CC 02-02-01 AGENDA
CUPERTINO CITY COUNCIL ~ REGULAR ADJOURNED MEETING
Blackberry Farm Retreat Center, 21975 San Fernando Avenue
Friday, February 2, 2001
8:30 - 11:30 a.m.
archives
PLEDGE OF ALLEGIANCE
ROLL CALL
ORAL COMMUNICATIONS
This portion of the meeting is reserved for persons wishing to address the council on any matter
not on the agenda. Speakers are limited to three (3) minutes. In most cases, State law will
prohibit the council l~om making any decisions with respect to a matter not listed on the agenda.
NEW BUSINESS
I. Establish the scope of work for the Oeneral.Plan update.
2. Consider the conversion of the Santa Barbara Orill to a new use.
CLOSED SESSION
3. Closed sessiol~ regarding perfomlance evaluation - Government Code Section 54957 -
evaluation of the City Manager.
ADJOURNMENT
Adjourn to 5 p.m., Monday, February 5, for interview and appointment of committee and
commission candidates.
CITYOF
CUPERJINO
AGENDA ITEM: / AGENDA DATE: Febr. 2, 2001
APPLICATION SUMMARY:
Scope of work for C~eneral Plan Review
RECOMMENDATION:
· Approve the General Plan Scope of Work as outlined in this report including the
process flow chart, schedule, objectives and growth altematives.
· Confirm or modi~r the list of issues to be addressed throughout the General Plan
review.
· Schedule an age~d~ item for an upcoming City Council meeting to determine the '
process for establishing the General Plan Committee.
BACKGROUI~D:
A major City Council goal for 2001-2002 is to review and update the General Plan. The
City Council disoxssed the scope of the review previously (January 1999) end supported
the concept ofa"tune-up" to the General Plan, rather than a comprehensive review. The
premise is to build on the annual General Plan review, and more importantly, to identify
the key issues th~ might require a new direction or amendments to the current General
Plan. Slaff, the~efoxe, is t}aming the proposed scope in that context.
The enclosed General Plan Flow Chart describes the main activities of the General Plan
review:. Background, Preliminary Public Review and Plan Adoption. The General Plan
schedule provides approximate time periods for these activities.
DISCUSSION:
L OBJECTIVES
Thc proposed scope will address the following basic objectives:
POLICY OBJECTIVES
"Reality Cheek"
Confwm that the existing policies are consistent with the City Council's objectives. For
instance, are the walk-ability, open space and trails related policies strong enough? The
attached goal, policy and figures related to open space are examples of existing
information that is still valid, for the most part, but may need some fine-tuning to meet
current n~.ds (see .Exhibit A).
Scope of work for C~neral Plan Review
City Council Study ~_.ssion
Nebruary 2, 2001
Page 2
Incorporate Council "Case-Law"
Transform City Council decisions that affect development standards into City policy; for
instance, the average .45 FAR for small lot single family development. Also, future
developments located dong creeks or planned trails will be expected to participate in
development of the trail system.
Development Allocation System
Re-evaluate the development allocation system to ensure it meets community
development objectives, addresses reasonable growth needs for the next 20 years, is
balanced with housing needs and is easily implemented and understood. Evaluate the
concept of comolidating future development in the High Activity Centers, and the
aplmrent demand for conversion of retail space to office space. Target specific sites
(opportunity areas) for additional development (see Opportunity Area map).
Major Developments :
Anticipate major land use changes including '-.. ~.
expansion of De Anza College and completion bf
reformatting of Yallco Park, development of the
Compaq Computer campus, and the "downtown" at
Town Center, Civic Cente~ and City Center.
Find adequate sites and programs to meet the ABAG
housing needs assessment numbers. The ABAG
projections n~,2.d to b~ adjusted to reflect units built since January 1, 1999, units
approved, and projects proposed. Encourage mixed-use development. (A ~onsultant to
help prepare the housing element amendments has been hired.)
Transportation
Rethink the transportation policies and levels of service aimed at greater efficiencies of
the existing system and alternative modes of travel including future light rail
opportunities. Determine if the LOS standard needs to be adjusted at certain locations to
achieve development objectives. Relate land use decisions to availability of
transportation. Protect neighborhoods from cut-through traffic.
;. ~ ~~~. , , Update the Environmental Resources
[ v ' Element to reflect the recent purchases of the
, ~, Stocklmeir property, Blackberry Farm, and
~ i ~:~ Creekside, and to reflec, t the increased
· ~-~' '" -v · emphasis on trails. Review the open space
.' ~.~'-~ ,,~,. ~. acres per 1000 population target.
