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PC 11-18-91 CITY OF CUPERTINO, STATE OF CALIFORNIA 10300 Torre Avenue Cupertino, CA. 95014 (408) 252-4505 MINUTES OF THE SPECIAL MEETING OF THE PLANNING COMMISSION HELD ON NOVEMBER 18, 1991 ROLL CALL: commissioners Present: Chairman Mackenzie Vice Chairman Fazekas Commissioner Mann Commissioner Mahoney Commissioner Austin Staff Present: Ciddy Wordell, City Planner ORAL COMMUNICATIONS: - None Plannina commission Discussion on Seminarv Pro~ertv Mr. John Sobrato, Sobrato Development, stated that the city report made reference to a traffic study conducted by Barton Aschman & Associates in 1989, he noted the consultant said a secondary access connecting stevens Creek should be considered depending on density. He noted after consulting with Barton Aschman & Associates, it was determined that a second access is not necessary. He noted for emergency access he would like to do an on-grade crossing over the railroad tracks, similar to the emergency exit on st. Joseph's Ave. He noted he would like to initiate a development plan and then work with staff. He also noted that he believes that they can develop in the sensitive areas and not be intrusive. Mr. Dick Shuhmacher, 11321 Bubb Road, stated he likes open space. He feels Cupertino has lots of open space and most of it is not used. He stated it is not worth taking away the right to develop this property to keep it as open space. Mr. Joe Tambrock, 20791 Scofield Dr., stated there needs to be affordable housing in cupertino and feels there is room for some on this property. A Gentleman from 19751 Drake Dr., stated that the Diocese of San Jose need to develop this property in order to continue the programs of the church. He noted it would be difficult to purchased this property as open space. He suggested allowing development to continue with consideration to the environment. Mr. Jay Butara stated the view from the 280 freeway should not be considered when considering allowing development of this site. He stated the churcn needs the funds to continue the services they offer. PLANNING COMMISSION MINUTES Special Meeting of November 18, 1991 Page 2 Mr. Bob Shelby stated the open space is used by the animals and if developed the space will be gone. Chr. Mackenzie noted the developer had a court reporter present, the meeting was being video tape and they were unable to have the City Counsel present. City Planner Wordell stated she had photos of visual impacts from the site as requested by the Commissioners. She stated the constraint areas total approximately 94 acres. Ms. Wordell gave a slide presentation of the visual impact for all directions looking at the site. Chr. Mackenzie listed the issues to be addressed: williamson Act Land Use Density Affordable Housing Development Guidelines Access open space goals and pOlicies Trail Plan Park Dedication Specific Plan Parking. He noted there are four kinds of land use: Open Space Residential Conference Center Retail Each Commissioner gave their view on open space. Com. Mann stated there should be lots of opens space with some residential and or conference/retreat center. Com. Mahoney concurred. Com. Austin stated that it should remain open space, but an educational facility and some residential would be appropriate on the property. Com. Fazekas stated there should be a city park on the property which ties into the open space. He stated residential is appropriate. He stated with regards to a conference center, he feels this should be in the downtown area when the Grand Blvd. is developed·. Com. Fazekas also suggested a facility like a coffee shop be opened to the public in conjunction with the park. With PLANNING COMMISSION MINUTES special Meeting of November 18, 1991 Page 3 regards to retail, there should be a convenience store to serve the residential development. Chr. Mackenzie stated there should be open space and residential is appropriate. He concurred with Com. Fazekas as to the retail. Com. Mann stated the conference center should be one which fits into the area and is served more as a retreat center. Com. Fazekas stated the open space should be to protect wildlife, the view, riparian corridor and the slopes. He stated the city park should be adjacent to Rancho San Antonio. The open space should be usable to the public and contiguous with park and open space. wi th regards to residential, Com. Fazekas stated residential should be in the flat areas and be grouped detached housing. It should not be in the Southwest corner. He is not in favor of a conference center. The retail should serve the park and local residents. Com. Austin stated she would like to keep the site passive. Her first priority would be all open space, but stated the owners should get a fair deal. If development occurred, she recommended keeping the sensitive areas as open space as recommended by the Parks Commission. She recommended an educational facility or museum or a retreat center. The retail should serve park only. Com. Mahoney stated there should be parts kept as open space and development over towards the freeway. He feels the conference center will tie into the open space. He concurred with Com. Fazekas as to residential, it should be grouped and not in southwest corner. He is not in favor of permanent retail. Com. Mann stated she would not be in favor of residential near the freeway to avoid a sound wall. She suggested groups of housing on large lots (1 Acre), on flat lands and not in the Southwest corner. She stated the riparian corridor should be protected subject to Parks Commission recommendation. There should be open space to protect the wildlife and the retreat center should tie into the open space. with regards to retail, Com. Mann stated it should be kept to a minimum, maybe a coffee house to serve the park. Chr. Mackenzie stated there needs to be affordable housing and suggested putting a cap of 3000 s.f. on house sizes. Com. Austin stated there should be a cap on all foothill property so as not to discriminate against one property owner. Chr. Mackenzie stated the residential