08-28-02 Minutes - GPC TOWN OF LOS GATOS
110 East Main Street, Los Gatos, CA 95030 (408) 354-6872
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SUMMARY MINUTES OF A REGULAR MEETING OF THE GENERAL PLAN
COMMITTEE OF THE TOWN OF LOS GATOS, AUGUST 28, 2002 HELD IN THE
TOWN COUNCIL CHAMBERS, CIVIC CENTER, 110 EAST MAIN STREET, LOS GATOS,
CALIFORNIA.
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The meeting was called to order at 5:30 P.M. by Chair Mike Burke.
ATTENDANCE
General Plan Committee
Members Present: Mike Burke, Josh Bacigalupi, Sandy Decker, Phil Micciche, Joe Pirzynski,
Morris Trevithick, Jo Zientek
Members Excused: Mark Weiner
Staff Present: Bud Lortz, Director of Community Benefit; Suzanne Davis,
Associate Planner
Others present: Ray Davis, Jerry Ferguson, Guy LaMar, Eric Morley, Scott Ward
Verbal communications:
Ray Davis spoke about development in the Town.
Mike Burke welcomed new GPC member Josh Bacigalupi.
ITEM 1: Review and discuss a proposed General Plan Amendment to change the land
use designation from Low Density Residential to Medium Density Residential
and a Zone Change from R-1:12 to RM:5-12:PD for property located at 14561
Winchester Blvd.
Property owner: Frances S. Lamar, Trustee et al
Applicant: Classic Communities, Inc.
Phil Micciche noted that he had received information from the applicant. All
Committee members received the packet which included colored elevations.
Bud Lortz discussed the applicant’s request for a General Plan land use change.
He explained that the project went to the CDAC and will eventually got to the
Planning Commission and Town Council. The question for the Committee is the
requested change from low to medium density. The Committee needs to decide whether
the General Plan change is appropriate, and if it is in the best interest of the
community. Also, is residential in this location appropriate given its location
next to a freeway off-ramp.
Joe Pirzynski asked why the site was designated low density when it surrounded
by medium density residential. Bud Lortz answered that typically vacant or
underdeveloped property is designated at the lowest possible density as a
placeholder.
Joe Pirzynski asked about previous proposals on the site. Bud Lortz explained
that the Aegis proposal for an assisted living facility had issues concerning
the bulk and mass of the building and proximity to neighboring homes. More recently
Courtside considered use of the project site for daycare and parking to support
the Club. A proposal was considered by th CDAC and Courtside decided not to move
forward with an application.
Scott Ward, Classic Communities, provided some background on his company. He
commented that the focus today is the land use. The site is an “island” in an
area of medium density residential (exhibits were shown). He noted several General
Plan goals and policies that the project is in compliance with. The proposal
for 21 units would be 7.8 units/acre, at the mid-range of the density scale (5
to 12 units/acre). The site is within 2,000 feet of the future light rail station
on Winchester. They have been meeting with the adjacent neighbors to present
the project and discuss and concerns. He believes that this is a reasonable and
high quality approach to developing the property.
Phil Micciche asked about variety in the building elevations. Scott Ward said
that there are three different elevation plans. He stated that the home sizes
of 1,300 to 1,800 square feet would be relatively small.
Jo Zientek asked if staff had a recommendation. Bud Lortz said that medium density
residential provides the opportunity to gain smaller homes. The application was
advised to work closely with surrounding neighbors and has been doing that. The
concept is the Committee is looking at a land use that mirrors surrounding land
uses. The environmental review and traffic analysis are just being started.
The Committee may want to see that information when it is completed.
Sandy Decker said from a General Plan standpoint, because of the Sobrato project
and surrounding land uses, the site is somewhat cut-off and there is a lot of
traffic on Winchester. She asked how residents would get to the light rail station
on foot? Eric Morley answered that there are sidewalks and signalized
intersections at the 85 off-ramp and to cross Winchester in front of the Sobrato
site.
Sandy Decker commented that the density comparison is in the ballpark, but the
BMP program wasn’t in place when Courtside went in, so it may not be a relative
comparison. Eric Morley said that the density for the proposed project would
be 8.5 units/acre if the BMP units are discounted.
Sandy Decker advised the applicant that the Town intends to take a look at the
Winchester Blvd. Area cumulative traffic impacts.
Josh Bacigalupi asked about noise impacts and what consideration has gone into
the noise analysis. The site has noise impacts, particularly the first few units
adjacent to the freeway off-ramp. Scott Ward said that the berm and use of building
materials would be used to mitigate noise.
Morris Trevithick stated that traffic, noise and ingress-egress to the site will
need to be looked at very carefully.
Phil Micciche asked what the plans were for recreational areas for the residents.
Scott Ward answered that the center island is intended to be a secondary gathering
place. Each home has a private yard area.
Joe Pirzynski asked about the General Plan 2000 Opportunity Map. It designates
the site as a potential location for RM:5-12 zoning. Bud Lortz said the Town
looks for sites for possible rezoning for housing opportunities in conjunction
with Housing Element updates. This is to show the state locations where housing
could be developed.
Joe Pirzynski asked the applicants what has been talked about in their dialog
with the neighbors, i.e. what issues came up. Eric Morley said that they started
by reviewing all of the records on the property, and first met with the Courtstyle
Board. The Board raised no objections to the project. Two subsequent meetings
were held with Courtstyle residents who have indicated a preference for a
residential use and single-family homes on the site. They have also talked
informally to individual homeowners who live immediately adjacent to the site.
Privacy is a main concern.
Sandy Decker asked about circulation and parking. She is concerned with the
parking situation at the proposed density. Forty two spaces on driveway aprons
will appear very crowded visually. The parking looks congested and there is
minimal open space for neighborhood use. She suggested fewer units. Scott Ward
noted that the units with garages at the rear would provide some relief to parking
General Plan Committee
August 28, 2002
Page 4 of 4
at the street.
Mike Burke said he is concerned about pedestrian access to the transit station.
He also said that provision of an Eco Pass for one year is a good thing, but
it’s temporary. He suggested wrapping the cost of Eco Passes into the Homeowners
dues so it is permanent and is continuously available to residents.
Joe Pirzynski said that the proposal is one of the types of housing needed by
the Town. The applicant is offering an opportunity here. He doesn’t think office
would be appropriate, and that the proposal is the most appropriate use of the
site based on the discussion. He supports a recommendation to go to the proposed
zoning and would not be in favor of fewer, larger units as there are plenty of
those in Town now. He made a motion to recommend approval of the rezoning to
RM:5-12. The motion was seconded by _______________.
Bud Lortz said that there are two options: one is to look at the land use only
and decide whether it makes sense. The Committee could also hold off until the
environmental review is done and consider it then.
Ray Davis said this intersection will probably be the worst in Town. The JCC
expansion, Sobrato, and other projects are creating a cumulative traffic impact.
Sandy Decker said she would support the motion for the rezoning, but is not approving
the specific density being proposed.
The motion passed unanimously, 8-0.
ITEM 2: APPROVAL OF MINUTES
Phil Micciche made a motion to approve the minutes of May 8, 2002 as submitted.
The motion was seconded by Joe Pirzynski and passed 6-0-1 (Josh Bacigalupi did
not attend that meeting).
Adjournment
The meeting was adjourned at 6:35 p.m. by Chair Burke. The next regular meeting
of the General Plan Committee will be on Wednesday, September 11, 2002 at 5:30
General Plan Committee
August 28, 2002
Page 5 of 4
pm.
Prepared by:
___________________________
Suzanne Davis, Associate Planner
cc: Planning Commission Chair
General Plan Committee
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