,... ~..,,,
Scope of work for General PI~ Review
Cit~ Council Study Session
Folmary 2, 2001
Page3
Public Facilities and Services
Expand the plan to encompass a discussion of Public Facilities and Services including
service objectives for police, f'ue recogni~.ing the role and importance of the education
system and covering emergency planning, This section or element will identify major
public works projects anticipated in the CIP.
PROCESS OBJECTIVES
Community Involvement
Schedule a Community Meeting at the b¢~nnin§ of the process (see General Plan Fl,ow
Chart) to introduce the review schedule, objectives and issues and seek community input
on issues to address. Appoint a General Plan ~ "
Committee to make initial recommend~tiom for r. ~ ~ ../-
amendments to the General Plan. Seek input from ·
City Commissions and Committees priorto _. ) ....~', '-~:,' ; ~:~:
circulation of the draft amendments.
Build on Existing Information '
Use tl~ annual General Plan review, the existing
General Plan document, the Community Congress,
Community Survey and other existing resources to
avoid duplication of effort in providing information ~,.
and involving the community.
Environmental Assessment
Prepare an Environmental Assessment of the changes, including the alternative plans
evaluated.
TECHNICAL AND EDITING OBJECTIVES
Technical
Update all of the technical material including seismic safety, noise, air quality, traffic
projections. Staff will initiate the consultant contracts to begin this work, since the
consulting costs, including the housing comultant previously mentioned, were included in
the 2000-2001 budget. Unfortunately, the 2000 Census material will not be available for
this update.
/-.5
S~ope of work for General Plan Review
Ci~ Couacil Study ~ession
February 2, 2001
Page 4
Editing
Reorder or relocate some of the material into the appropriate element or section. For
instance, the overview comments currently within the Land Use Element may belong
within the introduction section.
Rewording
Reword some of the policies to directly support the identified, measurable objective or
goal. Reword the Vision statement to reflect the newer mixed-use development format,
and policies aimed at encouraging a balanced and connected community.
Updating Policies
Remove any development related policy framework that has been implemented and is no
longer nec~sary to guide development. For instance, many of the policies guiding Oak
Valley are no longer needed now that the development has been approved and is near~
built-ont.
Restructuring the format of Vision-Goal-Objective-Policy/strategy
Ensure that there is a consistent, measurable and easy to follow structure for the vision,
goals, objectives, policies and strategies.
II. GROWTH ALTERNATIVF~
The General Plan scope proposes to analyze three growth alternatives:
1. Existing General Plan buildout
2. Existing General Plan buildout plus 5% non-residential growth and ABAG residential
growth
3. Existing General Plan buildout plus 10% non-residential growth and ABAG
residential growth
The alternatives are shown in Exhibit B. The table is similar to the Development
Reallocation Table found on page 2-7 of the General Plan.
These alternatives set the parameters for the final General Plan growth alternative. No
additional analysis may be needed even if the final alternate is different from these, as
long as growth impacts do not significantly differ from the analyzed alternatives.
Examples of factors that will affect the final alternative are: the needs of major companies
and Cupertino's fiscal, urban design, walkable City, street-framing and jobs/housing
objectives.
III. ISSUES
Exhibit C lists major issues staff id.entitled to address during the review process. Council
should _a~d any issues that should be addressed.
Scope of work for General ~ Review
C/Iy Cou~c~ Study &ss/on
February 2, 2001
Page 5
Enclosures:
Exhibit A - General Plan Excerpt
Exhibit B - Growth Alternatives
Exhibit C - Issues
General Plan How Chart
General Plan Schedule
Opportunity Areas
Prepared by: Ciddy Wordetl
'~,~~. Approved by:
,
Steve Piasecki Dave Knapp
Director of Community Development City Manager
G:planning/pdrepo~cc/generalplancc
EXHIBIT A
5-17
3. Orientation of Buildings BnUd~ btdlt ~n huts ~ need an eave overhang of 2~ to 32
inches to shade exposed w~ll~ artd windows from direct summer sunshine./n the winter,
the sun's lower path through the sky allows some rays to penetrate under the eaves to sup-
ply some heat.
