11 Desk Item4.
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DATE:
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FROM:
SUBJECT:
DISCUSSION
MEETING DATE: 10/03/11
ITEM NO: 11
DESK ITEM
COUNCIL AGENDA REPORT
October 3, 2011
MAYOR AND TOWN COUNCIL
GREG LARSON, TOWN MANAGER
PLANNED DEVELOPMENT PD-10-004; AND NEGATIVE DECLARATION
ND-10-002. PROJECT LOCATION: 16213 LOS GATOS BOULEVARD.
PROPERTY OWNER: MARGARET R. BISHOP APPLICANT: SANTA
CLARA DEVELOPMENT COMPANY.
A. CONSIDER APPROVAL OF A PLANNED DEVELOPMENT TO
CHANGE THE ZONE FROM CH TO CH:PD, TO DEMOLISH AN
EXISTING AUTO DEALERSHIP AND CONSTRUCT 22 SINGLE-
FAMILY RESIDENCES. APNs 529-18-031 AND 055.
B. CONSIDER ADOPTION OF THE MITIGATED NEGATIVE
DECLARATION AND MITIGATION MONITORING PLAN.
Attachments 10, 11, 13 and 14 are letters of support for the project that were received after the
Council packets were delivered. Attachment 17 is a letter in opposition. Attachment 12 includes
comments regarding the width of the private street and tree removal. A response to the
comments in Attachment 12 are addressed in detail in the September 14, 2011, Planning
Commission Desk Item (Attachment 5 to the Council staff report).
Attachment 15 is a table showing the size of the private yards for each of the proposed
residences. The corresponding map shows the areas that are included.
Attachment 16 is a map of BMP units in Town as of 2008. All of the low income units are
rentals. The following BMP units have been approved since 2008 when the map was prepared
and last updated (units with an asterisk are not yet constructed):
• 164 Wedgewood Avenue (Cornerstone) — one for -sale moderate income unit
• 347 Massol Avenue (Baytree) — eight for -sale moderate income units*
• 229 Caldwell Avenue (Bluebird Lane) — one for -sale moderate income unit*
• 375 Los Gatos Boulevard (Bluebird Lane) — one for -sale moderate income unit*
• Placer Oaks Road — one for -sale moderate income unit*
• 16005 Los Gatos Boulevard — three for -sale moderate income units*
PREPARED BY: • O `Wendie R. Rooney, Director of Community Development
Reviewed by: P J Assistant Town Manager Town Attorney Finance
N:1DEV\TC REPORTS\2011 \LosGatosBlvd 16213-dsk.doc Reformatted: 5/30/02
PAGE 2
MAYOR AND TOWN COUNCIL
SUBJECT: 16213 Los Gatos Boulevard/PD-10-004, ND-10-002
October 3, 2011
ATTACHMENTS
Previously received under separate cover:
1. Mitigation Monitoring Plan (seven pages)
2. Required Findings and Considerations (one page)
3. Draft Planned Development Ordinance (26 pages), includes zone change map (Exhibit A,
one page) and development plans (Exhibit B, 22 pages), received September 7, 2011
4. September 14, 2011, Report to the Planning Commission with Exhibits 1-14 (exclusive of
development plans)
5. September 14, 2011, Desk Item Report to Planning Commission with Exhibits 15-24
6. September 14, 2011, Planning Commission verbatim minutes
7. Letter from Jere Hench (two pages), received September 14, 2011
8. Email correspondence from Liz Dillon, received September 14, 2011
9. Email correspondence from Virginia Fiorentino, received September 27, 2011
Attached to this desk item:
10. Letter from Mr. & Mrs. Robert Minden, received September 30, 2011
11. Letter from Vincent N. Baxter (two pages), received September 30, 2011
12. Email correspondence from Dave Crites, received October 1, 2011
13. Letter from Nancy J. Pearner, received October 3, 2011
14. Letter from John Kolkka, received October 3, 2011
15. Private open space table and plan
16. BMP Housing Program map
17. Email correspondence from Susan Buxton, received October 3, 2011
18. Fax correspondence from Douglas B. Allen, Burnett, Burnett, & Allen, received October
3, 2011
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N:\DEV\TC REPORTS\2011\LosGatosB1vd16213-dsk.doc
September 29, 2011
Mayor Joe Pirzynski
Vice Mayor Steve Rice
Council Member Diane McNutt
Council Member Barbara Spector
Council Member Steve Leonardis
�C.>�< < E l
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T O\'VN OF I OS c,,ATnS
PLAt--iNING
DIVISION
RE: ROBSON HOMES DEVELOPMENT PROJECT 16213 Los Gatos Blvd,
Los Gatos, CA 95032
Honorable Members of the Los Gatos Town Council:
Both my husband and I were born and raised in Los Gatos. We have been
residents here since 1938 and 1941. Being retired, we especially feel that any
new projects coming to Los Gatos should be the best that Los Gatos can offer.
