Staff Report.31 University
PREPARED BY: Erin M. Walters
Senior Planner
Reviewed by: Planning Manager, Community Development Director, and Town Attorney
110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 08/27/2025
ITEM NO: 2
DATE: August 22, 2025
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Consider a Request for Approval to Modify Planned Development Ordinance
2025 to Allow Modifications to Building E; an Architecture and Site
Application for Exterior Modifications to an Existing Commercial Building in
the University/Edelen Historic District; and a Conditional Use Permit for
Formula Retail Over 10,000 Square Feet and for a Restaurant with Alcohol
Service on Property Zoned C-2:LHP:PD. Located at 31 University Avenue.
APN 529-02-044. Planned Development Modification Application PD-25-001,
Architecture and Site Application S-25-004 and Conditional Use Permit
Application U-25-001. Categorically Exempt Pursuant to CEQA Guidelines
Sections 15301: Existing Facilities. Property Owner: SRI Old Town, LLC.
Applicant: Rick Nelson MBH Architects. Project Planner: Erin Walters.
RECOMMENDATION:
Forward a recommendation of denial to the Town Council for a request to modify Planned
Development Ordinance 2025 to allow modifications to Building E; an Architecture and Site
application for exterior modifications to an existing commercial building in the
University/Edelen Historic District; and a Conditional Use Permit for formula retail over 10,000
square feet and for a restaurant with alcohol service on property zoned C-2:LHP:PD, located at
31 University Avenue.
PROJECT DATA:
General Plan Designation: Central Business District
Current Zoning Designation: Central Business District with a Landmark and Historic
Preservation Overlay, C-2:LHP:PD
Applicable Plans and Standards: General Plan; Commercial Design Guidelines; and Planned
Development Ordinance 2025
Parcel Size: 4.18 acres (182,080 square feet)
Surrounding Area:
PAGE 2 OF 13
SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001
DATE: August 22, 2025
CEQA:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act, Section 15301: Existing Facilities. No significant
effect on the environment will occur since the project uses an
existing structure with no increase in floor area.
FINDINGS:
▪ The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15301: Existing
Facilities.
▪ As required by Section 29.80.095 of the Town Code for granting approval of a Planned
Development Overlay Zone.
▪ That the amendment to the Planned Development Overlay Zone is consistent with the
General Plan.
▪ As required by Section 29.20.190 (a) of the Town Code for granting a Conditional Use
Permit.
▪ As required by Section 29.20.190 (b) of the Town Code for approving a Conditional Use
Permit for a formal retail business greater than ten thousand (10,000) square feet.
▪ The project meets the objective standards of Chapter 29 of the Town Code (Zoning
Regulations).
▪ As required by Section 29.80.290 (2) of the Town Code for approving applications in historic
districts.
▪ As required for compliance with the Commercial Design Guidelines.
CONSIDERATIONS:
▪ As required by Section 29.20.150 of the Town Code for granting approval of an Architecture
and Site application.
ACTION:
Forward a recommendation to the Town Council.
Existing Land Use General Plan Zoning
North Commercial Central Business District C-2:LHP
South Commercial Central Business District C-2:LHP:PD
East Commercial Central Business District C-2:LHP:PD
West Parking Lot Central Business District C-2:LHP
PAGE 3 OF 13
SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001
DATE: August 22, 2025
BACKGROUND:
The subject property is located on the west side of University Avenue at the intersection of Elm
Street and University Avenue (Exhibit 1). The subject of this application is one of the Old Town
commercial center buildings, referred to as Building E in the adopted Planned Development
(PD) Ordinance 2025 (Exhibit 3). Building E consists of a 15,957-square foot vacant tenant
space, which was previously demised into two separate units:
• A 7,233 square foot restaurant space formerly occupied by Steamer’s restaurant.
• An 8,724 square foot retail space formerly occupied by The Gap, a clothing retail store.
In December 1996, the Town Council adopted PD Ordinance 2025, amending the zoning
ordinance effecting a zone change from C-2:LHP to C-2:LHP:PD at 50 University Avenue, Old
Town commercial center (Exhibit 3). PD Ordinance 2025 authorized the redevelopment of Old
Town, including the construction of several new buildings, among them Building E. The
construction of Building E was completed in 1999.