It is best to u~e more windows in wall~ that face southeast, south and southwest and
to shade them with trees, shrubs, awnings or eaves to reduce summer heat gain. PlaniJztg
evergreen trees near north-facing walls reduces wind. Leafy trees shade the south walls in
the summer and allow solar heat gain when they shed their leaves in winter. Shrubs, trel-
lises, and hedges should provide natural wind breaks for building entrances. Air condi-
tioner condensers must be shaded and have plenty of natural ventilation to increase
compressor efficiency and reduce energy use.
TRANSPORTATION ENERGY CONSERVATION PRACTICES
People rely on their cars in the San~ Clara Valley, and these cars are a principal source
of pollution. They ineffidently consume vast amounts of gasoline, the materials needed to
build them and the roads they run on.
Cupertino provides incentives to use alternative transportation. Major industrial de-
velopment approvals have requi~ed experimental employee van pooling. A major bus sys-
tem transfer facility is planned for Vallco Shopping Center to encourage commute trips.
Recognizing that people dill probably prefer to use their cars for transportation for
many yea_rs to come, the City Council approved construction of an electronic traffic signal
interconnect system for the major commute boulevards. This system will ease traffic and
reduce the number of stops through flexible and sensitive signal control over a longer por-
tion of the commute path. If this system functions correctly, air quality, gasoline economy
and vehicle operation cost dill improve.
Open Space Resources
OF NAiL RESO~ ~E ~AGED ~ODUCI1ON OF a
R~O~S~ FOR OU'I'DOOR RE.EAtON ~ FOR ~LIC H~LTH
PUBLIC OPEN SPACE MANAGEMENT
Several public agencies share the task of acquLring, maintaining, accessing and devel-
oping open space lands for the enjoyment of residents of Cupertino and its neighboring cit-
ies. Some of these public open space lands provide high or low-intensity recreation; some
emphasize scenic beauty; others preserve vegetation or wildlife habitats; still others help
control urban sprawl.
MIDPENINSULA REGIONAL OPEN SPACE DISTRICT
The District, created in 1972 by the County electorate, has as its major goal preserving
undisturbed, unique and sensitive wildland habitat by carefully controlling access. District
lands in Cupertino are designated for low-intensity use to give long-term protection from
encroaching urbanization. These lands were acquixed according to four principal criteria:
scenic preservation, preservation of unique sites, the guidance of urban form, and low in-
THE CUPERTINO GENERAL PLAN
/-b
~--20 I Environmental FMeource~
San Antonio ,__
' i~ ....--Stevens:Creek
..... I ' .i i -
· ' .,k.../~...'...; und;'~l'~t~'''? ................
· i :'~1~/~ ~
.... __. :..
,~z/- ~ ~' .;I
, .:~ ..
__ Sta,ven~ Creek,,~,~
..., ,, ~ Existing County Parks
'.
, Open Space Preserve
· ~ Proposed City Open Space
-----,. Proposed Expansion of
'-'--- Regional Open Space Lands
~ PublicAccess To
Open Space Preserves
"~,...~,.. PrOl~OSed Open Space Linkage
~ re 5-D. Ex~sf~n~ and l¥oposed -~-- Urban Service Area Boundary
L.__ Public Open Space.
.... Boundaoz Agrooment Line
The barrier caused by Interstate 280 along with the encroachment of residential devel-
opment, breaks the continuity of the ocean-to-bay trail system. So, there will most prob-
ably be urban links connecting the trail from Homestead Road to Blackberry Farm by way
of Foothill Boulevard and Stevens Canyon Road.
The Stevens Creek Trail Plan retaim the open space character of the Stevens Creek Flood
Plain between the reservoir and Stevens Creek Boulevard and may offer historical signLfi-
cance relating.to the ~uan Bautista De Anza Trail designation.
One land purchase is proposed to help preserve the open space of the flood plain. The
Stocklmeir property is uniquely suited to be a joint open space and historic preservation site.
A decision on buying the property will be triggered either by the owner's request to develop
the property or to dedicate it for open space or by a direct request of the community. If the
community found that it would be too expensive to buy the property or cost too much to '--
maintain it over a long period, the property would remain in private hands. Since most of
THE CUPERTINO GENERAL PLAN
/-7
Environmental Resources 5-21
the property is in the natural flood plain, its residential development potential is limited to
a small area around the existing homesite that is outside the natural flood plain. The open
space acquisition and public trail easement through the 150-acre Kaiser property south of
Linda Vista Park will come about when the property is proposed for development and City
review begins.
· PolicyS-42: OpenSpaceandTraiILinkages S~Poucr~4-9,~'v
$-20
Work to provide the open space lands and trail
linkages described in Figures 5-D,E,F.
