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Item 3 - Staff Report with Exhibits - 663 Blossom Hill RoadTOWN OF LOS GATOS PLANNING COMMISSION STAFF REPORT Meeting Date: June 26, 2013 PREPARED BY: APPLICATION NO.: LOCATION: APPLICANT/ CONTACT PERSON: PROPERTY OWNER: Erin M. Walters, Associate Planner ewalters@losgatosca.gov Conditional Use Permit Application U-12-010 ITEM NO: 3 663 Blossom Hill Road, Suite #100 (at the northwest corner of Blossom Hill Road and Los Gatos Boulevard) Tom Consunji/CHL Ventures LP D.R. Horton Bay, Inc. APPLICATION SUMMARY: Requesting approval of a Conditional Use Permit for a bank Chase) with an outdoor ATM on property zoned CH:PD. APN 529-16-053. RECOMMENDATION: PROJECT DATA: CEQA: DEEMED COMPLETE: June 3, 2013 FINAL DATE TO TAKE ACTION: December 3, 2013 Approval, subject to the recommended conditions. General Plan Designation: Zoning Designation: Applicable Plans & Standards: Parcel Size: Surrounding Area: Mixed Use Commercial Commercial Highway/Planned Development, CH:PD General Plan 2.04 acres Existing Land Use I General Plan Zoning North 1 Office I Mixed Use Commercial 0 East _j Commercial South ; Commercial West I Residential I I Mixed Use Commercial C-1 CH RM 5-12 I Mixed Use Commercial I Medium Density I Residential A Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program were adopted by the Town Council on June 6, 2011 for a mixed use development. No further environmental analysis is required for this application. Planning Commission Staff Report - Page 2 663 Blossom Hill Road, Suite #100 \U-12-010 June 26, 2013 FINDINGS: • 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. EXHIBITS: 1. Location Map 2. Required Findings 3. Recommended Conditions of Approval 4. Letter of Justification (two pages), received June 14, 2013 5. Site Plan (one page), received June 3, 2013 6. Floor Plan (one page), received May 17, 2013 BACKGROUND: On June 6, 2011, the Town Council considered a Planned Development (PD) application for a mixed use project including 30,700 square feet of commercial space and 25 residential units. The Council approved the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, and introduced the PD Ordinance. The PD Ordinance was adopted by Council on June 20, 2011. The subject commercial space will be located within the commercial shopping center (the former Swanson Ford site) on the northwest corner of Los Gatos Boulevard and Blossom Hill Road. The commercial center is made up of two independent two story buildings which are in the early stages of construction. Staff has received Conditional Use Permit (CUP) applications for five different tenant spaces in the commercial complex. Three CUP applications will be reviewed at this meeting- a veterinarian hospital, a restaurant (Philz Coffee) and the subject application for a bank (Chase). Two additional CUP applications for restaurants (Veggie Grill and La Boulange) with alcohol sales and outdoor dining are incomplete at this time. All uses for this site have been evaluated with consideration of use compatibly, shared parking, traffic and accessibility. Office, non - formula retail and personal service are all allowed by right at this site. Formula retail of 6,000 square feet or greater would require a CUP. PROJECT DESCRIPTION: A. Conditional Use Permit The applicant is requesting approval of a (CUP) to operate a bank with an outdoor ATM Chase Bank), on the first floor of the building near the corner of Los Gatos Boulevard and Planning Commission Staff Report - Page 3 663 Blossom Hill Road, Suite #100 \U-12-010 June 26, 2013 Blossom. Hill Road. The bank proposes to occupy a 3,366 square foot tenant space (Exhibit 5). The bank use will provide banking, lending, and investment products and services to consumer and business clients. An