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01-28-04 Minutes - GPCTOWN OF LOS GATOS 110 East Main Street, Los Gatos, CA 95030 (408) 354-6872 --------------------------------------------------------------------------------------------------------------------- ----- SUMMARY MINUTES OF A SPECIAL MEETING OF THE GENERAL PLAN COMMITTEE OF THE TOWN OF LOS GATOS, JANUARY 28, 2004 HELD IN THE TOWN COUNCIL CHAMBERS, CIVIC CENTER, 110 EAST MAIN STREET, LOS GATOS, CALIFORNIA. --------------------------------------------------------------------------------------------------------------------- ----- The meeting was called to order at 5:00 pm by Chair Michael Burke. ATTENDANCE Members present: Josh Bacigalupi, Barry Bakken, Michael Burke, Steve Glickman, Diane McNutt, Lee Quintana, Mark Sgarlato, Mark Weiner. Excused Absences: Phil Micciche Staff present: Bud Lortz, Director of Community Development; Suzanne Davis, Associate Planner; Larry Cannon, Consulting Architect. VERBAL COMMUNICATIONS None ITEM 1 COMMERCIAL DESIGN GUIDELINES C-2 Zone: Larry Cannon presented story boards of different areas in the Downtown and discussed character and similarities between buildings, issues and concerns, and questions that need to be answered by the Committee. He suggests breaking the Downtown into different sub-areas to allow focus on building characteristics, setbacks and massing. He discussed various areas including Santa Cruz Avenue between Main Street and Royce Street, C-2 storefronts, C-2 Institutional/Two-story Eclectic, the Parking Lot 4 frontages, Santa Cruz Avenue south of Main Street, Santa Cruz Avenue northern portion (Bachman to Saratoga), Village Lane and Saratoga-Los Gatos Road. He talked about setbacks from the street. Bud Lortz clarified that the required front setback for the C-2 zone can be reduced to zero provided that specified findings are made. Mike Burke clarified that setbacks are measured from the property line, just inside the sidewalk. Bud Lortz noted that some things can project over the sidewalk such as awnings and signs. When C-2 properties are across the street from residential, a 15 foot front setback is required. Lee Quintana asked if there will be potential changes to the Zoning Ordinance based on what is decided on for the Commercial Design Guidelines. Bud Lortz said it is possible, but suggests changing the zoning only if it is something compelling. Lee Quintana said she definitely sees a distinction between the southern and northern part of the Downtown. She would not like to see new buildings required to be set back 10 feet when most of the existing buildings are set back. Mark Sgarlato agreed. Bud Lortz said one thing that has been identified as a benefit of having a setback provision, is it leaves adequate space for outdoor dining. Key items for discussion are whether to have sub-areas and required setbacks. Barry Bakken asked if it should be looked at aesthetically only, or if businesses and the impact it may have on them is to be considered Diane McNutt commented that architecture and design can lead you to a business. Buildings that are set back can impact the viability of a business. A book called “The Science of Shopping” provides a good perspective on this. The Highway 9 businesses are different in that they allow people to drive in front. Steve Glickman said there are two questions to ask, one functional and one aesthetic. Do want a Downtown that encourages people to come and partake of it. There are places with an outdoor activity that are attractive whether it be dining or other gathering place. He likes to see people. People should enjoy the Town. He likes the “older style” architecture. The Sharper Image style is incompatible with the older style buildings. Some of the buildings on Los Gatos-Saratoga Road are unattractive. A variety of styles is good with some comp atibility in theme. It shouldn’t look artificial. He is comfortable with setbacks where they accomplish a purpose. Josh Bacigalupi agreed with many of the comments that have been made. He would like to focus on rich architecture (e.g. the old bank building on North Santa Cruz & Main Street). Rich architecture is achieved when there is an overall structure with secondary and tertiary design elements. As an overall statement, he likes the variety, but each building should be internally ordered with layering (e.g. Icing on the Cake/Pomegranate building). As far as setbacks are concerned, its good to have some duck-outs. Where glass is at an angle, you can see into the store and it is a successful use of the setback. He agreed with Steve Glickman’s statement on Sharper Image. On the new Walgreen’s location, there is some layering, but it lacks some human discipline. Mark