 |
|
|
|
Photograph by Kathy De La Torre
BullPen Books on Big Basin Way sits on the site of a proposed development that was recenty rejected by the Saratoga Planning Commission.
Planning commission says no to project
By Oakley Brooks
The recent narrow defeat of a planned mixed-use development on upper Big Basin Way revealed some confusion within the Saratoga Planning Commission about the city's plans for its commercial district.
On March 28, the commission voted 3-2 against the project proposed by San Jose developer Stan Gamble, which would have put four new townhouses and 4,000 square feet of retail/commercial space on two lots that extend from BullPen Books on Big Basin Way back to St. Charles Street.
The commission gave Gamble the option of proposing changes in his design. But Gamble, the president of Trafalgar Inc., had already expanded the commercial space in his plans once, and said he would appeal his plan to the city council.
"With all due respect, I've had my application in for more than a year," said Gamble. "I'll appeal to the council and let my chances fall where they may."
Planning commissioners shot down Gamble's plan after disagreement over his design and if it adhered to the Village Plan to preserve and maximize retail space in the city through the protection of storefronts, according to City Planner Mark Connolly. Any residential units are required to be above or behind the storefronts, in accordance with the Village Plan, said Connolly.
Gamble's original plans required a variance of the city code to allow the townhouses to be built closer to a proposed commercial building. But residential units were behind and above the commercial structure--according to the Village Plan--and the project was filed with the planning department before the Measure G morator ium took effect on March 15, 2001
Measure G, passed overwhelmingly by Saratoga voters in November, further protects commercial space by imposing a moratorium on residential building within the Village.
At the direction of the commission in earlier meetings, Gamble had increased his proposed commercial space by 30 percent. At the March 28 meeting he also proposed to convert the residential flat on the second floor of the commercial building to an office space for at least five years.
Planning Commission Chairman Chuck Page agreed with the planning department that Gamble had followed the Village Plan. Page also said that the second-floor unit could be converted back to a residential flat, if the city decides it needs more housing.
"I think it's a good compromise," said Page at the March 28 hearing.
Several opposing planning commissioners, however, cited the protection of commercial space when voting against Gamble's project.
Commissioner Cynthia Berry said she felt that the two townhouses in back of the commercial building would prevent the developer from maximizing the lot for retail space. "We have to follow city council's direction to keep the Village viable," said Berry, before her opposition vote. Commissioner Lisa Kurasch similarly questioned if Gamble's proposal would follow the Village Plan
Commissioner Erna Jackman joined Kurasch and Berry in voting against the project. Commissioner George Roupe voted with Page in favor of the development.
The situation surrounding Gamble's development was further muddied earlier in the evening when Kurasch and Jackman focused on affordable housing.
Kurasch asked Gamble if he would consider designating the upper portion of the commercial building a below-market-cost housing unit, while Jackman suggested redesigning the townhomes to include smaller, more affordable units to alleviate Saratoga's housing crunch.
Gamble looked surprised by the suggestions, then replied flatly, "I didn't buy the property to build a below-market unit."
The final decision on Gamble's proposal will now be before the city council.
"My hope is that the council has a little more cohesiveness in their decision making," said Connolly of the planning department.
Connolly said the planning department supported the project, based on the increased commercial space and the adherence to city directives on where Village residences should be situated.
"He met the Village guideline," said Connolly.
|
|
|
|
Saratoga, California Since 1955
