1994-056-Adopting Amendments To The General Plan For The Area Along Route 85 And Rescinding Council Resolution 1991-124RESOLUTION 1994 -56
RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS
ADOPTING AMENDMENTS TO THE GENERAL PLAN
FOR THE AREA ALONG ROUTE 85 AND
RESCINDING COUNCIL RESOLUTION 1991 -124
WHEREAS, the Route 85 Element of the General Plan indicates that the Town shall
maintain the existing uses in and along the corridor for one- fourth mile on either side until
the planning for the corridor is completed and funding allocated; and
WHEREAS, the Route 85 Element of the General Plan indicates that all properties
in the one - fourth mile area shall be zoned to reflect current land use until the corridor is
developed or committed; and
WHEREAS, Route 85 is now nearing completion; and
WHEREAS, the Commercial Specific Plan Committee's Final Report (Commercial
Plan) approved on May 15, 1991, by the Town Council recommends specific changes that
impact land use and development policy; and
WHEREAS, the Implementation Measures of the Commercial Plan are intended to
preserve and enhance the Town's diversity of retail and service businesses; and
WHEREAS, a majority of the area bounded by Winchester Boulevard, Route 85, Los
Gatos Boulevard and Lark Avenue is underdeveloped and the Route 85 Corridor and
Vasona Light Rail provide an excellent opportunity to plan for new development; and
WHEREAS, the General Plan Committee extensively studied the General Plan
Amendment Study Area during a series of well attended public meetings to determine the
most appropriate land use for the area based on Town needs and the proximity to Highway
17, Route 85 and the proposed Vasona Light Rail; and
WHEREAS, the intensity of development recommended by the General Plan
Committee is significantly less than originally considered, which included high rise
residential development and more intensive commercial uses; and
WHEREAS, pursuant to provisions of Government Code Section 65350 et seq., the
Planning Commission considered General Plan Amendment GP -92 -2 on April 14, 1993 and
recommended adoption to the Town Council;
GP0l \GPC0UN.RES
WHEREAS, the Town Council considered General Plan Amendment GP -92 -2 on
July 19, 1993 and in response to public testimony referred the amendment to the General
Plan Committee for further consideration; and
WHEREAS, the General Plan Committee scheduled eight public meetings with
residents between September, 1993 and January, 1994 which resulted in numerous changes
to the amendment; and
WHEREAS, on February 23, 1994 General Plan Amendment GP -92 -2 was again
considered by the Planning Commission at a public hearing during which the Planning
Commission considered the changes recommended by the General Plan Committee as well
as all public testimony received; and
WHEREAS, in response to public concerns and issues raised during the public
hearing, the Planning Commission:
a. Discussed in length the merits of allowing residential development in Sub -
Area 4.1, and determined residential development inappropriate in the Sub -Area due
to the area being surrounded by major freeways and arterials; and
b. Recommended deletion of Section 5.16.2 of the proposed amendment
regarding the formation of Redevelopment Project Areas due to recent legislation
that has effectively prohibited the Town from creating a Redevelopment Area in
Sub -Area 4.1 for the purpose of providing direct assistance for the commercial
development of vacant land; and
C. Considered and accepted text changes to the Land Use Element of the
General Plan proposed by the Los Gatos Union School District that addresses
mitigation of school impacts; and
WHEREAS, the Planning Commission on February 23, 1994 re- affirmed its
recommendation to Council to adopt General Plan Amendment GP -92 -2.
