Planning Commission Packet- 12-10-2025Page 1
TOWN OF LOS GATOS
PLANNING COMMISSION AGENDA
DECEMBER 10, 2025
110 EAST MAIN STREET
TOWN COUNCIL CHAMBERS
7:00 PM
Emily Thomas, Chair
Kendra Burch, Vice Chair
Jeffrey Barnett, Commissioner
Susan Burnett, Commissioner
Steven Raspe, Commissioner
Joe Sordi, Commissioner
Rob Stump, Commissioner
IMPORTANT NOTICE
This is a hybrid/in-person meeting and will be held in-person at the Town Council Chambers at
110 E. Main Street and virtually through the Zoom webinar application (log-in information
provided below). Members of the public may provide public comments for agenda items in-
person or virtually through the Zoom webinar by following the instructions listed below. The
live stream of the meeting may be viewed on television and/or online
at www.LosGatosCA.gov/TownYouTube.
PARTICIPATION
The public is welcome to provide oral comments in real-time during the meeting in three ways:
Zoom webinar (Online): Join from a PC, Mac, iPad, iPhone or Android device: Please click
this URL to join: https://losgatosca-
gov.zoom.us/j/84581980917?pwd=HBC1JDVAnIv95RNwWbWOUU0PKq949O.1. Passcode:
943933. You can also type in 845 8198 0917 in the “Join a Meeting” page on the Zoom
website at https://zoom.us/join and use passcode 943933.
When the Chair announces the item for which you wish to speak, click the “raise hand” feature
in Zoom. If you are participating by phone on the Zoom app, press *9 on your telephone keypad
to raise your hand.
Telephone: Please dial (877) 402-9753 for US Toll-free or (636) 651-3141 for US Toll.
(Conference code: 602463). If you are participating by calling in, press #2 on your telephone
keypad to raise your hand.
In-Person: Please complete a “speaker’s card” located on the back of the Chamber benches
and return it to the Vice Chair before the meeting or when the Chair announces the item for
which you wish to speak.
NOTES: (1) Comments will be limited to three (3) minutes or less at the Chair’s discretion.
(2) If you are unable to participate in real-time, you may email planning@losgatosca.gov with
the subject line “Public Comment Item #__” (insert the item number relevant to your
comment).
(3) Deadlines to submit written public comments are:
- 11:00 a.m. the business day before the Planning Commission meeting for inclusion in an
addendum.
- 11:00 a.m. on the day of the Planning Commission meeting for inclusion in a desk item.
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MEETING CALL TO ORDER
ROLL CALL
PLEDGE OF ALLEGIANCE
VERBAL COMMUNICATIONS (Members of the public may address the Commission on matters
not listed on the agenda and are within the subject matter jurisdiction of the Commission. During
special meetings, members of the public are welcome to address the Commission only on items
listed on the agenda. Unless additional time is authorized by the Commission, remarks shall be
limited to three minutes.)
CONSENT ITEMS (TO BE ACTED UPON BY A SINGLE MOTION) (Before the Planning Commission
acts on the consent agenda, any member of the Commission may request that any item be
removed from the consent agenda. At the Chair’s discretion, items removed from the consent
calendar may be considered either before or after the Public Hearings portion of the agenda.)
1. Draft Minutes of the October 29, 2025, Planning Commission Special Meeting
2. Draft Minutes of the November 12, 2025, Planning Commission Meeting
3. Annual Review of an Approved Conditional Use Permit for an Existing Private School
(Hillbrook School) on Property Zoned HR-1. Located at 300 Marchmont Drive. APNs
532-10-001 and 532-11-011. Conditional Use Permit Application U-12-002.
Applicant/Property Owner: Mark Silver/Hillbrook School. Project Planner: Jocelyn
Shoopman.
4. Planning Commission 2026 Meeting Schedule
PUBLIC HEARINGS (Applicants/Appellants and their representatives may be allotted up to a
total of five minutes maximum for opening statements. Members of the public may be allotted
up to three minutes to comment on any public hearing item. Applicants/Appellants and their
representatives may be allotted up to a total of three minutes maximum for closing
statements. Items requested/recommended for continuance are subject to the Commission’s
consent at the meeting.)
5. Consider a Request for Approval for Renovation and Expansion of an Existing
Automotive Dealership (Los Gatos Luxury Cars) on Property Zoned CH:HEOZ. Located at
620 Blossom Hill Road. APN 529-16-041. Architecture and Site Application S-25-026.
Categorically Exempt Pursuant to CEQA Guidelines Sections 15301: Existing Facilities.
Property Owner: SHP-MINGMING, LLC.
Applicant: Ali Yoosofi. Project Planner: Ryan Safty.
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6. Consider a Request for Approval for a Zone Change from C-2:LHP (Central Business
District with a Landmark and Historic Preservation Overlay) to
R-1D:LHP (Single-Family Residential Downtown with a Landmark and Historic
Preservation Overlay) and a General Plan Amendment to Change the Land Use
Designation from Central Business District to Medium Density Residential, for Property
Located at 4 Tait Avenue. APN: 510-44-054. Categorically Exempt pursuant to the
adopted Guidelines for the Implementation of the California Environmental Quality Act,
Section 15061 (b)(3). Zone Change Application Z-25-002 and General Plan Amendment
Application GP-25-002. Property Owner/Applicant: Town of Los Gatos. Project Planner:
Sean Mullin.
REPORT FROM THE DIRECTOR OF COMMUNITY DEVELOPMENT
SUBCOMMITTEE REPORTS / COMMISSION MATTERS
ADJOURNMENT (Planning Commission policy is to adjourn no later than 11:30 p.m. unless a
majority of the Planning Commission votes for an extension of time.)
ADA NOTICE In compliance with the Americans with Disabilities Act, if you need special
assistance to participate in this meeting, please contact the Clerk’s Office at (408) 354-6834.
Notification at least two (2) business days prior to the meeting date will enable the Town to
make reasonable arrangements to ensure accessibility to this meeting [28 CFR §35.102-35.104].
NOTICE REGARDING SUPPLEMENTAL MATERIALS Materials related to an item on this agenda
submitted to the Planning Commission after initial distribution of the agenda packets are
available for public inspection at Town Hall, 110 E. Main Street, Los Gatos and on the Town’s
website at www.losgatosca.gov. Planning Commission agendas and related materials can be
viewed online at https://losgatos-ca.municodemeetings.com/.
Planning Commission meetings are broadcast Live on KCAT, Channel 15 (on Comcast) on the 2nd and 4th Wednesdays at 7:00 p.m.
Live and Archived Planning Commission meetings can be viewed by going to:
www.LosGatosCA.gov/TownYouTube
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110 E. Main Street Los Gatos, CA 95030 ● 408-354-6832
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 12/10/2025
ITEM NO: 1
DRAFT
MINUTES OF THE PLANNING COMMISSION MEETING
OCTOBER 29, 2025
The Planning Commission of the Town of Los Gatos conducted a Special Meeting on
Wednesday, October 29, 2025, at 7:00 p.m.
MEETING CALLED TO ORDER AT 7:00 PM
ROLL CALL
Present: Chair Emily Thomas, Vice Chair Kendra Burch, Commissioner Jeffrey Barnett,
Commissioner Susan Burnett, Commissioner Steve Raspe, Commissioner Joseph Sordi,
Commissioner Rob Stump
Absent: None.
PLEDGE OF ALLEGIANCE
VERBAL COMMUNICATIONS
- Anonymous Member of the Public Commented on safety issues, community diversity, and
political protests.
PUBLIC HEARINGS
1. North Forty Phase 2
Architecture and Site Application S-23-031
Subdivision Application M-23-005
APNs 424-07-009, -052, -053, -081, -094, -095, -115, and -116
Applicant: Grosvenor Property Americas c/o Steve Buster
Property Owner: Yuki Farms LLC
Project Planner: Jocelyn Shoopman
Consider a request to construct a mixed-sse residential development (450 units), a
Vesting Tentative Map, site improvements requiring a Grading Permit, and removal of
large protected trees under Senate Bill 330 (SB 330) on property zoned North Forty
Specific Plan: Housing Element Overlay Zone. Located at 14859, 14917, 14925, and
16392 Los Gatos Boulevard; 16250, 16260, and 16270 Burton Road; and Assessor Parcel
Number 424-07-116. Additional environmental review is not necessary pursuant to
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MINUTES OF PLANNING COMMISSION MEETING OF OCTOBER 29, 2025
CEQA Guidelines Section 15183: Projects Consistent with a Community Plan, General
Plan, or zoning since the proposed project’s environmental impacts were adequately
addressed in the 2040 General Plan EIR, as applicable.
Joel Paulson, Community Development Director, presented the first portion of the staff report.
Gabrielle Whelan, Town Attorney, presented the second portion of the staff report.
Opened Public Comment.
Steve Buster (Applicant)
- I will spend the majority of my time talking about the heavy infrastructure lift for this site
as it relates to delivery of affordable housing. Phase 2 of the project consists of 68 units in a
100 percent affordable building, to be built by Eden Housing; 127 townhomes; and 255
multi-family rental units, including ten affordable. We are in full compliance with the
Housing Element, CEQA, and State Density Bonus Law. The best way to ensure the
affordable housing is built is to reduce restrictions and let us build the infrastructure to
ensure that we can deliver a finished, fully served pad to Eden as soon as possible. The
Town’s current proposal that affordable be built concurrently with the market rate units is
infeasible. We need a minimum of 127 homes in order to finance the completion of the
backbone infrastructure and then deliver the pad to Eden. Our proposal to the Town gives
you ample security, and gives us ample incentive to complete the remainder of the units.
Number one, only 28 percent of the units can get a Certificate of Occupancy before Eden
gets financed; and number two, we will commit to completing all of the infrastructure to
serve and deliver pads for affordable housing and the multi-family rental building. If the
multi-family building starts before Eden starts, we will provide for the affordable units
there until Eden can.
Katherine Mancuso
- My name is Katherine Mancuso; I live on Mulberry Drive in Los Gatos. My son is very high
functioning and has been lucky enough to find affordable housing for individuals like
himself with some intellectual delay and disabilities, but it's in Santa Clara. Some of the
units in this project are specifically designated for adults with intellectual disabilities, and
there has been some conversation about dispersing them throughout the entire North
Forty. The way it works in a lot of these developments is it’s all one unit, and that allows
them to provide services to individuals. They have a social worker and housing people
onsite, all in one place. The hard thing for us as parents is my son is going to outlive my
husband and I, and figuring out his independence and ability to thrive weighs heavy on us. I
encourage you to move this forward as quickly as possible, and also encourage you to
understand the need.
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MINUTES OF PLANNING COMMISSION MEETING OF OCTOBER 29, 2025
Ali Sapirman
- My name is Ali Sapirman, and I’m speaking on behalf of the Housing Action Coalition in
support of the North Forty Phase 2 project, which turns 15.5 acres of underused land into a
community with 450 homes, shops, and open space, which include 77 affordable homes,
1.25 acres donated to Eden Housing, and a fully affordable building with 67 additional
homes for families earning 60 percent of area median income. In order to meet its state
Regional Housing Needs Allocation, Los Gatos has to plan for 1,993 new homes by 2031,
and 847 of those must be affordable for lower- and middle-income households. The North
Forty project makes real progress towards that goal. This project delivers gentle density;
it’s not a high-rise and it fits well into the existing neighborhoods.
Noa Sklar
- I actually do not like this project at all, the whole North Forty Phase 1 and Phase 2, and I
disagree, the high-rise does not fit in the Los Gatos atmosphere. My daughter Romi is
neurodivergent. She grew up in Los Gatos and graduated college, and she’s applying for a
masters. She wants to be independent, but where is she going to live? We want her nearby.
She grew up here, and everything that she’s familiar with is here. Please, since we’re
already building this, allocate enough units, much more than what you’re offering, for kids
like my daughter, and there are tons of kids like her, neurodivergent, on the spectrum,
living here.
Romy Sklar
- I am 23 years old and I’ve lived in Los Gatos my whole life, and I love living in Los Gatos. I
have a lot of friends in Los Gatos, good memories, my gym, extracurricular activities, and
my family. I am neurodivergent, and I faced some obstacles in school like academics, slow
processing, but I never let that stop me. I have a lot of friends on the spectrum and other
neurodiverse conditions who live in Los Gatos too, and they also want to be independent.
They still want to live in Los Gatos, like me. Another thing is I can’t afford going far; it’s
expensive. My neurodivergent friends also can’t afford it, so please allocate for us
neurodivergent individuals to live independently in Los Gatos.
Dennise Jauregui
- I am the Executive Director of Housing Choices, and I strongly support the North Forty
Phase 2 project. North Forty Phase 2 will provide much needed affordable housing, with
approximately 25 percent of the units designated for individuals with intellectual and
developmental disabilities. The lack of access to affordable housing is the number one
reason adults with developmental disabilities are unable to move out of the family home
and are at greater risk of homelessness when their aging parents and caregivers are no
longer able to care for them. Housing Choices is also a proud partner with Eden Housing, a
respected housing developer leading in inclusive, affordable housing developments.
Inclusive projects like North Forty Phase 2 reflect a community where people of all abilities
and backgrounds have the opportunity to thrive, and I urge you to approve this
development.
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MINUTES OF PLANNING COMMISSION MEETING OF OCTOBER 29, 2025
Gia Pham
- I’m the Communications Coordinator at Housing Choices. 1) Los Gatos now has a Certified
Housing Element, so trying to use a brief period of noncompliance to undo the current
certification misunderstands the law. 2) The Town adopted the Housing Element Overlay
Zone and the Housing Element was later certified, giving us that 30-unit density, not 20.
The law requires honoring adopted zoning used to satisfy the RHNA. 3) There are
arguments about Builder's Remedy math, but we’re not using Builder's Remedy right now.
4) There is something that says, “The rejected Site Inventory can’t be relied on.” No, once
the HCD certifies a Housing Element and zoning is adopted, the Site Inventory is settled.
There are comments arguing HCD to confirm matters that are already settled by law. The
project delivers exactly what the current Housing Element envisions and is a major
opportunity for Los Gatos to advance its affordable housing goals. Twenty-five percent of
the affordable units will be reserved for people with developmental disabilities, one of the
few opportunities for young adults with disabilities to live independently in Los Gatos.
Jennifer Lucas
- I’m the Manager of the California State Council on Developmental Disabilities Central Coast
Office. We cover seven counties, including Santa Clara. The Council is an independent state
agency that works to ensure that people with developmental disabilities are included in all
aspects of their community and afforded the same rights as everyone. I strongly support
the North Forty Phase 2 project. People with intellectual and developmental disabilities
face barriers in housing, because affordable housing options are virtually nonexistent, so
the vast majority of people continue to live with their aging parents. The North Forty Phase
2 project offers a real, local solution that fulfills the Town’s approved Housing Element;
meets state density requirements; creates a pad-ready site for Eden Housing to move
forward efficiently when the approvals are granted; provides housing choices; and is a
vendor of San Andreas Regional Center to provide the needed support to those with
developmental disabilities who move in.
(INTERMISSION)
Eric Phillips (Applicant)
- The staff presentation brought up a point relative to cumulative impacts, and I wanted to
point out that the Town’s environmental checklist, the Initial Study that the Town
prepared, did look at cumulative impacts. The factors for reopening CEQA process that
Commissioner Stump talked about could involve new cumulative impacts, one of the
factors that the Town’s Initial Study looked at and concluded that that this development
would not result in a significant contribution to cumulative impacts; bearing in mind that
the General Plan EIR already analyzed the potential for developing 3,738 new units and the
cumulative impact has already been thoroughly analyzed in a full EIR. Also, relate that to
the fact that the traffic analysis includes specific projects as was discussed, and as Director
Paulson mentioned, that traffic analysis directly feeds into the noise analysis, the air quality
analysis, the health risk analysis, and the greenhouse gas emissions analysis that was used
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MINUTES OF PLANNING COMMISSION MEETING OF OCTOBER 29, 2025
as the basis for the Town’s environmental study, so those cumulative impacts have been
looked at here.
Closed Public Comment.
Commissioners discussed the matter.
MOTION: Motion by Commissioner Barnett to recommend Town Council approval
of each of the requests and applications that are noticed and detailed in
Exhibit 22 on page 21 of the staff report.
Town Attorney Whelen requested the motion be amended to place the portion of the motion
regarding developmentally disabled residents at the end of Condition of Approval 4, with the
Applicant agreeing to commit to 25 percent of the units in the 100 percent affordable building
on Lot 19 would have a preference for developmentally disabled residents.
The maker of the motion accepted the amendment to the motion.
Seconded by Commissioner Burch.
