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North 40
�pW N OF DATE: TO: FROM: SUBJECT: COUNCIL AGENDA REPORT MARCH 1, 2012 MAYOR AND TOWN COUNCIL GREG LARSON, TOWN MANAGER MEETING DATE: ITEM (a March 5, 2012 ADOPT A VISION STATEMENT FOR THE NORTH 40 TO GUIDE THE DEVELOPMENT AND COMPLETION OF THE NORTH 40 SPECIFIC PLAN RECOMMENDATION Adopt the following Vision Statement for the North 40 to guide the development and completion of the North 40 Specific Plan: Vision Statement The North 40 reflects the special nature of our hometown. It celebrates our history, agricultural heritage, hillside views, and small town character. The North 40 is seamlessly woven into the fabric of our community, complementing other Los Gatos residential and business neighborhoods. It is respectful of precious community resources and offers unique attributes that enrich the quality of life of all of our residents. Guiding Principles to Achieve this Vision: • The North 40 will look and feel like Los Gatos • The North 40 will embrace hillside views, trees and open space The North 40 will offer opportunities needed by our community The North 40 will minimize or mitigate impacts on town infrastructure, schools, and other community services BACKGROUND The past and current General Plan for the Town of Los Gatos both require adoption of a Specific Plan for the North 40 prior to consideration of any specific development proposals. A draft Specific Plan (Attachment 1) was last considered by the Town Council in 1999, at which time direction was provided to include potential residential development in the North 40 during the next General Plan update. PREPARED BY : Greg Larson, Town Manager Reviewed by: Clerk Administrator Town Manager E + � Town Attorney Finance C Immunity Development PAGE 2 MAYOR AND TOWN COUNCIL SUBJECT: NORTH 40 VISION STATEMENT MARCH 1, 2012 During the development and adoption of the current General Plan, the Town provided for both residential and commercial development in the North 40 with guiding principles, maximum limits, and consideration of infrastructure needs and requirements. The Town also analyzed the potential environmental impacts from development of the property in the broader context of the General Plan Environmental Impact Report. The Town Council established the North 40 Advisory Committee, largely based on the prior General Plan Update Advisory Committee, to advise and recommend on the development of the North 40 Specific Plan. The Advisory Committee spent the first half of 2011 learning about the North 40 and specific plans, as well as receiving and conducting assorted public and committee feedback processes. The second half of 2011 was largely spent considering potential land uses, scenarios, height and other issues for the North 40. On January 9, 2012, the Town Council and Planning Commission held a joint study session to review the work and direction of the North 40 Advisory Committee related to preparation of the North 40 Specific Plan. At that meeting direction was provided to draft a Vision Statement for the North 40 prior to proceeding with further development of the North 40 Specific Plan. At a special Study Session on February 13, The Town Council participated in a staff facilitated discussion to provide direction for the development of a North 40 Vision Statement. Flip chart notes from the Council's discussion and direction are provided as Attachment 2. The Mayor appointed Vice Mayor Spector and Council member McNutt as an ad hoc advisory committee to assist in the drafting of the Vision Statement for subsequent Council consideration. DISCUSSION The ad hoc committee met twice with Town staff, including Town Manager Greg Larson, Assistant Manager Pamela Jacobs and Community Development Director Wendie Rooney, to review and modify successive iterations of a proposed Vision Statement. The proposed Vision Statement is recommended by the ad hoc committee and Town staff to fulfill the prior direction of the Town Council and Planning Commission on Jan. 9, 2012. The proposed Vision Statement relies on and expands upon the four components of the Council's direction at the Feb. 13 Study Session. Note that the included phraseology of "complementing other Los Gatos residential and business neighborhoods" and "offer opportunities needed by our community" are intended to reflect in positive language the Council's prior discussion of "meeting the unmet needs" of Los Gatos. Following the Council's review and adoption of the proposed Vision Statement, the Advisory Committee will be reconvened to continue and complete the development of the North 40 Specific Plan. Alternative approaches are available for the Committee's continuing work: PAGE 3 MAYOR AND TOWN COUNCIL SUBJECT: NORTH 40 VISION STATEMENT MARCH 1, 2012 1. Review the 1999 Draft Specific Plan, making revisions to reflect the proposed Vision Statement as well as incorporation of prior Council direction regarding potential residential development and the provision and funding of required infrastructure. 2. Review the Committee's prior consideration of appropriate land uses, height and other issues based on the proposed Vision Statement to provide Specific Plan recommendations for subsequent consideration by the Planning Commission and Town Council. 