Strategy
Develop a City trail plan which links major em-
ployment centers, the Heart of the City and ma-
----' jor open space areas.
PRIVATE OPEN SPACE RESOURCES -~,~:.:~.]r~...,'"
There are several private open space and recreational
activity businesses in Cupeztino's planning area, Jnclucling
golf courses, riding stables and clubs offering tennis and swimming. They are valuable to
the community because they provide services t_hat are not traditionally provided by the
public sector on City or regional parklands. Land use controls and incentives should be
incorporated into public policy so these operations can continue. Utility system power line
corridors in the City's foothill; are another category of privately controlled open space. Deez
and other animals use these as migration paths.
· Policy 5-48: Private Open Space and R~creational Facilities
Encourage the continued existence and profitability of private open space S~ MUNICIPAL
and recreation facilities through incentive and development controls. CovE, SsCnON 19.72
· Policy $ ii: Public lIse of Private Open Space
Seek cooperation from private land owners for public use of private open
space.
NEIGHBORHOOD OPEN SPACE PROGRAM
Cupertino's neighborhood parks system serves the active and passive recreation needs
of its residents. Table 5-A lists the park and recreation acreage by neighborhood.
The City of Cupertino recognizes that a well-managed open space and park system
enhances the q~mllty of life for its citizens. The existence of open space provides a visual
break from development, and park facilities provide people with the opportunity and en-
COuragement to pursue recreational activities improving both their physical and mental well
being.
Changing economic conditions have created a need for new approaches to the acqui-
sition of open space. Escalating land costs and reductions in local funding mean the City
needs to identify alternatives to the traditional purchase of park land, such as long-term joint-
use agreements and development dedications.
1/98 THE CUPERTINO GENERAL PLAN
~-- ~,2 EnvJ'onmental Resoun=es
MoOl~ll,,n Ro~d
Open Space
Acquisitions
Existing Public
!I OpenSpace
i.I ~22~ ProposedOpen
, Space Linkage
Figure 5-E. Public Open Space in the Stevens Creek Flood Plain.
, THE CUI~ERTINO GENERAL PLAN
/-¢
Environmental Resources 5-23
,--.~"~ IIIIIII Possible Trail Unkage
O000000 Optional Trail Linkage
!
1
re 5-F. Trail Linkages.
THE CUPERTINO GENERAL PLAN
/-ID
Exhibit B
General Plan Growth Alternatives
Preliminary Growth Projections (2)
Land Use Type 2000 committed POtential Alt. 1 Alt. 2 Alt. 2 Alt. 3 Alt. 3
Built Growth GroMh Existing GP Pol~tttal Buildout Polentlal Buildout
Buildout G~vth Growth
(GP+6%) (GP+10%.)
a b cl a+b+cl c2 a+b+c2 c3 a+b+c3
Retail (1,000's of sq, ft.) 3,362.9 600.0 478.1 4,431.0 200.0 4,631.0 400.0 4,831.0
Offioe/Ind.(1,000's sq. ft.) 8,050.7 0 1,241.3 9,292.0 500.0 9,792.0 1,000.0 10,292.0
Total Retail/Office/Ind. 11,413.6 600 1,71g.4 13,723.0- 7000- 14,423,0 1,400,0 161230
Hot=l (ro~ms) 442 987 (2) 284 85 170
1,693 (2) 1778 1863
Housing (units) 19,409 282 353 20,044 1,000 2,000
ABAG alloc, ation (3) 2,320 (4) 2,320 22,364 2,320 23,320
minus units built since
Jan. '99
Total new housing units 3,320 4,320
(5)
Notes:
1. The growth projections are preliminary estimates and are subject to change.
2. The existing General Plan hotel room number is larger than shown in the Development Allocation Table in the Cloneral Plan; 686 rooms w,,ro added to the
"committed" column because the Vallco Development Agreement locked them in from the 1980 General Plan.
3. ABAG allocation projects continuation of past growth patterns beyond the current GP limits.
4. The ABAG Housing Needs Allocation of 2,720 units is reduced by approximately 400 units produced since January 1999. The adjusted housing needs are
approximately 2,320 units. - -
5. Population levels are assumed to increase by 2.5 to 3.0 persons per unit, pending confirmation from the 2000 census,
ZSSUES
1. Should development potential be increased in the high-activity centers to accommodate
additional office, retail and r~sidential uses and promote community identity?
