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20080825 - Staff ReporttowN MEETING DATE: 8125/08 ITEM NO: to X °os COUNCIL AGENDA REPORT s GAS DATE: August 21, 2008 TO: MAYOR AND TOWN COUNCIL FROM: GREG LARSON, TOWN MANAGE SUBJECT: DISCUSS AND PROVIDE DIRECTION ON PROCESS TO PLAN FUTURE DEVELOPMENT IN THE NORTH 40 RECOMMENDATION: Direct submission of a North 40 Master Plan with any Planned Development proposal submitted prior to completion of the North 40 Specific Plan. BACKGROUND: The Town prepared a Draft Specific Plan for the North 40 area (the 40 acres of land bounded by Highways 17 and 85, Los Gatos Boulevard and Lark Avenue) during 1998 and 1999 (Attachment 1). After extensive public discussion, the Town Council tabled adoption of the Specific Plan in December 1999 pending adoption of an updated General Plan to allow some residential development in the North 40. Following adoption of the General Plan in July 2000, the Town Council has had several discussions about the North 40 Specific Plan (N40SP). The revised General Plan (excerpted in Attachment 2) does allow for limited residential development to be included in the North 40 At its January 26, 2002 study session, Council discussed its vision for the use and purpose of the N40SP, modifications that might be needed, and the need to proactively guide development of the North Forty area. Council again indicated support for completion of the plan and it was added to the list of high priority advanced planning projects to be included in the work program for Fiscal Years 2003-04 and 2004-05. The Council adopted the Advanced Planning Work Program in September 2003. At that time completion of the N40SP remained a high priority, but was ranked lower than four other key Continued on Page 2 PREPARED BY: BUD N. LORTZ DIRECTOR OF COMMUNITY DEVELOPMENT Reviewed by: Assistant Town Manager W Town Attorney Clerk Administrator Finance Community Development PAGE 2 MAYOR AND TOWN COUNCIL SUBJECT: NORTH 40 AREA August 21, 2008 work items. The N40SP remained a priority due to the importance of establishing clear planning' standards for this area to guide the development review process as incremental development projects are submitted to the Town. Three of the higher ranked projects have been completed (Hillside Development Standards & Guidelines, Personal Service Business regulations and Commercial Design Guidelines) and the fourth is nearly complete (Residential Design Guidelines). At its retreat in January 2005, Council discussed whether there was a need to complete the N40SP. At the retreat, Council directed staff to schedule the N40SP on a Council agenda for further discussion and to provide direction to staff and the General Plan Committee (GPC) on the scope and process for completion of the N40SP. In April 2005, Council re-confirmed its interest in completing the North 40 Specific Plan and directed that the draft Specific Plan be used as the foundation for an updated Plan. The Council also specified that the areas of focus for the update would be the following: • Infrastructure • Design Standards • Land Use In early 2006, the General Plan Committee began the process of updating and completing the Specific Plan. Several GPC meeting were held in February through August 2006. The project was placed on hold due to staff constraints in late 2006. Attached are maps that were provided to GPC for background information (Attachment 3). The Conceptual Development Advisory Committee considered a proposal for a 10-acre portion of the North 40 Area in June 2007. At that time, the developer submitted two alternative proposals. The first alternative included a three to five-story, 150-room hotel and a three to four- story residential building. The second alternative was comprised of 13 two to three-story townhomes and a three to four-story residential building. At this point in time, without completion of the North 40 Specific Plan, the current General Plan designations and language likely control for any proposed development within the North 40 area, although rezoning actions would be required for consistency. DISCUSSION: The purpose of this Council Study Session is to provide direction to staff in light of prospective development proposals in the North 40 area. Specifically, the question is what process to follow to either complete the North 40 Specific Plan and/or to consider specific development proposals in advance of completion of the North 40 Specific Plan. PAGE 3 MAYOR AND TOWN COUNCIL SUBJECT: NORTH 40 AREA August 21, 2008 Current Proposal: Sand Hill Properties is pursuing the development