Commissioner Burch requested the motion be amended to include language that no large
vehicles shall idle on Los Gatos Boulevard or Lark Avenue; all construction activities are
limited to the construction site; there shall be no large vehicles on any residential street
surrounding the project; and any street work at night adjacent to residential areas shall have
proper noticing.
The maker of the motion accepted the amendment to the motion.
Town Attorney Whelen requested Commissioner Burch define the term “large vehicle.”
Commissioner Burch suggested her motion could be amended to say, “Any vehicles related to
the construction activities are not to idle on Lark Avenue or Los Gatos Boulevard,” without
utilizing the word “large.”
Town Engineer Gary Heap suggested the motion include language stating, “No use of Los
Gatos Boulevard for hauling of materials, storage of materials, or idling of trucks without
prior authorization of Public Works Department.”
The maker of the motion accepted the amendment to the motion.
Chair Thomas requested the motion be amended to include language stating that the
perimeter open space and street trees shall be natives. Some of the trees that would be
appropriate would be Foothill Pine Western Red Bud, Bay Laurel, Black Cottonwood, Box
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MINUTES OF PLANNING COMMISSION MEETING OF OCTOBER 29, 2025
Elder, Big Leaf Maple, Holly Leaf Cherry, California Buckeye, Blue Oak, Black Oak, Valley Oak,
and Canyon Live Oak.
The maker of the motion accepted the amendment to the motion.
Commissioners discussed the matter.
VOTE: Motion passed 5-2 with Commissioners Stump and Burnett dissenting.
ADJOURNMENT
The meeting adjourned at 10:56 p.m.
This is to certify that the foregoing is a true
and correct copy of the minutes of the
Special October 29, 2025 meeting as approved by the
Planning Commission.
_____________________________
/s/ Vicki Blandin
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110 E. Main Street Los Gatos, CA 95030 ● 408-354-6832
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 12/10/2025
ITEM NO: 2
DRAFT
MINUTES OF THE PLANNING COMMISSION MEETING
NOVEMBER 12, 2025
The Planning Commission of the Town of Los Gatos conducted a Regular Meeting on
Wednesday, November 12, 2025, at 7:00 p.m.
MEETING CALLED TO ORDER AT 7:00 PM
ROLL CALL
Present: Chair Emily Thomas, Vice Chair Kendra Burch, Commissioner Jeffrey Barnett,
Commissioner Susan Burnett, Commissioner Steve Raspe, Commissioner Joseph Sordi,
Commissioner Rob Stump
Absent: None.
PLEDGE OF ALLEGIANCE
VERBAL COMMUNICATIONS
None.
CONSENT ITEMS (TO BE ACTED UPON BY A SINGLE MOTION)
1. Approval of Minutes – October 8, 2025
MOTION: Motion by Commissioner Sordi to approve adoption of the Consent
Calendar. Seconded by Commissioner Stump.
VOTE: Motion passed unanimously.
PUBLIC HEARINGS
2. 16150 Los Gatos Boulevard
Conditional Use Permit U-25-007
APN 523-06-038
Applicant: Wendy Zhang
Property Owner: Harman Management Corp.
Project Planner: Samina Merchant
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MINUTES OF PLANNING COMMISSION MEETING OF NOVEMBER 12, 2025
Consider a request for approval of a Conditional Use Permit application for a new
veterinary clinic on property zoned CH. Categorically exempt pursuant to California
Environmental Quality Act (CEQA) Guidelines Section 15301: Existing Facilities.
Samina Merchant, Associate Planner, presented the staff report.
Opened Public Comment.
Wendy Zhang (Applicant)
- I’m here to introduce the Vasona Animal Hospital, a full-service animal hospital. Our
proposed operating hours are Monday through Friday, 8:00 a.m. to 6:00 p.m. to begin, but
if there is community need, we would like to consider Saturday operations as well. We
would not provide overnight boarding. The hospital will employ a staff of 15, with eight or
fewer employees onsite at any given time. We would fully renovate the existing building
and keep animal care areas away from our residential neighbors. Noise and odor have been
addressed, and will be addressed further in our TI Building Permit. Animals under our care
will be housed only indoors, and there will be no outdoor kenneling. Additional sound
control measures will be incorporated into the design. Waste will be security contained and
removed by licensed providers. We will follow all Town, county, and state regulations. The
total number of parking spots exceeds Town requirements.
Closed Public Comment.
Reopened Public Comment for Applicant question.
Closed Public Comment.
Commissioners discussed the matter.
MOTION: Motion by Commissioner Raspe to approve a Conditional Use Permit for
16150 Los Gatos Boulevard. Seconded by Vice Chair Burch.
Commissioners discussed the matter.
VOTE: Motion passed unanimously.
3. Discuss the Town’s Regulations Applicable to Below Grade Square Footage
Sean Mullin, Planning Manager, presented the staff report.
Opened Public Comment.
Tony Jeans
- I am surprised to see this on the agenda, because I thought it was decided and settled, and
it works very well in Los Gatos as it is. If the Town is looking to eliminate the current status
of below grade square footage as not counting in the FAR, I would violently oppose that. Or
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MINUTES OF PLANNING COMMISSION MEETING OF NOVEMBER 12, 2025
if the Town is seeking to tweak some of the rules and regulations, I believe they are well
balanced. The Town has done a good job and has a very good set of rules around this. I
would encourage, as a liberalization of the policy, the ability to have multiple locations on
the property, for example, under an ADU being created. If the Town is looking to keep bulk
and mass down, it doesn’t matter where on the property the basement is located. There is
less need for cars with the advent of Uber, etc., so an increase of people in a house is not a
deterrent for encouraging below grade square footage.
Noel Cross
- In 2002 I was on the committee, along with five other architects, that helped craft that
ordinance. I echo Tony Jean’s comments of, “What, again?” The ordinance is well written
and touches on four basic components: 1) 25’ sloping height; 2) 35’ overall height; 3)
grading policy that limits different types of cuts and fills; and 4) hidden basements that
don’t count. Please don’t mess with this very well-crafted and well-balanced ordinance that
has survived for 20 years and worked very well. The direst consequence of this would be
creating haves and have nots between the people who have been able to do it, and those
that would not be able to after the door closes, and it would create havoc. The current
ordinance has stood the test of time for over 20 years, and there is no reason to change it.
Gary Kohlsaat
- When an email went around to Los Gatos’ close knit architectural/real estate/construction
community regarding this matter, the reaction was unanimously to question the impetus of
this being discussed again. As the other architects who spoke have said, we all support the
current policy 100 percent, because it is very well crafted, fair, and compatible with all
other jurisdictions. We need the basements, and we have always questioned why it is a big
deal, because basements cannot be seen. Property values are increased with basements.
On the hillside it is almost impossible to design a house without a basement, and I
encourage the Commission to look at the Hillside/Basement Ordinance versus a flatland
basement, because they have different effects. We all spent a lot of time working on this in
2017, and we are all comfortable with the way it is now.
Lee Quintana
- The phrase “below ground square feet in lieu of visible mass” was written into the 2020
General Plan because people wanted more living space, but they don’t want to add
additional massing to their homes that were modest in size. I was one of three members of
the ad hoc committee that wrote that language, because we recognized that problem. That
meant to us that below ground square footage would be counted, and by doing so, avoid
adding additional mass. It was accepted by the General Plan Committee and adopted by
the Town Council. I agree with the architects that their clients don’t want it to be counted,
because it is not in lieu of, it is because they are adding the mass in addition to. They are
adding the mass on the top, and getting mass at the bottom that is not getting counted,
and that is the direct opposite of what we were trying to achieve. I don't know when the
provisions of how it was implemented and that that didn’t get counted occurred, because it
is livable space and should be counted. This also has a big impact on historic structures.
Closed Public Comment.
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Commissioners discussed the matter.
REPORT FROM THE DIRECTOR OF COMMUNITY DEVELOPMENT
Joel Paulson, Director of Community Development
• Town Council met on 11/4 and considered the 14331 Capri project, and that will be
moving forward. They’ve introduced the ordinance and it will go back for a second
reading, which then if adopted, will lead to the demolition of the current home and
reconstruction of a new home there.
SUBCOMMITTEE REPORTS/COMMISSION MATTERS
Subcommittee Reports
None.
Commission Matters
Chair Thomas
- There are many openings on Los Gatos commissions and committees. Anyone interested in
serving should contact the Town.
Acknowledgement of Barbara Spector
Vice Chair Burch spoke of former Los Gatos Planning Commissioner, Town Council Member,
and three-term Mayor, Barbara Spector, who passed away on November 11, 2025, and how
she passionately served the Los Gatos community.
Chair Thomas called for a moment of silence in honor of Barbara Spector.
ADJOURNMENT
The meeting adjourned at 8:41 p.m.
This is to certify that the foregoing is a true
and correct copy of the minutes of the
November 12, 2025 meeting as approved by the
Planning Commission.
_____________________________
/s/ Vicki Blandin
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PREPARED BY: Jocelyn Shoopman
Senior Planner
Reviewed by: Planning Manager, Community Development Director, and Town Attorney
110 E. Main Street Los Gatos, CA 95030 ● 406-354-6832
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 12/10/2025
ITEM NO: 3
DATE: December 5, 2025
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Annual Review of an Approved Conditional Use Permit for an Existing Private
School (Hillbrook School) on Property Zoned HR-1. Located at 300
Marchmont Drive. APNs 532-10-001 and 532-11-011. Conditional Use Permit
Application U-12-002. Applicant/Property Owner: Mark Silver/Hillbrook
School. Project Planner: Jocelyn Shoopman.
RECOMMENDATION:
Accept this report for the annual review of the Conditional Use Permit (CUP) for an existing
private school (Hillbrook School) on property zoned HR-1, located at 300 Marchmont Drive.
PROJECT DATA:
General Plan Designation: Hillside Residential and Low Density Residential
Zoning Designation: HR-1, Hillside Residential
Applicable Plans & Standards: General Plan
Parcel Size: 14 acres
Surrounding Area:
Existing Land Use General Plan Zoning
North Residential Low Density Residential R-1:8, R-1:10, and R-1:20
South Residential Low Density Residential
& Agriculture
R-1:10, R-1:12, and RC
East Residential Hillside Residential
& Open Space
R-1:10, R-1:12, and RC
West Residential Low Density Residential R-1:8 and R-1:10
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SUBJECT: 300 Marchmont Drive/U-12-002
DATE: December 10, 2025
C:\Users\MeetingsOfficeUser14\AppData\Local\Temp\tmp7107.tmp
CEQA:
An Environmental Impact Report (EIR) was certified by the Planning Commission on October 6,
2014, and no further environmental review is required.
FINDINGS:
An EIR was prepared for the CUP and was certified by the Planning Commission on October
6, 2014, and no further environmental review is required; and
Compliance with CUP U-12-002.
ACTION:
Accept this report for the annual review of the CUP as required by Condition 25 (Exhibit 3).
BACKGROUND:
On October 6, 2014, the Planning Commission certified the EIR and approved a request to
modify a CUP to increase school enrollment and modify the operations of Hillbrook School.
On October 8, 2014, the Town received an appeal of the decision of the Planning Commission
from the applicant, Mark Silver. On October 17, 2014, the Town also received an appeal of the
decision of the Planning Commission from Elliot et al. The appeal was considered by the Town
Council on January 13, 2015, February 17, 2015, and March 17, 2015.
On March 17, 2015, the Town Council adopted Resolution 2015-018 approving the request to
modify the CUP to incrementally increase school enrollment and modify the operations of
Hillbrook School subject to modified Conditions of Approval (Exhibit 3).
On November 3, 2015, the Town Council held a public hearing for the initial six-month review of
the CUP to determine whether there was merit to increase the number of students based on
Hillbrook School’s compliance with the maximum number of daily trips. The Town Council
approved the initial review and request to increase the school enrollment by 33 students for a
maximum of 348 students for the 2016-2017 school year. On August 31, 2016, Hillbrook School
vested their CUP by increasing the number of students by an additional 23 students for the
2016-2017 school year as allowed by Condition 2 (Exhibit 3).
On October 17, 2016, the Planning Commission held a public hearing for the annual review of
the CUP as required by Condition 25 (Exhibit 3) to determine whether there was merit to
increase the number of students based on Hillbrook School’s compliance with the maximum
number of daily trips. The Planning Commission approved the annual review and request to
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increase the school enrollment by an additional 33 students for a maximum of 381 students for
the 2017-2018 school year.
On September 27, 2017, the Planning Commission held a public hearing for the annual review
of the CUP as required by Condition 25 (Exhibit 3) to determine whether there was merit to
increase the number of students based on Hillbrook School’s compliance with the maximum
number of daily trips. The Planning Commission approved the annual review and final request
to increase the school enrollment by an additional 33 students for a maximum of 414 students
for the 2018-2019 school year. Additionally, the Planning Commission provided the following
recommendations for inclusion in future annual reviews:
1. Urge Hillbrook School to be diligent about ascertaining the operation of the monitoring
systems and to that end to incorporate suggestions made by W Trans for calibration;
2. Urge Hillbrook School to follow the updated Data Collection Workflow from W Trans; and
3. Select three sporadic, non-consecutive days, including at least one sports event day, and
conduct future counts in a 24-hour day period.
On October 24, 2018, and November 13, 2019, the Planning Commission held public hearings
for the annual reviews of the CUP as required by Condition 25 (Exhibit 3). The Planning
Commission found Hillbrook School to be in compliance with the CUP and approved the annual
review in both cases.
On March 16, 2020, Hillbrook School closed for in-person learning due to the Santa Clara
County Public Health Office order and began distance learning. Hillbrook School resumed in-
person learning on September 23, 2020, until the end of the school year on May 28, 2021. Due
to the Santa Clara County Public Health Office order, an annual review of the CUP by the
Planning Commission did not take place in the fall of 2020.
On November 10, 2021, and November 9, 2022, the Planning Commission held public hearings
for the annual reviews of the CUP as required by Condition 25 (Exhibit 3). The Planning
Commission found Hillbrook School to be in compliance with the CUP and approved the annual
review in both cases.
On December 13, 2023, the Planning Commission held a public hearing for the annual review of
the CUP as required by Condition 25 (Exhibit 3). The Planning Commission found Hillbrook
School to be in compliance with their CUP with the exception of the maximum number of
vehicle trips, which was addressed through payment of required penalties. In addition, the
Planning Commission approved a request to modify Condition 17(c) and Condition 27 to allow
Hillbrook School more flexibility in managing the 10 exception days, as allowed by Condition 17
(Exhibit 3).
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On December 11, 2024, the Planning Commission held a public hearing for the annual review of
the CUP as required by Condition 25 (Exhibit 3) and continued the item to January 8, 2025, due
to a lack of quorum. On January 8, 2025, the Planning Commission found Hillbrook School to be
in compliance with the CUP and approved the annual review.
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The project is located at 300 Marchmont Drive (Exhibit 1), at the east end of Marchmont
Drive, south of Shannon Road and east of Los Gatos Boulevard.
B. Zoning Compliance
The zoning designation, Hillside Residential (HR), allows a school pursuant to the approved
CUP.
DISCUSSION:
A. Conditional Use Permit Annual Review
The applicant, Hillbrook School, has provided a letter of justification (Exhibit 7) describing
the actions taken to comply with the CUP (Exhibit 3) as outlined below:
Posted a list of the School’s exception days and evening events on their publicly
accessible website as required by Condition 27;
No athletic competitions were held on campus as discussed in Condition 5 (Exhibit 3);
Maintained a mandatory Traffic Demand Management Plan (TDM) as required by
Condition 18;
Installed and monitored the traffic count monitoring system as required by Condition
19;
Worked with the Parks and Public Works Department to ensure approval of existing and
proposed bus stops (Exhibit 6) as required by Condition 20;
Enrolled no more than the maximum of 414 students for the 2024-2025 school year as
required by Condition 15 (as of December 5, 2025, 382 students were enrolled); and
Reduced the School’s summer programs as required by Condition 11.
B. Traffic – Fall 2024 Semester
On November 20, 2025, the Town’s traffic consultant, W Trans, submitted the Traffic
Monitoring Report for the fall 2024 semester (Exhibit 4). The consultant completed a video
review of the traffic count for January 15, January 21, and January 23, 2025, as required by
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Condition 19. On January 23, 2025, Hillbrook School held their “Hillbrook Winter Concert”
during the evening, an exception day as noted by Hillbrook School’s calendar. January 15,
2025, and January 21, 2025, were both typical school days. As detailed in the report, on
January 15, 2025, and January 21, 2025, the vehicle trips (794 and 794, respectively) did not
exceed the maximum of 880 daily vehicle trips as allowed by Condition 17, and on January
23, 2025, the vehicle trips (890) did not exceed the maximum of 960 daily vehicle trips for
an exception day as allowed by Condition 17. The average difference between the video
count and Sensys data for the three-day period was 3.14 percent.
