Director's Report
CITY OF CUPERTINO
10300 TORRE AVENUE, CUPERTINO, CALIFORNIA 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT
Su~ject: Report of the Community Development Direct~
Planning Commission Agenda Date: Tuesday, March 13, 2007
The City Council met on February 20, 2007, and discussed the following items of interest
to the Planning Commission:
1. Pre-zone 13.5 acres east of Saratoga Creek to the centerline of Lawrence
Expressway from highway 280 to Bollinger Rd.: The Council adopted the
negative declaration and conducted the first reading. (see attached staff report)
2. Amend the 2006-07 fee schedule for building fees and Below Market Rate
Housing program mitigation fees: The City Council approved building fee
schedule and continued BMR fees to April 3. (see attached staff report)
3. Peet's Coffee appeal: continued to March 20.
4. Appeal of a minor residential permit on Grenola Drive: Continued to March 20.
(see attached staff report)
5. Planning Commission work program: Approved as submitted. (see attached staff
report)
Miscellaneous
1. North Valko community Workshop: The second North Valko community
Workshop was held on Thursday March 8,2007 in the Community Hall.
2. Attached alternative views sketch: Attached is a humorous sketch of how
different people will view the same site development.
Enclosures:
Staff Reports
Newspaper Articles
G:\ Planning \ SteveP\ Director's Report \ 2007\pd03-13-07.doc
DlI2 ,1
City of Cupertino
10300 Torre Avenue
Cupertino, CA 95014
(408) 777-3308
, Fax: (408) 777-3333
ern/Of
CUPEI\TINO
Community Development
Department
Summary
Agenda Item No. _
Agenda Date: March 6, 2007
Application: Z-2006-04, EA-2006-10
Applicant: City of Cupertino
Owner: County of Santa Clara
Location: Lands easterly of Saratoga Creek to the Centerline of Lawrence
Expressway from Highway 280 to Chelmsford Drive/Bollinger Road
Application Summary:
. City - InitiatedPREZONING of a total of 13.5 acres: 7.7 of those acres to Pre-PR
(Public Park or Recreational Zoning District) and 5.8 acres to Pre-T
(Transportation Zoning District).
. ENVIRONMENTAL DETERMINATION: Negative Declaration recommended.
The project will have no significant, adverse environmental impacts.
RECOMMENDATION:
The Planning Commission recommends on a 4-0-1 vote (Commissioner Wong absent)
that the City Council:
1. Approve the Negative declaration, file number EA-2006-10;
2. Approve the Prezoning application, file number Z-2006-04, in accordance with
Resolution No. 6447, Ordinance No. 07-1998.
Project Data:
General Plan Land Use Designations: Parks & Open Space, Transportation
Existing Zoning Designation: none
Proposed Pre-Zoning Designations: Pre-PR, Pre- T
Gross Acres: 13.5 acres
Project Consistency with - General Plan:
- Zoning:
Environmental Determination:
Yes
N/A
Negative Declaration
DliZ" ~
File Nos.: Z-2006-04, EA-2006-10
Page 2
March 6,2007
BACKGROUND
The City is proposing to pre-zone two County-owned lots (7.7 acres) on the east side of
Saratoga Creek between Highway 280 and Chelmsford Drive to Pre-PR (Public Park or
Recreational Zoning District) and pre-zone the abutting Lawrence Expressway half-
street (5.8 acres) between Highway 280 and Bollinger Road to Pre-T (Transportation
Zoning District).
This project is a necessary prelude to future actions the City must take, with the consent
and approval of the City of San Jose and Santa Clara Local Agency Formation
Commission (LAFCO), to bring the properties under the jurisdictional control of the
City. Presently, the properties are in the Sphere of Influence and Urban Service Area of
the City of San Jose.
Cupertino needs jurisdiction of these lands in order to complete Reach #5 of the
Saratoga Creek Trail between Bollinger Road and Lawrence Expressway. The trail
segment is part of the County-prepared San Tomas/Saratoga Creek Trail Master Plan
adopted by the City in 1999. A portion of the trail, between Barnhart Avenue and
Bollinger Road, has already been completed by the City.
t>1~-:3
File Nos.: 2-2006-04, EA-2006-10
Page 3
March 6, 2007
DISCUSSION
Planning Commission Comments
The Planning Commission heard this application on February 13, 2007 (Exhibits A-2
and B-2). It recognizes the need for park land in the Rancho Rinconada neighborhood,
which has 1/10 of the City General Plan standard of 3 acres of park land for each 1,000
population. One Commissioner asked if the City would be assuming the maintenance
responsibility for this segment of Lawrence Expressway if we annexed it. This
Commissioner also asked that the City test the soil for hazardous substances prior to the
City's decision to acquire or lease the land for trail and park development. A portion of
the property is currently used for the open storage of construction waste.
Public Comments
Three residents spoke in support for additional park land in Rancho Rinconada. One
resident noted that the location is relatively inaccessible, so there needs to be adequate
maintenance and sheriff surveillance for the park to remain a community asset, not a
nuisance. One resident lived on a narrow private street in Rancho that is not wide
enough for street parking. He said there was no sheriff enforcement of street parking
restrictions because it was a private street. He was concerned that park/ trail user
parking might overflow into this area if convenient parking was not provided
elsewhere. Another resident asked how the northern segment of the trail near Highway
280 would be developed.
Staff Comments
Even after annexation, Lawrence Expressway is still considered a County
transportation facility whose maintenance and operation is still the responsibility of the
County. However, the City would be responsible for extending its fire protection and
sheriff service to this area.
The Director of Community Development has made an interpretation of the General
Plan Land Use Map and finds that Lawrence Expressway has a land use designation of
"Transportation." A separate city-initiated general plan amendment is not needed.
The prezoning is just one of numerous steps the City must take before
leasing/ acquiring and developing the site for a trail and park.
. Obtain consent from San Jose City Council for boundary re-alignment. (in
progress)
. Obtain approval from Santa Clara County LAFCO for boundary re-alignment.
. Annex properties to Cupertino.
. Seek agreement with County to relocate waste storage yard.
. Seek funding sources and conduct studies.
. Purchase or lease property from County.
. Design and develop trail and park.