WHEREAS, On March 9, 1994 the Planning Commission revised its recommendation
to delete the term "regional shopping center" from the Route 85 and Vasona Light Rail
Element finding that a much wider range of commercial uses could be acceptable in Sub -
Area 4.1
GP01 \GPCOUN. RES 2
WHEREAS, the Town Council received the Final FIR, including comments,
responses, and public hearing testimony, with the recommendation from the Planning
Commission that the Council certify the EIR as complete and adequate; and
WHEREAS, on February 22, 1994, the FIR and proposed General Plan Amendment
was set for public hearing on March 21, 1994; and
WHEREAS, public notice was given in accordance with State and Town law, and in
addition, notice of the hearing was mailed to over 1,800 property owners at least ten days
before the hearing; and
WHEREAS, at the public hearing on March 21, 1994, the Council received testimony
from every interested person who appeared; and
WHEREAS, the Council received and considered the Final EIR, including comments,
responses, letters, and other documents submitted, the minutes of the Planning Commission,
and the testimony received at the public hearing; and
WHEREAS, the Council certified the Final EIR, including the comments, responses,
public input received, mitigation measures and monitoring plan, and accompanying
resolution, as complete and adequate pursuant to the California Environmental Quality Act
and the State CEQA Guidelines; and
WHEREAS, the Council considered the Final EIR and its mitigation plan in
reviewing the proposed General Plan Amendment, as well as the existing General Plan and
the goals and policies that have been adopted by the Town; and
WHEREAS, in response to public testimony concerning traffic impacts on Lark
Avenue and Oka Road the Council decided to alter the density within Sub -Area 3.3; and
WHEREAS, On March 21, 1994 the Town Council modified the land use designation
for Sub -Area 3 -3 as follows:
a. The agricultural parcels shall be designated low density residential, except that
the 2.2 acre parcel fronting Lark Avenue east of the Los Gatos Creek shall be
designated medium density residential;
b. The existing office development fronting Lark Avenue east of Oka Road and
west of the Hwy. 17 interchange shall be designated Office Professional;
GP01 \GPCOUN. RES 3
C. The Los Gatos Creek shall be designated Open Space;
d. The text of the Route 85 and Vasona Light Rail Element shall be modified
to reflect the change in land use designation and to delete language that ties the
Vasona Light Rail to development in Sub -Area 3.3.
WHEREAS, these changes by the Council reflect testimony and documentation that
was also received and considered by the Planning Commission.
WHEREAS, On April 4, 1994 after receiving additional public testimony concerning
residential uses in Sub -Area 4 -1, Council reinforced its position that residential is not
appropriate in 4.1.
RESOLVED: The Town Council finds that General Plan Amendment GP -92 -2 is
internally consistent with the Town General Plan, and that all proceedings have been
conducted in compliance with the provisions of Government Code Section 65350 et seq.
FURTHER RESOLVED: The Town Council adopts the General Plan Land Use
Element amendments as follows:
2.4.9. The Town shall protect existing residential areas by assuring that buffers are
developed and maintained. Buffers shall consist of landscaping, sound barriers,
and building setbacks. These buffers shall be required as conditions of
approval. Uses which would lead to deterioration of residential
neighborhoods, reduction of property values, or adversely impact the public
safety or the residential character of a residential neighborhood shall be
prohibited.
2.4.10. The Town shall restrict development to that capable of being supported by
existing or proposed parking, circulation, utilities, schools and municipal
service, or, in the absence of such services, a reasonably practical and certain
plan to provide such services.
2.4.18. The Town supports a system of open communications between the Town,
school districts and the development community in order to coordinate the
GP01 \GPCOUN. RES 4
activities of each to achieve the highest quality of education for all public
school students.
2.4.19. The Town will encourage developers to engage in early discussions regarding
the nature and scope of the project and possible impacts and mitigation
requirements. These discussions should occur as early as possible in the
project planning stage preferably preceding land acquisition.
2.4.20. The Town will cooperate with school districts in identifying and evaluating the
impacts of population and demographic changes which may impact schools.