C. Traffic – Spring 2025 Semester
On November 20, 2025, the Town’s traffic consultant, W Trans, submitted the Traffic
Monitoring Report for the spring 2025 semester (Exhibit 5). The consultant completed a
video review of the traffic count for May 13, May 15, and May 21, 2025, as required by
Condition 19. On May 21, 2025, Hillbrook School held their “8th Grade Musical” event, an
exception day as noted by Hillbrook School’s calendar. May 13, 2025, and May 15, 2025,
were typical school days. As detailed in the report, on May 13, 2025, and May 15, 2025, the
vehicle trips (776 and 743, respectively) did not exceed the maximum of 880 daily vehicle
trips as allowed by Condition 17, and on May 21, 2025, the vehicle trips (839) did not
exceed the maximum of 960 daily vehicle trips for an exception day as allowed by Condition
17. The average difference between the video count and Sensys data for the three-day
period was 3.00 percent.
To ensure accuracy of readings and reduce discrepancies between the two embedded
Sensys sensors located in the pavement of the exit lane outside the school’s gate, the
Town’s traffic consultant, W Trans, is recommending that both Sensys Sensors be calibrated
or checked by technicians to produce more consistent results. W Trans will be available at
the meeting to answer any questions from the Planning Commission.
D. CEQA Determination
An EIR was previously certified by the Planning Commission on October 6, 2014, and no
further environmental review is required.
PUBLIC COMMENTS:
Written notice was sent to property owners and tenants within 500 feet of the property.
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CONCLUSION:
A. Conclusion
Based on the information in this report, staff has determined that Hillbrook School is in
compliance with their CUP.
B. Recommendation
Based on the analysis above, staff recommends accepting this report for the annual review
of the CUP. If the Planning Commission finds merit with the request, it should:
1. Find that no further environmental analysis is required (Exhibit 2); and
2. Find that Hillbrook School is in compliance with their CUP (Exhibit 2).
C. Alternatives
Alternatively, the Commission can:
1. Continue the matter to a date certain with specific direction.
EXHIBITS:
1. Location Map
2. Required Findings
3. Conditional Use Permit U-12-002
4. Fall 2024-2025 Traffic Monitoring Report
5. Spring 2024-2025 Traffic Monitoring Report
6. Hillbrook School Bus Stops for 2025-2026 School Year
7. Hillbrook School Letter of Justification
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EXHIBIT 1
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EXHIBIT 2
PLANNING COMMISSION – December 10, 2025
REQUIRED FINDINGS:
300 Marchmont Drive
Conditional Use Permit Application U-12-002
Annual Review of an Approved Conditional Use Permit for an Existing Private School
(Hillbrook School) on Property Zoned HR-1. APNS 532-10-001 and 532-11-011.
APPLICANT/PROPERTY OWNER: Hillbrook School/Mark Silver
FINDINGS
Required finding for CEQA:
■ An Environmental Impact Report (EIR) was prepared for the Conditional Use Permit and was
certified by the Planning Commission on October 6, 2014, and no further environmental
review is required.
Required findings for compliance with Conditional Use Permit (U-12-002):
■ Find that Hillbrook School is in compliance with their Conditional Use Permit.
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CONDITIONS OF APPROVAL – March 17, 2015
300 Marchmont Drive Conditional Use Permit U-12-002 Environmental Impact Report EIR-13-001
Requesting approval to modify a Conditional Use Permit to increase school enrollment and
modify operations of an existing private school (Hillbrook School) on property zoned HR-1. It has been determined that this matter may have a significant impact on the environment and an Environmental Impact Report (EIR) has been prepared as required by the California Environmental Quality Act (CEQA). APNs 532-10-001 and 532-11-011. PROPERTY OWNER/APPLICANT: Hillbrook School/Mark Silver
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 ofapproval listed below.
2.EXPIRATION: The Master Plan approved May 7, 2001 (Resolution 2011-048) is vested.The Conditional Use Permit modification will expire two years from the approval datepursuant to Section 29.20.320 of the Town Code, unless the approval has been vested.Pursuant to Town Code Section 29.20.335 an approval is vested when the activity approvedis commenced in a substantial, as distinguished from tentative or token, manner. For this
Conditional Use Permit, substantial shall mean any increase in student enrollment above 315.3.USE: The approved use is a junior kindergarten (JK) through eighth (8th) grade educationalinstitution/private school, with ancillary after school activities, after school care, and afterschool sports.a.HOURS: STUDENTS and their families may be on campus Monday through Friday,
7:30 a.m. to 6:00 p.m., during the academic calendar year (mid-August through mid-June).b.EXTENDED HOURS: Up to 10 times per year, hours may be extended past 6:00 p.m.up to 9:30 p.m. The school’s management and maintenance staff do not count towardsthe 10 times per year for extended hours.
4.AFTER SCHOOL ACTIVITIES: Enrichment programs including but not limited to arts,mechanics, engineering, and language for the school’s students are permitted, up to 6:00p.m., Monday through Friday, mid-August through mid-June.5.AFTER SCHOOL SPORTS AND COMPETITIONS: Any sports, competitive or not, andother competitions with at least one participating team from this approved school are
permitted up to 6:00 p.m., Monday through Friday, mid-August through mid-June. These
competitions are permitted to occur a maximum 3 days per week, up to 2 days per weekoutdoors.6.AFTER SCHOOL CARE: Childcare for the school’s students is permitted up to 6:00 p.m.,Monday through Friday, mid-August through mid-June.
7.VOLLEYBALL AND BASKETBALL TOURNAMENTS: A tournament is a series of
contests/matches/games between two or more schools/teams one of which must be theapproved school. Tournament hours are 7:30 a.m. to 3:30 p.m. Monday through Friday,
EXHIBIT 3Page 25
and Saturday. Vehicles must be off campus by 4:00 p.m. on Saturdays. These tournaments may occur up to 2 Saturdays, mid-August through mid-June.
8. EVENING/NIGHTTIME AND WEEKEND EVENTS: Evening/nighttime events are events
that occur between 6:00 p.m. and 9:00 p.m. Evening/nighttime and weekend events are permitted up to 10 times per academic year, mid-August through mid-June. These events must be listed by August 1st on a publicly accessible online School Calendar. 9. OPEN HOUSE: One weekend Open House per calendar year is permitted 7:30 a.m. to 3:30
p.m. (vehicles off campus by 4:00 p.m.), Saturday only (not Sunday), mid-August through mid-June. This event does not count as one of the 10 exception days from the maximum number of daily vehicle trips. 10. DELIVERY HOURS: Deliveries shall only occur between 7:00 a.m. and 7:00 p.m., Monday through Friday.
11. SUMMER SESSION: A summer program is permitted between mid-June and mid-August for six contiguous weeks. Summer hours are limited to 8:30 a.m. to 1:00 p.m., Monday through Friday. 12. PROFESSIONAL DEVELOPMENT/CONFERENCES: Training for the parents of enrolled students and/or the school’s faculty only is permitted from 7:30 a.m. to 6:00 p.m., unless
designated as a nighttime exception, Monday through Friday, mid-August through mid-June. No other conferences are permitted. 13. THIRD PARTY USE/RENTAL/LEASE: Third party use is allowed. A third party use is defined as a school program run by an entity that is under a contractual partnership agreement with the school, payments for participation in the activity are paid directly to the school, and
the school has control of the operations of the activity. Any such third party use will be subject to all of the conditions contained in this Conditional Use Permit. 14. ADDITIONAL ACTIVITIES: Any activity that is not expressly identified in this Permit is prohibited. 15. NUMBER OF STUDENTS: The maximum number of students shall be limited to 414
students over the life of the Conditional Use Permit with an increase over 315 students of up to 33 in year 2016-2017, up to an additional 33 in year 2017-2018, and up to an additional 33 in year 2018-2019. The right to add any additional students is contingent on the school’s compliance with the traffic count requirements. The maximum number of students during the summer session is 150.
16. INITIAL REVIEW: Six months after the date of this approval, the Town Council shall review the school’s compliance with the maximum number of daily vehicle trips. At a publicly noticed hearing, Town Council will consider whether there is merit to increase the number of students from 315 based on compliance with the maximum number of daily vehicle trips. This review shall be completed at the school’s expense.
17. MAXIMUM NUMBER OF DAILY VEHICLE TRIPS: The maximum number of daily
vehicle trips shall not exceed 880 pursuant to the following: a. The school may designate 10 days per year that can be removed from the maximum calculation, which shall be referred to as “exception days.” b. Exception days shall not exceed 960 maximum daily vehicle trips.
c. Exception days must be identified on a publicly accessible online School Calendar for
each semester of the academic calendar year. d. The maximum number of daily vehicle trips shall not exceed 300 during the summer session as defined in condition 11.
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18. MANDATORY TRAFFIC DEMAND MANAGEMENT PLAN: The school shall implement, at its expense, a Mandatory Traffic Demand Management Plan consisting of any
of the following means to limit daily vehicle trips: carpools, busing, shuttle buses, traditional
school buses, bicycling, walking management plans, or other methods submitted by the school. The school must inform persons and entities, covered by the plan, that pickup and drop-offs are prohibited on public streets in the immediate vicinity of the school. The school is solely responsible for enforcement of and compliance with a Mandatory Traffic Demand
Management Plan. 19. TRAFFIC COUNT MONITORING: The school shall monitor its compliance using the existing embedded counter and by installing tube counters as a backup. The data from the counters will be used to determine whether the school has complied with the traffic requirements contained in condition 17. The Town shall conduct ongoing traffic data
validation by contracting for a random manual traffic count for three days, each semester. The data shall be compared with Sensys data (i.e, the embedded counter data) and results provided to the Town Traffic Engineer. If the Town Traffic Engineer finds the school out of compliance, the Town shall contract for additional data collection, with a one week mechanical (hose) traffic count to verify the counts. The school shall be considered out of
compliance if any mechanical readings exceed the Sensys counts by more than five percent and where the readings are above the maximum number of daily vehicle trips. If the Sensys data continues to demonstrate ongoing non-compliance, the discrepancy shall trigger the compliance proceedings portion of the CUP. The school is required to reimburse the Town for all staff and contract services associated with this condition.
20. BUS STOPS: The school may continue to use bus stop locations negotiated with private businesses. Any existing or new bus stop must be approved by the Los Gatos Parks and Public Works Department as a suitable and safe place for a bus stop. 21. PARKING: All parking shall be accommodated onsite. 22. PICK-UP AND DROP-OFF AREA: A pick-up and drop-off area shall be maintained on
school grounds. 23. EMERGENCY ACCESS ROAD: The emergency access road to Ann Arbor Drive shall not be opened up at any time to public or school use. The road may be opened for construction access only if it is part of an approved construction plan for an Architecture and Site application.
24. CURFEW AND NOISE: The school shall comply with the Town Code governing curfew and noise levels with the exception of one amplified DJ event, mid-August through mid- June (not summer). 25. ONGOING COMPLIANCE REVIEW: Upon completion of the six-month initial review set forth in condition 16, the Planning Commission shall conduct an annual review to determine
if the school is in compliance with this Conditional Use Permit. If, at any reviews, the
Planning Commission finds that the school is in violation of this Conditional Use Permit or that new or more effective data collection methods are available to compute traffic counts, then the Conditional Use Permit may be modified and/or revoked as allowed under the Town Code. Compliance review shall be completed at the school’s expense.
26. PENALTIES FOR EXCEEDANCES OF THE MAXIMUM DAILY TRIP CAP:
a. If the Town’s Traffic Consultant’s review of the trip cap monthly monitoring reports reveals that the number of trips exceeds the maximum daily trip cap, the applicant shall pay a penalty of $1,000 per day and $100 per excess trip.
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b. If the Town’s Traffic Consultant’s review of the trip cap monthly monitoring reports reveals that the number of trips exceeds the maximum daily trip cap for a second
consecutive monitoring period, the applicant shall pay a penalty of $2,500 per day and
$250 per excess trip. c. If the Town’s Traffic Consultant’s review of the trip cap monthly monitoring reports reveals that the number of trips exceeds the maximum daily trip cap for a third consecutive monitoring period, the applicant shall pay a penalty of $5,000 per day and
$500 per excess trip. d. Penalty money shall be paid to the Town and used towards neighborhood traffic/pedestrian improvements as approved by the Town’s Parks and Public Works Director. e. The school is not subject to fines in the first six months after the date of this approval.
27. NEIGHBORHOOD COORDINATION: The school shall post a schedule of events on a website accessible to the public at the beginning of each semester of academic calendar year. 28. GYMNASIUM DOORS AND WINDOWS: The loading doors on the Ann Arbor side shall be closed at all times whenever activities are being held inside the gymnasium. The other doors and windows in the gymnasium shall be allowed to remain open during activities.
29. SQUARE FOOTAGE: The maximum structural square footage is 55,715 square feet as approved by the Master Plan on May 7, 2001 (Resolution 2011-048). The existing campus is currently 52,683 square feet and an additional 3,032 square feet is permitted in the library and cafeteria/art classrooms with an approved Architecture and Site application. 30. BUILDING FOOTPRINTS: The footprints of the future buildings may be required to be
modified during the Architecture and Site approval process to reduce tree impacts. 31. 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.
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RED LINE - Serving Willow Glen and San José
Morning Route
Arrives at: 7:00 AM
680 Dana Ave, San José, 95126
Hester Park & Rose Garden Library
Arrives at: 7:10 AM
1309 Willow Street, San José, 95125
Willow & Camino Ramon VTA bus stop
Arrives at: 7:18 AM
Curtner Ave & Radio Ave, San José, CA 95125
Lincoln Glen Park
Arrives at 7:28 AM
3053 Meridian Ave, San José, 95124
Wells Fargo
Arrives at Hillbrook at 7:50 AM
Afternoon Route
Arrives at: 3:30 PM
3053 Meridian Ave, San José, 95124
Front of Wells Fargo parking lot
Arrives at: 3:38 PM
Curtner Ave & Radio Ave, San José, CA 95125
Lincoln Glen Park
Arrives at: 3:45 PM
1309 Willow Street, San José, 95125
Willow & Camino Ramon VTA stop
Arrives at: 3:58 PM
680 Dana Ave, San José, 95126
Hester Park & Rose Garden Library
Arrives at: 4:10 PM
240 N 2nd St., San Jose, 95112
Hillbrook Upper School
Hillbrook School | 300 Marchmont Drive | Los Gatos, CA 95032 | www.hillbrook.org EXHIBIT 6
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YELLOW LINE - Serving Cupertino, Saratoga and Los Gatos
Morning Route
Arrives at 7:10 AM
10144 Congress Pl, Cupertino, 95014
Parking Lot / Memorial Park
Arrives at 7:20 AM
12855 Paseo Presada, Saratoga, CA 95070
El Quito Park
Arrives at 7:32 AM
14184 Blossom Hill Rd., Los Gatos, 95032
Blossom Hill Square Shopping Center
(behind US Bank)
Arrives at 7:42 AM
16445 Shannon Rd, Los Gatos, 95032
Blossom Hill Park
Arrives at Hillbrook at 7:50 AM
Afternoon Route
Arrives at: 3:16 PM
16445 Shannon Rd, Los Gatos, 95032
Blossom Hill Park
Arrives at 3:26 PM
14184 Blossom Hill Rd., Los Gatos, 95032
Blossom Hill Square Shopping Center
(behind US Bank)
Arrives at 3:38 PM
12855 Paseo Presada, Saratoga, CA 95070
El Quito Park
Arrives at 3:50 PM
10144 Congress Pl, Cupertino, 95014
Parking Lot / Memorial Park
Hillbrook School | 300 Marchmont Drive | Los Gatos, CA 95032 | www.hillbrook.org Page 52
BLUE LINE - Serving Los Gatos
Morning Route
Arrives at: 7:25 AM
Winchester & Newell, Los Gatos, 95032
Bay Club Courtside (overflow parking lot)
Arrives at: 7:35 AM
276 N Santa Cruz Ave
Parking lot behind OY! Gluten Free Baking
Arrives at: 7:40 AM
E Main Street, Los Gatos, CA 95030
Main & Los Gatos Civic Center VTA stop
Arrives at 7:45 AM
20 Cherry Blossom Ln. Los Gatos, 95032
Shir Hadash
Arrives at Hillbrook School 7:50 AM
__________________________________________________________
Afternoon Route
Arrives at: 3:15 PM
20 Cherry Blossom Ln. Los Gatos, 95032
Shir Hadash
Arrives at: 3:23 PM
151 E Main Street, Los Gatos, 95030
High School Court/Main Street
Arrives at 3:30 PM
140 Saratoga Los Gatos Rd., Los Gatos, 95032
(near Chase Bank & Coldwell Banker)
Public Parking Lot
Arrives at 3:37 PM
Winchester & Newell, Los Gatos, 95032
Bay Club Courtside (left side near tennis courts)
This bus returns to Hillbrook at 3:50 PM for the
Late Bus runs.
