Item 2 - Staff Report with Exhibits 1 through 7.LGB 15920
PREPARED BY: Jocelyn Shoopman
Senior Planner
Reviewed by: Planning Manager and Community Development Director
110 E. Main Street Los Gatos, CA 95030 ● 406-354-6832
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 06/12/2024
ITEM NO: 2
DATE: June 7, 2024
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Requesting Approval for a Private Sports Recreation Club on Property Zoned
C-1. Located at 15920 Los Gatos Boulevard. APN 523-01-011. Conditional
Use Permit Application U-24-005. Categorically Exempt Pursuant to CEQA
Guidelines Section 15301: Existing Facilities. Property Owner: Carl Cilker.
Applicant: Mary C. Egan. Project Planner: Jocelyn Shoopman.
RECOMMENDATION:
Consider approval of a request for a private sports recreation club on property zoned C-1,
located at 15920 Los Gatos Boulevard.
PROJECT DATA:
General Plan Designation: Mixed Use Commercial
Zoning Designation: C-1
Applicable Plans & Standards: General Plan; Commercial Design Guidelines
Parcel Size: 1.05 acres
Surrounding Area:
Existing Land Use General Plan Zoning
North Commercial Mixed Use Commercial CH
South Commercial Mixed Use Commercial C-1
East Residential Medium Density Residential RD
West Office and Commercial Mixed Use Commercial O and CH
PAGE 2 OF 6
SUBJECT: 15920 Los Gatos Boulevard/U-24-005
DATE: June 7, 2024
CEQA:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act, Section 15301: Existing Facilities.
FINDINGS:
▪ The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15301: Existing
Facilities.
▪ The project meets the objective standards of Chapter 29 of the Town Code (Zoning
Regulations).
▪ As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit.
ACTION:
The decision of the Planning Commission is final unless appealed within ten days.
BACKGROUND:
The subject property is located in the Cornerstone shopping center on the east side of Los
Gatos Boulevard and approximately 400 feet north of the intersection of Blossom Hill Road and
Los Gatos Boulevard (Exhibit 1). The project site is 1.05 acres and is currently vacant, but was
previously occupied by Rite Aid until May 2023. Access to the parcel through the Cornerstone
shopping center is provided by two points of access with ingress and egress on Los Gatos
Boulevard and one point of access with ingress and egress on Blossom Hill Road (Exhibit 1).
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The subject property is located within the Cornerstone shopping center located on the east
side of Los Gatos Boulevard and approximately 400 feet north of the intersection of
Blossom Hill Road and Los Gatos Boulevard (Exhibit 1). The surrounding area contains a mix
of uses with commercial to the north, two-family uses to the east, commercial uses to the
south, and office and commercial uses to the west.
B. Project Summary
The applicant is requesting approval of a Conditional Use Permit (CUP) for a private sports
recreation club (Exhibit 4). Due to the size of the existing building, the applicant is not
proposing any outdoor recreation spaces, such as a sport court or swimming pool.
PAGE 3 OF 6
SUBJECT: 15920 Los Gatos Boulevard/U-24-005
DATE: June 7, 2024
PROJECT DESCRIPTION (continued):
C. Zoning Compliance
The property is zoned C-1. The proposed use, a private sports recreation club requires a
CUP in the C-1 zone.
DISCUSSION:
A. Zoning
A private sports recreation club is allowed as a conditional use in the C-1 zone, requiring
approval of a CUP. The project is not proposing any exterior alterations to the design of the
building and the complies with the zoning requirements related to lot coverage, building
height, parking, and circulation. The applicant is not requesting any exceptions or Variances
to the Town Code.
B. Conditional Use Permit
The proposed project is for a private sports recreation club. The applicant is proposing
operation hours of 5:00 a.m. to 11:00 p.m. seven days a week. The proposed use will
operate as a fitness center with free weights, weight machines, personal training, and
ancillary fitness classes programmed throughout the day. A juice bar is proposed within the
existing floor area of the building to offer food and drink options for purchase by members
of the club, including, but not limited to smoothies, acai bowls, coffee, and pre-packaged
foods, such as salads and protein bars (Exhibit 5). Due to the size of the existing building,
the applicant is not proposing any outdoor recreation spaces, such as a sport court or
swimming pool. Per Section 29.20.750 of the Zoning Code, the Planning Commission is the
deciding body for a private sports recreation club use.