DIR-'+
ORDINANCE NO. 07-1998
DRAFT
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CUPERTINO
AMENDING SECTION 1 OF ORDINANCE NO.2 BY PREZONING
APPROXIMATELY 13.5 ACRES TO PRE-PR (PUBLIC PARK OR RECREATIONAL
ZONING DISTRICT) AND PRE-T (TRANSPOI}TATION ZONING) LOCATED AT THE
EASTERLY SIDE OF SARATOGA CREEK TO THE CENTERLINE OF LAWRENCE
EXPRESSWAY FROM HIGHWAY 280 TO BOLLINGER ROAD
APPLICA nON Z-2006-04
WHEREAS, an application was filed (Application Z-2006-04) for the prezoning of the
tenitory to Pre-PR (Public Park or Recreational Zoning District) and Pre- T (Transportation
Zoning Disttict); and
WHEREAS, upon due notice and after one public hearing the Planning Commission
recommended to the City Council that the Prezoning be granted; and
WHEREAS, the property to be prezoned is presently in the City of San Jose; and
WHEREAS, maps of the subject property are attached hereto as Exhibit "A" and "A-I"
as a proposed amendment to the Master Zoning Map of the City of Cupertino.
NOW, THEREFORE, BE IT ORDAINED AS FOLLOWS: "
Section 1. That the properties described in attached Exhibits "B" and "B-1" be and
hereby are prezoned to Pre-PR and Pre- T respectively, and that Exhibits "A" and "A-1" attached
hereto are made part "oftlie Master Zoning Map of the City of Cupertino.
Section 2. This ordinance shall take effect and be in force thirty (30) days after its
passage.
INTRODUCED at a regular meeting of the City Council of the City of Cupertino this 6th
day of March, 2007, and ENACTED at a regular meeting of the City Council of the City of
Cupe11ino this day of , 2007, by the following vote:
Vote Members of the City Council
AYES:
NOES:
ABSENT:
ABSTAIN
ATTEST:
APPROVED:
City Clerk
Mayor
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EXHIBIT B
PREZONiNG LEGAL DESCRiPTION
ZONE: PRE-PR
CiTY OF CUPERTINO 2007-
An of that real property situate in the City of San Jose, County of Santa Clara, State of
California, being a portion of the Quito Rancho, described as follows:
1P;~~~~;J!",J!n\'''hr;, :::;y th"" ~f)Ufh,e"'G;'l'Arl\( r:,.... 1-'-1 A ,. nf i n" ')q:-~ p<:; ~hn\!1f"'1 nn tf-;,,,,," "F',..Ll",j", ~JI"""- 03'
~b.=-"t;;l8...Uli.,~ ......... ...1,-, ,-,,"-,..~I t<'"-~...... _" J ;..J..."z r .....1....... __'_ ._....._ ;,....?,- '_11_,,'.' ....,. I~. .<..-t.r. ...J__[ ~:f~ I ~~'-J ~~
Tract i 183, recorded in Book 44 of Maps, at Pages 11-13, Santa Clara County records
said point also lying in the Westeily line of the City limits of Cupertino as annexed by
Rancho Rinconada No. 98-09, and the Easterly line of the City limits of San Jose as
estabHshed by Annexation Doyle !\Io. 4;
Course 1: thence proceeding along the Easterly line of said lot and said Westerly City
iim!ts of Cupertino and said Easterly City limits of San Jose N20009'45''W 177.77 feet
more or less; thence continuing along said City limits lines and Westerly Boundary of
said Annexation Rancho Rinconada No. 98-09, the following courses and distances:
Course 2: N04004'45"E, 125.69 feet
Course 3: N29051'15"E, 214.50 feet
Course 4: N06013'45"W, 116.81 feet
Course 5: N19026'45"E, 1 09.24 feet
Course 6: N14030'OO"E, 228.20 feet
...Course 7: N03022'45"W, 191.71 feet
___~ .CoW,$e 8: N19029'45"W, 151.30 feet
.-.....,..':'riF-Ggurse 9: N2J045'15"W, 189.35 feet
Course 1 O:'N03017~1B:'W,14T.02 feet
Course 11: N50051'45''W, 121.65 feet
Course 12: N12027'45"VV, 1 07.74 feet
Course 13: N25006'15"E, 61.00 feet
Course 14: f'.~66002'15"E, 113.84 feet
Course 15: N39042'OO"E, 194.78 feet
Course 16: N15(>14'QQ"E, 85.91 feet
Course 17: N10016'15''W, 138.43 feet
Course 18: N01051'30"E, 1 03.33 feet
Course 19: N26018'45"E, 119.95 feet more or iess to a point on the Westerly boundary
line of Lawrence Expressway (previously named Doyle Road), as it now exists; .
_.-,'~-l;...~",-:, _....;.
~",..,'
Course 20: thence leaving aforementioned annexation Rancho Rinconada No. 98-09
and aforementioned annexation Doyle NO.4 and proceeding along said boundar; line of.
Lawrence Expressway Southerly 2856 feet more or less toa point on the Westerly
boundary of aforementioned annexation Rancho Rinconada No. 98-09 and the Easterly
boundary of aforementioned annexation Doyle No.4;
Course 21: thence contiruing along said annexation boundaries N43QOO'40"W, 1 93 feet
more or'less;
D(t2 ~t 0
+JLf
City Hall
10300 Torre Avenue
Cupertino, CA 95014-3255
Telephone: (408) 777-3220
FAX: (408) 777-3366
ITYOF
CUPEIQ"INO
DEP ARTMENT OF ADMINISTRATIVE SERVICES
SUMMARY
Agenda Item No. I ~
Meeting Date: March 6, 2007
SUBJECT
Consider amending the 2006-07 fee schedule for building fees and Below Market Rate Housing
program mitigation fees, Resolution No. 07- 03% .
BACKGROUND
All user fees are reviewed each year in conjunction with the preparation of the budget. Our goal
is to ensure that, to the extent possible, fees cover the cost of providing services. The majority of
the fees proposed for your consideration are calculated based on actual cost to perform the
service. Some fees, however, are predicated on what the market will bear in relation to what
other competitive entities charge for the same service, for example Sports Center memberships.
Building Fees
City fees were discussed at a public hearing on April 4, 2006 and adopted July 1, 2006. Building
fees however were unchanged, pending a study to change the way fees are calculated. The City's
current building fees are based on the valuation of the project, in other words, the cost to build
the project. Recent court cases have challenged this method of determining fees. A consultant
study has created a new building fee schedule supported directly by the time spent on reviewing
plans, inspecting projects, and processing applications and permits. Staff resources used and the
resulting fee charged are directly related to building size, occupancy type and fire rating. The new
building fee schedule is being submitted to Council for adoption. All fees are recommended at a
full cost recovery basis, except for residential solar and photo voltaic systems, which will remain
at the City-subsidized $300 rate approved by Council.
