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HomeMy WebLinkAboutPC Minutes - 11-06-1974CITY OF CUPERTINO, STATE OF CALIFORNIA 10300 Torre Avenue, Cupertino Telephone: 252-4505 MINUTES OF THE REGULAR ADJOURNED MEETING OF THE PLANNING COMMISSION HELD ON NOVEMBER 6, 1974 IN THE COUNCIL CHAMBERS, CITY HALL, CUPERTINO, CALIFORNIA SALUTE TO THE FLAG The meeting was opened at 7:39 p.m. by Chairman O'Keefe with the Salute to the Flag. ROLL CALL Commissioners present: Adams, Cooper, Gatto, Woodward, Chairman O'Keefe Commissioners absent: None Staff present: Director of Planning and Development Sisk Associate Planner Robert Cowan Associate Planner Adde Laurin The Planning Director noted that November 11, the next regularly scheduled meeting date, was a holiday. Since there was a conflict of meetings on Tuesday, he suggested holding the meeting on Wednes- day, November 13, 1974. After discussion, Comm. Gatto made a Minute Order that meeting scheduled for Tuesday, November 12, be continued to Wednesday, November 13, at 7:30 p.m. Seconded by Comm. Adams. Motion carried, 5-0 Mr. Sisk said he would chair the Tuesday meeting and adjourn to the meeting on Wednesday. Planning Director Sisk noted he would be contacting each commissioner with reference to the recent conference. PUBLIC HEARING: 1. City of Cupertino: Public Hearing to consider 1973 Compre- hensive General Plan. PC -171 Page 1 a. Hillsides PC -171 MINUTES OF THE NOVEMBER 6, 1974 ADJ. PLANNING C0MMISSION MEETING Page 2 The Planning Director said the last meeting had ended with directions for staff to look at another slope density formula. He then deferred to Associate Planner Laurin. Mr. Laurin noted the directions given had presented quite a task. He exhibited and explained formula he had arrived at. He noted that some conditions asked for were not compatible with each other and he had not been able to work them out arithmatically. Mr. Laurin then referred to graphs of slope density formula he had distributed to commissioners. Copies were also distributed among the audience. The Associate Planner compared the wide -range curve with the Gatto- Woodward, modified and rounded, curve, noting the Gatto-Woodward curve would mean a decrease in dwelling units. Mr. Laurin said it was reasonable to divide properties into different areas, applying formula to each area. He had started to do this on the church property, but had not quite finished. This would have the effect of giving slightly higher density, but he felt it was justified as the different terrains would be considered. Since his study -was not complete, tre-coeid mane on₹y_ general -statement: Comm. Adams asked Mr. Laurin for a rundown on one of the properties. Mr. Laurin used the Seven Springs Ranch.. Using straight line, 492 dwelling units would be allowed; wide range formula, 475 and Gatto- Woodward curve, 492. On the Seventh Day Adventist property there could be 43, 30 and 42 dwelling units respectively. On Stella Kester property, 78 units using straight line, 56 units using wide -range formula and 38 dwelling units under Gatto-Woodward curve. Comm. Woodward said his position in asking for modification was to find a curve they could all agree on and which could be successfully iterated. He felt a formula containing allowance for mixture of terrain would give the developer more latitude. During computation each property would be sectioned out. Mr. Laurin said the latest formula has not introduced factor of geological stability. If considered hazardous, there would be a very fast reduction. Additional work would have to be done to include this. Also the impact on vegetation and environment. Comm. Cooper asked if the formula could not be expressed mathematically, how it could be dealt with if not arbitrarily. Mr. Laurin said it would have to be looked at arbitrarily to a certain extent to see if it was the right development for each property; it must be checked to see if it was environmentally sound. It was noted the present ordinance gives this authority. MINUTES OF THE NOVEMBER 6, 1974 ADJ. PLANNING COi1ISSION MEETING Comm. Gatto said he felt it was necessary to establish some unit of measurement that could be applied uniformly. He asked Mr. Laurin if increments of 200 x 200 would be feasible. Mr. Laurin said the map could be easily computed in squares. The problem was there was no map where property lines exactly match; will need actual survey of certain reference points. It was ascertained it would cost approximately $270.00 to have 250 acres of Regnart Canyon and part of Seven Springs Ranch surveyed. The break out point of the