Exhibit 15 of Attachment 1TOWN OF LOS GATOS
110 East Main Street, Los Gatos, CA 95030 (408) 354 -6872
SUMMARY MINUTES OF A REGULAR MEETING OF THE GENERAL PLAN
COMMITTEE OF THE TOWN OF LOS GATOS ON MAY 8, 2013, HELD IN THE LOS
GATOS TOWN COUNCIL CHAMBERS, AT 110 E. MAIN STREET, LOS GATOS,
CALIFORNIA.
The meeting was called to order at 5:30 p.m. by Chair John Bourgeois,
ATTENDANCE:
Members present: Barbara Spector, Joe Pirzynski, John Bourgeois, Marico Sayoc, Matthew
IIudes, Barbara Cardillo, Charles Erekson, Bob Beyer
Members absent: Todd Jarvis
Staff rep sent: Sandy Baily, Assistant Community Development Director; Erwin Ordonez, Senior
Planner; Suzanne Avila, Senior Planner
Others 12resen t: Beverley Bryant, Teresa Landry, Jeff Loughridge, Jim Mau•, Lee Quintana, Noa
Sklar, Mark Tersim
VERBAL COMMUNICATIONS
None
ITEM I APPROVAL OF MINUTES
Barbara Spector made a motion to approve the minutes of April 10, 2013. The motion was
seconded by Joe Pirzynski and passed unanimously.
ITEM 2 REVIEW OF AHOZ SITES
Sandy Baily provided background information, and noted that new information was received on
the Acura and Bentley sites. The owner of these two sites has entered into long term lease
agreements through the year 2030. Sandy Baily noted the need to make up additional units that
would be Iost by removal of the Bentley site. She noted the deficit is 28 units to reach the unmet
RHNA of 346. Sandy Bady also reviewed the upcoming schedule of meeting dates for the
AHOZ program, traffic analysis, environmental reviews, additional neighborhood outreach
meeting, Planning Commission and Town Council reviews.
Erivin Ordonez suumnarized two potential options to make up the units from the Bentley site.
Option I was to increase densities on one or more of the remaining sites. Option 2 was to
designate more sites. He provided density ranges for possible replacement of AHOZ sites
EXHIBIT 15
of Attachment 1
General Plan Committee Minutes
May 8, 2013
Page 2 of 6
including the Higgins Business Park, Oak Rim/Blossom Hill Road, Oka Road site H and Oka
Road site I. The staff reconnnendation is to increase the density on the South Bay Development
site to 25 dwelling units per acre.
Matthew Hudes asked about state criteria used to determine the viability of sites for
development, and if a long term lease makes a site unviable. Erwin Ordonez said that the leases
on the Bentley site will extend beyond the next two housing cycles.
Matthew Hudes asked about use of sites that are being considered for the current housing cycle
and if they can be used in the next cycle. Erwin Ordonez confirmed that sites that are not
developed can be used in the next housing cycle.
Matthew Hudes asked if a site with a density of 20 units /acre for the current cycle could be
considered with a higher density range in the next cycle. Erwin Ordonez confirmed that this
would be an option.
Barbara Spector asked about the Los Gatos Lodge site. Sandy Baily commented that there has
been historical interest in redeveloping the Lodge site with a few conceptual development
applications being submitted to the Town.
Barbara Cardillo asked what the potential yield would be if the density ranges were equally
distributed. Was the math done only to achieve the needed 28 units across the remaining three
parcels? Erwin Ordon"ez said that staff did not do that analysis but it could be easily calculated if
that was consensus of what the Committee desired.
Public Comment:
Jim Muir; owner of the South Bay site, commented that he has various tenants with long term
leases and some that have options for renewal. It is not likely that the site could be converted to
residential in the near future. He asked for clarification on the process for Town approval of
future development, both with the existing zoning and under the AHOZ. Erwin Ordonez
clarified that there is no obligation to convert to housing, that a property owner could continue
the existing use of the property, but the approval of an AHOZ designation would allow an
additional option in the future for development trader the existing zoning or as an AHOZ housing
project.
Teresa Landay thanked the Connnittee for not designating the Courthouse site as an AHOZ site.
She prefers the 20 unit /acre density for the South Bay site. She suggested adding the Higgins
Business Park rather than increasing the density on the Lodge and South Bay sites. She asked
what the backup plan is if the Lodge site falls through. The South Bay site will add students to
the Campbell School District schools which are already at capacity.
Jeff Loughridge commented that the maximun density should be kept at 20 outs per acre on all
of the sites. I-Ie rejects the proposal to add Oka Road sites. The Higgins and Oak Rim sites
would be more appropriate. The traffic will be awful with South Bay and the Albright project.
General Plan Committee Minutes
May 8, 2013
Page 3 of 6
Noa Sklar commented that this is what she feared, the "not in my back yard" response for
proposed new sites. She is concerned about the impact to the Oka Road area if higher densities
are allowed.
John Bourgeois commented that he will not be participating in the discussion on the Los Gatos
Lodge site since he lives v ithin 500 feet. Once the Committee makes a decision on that site he
will return and participate in the broader AHOZ discussion on the remaining sites. He noted that
he had discussed this approach with the Town Attorney. John Bourgeois stepped down from the
dais and left the room.
A2arico Sayoc took over as chair of the meeting and asked the Committee members for their
comments.
Barbara Cardillo asked if the additional traits needed could be distributed in equivalent amounts
between the sites and not added solely to the South Bay site,
Joe Pirzynski commented that there was a question raised at the last meeting as to whether the
Lodge site is appropriate given that it has only one point of access.
Matthew Hudes commented that the option of increasing the density for all of the sites rather
than adding one or more additional sites could create a problem in that a higher density project
could be developed. Including another site would keep the density down, and is in line with
Town policy. For example, if the Higgins site were added, the other sites would not need to have
density increased to make up the 28 units.