Housing Mitigation Fees
On February 27, 2006, Council adopted Resolution 06-045 approving a fee study and directing
~taff to assess retail and hotel developments a housing mitigation in-lieu fee at the same rate as
office and industrial projects and to raise the fee to $4.75 per square foot.
/-fc=t-
Printed on Recycled Paper
Dll2 -/c2
The resolution exempted redevelopment projects and certain mixed use projects from the impact
fee, but required them to provide Below Market Rate (BMR) housing units instead. The new fee
was to be implemented with the entire fee schedule adopted at the April 4, 2006 Council
meeting. However, the approved fee schedule, in error, raised the fee only by the cost of living
percentage, to $2.32 per square foot and it failed to add-in the retail and hotel elements. That
April, Council also directed staff to further study the mitigation fee for residential projects. That
study was completed and approved by the Housing Commission on January 11, 2007. The
commission and the study recommends that the residential development fee be raised from the
current $1.19 per square foot to $2.50 per square foot.
FISCAL IMPACT
Many fees charged for individual projects and items will vastly. change because of the
modification from charging projects on a valuation basis to a time spent basis. For instance, fees
on new multi-family dwelling projects may double on average while those for new single-family
residences could fall by up to one-half, depending on square footage. However, except for
residential solar systems, fees are still based 100% on the cost of doing business, just as in the
old model. Approximately $3.5 million in building fees were received in 2005-06, an extremely
strong year.
Housing mitigation fee revenues are dependent on the mix and volume of projects, but the near
doubling of the fee rates and expansion of fee basis should double the revenues per project.
Nearly $344,000 was collected overall last year.
RECOMMENDATION:
Adopt a resolution amending the 2006-07 City fee schedule as follows:
. Replace the current Building Fee Schedule D with the new Building Fee Schedule D as
attached;
. As described in previously adopted Resolution 06-045, replace the current $2.32 per
square foot office/industrial/research and development housing mitigation in-lieu fee with
a new $4.75 per square foot housing mitigation in-lieu charge for office, industrial, hotel,
retail, and research and development projects. While redevelopment area projects and
mixed use projects of at least two-thirds residential and one-third retail/office will be
exempt from the fee, they must instead provide Below Market Rate Housing as part of a
residential development; and
. Raise the residential housing in-lieu fee from $1.19 per square foot to $2.50 per square
foot.
~)::
PIt< -(3
DRAFT
RESOLUTION NO 07-038
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CUPERTINO
RESCINDING RESOLUTION NO. 06-065 AND ADOPTING SCHEDULE
OF BUILDING FEES AND BELOW MARKET RATE HOUSING
PROGRAM MITIGATION FEES
WHEREAS, the State of California requires fees charged for service rendered not to
exceed the cost of delivering said services; and
WHEREAS, a public hearing has been held to review user fees; and
WHEREAS, the City Council of the City of Cupertino has established guidelines for
setting user fees;
NOW, THEREFORE, BE IT RESOLVED that:
1. Replace current Building Fee Schedule D with the new Building Fee Schedule D
as attached;
2. Replace current Schedule C, Definition of Planning Fee Services and associated
Housing Mitigation In-Lieu Fees as attached.
3. These fees are effective May 7,2007.
PASSED AND. ADOPTED at a regular meeting of the City Council of the City of
C~p'~rtino this '6th d~y of March, 2007 by the following vote: .
Vote
Members of the City Council
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
APPROVED:
City Clerk
Mayor, City of Cupertino
D/~-J5
/9 (i
( r (
10300 Torre Avenue
Cupertino, CA 95014
(408) 777-,3308
FAX (408) 777-3333
Community Development Department
SUMMARY
AGENDA NO. J ;2
AGENDA DATE March 6, 2007
Property Owner:
Property Location:
Appeal ofR-2006-08 & RM-2006-13
Jessica Rose & John Tracy
Elena Herrera &Subir Sengupta
Mehrdad & Homa Moj gani
21180 Greno1a Avenue
Application:
Appellants:
SUBJECT:
Consider an appeal of the Planning Commission's decision to approve Application Nos.
R-2006-08 and RM-2006-13, regarding a Residential Design Review and Minor
Residential Permit to construct a new, two-story 4,219 square foot residence with two
second-story rear yard decks.
Continued from the February 6, 2007 City Council meeting.
RECOMMENDATION:
_ The City Counc~l may t~~e one of the following actions:
1. Uphold the appeals and deny the Planning Commission's approval of R-2006-08
and RM-2006-13; or
2. Uphold the appeals and modify the Planning Commission's approval of R,-2006-
08 and RM-2006-13; or
3. Deny the appeals and uphold the Planning Commission's approval of R-2006-08
and RM-2006-13
4. Continue these appeals to the March 20,2007 meeting.
BACKGROUND:
At the February 6th meeting, the City Council conducted a hearing on the two appeals
and continued this item (5-0) to the March 6, 2007 meeting. The Council provided the
following directions for the applicants, Mehrdad and Boma Mojgani, to follow before
tonight's 'meeting: ' ,f
Modify the plans to meet the City Council's understanding of reasonable
mitigation of the privacy impacts of the master bedroom balcony.
PIt!. -110
fJ--~
Appeals ofR-2006-08 & RM-2006-13
Page 2
March 6, 2007
=============================================--===================================
Work with the appellants to reach an agreement.
At this time, the City has only received a proposed privacy protection land,scape plan
that was submitted the evening of the last Council meeting when this item was
discu~sed on February 6th. No other plans have been submitted by the applicants.
The applicants and appellants did agree to participate in the mediation process offered
by the City through Project Sentinel, an independent mediator. The mediation was held
on February 27,2007.
DISCUSSION:
During the meeting, the Council noted the privacy impact concerns of the appellants
and requested that the applicants modify their plans by providing an adequate privacy
protection landscape plan and mitigate the impacts of the master balcony by
eliminating the balcony and providing a faux balcony, recessing the balcony or creating
a physical barrier that is architecturally compatible with the residence. The Council
also stressed the importance of the applicants working with the appellants to reach
agreement on the plans. Further, the Council stated that privacy protection landscaping
plans alone would not be sufficient to mitigate the privacy impacts of the balcony.