Zf so, what additional mitigation is necessa~/to assure compatibility with the
surrounding community ond acceptable traffic levels of service?
· How can mixed use be encouraged or required?
· How can street sofety and walkability be improved?
· What design standards, e.g., height and setbacks, should be considered?
2. Should the plan offer incentives for specific retoil uses
(e.g., bookstores, theaters, banquet rooms)?
3. Should some existing and/or potential retail growth be reallocated to office g~owth?
· ]:f so, what community benefits should be achieved, e.g., ancillary housing, sales tax
mitigation?
4. What can be included in the plan to promote a sense of community?
§. Are additional measures needed to assure housing affordability, e.g., increase the Below
Market Pate requirement?
6. Are new housing programs needed to address priority housing needs, e.g., public
employees/teachers?
7. Should traffic levels of service be adjusted at certain locations to achieve development
objectives?
8. Should additionol measures be taken to protect neighborhoods from cut-through traffic?
9. Should additional measures be taken to promote transit-oriented development?
10. Are new park standards needed for high-intensity residential development, given the lack
of potential park land to meet current standards?
ll. Are park and trail plans specific enough for implementation purposes?
12. What else could Cupertino do to create a sustainable community, where energy is used
efficiently, e.g., require energy and resource efficient buildings?
1-1~
' JrJ~![~ _ city of Cupertino
10300 Torre Avenue
;. Cupertino, CA 95014
(408) 777-3308
CITY OF FAX (408) 777-3333
C U P E~iNO Community Development Department
SUMMARY
Agenda Item No.' ~ Agenda Date: February 02, 2001
Application No.: 1-GPA-00, 19-U-99 and 33-EA-99
Applicant: The Shelton Company, Seidel/Holzman
Property Owner: Del Monaco Family Trust, et al
Property Location: 10745 North De Anza Boulevard (Santa Barbara. Grill)
APPLICATION SUMMARY
Conversion of an existing 8000 sq.fl, restaurant to a mixed-use development
incorporating office, restaurant/conference facility, and residential uses.
RECOMMENDATION
Staff is recommending that the City Council authorize the applicant to proceed with the
proposed mixed-use concept and provide direction.
BACKGROUND
On November 15, 1999, the City Council authorized the owners of the Santa Barbara
Grill site to pursue a General Plan Amendment to change the use from commercial to
office (Exhibit A). Prior to the hearing for the General Plan amendment, the City Council
scheduled a study session on May 15, 2000, to discuss alternative land uses for this site
and the potential for their development. The applicant prepared alternative site plans for
various land uses including: a restaurant, an office, office/restaurant mixed use,
residential/office mixed use, and apartment/condo use. At that meeting, the City Council
recommended that the project provide housing on the site possibly as part of a mixed-
use project (Exhibit B).
Taking into account the City Council's 'and staff's concerns and comments, the applicant
has revised his previous plans and is presenting a vertically integrated mixed-use
development incorporating twenty (20) one/two-bedroom residential units, 33,183 sq. ft.
of office space, and a 4000+ sq. ff. restaurant and a 1200 sq.ft, conference space
(Exhibit C). The project will accommodate most of the parking in a subterranean garage
and visitor spaces in a surface parking area. The project includes a pedestrian/bike path
north of the site, a paved autocourt at the west entry to the site surrounded by
landscaping, and a public plaza with a water/art feature adjacent to a curved dining
terrace facing De Anza Boulevard. The project is designed in a contemporary
architectural style with metal cladding to be compatible with high tech buildings across
and adjacent to the site along De Anza Boulevard.
Printed on Recycled Paper
DISCUSSION
General Plan Amendment '
Staff believes that the project does not require a general plan amendment if it meets the
City Council's seven criteria for allocation of commemial space to office use in the core
area of the community (see Exhibit D):
· Fiscal- The project will provide direct annual payments if the tenants of the office
space do not generate sale taxes.
· Housing- The project incorporates more than its required share of housing and will
contribute towards the City's housing needs.
· ' Traffic- A traffic analysis will be conducted to ensure that the project will not have
negative impacts on the circulation system.
· Urban Design - By incorporating high quality architecture and public space on a
gateway site, the project is supportive of the City's community identity and urban
design objectives.
· Building and Site .Design - The proJect provides a pedestrian-oriented mixed-use
project with a quality design that is compatible with existing buildings and sets a
standard for future development on De Anza Boulevard.
· Public Amenities- The project proposes a large public plaza incorporating a
water/art feature in conjunction with high quality architecture on a gateway site.