of 10 acres of the Yuki family property located at the northeast corner of Highway 17 and Lark Avenue, outlined in red on Attachment 4. They have submitted two conceptual site plans for the overall site (Attachment 4). Staff has not had an opportunity to review either plan. One site plan titled "Los Gatos Gateway" was prepared some time ago by the Yuki family and the other site plan titled "Los Gatos North 40 Master Plan" was prepared by Sand Hill Properties: Development Los Gatos Gateway North 40 Master Plan Yuki Family Sand Hill Properties Residential 980 units 155 units Hotel uses 679 k sq ft 200 rooms Office 390 k sq ft 325 k sq ft Medical uses 245 k sq ft 140 k sq ft Retail 175 k sq ft 320 k sq ft* * includes "Destination Retail" Areas of Focus Staff has identified three areas of focus for future planning efforts in the North 40. Infrastructure, Design Standards, and Land Use. These are the same issues remaining from prior consideration of the North 40 and are best considered and resolved in the context of the entire North 40 area. 1. Infrastructure Given the size of the North 40 Area and its development potential, the N40SP or any specific development proposal should address the provision and location of public utilities such as storm drainage and sanitary sewer in detail. The anticipated street circulation framework requires review in light of recently approved development; however, the general location of the major access roads still appears to be feasible. The N40SP or any development proposal should specify the size, location, timing, and financing of future infrastructure improvements. The size and location of planned infrastructure improvements could allow for or limit future development, depending on the financing structures proposed and used. 2. Design Standards The Draft N40SP does contain design guidelines for future development. However, concerns were previously expressed that the design guidelines and images contained in the draft did not clearly reflect the character of Los Gatos. Further design direction and work will be required to ensure development with the North 40 area that is compatible with Los Gatos. PAGE 4 MAYOR AND TOWN COUNCIL SUBJECT: NORTH 40 AREA August 21, 2008 3. Land Use The Draft N40SP allows up to roughly 500,000 square feet of commercial mixed-use development, significantly less than proposed under either conceptual plan detailed above. In completing the N40SP or considering any specific North 40 development proposals, the Town will need to review the proposed land uses and confirm that the uses remain appropriate for the area in the context of General Plan 2000. The Highway 85 Element also encourages uses that serve Town residents such as office, retail, commercial, and open space in the North 40 area. Staff recommends that the following land use issues be considered and resolved in any future planning or development of the North 40 area. a) Allowed Land Uses: A wide variety of uses are allowed under the Draft N40SP including destination retail, lodging, neighborhood commercial, and office. This list of uses provides significant flexibility in considering future development applications. Although not included in the Draft N40SP, General Plan 2000 states that limited residential uses may be permitted if located over commercial development as part of a mixed-use project. The General Plan also specifies that residential will only be allowed with mitigation of environmental issues such as noise and air quality due to the fact that the site is surrounded by highways and major arterial streets. b) Size of Use: The previous Draft N40SP policies on building scale limit the size of any single use to a maximum of 70,000 square feet and states the average size of retail uses and structures should not exceed 30,000 square feet. This policy precludes most large retail chains and limits the Town's flexibility to consider a larger retail use that may be appropriate in Los Gatos. An alternative may be to develop a policy or design criteria to ensure that all buildings are designed to be no larger than 70,000 square feet in appearance and avoid a "box-like" structure. c) Height of Buildings: The Draft N40SP establishes a maximum building height of 35 feet. It allows exceptions to be granted through the Planned Development process to permit building up to 45 feet. d) Auto Dealerships: The Draft N40SP does not specifically address auto dealerships, although the use can be considered destination retail. One approach could be to allow new or the Town's existing dealerships to relocate or expand into the