Hillbrook School | 300 Marchmont Drive | Los Gatos, CA 95032 | www.hillbrook.org Page 53
Depart for Hillbrook Upper School at 8:00 AM
Arrives at: 8:05 AM
20 Cherry Blossom Ln, Los Gatos, 95032
Shir Hadash
Arrives at: 8:30 AM
240 N 2nd St, San Jose, 95112
Hillbrook Upper School
Late Bus
Late buses are provided for students participating in after school athletics, activities and
enrichment classes.
Shir Hadash - 20 Cherry Blossom Lane
Departs Hillbrook Arrives to Shir Hadash
3:50 PM 3:55 PM
4:00 PM 4:05 PM
4:15 PM 4:20 PM
4:30 PM 4:35 PM
4:45 PM 4:50 PM
5:00 PM 5:05 PM
NEW Pilot: Green Line Bus, starting Monday, September 15, we’re piloting a new late shuttle on the
Green Line that will depart at 4:15 PM from campus and stop at Willow and Camino Ramon (VTA
stop) in the San Jose / Willow Glen area.
Hillbrook School | 300 Marchmont Drive | Los Gatos, CA 95032 | www.hillbrook.org Page 54
Final 5 PM Late Bus to San José
Arrives at: 5:05 PM
20 Cherry Blossom Ln. Los Gatos, 95032
Shir Hadash
Arrives at: 5:30 PM
1309 Willow Street, San José, 95125
Willow & Camino Ramon VTA bus stop
Arrives at 5:40 PM
240 N 2nd St, San Jose 95112
Hillbrook Upper School
Hillbrook School | 300 Marchmont Drive | Los Gatos, CA 95032 | www.hillbrook.org Page 55
GREEN LINE - Serving Los Altos, Cupertino and San Jose
Morning Route
Arrives at 7:45 AM
Los Altos Hill, CA 94022
Parking Lot 1/Foothill College
Arrives at 8:00 AM
10495 N De Anza Blvd, Cupertino, 95014
De Anza 12 Parking
Arrives at 8:25 AM
65 Cahill St, San José, 95110
Caltrain Diridon Station
Arrives at 8:32 AM
240 N 2nd St, San Jose, 95112
Hillbrook Upper School San Jose
Arrives at 8:40 AM
65 Cahill St, San José, 95110
Caltrain Diridon Station
Arrives at 8:45 AM
240 N 2nd St, San Jose, 95112
Hillbrook Upper School San Jose
Afternoon Route
Arrives at: 3:30 PM
240 N 2nd St, San Jose, 95112
Hillbrook Upper School San Jose
Arrives at: 3:40 PM
65 Cahill St, San José, CA 95110
Caltrain Diridon Station
Arrives at: 4:00 PM
20 Cherry Blossom Lane, Los Gatos 95032
Congregation Shir Hadash
________________________________________________
Arrives at: 5:30 PM
240 N 2nd St, San Jose, 95112
Hillbrook Upper School San Jose
Arrives at: 5:40 PM
65 Cahill St, San José, 95110
Caltrain Diridon Station
Arrives at: 6:00 PM
20 Cherry Blossom Lane, Los Gatos 95032
Congregation Shir Hadash
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Dear Commissioners,
The following is our annual update to the Planning Commission. This update details our compliance with
the conditional use permit. As the Planning Commission is aware, the Town Council approved a new CUP
for the school in March 2015. Since that approval ten years ago, the school has taken steps to ensure we
remain in compliance.
We feel Hillbrook remains fully in compliance with the CUP. In particular, the school has:
●posted the exception days and a list of the evening events for the 2025-26 school year on our
publicly accessible neighborhood section of our website as of August 2025 - link here. See below
for the full list of exception days and events.
●maintained a robust and mandatory Traffic Demand Management plan (TDM plan). Highlights of
the plan can be found on our website - link here.
●Installed and continued to monitor the traffic count monitoring system as approved by the Town
of Los Gatos.
●Worked with the Los Gatos Parks & Public Works department to ensure approval of any new bus
stops as explained in the CUP.
●Enrolled no more than the 414 maximum number of students on our Los Gatos campus for the
2025-26 school year. As of the first day of school, September 1, we had 381 students enrolled in
our JK-8.
●Reduced our summer programs to be in compliance with the requirements described in the CUP.
Over the last ten years, we have implemented measures to manage our traffic and to ensure our
compliance with the CUP. We have an extensive Traffic Demand Management Plan (TDM plan), that
includes:
●A clear expectation for all families that they bike, walk, shuttle, or carpool to school each day.
●Oversight by a Transportation Director and two Coordinators who ensure families understand
expectations and receive the necessary support to meet them.
●Bi-weekly transportation meetings with Division Heads and the CFO address challenges and
identify strategies to expand alternative transportation options.
●Three shuttles that bring students to school each day, and four shuttles that provide afternoon
service. More than 43% of students consistently use the shuttle program.
●All visiting schools are required to carpool or travel by bus when visiting campus.
●The Transportation Team actively helps families identify potential carpool partners and supports
them in establishing and maintaining carpool arrangements.
●Staff are encouraged to carpool or use alternative transportation, with financial incentives
provided for sustainable commuting.
●Signage throughout the surrounding area reminds drivers to adhere to speed limits on Upper
Marchmont and in the neighborhood.
●Hillbrook actively participates in the Safe Routes to School program.
●Collaborate with local Los Gatos organizations to reduce traffic congestion and enhance
transportation efficiency around the campus.
Hillbrook School | 300 Marchmont Drive | Los Gatos, CA 95032 | www.hillbrook.org EXHIBIT 7
Page 59
The following are the exception days for the 2025-26 school year (days in which the school can have up
to 480 cars exiting campus):
AUGUST - JANUARY:
● Family Fun Night - Friday, September 5th, 2025
● Back to School Night - Thursday, September 11th, 2025
FEBRUARY - JUNE:
● State of the School - Friday, January 23rd, 2026
● Winter Concert - Friday, January 30th, 2026
● SIL Impact Summit - Tuesday, March 24th, 2026
● JK - 9th New Family Admissions Reception - Thursday, April 30, 2026
● 8th Grade Musical - Wednesday, May 20th and Thursday, May 21st, 2026
● Lower/Middle School Exhibition of Learning, Friday May 22nd, 2026
The following are the evening & weekend events for the 2025-26 school year:
AUGUST - DECEMBER:
● Family Fun Night - Friday, September 5th, 2025
● Back to School Night - Thursday, September 11th, 2025
● Open House - Saturday, November 15th, 2026
JANUARY - JUNE:
● State of the School - Friday, January 23rd, 2025
● SIL Impact Summit - Tuesday, March 24, 2025
● 8th Grade Musical - Wednesday, May 20th and Thursday, May 21st, 2026
● 8th Grade Recognition Ceremony - Monday, June 1st, 2026
The Planning Commission will see when it reviews our traffic from the 2024-25 school year that we are
successfully meeting the expectations of the daily cap of 880 cars (or 440 cars exiting campus). We had
no violations of the daily cap during the 2024-25 school year.
We work hard to stay in compliance with the CUP, and we continue to make a concerted effort to be a
positive member of the greater Marchmont neighborhood and the Los Gatos community.
Hillbrook School | 300 Marchmont Drive | Los Gatos, CA 95032 | www.hillbrook.org Page 60
N:\DEV\PC\PC Mtg. Schedules\Planning Commission 2026 Meeting Schedule.docx
PLANNING COMMISSION 2026 MEETING SCHEDULE
Regular meetings are held on the 2nd and 4th Wednesday of the month and start at
7:00 p.m. unless otherwise noted on agenda. Special meetings listed above start at
7:00 p.m. Meetings are held in the Town Council Chambers, 110 E. Main Street and
via Zoom.
*Special meetings may be scheduled with Commission consensus.
January 14
January 28
February 11
February 25
March 11
March 25
April 15
April 29
May 13
May 27
June 10
June 24
July 8 Cancelled due to Summer Recess
July 22 Cancelled due to Summer Recess
August 12
August 26
September 9
September 23
October 14
October 28
November 11 Cancelled due to Holiday
November 12 Special Meeting*
November 26 Cancelled due to Holiday
December 9
December 24 Cancelled due to Holiday
ITEM 4
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Page 62
PREPARED BY: Ryan Safty
Associate Planner
Reviewed by: Planning Manager and Community Development Director
110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 12/10/2025
ITEM NO: 5
DATE: December 5, 2025
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Consider a Request for Approval for Renovation and Expansion of an Existing
Automotive Dealership (Los Gatos Luxury Cars) on Property Zoned CH:HEOZ.
Located at 620 Blossom Hill Road. APN 529-16-041. Architecture and Site
Application S-25-026. Categorically Exempt Pursuant to CEQA Guidelines
Sections 15301: Existing Facilities. Property Owner: SHP-MINGMING, LLC.
Applicant: Ali Yoosofi. Project Planner: Ryan Safty.
RECOMMENDATION:
Consider a request for approval for renovation and expansion of an existing automotive
dealership (Los Gatos Luxury Cars) on property zoned CH:HEOZ, located at 620 Blossom Hill
Road.
PROJECT DATA:
General Plan Designation: Mixed-Use Commercial
Zoning Designation: CH:HEOZ – Highway Commercial: Housing Element Overlay
Zone
Applicable Plans and Standards: General Plan, Town Code, Commercial Design Guidelines
Parcel Size: 2.65 acres
Surrounding Area:
Existing Land Use General Plan Zoning
North Residential Medium Density Residential R-M:5-12
South Residential Medium Density Residential R-M:5-12
East Commercial Mixed Use Commercial CH:HEOZ
West Residential Medium Density Residential R-M:5-12:PD
Page 63
PAGE 2 OF 6
SUBJECT: 620 Blossom Hill Road/S-25-026
DATE: December 5, 2025
CEQA:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act, Sections 15301: Existing Facilities.
FINDINGS:
The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Sections 15301: Existing
Facilities.
The project meets the objective standards of Chapter 29 of the Town Code (Zoning
Regulations).
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:
The decision of the Planning Commission is final unless appealed within ten days.
BACKGROUND:
The subject property is located on the south side of Blossom Hill Road across from the
intersection of Blossom Hill Road and Oak Rim Way (Exhibit 1). The project site is 2.65 acres and
is occupied by Los Gatos Luxury Cars, an automotive dealership, which is operating under an
existing Conditional Use Permit (CUP). Currently, the dealership occupies a single building that
includes four showrooms for various automotive brands, two service shops, and a second-story
office space. Paved parking, hardscape, and some landscaping along Blossom Hill Road covers
the remainder of the site. The site is currently served by one driveway, along the east edge of
the Blossom Hill Road frontage. There are two other driveway approaches, but both are
chained off.
A building permit (B24-0849) was approved and issued for the property in June of this year, to
replace 1,548 square feet of service shop area with an additional showroom. The approval also
shows that the two other existing driveway approaches on the site would be opened. The
square footage did not change, and parking was proven to be in compliance. The work
associated with B24-0849 has not yet begun.
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PAGE 3 OF 6
SUBJECT: 620 Blossom Hill Road/S-25-026
DATE: December 5, 2025
The current project scope, as noted in Exhibit 5, is to remodel the existing, 2,480-square foot
Rolls Royce showroom with an 892-square foot addition at the rear, siding and signage changes
along the Rolls Royce showroom, and modifications to the west parking lot in front of the Rolls
Royce showroom (Exhibit 7). Pursuant to Town Code Section 29.20.750 of Division 7 –
Assignment of Duties, Planning Commission approval is required for the commercial addition.
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The subject property is located on the south side of Blossom Hill Road across from the
intersection of Blossom Hill Road and Oak Rim Way (Exhibit 1). The surrounding area
contains a mix of uses with residential to the north, west, and south; and commercial to the
east.
B. Project Summary
The applicant is requesting approval of an Architecture and Site application to construct a
showroom addition at the rear of the existing Rolls Royce showroom (Exhibits 5 through 7).
Additionally, the plans show an internal remodel of the existing Rolls Royce showroom,
siding and signage changes along the Rolls Royce showroom, and modifications to the west
parking lot in front of the Rolls Royce showroom.
C. Zoning Compliance
The existing automotive dealership has an approved CUP governing the existing use (Exhibit
4). The proposed addition and remodel of a portion of the dealership would not affect the
applicable conditions of approval included in the existing CUP.
DISCUSSION:
A. Architecture and Site Analysis
The applicant proposes to construct an 892-square foot addition to the rear of the Rolls
Royce showroom, located at the western edge of the existing automobile dealership. The
resulting building size on the property would be 27,584 square feet. In the CH zone, building
size is limited to a lot coverage of 50 percent and a maximum height of 35 feet. With the
addition, the property would have a lot coverage of 22 percent, and the area of the addition
would be approximately 17 feet tall. A breakdown of the project floor area is summarized in
the following table.
Page 65
PAGE 4 OF 6
SUBJECT: 620 Blossom Hill Road/S-25-026
DATE: December 5, 2025
The project proposes minor site improvements in addition to the building work, including
reorganizing some of the parking spaces at the western corner of the site. No new
landscaping or lighting is proposed.
B. Zoning Compliance
Vehicle sales and service uses are allowed under the existing CUP (Exhibit 4), and no
changes are proposed or needed to the existing CUP to facilitate this addition. The project
complies with the zoning requirements related to lot coverage, building height, parking, and
circulation.
C. Design and Compatibility
The proposed 892-square foot addition to the Rolls Royce showroom would be located
directly behind the existing showroom and would be shielded from view from Blossom Hill
Road by the existing building. The proposed addition would be approximately 17 feet tall,
while the existing building areas immediately adjacent range from 18 to 19 feet in height.
The proposed exterior materials for the addition would use silver colored metal panels and
would have a flat roof. The rest of the Rolls Royce showroom would also have the same
material, replacing the existing porcelain stone wall tiles. As shown on the rendering on the
cover sheet of the plans in Exhibit 7, the building would retain a cohesive and unified design
around all sides of the building, while providing slight transitions in color and materials for
the different showrooms.
New signage is also proposed for the Rolls Royce showroom, which would require a
separate ministerial planning permit, and is shown in Exhibit 7.
D. Parking
The proposed project requires 85 parking spaces to be provided on site: 29 spaces for the
automobile sales area; 10 spaces for the office area; 21 spaces for the service shops; and 25
spaces for the employees. The proposed site plan shows that the site will accommodate 85
spaces, complying with Town Code requirements. The site plan also shows an additional 27
spaces on the site used as sales inventory spaces.
Page 66
PAGE 5 OF 6
SUBJECT: 620 Blossom Hill Road/S-25-026
DATE: December 5, 2025
E. Traffic and Public Improvements
The proposed project would add 892 square feet to the property. The Town’s Traffic
Engineer reviewed the project and information provided by the applicant and determined
that the project will generate approximately 24.83 additional average daily trips. The
Town’s Traffic Impact Policy requires the project to pay a Transportation Impact Fee based
on the number of new daily trips in the amount of $27,415.94. This fee is included as a
recommended Condition of Approval in Exhibit 3.
PUBLIC COMMENTS:
Project signage was installed on the site along the Blossom Hill Road street frontage and
written notice was sent to property owners and tenants located within 300 feet of the subject
property. Public comments received by 11:00 a.m., Friday, December 5, 2025, are included in
Exhibit 8.
CONCLUSION:
A. Summary
The applicant is requesting approval of an Architecture and Site application for partial
renovation and expansion of an existing automotive dealership for Los Gatos Luxury Cars.
The proposed addition would comply with all applicable Town Code requirements, including
lot coverage, building height, parking, and circulation.
B. Recommendation
Staff recommends that the Planning Commission consider the request and, if merit is found
with the proposed project, take the following steps to approve the Architecture and Site
application:
1. Find that the proposed 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 finding that the project complies with the Commercial Design Guidelines
(Exhibit 2);
4. Make the considerations as required by Section 29.20.150 of the Town Code for
granting approval of an Architecture and Site application (Exhibit 2); and
5. Approve Architecture and Site application S-25-026 with the conditions contained in
Exhibit 3 and the development plans in Exhibit 7.