· Corporate Citizenship - The restaurant and conference facility would be available for
public use.
Project Design
The City's design review architect Larry Cannon, generally agrees with the concept of
the vertically integrated project and its compatibility along De Anza Boulevard. Staff and
the design review architect will work with the applicant to finalize details of the
architectural massing, finishes, and landscaping to ensure that the project is able to
balance the needs of all users. Also, because the project is sited on a gateway site into
the City, the elevation and plaza on De Anza Boulevard would be evaluated in greater
detail.
PREPARED BY: APPROV~FOR~ SUBMI3-~ED BY;
Aarti Shrivastava -- Steve Piasecki, Director 'Dave I~na~p
Senior PJanner of Community Development City Manager
EXHIBITS
A. City Council minutes, staff report and affachments dated November 15, 1999
B. Letter from the City Clerk dated 05/23/00 outlining the City Council's
recommendations from the May 15, 2000 study session
C. Project Information Booklet
D. Draft City Council Policy Regarding Allocation of Commercial Space
G:~Plannlng~PDREPORT~C~I GPA00a.doc'
2
November 15, 1999 Cupertino City Couucil Minutes ,,~- ~ ,,*' ~n
Permit, Resolution No. gO-340. EXE[BIT A
14. Resolution of intention to approve an amendment to a contract between the Board
of Administration of the California Public Employees Retirement System and the City
of Cupertino, Resolution No. 99-341.
15. Resolution extending the deadline for receiving arguments and rebuttals related to
the library ballot measure in March 2000, Resolution No. 99-342.
16. Report from Fine Arts Commission regarding grants.
Vote Councilmembers
Ayes: BurneR, Chang, Dean, James, and Station
Noes: None.
Absent: None.
AbStain: None.
ITEMS REMOVED FROM THE CONSENT CALENDAR - None
PUBLIC HEARINGS
17. Public hearing to consider the proposed use of $25,529.00 of Public Safety Block
Grant Funds for the Public Dialogue Consortium discussions on community safety.
Administrative Services Director Carol Atwood reviewed the staff report, and said
that it is proposed that this year's allocation be utilized to prbvide community outreach and
neighborhood training using the services of the Public Dialog Consortium. The grant
requires a local match of 10%, or $2,837.00. She said that an advisory board was
established to review the application for funds, and they recommended approval.
Statton moved and Chang seconded to approve the local match of funds. The
motion carried 5-0.
18. Ordering vacation of roadway easement, 10201 Hillcrest Rd., APN 326-16-060,
Resolution No. 99-344.
Public Works Director Bert Viskovich reviewed the staff report. Burnett moved to
adopt Resolution No. 99-344. James seconded and the motion carried. 5-0.
19. Public hearing concerning a nuisance on parcel 375-27-025, 18781 TuggleAvenue,
overgrown weeds in the front and side yards, Resolution No. 99-345.
This item was continued to December 6.
PLANNING APPLICATIONS
~'~' lic Santa Barbara Grill site 0745 North De Anza Boulevard. to initiate a
1
Request
hearing for a general plan amendment to allow existing commercial retail site to be
developed as office space.
http://www, cuperfino.org/update/hall/council/minutes/991115cm.htm 1/30/01 a~- ~
November 15, 1999 Cupertino City Council Minutes Page 4 of 10
Community Development Director Bob Cowan reviewed the staff report. He
explained that this parcel had not been successful as a retail site. Another pamel to the
south also suffered from very poor access, and the restaurant on that location was torn
down and converted to an office use.
Mr. David Wheeler, local CPA and past president of the Chamber Of Commerce, explained
that this restaurant has been the Santa Barbara Grill for one year, and before that it was
Sports City for nine years. None of those businesses has done well, especially in the
evening hours. In fact, Santa Barbara Grill is currently in Chapter 11 trying to reorganize.
Although they have won several "Best Restaurant in the West Side" awards, when the other
restaurant use converted to office space this location was severely impacted. It is also a
difficult site for a retail use because access is too difficult, and the parcel appears to be too
small for housing. They propose a landmark style office building which would make an
good impression at the city's gateway.
Cowan said if council chooses to initiate the general plan amendment hearing, it will not
prohibit this parcel from being designated for housing. Bumett noted that the site is roughly
the same size as the old fire station location where h~Using will now be placed, so it is his
current preference that this spot also be Used for housing. Chang agreed that the potential
for housing at this location should be explored. The city council members expressed regret
at the loss of a fine restaurant.
