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PC 08-08-88 CITY OF CUPERTINO, STATE OF CALIFORNIA 10300 Torre Ave. CUpertino, CA 95014 (408) 252-4505 MINUTES OF REGULAR MEETING OF THE PLANNING COMMISSION HELD ON AUGUST 8, 1988 Meeting Held irt the Council Chambers, 10300 Torre Ave. SALUTE TO THE FLAG: ROLL CALL: 7:30 P.M. Commissioners Present: Chairwoman Sorensen Vice Chairman Adams Commissioner Claudy Commissioner Mackenzie Commissioner Szabo Robert Cowan, Director of Plannirtg and Development Steve Piasecki, Assistant Planiting Director Travice Whitten, Assistant Gty Engineer Leslie Lopez, Deputy City Attorney APPROVAL OF MINUTES: None. Staff Present: POSTPONEMENTS OR NEW AGENDA ITEMS: ITEM 1: Application ll-EXC-88 - Roger Anderson - Staff requests that this application be withdrawn from Calendar. ITEM 2: Application 7-Z-88 and 24-U-88 - Northwest YMCA - Staff and Applicant requested Continuance of the Application to August 22, 1988. ITEM 7: Application 23-U-88 - Union Oil Company of California - Applicant requested Continuance of the Application to August 22, 1988. MOTION: Com. Claudy moved to withdraw from Calendar Application l1-EXC-88 and Continue Applications 7 -Z-88 and 24-U-88 per request of Staff! Applicant and Application 23-U-88 per request of the Applicant. SECOND: Com. Adams VOTE: Passed 5-0 WRITTEN COMMUNICATIONS: - Letters submitted from: Mr. and Mrs. Bitdi regarding the development on Torre Ave. Ms. Ann Angurregarding Application 7-U-88 - Letters received on Item 5, Mariani Development Mr. Krodel and Mrs. Krodel Mr. Rolf Hagerilocker Mildred and Gary Chocholaty, note listing their opposition ORAL COMMUNICATIONS: . None CONSENT CALENDAR: . None. PLANNING COMMISSION MINUTES Regular Meeting of August 8, 1988 Page 2 PC - 552 PUBLIC HEARINGS: ITEM 3: Application No(s) Applicant: Property Owner: Location: Parcel Area (Acres): 5-Z-88. ll-TM-88 and 31-EA-88 James C. Chen & Associates. Inc. Eue:ene C. L. Lai West side of Miller Ave.. 100 ft. north of Atherwood Dr. .60 e:ross REZONING: (5-Z-88) From City BQ (Quasi Public Building) to Oty RI-6 (Residential 6,000 sq. ft. minimum lot size) or whatever zone may be deemed appropriate by the Planning Commission. TENTATIVE MAP: (11- TM-88) To subdivide one parcel into four lots ranging in size from 6,540 sq. ft. to 6,840 sq. ft. FIRST HEARING ENVIRONMENTAL DETERMINATION: Negative Declaration TENTATIVE CITY COUNCIL HEARING DATE: September 6, 1988 (5-Z-88) Staff Presentation: Mr. Cowan reviewed the Application and presented an aerial and Tentative Map exhibits; Staff recommended approval of the Application. Auulicant's Presentation: Applicant did not wish to make a statement The Public Hearing was then opened. Mr. Seth Kurasaki, 6371 Atherwood Ave, Apt. 3, Cupertino, requested information on the size of the proposed homes and asked for a copy of the Staff Report. MOTION: SECOND: VOTE: Com. Claudy moved to close the Public Hearing. Com. Adams Passed 5-0 Com. Mackenzie commented that BQ (Quasi Public Buildirtg) zoned property seemed to be disappearing; he questioned whether there was not a public benefit irt retainirtg some BQ property in the Oty. However, he had no objection to this Application. MOTION: SECOND: VOTE: MOTION: SECOND: VOTE: Com. Adams moved approval of Application 31-EA-88. Com. Mackenzie Passed 5-0 Com. Claudy moved to recommend approval of Application 5-Z-88. Com. Mackenzie Passed 5-0 MOTION: Com. Claudy moved approval of Application 11- TM-88 subject to conclu- sions and subconclusions of the Staff Report and this hearing per the Model Resolution. SECOND: Com. Mackenzie VOTE: Passed 5-0 PLANNING COMMISSION MINUTES Regular Meeting of August 8, 1988 Page 3 PC - 552 PUBLIC HEARINGS Continued ITEM 4: Parcel Area (Acres): 6-Z-88. 