2.5.2b Mixed Use Commercial
This designation would permit a mixture of retail, office, residential in a
mixed use setting, service, non - manufacturing industrial uses, recreational uses
and restaurants. Project designs shall be in keeping with the scale and natural
environments of adjacent residential neighborhoods. Facilities developed
under this designation should be designed so as to provide prime orientation
to the major arterial street frontage and proper transitions to any adjacent
residential property. This designation should never be interpreted to allow
development of independent commercial facilities with principle frontage on
the side streets. Building intensity will be restricted to a land coverage of
50% or less, a height limit of 35 feet and be further limited by the traffic
capacity of the streets serving the area and the amount of parking that can
be provided.
FURTHER RESOLVED: The Town Council adopts the General Plan Circulation
Element amendments as follows:
4.4.1. Transportation systems, including transportation demand management and
non - vehicular modes of circulation, shall be capable of meeting current and
future needs of residents and businesses.
4.5.1.a.Design and implement the circulation system to be consistent with
GP01 \GPCOUN.RES 5
environmental goals and policies, energy conservation and land use. Ensure
that land uses that are located adjacent to transportation facilities expose as
few sensitive receptors as possible and ensure that transportation control
measures are instituted to the maximum extent feasible.
4.5.1.g.Evaluate all circulation improvements and traffic controls prior to the issuance
of any zoning approval as to their effect on air pollution, noise and use of
energy.
4.5.6. Pursue reduction of automobile use by requiring transportation improvements
whenever the traffic generated by a development would result in a significant
increase in air pollution.
FURTHER RESOLVED: The Town Council adopts Section 11.5.1 of the General
Plan Noise Element as follows:
11.5.1. Ensure that roads constructed or improved by the Town of Los Gatos meet
Town of Los Gatos noise level aspirations or, in some situations, the Los
Gatos Noise Ordinance, to the maximum extent feasible.
FURTHER RESOLVED: The Town Council deletes the General Plan Route 85
Element from the General Plan and orders it to be replaced with the Route 85 and Vasona
Light Rail Element as shown in Exhibit A attached hereto and incorporated by reference.
FURTHER RESOLVED: The Town Council rescinds Council Resolution 1991 -124
allowing high density residential at 16775 Lark Avenue.
FURTHER RESOLVED: The Town Council adopts the amendment to the General
Plan Land Use Map as shown on Exhibits B through E, attached hereto and incorporated
by reference.
GPO1 \GPC0UNnES 6
PASSED AND ADOPTED at a regular meeting of the Town Council held on the
4th day of April, 1994, by the following vote:
COUNCIL MEMBERS:
AYES: Joanne Benjamin
Steve Blanton (Dissenting as to level of density in areas 3.1 and 4.2)
Linda Lubeck
Patrick O'Laughlin
Mayor Randy Attaway
NAYS: None
ABSENT: None
ABSTAIN: None -
SIGNED:
MAYO THE TOW F LOS GATOS
LOS G OS, CALIFO IA
ATTEST:
r
7 - -- h
%1
CLERK OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
GP01 \GPCOUN. RES 7
5.0 ROUTE 85 AND VASONA LIGHT RAIL ELEMENT
5.1 INTRODUCTION
In October 1990, after extensive public input, 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 Caltrans 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 transit facility which
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 into the median of Route 85 towards San Jose.
Route 85 and the Vasona Light Rail will have a significant impact on transportation within the Town and it
is critical to determine what land uses will be allowed adjacent to Route 85 and surrounding the Vasona
Park- and -Ride and when these land uses can be implemented. The Town has continually taken a proactive
approach on this important issue and supports land uses that both promote and take advantage of the
transit opportunities afforded by Route 85 and the Vasona Light Rail.
Construction of Route 85 will have a significant impact on traffic within the Town. Reductions in potential
traffic volumes on collector streets will most likely occur due to provision of a desirable alternative route for
automobiles. Route 85 provides for a future mass transit system and it may be assumed that a portion of
the existing commuting traffic on Town streets would utilize such a facility, thereby helping to reduce
dependency on automobile travel and hence potential traffic volumes. In addition, the proposed Vasona
Light Rail will provide a much needed means of connecting Los Gatos with regional mass transit systems.
The east /west orientation of Route 85 and the north /south orientation of the Vasona Light Rail is strategic
to satisfying existing and future travel needs within Los Gatos and the region. Route 85 and the Vasona
Light Rail offer unique opportunities forthe surrounding area which could have a dramatic effect on residents
and business owners. Consequently, it is essential that the Town develop a plan to address the issues
presented by these transportation facilities. The plan must carefully address all relevant issues and clearly
present the Town's vision for the area. The plan must also reflect a consensus of opinion and provide
specific direction to property owners and prospective developers.
This element of the General Plan replaces the Route 85 Element that was adopted as part of the 1985
General Plan and was developed 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 area. The Vasona Light Rail and Route 85 as well as the land uses planned for the surrounding
area will affect the entire community. Consequently, these issues have been addressed as a separate
element to the General Plan rather than developing a Specific Plan for the area in order to incorporate
corresponding impacts in other elements of the General Plan for internal consistency. The land uses
proximate to Route 85 and the Vasona Light Rail form a unique geographic area which has been divided
into Sub - Areas. The format of this element of the General Plan is unique in that the Policies and
Implementation sections have been reorganized to make it easier for the reader to understand the
relationship between the policies and implementation measures for each Sub -Area.
Rev. 4/94 5- 1
5.2 GUIDING PRINCIPLES
Throughout the process of preparing this element, several basic planning principles served as the foundation
for proposed changes to existing land use policy for the Study Area. These guiding principles are repeated
throughout the text of this element in one form or another. The overarching principle guiding land use
planning for the Study Area is that development shall be community oriented, transit oriented and pedestrian
oriented. This policy, more than any other, is exemplified in the guiding principles below and throughout
this element ensuring orderly development and growth of the Town.
ROUTE 85 AND VASONA LIGHT RAIL ELEMENT
GUIDING PRINCIPLES
■ DEVELOPMENT SHALL NOT EXCEED TRANSPORTATION CAPACITY.
■ EXISTING ZONING SHALL BE MAINTAINED IN SUB -AREA 3.1 UNTIL VASONA LIGHT
RAIL IS PLANNED AND FUNDED. ONLY THEN MAY HIGH DENSITY DEVELOPMENT
BE PHASED WITH THE VASONA LIGHT RAIL.
■ COMMERCIAL DEVELOPMENT IN SUB -AREA 4.1 SHALL:
COMPLEMENT RATHER THAN COMPETE WITH EXISTING BUSINESS;
PROVIDE NEW SERVICES TO RESIDENTS IN THE TOWN;
BE DESIGNED TO MAINTAIN THE CHARACTER OF LOS GATOS
■ PUBLIC UTILITIES SHALL BE DESIGNED TO ACCOMMODATE MAXIMUM BUILD -
OUT.
■ MAJOR DEVELOPMENT PROJECTS SHALL BE PROCESSED AS PLANNED
DEVELOPMENTS.
Rev. 4/94 5 - 2
5.2 STUDY AREA
The Route 85 and Vasona Corridor Element consists of general goals, policies and implementation
measures that apply to the entire Study Area shown on the map included as figure 5.1. The Study Area
was developed based on the land use and circulation patterns and the proximity of property to existing and
future transportation facilities. The Study Area was divided into Sub -Areas and each Sub -Area was assigned
a numerical designation for identification purposes which corresponds with the 23 Planning Areas described
in the General Plan Environmental Impact Report. The Study Area contains part of Planning Area 2, all of
Planning Area 3 and most of Planning Area 4. In addition to general policies that apply throughout the Study
Area, specific goals, policies and implementation measures are identified for Sub -Areas 3.1, 3.3, 4.1 and
4.2.
5.3 ISSUES
1. Does the Town support Route 85 mass transit and Vasona Light Rail and does it want to take
advantage of its transportation opportunities?