Sgarlato also agreed with many of the comments that have been made. He walks in the Downtown almost daily. The practical thing is the architecture that has been successful. Lee Quintana said that many people have said they prefer the south part of Downtown versus the north part. There is a cozier feeling. She likes the concept of rich architecture. Simple, not complex forms, layered with detail. She doesn’t dislike the Sharper Image as much as some people as it was an improvement to what was formerly a plain building. She initially liked the concept of sub-districts, but doesn’t want to encourage the undesirable buildings/setbacks/elements. The key is diversity. She doesn’t want to see complete uniformity. General Plan Committee Regular Meeting of January 28, 2004 Page 3 of 6 Larry Cannon noted that it is important to determine why the guidelines are being created. The document should present a clear presentation of what is wanted. Lee Quintana said she doesn’t want to see blank walls. Larry Cannon said the current standards require a minimum amount of glazing. Lee Quintana expressed concern about building height. She doesn’t want to see to many buildings at 40 feet. She also wants to talk about signs. Larry Cannon commented that signs are not nearly as problem in Los Gatos as they are in some communities. On Main Street the predominant sign type is window signs. Lee Quintana prefers window signs, painted signs, those on the bottom of awnings. She doesn’t like signs that are stuck on the building and don’t match anything. Mike Burke said there is an eclectic mix in the Town. Along Highway 9 there are different needs and don’t necessarily want a pedestrian friendly environment. There are some very unique areas or districts with distinct uses. He likes the varying setbacks and agreed with Josh Bacigalupi on that with regards to pedestrian flow. Josh Bacigalupi agreed with Mike Burke on his comments on Highway 9. Larry Cannon said the approach will be to look at what we’ve got and work with the texture and scale that is there and decide where the dividing lines should be. Barry Bakken said he feels architecture can affect driving. Where buildings are more attractive you are more likely to slow down to look at it. Diane McNutt noted that the Northside parking lot is underutilized due to the location and the lack of a connection to the Downtown. Buildings sometime reflect the type of business and what it is they are trying to sell. Steve Glickman said he thinks Diane McNutt is right, but it raises the question of whether a business like Sharper Image is appropriate for the Downtown. Talking about Route 9, not everyone drives by it quickly because there is a signal there. If we have a Downtown image we are proud of, we should give people a taste of that on Route 9 as an extension of the Downtown. Pictures showing good examples are very useful to provide guidance to people. Josh Bacigalupi said there is a hierarchy and he would like to address the traffic before developing architectural and other criteria to try and fix it. Larry Cannon noted that if something changes on Highway 9 it will likely be a larger scale project rather than individual small businesses making changes. Mark Sgarlato would like to bring light rail in to help slow the area along Highway 9 down. General Plan Committee Regular Meeting of January 28, 2004 Page 4 of 6 Mark Weiner asked if there is something that could be done with signs to identify different areas. Bud Lortz said there is a Gateway working group that has created a gateway for Highway 9/N. Santa Cruz. Public signs is a work in progress and definitely needs to be addressed for consistency. Changes to existing buildings that are totally inappropriate are a challenge. Staff tries to reach a balance when there isn’t a way to require substantive changes for a new business. There are many different perspectives and we need to take those and develop a set of guidelines that are clear. The challenge is to build as much certainty into the process while still allowing flexibility. Lastly there are the historically designated buildings and the Downtown Commercial Historic District and how those are worked into the sub-districts. Larry Cannon said he will put together a series of questions with alternative solutions for the Committee to discuss at the next meeting. Lee Quintana asked if the frontages on Highway 9 are appropriate for retail or if they should be office. The new building at Highway 9/University provides an attractive entrance to the Downtown. Mike Burke is concerned about expanding too much the “cutsy” downtown. Also, Highway 9 has some gas stations and as long as there are good architectural examples, it is good to retain