12-TM-88 and 33-EA-88 Robert LeonI! Taneo Hirano West side of Stellinl! Rd.. 500 ft. southerlv of Carrial!e Circle Ct. 1.0 IITOSS Application No(s): Applicant: Property Owner: Location: PREZONING (6-Z-88) of 1.0 acres from City of Cupertino Pre-A (Prezone, Agri- cultural) to City of Cupertino Pre-RI-6 (Prezone, Residential, 6,000 sq. ft. minimum lot size) or whatever zone may be deemed appropriate by the Planiting Commission. TENTATIVE MAP (12- TM-88) To sulxlivide one parcel irtto four lots. FIRST HEARING ENVIRONMENTAL DETERMlNA TION: Negative Declaration TENTATIVE CITY COUNCIL HEARING DATE: September 6,1988 (6-Z-88) Staff Presentation: Mr. Cowan reviewed the Application and presented aerial and Tentative Map exhibits. He called attention to Stellinl! Road Ovemass and recommended continuance of the Tentative Map Application irt order to obtairt additional information from CaI Trans; however, approval of the Zoning Application was recommended. Auulicant's Presentation: Mr. Warren Whaley commented as follows: Noted time constraints on annexation of the property Requested approval of the Tentative Map Application even if conditioned or modified Applicants would entertain an option of brirtging in a rear driveway to service Lot 4 Thought that any change irt Route 85 profile would be minimal Felt that lots could have direct access to Stelling Rd. rather than through a driveway Stated that moving the road 5 ft. from the northern boundary, rather than the 2 ft. pro- posed by the Applicant, would eliminate every tree adjacent to the road; Applicant's proposal on! y eliminated one of these trees Asked that the street alignment remairt as proposed by the Applicants; the adjacent trees would enhance the sulxlivision Com. Mackenzie favored recommending approval of the Zoning with a continuance of the Tentative Map Application; such would allow the zoning and annexation to be proceeding while further information was being obtained from CaI Trans on the Tentative Map. Both could be completed within the 60 day time constrairtt the Applicant was under. Mr. Whaley questioned the delay of the Tentative Map Application. Mr. Whitten confirmed that the Applicant's information from Ca1 Trans was correct; how- ever the Stellirtg Rd. overpass was irt a preliminary engirteering stage, based on a number of assumptions regardirtg the alignment of such. There were no written agreements yet. Mr. Robert Leong, Applicant, requested approval of the Tentative Map with an added Condition that the Stellirtg Rd. overpass profile be compatible with the development. He contacted Ca1 Trans by phone regarding the overpass; Applicants were willing to accept a conditioned Tentative Map. PLANNING COMMISSION MINUTES Regular Meeting of August 8, 1988 Page 4 PC - 552 PUBLIC HEARINGS Continued In response to Com. Adams' question, Staff reviewed the on-site parking configurations. Mr. Whaley answered questions on drairtage and confnmed that if a ramp could not be accommodated, access to Lot 4 would have to be an easement off of the cul-de-sac. Mr. Whitten advised the Commission that the alignment of the Stellirtg Rd. overpass could be shifted west; if such occurred, there would be major problems with this Tentative Map. Mr. Whaley responded that there was a 45 ft. half street right-of-way in this proposal. The Public Hearing was then opened. There were no speakers. Com. Mackenzie was favorable to taking action on the Zoning Application with a continu- ance of the Tentative Map Application; Com. Szabo noted the Commission's ability to deny this request or the Applicant could request a Continuance. Com. Claudy originally favored a conditioned Tentative Map; however, possible realign- ment of the overpass was of concern. He would not approve the Application at this time. Com. Szabo added that the developer would not be harmed by continuance of the Tentative Map Application; he would deny the Application if such carne to a vote at this time. Chr. Sorensen and Com. Adams concurred with the above comments. Mr. Whaley stated that Applicants requested continuance of the Tentative Map Application. Mr. Leong added his concern that CaI Trans may require a lengthy delay on the overpass. Com. Mackenzie recommended a month's continuance; if similar questions remairted at that time, he would view the request in another light. MOTION: Com. Claudy moved to close the Public Hearing on Application 6-Z-88. SECOND: Com. Szabo VOlE: Passed 5-0 MOTION: Com. Claudy moved approval of Application 33-EA-88. SECOND: Com. Adams VOTE: Passed 5-0 MOTION: Com. Claudy moved to recommend approval of Application 6-Z-88 subject to conclusions and subconclusions of the Staff Report and this hearing per the Model Resolution. SECOND: Com. Mackenzie VOTE: Passed 