06 Staff Report - North 40 Specific PlanMEETING DATE: 01/26/2002
ITEM NO.
COUNCIL RETREAT REPORT
DATE: JANUARY 23, 2002
TO: MAYOR AND TOWN COUNCIL
FROM: DEBRA FIGONE, TOWN MANAGER
SUBJECT: NORTH FORTY SPECIFIC PLAN
The following will provide the Council with background information and discussion issues regarding
the North Forty Specific Plan:
BACKGROUND
• Planning/discussion regarding the site for the past ten years
• 1997 - General Plan Committee recommends specific plan
• May 1998 - consultant hired to prepare plan
• April 1999 - Economic Research Associates (ERA) completed economic analysis
• 1999 - public meetings by the General Plan Committee resulting in three draft plans
• Planning Commission (PC) holds three hearings ( Oct. 13 & 27, and Nov. 10, 1999) on plan
and Mitigated Negative Declaration. PC could not reach consensus and forwarded Council
comments received at public hearings.
Dec. 6, 1999 - Town Council defers Specific Plan until General Plan is (See attached
verbatim transcript of the Dec. 6, 1999 Town Council Meeting)
2001 - New General Plan adopted
SPECIFIC PLAN SUMMARY
Purpose: The purpose of the Plan is to provide a comprehensive planning framework in
which future development of the area can occur without jeopardizing the full development
potential of the remaining area
• Vision: The North Forty is envisioned to be comprehensively planned and developed with
commercial mixed uses. Uses envisioned include retail commercial, office, entertainment,
restaurants, lodging, and public and civic uses. Uses are intended to serve Town residents,
residents of adjacent cities, and tourists. Uses will not directly compete with downtown
businesses
PREPARED BY: BUD N. LORTZ
DIRECTOR OF COMMUNITY DEVELOPMENT
Reviewed by: Attorney Clerk Finance Community Development
Revised: 1/23/02 3:58 pm
Reformatted: 5/23/01
PAGE 2
MAYOR AND TOWN COUNCIL
SUBJECT: NORTH FORTY SPECIFIC PLAN
DATE: January 23, 2002
• Goals of the Plan
Land Use Goal 1: To promote a variety of regional destination and local serving commercial
uses that are compatible with and compliment existing businesses in the Downtown.
Land Use Goal 2: To encourage a comprehensively planned, mixed use commercial
development for the entire area.
Land Use Goal 3: To balance the types of land uses allowed and the intensity of development
with the circulation network's ability to maintain acceptable levels of service on roadways
and intersections.
Land Use Goal 4: To develop a logical land use pattern for the specific plan area that takes
advantage of opportunities offered by the site and protects adjacent residential areas from the
impacts of new development
Traffic Goal 1: To ensure that the impacts of new development on the existing circulation
system are mitigated to avoid, eliminate, or reduce impacts to acceptable levels.
Traffic Goal 2: To provide for an efficient, safe internal circulation system that allows phased
development in a logical manner.
Traffic Goal 3: To encourage the use of alternative modes of transportation.
Infrastructure Goal 1: To provide adequate infrastructure to accommodate ultimate build out
of the North Forty area.
Character and compatibility Goal 1: To ensure that new development enhances the existing
small town character and image of Los Gatos
Character and compatibility Goal 2: To encourage innovative pedestrian oriented designs that
create a unique "sense of place" and identity for the specific plan area.
Character and compatibility Goal 3: To ensure that development reinforces and implements
the goals and policies of the "Los Gatos Blvd. Plan" relative to gateways, nodes, and other
streetscape improvements within the public right-of-way
Plan Implementation Goal 1: To take a proactive role in the development of the specific plan
area
Planning Concepts -Land Use
Specific Plan will accommodate approximately 500,000 sq. ft. of commercial mixed use
development
Following uses area allowed: destination retail; neighborhood commercial, 100,000 sq. ft.
max.; lodging; restaurants - high turnover (sit down); restaurants (quality); office -
100,000 sq. ft. max, (excluding medical); entertainment and recreation; public/civic/
transportation related development (e.g., shuttlebus facility)
Smaller pad buildings along Los Gatos Blvd.
