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Azule Crossing cropped up in the Measure G discussion
It's the only large project pending
By Kara Chalmers
The City Council isn't scheduled to revisit the Azule Crossing proposed development until Feb. 2, but the topic repeatedly popped up during a Jan. 25 discussion between the council and the Planning Commission about extending Measure G to commercial districts.
The development was approved by the Planning Commission in November, only to be denied a month later by the council on the grounds that it would eat up what little commercially designated land is left in Saratoga by converting it to partly residential uses. Many neighbors and Saratoga business people came out in support of the project. The council has since decided to reconsider its decision since developers added a larger commercial component to their plan.
Mayor Stan Bogosian first brought up his proposal for an extension of Measure G upon being elected mayor in December. Measure G, passed by voters in 1996, brings a vote to Saratogans before any land can be converted from open space or residential land to commercial land. Bogosian wants to extend the measure to also include conversions of the one percent of commercially designated land in the city--the only areas in Saratoga where multiple family homes are permitted.
During the meeting, the issues surrounding the Azule Crossing development and the Measure G extension became entangled more than once and the phrase "vision for Saratoga" was uttered repeatedly by planning commissioners and council members. But Bogosian's firm answer to whether the discussion Jan. 25 will have any effect on how he handles Azule Crossing when he reconsiders it Feb. 2, is "no." According to Community Development Director James Walgren, no large projects other than Azule Crossing are pending in the Planning Department.
Planning Commissioner George Roupe started the discussion on the Measure G extension by bringing up Azule Crossing. "Maybe you could help me understand why you see this to be such a critical issue," he said. "In a matter such as [Azule], that this is a loss of commercial property that seriously endangers the well-being of the city. I guess I missed that point."
John Mehaffey said that the city needs a policy on maintaining commercial property, or else Saratoga will become nothing but houses.
Councilwoman Ann Waltonsmith added, "We are a built-out city, and the pressure from the outside world will be the worst. Is this a community or are we just bedrooms? All of that has to have a much larger discussion. ... It's a huge discussion."
Some planning commissioners wondered what was wrong with the current policies. Chuck Page said that he believed that the process in place right now--wherein the Planning Commission hears projects and makes decision or recommendations and an applicant has the opportunity to appeal Planning Commission decisions to the council--has worked so far.
Planning Commissioner Cynthia Barry disagreed. She believes the process used to make the Azule Crossing decisions worked badly for everyone. She said that the developers did not have guidance and were not clear on Saratoga's values and vision.
The council finally settled on discussing as a public hearing item next month a draft one-year moratorium on any proposal in the city to convert commercial land to residential. A moratorium would buy the city time to figure out whether to opt for a ballot measure for a Measure G extension. In March, the council will make a decision, after hearing public testimony, on the need for a moratorium, or decide to go forward with a ballot measure. Some council members agreed that a decision made on extending Measure G should not be made by the five council members, but by the voters of Saratoga.
Besides allowing time for public input, a moratorium would give the council time to assess Saratoga's requirements for low and moderate income housing, City Attorney Richard Taylor said.
According to Bogosian, a draft moratorium for the public to comment on would keep the council focused.
"My concern is what the vision of Saratoga is," Bogosian said. He later added, "I think this whole process of vision is really critical. What do we want in Saratoga overall? And I think the moratorium process ... would give us the chance to articulate the vision, more importantly give the public a chance to articulate that vision. ... Once it's been done, and once the condominium is built, you're done. Trying to convert back to another use is really difficult."
Planning Commission Chairwoman Mary-Lynn Bernald asked how the 22 neighbors who spoke in support of the Azule Crossing development came into play with the council's decision on Azule. Bogosian reiterated that he wanted the discussion to remain focused on vision, not Azule.
The moratorium will only be a draft, something that the council and the public can "sink its teeth into" in March, so that the hearing does not deteriorate into a free-for-all discussion, Bogosian said.
"If we don't have something to sink our teeth into, I think the debate will in fact just go around and around on this issue of 'Well, does the current system represent all of Saratoga or doesn't it?'" he said.
Councilman Nick Streit said he is not a proponent of a moratorium, but if drafting one ahead of time would get people out to the council meetings to voice their opinions on extending Measure G, he is all for it. He said he thinks that people will most likely come out against the measure, since it would essentially pull the rights of property owners.
The city may publicize the draft moratorium and its public hearing in the city's newsletter, if it is ready in time, and in advertisements in the Saratoga News, in the San Jose Mercury News or on KSAR.
The public hearing is scheduled for the regular council meeting of March 1.
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Saratoga, California Since 1955