James moved to adopt staffs recommendation. Chang seconded and the motion carried
unanimously. The recommendation was to initiate a general plan amendment hearing at
which the following analysis will be made:
The impacts of converting retail to office be assessed in terms of determining
whether it would result in diminished p°ol of retail space which would not meet
the City's retail (fiscal) objectives
· To evaluate the possible aesthetics relative to the general plan design objectives
and the North DeAnza Boulevard conceptual plan.
21. Appeal of the Planning Commission decision regarding applications 8~U-99 and 21-
EA-99 of HOK Architects (for Symantec Corporation). The application requested a use
permit to construct a 1,750 sq. f. addition (Learning Center) to an existing office building
located at 20330 Torre Avenue. (Mayor Wally Dean, appellant.) (Continued from
November 1 .)
Community Development Director Bob Cowan reviewed the staff report and showed
a diagram illustrating where the medians could be installed. Public Works Director
Viskovich said a ballpark estimate for the entire median would be $100,000. The
southern side by itself would cost roughly $50,000. Burnett noted that some of the
planted area would be lost if this project is approved. .
Mr. Jeff Birdwell, representing Symantec, said that they do not object to the concept
of a median, only to the magnitude of it compared to the value of their 1900 square
foot addition. Symantec is willing to share costs at a magnitude that would feel in ·
proportion to this project, and perhaps the city could condition the future hotel or
· other undeveloped portions of the City Center for additional funds..Also, the city may
wish to allocate dollars to construct the median. He said their proposed building will
have a very high cost compared to other buildings of its size because of the
audiovisual technology inside and the high finishes of the building. Overall cost for
http :/ /www. cuperfi~o.org/update/hall/counCil/nfmutes/991115 cm.htm 1/30/01
City Hall
· 10300 Torte Avenue
EXHIBIT B Cupcni. o, CA 95014-3255
Telephone: (408) 777-3223
CITY OF FAX: (408) 777-3366
CUPER~INO Website: www.cupertino.org
OFFICE OF THE CITY CLERK
May 23, 2000
Del Monaco Family Trust, et al
6227 Pisa Way
San lose, CA 9S138
Bill Hagman
The Hagman Group
1990 The Alameda
San $ose, CA 95126 '
RE: 10745 NORTH DE ANZA BOULEVARD (SANTA BARBARA GRILL R~STAURANT) -
CONVERSION TO NEW USE
At the May 15 meeting, the City Council recommended that'the developer of the above;mentioned site
return with updated pl~n~ that include one or more of the following options:
· If 100 Percent office space is planned, provide housing off-site or offer a specific housing dollar
value
· If mixed-use including housing and office space is planned, housing needs to be maximized
· Plan for 100 percent housing at the site
Please continue your communications with Michele RodrigueZ (408-777-3277) of the Planning
Department. If we can be of any further assistance regarding this matter, contact otlr office at (408)777-
3223.
Sincerely,
Marie Preston
Administrative Clerk
mp
cc: Michele P, odriguez, Planning
Bill Olszewski, Apple Computer
~Iohn P. Shelton, Jr., The Shelton Company
P~/nmd on Recycled Paper
EXttlBIT D
City Council Policy Regarding Allocation of Commercial Space
Background
Several property owners are seeking an allocation of office space to expand or redevelop
their sites. The city will consider allocating some of the commemial 'pool of square footage in
exchange for extraordinary design and development amenities; and demonstration that the
project will not have other adverse impacts, such as, significant traffi~c,~l ousin_~o~r noise
The policy is flexible and enables the City Council to ~j~:tt~..one~lement ~ reater W~ght or
value for a particular_~ite.--~e following cri~eria .will' be us'e~l ~ asse~ ~e con memial
development aloeatiSn: ~ ~ / ~ L,
1) Fiscal
!
