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HomeMy WebLinkAboutPC Minutes - 05-01-1974CITY OF CUPERTINO, STATE OF CALIFORNIA 10300 Torre Avenue, Cupertino, California 95014 Telephone: 252-4505 MINUTES OF THE ADJOURNED REGULAR MEETING OF THE PLANNING COMMISSI( HELD ON MAY 1, 1.974, IN THE COUNCIL CHAMBER CITY HALL, CUPERTINO, CALIFORNIA SALUTE TO THE FLAG Chairman O'Keefe called the meeting to order at 7:32 P.M. with the Salute to the Flag. ROLL CALL Comm. present: Adams, Cooper, Gatto, Woodward, Chairman O'Keefe Comm. absent : None Staff present: Director of Planning and Development Sisk Associate Planner Cowan PUBLIC HEARINGS 1. City of Cupertino: Public Hearing to consider 1973 Comprehensive General Plan. A. Discussion of Infilling of Valley Floor (1) Area 21A: Northwest corner of Foothill Blvd. -And Stevens Creek Blvd. The Associate Planner acknowledged letters on file from Dorothy Zeszutek regarding Area F and from San Carlos Homes asking per- mission to enter into discussions regarding the hillsides. The Associate Planner stated that all owners of properties on thi; agenda were notified of this meeting. In regard to Area 21A, the Associate Planner said this was given a typical duplex zoning - 4 to 7.6 units per acre, with the exception of the Arco station property and the property fronting on Silver Oak Way. PC -148 Page 1 PC --148 MINUTES OF THE MAY 1, 1974 ADJOURNED PLANNING COMMISSION MEETING Page 2 Mr. Donald J. Bahl, of Bahl Homes, P.O. Box 911, Campbell, wanted to speak to the property directly west of the Arco station. He said his firm developed the Oak Knoll subdivision some ten years ago, and that this is one of the finest developments in the City of Cupertino. He acknowledged that the service station is there, and there is a town house development in existence there, and he feels that now is the time to put duplexes on that property west of the Arco station. He contended that R3-2.2 is compatible zoning here. He further stated that they have the reputation of building quality housing. Chairman O'Keefe complimented Mr. Bahl for bringing new information to the fore and, in the interest of time, not being repetitious. Comm. Gatto said it was never the intention of the Planning Commission to have single family dwellings on this property. The 7.6 would allow town houses, cluster development, etc., and would tie in with the uses that are presently there. To maintain flexibility is certainly desirable; perhaps a higher range, say, 4 to 10, would give the developer a chance to come to the Planning Commission with something innovative, and the Planning Commission would then have the opportunity to review the project. Comm. Cooper said she could see Mr. Bahl's point of view: like develop- ments next to like developments. However, she felt it would not improve the area to put a great number of people in this area. She felt that turning the development inward would be good here. She noted that there have been a great number of problems with the town house development in that area. Comm. Adams said that, based on the facts presented, he would prefer to stay with the 4 to 7.6 zoning as was originally determined. The exception would be if it were a planned development. In such case, he would be inclined to go along with a somewhat higher density with the condition that there would be greenery at the corner. Chairman O'Keefe noted that compatibility is not necessarily a prime consideration any more. There is the trend toward mixed zoning now. Mr. Bahl said 4.4 units per acre yields three units and 7.6 units per acre would have a holding capacity of 5.4 units, so we are really talking about single family residential with the previous determination. Comm. Cooper noted there was more vacant property there and suggested the owners get together and come in with an overall plan. Mr. Bahl said this could be quite difficult to put together, with the various ownerships involved. Chairman O'Keefe said it could be a real impact on the open space factor if they could get together. MINUTES OF THE MAY 1, 1974 ADJOURNED PLANNING COMMISSION MEETING Mr. Paul Schmidt, President of the Westridge Homeowners Associati wanted to reflect some of the views of those homeowners. It was his understanding that the property in question had been held by the owner of the Westridge property and was held for speculation purposes. The Associate Planner stated that