outdoor ATM is proposed to be located on the western elevation of the building. The applicant has provided a description of the business, justification for approval, and plans in their letter of justification (Exhibit 4). When reviewing a CUP, the deciding body should consider the information in the applicant's business plan; however, the key consideration should be the explicit proposed use since the business plan can change from owner to owner. The explicit use may be, and is often, defined in the recommended conditions of approval as a "use" condition. The CUP runs with the land, and the deciding body should review applications based on the explicit use as opposed to the applicant or the applicant's business plan. B. Location and Surrounding Neighborhood The project site is located at 663 Blossom Hill Road, on the northwest corner of Los Gatos Boulevard and Blossom Hill Road. The property is adjacent to a two story office building to the north. Commercial shopping centers are located to the east and south. Residential homes are located to the west of the proposed restaurant. C. Zoning Compliance Bank uses with outdoor ATMs are allowed in the CH zone with a CUP. ANALYSIS: A. Hours of Operation The applicant is proposing to operate a bank (Chase Bank) with an outdoor ATM with the following hours, Monday through Friday 8:00 a.m. to 7:00 p.m. and Saturday 8:00 a.m. to 6:00 p.m. as noted in the letter of justification (Exhibit 4). Customers will have access to the outdoor ATM 24 hours a day, seven days a week. B. Parking The subject site has 121 onsite parking spaces and 7 shared parking spaces on the adjacent residential property per the PD Ordinance adopted by Council on June 20, 2011. Section 29.10.150 (c)(10) of the Town Code requires banks to provide one parking space for each two hundred and thirty five (235) square feet of gross floor area. The applicant has Planning Commission Staff Report - Page 4 663 Blossom Hill Road, Suite #100 \U-12-010 June 26, 2013 proposed 3,366 square feet of banking space. The proposed use would require a total of 14.32 parking spaces. The site currently provides more than the required number of parking spaces for the proposed uses (128; see parking table below). Los Gatos Boulevard/Blossom Hill Road Commercial Center' Parking Analysis Address Business fi Use v:3P''*i ri'Square Footage Rocs= Re hired Parking Spaces Seats F _< Retail Office ,'Ban kf Med Total 15965 Los Gatos Boulevard Suite 100, ls` Floor Adobe Animal Hospital pending CUP) ' medical office 6,073 4 24.3 24.3 Suite 102, 1S` Floor Adobe Animal Marketplace retail 3,057 13 . 13 Suite 200, 2"d Floor vacant office 5,652 24 . 24 15991 Los Gatos Boulevard Suite 100 vacant retail 4,334 18.4 18.4 681 Blossom Hill Road Suite 102 Philz Coffee pending CUP) restaurant with outdoor dining area 1,611 12 max 4 Suite 100 vacant retail . 2,109 9 9 663 Blossom Hill Road Suite 100, ls` Floor Chase pending CUP) bank with outdoor ATM 3,366 14.32 14.32 Suite 200, 2"d Floor vacant - office 3,373 14.35 14.35 Total 122 iVi ed .R 122 Y4 3 K 4^ 34 £'9 . a` i iL''1 "'1 A fix, FA Y' . g4 C f Provided Parking ype°^ f ,G 7 4 .Yij ti:s't,` y -.5 - 121 (oft site )+ 7 (shared with des) 1r28: f4 +3? ° Planning Commission Staff Report - Page 5 663 Blossom Hill Road, Suite #100 \U-12-010 June 26, 2013 C. Outdoor ATM An outdoor ATM has been proposed to be located on the western elevation of the building by the front entrance. The Police Department has reviewed the proposed location for clear visibility from Blossom Hill Road to address public safety. D. Traffic The proposed use has the same traffic counts as the approved commercial uses that were approved in the Planned Development. Therefore, no further traffic analysis is required. In the future if the applicant modifies