Page 67
PAGE 6 OF 6
SUBJECT: 620 Blossom Hill Road/S-25-026
DATE: December 5, 2025
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 and Considerations
3. Recommended Conditions of Approval
4. Conditional Use Permit U-22-012
5. Letter of Justification
6. Property Pictures
7. Project Plans
8. Public comments received by 11:00 a.m., Friday, December 5, 2025
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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)
EXHIBIT 1Page 69
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PLANNING COMMISSION – December 10, 2025
REQUIRED FINDINGS & CONSIDERATIONS FOR:
620 Blossom Hill Road
Architecture and Site Application S-25-026
Consider a Request for Approval for Renovation and Expansion of an Existing
Automotive Dealership (Los Gatos Luxury Cars) on Property Zoned CH:HEOZ.
APN 529-16-041. Categorically Exempt Pursuant to CEQA Section 15301: Existing
Facilities. Applicant: Ali Yoosofi. Property Owner: SHP-MINGMING, LLC.
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).
Commercial Design Guidelines:
■ The proposed building is consistent with applicable provisions of the Commercial Design
Guidelines.
CONSIDERATIONS
Considerations in review of Architecture and Site applications:
■ As required by Section 29.20.150 of the Town Code, the considerations in review of an
Architecture and Site application were all made in reviewing this project.
EXHIBIT 2
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PLANNING COMMISSION – December 10, 2025
DRAFT CONDITIONS OF APPROVAL
620 Blossom Hill Road
Architecture and Site Application S-25-026
Consider a Request for Approval for Renovation and Expansion of an Existing
Automotive Dealership (Los Gatos Luxury Cars) on Property Zoned CH:HEOZ.
APN 529-16-041. Categorically Exempt Pursuant to CEQA Section 15301: Existing
Facilities. Applicant: Ali Yoosofi. Property Owner: SHP-MINGMING, LLC.
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 and in substantial compliance with the approved plans. Any changes or
modifications to the approved plans and/or business operation shall be approved by the
Community Development Director, DRC or the Planning Commission depending on the
scope of the changes.
2. EXPIRATION: The approval will expire two years from the approval date pursuant to
Section 29.20.320 of the Town Code, unless the approval has been vested.
3. OUTDOOR LIGHTING: Exterior lighting shall be kept to a minimum, and shall be down
directed fixtures that will not reflect or encroach onto adjacent properties. No flood
lights shall be used unless it can be demonstrated that they are needed for safety or
security. The lighting plan shall be reviewed during building plan check.
4. EXISTING TREES: All existing trees shown on the plan and trees required to remain or to
be planted are specific subjects of approval of this plan, and must remain on the site.
5. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be
removed, prior to the issuance of a Building or Grading Permit.
6. TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties.
7. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard
must be landscaped.
8. ROOFTOP EQUIPMENT: Any new or modified roof mounted equipment shall be fully
screened prior to issuance of an occupancy permit.
9. 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.
10. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan, including
landscape and irrigation plans and calculations, shall meet the Town of Los Gatos Water
Conservation Ordinance or the State Water Efficient Landscape Ordinance, whichever is
more restrictive. The final landscape plan shall be reviewed by the Town’s consultant
prior to issuance of building permits. A review fee based on the current fee schedule
adopted by the Town Council is required when working landscape and irrigation plans
are submitted for review.
11. STORY POLES: The project signs on the project site shall be removed within 30 days of
approval of the Architecture and Site application.
EXHIBIT 3 Page 73
12. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires
that any applicant who receives a permit or entitlement (“the Project”) from the Town
shall defend (with counsel approved by Town), indemnify, and hold harmless the Town,
its agents, officers, and employees from and against any claim, action, or proceeding
(including without limitation any appeal or petition for review thereof) against the Town
or its agents, officers or employees related to an approval of the Project, including
without limitation any related application, permit, certification, condition,
environmental determination, other approval, compliance or failure to comply with
applicable laws and regulations, and/or processing methods (“Challenge”). Town may
(but is not obligated to) defend such Challenge as Town, in its sole discretion,
determines appropriate, all at applicant’s sole cost and expense.
Applicant shall bear any and all losses, damages, injuries, liabilities, costs and expenses
(including, without limitation, staff time and in-house attorney’s fees on a fully-loaded
basis, attorney’s fees for outside legal counsel, expert witness fees, court costs, and
other litigation expenses) arising out of or related to any Challenge (“Costs”), whether
incurred by Applicant, Town, or awarded to any third party, and shall pay to the Town
upon demand any Costs incurred by the Town. No modification of the Project, any
application, permit certification, condition, environmental determination, other
approval, change in applicable laws and regulations, or change in such Challenge as
Town, in its sole discretion, determines appropriate, all the applicant’s sole cost and
expense. No modification of the Project, any application, permit certification, condition,
environmental determination, other approval, change in applicable laws and
regulations, or change in processing methods shall alter the applicant’s indemnity
obligation.
13. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with
the building plans detailing how the Conditions of Approval will be addressed.
Building Division
14. PERMITS REQUIRED: A Building Permit is required for the addition and renovation of an
existing commercial structure.
15. APPLICABLE CODES: The current codes, as amended and adopted by the Town of Los
Gatos as of January 1, 2023, are the 2022 California Building Standards Code, California
Code of Regulations Title 24, Parts 1-12.
16. CONDITIONS OF APPROVAL: The Conditions of Approval must be included on plan
sheets within the construction plans. A Compliance Memorandum detailing how the
conditions of approval will be addressed shall be prepared and submitted with the
building permit application.
17. SIZE OF PLANS: Minimum size 24” x 36”, maximum size 30” x 42”.
18. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or
land surveyor shall be submitted to the project Building Inspector at the foundation
inspection. This certificate shall certify compliance with the recommendations as
specified in the Soils Report and that the building pad elevations and on-site retaining
wall locations and elevations have been prepared according to the approved plans.
Horizontal and vertical controls shall be set and certified by a licensed surveyor or
Page 74
registered Civil Engineer for the following items:
a. Building pad elevation
b. Finish floor elevation
c. Foundation corner locations
d. Retaining wall(s) locations and elevations
19. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms
must be directly printed onto a plan sheet.
20. SITE ACCESSIBILITY: At least one accessible route within the boundary of the site shall be
provided from public transportation stops, accessible parking and accessible passenger
loading zones and public streets or sidewalks to the accessible building entrance that
they serve. The accessible route shall, to the maximum extent feasible, coincide with the
route for the general public. At least one accessible route shall connect all accessible
buildings, facilities, elements and spaces that are on the same site.
21. ACCESSIBLE PARKING: The parking lots and/or parking structure, where parking is
provided for the public, clients, guests, or employees, shall provide accessible parking.
Accessible parking spaces serving a particular building shall be located on the shortest
accessible route of travel from adjacent parking to an accessible entrance. In buildings
with multiple accessible entrances with adjacent parking, accessible parking spaces shall
be dispersed and located closest to the accessible entrances.
22. BACKWATER VALVE: As required by Town Ordinance 6.40.020, provide details for any
required sanitary sewer backwater valve on the plans and provide its location. The Town
of Los Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater
valves on drainage piping serving fixtures that have flood level rims less than 12 inches
above the elevation of the next upstream manhole.
23. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof
assemblies.
24. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704, the
Architect or Engineer of Record shall prepare an inspection program that shall be
submitted to the Building Official for approval prior to issuance of the Building Permit.
The Town Special Inspection form must be completely filled-out and signed by all
requested parties prior to permit issuance. Special Inspection forms are available online
at www.losgatosca.gov/building.
25. CONSTRUCTION BEST MANAGEMENT PRACTICES (BMPs): The Town standard West
Valley Clean Water Authority Nonpoint Source Pollution Control Program Sheet (page
size same as submitted drawings) shall be part of the plan submittal. The specification
sheet is available online at www.losgatosca.gov/building.
26. APPROVALS REQUIRED: The project requires the following departments and agencies'
approval before issuing a building permit:
a. Community Development – Planning Division: (408) 354-6874
b. Engineering/Parks & Public Works Department: (408) 399-5771
c. Santa Clara County Fire Department: (408) 378-4010
d. West Valley Sanitation District: (408) 378-2407
e. Local School District: The Town will forward the paperwork to the appropriate
school district(s) for processing. A copy of the paid receipt is required prior to permit
issuance.
Page 75
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS:
Engineering Division
27. GENERAL: All work shall conform to the applicable Town ordinances. 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’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’s
expense.
28. PAYMENT OPTIONS:
a. All payments regarding fees and deposits can be mailed to:
Town of Los Gatos PPW – Attn: Engineering Dept
41 Miles Avenue
Los Gatos, CA 95030
Or hand deliver/drop off payment in engineering lock box
Checks made out to “Town of Los Gatos” and should mention address and application
number on memo/note line.
29. 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 approval shall be approved by the Town Engineer.
30. RESTORATION OF PUBLIC IMPROVEMENTS: The Owner, Applicant and/or Developer or
their representative shall repair or replace all existing improvements not designated for
removal that are damaged or removed because of the Owner, Applicant and/or
Developer or their representative's operations. Improvements such as, but not limited
to curbs, gutters, sidewalks, driveways, signs, pavements, raised pavement markers,
thermoplastic pavement markings, etc., shall be repaired and replaced to a condition
equal to or better than the original condition. Any new concrete shall be free of stamps,
logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal
shall be removed and replaced at the Contractor’s sole expense and no additional
compensation shall be allowed, therefore. Existing improvement to be repaired or
replaced shall be at the direction of the Engineering Construction Inspector and shall
comply with all Title 24 Disabled Access provisions. The restoration of all improvements
identified by the Engineering Construction Inspector shall be completed before the
issuance of a certificate of occupancy. The Owner, Applicant and/or Developer or their
representative shall request a walk-through with the Engineering Construction Inspector
before the start of construction to verify existing conditions.
Page 76
31. GRADING PERMIT DETERMINATION DURING CONSTRUCTION DRAWINGS: All grading
work taking place with this application and related applications/projects within a two-
year period are considered eligible for the grading permit process and will be counted
toward the quantities used in determining grading permit requirements. In the event
that, during the production of construction drawings and/or during construction of the
plans approved with this application by the Town of Los Gatos, it is determined that a
grading permit would be required as described in Chapter 12, Article II (Grading Permit)
of the Town Code of the Town of Los Gatos, an Architecture and Site Application would
need to be submitted by the Owner for review and approval by the Development
Review Committee prior to applying for a grading permit.
32. GRADING: Any grading work, cut/fill, earthwork or combination thereof (completed or
proposed on submitted plans) on the parcel over the upcoming two-year period are
combined with regards to grading permit thresholds. This also applies to adjacent
parcels with identical owners, applicants and or developers.
33. ILLEGAL GRADING: Per the Town’s Comprehensive Fee Schedule, applications for work
unlawfully completed shall be charged double the grading permit fee. As a result, the
required grading permit fees associated with an application for grading will be charged
accordingly.
34. DUST CONTROL: Blowing dust shall be reduced by timing construction activities so that
paving and building construction begin as soon as possible after completion of grading,
and by landscaping disturbed soil as soon as possible. Further, water trucks shall be
present and in use at the construction site. All portions of the site subject to blowing
dust shall be watered as often as deemed necessary by the Town, or a minimum of
three (3) times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads,
parking areas, and staging areas at construction sites in order to insure proper control of
blowing dust for the duration of the project. Watering on public streets shall not occur.
Streets shall be cleaned by street sweepers or by hand as often as deemed necessary by
the Town Engineer, or at least once a day. Watering associated with on-site construction
activity shall take place between the hours of 8 a.m. and 5 p.m. and shall include at least
one (1) late-afternoon watering to minimize the effects of blowing dust. All public
streets soiled or littered due to this construction activity, shall be cleaned and swept
daily during the work week to the satisfaction of the Town. Demolition or earthwork
activities shall be halted when wind speeds (instantaneous gusts) exceed twenty (20)
miles per hour (MPH). All trucks hauling soil, sand, or other loose debris shall be
covered. For sites greater than four (4) acres in area:
a. Enclose, cover, water twice daily or apply (non-toxic) soil binders to exposed
stockpiles (dirt, sand, etc.).
b. Limit traffic speeds on unpaved roads to fifteen (15) miles per hour.
c. Install sandbags or other erosion control measures to prevent silt runoff to public
roadways.
d. Replant vegetation in disturbed areas as quickly as possible.
e. Hydroseed or apply (non-toxic) soil stabilizers to inactive construction areas
(previously graded areas inactive for ten days or more).
35. CONSTRUCTION ACTIVITIES: All construction shall conform to the latest requirements of
the CASQA Stormwater Best Management Practices Handbooks for Construction
Page 77
Activities and New Development and Redevelopment, the Town's grading and erosion
control ordinance, and other generally accepted engineering practices for erosion
control as required by the Town Engineer when undertaking construction activities.
36. SILT AND MUD IN PUBLIC RIGHT-OF-WAY: It is the responsibility of Contractor and
homeowner to make sure that all dirt tracked into the public right-of-way is cleaned up
daily. Mud, silt, concrete and other construction debris SHALL NOT be washed into the
Town’s storm drains.
37. COVERED TRUCKS: All trucks transporting materials to and from the site shall be
covered.
38. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times
during construction. All construction shall be diligently supervised by a person or
persons authorized to do so at all times during working hours. The Owner’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 penalties
and/or the Town performing the required maintenance at the Owner’s expense
39. SITE DESIGN MEASURES: All projects shall incorporate at least one of the following
measures:
a. Protect sensitive areas and minimize changes to the natural topography.
b. Minimize impervious surface areas.
c. Direct roof downspouts to vegetated areas.
d. Use porous or pervious pavement surfaces on the driveway, at a minimum.
e. Use landscaping to treat stormwater.
40. CONSTRUCTION HOURS: All improvements and construction activities, including the
delivery of construction materials, labor, 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. The Town may authorize, on a case-by-case basis, alternate construction
hours. The Owner, Applicant and/or Developer shall provide written notice twenty-four
(24) hours in advance of modified construction hours. Approval of this request is at
discretion of the Town.
41. 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.
42. UNLAWFUL DISCHARGES: It is unlawful to discharge any wastewater or cause hazardous
domestic waste materials to be deposited in such a manner or location as to constitute
a threatened discharge, into storm drains, gutters, creeks or the San Francisco Bay.
Unlawful discharges to storm drains include, but are not limited to discharges from
toilets, sinks, industrial processes, cooling systems, boilers, fabric cleaning, equipment
cleaning or vehicle cleaning.
43. HAULING OF SOIL: Hauling of soil on- or off-site shall not occur during the morning or
evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00
p.m.), and at other times as specified by the Director of Parks and Public Works. Prior to
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the issuance of an encroachment, grading or building permit, the Developer or their
representative shall work with the Town Building Department and Engineering Division
Inspectors to devise a traffic control plan to ensure safe and efficient traffic flow under
periods when soil is hauled on or off the project site. This may include but is not limited
to provisions for the Developer to place construction notification signs noting the dates
and time of construction and hauling activities, or providing additional traffic control.
Coordination with other significant projects in the area may also be required. Cover all
trucks hauling soil, sand and other loose debris.
44. ON-SITE/OFF-SITE PARKING: Parking spaces shall be paved with a compacted base not
less than four (4) inches thick, surfaced with asphaltic concrete or Portland cement
concrete pavement or other surfacing (e.g.: permeable paving materials, interlocking
pavers and ribbon strip driveways) approved by the Town Engineer.
45. CONSTRUCTION VEHICLE PARKING: No construction vehicles, trucks, equipment and
worker vehicles shall be allowed to park on the portion of any public (Town) streets
without written approval from the Town Engineer.
46. FOR PLANTERS: The Owner, Applicant and/or Developer shall apply for an
encroachment permit for the proposed planters within the public sidewalk and/or
Town’s right-of-way. The Owner, Applicant and/or Developer shall work with Parks and
Public Works Department staff to arrive at a mutually agreeable solution that addresses
safety and aesthetic issues. If no solution is reached, the vegetative screening
requirement shall be waived. A Private Improvements in the Public Right-of-Way
(formerly Indemnity) Agreement will be required if planters are proposed to be located
within the Town’s right-of-way. A copy of the recorded agreement shall be submitted to
the Engineering Division of the Parks and Public Works Department prior to the issuance
of any grading or building permits.
47. STREET/SIDEWALK CLOSURE: Any proposed blockage or partial closure of the street
and/or sidewalk requires an encroachment permit. Special provisions such as limitations
on working hours, protective enclosures, or other means to facilitate public access in a
safe manner may be required.