Shapell Industries did own the property and Bahl is contract purchaser. Mr. Schmidt said that Westridge units are now selling for a high of $45,000. Some of the people find they are oppressively close to their neighbors, like the area, and are looking for single family homes in the area to purchase. Mr. Schmidt felt that the homeowners would have been in a better position to speak to this matter had they been notified of this public hearing. They have spoken previously for single family homes on the vacant property and are hoping for parks and green areas to compensate for their lack of them. Mavis Smith said she lives in Westridge and she wanted to endorse Mr. Schmidt's statements. They have traffic, noise and parking problems. She asked the Planning Commission to maintain the lower density if at all possible. Comm. Gatto said the reason for giving a density range is to give the Planning Commission the opportunity to review individual projects for compatibility, flexibility, innovation, etc. For instance, two single -bedroom units would yield less actual density than one four -bedroom unit, He repeated that he would like to see 4 to 10 units per acre zoning here. Comm. Cooper said that unless we have special conditions within our planned development zone to regulate it we will probably alwa see developers come in and ask for the highest allowable density. Comm. Gatto said the number of bedrooms, amount of open space, parking, etc., will all be measured with each proposal. Comm. Cooper said that if the property were developed as a whole, along with other vacant properties, and with an innovative ap- proach, she may go along with the higher. density. However, she would prefer to give it the lower density designation at this time Comm. Adams said he would go along with the higher density if it is planned development. The Associate Planner said that in the case of the Town Center, it is stated that if the property owners get together they can develop at a higher density. Perhaps this could be applied here. PC -148 Page 3 PC -148 MINUTES OF THE MAY 1, 1974 ADJOURNED PLANNING COMMISSION MEETING Page 4 I Chairman O'Keefe indicated that he would be in favor of the Town Center approach here, if it is innovative, provides more open space, and the larger the property included the better. Comm. Adams is concerned that when you.look at the whole area in the aerial photograph, if they have a density range that goes to 10, we probably won't achieve the open area we are trying to get at Stevens Creek Blvd. and Foothill Blvd. Comm. Cooper said there will have to be adequate buffering at that corner because of the trucks going there. Mr. Bahl said he does not think Westridge would look so dense if something creative had been done with the streets. Perhaps the ordinance require- ments restricted that developer. Chairman O'Keefe said that going with the upper limit of 10 and restricting the number of bedrooms could result in less congestion. Mr. Schmidt said he does not believe Shappel would be able to develop the property today as they did Westridge. The homeowners have, at their own expense, had to lease property for parking of vehicles. What this area is crying for is a minipark. More open space is needed. An extension of the density of Westridge is not needed. Area 21A Moved by Comm. Cooper, seconded by Comm. Adams to designate a density 4-7.6 density of 4 to 7.6 for Area 21A. AYES: Comm. Adams, Cooper, Woodward NOES: Comm. Gatto, Chairman O'Keefe Motion carried, 3-2 (2) Southwest corner of Foothill Blvd. and Stevens Creek Blvd. The Associate Planner identified the subject property on an aerial photograph. It is the corner lot plus two adjacent lots and is presently zoned commercial in the County. The area is predominently single family homes. Previous discussion on this property indicated a negative reaction to commercial use of this property but the density was never determined. MINUTES OF THE MAY 1, 1974 ADJOURNED PLANNING COMMISSION MEETING Mr. Julius A. Sarto, Los Altos, said he was the owner of the cornet property, acquiring it in 1968 as commercial property. He said he now has plans for upgrading the commercial property, but are waiting to see how much of the property will have to go for street improvements. They will then pave and landscape up to the street. He answered Comm. Cooper that he has about 1/2 acre here. Mrs. Lucien Hertert, San Juan