02-25-04 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, FEBRUARY 25, 2004 HELD IN THE
TOWN COUNCIL CHAMBERS, CIVIC CENTER, 110 EAST MAIN STREET, LOS GATOS,
CALIFORNIA.
---------------------------------------------------------------------------------------------------------------------
-----
The meeting was called to order at 5:30 pm by Chair Michael Burke.
ATTENDANCE
Members present: Josh Bacigalupi, Barry Bakken, Michael Burke, Steve Glickman, Diane
McNutt, Mark Sgarlato, Morris Trevithick
Members absent: Phil Micciche, Mark Weiner (excused)
Staff present: Bud Lortz, Director of Community Development; Suzanne Davis, Associate
Planner; Larry Cannon, Cannon Design Group
VERBAL COMMUNICATIONS
None
ITEM 1 COMMERCIAL DESIGN GUIDELINES
Larry Cannon, Cannon Design Group asked if anyone had questions or observations from the
Downtown walking tour.
Josh Bacigalupi noted that the new Walgreen’s design appears unbalanced. Bud Lortz
explained that the shopping center it is located in is three separate parcels and there are two
different property owners involved and that impacted the design.
Barry Bakken asked if there is a way to address buildings that are in disrepair. Bud Lortz said
that the issues of buildings that could be improved has been discussed previously under a
proposed ordinance addressing property maintenance. The Council did not support the
ordinance as it felt it would be too intrusive on property owners.
Barry Bakken said he likes the variety in the Downtown. He likes the buildings that are
immediately adjacent to the sidewalk.
Steve Glickman noted that the Town has grown organically. Buildings should look attractive
but they do not all need to be the same. He doesn’t think there needs to be too much emphasis
on similarities in styles or building facades.
Larry Cannon asked about a new modern style architecture with a lot of glass and metal, and
whether that would be appropriate. Steve Glickman said no, as that would not be compatible
with the small town village feel.
Mike Burke said he has lived here most of his life. While the Town has changed, there are still a
number of recognizable elements. It gives a sense of continuity. There are strong links to the
past that really haven’t changed much.
Josh Bacigalupi said he appreciates the input on styles that might be considered extreme. A
building like the Chart House is important for its historic value but we wouldn’t necessarily want
to recreate it. Human scale and warmth are important.
Diane McNutt said the role of landscaping is important as it can really enhance (e.g. Maid’s
Quarters) or hinder the look of a business or property, and in some cases can be a hazard. S ome
businesses are in need of some landscaping. She also noted the importance of building
entrances.
Morris Trevithick is interested in the edges between streets and parking areas, and integrating
buildings into the streetscape.
Steve Glickman commented on the part of N. Santa Cruz closest to Main Street. Places closer to
the street don’t provide any area for outdoor dining or display of merchandise.
Larry Cannon suggested limiting the size of outdoor dining areas so they don’t become too large.
Steve Glickman asked for input from the rest of the Committee on use of space in front of
buildings.
Josh Bacigalupi suggested creating variation. Having all buildings at the property line or all
setback is not a good thing. Its better to have a mix that creates depth to a facade (when set
back) and provides contrast. Mike Burke said he likes the variation, and also likes seeing the
first floor set back with the second floor cantilevered. He also likes the pass through buildings
where you can walk through to parking area. Morris Trevithick said it’s a kind of community
benefit. Barry Bakken agreed with the comments. Bud Lortz noted that the C-2 zone requires a
10 foot setback from the front (street) and rear, although it can be reduced by the deciding body
if appropriate.
Steve Glickman agreed on the dual access provided that there standards to ensure high quality for
both entrances.
Larry Cannon said the guidelines for the businesses backing onto parking lot 4 encourage more
modest entrances on the side facing the parking lot.
Barry Bakken asked if there is a rule on the number of access points from N. Santa Cruz to rear
parking lots. Bud Lortz said there is not a specified number, but the Town is sensitive to not
having too many.
General Plan Committee
Regular Meeting of February 25, 2004
Page 3 of 7
C-2 Sub-District
On creating sub-districts, Mike Burke said he likes that approach.
Larry Cannon said sub-area C-2B is small scale and the guidelines should reinforce that.
Bud Lortz said as the guidelines materialize staff and the Committee can consider changes to the
Zoning Ordinance if there is something that needs to be translated into the Town Code.
Mike Burke asked what the term use of wood should be provisional means. Larry Cannon said
that would limit the use of wood, but would not prohibit it.
Steve Glickman said he is concerned about wood not being high quality and well maintained.
He noted that on Carry Nations, the wood works well. It should fit in with overall guidelines
and within the Downtown.
Barry Bakken suggested soliciting input from business owners. Larry Cannon said that if the
Committee wants to have a meeting for that purpose it can be worked into the process. There
will be three phases to the guidelines; general discussion, key items, and details.
Mark Sgarlato noted that retail businesses on the second floor don’t have much exposure. Bud
Lortz said that some communities are focusing their personal service businesses on second
floors.
Mike Burke asked if there is a way to address retail or personal service businesses on the second
floor. Larry Cannon commented on the use of directory signs.
Steve Glickman suggesting contacting downtown building owners once there is a draft document
to review and comment on.
Larry Cannon asked for input on the dividing line between areas A and B within the C-2.
Josh Bacigalupi said demarcations are useful, but that areas of transition are sometimes the most
interesting.
Mike Burke said that in transition areas there should be a mix rather than a dividing line with two
completely different styles.