should be on flat lands (15% slope or less) and Rl-7.5. There should be rental units on the property. He stated the conference center should be available for PLANNING COMMISSION MINUTES Special Meeting of November 18, 1991 Page 4 all the public and not specific companies. He concurred with Com. Fazekas as to retail, a 7-11 store and or 2-3 shops in a center tied in with the housing. The open space should protect the riparian corridor and the ridge lines should also be protected. He stated the city park should have a view and tied intq Rancho San Antonio. He expressed concern regarding the trail linkages noting these should be protected. They should be specific as to where the trail linkages go. The conference/retreat center is acceptable. Com. Mahoney stated it may only be necessary to protect the riparian corridor from one side of the creek. Com. Mann stated the houses should be hidden and surrounded with trees. Com. Fazekas stated native trees only, should be planted and suggested the residential be more in terms of a planned unit development. Com. Mahoney concurred. Com. Mann stated if the residential is planned it should be rural rather than urban to fit the surroundings. Com. Fazekas stated the residential should be rustic/rural. After doing a quick poll it was determined that open space was higher on the list and residential next. The commissioners discussed where development should not occur: Seminary Property 280 view shed, vegetation and slope (13 acres) East side, view shed, 280/Foothill, ridge line (22 acres) Riparian Corridor (22 acres) South West corner, slope and fault line (25 acres) Com. Mann stated if any development occurs near the riparian corridor it will disturb the wildlife. After doing a quick pole it was determined that the riparian corridor and southwest corner should be not be developed. Com. Mann stated the ridge lines must also be protected. Chair Mackenzie commented on how this property could be used: 1. county buy it and keep it as open space 2. Adopt General Plan that City should buy it. 3. Protect areas and develop on others. Com. Mann questioned the possibility of incorporating into the General Plan to give time to see if the property can be purchased for open space. PLANNING CO~ISSION MINUTES special MeE ~g of November 18, 1991 Page 5 Com. Mahoney stated if the property was left as all open space, the City would lose the residential needed. Com. Austin stated protecting the open space is a major factor in the quality of life. Com. Fazekas stated the City does not need another sUb-division, but affordable housing is needed. Com. Mann stated there cannot be affordable for sale units in this area, they should be rental. Com. Austin feels the apartments should be in the downtown area and not built on this property. Chr. Mackenzie stated if they did not build on this property the City will not meet the housing demand. Residential use was discussed. Com. Mann stated there are two kinds of residential use, single family and rental units. The rental units should be of a size in which they can be affordable rent. Com. Fazekas suggested the same pattern as used in Los Altos for the seminary property, larger homes and possibly a village concept in the flat areas by the PG&E site. He noted there is a consensus not to develop the southwest corner. The hillside areas should be developed, with larger homes with half acre lots, and a rustic look to blend in with natural landscape. He stated condo/townhomes should be south of the cemetery. Com. Austin stated there should be a 5,000 s.f. cap and they should be of a rustic/rural look. No rentals, but maybe townhomes/condos. Chr. Mackenzie stated the developer did a survey noting the more homes developed the average price of a home reduces. Com. Austin stated the housing placed on this site will never meet the affordable housing need in the city. Com. Mann concurred. Com. Mahoney stated there are areas on the property which are not prime real estate, where rental units could be developed. The remainder should be single family homes and maximize the open space. He is in favor of clustering. Com. Fazekas stated the low density scenario as proposed by the . developer could be achieved saving the areas the commission discussed, the riparian corridor and the southwest corner. He suggested· 40 percent open space and large homes developed on remainder. PLANNING COMMISSION MINUTES Special Meeting of November 18, 1991 Page 6 The Commissioners discussed the number of homes to be developed and average price as proposed by the developer. Chr. Mackenzie suggested 400 homes with a cap of 3000 s.f. with an average price of $700,000. Corn. Fazekas suggested 293 bonus program of 100 units plus 50-100 rental units. affordable. homes with a cap of 4500 s.f. and a if 1800 s.f. or less homes are built, The smaller homes would be more City Planner Wordell in the General Plan. possible to save the riparian corridor. stated the 293 units is the number determined She stated with this figure it would not be view shed and honor the southwest corner and The Commissioners discussed the type of housing and housing prices suitable for this area. Com. Mann suggested identifying the places that development should not occur and gave a maximum number of units allowed. Com. Austin stated the lowest number of houses possible. Chr. Mackenzie opened the hearing for public input. Ms. Nancy Hertert stated both sides of the riparian corridor need to be protected. She suggested that Cupertino require the change in elevation remain, so as not to flatten hills to put in housing. Fr. Eugene Boyle, Diocese of San Jose, suggested presenting a graphic to the Commission at the next hearing, with some of the suggestions outlined by the commissioners. Ms. Kindel Blau, 23005 Standing Oak ct., stated she liked the process of the hearings. She would like to see the open space incorporated into the Hillside Policy. He stated the community does not want development. It was a consensus of the Commission to meet on Thursday, November 20, 1991 at 5:30 p.m. to continue this item at that hearing.