Place office and lodging uses away from Los Gatos Blvd. towards the freeways
• Building Design
Maximum building height is 35 feet. Through PD process height may be allowed up to
45 feet for lodging, office building, special architectural elements
• Building Scale
Large monolithic buildings are not allowed
Average size of retail uses and structures should not exceed 30,000 sq. ft.. The maximum
size of any single use should not exceed 70,000 sq. ft.
PAGE 3
MAYOR AND TOWN COUNCIL
SUBJECT: NORTH FORTY SPECIFIC PLAN
DATE: January 23, 2002
• Design theme and consistency
No predetermined architectural style of theme is mandated
• Attached are sections from the Specific Plan that explain the above summarized issues in
greater detail.
KEY ISSUES FOR DISCUSSION
• What is the Council's vision for the use/purpose of the plan?
• Are the land uses and design standards consistent with the Council's vision?
• Are changes or modifications needed to the Plan prior to adoption?
• How proactive should the Town be in facilitating development of the North Forty?
NEXT STEPS
Alterative # 1- Pick-up where we left off: Have consultant update environmental information
and update Specific Plan to be consistent with General Plan and have hearing before the
Planning Commission and then adoption by Town Council
Alternative #2 - Re-evaluate Plan: This would be an intensification of Alternative #1 where
we would take more time to re-evaluate the recommendations of the plan, get additional
public input, and then come back to the Planning Commission and Town Council
Alternative #3 - Council Study Session: The Council may wish to review the plan in greater
detail prior to selecting one of the above alternatives. In this case we would hold a study
session focusing solely on the Specific Plan so that the Council could become more familiar
with it once again prior to providing direction to Staff.
Attachments
• Summary of Specific Plan: 1) Goals and Polices; 2) Planning Concepts; 3) Building Design
• Parcelization map
• Verbatim minutes of Council discussion at December 6, 1999 meeting
• Noise contour map
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Portion of Minutes, from Town Council/Parking Authority Joint Redevelopment Agency
Meeting of December 6, 1999.
Steve Blanton: Motion by Mr. Pirzynski, seconded by Mr. Attaway, to close the public hearing.
Carried unanimously. Any questions from the Council to staff or to our consultant as this point?
Mr. Attaway?
Randy Attaway: Not a question, I have a comment. I think that clearly to adopt this Specific
Plan right now when ti doesn't coincided with what the future is going to bring us, could cause
us more problems and grief or disappoint a majority of people. We need to wait until the
General Plan is finished. The Plan will be looked at by the Planning Commission in April. We
wanted to rush this through as we saw properties coming forward and we wanted to direct them
down the right path. The General Plan is so close,... wait until a General Plan is finished that
will reflect Specific Plans because we know we will have new ideas on the horizon. Mr. Mayor?
Steve Blanton:I like this new seat, it is where Joanne Benjamin used to sit and I feel as though I
am channeling Joanne. Joanne would say that she is grateful to all the citizens who took the time
to come out for this issue (etc. Thanking citizens) but I agree with Mr. Attaway that it
is not wise for us to force this down the throat of the community right now. I responded to most
of the people who emailed me with the response I derived from the idea that was presented on
the Los Gatos observed web site by Mr. Dallas, speaking of Mr. Fox and the desire for a
children's hospital...I'm going to read this to us mostly because I took the time to write it. . This
is yet another laudable idea but for land that is not ours, nor planned for sale in the foreseeable
future according to a recent conversation I had in the Managers Office with Mr. Yuki. The
current General Plan for the area emphasizes economic stability, although that once seemed
reasonable it is now obviously out of tune with the will of the Community. Soccer fields,
housing, a children's hospital are just as likely to be out of tune when the Yuki's decide to sell.
