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PC 05-13-91 CITY OF CUPERTINO, STATE OF CALIFORNIA 10300 Torre Àvenue cupertino, CA. 95014 (408) 252-4505 MINUTES OF THE REGULAR MEETING OF THE PLANNING COMMISSION HELD ON MAY 13, 1991 SALUTE TO THE FLAG: ROLL CALL: commissioners Present: Chairman Mackenzie Vice Chairman Fazekas Commissioner Mann Commissioner Mahoney Commissioner Austin staff Present: Robert Cowan, Director of Community Development Mark Caughey, City Planner Travice Whitten, Assistant City Engineer Charles Kilian, city Attorney Cheryl Kershner, Deputy City Attorney MOTION: APPROVAL OF MINUTES: SECOND: ABSTAIN: VOTE: MOTION: SECOND: ABSTAIN: VOTE: Corn. Fazekas moved to approve the minutes of April 22, 1991, as presented Corn. Mann Com. Mahoney Passed 4-0 Corn. Fazekas moved to approve the minutes of April 30, 1991, as presented Corn. Mann Corn. Mahoney Passed 4-0 POSTPONEMENTS OR NEW AGENDA ITEMS: - None WRITTEN COMMUNICATIONS: Letter from Patrick Milligan regarding item number 4. ORAL COMMUNICATIONS: - None CONSENT CALENDAR: 1. Application 4-U-89: peninsula Bible Church Requesting a one year extension of an approved Use Permit to construct and occupy a 4,700 s. f. second story addition to an existing church classroom building. Site located on the west side of N. Blaney Ave., northerly of Cedar Tree Lane. PLANNING COMMISSION MINUTES Regular Meeting of May 13, 1991 Page 2 2. Application No. 4-TM-89: Enriaue Alvarez Requesting a one year extension of an approved tentative map to subdivide a 30,500 s.f. parcel into two lots of 14,000 s.f. and 16,500 s.f. respectively. The site is located on the south side of McClellan Road, 200 ft. west of Kim Street. MOTION: SECOND: VOTE: Corn. Fazekas moved to approve the consent calendar Corn. Mann Passed 5-0 PUBLIC HEARINGS: - None NEW BUSINESS: 3. ApPlication 25-U-90: Pacific Gas & Electric Co. MINOR MODIFICATION of an approved Use Permit to place 23 linear feet of metal view screen along the east side of the Substation Operation building in lieu of landscaping and to create additional vehicle and truck parking along the South side of the Substation Operation building. Project area is located on the east side of the existing PG&E service yard on Homestead Road adjacent to the residential area served by Heron Drive. Com. Mann informed the Commission she would be abstaining from this application as she had an interest in the Company. Staff Presentation: Mr. Bob Cowan presented the staff report. He noted this is a minor modification to change a condition of approval regarding a privacy screening of homes on the eastern boundary of the property and relocation of parking spaces. He stated the applicant would like to use a metal view screen in lieu of the landscaping and showed diagrams describing this. Mr. Cowan stated if it was the intent of the Commissioners to provide visual screening for the entire site, then the best solution would be to add more landscaping as originally sought. He noted staff does not support the change and would like to see landscaping. Staff felt the relocation of the parking spaces is acceptable. A"(mlicant Presentation: Mr. Mark Davis, Architect, stated the wording of the condition relating to screening is unclear. He noted the existing property line has an 8 to 10 ft. masonry wall which screens all views from the single story residents along this property line. Mr. Davis felt it is a costly proposition to both plant and maintain landscaping in an undeveloped portion of the site to provide screening for one two story resident. He felt a limited screen was more appropriate. Mr. Davis stated the reason for the metal view screen was to provide something that would not deteriorate very quickly. PLANNING COMMISSION MINUTES Regular Meeting of May 13, 1991 Page 3 The Commissioners agreed with staff regarding the relocation of parking spaces. Com. Fazekas supported the landscaping on the East property line. Corn. Mahoney concurred, noting his only concern would be the water issue. Corn. Austin supported landscaping. In response to Chr. caughey stated staff Xeriscape Guidelines. Mackenzie's is working question regarding water with applicants to use Mr. the Chr. Mackenzie stated it was the Commissions intent to have landscaping along the East boundary line to improve the aesthetics of the site. Mr. Cowan stated he would make the minor modifications to the condition so as to relate to screening the entire site. MOTION: SECOND: Com. Fazekas moved to approve application 25-U-90 Revised subject to the findings and subconclusions of the hearing with Condo 2 to read "New planting