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HomeMy WebLinkAboutPC Minutes - 11-20-1974CITY OF CUPERTINO, STATE OF CALIFORNIA 10300 Torre Avenue, Cupertino, California Telephone: 252-4505 MINUTES OF THE ADJOURNED REGULAR PLANNING COMMISSION MEETING HELD IN THE CONFERENCE ROOM, CITY HALL CUPERTINO, CALIFORNIA SALUTE TO THE FLAG Chairman O'Keefe called the meeting to order at 7:37 pm 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 Laurin Associate Planner Cowan PUBLIC HEARING 1. City of Cupertino: Public Hearing to consider 1973 Comprehensive General Plan. a. Hillsides Associate Planner Laurin explained the graphs he had prepared for determining the densities of the properties in the hillsides. It was generally felt by the Commissioners that the smooth curve was the proper way to go. Mr. William J. Herman, Los Altos, representing the Kester property; stated that he felt the curve started down too low (10 might be a better starting point that 0). He said they have proven there are no landslide nor earthquake problems, and he feels the property is being penalized too severely. They have asked for 68 units, and with this formula they will only be allowed 60. He feels this property should have the normal 4.4 density, and that the curve should start at 10%. Comm. Gatto stated that the curve is a tool at this point. There will be other considerations. The Planning Director stated that the City has retained an environ- mental consultant and at this point he is ready to prepare an environmental impact report. PC -173 Page 1 November 20, 1974 PC -173 MINUTES OF THE NOVEMBER 20, 1974 ADJOURNED PLANNING COMMISSION MEETING Page 2 Ms. Stella Kester, Cupertino, stated that the hill to the back of this property is a plateau. The fault does not run through her property. She spoke of the positive aspects of the kind of development that Mr. Herman would like to build on this property. Mr. Harold Ashton, of Kaiser Cement introduced Mr. Lee Syracuse, with the National Association of Home Builders in Washington. He spoke of the advantages of the density transfer technique, which he first got into in 1960. At that time they were doing density transfers from the hills to the flat lands. He said the wealthy live up high and the poor live on the low lands. If the density transfer is not applied, he said this will become an area where the wealthy live in the flat lands and the extremely wealthy live in the hills. Mr. Syracuse said we are talking about restrictive zoning here. Instead of thinking in absolute lines or graphs, he asked the Commission to leave an opening for the developers. If someone comes down the pike with something unique, who will be able to pursue it? Mr. Syracuse urged the City to stay away from the word "variance", -whieh-mean-s- an-exeep-tion, and is-negativ€.--- To—ge-t- vaxiance-trey must prove hardship. He said a better word is "modification". Incentive zoning allows for innovative development. Mr. Syracuse said 20% of the Bay Area population is between the ages 14 and 24. We are building up one of the largest groups of young, marriagable people. There is fantastic pressure to make housing available. This is going to affect zoning across the entire United States. Comm. Woodward said he feels that the population will spread out. Every child born in the Bay Area is not going to grow up and live in the Bay Area. Comm. Adams cautioned against writing "open end" contracts. He suggested a band instead of just a line for the curve. Mr. Syracuse gave an example of a high rise apartment house that is restricted to 55 years or older occupants. Their travel times are not during peak hours. They do not place the load on the schools. Mrs. Kester said her intention is to develop her property for retire- ment age people. She also said that she intends to do something for the young people as soon as she can. Mr. Ashton wanted it entered in the record that they are not talking only about retirement -type homes. Mr. Bill Krogh, President of Internand, explained how the C C & R's are much better than a bond to accomplish something. MINUTES OF THE NOV. 20, 1974 ADJOURNED PLANNING COMMISSION MEETING Mr. Lawrence Hill said, regarding protection bonds, that this is a two—way street. Ms. Ann Anger, Monta Vista,. commented on all the problems that are coming up with condominiums. She said you don't have these pro- blems with individual lots. Comm. Adams said, with regard to the chart, that the knee should start at 5% and 4.4 d.u. Comm. Gatto observed that someplace other than zero would be better for the starting point, whether it is 10% or 11% or even 14%. Associate Planner Laurin said one approach would be to move this curve some steps to the right. Comm. Gatto was in favor of 4.4 density at the transition from flat land to the hillsides. Comm. Cooper wanted to know what percentage of the total land area is under 10%. This will have to be determined, but it includes the Seven Springs Ranch. Associate Planner Laurin said 16 square miles would be rural residential curve. Comm. Cooper wondered if a curve was set that would only apply to property above a 10% 'slope. Comm. Adams proposed to ask the staff to attempt to rework the composite curve at slopes of 15% to 10% point at 4.4 dwelling units per acre. This would only be for property contiguous to the valley floor and within the Urban Service Area. Exhibit C -1, dated November 20, 1974, was distributed to the Commissioners. It was entitled "City of Cupertino General Plan Program Description and Standards of Land Use Designations Within the Lower and Upper Foothills Area of the General Plan Revision". ADJOURNMENT Moved by Comm. Woodward, seconded by Comm. Cooper to continue the discussion on the hillsides to November 25, 1974. Motion carried, 5-0 APPROVED: Is/ Daniel P. O'Keefe ATTEST: Chairman Is! Wm. E. Ryder City Clerk PC -173 Page 3