Arguing the merits of this is premature or a poor use of out energy. We should consider this an
ongoing process one to match the needs of the community and interest of the land owners. We
don't know what the Yuki's will feel unless we are maintaining an ongoing process. In the
interim we can create a designation in the General Plan that talks about something there that is in
the Community's interest in the future. But we don't know what that would be by the time they
sell. So either way, I don't think we should try to make the decision now when the land isn't
even for sale.. Once we've adopted a General Plan if we want to try to develop a specific plan
for this area that would be more in keeping with the will of the community Mr. Pirzynski....
Mr. Pirzynski: Mr Mayor, timing is everything. In 1993 given the economy of the valley the
plans for the area was appropriate but 6 years is a long time. I think that we are in a position to
wisely say we need to maintain an economic viability and make sure we take care of the future of
our Community with regards to our ability to provide that service. On the other hand, I think the
issue of the Plan became evident when I read the minutes of the Planning Commission meeting
that there was a great deal of confusion about how the Plan reads in relationship to our evolved
TC Meeting
12-6-99
Page 2
community, I would not think that it would be appropriate for us, prior to the conclusion of the
rewrite of the General Plan to approve anything in relationship to this Specific Plan We have the
Boulevard guidelines to rely on as new proposals come forward though many uses are available
even in the North Forty Specific Plan as proposed it is an emphasis on commercial that does not
really focus on the multiplicity of uses that are available. We also need the medical use that was
prohibited in the Plan needs to be revisited probably change. And therefore if I could make a
motion that we do not act on this Specific Plan but postpone any action until such time that the
new General Plan has been reviewed, and then immediately link the revision of the Specific Plan
to the revised General Plan.
Randy Attaway: I second that motion.
Steve Blanton: It has been moved and seconded to take no action on the North Forty Specific
Plan until such time as the General Plan has been adopted and then at that time revisit and make
sure any Specific Plan includes provisions found in the General Plan where the issues discussed
tonight will be addressed.
Linda Lubeck: Mr. Mayor, Mr. Attaway, I don't disagree with that proposal and that motion
and I will vote for it. I would like to say a few words here tonight. The wisdom is usually for
Council Members, never defend yourself and never feel as though you have to defend yourself.
Some things have been said in the papers over the last few weeks and at this meeting that make
me think I haven't been sitting here for the last 7 years, maybe I haven't been at the same
hearings as some of you when, as Mr. Neatham said, when we totally ignored what the
community wanted and went ahead and adopted the Route 85 element over the objections of the
community because all the community wanted was open space. I have spent time rereading
documents. The vision statement of the Plan wants economic stability. There.was also a lot of
talk when we adopted the Route 85 element as to why housing was not appropriate and it had
nothing to do with wanting economic stability. It had to do with putting housing in the middle of
acreage surrounded by freeways and 2 busy streets and the noise element that has to come from
that. So as we go forward with our General Plan update and as we discuss the potential of
housing in the North Forty, that is something that really does need to be kept in mind. I listen
and read comments that said this is a Plan the encourages big box, and respectfully I have to
disagree. But 70,000 square feet is your typical Safeway now. You couldn't even get a Target in
70,000 square feet and you sure as hell couldn't get a CostCo. And I remember very clearly,
forgive me for grandstanding and sitting here and saying this, very clearly saying that over my
dead body, in 1994, would I vote nor would anybody on this council ever vote for big box in the
North Forty. So forgive me if I feel inclined to defend myself and this council as whether or not
I'm on this council, I'll be here with you and standing down at that podium 10 years, 20 years
from now because I agree that if you get a big box and it only has one use then when that one 's
gone you're dead in the water. All that being said, no medical offices, I guess in my mind public
uses still included a hospital so we are going to have to look into this. We'll have to get staff
TC Meeting
12-6-99
Page 3
interpretation for this so forgive me and put up with me. I feel as if we've been wrongly accused
of trying to do something that not in any way, shape, or form were we attempting to do with this
Plan.
Randy Attaway: Ms. Lubeck made some very good comments. This is another example of
when we believed, at the time, we made the right decisions and as the times change and as the
community changes you're seeing that Council is being responsive to the public. But I will say
that I hate to think that everybody is going to think that everybody is going to be able to reach
the things that they want tonight because not all parties, in my mind, will be able to have
everything. But we will take everything under consideration and the guiding document will be
the General Plan. Thank you.