Bud Lortz suggested staff and the Consulting Architect walk the area again to determine if there
are obvious areas to have the dividing line. Sometimes a street is the best place to use as a
divider.
General Plan Committee
Regular Meeting of February 25, 2004
Page 4 of 7
Diane McNutt expressed concern about the use of the term “multi-story building”. She would
like to see buildings over two-stories discouraged. Mike Burke prefers no new buildings that are
higher than those adjacent.
Steve Glickman said he would like to encourage outdoor dining as long as it is not the majority of
a restaurant’s seating. He doesn’t want top preclude outdoor dining.
Larry Cannon noted four variables associated with outdoor dining.
Mike Burke asked about precluding trademark buildings in the Downtown. Bud Lortz said that
this is something staff would like input on.
Steve Glickman said in terms of formula frontage, the Town should not look like a mall. Having
something unique like The Diner is ok, but KFC wanting a corporate building might not be
appropriate. He noted that Bank of America looks like a bank and it is ok that way.
Larry Cannon said franchise trademark buildings can look like a theme like Forbes Mill
Steakhouse.
Josh Bacigalupi commented on the requirement for use of stucco, stone and brick and
minimizing use of wood. He feels stucco is over used, and that if it is used, it needs to broken
down with brick or wood or stone. Use of wood can be appropriate. Mike Burke would like to
stay away from stucco unless it is well done. Steve Glickman noted that the stucco exteriors of
GAP and Banana Republic are not done as well as the Los Gatos Hotel.
Diane McNutt said that limiting on-site parking is not a positive comment. Any place that we
can get parking is good.
Steve Glickman said that having some alcoves or driveways is good for police surveillance.
Bud Lortz summarized that there should not be a net loss of parking.
Josh Bacigalupi suggested changing bullet 3 on page 1: “consistent” to “compatible”. He also
would like to leave some breathing room in the second to last bullet point under C-2A.
C-1 Sub-Area
Larry Cannon asked for input on the idea of having separate criteria for opposite sides of the
street.
Diane McNutt said one side backs up to residential and the other abuts industrial, so they need to
be different.
General Plan Committee
Regular Meeting of February 25, 2004
Page 5 of 7
Steve Glickman agreed with that concern but questioned whether the frontage needed to be
compatible with residential. He felt the scale was more important.
Mike Burke said he thinks its fine to have different criteria for the two sides of the street. He
noted that the scale seems larger on the4 ast side where buildings are pushed back from the
street.
Josh Bacigalupi said it comes down to design. Some styles would not be appropriate as they
would not fit in.
Barry Bakken said a mixture of texture and materials is good.
Steve Glickman said that the style of the building should be appropriate for the use. An office
building trying to look like a home doesn’t work.
Bud Lortz commented that corner buildings are important and sometimes provide a transition to
adjacent residential.
Steve Glickman would like to get input from realtors as to issues that arise when selling
residential properties abutting commercial uses.
Mike Burke would like to see buildings on corners that are entrances to a residential
neighborhood be acceptable to the residents (striking a balance between appropriate design and
transition to neighborhood). Morris Trevithick said transition areas would need to be identified
and it might be difficult to put that into guidelines.
Bud Lortz said the west side has the residential interface and the east side does not.
Diane McNutt commented on entrances to the underground parking. It needs to be better
designed so it can be located, but doesn’t look unattractive.
Parking questions on page 2; four options:
Bud Lortz commented that parking lots adjacent to residential present privacy issues.
Mike Burke said if this area is made more of a pedestrian area it might be detrimental to the
Downtown.
Josh Bacigalupi asked if mixed use should be addressed under the guidelines. Bud Lortz said
that it should be there are already mixed use buildings.
General Plan Committee
Regular Meeting of February 25, 2004
Page 6 of 7
Steve Glickman is very supportive of anything that adds residential units.
Bud Lortz said the Town has struggled with whether to create mixed use guidelines or if it should
just be encouraged in particular areas. Residential is allowed in any zone. The question for the
Committee is, should it be encouraged.
Steve Glickman suggested discussing this topic at the upcoming joint meeting.
Front setback treatments:
Larry Cannon said there should be a strong statement about what is wanted along the frontage.
Diane McNutt likes the trees on the west side of the street. She would like to see more
landscaping.
Steve Glickman said that the trees and landscaping make it more attractive.
Mike Burke suggested the use of a landscape assessment district. Bud Lortz noted that
landscape and lighting districts have been used in the past and they are very time intensive.
Larry is asking if there should be landscape and hardscape palettes.
Mike Burke said if there is an entrance right at the sidewalk, it should be used as such (example
of where this was not done is Blossom Hill Pavilion).
Bud Lortz said that the Committee could formulate a memo or report to the Council explaining
what is being considered and asking for input.
Larry Cannon will develop what he has heard as the vision for the C-1 and C-2. Discussion on
Los Gatos Blvd. will begin at the next session on March 24.
ITEM 2: APPROVAL OF MINUTES
Mike Burke made a motion to approve the minutes of February 11, 2004 as submitted. The
motion was seconded by Josh Bacigalupi and passed unanimously.
ADJOURNMENT
The meeting was adjourned at 6:55 pm by Chair Mike Burke. The next meeting of the General
Plan Committee is scheduled for Wednesday, March 10, 2004 at 5:30 pm.
Prepared By:
___________________________
General Plan Committee
Regular Meeting of February 25, 2004
Page 7 of 7
Suzanne Davis, Associate Planner
N:\DEV\SUZANNE\GENPLAN\GPC\2004minutes\GPC-2-25-04.wpd