the mix of uses further traffic analysis may be required. E. Conditional Use Permit In order to grant approval of a CUP, deciding body must make the following findings for the use: The proposed use of the property are essential or desirable to the public convenience or welfare; and The proposed use will not impair the integrity and character of the zone; and The proposed use would not be detrimental to public health, safety or general welfare; and 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. In regards to the first finding, the proposed use is desirable to public convenience in that it provides a banking service to Los Gatos 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 service use and would be located in a commercial zone. In regards to the third finding, the use would not be detrimental to public health, safety or general welfare, and the conditions regarding operating hours and delivery times placed on the permit will mitigate potential impacts. In regards to the final finding, the proposed use is in harmony with the General Plan and Town Code. F. General Plan The goals and policies of the 2020 General Plan applicable to this project include but are not limited to: 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. Planning Commission Staff Report - Page 6 663 Blossom Hill Road, Suite #100 \U-12-010 June 26, 2013 Policy LU-12.2 — Encourage a mix of uses along Los Gatos Boulevard, including, where appropriate, mixed -use parcels that are compatible with surrounding uses. 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-13.4 — New development along Los Gatos Boulevard shall be designed to minimize adverse impacts on adjacent residential areas. Policy TRA-13.3 — Require adequate parking in commercial areas so as not to impact or affect adjacent residential properties. G. Environmental Review A Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program were adopted by the Town Council on June 6, 2011, for a mixed use development. No further environmental analysis is required for this application. PUBLIC COMMENTS: Written notice was provided to residents and property owners within 300 feet of the project site. At this time, the Town has not received any public comment. CONCLUSION AND RECOMMENDATION: A. Conclusion Staff has recommended conditions of approval regarding delivery and operating hours. There would be no traffic or parking impacts as a result of this project. The proposed use will provide banking services for the residents of Los Gatos. The proposed use is in conformance with Town Code and is consistent with the the General Plan. B. Recommendation The Planning Commission should take the following actions to approve the Conditional Use Permit application: 1. No further environmental analysis is required for this application because a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program were adopted by the Town Council on June 6, 2011 for a mixed use development. (Exhibit 2) 2. Make the required findings as required by Section 29.20.190 of the Town Code for granting approval of a Conditional Use Permit (Exhibit 2); and 3. Approve Conditional Use Permit application U-12-010 with the conditions contained in Exhibit 3. Planning Commission Staff Report - Page 7 663 Blossom Hill Road, Suite #100 \U-12-010 June 26, 2013 If the Commission has concerns with the application, it can: 1. Approve the application with additional and/or modified conditions of approval; or 2. Deny the application. Prepared by: Erin M. Walters Associate Planner SB:EW:ct Approved b andy L. Baily, AICP Director of Community Devee .7r' ent cc: CHL Ventures LP c/o Tom Consunji, 203 Redwood Shores Parkway, Suite 200, Redwood City CA 94065 D.R. Horton Bay, Inc., 6630 Owens Drive, Plesanton CA 94588-3334 N:\DEV\PC