June 30, 2006

EEHVS Task Force Update

Housing unit exercise provides motivations toward middle ground

By Carol Rosen
Staff Writer

While the June 19 meeting of the Evergreen East Hills Vision Strategy task force got rather bogged down in opening comments and a discussion reviewing the work plan, it made up for lost time in a “balancing the equation” session.

Spurred by facilitator and city planning staff member Kip Harkness, task force members worked together on a housing unit exercise that included the factors toward determining a middle ground between high and low density housing for the four sites—Arcadia, Pleasant Hills Golf Course, Industrial and Evergreen Valley College.

Harkness used a chart and a work sheet to first set out the range of density in each of the four areas. He then asked task force members to describe what incentives are driving higher and lower numbers of houses.

Members managed to make it through two sites before the public comment period. Afterwards, they completed the third site before tabling the fourth site for the next meeting, which has yet to be scheduled.

Among the factors for density consideration are the amounts of money available for amenities, traffic problems, square footage of lots and homes, affordable housing, retail, office space ownership/rental and transit-oriented development.

The exercise sets a range of discussion, Harkness said, while it allows both sides to understand the perspectives and competing interests to allow members to make a recommendation to the City Council.

Pleasant Hills Golf Course
The Pleasant Hills site, formerly a golf course, was the first area discussed. The housing density for this site ranges from 755 on the high end down to 600. While the community would prefer no new housing developments, a density below 600 would eliminate plans to build a new elementary school.

If they have to have development, the community decided it should be 600 homes, so that a new school will be built.

Task force members also noted several other factors on the community’s wish list, including retail to serve the neighborhood needs and office space. In addition, the number of homes and apartments needs to be balanced, and compatible with or complement the housing already there. Of those 600 units, even though affordable housing is not required in Pleasant Hills, the community would like to see about 100 affordable units to house teachers and fire fighters.

The county has zoned the area 60 percent housing and 40 percent open space, said a task force member. That open space must be preserved, he added. People already living in the area prefer as much open space as possible, since many bought their homes thinking the golf course would always be there.

The biggest concern for the site is traffic. More housing results in more traffic. The higher density plans have sparked more concerns, especially to the already congested White and Story Roads intersection and Tully and White Roads intersection as well as Flint. As yet, there is little public transit in the area.

Evergreen Valley College
The Evergreen Valley College site has a high/low density range of 300 to 500 homes, with 500 the maximum limit. The concerns for this area are mostly different than the former golf course, although traffic remains a problem, especially in the morning.

Members noted that there is quite a variation in the area. While most is currently reserved for educational services, there is some industrial nearby. Office and retail space is needed.

Typical housing is likely to be mixed two- to four-story apartment buildings—the least number of stories the better--and town home/condo types of housing to accommodate college employees. The new housing should fit into the neighborhood and not obstruct views.

Such housing would provide a high level of affordability near people’s work sites.

The main point of contention here would be retail, where it is placed and what it is. Several members pointed out too many regular supermarkets, but a lack of ethnic markets since the area is 53 percent Asian, Pacific Islander and Philippino. An anchor or “big box” store as well as an ethnic market would work at Quimby and White, said another, where the population is 67 percent Asian.

Arcadia
The Arcadia site poses a larger housing density of between 1,875 and 1,000 homes. Some task force members were concerned that this area would end up as “the dumping ground for the rest of Evergreen.”

The density range here is contingent upon various factors including amenities such as a sports complex and a community center and the possibility of denser housing because of light rail. Both local and regional traffic is of a high concern. Reid Hillview Airport, which encompasses about 400 acres, limits the amount of possible development.

Harkness suggested there may be a trade-off between amenities and traffic. The timing of Measure A and the light rail is yet another factor.

“You shouldn’t build homes without transportation and development of mass transit,” said a task force member.

Harkness boiled down Arcadia, with its complex variations to two sentences. “This is the only piece of property that is in favor of development with all the people concerned about traffic. It has an extensive commercial aspect, but we have to connect it to the existing traffic-limited neighborhood,” he said.

Public comments
Prior to discussing Arcadia, the task force took public comments. One resident in the Evergreen College area noted the importance of quality of life. “No one agreed to 300 homes here. You need to leave some space between the [housing] development and the college. I feel like the process is looking at 5,000 homes. We need to look at alternatives. People don’t talk about the quality of life.”

Another noted that additional housing would bring more kids and schools already are “overflowing. We need to add the issue of more schools for students. You need to set land aside for new high schools to accommodate the new students.”

“I believe the city has a contract to maintain the quality of life. Adding more residences, schools and stores will increase traffic, and it’s already bad,” said another.