SJ memo proposes to change triggers
A new Coyote Valley development proposal calls for “phasing by the willing” and steps away from the project’s historic triggers “to let the market dictate who and what will go first.”
The proposal, outlined in a memo by San Jose Mayor Ron Gonzales and Councilman Forrest Williams, contains alterations to the Coyote Valley Specific Plan vision outlined in August 2003. It suggests that at least two prerequisites to residential development in Coyote – San Jose’s budget outlook and a minimum number of industrial jobs in the region – be eliminated.
“It’s a cause for concern, but I’m not surprised,” said Councilman Greg Sellers. “I’ve thought all along this would be San Jose’s course of action. We’ve got to be prepared to take whatever actions are necessary to protect our interests”
The Morgan Hill council has in the past discussed suing San Jose over impacts of Coyote development. The latest step came Wednesday night when the council approved spending up to $30,000 to hire a transportation consultant and a land-use attorney to advise them.
The Morgan Hill School also has hired an attorney to observe the Coyote planning process. District boundaries extend into South San Jose and include Coyote Valley.
“A lot of us have been wondering when something like this was coming,” agreed Santa Clara County Supervisor Don Gage, who sits on the Coyote Valley task force co-chaired by Gonzales and Williams. “There must be some pressure to develop, but they don’t have the triggers, so they have to change them. Otherwise they’ll be violating their own rules.”
As outlined in San Jose’s general plan, Coyote Valley development is contingent on the city having a five-year forecast of balanced or surplus budgets, a stable economic relationship with the state and 5,000 new jobs in North Coyote.
But the general plans also contains a caveat that would allow the San Jose city council to approve development as long as it can be self-sustaining. Gonzales and Williams want to take advantage of that exception.
The pair wants new triggers based solely on Coyote Valley’s jobs and housing revenue, and they want to build housing in conjunction with job development “in ANY increment and in any location as long as it conforms to the Specific Plan’s land use and design guidelines.”
The specific plan envisions a dense, transit and pedestrian-friendly community of 25,000 homes, 50,000 jobs and 80,000 residents. Planners have consistently praised it as “smart growth” and a safeguard against urban sprawl. But the new proposal would not require contiguous growth and allows housing to be built whenever new jobs are added in Coyote. The plan calls for one house for every two industrial and office jobs added in the region.
Sellers said the new proposal likely would mean the expected traffic impact in Morgan Hill and the region from people commuting to the new jobs would be less in the near future. He pointed out that if homes were built first, there will be a definite impact on the Morgan Hill School District.
“I went to Live Oak High School when we were on double sessions,” Sellers said. “I’m determined not to have my children go through that.”
Also, the proposal loosens density requirements. It would require the first 30 percent of development to occur at an undetermined level near the target density and allows further development at any density. Developers who don’t meet target densities would be required to buy land or conservation easements in the South Coyote greenbelt.
“That’s a back door to back away from density,” said Brian Schmidt, a legislative advocate for the Committee for Green Foothills. “I don’t see how they can make a functioning community if it’s going to develop over 40 years and you can scatter development and start incredibly small. How’s transit going to work? They’re trying to compete and suck as much development as possible from other areas of San Jose.”
Laurel Prevetti, the San Jose planner spearheading the project said she is keeping “an open mind” about the proposal will play out.
“I’m sure the intent is to be consistent with the visions and expected outcomes of the specific plan,” Prevetti said. “I think having this written down is useful to the conversation and I know a lot of stakeholders have been anxious to have these discussions.”
Gonzales and Williams say they are not diverging sharply from the existing prerequisites, but said it is time to update the triggers to make sure they conform to the goals of the specific plan. Williams said in an interview that it’s important to build housing and jobs concurrently to ensure that the city can attract large employers.
“This is just a beginning. We haven’t changed anything,” Williams said. “We are looking at things based on the vision statements that were made (in 2003). The triggers that we have today are essentially the same.”
But the existing triggers have proven difficult to meet. The last budget analysis released by San Jose Budget Director Larry Lisenbee predicted deficits through 2010. Cisco Systems, which once planned to bring 5,000 jobs to the valley has decided not to build a major facility there.
The cost of the planning process is being borne by a group of developers called the Coyote Housing Group. An initial estimate to build the necessary infrastructure in Coyote Valley came in at about $1.5 billion and didn’t include expenses for such essentials and police and fire services. Those costs will also be shouldered by developers and homebuilders, perhaps through a special assessment district. Coyote Housing Group President Kerry Williams could not be reached for comment.
Gage said that allowing scattered developments of uncertain sizes could put a financial strain on the city because small housing developments won’t produce enough tax revenue.
“They’re going to have to build some pretty expensive homes. Otherwise the housing won’t pay for itself,” he said. “This seems like it’s a little bit early because they sold this plan as ‘it’s not going to happen for 20 or 30 years.’ But it’s their business.”
The proposal is in draft form and will be discussed Monday evening at the next specific plan task force meeting. The task force must vote to send any proposal to the city council.
The Coyote Valley Task Force meets at 5:30pm, Monday at 151 W. Mission St., San Jose.
Gilroy Dispatch reporter Matt King can be reached at [email protected] or 847-7240.
