The Cupertino Courier

Photograph by Robert Scheer

Large two-story homes are rapidly taking the place of smaller houses in Rancho Rinconada.

Going Up?

Annexation could slow Rancho Rinconada's rapid growth

By Pam Marino

There is an unusual sort of courtship going on between the City of Cupertino and its immediate neighbor to the east, Rancho Rinconada, depending on your point of view.

In some ways the possible annexation of the unincorporated pocket of Rancho Rinconada into Cupertino could be seen as two shy young people each taking a "if you like me, then I like you" approach to the relationship, both sides hesitating to commit. On the one hand the City Council has said it will welcome Rancho's 4,200 residents, if residents themselves ask for it. Some residents say they are waiting for the city to make the first move.

In other ways the annexation is like an arranged marriage, with the county of Santa Clara, eager to have its child taken care of by someone else, pushing a nervous bride toward the altar.

And from the point of view of those residents who are against annexation, it smacks of a shotgun wedding.

No matter what the point of view, one thing is clear: Recent changes in the neighborhood--especially the tearing down of about 100 homes in the past two years to make way for larger two-story structures--has brought the possibility of annexation to the forefront. In response to complaints from residents about the rapid growth, county planners put Cupertino at the front of the line, ahead of other cities, for annexation of pockets within its sphere of influence.

In the summer and fall, county planners held meetings in each of three unincorporated pockets, Rancho Rinconada, Garden Gate and Monta Vista, to answer residents' questions about annexation. City staff members participated in the meetings as well. A report about those meetings, and about the result of an informal postcard poll the county is conducting, will go to the City Council in January. If it appears enough residents are willing to annex, the Council could request the scheduling of public hearings.

So far only a small percentage of residents have participated in the poll, with a majority of respondents in Garden Gate and Rancho favoring annexation. Only 2 percent of the cards have come back from Monta Vista, many from people who do not favor annexation.

City and county planners said Garden Gate and Monta Vista are being considered for annexation first, since Cupertino surrounds those two areas. Garden Gate is in between Stevens Creek Boulevard and Highway 280, with Stelling Road running roughly down the middle of the 372 homes. The Monta Vista pockets are bordered by Stevens Creek Boulevard, and Bubb and McClellan roads, and include 243 homes.

Rancho Rinconada sits on Cupertino's eastern border, roughly between Bollinger Road, Lawrence Expressway, Stevens Creek and Tantau Avenue, with a small piece that juts out to Miller Avenue. It includes 1,504 homes and has more than double the estimated population of the other two pockets combined.

Those who favor annexation in Rancho Rinconada say time is running out for their neighborhood. Their area is under siege, they say, with the small one-story homes built in the 1950s being rapidly replaced with larger two-story homes--the same type coming under fire by an increasing number of residents in Cupertino--bringing with it constant construction, traffic and noise.

"People go to work and when they come home their neighbor's house is gone," said Wayne Weichel of the Rancho Rinconada Neighborhood Association. "It can be scary."

Weichel's group has taken a neutral position on annexation, choosing instead to educate residents about the process.

"We're between a rock and a hard place," said resident Jennifer Griffin, who is willing to go with whichever entity will be the most responsive to Rancho's needs. "We have a lot of stuff that needs to be dealt with right away." She herself faces the prospect of a 4,300-square-foot house on a lot that is only 51 feet wide next door to her small home.

Griffin and others have asked for a moratorium on building until the annexation question is settled, but county planners do not offer hope that the county Board of Supervisors would approve it. The county's planning commission is now taking a look at possibly changing building ordinances in county pockets, but a decision is not expected soon.

Not everyone in Rancho Rinconada is in favor of annexation. Some say they don't trust the city, and they prefer to stay with the county, as they have for more than 40 years.

After last Thursday's standing-room-only meeting with county and city officials, one man, who refused to be identified, said he was certain the city was lying about things like taxes not rising as a result of annexation. He was convinced the city is poised to make a land-grab, against the overall wishes of residents.

Some are against annexation because they fear Cupertino's building standards will be too strict, forcing them into smaller rebuilds and additions than they are planning. County homes can rise as high as 32 feet straight up, as opposed to 28 feet high in Cupertino, where second stories must step back from the lower floor. County homes can cover a larger proportion of the lot than city homes, and city standards may become even tighter after a coming review by the Planning Commission and the City Council in January and February. According to a county report, a home on an 8,000-foot lot in the county could be as large as 3,500 square feet, as opposed to 3,200 square feet in Cupertino.

Emily Chen, developer of up to 15 large homes in the last two years in Rancho Rinconada and a former resident there, admitted some of the large homes now going up may be too big. But overall she called the new houses a good change for the area. "Overall it's looking much better," Chen said. She said she has received numerous calls from current residents who oppose annexation because of the possibility of stricter building rules.

Senior county planner Don Weden said residents at recent meetings have voiced mixed feelings about the large homes. Some, like Chen, believe the homes have improved the area and raised property values. In fact, Chen predicted limiting house sizes would hurt property values. But others are dubious. "It's going to devaluate my property's price," Griffin said. She believes no one will want to buy her small home if larger homes are towering around it.

Still other Rancho residents against annexation fear Cupertino's stricter codes on matters such as how many cars can be parked on a lot.

"Some of the people opposed feel their personal liberties will be restricted," Weichel said.

Yet those people are in the minority, according to the county poll as well as a private survey by resident Marc Auerbach. The very issues that worry anti-annexation residents are the same issues pro-annexation residents hope will be taken care of under city rule, because they believe Rancho Rinconada will be improved by the stricter standards.

For those who do favor annexation, this may be their only opportunity for a long time, according to Weden.

Twenty years ago the idea of annexation came up in Rancho but failed to get enough support to become a reality. Weden said if annexation fails again, it could be another 20 years before either the county or the city has the time or the inclination to attempt it.

This opportunity is also free to residents, Weden said. If annexation fails this time and residents push again for it later, it would cost $2,700. The price is the same for any annexation request, whether it includes only one home or all 1,500.

Although the county can take no official action to bring about annexation--that has to come from either the city or the residents--Weden said he personally believes pocket residents would be better off with the city.

"Over the long term, will you be better served by the city, where City Hall is only one mile away, or the county, where it's 13 miles away?" Weden asks residents. He made reference to residents having more say in local issues, being able to vote for all five councilmembers rather than only one supervisor in their district and having access to Planning Commission and City Council meetings, which are held at night, instead of the daytime meetings of county boards and commissions. In addition, pocket residents would enjoy regular street sweeping and more comprehensive Sheriff's Department coverage, for about the same amount of tax money and possibly less.

Weden also said that pockets in general are a less efficient way to provide services to residents.

Griffin said she is not sure the city Planning Department is fully prepared to take on Rancho and all of its pressing problems, and she is not even sure whether annexation will be the best thing for Rancho.

Regardless of what happens, however, Griffin is sure of one thing: "I believe it doesn't deserve to be ignored.

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