment. However, if it is deferred
some 5 or. 10 years, i.t ':l111ounL5 to .r devel-oper signing a "blank check",
s
which would be passed on in tit.l.c ,.o Future owners of the units.
i
Another possibility whe.re.by the de eloper. and/or property owner
constructs just the necessary strL—t _i(r:provements for his development
f
and dedicates all the right-of-way required to adjacent properties.
The adjoining property owner and/o- developer would extend the road
from its present terminus to the p+,int needed for his development at
i
his own cost.
A third possibility would be the total street network would be taken
as a dollar value and, based on thc: total number of dwelling units
from the slope donsity forrrula, lii.iit:s of road improvements for each
landowner or parcc.1 could be developed and defined on a reap. If it
should become necessary for a deve_'oper to extend the road beyond
the liitrits of hi.s development, thi; cost_ incurred can be returned to
him when the other property develops by use of the Unimproved Street
Ordinance. This third method'appe, r.cil t+be the most equita' le.
The Assistant City Engineer noted that these street improvement figures
did not include telephone, elEctric nor gas .lines since the staff was
unable to get their figures. Becaise of the cost, the City might want
to consider overhead :Lines for sin,, l Le--f�,+,iily homes in the hi.l.ls.
11 Normally, the sei or and water amour -IL to 1/4 of the total cost of
improvements. Grading cLll run about $30.00 per foot. With grading
and sewers only, we m_i.glrt get the costt down to about $40.00 per foot.
There are approximately 400 acres iz Regnart Carryon and Lindy Canyon.
Comm. Woodward suggested a relativ(!-V ritral road system leading up
to a cluster deve:1c)>>me�nt in the hiJ LS, With City standard streets
within the cluster development.
The Seven Springs Ranch and Church :'roporty will probably have essentially
basic subdivision costs.
It was brought out that P.G. & E. c,.ill. furnish 1.300' of primary on
overhead lines to single-fa�:iil.y del, �lopments.
Details of the June 26, 1.975 memo from the Director of Public [-corks,
regarding "Engineering input into 111.111 Area General- Plan", were discussed.
This includes data from the 'Traffic Crn:;ul.tant Don Goodrich.
MINUTES OF THE JUNE 269 1975 PLANNING COMMISSION MEETING
Mr, Goodrich suggested various techniques..to make.a road less
appealing to commute traffic, thereby reducing peak lane require-
ments: stop signs, widening of the road only when traffic condi-
tions demand it. However, the only alternates to Stevens Creek
Blvd. are McClellan Road and Fr-eeway #2M McClellan is not an
alternate and the freeway is already congested. There appears at
this time'no way to reduce the appeal of Stevens Creek Blvd. as
a commute routes
It was felt by Mr. Goodrich that Bubb Road could be held at 2
lanes if intersections were widened to 4 lanes and. side conflicts
are minimized. ,This factor can be applied.to any street in the
area except,Foothill Blvd.. and Stevens Creek Blvd.,
Traffic figures for Stevens Creek Blvd. west of Foothill Blvd. ar4
needed, as well as a sensitivity study of second access from the
Church Property to Stevens Creek
PC-196
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At this point, Chairman Gatto wanted to discuss the basic question
of policyr I
There was a consensus that the policy for the hillsides would be
governed by the holding capacity of the hills. Comma O'Keefe
noted that development in the; hills will be expensive, neverthele s,
the City cannot subsidize this area. I
Comm. Adams asked if Alternate B could support more units than
Alternate A. The Associate Planner said Alternate B would be the
street system for individual developments and A would be for
..clusters.
Comm. Adams felt it should be the burden of the hillside property
owners to take care of the cost of the road system.
Comm. Woodward said it should be established that kind of road
standards are set for very hilly areas and for the relatively
flat areas within the hills. The City also needs to look at how
the costs should be allocated. He believes we would be hard-
pressed to get the property owners close to the present road
system to contribute to the extension of those roads
Comm. Cooper agreed.
Chairman Gatto pointed out that, at this point it is important to
establish the character of the roads in the hillsides and how
the Planning Commission would like the financing to occurs
Mr. Jacobs, a present property owner along Regnart Canyon, said
he would be reluctant to pay for development of other properties_
He also emphasized his wish to save the creek,
1Q6 MINUTES OF Till" JUNI' 26, 1975 PLA1NN' NG C:ov"lIISSIO ; MEETING
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Mr. Childress, Pr(,sident of Reglan 1111.ter. Company, said the people up
there have had to rai.ntaan their o..n ro<3d systems and services, Reglan
;,Dater Company has .125 water: meters nuw ,and can go to 250. They serve
up to 825` elevc-ir-i_ori now,
The Planning Director commented that it may be that urban services
are not feasible in the R.egriar.t Carryon area.
The Assistant- City (engineer stated that - maintenance costs of County
roads are higher t.h,,:rri for roads bu:'.lt to City specif ications . To
lower the road standards would result in increased maintenance costs.
Comm. O'Keefe o';served piecemeal development makes poor planning.