Mr. Pirzynski: I will also support the motion. However we got here, we are here. I do
remember the Planning Commissioners, Council and public voicing open space as important.
Ambiance, charm, character - things the community is noted for. So from those standpoints I am
happy that we will be able to hopefully make sure this happens in the future. The driving force
here was the amount of applications for the smaller parcels coming in. The Council felt we
needed a guiding document for those parcels. I don't think this Plan was ever intended to be the
governing document for the whole area but act in the interim until the General Plan was
approved. I don't know what the future will bring and we want to be sure these uses are
mentioned and are on peoples minds. I think it probably is better to wait until the General Plan is
completed as so I'll be supporting the motion as well. If that concludes comments by council let
us go ahead and vote
Randy Attaway: Second
Steve Blanton: All those in favor say aye. (chorus of voices) Those opposed say nay
(silence)....Motion passed unanimously.
The following is from the Clerks Minutes of December 6, 1999, reflecting the above
transcription:
Motion by Mr. Pirzynski, seconded by Mr. Attaway to not adopt the Specific Plan but
delay action until the General Plan is adopted and then link the Specific Plan to the
General Plan and have the Specific Plan include provisions found in the General Plan.
Carried unanimously.
(.4 _
Carried unanimously.
Motion by Mr. Attaway, seconded by Mrs. Lubeck, that Council adopt
Resolution 1999-184 entitled, RESOLUTION OF THE TOWN OF LOS GATOS
OVERRULING OBJECTIONS AND ORDERING ABATEMENT OF
HAZARDOUS VEGETATION (WEEDS) AS A PUBLIC NUISANCE. Carried
unanimously.
SPECIFIC PLAN FOR THE NORTH FORTY AREA (17.46)
Mayor Blanton stated that this was the time and place duly noted for public
hearing to consider a Specific Plan for the North Forty Area of the Town of Los
Gatos. No significant environmental impacts have been identified as a result of
this project, and a mitigated Negative Declaration is recommended. Negative
Declaration ND-99-0008. Applicant: Town of Los Gatos.
The following people from the audience spoke to this issue:
Ron Pflugrath, with William Frost & Associates, office in San Jose, gave an
overview of the Draft North Forty Specific Plan as it has been delineated at this
time with input from many committees over the last eight years.
Eileen Werner, 16400 Bonnie Lane, asked that organized sports be
accommodated in the North Forty. She asked for one third of the property to be
dedicated to youth sports programs. She addressed the need for recreational
facilities in town. She noted the impacts on the schools' facilities and fields and
the growing need for this dedication.
Michele Jehenson, 15192 Karl Ave, assisted Ms Werner with her presentation.
She presented a diagram showing the area that she would hope could be
dedicated for sports fields and facilities.
Richard Fox, MD, 211 Glen Ridge Ave, spoke of developing a Children's
Hospital and medical center in the North Forty, and asked that the General Plan
allow for this type of use.
HEARINGS CONTINUED
SPECIFIC PLAN FOR THE NORTH FORTY AREA CONT:
Speakers continued:
Marie Stark, 20880 Canyon View Ave, Saratoga, asked Council's consideration
of medical use in this area_ She explained the needs of her little brother who has
been experiencing major health problems.
Frank Vitale, 9 Wood Lane, Menlo Park, spoke of financing a Children's Hospital
in this location. Noted that this was an ideal location for a hospital and believes
that Los Gatos and surrounding communities can support such a proposal.
Kyle Gordman, 15276 Karl Ave, Monte Sereno, spoke of removing the large
buildings which have been addressed in the present General Plan.
Woody Nedom, 16280 Azalea Way, he asked for open space to be placed in the
General Plan. The Specific Plan does not include any open space which the law
does require. He asked that the plan be tossed and rewritten.
