Draft Mins 05.14.14DRAFT
MINUTES OF THE PLANNING COMMISSION MEETING
MAY 14, 2014
The Planning Commission of the Town of Los Gatos conducted a Regular Meeting on Wednesday, May
14, 2014, at 7:00 PM.
MEETING CALLED TO ORDER
Chair Smith called the meeting to order at 7:00 pm.
ROLL CALL
Present: Chair Margaret Smith, Vice Chair Kendra Burch, Commissioner Mary Badame,
Commissioner Tom O’Donnell, Commissioner Marico Sayoc,
Commissioner Joanne Talesfore
Absent: Commissioner Charles Erekson
PLEDGE OF ALLEGIANCE
Commissioner Sayoc led the Pledge of Allegiance. The audience was invited to participate.
APPROVAL OF MINUTES OF APRIL 23, 2014
MOTION: Motion by Commissioner Sayoc to approve meeting minutes of April 23, 2014.
Seconded by Commissioner Talesfore.
VOTE: Motion passed 6-0.
WRITTEN COMMUNICATIONS
Two Desk Items for Item 2.
REQUESTED CONTINUANCES
None.
SUBCOMMITTEE REPORTS
Housing Element Advisory Matters
Commissioner Sayoc
- The Housing Element Advisory Board met twice since the last Planning Commission meeting:
- Looked at several potential sites that could accommodate affordable housing, including
secondary units and mixed-use options along Los Gatos Boulevard.
- Directed Staff to look at pros and cons of all the alternatives presented.
Chair Cox introduced and welcomed Laurel Prevetti, the Town’s new Community Development
Director.
VERBAL COMMUNICATIONS (AUDIENCE)
Ingrid Oakley-Girvan
- Commented that the Town Traffic Engineer should review two examples of traffic enhancements
that could be made in the Town: Lark off University should extend the red curb to enhance traffic
flow off University turning right onto Lark; the traffic light at Lark and University should be
changed to a blinking red when there is no oncoming traffic and red for the left turn lane off o f
University.
CONSENT CALENDAR
None.
Page 2 of 7
Planning Commission Minutes May 14, 2014
CONTINUED PUBLIC HEARINGS
None.
NEW PUBLIC HEARINGS
1. North Forty Specific Plan
General Plan Amendment: GP-14-001
Zoning Code Amendment: Z-14-001
Environmental Impact Report: EIR-10-002
Property Owners: Thomas & MiyokoYuki, Herbert & Barbara Yuki, ETPH LP, William Mattes,
Peter Brutsche, William Fales. William Hirschman, Elizabeth Dodson, Patricia Connell, Hans
Mattes, Tak Petroleum, Dewey Ventura, Alexander & Betty Moisenco, Lucy, Dagostino,
Robert & Georgianna Spinazze, Marianne Ezell, Los Gatos Medical Office Center, LLC
Applicant: Town of Los Gatos
Project Planner: Joel Paulson
Accepting public comment on the Draft Environmental Impact Report, (Draft EIR), for the
North Forty Specific Plan. The plan area comprises approximately 44 acres located at the
northern extent of the Town of Los Gatos, bordered by State Route 17 and State Route 85
freeways to the west and north, Los Gatos Boulevard to the east, and Lark Avenue to the
south. No action will be taken at this meeting.
Chair Smith opened the public hearing.
Vice Chair Burch indicated that she would recuse herself from participating in the public hearing
because she lives within 500 feet of the subject property.
Jak Van Nada
- Commented that in general he is in favor of the North Forty development, however it will
contribute to gridlock. The North Forty Specific Plan favors cars and it is uncertain if the bike path
on Lark will ever happen, because they are proposing a wider than usual median.
Lee Quintana
- Commented that the readability of the report is poor. Under Historic Resources the Phase One
Historic Evaluation and Final Historic Resources Technical Report are not accurately summarized
in the text, and the Traffic and Transportation section does not provide graphics to help
understand the configurations.
Andy Wu
- Commented about Pearl Harbor and Japanese interment.
Amy Despars
- Commented on discrepancies in the North Forty Specific Plan with respect to traffic congestion,
overcrowding in the schools and transportation improvements, and requested no more pizza,
coffee or burritos venues.
Matthew Hudes
- Commented that the Draft EIR is insufficient in looking at the proposed development’s substantial
negative impact to the downtown, which is less amenable to mitigation measures. The analysis is
flawed and makes a case for building a new shopping center on the scale of Santana Row.
Terry McBriarty
- Commented that the Draft EIR’s assertion that the proposed units will house people without
children and thus have no impact on the schools is incorrect and would put the nail in the coffin of
the Los Gatos School System. The improvements called for in the report will make the already
horrible conditions on Lark worse and endanger more people by increasing traffi c.