should be directed along the east property line to prohibit views from the residences to the entire site, especially two story residencies. Com. Mahoney Mr. Davis stated the 10 ft. masonry wall provides screening and suggested the potential of landscaping along the building which would soften the character of the building. He noted the applicant is concerned about the verbiage "directed along east property line" and asked that this issue be addressed. Corn. Fazekas suggested requiring a comprehensive landscape plan of the site. He noted the entire site is a concern. Mr. Cowan stated that Condition 10 requires the applicant to submit a comprehensive landscape plan. Corn. Fazekas suggested screening to be at 45 degree angles from eastern corners for all structures. Corn. Fazekas withdrew his motion. MOTION: Com. Fazekas moved to approve application 25-U-90 subject to the findings and subconclusions of the hearing with Condo 2 modified to read "New planting should be directed along the east property line to prohibit views from the residences towards the substation building in an area PLANNING COMMISSION MINUTES Regular Meeting of May 13, 1991 Page 4 SECOND: ABSTAIN: VOTE: east of the substation building and within 45 degrees of the ends of the building. Com. Mahoney Com. Mann Passed 5-0 4. Monta vista Center Partners Request to set a Public Hearing to consider a GENERAL PLAN AMENDMENT to allow residential use emphasis on the former Monta Vista Hardware site (APN326-19- 117) in lieu of meeting the Neighborhood Commercial use objective for the Monta vista commercial district stated in the "Function" statement for the Monta Vista Special Planning Area in the Land Use Element. Located on the north side of Stevens Creek Blvd. 300 ft. west of Mann Drive. Staff Presentation: Mr. Mark Caughey stated this site is the Monta Vista Hardware Center. He noted the developer received approval over a year ago to rehabilitate this site as a mixed-use project. The developer has had problems pulling this together as currently approved and would now like to modify the constraint in the General Plan which emphasis commercial use on this site. Mr. Caughey explained the two step process for considering a General Plan Amendment. He noted if the Commission agreed that the arguments are of sufficient weight and are constant with the object of meeting other General Plan objectives then it would be appropriate for the Commission to direct staff to set a date for a public hearing, at that time the relative merits of the argument would be debated. Regarding Mr. Milligan's request, Mr. Caughey stated staff suggested May 28th for the public hearing, this coincides with the budget hearing and Mr. Milligan requested June 10th. Applicant Presentation: Mr. John Wheatley, Ensign Development Co., stated it is economically unfeasible to develop what was previously approved. He noted they are interested in developing this primarily as a residential site, stating the site is surrounded by residential. A small portion of the site would be retained for Commercial. He noted by allowing more residential development on this site, a larger amount of much needed affordable senior housing can be developed. In response to Com. Austin's question regarding affordable housing, Mr. Wheatley stated the plan would be to concentrate low density and on the east end there would be retail on the ground floor with senior housing on the upper floor. In response to Chr. Mackenzie's question regarding the primary use for this site, Mr. Wheatley stated two thirds of the site would be low density residential with one third being commercial and senior housing with no office space. PLANNING COMMISSION MINUTES Regular Meeting of May 13, 1991 Page 5 Chr. Mackenzie opened the hearing for pUblic comments. Ms. Ann Anger, President, Monta vista Improvement Association, suggested postponing the amendment. She noted this is a good location for senior housing and encourages it. Corn. Mann stated the land use activity may be outdated depending upon the change. Corn. Mahoney spoke in favor of the amendment. Corn. Austin concurred. Com. Fazekas and Chr. Mackenzie stated he is in favor of the amendment because housing is important in the current General Plan, an amendment to allow more housing on this site is appropriate. He disagrees with the idea that if property cannot be leased, the General Plan should be changed. SECOND: VOTE: Corn. Mann moved to set a public hearing, date to be set by staff, for a General Plan Amendment on the finding that housing is important in the current General Plan. Corn. Mahoney Passed 5-0 