Having sold our large home, we have moved to a smaller place until we find an
appropriate place to move permanently. The Robson Development project may
be just the answer. These homes appear to be a perfect opportunity for us to live
closer to downtown and will offer the appropriate size for our living
arrangements.
Our feelings are that the Robson project planned for the former Honda
Dealership on Los Gatos Blvd. is the very best. Not only will it improve that
corner, it will enhance the Boulevard. Los Gatos has always been unique to us
as it is to so many others. We need beautiful projects coming in and this project
by Robson Homes is the right one!
l do not speak lightly when I support any project in Los Gatos. This is one
project that I feel will be an asset to our town. I am asking that you support this
beautiful opportunity to enhance our Blvd.
Sincerely long time residents,
Mr. and Mrs. Robert Minden
130 Town Terrace # 6
Los Gatos, CA 95032
ATTACHMENT 10
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OFFICES OF
VINCENT N. BAXTER, LL.B., G. L.U.
1101 SOUTH WINCHESTER BOULEVARD
SUITE M-259 - WINCHESTER PLAZA
SAN JOSE, CALIFORNLA 95128
September 30, 2011
Los Gatos Town Council
Los Gatos Town Hall
110 East Main Street
Los Gatos, CA 95030
AREA CODE 408
TELEPHONE 249-5675
FACSIMILE 249-2526
Cfvr1.7
r
SEP 30 201 E
MAYOR & TOWN COUNCIL
MAYOR
Re: Planned Development of 15055 and 15075 Los Gatos Boulevard
Dear Members of Los Gatos Town Council,
I have lived in Los Gatos for fifty years at two different locations enjoying the
wonderful village atmosphere, salubrious climate, high degree of safety, and general
pleasant ambiance of our home town.
Three of our children attended Louis Van Meter School and Raymond J. Fisher
School located in the vicinity of this property which has been proposed as a residential
development by Mr. Mark Robson, whom I have never met. I do see the work he did at
the bottom of Kennedy Road on Los Gatos Boulevard. This was an incredible
improvement in that area which was so neglected for years and years. He certainly
appears to know what he is doing, and the results are outstanding. Upon inquiring, I also
understand that he has been a resident of Los Gatos for some time.
The proposed site is ideal for residential units. We need living space in this town,
especially in that area. The consideration of commercial and especially retail should be
out of the question. It would be a step backward and most certainly increase traffic
congestion in that area. There are already enough vacancy signs in the town at retail and
commercial locations.
My interest in this issue was increased when I looked at the picture of the
development on the fence at Los Gatos Boulevard and Roberts Road. Thereafter, I
reviewed on my computer the Planning Commission's meeting recently held concerning
this desirable project.
In my opinion the Planning Commission should have given a unanimous, hearty
endorsement of the plan proposed by Mr. Robson as it stands since there was no relevant
or substantive objection based on the facts presented. The traffic issue was resolved by
evidence showing not only less traffic compared to commercial development, but also a
conclusive detailed analysis performed by Mr. Robson answering all questions set forth
by the Planning Commission. The plans demonstrate clearly that there is no "density"
ATTACiENTT 11
Los Gatos Town Council -2- September 30, 2011
problem with ample space available for leisure time activities by residents. In addition,
the proposed gift of $150,000 for the benefit of schools was over and beyond necessary,
but very generous and thoughtful.
Therefore, I hope you give an enthusiastic stamp of approval for this endeavor for
the benefit of the town and its citizens.
Kindest regards,
el 1
Vincent and Claire Baxter
170 Longmeadow Drive
Los Gatos, CA 95032
VNB/cmm
From: David Crites [davidcrites@frontier.com]
Sent: Saturday, October 01, 2011 6:30 PM
To: Wendie Rooney
Subject: Regarding 16213 Los Gatos Boulevard (Oct 3 agenda)
Hi Council Members -- Here are a couple of issues to consider regarding the
16213 Los Gatos Boulevard application:
1. The project proposes a 20 foot street width. Yet, Sec. 24.50.015 and Sec.
24.10.015 set a mandatory street width of 36 feet and a mandatory right-of-way width of 56 feet for "all
subdivisions". No exception is made for PDs. In fact, Sec. 29.80.095 says that even PDs must conform to
"the subdivision ordinance". The proposed project is a subdivision. The law allows no discretion.
2. Sec. 29.10.0990(5) prohibits tree removals in order to accommodate a subdivision (unless there is a
geologic hazard or restricted access). Sec.
29.10.050 states "[t]be provisions of sections 29.10.070 through 29.10.295 apply to all zones", and
Section 29.10.0990 falls within this range. There is neither a geologic hazard nor restricted access on this
property so the tree removals proposed by the project would constitute a violation of this mandatory
code section.
3. A mitigated negative declaration is inappropriate for this project because the above violations
constitute fair arguments that the project may have a significant environment impact.
Thank you for your service to the Town,
Dave Crites
ATTACHMENT 12
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September 28, 2011
Mayor Joe Pirzynski
Vice Mayor Steve Rice
Council Member Diane McNutt
Council Member Barbara Spector
Council Member Steve Leonardis
3 2011
MAYOR & TOWN COUNCIL
RE: ROBSON HOMES DEVELOPMENT PRCJECT 16213 Los Gatos Blvd, Los Gatos, CA 9S032
Honorable Members of the Los Gatos Town Council:
l have been a resident of Los Gatos since 1971 and am now retired from my position as a
Counselor at West Valley College. My daughter, Liz, attended Los Gatos High School and has
been a near professional tennis player at Courtside Swim and Racquet Club since she was small.
Having been active in my community for many years, I take a special interest in what is
happening in Los Gatos and recognize that development is bound to occur.
This being said, I wish to express my support of the most current project of Robson Homes.
Mark Robson is an outstanding builder as well as a member of our community. His projects all
reflect quality and are always appropriate for the sites he chooses. The Los Gatos Honda site
lends itself perfectly to residential development.
I can see nothing else there but the lovely homes for young and old alike. I have driven by and
seen the story polls which tell me that the project will not be too high or imposing. I was even
more impressed when I heard that Mr. Robson is going to offer $150,000.00 as his donation to
the schools. Speaking as a former teacher, I can emphasize that these funds are certainly
needed.
Please offer your support of this wonderful project.
Sincerely,
NancyJ. Pearne
159 El Pinar
Los Gatos, California
ATTACHMENT 13
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September 30 , 2011
Los Gatos Town Council
Mayor Joe Pirzynski
Vice Mayor Steve Rice
Council Member Steve Leonardis
Council Member Diane McNutt
Council Member Barbara Spector
Honorable Council Members
N ( 1' ECERfED
1?-:0J \2m . OCT- 3 2011
MAYOR & TOWN COUNCIL
In regards to the issue before council this past meeting regarding the proposed housing
development at the corner of Los Gatos Blvd. and Roberts road. I am a home owner in
Los Gatos located at 21116 Locust Drive. In hearing this item on the agenda it struck me
that the one area of Los Gatos that offers an opportunity to provide much needed
residential space and at the same time deals with an issue of vastly under utilized
developed area is certainly the previous Auto Row area of Los Gatos Blvd. Much like
what has happened in previously dense dealership areas in other peninsula cities such as
Menlo Park and Palo Alto - the times have changed. I can respect the need for sales tax
revenues for in the past these dealerships provided a sizeable portion of those funds to
city coffers. But the business model among many other factors is no longer the same and
the entire multi block is currently serving no useful purpose especially when you consider
general vivacious energy through the rest of our community. It seems that there is a very
established and reputable developer in line to develop the property and in my opinion it
should move forward to build the proposed homes. The two required below market units
balance and satisfy current protocol of leveling the field as much as is reasonable.
Truly ,
John Kolkka.