North 40 Area. In turn, this may allow redevelopment of the existing dealerships located on Los Gatos Boulevard with other uses. 4. Review Process: Given the N40SP is not adopted and the Town has initiated an update of the General Plan, there are several alternate processes the Town could employ to review a specific PAGE 5 MAYOR AND TOWN COUNCIL SUBJECT: NORTH 40 AREA August 21, 2008 development proposal in the North 40 Area. Staff has identified four alternative review processes which are summarized below. a) Complete Specific Plan: The Council could direct staff to expedite the process of completing the N40SP working through the GPC, Planning Commission, and Town Council. This is the Town's typical approach in developing policy documents such as the Commercial Design Guidelines and Residential Design Guidelines. This approach would clarify the community's expectations and requirements for development on this site but would defer consideration of any specific development proposal for roughly 12 months. As an option, Council could modify this process and direct that a public charrette be held to obtain citizen input on development of the site. Based on the charrette, staff would prepare an updated draft North 40 Specific Plan for GPC, Commission, and Council consideration. b) Incorporate North 40 into General Plan Update: The Council could add the North 40 as a focus area for the General Plan Update. This approach would clarify the community's expectations and requirements for development on this site in the context of the entire General Plan, but would defer consideration of any specific development proposal for roughly 15-24 months. c) Require Master Plan with PD Application: To ensure the orderly development of the entire North 40 Area, the Town could require that the applicant for any Planned Development within the North 40 Area also prepare a master plan for the North 40 to be submitted with the Planned Development application. In lieu of site-specific Specific Plan or General Plan policies, the Town would evaluate the proposal based on existing General Plan and other Town policies and codes. d) Review PD Application: Council could proceed with review of a Planned Development application without requiring preparation of a master or specific plan and without site- specific General Plan policies. In lieu of site-specific Specific Plan or General Plan policies, the Town would evaluate the proposal based on existing General Plan and other Town policies and codes. This approach would make it difficult to ensure integration of the 10-acre development with the remainder of the North 40 Area and may present challenges to upgrading the infrastructure for the overall area. CONCLUSION: Staff recommends adoption of Process Alternatives A and C to ensure both timely completion of the North 40 Specific Plan and reasonable consideration of any specific development proposal in advance of completion of the Specific Plan. Further direction and action on the remaining North 40 issues will be scheduled and considered based on the Council's process direction above. PAGE 6 MAYOR AND TOWN COUNCIL SUBJECT. NORTH 40 AREA August 21, 2008 ENVIRONMENTAL ASSESSMENT: Direction offered by Council regarding the North 40 Area is not a project defined under CEQA, and no further action is required at this point. Any future development application or adopted plans will require environmental review as required under the CEQA. Attachments: 1. Draft North 40 Specific Plan 2. General Plan excerpts related to the North 40 3. Maps provided to GPC 4. Conceptual Site Plans Distribution: Peter Pau, Sand Hill Property Company, 30 East Fourth Avenue, San Mateo, CA 94401 Tom Yuki, 15496 Los Gatos Boulevard, Los Gatos, CA 95032 Milt Mintz, 108 Amanda Lane, Los Gatos, CA 95032 NADHVICNCLRPTS12009\N40 TC 082508SS.doc Town of Los Gatos North 40 Study Session August 25, 2008 - 6:00 p.m. Town Council Chambers to"ZIN U W d ✓1 0 0 E)7- V ~i cD C 0 c 3 0 v 6' m 67 67 Loon N Q N l N N U !l 0 Ej7- ED O M O Ur i7 0 C Q O O .Q a, m Q d cn m W ¢ o } ¢ O cd W ~ u1 Z Oz ~I a ¢ uLI rar z z z zW Wz o W w LL O O a ¢ v 1 4-1 o_ V CU- J v 0 171 N 0 Q 0 CO 171 O! 0 171 ;o a a 0 cl cl _V 0 0 L-1 cl O w ~ & Q Q . E 0. ozi O U O o N L ° .o d N C o c4 O Y :-5 a m = ° a tf o m ° a (Y r NN 1? 19 rrN000¢MM ~ r r r r^- N N N N N N N i i i 1 N N N v a U C ~ U 00 20 O U C C U U C O O Lon C ~ a C a C O .T U LL, E C U a T C L 0 N 0 ~ n. (1) M L) O ( L) ~ (5 CL J U ~ C Q T N D L C ~ V (1) ~ 0 U Q UT C c4 U O . 