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Commissioners scrutinize project that assumes light rail will come to town
By Gloria I. Wang
Developers envision that a research facility and housing project near the border of Los Gatos and Campbell will go hand-in-hand with a proposed Vasona light rail station. But some question whether that station will come to town, and, if it does, how it will affect traffic in the area.
Sobrato Development Companies says its 12.3-acre site on Winchester Boulevard and Highway 85 will become a "transit-oriented project," with 328,000 square feet of space for commercial use and 105 apartments. Since light rail stations require nearby developments to be high-density, said Senior Vice President John Shenk, Sobrato came up with a plan that will house approximately 900 employees. Shenk said that the Valley Transportation Authority's standards require something even more densely populated, but it could not be achieved because of Los Gatos' desire to retain a small-town feel to the development.
Sobrato based those comments on the assumption that light rail will come to Los Gatos--but no formal commitments have been made on the part of the town or the VTA. Currently, the VTA's plan to extend the rail line ends in downtown Campbell.
At a Sept. 19 Los Gatos Planning Commission meeting, Director of Community Development Bud Lortz told commissioners that the town should develop the land in a manner that does not anticipate the advent of light rail in Los Gatos, but at the same time, would not hinder a station were it to come. On the other hand, Lortz said that the Winchester Boulevard site is a good place for light rail, since its proximity to Los Gatos Creek Trail makes the area more pedestrian-friendly and accessible.
Planning commissioners acknowledged that the VTA's requirements were clearly at odds with the town's General Plan and that they were uncomfortable with such a large project.
"Although a little bit of housing is nice here," Commissioner Suzanne Müller said, that housing element is not "strong enough" to convince her that the proposal would be beneficial to the town. Müller argued that the proposed development did not fit the context of the town, even with the buildings' Spanish/Moorish architecture.
"I'm really hoping to see something extra, extra special here, and I'm not sure I have it yet," Müller said.
Commissioner Peggy Marcucci agreed. "I think this project has some significant merits," she said. "But I also have some significant concerns with the density and intensity."
Commission Chairman Jim Lyon said that although light rail in Los Gatos was not guaranteed, he could foresee its construction. "Given the fact that ... the Campbell extension wasn't on the radar screen in the long-range plan and is now being built, Vasona station is next, and that's probably because we have enough draw already." Lyon suggested that the VTA consider developing a station that is more rural in design.
Even with light rail, however, Lyon said, Sobrato's project would not fit the town. "This is not Sunnyvale; this is not Santa Clara; the level in intensity of development that is here is too much for this community," Lyon said.
In his presentation, Shenk said that the project would not increase traffic in the area because light rail would minimize the number of drivers on Los Gatos streets. "In the bigger picture, this will alleviate traffic," said Shenk, who cited VTA statistics showing that traffic tends to decrease in a particular area after the construction of a light rail station.
Planning commissioners disagreed with Shenk, since the development is near several major intersections and asked for concrete VTA data to confirm Shenk's assertion.
Susan Burnett, a Los Gatos resident, disputed Shenk's claims. "What bothered me a lot was, [he said] 'There's no traffic problem,'" Burnett said. "I mean, come on, are we kidding ourselves?" Burnett said that Winchester Avenue was already crowded with traffic into Los Gatos and clients of Courtside Club on the streets. With the addition of light rail, Burnett said, people will drive into town from other places--such as Santa Cruz and Saratoga--to ride the rail.
The "Los Gatos Gateway," as Sobrato calls the project, is between Highway 85 and Knowles Drive on Winchester. The site, former home to Maxxim Medical and A to Z Nursery, is known as a gateway because it is one of the first sights that a driver sees upon entering Los Gatos from Campbell. Shenk pointed out that the project would "set the standard by which the community can be judged."
"We're determined to build a project in which all of us can take deep personal pride. There's no doubt in my mind that when the Los Gatos gateway is completed, the people of Los Gatos will proudly say that 'this is where my town begins,'" Shenk said.
As part of making the area a gateway to Los Gatos, Sobrato offered to contribute $50,000 for public art, possibly at the light rail station. But the planning commission suggested that Sobrato work with the town's arts commission to research what kind of art $50,000 buys, and whether it would be appropriate in the town.
The research and development aspect of the project consists of three buildings. Sobrato's proposal was for two- to three-story buildings, but the planning commission asked the developer to lower all three buildings to two stories.
Research and development use differs from office space, Shenk said, because it does not accommodate as many employees as offices do. Instead of cubicles, the project would include tradeshow rooms, fitness facilities, laboratories and cafeterias, but the facility would "feel office-y," Shenk said.
Sobrato's plans are to lease the space out to up to four, but ideally one or two, tenants in the high-tech industry.
The 105 apartments vary in size, from studio units to three-bedroom homes. Sobrato had proposed to lease 21 of the units out at below-market price--a town program that links housing rates with household income--and set aside an additional five units for teachers, at less than market rent.
Commissioner Phil Micciche said that although the below-market-price units were good, he asked Sobrato to consider increasing the percentage of units included in the program.
Most of the members of the public who spoke were supportive of the proposal. Laura Stuchinsky, from the Silicon Valley Manufacturing Group and Housing Action Committee, said that the location is ideal for a high-density development and that Los Gatos needs more housing.
But Burnett remained unconvinced. "I must be somewhere else than where the people that have been speaking live," Burnett said. "It's a very nice project--it's just not appropriate there."
"If you had talked to the average Los Gatos citizen, if you asked their opinion and gave them the facts, they would say no," Burnett said.
Former planning commissioner Len Pacheco said that most of the public's comments were focused on housing instead of the entire project. "I'm very much in favor of housing, but it seems to me like the developer's still uncertain about how they're going to use the housing."
Pacheco also reminded commissioners that the architect of the project, Ken Rodrigues, was the same architect who had designed the dome in Blossom Hill Pavilion on Los Gatos Boulevard and Blossom Hill Road, which has generated controversy since it was constructed in 1996.
Planning commissioners voted 5-1 to have another hearing on the project on Jan. 9, after Sobrato does a redesign following their suggestions and obtains appropriate VTA and engineering data. Chairman Lyon voted against the motion because it "doesn't go far enough." Lyon said that the project was in direct opposition to the town's General Plan.
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Los Gatos, California Since 1881