5-0 MOTION: Com. Claudy moved to continue Application 12- TM-88 to September 12, 1988 SECOND: Com. Mackenzie VOlE: Passed 5-0 Consensus reached to Continue Items 6, 8, 9, 10 and 11. MOTION: Com. Mackenzie moved to Continue Item 6 through the remainder of the agenda to a Regular Adjourned Meeting of August 10, 1988. SECOND: Com. Adams ValE: Passed 5-0 PLANNING COMMISSION MINUTES Regular Meeting of August 8, 1988 Page 5 PC - 552 ITEM 5: Applications No(s): Applicant: Propeny Owner: Location: Parcel Area (Acres): 21-U-88. IO-TM-88 and 30-EA-88 Mariani Develooment Comoration Same Southeast corner De Anza Blvd. and Homestead Rd. 19 +- USE PERMIT (21-U-88) To construct a residential development consisting of 670 +- units in 3-4 story buildings over parkirtg garages. TENTATIVE MAP (20- TM-88) To subdivide approximately 18 net acres irtto 4 parcels ranging from 2.9 to 6.6 acres in area. FIRST HEARING ENVIRONMENTAL DETERMINATION: Negative Declaration TENTATIVE CITY COUNCIL HEARING DATE: August 15,1988 (21-U-88) Staff Presentation: Mr. Piasecki reviewed the Application and discussed Maior Issues and Recommendation as stated irt the Staff Report. Aoolicant's Presentation: Mr. John De1mare commented as follows: Reviewed the history of the project and noted site constrairtts and project goals, - Reviewed changes from the original plan: 20% irtcrease in units, unit size reduced, rental rather than a "for sale" project - Open space, landscapirtg and recreational facilities were significantly irtcreased - Excepting the Homestead Rd. setback, which remairted essentially unchanged, set- backs adjacent to Northpoirtt were irtcreased dramatically Originally two story structures were withÌl1 15 ft. of property line (60-80 ft. build- ing face to building face); current proposal was 135-160 ft. face to face distance - Units adjacent to the freeway had been moved irtward, toward the project center Significant irtcrease irt underground parkirtg - Applicants wished to maximize site use; he noted the Oty's desire to provide housirtg - Suggested a bermed landscaped treatment to buffer the Homestead Rd. area Com. Szabo asked that irtgress/egress to the project be discussed. Mr. De1mare noted the irtcreased units and changes irt traffic sirtce 1981; site circulation and traffic patterns were reviewed. Mr. Robert Eckols, Banon-Aschman Traffic Consultants, reviewed the Traffic Study. Mr. Whitten stated that the City Traffic Engineer felt information submitted on Trip Gen- eration Factors and impact on De Anza BlvdJ Homestead Rd. intersection was accurate. The Commission noted concern regardirtg proposed ingress/egress at Bluejay. Com. Claudy questioned whether a 6.7 Trip Generation Factor was appropriate. Mr. Eckols responded that trends had been studied extensively and 10% of daily trips for residential use were found to occur during the peak hours; this trend held true for the Bay Area as well as nationwide. Mr. Jack Dellett, Architect, reviewed the project design. In response to Com. Adams' question he stated that the tennis courts and play area were placed adjacent to De Anza Blvd. sirtce this was the least desirable living area on-site. PLANNING COMMISSION MINUTES Regular Meeting of August 8, 1988 Page 6 PC - 552 PUBLIC HEARINGS Continued Com. Claudy cited Land Use Community Character Element, Policy 1 and noted a lack of "sandpilirtg;" buildirtgs massed toward the edge of the site did not benefit the City. Mr. Delmare responded that exterior appearance was important since the project would not be successful if not compatible with the community. The density dictated height; previously two-story buildings were 15 ft. from the property line, now three-story build- ings were setback 45-60 ft. He noted improved sight lines with the exception of No. De Anza Blvd. and the effort to remove the highest elements from Northpoint and Homestead Rd.