CC 04-08-85
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CC-6681-1
CIn or CUPBRTIIO. SUTB or CALIPORJIIA
10300 Torre Avenue. CUpertino, CA 9501_
Telepbonel (408) 252-4505
MDfUTES OF TIfB ADJOURICED REGULAR MEETIIfO or THE
CITY COUNCIL. BBLD ON APRIL 8, 1985 II THE
LOVBR LBYBL LOUIfOB. CIn HALL.
CUPBRtIIO, CALIFORlCIA
At 1115 p..., Mayor JobnaoD caned the aeeUng to order.
ROLL CALL
Couno. Presentl
Gatto, Plung)', Rogers. Sparks, Mayor Johnson
Statt Present I
City Manager Quinlan
City Clerk Cornelius
Direotor ot Publio WOrks Viskovioh
Direotor ot Pl.nning and Develop.ent Sisk
Assistant to the City Manager Brown (1130 p.m.)
COmmunity Attairs Ottioer Blaokburn
Direotor ot Planning and Development Sisk intoraed Counoil
that this meeting was to hear a report regarding
teasibility ot building housing in Cupertino. He
introduoed Chria Carnegie. oonsultant in real estate and
urban eoonomios.
Mr. Carnegie intOI'lled Counoil that in investigating the
teaa1bility ot R3 houa1nS. there are a large number ot
variables. He telt that ODe should look at the aarket, and
it people are buying R3 tJPI residenoes that 18 evidenoe ot
demand. He stated that by -R3- he .-ant approxilllatelY
20-35 dWlling unite per aore. Be had looked at the wst
valley housing llarket and identified ten projects raD8ing
in density troll 23 to 33 dWlling units per aore. The
Woodspring project in CUpertino bad the highest density ot
available land, 33 units per aore. Be stated that these
units seell to be doing ¥Ill, approxilllatelY tour are sold
per IIOnth and ourrentlY 13 ot the 61 units are sold. Be
also cited the Plaza developaent in San Jose whioh is also
33 units per aore with a s1ll11ar oonstruotion as
Woodspring. He stated tM first bUilding vas oompleted in
1982 and the titth building in the project is now uuder
oonstruoUon. These are oondOllinilllDS. and buildings three
and tour have been bought tor rental purposes.
Saratoga Gardens in west San Jose will consist ot two
bUildings. CUrrentlY the tirst building is oomplete.
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mNUTBS OF THE APRIL 3, 1935 crn CImCl\. \4El'rlm
( cC-668A-H
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other developments oited inoluded The Fairway in Sunnyvale
near tbe SUnken Gardens golt oourse whicb plana to
oonstruot tive build1n¡a. The Garden Chateau end Garden
Villas in SUDnyvale will be wood traae on grade witb
attaobed garages lover than grade. Fair Oaks Plaoe 111
Sunnyvale has a density ot 28 dwelling units per aore.
(City Clerk's lCotel Assistant to the City Manager Brown
arrived at 1:30 p.m.)
The Waterfall development in Cupertino consists ot 23 unita
per acre. It is at grade proJeot with a sunken rear
garage.
lCort,blake, located in San .Tose, has a density ot 24 units
per aore. It ia a blend with some subterranean parking anes
sOlIe townhouse parking at grade.
Mr. Carnegie intormed Counoil that ot seven raw land sales
in tbis area witbin the last year or so, six ot the sites
will be apartments. All seven sites are zoned tor a
density ot 22-36 dwelling units per aore.
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At Saratoga Avenue and San Tomas in Santa Clara, PI"OIIIt tbeus
Development has purchased a site tor the oost ot .17 per
sq. tt. At Los Padres and Monroe in Santa Clara L1I1oolD
Properties has purchased a site tor $15 per sq. tt. At
Pepper Tree Lane in Santa Clara, Prometbeus bas purchased a
site tor .,2.50 a sq. tt. In San Jose on San Pedro anes
Bobsoa near City Hall. Barry Svenson, Developer, baa
purobaaed a site tor .,0 per sq. tt. This will be built at
25 units per acre. At Middletield and Central Expressva:r
in SUnnyvale. tbe tim ot Meadot'8 Ltd. bas PUl"Ohased a site
at $9 a sq. tt. Three bun~~ and tbirty-six apart.ent
units will be built on that site tor a density ot 21 units
per aore. On DasCOlI near Aprioot Lane in San Jose. Davis.
Cavanaugh anes Brezzo have purobaaed a site at $8 per sq.
tt. The density 011 this area will be 25 units per aore
witb 20J ot tbe units being below market rate.