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U Y O O Ill ~ L O "O O 43 M fl) C a) C M V M L E -2 a) N O O Q1 M C -O a C" O O N U 0_ CL Q] r- f A co c6 m > O O_ c11 tq N N L ~ U Q co ui c a) -0 LO O Q) C ~ j O U m i ~ a) ca ca a cu 'C t6 LL CL C D Q- M Z o r- a) o Y E rn rn rn E a) CL a) U) 0 O o_ 3 0 tr d- C~E L'V a) C) ca a V Q t/1 O V Lon I GZ v 173 0 a ca a) Q) L E O 4- N N C O Z- -0 co m O E U E O - G cn U ca m co co 4) O Y Q 'a N O U L- rn CL 0 U) C)_ c (a N C7 C6 N N 3 N .D (a La) a) U_ v O O a] O N c0 can o +r C7 Co cCa c 3 O 4l ~ ~ 0 in = 'U LL ca 2 'W = = (tea C O O C Q D O O O t U) N M .L~ O E p C -p E o (D v- E .E O O O N is U N O O m a) E C ca o - a `i m Ca N _ O 0 C N • 5; N N OJ 5 cu t5 -O (D CD W O - ca 5 (D o a M U Q U CSI CU C- C EJ C C P ca 3: L- a) Q) 0 (D CL m U a) -a w 4"- CL m c _0 -C c a) C O C E O N (n Q) U Q N N C U ca L _0 m U) L 0) m a) w L (D 0 V` J CL M Q C6 [La O ay N 0 , Q) 0 C O r0 O I Q 7 a1 U a7 a U =3 ~ a) O ca E a) O cu x L N o ui N -C U 0 (a C _ L O CD " - M L 0 .2 N O a) L O O N - m Q =3 r-L M L- L U U N Q ~ O M N N 7 t4 v0. 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C L- ' ui ~ O + J 0 4- • c o N W ro - v U L O 00 c: U) -0 _0 N O U f 4 U C) _ ~ 0 > =5 CO O 213 i11 M G U N 0 t4 U) 0 Q) :3 O Q c Y 0 O ) C Q Q. c t+ +r N = ~ a) E O 'S~ O O i Q O O M c4 E a) p c4 ~ N Q. ~ ~ c0 U C~ 0 ~ Q) ~ ~ cB U C tl O ca O _ U p O a) 5 a) 3: a) C .O .0 U +r c 'p N - (0 Co 1 0 O O O O (L 4 C: 0 N a3 _ (D O G O O O ~ -0 L U a) N cn O O L 6- O C O O > C 0 F U) . E O7 X - O F O- N ~ U C _ m -r- co c w , O 0) 4) ' O U c ' - -o U) O E a) c U tV O (U o o a m ca o L ,0) - Co cn c o U) > a) Y N o a) cu ~ O 0) Ol C X a 0 c °D - _ ' 0 o m rya C a " M -d o C -a O cn c (D v a) 4- ? w-+ L U) O Q1 v a F CU 0 O ~ 0 0 2 w N _O O O M = O O O to n r V - m 4-- Q• O 41 O r y ii m = ate- 0 0 a) L O O [U O U c ~ a) a) b O 0 ° " a 3 U) . U] U O c 2 as co ; a ~ (V U) ro C o 0 C C) L L c Q C~ m a 0 a) Q cti - o u~ o 0 ~ m o n m o a) (D L c O c . m y Sc N a) -0 c.) a) -o m 3 J- 0 a) a c c V) -o = o c m o m 0 a) O=i O N w 0 -0 U O ~ 0 L c 0 0 L (D ° = M M O C v -c o 4. 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I- a U 87 5.0 VASGNA LIGHT RAIL AND ROUTE 85 ELEMENT 5.1 HISTORY This element of the General Plan replaces the Route 85 Element that was adopted as part of the 9985 General Plan and updates the Route 85 and Vasona Light Rail Element (VLR Element) that was adopted in 1994 after extensive public input. In October 1990 the Town Council approved several agreements with the State Department of Transportation and the Santa Clara County Traffic Authority regarding the design of Route 85. In summary, the agreements allow Cal Trans to construct a 6-lane freeway through the Town with the median of the freeway reserved for mass transit. In addition, the Vasona Light Rail is proposed to utilize the existing Southern Pacific Railroad Tracks located adjacent to Winchester Boulevard for a mass transitfacility that would terminate in Los Gatos at Route 85 and would connect with the Cahill Street Station in San Jose. A Park and Ride facility is proposed to be located adjacent to Route 85 on Winchester Boulevard. Ultimately, the Vasona Light Rail will be extended southbound into the median of Route 85 toward San Jose and northbound following the existing Southern Pacific right-of-way toward Cupertino. This element of the General Plan is warranted because it is critical that the Town take advantage of the opportunities and respond to the challenges created by Route 85 and the Vasona Light-Rail. The unique nature of these transportation facilities necessitates that the Town take a proactive role in planning for the future of the surrounding areas. The Vasona Light Rail and Route 85, as well as the land uses planned for the surrounding areas, will affect and benefit the entire community. Consequently, these issues have been addressed as a separate elementtothe General Plan in orderto incorporate corresponding impacts in other elements of the General Plan for internal consistency. 