CC 08-30-22 Council Comments from August 29_Written CommunicationsCouncil Comments from August 29.
Potential actionable items for this meeting are indicated in red text below.
(Italicized text include staff responses/clarifications)
Map A - North Vallco Park
Maintain existing retail square footage but residential can be added (Chao) – staff can make
zoning recommendations as part of the subsequent process to ensure that no more than 323 units
with a minimum amount of retail is retained on site.
Drycleaner concerns (Moore) – Soil cleanup is required by the City prior to issuance of building
permits, pursuant to Chapter 17.04 of the Cupertino Municipal Code.
Map B - Vallco Shopping District/Simeon Property only
“Step-down” or increased setback on west side (residential) of Simeon site (Mayor, Moore,
Chao). – staff can propose general plan/zoning recommendations as part of the subsequent
process to address this concern.
Sound wall (Moore) – environmental review on mitigations related to noise and other matters
will occur as part of the subsequent process to ensure City standards are met.
Map C - North Blaney/Mini-storage and adjacent single-family residence
Remove single-family lot due to negative owner response (Wei).
Remove both mini-storage and single-family lot (Chao).
Map D - South Blaney
Increase density for site 11a (Tintin Market and adjacent strip mall) from 20 du/ac to 30 du/ac
(Mayor/Chao). – As previously mentioned, 20 du/ac would invite townhouse style development
with no retail development. Higher densities might incentivize the provision of a commercial
component within the project.
Increase 11b (Former Taco Bell and adjacent residential lots) from 30 du/ac to 50 du/ac (Chao).
Maintain buffer with residential (Chao).
Map E- HOC East
Remove sites 18a (United Furniture) and 18b (gas station) from inventory (Chao)
Move Tier 2 office sites 18c and 18d to Tier 1 due to owner interest (Chao).
Upgrade site 18c (HSBC Bank and others) and site 18d (Keller Williams) to Tier 1 from Tier 2
(Moore).
Remove HOC-East altogether until Bubb Rd. area is considered (Willey). – Elimination of sites
from the inventory should be accompanied by adequate replacements to ensure appropriate level
of realistic capacity for sites, and in the event HCD does not permit the City to use certain sites
Map F- HOC Central
Consider Bubb Rd. ahead of HOC Central (Willey) – Elimination of sites from the inventory
should be accompanied by adequate replacements to ensure appropriate level of realistic
capacity for sites, and in the event HCD does not permit the City to use certain sites.
Map G-HOC Crossroads
Add site 15e (Staples), site 15c (Fontana’s) and site 15g (Staples parking lot) to inventory as Tier
1. Remove the remaining Crossroads sites (Moore).
Move site 15a (Lei Garden Restaurant), site 15b (Mr. Sun Tea), and site 15c (Fontana’s) from
Tier 2 to Tier 1 (Chao) – A portion of site 15c (Fontana’s) serves as the ingress/egress and
parking for the Staples building.
Remove site 15d (Sprouts to Party City/Pizza Hut), site 15e (Staples), site 15f (Dish’n’Dash), and
site 15g (Staples parking lot) from the Tier 2 inventory to preserve retail (Chao).
Increase density to greater than 35 du/ac for site P5 (Marina) (Wei) – This site could be suitable
for development at 50 du/ac.
Map H-Homestead Road
Move site 20b (Homestead Bowl and adjacent strip malls) from Tier 1 to Tier 2 (Chao).
Map I-HOC West
Increase density for site 14a (Mary Avenue R-O-W) from 30 du/ac to 50 du/ac (Chao).
Look at earlier proposal for housing that showed more units (Willey)
Other Areas
Bubb Road:
o Include empty office buildings as Tier 1 and remove east side of Cupertino sites (Willey) –
13 of the 20 sites in this area are occupied by Apple. Two sites are Corporate Headquarters
for Durect Corporation. One site is a CalTrans Corporation Yard. One is a Church. Apple is
considered the “gold standard” tenant and uses these concrete tilt-up buildings as flexible
space. They have recently contributed to make significant improvements to the right-of-way
to improve the pedestrian/biker experience on Bubb Road and other infrastructure
improvements to support its shuttle services and the Transportation Demand Management
efforts for the workforce. In addition, there might be environmental concerns in this area
since these are historically industrial/manufacturing sites. However, as mentioned earlier,
soil clean-up is required as part of the City’s Municipal Code. Bubb Road serves as a major
point of ingress and egress for the Monta Vista South neighborhood and is currently a one-
lane street in each direction. Adding increased density would not be ideal. Staff recommends
that any sites, if added, be considered Tier 2 sites.
o Consider sites on Bubb Road (Moore, Chao) – see note above.
North De Anza:
o Include Former Outback Steakhouse in inventory possibly as Tier 2 (Moore, Mayor, Chao) –
This site is the subject of an ongoing land swap negotiation with the Simeon property, as
presented to the City Council on June 18, 2021. Materials and video available online at:
https://cupertino.legistar.com/LegislationDetail.aspx?ID=4988595&GUID=0E378293-
FF42-4CE7-8EA9-2B4E8D0045CF&Options=&Search=. The Simeon site is more than
three times larger than the Outback Steakhouse site and has the potential to accommodate
more additional affordable housing.