48. TRAFFIC IMPACT FEE: The additional 892 sf showroom proposed at 620 BHR will
generate an additional 24.83 trips per day per the ITE Trip Generation Manual. The
Traffic Impact Mitigation Fee (TIMF) for the additional trips will total $27,415.94.
49. ADA COMPLIANCE: The Owner, Applicant and/or Developer shall be required to meet all
ADA standards, which must be completed and accepted by the Town before a
Certificate of Occupancy for any new building can be issued. This may require additional
construction measures as directed by the Town.
50. PARKING LOTS: Parking lots and other impervious areas shall be designed to drain
stormwater runoff to vegetated drainage swales, filter strips, and/or other Low Impact
Development (LID) treatment devices that can be integrated into required landscaping
areas and traffic islands prior to discharge into the storm drain system and/or public
right-of-way. The amount of impervious area associated with parking lots shall be
minimized by utilizing design features such as providing compact car spaces, reducing
stall dimensions, incorporating efficient parking lanes, using permeable pavement
where feasible, and adhering to the Town’s Parking Development Standards. The use of
permeable paving for parking surfaces is encouraged to reduce runoff from the site.
Page 79
Such paving shall meet Santa Clara County Fire Department requirements and be
structurally appropriate for the location.
51. UTILITIES: The Owner, Applicant and/or Developer shall install all new, relocated, or
temporarily removed utility services, including telephone, electric power and all other
communications lines underground, as required by Town Code Section 27.50.015(b). All
new utility services shall be placed underground. Underground conduit shall be
provided for cable television service. The Owner, Applicant and/or Developer is required
to obtain approval of all proposed utility alignments from all utility service providers
before a Certificate of Occupancy for any new building can be issued. The Town of Los
Gatos does not approve or imply approval for final alignment or design of these
facilities.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
52. GENERAL: 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.
53. FIRE SPRINKLERS REQUIRED: (As Noted on Sheet A0.1) Approved automatic sprinkler
system in new and existing buildings and structures shall be provided in the locations
described in this Section or in Sections 903.2.1 through 903.2.18 whichever is the more
restrictive. For the purposes of this section, firewalls and fire barriers used to separate
building areas shall be constructed in accordance with the California Building Code and
shall not be utilized as a means of area reduction for the purposes of circumventing
automatic fire sprinkler system installation requirements. Fire Sprinklers shall be a
deferral submittal item.
54. FIRE ALARM: Fire Alarm requirement will be determined during building permit phrase.
55. BUILDINGS AND FACILITIES ACCESS: (As noted on sheet A1.2 and previously approved
BLD B24-0849) Approved fire apparatus access roads shall be provided for every facility,
building or portion of a building hereafter constructed or moved into or with the
jurisdiction. The fire apparatus access road shall comply with the requirements of this
section and shall extend to within 150 feet of all portions of the facility and all portions
of the exterior walls of the first story of the building as measured by an approved route
around the exterior of the building or facility. [CFC, Section 503.1.1].
56. FIRE APPARATUS (ENGINE) ACCESS ROADWAY REQUIRED: (As noted on sheet A1.2 and
previously approved BLD B24-0849) Provide an access roadway with a paved allweather
surface, a minimum unobstructed width of 20 feet, vertical clearance of 13 feet 6
inches, minimum circulating turning radius of 50 feet outside and 30 feet inside, and a
maximum slope of 15%. Installations shall conform to Fire Department Standard Details
and Specifications sheet A-1. CFC Sec. 503.
57. FIRE LANES REQUIRED: (As noted on sheet A1.2) The minimum clear width of fire
department access roads shall be 20 feet. The minimum outside turning radius is 50 feet
for required circulating access roadways. Fire apparatus access roads shall be
designated and marked as a fire lane as set forth in Section 22500.1 of the California
Page 80
Vehicle Code.
58. EMERGENCY GATE/ACCESS GATE REQUIREMENTS: (As Noted on Sheet A1.2) Gate
installations shall conform with Fire Department Standard Details and Specification G-1
and, when open shall not obstruct any portion of the required 20' width for emergency
access roadways. Locks, if provided, shall be fire department approved prior to
installation. Gates across the emergency access roadways shall be equipped with an
approved access device. If the gates are operated electrically, an approved Knox key
switch shall be installed; if they are operated manually, then an approved Knox padlock
shall be installed. CFC Sec. 503.6 and 506.
59. WATER SUPPLY REQUIREMENTS: Potable water supplies shall be protected from
contamination caused by fire protection water supplies. It is the responsibility of the
applicant and any contractors and subcontractors to contact the water purveyor
supplying the site of such project, and to comply with the requirements of that
purveyor. Such requirements shall be incorporated into the design of any water-based
fire protection systems, and/or fire suppression water supply systems or storage
containers that may be physically connected in any manner to an appliance capable of
causing contamination of the potable water supply of the purveyor of record. Final
approval of the system(s) under consideration will not be granted by this office until
compliance with the requirements of the water purveyor of record are documented by
that purveyor as having been met by the applicant(s). 2022 CFC Sec. 903.3.5 and Health
and Safety Code 13114.7.
60. ADDRESS IDENTIFICATION: New and existing buildings shall have approved address
numbers, building numbers or approved building identification placed in a position that
is plainly legible and visible from the street or road fronting the property. These
numbers shall contrast with their background. Where required by the fire code official,
address numbers shall be provided in additional approved locations to facilitate
emergency response. Address numbers shall be Arabic numbers or alphabetical letters.
Numbers shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke width
of 0.5 inch (12.7 mm). Where access is by means of a private road and the building
cannot be viewed from the public way, a monument, pole or other sign or means shall
be used to identify the structure. Address numbers shall be maintained. CFC Sec. 505.1.
61. CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with applicable
provisions of the CFC Chapter 33 and our Standard Detail and Specification S1-7. Provide
appropriate notations on subsequent plan submittals, as appropriate to the project. CFC
Chp. 33.
62. FIRE DEPARTMENT CONNECTION: The fire department connection (FDC) shall be
installed at the street on the street address side of the building. It shall be located within
100 feet of a public fire hydrant and within ten (10) feet of the main PIV (unless
otherwise approved by the Chief due to practical difficulties). FDC's shall be equipped
with a minimum of two (2), two-and-one-half (2- 1/2”) inch national standard threaded
inlet couplings. Orientation of the FDC shall be such that hose lines may be readily and
conveniently attached to the inlets without interference. FDC's shall be painted safety
yellow. [SCCFD, SP-2 Standard]. Show FDC on plans.
63. REQUIRED FIRE FLOW: The fire flow for this project is 4750 GPM at 20 psi residual
pressure. If an automatic fire sprinkler system will be installed, the fire flow will be
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reduced by 25%, establishing a required adjusted fire flow of 3653 GPM at 20 psi
residual pressure. Note: The minimum required number and spacing of the hydrants
shall be in accordance with CFC Table C102.1.
64. HAZARDOUS MATERIAL PLAN: A hazardous material plan review might be required.
65. PLAN REVIEW: Note that a plan review is required prior to any proposed tenant
improvement.
Page 82
PLANNING COMMISSION – July 12, 2023 CONDITIONS OF APPROVAL
620 Blossom Hill Road
Conditional Use Permit Application U-22-012
Requesting Approval for Renovation of an Existing Commercial Building and
Modification of an Existing Conditional Use Permit for an Automotive Dealership
(Los Gatos Luxury Cars) on Property Zoned CH.
PROPERTY OWNER/APPLICANT: John Thomas, Trustee APPLICANT: Derek Frahmann, Integrity Design and Construction PROJECT PLANNER: Sean Mullin
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 July 12, 2023. 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 an automobile dealership for the display, financing, lease, sale
and servicing of new and used vehicles.
5.HOURS OF OPERATION (DEALERSHIP). The maximum hours for the dealership shall be
Monday through Friday, 8:00 a.m. to 8:00 p.m. and weekends 9:00 am to 6:00 pm.
6.HOURS OF OPERATION (VEHICLE REPAIR & SERVICE). The maximum hours of operation
for the repair and body shop offices shall be Monday through Friday, 7:30 a.m. to 5:30
p.m. The maximum hours of operation for the body shop (vehicle repair and service
bays) shall be Monday through Friday, 8:00 a.m. to 5:00 p.m. and Saturday, 8:00 a.m. to
12:00 p.m.
7.OUTDOOR AUTOWASHING. Vehicles shall not be washed outdoors with powered
equipment between the hours of 8:00 p.m. and 8:00 a.m.
8.DELIVERY HOURS. Deliveries shall occur between 9:00 a.m. and 4:00 p.m., Monday
through Saturday.
9.OUTDOOR PAGING/SPEAKER SYSTEMS. Outdoor paging/speaker systems, if used, shall
be operated during approved business hours only.
10.AUTOMOBILE DISPLAY. Automobile display shall only occur in designated display areas
or display pads. No automobile display is allowed in front yard areas required to be
EXHIBIT 4Page 83
landscaped with vegetation.
11. MAXIMUM NUMBER OF EMPLOYEES. The maximum number of employees shall be 25.
12. MAXIMUM NUMBER OF SERVICE BAYS. The maximum number of service bays shall be
21.
13. EMPLOYEE AND CUSTOMER PARKING. Parking spaces designated for employee or
customer parking (as indicated on the site plans approved by the Planning Commission
on July 12, 2023) shall not be used for vehicle display purposes.
14. PARKING SIGNS. Parking areas for employees and customers (as indicated on the site
plans approved by the Planning Commission on July 12, 2023) shall be clearly marked
with signs and have appropriate directional signs visible from Blossom Hill Road.
15. LIGHTING. All proposed exterior illumination shall be designated to not create off-site
impacts to adjacent neighbors. Staff shall conduct an inspection within 60-days of final
occupancy to verify compliance.
16. MASONRY WALL. A minimum 6-foot high masonry wall with vines or screening
landscaping shall be erected along the rear property line as shown on the plans
approved by the Planning Commission on July 12, 2023.
17. AUTOMOBILE PAINTING. No vehicle painting shall be allowed in the body shop unless
the operator is able to satisfy all applicable environmental, health and safety
regulations, comply with applicable regulatory agency standards, and obtain the
required permit approvals from the Town and the Bay Area Air Quality Management
District prior to any work being performed.
18. 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.
19. 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.
20. 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.
21. 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.
22. 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.
Building Division
23. A comprehensive plan review has not been completed for this CUP modification under
consideration by the Development Review Committee and compliance with applicable
codes have not been verified.
24. PERMITS. No work requiring Building Permits can commence without issuance of any
Page 84
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 Building
Official.
25. 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”.
N:\DEV\CONDITIONS\2023\Blossom Hill Road, 620 - CUP COA - PC 07-12-23 FINAL.docx
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TWM Architects + Planners TEL 415.472.5770
1011 C Street
San Rafael CA 94901 www.twmarchitects.com
Letter of Justification
Date: 17 August 2025
Job: Los Gatos Luxury Cars (The Luxury Collection) Rolls-Royce Showroom Remodel
Address: 620 Blossom Hill Road, Los Gatos, CA
TWM# 18-113
Related CUP: U-22-012
INTRODUCTION
On behalf of the applicant, this Letter of Justification accompanies the submitted architectural plans
for the renovation and expansion of the existing Rolls-Royce showroom within the Los Gatos Luxury
Cars campus. The project has been designed to align with the Town’s adopted Conditions of Approval
under U-22-012 and to elevate the retail experience consistent with Rolls-Royce brand standards.
PROJECT SCOPE
•Showroom Expansion: Renovation of the existing 2,480 sq. ft. showroom with an 892 sq. ft.
addition, expanding the display area and improving customer experience.
•Exterior Improvements: Installation of new horizontal façade signage on the North and West
elevations. Signage reflects the approved brand identity while maintaining compliance with the
Town’s signage requirements.
•Site Modifications: The only modification proposed under this application is limited to the
West parking lot in front of the Rolls-Royce showroom, where the layout will be reconfigured
and re-striped from 17 existing stalls to 13 stalls in order to improve vehicular circulation and
enhance ADA accessibility. No changes are proposed to any other portion of the site’s parking
or circulation system, and the overall site continues to comply with the approved COA
requirements for circulation and stall management.
Reference to B24-0849: Improvements previously approved under Building Permit B24-0849—including the
east Service Shop and Lotus showroom, site work and parking stalls, fire turning radius, and west side entry—
are incorporated into the proposed plans. These approvals form part of the baseline conditions against which
the current Rolls-Royce showroom remodel is coordinated.
EXHBIT 5
Page 87
page 2
COMPLIANCE WITH CONDITIONS OF APPROVAL (U-22-012)
This project maintains full compliance with the existing Conditions of Approval (COA) as adopted under U-22-
012. Key compliance points include:
1. Use: The facility continues to operate exclusively as an automobile dealership for display, sales, leasing,
financing, and servicing of vehicles.
2. Hours of Operation: Sales and service operations will remain within the approved hours (Sales: M–F
8:00 a.m.–8:00 p.m., Sat–Sun 9:00 a.m.–6:00 p.m.; Service: Office 7:30 a.m.–5:30 p.m. M–F, Bays 8:00
a.m.–5:00 p.m. M–F, Sat 8:00 a.m.–12:00 p.m.).
3. Deliveries & Vehicle Washing: No changes are proposed to existing operations; deliveries will continue
between 9:00 a.m.–4:00 p.m. (M–Sat) and outdoor vehicle washing will not occur between 8:00 p.m.–
8:00 a.m.
4. Parking & Circulation: In accordance with the Conditions of Approval for U-22-012, employee and
customer parking will remain distinct from vehicle display areas, with all stalls properly striped and
signed to ensure intended use. Directional signage visible from Blossom Hill Road will also be
maintained. See Site Modifications for the new changes.
5. Display Areas: Consistent with the Conditions of Approval under U-22-012, vehicle display will remain
limited to the approved display pads and designated locations. No display will occur within required
landscaped setbacks, and no new display areas are proposed as part of this application.
6. Service Bays & Employment: The project does not increase the approved 21 service bays or 25
employees.
7. Screening & Landscaping: Existing landscaping and the required 6’ masonry wall with vine screening
along the rear property line will remain unchanged.
8. Lighting & Signage: Exterior lighting will continue to comply with Town standards to prevent off-site
impacts. Proposed signage will be processed under a separate Sign Permit application, consistent with
COA requirements.
9. Administrative & Regulatory Compliance: The applicant will obtain all required building permits,
accessibility upgrades per CBC Ch. 11B will be addressed during construction, and a Certificate of Use &
Occupancy and Business License will be secured prior to operation.
CONCLUSION
The proposed renovation and expansion of the Rolls-Royce showroom enhances the customer experience and
brand representation while fully adhering to the Conditions of Approval for U-22-012. The improvements
respect operational limits, circulation requirements, and site controls established by the Town, ensuring
consistency with prior approvals, including Building Permit B24-0849, while modestly upgrading the facility.
Page 88
page 3
GENERAL PLAN COMPLIANCE:
2020
2. Vision (B Role) - Supports an active business community that provides a wide variety of goods and services and a
broad range of employment opportunities, minimizing the need to travel to other communities.
3. Land Use Element - Goal Policy LU-12.4 Retain and enhance auto dealerships.
2040 Draft
3.5 Community Development:
Balance of Land Uses: Provide and support a balance of residential, commercial, office, institutional and industrial
businesses within the Town.
LU-8.7 Transition of Commercial and Retail Spaces; Encourage the re-use of commercial and retail spaces to allow
additional compatible uses that reflect on-going market changes and shopping habits.
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TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
www.twmarchitects.com 18-113.8
2025
TWM NO:
COPYRIGHT
620 BLOSSOM HILL ROAD, LOS GATOS, CA 95032
LOS GATOS LUXURY CARS ROLLS ROYCE SHOWROOM
DATE: 09/23/2025A.P.N. NO.: 529-016-041 PLANNING SUBMITTAL (3)A0.1COVER SHEET
SCALE: N.A.