Road, said it would he a shame to end up with commercial on all four corners of that intersection. Mr. Paul Schmidt said there is increasing traffic there and he understands there was a plan at one time for a depressed inter- change for traffic circulation. He said Westridge residents would like to see the traffic problem resolved. Ms. Ann Anger, Monta Vista, said she agrees with Mrs. Hertert. When you give one property commercial designation, then it makes it harder to refuse the others. Mr. Sarto said he was not asking for commercial since it was already commercial when he purchased it. Comm. Adams said he would prefer to see this area residential, as previously determined. This would be in keeping with the neighborhood if it had a density of about 4 units per acre. He questioned whether the property owner would be able to keep that building presently on the property when the streets are widened. The Planning Director answered Comm. Cooper that the only way this property would be required to annex to the City of Cupertino would be if they needed water service. Comm. Gatto said he could not imagine putting Rl-10 homes on that corner property. He likened this property to that of the Mobil station across the street. It is realistic to recognize the present use and give this PD commercial at the corner, and going south, the property could go to single family homes. Mr. Sarto said that going south from Stevens Creek Blvd. there are three commercial lots, and the first two are his. The remainder of the vacant lots are residential. Comm. Woodward said that if it is the property owner's intention to make a parking lot out of the second lot he would go along with it. He said that we are not creating commercial, these properties were already commercial. He agreed with Comm. Gatto's statements. Chairman O'Keefe believes that the previous determination of resi- dential here should stay. He believes this site should not be zoned commercial. PC -148 Page 5 PC -148 Page 6 Std Corner of Foothill Blvd & SCB + 1 lot PD commercial Next 2 lots residential 4.4 MINUTES OF THE MAY 1, 1974 ADJOURNED PLANNING COMMISSION MEETING Mrs. Hertert said her concern is for holding the line on the commercial. If it can be kept at that one site, this would be an ideal spot for a convenience store. It is close to many residences. The northwest corner property is the one with the problem of the trucks, but not the southwest corner. Moved by Comm. Gatto, seconded by Comm. Woodward that the corner and the first adjacent lot: be designated on the General Plan as Planned Development Commercial. AYES: Comm. Adams, Cooper, Gatto, Woodward NOES: Chairman O'Keefe Motion carried, 4-1 Moved by Comm. Gatto, seconded by Chairman O'Keefe that the consensus is that the southerly two lots should be designated 4.4 residential. AYES: Comm. Adams, Cooper, Gatto, Woodward, Chairman O'Keefe NOES: None Motion carried, 5-0 (3) Area 23: South of and adjacent to Stevens Creek Blvd. between Lockwood Drive and Prado Vista Drive. The Associate Planner identified the property on the aerial photograph. The existing zoning is for apartments in the County and there is a church on the corner which is in the City of Cupertino. The entire area is surrounded by single family dwellings. Mrs. Setsuko Taneka, Mountain View, said they own property on Lockwood and Permanente that is now zoned R3. It was their understanding this property was zoned for apartments - 24 units per acre. It is financially unfeasible for them to construct only 8 units on this property. She said taxes cannot be refunded now that the property is being down zoned. Betty Gutowsky, with Barber Properties, Los Altos, said the small homes in this area are selling for mid $30,000. She said you can't create your own environment here because the property is too small. She asked for a compromise here, say, duplexes in a PD zone. As Rl, she said nobody wants to build on this property. There were no representatives from the Baptist Church at this meeting to say what their plans are for their property adjacent to the Tenaka property. MINUTES OF THE MAY 1, 1974 ADJOURNED PLANNING COMMISSION MEETING Chairman O'Keefe said preservation of the large oak trees on the property is very important. Comm. Adams felt the church site should go into Quasi Public Use designation. Assuming the church's southerly acre is available for development, he believes it would