--where people would be most impacted by the height. Break: 9:25 - 9:37 P.M. The Public Hearirtg was then opened. Ms. Shirley Salo, Northpoirtt Homeowners Association, irttroduced Northpoirtt speakers. Mr. George Weigann, 20193 Northcove Sq., Cupertino, commented as follows: Cited concerns on the proposed 35 units per acre--3 1/2 times Northpoirtt's density; such was irtcompatible with Land Use Policy 5 to "...avoid abrupt changes..." Requested a Traffic Study by an impartial consultant Noted the three to four-story height irt comparison with Northpoint's one-story height; asked that height be reduced to two stories Northpoirtt had 2.3 cars per unit; questioned the inadequate parkirtg proposed Questioned whether accommodations/parkirtg for the handicapped were considered Traffic circulation patters from and through the site were noted The area along Bluejay had not been finally resolved Mr. Rolf Hagenlocker, 20196 Northbrook Sq., Cupertino, commented as follows: Noted concern regarding the density proposed, which was too irttense Traffic at Homestead Rd./Hwy. 9 irttersection was already impacted; project was de- signed to maximum capacity without consideration for traffic management Density of the Mariani complex must be a function of the amount of traffic flow Was favorable to the buildirtg style and environment proposed Units of 580-900 sq. ft. (60% of complex) were too small to qualify as family units; in addition, the height proposed was much too high Proposed that a similar density ratio as Northpoirtt be used and that units be larger irt size; such would maintairt Cupertino's irttegrity and the compatibility with Northpoint Suggested t® formation of a committee composed of Northpoirtt homeowners, the developer and the Oty to address these concerns Mr. Arolf Salo, 20242 Northcove Sq., Cupertino, commented as follows: Concurred with previous statements on traffic Reviewed the 1981 Environmental Impact Report (EIR) which stated that Level of Service (LOS) Rating would be an "F" if all mitigation measures were implemented at that time; these were the same mitigation measures being considered today Noted the current LOS Rating of "D" and felt that traffic studies were irtcomplete Questioned why an EIR was not considered appropriate at this time Traffic Study did not consider impacts from Northpoint residents exiting on Bluejay Northpoint residents were concerned regarding the change irt status from a "for sale" project to a rental project; original approval was based on the "for sale" project Questioned irttent of the developer; reports of a possible sale of the site were cited PLANNING COMMISSION MINUTES Regular Meeting of August 8, 1988 Page 7 PC - 552 PUBUC HEARINGS Continued Ms. Pat Muscat, 10820 Northoak Sq., Cupertino, commented as follows: While not opposed to the development, objected to the number of units Cited concerns regardirtg impacts of the Mariani development on Cupertino schools; noted potential traffic hazards for children walking to school Questioned whether the potential influx of students could be accommodated Ms. Fran Hopkins, 20324 Northglen Sq., Apt. 5, Cupertino, commented: Complimented the developer on the open space provided in this project Noted that Northpoint homeowners were concerned about mairttairtirtg quality of life Noted that the project would not work without ingress/egress on Bluejay Citing impacts, recommended that the Application be stopped at this point Presentation wasted time irt that architectural exhibits irtcorporated land that did not belong to Mariani; if this area were removed, project would have to be recalculated Ms. Laurie Farran, 20559 Cedarbrook Terrace, Cupertino, commented as follows: Agreed with above comments; Countrywood townhouse complex was also concerned Questioned how additional traffic would access 280 southbound; cited traffic back-ups Noted concerns regardirtg mairttairtirtg the quality of the Cupertino School District Children from apartment complexes or rental townhomes tended to come from more transient families; noted the amount of time required to teach procedures to incomirtg students and the resulting loss of quality education to other children Mr. Jon Steinhart, 10886 Northridge Sq., Cupertino, commented as follows: Questioned access to local services due to existing traffic and parkirtg impacts Took issue with the Traffic Study presented Oted specific vehicular and pedestrian traffic circulation patterns that were hazardous Mr. Willard Owneng, Cupertino property owner, cited traffic concerns of exiting Bluejay and noted safety hazards for children. Mr. Joseph Martin, 20262 Northcove