MOTION: 5. Discussion of Planning commission's Preliminary General Plan Goals. staff Presentation: Mr. Cowan stated the Planning commission at this hearing should begin the goal setting stage. He noted the goal at this hearing is to discuss basic issues facing this community and to discuss preliminary goals which the Commissioners have developed. He noted there will be input from other Commissions in the near future and once the goals are developed they will then be tested. Chr. Mackenzie stated each of the Commissioners should discuss their primary goals for the City and then there will be input from the public. He noted there will be input from other commissioners as well as from specific consultants hired by the City. He hopes by the end of June there will be specific goals. Corn. Austin's goals: 1. The city center/crossroads area should be planned as a distinct recognizable area and the Community character could be enhanced by encouraging neighborhood coalitions. 2. Future development should be approved if it benefits both current residents and business that have contributed to the community and there should be a balance of retail/housing/apartments. PLANNING COMMISSION MINUTES Regular Meeting of May 13, 1991 Page 6 3. If greater density is necessary it should be along stevens Creek, De Anza and Stelling, while remaining sensitive to surrounding neighborhoods. Needs of property owners and businesses must be addressed with a balanced view. 4. Affordable housing for young professional people should be a priority. Areas must be zoned for apartments. JObs/housing balance should be a priority. 5. Parks and open space land should be protected, both through public and private means. 6. Transportation is a concern highest level of service. the "Grand Boulevard". and the city should strive for the Sacrifices may be justified along 7. New development should be approved if it provides fiscal benefit to the city. 8. Communication between the community, schools and the city should be enhanced. 9. Regional cooperation is important when coordinating projects, while retaining active local control. Com. Fazekas' goals: 1. Create an identifiable new town district near the Grand Boulevard at either the Vallco or Crossroads area. He suggested traditional designs of a small town business district with a mix of public buildings and privately owned buildings, including retail at ground level. A sense of identi ty and civic pride and to encourage a place where families can go as well as having restaurants and entertainment. Develop this area as a regional attraction to encourage economic development of the Grand Boulevard and existing retail centers. 2. Allow density increases only in exchange for serving a specific social goal or in exchange for adequate fiscal compensation to the City. Specific social goals include affordable housing, new town district, transit stations, street improvements beyond normal needs, dedication of land to the city for parking and parkland. Fiscal compensation for development rights would be based on a fee per square foot of additional floor area beyond 1991 entitlement. Mitigated development rights are subject to the other goals and objectives of the General Plan. 3. Reforest Cupertino by aggressively planting street trees. Develop a master planting plan with citizen input. Increase by ordinance the number of trees required per acre on new or PLANNING COMMISSION MINUTES Regular Meeting of May 13, 1991 Page 7 remodeled developments. 4. Hal t tract-style residential developments through detailed architectural guidelines and review processes. Create forested villages of unique homes. Affordable housing must be included in all residential and commercial developments or a housing mitigation fee paid. Provide an adequate amount of retail space within walking distance of all residential properties. 5. Develop the Grand Boulevard concept. Develop the length of stevens Creek from Highway 85 to the western city limits into the Grand Boulevard. Increase number of trees, street improvements and add art, street furniture and monuments to enhance its unique qualities. Only construct that which would increase retail sales. Develop a high visibility signage program. predesign improvements and analyze land use decisions based on the assumption of light rail or monorail being built by the year 2000. Underground utili ties on stevens Creek Blvd. Com. Mahoney's goals: 1. Enhance focal points and city identity 2. Maintain or enhance quality of neighborhoods existing residential 3. Provide a balanced transportation system integrated with the regional system. 