be in the best interest of future planning to consider this four units per acre residential. Comm. Woodward believes the church property should he Quasi Public and the Tenaka property should be 4.4 single story homes. Comm. Cooper would like to hold off on this entire area until the church has a representative at the meeting to speak for them. Chairman O'Keefe would prefer to complete this agenda at this meeting so that it can be forwarded to the Environmental Review Committee. The fact that the church is not represented here probably reflects their thinking that the Quasi Public zoning is for their property. They were notified. Ann Anger said she does not blame the property owners for being concerned about adjacent properties. She went to a meeting in Sacramento some time ago regarding environment. She said it is almost impossible to borrow money from a bank to improve older, small homes. Long term bank loans for upgrading should be considered. Dorothy Zeszutek, North Blaney Avenue, Cupertino, said she does not know Mrs. Tenaka but she understands the problem of taking a smaller piece of land and trying to make development of it finan- cially feasible. She is in sympathy with owners of small parcels who have to hold onto property in these situations. Comm. Adams said he sympathizes with the property owners; however, as planners, the Commission must recommend what is best for the future. He went along with Comm. Woodward's suggestion of Quasi Public designation for the church property with residential as the underlying zone. Moved by Comm. Adams, seconded by Chairman O'Keefe, that the church property, which is the easterly portion of Area 23 shall stay Quasi Public but with underlying land use designation of 4.4 residential, and the westerly portion of that property shall be residential 4.4 units per acre. AYES: Comm. Adams, Cooper, Gatto, Woodward, Chairman O'Keefe NOES: None PC -148 Page 7 Area 23 Quasi Public/ residential 4.4 Motion carried, 5-0 PC -148 Page 8 Aronson prop. retain present designation MINUTES OF THE MAY 1, 1974 ADJOURNED PLANNING COMMISSION MEETING (4) Aronsen Property: Homestead Road west of the Glenoaks Development The Associate Planner said the property owner wrote a letter to the City of Cupertino about a month ago. They would like a commercial designation to provide for expansion of their commercial development. About 2.5 of the total 4 acres are undeveloped. The front portion is zoned industrial. Comm. Cooper would like to have the access to this property restudied. The Planning Director said this property is more service oriented commercial now. Comm. Gatto said he would like to leave the property as it is now and get into the access and other problems when a proposal is presented. Comm. Adams said he would be in favor of light industrial zoning there; however, the logical access is Homestead Road, and that would dictate commercial. Jackie Hall, Baxter Avenue, Los Altos, pointed out the problem that the distance between two large, existing buildings dictate the width of the access to the property behind it. Moved by Comm. Getto, seconded by Comm. Adams that the Aronsen property on Homestead Road, west of Glenoaks Development, retain its present zoning designation. AYES: Comm. Adams, Cooper, Gatto, Woodward, Chairman O'Keefe NOES: None Motion carried, 5-0 (5) Kester Property: McClellan Road, hairpin northerly of Deep Cliff Golf Course The Planning Director reviewed the property shown on the aerial map. Existing land uses surrounding this property are single family homes and duplexes, the flood plain and the golf course. It is one gross acre. The existing structure has residential use now, but was previously a tavern.. Future plans for taking care of the hairpin curve involve McClellan tying in with Mira Vista to gain access to Foothill Blvd. MINUTES OF THE MAY 1, 1974 ADJOURNED PLANNING COMMISSION MEETING .Stella Kester, Mountain View, said the old structure on the pro- perty has been brought up to code. It is under lease. It was formerly commercial. She said she can't leave it vacant because of the vandalism. She said she brought sewers into that area. Deep Cliff Subdivision came in and hooked up to those sewers. She wants to keep this property commercial. She has an antique licensf and would like to go into business. She said she will not stop the kids from going up her steps and across her property in lieu of