REPORTS\2013\BHR663-ChaseCUP.docx This Page intentionally Left Blank 663 Blossom Hill Road Suite 100 EXHIBIT 1 This Page Intentionally Left Blank REQUIRED FINDINGS FOR: 663 Blossom Hill Road, Suite 100 Conditional Use Permit Application U-12-010 Requesting approval of a Conditional Use Permit for a bank (Chase) with an outdoor ATM on property zoned CH:PD. APN: 529-16-053 PROPERTY OWNER: D.R. Horton Bay, Inc. APPLICANT: Tom Consunji/CHL Ventures LP FINDINGS Required finding for CEQA: No further environmental analysis is required for this application because a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program were adopted by the Town Council on June 6, 2011 for a mixed use development. Required findings for a Conditional Use Permit: As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit: a) The deciding body, on the basis of the evidence submitted at the hearing, may grant a conditional use permit when specificallyauthorized by the provisions of the Town Code if it finds that: 1) The proposed use of the property are essential or desirable to the public convenience or welfare in that the use provides a banking service to the Los Gatos residents; and 2) The proposed use will not impair the integrity and character of the zone in that the use will be in a commercial zone; and 3) The proposed use would not be detrimental to public health, safety or general welfare in that conditions placed on the permit will mitigate potential impacts; 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 as discussed within the staff report. N:\ DEV\FINDMGS\20I3\BHR663-CUP.doc HIBrf 2 L This Page Intentionally Left Blank 1 J l 5 CONDITIONS OF APPROVAL — June 26, 2013 663 Blossom Hil Road, Suite #100 Conditional Use Permit U-13-008 Requesting approval of a Conditional Use Permit for a bank with an outdoor ATM on property zoned CH:PD. APN 529-16-053 PROPERTY OWNER: D.R. Horton Bay, Inc. APPLICANT: Tom Consunji/CHL Ventures, LP 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 and noted as received on June 3, 2013. Any changes or modifications made to the approved plans shall be approved by the Director of Community Development, the Development Review Committee, the Planning Commission, or the Town Council depending on the scope of the changes. 2. EXPIRATION OF APPROVAL: The Conditional Use Permit application will expire two years from the date of approval 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 bank with an outdoor ATM. 5. HOURS OF OPERATION: Maximum hours of operation are Monday through Friday, 8:00 a.m. to 7:00 p.m.; and Saturday, 8:00 a.m. to 6:00 p.m. Outdoor ATM access is 24 hours a day, seven days a week. 6. DELIVERIES: Deliveries shall occur between 9:00 a.m. and 4:00 p.m. Deliveries shall not be made from Blossom Hill Road or Los Gatos Boulevard. 7. TRASH AND RECYCLING DISPOSAL HOURS: Trash and recycling from the business shall only be emptied between 9:00 a.m. and 9:00 p.m., to limit the noise impacts. 8. 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. 9. 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. 10. 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. 11. 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 12. PERMITS REQUIRED: A Building Permit shall be required for the alterations to the existing commercial building. Separate permits are required for electrical, mechanical, and plumbing work as necessary. 13. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue -lined in full on the cover sheet of the construction plans. A Compliance Memorandum shall be prepared and submitted with the building permit application detailing how the Conditions of Approval will be addressed. 14.. SIZE OF PLANS: Four sets of construction plans, maximum size 24" x 36". 