In January 2023, the clothing retail store, The Gap, ceased operations, and the restaurant,
Steamer’s, closed in December 2024. Both tenant spaces in Building E have remained vacant
since their respective closures.
In January 2025, the applicant, RH (Restoration Hardware), applied for a modification to the
existing PD Ordinance to allow modifications to Building E, an Architecture and Site application
for exterior modifications to the existing commercial building, and a Conditional Use Permit
(CUP) for a formula retail use over 10,000 square feet with a restaurant use with alcohol
service.
The Old Town Commercial Center is located within the University-Edelen Historic District, and
any exterior modifications to buildings with the district are subject to review by the Historic
Preservation Committee (HPC).
On February 26, 2025, the HPC reviewed the proposed exterior modifications to Building E,
continued the item for further consideration, and provided feedback to the applicant’s team
(Exhibits 7, 8, 9, and 10).
On March 26, 2025, the HPC reconsidered the item, and made a recommendation of denial to
the Planning Commission (Exhibits 11, 12, 13, and 14).
The proposed project includes a request for a PD Amendment and therefore requires a
recommendation from the Planning Commission, with the final decision to be made by the
Town Council. The application also requires Planning Commission consideration and
recommendation, with the Town Council serving as the final decision-making body for the
Architecture and Site, CUP, and PD Amendment applications. The applicant has provided a
PAGE 4 OF 13
SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001
DATE: August 22, 2025
Project Description and Letter of Justification (Exhibit 15), and proposed Development Plans
(Exhibit 20).
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The subject property is located on the west side of University Avenue (Exhibit 1) and is
developed as one of the Old Town commercial center buildings. The subject vacant 15,957-
square foot tenant space was formerly two tenant spaces, a restaurant space formerly
occupied by Steamer’s, and a retail store space formerly occupied by The Gap, located on
the ground floor in the northern building (Building E) adjacent to the corner of University
Avenue and Elm Street. The property abuts commercial properties to the north, east, and
south and a parking lot to the west.
B. Project Summary
The applicant is requesting approval for a modification to the existing PD Ordinance to allow
modifications to Building E, an Architecture and Site application for exterior modifications
to the existing commercial building, and a CUP for a formula retail use over 10,000 square
feet with a restaurant with alcohol service in an existing tenant space. The proposed project
occupies existing tenant spaces. No additional square footage is proposed.
When reviewing a CUP, the deciding body should consider the information in the applicant’s
business plan; however, the key consideration should be the proposed use since the
business plan can change from owner to owner. The CUP runs with the land, and the
deciding body should review the application based on the use described in the
recommended Conditions of Approval (Exhibit 6) as opposed to the applicant’s
business plan.
C. Zoning Compliance
The C-2 zone permits formula retail businesses exceeding 10,000 square feet and restaurant
uses with alcohol service, subject to approval of a CUP. The proposed project includes a
request to modify the existing PD Ordinance to allow exterior modifications to Building E.
The project meets the parking and height requirements outlined in the Town Code.
PAGE 5 OF 13
SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001
DATE: August 22, 2025
DISCUSSION:
A. Planned Development Amendment
The applicant is requesting approval to modify PD Ordinance 2025. In December 1996, the
Town Council adopted PD Ordinance 2025 Performance Measures and Standards #15 b, c,
and d, which governs the subject building, Building E, as part of the Old Town commercial
center (Exhibit 3). The applicant requests an amendment to PD Ordinance 2025, removing
the requirements that Building E be modified as follows (Exhibit 4):
• Design structure so that it appears to be a collective of individual structures that abut
each other.
• The roof design shall be reflective of the individual structures (break-up rooflines).
• Corner tower shall be redesigned into a clipped corner design.
The applicants requests these change to allow for a more cohesive and contextually
appropriate façade. The subject building’s façade currently appears as three distinct
structures. The applicant states, “the styles represented by the existing façade largely do
not correspond to the architectural character of the University-Edelen Historic District,
which includes the contributing styles of Mission Revival, Mediterranean, Craftsman, and
Victorian.”
The applicants proposes a unified Mediterranean-style design of the façade that reflects the
proportions, window styles, and architectural details seen in the Old Town commercial
center. The applicant believes the proposed design will create a more balanced and
harmonious look that better fits Old Town and the University-Edelen Historic District
(Exhibit 12 and 20).