5.2 INTRODUCTION Construction of Route 85 has had a significant impact on traffic within the Town since it was opened in October 1994. Reductions of traffic volumes on some arterials and collector streets has occurred, while others have experienced increases. Route 85 is approaching capacity during the peak commute hours, but is still a desirable primary route for autos. The freeway provides for a future mass transit system and it is rational to assume that a portion of the existing commuting traffic that utilizes Route .85 and Town streets would utilize such a facility. in addition, the proposed Vasona Light Rail is closer than ever to being a reality, with plans to build the facility as far south as Campbell within the next few years. These systems would provide a much needed means of connecting Los Gatos with regional mass transit systems and through mass transit with the rest of Silicon Valley and the Bay Area. Since Route 85 and the Vasona Light Rail will have a significant impact on transportation within the Town, it is critical to determine what land uses will best take advantage of these transportation facilities as well as meet the needs of the Town. It is also critical that the Town determine when these land uses can be implemented. The Town has continually taken a proactive approach on this important issue and support's land uses that promote and take advantage of the transit opportunities afforded while also meeting the housing and commercial needs of the Town. pWX Los Gatos 1 General Plan July, 2000 ATTACffiIT 2 o~-^XAYv As stated in the Housing Element,.Los Gatos has a need for affordable housing, both for seniors and families. Areas adjacent to the Vasona Light Rail facility and Route 85 would be good locations for meeting these Town needs due to their proximity to mass transit and to commercial needs of the future residents. Los Gatos is a special place, and it is important to demarcate our boundaries when entering or leaving from/to other cities. Open space and gateways, including open space,as gateways, are means of doing so. The Route 85 study area offers opportunities to preserve and use open space for this purpose. The VLR Element consists of general goals, policies and implementation measures that apply to the entire VLR Element area shown on the map included as figure 5.1. The area generally encompasses the area bounded by Capri Dr. and Winchester Blvd. on the west, Vasona'Lake on the south, National Ave. on the east, and the northern Town limits. This area was defined based on the land use and circulation patterns and the proximity of property to existing and future transportation facilities, 5.3 GUIDING PRINCIPLES Throughout the process of preparing this element, several basic planning principles served as the foundation for designations for land use for the area. These guiding principles are repeated throughout the text of this element in one form or another. The overarching principle guiding land use planning forthe area is that development shall be community oriented, pedestrian oriented, and transit oriented and designed and scaled to maintain a small-town character. This concept, more than any other, is exemplified in the guiding principles below and throughout this element, ensuring orderly development of the area and the Town. ROUTE 85 AND VASONA LIGHT RAIL ELEMENT" GUIDING PRINCIPLES ❑ DEVELOPMENT SHALL NOT EXCEED TRANSPORTATION CAPACITY ❑ EXISTING ZONING OF LAND AROUND VASONA LIGHT RAIL SHALL BE MAINTAINED UNTIL VASONA LIGHT RAIL IS PLANNED AND FUNDED ❑ RESIDENTIAL DEVELOPMENT SHALL FURTHER THE TOWN'S HOUSING GOALS, AS OUTLINED IN THE HOUSING ELEMENT ❑ A MIXTURE OF NON-RESIDENTIAL USES THAT SERVE RESIDENTS NEEDS, MAINTAIN THE CHARACTER OF LOS GATOS, AND COMPLEMENT EXISTING AND PLANNED USES IS DESIRABLE ❑ PUBLIC UTILITIES SHALL BE DESIGNED AND UPGRADED TO ACCOMMODATE BUILD-OUT 0 MAJOR DEVELOPMENTS SHALL BE PROCESSED AS PLANNED DEVELOPMENTS e. In addition to general policies that apply throughout the area, specific goals, policies and implementation measures are identified for each of the four sub- areas. i x ~ Los Gatos General Plan o~ July, 2000 Page V-2 5.4 GOALS, POLICIES, IMPLEMENTING STRATEGIES ISSUE 1: ma" c7ww~d The Vasona Light Rail and mass transit facilities to be installed in the median of Route 85 will link the Town with the rest of Silicon Valley and the Bay Area. The Town needs to address how it can take advantage of the mass transit opportunities presented by these connections. Policies: V.P.1.1 Future development shall offer or contribute to transit services that link the Vasona Light Rail with the rest of Los Gatos. V.P.1.2 The Town shall continue to support and promote Route 85 as a multi- modal facility that includes a freeway with High Occupant Vehicle (HOV) lanes, mass transit uses in the median (light rail and/or express buses), and connections to the Vasona Light Rail facility. V.P.1.3 Circulation planning for the Town shall recognize the potential for mass transit connections via Route 85 and the Vasona Light Rail. V.P.1.4 Facilities developed for Vasona Light Rail station and Route 85 mass transit connections shall be safe, convenient, and attractive for bicycle and pedestrian use. Implementing Strategies: V1.1 1A Mass transit: Cooperate and coordinate with all appropriate agencies to facilitate construction of mass transit. Time Frame: On-going Responsible Party: Planning and Town Council V.I.1.2 Mass transit: Coordinate and proactively participate with other communities and agencies to ensure that the proposed mass transit facilities are acceptable to the Town. Time Frame: On-going Responsible Party: Planning and Town Council V.T.1.3 Transportation Alternative: Development shall provide Transportation Alternative programs or facilities that help link development and mass transit. These programs may include providing bicycle racks, shower and locker facilities, transit passes to employees, etc. In-lieu fees or other funding mechanisms may be required to provide a shuttle for the area. Time Frame: On-going Responsible Part : Planning and Deciding Body o ~o Los Gatos General Plan July, 2000 Page V-3 V.1.14 Shuttle system: Work with the transportation agencies to determine the feasibility and means of financing a Town wide shuttle system. 1 Time Frame: 2000 - 2005 Responsible Party: Planning and Engineering IC ZaKi ISSUE 2: There are more large parcels of land that are suitable for residential development within the area than within any other area of the Town. The current uses of these parcels range from orchards to underutilized residential property to manufacturing. The commonality of all of these parcels is their proximity to future mass transit and their capability of helping the Town meet its-housing goals, as. outlined in the housing element. The issue is which types of housing needed by the Town are best suited for siting within the area, and where within the area they should be constructed. Policies: V.P,2.1 Residential development proposals within the area must demonstrate how they address the Town's unmet housing goals for affordable housing. V.P.2.2 Mixed use proposals within the area must address how the uses within the development are compatible and synergistic. V.P.2.3 Residential development proposals within the area must address how they take advantage of mass transit opportunities. Implementing Strategies: V.1.2.1 Residential Development applications will be reviewed for consistency with the General Plan. Time Frame: On-going Responsible Part : Applicant and Planning zanj 2te~, Los Gatos a na` s General Plan ISSUE 3: The area has easy access to both Route 85 and Highway 17, and includes connections to both major north-south arterials (Winchester and Los Gatos Blvd.) and one major east- J west arterial (Lark Avenue). The area contains large underdeveloped parcels that may be suitable for commercial or recreational uses. July, 2000 Page V-4 zim~ 4Leuo and Policies: V.P.3.1 Sites for recreational open space and playfields shall have convenient access and be designed with adequate buffers if adjacent to residential uses. V.P.3.2 Commercial development of any type (office, retail, research & development, etc.) shall be designed in keeping with the small. town character of Los Gatos. V.P.3.3 Encourage a mix of commercial, office and light industrial and recreational uses within the area, especially in areas less suited to residential development due to noise. V.P.3.4 Encourage mixed use commercial in conjunction with affordable housing. Implementing Strategies: V.1.3.1 Non-residential Development applications shall be reviewed for compliance with the General Plan and must limit impacts on residential uses. Time Frame: On-going Responsible Warty: Applicant ISSUE 4: Residential and non-residential uses produce different impacts on the community. The impacts on traffic, noise, schools, open space and other quality of life issues will vary, depending on the final mixture of residential and non-residential uses approved within the area. The overall planning for the area needs to limit the adverse impacts on the quality of life of all of the residents of Los Gatos and to provide for open space. Los Gatos General Plan July, 2000 Page V-5 Policies: V.P.4.1 Development shall not exceed transportation capacity, V.P.4.2 The siting scale and design of buildings in relationship to each other shall facilitate and encourage pedestrian gathering. V.P.4.3 Major development projects shall be processed as planned developments. V.P.4.4 The design of structures and open space shall be compatible with the small-town character of Los Gatos. V,PA.5 Development shall facilitate the upgrading of utilities to that needed by the area when it is fully developed. Implementing Strategies: V14.1 Design guidelines shall be adopted and used to review