The Council also heard from several members of the public who expressed concerns
about the privacy impacts of the balcony and supported the appellants.
- Staffrecomrriended-~hatif a physical barrier structure is proposed to screen a portion of
the balcony to prevent privacy impacts, that the barrier structure should be constructed
of a solid louvered structure thatis architecturally compatible with the residence.
Landsca pe Plan
The applicants submitted a landscape plan (See Exhibit A) to staff on the evening of the
February 6 Council meeting; however, they did not present the plans during the
meeting. Staff did not have sufficient time to review the plans prior to that meeting to
make a determination on the adequacy of plans.
Following the meeting, staff reviewed the landscape plans and found that the plans still
do not indicate the exact variety (species) and box size of the flowering pear tree
proposed along the east side of the property. Without this information, staff cannot
determine the ability of these trees to serve as privacy protection landscaping along the
east side of the property.
, ,
Mediation Process
On February 27, 2007, Project Sentinel as the mediator commenced the mediation
process between the applicant and the appellants. However, the parties were still not
able to reach agreement.
DI f2 - I 7
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Appeals ofR-2006-08 & RM-2006-13
Page 3
March 6, 2007
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Staff subsequently spoke to the applicants, at which time they verbally indicated that
they were going to submit a request for a continuance. to the March 20th meeting to
allow them to revise the plans. However, a written request has not yet been received
from the applicants.
Staff also spoke to both appellants, Jessica Rose and Elena Herrera, who indicated that
they were .agreeable to a continuance to March 20th.
Enclosures:
Exhibit A: Privacy protection landscape plan submitted February 6, 2007
Exhibit B: Minutes to the February 6, 2007 City Council meeting
Exhibit C: City Council Report of February 6,2007 with attachments
Exhibit D: Copy of the originally approved plans by the Director of Community
Development on August 23, 2006
Prepared by: Aki Honda Snelling, Senior Planner
Approved by:
~
Steve Piasecki
Director of Community Development
David W. Knapp
City Manager
G:pi~~g/pdreport/appeals)'R-2006~08, March 6 CC Appeal
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10300 Torre Avenue
Cupertino, CA 95014
(408) 777-3308
r:A Y (4nS) 777-3~33
Community Development Department
CTlYOF
CUPEI\TINO
SUMMARY
Agenda No.
,q
Agenda Date: March 6, 2007
SUBTECT
Planning Commission Work Program 2007
RECOMMENDATION
Planning Commission recommended approval of the work program for 2007
Background:
The Planning Commission adopted its work program on February 27, 2007,
which is forwarded to the City Council for final approval. A matrix describing
the proposed Work Program is enclosed (Exhibit A). New projects are based on
..the adopt~4 Cit~~ouncil-goals for 2007 (Exhibit B - some changes to the draft are
not complete, as indicated). Other projects consist of those carried over from
2006, as well as private development projeCts.
Discussion:
One new project has been added to the work program based on the City Council
Work Program:
);> Historic Preservation Policy
This project was identified Py the City Council due to the tank house issue. Staff
will prepare an analysis of past and current historic preservation policies and
efforts, and seek direction on any further preservations efforts deemed to be
necessary.
Staff included one new project on the Work Program:
;,. General Plan Implementation Monitoring
The Cupertino General Plan calls for annual review of the General Plan. In
addition, State law (Government Code Secti,on 65400) requires that the City
provide an annual report on the status of the plan and progress in its
implementation, including the progress in meeting its share of regional housing
needs.
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Printed on Recycled Paper
2
The annual review has not occurred since 2000 because the it is not required
while a comprehensive General Plan review is in progress, which it was between
2000-2005. The annual review was not held in 2006 due to staffing vacancies.
The annual review may identify additional projects that require implementation,
which could be added to the work program if time permits, or could be
scheduled for 2008.
Planning Commission Comments
Historic Preservation Policy: The Planning Commission seeks direction from the
City Council on what they are looking for. The assumption is that a historic
preservation policy would relate to public, rather than private, property.
North Valleo Master Plan (phase one): The Planning Commission expects to
hold a public hearing on this project in June, while the City Council Work
Program identifies the hearing for July (Page 12, 7 A). Consequently, the City
Council hearing would be in July rather than August.
Green Building Program: This work program project is labeled as "Green
Building Program," but it is understood that it encompasses the broader aspects
of sustainability, such as compact land use and support for global in~tiatives.
Enclosures
... ,.gxhibitA.:,PlaI1!1ingCommission Work Program 2007
Exhibit B: City Council Work Program 2007-2008 (draft)
Prepared b : Ciddy Wordell, City Planner
;.
APPROVED BY:
~
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Steve Piasecki
Director of Community Development
David W. Knapp
City Manager
G:planningjpdreportjmiscjPLANNING COMMISSION WORK PROGRAM STAFF REPORT 2007cc
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PLANNING COMMISSI01\ ORK PROGRAM 2007
PLANNING COMMISSION HEARING A
"
NEW 20017 PROJECTS
.
Jan Feb March April May .June July Aug Sept Oct Nov Dec Jan STAFF
PROGRAMMED
Historic Preservation GC
Policy
General Plan A CW
Implementation ..
Monitoring
Heart of the City , ' CJ
:
Specific Plan ,
Crossroads , Redev.
Streetscape Plan Mgr.
Review Rl ordinance : GC
re: RHS slope h..
standards
Tree ordinance A. AHS
amendments
Cleo Avenue SP jVG
Affordable Housing
Green Buildings PG
Program (funded)
North Valko Master ... CW
Plan (phase one)
PRIV ATE
DEVELOPMENT
Public Hearil1!Zs
Villa Serra residential ~ AHS
renovations/ additions
(provide
neighborhood park)
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1. Maj orDevelopments.Cfora..fulllistof development activity go towww.cupertino.org!deve16pn1entactivity)
A. Vallco (see also Economic
D evelopmen t/Redevelo pmen t)
1. Monthly updates to Council from
property owners.
2. Status reports regarding development
agreement approvals.
3. Adherence, if possible, to artist
renderings presented to Council.
2007/2008 Work Program (February 20,2007)
Vallco is actively pursuing the
private revitalization encompassing
the following components:
Under construction
1. 16-screen AMC cinema to be
opened in Spring 2007
2. Three-story, four-level
parking garage next to Macy' s
3. Two-story, three-level parking
garage and retail adjacent to
Penney's
4. Strike bowling alley next to
Penney' s- Tenant improve-
ments underway Nov. 2006
5. CPK and Islands restaurants
in the Sears parking lot
Approved but construction hasn't
started
6. Rose Bowl 1.40,000 square
foot cOlmnel1cial and 204
residential condominiums
7. Hotel per the 'development
agreement. .i ;
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.,
AMC theaters construction began in Jan. 2006
and are projected to open in Spling 2007.