CUrrently 111 escrow is lanes at Fair Oaks
Sunnyvale being purchased by Owen Co.
development will teature 508 units tor
units per aore.
and EvelYn 1D
The proPOlled
a density ot ,b
Mr. Carnegie stated that tbere is an active residential
market at thia time.
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MU\1'rES OP 'M lPllt. 8, 1985 CITY COUICIt.
(cc-668A-1)
KEKTIRG
Upoc being asked by Council, Mr. Carnegie stated that the
Woodspring Development is selling tor approxL.atelY
$135-$145 per sq. ft. Saratoga Gardens on San Toeaa Aquino
Road ranges froll $100 per sq. ft. to $130 per sq. ft. with
!lOst falling a range of $105-115 per sq. ft. The Waterfall
units start at approXilllately $120 a sq. ft. Twenty-four
are in escrow since selling began at the beginning ot
February.
Hr. Carne~ie stated that wdevelop to highest and best usew
usually maans IIOSt profit. In order to do that, ODe needs
marwet demand and the legally allowable use. Be stated
that. R3 housin6 is teasible in Cupertino and there is a
market tor it. Be told Council that banks teel that loans
for R3 development would be slightly more risky than tor
oftice as t.h~re 1:5 a certain cOllfort level based on the
success ot otfioes. However, he stated that in a few years
there will be plenty ot supply of otfice space.
·
When asked tor a detinition ot wprotit,W Hr. Carnegie
replied that the developer will look at whatever the market
oan bear. This obviously fluotuates. It seldOll exoeeds
20J of the total oost, how..ver, and it usually around 15J
or 12J. Hr. Carnegie stated that it would be dittioult to
compare the OC,¡ts of different types ot develo )llent as wben
going f'rora a standard wood t'raIIe to something that iIOuld be
a three story bUilding or !lOre with a ditferent type ot
oonstruotion, there are difterent code requireaenta as well
as ditterent llllite..ials used. He stated that he thinks that
the developer says, lIere is what our oosta will be. Then
s/he figures in finanoing costs. The develt.'..r than
detel"ll1nes how lIuoh the unit oan sell for. Atter that the
profit expeotation is detel"ll1ned. The remainder is what
the developer can pay tor the land. In regard to bUilding,
the developer antioipates what fUture zoning may be and
takes a oaloulated risk. In regard to aooeptability of
size and amenities in the present market, Hr. Carnegie
stated that in dwelling unita for sale probably t'1e
smallest one bedrooaa aoceptable would be 650 sq. n. with
the smallest rental aooeptable being 525 sq. ft.
In regard to the below aarket program, Mr. Carnegie stated
that wben the City adopts a blanket polioy the aarket does
have a way ot adapting to it. No one part10ular developer
is disadvantaged - all are subjeot to the same oriteria.
·
In regard to a question conoerning allowing an R&D tradeoff
if someone were willing to build apartments, Hr. Carnegie
asked what the City would be gaining for the tradeoft if
housing is feasible anyway. He stated there is a market
for apartments in Cupertino.
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lwIurlS or TBB APRIL 8, 1985 CIn COUIICIL MUTIIO
<cc-668A-1)
WIleD aaIce4 it Cupert1Do inoreased densitY CD ftoant land,
what would happen, Hr. earnelie rep11ed that tbe urlcet
would -tap out- at approX1utel1 36 dwell1D& units per
aore. nut speed of tbe process would be approX1utely the
_. 11110. tbe price ot the land would adjust to the new
density. 111 other thi"P be1D¡ equal. the de11".1'1 prioe
to the burer or renter would &0 dovn. An exaaple would be
Woodspr1D¡. 'Ibose partiOular dwelling un1ts at another
locat1on &II a a1II81e-t'aII1l1 res1denoe oould probablY
inorease in price approX1utelY $50.000. Mr. earnelie
re1terated that urlcets cbanp and respond to deund over
t1ae. Be told Counoil that be will forward a oopy ot his
t1sures and infOI'll&t1CD steted at the beginn1ng ot the
aeetlnS to the Director ot Plann1D& and Developaent.
Ann Anger lII1ba1tted intOI'll&t1on that a sip1t1oant job
þ'Owth 1n this area i. projeoted, and that workere w111 be
oOlling troa out.ide th1s County.
,At 81110 p.... Counoil adjourned to 7130 a.a., Tuesday,
April 9. De Ansa Collese. tor a joint ....t1D¡ with the
Footbill-De ADsa eo.."1lty Collese Board.