B. Architecture and Site Analysis
The project proposes exterior modifications to Building E to establish a cohesive
Mediterranean-style architectural character for a new single-tenant occupancy (Exhibit 20).
The scope of work includes updates to all four building elevations for overall design
consistency and visual appeal. Proposed exterior modifications include:
• Roof alterations to create symmetrical and consistent massing;
• Integration of arched and rectangular window and door openings;
• Installation of new fabric awnings and metal/glass canopy awnings;
• Addition of a new central pyramidal skylight; and
• Application of new stucco siding.
The existing one-story, 15,957-square foot commercial building will maintain its current
footprint, with no increase in floor area. The overall building height would be slightly
PAGE 6 OF 13
SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001
DATE: August 22, 2025
reduced from 27 feet, four inches to 26 feet, eight inches, within the 45-foot height limit
permitted in the C-2 zoning district.
The project retains the building’s existing structural system and introduces a new multi-coat
cement plaster exterior finish, accented with decorative steel and aluminum architectural
elements. Architectural aluminum windows are proposed along all elevations.
The design incorporates step-backs at the ground level along the street-facing facades,
alternating rectangular and semicircular fenestration, and introduces a varied parapet line
at the roof. The proposed windows have deep recesses creating shadow lines and the
design includes louvered and fabric awnings which add texture and depth to the new
façade. The project proposes a centrally located restaurant, which will be illuminated by the
new pyramidal skylight, bringing natural light into the interior space.
The proposed project is within the C-2A subdistrict of the Commercial Design Guidelines,
which specifies site development and building design guidelines for projects within its
boundaries. The proposed building remodel is consistent with the applicable provisions of
the Commercial Design Guidelines as the project emphasizes display windows and
storefront entries, maintains transparent storefronts and public right-of-way walls, utilizes
high-quality store front materials, and uses awnings.
The applicant has provided a Project Description and Letter of Justification (Exhibit 15)
discussing the proposed project in the context of the historic district, the Commercial
Design Guidelines, and proposed Development Plans providing details of the proposed
exterior work (Exhibit 20).
C. Historic Preservation Committee
The Old Town commercial center is located in the University-Edelen Historic District.
Although the subject building was constructed in 1999, any exterior modifications to
buildings within the district are subject to review by the HPC. Newer buildings support the
district, although are not included as Contributors to the district.
Pursuant to Town Code Section 29.80.290 (2), in evaluating applications, the HPC
considered the architectural style, design, arrangement, texture, materials and color, and
any other pertinent factors. Applications shall not be granted unless:
In historic districts, the proposed work will neither adversely affect the exterior architectural
characteristics or other features of the property which is the subject of the application, nor
adversely affect its relationship, in terms of harmony and appropriateness, with its
surroundings, including neighboring structures, nor adversely affect the character, or the
historical, architectural or aesthetic interest or value of the district and its site.
PAGE 7 OF 13
SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001
DATE: August 22, 2025
On February 26, 2025, the HPC reviewed the proposed exterior modifications to Building E,
continued the item for further consideration, and provided the following feedback to the
applicant’s team (Exhibits 7, 8, 9 and 10):
• Although the proposed design is a Mediterranean style, it is not as compatible with the
existing Old Town buildings; it is not consistent with the Planned Development; or the
character of the University/Edelen Historic District;
• The design should convey a collective of individual structures rather than one consistent
and symmetrical massing;
• Consider the addition of tile roofing material; and
• Consider the impact of the skylight from all elevations.
On March 26, 2025, the HPC reconsidered the continued item. The applicant considered the
Committee’s direction from the February 26, 2025, meeting and decided not to modify the
proposed exterior modifications and provided a response letter (Attachment 6 of Exhibit
12).
In the response letter the applicant thanked the HPC and stated “after careful
consideration, we have chosen to maintain our current design. When developing our
Proposal, we closely studied the existing Mediterranean components of the building and
the Old Town Shopping Center, its proportions, window types and architectural details. We
also considered the buildings immediately adjacent and incorporated their unified design
into our building, both in color and articulation, with the goal of creating a harmonious
façade design that assimilates into, rather than competes with the larger Historic District. At
RH, we strive to obtain balance, symmetry and perfect proportions with our architectural
approach and believe our design does exactly that. With respect, we would like to maintain
our Proposal.”