Val1co received use permit approval and final
site and architectural approval for the Rose Bowl
mixed-use building in the Spring of 2005 and
expects to be under construction in 2007.
Awaiting application from Val1co.
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2007 - 2008 Work Program ~ :t
[ Project Goal [ Status I Comments I
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2. CapitalIIllproyenients and Plans
A. Bridge
Mary Avenue Pedestrian Footbridge
B. Parks
1. Stevens Creek Corridor Park
a. This project includes park and trail
improvements.
b. City will enhance outreach efforts in
regards to enviromnental improvements
and tree replacement..
2007/2008 Work Program (February 20,2007)
Phase I completed (grading, fencing
and utility relocation)
Schedule adjusted for additional
structural design & wind tunnel
testing which is now complete ~
final design underway for Phase II.
Now scheduled to be awarded in
March 2007
Completion date remains April,
2008.
50% (PS&E) plans, specs and
estimates have beel). completed;
design work resum6s in April, 2007.
Status, scope and budget report to
Council October 17, 2006.
ADD MORE INTERIM DATES
Project completion projected April,
2009.
, f'
The park is now closed. One maintenance staff
remains on the payroll, but is assigned to Public
Works. We are ready to begin the transition.
Grant funds in the amount of $4.2M are secured
for Phase I. Resolve issues and begin the grant
application process for phase II.
Page 2 of 16
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2007 - 2008 Work Program i~
I Project Goal. I Status I Commeuts I
2. Rancho Rinconada Park
a. Commence work on the Lawrence Santa Clara County owns a parcel Staff has approached the Real Estate Manager
Expressway Linear Park. next to Lawrence Expressway for the San Jose Water Company to inquire about
l. Leverage future annexations and currently used by the Department of the potential for acquiling land immediately
ERAF inequity in negotiations. Roads and AirpOlis as a mateIials adjacent to the Roads& Airports corporation
Mahoney and Lowenthal to staff storage site. County Roads & yard. The I-acre San Jose Water Company
subcommittee AirpOlis staff have maintained that parcel (not the Sterling/Barnhardt parcel) if
this site is critical to their operation. available, may be purchased for a Roads &
County Parks has received Board of Airport yard expansion, freeing up the creekside
Supervisors approval for the San parcel for park development and the extension of
Tomas Aquino trail master plan, the San Tomas Aquino trail. If the land swap can
which identifies this site as be worked out, staff would look for pminerships
greenbelt. and grant opportunities for park development.
Target date for acquiIing the Water Company
parcel is June, 2008
b. Sterling Barnhmi parcels Pursue acquisition of the two parcels Surplus property sale in progress.
at Sterling and Barnhart in Target for acquisition Sept., 2007.
conjunction with d~velopment on
the HP site. ,
~
i Planning staff is working with potential
3. Neighborhood Park in the Homestead area This area was ident~fied duIing the
" developers of the Villa Serra project to provide a
General Plan process as an area neighborhood park in this area.
deficient in neighborhood parks.
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2007/2008 Work Program (February 20, 2007)
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2007 - 2008 Work Program ~ ~
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C. Trails
Constructing Reach A (Stevens Creek Blvd. to The walking and hiking trails in The equestrian & hiking trails were dedicated on
Rancho San Antonio Park) Reach A are complete. The County Earth Day. County Risk Management has
Oak Valley Trail has received a grant for the paved advised against delivering trail users to an
trail in Reach A. County staff unauthorized crossing of an active railroad. The
reports it will construct the paved County will reroute the paved trail to another
trail in 2007. access point and construct it in 2007. This is a
County parks project on County land.
, Push forward on a political level.
D. Sports Center Upgrade
Develop a strategy for upgrading the Sports It has been determined that the cost The Parks and Recreation Commission took
to bling the pool up to code exceeds public COlmnent on use of the space October 5th
Center pool and bath house. its value to the community. A tennis court/sports court was suggested. The
The Parks & Recreation residents from the Commons were opposed to a
Commission will meet in March to skatepark.
make a recOlmnendation to Council The Teen Commission has taken input. A
for the ClP budget hearing in May,
- 2007. " climbing wall and basketball court were
: recommended.
The Council will not entertain an additional
I
tennis court.
I
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E. Quinlan Fountain It has been determined that the cost Staff to propose options for an active space
Propose project to replace the fountain. to repair the fountain exceeds which may include a water feature, seating, stage
$150,000. Staff suggests an area or other component in May, 2007.
alternative plan. -
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Page 4 of 16
200712008 Work Program (February 20,2007)
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I Project Goal I Status I Comments I ~
a
~uu / - ~uu~ vv url"- r I UbI ,un
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3> ...... Organiza.tional Impr6vemen ts
A. E-Services
Bring City Hall to the customer and improve
efficiency of service delivery.
2007/2008 Work Program (February 20, 2007)
Applications completed and/or in
process and will be presented to
Council:
. Parks & Rec on-line registration
- Feb, 2007
. Community Outreach Program-
Feb., 2007
. Neighborhood Watch eCap-
Mar., 2007
. On-line business licenses -
April, 2007
. On-line pennits - May, 2007
. On-line Muni Code - June, 2007
. Digital signage)'- June, 2007
. Sports Center tennis court/Golf
Course tee-tim~s - TBD
,
. 3N (ASK RlC~ FOR
WORDING)
Applications completed:
. E-mail notification
. City Mapguide
. Mapguide Inquirer
. City public records - Aug., 2006
. Web casting - Sept., 2006
. On-line Elections page - Oct., 2006
. Economic Development - Dec, 2006
. Access Cupertino - May, 2006
. On-line Job application - July, 2006
. City projects, bids & RFP's - May, 2007
. Street sweeping notification - May, 2007
The City of Cupertino provides abundant public
access to many meetings and city records using
state-of-the-art software programs available
through the City's website.
Through a digital records management program
and an integrated document and video-streaming
program, all users have access to all public
document and video records.
Page 5 of 16
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2007 - 2008 Work Program
B. Fiscal Strategic Plan
Develop a long-tenn solution to reposition the City
. to ensure services can be fully supported by
revenues collected.