An early decision should be made a:; to poLi.cy up there.
Comm. Woodward notad that this is a wooded area and wood utility poles
would not necessarily be obtrusive,.
Mr. Gaubatz, a cit.zc-.rr in the area , said the people who move up there
do so to get away from close proxir.ri.ty ._o their neighbors. Ile asked
the Planning Comun.ission to consider- tale People who already live up
there.
Mr. Jacobs said Lhey are circulatiig a petition right now to get
rid of the cable 'i `.' up th:�r. e. He earned that th commercial property
up there has already been rezoned.
Mr. Childress agreed the Canyon sh(ri.ld be kept nice to protect the
-investment of the people already there.
Comm. Woodward was answered by the Assist ant City Engineer that there
are 4 or 5 people up there noti,<<,,ho have deferred agreements. The
agreement says that upon 6 months i)ti.ce from the City the property
owner will install the i.rlprovenrenu . They also agree that in the event
an assessment district is formed ul- there, theirs will be a "yes" vote.
The Associate Planner answered Comr Cooper that there are about 30
property owners Iivina on their pre )crty tip there now and about 20
property owners w_i i:iron t a house. ( m:r.. Cooper said she would like to
hear more of what the people preser _ly irp there want.
Comm. Cooper asked what mechanism (-n.n be utilized now in the case of
some property owner wishing, to dev(1_op. The Assoc-i.ate Planner said the
way it is now, the maximum number c is -tr1 its that: could be up there would
be the same as the .low -density fors rla. We would h�rve a lot of
driveways.
P G
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MINUTES OF THE JUNE 265 1.975 PLANNING COMMISSION MEETING
Comm. Woodward summarized the Planning Commission's feelings:
1) The cost of any capital improvements would be borne by the
landowners rather than the City at large.
2) Until urban services are brought into the area, the rural
slope/density formula is to be used.
3) The improvements, as they occur, will be initiated by the
individual property owner or developer.
4) Skeleton street: The property owner or developer will dedi-
cate but not contribute to off -site improvements.
5) A 24' street with concrete curbs and gutters and overhead
power lines will be allowed in the hill areas.
Comma Cooper said the City must make sure there is adequate.fire
protection in the area,
The Assistant City Engineer answered Comm. O'Keefe that the City
will be responsible for.maintenance of the roads, even though
they are built to County standards. Comm. O'Keefe did not
necessarily go along with this. He said every taxpayer should be
considered
Mr. Bill McGuire said he has 5 acres along Regnart Canyon. He
asked who is going to force road construction back into the inac-
cessible part of the canyon in order to get the improvements paid
for He objects to very long driveways. He is very concerned
about the high cost of the public streets. He wondered if a
person living along Regnart Canyon Road has to put. in street
improvements now, Chairman Gatto said_.all he would basically
need at this time is water service, septic tank; etc,
Comm. O'Keefe said he was in favor of underground utilities in
the hills.
It was noted that the City recently put on overlay on the road as
far.as Herb Regnart's driveway at a cost of $7000 for about 3000'
The Planning Director said Dr. Myronak is in the process of
preparing a document on air quality and energy which should,be
completed by mid -Julys This is required by Law.
The Assistant Planning Director briefly reviewed the "City of
Cupertino General Plan Program Description and Standards of Land
Use Designations Within The Lower And Upper Foothills Area of the
General Plan Revision -- Exhibit C-2". The Commissioners were
asked to study this prior to the next meeting, Pages 29 and 30
were discussed. If we allow 15% increase in density or if the
developer shifts his density (density bonuses), we are talking
about 200 or less units to achieve low/moderate income housing
units.
PC-196
Page 5
il 1 N'TrES n2 THE 'M I'll", 26, 1975(:():.i Il I [W M I 'T ING,
PLanlv''l ' ,, WL I ll�lvc! F c) 1: Elie t. 11 il I s [d o S t-.u(jy
r-he (on eE these c «zcnts is Hie, maE£iz. The Al';soc LaLe
.1-allnoc mEled in Tcezr2 1:r) Ll'(! DIZIr is no abrupt ch'.-til.ge
hoLwecu dle pluis's uId mLilu,"IS
n r c-, to t: h o 14 111,1 F 1, c it r." A s germ! that I-.tll e [I yoo widen
at an im-ersecLion Lii o22eJ ro abo«Era the signal CEnio\ it: docs nothing
S(7-1-106llle Of fUtLll:o. meetings: JIII L v 10 H i-1.1 CIO S rudy
t.1 y 'R, C' 1: 2Ta2Ri1g Cow J's i o I I yeetiRq
July t 7 De A n3:?. L VC1 . S t- I t d y
y ,ty - tentative
Jet/ Plailtliill,;, Cclmr.lLssfcn Meeting
4UJOURl
Cllaitman G-ILLO adjo.tirne(l nis at: 10:26 p.m, to 7:30 (),I-l- Ally 1-0)
1975.
P 1 O VE 1) :
ATTEST:
City Clerk