The Committee made a motion to recommend denial and has forwarded this
recommendation to the Planning Commission for consideration. In support of its decision,
the Committee cited the same feedback provided at the February 26, 2025 meeting, along
with the subtle design changes discussed at the March 26, 2025 meeting, such as revisions
to paint, lighting, materials, trees, landscaping, roof color, and other elements, to better
achieve the appearance of a collection of individual structures (Exhibits 11, 12, 13 and 14).
Audio recordings of the HPC meetings held on February 26, 2025, and March 26, 2025, are
available on the Town of Los Gatos website: https://losgatos-ca.municodemeetings.com/
D. Conditional Use Permit
The proposed project requires a Conditional Use Permit (CUP) application for a formula
retail establishment exceeding 10,000 square feet, which will include the sale of home
furnishings, interior design services, and an integrated restaurant. The restaurant
PAGE 8 OF 13
SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001
DATE: August 22, 2025
component will offer on-site alcohol service and is designed to complement the retail
experience within the same space.
Town Code Section 29.10.020 defines formula retail business as a retail business which,
along with 11 or more other business locations, is required by contractual or other
arrangement to maintain any of the following: standardized merchandise, services, decor,
uniforms, architecture, colors, signs, or other similar features.
The proposed business operates 60 retail locations in the United States, including 15 in
California. Additionally, RH has five retail locations in Europe and four in Canada. The
applicant has provided a Project Description and Letter of Justification (Exhibit 15), and
Development Plans (Exhibit 21). Hours of operation are included in the recommended
Conditions of Approval (Exhibit 6)
E. Conditional Use Findings
Pursuant to Town Code Section 20.20.109(a), the deciding body, on the basis of evidence
submitted at the hearing, may grant a conditional Use permit when specifically authorized
by the provisions of this chapter if it finds that:
1. The proposed uses of the property are essential to the public convenience or welfare;
2. The proposed uses will not impair the existing uses of the zone;
3. The proposed uses would not be detrimental to the public health, safety or general
welfare; and
4. The proposed uses of the property are in harmony with the various elements or
objectives of the General Plan and the purposes of this chapter.
The applicant has provided the following justifications as found in the Project Description
and Letter of Justification, Exhibit 15.
In regard to the first finding, the proposed use would be considered desirable to the public
convenience or welfare in that the “proposed uses provide for a bespoke dining and
shopping experience which will be desirable to both residents and visitors as a destination
within Los Gatos. Further, the proposed project will be an addition to an existing RH gallery
at 26 N Santa Cruz Ave, which has been an integral part of the Los Gatos community for
over 10 years.”
As required by finding two, the proposed application would not impair the integrity and
character of the zone “it is a commercial use located in a commercial zone. Further, the
Proposed Project is consistent with the Commercial Design Guidelines for C-2A zones and as
a non-contributing structure within a historic preservation district. The Proposed Project
maintains the existing building’s massing and density, reimagines the existing façade
variation, and maintains the pedestrian pass-through along the southern wall”.
PAGE 9 OF 13
SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001
DATE: August 22, 2025
In regard to the third finding, the proposed use would not be detrimental to public health,
safety, or general welfare as “the proposed uses, formula retail use and restaurant use with
the selling of alcoholic beverages for consumption on-premises, represent no change from
the current uses of the most recent tenants at the existing building (Gap and Steamer’s),
and would not be detrimental to public health, safety, and general welfare.
In regard to the final finding, the proposed use meets the objectives of the General Plan and
Town Code as “they contribute to the variety of commercial uses in the Central Business
District and meet the goals and policies of the 2040 General Plan (2020 Land Use and
Community Development Elements).”
Pursuant to Town Code Section 29.20.190 (b), the deciding body, on the basis of the
evidence submitted at the hearing, may deny a conditional use permit for a formula retail
business greater than ten thousand (10,000) square feet if any of the following findings are
made:
1. The proposed use of the property is not in harmony with specific provisions or
objectives of the General Plan and the purposes of this chapter;
2. The proposed use will detract from the existing balance and diversity of business in the
commercial district in which the use is proposed to be located;
3. The proposed use would create an over-concentration of similar types of businesses, or
4. The proposed use will detract from the existing land use mix and high urban design
standards including uses that promote continuous pedestrian circulation and economic
vitality.
In regard to the first finding, the proposed use of the property is in harmony with specific
provisions or objectives of the General Plan and the purposes of Chapter 29 of the Town
Code. As required by finding two, the proposed use will not detract from the existing
balance and diversity of business in the commercial district in which the use is proposed to
be located. In regard to the third finding, the proposed use would not create an over-
concentration of similar types of businesses. In regard to the final finding, the proposed use
will not detract from the existing land use mix and high urban design standards including
uses that promote continuous pedestrian circulation and economic vitality.
F. Parking
The tenant spaces were previously a restaurant use (7,233 sf) and a retail use (8,724 sf) with
a parking requirement of one space for every 300 square feet of floor area, or 54 spaces.
The proposed use requires the same number of parking spaces as the existing tenant spaces
will be merged. The site is part of the Old Town commercial center, which
provides parking through 215 spaces onsite and 464 spaces in the Parking Assessment
PAGE 10 OF 13
SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001
DATE: August 22, 2025
District (PAD). Based on an analysis of the existing uses in the Old Town commercial center,
the proposed use would not require any additional parking and would be accommodated
through the spaces located onsite and in the PAD.
G. Traffic and Sidewalk Improvements
In 2018, the Town’s Traffic Impact Fee Policy was modified to address changes in use within
existing shopping centers. Changes in use are considered a continuation of the previously
applied shopping center rate. No additional fees will be charged as the use from an ITE
perspective will remain the same. Since no additional square footage is proposed for the
project, no traffic study or traffic mitigation fee is required for the CUP.
The proposed project reconfigures a portion of the sidewalk to align with the proposed
building façade entrances, the draft Conditions of Approval require the applicant to replace
the sidewalk, curb, gutter and curb ramp on the east and north side of the project site and
provide dedication of a new sidewalk easement (Exhibit 5).
H. Trees
The Town’s Consulting Arborist provided a peer review report of the applicant’s arborist
report (Exhibits 16 and 17). There are 12 protected trees on this site. Two of the protected
trees are recommended for removal as they conflict with the sidewalk reconfiguration. The
sidewalk along University Avenue will be removed and replaced and the location of the two
tree wells and Tree #11 (three-inch diameter, Crape myrtle) and #12 (seven-inch diameter,
Coast live oak) will be removed. A 24-inch box Coast live oak will be planted in a new tree
well for symmetry. Tree protection recommendations and replacement requirements are
contained in the Conditions of Approval (Exhibit 5).
I. General Plan
The 2020 General Plan Land Use designation for the site is Central Business District.
The proposed formula retail/restaurant use is consistent and meets the Central Business
District requirements for the property with the approval of a CUP. A formula
retail/restaurant space would support the mixture of community-oriented commercial
goods, services, and lodging unique to the Central Business District and would maintain the
small-town character of the downtown area.
In addition to maintaining neighborhood quality, the 2020 General Plan Land Use Element
focuses on maintaining a “full-service” Town that provides a range of goods and services
that support economic vitality, while limiting adverse impacts on the quality of life of all the
residents.
PAGE 11 OF 13
SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001
DATE: August 22, 2025
The applicable goals and policies of the 2040 General Plan (2020 Land Use Element and
2020 Community Design Element) include, but are not limited to:
• Policy LU-1.4: Infill projects shall be designed in context with the neighborhood and
surrounding zoning with respect to the existing scale and character of surrounding
structures, and should blend rather than compete with the established character of the
area;
• Policy LU-1.8: Commercial development of any type (office, retail, research and
development, etc.) shall be designed in keeping with the small-town character of Los
Gatos;
• Goal LU-9: To provide residents with adequate commercial and industrial services;
• Policy LU-9.2: Maintain a variety of commercial uses, including a strong Downtown
commercial area combined with Los Gatos Boulevard and strong neighborhood
commercial centers to meet the shopping needs of residents and to preserve the
smalltown atmosphere;
• Goal CD-1: Preserve and enhance Los Gatos’s character through exceptional community
design;
• Goal CD-9: To preserve the character of Downtown Los Gatos and the quality of life for
its citizens through high quality building design;
• Policy CD-9.1: Exterior building materials in the Central Business District should be
consistent with those used in existing, tastefully executed surrounding buildings;
• Goal CD-10: To maintain the historic character of the Downtown; and
• Policy CD-10.1: Encourage the preservation, restoration, rehabilitation, reuse, and
maintenance of existing buildings Downtown.
PUBLIC COMMENTS:
Story poles and signage were installed on the site and written notice was sent to property
owners and tenants within 300 feet of the subject property.
The applicant provided a summary of their neighborhood outreach efforts in Exhibit 20.
Staff has included all public comments received by 11:00 a.m., Friday, August 22, 2025, as
Exhibit 21.
ENVIRONMENTAL REVIEW:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act, Section 15301: Existing Facilities. No significant
effect on the environment will occur since the project uses an existing structure with no
increase in floor area.
PAGE 12 OF 13
SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001
DATE: August 22, 2025
CONCLUSION:
A. Summary
The applicant is requesting approval of a modification to the existing PD Ordinance (2025)
to allow modifications to Building E, and an Architecture and Site application for exterior
modifications to the existing one-story commercial building located in the Old Town
commercial center within the University-Edelen Historic District. In addition, the applicant is
requesting approval of a Conditional Use Permit application to allow for formula retail use
over 10,000 square feet (home furnishings store) with a restaurant use with alcohol service
in the C-2:LHP zone. On March 26, 2025, the Historic Preservation Committee reviewed the
proposed exterior modifications and forwarded a recommendation of denial to the Planning
Commission as they were not able to make the findings for approving applications in
historic districts.
B. Recommendation
Based on the analysis above, staff recommends that the Planning Commission forward a
recommendation of denial of the proposed project application to the Town.
C. Alternatives
Alternatively, the Commission can:
1. Forward a recommendation of approval of the applications to the Town Council with the
following findings:
a. Find the proposed project is Categorically Exempt pursuant to the adopted
Guidelines for the implementation of the California Environmental Quality Act,
Section 15301 (Exhibit 2);
b. Make the findings required by Section 29.80.095 of the Town Code for granting
approval of the Planned Development Ordinance (Exhibit 2);
c. Make the required findings that the Planned Development Overlay Zone is
consistent with the General Plan (Exhibit 2);
d. Make the findings required by Section 29.20.190(a) for granting a Conditional Use
Permit (Exhibit 2);
e. Make the findings required by Section 29.20.190(b) for granting a Conditional Use
Permit for a formal retail business greater than ten thousand (10,000) square feet
(Exhibit 2);
f. Make the required findings that the project complies with the objective standards of
Chapter 29 of the Town Code (Zoning Regulations) (Exhibit 2);
g. Make the findings required by Section 29.80.290(2) for approving applications in
historic districts;
PAGE 13 OF 13
SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001
DATE: August 22, 2025
h. Make the required finding that the project complies with the Commercial Design
Guidelines (Exhibit 2);
i. Make the required considerations as required by Section 29.20.150 of the Town
Code for granting approval of an Architecture and Site application (Exhibit 2);
j. Adopt the amended Planned Development (Exhibit 4); and
k. Approve Architecture and Site application S-25-004 and Conditional Use Permit
U-25-001 with conditions contained in Exhibit 5 and Exhibit 6 and the development
plans in Exhibit 20.
2. Forward a recommendation to the Town Council for approval of the Planned
Development Amendment application, Architecture and Site Application, and
Conditional Use Permit with modified performance standards, additional and/or
modified conditions; or
3. Continue the matter to a date certain with specific direction.
EXHIBITS:
1. Location Map
2. Required Findings and Considerations
3. Planned Development Ordinance 2025
4. Draft Planned Development Ordinance
5. Recommended Conditions of Approval A&S
6. Recommended Conditional of Approval CUP
7. HPC Action Letter, February 26, 2025
8. HPC Staff Report, February 26, 2025
9. HPC Desk Item, February 26, 2025
10. HPC Desk Minutes, February 26, 2025
11. HPC Action Letter, March 26, 2025
12. HPC Staff Report, March 26, 2025
13. HPC Desk Item, March 26, 2025
14. HPC Minutes, March 26, 2025
15. Project Description and Letter of Justification
16. Applicant Arborist Report
17. Consulting Arborist Peer Review
18. Applicant Response to Consulting Arborist Peer Review
19. Neighborhood Outreach Summary
20. Development Plans
21. Public comments received by 11:00 a.m., Friday, August 22, 2025
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