October 13, 2005

City planner describes potential impact of Coyote Valley development on Almaden Valley

Triggers must be satisfied before development occurs in urban reserve

By Sheila Sanchez
Staff Writer

As Coyote Valley evolves into a new community over the next two decades, traffic and growth will likely become commonplace, much to the chagrin of some local residents.

That’s why the city wants to implement a tax base to support existing neighborhoods while planning officials will try to mitigate the spillover impacts of Coyote Valley onto Almaden, said Laurel Prevetti, deputy city planning director, during Councilwoman Nancy Pyle’s monthly public forum Oct. 5 at the Almaden Winery Community Center.

Approximately 20 people turned out for the first of Pyle’s new “discussion and dessert” meetings to discuss—over cookies, fruit and drinks—the development of Coyote Valley and its subsequent affect on the Almaden Valley.

Coyote Valley is the last piece of undeveloped rural land in the city. Experts are saying its development could cost between $600 and $800 million. The plan calls for a community of more than 50,000 jobs and at least 25,000 homes that would house about 100,000 people.

“We want them to know exactly what the whole plan is … so that there aren’t any surprises. This is a plan and plans can be altered, amended and changed with community input. I’m going to have to vote on this so I want to make sure where my community is coming from,” Pyle said.

Should Almaden Expressway be widened?
Many residents at the meeting said they’re against future widening of Almaden Expressway beyond the eight lanes proposed between Branham Lane and Blossom Hill Road to accommodate growth from Coyote Valley.

But South Almaden Valley Urban Reserve resident Bill Snyder said he favors widening the expressway all the way to the rural area because he sees the need for it in the future.

“Highway 87 was a little shortsighted,” Snyder said. “Here we are shutting it down to widen it. Why not build it when we start rather than do it down the road?”

Snyder, a certified public accountant who has lived in the urban reserve for 12 years on a 1.4-acre lot, also said he thought it was foolish to underestimate the traffic flow that will spill over into the valley once Coyote is developed.

“If you build this community, obviously you’re going to have a lot of traffic. People don’t want to expand Almaden Expressway … but we’re going to have the traffic so we better have the expanded thoroughfare,” Snyder said.

Snyder also said he would favor the city simultaneously developing Coyote Valley and the South Almaden Valley Urban Reserve to avoid duplications in the future and to give homeowners like him an opportunity to subdivide their lands if they want to.

Almaden resident Liesel Wilson opposes Coyote Valley development spilling over into Almaden Valley. “I’m worried about the traffic affecting our area. I’ve lived in Almaden for 41 years and the change has been unbelievable. It’s pretty hectic now,” she said.

Prevetti said Coyote Valley’s so-called economic requirements or “triggers” need to be satisfied, like the creation of 5,000 jobs, before the city will start planning development in south Almaden Valley.

Developers have purchased large chunks of land in reserve
Prevetti also said many developers who own land in the urban reserve—now being used for light farming and ranching—will want to begin development soon after Coyote Valley’s triggers are met, but she said the council would have to decide how to proceed with such changes.

“At this point there’s no proposal, there’s no budget, there’s no work plan (to develop Almaden Valley) and our plate is full with Coyote Valley,” Prevetti assured those at the meeting. “But I’m sure it will come up. I’m sure the council will raise it at some point. People have speculated for years that this will happen.”

Prevetti said the city has had many discussions with the county and has an agreement that urban types of development need to happen in the city.

Within the urban-service area north of Harry Road, the county needs to refer any development proposal in the unincorporated county area to the city for comment and allow the city the option to annex the land, she explained.

When rare development proposals occur in the urban-growth boundary, but not in the urban-service area, the city doesn’t always hear about them as the agency is not bound to tell city planners about it.

Prevetti said transportation officials are studying Highway 101 to make sure there is traffic capacity to serve Coyote Valley.

Because the city is continuing to allow more housing than Morgan Hill and Hollister, studies have shown that many of Coyote Valley’s jobs will be taken by San Jose residents, particularly those living near or around Highway 85, she said.

Many residents at the meeting asked Prevetti if the greenbelt north of Coyote Valley is protected. Prevetti said the Tulare Hill is already within an open space trust and is permanently protected. The county parks system and IBM own some land north of the project, but the land has several building restrictions to protect it.

How will Bailey Avenue be widened?
Prevetti said the city is just beginning traffic studies to determine how Bailey Avenue, which connects Coyote Valley to McKean Road, will be widened over the hill. The road currently winds its way from Coyote Valley to Almaden Valley via two lanes.

A possibility is to have Bailey Avenue become two one-way routes so it’s not a huge scar on the hill, she said. The city is even considering a tunnel option to protect some of the sensitive habitat in the valley. This option, however, would be expensive.

As part of the Coyote Valley study, city planners are also analyzing McKean Road, Harry Road and Almaden Expressway.

A Caltrain station would also be built in Coyote and light-rail transit would also be considered. Right now, there is Caltrain service from San Francisco through Coyote Valley, she said, adding that north and mid-Coyote’s vision is to be an urban, pedestrian-, transit-oriented community with mixed uses.

As much as city officials want the development to be pedestrian-friendly, cars will be accommodated for access to local businesses and would be allowed through major interchanges at the Coyote Creek Golf Course and Bailey Avenue and Coyote Valley Parkway. Those roads would be created as a parkway system able to handle a high volume of traffic, while a grid system would be utilized for the neighborhood streets, allowing residents to walk and ride bicycles.

If the council approves Coyote Valley’s plan in 2006, the city still has to seek approval from the Local Agency Formation Commission to annex the central Coyote Valley and would begin infrastructure financing and road improvements so at the very earliest, construction would begin in 2008.

“It’s a 30-year build-out. It’s going to take a lot of time before all this happens. You’ll probably see some of it. It really depends on when we’ll start,” Prevetti said.

She also said the council is requiring that 20 percent of the homes be deed-restricted and below-market-rate units.

Although a full-scale hospital has not been requested, clinics would be allowed, Prevetti said, adding that some hospitals in Morgan Hill might re-open and become full-service.

Gavilan Community College also wants to come into the area and student housing could be considered, she said.

The council has also asked staff to conduct an environmental impact report on the development to examine air quality, noise, hydrology, biology and other impacts.

When it’s completed, planners plan to post it on the city’s Web site for the public to review and comment on it.

City planners update the council with periodic progress reports on the development; a new report will be presented to the council this fall along with public testimony. In addition, residents can stay involved by participating in taskforce meetings and community workshops. Residents can also ask city planners to be included on the mailing list to receive updates on the plan.

A fiscal impact study is also being conducted to determine the cost of housing versus jobs. According to Prevetti, some of the early conclusions were premature.

For more information on Coyote Valley, visit www.sanjoseca.gov/coyotevalley.

Pyle’s Nov. 2 “Discussion and Dessert” forum will be held at 7 p.m. at the Almaden Winery Community Center, 5730 Chambertin Dr. It will focus on emergency preparedness. Dr. Earl Stevens from the office of San Jose Prepared, will be the guest speaker.