March 13, 2008

AVCA focuses on future of South Almaden Valley Urban Reserve

By Lorraine Gabbert
Staff Writer

Monday night’s AVCA meeting focused on future development plans for the South Almaden Valley Urban Reserve (SAVUR) with representatives from the city and county outlining San Jose’s 2020 General Plan and Envision San Jose 2040.

“Having urban reserves allows the city to plan and face growth. The General Plan is what sets the direction for future growth,” San Jose Principal Planner Stan Ketchum told the concerned, standing-room only crowd. Photo by Lorraine Gabbert

“Having urban reserves allows the city to plan and face growth. The General Plan is what sets the direction for future growth,” San Jose Principal Planner Stan Ketchum told the concerned, standing-room only crowd.

The General Plan for San Jose encompasses more than the municipal boundary, extending beyond the urban reserve, added Ketchum, the project manager for the Envision San Jose 2040 General Plan Update.

If the city council authorized creating a specific plan for the South Almaden Valley Urban Reserve, said Ketchum, a specific plan would have to be completed and the urban reserve boundary would be relocated to wherever it is proposed. After a specific plan is completed, it is expected that the county-owned urban reserve land will be sold to the city.

According to the plan, the Almaden Valley Urban Reserve and the Coyote Valley Urban Reserve may be appropriate for urban development and inclusion in the urban service area when circumstances are appropriate.

The South Almaden Valley Urban Reserve consists of about 1,050 acres. The city’s long-range vision is to create a planned residential community with supporting commercial services and public facilities after jobs have been established. At this time, the maximum capacity of envisioned dwelling units is up to 2000.

Under Envision San Jose 2040, the city council is directed to determine if this is realistic. It will also confirm the number of acres considered appropriate for future urban development.

Under the San Jose 2020 General Plan, the following triggers must be met before specific planning begins:

- 5,000 new jobs added to north Coyote Valley campus industrial area

- The city’s fiscal condition is stable, predictable and adequate for long term

- City services must be at least at the same level as 1993

- A reasonable fiscal stability must exist with the state

The population growth of San Jose is projected to be about 400,000 by 2035. “It’s better to get out in front of it, and plan for it, than to sit back and let it happen to you,” advised Ketchum.

Bill Shoe, Santa Clara County principal planner, then outlined existing urban services boundaries, rural use and open space reserve areas for the AVCA members and guests.

“Anything outside the city or city urban service area is planned for rural, not urban use,” he said. “That the city has also designated a portion of this area as an urban reserve for future study doesn’t actually change county land-use policy for rural areas.”

In the county, open space reserve has a 20-acre minimal lot size; rural residential is 5 to 20 acres, based upon slope; and hillside has a 20 to 160 acre designation, based upon slope.

“That doesn’t mean there haven’t been any conversations between the city and the county on the future of this area,” he added. The county set aside the SAVUR as large parcels that could be jointly developed between the city and county, according to Shoe.

Those attending asked questions regarding homes already located in SAVUR. “How can you create a general plan when single-family residential dwellings are approved by the county,” one attendee asked. “With 2,000 dwellings planned, do you subtract the units already there?”

Ketchum noted that lot sizes and the number of homes considered viable for the SAVUR will be determined through the General Plan update process. He estimates that about 200 homes currently exist in SAVUR, which doesn’t include New Almaden.

Any property outside the urban service boundary is dependent on wells, private water and septic companies and, as long as property can accommodate those improvements, they are entitled to build a residence. “On an individual lot basis, if a property can demonstrate sufficient on-site water, the county isn’t in the position to deny them a building permit,” he said. However, some areas of the county have already run into groundwater depletion, he added.

One man, who lives outside the urban reserve, was concerned he would soon find his property within the reserve boundary. “The city of San Jose wants to maximize property tax income,” he said. “That is the only reason they’re doing this. I call this annexation without representation!”

Ketchum believes that property owners would have to agree to be annexed. “For the city to expand the boundary, it would have to go before the Local Agency Formation Commission.” Shoe added. “With a demonstrated need for the land due to urban growth. After the land is included in the urban service area, then the city is the conducting authority for annexation.”

“The city of San Jose wanting to develop for tax money,” another attendee said, “could not be further from the truth. The fact that we have these triggers in place will take walking on water to complete. If it had not been for them, who knows what would be going on out there. It would be a whole different story.”

The next AVCA meeting is Monday, April 14 at 7 p.m. at the Almaden Community Center, 6445 Camden Ave.