3. Under either or both approaches above, the level of specificity to be provided in the Specific Plan will have to be addressed and decided. To facilitate timely completion of the Specific Plan by the end of 2012, staff will likely recommend using the medium or general level of detail for the Specific Plan as represented in the previously distributed Specific Plan Primer and Alternative Approaches (Attachment 3). Note that this approach will likely require separate development applications for individual projects as they are proposed, all in compliance with the General Plan and Specific Plan. CONCLUSION As reported by Vice Mayor Spector and Council member Pirzynski during the Feb. 13 Study Session, the work of the Advisory Committee to date has been necessary to get to this point of achieving a common vision for the development of the North 40 Specific Plan. The Council's review and adoption of the proposed Vision for the North 40 is another necessary step to guide future community, Advisory Committee and staff efforts and discussions needed to complete the North 40 Specific Plan for subsequent consideration by the Planning Commission and Town Council. ENVIRONMENTAL ASSESSMENT Is not a project defined under CEQA, and no further action is required. FISCAL IMPACT The work to date on the Specific Plan has largely been funded by the property owner's representative as a required process before submittal of any development applications. Any further work on the Specific Plan will need to be funded in the same manner or through the General Plan Development Fee fand ATTACHMENTS: 1. 1999 Draft North 40 Specific Plan 2. Flip chart notes from the Town Council Study Session on Feb. 13, 2012 3. Specific Plan Primer and North 40 Specific Plan Alternative Approaches THIS PAGE INTENTIONALLY LEFT BLANK E b a 0 m 0 V ATTACHMENT TACHMEl. T 1 0 L. 1�6 cD v 0 v— S] O CL . 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FLIP CHART NOTES FROM THE TOWN COUNCIL STUDY SESSION FEBRUARY 13, 2012 Unmet Needs • Senior housing • Hotel /Conference Center • Town's unmet needs • Northern community has little commercial opportunities • Schools — Their needs yet unmet • Sensitive to impact on schools • Sensitive to traffic impacts Potential Edits to 1999 N40 Vision • Hierarchy for meeting needs: - Future residents of the N40 - Residents in the immediate area - Residents of the Town in general - Residents in the greater area/region - Visitors • Too long and general • Vision statement becomes litmus test or should be • Vision statements are broad statements that are simple and short • There is a difference between a vision statement and vision Guiding Principles • Ummet needs • Continuity • Character and infrastructure Vision Statement • Unmet needs • Natural setting: - Agricultural legacy - Hills • Sensitive to impacts on schools /traffic • Flow of community that reflects overall character Four Components (Pillars) of Vision Statement • Unmet needs • Grown organically, community continuity • Without overburdening infrastructure (schools /traffic) • Environment, natural assets (hillside /trees), and historic assets NADEWOEL\PLANNING \North 40 \Vision \SSF1ipChartNotes.docx ATTACHMENT 2 THIS PAGE INTENTIONALLY LEFT BLANK a ion COMMUNITY DEVELOPMENT DEPARTMENT To: North 40.Advisory Committee From: Wendie R. Rooney, Director of Community Development Subject: Transmittal of Specific Plan Primer and North 40 Specific Plan -Alternative Approaches Date: October 27,201.1 Attached are two documents that we recommend you review before the November 3, 201 North 40 Advisory Committee Meeting, The first document, entitled "Specific Plan Primer," is an excerpt from A Pktnnej-�v Gulde to �)ecflic Plans, a paper prepared by the State of California Office of Planning and Research. It provides a good 'foundation. on the use of specific plans, attributes and disadvantages, and a summary of the statutory requirements. The second document is entitled "North 40 Specific Plan Alternative Approaches," and outlines various approaches the Town. can use in developing the, North 40 Specific Plan. Please now that although the document outlines three approaches, there are many forms between the two bookends (High Level of Detail) and (General Level of Detail). Staff recommends the Medium Level of Detail approach since this type of plan would provide a good degree of specificity for both the Town and the future developer of the property, as well as maintain the Town's authority over subsequent development review (Architecture and Site, Conditional Use Permits, and subdivisions) when projects are submitted. These approaches will be discussed at the November 3, 201 Advisory Committee meeting. Please Feel free to contact Joel Paulson or me if you have any questions, See you next. Thursday! Attachments 1. Specific Plan Primer 2. North 40 Specific Plan Alternative Approaches N:tDEV\WendieeCc)rre.spor)dcjiceAt 4emoraadunis%loafi 40AC 11 -3-11 Meeting,doc ATTACHMENT 3 Specific Plan Primer (Excerpts from the A Planner's Guide To Specific Plans) A specific plan is a tool for the systematic implementation. of the general plan. It effectively establishes a link between implementing policies of the general plan and the individual development proposals in a defined area. A specific plan may be .as general as setting forth broad policy concepts, or as detailed as providing direction to every facet of development from the type, location and intensity of uses to the design and capacity of infrastructure, from the resources used to finance public improvements to the design guidelines of a subdivision, A specific plan may encompass a very large area or as small as