4. Allow appropriate growth of business to provide community resources, including, but not limited to, tax revenue. 5. Explore Grand Blvd. concept and implement. 6. Promote affordable and low-cost housing. 7. Achieve a more balanced jobs/housing mix 8. Retain/enhance existing park/recreational areas. He feels what is in the City at present should be retained. Com. Mann stated Cupertino's constituency consists of all the people who have an economic interest in the City, which includes businesses as well as residents. 1. Future development must be for the benefit of both citizens as well as businesses. PLANNING COMMISSION MINUTES Regular Meeting of May 13, 1991 Page 8 2. Housing: Expand supply of residential units for all economic segments to achieve greater housing opportunities. 3. Circulation: Place transportation along major arterials. 4. Regional Cooperation: Promote and support regional planning and cooperation. To help solve problems such as jobs/housing imbalance which the city cannot solve in itself. 5. Environmental Resources: Protect sensi ti ve natural areas, anything which is irreplaceable. 6. Maintain community quality of life, which has to be determined. Chr. Mackenzie's goals: 1. Cupertino should be single family homes. be maintained. primarily suburban with middle class other uses are secondary. This should 2. Appearance is very important, the city should look attractive. 3. City should be a convenient place to live. This means readily available services and a working transportation network. The city should be reasonably self contained. Planning for future transportation services and high density development should be concentrated along future transportation sites 4. The city governments should be fiscally sound. 5. Housing that is not middle class R-1 should be less expensive, not more. Densities for this type of housing should be pushed as high as possible without compromising Cupertino's overall character. 6. The city should be friendly. Buildings developments, sUbdivisions should not be walled off directly or indirectly. 7. Retail activity should be concentrated at a few nodes. 8. Uses other than R-1 work best on large parcels of land. Aggregation of small parcels should be encouraged. 9. Housing that is not R-1 should be rental, not ownership, to make it more affordable. 10. Market rate affordable housing is preferable to subsidized affordable housing. PLANNING COMMISSION MINUTES Regular Meeting of May 13, 1991 Page 9 11. To encourage economic development, developers should know what the rules are and they should be consistently applied. Development rights should be clearly allocated to parcels in terms of the number of square feet allowed or the size of building allowed as perceived by the citizens. 12. R-l flag lots should be disallowed. 13. street trees should be placed wherever possible. 14. Growth of the city can continue, but at a slower pace than in the 1980's. Renewal should continue forever. 15. A good recreation system. Full-service hotel would be an asset. People should participate in managing the city. 16. A good park and recreation system should be available. 17. Architectural guidelines should be established to support primary goals. The Commissioners went on to discuss their goals. Corn. Mahoney did not feel that Cupertino could be defined as a suburban city. Corn. Mann stated she would like to see goals that can be addressed, are somewhat concrete and how this can be accomplished. The goals should be realistic and more specific as to what the City needs. Com. Fazekas stated the only way to force mixed-use is to zone it. He also felt many goals are vague and should be more specific with regards to identifying sites for mixed-use development. Mr. Cowan stated early General Plan goals were strictly visionary, what he would like to see developed is a plan with a long term vision and still have a series of sUb-goals and objectives to be reviewed on an annual basis. Com. Austin supported the annual review of the General Plan and suggested the neighborhood groups contribute to the process. She supported the concept of identity and civic pride, retail within walking distance and underground utilities. The city should be friendly and security of the major companies should be addressed to allow this. Corn. Austin supported Corn. Mahoney's goal relating to providing job benefits and to enhance what the city already has. Com. Mann stated that Cupertino has changed and will continue to change and this should be enhanced. PLANNING COMMISSION MINUTES Regular Meeting of May 13, 1991 Page 10 Com. Austin expressed