Charles Erekson commented that the idea of not having a buffer does not seem to have a
downside. It is not necessarily about developing those sites, it is about providing the potential to
create a certain number of units.
Erwin Ordonez commented that it is important to establish which sites to study now so the
environmental review can be completed. If environmental review is not done for a site, it cannot
be added later. This would effectively be limiting the options of the Planning Commission and
Town Council.
Barbara Cardillo commented that if the three sites are the only ones that are studied, the
increased density is needed. If another site is added she is okay with it going over.
Barbara Spector asked for staff input on the location of the Higgins Business Park and if the
access and site constraints such as slope would be studied. Erwin Ordoiiez said a program level
environmental review is being done for the AHOZ sites and would be looking at things such as
traffic generation and intersection impacts. Details of site development would be studied with a
development proposal and topography is one of the things a developer would need to address.
Barbara Spector commented that when the Higgins site last came to the CDAC for a residential
development it was not looked on favorably.
General Plan Committee Minutes
May 8, 2013
Page 4 of 6
Marico Sayoc polled the Committee on retaining the South Bay and Lodge sites at a density of
20 units /acre. Six members supported this, with Barbara Spector dissenting.
Matthew Hades commented that it appears that traffic could be regulated better and the
congestion would be spread out more if the Higgins site were added rather than Oak Rim.
Charles Erekson asked how the work load would be affected if the Los Gatos Lodge and South
Bay sites are studied, and the Higgins and Oak Rim sites are added. Erwin Ordohez said it
would not be a large increase in work, and pointed out that the concern would be that if the sites
are not studied now for the enviromnental review they could not be added back later by the
Committee, Planning Commission or Town Council.
Joe Pirzynski commented that the Lodge site is a viable site; however, losing the hotel use is not
desirable so one of the two sites might be more appropriate.
Marico Sayoc asked if there are any other sites along Los Gatos Boulevard that could be
included in the analysis, such as the little Honda site. Erwin Ordonez eormnented that the Honda
site is less than an acre and is not large enough for an AHOZ site but could be considered in the
future with the next Housing Element update as part of a broader strategy to address the Town's
RHNA.
Barbara Spector commented that the Higgins and Oak Rim sites have access issues, and asked if
an overlay zone is added, how the site constraints -would be addressed. Erwin Ordonez noted
that site development standards can be established in consideration of site constraints and noted
that the Committee developed draft site specific standards as part of its work in 2012.
Joe Pirzynski commented that there are some new sites that have not previously been considered,
and some of them have constraints. If it is ultimately decided that a site is not viable because of
one or more constraints, the site could be eliminated. Erwin Ordonez commented that this is
correct because the Planning Commission and /or Town Council have discretion and could
eliminate sites during the public hearings.
Barbara Cardillo clarified that if the Lodge was included, the property owner could develop
with the underlying zoning designation. Sandy Body noted this was correct.
Bob Beyer made a motion to keep the South Bay and both Los Gatos Lodge sites in with a
density of 20 units /acre. The motion was seconded by Barbara Spector and passed unanimously.
John Bourgeois returned to the Council Chambers to resume the meeting discussion on the
broader AHOZ considerations.
Bob Beyer made a motion to add the Higgins and Oak Rim sites at 20 unit /acre. The motion was
seconded by Marico Sayoc.
General Plan Committee Minutes
May 8, 2013
Page 5 of 6
John Bourgeois commented that these densities are speculative at this point until a specific
development proposal is received by the Town and the appropriate analysis has been done. He
asked if it would be better for the AHOZ environmental analysis to include a higher density now
so that the option is not eliminated. He noted that the density could always be lowered by the
deciding body.
Barbara Spector agreed to consider this for environmental purposes only and asked if the maker
of the motion would accept the suggestion as an amendment.
Ervin Ordonez commented that the environmental report and AHOZ proposal will go to the
Planning Commission for recommendation and the Council will ultimately decide what is
appropriate to approve. He noted that if the Committee wanted to maintain flexibility for the
Planning Commission and Town Council, that it should consider studying the higher density.
Bob Beyer commented that he prefers a density of 20 units /acre.
Marico Sayoc commented that if a density of 25 units /acre is studied, she would like to see 20
units /acre also be studied so there is a fair comparison. Erurin Ordonez said that traffic analysis
can be done for both.
Charles Erekson commented that his concern in raising it from 20 to 25 units /acre is that the
higher density could result in a site being ineligible due to an impact that cannot be mitigated.
John Bourgeois clarified that the amendment to the motion would be to study densities of 20 and
25 units /acre.
Barbara Spector asked staff what the wording should be (for environmental purposes only).
Sandy Baily commented that if a density of 25 units /acre is studied by the environmental review,
it allows the possibility of development at a higher density than 20 dwelling units per acre. The
"for environmental purposes only" language may be an issue. She noted that if the Committee
does not want to approve something higher than 20 units /acre, a higher density should not be
studied by the environmental review.
Barbara Cardillo commented that she supports a maximum of 20 units/acre since this is in lisle
with where the community expectations /values are and this is consistent with the past
discussions of the Committee and public.
The motion passed 7 -1 (Chair Bourgeois dissenting).
John Bourgeois commented that he voted against the motion as it precludes the Town in the
future from increasing the density beyond 20 units /acre. A density of 21 or 22 units /acre could
provide needed units and 25 units/acre might not be necessary.
General Plan Committee Minutes
May 8, 2013
Page 6 of 6
ITEM 5 ADJOURNMENT -The meeting was adjourned at 6:30 p.m.
Prepared by:
t T tqJLo- log
Suzanne Avila, Senior Planner
NiDEV \GPCM13 tviinutes \GPC050813.doc