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Taylor Woodrow homes, an international housing development group, did its homework for a proposed residential project at Results Way and Bubb Road. The developer more than met the city's General Plan requirements. But many neighbors of the project still have concerns they want the city council to consider at its March 7 meeting. This issue has been continued twice, already.
The developer's proposal for 94 single-family homes on the former site of the Honeywell Measurex industrial park met several criteria important to the community. The homes on the 12-acre site would meet height, density and setback requirements advocated by the civic group, Concerned Citizens of Cupertino. Additionally, Taylor Woodrow agreed to pay the local school districts $2.7 million--$1.4 million more than required by state law. The developer also agreed to build a two-acre city park and integrate its project with existing neighborhood homes.
Still, Taylor Woodrow's efforts have some concerned about possible traffic problems, overcrowding in schools and loss of industrial space.
"Conversion of industrial space to residential is a net loss to the city," said Ned Britt, a resident who has been involved with the CCC. Britt conceded the project met the CCC's initiative requirements, but expressed concern about the long-term costs.
"Over the city's life cycle, commercial zones collect sales tax that provide for infrastructure--the fire department, police, streets," Britt said. "In the long run, [Taylor Woodrow's plan] will hurt the city's finances, especially since we only get 4 cents on the dollar in property taxes."
Another resident, Paul Fong, is among those who feel otherwise.
"The project will alleviate traffic in our area," he wrote in a February letter to his neighbors, "provide a pedestrian friendly corridor for our school children ... [and] a large scale commercial development would negatively impact our neighborhood."
Like Fong, Cupertino's planning department supports the project, stating it is consistent with the city's long-range master plan. The plan helps Cupertino meet its state-mandated share of the region's housing needs. Cupertino's share is 2,300 new homes. In addition, the plan also helps meet the General Plan's housing allotment in the Bubb Road area.
As a part of that goal, 14 of the 94 residences would be offered at below market rates. The market rate for the new homes is estimated to be approximately $1 million, and the estimated price tag for the below-market homes would be $300,000.
Additionally, Taylor Woodrow would have to demolish five buildings at the former pulp and paper manufacturing site--buildings the site's owner, England's Grosvenor International, has said are too obsolete to renovate.
A consulting firm hired by the city, Fehr and Peters Transportation, also conducted a study that concluded the development would not significantly impact residential streets in the neighborhood.
All of these competing interests will come together March 7. At that time Cupertino's City Council is scheduled to hear the issue. Whether that hearing on the future of Results Way will yield results favorable to the community is yet to be determined.
The city council meeting is scheduled to take place March 7 at 6 p.m. in the community hall, 10350 Torre Ave. For more information visit, www.cupertino.org.
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