Loading...
PC 02-28-77 CITY OF CUPERTINO I STATE OF CALIFORNIA 10300 Torre Avenue, Cupertino, CA 95014 Telephone: 252-4505 PC-248 Page 1 MINUTES OF THE REGULAR MEETING OF THE PLA.'1NING COMMISSION HELD ON FEBRUARY 28, 1977, IN THE COUNCIL CHAMBER CITY HALL, CUPERTINO, CALIFORNIA SALlTrE TO THE FLAG Chairman Adams called the meeting to order at 7:36 PM with the Salute to the Flag. ROLL CALL . Comm. present: Comm. absent: Blaine, Gatto, Koenitzer, Markkula, Chairman Adams None Staff present: City Manager Quinlan Director of Planning and Development Sisk Director of Public Works Viskovich Assistant Director of Planning Cowan APPROVAL OF MINUTES Minutes of Regular Meeting of February 14, 1977. Page 4, paragraph 1, line 5: strike "adjoining" and add "adjacent" after "property". Add the following as a separate paragraph between paragraphs 2 and 3: "Comm. Koenitzer inquired about the agricultural implications of septic tanks if the entire area were to develop as 2.5 to 5 acre lots. Page 6, paragraph 5, line 5: Delete "Alberta" and replace with "Pastoria". Page,7, next to the last paragraph, add the following sentence at the end of the paragraph: "The maxim\llTl number of tenants is 6." Page 12, paragraph 1, line 3: delete "design ideas" and replace with "planned developments". Page 12, last replace with: a second user paragraph, delete the second and third sentences and '~e wishes to have a house plant and gift shop, wit to be an upholstery or carpet supply business." PC-248 Page 2 MINUTES OF FEBRUARY 28, 1977, PLANNING COMMISSION MEETING Moved by Comm. Blaine, seconded by Comm. Koenitzer, to approv~ the Minutes of February 14,1977, as amended. Motion carried, 4-1 Comm. Gatto abstained IVRITTEN COMMUNICATIONS: None. ORAL COHMUNICATIONS: None. Chairman Adams asked the other attendees of this planning meeting to introduce themselves. They were: Dr. Joe Brown, 20981 Pepper Tree Lane, Cupertino, representing the Cupertino Sanitary District. Mr. Jack Fleming, also representing the Cupertino Sanitary District. Mr. Tom Iwamura, representing the Santa Clara Valley Water District. Hessrs. Carl Stahr and Glenn Hildebrand, representing the Environmental Health Services of Santa Clara County. Mr. Peter Gwozdz, 19790 Auburn Drive, Cupertino, hillside property owner. Mr. Steve Wright, Cupertino Courier Reporter. ITEMS FOR DISCUSSION 1. Discussion of Hillside General Plan Policy permitting use of septic tanks in hillside lands designated for semi-rural development. To introduce the discussion, the Director of Planning and Development reviewed the map on the bulletin board of the 16 square miles within Cupertino's Urban Service Area. There presently are 800 dwelling units in this semi-rural area which allows a minimum 2.5 acres per dwelling unit or as defined by the slope/density formula. The Director said the ability to have septic tanks is conditioned upon getting the OK from the Health Department. The geologist feels there will not be any bad soil conditions. Dr. Joe Brown cautioned that a very bad situation'was created along Pierce Road which was actually a health hazard. It requires a 60% majority to establish an improvement district; but this req~irement can be overcome if a health hazard exists. The Sanitary District is of the opinion that at today's prices, it is not that much cheaper to put in a septic tank than to go ahead and put in a sewer system. MINUTES OF FEBRUARY 28, 1977, PLANNING COMMISSION MEEIING PC-248 Page 3 Chairman Adams asked what the specific problem was up on Pierce Road. Dr. Brown said the ground became saturated. The Health' Department has always required test drilling before septic tanks were allowed. Comm. Blaine asked about the problems on Prospect Road Canyon, as mentioned in Dr. Brown's recent letter. Mr. Fleming said in this area l-acre minimum lots are being considered whereas there have been some problems with 1 - 8 acre lots with septic tanks. He said the Sanitary Board does not analyze the soil problems. He wanted to call to the attention of the Planning Commission and the City Council some of the problems that have been experienced with and because of septic tanks. ~x. William Cotton said very little geologic study has been made in this area, and they are concerned that the water is percolated They want to make sure the drain fields do not upset the equili- brium. Mr. Tom Iwamura stated that 100 gal. per person per day is a work ng estimate for residential sewer usage. He. pointed out that many factors enter in where there is septic tank failure, particularly in the hillsides. Where the densities are very low, you get a certain amount of dilution so the problem does not become acute. The siting of septic tanks is critical. In a mountainous area, ground water flows just as surface water flows. The owners on the rim would be OK, but the problems of septic tanks would occur in the wells below. Mr. Fleming said ABAG recently had a seminar on alternatives to sewage treatment tanks. One of the problems is a lack of stan- dards for septic tanks. The standards for discharge of water are set by the Federal Government. Getting rid of the water becomes a problem, particularly with package treatment plants designed to take care of subdivisions of homes. In a new development, the developer may put in package treatment plant but he moves on and subsequently this equipment breaks down. There is great need for some mechanism for maintaining the package treatment plant. In answer to Comm. Markkula's questions, Mr. Fleming said several assessment districts have been formed, based upon recommendation of the Health Department. A septic tank system can run approxi- mately $3,200, Sewers and repaving comes to about $2,000 for one-acre lots in the Argonaut area, for instance. He stressed that the maintenance costs have to be figured into the cost of a septic tank. The Assistant Planning Director reviewed the cost study which points