SITE LOCATION DRAWING INDEX
ARCHITECTURAL
A0.1 COVER SHEET
A0.2 GENERAL INFORMATION
A0.3 SITE CONTEXT
A1.1 EXISTING SITE PLAN
A1.2 PROPOSED SITE PLAN
A1.3 EXISTING ROOF PLAN
A1.4 PROPOSED ROOF PLAN
A2.1 EXISTING SHOWROOM DEMO PLAN
A2.2 PROPOSED SHOWROOM PLAN
A3.1 ELEVATIONS
A3.2 SECTIONS
A4.1 SIGNAGE PROGRAM
CIVIL
C1
ROLLS ROYCE SHOWROOM
620 BLOSSOM HILL ROAD, LOS GATOS, CA 95032
APN: 529-16-041
THE PROJECT INVOLVES REMODELING THE EXISTING 2,480 SQ. FT. ROLLS-ROYCE SHOWROOM
WITH AN 892 SQ. FT. EXPANSION TO ENHANCE THE DISPLAY AND RETAIL AREAS. EXTERIOR
UPGRADES INCLUDE NEW HORIZONTAL FAÇADE SIGNAGE ON THE NORTH AND WEST
ELEVATIONS, CONSISTENT WITH BRAND STANDARDS. SITE IMPROVEMENTS FOCUS ON
RECONFIGURING AND RESTRIPING THE WEST PARKING LOT TO IMPROVE TRAFFIC FLOW AND
ACCESSIBILITY, ALONG WITH REOPENING THE WEST ENTRY DRIVE TO ENHANCE VEHICLE ACCESS.
NO NEW LANDSCAPE, OR SITE LIGHTING IS PROPOSED.
SCOPE OF WORK
ARCHITECT:
TWM Architects & Planners
1011 C Street
San Rafael, CA 94901
P: (415) 472-5770
www.twmarchitects.com
CONTACT INFORMATION
NCIVIL ENGINEER:
ROBERT A. KARN & ASSOCIATES, INC.
707 BECK AVENUE
FAIRFIELD, CA 94533
P: (707) 435-9999
www.rakengineers.com
CONSTRUCTION TYPE : TYPE VB - SM
OCCUPANCY TYPE:B
NUMBER OF STORIES:1 STORY AT B OCCUPANCY
SPRINKLERED: YES
AREA OF PARCEL:115,493 S.F. (2.65 ACRES)
GENERAL PLAN DESIGNATION: COMMERCIAL
ZONING AREA:C.H. - RESTRICTED HIGHWAY COMMERCIAL
FRONT SETBACK:25 FEET (ABUTS RESIDENTIAL LOT)
SIDE SETBACK:15 FEET
REAR SETBACK:20 FEET (22 FEET AT NEW EAST SHOP)
SEE ADDITIONAL TABULATIONS ON SITE PLANS.
PROJECT INFORMATION
LOS GATOS LUXURY CARS
OWNER:
Price-Simms, Inc.
135 E. Sir Francis Drake Blvd
Larkspur, CA 94939
195 Casa Buena Drive
P: (415) 460-4600
SITE LOCATION
PROPERTY OWNER:
John Thomas, Trustee, Bower Family Trust
1702 Meridian Ave, #L282
San Jose, CA 95125
P: (408)-665-0108
john@jthomascpa.com
EXHIBIT 7Page 115
UPPER LVL OFFICES
2,242 S.F.
REMODEL
1,548 S.F.
REMODEL
1,548 S.F.
EXISTING
BUILDING
FOOTPRINT
24,450 S.F.
LOT AREA = 115,493 S.F.
BUILDING FOOTPRINT = 24,450 S.F.
UPPER LEVEL= 2,242 S.F.
TOTAL BUILDING AREA- 26,692 S.F.
COVERAGE = 24,450 / 115,493 = 21.0%
F.A.R. = 26,692 / 115,493 = 23.1%
UPPER LVL OFFICES
2,242 S.F.
LOTUS SHRWM
1,548 S.F.
PROPOSED
BUILDING
FOOTPRINT
25,342 S.F.
LOT AREA = 115,493 S.F.
EXISTING FOOTPRINT = 24,450 S.F.
RETAIL RR EXPANSION= 892 S.F.
BUILDING FOOTPRINT = 25,342 S.F.
UPPER LEVEL= 2,242 S.F.
TOTAL BUILDING AREA- 27,584 S.F.
COVERAGE = 25,342 / 115,493 = 21.94%
F.A.R. = 27,584 / 115,493 = 23.88%
(N) ADDITION ROLLS-ROYCE
SHOWROOM 892 S.F.
TOTAL SERVICE
11,724 S.F.
RETAIL AREA
9,163 S.F.
RETAIL
AREA
2,015 S.F.
TOTAL 'RETAIL' AREA
12,726 S.F.
TOTAL RETAIL AREA = 12,726 S.F.
RETAIL RR EXPANSION= 892 S.F.
OFFICE = 2,242 S.F.
TOTAL SHOP AREA = 11,724 S.F.
OUTDOOR SERVICE = 3,464 S.F.
TOTAL BUSINESS AREA = 31,048 S.F.
UPPER LVL OFFICES
2,242 S.F.
MAIN SHOP
8,256 S.F.
(10 LIFTS)
30 FOOT SIDEYARD
FRONTAGE
998'/1021'=98%
23 FEET < 30 FEET
= 2% FRONTAGE 173'-4" FRONTAGE337'-0" FRONTAGE
22'-11"
RETAIL
1,548 S.F.
OUTDOOR SERVICE3,464 S.F.
(6 LIFTS)
EAST SHOP
3,468 S.F.
(5 LIFTS)
(E) ROLLS-ROYCE
SHOWROOM
(N) ADDITION ROLLS-ROYCE
SHOWROOM 892 S.F.
TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
www.twmarchitects.com 18-113.8
2025
TWM NO:
COPYRIGHT
620 BLOSSOM HILL ROAD, LOS GATOS, CA 95032
LOS GATOS LUXURY CARS ROLLS ROYCE SHOWROOM
DATE: 09/23/2025A.P.N. NO.: 529-016-041 PLANNING SUBMITTAL (3)A0.2GENERAL INFORMATION
SCALE: N.A.
SITE AND CODE INFORMATION
ALL WORK SHALL BE IN CONFORMANCE WITH THE CALIFORNIA CODE OF REGULATIONS (CCR):
2022 CALIFORNIA ADMINISTRATIVE CODE (CAC) - CCR PART 1
2022 CALIFORNIA BUILDING CODE (CBC) - CCR PART 2
2022 CALIFORNIA ELECTRICAL CODE (CEC) - CCR PART 3
2022 CALIFORNIA MECHANICAL CODE (CMC) - CCR PART 4
2022 CALIFORNIA PLUMBING CODE (CPC) - CCR PART 5
2022 CALIFORNIA ENERGY CODE (CEC) - CCR PART 6, CALIFORNIA ENERGY EFFICIENCY STANDARDS
2022 CALIFORNIA FIRE CODE (CFC) - CCR PART 9
2022 CALIFORNIA EXISTING BUILDING CODE (CEBC) - CCR PART 10
2022 CALIFORNIA GREEN BUILDING CODE STANDARDS CODE (CAL GREEN) - CCR PART 11
2022 CALIFORNIA REFERENCED STANDARDS CODE (CRSC) - CCR PART 12
TOWN OF LOS GATOS MUNICIPAL CODE AND ORDINANCES
MAXIMUM HAZARDOUS MATERIALS STORED INSIDE THE BUILDING SHALL BE LIMITED TO THE FOLLOWING TOTAL
AMOUNTS:
COMBUSTIBLE LIQUIDS: QUANTITY (GALLONS)*
CLASS II 480
CLASS IIIA 1,320
FLAMMABLE LIQUIDS:
CLASS 1A 120
CLASS 1B OR 1C 480
COMBINED (1A, 1B + 1C) 480
*PER CBC TABLE 307.1(1)
NOTES:
1.ALL HAZARDOUS MATERIALS SHALL BE STORED WITHIN THE BUILDING (OUTFITTED CURRENTLY WITH THE
EXISTING SPRINKLER SYSTEM) AND STORED IN AN APPROVED STORAGE CABINET, DAY BOX, GAS CABINET,
EXHAUSTED ENCLOSURE OR LISTED SAFETY CAN IN ACCORDANCE WITH SECTION 5003.9.10 OF THE
CALIFORNIA FIRE CODE.
2.WHERE THE STORAGE OF HAZARDOUS MATERIAL LIQUIDS EXCEEDS 55 GALLONS PER VESSEL (OR AN
AGGREGATE CAPACITY OF MULTIPLE VESSELS IN EXCESS OF 1,000 GALLONS)IN ANY GIVEN ROOM,
BUILDING OR AREA, SPILL CONTROL, SECONDARY CONTAINMENT AND DRAINAGE MEASURES SHALL BE
PROVIDED TO PREVENT THE FLOW OF LIQUIDS TO ADJOINING AREAS, PER CFC 5004.2.
3.SEE DESIGNATED HAZARDOUS MATERIALS STORAGE AREAS ON THE SITE PLAN. THE CUMULATIVE TOTAL
OF ALL HAZARDOUS MATERIALS SHALL NOT EXCEED THE AMOUNTS IN THE ABOVE TABLE.
USE AREAS
GENERAL AREA ANALYSIS
LOT COVERAGE
HAZARDOUS MATERIALS
APPROVED
(B24-0849)
APPROVED
(B24-0849)
APPROVED
(B24-0849)
Page 116
TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
www.twmarchitects.com 18-113.8
2025
TWM NO:
COPYRIGHT
620 BLOSSOM HILL ROAD, LOS GATOS, CA 95032
LOS GATOS LUXURY CARS ROLLS ROYCE SHOWROOM
DATE: 09/23/2025A.P.N. NO.: 529-016-041 PLANNING SUBMITTAL (3)A0.4SITE CONTEXT
SCALE: N.A.N O R T HA. WEST ENTRY
ZONING MAP AT SITE
GOOGLE AERIAL
C. NORTH LOOKING SOUTHD. NORTH LOOKING SOUTHE. NORTH LOOKING SOUTH
F. NORTH LOOKING EAST
G. SOUTH LOOKING WEST
H. SOUTH LOOKING NORTH I. SOUTH LOOKING NORTH J. SOUTH LOOKING WEST K. WEST LOOKING EAST
X
VIEW AND
ORIENTATION KEY
F
DCA
B
H G
E
IJ
K
B. WEST ENTRY
Page 117
EC GFDBA-1A
1.0
1.1
2.0
3.0
5.0
6.0
1.0
1.1
2.0
2.1
3.0
4.0
E.2E.1 F.1
G
6.1
7.0
4.9
H PNMLKJF.6
SECONDARY WASTEHOLDING AREA SECONDARY WASTEHOLDING AREA
892 S.F. SHOWROOM ADDITION
SWITCHGEAR
TRANSFORMER
PLANTER
2178 S.F.
PLANTER
2351 S.F.
PLANTER 292 S.F.
PLANTER
587 S.F.
2 PLANTERS
173 S.F.
PLANTER
440 S.F.
VEHICLE DISPLAY
VEHICLE DISPLAY
VEHICLE DISPLAY
EXIS
T
I
N
G
C
O
N
C
R
E
T
E
F
E
N
C
E
W
A
L
L
EVC
INSTALL KNOX
BOX PADLOCK
INSTALL KNOX
BOX PADLOCK
NEW PYLON
SIGN
EV CHARGINGONLY
EMPLOYEE
+/-
2
2
5
'
-
0
"
E
X
I
S
T
I
N
G
C
O
N
C
R
E
T
E
F
E
N
C
E
W
A
L
L
T
O
B
E
P
L
A
N
T
E
D
WIT
H
C
R
E
E
P
I
N
G
F
I
G
T
O
C
O
V
E
R
N
O
R
T
H
F
A
C
E
+ 371.15'
44'-
0
1
/
2
"42'-1 1/2"N5
4
°
0
2
'
4
0
"
W
2
2
1
.
8
5
'N35°57'20"E 261.13'N54
°
0
2
'
4
0
"
W
3
3
1
.
0
4
'
N54
°
0
2
'
4
0
"
W
1
5
3
.
9
1
'
N54
°
0
2
'
4
0
"
W
1
0
0
.
1
4
'
N79°52'40"W 157.77'
R=560 ' Δ
3
0
°
2
1
'
5
3
"
L
=
2
9
6
.
6
4
'261'-1 1/2"585'-
0
"
221'
-
9
1
/
2
"
157'-9"
20'-0
"SET
B
A
C
K25'-0"SETBACK25'-0"SETBACK25'-0"SETBACK20'-0"SETBACK20'-0"SETBACK20'-0"FIRE LANE20'-0"
FIRE LANE
SWITCHGEAR
TRANSFORMER
25'-0"18'-
0
"
(E)TRASH
ENCLOSURE
450 S.F.
SALES INVENTORY (5)
EMPLOYEE PARKING (5)
SERVICE
PARKING (8)R23'-0
"R38'-0"22'-0" SHOPSETBACK22'-
0
"
S
H
O
P
SETB
A
C
K
SALES IN
V
E
N
T
O
R
Y
(
1
2
)
FH
EMPLOYEEEMPLOYEEEMPLOYEEEMPLOYEE
EMPLOYEEEMPLOYEEEMPLOYEEEMPLOYEEEMP
L
O
Y
E
E
EMP
L
O
Y
E
E
EMPL
O
Y
E
E
EMP
L
O
Y
E
E
EMPL
O
Y
E
E
EMPLOYEEEMPLOYEEEMPLOYEEEMPLOYEEEMPLOYEEEMPLOYEEEMPLOYEE+/-
1
3
0
'
-
0
"
E
X
I
S
T
I
N
G
1
0
F
O
O
T
H
I
G
H
W
O
O
D
F
E
N
C
E
W
A
L
L
T
O
R
E
M
A
I
N20'-0"FIRE LANEEMPLOYEEEMPLOYEEEMPLOYEEEMPLOYEEEVC
+371.11'+371.11'
+371.11'
+369.85'
EVC
EV CHARGING
ONLY
NOPARKING
UP 0.8' @ <
2% SLOPE =4'-0" MIN.
EVC
NOPARKING
EV CHARGING
ONLY EV CHARGING ONLYEV CHARGINGONLYEV CHARGING ONLYEVC EVC
+ 370'
+ 371.12'+ 372.0'
+ 369'
+ 369.04'
+ 369.35'
5 PLANTERS 818 S.F.
UP 0.8' @ < 5% SLOPE = 16'-0" MIN.47'-0
"EMPLOYEE PARKING (11)EMP
L
O
Y
E
E
P
A
R
K
I
N
G
(
5
)SALES INVENTORYSERVICE PARKING (5)SAL
E
S
I
N
V
E
N
T
O
R
Y
+/-
1
3
0
'
-
0
"
E
X
I
S
T
I
N
G
1
0
F
O
O
T
H
I
G
H
W
O
O
D
F
E
N
C
E
W
A
L
L
T
O
R
E
M
A
I
N
CUSTOMER PARKING (6)
CUSTOMER PARKING (7)CUSTOMER PARKING (4)EMPLOYEE PARKING (4)CUSTOMER PARKING (7)
SER
V
I
C
E
P
A
R
K
I
N
G
(
8
)CUSTOMER PARKING (4)UPPER LVL OFFICES
2,242 S.F.
REMODEL
1,548 S.F.
REMODEL
1,548 S.F.
EXISTING
BUILDING
FOOTPRINT
24,450 S.F.
LOT AREA = 115,493 S.F.
BUILDING FOOTPRINT = 24,450 S.F.
UPPER LEVEL= 2,242 S.F.
TOTAL BUILDING AREA- 26,692 S.F.
COVERAGE = 24,450 / 115,493 = 21.0%
F.A.R. = 26,692 / 115,493 = 23.1%
FIRE ACCESS TURNING RADIUS 30' INSIDE 50' OUTSIDER30'-0
"
R
5
0
'
-
0
"
STRIPED 20'
WIDE FIRE
ACCESS PATH
PER SANTA
CLARA
COUNTY FIRE
DEPARTMENT
A1.1
SCALE: 1"=20'-0"
EXISTING SITE PLANTWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
www.twmarchitects.com 18-113.8
2025
TWM NO:
COPYRIGHT
620 BLOSSOM HILL ROAD, LOS GATOS, CA 95032
LOS GATOS LUXURY CARS ROLLS ROYCE SHOWROOM
DATE: 09/23/2025A.P.N. NO.: 529-016-041 PLANNING SUBMITTAL (3)ASTON MARTIN
SHOWROOM
LOTUS SHOWROOM
BENTLEY
SHOWROOM
SERVICE ADVISORS
SERVICE SHOP
WEST
(10 LIFTS)
VEHICLE
DISPLAY
LAMBORGHINI
SHOWROOM
ROLLS
ROYCE
SHOWROOM
BLOSSOM HILL ROAD
1" = 20'
40201050
LEGEND:
(E) ACCESSIBLE PATH OF TRAVEL
LANDSCAPE - 14 PLANTERS TOTAL
=7,245 S.F.