a single acre. A specific plash may be developed in response to a single policy issue or to address each applicable policy of the general plan. It may also diverge from the issues contained in the general plan into other subjects viewed by the community as being of relevance. To an extent, the range of issues that is contained in a specific plan is left to the discretion of the decision-making body. However, ,all. specific plans, tivhether prepared by a general law city or count),, must comply with Sections 65 150 - 65 157 of the Government Code. These provisions require that a specific plan be consistent with tlhe adopted general plan of the jurisdiction within which it is located. In tarn, all subsequent Subdivision and development, all public works projects and zoning regulations must be consistent witlh, the specific plan.. The initiation of the specific plan process may be motivated by any number of factors including development issues or the efforts of private property owners, elected officials, citizen groups, or the local planning agency. As with a genera.] plan, the authority for adoption of the specific plan is vested with the local legislative body. The adoption of a specific plan is a legislative act similar to adoption of a general plan or zoning ordinance. Specific Plan Attributes & Disadvantages A thorough specific plan can enable communities to effectively iinple:ment selected long term general plan objectives in a short time frame. The enabling statutes are flexible, allowing public agencies to create standards for the developni.ent of a wide range of projects or solutions to any type of land use issues. The plan may present the land use and design regulations which guide the development of a particular area or incorporate land use and zoning regulations, infrastructure plans, and development approval processes for the development for subsequent projects. The plan may be organized into a concise set of development policies and include land use regulations, a capital improvement program, or financing program within a single document. Policies of the general plan which are specific to financing infrastructure improvements and extensions, or cost recovery programs may be implemented by matching land uses with supporting public facilities. This is done to assist engineering departments and developers avoid 1 - .TTACHM NT 1. ineffective or undersized streets, sewers., mater lines., and other necessary improvemeii.ts. In addition, if .may directly impose exactions in association with the general plan's capital improvement policies. The specific plan process must provide opportunities for the general public, as well as residents located within planning areas, to assist In the planning of their paitieular communities, Public involvement helps define the conrniunity's vision of future growth and development. Future development proposals ma:y benefit. from the foundation created. Tay the specific plan. 1`or example, a .Program EIR adopted to fulfill the plan's CEtQA obligation may streamline the processing of subsequent discretionary projects by obviating the need for additional environmental documentation, The specific plan represents a good tool for developing a community "sense of place." A creative and innovative specific plan may bridge -the -gap between monotonous urban development and a livable neighborhood. The specific plan also has disadvantages. These include the time, cost, and obligation of staff resources. To be effective, the plan requires the collection and analysis of significant amounts of detailed data. Since most planning agencies do not have the staff to commit to the preparation process, most plans include the involvement and cost of outside consultants, Similarly, the Incorporation of .'the plan into the Clay to Clay planning processes may require the commitment of additional staff time, particularly when the plan. establishes regulations which. are only applicable to the area affected by the plan. The adoption of a specific plan does not vest development by statute, but its entitlements may be defined by development agreements and vesting tentative maps. Specific plans th.emsel.Ves are dynamic documents and may be subject to change. There are no assurances to residents and project proponents that the plan will not be subject to future revisions. Statutoil Requirements Section 65451 of the Government Code mandates that a specific plan contain: (a) A specific plan shall include a text and a. diagram or diagrams which specify all of the following in detail: (1) The distribution, location and extent of the uses of.'land, including open space, within the area covered by the plan. (2) The proposed distribution, location, and extent and intensity of major coinponents of public and private transportation, sewage, water., drainage, solid waste disposal, energy, and other essential facilities proposed. to be located within the area covered by the plan and needed to support the land uses described in the plan. (3) Standards and criteria by which development Nvill proceed, and standards for the conservation, development, and utilization of natural resources, Nvh.ere applicable. (4) A program of implementation measures including regulations, programs, public works projects, and financing Measures necessary to Carr }' out paragraphs (l), (2), and (3). (b) The specific plan shall include a statement of the relationship of the specific plan to the general plan. Specific Plan. (SP) Elements: . ` A. Introduction, background, Landmel@tioOSh' to Town documents 8. Vision C. Land use ` D. Development staDdardo E. Circulation/Mobility F. Infrastructure and public facilities G. fhnoleHmeOtadPD H. Administration The degree of detail for each of these elements can differ |De specific plan depending on the desired level nfspecificity, Additional elements/sections such aS design guidelines, 54staiUab||itvcoMcepts, conceptual site plans, and landscaping can also add specificity to the SP document. Below vVe have outlined three ways toapproach 8 5P: /l\ with 2 high level of detail and less subsequent project review;/2\Vvithanle6iu011eve|ofdetaUVu|thQreot8rSub5eqUent project review or (]) with a general level of detail and substantial subsequent project rev|evx. Our recommendation \sto draft aSP with a "medium level" of detail that clearly outlines the vision, goals, and process for future development submittals (e.g., what types of projects vV||| require Planning Commission and/or Council approval). The following outlines each Vfthese approaches and includes the key advantages and disadvantages ofeach approach, Specific Plan with High Level of Detail (sinni|mrboo planned development [PD]) Includes the elements listed under standard Specific Plan above, as well as: A. NdqO w Vision description, illustrations, images B. Land uses: a Ranges of number of residential units • Ranges Vfsquare footages per use • Height maximums (can customize per district, per use, per location) C. Detailed site plan w Street design and locations m Building footprints w Landscaping plan D. Architectural building elevations E. Development standards (heights, setbacks, percentage of open space, etc.) 1 A]TACJfHD0T 2 AdvaUllD.bes � Comprehensively planned (more assurance that the vision and "sense of place" will be implemented). w Town and Council know what toexpect. ` w The Planning Commission and Council that conceived the plan would implement the plan consistent with the intended vision. w A developer knows what toexpect. w Studies the impacts through the EIR process, may not need additional environmental analysis for each future application. * The technical analysis thoroughly analyzes the ultimate development pr 'ec��.conseqVeOtly, the Town knows |n advance the development project's poteDt|alinopact6andneceSsary mitigation. Allows for a detailed phasing plan. Disadvantages • Need developer to control all/most land. • Difficult to finance La lot of time and budget for architecture before zoning bapprOved\. • More time intensive at the 3P development process. • Requires a SP each time buildings change; however, the SP can Include various levels of review that correspond to the level of changes, e.g., a minor SP amendment (DRC or Planning Commission review) and a m SP amendment with PianD|D8 Commission and Town Council review. 2 Includes the elements listed under standard Specific Plan above, as well as: A. Vision Vision description, illustrations, images B. Land uses: « Ranges of number of residential units Ranges of square footages per use Height maximums (can customize per district, per use, per location) C. Development standards (can customize per district, per use, per location) D. Architectural design guidelines E. Conceptual street designs and locations Advantages • Comprehensively planned (more assurance that the vision and "sense of place" will be implemented). • Gives Town and Council control for important aspects such as height and density. • Gives future landowners and developers a defined framework for applications. • Not too detailed, so does not have to be amended for each small building change. • Studies the impacts through the EIR process and may not need additional environmental analysis for each future application. • Provides architecture guidance and heights parameters but allows for future review with development submittals. Disadvantages * More time intensive at the SP development process. Need to set development parameters now (height, setbacks, commercial square footage, density, number of residential units). * May require a SP amendment each time buildings change; however, the SP can include various levels of review that correspond to the level of changes, e.g., a minor SP amendment (DRC or Planning Commission review) and a major SP amendment with Planning Commission and Town Council review. 3 Specific Plan with General Level of, Detail Including: A. Goals and policies B. Vision statement C. Land use map D. Land use (max units and square footages allowed) E. General design standards and guidelines Advantages 0 Faster and less expensive. m Defers significant Town Council and community dialogues on the SP to future phases of development or project application. Disadvantages • Piecemeal development may occur. • Will require separate Planned Development applications for each subsequent phase of development. • Difficult to create "sense of place" due to piecemeal approach. • May need to do supplemental environmental analysis on future development. • Less teeth /control in the document (less assurance of end results). • Less clarity for the Town Council and Community at the front end. • Less clarity for future developers. • Due to the minimal amount of SP detail, full potential impacts (and required mitigation ) may not be known until each development phase is proposed. • Limited ability to control phasing. N: kDC% Awendle \eorzespAndencptMemomndums \Specific Plan: Alternative Appmaches.docx 4