In order to grant approval of a CUP for the proposed use, the deciding body must make the
following findings:
1. The proposed use of the property is essential or desirable to the public convenience or
welfare;
2. The proposed use would not impair the integrity and character of the zone;
3. The proposed use would not be detrimental to public health, safety, or general welfare;
and
4. The proposed use of the property is in harmony with the various elements or objectives
of the General Plan and the purposes of the Town Code.
PAGE 4 OF 6
SUBJECT: 15920 Los Gatos Boulevard/U-24-005
DATE: June 7, 2024
DISCUSSION (continued):
In regard to the first finding, the proposed use is desirable to the public convenience
because it provides a private sports recreation club with exercise opportunities for visitors
and residents. As required by finding two, the proposed use would not impair the integrity
of the zone, in that the proposed use is a commercial use and would be located in a
commercial zone. In regard to the third finding, the proposed use would not be detrimental
to public health, safety, or general welfare, as the conditions placed on the permit would
maintain the welfare of the community. In regard to the final finding, the proposed use is in
conformance with the Town Code and General Plan as discussed within this report.
C. Parking
The project site is located in the Cornerstone shopping center which contains a total of 285
parking spaces (Exhibit 7). The proposed use requires one parking space per 350 square
feet of gross floor area (52 parking spaces). The total required parking for the proposed use
plus all existing uses within the shopping center is 226 parking spaces. The existing parking
on site meets the Town’s requirements because it exceeds the required parking by 59
parking spaces.
D. General Plan
The 2020 General Plan Land Use designation for the site is Mixed Use Commercial. This
designation permits a mixture of retail, office, and residential in a mixed-use project, along
with lodging, service, auto-related businesses, non-manufacturing industrial uses,
recreational uses, and restaurants. Projects developed under this designation shall
maintain the smalltown, residential scale and natural environments of adjacent residential
neighborhoods, as well as provide prime orientation to arterial street frontages and proper
transitions and buffers to adjacent residential properties. This designation should never be
interpreted to allow development of independent commercial facilities with principal
frontage on the side streets.
Applicable goals and policies of the 2020 General Plan Land Use and Community Design
Elements include, but are not limited to the following:
• Policy LU-2.1 – Minimize vehicle miles traveled for goods and services by allowing and
encouraging stores that provide these goods within walking distance of neighborhoods
in Los Gatos.
• Goal LU-4 – To provide for well-planned, careful growth that reflects the Town’s existing
character and infrastructure.
PAGE 5 OF 6
SUBJECT: 15920 Los Gatos Boulevard/U-24-005
DATE: June 7, 2024
DISCUSSION (continued):
• Policy LU-9.6 – Encourage development that maintains and expands resident-oriented
services and/or creates employment opportunities for local residents consistent with
overall land use policies of the Town.
• Policy LU-13.2 – Commercial activity along Los Gatos Boulevard shall complement the
whole Town and shall provide a dependable source of income, employment
opportunities, goods, and services.
• Policy LU-13.5 – Establish and maintain appropriate boundaries between the
commercial uses along Los Gatos Boulevard and adjacent residential neighborhoods.
PUBLIC COMMENTS:
Written notice was sent to property owners and tenants within 300 feet of the subject
property. At the time this report was published, no comments had been received.
CEQA DETERMINATION:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act (CEQA), Section 15301: Existing Facilities.
CONCLUSION:
A. Summary
The applicant is requesting approval of a CUP for a private sports recreation club in the C-1
zone. The project is consistent with the Zoning Code and General Plan.
B. Recommendation
Based on the analysis above, staff recommends approval of the CUP application subject to
the recommended Conditions of Approval.