going around that dangerous curve. * When the City gets ready to straighten out that road she said she would give the City that point at the corner. The Planning Director answered Comm. Woodward that there is no improved parking at this site. Comm. Gatto said this is a unique piece of land. Perhaps a small commercial use here could be quite attractive. If this is put intc single family or duplex lots it would be very difficult to develop Comm. Woodward felt that perhaps Mrs. Kester's proposal would fit the property. Comm. Adams said that with the contour of that property it would be difficult to build residential here. He would go along with the antique shop proposal. However, if this is left commercial there is always the possibility of sometime in the future that somebody may come in and make a larger tavern out of the existing one. Comm. Gatto would like to see some type of specialized zoning designation for this property that recognizes other than resi- dential use in a residential area. The basic land use would be commercial/residential designation. The commercial is interested in some type of PD. Mrs. Hertert asked if there is enough room for a duplex where the tavern is because this would continue a long line of duplexes that go on up to Foothill Blvd. Juanita McLaren, 22101 Lindy Lane, Cupertino, said this property is unique, with its relation to the golf course, the horse ranch, the Sims and the Crump properties being considered for flood plain. This could be commercially oriented. There is need for food facilities out there with strict controls. Moved by Comm. Adams, seconded by Comm. Woodward that the Kester property on the hairpin curve be designated PD commercial. This motion and the second were withdrawn. PC -148 Page 9 PC -148 MINUTES OF THE MAY 1, 1974 ADJOURNED PLANNING COMMISSION MEETING Page 10 4 Kester property Moved by Comm. Adams, seconded by Comm. Woodward that the Kester property PD commercial/ on the hairpin curve be designated PD commercial/residential 4 units per residential acre. 4 units/acre AYES: Comm. Adams, Cooper, Gatto, Woodward, Chairman O'Keefe NOES: None Motion carried, 5-0 Chairman O'Keefe called a recess at 10:12 P.M. The meeting reconvened at 10:30 P.M. Due to the late hour, Chairman O'Keefe said he would at this time like to set another date for discussion of agenda item b (Lower Foothills) and c (Goals), if it appears this meeting could go beyond midnight, in consideration of the citizens, the press, the staff and the Planning Commissioners. Rather than cut off the meeting at midnight, Comm. Gatto would rather give a time limit to the speakers and have no item begin after 12:30. Chairman O'Keefe said it is difficult to give a time limit to citizens in this public forum. Comm. Cooper would be in favor of cutting off the meeting at midnight and finishing the agenda. the following Wednesday. In all fairness to the people on the agenda, they should be given the. opportunity to choose whether their item should be heard that night or later in the week. Comm. Woodward suggested hearing 8 to 10 items on the evening of the regular meeting and the balance with the General Plan hearing on May 15th. No new public Moved by Comm. Gatto, seconded by Chairman O'Keefe that no public hearings after hearings shall commence after midnight. midnight AYES: Comm. Adams, Cooper, Gatto, Woodward, Chairman O'Keefe NOES: None Motion carried, 5—0 MINUTES OF THE MAY 1, 1974 ADJOURNED PLANNING COMMISSION MEETING' (6) Barg & Bort Properties: Northerly of and adjacent to Kirwin Lane approximately 180 feet westerly of Saratoga -Sunnyvale Road. The Associate Planner located the property on the location map. The two subject lots are currently developed residential although they have apartment zoning. Mrs. Elisabeth Barg, Cupertino, said she owns the property on Kirwin Lane. She would prefer single family zoning on her lot, which is the closest one to Saratoga -Sunnyvale Road. Moved by Comm. Gatto, seconded by Comm. Cooper that the consensus for the Barg & Bort properties is a residential, 4.4 designation. AYES: Comm. Adams, Cooper, Gatto, Woodward, Chairman O'Keefe NOES: None Motion carried, 5-0 (7) Zeszutek Property: Easterly of and adjacent to North Blaney Avenue. adjacent to Route 280 Freeway. The property was identified on the aerial photograph by the Associate Planner. The Zeszuteks are interested in retaining the Quasi Public