The app icant n~st dem~s'mta the pn posal v '~result i !, net tis =1 ~enefit 3ver an
equivaleqt amom of ret~ I commem, jti~=.J~le~'ootage. --or smalt ;r allotme~ ts (less
than 50,300 sq a~e feet) t le appljF_.ant ca~Y'pro~ose di ect annu .I paymer~s if the
tenants of the ~fl'ce sp~=:e do n~. gen~'ate ~ le tax~i. For ![ rger proj~...-'ts, the
applicar~ must :ommit t~ locating a wdrld or 'egional s, les ~ ~vith sign ~cant
business to bus,qess and e-comm~ rce sales activity. A ~e'velopn~.nt ~greem~e~t will
be requ'red to ,-nsure that J~e sales activity or~lirect .n_n_y~ents will b"e,,m~ained
over the life of tFe project. - ~
2) Housin{l .j .~
cupertiro is committj, J ~ouraging sufficient housing development to
accomn"odate the.,r~llllr wor[ers attracted to jobs in the community. The ABAG
Regiona Ho~eds Assessment emphasizes the need to ensure that housing
pmductidl~Eeeps pace with job generation. The applicant, seeking an allotment of
commercial square footage should assist local housing efforts so that the added
employees generated from office uses will not exacerbate the jobs/housing
imbalance. The project applicant can chose to underwrite the provision of the
additional housing by contributing to a local non-profit housing development, paying
an additional in-lieu fee into the Cupertino housing fund or incorporating housing into
the development application.
3) Traffic
New office development has the potential to generate more traffic than retail
commercial space or could shift traffic from one area of the city to another. The
applicant should demonstrate they can offset the generation of traffic through site
improvements, direct payments to the City to fund an area-wide improvement or
transportation demand management (-I'DM) techniques.
City Council Policy Regarding Allocation of Commercial Space
4) Urban Design
The applicant should demonstrate that the project furthers community objectives by
incorporating high-quality design that promotes a consistent design theme or vision
for a street or area. Gateway sites am expected to incorporate elements that
announce ent~j into the City or the district, such as extensive public plazas,
·
architectural features to announce entry and city entra n .
.,s,.-- (r4
N~w office buildings that scck an allo..tm~nt.~n.t~ .~, th~r~Jnusod ~mmere~ base must
incorpom[~.e~lary archit~.-'tur~,, s~lannin'.~a)d land~.~'il~ing th~ significantly
en ~am:~ the ind~dual ~'~n~e .t~. an example ~h~ buildir~s .hat fei ~w. Buildings
should be located ~ext"f6 tl~ st'~tsml:'~ to pro,~id~ a vis bl~ intem~ion with the
~'~t. Th~arch~tec:u~ shofild i~rpomt~ high.~ ual~ na uml martials such as
m'-rble, .~oie and bric~. ~in o~ ~ ~c~uld ~ o~teilod to mate2 the chosen
,architectu ~l ~tyle. L,ar~d~mping ~ ould .e/~Dlen~ fl~e orier~t~on and design of the
bu lding ~n¢ pmvic~ ~nil~'~,,(fi(:ljacant o'n~mtise "~ompatil~ uses (e.g.
pa~ing Io~, Intemt~e 280, r~iden~l/u.~,- ~¢.). 'h~ apDli~am shoul¢ evaluate off-
mn ,¥ hanca :he mmn un~ gate~lt
,ire land~a ting (e.~. ~nodia~) th~ or buffer
im >a~ts o~ [diacen"uses. .
g) P~ bile Ar critics ~
Th ~ proDm~l must ncorpor~e si~ifimnt l~ubglr~m~that~ enhance the Dublic '
¥i~ and ~ization ,f the sit-. Fok~ublic Dlams, founteins, eden -~Daca,
pu ~lic art, pod~tri~"~ eonne¢ OhS alon-~'-the Dubli~ right of walt and through the site.
lh ~ aDDlicent co~ D~ ~olve other neighborhood deficiencies. For instance,
a ¢ ev~!oD~r ..~.. ~propose to pumhase ~uam footage to be added to a neighborhood
De ~ ~' ;,,~ll sound walls to Drotect an adjacent ama from noise. ^dditionalllt, the
aDplicant shall demonstrate that the Dian enhancas bi,cie and Dodesffian
cimulafion.
7) Gor~om~ Ci~n~hip
~eveloDments that u~ ,ome of the comm,mial -quam footage allocation should I~
e×empla~ corporate ¢it~ens. Parti¢iDation with Ioml public agencies, non-Drofit~,
schools and ~entio~ organizations helps foster a greater sense of corporate
¢it~enshiD. ^ex:ordingllt, the ¢~ e~ that busin~s~s ~ll make their facilities
aveilable (i.e. proDo,~ public a~x~,~ to co~orate m~ing ~p~m, eden sDam or
other fa¢il~es, wh~m pm~cal). ComDanies must a~vellt Darticipate and interact
with the Gul~rtino commun~ including commffiing to work with the local school
distrit~ to enhance equiDment, training and off, ring Dotential intemshiD or other
employn~nt opportunRi~.