If the Planning Commission finds merit with the proposed project, it should:
1. Find that the project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15301: Existing
Facilities (Exhibit 2);
2. Make the finding that the project complies with the objective standards of Chapter 29 of
the Town Code (Zoning Regulations) (Exhibit 2);
3. Make the findings as required by Section 29.20.190 of the Town Code for granting a CUP
(Exhibit 2); and
PAGE 6 OF 6
SUBJECT: 15920 Los Gatos Boulevard/U-24-005
DATE: June 7, 2024
CONCLUSION (continued):
4. Approve CUP application U-24-005 with the conditions contained in Exhibit 3, and
development plans included as Exhibit 7.
C. Alternatives
Alternatively, the Commission can:
1. Continue the matter to a date certain with specific direction; or
2. Approve the application with additional and/or modified conditions; or
3. Deny the application.
EXHIBITS:
1. Location Map
2. Required Findings
3. Recommended Conditions of Approval
4. Letter of Justification
5. Business Description
6. Existing Photos
7. Site and Parking Plan
LOS GATOS BLCAMELLIA TEBLOSSOM HILL
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Update Notes:- Updated 12/20/17 to link to tlg-sql12 server data (sm)- Updated 11/22/19 adding centerpoint guides, Buildings layer, and Project Site leader with label- Updated 10/8/20 to add street centerlines which can be useful in the hillside area- Updated 02-19-21 to link to TLG-SQL17 database (sm)- Updated 08-23-23 to link to "Town Assessor Data" (sm)
EXHIBIT 1
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PLANNING COMMISSION – June 12, 2024
REQUIRED FINDINGS AND CONSIDERATIONS FOR:
15920 Los Gatos Boulevard
Conditional Use Permit Application U-24-005
Requesting Approval for a Private Sports Recreation Club on Property Zoned C-1.
Categorically Exempt Pursuant to CEQA Guidelines Section 15301: Existing Facilities.
Property Owner: Carl Cilker. Applicant: Mary C. Egan. Project Planner: Jocelyn
Shoopman.
FINDINGS
Required findings for CEQA:
■ The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15301: Existing
Facilities.
Required compliance with the Zoning Regulations:
■ The project meets the objective standards of Chapter 29 of the Town Code (Zoning
Regulations).
Required Findings for a Conditional Use Permit:
■ As required by Section 29.20.190 of the Town Code for granting a Conditional Use
Permit:
1. The proposed use of the property is essential or desirable to the public convenience
or welfare in that the use would provide a private sports recreation club with
exercise opportunities for visitors and residents;
2. The proposed use will not impair the integrity and character of the zone, in that the
proposed use is a commercial use and would be located in a commercial zone;
3. The proposed use would not be detrimental to public health, safety or general
welfare as the conditions placed on the permit would maintain the welfare of the
community; and
4. The proposed use of the property is in harmony with the various elements or
objectives of the General Plan and the purposes of Chapter 29 of the Town Code.
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PLANNING COMMISSION – June 12, 2024
CONDITIONS OF APPROVAL
15920 Los Gatos Boulevard
Conditional Use Permit Application U-24-005
Requesting Approval for a Private Sports Recreation Club on Property Zoned C-1.
Categorically Exempt Pursuant to CEQA Guidelines Section 15301: Existing Facilities.
Property Owner: Carl Cilker. Applicant: Mary C. Egan. Project Planner: Jocelyn
Shoopman.
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1. APPROVAL: This application shall be completed in accordance with all of the conditions
of approval listed below and in substantial compliance with the plans approved by the
Planning Commission on June 12, 2024. Any changes or modifications to the approved
plans shall be approved by the Community Development Director or the Planning
Commission, depending on the scope of the changes.
2. EXPIRATION: The Conditional Use Permit approval will expire two years from the
approval date unless it is used before expiration. Section 29.20.335 defines what
constitutes the use of an approval granted under the Zoning Ordinance.
3. LAPSE FOR DISCONTINUANCE: If the activity for which the Conditional Use Permit has
been granted is discontinued for a period of one (1) year the approval lapses.