1. Pursue cOlTection of EMF percent for TEA
funding by Dec., 2007
2. Schedule a public hearing to adopt safes as a
standard condition on residential development.
3. Prepare ballot issues for business license
(Quarry) and utility tax ordinance changes for
November, 2007 election for Aug., 2007 ballot
submission.
4. Perfonn analysis on entertainment tax and
bring back to Council June, 2007.
Reviewed May 2006 and adopted in
conjunction with the 2006/07
budget.
The Plan:
. defines the financial problem
. analyzes the structure of the
organization
. identifies opportunities for
decreasing expenses and areas of
risk exposure
. identifies opportunities for
stabilizing our revenue
resources.
Substantial progress has been made in the area
of:
. Passage of AB 117 resulted in additional
TEA property tax of$1.35 M/year
. General Plan Policy 2-42 provides sales tax
in-lieu/or revenue sources for major office
development. Report to Council in March,
2007
. Vallco is moving forward with AMC
Theaters scheduled for spring 2007.
. Negotiations have begun with Hansen
regarding annexation.
Additional efforts include consideration of an
entertainment tax, TOT increase, business
license quan)' tax and UUT ordinance update.
2007/2008 Work Program (February 20, 2007)
.. fI
Page 6 of 16
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2007 - 2008 Work Program Z 1
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[ Project Goal I Status I Comments I
A. Law Enforcement
Continue emphasis on Neighborhood CUlTently suppOliing 94 active Held 18 Neighborhood Watch meetings. 10
Watch Watch Groups representing 212 meetings were new groups and eight of them
1. Provide quarterly Neighborhood Watch residential streets. supported existing groups or revitalized inactive
maps starting March, 2007. groups.
B. Emergency Preparedness
Continue emphasis on Emergency
Response (ER) and Preparedness
1. Continue expanding of the outreach . Increased from four to five 734 residents trained in CERT.
programs CERT classes/yr.
. Conducted six first aid and 708 residents trained in First Aid and 727 trained
seven CPR cl'ilsses in CPR.
. Implemented .a Disaster Enables community members to participate in
Council/Citiz~n Corps Council emergency planning.
,
. Organized twq new Total of 12 neighborhoods trained.
neighborhoodCERT teams.
~
Established Medical Reserve Completed .
.
. ,
Corp throughJ\'ederal grant.
:
. Conducts on-going EOC drills Provide communication services at community
with Amateur Radio events and established county-wide mutual aid
, j',~ plan for amateur radio.
.\
. Offer Kaleidqscope Program 3 Total of 305 students trained to date.
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Page 7 of 16
2007/2008 Work Program (February 20, 2007)
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2007 - 2008 Work Program ~ i
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I Project Goal I Status I Comments I
times/year
2. Ensure ER Training for City staff . Providing mandated SEMS Ongoing
training; First Aid and CPR to
staff
3. Increase program staffing . Authorized part-time position Allocated 1,000 hours to this position to enhance
in May 2006 program levels at festivals and school/business
meetings and provide accessibility on a daily
basis.
4. Master database update/custom program
. One database for Eliminates redundancy for outreach efforts to be
Neighborhood Watch, Block completed Jan., 2007.
5. Pandemic Flu Leaders and Sheriff
. Provided education to the
public to prepare citizens for
6. Mass Immunizations disaster response.
. Marsha chairing County
committee to ,work on plan via
7. Managing spontaneous volunteers committee process only
. Revise standa;rd fonus for city- Consistency in volunteer management
wide use June~ 2008
C. Traffic Safety
1. Walkability
a. Implement "walkable city" concept. Ensure that the concept is present in Examples of recently approved walkable
all City developme~t/redevelopment developments include:
- projects. . Menlo Equities residential
. Self-Storage
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2007/2008 Work Program (February 20, 2007)
Page 8 of 16
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2007 - 2008 Work Program if
I Project Goal I Status I Comments !
_. ~~',' 1 I
. Vallco, California Plzza l<Jtchen ana
l. Revisit access between Whole Feb., 2007 Islands Restaurants
Foods, Peet's Coffee and Panera . Civic Park-Hunter/Stonn
Breads 0 Sterling Square-Taylor Woodrow
0 Villagio-- Silverstone
. Oak Park
. Whole Foods
2. Review traffic safety issues .
a. Safe routes to school program Garden Gate safe routes grant submitted.
b. Street Smalis Program Banner and citywide safe driving
awareness program. Banner across
Stevens Creek Blvd. will be viewed
by 43,000 drivers daily.
c. Tri-school/Regnart Traffic The Sheriffs Office, the City, the Ongoing investigation of best practices including
Improvements School District, an9, the residents grants for alternative public transpOliation.
worked together toiimprove the . Develop a project scope
safety of vehicle, p,edestrian, . Present in conjunction with the 2007/08
students and reduc~d traffic budget process.
congestion on the primary roadways
,
around the school. " '
,.j
d. Revisit the Red Light Program Staff to report back:to Council in
May, 2007.
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Page 9 of 16
2007/2008 "''Irk Program (February 20,2007)
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2007 - 2008 Work Program ~ct
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I Project Goal I Status I Comments I
A. Provide housing opportunities for Cupertino
workers
The 2005 OP update and Housing
Element identified sites for
additional housing units.
B. Teacher housing assistance programs
1. Develop teacher housing assistance
program
City Council appropriated $220,000
for a down payment assistance
program for teachers.
In January 2006, two teachers
qualified for the program but were
unable to find a home to purchase
using the down payment assistance
grant. Staff will continue to work
with qualified teachers.
2. BMR eligibility requirements for Cupertino
Union School Distlict (CUSD) teachers.
In May 2006, the C:;ounci1 amended
the BMR program to give teachers
in CUSD 2 points credit regardless
of whether they cU~Tent1y work
within the Cupeliino city limits.
I
C. Nexus Study for Housing Mitigation Fees
The nexus study was completed in
Spring 2006. The proposed
mitigation fee will go to the City
Council for approvg1 in March, 2007
along with the building fees update.
.1 I'
2007/2008 Work P1'ogram (February 20, 2007)
The Santa Clara County Housing Trust Home
Ownership Assistance Program is applicable to
Cupeliino teachers and other public service
employees.
City has contracted with Neighborhood Housing
Services of Silicon Valley to implement the
teacher outreach program in December 2003.
Teachers have not been able to qualify for
housing in Cupeliino. The Housing Commission
is considering if the area allowed for housing
purchases should be expanded and will make a
recommendation to the City Council. Dec., 2007
The Commission found the existing fee is
insufficient to offset the impacts of development
and recOlmnended increasing housing fees for
non-residential developments, including
commercial development and residential
developments that are too small (6 or fewer
units) to require a BMR unit.
Page 10 of 16
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D. Cleo Avenue Affordable Housing In Feb. 2005, the CC authorized The site can accommodate 4 units. Preliminary
staff to purchase a ~ acre site on discussions for joint development with the
Cleo Avenue from Cal Trans. Staff owners of the two adjacent parcels is continuing.
completed negotiations and the site Plan and funding in place June 2008
has been purchased.
E. BMR Manual Update
Review and update is scheduled for
Spring 2007
A. Encourage, retain and support healthy enviromnent I UPDATE - SEE STEVE
for retail growth
The General Plan updated policies encourage
active commercial uses such as bookstores,
coffee shops and restaurants.
Re-tenanting of existing cOlmnercial buildings:
· Dynasty Restaurant
. Alexander's Steakhouse
· Pet Smart
· Vardy's
· Medion
Reorganized the Economic
Development cOlmnittee to provide
better business representation and
ensure all goals are,'~net.
The committee adopted the following goals:
. Enhance communication between local
business and govermnent to promote Economic
Development - ongoing
. Identify target businesses - ongoing
. Identify specific contacts - ongoing
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Pa,Q:e 11 of 16
2007/2008 m ork Program (February 20,2007)
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2007 - 2008 Work Program ~ ~
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o Updated sign ordinance
. Prepare brochure for target businesses - Dec.,
2007
. Incorporate an Economic Development section
on our website - Feb., 2007
B. Consider retail in reviewing new development.
Major projects include an economic
assessment of potential revenue
generation possibilities via General
Plan 2-42.
C. Hire an Economic/Development RDA
management person
Anticipated hire date spring, 2007.
D. Propose options for helping Vallco
1. Funding possibilities
2. Promotion of AMC grand opening
A. North Vallco phase one concept plan
COlmnunity works~ops scheduled
Jan., March, and April, 2007.
Committee scheduled to make
recommendation to City Council
May, 2007. PlanniIi;g Connnission
hearing July, 2007 and Council
review Aug., 2007;1;
,
B. Review the Heart of the City
C. Develop Green Building Standards
Fall, 2007
First phase (audit) to be finished
Sept, 2007. Estimafe completion
June, 2008
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2007/2008 Work Program (Feblllary 20, 2007)
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I Project Goal I Status I Comments I
D. Prepare a historic preservation policy I Fall, 2007
E. Propose policy for tree topping under property
maintenance standards.
F. Tree Ordinance
SEE STEVE
Begin discussion Sept., 2007
June, 2007
8.
A. Continue to offer opportunities and programs
to promote cultural understanding and address
the needs of our diverse cOlmnunity
2007/2008 "'')rk Program (February 20, 2007)
Neighborhood block leader program
suppOlis 202 leaders.
Continuing work along side the
N eighborhood Watch and
Emergency Preparedness programs
to streamline databases and
information to bloqk leaders,
Neighborhood Waich leaders and
CERT grads.
"Community Buil~ers" speaker
selies to bring in wQrld-class
speakers to teach pnnciples of
community responsibility and
engagement. : "
The block leaders annual gatheling
and recognition too~ place dming
the Jan., 2007 meetIng.
Neighborhood Improvement
Proiects I
Outreach to the school cOlmnunity (PTA's and
school groups) is underway.
Disaster reporting, search & rescue, and
communication training were among those
offered to Block Leaders this year.
Pa,Q:e 13 of 16
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2007 - 2008 Work. Program ~ r
I Project Goal I Status I Comments I
. A new city-sponsored
Community Improvement Grants
program will award
neighborhoods up to $300 for
new beautification projects,
neighborhood participation
activities, and other projects that
build community and bring
neighbors together. Examples
include: coordinating
neighborhood clean-ups,
organizing a block party or
neighborhood gatheIing, and
creating neighborhood welcome
sIgns.
. Distribute trash-grabbers to
interested Block Leaders for use
in their neighb01hoods.
,
B. Beautification Program
Action plan needed.
Grants will be awarded to neighl?orhoods
represented in the Block Leader program.
New projects are given high priOlity. Grants are
also available for expanding an existing
neighborhood project.
In process.
March 17 day planned and funded with City
Manager contingency fund of$9,000. Mayor to
bring back scope for larger concept proposal.
9,'CommliluiyOrganizations
A. SuppOli the Cupertino HistOlical Society in its
effort to create a Center for Living History
The Cupertino Historical Society has
asked that the Coun,cil agreed to a
long-tenn lease of the Stocklmeir
propeliy and the histOlic barn and
blacksmith shop at McClellan
,I f'
,j"
2007/2008 Work Program (February 20,2007)
The City re-roofed the Stocklmeir house. No
work has been done by the Historical Society.
Page 14 of16
cr-
{'()
2007 - 2008 Work Program ~.i="
a~
I Project Goal I Status I Commeuts I
. Ranch, if within 5 years of
commencement of their capital
campaign, they raise sufficient
money for restoration.
B. Pursue: partnership opportunities with the three The Safe Routes to Schools projects
school districts including: have proceeded with excellent
1. Pool cooperation between the City and
2. Gym Monta Vista, Cupeliino and Garden
3. Traffic and parking Gate.
4. Teacher housing We use the new Cupeliino field
house as available.
Added two crossing guards. City is sponsoring pilot project television
coverage of sports at Cupertino high schools on
public access.
De Anza/City recycling program -
the City gives De Anza used
computers and De fillza refurbishes
them.
5. School Resource Officers Added second SRO in FY 2004/05 CUSD & FUHSD now contributes $10,000 each
: to this pro gram.
6. Juvenile Prevention Program Contracted with Linda Rios for CUSD contributes 50% of the cost of this
Outreach Services: ': program.
C. Cupertino Day SEE DAVE
\,"
,
, "
Page 15 of16
2007/2008 Work Program (Febmary 20, 2007)
~OM
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1J-
SAN JOSE MERCURY NEWS
TUESDAY, JANUARY 23, 2007 3C
"
~.ities play part .
i~ halting obesity
'4--
_: ,,,The report on the food
. ~andscape in California (Page
18, Jan. 19)dernonstrates
h9W drastically and quickly
-:our food environment has
changed and correlates with
widemic rates of obesity
Ibreatening the lives of
~ung and old. Our fast-
. paced, demanding, Silicon
_Yalley lifestyle supports the
r~staurants that offer conve-
nient, cheap, tasty, high-calo-
riB, low-nutrition meals. And
.. H
they compete to attract cus-
tomers, especially children,
with slick marketing and by
offering larger servings. The
city of San Jose can address
this during its upcoming pro-
cess of updating its general
plan. If Arcata ahd San Luis
Obispo can, through land-use
planning, zoning and codes, a ti
limit fast-food restaUrants, Ca
why can't Santa Clara Coun-:- _ . . wr
ty cities do the same? -.....----
Amor Santiago, DPM, MPH, .
director, Obesity Prevention
Focus Area, The Health Trust
San Jose
&
th
th
th
., DEB
Hel'l
With
Wa~
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MERCURYNEWS.COM
SAN JOSE MERCURY NEWS
TUESDAY, JANUARY 23, 2007 3C
'A ,I-_J.',.. I I~\^'i""l, Th~+?
COMMERCIAL REAL ESTATE
Palo Alto Elks-to sell site;~
up to 49 homes to be built
- r_ _~__
:..:c
By Katherine Conrad
Mercury News
In a sluggish housing mar-
ket where some developers are
walking away from land deals
rather than building more
homes, Summerhill Homes
may pay up to $24 million for
the Palo Alto ElkS Lodge.
That's $6 million an acre for
four acres u Summertull gets
to build 49 homes on the site
. - and tije Palo Alto developer
believes it's worth every pen-
ny. .
"The South Bay Ln particu-
lar - even in bad times - is a
really good market," said Scott
Menard, Summertull's chief
operating officer.
And few cities garner higher
prices than upscale Palo Alto,
where these homes, described
as detached townhouses, will
sell for more than $1 million
each.
Smnmertull will. submit
plans to the city in the coming
weeks and hopes to start con-
struction in 2008, finishing the
- development sometime in
2009. The ultimate price of the
property depends on how
many houses the city allows
Summertull to build; it could
be as low as $21 million. But no
matter where the market goes,
the company already paid "a
significant amount of money
that we will not walk away
from" to put the property into
escrow, Menard said, even u it
See ELKS, Page sC
~~~~.~.
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17/ f2 -Lf3
11 Estate
\~~\.
SAN JOSE MERCURY NEWS
TUESDAY, JANUARY 23, 2007
sc
MERCURYNEWS.COM
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' ... IS"'::..... ~I!.. 4.....
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Continuedfrom Page lC
builds slightly fewer than 49
homes.
The Palo Alto company is
the same developer who
stepped in to purchase Lou's
Village in San Jose when Shea
Homes walked away from the
deal in 2006. SWILl'llerhill also
built University Park, a neigh-
borhood of about 90 homes in
Palo Alto on the site of the for-
mer Palo Alto Medical Fotm-
dation.
Joe Head, president of Sum-
merhill, said the company fo-
cuses on building homes in al-
ready well~developed urban'
areas known as in-fill sites,
where, transportation options,
jobs and shopping are all close
by.
"Ther8'salways a there
there," he said. "We want to
build in . a community where
our residents are concerned
-with parks and schools and
aren't looking to isolate them-
selves 1.'1 a fortress."
In a strategy that seems
counter~yclical to the market,
Summerhill is on track to
build about 300 homes in the
COmiL'1g year and 500 in 2008.
"The companies that take
themselves out of the land
market are opening the door
for companies like us to capi-
talize on," Menard said.
Summerhill first eyed the
Elks property in 1999 and be-
come very interested when
home builder D.R Horton
bought the Hyatt Rickey's site
next door to demolish the ho-
tel and build 178 homes. Sum-
merhill beat five other devel-
opers for the chance to build
houses where the 60-plus-
year-old lodge now sits.
The Elks couldn't be happi-
er. With the help of developers
Ch81'les "Chop" Keenan, Jo11-"I1
p."rrillaga and Jim Baer, all of
whom have donated their tune
I(I'.THERINE CONR,I,O - MERCURY NEWS
The Elks will spend the proceeds to build a new lodge in tile parking lot that borders EI Camino Real.
to the Elks, the property was
marketed in earnest in 2006.
"We went with Chop Kee-
nan and he knevv. everybody on
a first-name basis who could
afford it," said Rod Norville,
president of the 70-year-old
organization. "Summerhill
was the best thing for us. We
liked their type of homes, they
were financially viable and we
trusted them."-
Norville said the Elks will
spend the money made on the
sale to build a new lodge on
the three acres remaining in
the front of the pariring lot
that borders El Camino Real.
In the meantime, they're
searching for temporary quar-
ters until their lodge is built.
"We're sitting on a verj ex-
pensive piece of property. We
have a 60-year-old lodge fu'1d
our membership is decliniDg.
We simply had to l1:lalze our fa-
cility much more family~om-
patible," Norville said. "This
'will be a family-compatible
lodge that has all the frills of
the finest cOlmtry dubs
around here and it won't cost
anYWhere near as much."
One thing appears certain:
The controversy that swirled
arotmd the demolition of the
Hyatt doesn't seem likely to af-
fect this project now that the
EL~s have decided which por-
tion of the eight-acre site to
sell and which to keep,
Parking will be built under
the new 42,OOO-square-foot
lodge that will feature one in-
door and two outdoor pools, a
ballroom, bistro and day care
center, as wen as courts for
basketball, squash, racket b81l
and volleyball.
The Elks ,vill be leaving a
grove of redwood trees and
severol heritage oaks, and
Smmnerhill plans to design its
pac'k around the trees. Elaine
Br.;::eze, SummerpjJl's senior
vice president, will meet with
neighbors from the nearby
Charleston Meadows neigh-
borhood as soon as the plans
have been designed.
"The Elks site has its ovm
challenges. We won't re-create
an Eichler neighborhood, but
this will be a transition be-
tween the new a.1'J.d the old,"
Bl"eeZe said, referring to the
already-established neighbor-
hood and the new DR Horton
community. "The location is a
great walk to a lot of services,
the Elks Lodge, Trader Vie's,
dining and shopping. The city
is very excited about it. It's
clearly underutilized land."
Contact Katherine Conrad at
hconrad@mercurynews.com or
(408) 920-5073.
or f2A/ Lf