15. TITLE 24 ACCESSIBILITY — COMMERICAL: For any proposed tenant improvements, on -site parking and general path of travel shall comply with the latest California Title 24 Accessibility Standards. Work shall include, but not be limited to, accessibility to building entrances from parking facilities and sidewalks. The building shall be upgraded to comply the latest California Title 24 Accessibility Standards. Necessary work shall be first investigated by the design Architect and then confirmed by Town staff. 16. APPROVALS REQUIRED: The project requires the following departments and agencies approval before issuing a building permit: a. Community Development — Planning Division: Erin Walters (408) 354-6867 b. Santa Clara County Fire Department: (408) 378-4010 c. County Environmental Health Department: (408) 885-4200 N:\DEV\CONDITNS\2013\BNR663- CUP.docx Chase Bank LETTER TO CITY OF LOS GATOS April 8, 2013 RECEIVED G{- /Zv/ 2 JIJN 14 2013 TOWN OF LOS GATOS PLANNING DIVISION Chase is the U.S. consumer and commercial banking business of JPMorgan Chase & Co. , a leading global financial services firm with assets of $2.4 trillion and operations worldwide. Chase serves millions of consumers and small businesses through more than 5,600 bank branches, 18,600 ATMs, credit cards, mortgage offices, and online and mobile banking as well as through relationships with auto dealerships. In California, Chase has 20,000 employees. In January 2013, JPMC opened its 1,000th branch in California. We continue to grow and expand with branches like this one, adding jobs to the community. JPMorgan Chase continues to be there in support of small businesses throughout California, making a difference locally by extending $7.5 billion in credit through 60,779 loans in 2012. Chase is the #1 SBA lender in the United States; in Los Gatos alone we serve nearly 2,000 business customers. We are excited about the prospect of opening a new branch in Los Gatos, where we serve nearly 20,000 consumers. Chase's legacy is to be 100% committed to communities like Los Gatos where our customers live and work. We work closely with local governments and municipalities to create more economically -sustainable communities; in fact, in 2012, JPMorgan Chase raised $12.8 billion in financing for local governments and non-profit organizations in California. We have had a presence in Los Gatos for years now, and are continuing to build roots in the community. For two consecutive years, Chase has been a major sponsor of the Girls on the Run 5K, a non-profit organization that teaches life and health skills to young girls and builds their confidence. Staff from our North Santa Cruz and Los Gatos Union Avenue branches volunteered at last year's event and are looking forward to participating in and supporting the girls at the 5K this year. We believe Chase is a great fit for Los Gatos, where our customers appreciate the wide variety of financial products and services we offer, whether it be helping a first-time home buyer with an affordable mortgage, creating a retirements savings plan, or helping parents send their children to college. Our branches boast state -of -the art technology that appeal to the customer who appreciates self-service, but our personal bankers and tellers are always at the ready to help those who prefer more personalized service. JPMorgan Chase, 1200 El Camino Real, 2nd Floor, San Bruno, CA 94066 EXHIBIT 4 Page 2, Letter to City of Los Gatos Our.new.branch specifics include: Hours of operation: Monday — Friday 8:OOam - 7:OOpm, Saturday 8:OOam-6:OOpm Services to customers: Provides banking, lending, and investment products and serviceshto Consumer and Business Clients. Number of employees: 7-8 employees We look forward to growing our relationship with the community. In the meantime, thank you for taking the time to get to know