Sq., Cupertino, noted the amount of water used in the project as a design element/amenity and cited water conservation concerns. Mr. Dick Chang, 545 Loch Lomond Ct., Sunnyvale, commented as follows: Noted traffic impacts on Canary from Homestead Rd. Noted that adjacent Cupertino schools planned to reduce their capacity Ms. Betty Woodall, 20323 Northcove Sq., Cupertino, questioned emergency evacuation in existing traffic and asked whether equipment was available to service the project; furthermore, there was a potential irtcrease irt animals, crime, transients and drugs. Mr. Mel Adams, 10954 Northseal, Cupertino, questioned the spiritual commitment the Mariani family made to residents of Northpoirtt; he noted that the proposed development would lower the quality of life irt the area. He suggested that the density be reduced. Mr. Fred Martin stated that the project irt question was almost land locked; he knew of no other location irt the Bay Area of this size near major intersections and a freeway. He urged that for the safety of all, the Bluejay irtgress/egress be used. PLANNING COMMISSION MINUTES Regular Meeting of August 8, 1988 Page 7 PC - 552 PUBUC HEARINGS Continued Ms. Pat Muscat, 10820 Northoak Sq., Cupertino, commented as follows: While not opposed to the development, objected to the number of units Cited concerns regarding impacts of the Mariani development on Cupertino schools; noted potential traffic hazards for children walking to school Questioned whether the potential influx of students could be accommodated Ms. Fran Hopkins, 20324 Northglen Sq., Apt. 5, Cupertino, commented: Complimented the developer on the open space provided in this project Noted that Northpoirtt homeowners were concerned about mairttairtirtg quality of life Noted that the project would not work without ingress/egress on Bluejay Citing impacts, recommended that the Application be stopped at this point Presentation wasted time in that architectural exhibits irtcorporated land that did not belong to Mariani; if this area were removed, project would have to be recalculated Ms. Laurie Farran, 20559 Cedarbrook Terrace, Cupertino, commented as follows: Agreed with above comments; Countrywood townhouse complex was also concerned Questioned how additional traffic would access 280 southbound; cited traffic back-ups Noted concerns regardirtg mairttairtirtg the quality of the Cupertino School District Children from apartment complexes or rental toWl\homes tended to come from more transient families; noted the amount of time required to teach procedures to incoming students and the resulting loss of quality education to other children Mr. Jon Steinhart, 10886 Northridge Sq., Cupertino, commented as follows: Questioned access to local services due to existing traffic and parking impacts Took issue with the Traffic Study presented Cited specific vehicular and pedestrian traffic circulation patterns that were hazatdous Mr. Willard Owneng, Cupertino property owner, cited traffic concerns of exiting Bluejay and noted safety hazards for children. Mr. Joseph Martin, 20262 Northcove Sq., Cupertino, noted the amount of water used irt the project as a design element/amenity and cited water conservation concerns. Mr. Dick Chang, 545 Loch Lomond Ct., Sunnyvale, commented as follows: Noted traffic impacts on Canary from Homestead Rd. Noted that adjacent Cupertino schools planned to reduce their capacity Ms. Betty Woodall, 20323 Northcove Sq., Cupertino, questioned emergency evacuation irt existing traffic and asked whether equipment was available to service the project; furthennore, there was a potential irtcrease irt animals, crime, transients and drugs. Mr. Mel Adams, 10954 Northseal, Cupertino, questioned the spiritual commitment the Mariani family made to residents of Northpoirtt; he noted that the proposed development would lower the quality of life irt the area. He suggested that the density be reduced. Mr. Fred Martin stated that the project irt question was almost land locked; he knew of no other location in the Bay Area of this size near major irttersections and a freeway. He urged that for the safety of all, the Bluejay ingress/egress be used. PLANNING COMMISSION MINUTES Regular Meeting of August 8, 1988 Page 8 PC - 552 PUBLIC