Gatto-Woodward formula for steepness between 5% and 20% was discussed. A smoother curve at transition was suggested. With regard to rural residential and open space on Print 7, the curve did not seem to be realistic with nature of terrain. It was agreed the rural residential could be used by itself. Comm. Woodward said the penalties of Gatto-Woodward curve are much too severe; he liked the line curved at end. Comm. Adams questioned whether they should stay with wide -range formula at high slopes. This would avoid conflicts with majority of hazardous ground areas it will be necessary to look at. In answer to Comm. Adams, Mr. Laurin said it would be an enormous amount of work to determine how many acres of different slope densities if not using computer. The meeting was then opened for public comment. Mrs. L. D. Hertet, San Juan Road, asked at what point would other considerations, such as trees, waterways, unstable lands, etc., be computed. She was answered that it would not be difficult to adjust density to the vegetation and terrain after formula has been established. Slope density maximums and minimums were discussed. The minimum would always be zero. Comm. Woodward noted a lot depended on the ingenuity and feel of the developer for the property. Comm. Gatto said they should develop basic slope density formula and address policies to evaluate other items, making a policy statement spelling these things out with each category addressed. PC -171 Page 3 PC -171 j MINUTES OF THE NOVEMBER 6, 1974 ADJ. PLANNING COMMISSION MEETING Page 4 j IMIr. William W. Crowell, president of Inwood Corporation, 900 Welch Road, Palo Alto, said he was representing the Archdiocese of St. Joseph property. He wondered how the Planning Commission felt about transfer of density, considering peculiarity of St. Joseph set back. He asked if developer through formula would be encouraged to build whole property or to cluster on 395 acres. He noted it is a large property and that the large hillside acts as open space. Mr. Laurin said the County has approached same question, and said that credit could be transferred for dwelling units from one to another within the limitation that at no point is maximum density of curve exceeded. He felt there should be some way you could exceed that density under certain conditions. Comm. Woodward said he felt this had been agreed to all along; this must be addressed on each specific property. The Planning Director noted this was an important point. Comm. Gatto said the reason for slope density formula was to provide how much density there would be on hillside. The ingenuity of the developers would be respected and open to fair amount of schemes as to how units were placed on land. The character of area and nature of building will be considered in maTcing�ecision. On large size properties there could be the possibility for combination of uses. Comm. Cooper felt this point needs to be stressed by the Commission. Clustering had been talked about in terms of bonuses; this is trans- ferring of units. The Commission needs to address in policy state- ment the character being sought in foothills in terms of general over-all policy, total aesthetics and total usage. Comm. Adams said with regard to allowing density limitation to be exceeded, he could go along to a point. He favored more the County's point of view. He would hesitate allowing maximum to be exceeded to any extent. Chairman O'Keefe said he believed they should be flexible. There must be protection for trees, streams and environment. With some cluster- ing there would be less streets and less scarring of hillside. Comm. Woodward referred to availability of a wide range of housing. The Catholic church property and Seven Springs Ranch are excellent opportunities for range and mix of housing. Ms. Hertet asked if maximum would be allowed even though it would create destruction. Chairman O'Keefe said each. site must be developed en its merits. It cannot be forced. All factors must be considered and it must be compatible in every way. MINUTES OF THE NOVEMBER 6, 1974 ADJ. PLANNING COMMISSION MEETING Mr. Lamont E. Williams, 514 Inverness Way, Sunnyvale, said they had been before the City of Cupertino with two plans. Their biggest problem was to make compatible requirements of Public Works and Planning Commission. Some balance should be brought into the picture, The individual character needs to be looked at on each acre in the entire property. This is a big job but the only way to come to aesthetics wanted. There are so many variables, the City must look at each piece of property. Mr. Alvin Anderson