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Cit Clerk
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cm or lOuP4lh.LllO. stATB or CALIrOJIII1
10300 Torre Avenue, Cupertino. CA 95011
Telepbonel (1108) 252-11505
cc-668&-2
·
MIlUTBS or TBB ADJOURHBD Rm1JI.AR MBBTIIIO or TIll CIn
COUICIL, A JODIT MBB'l'IIIO VITB TIll ro<mIILLIDB 1IIZ1
COLLBGB BOARD or TI'IuSl~. BBLD CJI APRIL 9.
1985. AT TBB DOIC BAUTIstA IOCII. DB 1IIZ1 cor.. amI
ROLL CALL
Couno. Present I
Gatto. Pl\Ul8Y, Rogers, Sparks. Mayor Johnson
Footbill/De Anza Board ot Trustees _bers present I
11 Cbasuk, President
IIa7 Baoobetti
Bob Salithwiok, DDS
Bob DeHart. Collep President
Footbill/De Anza Board ot Trustees _bars .bsentl
Gerald Besson, HD
Dolores Sandoval. Student Rep
·
City Statt present I
City Manapr Quinlan
City Clerk Cornelius
At 7136 a..., tbe sroup .et tor an into....l breakt'ast.
CoIIDO. P11IDIY lert at 8100 a...
At 8100 ..... the Meting vas called to order.
City Manaser Qu1DlaD stated that be hoped the _tlDS
resulted in statt reoeiv1n¡ pneral direction they can
pursue. Trattio 1mprov~ta oont:eÇlated by the City in
the De Anza Vioinity shall ooour durlDS botb the 19811-85
and 1985-86 ti.cal year.. In reprd to the ro....t1oo ot .
non-protit orpnization tor publio acoe.. obannel. Mr.
Quinlan .tated that it IliSbt allow tor use ot private
seator lIOftie..
Mr. Quinlan requested that the City reoeive notioe
reprdlDS the visit ot VIP. and othere 110 it oan be
dete1'll1ned it the City nsbss to contract tor proteoti.,e
servioes.
In reprd to a parking struoture tor Flint Center. Hr.
Quinlan stated the possibility that. redevelopment agenoy
oould be tOl'lled.
·
Dr. DeHart sussested that oollege and City statt ..et
periodicallY during the year on various issued that oonoern
both agenoies.
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MIlIUTES OF THE APRIL 9, 1985 CITY
(CC-668A-2)
eouno. :Õatto presented an update on Higbvay 85. lie stated
that Measure A was the IIOSt s1gDltioant evei1t ot the put
year as it resulted in iap1~tation ot a 1/2 oant sales
tax tor improv_nts on 237. 85 and 101 oorrldors. lie did
state that a _11 shortfall is expectedJ however. other
_ans ot reising IIOney are be1n¡ lovest1.gated. An
alternative analysis reprding the n1ne alternatives beins
studied tor the 85 oorridor should be aval1ab1e tor review
in September. Then. around January or February an
alternative Ifill be se1eoted. Highway 85 is planned to so
t'roIa Stevena Creek Boulevard to the ISH plant on south
101. After the alternative is selected a construotion
dooument will be prepared. and oonstruction is expected to
start 10 1989. The link trora Stevens Creek Boulevard to
Prospect will be built tirst. The prooess oould be
aocelerated by having the oonstruotion dooument done
simultaneously with the projeot dooument, although this is
not usually done. Because local tunds are being used the
possibility exlsts ot setting approval tor the doouments
being prepared at the sue time. However. this baa not yet
been resolved. Most ot the right ot way in CUpertino has
teen purohaSed. The Counoil has supported the freeway. but
has not taken any other specitio position. Eaoh Counoil 10
attected oities has to sign off on the basio alternative
seleoted and the tina1 projeot. Should a oity not sisn ott
on the tina1 project the rest ot 85 will be built, but the
portion in that partioular Oity will not.
COUNCIL MD'fIJIO
·
Dr. DeHart stated that the oollese is in tull support ot
having Highway 85 extended.
Mr. Quinlan stated that it III1ght be advantalecus to have a
direot accella t'roIa 85 to De Anza Collese. Bowever. the
road would have to be dedicated and not private. He
sussested that the oollege l1li7 want to explore thet
posslbl1ity. Suoh an aooess would probably have to be
tunded 10oally. It was stated that the hope is that the
only eXiting tratfl0 would be local anyway. The Board ot
Trustees sussested that the oollege appolot a 1ialson with
the City so they _y be kept intOI'lled reprding IU.sbva1
85. Counol1 stated that they would send the oollege a oopy
ot reports and the d~tt analysis when ready. It was
stated that it was iaportant to malntain a level ot
enthusiasm tor the completion ot Rishway 85 and to
enoou~ge the oities ot Seratoge and Los Gatos to support
that completion.
