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HomeMy WebLinkAboutPC 07-30-63 I 10321 Saratoga-Sunnyvale Road 252-4505 CITY. OF CUPERTIN0 • CUPERTINQ, CALIFORNIA • MINUTES" FOR. ADJOURNED MEETING OF PLANNING. COMMISSION, JULY 30, 1963 Time: 8:00 P.M. Place: Board Room, Cupertino School District, 10300 Vista Drive Commissioners Present: Fitzgerald, Leonard, Rampy, Small, Snyder, Frolich, The ,Commissioner called the meeting• to order, and in the absence 411 of the Planner, asked those in. the audience to present any .comments. Mr. Lillo, representing. Cali, protested the exclusion of the commercial area at the corner of Highway 9 and .Stevens - Creek. The 9 acre parcel was Zoned in 1953, and came into the. City with the 54th unit. from the County. Secondly, the 42 acres west of Wolfe, South of Stevens Creek Rd. is zoned commercial and is not shown. ,in ',the plan. . The property is adjacent to the garden center that is presently operating. Also, for the owners' agent, he protested exclusion of the 300' depth of commercial on Highway 9 •near,Silverado. There is 9± acres SE of the Richfield Station, fronting on Highway 9. The Planner arrived at 8:20, and presented the map of the General Plan, with revisions, and gave an explanation of the density. Mr, Paul Mariani, who could not be present, requested a copy of the Minutes of the meeting. There was a question on the. block of commercial in Neighborhood #8. _ The Planner explained that. it is 30 acres, 60 is needed fora . regional facility. Location of automobile facilities have been dis- cussed, and a 20 to 25 acre site suggested. The 55 acres located north of the freeway, designated as high density, bounded by Blaney, Homestead, Highway, 9,. has been considered for a regional shopping center. If this type of development took place, the PG&E yard would be too valuable to continue there. High density would be transferred, tying it in with other. high density forecast. . Locating shopping facilities on both sides of the freeway would be considered unwise, and inconvenient for the shopper. Mr. Warner Wilson asked why it was necessary that the shops be all on one side, when that would represent a left hand turn' for the people from Sunnyvale . The Planner replied that it is the only land available, . and would: be.. designed primarily to accomodate freeway traffic. Regarding Mr. Lillo ' s protest, the Planner explained that the planning map did not consider zoning. . It was based on the premise that commercial should be in a compact group, not .strung. out. Exist- ing uses would' be. continued as non-conforming. Matching existing ' zoning would have saved time, but it would not have reflected the plan to locate commercial in compact centers. Mr.. Lillo stated that it is a matter of being realistic. The owners have paid taxes on commercial. Although the map is not a zoning map, it •could become one.. Should the plan be accepted, then existing zoning may be left out. Mr. Volker stated. that the City will be faced with a dilemma., There- will probably be cases where de-zoning may be recommended. Commissioner Leonard stated that zoning which has not found a user in 9 or 10 years perhaps was hasty zoning in the first place. Owners may have made the original. application thinking there would be a need for that zoning. The City may have to reflect on whether or not users' _have been, found ,for .the zoning. . . Mr. Wilson pointed out that„several factors bear on, commercial development; one of those which Cupertino has not had is population. -1- Mr. Louis Mariani stated that there is an existing 10 -acre par- cel of commercial on Blaney and Homestead. "If any individual or body or group attempts to change that zoning, i am against it ". This is west of Blaney, south of Homestead. Mr. Hugh Jackson, 22608 San Juan Road, Cupertino, asked if there is commercial at Bubb Rd. and McClellan, and learned that it is al- ready zoned. Mrs. Pope, 774 Circle Driv9jp Santa Clara, representing the Gag - liasso's, asked about an area between McClellan and Stevens Creek. The Planner replied that it is proposed for industrial use. The Stoneson property is across the street, and has been approved for high and medium density. The Saich property is residential. Mrs. Pope asked why the Gagliasso property should be zoned light indus- trial. The Planner replied that is ties in with the railroad right of way, other industrial development is planned for the western part of the Monts. Vista area; and there 1s.good highway access. It is the only location in the Cupertino area that has.the amenities for in- dustrial purposes. Land will have a better value in industrial than in multiple. Mrs. Pope asked what this will do the residential around it. The Planner - replied that there are some industrial uses existing, and a mixture of commercial. Mrs. Harrison asked why it is felt that the entire area should be zoned industrial rather than bring industrial up to Permanente. Monts. Vista could be reassembled into the larger groupings. Chairman Frolich pointed out that there are two industrial or- dinances in Cupertino, the M -1 -H, and M -1 -P -H or industrial park, which is for the Stanford type of development. Under the require- ments of M- 1 -P -H, which has strict requirements, the land would probably be improved. The reason for suggesting it for this area is that it is one of the few things that can pay the tariff to clean out some parts of Monts. Vista. If it isn't zoned, multiple may go in. Mr. Jackson,'felt that the terrain called for the higher priced homes. Putting in a big chunk of industrial doesn't seem to be the way to clean up the area. Chairman Frolich commented that the other way to clean up the area seemed to be with multiple. There is the problem of getting developers to put in expensive homes because of existing development. Mrs. Harrison asked what authority the City has to prevent shoddy industrial development, and putting in Butler buildings. Chairman Frolich replied that an occupancy permit is required, in addition to the building permit, and architectural control is also exercised. If Butler buildings went up, they would be empty ones. Commissioner Fitzgerald pointed out that the piece of property west of the railroad is not within the City's jurisdiction. It would take the owners' consent to even come into the City. With a plan like this, it might take all of this to get them to be agreeable. Mrs. Pope reported that they have been turned down in their annexation. She also reported that the market value is not higher, that people don't want to wait five or ten years to develop. Mr. Kernoff, 123 Fremont Avenue, representing Mr. Sailor, Pur- chaser of the aagliasso proppssrty protested use of the property. With the State acquisition for freeways, there will be 170' frontage on Stevens Creek RO. A triangle has been taken for maintenance yard. He reported that DeAnza College has unofficially stated that they would be horrified at an industrial use Also all of the traf- fic from the Industries will not be using the freeways, much will be on City streets4 He wished to formally protest the potential zoning on the property. Chairman Frolich pointed out that Stanford has this type of development across from their campus; Mr. Kernoff replied that is is 2 a different situation. They own the property and don't have to re- move any buildings. Commissioner Fitzgerald felt that.the question is how anything can be accomplished since the City doesn't even have the property in its boundaries. Commissioner Leonard felt that is might be accomplished if a good objective were selected. Cupertino School District has an assessed valuation $4,000 below the state average. One of the prob- lems faced by the Commission is to do whatever they can to stabilize the tax position. The residential route was easy and obvious. Pos- sibly the industrial park type of development does as much for the neighborhood and the tax picture as anything else. It also shuts off the faucet on single family, and commits the land to better develop- ment. Mrs. Harrison asked about feeder streets into the industrial park. The Planner replied that Stevens Creek will be used Bollinger Road Extension is proposed. McClellan is proposed as a major street, Bubb Rd. should be connected to Stevens Creek. If the railroad re- mains, it would be proposed that Bubb Rd. be realigned on the western side of the railroad. Mr. Wilson reported that Mr. Kaiser is interested in keeping the railroad open for Permanente operations, and as long as the segment is in the black, and not losing money, it cannot be abandoned. Mr. Volker stated that their assumption has been eventual abandonment of the right of way. In reply to a question by Mrs. Harrison, the Planner replied that the only change into residential proposed would be extension of Pruneridge. Commissioner Snyder felt that there would not be a very stringent control over the area since the County's M -1 -H is more lenient than the City's ordinance. He felt the area would probably go multiple. Commissioner Leonard felt there would be an interchange in the area of Bubb and McClellan, also that Bollinger should be routed in such a way to do better for the area than what is done. He feels that Monta Vista has very beautiful country, and should be the finest development in the western hills if someone stuck with the idea it has good potential, instead of being a 40 year old run -down area. Perhaps two proposals should be presented on that rolling foothill area. Chairman Frolich summarized stating that the Consultant feels that one industrial park is not enough, and it boils down to where to put another. If there is a remote possibility that an industrial park can be there, then he thinks it would be a definite advantage to the City. If the General Plan indicates an industrial park in the area, it might be a guide to influence the County's thinking. Commissioner Small asked what would happen if the Gagliasso property stayed with the County, and they could probably get their multiple zoning. Commissioner Leonard felt that if the job situation and the tax situation could be helped there would be two factors that would de- mand better homes in the Monta Vista area. Commissioner Small reported that one land owner has multiple zoning on part of the proposed industrial park. He asked what would prevent developers from withholding annexing, going to the county for zoning, and then the City would inherit County zoning. Chairman Frolich: This is the crux of the thing. If we can get the County to uphold our suggestions, it would be all right. He stated that he is not willing to let one owner, with an annexation club, dictate policy to the City. Mrs. Harrison asked why have a Plan, in view of what the County, other cities and developers are doing. The Chairman replied that -3- copies had been sent to surrounding cities so that they are aware of Cupertino's intent. Mrs. Harrison asked if the landowner can be made to stick to the Plan. The Chairman replied that if the County and the City stick to- gether, the landowner will be bound by it, unless they continue as is. Commissioner Snyder felt that Cupertino has contributed to the multiple zoning in the Monts. Vista area also, that the County should not be blamed for all of it. Also, he pointed out that development has been unusually well done. Chairman Frolich asked the following questions of the audience: 1. In favor of a renewal program, an industrial park? 14 2. Against the industrial park? 3 3. Those feel it won't happen regardless? 4 On the industrial park redevelopment for Monta Vista: AYES: Commissioners: Leonard, Rampy, Snyder, Frolich NOES: Commissioners: Fitzgerald, Small ABSENT: Commissioner : Adamo 4 for, 2 against. Mr. Patterson from Varian had a comment. He said that Cupertino was chosen for their development partly because it is centrally loca- ted to a very large labor pull. Regarding other industrial areas that have not been developed, he felt they were poorly located. The Planner presented his questions. 1. Shall the Monta Vista area be designated for eventual urban renewal and re -use for controlled industrial ac- tivities? Commissioners all voted to have Plan remain as shown. 2. Shall the Garden -Gate residential area be considered to have sufficient stability so as to remain low density rather than replacement under urban renewal for high density? Remain as shown. 3. Shall neighborhood parks be located adjacent to and in some cases be part of elementary school sites? Mr. Francis Shaw, 7920 August Lane, Cupertino, who has been work- ing in Mountain View for the school district, reported that van- dalism has gone up greatly under such an arrangement. It was felt this could be controlled, and the Commission agreed. 4. Does Cupertino need a "community park" in addition to neighborhood parks and the Stevens Creek Park? It was felt this should be refused for the time being, but not dropped. Some years ago the County wished to get into a program with the City on Stevens Creek Park. 5. Will the S.P.Railroad right of way continue for rail pur- poses or be utilized as a street right of way? The City has taken the official position this should be abandoned. 6. Do we need an east -west collector street in Neighborhood #6. Stoneson showed Greenleaf, but that is restricted in width. A collector street is recommended. 7. A relocation of the east -west collector street in Neighborhood #8 is necessary due to conflict with the Serra Freeway Interchange with Wolfe Road and Merritt Avenue. Forest and Amherst are proposed. -4- 8. What amount of Highway Commercial (auto sales and show- room t es) should be allocated and where? (Concentra- tions ?1'24 to 30 acres have been calculated to be neces- sary, to be located on either side of Highway 9. 9. What use for the vacant acreage of Stevens Creek Boule- vard that is not designated for commercial shopping cen- ters? Professional office or high rise. 10. Should the Plan show separately existing and proposed commercial centers? Yes. Warner Wilson is opposed to rezoning 12 acres of commercial pro- perty known as Cupertino Crossroads Center on Stevens Creek Blvd. 11. Should the Plan show separately existing and proposed school sites? Yes. 12. There is a triangular acreage in Neighborhood #9 north of the Serra Freeway and east of Tantau overcrossing shown for residential development. Because of its dif- ficult access only from the subdivion east of Tantau and lower elevation below Tantau overcrossing it should probably be designated for an extension of the adjacent elementary school. The Planner recommends that a study be made with the school district. 13. Should the Plan show the Civic Center and at what loca- tion? The consultants are not in accord with the se- lection of the civic center in the town center. They believe it should have a more prominent location. Fronting on Highway 9 would be an improvement. The property has been purchased. 14. Industrial research in the foothills? Commissioner Fitzgerald commented that some of the area around Permanente might be suited to that. The Planner stated that it was not originally proposed, that practically it might not work. Commissioner Snyder requested density to be shown in net acres rather than gross. Adjournment: 11:07 APPROVED: /s/ Donald Frolich C airman ATTEST- Robdrt S. Shook, Secretary, Planning Commission