representing Seventh Day Adventist property said they were mainly interested in seeing finished study on their piece. He ascertained that the idea of 4.4 is the established maximum. He noted there are duplexes around their property on several sides. He thought their density should be more than 4.4 since that is what is already there. He hoped they wouldn't be ruined too much. Comm. Woodward said with a mixture of units on this property there could be a higher density in some parts of property. It would seem reasonable to use possibility of transferring densities. A summary of discussion on slope density was made. There would be some kind of computer mapping of hills, breaking property down into one acre parcels. Mr. Sisk noted there might be a way through fees on hillside properties to get some of the money back. Comm. Gatto noted there were three areas to cover: (1) formula of slope density curve, (2) incremental units, and (3) set of policy statements. He noted the straight line was not detrimental if using incremental units. Comm. Gatto asked if the commission was in basic agreement of taking wide -range formula extending to flat range 0-5 at top. 0-5 would have 4.4 dwelling units; straight line to 20% slope at 1.75 unit per acre. The point to raising question was whether they should widen back out to Gatto-Woodward curve or go to the wide -range curve. Comm. Woodward noted at 35% slope there would be a severe penalty if the wide range curve was used below the 20% slope point. He suggest fairing out to Gatto-Woodward curve at this point. Comm. Gatto noted a 30% to 40% slope on the wide range curve, takes 20 acres to put one house; Gatto-Woodward curve would take 2 1/2 acre for one house which doesn't seem to be unreasonable. It might have significant impact for a single property even though would not be a large number for entire hillside. PC -171 Page 5 Chairman O'Keefe reiterated the property would be judged on its merit! rC-171 MINUTES OF THE NOVEMBER 6, 1974 ADJ. PLANNING COI�IISSION MEETING Page 6 Comm. Woodward said he favored cutting off flat at 20% slope fairing out to Gatto-Woodward curve at 35% slope. He noted in urban service area they will be encouraging clusters. The commission agreed with the provision that all conditions shall be included in policy statement. Staff was to study cost of computerized mapping of the hillsides. Regarding size of squares, 200 x 200 vs 100 x 100, Mr. Laurin said the property owner would prefer 100 x 100. He noted there should be a certain map quality. A case study of one piece of land would be done and costs of both systems compared. Comm. Gatto listed the following areas to be covered in policy statement: ... Clustering ... Geological consideration ... Ridges: which would be more important than others Stream beds and waterways Water shed areas ... Treatment of traffic arteries�sh5iirdfaads b60Tt. or less) ... How vegetation should be handled ... Statement of building statutes and how existing parcels that are less than allowed could be treated ... Countable land ... Social goals ... Density transfer ... Land uses other than residential It was agreed to hold a special meeting on November 20, 1974, at which time staff would have formula and policy statements for hillside study available. Comm. Woodward asked if land slide areas on which no building would be allowed would be countable land for density transfer; also the same question on creep areas. It was, ascertained there must be a certified engineering report that mitigations could be made for creep areas. He felt these two areas should be addressed. The commission agreed. MINUTES OF THE NOVEMBER 6, 1974 ADJ. PLANNING COMMISSION MEETING Mr. W. J. Herman said he was considering buying Kester property. He had plans and application being held in abeyance. He said there was a problem on getting EIR started, but there was a time limit on purchase contract. He asked if this parcel could be one of the samples worked on so that he could reach a decision. The commission assured him of their assistance. Comm. Cooper asked Mr. Laurin about increments for grids. She would like a total on land and a total on whole hillside according to the formula agreed on tonight. Mr. Sisk said he would have discussion questions prepared for each policy statement. It was agreed the rural residential curve would be used, outside the urban service boundary. At 9:30 p.m. Comm. Gatto moved, seconded by Comm. Adams, to adjourn to the meeting of November 20, 1974. Motion carried, 5-0 APPROVED: /s/ Daniel P. O`Keefe Chairman ATTEST: /s/ Wm. E. Ryder City Clerk PC -171 Page 7