Date: Thu, Nov 12, 2015 at 8:06 AM
Subject: EIR scoping for the Vallco District
To: planning@cupertino.org, citycouncil@cupertino.org, travigne-villas-hoa@googlegroups.com, geoff@mplanninggroup.com
To begin with, I have two general
comments.
The EIR is either premature or its scope is not fairly defined.
Since the major property owner’s proposal is not what the area is zoned for, it
should not be the sole, or primary focus of an EIR, with other options mentioned
only in passing. A significant segment of this community wants to see a
successful retail/dining/entertainment center on the premises (and a referendum
was won in the past on this very issue). Therefore, a fair comparison must be
drawn between the impact these options would have on the environment and quality
of life of Cupertino (and neighboring cities). The review should be defined as
an EIR of the Vallco District, not the “Hills of
Vallco.”
Secondly, although the consultants are from a respected agency, it
is unseemly to have an evaluation prepared entirely by consultants working for,
and closely with, the city government and, especially, the applicant. We need
independent, outside experts, possibly chosen together with community
representatives, to participate in the review.
Now, as far as the content of the review is concerned, the impact
of alternate forms of development in the Vallco District should be focused,
inter alia, on the areas below.
Attention should also be directed to the effects of large-scale
development in general on the environment and quality of life in
Cupertino.
A. Traffic, including
congestion and resulting air pollution, both on Wolfe Road and on 280. Compare:
Traffic now, at peak hours;
Traffic when Apple and Main Street are
operational;
Additional impact on traffic of various uses of the Vallco
site.
Bear in mind that traffic peaks at different hours at malls and at
office parks. How will any promised improvements for access to 280 from Wolfe
Road affect traffic on 280? And will
traffic then back onto Wolfe Road anyway? (cf. the Lawrence/237 East
interchange, where at times traffic cannot enter 237 and backs onto
Lawrence).
B. Availability of
water. Right now, there is a drought and residents are being requested by
the City government to restrict water use in various ways. If serious drought
conditions persist, how will there be enough water to support intensive growth?
If we return to “normal” NorCal water conditions, but water is gifted to an
office park (and apartments beyond the housing element requirement) will the
residents still have to monitor the length of our showers? What does this mean
for the quality of life of Cupertino residents? Compare recommended water usage for
Cupertino residents under various conditions of drought and levels of
development.
C. Other
effects on quality of life:
Heights and densities in what is now
mostly a pleasant, low-rise suburban atmosphere;
Loss of actual and potential retail.
Cupertino now has no major department store or appliance store, nor some of the
better shops that an affluent city would expect. Given the office and
residential development on the east side of Wolfe Road, calculate the size of
this large new “captive” market for a well-run retail-dining-entertainment
complex. Analyze and the likely success factors of a mall operated by
professionals (not real estate speculators).
Is it necessary to raze Vallco entirely? What would be the
environmental impact of such large-scale destruction? Valley Fair is very
successful as an indoor mall, especially since we do have winter here and cool
evenings. Could part of the property be opened out while some of it remains
indoors?
What would be the fiscal value to the city of a shopping center vs.
a “mixed use” development which is largely an office park?
Phyllis Dickstein
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