us better and please let us know if we can answer any questions about our commitment to Los Gatos. Best Regards, CHASE Consumer & Business Banking Jeffrey L. Halbert Vice President - Market Director of Real Estate 650.873.3812 office 650.230.7160 fax 1PMorgan Chase, 1200 El Camino Real, 2"d Floor, San Bruno, CA 94066 BUILDING AREA TABULATIONS - BUILDING,AREATOTAL BUILDING 1 FIRST FLOOR (RETAIL SUITES) , 663 BLOSSOM HILL RD., RETAIL SUITE 100 NOTE: NET SF USES THE FOLLOWING DEDUCTIONS: TRASH/ELECT. RM, 258 SF 681 BLOSSOM HILL RD., RETAIL SUITE 100 681 BLOSSOM HILL RD., RETAIL SUITE 102 - "PHILZ" 15991 LOS GATOS BLVD., RETAIL SUITE 100 SECOND FLOOR (OFFICE) 663 BLOSSOM HILL RD., RETAIL SUITE 200 NOTE: NET SF USES THE FOLLOWING DEDUCTIONS: STAIRS: 169 SF / ELEV. SHAFT: 82 SF FOR A TOTAL REDUCTION OF 251 SF. BUILDING 2 FIRST FLOOR (RETAIL SUITES) 15965 LOS GATOS BLVD. SUITE1Q0 & 102 NOTE: NET SF USES THE FOLLOWING DEDUCTIONS: TRASH/ELECT. RM, 248 SF SECOND FLOOR (OFFICE) /!J 663 BLOSSOM HILL RD'; RETAIL,SUITE 200 NOTE: NET SF USES hIE FOLLOWING DEDUCTIONS: STAIRS: 338 SF /r. SHAFT: 82 SF FOR A TOTAL REDUCTION OF 420 SF 1 i 30,750 SF GROSS AREA 15,302 SF GROSS AREA 3,624 SF GROSS AREA 3,366 SF NET AREA 2,109 SF 1,611 SF 4,334 SF 3,624 SF GROSS AREA 3,373 SF NEI AREA 1,/448 SF GROSS AREA 376 SF GROSS AREA 9,130 SF NET AREA 6,072 SF GROSS AREA 5,652 SF NET AREA BLOSSOM ROHIL ..._......._... gp ....:`...._.:: ADOBE ANIMAL HOSPITAL ` \ 15965 LOS GATOS BLVD SUITE 100 6,073 SF ADOBE RETAIL STORE 15965 LOS GATOS BLVD SUITE 102 3,057 SF SECOND FLOOR FUTURE TENANT 683 BLOSSOM HILL ROAD 00 3,373 SF CHASE BANK 663 BLOSSOM HILL ROAD SUITE 100 3,366 SF SECOND FLOOR FUTURE TENANT 15965 LOS GATOS BLVD SUITE 200 5 652 SF a- . oc .__...... r ... 0 15965 & 15991 LOS GATOS BOULEVARD SAND HILL PROPERTY COMPANY 203 REDWOOD SHORES PKWY, STE 200 REDWOOD CITY, CA 94065 Kf N METH 110012101.120 • PARTNERS INC. I Mountain YI•• . C A" Rood. 0 S0 . YS" 12S •0.0 10 E CONSULTANT REVISION 5. 16. 13 RECEIVED Gf- D/ D JUN 3 2013 TOWN OF LOS GATOS PLANNING DIVISION PROJECT NO. 26.585 DATE 05.08.13 DRAWN BY ML SCALE AS SHOWN CHECKED BY SITE PLAN FOR C. U.P NOON CUP- 2 C.U. P. SITE PLAN 1 "=30' 1 2012 KENNETH RODRIGUES 6 PARTNERS, INC. EXHIBIT 5 r nn cIF IF cIEIE ILIL Irlr cIt1L=== nn RI RP J111= 1111 RIRP tl10 24 L 1' CPT-301VESTIBULE 101 ATM I IelIj!I 1 JII SOB NEI CORRIDOR III VIEWING o) PCB DADATA 109 7 u I I 1 - CPT-301 ATM VESRBUIE 1 1 r — 1 J LOBBY 103 1 1 L . L_- J I I r til1 05 Ex611NG ELECTRICAL 10 I I sh. 1 1 1 1 J t• 1 1 1 1 1 L-J LLJ PRINT RIE ROOM EEO L _f I r I , N.. OUNG 111 CORRIDOR NMI r 1 1 1 1 s 44 0 O I L- J G 0 I CHASE FLOOR PLAN SCALE 1/4-Pa 1 663 BLOSSOM HILL ROAD SUITE 100 SAND HILL PROPERTY COMPANY 203 REDWOOD SHORES PKWY, STE 200 REDWOOD CITY, CA 94065 NETS RODRIGUE• • r•.rwen• INc. n ..1 • 1 • v I . - . C • • • 0 . • • • . • r • 0 CONSULTANT REVISION RECEIVED MAY 1 7 2013 TOWN OF LOS GATOS PLANNING DIVISION PROJECT NO. 26.585 OATS 05.08.2013 ORANN BY BG SCALE AS SHOWN OECIED BY 2012 RFHhIN ROORIG ES • PARTNER$ UIC. EXHIBIT 6 nn cIFIF ILIL Iry IFIF=== d1 it=== nn didI= Jl JIB 111 difl= 1 I 1 r — - I L-_ L 118 I CPT-301VESTIBULE I 11 I L! INN 1'I II DB ECI CORRIDOR VIEVANGI ROO I 117 I 113 LAIDATA OP EXISTING ELECTRICAL 110 CPT-301 ATM W51181 LE JI J 1108 I I r_ I I L-- III,i'Tir1; 7 I t!I 05 J p I / 1/ 4 I I I L-J LLJ PRIM RRE ROOM MEI J L I I ID I II' II I r I CORRIDOR 1111 OUNG 111 I I I 1- J II 0 CHASE FLOOR PLAN I 1/• -Io 663 BLOSSOM HILL ROAD SUITE 100 SAND HILL PROPERTY COMPANY 203 REDWOOD SHORES PKWY, STE 200 REDWOOD CITY, CA 94065 KENNETH NOONIOOE• • CONSULTANT REVL91ON RECEIVED MAY 1 7 2013 TOWN OF LOS GATOS PLANNING DIVISION 4 — /2 V/ D PROJECT NO. 26.585 OME 05.08.2013 DRAWN BV BG SOME AS SHOWN OEO®BY 2012 NENNERI ROORIOIF9 •PARTNERS. DC.