development applications within the area for issues unique to the area (gateway, scenic vistas, open space, etc.) Time f=rame: 2000 - 2005 Responsible Party: Planning V.1.4.2 Project applicants must evaluate and provide appropriate mitigation measures to reduce impacts on urban services including schools, utilities, police and fire. Time Frame: On-going Responsible Party:_ Planning V14.3 Project applicants shall demonstrate howthe projectmeets thespecific goals and policies of this section. Time Frame, On-going Responsible Party Planning V.1AA Require environmental audits (Phase I assessments) for all sites where property is suspected of containing any toxins. Time Frame: On-going Responsible Parfti Applicants 5.5 POLICIES FOR SPECIFIC AREAS Policies'. V.P.5.1 No change in zoning shall be allowed until development of the Vasona Light Rail is planned and funded. V.P.5.2 Development in this area shall consist of housing that meets the affordable housing goals of the Town and neighborhood commercial uses that provide services to all residents of Los Gatos. e. V.P.5.3 Mixed use commerciallhousing developments maybe considered in this sub-area. Los Gatos General Plan OF b July, 2000 Page V-& V.P.5.4 The Town shall work with developers, the Santa Clara Valley Transportation Authority (VTA), and other agencies to ensure that this sub-area is developed in a manner that takes full advantage of the transit opportunities afforded by the Vasona Light Rail and any mass transit provided in Route 85. V.P.5.5 Projects - developed in this sub-area shall contribute to a pedestrian/bicycle bridge over Los Gatos Creek. V.P.5.6 Projects developed in this sub-area shall contribute and enhance the natural view corridor and landscape of the Los Gatos Trail. Implementing Strategies: V.I.5.1 Existing zoning and uses will be maintained until Vasona Light Rail is planned and funding is approved. Development may be phased with the completion of the Vasona Light Rail. In no case may development exceed transportation capacity. Time. Frame: Dependant upon timing of Vasona Light Rail Responsible Party: Planning V.I.5.2 Process major development projects as planned developments. Time Frame: On-going Responsible Pa : Planning VI U Evaluate whether development of air rights at the Vasona Light Rail station facility should be allowed or could feasibly be accomplished without creating visual congesfion or violating the small-town character of Los Gatos. If allowable, coordinate with the Santa Clara Valley Transportation Authority (VTA) and other agencies to allow development of appropriate uses (affordable housing and neighborhood commercial and businesses that cater to commuters). Time Frame: 2000 - 2005 Responsible Party:, Planning V15.4 Orient development to take advantage of the amenities of the Los Gatos Creek and the Creek Trail. Establish in-lieu fees for new projects that will fund a pedestrianlbicycle bridge over Los Gatos Creek. Time Frame: 2000 - 2005 Responsible Party: Planning V.I.5.5 Develop a pedestrian/bicycle bridge over Los Gatos Creek through development fees, grants, and other means available to the Town.. Time Frame: Dependant upon development Responsible Party: Planning V.I.5.6 Evaluate projects as to how the built environment naturally blends into the surrounding landscape in such areas as scale, materials, hardscape, lights and landscape. Time Frame. On-going Responsible Party: Planning Los Gatos ri General Plan ~~s c45 July, 2000 Page V-7 44 ec 2 Oka Road Policies: V.P.6.1 Development shall be designed to take advantage of the amenities offered by Los Gatos Creek and to preserve watersheds, riparian habitats and wildlife corridors. V.P.6.2 Development projects shall incorporate design features to buffer dwelling units from the visual and noise impacts of Highway 17 and Route 85. V.P.6.3 The maintenance road along the east side of Los Gatos Creek shall function for emergency access. V.P.6.4 Develop a pedestrian/bicycle bridge across Los Gatos Creek and a continuous trail system along the east side of Los Gatos Creek from Lark Ave. to the northern Town limit in keeping with the Trails and Bikeways Master Plan. Implementing Strategies: V.I.6.1 Orient and site residential units to take advantage of the amenities of the Los Gatos Creek Trail system and to preserve watersheds, riparian - habitats and wildlife corridors. Time Frame: On-going Responsible Party: Planning V.I.6.2 Require a noise study for development applications, identifying degrees of impact and noise attenuation measures, if necessary, to mitigate noise impacts on residential