The last orchard of significant size remaining in Los Gatos is the 40-acre Yuki Farms property northeast of Hwy. 17 and Lark Ave. Los Gatos, once predominantly planted in orchards of apricot, prune, almond, and walnut trees, is interested in the Yuki's parcel at the northern edge of town from several perspectives, not the least of which is historical. The town has a general plan and a hillside-specific plan, and the so-called "north forty" was the subject of a draft specific plan in 1999, but it has yet to be approved.
Developer Kelly Heil, flanked by design consultants, and realtor Milt Mintz, representing property owner Tom Yuki, met with the town's Conceptual Development Advisory Committee Wednesday to discuss development of ten acres at the on-ramp from Lark Ave. to northbound Hwy. 17. The CDAC comprises Mayor Joe Pirzynski, Vice Mayor Barbara Spector, Planning Commission chair Joanne Talesfore, and Planning Commissioner Steven Rice. Community Development Director Bud Lortz, Assistant Community Development Director Randy Tsuda, and Associate Planner Joel Paulson also attended.
CDAC meetings are a relatively informal way for a developer to ask for general direction on a project before formally submitting plans. Karl Danielson and John Thatch of Dahlin Group Architecture, of Pleasanton, presented two conceptual possibilities drawn over an aerial photograph of the existing walnut orchard. One option called for a 150-room hotel along with about five acres of residential development. Option two was all residential.
"Mr. Yuki would like to see hospitality and commercial uses," Heil said, asking realtor Mintz for confirmation. Hospitality could mean hotel, conference center, or something similar. Heil admitted that Mr. Yuki did not want residential, but the plans were drawn this way from something of an economic necessity, because the ten-acre parcel would have too little access from Los Gatos Blvd. to support commercial development. "There are many stakeholders in this process," Heil said. "Mr. Yuki is certainly a very important one."
"This is the start of a wonderful procedure and we shouldn't get bogged down in details," Mintz said, agreeably. "But," turning to Heil, he said, "residential is not going to happen." Mintz, who has represented real estate transactions in Los Gatos since the 1960s, proved he knew the CDAC's attitude.
"The draft [north forty specific] plan excludes residential," Mayor Pirzynski said. The others were likewise opposed to general residential uses. The mayor explained that the draft specific plan is 90% what the town wants; it needs just a little more work before approval. The ten-acre property under consideration might not have sufficient access for commercial uses, but when the entire 40-acre parcel is developed, a new road, north of Bennett Way, could make it viable.
Mr. Heil's development partner, Bob Longinetti, and consultant Ray Hashimoto of HMH Engineers, were introduced, but did not speak.
Community Development Director Lortz explained that the property is now mostly zoned for "resource conservation," so it will need to be re-zoned before anything can be built. It would likely be handled as a "planned development," meaning town approval for a very specific development plan.
"Every project has to have a community benefit component," Planning Commissioner Rice explained, saying that he thought that setting aside space for youth sports or some other community facility would be more economically feasible if the whole 40 acres were in play.
"We see Los Gatos as the most beautiful town in the world," Vice Mayor Spector told the developers. "And this is one of the most beautiful parcels of land in our town."
"We're going to take our time on this," Bud Lortz said. "You're going to be in a hurry."
The committee professed to appreciate the developer's economic feasibility concerns, but everyone seemed to have an idea for a non-revenue aspect, from preserving the historic barns on the property, possibly as a museum dedicated to the Yuki family, to a heritage orchard, soccer fields, a skatepark, perhaps a cultural arts center. If there was to be a hotel, Mayor Pirzynski suggested only low-rise buildings, such as the 112-room Villagio Inn in Yountville, Napa Valley. Vice Mayor Spector suggested senior housing near youth sports fields, so that the two age groups could interact.
"The town wants all of its concerns settled in the north forty," realtor Mintz observed. Wrapping up the hour-long discussion, Mayor Pirzynski suggested that the developers discuss, through Mintz, more options with property owner Yuki. "Think of the whole plan," Pirzynski said; "the greater context." Mr. Yuki has worked cooperatively with the town for decades.
"It's very exciting," Planning chair Talesfore said, after the meeting. "We've been holding our breath [on the north forty] for years." During the meeting, she told the applicants, "It's going to be a great ride."
"Tonight's meeting is the start of an exciting journey," realtor Mintz agreed.
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