2. Should more intensive land uses be allowed around Vasona Light Rail and Route 85?
3. What mix of land uses are appropriate, given the transportation opportunities in the area and the
broader needs and desires in the community as a whole?
4. Should the Town allow development of a major retail center as recommended in the Final Report
of the Commercial Specific Plan Committee, and if so what should the Town do to facilitate development
of the center?
5. When should development be allowed?
6. How can development be planned to minimize impacts on schools, traffic, noise and other aspects
of the quality of life of residents.
5.4 GOALS
1. To facilitate the construction of Vasona Light Rail and mass transit in Route 85 by working with
transportation agencies and other communities.
2. To encourage high density housing in appropriate locations that take advantage of mass transit
and address the Town's housing needs.
3. To promote commercial development that addresses the needs of the community and does not
compete with other commercial districts in Town.
4. To provide opportunity for other land uses that address recreation and other needs of the
community.
5. To allow development of land commensurate with transportation capacity.
6. To ensure that the quality of life of residents is not adversely affected.
5.5 POLICIES
1. Future development shall offer or contribute to transit services that link the Vasona Light Rail and
residential and employment trip ends within the Town.
2. The Town shall support and promote development of Route 85 as a multi -modal facility that includes
a freeway with High Occupant Vehicle (HOV) lanes and mass transit that connects with the Vasona Light
Rail.
Rev. 4/94 5 - 3
3. Routes and facilities shall be developed that are safe, convenient and otherwise attractive for
pedestrian and bicycle use.
4. Land uses adjacent to the corridor shall be compatible with Vasona Light Rail and Route 85 mass
transit facilities.
5. Land uses shall be intensified in and around the Vasona Light Rail Station to take advantage of mass
transit.
6. Sites for recreational open space and playfields shall have good access and be designed with
adequate buffers adjacent to residential.
7. Land uses and designs shall be integrated into the dynamic history and character of the Town.
8. There shall be a mixture of residential, commercial, light industrial and office uses and a mixture of
uses for both origin and destination trip ends.
9. Commercial development shall provide services to residents not currently available in Town and shall
be designed to take advantage of Highway 17 and Route 85.
10. Development shall not exceed transportation capacity.
11. Design guidelines shall be used to review development applications and specific standards will be
established to address issues unique to the Study Area (i.e. scenic vistas, creek protection, gateway to
Town, etc.).
12. All development projects shall incorporate design features that demonstrate and promote
compatibility with the character of Los Gatos.
13. Commercial development shall be designed to minimize impacts on adjacent residential
neighborhoods.
14. The design of structures and open space shall be human - scale.
15. The development of land and design of buildings in relationship to each other shall facilitate and
encourage pedestrian use.
5.6 IMPLEMENTATION
1. Coordinate and proactively participate with other communities and agencies to ensure that the
proposed mass transit facilities are acceptable to the Town.
2. Cooperate and coordinate with all appropriate agencies to facilitate construction for mass transit
3. Have development provide Transportation Demand Management (TDM) programs or facilities that
help link development and mass transit. TDM programs may include providing bicycle racks, shower and
locker facilities, transit passes to employees, etc. In -lieu fees or other funding mechanisms maybe required
to provide a shuttle for the study area.
4. Work with the transportation agencies to determine the feasibility and means of financing a Town
wide shuttle system.
5. Provide for high density residential development in Sub -Area 3.1 to meet the Town's housing goals
and take advantage of mass transit.
6. Provide for mixed use commercial development in Sub -Areas 4.1 that encourages new services for
residents and takes advantage of the proximity and accessibility to Route 85 and Highway 17.
Process major development projects as Planned Developments.
Rev. 4/94 5 - 4
8. No development projects may exceed transportation capacity unless mitigation measures and
transportation control measures incorporated into the project have been exhausted and the deciding body
makes special findings that describe how the community benefits of the project clearly outweigh the traffic
Impacts.
9. Development projects may start construction if transportation capacity is available or construction
of transportation facilities has begun. In no case may occupancy occur until capacity is available.
10. Have project applicants evaluate and provide appropriate mitigation measures to reduce impacts
on urban services including police, fire, schools and utilities.
11. Prepare a site- specific, peak hour air quality analysis for all major development projects for carbon
monoxide, reactive hydrocarbons, and oxides of nitrogen.
12. Develop design guidelines to review projects for pedestrian and transit- oriented development which
may alter standard requirements for number of parking spaces, amount of community and private open
space, unit size, etc.
SUB -AREA 3.1 VASONA CORRIDOR TRANSIT PARK-AND-RIDE:
5.9 POLICIES
1. No change in zoning shall be allowed until development of the Vasona Light Rail is planned and
funded.
2. The Vasona Light Rail Station area shall be developed for both high density residential projects and
services related to the availability of transit and the presence of a large residential population.
3. The Town shall work with developers and the Santa Clara County Transportation Agency 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 the Vasona Park - and -Ride.
4. There shall be high density near transit stops and decreasing density with distance from transit
stops.
5. Projects developed in this Sub -Area shall contribute to a pedestrian /bicycle bridge over Los Gatos
Creek which shall also serve as emergency access to the Oka /Mozart neighborhood.
SUB -AREA 3.1 VASONA CORRIDOR TRANSIT PARK-AND-RIDE:
5.10 IMPLEMENTATION
1. Existing zoning and uses will be maintained until Vasona Light Rail is planned and funding is
approved. High density development projects may be phased with the completion of the Vasona Light Rail.
In no case may development exceed transportation capacity.
2. Process major development projects as planned developments. Uses permitted in the underlying
zone may be allowed.
3. Coordinate with the Santa Clara County Transportation Agency and other agencies to evaluate
whether development of air rights at the Vasona Park - and -Ride should be allowed and to ensure that the
facility and surrounding area is developed with appropriate uses (e.g., high density residential and
neighborhood shopping and businesses that cater to commuters).
4. Orient residential units to take advantage of the many amenities of the Los Gatos Creek including
the pedestrian /bicycle trail.
5. Develop a pedestrian /bicycle bridge over Los Gatos Creek through development (in -lieu) fees,
Rev. 4/94 5 -5
grants and any other means available to the Town. The bridge shall be designed to provide emergency
access to the Oka /Mozart neighborhood.
6. Have environmental audits (Phase I assessments) prepared by developers for all sites where
property is suspected of containing any toxins or the change in land use would subject new residents or
users to possible toxins from previous uses.
SUB -AREA 3.3 CENTRAL CORE:
5.13 POLICIES
1. Development shall be designed to take advantage of the amenities offered by Los Gatos Creek and
shall provide maximum access to the creek and Vasona Light Rail.
2. The Town recognizes and encourages innovative designs that will take full advantage of unique
transit opportunities afforded by the Vasona Light Rail.
3. Development projects shall incorporate design features to buffer dwelling units from the visual and
noise impacts of Highway 17 and Highway 85.
4. The maintenance road along the east side of Los Gatos Creek shall be functional for emergency
access.
5. Both a pedestrian /bicycle bridge across Los Gatos Creek and a continuous trail system along the
east side of Los Gatos Creek from Lark Avenue to the northern Town limits shall be developed.
SUB -AREA 3.3 CENTRAL CORE:
5.14 IMPLEMENTATION
1. Orient residential units to take advantage of the many amenities of the Los Gatos Creek including
the pedestrian /bicycle trail.
2. Complete a noise study for all development applications identifying degrees of impact and noise
attenuation measures, if necessary to mitigate noise impacts on residential neighborhoods.
3. Provide emergency access to Lark Avenue via the Santa Clara Valley Water District maintenance
road for properties between Los Gatos Creek and Oka Road through exactions from development
applications.
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 Avenue to the northern Town limits. These connections
will be accomplished through the use of development (in -lieu) fees, land dedication or any other means
available to the Town.
5. Develop a pedestrian /bicycle bridge over Los Gatos Creek through development (in -lieu) fees,
grants and any other means available to the Town.
SUB -AREA 4.1 WEST OF LOS GATOS BOULEVARD:
5.15 POLICIES
1. This Sub -Area shall be designated Mixed Use Commercial and comprised of destination retail with
limited neighborhood commercial and other uses that will supplement the primary use. No residential
development shall be allowed.
Rev. 4/94 5 - 6
2. The Town shall encourage uses that serve Town residents and complement existing businesses in
Town.
3. Encourage innovative designs, phased design schemes and mixes of uses that complement the
existing streetscape south of Lark Avenue and are consistent with the character of Los Gatos and the
recreational needs of its residents such as business class hotels, skate rinks, miniature golf courses, a
cinepiex and other recreational uses.
4. The Town shall take a proactive role in development of the Sub -Area.
5. Employers shall provide incentives to employees and customers to use alternative modes of
transportation.
6. Facilities shall be carefully designed to promote the success of the businesses and the vitality of the
Sub -Area.
7. Site plans shall be designed to minimize traffic impacts on surrounding streets
SUB -AREA 4.1 WEST OF LOS GATOS BOULEVARD:
5.16 IMPLEMENTATION
1. Take a proactive role in development of the Sub -Area by various means, including but not limited
to:
a. Exploring methods of financing infrastructure improvements and non - retail uses.
b. Working with prospective developers and property owners to facilitate parcel assembly.
2. Process major development projects as planned developments
3. Evaluate proposed uses to ensure they complement existing businesses and serve the needs of
Town residents. Developers will provide market studies, surveys and any other information deemed
necessary to assure these objectives are satisfied.
4. Off -peak hour package delivery and other transportation related services should be offered to
encourage access to the Sub -Area by various modes of transportation.
6. Ingress and egress will be designed to minimize traffic impacts on surrounding streets and traffic
that might "cut- through" existing residential neighborhoods.
7. Prepare development standards that include criteria and provisions for comprehensive design review
recognizing the area as a "Gateway" to Los Gatos. These standards will address traffic circulation,
pedestrian orientation, viewsheds and the streetscape of Los Gatos Blvd.
SUB -AREA 4.2:
5.17 POLICIES
1. Mixed use development (office /high density residential) is encouraged for all properties abutting
and north of Camino del Sol. Mixed use retail, office and residential is encouraged for properties south of
Camino del Sol.
2. The Town encourages development of residential rental units.
3. The Town encourages parcel assembly to provide greater design flexibility and minimize the number
of driveways along Los Gatos Boulevard.
4. Development shall incorporate features to buffer dwelling units from noise and other impacts.
Rev. 4/94 5 - 7
5. Public utilities to the area shall be designed to accommodate maximum build -out.
SUB -AREA 4.2:
5.18 IMPLEMENTATION
1. Projects proposing all office or all residential will be evaluated to ensure that the Town's desire for
mixed use is fulfilled.
2. Preference will be given to high density residential development as part of a joint use project which
shares reciprocal parking and other amenities.
3. Process major development applications as Planned Developments.
4. Applications for zoning approval on property which fronts on Los Gatos Boulevard and /or backs
Up to property on National Avenue or Camino del Sol shall include a noise study proposing mitigation
measures to reduce noise impacts on existing and future residents.
5. Special design standards for mixed use development will be used to review mixed use development
applications which may reduce Town standard requirements for number of parking spaces, amount of
community and private open space, unit size, etc. The standards shall ensure that appropriate amenities
for the residents are provided and the architecture is compatible with the surrounding area.
6. The provision of public utilities to the area shall be evaluated and planned area wide and at minimum
will include interconnected water lines and interconnected storm drain lines designed to accommodate
maximum build -out.
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Rev. 4/94 5 _ 8
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