neighborhoods. Time Frame: On-going Responsible Party: Planning V.I.6.3 Provide emergency access to Lark Ave. via the Santa Clara Valley Water District maintenance road for properties between Los Gatos Creek and Oka Road through conditions on development applications. Time Frame: On-going Responsible Party: Planning V16.4 Provide a trail connection for pedestrians and bicyclists along Los Gatos Creek adjacent to Bonnie View Mobile Home Park and the Santa Clara Valley Water District maintenance facility to complete the trail along the east side of Los Gatos Creek from Lark Ave. to the northern Town limits. Time Frame: On-going - Responsible Party Planning 44ea 3 /Yont6t 69~~ Los Gatos Bro. ` General Plan Policies: V.P.T 1 The Town shall guide future development in the sub-area. V.P.7.2 The Town shall encourage uses that serve Town residents. These include, but are not limited to, open space/playfields, office, and retail / and other commercial uses. Residential uses may be permitted when located over commercial as part of mixed-use development and only July, 2000 Page V-8 with acceptable mitigation of adverse noise, air quality, and other environmental hazards. V.P.7.3 Encourage innovative designs, phased design schemes and mixes of uses that are consistent with the Los Gatos Boulevard Plan and Design Standards. V.P.7.4 Site puns shall be designed to minimize traffic impacts and to preserve sufficient open space. Implementing Strategies: V.I.7.1 Design standards: Prepare development standards that include criteria and provisions for comprehensive design review, recognizing the area as a "gateway" to Los Gatos. Time Frame: 2001 -2002 Responsible Party: Planning V17.2 Specific Plan: Prepare and adopt a specific plan for this sub-area. Time Frame: 2001 -2002 Responsible Party; Planning V.I.7.3 Planned developments: Process major developments as planned developments. Time Frame: On-going Responsible Party: Planning V17.4 Proactive guiding role: Take a proactive role in defining desirable uses and site design by various means, including but not limited to: ❑ Exploring methods of financing infrastructure improvements. ❑ Working with property owners and prospective developers to facilitate orderly development. Time Frame: On-going Responsible Party: Planning V17.5 Project Review: Evaluate proposed uses and designs to ensure they are consistent with the Los Gatos Boulevard Plan and Design Standards. Developer's may be asked to provide surveys, market studies and other information deemed necessary to assure these objectives are met. Time Frame: On-going Responsible Party: Planning V.I.7.6 Cut-through traffic: Ingress and egress shall be designed to minimize opportunities for traffic impacts on surrounding residential neighborhoods. Time Frame: On-going Responsible Party: Planning Los Gatos General Plan ~S G7,L9 July, 2000 Page V-9 4V,Z7 Policies: V.P.8.1 Encourage mixed use development (officelmedium-high density residential) north of Lark Ave. V<P.8.2 Encourage development of residential rental units. V.P.8.3 Development shall incorporate features to buffer dwelling units from noise and other impacts. V.P.8.4 Encourage parcel assembly to provide greater design flexibility and minimize driveways along Los Gatos Blvd. Implementing Strategies: V.I.8.1 Mixed use: Projects proposing all office or all residential will be evaluated to ensure that the Town's desire for mixed use is fulfilled. Shared parking for projects with mixed use will be allowed. Time Frame: On-going Responsible Part. Planning V18.2 Rental/ affordability preference: Evaluate proposals with residential uses to assure that the Town's housing goals are being furthered. Time Frame: On-going Responsible Part : Planning V.I.8.3 Planned developments: Process major development proposals as planned developments. Time Frame; On-going Responsible Party: Planning V18A Adopted Plans: Evaluate proposed uses and designs to ensure they are consistent with the Los Gatos Boulevard Plan and Design Standards Plan. Time Frame: On-going Responsible Party: Planning V.L8.5 Noise: Applications for projects that front on Los Gatos Blvd and/or back up to property on National Ave. or Camino del Sol shall include a noise study proposing mitigation measures to reduce noise impacts on existing and future residents. Time Frame: On-going Responsible Party: Planning V.I.8.E Mixed use design: Develop and adopt standards for mixed use design, to be used in the review process of all mixed use developments. Time Frame: 2001 -2002 Responsible Party: Planning . 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