Willow Glen
Neighborhood Association
P. O. Box 7706,
San Jose CA 95150
408/294-WGNA
www.WGNA.net
April 28, 2008
Board of Directors
Santa Clara Valley Transportation Authority
3331 North First Street
San Jose, CA, 95134
re: Concerns with proposal to sell the VTA parcel on W. San Carlos to Green Republic LLC
Dear Directors,
The Willow Glen Neighborhood Association (WGNA) has for 35 years now represented our members in the Willow Glen community, a little south of VTA’s W. San Carlos / Sunol Street parcel, on issues involving planning and land-use. As we said in our letter of February 4th, “WGNA is in support of well-designed, higher density, residential mixed-use projects along transit corridors.” Accordingly, we participated in San Jose’s Midtown Study (and the Lincoln/Auzerais Study before that) to assure that the resulting Midtown Specific Plan (MSP) would mandate that development in the area would be appropriate, and would be supported by the appropriate infrastructure. The VTA’s W. San Carlos property is covered by the MSP, and so any project there needs to conform to the land use maps, policies and urban design guidelines of the Midtown Specific Plan, and should at the same time meet realistic VTA financial goals.
Whatever project is developed on this site will establish a precedent for the other transit corridor properties that are ready for redevelopment. The community needs to perceive this precedent-setting project positively, and to feel that it is developed in conformance with the adopted City of San Jose MSP and General Plan policies.
Accordingly, the Willow Glen Neighborhood Association unanimously adopted the following resolutions at our April 24th meeting:
· We support the “Requests for Action” regarding the sale of the VTA West San Carlos Site as set forth by “the Advocates for Smart Growth in San Jose” (ASGSJ) in its Position Paper and clarified at the WGNA meeting (see attached memo).
· We ask that the VTA assure that any development on your lands is done in conformance with your own policies, as enumerated in “the VTA Community Design & Transportation Program” (supported by City of San Jose Resolution No. 65459), which includes:
o Community Design & Transportation Manual of Best Practices;
o Pedestrian Design Guidelines; and
o Bicycle design Guidelines.
We understand that the CD&T Program’s “Best Practices” includes the building of transit stations (e.g., the planned Sunol St. station on the Vasona Light Rail) before building nearby Transit-Oriented-Developments (TOD): to do otherwise would defeat the purpose of TOD as residents initially need their cars for work and travel and then would be less likely to give them up for transit at a later date.
· We also ask you to assure that any development will be consistent with the VTA Joint Development Program (JDP). We are particularly impressed with the following tenets from the JDP, and we believe that they should be adhered to by any agreement with Green Republic regarding the W. San Carlos site. Quoting from the JDP Goals statement:
- Key to the success of VTA sponsored development of transit station sites is the opportunity for “place-making” community centers that serve as a destination and a beneficial addition to existing neighborhoods
- The opportunity to improve the urban environment for thousands of people and to provide them a pleasant transit experience should be maximized. Transit stations should function as community centers where both commuter and resident needs for dining, retail goods and services can be met in a pedestrian-friendly environment.
- Attention to aesthetics and urban design standards will encourage community and neighborhood support of projects. The Policy emphasizes the need to coordinate land planning and project design with city planning officials and with neighborhood representatives. [emphasis added.]
We in the Willow Glen Neighborhood Association look forward to working with you and your chosen developer to help design a project that will be a welcome addition to the community. And we also look forward in the future to riding the VTA Light Rail to the vibrant “Destination” public plaza shops and businesses, as envisioned the Midtown Specific Plan.
Please contact us to let us know how we can help!
Thank you,
Dr. Lawrence Lowell Ames
President, WGNA
cc: San Jose City Council
Jean Dresden, ASGSJ
Richard Nieset, ASGSJ
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Attachment
Advocates for
Smart Growth in San Jose (ASGSJ)
Request for Action (as amended by WGNA Board 4/23/08)
Based on the considerable impact that the development of the West San Carlos
Site will have on the area, Advocates for Smart Growth in San Jose would
like to make the following call for action to the VTA board, city planners,
Green Republic, and San Jose City government officials:
- To the VTA board: A request for an inquiry to determine if the terms and conditions of the agreement for sale of West San Carlos property to Green Republic or any alternative site developer chosen and approved by VTA, are consistent with the provisions, guidelines and constraints set forth in the San Jose City 2020 General Plan and MSP, and further that it does not require, alteration of Plans in any significant or material way in order for the developer to reasonably proceed with a viable project.
- To the VTA board: A request to ensure, prior to the letting of any contracts for sale or development, that the economics of the site development project proposed by Green Republic or any alternative vendor selected, be structured in their intent and primary form to be consistent with the San Jose City 2020 General Plan and Midtown Specific Plan guidelines.
- To the VTA board: A request to ensure, prior to the letting of any contract for sale or development, that the economic terms and conditions of the contract for sale do not require or imply any significant changes to the San Jose City 2020 General Plan and Midtown Specific Plan; and specifically do not require any significant changes with respect to those plan’s details and constraints regarding density, open space, mix of use, and infrastructure development.
- To the VTA board and San Jose City officials: A request to secure a commitment that, if at any point in the future any changes to the San Jose City 2020 General Plan and Midtown Specific Plan are contemplated in connection with the JDP, that those changes follow the process of open government ensuring the continued open dialogue between VTA, Santa Clara County, San Jose City and neighborhood and community organizations.
- To VTA Board and City and Santa Clara County Officials: A request for continued commitment to the principal that all changes in officially adopted planning documents, such as the Midtown Specific Plan, would be approved and completed, prior to the approval of, and letting of, contracts contingent on the changes.