October 9, 2004

 

Erin Morris

City of San Jose Planning Dept.

801 N. First Street, rm 400

San Jose, CA 95110

 

Denise Cunningham

KB Homes South Bay, Inc.

6700 Koll Center Pkwy., Suite 200

Pleasanton, CA 94566

 

cc:        Ken Yeager, SJ Councilmember, Dist. 6

Joe Horwedel, SJ Planning Dept.

Yves Zsutty, SJ Trails Planner

Don Hebard, chair, Los Gatos Creek Streamside Park Cmte.

 

re:        Plans for Monte Vista, by KB Homes

 

Dear Ms. Morris and Ms. Cunningham,

 

            The Willow Glen Neighborhood Association (WGNA) has been interested in the development plans for the old Del Monte cannery for decades. While the site is outside of Willow Glen proper, it nonetheless will have an impact on our community, hopefully for the better, which is why WGNA has been involved in the various MidTown studies and the Los Gatos Creek Trail planning efforts over the years. We are generally pleased with the current plans, but we do have some concerns we would like to have addressed.

 

The principal issue is with the treatment of the Los Gatos Creek and the associated trail. We appreciate how the project embraces and opens onto the creek and trail, with various feeder trails from the project leading to the creek and trail. However, the current plans show only a 30' to 95' setback for the riparian corridor, with an average setback of 50'. While this is larger than the setback presently at the cannery site, it is still significantly less than the 100' setback called for by San Jose’s Riparian Corridor Policy. We recognize, as was pointed out at the recent public meeting, that the Riparian Corridor Policy is technically just a set of “guidelines” and are not firm requirements, and also that there are various exceptions granted for developments in the downtown area or adjacent to existing developments. Also, we recognize financial constraints, and that setting aside the full 100' setback here might make the project unviable. However, we are also concerned that accepting a riparian setback only half that mandated by the policy sets a bad precedence, one that other developers would likely point to when they present their projects in the future.

 

We at WGNA propose a “grand compromise”: we would be willing to accept a setback somewhat less than that mandated by the Riparian Corridor Policy provided that the developer makes a number of improvements:

• We want the developer to construct the Los Gatos Creek Trail through the project site. Exact details should be worked out with the Parks Department, but we would hope to see a paved multi-use recreational trail 12' wide, with 2-3' wide unpaved shoulders on either side for joggers.
• The developer is to work to improve and extend the habitat in the riparian corridor by the planting of appropriate native plants and trees. Planting of “invasive exotics” (e.g., English ivy, bamboo, or eucalyptus trees) will be prohibited in or near the creek.
• The developer is to construct a grade-separated trail crossing of Auzerais Avenue. As can be seen by comparing the usage of the Los Gatos Creek Trail with the comparable Penitencia Trail (which is of similar length, population served, and physical beauty, but without grade-separated crossings), it is critical that the trails provide a safe means of crossing busy streets. An undercrossing here will become even more important as traffic increases on Auzerais, both because of the completion of the high density housing at Meridian, and also because Auzerais is the main means of access to the Monte Vista development. The trail undercrossing should also include riparian landscaping in the “future park dedication area” south of Auzerais. We recommend that the developers work with Yves Zsutty, San Jose’s Trail Coordinator, on the design of the undercrossing. Like other trail/street crossings along the Los Gatos (for example, at Leigh or at Bascom), in addition to the undercrossing, the trail should also have connector trails to the street so nearby residents using Auzerais can also access the trail.

 

            If the developer agrees to these conditions, then we would feel more comfortable in accepting the reduced riparian setback, as we will have accomplished the two main purposes of the Riparian Corridor Policy: the preservation/restoration of the riparian habitat along the corridor, and the creation of the recreational/alternative transportation trail. Also, if future developers point to the reduced setback as precedence, we can point to the additional mitigating amenities the developer provided.

 

            The proper design and construction of the Los Gatos Creek Trail will be key to a successful project. This site is just a mile or two from the employment and cultural resources of downtown San Jose, so a significant portion of the residents may be enticed to often leave their cars at home. Also, this project is going to be only a short jog or stroll down the trail from the restaurants and businesses along Lincoln Avenue in downtown Willow Glen.

 

            A couple other points:

• At the public meeting, much was made of the “increased interaction between units and street” in the “Podium Project”, but it seems as though this interaction is still quite minimal. For that “sense of community” that Willow Glen is famous for and which we hope to see preserved and encouraged, we don’t want for this project to seem like an introspective enclave, but rather we encourage it to engage and embrace the surrounding fabric of the community.
• Also at the meeting, it was mentioned that there were plans for a future Light-Rail station adjacent to the project. We encourage the developer to work with VTA to construct this station prior to construction of the project, so that residents will have the Light-Rail transportation option from the beginning, rather than first establishing the habit of driving everywhere and then later having to be convinced to change to the Light-Rail. (Also, extending the walkway adjacent the Light-Rail from the station southwesterly to the Podium Project would encourage the condominium residents to walk to the station and take the Light-Rail.)
• We are pleased that the historic water tower is to be preserved. We wish that more of the history could somehow be preserved and incorporated into the project. Is there no demand for loft space or other “non-traditional” housing? We know it could be challenging, but it could make for a more unique and special development.

 

We appreciate the effort that has gone into the design for this project, and the efforts at public out-reach. We would welcome the opportunity to answer any questions, or to work with you to help make this a project even more worthy of KB Homes and San Jose.

 

 

                                                                              Thank you,

 

 

 

 

                                                                              Helen Solinski,

                                                                              President, WGNA.