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MI1IUTBS OF THE APRIL 9, 1985 CITY COUICIL
(CC-668A-2)
KEIT1IO
In reprd to a Flint Center parking struotUN, disousll1on
took plaoe regarding the possible tor.ation ot a
redeveloPMnt agenoy vbioh would inolude Monta Vista ad a
portion ot the De Anza OIUIPus. Hr. CIU1Dla intol'lled those
present that the County can hold up a projeot area by going
to oourt. There are ourrentlY more restriotions invol....d
in the use ot redevelopaaent money; however, there is a
possibility that tormation ot an agency oould still take
place.
Dr. DeHart stated that De Anza College does have a aaater
plan tor parking. Bowever, enrollaent at the oOllllUllity
cOllege is the seoond highest in the country. The oollege
also has the highest rata ot partioipation. There is a
600_800 parking place defioit during peak periods. This is
being alleviated by not using Flint Center during those
times (approximately nine weeks a year). Theretore, Flint
Center oannot lIeet its expenses. A parlc1ng struoture is
needed. Dr. DeHart stated that he did not teel that
revenue bonds would raise enough funds to do that job. Be
expressed support tor investigation ot the teall1bility ot
tc.ra1ng a redeveloPMnt agency. Be stated that he had been
intol"lled SOlIe time baok that it would cost approximately
$2,000 a space to oonstruot a parlc1ng struoture. It was
stated that it would currently oost about $4,000 a spaoe
tor just the hard struoture oost.
(City Clerk's 1C0tel Couno. Gatto lett at 8140 a.II.)
Discussion t( llowed regarding a redevelopment agenoy tol'lled
tor Mission College. It was suggested that the possibility
ot a oity entertaillllent tax be oonsidered. Dr. DeHart
stated that there is currently tIOrk underway to get an
endOWlllllnt through a toundation. It 18 neoesaary that Flint
Center raain OOII¡)etit1Ye and the OIInter's manager teels
that iIIposing a parlc1ng tee will hurt the marketability ot
Flint Center. A parlc1ng structure would also allow tor
IIOre student parlc1ng aDd perhaps it would not be neoesaary
to rent so IIIIDY outlying buildings tor olasses. It waa
suggested that both the Board ot Trustees and the City
Counoil consider exploring the possibility ot torming a
redevelopment agenoy at a future lIMIeting.
Dr. DeHart and Hr. Quinlan will continue to investigate the
possibility ot tol"lliDg a nOD-protit organization tor the
publio aocess channel. Dr. DeHart stated that be had
lcoked into the possibility ot a low-power station.
However, it vas not praotioal in this particular area. He
intO!'lled those present that the college is connected with
the City ot Sunnyvale tor cable programs and it is hoped
that in the future the oollege will be connected with all
cities in the District.
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"~:.~"'.>:·':·i;O;¡":':::··'" ',".~O:"; . .
}o Uu'fES or TIm lPRD.
(cc-668A-2)
~, ,~QS cm COUNCIl. IdtfllG
Dr. DeHart stated that the oollege thought that there was a
MOIwû_ in place to keep tbe City intol'lHd regarding
police services needed tor VIPs v1aiting the oaapua.
Mr. Quinlan stated that the City is aleo oonoel'DecI
regarding œgo1Dg police servioes. He stated that at the
Foothill oaapua there is a patrol that provides a bigher
level ot service on an oagoing baab.
Dr. DeHart stated that the oOllege does vant not to be in
the lav entoro_nt business end does not vant the seourity
oupus police O&rI7ing guns but vanta to use tbeta tor
security 01117. Tra1nees are being used at tbe Footbill
College oaapus as an exper1llent. He will investigate that
prograa and gather .ore intor'lllation. Dr. DeHart stated
that he will aleo work out a S1stem in regard to notitying
tbe City. Perhaps it can be arranged that wilen a v1aiting
dign1tarJ sigDa a oontraot with tbe oollege, be or she is
also signing ODe with the City.
In su.ar1zing the ...ting, it vas detel'lliDed that Dr.
DeHart and Mr. QuiDlan will oontinue to investigate the
televisiOl1 oontraot, POlice servioe, speoitio trattio
iaprov_ts tor the area, and will plaoe the possibility
ot tol'll1D8 a redevelos-ent agenoy on the agenda tor both
the City Counoil and the FoothilllDemza Board ot truatees.
At 9110 a..., the .eting vas adjourned.
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Cit Clerk
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