these types of businesses. Josh Bacigalupi agreed. C-1 Overview: For the C-1 zone, north of Highway 9, Larry Cannon talked about what is there now. There is still a strong pedestrian feel even though many buildings are set back from the street. There are some larger commercial projects and institutional buildings where the scale is big. On the east side of the street it backs up to the LM district and on the west side it abuts residential. One of the issues is the treatment of that edge. Not all edges are landscaped which detracts. No landscaping between sidewalks and parking in some areas. He would like input on the architecture and character that is desired for this area. He showed some examples of signs and commercial buildings with a residential feel. Signage will be really important in this area. Steve Glickman dislikes signs with multiple tenants. Mike Burke said it is ok as long as it is an attractive sign, but it is also balanced by signs on the building. Diane McNutt said that it depends on whether the businesses have frontage where they can have other identification. Larry Cannon said that sign elements such as illumination can affect the appearance and feel. General Plan Committee Regular Meeting of January 28, 2004 Page 5 of 6 Mark Sgarlato said that some signs are oriented to driving. He would like to see more pedestrian oriented signs where appropriate. Steve Glickman said when he is looking for a business, he is looking for the address. The individual signs are more attractive. Lee Quintana said when she is looking for a business and its in a center, its easier looking for the center first and then locating the business. She prefers to identify the shopping center. She noted that there seems to be an increasing number of neon signs in the Downtown. Diane McNutt said it really comes back to what kinds of businesses and what type of commercial building it is. Some visits, such as going to a restaurant or book store, are spontaneous. Sometimes having multiple property or business owners creates difficulty in gaining improvements. Bud Lortz noted that the main owner of one of those types of centers is working on plans for a reface of the center where he is the majority owner, and is working with the other owners to get the entire center remodeled at the same time. The other owners are receptive and this is the most desirable way to do it rather than piecemealing it. The challenge is whether to do a complete tear down or if a facade remodel is better. Larry Cannon said for example, an old Town & Country center can be upgraded or brought up to date while still retaining the original character. Need to establish scale and character, how to treat businesses relative to abutting land uses, landscaping, setbacks. There may be a theme that is to be followed. Mike Burke expressed concern about creating too much of a particular style and becoming monotonous. Lee Quintana said one of the best examples of remodeling without demolition is the building on North Santa Cruz that is now the mortgage center for Washington Mutual. The essence of the building wasn’t changed but it was really improved. Larry Cannon asked for input on architectural character of new buildings and whether they relate to commercial or residential. Lee Quintana said more residential on the west side. Barry Bakken asked if the district can be divided into smaller sub-areas, such as opposite side of the street. Mike Burke said that each side of the street can be different. Steve Glickman said that on Highway 9 there is a real separation, but that on other streets the two General Plan Committee Regular Meeting of January 28, 2004 Page 6 of 6 sides shouldn’t be completely different. Mark Weiner agreed. Diane McNutt said she would like to see some of the new buildings softened with landscaping. Steve Glickman agreed. Mike Burke asked if a field trip might be appropriate. Bud Lortz said it is possible, but the Town needs to be able to accommodate the disabled as it is a Brown Act meeting. Mike Burke suggested that Committee members walk the areas on their own, and perhaps Larry Cannon can make some suggestions on what to look for. ITEM 2: APPROVAL OF MINUTES Josh Bacigalupi requested a change to one of his statements. Steve Glickman made a motion to approve the minutes of January 14, 2004 with the requested change. The motion was seconded by Barry Bakken and passed 5-0-1 (Mike Burke abstained). ADJOURNMENT The meeting was adjourned at 6:55 pm by Mike Burke. The next regular meeting of the General Plan Committee is scheduled for Wednesday, February 11, 2004 at 5:30 pm. Prepared By: ___________________________ Suzanne Davis, Associate Planner N:\DEV\SUZANNE\GENPLAN\GPC\2004minutes\GPC-1-28-04.wpd