Research park still faces big hurdles

By Nathan R. Huff

Sobrato Development Company's plans for a massive research and development park off Winchester are moving slowly along, but the project still has serious hurdles to clear.

The town's Development Review Committee signed off on the project after a second meeting Aug. 29, asking the applicant to make a few more modifications to ready the proposal for a public hearing.

A traffic study and environmental review--and possibly a full-fledged environmental impact report--will have to be completed before the application reaches the planning commission. Ultimately, the town council must approve the land use change.

Sobrato is applying for a General Plan amendment and related zone change to construct a 275,000-square-foot research park planned development. The project would be built at 14300 Winchester Blvd. on the land formally occupied by A to Z Nursery and Maxxim Medical. The facility could hold as many as 800 employees.

The principal issue with the project is its location, identified in the town's General Plan as part of the Vasona Light Rail Corridor. While Sobrato's proposal meets current zoning requirements, the town's General Plan states that, upon light rail's arrival, the area will be rezoned as high-density housing.

Sobrato is arguing that while it may not be housing, the proposed use is extremely high density and may bring more light rail riders than a housing development.

Part of Sobrato's proposal to address the light rail issue includes using adjoining land owned by the Santa Clara Valley Water District as a park-and-ride lot for light rail commuters. SCVWD, along with the Valley Transportation Authority and the city of Campbell, are also reviewing the project.

Sue Tippet, manager of SCVWD's community project review unit, said that while the district did not make formal recommendations on the proposals, it did make comments on project effects on district interests. Because of its proximity to Los Gatos Creek, Tippet said the district wanted to make sure buildings weren't placed on the creek bank, runoff was controlled, and native vegetation was used.

Tippet also said the district had never signed on to giving up a chunk of land for a future park-and-ride lot. "They did that on their own," Tippet said. "We have uses for it; that wasn't any part of our plan." The district uses the strip of property to store materials for emergency repairs to Lexington Reservoir and dam.

The VTA had a similar response. A spokeswoman said the authority made no formal recommendations, but favored anything high density that would increase ridership.

Planner Suzanne Davis, who is handling the Sobrato application, said DRC has asked that the company present a more detailed justification for the General Plan amendment. The developer was given copies of the Vasona element of the General Plan as reference material. Davis said ingress and egress, traffic and the proposed three-story height of the buildings may also be issues.

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