4. USE: The approved use is a private sports recreation club.
5. HOURS OF OPERATION: The maximum hours of operation for the private sports
recreation club shall be 5:00 a.m. to 11:00 p.m., seven days a week.
6. SIGN PERMIT: A Sign Permit from the Los Gatos Community Development Department
must be obtained prior to any changes to existing signs or installation of new signs.
7. CERTIFICATE OF USE AND OCCUPANCY: A Certificate of Use and Occupancy from the Los
Gatos Community Development Department must be obtained prior to commencement
of use.
8. BUSINESS LICENSE: A business license from the Town of Los Gatos Finance Department
must be obtained prior to the commencement of any new or change of use.
9. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires
that any applicant who receives a permit or entitlement from the Town shall defend,
indemnify, and hold harmless the Town and its officials in any action brought by a third
party to overturn, set aside, or void the permit or entitlement. This requirement is a
condition of approval of all such permits and entitlements whether or not expressly set
forth in the approval and may be secured to the satisfaction of the Town Attorney.
Building Division
10. A comprehensive plan review has not been completed for this CUP modification under
consideration by the Development Review Committee and compliance with applicable
EXHIBIT 3
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codes have not been verified.
11. PERMITS: No work requiring Building Permits can commence without issuance of any
required Building Permits. Building Permit plan review, including review by the Santa
Clara County Fire Department and the Parks and Public Works Department, will be part
of any required Building Permit application process. No change in the character of
occupancy or change to a different group of occupancies as described by the Building
Code shall be made without first obtaining a Certificate of Occupancy from the Chief
Building Official.
12. ACCESSIBILITY: In addition to all new work complying with the Code for accessibility,
when existing buildings are altered or remodeled, they must be made accessible to
persons with physical disabilities in accordance with the CBC Section 11B-202, “Existing
buildings and facilities.”
TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS:
Engineering Division
13. GENERAL: The adjacent public right-of-way shall be kept clear of all job-related mud, silt,
concrete, dirt and other construction debris at the end of the day. Dirt and debris shall
not be washed into storm drainage facilities. The storing of goods and materials on the
sidewalk and/or the street will not be allowed unless an encroachment permit is issued
by the Engineering Division of the Parks and Public Works Department. The Owner
and/or Applicant's representative in charge shall be at the job site during all working
hours. Failure to maintain the public right-of-way according to this condition may result
in the issuance of correction notices, citations, or stop work orders and the Town
performing the required maintenance at the Owner, Applicant and/or Developer's
expense.
14. APPROVAL: This application shall be completed in accordance with all the conditions of
approval listed below and in substantial compliance with the latest reviewed and
approved development plans. Any changes or modifications to the approved plans or
conditions of approvals shall be approved by the Town Engineer.
15. CONSTRUCTION HOURS: All construction activities, including the delivery of
construction materials, labors, heavy equipment, supplies, etc., shall be limited to the
hours of 8:00 a.m. to 6:00 p.m., weekdays and 9:00 a.m. to 4:00 p.m. Saturdays,
holidays excluded. The Town may authorize, on a case-by-case basis, alternate
construction hours. The Owner and/or Applicant shall provide written notice twenty-
four (24) hours in advance of modified construction hours. Approval of this request is at
discretion of the Town.
16. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 6:00 p.m., weekdays and
9:00 a.m. to 4:00 p.m. Saturdays, construction, alteration or repair activities shall be
allowed. No individual piece of equipment shall produce a noise level exceeding eighty-
five (85) dBA at twenty-five (25) feet from the source. If the device is located within a
structure on the property, the measurement shall be made at distances as close to
twenty-five (25) feet from the device as possible. The noise level at any point outside of
the property plane shall not exceed eighty-five (85) dBA.
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17. ADVANCE NOTIFICATION: Advance notification of all affected residents and emergency
services shall be made regarding parking restriction, lane closure or road closure, with
specification of dates and hours of operation.
18. COVERED TRUCKS: All trucks transporting materials to and from the site shall be
covered.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
19. Review of this Developmental proposal is limited to acceptability of site access, water
supply and may include specific additional requirements as they pertain to fire
department operations and shall not be construed as a substitute for formal plan review
to determine compliance with adopted model codes. Prior to performing any work, the
applicant shall make application to, and receive from, the Building Department all
applicable construction permits.