Page 3 of 7
Planning Commission Minutes May 14, 2014
Janice Fok
- Commented on discrepancies in the report with respect to traffic from the JCC, student counts
from local schools and school overcrowding.
Jeff Harlan
- Commented that there are significant flaws in the Draft EIR: Estimates from developers o n school
impact are inaccurate, and traffic reports are low with significant gaps on the intersections and no
samples from Los Gatos Boulevard, East Main Street or University Avenue.
Larry Arzie
- Commented that the previously planned fifth lane for Lark Av enue to Samaritan or a ring road
around the North Forty should have been considered in the Draft EIR and questioned whether the
EIR weighed the possibility of a 20-year build out.
Jeff Loughridge
- Commented that the North Forty project contains elements currently lacking in Los Gatos, such
as more diverse housing. However, he is concerned that even before the future effects of new
developments the Town’s Level of Service at intersections across town is on the edge of the
lower Level of Service rating of D and finds the mitigation outlined in the Draft EIR to be
inadequate.
Anne Robinson
- Commented on impacts of the proposed North Forty development on hillside views. The hillside
views cannot be preserved when there is no limitation on how tall the buildings can be and the
only requirement is the building not have an adverse affect on the ridgeline.
Ingrid Oakley-Girvan
- Commented that driving on or crossing Lark is unsafe and they absolutely need a buffer zone.
She supports retail in the North Forty area, but it needs to be easy to walk to the stores. The
schools are overcrowded and the numbers will continue to grow, because of the desirability of
Los Gatos schools.
Woody Nedom
- Commented that 364 housing units all jammed into the southern Lark Avenue port ion is a horrible
idea, because it’s all in the Los Gatos School District. The units should be spread out over the
North Forty so half or more are in the north section, which is the Campbell School District, who
would welcome new students.
Jason Farwell
- Commented that the project would impact parking, the schools and the downtown. His major
issue is they still don’t know the square footage of the downtown and how it compares to the
proposed development. The North Forty project would be beautiful and becom e a regional draw
and would change the Town forever.
Brent Ventura
- Commented that because the North Forty site has been left undeveloped for so long there is an
incredible amount of wildlife there. He personally has seen cougar, coyote, fox, snakes, and
golden eagle. The report’s wildlife survey is inadequate in failing to identify any of the wildlife and
containing no relocation plan. He also would like the Draft EIR to explore senior housing being
incorporated into the plan, which would be a less inten sive traffic generator.
Jennifer Greway
- Commented on the traffic problems, such as only one way in and out off of Lark, no access to
southbound 85 from Winchester, six traffic lights in less than one mile on Lark Avenue, and
merge issues in the morning a t the intersection of Highway 17 and Lark. The developer’s traffic
Page 4 of 7
Planning Commission Minutes May 14, 2014
mitigation only faces his portion of the property as it affects Los Gatos Boulevard, Bascom, and
Lark. The developer should consider an entrance to Highway 17 on the backside of the propert y.
Chair Smith closed the public input portion of the hearing.
2. 375 Knowles Drive
Planned Development Application: PD-13-002
General Plan Amendment: GP-13-001
Environmental Impact Report: EIR-13-003
APN: 406-28-032
Property Owner: County of Santa Clara
Applicant: KT Properties
Project Planner: Suzanne Avila
Requesting approval of a General Plan Amendment from Public to Office and a Planned
Development to demolish the existing building and to construct 40 single -family residences
on property zoned O. An Environmental Impact Report has been prepared for the project.
Chair Smith opened the public hearing.
Suzanne Avila, Senior Planner, presented a staff report.
Commission members asked questions of staff.
Mark Tersini
- Commented that his company has developed three properties in Los Gatos and they believe their
plan is the best use of the property. They do not have the support of the Planning Staff, but they
are seeking direction on how to modify the residential plans to better address the comments f rom
Staff and the Commission as they move forward.
Laura Worthington-Forbes
- Commented that they have worked closely with Staff and the community to design a project that
meets the intent of the 2020 General Plan. After input from the community they reduc ed the
height of the units, increased the setbacks, and reduced the number of units facing Knowles.
Commission members asked questions of Ms. Worthington-Forbes, Mr. Tersini and Don Ruthroff, the
architect.
Liz Ansnes
- Commented that the development is an ideal use of a piece of property shaped like this one. She
supports the project because it is concentrates the housing in an area that has easy access to
what people need and want: transportation, parks and recreation, and hospital and medical
buildings. Los Gatos does not need more multi-million houses.
John Wytmans
- Commented that he supports the project because a chain link fence surrounds the property
currently. If this project is not approved he worries an out of town developer, who does not have
the Town’s best interests at heart, will development the property.