out the relationship between density and sewer costs. PC-248 Page 4 MINUTES OF FEBRUARY 28, 1977, PLANNING COMMISSION MEETING The City Manager said the Council's decision was based in part, on economics. There followed a brief discussion on area fees, lateral costs, etc. Comm. Koenitzer said he is concerned about the overall effect of too many septic tanks in the hills. He wanted to know how we can find out if this will pollute the streams prior to allowing development in the foothills. The City Manager said the basic question here is the density, provided there are reasonable controls and inspection of the underground situation. Mr. Hildebrand made the statement that the County Health Department will never consider septic tanks as a final solution. Chairman Adams was answered there are presently two wells in the Regnart Canyon. The City Manager noted there are a lot of septic tanks in County property. He asked if the County looks upon them as permanent. Mr. Iwamura said that statistically, septic tanks last about 12 years. They can be prolonged by idling them. The average mortgage lasts approximately 2 tò 2.5 times the life of septic tanks. Septic tanks are viewed as interim measures, according to the Health Department; whereas, the Planning Commission has been thinking in terms of their being permanent. The Assistant Planning Director asked if it is possible to have two separate drain fields. Mr. Iwamura said it would depend upon the geology of the are There is a $575 to $700 per acre fee up in the Regnart Canyon, and $375 per acre fee in the Valley. The Sanitary District said they feel that fee is inappropriate for low density development in hillsides. The City Manager feels the lower density should have a lower cost per acre. Mr, Fleming said this approach will have to be studied. Comm. Blaine suggested the City consider allowing septic tanks for an interim period, and then require sewers. After further discussion, there was a consensus of opinion that septic tanks are an interim measure and the City should develop some t,ype of procedure to ensure they are considered as such. Among ,the approaches discussed was dir- ect hookup,to the sewer system and to allow'installation of septic system and dry sewer system that could be hooked up at a later date. Comm. Gatto said the density desired in the~Regnart Canyon area is paramount. This deuuity was established for a number of reasons. Mr. Fleming said he would study the Regnart Canyon area for the Sanitary District prior to the March 28th'meeting. MINUTES OF FEBRUARY 28, 1977, PLANNING COMMISSION MEETING MINUTE ORDER: Moved by Comm. Blaine, seconded by Comm. Koenit~er, to direct the staff to redraft the General Plan Policy regardin~ septic tank/sewer requirements in the foothills, to be re-evalua- ted by the Planning Commission. Motion carried, 5-0 Chairman Adams called a recess at 9:20 PM. The meeting reconvened at 9 :30 PM. 2. Discussion of slope-density rounding off policy. The Assistant Planning Director reviewed Table I. He said it was the staff's intent to "round up" to the next whole number if it did not exceed the 10% maximum increase rule. During the dis- cussion it became apparent that was not what the Planning Commission had intended. MINlTrE ORDER: Moved by Comm. Koenitzer, seconded by Comm. Blaine, to report to the City Council that the Planning Commission reaffirms its position that below 5 units there shall be no rounding up permitted and above that it must be half or more. Motion carried, 5-0 3. Description of General Plan consolidation program. The Director of Planning and Development offered to speak to the City Council regarding a joint meeting on this matter at the time Mr. Bill Cotton makes his final presentation on seismic safety. Comm. Koenitzer said that ~t the last Planning Policy Committee Meeting there was a discussion on the number of jobs versus the number of homes available. He said he brought up the question of whether or not it makes sense to create jobs when we don't have enough homes available. Chairman Adams said the Department of Planning and Development Goals and Objectives for 1976-1977 reflects attainable objectives and cannot offer any constructive changes at th~present time. REPORT OF THE PLANNING COMMISSION ,Camm. Koenitzer stated the Airport Land Use Commission took most of the time at the last PPC meeting. The "Corridor Evaluation' Study for Santa Clara Valley" says there are too many jobs and not enough housing. PC-248 Page 5 GP Policy on Septic Tanks/ sewers to be redrafted No rounding up below 5 units PC-248 Page 6 NINUTES OF FEBRUARY 28, 1977, PLANNING COMMISSION MEETING Comm. Koenitz~r said th~ PPC discuss~d urbanization problems qf County land, chi~fly in th~ South County, at the last m~~ting. Comm. Markkula brought up th~ subject of wh~ther or not the Planning Commission has a v~hicle to put something on the Agenda. The Planning Director said this can be handl~d by a tel~phon~ call to him. Comm. Blain~ would like to see ~nergy-saving factors included on the ag~nda. Comm. Gatto said the v~hicle would be a resolution to th~ City Council to ask them if they want the Planning Commission to look at the problem and what priority it might have. ELECTION OF VICE-CHAIRMAN Moved by £omm. Blaine, second~d by Comm. Gatto to nominate R. D. Koenitzer for the offic~ of Vic~-Chairman. Th~re were no further nominations. Motion carried, 4-0-1 Comm. Koenitzer abstained. REPORT OF THE PLANNING DIRECTOR Th~ Dir~ctor stated the tennis courts at St~lling and St~v~ns Cre~k Blvd. will be a privat~ club. At the next City Council me~ting th~ Memb~rs will explore th~ dev~lopment of policy relating to landscaping in new d~v~lopments becaus~ of th~ water situation. Comm. Koenitz~r wanted to report that cars are b~ing parked in th~ bicycl~ lan~ along th~ north side of McCl~llan. ADJOURNMENT Cha±rman Adams adj ourn~d this meeting at 10 Ü2 PM. APPROVED: ATTEST: