HomeMy WebLinkAboutPC 04-14-2026 Amended Searchable PacketCITY OF CUPERTINO
PLANNING COMMISSION
AGENDA
10350 Torre Avenue, Council Chamber and via Teleconference; and Teleconference
Location Pursuant to Gov. Code 54953(b)(2):Courtyard by Marriott City Place, Lobby, 22742
Holzwarth Rd, Spring, TX 77389; C-174 Anand Vihar, Delhi, Delhi 110092
Tuesday, April 14, 2026
7:30 PM
Amended Special Meeting
Amended on 4/13/2026 at 11:11 a.m. to add teleconference location.
IN-PERSON AND TELECONFERENCE / PUBLIC PARTICIPATION INFORMATION
OPTIONS TO OBSERVE:
Members of the public wishing to observe the meeting may do so in one of the following
ways:
1) Attend in person at Cupertino Community Hall, 10350 Torre Avenue.
2) Tune to Comcast Channel 26 and AT&T U-Verse Channel 99 on your TV.
3) Watch a live stream online at www.Cupertino.gov/youtube and
www.Cupertino.gov/webcast
4) Attend in person at a remote Teleconference Location noticed pursuant to Gov . Code
54953(b)(2), which location, if noticed, would be stated on the cover page of this agenda .
OPTIONS TO PARTICIPATE AND COMMENT:
Members of the public wishing to address the Planning Commission may do so in the
following ways:
1) Appear in person at Cupertino Community Hall:
A. During “Oral Communications”, the public may comment on matters not on the agenda,
and for agendized matters, the public may comment during the public comment period for
each agendized item.
B. Speakers are requested to complete a Speaker Card. While completion of Speaker Cards
is voluntary and not required to attend the meeting or provide comments, it is helpful for
the purposes of ensuring that all speakers are called upon .
C. Speakers must wait to be called, then proceed to the lectern/podium and speak into the
microphone when recognized by the Chair .
D. Speakers are limited to three (3) minutes each. However, the Chair may reduce the
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Planning Commission Agenda April 14, 2026
speaking time depending on the number of people who wish to speak on an item . A
speaker representing a group of 2 to 5 or more people who are present may have up to 2
minutes per group member, up to 10 minutes maximum.
E. Please note that due to cyber security concerns, speakers are not allowed to connect any
personal devices at the lectern/podium. However, speakers that wish to share a document
(e.g. presentations, photographs or other documents) during oral comments may do so in
one of the following ways:
a. At the overhead projector at the podium or
b. E-mail the document to planningcommission@cupertino .gov by 3:00 p.m. and staff will
advance the slides/share the documents during your oral comment.
2) Written communications as follows:
a. E-mail comments to planningcommission@cupertino .gov
b. Regular mail or hand delivered addressed to the: Cupertino Planning Commission, City
Hall, 10300 Torre Avenue, Cupertino, CA 95014
c. Comments addressed to the Planning Commission received by 5:00 p.m. on the day of the
meeting will be included in written communications published and distributed before the
beginning of the meeting.
d. Comments addressed to the Planning Commission received after the 5:00 p.m. deadline,
but through the end of the Planning Commission meeting, will be posted to the City ’s
website by the end of the following business day .
3) Teleconference in one of the following ways:
A. Online via Zoom on an electronic device (Audio and Video): Speakers must register in
advance by clicking on the link below to access the meeting :
https://cityofcupertino.zoom.us/webinar/register/WN_McJGpqJNSQqpq3IAQO4Kyw
a.Registrants will receive a confirmation email containing information about joining the
webinar.
b.Speakers will be recognized by the name they use for registration . Once recognized,
speakers must click ‘unmute’ when prompted to speak.
c.Please read the following instructions about technical compatibility carefully : One can
directly download the teleconference (Zoom) software or connect to the meeting in their
internet browser. If a browser is used, make sure the most current and up-to-date browser,
such as the following, is used: Chrome 30+, Firefox 27+, Microsoft Edge 12+, Safari 7+.
Certain functionality may be disabled in older browsers, including Internet Explorer .
B.By Phone (Audio only): No registration is required in advance and speakers may join
the meeting as follows:
a)Dial 669-900-6833 and enter WEBINAR ID: 838 1278 0704
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Planning Commission Agenda April 14, 2026
b)To “raise hand” to speak: Dial *9; When asked to unmute: Dial *6
c)Speakers will be recognized to speak by the last four digits of their phone number .
C.Via an H.323/SIP room system:
Join from an H.323/SIP room system:
H.323:
144.195.19.161 (US West)
206.247.11.121 (US East)
Meeting ID: 838 1278 0704
SIP: 83812780704@zoomcrc.com
D.Online via the teleconferencing device (Audio and Video) being used to provide access
to the meeting from a remote Teleconference Location noticed pursuant to Gov . Code
54953(b)(2), which location, if noticed, would be stated on the cover page of this agenda .
a)Speakers are required to notify the City Clerk via email to cityclerk@cupertino.gov prior
to noon on the date of the meeting during which they plan to participate and comment from
the remote location noticed to ensure the City Clerk is prepared to accept their comment .
b)If the teleconferencing device malfunctions impeding access to the meeting from the
remote location, the speaker may alternatively participate via the other options for remote
participation provided above.
NOTICE AND CALL FOR A SPECIAL MEETING OF THE PLANNING COMMISSION
NOTICE IS HEREBY GIVEN that a special meeting of the Planning Commission is hereby
called for Tuesday, April 14, 2026, commencing at 7:30 p.m. in Cupertino Community Hall,
10350 Torre Avenue, Cupertino, California 95014 and via teleconference; and
Teleconference Location Pursuant to Gov. Code 54953(b)(2): Courtyard by Marriott City
Place, Lobby, 22742 Holzwarth Rd, Spring, TX 77389. Said special meeting shall be for the
purpose of conducting business on the subject matters listed below under the heading,
“Special Meeting."
SPECIAL MEETING
PLEDGE OF ALLEGIANCE
ROLL CALL
APPROVAL OF MINUTES
1.Subject: Approval of the March 24, 2026 Planning Commission Minutes.
Recommended Action: Approve the March 24, 2026 Planning Commission Minutes.
1- Draft Minutes
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Planning Commission Agenda April 14, 2026
POSTPONEMENTS
ORAL COMMUNICATIONS
This portion of the meeting is reserved for persons wishing to address the Commission on any matter
within the jurisdiction of the Commission and not on the agenda. Speakers are limited to three (3)
minutes. In most cases, State law will prohibit the Commission from making any decisions with respect
to a matter not on the agenda.
OLD BUSINESS - None
NEW BUSINESS - None
STAFF AND COMMISSION REPORTS
2.Subject: Report from the Community Noticing Sub-Committee on community noticing
practices from other local cities.
1 - Community Noticing Sub-Committee Report Out
FUTURE AGENDA SETTING
ADJOURNMENT
In compliance with the Americans with Disabilities Act (ADA), anyone who is planning to attend this
meeting who is visually or hearing impaired or has any disability that needs special assistance should
call the City Clerk's Office at 408-777-3223, at least 48 hours in advance of the meeting to arrange for
assistance. In addition, upon request in advance by a person with a disability, meeting agendas and
writings distributed for the meeting that are public records will be made available in the appropriate
alternative format.
Any writings or documents provided to a majority of the members after publication of the agenda will
be made available for public inspection. Please contact the City Clerk’s Office in City Hall located at
10300 Torre Avenue, Cupertino, California 95014, during normal business hours.
IMPORTANT NOTICE: Please be advised that pursuant to Cupertino Municipal Code section
2.08.100 written communications sent to the City Council, Commissioners or staff concerning a matter
on the agenda are included as supplemental material to the agendized item. These written
communications are accessible to the public through the City website and kept in packet archives. Do
not include any personal or private information in written communications to the City that you do not
wish to make public, as written communications are considered public records and will be made
publicly available on the City website.
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CITY OF CUPERTINO
Agenda Item
26-15027 Agenda Date: 4/14/2026
Agenda #: 1.
Subject: Approval of the March 24, 2026 Planning Commission Minutes.
Approve the March 24, 2026 Planning Commission Minutes.
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DRAFT MINUTES
CUPERTINO PLANNING COMMISSION
Tuesday, March 24, 2026
At 6:45 p.m. Chair Tracy Kosolcharoen called the Regular Planning Commission meeting to
order and led the Pledge of Allegiance in the Cupertino Community Hall Council Chamber,
10350 Torre Avenue and via teleconference.
ROLL CALL
Present: Chair Tracy Kosolcharoen, Vice Chair Steven Scharf, and Commissioners David Fung,
Seema Lindskog and Santosh Rao. Absent: None.
APPROVAL OF MINUTES
1. Subject: Approval of the March 09, 2026 Special Planning Commission Minutes.
Recommended Action: Approve the March 09, 2026 Special Planning Commission
Minutes.
MOTION: Rao moved and Lindskog seconded to approve the March 09, 2026 Special
Planning Commission Minutes. The motion carried with the following vote: Ayes:
Kosolcharoen, Scharf, Lindskog, Rao. Noes: None. Abstain: Fung. Absent: None.
POSTPONEMENTS – None
ORAL COMMUNICATIONS
Jennifer Griffin discussed Highway 17 traffic accidents and the need for safety improvements.
PUBLIC HEARINGS
2. Subject: Consider a Use Permit, Tentative Map, Architectural and Site Approval, and
Tree Removal Permit for the construction of a 122-unit residential development,
consisting of 66 small-lot single family homes and 56 townhomes located at the Stevens
Creek Office Center site, which includes a multi-tenant retail building (Voyager Coffee
and Panera Bread). The project utilizes Senate Bill 330 and provisions of State Density
Bonus law. (Application No(s): U-2024-008, TM-2024-006, ASA-2024-011, TR-2024-033;
Applicant: Kevin Choy, Harvest Properties; Location: 20807, 20813, 20823 & 20883
Stevens Creek Blvd; APNs: 326-32-050, -051, -052, and -053.
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Planning Commission March 24, 2026
Minutes
Recommended Action: Staff recommends that the Planning Commission adopt the
draft resolutions recommending that the City Council:
1. Find the project statutorily exempt from the California Environmental Quality Act
(CEQA); and
2. Approve the following permits:
a. Use Permit (U-2024-008) (Attachment 1);
b. Architectural & Site Approval Permit (ASA-2024-011) (Attachment 2);
c. Tentative Final Map (TM-2024-006) (Attachment 3); and
d. Tree Removal Permit (TR-2024-033) (Attachment 4).
Written communications for this item included emails to the commission, and staff and
applicant presentations
Commissioners made ex-parte disclosures.
Assistant Director of Community Development Luke Connolly introduced Senior Planner
Shelby Maples, who gave a presentation.
Commissioners asked questions which staff responded to.
Kevin Choy, Associate Director of Harvest Properties introduced property owner Blair
Volckmann, Lead Design and Engineering Partners David Burton, Associate Principal at
KTGY Architecture, and Eric Gellerman, Senior Associate at Gates Studio and Terry Reeves,
Principal at CBNG, Inc., and several members of the team gave a presentation.
Commissioners asked questions which staff and the applicant responded to.
Chair Kosolcharoen opened the public hearing and the following people spoke:
• Jennifer Griffin
• Esin Demirlioglu
• Witt Turner
• Lauren Bures
• Patrick Bumb
• David
Commissioners asked questions which staff and the applicant responded to.
Chair Kosolcharoen closed the public hearing.
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Planning Commission March 24, 2026
Minutes
MOTION: Lindskog moved to approve the project with the addition of requiring the city to
provide significant tangible financial benefits to the retail establishments to allow them to
relocate within Cupertino somewhere else. The Commission did not vote on this motion.
FRIENDLY AMENDMENT: Kosolcharoen moved to, in terms of City assistance of the
relocation, that staff consider expedited permitting and potential fee waivers where possible
to assist Voyager Craft Coffee, and evaluation of the fees that the businesses would be paying
to see where there might be any opportunities to assist. The Commission did not vote on this
motion.
MOTION: Lindskog moved and Fung seconded to approve the recommended action to:
1. Find the project statutorily exempt from the California Environmental Quality Act
(CEQA); and
2. Approve the following permits:
a. Use Permit (U-2024-008); and
b. Architectural & Site Approval Permit (ASA-2024-011); and
c. Tentative Final Map (TM-2024-006); and
d. Tree Removal Permit (TR-2024-033).
The motion also contained the following amendments: that the City provide significant
tangible financial benefits to the retail establishments that are getting dislocated, including
looking at fee expedited approvals, fee reductions, and anything else the city can provide
through different departments and Commissions. The amended motion carried with the
following vote: Ayes: Kosolcharoen, Scharf, Fung, Lindskog, Rao. Noes: None. Abstain:
None. Absent: None.
OLD BUSINESS – None
NEW BUSINESS – None
STAFF AND COMMISSION REPORTS
Assistant Director of Community Development Luke Connolly reported on the no net loss housing
requirement and plans to bring its consultant, PlaceWorks, on board starting April 7, suggesting that
the Commission hold an early April discussion before the consultant is fully involved to review
potential housing sites and build on prior ideas due to time constraints.
Vice Chair Scharf reported on the Planning Commissioner Academy, reporting that numerous
housing-related bills (approximately 46) are currently moving through the state legislature and
emphasized the importance of cities closely monitoring legislative activity. He supported the City
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Planning Commission March 24, 2026
Minutes
Council’s re-establishment of the Legislative Review Committee and highlighted the need for cities to
keep impact and in-lieu fees up to date through regular nexus studies.
Commissioner Rao reported on the value of networking with peer cities and suggested exploring low-
cost opportunities for collaboration, such as joint study sessions with nearby cities facing similar
challenges. The Commissioner also recommended further discussion on AB130, greater participation
in forums like Cal Cities, and noted the need to balance professional expertise with broader community
perspectives among Commissioners.
FUTURE AGENDA SETTING –
Commissioners added the following future agenda items:
Impact fees to help displaced retail (Scharf, Rao)
Nexus fee study to determine appropriate in-lieu fees as they relate to BMR housing (Scharf,
Kosolcharoen)
Study session on the recommendations from the fire evacuation study (Rao, Kosolcharoen)
ADJOURNMENT
At 9:20 p.m. Chair Kosolcharoen adjourned the Regular Planning Commission Meeting.
Minutes prepared by:
Lindsay Nelson, Administrative Assistant
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Planning Commission March 24, 2026
Minutes
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CITY OF CUPERTINO
Agenda Item
26-15043 Agenda Date: 4/14/2026
Agenda #: 2.
Subject: Report from the Community Noticing Sub-Committee on community noticing practices
from other local cities.
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Community Noticing Subcommittee Report - April 14, 2026
Community Noticing Subcommittee Background
The community noticing subcommittee was approved and formed during the October 14, 2025 Planning
Commission meeting. The objective was to report on best practices on community noticing from other
Bay Area cities. The subcommittee is a temporary ad-hoc committee with limited jurisdiction and scope.
The subcommittee has met four times to align on the work, discuss findings, and finalize a report back to
the Planning Commission.
Community Noticing Subcommittee Overview
Over the past few years, the community continues to express the following feedback:
• Residents and businesses frequently report that they do not know about development projects
near them until it is too late
• Many residents report that they were unaware of major zoning changes. This is especially the
case for the parcel list for the sixth cycle Housing Element
The community noticing subcommittee seeks to address the above challenges by identifying opportunities
to improve Cupertino community noticing methods and policies.
Where We Are Today
The subcommittee first looked at existing Cupertino noticing communications. These include website,
physical signage, email, mail, and print. Several examples are shown below.
Cupertino.gov
Cupertino development notice signage
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Cupertino email notice of public hearing
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Findings: Cupertino Noticing Policies Are Similar to those of Neighboring Cities
After assessing multiple neighboring cities, the subcommittee found that most have a notification radius
in accordance with CA Govt Code § 65091:
• Mail notification within a 300-foot radius of major development
• Signage at least 10 days prior to public hearing
• Notice published at least once in a newspaper of general circulation in the city
• Option to sign up for email notifications regarding developments
Some neighboring cities do have a larger codified noticing radius of 500-750 feet for major development
projects. These include Los Altos, Saratoga, Palo Alto, and Mountain View (see graph below). The City
of Santa Clara is also considering an expanded ¼ mile radius for development projects impacting larger
portions of the city.
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Standard Noticing Radius for Development Projects by City
The primary benefit of a larger noticing radius is significantly reduced complaints and improved resident
and business satisfaction. The main drawback is increased cost and staff time of greater noticing. For
Cupertino, this cost is technically already being incurred, as City staff regularly expands the noticing
radius from 300 up to 1000 feet, or sometimes more, for larger development projects. Codifying a larger
noticing radius would give staff credit for the work it is already doing.
Additional methods of outreach
Other cities are also leveraging social media and webpages to further promote public hearings. For
example, the City of San Jose (below) uses Facebook & Nextdoor to promote community meetings. To
note, any city-noticed meeting counts towards the 5 meeting limit for SB330 projects.
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Another method of increasing community awareness is to create a webpage for all upcoming public
hearings. Sunnyvale has one shared webpage linking to a PDF of all upcoming public hearings. Redwood
City also lists all of its hearings on one webpage.
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Subcommittee Recommendations
The following recommendations are intended for consideration by the Planning Commission and
potential recommendation to council.
Update the municipal code to increase the noticing radius for specific project types:
• Larger projects (ex. 2+ acres)
• Zoning changes: For 7th Cycle Housing Element, notify entire City of parcels being considered
for rezoning for housing
• Very high fire hazard zone area projects
• Proposals for changes to major streets, including any emergency lane reduction
Make notices for public hearings more informative:
• Zoning: Clearly include the parcel address, not just parcel number, on notices of rezoning.
Include a link to the proposed rezoning
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• Housing projects: Disclose any requested waivers, relevant housing laws, and how the city must
abide by these laws on development public hearing notices
Increase channels of outreach:
Cupertino has an opportunity to expand noticing channels. Options include:
• Social media: Facebook, Twitter
• Web: Add an “Upcoming Hearings” page to Cupertino.gov
• Signage: Bulletins at prominent community hubs like the library
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