Sara Model
- Commented that she supports the project, because it addresses the issues of running out of
cheap land, cheap energy and water. It has become necessary to build higher to provid e housing
for increasing numbers of people. The project is close to public transportation and office
employment, meaning less driving and energy savings. Water will be conserved with the small lot
sizes and the lower purchase price will allow younger people to move into Los Gatos.
Page 5 of 7
Planning Commission Minutes May 14, 2014
Lee Quintana
- Commented that before considering the specific PD site plan or the conceptual A&S the
Commission should address the question of what is the appropriate land use, and given that land
use, what is the appropriate corresponding General Plan designation and zoning? As the project
is proposed, the Office Professional General Plan and Office Zoning will not match the actual use
of the project. The intensity of the project is extreme and it is not clear what exceptions are being
granted based on what zoning is being considered.
Beverly Bryant
- Commented that with respect to KT Properties’ community outreach, they made 541
neighborhood contacts, advertised to the 500’ range, made it a point to have in -person meetings
with the nearby neighbors and business neighbors, and reached out to the larger community in
general.
Commission members asked questions of Ms. Bryant.
John Shepardsen
- He is concerned that the developer is trying to drive the project rather than the General Pl an
standards driving the project with resulting friction when the developer tries to extend what the
standards mean. Medium-density housing will not be enough to mitigate the Town’s traffic
problems.
Andy Wu
- Commented that $1.1 million is not an inexpensive unit. The eight BMP units from the
development will be nowhere close to the numbers that the Town has to build in terms of
affordable housing.
Lee Fagot
- Commented that he has issues with density, height and the architectural style of the buildings,
which look like a large condo complex rather than detached single-family homes. The units are so
close to each other it looks like cheap, dense housing, and the height is too high.
Jeff Loughridge
- Commented that the design does not fit with the existing n eighborhood of single-family luxury
homes and seems two-dimensional. The existing neighboring setbacks are far greater than the
requested setbacks. It is unusual to make so many exceptions for such a development. Traffic is
going to be a major concern.
Len Williams
- Commented he is with the County Executive’s Office for the County of Santa Clara, the property
owner. The County supports the project and believes KT Properties builds a quality product and
has worked cooperatively with the Los Gatos Planning Department to reduce density. The
immediate neighbors have not spoken against the project and many have come out in support of
it.
Commission members asked questions of Mr. Williams.
Woody Nedon
- Commented that he supports Staff’s recommendation of denial for the project. He urged caution
in any approval of any Planned Developments in the Town, because they violate the General
Plan.
Mark Tersini
- Commented that early on they did look at the site from an office development perspective. With
respect to the proposed density, the project calls for 12 units to the acre, however, when looking
Page 6 of 7
Planning Commission Minutes May 14, 2014
at surrounding properties, Villa Vasona’s density is 39 units per acre and Villa Capri is 27 units to
the acre. In terms of height, 555 Knowles Drive is 35’, Villa Vasona is 35’, and Villa Capri is 33’.
Commission members asked questions of Mr. Tersini and Laura Worthington-Forbes.
Chair Smith closed the public input portion of the hearing and returned to the Commission for
deliberation.
Commission members discussed the matter.
Commission members asked questions of Staff.
MOTION: Motion by Commissioner O’Donnell to continue the Planned Development
application for 375 Knowles Drive to the meeting of June 25, 2014.
Seconded by Chair Smith.
Commission members discussed the matter.
Commission members asked questions of Staff.
VOTE: Motion passed 4-2 with Commissioners Badame and Sayoc
dissenting.
NEW OTHER BUSINESS
3. Report from Planning Manager, Joel Paulson
- Development Review Committee met on 4/29/14 and approved an Architecture and
Site Application for a new house in the Highland Oaks Planned Development; met
and approved a building permit for a parking lot improvement at St. Mary’s; met on
5/6/14 and approved a parking lot modification for Classic Burgers o n Los Gatos
Boulevard; met on 5/13/14 and approved a demolition of an existing house and
construction of a new house at 1466 Hancock Court; met on 5/13/14 and approved
minor exterior alterations to commercial buildings at Downing Center.
Report from Community Development Director, Laurel Prevetti
- Town Council met on 5/5/14 and approved a Conditional Use Permit at 81 East Main
Street for Zona Rosa, introduced and adopted the first reading of an ordinance
regulating the use of leaf blowers in town with the second reading to return to the
Town Council.
- The Mayor will present a State of the Town address on 5/16/14 at Oak Meadow Park
from 4:00 pm to 6:00pm.
4. Commission Matters
None.
ADJOURNMENT
Meeting adjourned at 10:29 pm.
Page 7 of 7
Planning Commission Minutes May 14, 2014
TOWN OF LOS GATOS PLANNING COMMISSION
Wednesday, November 13, 2014
___________________________________________
Margaret Smith, Chair
APPROVED AS TO FORM AND ATTEST:
_____________________________
Joel Paulson
Planning Manager