concern regarding affordable housing in Cupertino and noted that Corn. Mackenzie's goal number 1 is trying to accomplish more affordable housing. Com. Fazekas stated that open space should be used as an incentive for higher density. He felt the City had enough open space. Com. Austin stated open space goes quick, once it is developed, the open space cannot be replaced. Com. Mann stated discretion must be used when considering open space. Corn. Mahoney stated most of the parks in the City, with a few exceptions, were developed as parks. In response to Com. Fazekas question regarding Mr. Cowan stated Tandem Computer is interested creek, noting there are technical problems to the water district. Corn. Fazekas stated commercial get the maximum use. the Calabasas Creek in a section of the be worked out with parks adjacent to Corn. Austin questioned Chr. Mackenzie's comments regarding transportation, Chr. Mackenzie stated his plan is to put high density development where the transportation corridors will be. Com. Mahoney stated the automobile cannot be ignored as it will be the primary transportation for years to come. Chr. Mackenzie opened the hearing for public input. Mr. Don Burnett supported the process of the hearing. He noted the housing shortage is County-wide and was pleased to see the recognition by the Commissioners regarding the housing concerns. He noted he also sees a recognition of past mistakes. He feels the open space at the city center is not used as it should be. Mr. Phil Zeitman, 2290 Cricket Hill, commented on Chr. Mackenzie's goal number 11. He noted one of the major concerns of the 1983 General Plan is that is very easy to misinterpret it. He noted it is important to identify the goals and areas for affordable housing, future development and retail and stick with this. He supported the idea of reviewing the General Plan annually. In response to Com. Fazekas question regarding the property owners rights and obligations, Mr. zeitman stated the city should stay with what is written in the General Plan. Mr. Herman Hitchman, Chamber of Commerce, noted he supports the process of the General Plan hearings. He stated the general plan needs to be specific, but should also be flexible depending on the market at that time. PLANNING COMMISSION MINUTES Regular Meeting of May 13, 1991 Page 11 Ms. Nancy Burnett, 729 Stendall Lane, noted the open space at the city Center is not used on weekends. She noted we need to maintain the amenities people moved to cupertino for. She noted if standards have to be changed careful attention must be given to the specifics. In response to Com. Fazekas question Ms. Burnett stated she liked the idea of being able to walk to retail centers. Mr. Paul Olgenfritz, Danube Dr., stated the changes in the past have been for the developers more than residents. He noted there should be no high density before mitigating amenities are there. Housing should be provided for middle class computer professionals. He noted the areas were mistakes have been made should be identified and come up with a plan to fix this mistake. He used city Center as an example and suggested a retail mall with pedestrian bridge. He noted the General Plan should be followed as written. Ms. Nancy Hertert, San Juan Rd., stated she supports the procedure of the General Plan hearings. She noted open space is important and noted that high density areas should have trees. stores should be up towards the sidewalks. Mr. steven Hayes, San Juan Rd., noted that comments from the citizens Goals Committee are being referred to. He supported the concept of objectives which can be identified and is very optimistic about the General Plan. He noted the concept of a downtown area is a recurring plan and the city needs identity and to enhance what is here. He noted with a large number of employees there is an opportunity to support attractive retail. Mr. Darwin Throne, 22958 Cricket, supported the process of the General Plan hearings. He stated the General Plan needs to be as specific as reasonably possible, if not there is no foundation to stand on. He urged more emphasis on open space and park goals and there should be specific zoning. Ms. Wordell noted the next hearing will be scheduled for June 10, 1991. 6. Selection of a Planning commissioner to serve on the Grand Boulevard Committee. Mr. Cowan stated the Council will be discussing the matter at their next hearing and making a final decision if this committee will be formed. Chr. Mackenzie nominated Commissioner Fazekas to serve on the Grand Boulevard Committee. REPORT OF THE PLANNING COMMISSION: - None