20. Note that a plan review is required prior to any proposed tenant improvement.
21. No changes to the building's exterior and fire department access to the building.
22. This review shall not be construed to be an approval of a violation of the provisions of
the California Fire Code or of other laws or regulations of the jurisdiction. A permit
presuming to give authority to violate or cancel the provisions of the fire code or other
such laws or regulations shall not be valid. Any addition to or alteration of approved
construction documents shall be approved in advance. [CFC, Ch.1, 105.3.6].
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May 21, 2024
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95030
RE: Conditional Use Permit
15920 Los Gatos Blvd., Los Gatos, CA
Written Description for Application for CUP and Letter of Justification
Dear Town of Los Gatos:
We represent the property owners of the Cornerstone of Los Gatos Shopping Center, which includes
15920 Los Gatos Blvd., the premises recently vacated by Rite Aid. We are requesting a Conditional Use
Permit (CUP) for a private health club.
The 15920 building has been home to a drug store since it was built the early 1960s, first as Thrifty Drugs
and then as Rite Aid. When Rite Aid declared bankruptcy in 2023, they closed over 300 stores on the
same day, ours being one of them. Walgreens and CVS are now following suit, closing unprofitable drug
stores and pharmacies across the country.
We have identified and are working with an upscale, boutique, private health club that is ready to open
at this location. This health club emphasizes fitness and wellness, including, for example, yoga, Pilates,
cycling, and personal training for those customers who prioritize a healthy lifestyle. They also offer
post-workout services such as cryotherapy and guided stretching. They plan to open the doors at 5:00
AM for those who wish to workout before going to the office and therefore request permission to open
before the Town’s established hours of operation. Being that the parking lot and entrance faces Los
Gatos Blvd., we do not believe this will have a negative impact on the residences to the rear of the
property, on Camelia Terrace.
The health club may, at some time in the future, wish to open a juice bar for its members only. The juice
bar would typically serve fruit and vegetable juices and smoothies with organic and superfood
ingredients. They anticipate the juice bar will encompass no more than 600 square feet. We would
therefore like to include this use in our application.
We strongly feel a health club such as this will be welcomed by residents in the surrounding
neighborhood and throughout greater Los Gatos. It will fill the need for those residents who wish to
exercise in a modern, state-of-the art facility close to home. This club will also blend well with the
current tenant mix at the Cornerstone of Los Gatos Shopping Center and add to the charm and character
of the shopping center and surrounding neighborhood.
We do not anticipate that the health club will negatively impact neighborhood parking. I have attached
a parking analysis for your review, calculated per Section 29.10.150 of the Town Code, indicating a
EXHIBIT 4
surplus of 59 parking spaces after the addition of the health club. You will also find a detailed site map
attached.
The land beneath the Cornerstone of Los Gatos Shopping Center has been in the Cilker family since the
1890s. It has gone through many changes since then, from family farm to commercial use. One thing
that has not changed is the family’s connection and commitment to the Los Gatos community. Their
pride of ownership is evidenced by the property’s showcase lighting and landscaping features, as well as
the high-quality tenants, such as Whole Foods, Skin Spirit, and Morgan Stanley. The Cilker family would
now like to continue this tradition by bringing in a high-quality health club that will benefit the residents
of Los Gatos.
Thank you for your consideration of this application. We believe this tenant use will uphold the integrity
of the shopping center, enhance the quality of the businesses along The Boulevard and create a
desirable public convenience, all while keeping in harmony with various elements and objectives of the
general plan.
Please feel free to contact me at the email address or phone number listed below should you have any
questions or require additional information.
Sincerely,
Mary C. Egan
Mary C. Egan, CPM
Cilker Orchards Management Corp.