Use designation with 12 units per acre as the under- lying zone. Chairman O'Keefe commented that the proposal for a mini -storage building would add a minimum of traffic to already heavily travel( Blaney Avenue. Going to 12 units per acre would add to the traffic problems. Dorothy Zeszutek, North Blaney Avenue, Cupertino, said they have had considerable problems with this property because of the size and the shape of the parcel. Access is now only from North Blaney Olivewood is a private street. They have researched the idea of mini -storage. It is needed in this area and generates very littlE traffic. Nowadays, they are bringing in color, landscaping and attractive roofing on these buildings. In case this does not reach fruition, they would be interested in some type of own -your - own apartment complex, with 7.6 to 16 dwelling units per acre. It could also be a medical -dental complex or a cluster of lawyers' offices. They would like to add onto their home a small rental if they can get the proper zoning. PC -148 Page 11 Barg & Bort 4.4 residential PC -148 Page 12 Cc ii ci Iu 11 !w Zeszutek prop. Quasi Public/ 4-7.6 resident S OF THE MAY 1, 1974 ADJOURNED PLANNING COMMISSION MEETING mm. Cooper believes mini —storage would be a good use here. The access. O be from Blaney Avenue, but perhaps there ito this property would have tShe thinks 16 dwelling )uld be another access road along the freeway. zone; some o ,its per acre here would be too high for The med r the iincal-dental complex Dwer density would be more appropriate. pp p Du.id also be appropriate. omm. Adams said he would agree to the residential primary4 to 2 dwelling units per acre maximum and QuasiPublic esignation. omm. Woodward agreed with Quasi Public for the primary use; he had no ; and he would go along with residential problem with professional uses; +-12 for the underlying use. roblem with the Quasi Public designation, and the ;omm. Gatto saw no p but he does not think residential would work here with 4-10 or 4-12, the fact professional offices would sell here due to the access and professional office that Cupertino already has a substantial amount of zoning. Mrs. Zeszutek asked that their home site be considered along with the orchard. Moved by Comm. Cooper, seconded by Chairman O'Keefe, that the primary ;designation for the Zeszutek property should be Quasi Public with the underlying designation of residential 4 to 7.6. 1 AYES : Comm. Adams, Cooper, Gatto, Woodward, Chairman O'Keefe iNOES: None Motion carried, 5-0 Comm. Adams commented that the density is perhaps too low because this property is next to the freeway. north/south street. Keefe said Blaney Avenue is turning into a very busy (S) St. Joseph's Church: School yard adjacent to future extension of Forest Avenue. Chairman O'Keefe abstained from this discussion. 4 MINUTES OF THE MAY 1, 1974 ADJOURNED PLANNING COM MISSION MEETING The Associate Planner said a letter had been received from St. Joseph's Church, which owns approximately 15 acres. They are interested in selling 3 acres of this property. The request is to redesignate the playground area from Quasi Public to residential. He added that the City is in the process of reevaluating the plan line for the proposed extension of Torre Avenue. Comm. Woodward noted there is a decline in school enrollment and perhaps this will also have an effect on parochial schools. Comm. Gatto thought this property was originally intended for Quasi Public use by the Church. If they do not have need for it, the designation should be compatible with neighboring properties. Moved by Comm. Gatto, seconded by Comm. Woodward that the 3 -acre portion of the Catholic Church property in the playground area shall be designated the same as that property adjacent, which is Light Industrial with underlying residential 4 to 10 units per acre. AYES: Comm. Adams, Cooper, Gatto, Woodward NOES: None ABSTAINED: Chairman O'Keefe Motion carried, 4--O-1 b. Lower Foothills C. Goals Moved by Comm. Gatto, seconded by Comm. Adams to postpone items b and c to May 15, 1974. Motion carried, 5-0 ADJOURNMENT Moved by Comm. Cooper, seconded by Comm. Gatto to adjourn the meeting at 11:25 P.M. ATTEST: Js/ Wm. E. Ruder City Clerk Motion carried, 5-0 APPROVED: s/ Daniel P. O'Keefe Chairman PC -148 Page 13 3 -acre Catholic Church proper. t., Light Industria & 4-10 resident Lower Foothills & Goals cont'd to May 15th