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PC 05-26-82 CITY OF CUPERTINO, STATE OF CALIFORNIA 10300 Torre Avenue, Cupertino, CA 95014 Telephone: (408) 252-4505 MINUTES OF THE REGULAR ADJOURNED MEETING OF THE PLANNING COMMISSION HELD ON MAY 26, 1982 IN THE COUNCIL CHAMBER, CITY HALL CUPERTINO, CALIFORNIA SALUTE TO THE FLAG ROLL CALL Commissioners Present: Commissioners Absent: Adams, Binneweg, Blaine, Chairperson Claudy Koenitzer Staff Present: Director of Planning and Development Sisk City Clerk Cornelius Director of Public Works Viskovich (left at 9:45 p.m.) Assistant Planning Director Cowan WRITTEN COMMUNICATIONS Ralph Hayward, President, Grosvenor International John La Porta, Four Phase Mr. and Mrs. Jesinger John F. Igoe, Lincoln Properties ORAL COMMUNICATIONS Ann Anger, 10185 Empire Avenue, expressed the oplnl0n that Cupertino is one of the most balanced communities in the County. PUBLIC HEARINGS 1. Application I-GPA-80 of City of Cupertino: General Plan Amendment to consider a comprehensive amendment of the City of Cupertino General Plan and a Specific Plan for the Stevens Creek Boulevard 'Planning Area. The General Plan Amendment will concentrate on land use, traffic circulation, housing and economic issues which affect the entire community. Thè Stevens Creek Boulevard Specific Plan will concentrate on the development of a more detailed land use, circulation and urban design plan for properties which abut the reach of Stevens Creek Boulevard between Stelling Road on the west and Stern Avenue on the east. First Hearing continued. MAJOR DISCUSSION OUTLINE Formal Presentations by Property Owners and Citizen Groups L Town Center Planning Area 2. Stevens Creek Boulevard Planning Area 3. Vallco Park Planning Area 4. North De Anza Boulevard Planning Area 5. Citizen Groups PC-386 Page 1 t, \ I' ; 'I ¡ . ¡ ! ¡ I I . 1 i I I ! I I >Þ--. 38 6 2 2 MINUTES OF THE MAY 26, 1982 PLANNING COMMISSION MEETING Tom Legan of the Cupertino Chamber of Commerce read a prepared letter regarding the completion of 85 and a preference for the increased intensity alternative. Mr. Bob Granum, 20700 Valley Green Drive, Sobrato Development, requested that the Commission evaluate the option to include criterion that would promote and make feasible high density in undeveloped areas such as Town Center, Vallco, Stevens Creek Boulevard and North De Anza Boulevard. He felt the intensity should be higher than 40-50% FAR ratio and somewhere between 80-100%. He also stated that Sobrato Developers do not have any other property in the City left to develop. Mr. John Rakich, West Cupertino Homeowners Association, inquired as to the City status on the jobs/housing balance. He requested that the Commission not assume a need for growth. Joe Brown, 20985 Pepper Tree Lane, requested that the Commission not underdevelop via height limits on North De Anza Boulevard. He stated that the smaller office buildings would not attract large corporations, just such professionals as lawyers, doctors and dentists. Carl Touchi spoke in favor of the increased density plan. He felt that limiting growth on Stevens Creek Boulevard would prove counter productive for the City. Mr. Herman Hijmans of the Top Furniture Company of Stevens Creek Boulevard also spoke in favor of the increased intensity plan. He stated that some types of stores such as furniture and appliance thrive on major streets and not in shopping centers. Ann Anger, 10185 Empire Avenue, stated that traffic and housing seem to be the main problems. She spoke in favor of high density at the Mariani property and also in favor of public transit. Chairperson Claudy informed her that the Mariani Development had been approved at about 30 units per acre. Jerry Keating, 10370 Lindsay Avenue, also spoke in favor of the increased density plan. He felt that Cupertino was faced with major expenditures regarding traffic and maintaining the quality of life. These could be funded through increased usage of facilities available in Cupertino. A. Town Center Mr. Robert Wagner of Prometheus Developers addressed Council regarding the development of 26 acres located in the Town Center. He stated that Prometheus had developed both commercial and residential properties, many of which have received awards. They have hired HOK as architects for the Town Center project and have found office space to be most in demand. MINUTES OF THE MAY 26, 1982 PLANNING COMMISSION MEETING PC-386 Page 3 Mr. Michael Murphy, commercial real estate developer, discussed the West Valley R&D marketplace with the Commission. He stated that at this time there is virtually no R&D space vacant and only approximately 90,000 sq. ft. of office space. He stated that there is a large demand for large office space. Mr. Wagner stated that he did not feel the development of office buildi s resulted in taking a risk such as what occurred when there was an over- building of gas stations. Bill Valentine, architect, HOK, was introduced as the principal design on the Town Center project. He presented slides showing a development concept that could be phased in over a period of approximately 10 years. Mr. Wagner introduced Dick Ivy, traffic consultant (for Prometheus), Stevens Creek Boulevard. He has been retained to analyze on-site and off-site traffic and parking. Mr. Ivy informed Commission that he planned to design for a D or better level of service at peak traffic hours, to divert office traffic from residential streets, to decrease reliance on automobiles through transportation systems management. Mr. Ivy plans to work with staff for a safe and functional traffic pattern. Mr. Wagner acknowledged there were problems at the intersection of Stevens Creek and De Anza Boulevards and stated it has a current level of E. In regard to police and fire services, Mr. Wagner expressed the opinion that tax revenues created by the project would support the additional services necessary. He felt that sales taxes generated by the people working in the offices would be of great benefit to the City. He suggested the formation of a task force to study the issues. He did not feel that housing was appropriate for that particular site. Also, neighboring sites in Town Center included housing. He felt that any housing built on that corner would be priced out of the range of most people. Instead of building housing on that particular corner, he suggested the possibility of building residential on other sites in Cupertino or elsewhere in the County. He recommended that the Cornrnissio approve a variation of the intermediate intensity alternative. The project concept presented to the Commission was a one-to-one FAR ex- cept for the corner building. The corner highrise was at 3 and 4 to one FAR. Mr. Sanford Diller, president of Prometheus, stated that this would be a world class project and requested the Commission consider their proposal. Concerns regarding parking were expressed by Ann Anger, John Rakich and Wes Phillips. Mr. Phillips also expressed concerns regarding the underground parking as it pertains to the water level. Discussion followed regarding the integration of office and residential An example cited by the Commission was Crystal City near Washington, D.C. Mr. Valentine stated that this is being done in some very urban areas. It does present certain planning problems such as circulation systems, security and structural. It also increases the cost of the housing unit. -386 "dge 4 MINUTES OF THE MAY 26, 1982 PLANNING COMMISSION MEETING Mr. Wagner stated that such a development is not impossible, but he questioned the marketability in Cupertino. He also stated the cost would not be attractive. RECESS: 9:45-10:00 p.m. B. Stevens Creek Boulevard Planning Area (De Anza College to the eastern City boundary) Mr. Bill Kelley of Palo Alto stated that he had a history of building in Cupertino. He has a current project planned for the northwest corner of Stevens Creek Boulevard and De Anza Boulevard. He also recommended that Commission approve the proposed intermediate inten- sity plan. He submitted a brochure showing a landscaped area under which there was underground parking. Mr. Paul McAllister, 915 W. Hedding St., San Jose, architect repre- senting Bryan Wilson, informed the Commission that he has had approved by ASAC a 12,000 sq. ft. two story office building. This building was designed under the current General Plan which required the purchasing of three trip ends. He felt the intermediate intensity was appropriate for his planned development; however, he expressed concern that if the General Plan is changed to a lower intensity that he would be required to change his plans. He requested that his development be considered under the present General Plan. i Peter Morse, Vice President, Terranomics, stated that at Orchard I Valley Market Place the trip end constraint was requiring the turning I away of potential tenants. He questioned the valididty of that aspect of the current plan. He also approved of an increased intensity so he could maximize the use of the shopping center. He stated that he currently has an ice cream store as a potential tenant; however, because of the trip end constraint, the store must close between 5:00 and 6:00 p.m. The Planning Commission requested that staff submit a report regarding this matter. Mr. Wes Phillips, Scofield Drive, felt that the City of Cupertino does have a good balance of office, commercial and residential but could definitely use a hotel. He stated that Stevens Creek Boulevard would be the best place for this. Mr. Burrel Leonard, president of Vallco, stated a preference for increased intensity in Vallco Park. He stated that Vallco has helped Cupertino's economy. He requested that the Commission settle land use in abstract. He stated that a mixed use high intensity can work well. The mixed use he felt was appropriate for Vallco consisted of commercial, industrial, hotel and recreational. He felt that developers should not be required to provide subsidized housing nor forced to provide for Highway 85 improvements. He also objected to the raising of hotel tax before a hotel is built in the City. He felt this would make it more difficult to encourage hotels to come into Cupertino. MINUTES OF THE MAY 26, 1982 PLANNING COMMISSION MEETING PC-386 Page 5 Mr. William Hyland, Board of Directors, Vallco Park, urged approval. of the increased intensity. He felt it would help determine the City's future as the business and financial center of Santa Clara County. The geographical location of Vallco, the amenities and landscaping pro- vided made the area quite attractive to business. He stated that the future development of Val1co would be at least of equal quality to what is already there. He said economic and traffic reports show increased intensity of Vallco Park to be appropriate. This also helps to keep the City economically viable. Mr. Ralph Hayward, president, Grosvenor International USA, stated that he currently does have a project under construction in Vallco Park. He was drawn to the area by the quality of the development of Vallco Park and Cupertino generally. He stated that he talked to two firms interested in placing a hotel in Vallco as it is a high quality mixed use area. He also requested the increased intensity be approved. Mr. Wally Klingman, Hewlett-Packard, discussed traffic around Valleo Park. He stated that a traffic disaster had been forecast so eleven acres of H-P had not been developed. He said, however, that the disaste had not occurred. He felt that flexible hours in the businesses had helped prevent any traffic problems. Therefore, he would like the opportunity to develop the 11 acres and supports the increased intensity alternate. Will Lester, Vallco Park, stated that it was costly to hold land un- developed in Vallco Park. He felt that Vallco was an award-winning project and the quality of future building would be at least as good. He felt there would be modern advanced innovative planning and a mixed use. Ann Anger, 10185 Empire Avenue, said that Vallco Park is known for. high quality and has attracted other high quality buildings into the area. She felt that Vallco Park has been a leader of what we can be proud of in Cupertino. It was moved by Com. Blaine, seconded by Corn. Binneweg and passed with Corn Koenitzer absent to continue the General Plan Amendment hearing to 7:30 p.m., Wednesday, June 16,1982. At 11:05 p.m., the meeting was adjourned. APPROVED: ATTEST: / ,ü~~