April 7, 2006

EEHVS Task Force Update:

Working towards consensus a top priority at meeting

By Candy Richter
Staff Writer

Opening the March 15 Task Force meeting was a presentation responding to the city’s Retail Study of October 2005.

Speakers Rick Demanski, director of client services for MapInfo, Lunardi’s attorney George Silvestri, and David Robere, Legal representative for Shapell Industries opposed the proposal of a “big box” 50,000 square foot supermarket opening at Yerba Buena and San Felipe. The concerns centered around the impact of a larger, competitive market on the revenues of Cosentino’s at Canyon Creek and Lunardi’s in Evergreen Village Square.

In his presentation, Silvestri opined that the impact of bringing a large-scale supermarket to the area would be a significant financial burden to the existing smaller grocery stores. It was suggested that the ensuing negative impact could force closure of Lunardi’s – the anchor store in Canyon Creek – and this would cause a domino effect with the other retailers.

“I’m not suggesting that it may happen,” said Silvestri. “As I stand here before you, with all due respect, I advise you that it will happen.”

An independent review of the September 2005 Bay Area Economic analysis by Alfred Gobar Associates presented two significant findings.

First, that realistic retail support at the Community College site is not adequate for a conventional supermarket. And second, that for a supermarket situated on that site to succeed, it would “significantly reduce” sales at existing markets.

Following the retail panel discussion, Task Force members broke into four strategy groups. During the breakouts, the facilitators worked through various combinations of amenities, funding sources and unit counts trying to settle on an equation that would satisfy all group members.

The group members were given voting cards with red, green and yellow panels to signify their level of support as the combinations were presented.

By meeting’s end, none of the groups had reached an agreement on all the items, but they had succeeded in narrowing the playing field. One of the sticking points for city staff Kip Harkness’ group were housing units versus the amenities funding.

“I think we can get what we want with [fewer] units,” said Jim Zito. “[Fewer] units means better quality of life.”

For Khanh Nguyen of the District 7 West Evergreen NAC, the issue was traffic and the impact developer-funded amenities would have on calming measures.

“There is no free lunch,” said Nguyen. “Traffic is the issue. This is what the developers are willing to pay – and that’s that.”

Looking at the final data from each of the four groups, some areas of agreement were identified. These included: building between 4,100 and 5,700 housing units; the addition of three elementary schools and possibly a high school; retaining 200 – 300 square feet for retail development; and the designation of between 15 and 20 percent of the proposed units as affordable housing.

According to councilmember Dave Cortese, co-chair of the EEHVS Task Force, the ultimate goal of the group is to come up with a plan that doesn’t violate the EEHVS guiding principals. While this may not mean a consensus in the traditional sense, it can mean a plan that everyone agrees abides by the guidelines.

“I have hopes that we will come to a middle ground,” said Cortese. “That’s always the preferred way of doing things for me - bringing people together. I put a high priority on that.”

Cortese went on to emphasize that not only is it the city council that makes the final decision on this matter, but that the EEHVS Task Force was not the only recommending body.

“There has been this myth that has grown up that this Task Force is more than advisory,” said Cortese. “It is up to council to decide, and staff will [also be] making a recommendation independently. That’s the other wild card.”

“This [process] requires empathy, trust and people to get along,” said Cortese. “We are all rooting for the Task Force to give as much clear guidance as possible.”

Cortese added that he heard more people on both sides of the development issue – meaning community members and developers - express optimism after the March 13 meeting than he had heard in a long time.

The next EEHVS Task Force meeting will be held in city hall’s council wing on April 11 at 6:30 p.m. For more details and an agenda, visit the District 8 website at www.sanjoseca.gov.