HEARINGS Continued Mr. Delmare responded as follows: Noted the Applicant's interest in an impartial traffic study; the City Traffic Engineer had reviewed the report submitted. Applicants did not object to a third party analysis Noted the existing traffic problem; this project would irtcrease impacts only slightly- Route 85 would bring a 10-25% reduction irt traffic on No. De Anza Blvd. Bluejay would have to be studied irt more detail as irtdicated at this hearirtg Square footage/number of buildings was only about 10% larger than original project Project was still three story with the exception of a four story buildirtg on De Anza Intent was a to develop a rental project; however, it was designed to condominium standards. Such was predomirtantly the requirement of lending sources Upscale rental projects, like this, had a stable population Reviewed the history of the property belonging to Northpoirtt; acquisition of this land would allow a better project for the Mariani development Applicants were agreeable to a Continuance; however, he asked for a two week one The Public Hearirtg remairted open. Com. Szabo commented as follows: Was favorable to further traffic analysis by a consultant designated by the City Traffic Study to specifically address the Bluejay irtgresslegress Requested a cross section of Northpoirtt project and proposed Mariani development Questioned the statement made on reduction of traffic from Route 85 Requested information on impacts resulting from no irtterchange at Stevens Creek Com. Claudy commented as follows: Traffic impacts were the domirtant concern of the public Questioned the number of units requested--the upper end of the density range Oted existing traffic impacts and asked to see a reduction in this project Questioned the argument for economic viability of the project, noting that the Mariani family had owned the land for a number of years Questioned the proposed layout which divided the recreational facilities Had concerns regarding the water conservation issue Com. Adams commented as follows: Choice of this site as a residential property was a good one Suggested placing the tennis courts and playirtg field toward the irtterior of the site Suggested locating car ports on the easterly boarder of the site to reduce height impacts Favored reduction of the corner units on the east and north boarders Asked that the impact of the massive four story wall and density be reduced Questioned the future necessity of widenirtg the De Anza Blvd. overpass Com. Mackenzie commented as follows: Favored a more detailed traffic study and asked that stacking on Bluejay be studied Was less concerned about project density and cited the need for housirtg Was concerned about the appearance of the project, i.e.,. the relationship of this project with Northpoint; he requested a comparison of the two projects Noted the status for the land owned by Northpoirtt; such needed to be resolved Favored locating buildirtgs closer to the street, stepping them toward the site interior Favored greater architectural variety in buildirtg design and varying roof lines Asked that recreational activities be located in one area irt order to obtairt the park credit Density was acceptable if the perceived scale of the project were kept from public view PLANNING COMMISSION MINUTES Regular Meeting of August 8, 1988 Page 9 PC - 552 PUBLIC HEARINGS Continued Chr. Sorensen commented as follows: Noted that density was higher than anticipated Suggested a reduction irt height of some of the buildirtgs Asked that irtdividual units be larger While the Barton-Aschman Traffic Study was good and the City reviewed the report; further study was required to address issues of concern Asked that parking for disabled individuals be provided MOTION: Com. Mackenzie moved to Continue Application 21-U-88 and 1O-TM-88 to September 12, 1988. SECOND: Com. Claudy VOTE: Passed 5-0 ADJOURNMENT: Havirtg concluded busirtess, the P1annirtg Commission adjourned at 11:13 P.M. to the next Regular Adjourned Meeting of August 10, 1988 at 7:30 P.M. Respectfully submitted, Carol A. Probst-Caughey, Recordirtg Secretary Approved by the P1annirtg Commission At the Regular Meeting of August 22, 1988 :i::~/Ù ¡:j#ð/~ . ee Sorenséí, hairwoman Attest: