1991-143-Determining The Acceptability Of The Traffic Impacts Of A 64 Unit Multiple Family Development And Day Care CenterRESOLUTION 1991 -143
RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS
DETERMINING THE ACCEPTABILITY OF THE TRAFFIC IMPACTS OF
A 64 UNIT MULTIPLE FAMILY DEVELOPMENT AND DAY CARE CENTER
FACILITY, APPROVING THE RELOCATION OF THE REAR PROPERTY LINE,
AND PERMITTING DEMOLITION OF AN EXISTING SINGLE FAMILY
RESIDENCE AND MAKING FINDINGS IN SUPPORT OF A ZONE CHANGE
(634 WEST PARR AVENUE - MIDPENINSULA HOUSING COALITION)
WHEREAS:
A. On June 10, 1991 the Town Council conducted a public hearing and
considered the change of zone to permit the construction of a 64 unit multiple family
development, day care facility, the relocation of the rear property line and demolition of
an existing single family residence related thereto (Initial Study ND -91 -3, Zone Change
application Z -91 -2, Subdivision Application M -91 -3 and Architecture and Site Application
S- 86 -24B).
BE IT RESOLVED:
A. The Town Council hereby determines that this project's benefits to the
community outweigh its traffic impact based on the following findings:
1. The project provides housing for very low, low, and moderate income
families.
2. The project provides child care services in the development and for the
area surrounding the development;
3. MidPeninsula Housing Coalition's proven record of high quality
management of housing projects is likely to ensure continued long
range availability of high quality low income housing.
4. The project will provide 20 additional parking spaces to Villa Vasona,
the adjacent low- income housing project for seniors which currently has
inadequate facilities. This will reduce risks to Villa Vasona residents
from parking on the street and will increase available on- street parking
for the neighborhood.
5. The project will provide a safe pedestrian walkway through the
propertywhich will enhance pedestrian circulation in the neighborhood.
6. The project will provide evidence of the Town's commitment to
affordable housing.
7. The project will increase the Town's rental housing which is currently
in short supply.
8. The project will provide housing so that teachers, public officials,
shopkeepers, and others will be able to live in and identify with the
community they serve.
9. The project will allow young people leaving home to have an
opportunity to continue to reside in and contribute to the community
in which they have grown up.
10. The project will provide housing for seniors to live out their years in
their own community.
11. The design of the development includes safety measures which will
enhance neighborhood security as well as safety in the development
itself. The pinwheel unit design of the project will provide 360° visual
coverage of the surroundings and parking areas from the housing units.
Individual access to units rather than corridor access will eliminate
unsupervised common areas in which crime typically occurs. The
lighting plan and round the clock management presence will also
minimize any likelihood of criminal conduct.
12. The traffic impacts of this project are insignificant and have been
reasonably described in the Traffic & Circulation Analysis for
Residential Project on W. Parr Avenue report by Goodrich Traffic
Group dated May, 1991, on file in the Town Planning Department.
B. The Town Council hereby further finds that the zone change is consistent with
the General Plan in that:
1. The land use element designates this area as medium density
residential, 5 -12 units per acre, as stated in the Housing Element of
the General Plan. Policy 6 of the Housing Element states that housing
for low and moderate income families shall be encouraged by housing
L11 \resos \1991.143 2
assistance programs such as Below Market Price units, density bonuses,
and secondary units, etc. Development at a density of 20 units per
acre, is consistent with the General Plan because of the density bonus
for low and moderate income housing.
2. Policy 3 in Section 3.5 of the Housing Element states that the Town
shall attempt to maintain a range of 30 to 35 percent of the total Town
dwelling units as rental units. There is currently a shortage of rental
housing units which has a disproportionate impact of this shortage on
low and moderate income households. The vast majority of housing
development permit applications are for owner occupied dwellings.
This project will significantly increase the Town's rental housing and
will ensure continued availability of low income housing for 55 years.
3. Policy 7 of the Housing Element says that the Town should continue
its participation in regional and county wide housing efforts in
cooperation with federal and state governments to develop realistic
programs to provide housing for very low and low income families.
This project is partially funded by Federal tax credits and a loan from
the State Department of Housing Community Development,
4. Section 2.4.2 of the Land Use Element states that a variety of housing
types and densities should be available. No housing was built in Los
Gatos during the last decade that is affordable to low- income families.
The relatively high density rental multi - family town houses which will
be built are unique in the Town of Los Gatos. There is virtually no
other similar development.
5. Section 3.5 number 11 of the Housing Element says that the Town shall
provide rental opportunities to low and moderate income families
through appropriate development standards. The planned development
overlay allows a carefully tailored design which maximizes use of the
site and affordability of the units.
6. Affordable housing is dispersed throughout the Town. A number of
secondary units, uniquely appropriate for lower income residents have
L11 \resos \1991.143 3
also been legalized throughout the Town. This is the first affordable
housing development for families in the Town.
7. Current office zoning would allow a much more significant traffic
impact than would be generated by the proposed project. The housing
development is far more consistent with the policies of the General
Plan.
8. The development is consistent with the findings and recommendation
of the Route 85 Committee that the General Plan for the Vasona
Corridor and Route 85 Corridor be modified to promote development
at increased densities.
9. The development's easy access to mass transit and jobs is consistent
with the goals of the General Plan Section 12.4. A bus stop is located
within 500 feet of the development.
C. The Town Council hereby further approves relocation of the rear property
line of parcel located at 634 W. Parr Avenue as set forth more particularly in the
application for Lot Line Adjustment M -91 -3.
D. The Town Council hereby approves a permit for demolition of a single family
residence as set forth in Permit Application S -86 -2413, and the associated Architecture and
Site considerations, consistent with the provisions of Section 3.65.040 of the Zoning
Ordinance and finds that:
1. This project will help maintain and increase the Town's housing stock by
replacing one house with 64 housing units.
2. There is no evidence or testimony that this house has any historical or
architectural significance.
3. The current owner (Los Gatos Community Hospital) and the future owner
(MidPeninsula Housing Coalition) have of their own free will made an
agreement to maintain the structure and to use the property as part of this
project. MidPeninsula Housing Coalition non - profit affiliate, MidPeninsula
Housing Management Corporation, which will manage the development after
construction, has extensive experience in managing affordable developments
and is on the list of HUD accredited management agencies.
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4. The value of the land is such that the economic utility of one single - family
residence at this site is no longer viable.
E. The Town Council hereby determines that the findings required by Section
45589.5 of Government Code (SB2011) could not be made to deny the project.
PASSED AND ADOPTED at a regular meeting of the Town Council of the Town
of Los Gatos, California, held on the 24th day of June, 1991, by the following vote.
COUNCIL MEMBERS:
AYES: Randy Attaway, Joanne Benjamin, Steven Blanton and Mayor Brent
N. Ventura
NAYS: None
ABSENT: Eric D. Carlson
ABSTAIN: None
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
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