Vice President Real Estate
DRE#00967596
May 20, 2024
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95030
RE: Reply to 4.17.24 Planning Comments, CUP Application U-24-005
15920 Los Gatos Blvd., Los Gatos, CA
Dear Town of Los Gatos:
This letter shall address the concerns raised in the Planning Division comments dated April 17, 2024, in
connection with our application for a Conditional Use Permit at the referenced premises. We do not
have a signed lease for this space yet, and the potential tenant has asked that we not disclose their
name until the transaction is finalized. We are happy to provide the following information.
1.Hours of Operation: 5:00 AM to 11:00 PM.
Delivery Times: Minimal deliveries during normal business hours.
Number of Employees: Estimate 8 during non-peak hours and up to 15 during peak instruction
times which are 6 AM to 10 AM, 12:00 PM to 1:00 PM and 4:00 PM to
7:00 PM, Mon – Fri.
Functionality: The club will operate as a fitness center with free weights, weight
machines, personal training, and ancillary fitness classes throughout the
day.
2.Juice Bar:The proposed juice bar, for club members only, will serve fruit
smoothies and acai bowls to order, along with coffees and lattes.
Prepackaged foods such as grab-n-go salads and protein bars will also
be available. No alcohol will be served.
3.Floor Plan:None available at this early date.
4.Meeting/Rec Areas: This location, due to its limited size, will have no meeting areas, sport
courts or pools.
5.Site Plan:Please see attached Site Plan with numbered parking spaces.
6.Parking Analysis: Please see attached revised Parking Analysis. Thank you for providing
the additional information.
7.Exterior Modifications: Limited to new windows and doors as required by code and for full
operation, with no change to the overall look or design of the exterior of
the building.
We appreciate the opportunity to respond to your concerns. Please feel free to contact me at the email
address or phone number listed below should you have any questions or require additional information.
Sincerely,
Mary C. Egan
Mary C. Egan, CPM
Cilker Orchards Management Corp.
Vice President Real Estate, DRE#00967596
EXHIBIT 5
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Cornerstone of Los Gatos Shopping Center
15920 Building
DocuSign Envelope ID: 1DE4F621-9203-4469-9A67-82CEDBC51493
EXHIBIT 6
Rear Loading Dock Area
Main Entrance
DocuSign Envelope ID: 1DE4F621-9203-4469-9A67-82CEDBC51493
Left of Building- Los Gatos Police Department
Right of Building
DocuSign Envelope ID: 1DE4F621-9203-4469-9A67-82CEDBC51493
Interior Merchandise Storage Area
Interior Sales Area
DocuSign Envelope ID: 1DE4F621-9203-4469-9A67-82CEDBC51493
FLOOR PLANDocuSign Envelope ID: 1DE4F621-9203-4469-9A67-82CEDBC51493EXHIBIT 7
DocuSign Envelope ID: 1DE4F621-9203-4469-9A67-82CEDBC51493
BLDG 1EXISTING RETAIL(RITE-AID)B L O S S O M H I L L R D .BLDG 2EXISTING RETAILBLDG 3EXISTING RETAIL(WHOLE FOODS)BLDG 4EXISTINGRETAIL148'-0"N.I.C.101'-6"130'-7"95'-8"C A M I L L I A T E R R A C EL O S G A T O S B L V D .475'-9"SKHHW: 1FLOH: G:?M\ DULY
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221714141276997761613112 PARKING SPACES170 PARKING SPACESPARKING COUNTACCESSIBLE STALLS: 10REGULAR STALLS: 275TOTAL:2859383 PARKING SPACES2ELECTRICCHARGINGA1.1SITE PLANJYAS NOTED1" = 30'SITE PLANNORTHPROJECT1DESCRIPTIONSCALE:CHECKED:REVISIONSDRAWINGNUMBER:PROJECT NUMBER:DATE:DRAWN: NODATE BY
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ED07/31/25C-33243Janice T. Yeh20111 STEVENS CREEK BLVDSUITE 280CUPERTINO, CA 95014(510) 684-3226ADAPTIVE ARCHITECTURECORNERSTONE SHOPPING CENTER
15920 - 15996 LOS GATOS BLVD
LOS GATOS, CA 950324/18/24 PLANNING/CUP
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