ATTACHMENT 14
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16213 Los Gatos Boulevard
Private Yard Areas
Lot Total
Lot 1 848
Lot 2 1,406
Lot 3 1,431
Lot 4 1,338
Lot 5 1,366
Lot 6 1,432
Lot 7 1,164
Lot 8 720
Lot 9 1,131
Lot 10 1,081
Lot 11 941
Lot 12 931
Lot 13 981
Lot 14 931
Lot 15 792
Lot 16 632
Lot 17 774
Lot 18 842
Lot 19 843
Lot 20 804
Lot 21 664
Lot 22 503
Average: 980
ATTACHMENT 15
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Scott Robidoux
Town of Los Gatos
June 3, 2008
ATTACHMENT 1 6
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Original Message
From: Susan Buxton Jmailto:sbuxton118@gmail.comj
Sent: Monday, October 03, 2011 11:09 AM
To: Council
Subject: planned development of 16231 Los Gatos Blvd.
Dear Mayor Pirzynski and Council Members,
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I do not support the plan for 16231 Los Gatos Blvd. as presented before the Council tonight. I do support
residential development of this site, but feel that this plan is too dense, and ignores the traffic and
safety issues presented by being near an intersection that is already impacted by school traffic and the
mis-aligned roads. At it's present density, it will impact on our schools especially when taken into
account with the small residential proposal across Los Gatos Blvd. and the Swanson Ford approved
development.
There doesn't seem to be any overall plan for development along Los Gatos Blvd. that takes into account
the amount of traffic on this one 2.5 mile road. Please consider asking staff to present each proposal in
context of what the impact will be on the entire area, deny the Planned Development Ordinance as it
applies to this project and proposed residential developments, and send the project back to the
Planning Commission.
Sincerely,
Susan Buxton
118 Robin Way
Los Gatos, 95032
ATTACHMENT 17
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BURNETT, BURNETr, & ALLEN
Trial Attorneys and Counselors at Law
DOUGLAS o. A:LEN
333 WEST SAN CARLOS ST., 8TH FLOOR
SAN JOSE, CALIFORNIA 95110
TELEPHONE
(408) 295-6590
October 3, 2011
Vice Mayor Steve Rice and the
Los Gatos Town Council
110 E. Main Street
Los Gatos, CA. 95030
RECEIVED
i 03 201'
MAYOR & TOWN COMM
_.
DAVID M. BUINETT (1870-1959)
JOHN M. EUINETT (1903-1991)
Hon_ BRUCE F. ALLEN (1916-1966)
By Fax 408-399-5786
FACSIMILE
(4OR) 298-0919
Re: Hearing on Planned Development PD-10-004, Negative Declaration
ND-10-002; 16213 Los Gatos Boulevard; support for property owner and
applicant.
Dear Steve:
This letter is to support the application of Santa Clara Development
Company, and the property owner Margaret Bishop. As you know the late
Grant Bishop was a very productive member of our Los Gatos community for
many years. The application will benefit his family by putting to good use the
real property now sitting vacant at 16213 Los Gatos Boulevard. Likewise, the
project will benefit the town by turning the property into a productive
development supplying much needed housing in Los Gatos. The location near
two public schools, the Baptist Church and a pre school, will be more consistent
with the proposed housing than its previous use.
I have represented both dealerships and developers in the vehicle market
for thirty years, and know that the industry has materially changed.
Preservation of that industry's retail is a much more complex issue than merely
resisting the beneficial development of previous dealership locations into new
uses. Modern dealership locations require comprehensive synergy in location
and public agency incentives, many of which would be objectionable to a
community like Los Gatos. Holding out on new uses to wait for renewed
dealerships at this location is a futile endeavor.
As a part time coach at Los Gatos High School and lifetime resident of
the Los Gatos community, I know of the continuing need for the Town to create
housing in an effort to keep the community alive and avoid social stratification.
Attachment 18
Letter to Vice Mayor Steve Rice and the
Los Gatos Town Council
Re: Hearing on Planned Development PD-10-004, Negative Declaration ND-10-002;
16213 Los Gatos Boulevard; support for property owner and applicant.
October 3, 2011
Page 2
I am writing this letter because of my genuine interest in the project for
the community and out of interest in the benefit of the late Mr. Bishop's family.
I have not been retained by any of the involved parties.
If you have any questions please feel free to contact me at the above.
ery truly yours,
DOUGLAS B. ALLEN