Jan Hutchins
Mayor, Town of Los Gatos
Dear Mayor,
Please allow me to thank you for the detailed critique of my recent
statements regarding the North 40 specific plan. I learn far more from a
contrary position than I do from agreement.
I would like to explain why I so strongly believe the current North 40
Specific plan should not be adopted.
<bold><bigger>1. The Process of citizen participation was flawed because
inputs are overruled by the General Plan
</bigger></bold>
Consider if you will the number of lanes on Los Gatos boulevard.
As you well know, before there was the North 40 task force, the Los Gatos
Boulevard task force spent over a year and a half working out policy
issues and statements for the boulevard and this property.
Members of this group drew up an complete AutoCAD drawing to scale of the
entire boulevard in order to present a picture of the specially softened
pedestrian friendly concourse we both desire. It was the groups desire
that the drawing be included in the plan. At that time (1997), we were
specifically told that a traffic provision of the general plan called for
the widening of the boulevard between Lark and Good Sam to match the
lanes of Bascom avenue. I doubt you can find that AutoCAD drawing
anywhere in the planning department.
Additionally, during our meetings we were instructed to investigate the
possibilities of moving the auto dealerships to the North 40 as well as
being told by town officials that the preferred use for this property was
a large, tax generating destination retail establishment. This was
further supported by architect Michael Freedman instructions to define
what types of businesses should be excluded from the pads of this large
"big box".
After weeks of hammering out descriptions of what could be done at the
North 40, the task force came to a consensus that there would be
"sufficient housing to support transit" on the property. This statement
is in some of the later drafts and I also may have a copy on my shops
computer, However, the document that was released deleted this phrase.
Why, not because of some conspiracy; just common sense on the part of
the staff, i.e. the General Plan does not allow it so they took it out.
I refer to General Plan Circulation Implementation
3) LOS GATOS BOULEVARD:
Samaritan Drive to Camino del Sol: Widen the road to 6 lanes with median
and parking and to 4 lanes with median, bike lanes, and parking.
While it is difficult to decipher what is meant here, it is perfectly
clear that the Los Gatos Boulevard plan for a bike lane was defeated by
those desiring a 6 lane road. Also defeated was the proposal to reduce
the lane width (to naturally slow traffic) from freeway size 12 feet to
the 11 feet now under consideration today.
Sadly, many participants in the North 40 task force were unaware of any
of the work and deliberations of the Boulevard Plan.
<bold><bigger>2. The consutlant does not understand the legal restraints
of the General Plan
</bigger></bold>
Last night the consultant twice explained how this specific plan
overrides the general plan with respect to housing and transportation.
During questioning by the Commissioners, the staff stated that the
General plan takes precedence and that means:
SUB-AREA 4.1 WEST OF LOS GATOS BOULEVARD:
5.12 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.
<bold>3. The plan presented does not represent a property with desired
mixed use residential
</bold>
As stated above, a modest residential presence was defined by a citizens
consensus early on in the process. There are certainly two sides to this
issue. I carefully read Linda's op-ed piece. I hope you have read mine
as it was in many ways an answer to her. As I wrote the zoning of this
location has been created with too large a brush (or magic marker). Many
people in this valley pay a premium price and live next to freeways and
boulevard. This is to our town's advantage. As someone who travels
widely, I am certain you know areas where density and housing co-exist
with nearby freeways and transit provided the design standards are held
high. Magic marker style design creates the rabbit warren types of
density we see in Campbell, which I know you do not want at the Vasona
LRT station.
The point is, detail design requires a clear knowledge of what is to be
built. The current plan is for non residential use. It defines
automobile access for such uses. If it were designed to include perhaps
200 mixed use residential units it may have a different set of access
routes. The consultants were not given that mandate so we do not know
how it might look.
Additionally while the general plan repeatedly calls for local and
regional transit integration, this plan did not even consider the Highway
17 shuttle, Pierless Stage, Amtrak, and Greyhound. Please look at map to
this location and trace out the logical routes and then see if this plan
provides the access to freeway shuttles. You may wish to consult the
SJS-Caltrans study of this area and note that the parking and retail
access maps closely match that of the consultants.
<bold>4. The plan allows for piecemeal development without an overall
Los Gatos theme
</bold>
I do not believe you want to see development here be done bit by bit so
that the new gateway to Los Gatos is a gas station and carwash. The
Vision Statement of the North 40 Specific plan (Section 2) goes so far as
to state that there is no consistant architectual theme in Los Gatos. A
visit to www.losgatosobserved or www.northlosgatos.com would say
otherwise.
The town will soon be presented with alternative vision statement to
consider for this property.
Sending this plan back now is a "line in the sand" because it indicates
that the representatives of this town listen to the peoples desire for
something better. Making clear statements about mixed use
residential-commercial which looks like Los Gatos is "totally" valid. It
will prevent the building of generic Orange County designs. And, as
Larry Arzie suggested, it may be time for a clear and unequivocal
requirement for underground parking. These ideas may becoming
absolutes.
I certainly will heed your advice and reduce the use of absolutes in my
words. The ideas will have to stand on their own. We do not seem to be
ready to give a building guide those few land owners who are ready to
develop their property. We can do a better job of building the more of
Los Gatos we need and deserve.
Thank you for the much appreciated criticism and the chance to clear the
air.
Sincerely
Mark
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