Staff Presentation N40.6-15-16 NORTH 40 SPECIFIC PLAN STUDY SESSION
Special Meeting
June 15, 2016
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A Specific Plan helps implement the General Plan for a particular area of the community.
A Specific Plan is incorporated into the General Plan and provides more detailed information
and guidance within the area.
Once a Specific Plan is adopted, applications for the area are reviewed for consistency with the Specific Plan as well as other applicable land use documents.
WHAT IS A SPECIFIC PLAN?
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A Draft Specific Plan for the North 40 Area was completed in 1999, but was not adopted.
In 2010, the Town Council adopted the 2020 General Plan.
The 2020 General Plan required the
preparation of a Specific Plan for the North 40 Area.
North 40 Specific Plan History and Background
History and background
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North 40 Specific Plan History and Background
History and background
The North 40 Specific Plan Advisory Committee (N40 AC) was established by the Town Council on March 7, 2011.
The N40 AC began meeting in March of 2011 and concluded their work on October
15, 2013
All meetings were open to the public and community members provided input at the meetings and in writing.
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North 40 Specific Plan History and Background
History and background
An EIR for the Draft Specific Plan was prepared and circulated for public comment in early 2014.
The Planning Commission considered the Draft Specific Plan and EIR at two meetings in
June and August of 2014.
The Planning Commission considered all of the information and public comments, and forwarded its recommendations to the Town Council.
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History and Background
North 40 Specific Plan History and Background
The Town Council considered the Draft Specific Plan and EIR on eight occasions between September 2014 and June 2015.
During these proceedings, the public had multiple opportunities
to submit written comments and provide verbal testimony.
The Final EIR was certified on January 5, 2015 and the North 40 Specific Plan was adopted on June 17, 2015.
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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.
VISION
North 40 Specific Plan Vision
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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 address
the Town’s residential and/or commercial unmet needs.
The North 40 will minimize or mitigate impacts on town infrastructure, schools, and other community services.
VISION
North 40 Specific Plan Vision
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The Specific Plan provides a maximum allowable development capacity for the entire Specific Plan area of 270 residential units and 501,000 square feet of non-residential, commercial
uses.
The Specific Plan also requires 30% open space, design elements to reflect the orchard heritage of the properties, new bicycle and pedestrian paths, and improvements to nearby
streets.
development
Development Allowed by North 40 Specific Plan
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Impacts to public schools are regulated by the State.
Senate Bill 50 (SB 50), restricts the ability of the Town to deny land use approvals on the basis that public school facilities
are inadequate or overcrowded.
SB 50 authorizes school districts to levy fees to finance school facilities to address local school facility needs resulting from new development.
School impacts
North 40 School Impacts
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SB 50 establishes the base amount of allowable developer fees for school impacts.
In January 2016, the Level 1 Fees were $0.56 per square foot of enclosed and covered space in any commercial
or industrial development and $3.48 per square foot for residential development.
Public school districts can, however, impose higher fees than those established by the School Advisory
Board (SAB), provided they meet the conditions outlined in the Act.
School impacts
North 40 School Impacts
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The North 40 Specific Plan included both private and public schools as permitted uses and the Town cannot force a school to be built.
The N40 Specific Plan does require the applicant
to work with the school districts voluntarily.
For the southern portion of the North 40 Area, the Los Gatos Union School District Board entered into an agreement.
School impacts
North 40 School Impacts
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The State has determined that there is a severe shortage of Affordable housing and there is an immediate need to encourage the development of housing.
In order to meet these regional
housing needs, California law requires the Town to adopt a housing element as part of its general plan.
By law, every jurisdiction must plan for its fair share of new housing for all
income segments of the community.
Housing element
North 40 Specific Plan Relationship to
Housing Element
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In order to comply with State law, the Town Council appointed a Housing Element Advisory Board (HEAB) to assist in the preparation of the Housing Element.
The HEAB consisted of the
General Plan Committee (GPC) and four members of the community.
Housing element
North 40 Specific Plan Relationship to
Housing Element
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In 2013 and 2014 the HEAB held numerous public meetings that allowed the public multiple opportunities to participate in the preparation of the Housing Element.
In June 2014, the HEAB
decided to satisfy the RHNA primarily with existing Affordable Housing Overlay Zone (AHOZ) sites.
The Planning Commission in August 2014 and Council in September, approved the draft
Housing Element and submitted it to the California Department of Housing and Community Development (HCD) for its review.
Housing element
North 40 Specific Plan Relationship to
Housing Element
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The State did not certify the Town’s Housing Element because it did not demonstrate adequate sites, appropriately zoned to meet the jurisdictions share of the regional housing needs.
In
order to obtain certification the HEAB, Planning Commission, and Council amended the Town’s Housing Element to include the North 40 Specific Plan to meet projected housing needs.
The
Housing Element required the Town to rezone 13.5 acres within the North 40 Specific Plan Area to comply with a minimum density of 20 units per acre.
Housing element
North 40 Specific Plan Relationship to
Housing Element
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To obtain certification of the Town’s Housing Element from HCD, the Town designated sites within the North 40 that allows “by right” development.
The phrase “by right development” means
that the Town’s review may not require a conditional use permit, planned unit development permit, or other discretionary local government review or approval.
By right development
By Right Development
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“By right” does not exempt the use from design review.
Governor Jerry Brown has proposed sweeping statewide legislation that would allow all projects with on-site affordable housing
to be approved “by right” regardless of whether it is within the RHNA and Housing element.
By right development
By Right Development
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Town Standards for Traffic Impacts (GP)
A through F Level of Service (LOS)
Level “D” is Acceptable LOS
LOS Measured as Delay in Seconds
For Developments
Level A through C Allowed One
Level Drop
Intersections Cannot Drop Below “D”
Mitigation Requirements
Traffic impacts
Traffic Impacts
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How is Traffic Analyzed?
Traffic Impact Analysis (TIA)
Anticipated Vehicle Trips
Considers Type of Development
Considers Time of Day (Peak)
Based on Accepted Industry Standards
Includes
Other Anticipated Developments
Traffic impacts
Traffic Impacts
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Additional Projects Included in Analysis
Albright-Los Gatos Business Park
Sutter Health-Palo Alto Medical (15400 Los Gatos Boulevard)
Stanford Cancer Center (Corner of Los Gatos Boulevard
and Samaritan Drive-San Jose)
CVS (15650 Los Gatos Boulevard)
Swanson Ford Mixed Use Development (Corner of Los Gatos Boulevard and Blossom Hill Road)
Dell Avenue Area Plan (Campbell)
Traffic impacts
Traffic Impacts
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Improvements to Address Additional Traffic
Multi Modal Improvements
Lark and Highway 17 Intersection
Lark and Los Gatos Boulevard Intersection
New Intersection at “Neighborhood Street”
Los
Gatos Boulevard at Burton/Samaritan
Traffic impacts
Traffic Impacts
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Public input opportunities
North 40 Development Applications –
Opportunities for Public Input
The public is welcome to participate in these upcoming Planning Commission and Town Council public hearings.
Community members may provide input and verbal testimony at the hearings
and/or by submitting written comments by 11 a.m. the day of the meetings.
Written comments are welcome now and can be sent to the Community Development Department (110 East Main Street,
Los Gatos CA 95030) or emailed to North40.comment@losgatosca.gov.
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QUESTIONS
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