Pec• E,/ 5 .57
7,„4,J e
Mike Abkin, 122 El Olivar, asked for some controls on the development and that
part of the General Plan be adopted so that the Circulation Element can be
followed and can become a guide to the planning of smaller parcels. He would
like bike lanes added to the circulation element. He asked that the land use
element be adopted so that the General Plan can be focused and that the
Specific Plan and General Plan can be completed at the same time.
Mark Brodsky, 17306 Grosvenor Court, Monte Sereno, asked that schools,
elder care, children's hospital medical center, soccer fields, live theatre, parks,
transit center, mixed use housing, under ground parking be considered in the
north forty and that it all look like downtown Main Street.
Kaye Little, 453 Monterey Ave, asked that decisions for the General Plan be
community driven and that the small town charm of Los Gatos be maintained.
Joanne Rodgers, 15287 Top of the Hill Road, asked that the Boulevard Plan be
readdressed and used for the Specific Plan in the North Forty. Keep part of this
area green and not solid commercial. Asked that more time be given to the plans
and development of this area.
Susan MD, pediatrician at Los Gatos Community Hospital, 15220 Kennedy
Road, asked that the medical facility be considered by Council.
Maryanne Park, Superintendent of the Los Gatos Union School District. She
noted growing enrollment and asked that ten acres be dedicated for a new school
site. She asked that residential not be considered in the North Forty due to the
fact that it would add to the overpopulated schools in Los Gatos.
Suzette Parelius, 173 Brookside Ave, San Jose, noted the need for a Children's
Health Facility in our community. She had 18 people from the audience stand to
show their support for this concept.
No one else from the audience addressed this issue.
Motion by Mr. Pirzynski, seconded by Mr. Attaway, to close the public hearing.
Carried unanimously.
Council Comments: Consider an ongoing process that develops over time.
The property is now owned by people who need to decide what is in the
community's best interest. A decision should not be made now. Owners need to
be addressed concerning the sale of their property.
Motion by Mr. Pirzynski, seconded by Mr. Hutchins, to not adopt the Specific
Plan but delay action until the General Plan is adopted and then link the Specific
Plan to the General Plan and have the Specific Plan include provisions found in
the General Plan. Carried unanimously_
HOLIDAY PARKING PROGRAM/SHUTTLE SERVICE (18.39)
Council discussed the lack of use of the shuttle service and what should be done
about fostering use or disbanding the operation. Council now has a definitive
answer that this is not an actively used service and should not be continued over
time. If the shuttle service cannot generate more usage the program should be
disbanded.
Page N-7
TOWN OF LOS GATOS
TOWN COUNCIL.
RETREAT AGENDA
TOLL HOUSE - BOARD ROOM
140 SOUTH SANTA CRUZ AVENUE
JANUARY 26 (SATURDAY), 2002 - 8:30 A.M.
Randy Attaway, Mayor
Sandy Decker, Vice Mayor
Steven Blanton, Council Member
Steve Glickman, Council Member
Joe Pirzynski, Council Member
VERBAL COMMUNICATIONS (Three -minute time limit.)
DISCUSSION TOPICS:
1. Strategic Plan Review - i z_G -744Cl
2. Commission Policies - �-12-c -# / 2-- _
3. Council Appeal Process - &icy ' - -1-co �- &
4. Alcohol Service Policy - • �- ! .- E. -# 3 3
5. Applying the General Plan- iol- ,- ;-C>4."`''o &
6. North Forty Plan (Background and Next Steps) •- } 1 �� //
7. Other Topic Areas - tic).1 Ti". E=o,.,,ti;'
ADJOURNMENT
IN COMPLIANCE WITH THE AMERICANS WITH DISABILITIES ACT, IF YOU NEED SPECIAL ASSISTANCE TO
PARTICIPATE IN THIS MEETING, PLEASE CONTACT PATSY GARCIA AT (408) 354-6832. NOTIFICATION 48
HOURS BEFORE THE MEETING WILL ENABLE THE TOWN TO MAKE REASONABLE ARRANGEMENTS TO
ENSURE ACCESSIBILITY TO THIS MEETING 128 CFR §35.102-35.1041
N:\CLK\Council Agendas\TCAgenda SpMtg1-26-02.wpd