The only element of the plan that was not approved was the 10-foot building height increase, leaving the maximum building height at 36 feet, with a 45-foot exception for buildings lining Stevens Creek Boulevard.

Now the project is moving on to the city council's March 3 agenda.

Planning commissioners approved the project by voting on three different aspects of the Crossroads plan at the Feb. 10 meeting. In their first action, they voted 4-0, declaring that the project would not have significant impact on the environment. They voted 4-0 to approve the amendment to the city's General Plan and 3-1 to approve the amendment to the Cupertino Heart of the City Specific Plan.

Commissioner Gilbert Wong, who cast the only dissenting vote on the amendment to the Cupertino Heart of the City Specific Plan, said, "The Crossroads area is not an ideal location for this project. I believe it will create a hodgepodge appearance in that area. I like the vision, but the plan is not practical for the location."

Wong believes Vallco Fashion Park and the Oaks Shopping Center are more appropriate locations for the plan.

His colleagues took a different stance.

Commissioner Charles Corr said, "I think the Crossroads area is the right area. Although we will never be like downtown Los Gatos, I do believe the plan will make a difference in Cupertino."

Commissioner Taghi Saadati agreed, saying, "This is a plan for the future. When I drive down Stevens Creek Boulevard, I feel that there wasn't a plan in place 50 years ago. I believe this plan would make this place really nice 50 years from now."

The decision arrived after months of informational meetings and public input sessions, from which issues relating to height and location emerged as the community's main concerns.

Concerned residents argued that taller buildings would block the view of the mountains and new developments would increase the density in the area.

Although some are pleased with the planning commission's decision to retain existing building heights, there are those who still oppose the plan.

Dennis Whittaker, a longtime resident who has actively followed the Crossroads plan since its inception a year ago, said, "It's wrong to have a 20-foot setback. With planters, newspaper stands and trashcans, there wouldn't be enough room for people to walk around. I believe 35 feet is needed for safety. Twenty feet doesn't create walkability; it would be difficult for both the drivers and pedestrians."

The Crossroads plan, which calls for a vibrant and pedestrian-friendly retail area on Stevens Creek Boulevard between De Anza Boulevard and Stelling Road, began about a year ago, after the city council expressed an interest in creating a more visible shopping district in the city.

Guided by three goals—building a community gathering place, enhancing the retail base in the Crossroads area and enhancing walkability—project manager Aarti Shrivastava designed the plan around some essential elements.

They include adding a 20-foot-wide sidewalk along Stevens Creek Boulevard, constructing new buildings closer to the street, providing active retail on the ground floor of buildings in the planned area and reducing the height of rear buildings lining residential properties to 30 feet.

Now the decision about the Crossroads plan lies in the hands of the city council.