HARDSCAPE
108,541 S.F. = HARDSCAPE PERIMETER
- 29,024 S.F. = BUILDINGS
- 1,689 S.F. = ISLAND LANDSCAPE
=77,746 S.F. = TOTAL HARDSCAPE
7,245 / 77,746 = 9.32% LANDSCAPE RATIO
ACCESSIBLE PATH OF TRAVEL IS SHOWN TO NEAREST
RESTROOM & NEAREST POINTS OF ARRIVAL W/
ACCESSIBLE PARKING.
EXISTING SITE TO BE DEMOLISHED
FOR (N) SHOWROOM & SHOP
EXISTING SHOP TO BE DEMOLISHED
FOR (N) SHOWROOM & SHOP
N O R T HSERVICE SHOP EAST
(11 LIFTS)
PARKING TABULATION PROPOSED:
PARKING REQUIRED (LGMC SEC 29.10.150C): (2015)
OFFICE (S.F.)2,242 / 235 = 10 EMPLOYEE
AUTO. SALES (S.F.) 12,726 / 470 =28 CUSTOMER (20)
SERVICE LIFTS 21 21 SERVICE (15)
SERVICE EMPLOYEES 25 25 SERVICE (25)
TOTAL DEDICATED 84 STALLS (60)
PARKING STALLS PROVIDED:
CUSTOMER SERVICE EMPLOYEE TOTAL
EXISTING 28 21 35 84
VAN ACCESSIBLE 2 (INCLUDING 1 EV)
STANDARD ACCESSIBLE 3 (INCLUDING 1 EV)
NOTES: 1. STALLS LABELED AS 'SALES INVENTORY' ON THE PLAN ARE
ADDITIONAL SPACES IN EXCESS OF REQUIRED PARKING.
TOTAL STALLS -
2. SERVICE PARKING IS NOT INCLUDED IN THE MINIMUM REQUIRED
ACCESSIBLE STALLS 53 STALLS REQUIRES 3 SPACES.
REMOV
E
P
A
R
K
I
N
G
S
T
R
I
P
E
F
O
R
P
R
O
P
O
S
E
D
P
A
R
K
I
N
G
L
A
Y
O
U
T
REMOVE PARKING STRIPE FOR PROPOSED PARKING LAYOUT
(E) FIRE HYDRANT
KNOX BOX
PADLOCK
KNOX BOX
PADLOCK
KNOX BOX
PADLOCK
THE AREA WAS PREVIOUSLY USED AS A
SERVICE ADVISOR SPACE AND IS NOW
BEING UTILIZED FOR STORAGE
TWO TEMPORARY STORAGE
CONTAINERS AND ARE USED FOR
STORAGE. THEIR PRESENCE DOES NOT
IMPACT SITE FUNCTIONALITY OR
CIRCULATION.
25'-0"
(E)
ALIGNMENT
RACK
(E)(E)(E)(E)
(E)(E)(E)(E)
(E)
(E)
APPROVED
(B24-0849)
NOTE: THE LOTUS SHOWROOM AND EAST SERVICE
SHOP LAYOUT REPRESENTS THE LATEST
APPROVED PLAN UNDER PERMIT B24-0849. PLEASE
NOTE THAT CONSTRUCTION HAS NOT YET
COMMENCED.
(E) FDC
117
Page 118
PLANTER
587 S.F.
(E)TRASH
ENCLOSURE
450 S.F.
UP 0.8' @ < 5% SLOPE = 16'-0" MIN.
SWITCHGEAR
TRANSFORMER
PLANTER
2178 S.F.
PLANTER
2351 S.F.
PLANTER 292 S.F.
5 PLANTERS 818 S.F.
2 PLANTERS
173 S.F.
PLANTER
440 S.F.
VEHICLE DISPLAY
VEHICLE DISPLAY
VEHICLE DISPLAY+ 369.35'
+ 369.04'
+ 369'
+ 372.0'+ 371.12'
+ 370'
EXIST
I
N
G
C
O
N
C
R
E
T
E
F
E
N
C
E
W
A
L
L
EVC
EVC
INSTALL KNOX
BOX PADLOCK
INSTALL KNOX
BOX PADLOCK
INSTALL KNOX
BOX PADLOCK
NEW PYLON
SIGN
EV CHARGINGONLYEMPLOYEE
+/-
2
2
5
'
-
0
"
E
X
I
S
T
I
N
G
C
O
N
C
R
E
T
E
F
E
N
C
E
W
A
L
L
T
O
B
E
P
L
A
N
T
E
D
W
I
T
H
CRE
E
P
I
N
G
F
I
G
T
O
C
O
V
E
R
N
O
R
T
H
F
A
C
E
+ 371.15'
44'-
0
1
/
2
"42'-1 1/2"INSTALL KNOX
BOX PADLOCK
INSTALL KNOX
BOX PADLOCK
N54
°
0
2
'
4
0
"
W
2
2
1
.
8
5
'N35°57'20"E 261.13'N5
4
°
0
2
'
4
0
"
W
3
3
1
.
0
4
'
N5
4
°
0
2
'
4
0
"
W
1
5
3
.
9
1
'
N54
°
0
2
'
4
0
"
W
1
0
0
.
1
4
'
N79°52'40"W 157.77'
R=560 ' Δ
3
0
°
2
1
'
5
3
"
L
=
2
9
6
.
6
4
'261'-1 1/2"585'
-
0
"
221'-
9
1
/
2
"
157'-9"
20'-
0
"
SETB
A
C
K25'-0"SETBACK25'-0"SETBACK25'
-0"SETBACK20'-0"SETBACK20'-0"SETBACK20'-0"FIRE LANE20'-0"
FIRE LANE
SWITCHGEAR
TRANSFORMER
25'-0"18'-
0
"
(E)
ENCLOSURE
450 S.F.
SERVICE
PARKING (7)R23'-0
"R38'-0
"22'-0" SHOPSETBACK22'-
0
"
S
H
O
P
SETB
A
C
K
EVC
EV CHARGINGONLYEV CHARGINGONLYEV CHARGING ONLYFH
EV CHARGING
ONLY
NOPARKING
EVC
VAN
VAN
VEHICLE
DISPLAY
UP 0.8' @ <2% SLOPE =4'-0" MIN.
EMPLOYEEEMPLOYEEEMPLOYEEEMPLOYEE
EMPLOYEEEMPLOYEEEMPLOYEEEMPLOYEEEMP
L
O
Y
E
E
EMPL
O
Y
E
E
EMP
L
O
Y
E
E
EMP
L
O
Y
E
E
EMPL
O
Y
E
E
EMPLOYEEEMPLOYEEEMPLOYEEEMPLOYEEEMPLOYEEEMPLOYEEEMPLOYEE+/-
1
3
0
'
-
0
"
E
X
I
S
T
I
N
G
1
0
F
O
O
T
H
I
G
H
W
O
O
D
F
E
N
C
E
W
A
L
L
T
O
R
E
M
A
I
N20'-0"FIRE LANEEMPLOYEEEMPLOYEE24'-0"NOPARKING
EV CHARGING
ONLY
EVC
EVC
EMPLOYEEEMPLOYEEVEHICLE
DISPLAY
VEHICLE
DISPLAY
+369.85'
+371.00'
+371.10'+371.10'13'-0"
16'
-
0
"
(E)EVC(N)11'-0"EV CHARGINGONLY47'-0
"
EC GFDBA-1A
1.0
1.1
2.0
3.0
5.0
6.0
1.0
1.1
2.0
2.1
3.0
4.0
E.2E.1 F.1
G
6.1
7.0
4.9
H PNMLKJF.6
+ 370.55'
11'-4"
SLOPE <5%
+371.11'
(N) FE
(N) FE
(N) FE
(N) FE
2 PLANTERS
(N) 346 S.F.
SECONDARY WASTEHOLDING AREA
+371.11'
+371.05'
+369.85'
+371.11'
+371.11'+371.11'
DN
+371.15'+371.15'+371.15'
+369.90'
(N) FE
(N) FE
(N) FE
2 PLANTERS
(N) 346 S.F.
SECONDARY WASTEHOLDING AREA
+369.85'
+371.11'
+371.11'+371.11'
DN
+371.15'+371.15'
+369.90'
(10 LIFTS)
DETAIL
EMPLOYEE
AREA
UNISEX
ELEC.
CLOS.
FE (E) FE
(E) FE
+ 14"+ 14"
+ 369.35'
+ 369.85'+ 369.77'
PLANTER
2178 S.F.
5 PLANTERS 818 S.F.
VEHICLE DISPLAY
VEHICLE DISPLAY
EQPT.OIL + HAZMATSTORAGEDETAIL
SECONDARY WASTEHOLDING AREA
RELOCATED
GAS METER
EGRESSWALKWAY/PARTSDELIVERY
850 NET S.F.ADDITION
2,480 NET S.F.REMODEL
8'-2" CLR.EMPLOYEE
43'-8"20'-5"5'-7"
49'-3"EMPLOYEE PARKING (15)EMP
L
O
Y
E
E
P
A
R
K
I
N
G
(
5
)SERVICE PARKING (5)SAL
E
S
I
N
V
E
N
T
O
R
Y
(
1
1
)
+/-
1
3
0
'
-
0
"
E
X
I
S
T
I
N
G
1
0
F
O
O
T
H
I
G
H
W
O
O
D
F
E
N
C
E
W
A
L
L
T
O
R
E
M
A
I
N
CUSTOMER PARKING (6)
CUSTOMER PARKING (7)CUSTOMER PARKING (4)SALES INVENTORY (6)CUSTOMER PARKING (7)
SER
V
I
C
E
P
A
R
K
I
N
G
(
8
)CUSTOMER PARKING (2)EMPLOYEE PARKING (5)
CUSTOMER PARKING (3)
SALES IN
V
E
N
T
O
R
Y
(
8
)
SALES INVENTORY (2)
SER
V
I
C
E
P
A
R
K
I
N
G
(
1
)
EM
P
L
O
Y
E
E
P
A
R
K
I
N
G
(
1
0
)
UPPER LVL OFFICES
2,242 S.F.
LOTUS SHRWM
1,548 S.F.
PROPOSED
BUILDING
FOOTPRINT
25,342 S.F.
LOT AREA = 115,493 S.F.
EXISTING FOOTPRINT = 24,450 S.F.
RETAIL RR EXPANSION= 892 S.F.
BUILDING FOOTPRINT = 25,342 S.F.
UPPER LEVEL= 2,242 S.F.
TOTAL BUILDING AREA- 27,584 S.F.
COVERAGE = 25,342 / 115,493 = 21.94%
F.A.R. = 27,584 / 115,493 = 23.88%
(N) ADDITION ROLLS-ROYCE
SHOWROOM 892 S.F.
FIRE ACCESS TURNING RADIUS 30' INSIDE 50' OUTSIDER30'-0
"
R
5
0
'
-
0
"
STRIPED 20'
WIDE FIRE
ACCESS PATH
PER SANTA
CLARA
COUNTY FIRE
DEPARTMENT
A1.2
SCALE: 1"=20'-0"
PROPOSED SITE PLANTWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
www.twmarchitects.com 18-113.8
2025
TWM NO:
COPYRIGHT
620 BLOSSOM HILL ROAD, LOS GATOS, CA 95032
LOS GATOS LUXURY CARS ROLLS ROYCE SHOWROOM
DATE: 09/23/2025A.P.N. NO.: 529-016-041 PLANNING SUBMITTAL (3)NEW
CUSTOMER
PATIO
BLOSSOM HILL ROAD
ASTON MARTIN
SHOWROOM
BENTLEY
SHOWROOM
SERVICE ADVISORS
SERVICE SHOP
WEST
ROLLS
ROYCE
SHOWROOM
ACCESSIBLE PATH OF TRAVEL IS SHOWN TO
NEAREST RESTROOM & NEAREST POINTS OF
ARRIVAL W/ ACCESSIBLE PARKING.
LEGEND:
ACCESSIBLE PATH OF TRAVEL
NEW SERVICE SHOP EAST
NEW SHOWROOM AREA
LANDSCAPE - 12 PLANTERS TOTAL
=6,844 S.F.
HARDSCAPE
108,541 S.F. = PERIMETER
- 28,048 S.F. = BUILDINGS
- 1,605 S.F. = ISLAND LANDSCAPE
=78,888 S.F. = HARDSCAPE
6,844 / 78,888 = 8.68% LANDSCAPE RATIO
LOTUS
SHOWROOM
1" = 20'
40201050
N O R T H"EMPLOYEE" NOTE PAINTED IN EACH
EMPLOYEE STALL IN 5" LETTERS,
PAINT COLOR TO MATCH STALL
LINES - TYP.
NEW ROLLS-ROYCE
MONUMENT SIGN
PARKING REQUIRED (LGMC SEC 29.10.150C):2024
OFFICE (S.F.)2,242 / 235 = 10 EMPLOYEE 10
AUTO. SALES (S.F.)13,618 / 470 =29 CUSTOMER 28
SERVICE BAYS 21 21 SERVICE 21
SERVICE EMPLOYEES 25 25 SERVICE EMPLOYEE 25
TOTAL DEDICATED 85 STALLS 84 STALLS
PARKING STALLS PROVIDED:
CUSTOMER SERVICE EMPLOYEE TOTAL
EXISTING 28 21 35 84
RR EXPANSION 29 21 35 85
VAN ACCESSIBLE 2 (INCLUDING 1 EV)
STANDARD ACCESSIBLE 4 (INCLUDING 1 EV)
NOTES: 1. STALLS LABELED AS 'SALES INVENTORY' ON THE PLAN ARE
ADDITIONAL SPACES IN EXCESS OF REQUIRED PARKING.
TOTAL STALLS-EXISTING-109 STALLS-LOTUS SHOWROOM
APPROVAL - 2024
TOTAL STALLS-PROPOSED-112 STALLS
2. SERVICE PARKING IS NOT INCLUDED IN THE MINIMUM REQUIRED
ACCESSIBLE STALLS 53 STALLS REQUIRES 3 SPACES.
NEW EV CHARGING
9'-
0
"18'-0"18'-0"9'-0"25'-0"
LAMBORGHINI
SHOWROOM
30'-6 1/2"
(E) FIRE HYDRANT
FIRE & SAFETY COMPLIANCE NOTES:
CONSTRUCTION SITE FIRE SAFETY:
ALL CONSTRUCTION ACTIVITIES SHALL COMPLY WITH THE
APPLICABLE PROVISIONS OF THE 2022 CALIFORNIA FIRE CODE,
CHAPTER 33, AND FIRE DEPARTMENT STANDARD DETAIL AND
SPECIFICATION S1-7.
FIRE APPARATUS ACCESS ROADS:
FIRE APPARATUS (ENGINE) ACCESS ROADWAY SHALL BE PROVIDED
WITH A PAVED ALL-WEATHER SURFACE, MINIMUM 20'
UNOBSTRUCTED WIDTH, 13'-6" VERTICAL CLEARANCE, MAXIMUM
SLOPE OF 15%, AND TURNING RADIUS OF 50' OUTSIDE / 30' INSIDE.
INSTALLATIONS SHALL CONFORM TO CFC SEC. 503 AND FIRE
DEPARTMENT STANDARD DETAIL A1.1 & A1.2.
FIRE LANES REQUIRED:
ADD RED CURB HATCHING/NOTATION ALONG DESIGNATED FIRE
LANES. LABEL: “FIRE LANE – NO PARKING, RED CURB”. ADD
SYMBOLS/NOTES SHOWING FIRE LANE ACCESS SIGNS (TYPICAL
SPACING 50–100 FT, OR AS REQUIRED BY FIRE DEPT.) WITH
REFERENCE: “FIRE LANE SIGNAGE PER CA VEHICLE CODE.”
FIRE HYDRANTS:
NO NEW FIRE HYDRANTS ARE PROPOSED. EXISTING HYDRANTS, AS
APPROVED WITH THE LOTUS SHOWROOM SUBMITTAL DATED
06-30-2025, MEET THE REQUIRED COVERAGE AND REMAIN
UNCHANGED.
EMERGENCY/ACCESS GATES:
EXISTING EMERGENCY/ACCESS GATES COMPLY WITH FIRE
DEPARTMENT STANDARD DETAILS G-1 AND MAINTAIN THE
REQUIRED CLEAR WIDTH. NO CHANGES ARE PROPOSED.
ADDRESS IDENTIFICATION:
NO NEW BUILDINGS ARE PROPOSED. EXISTING ADDRESS NUMBERS
WILL BE VERIFIED TO MEET CFC SECTION 505.1 FOR VISIBILITY, SIZE,
CONTRAST, AND PLACEMENT.
WATER SUPPLY REQUIREMENTS:
COORDINATION WITH THE WATER PURVEYOR OF RECORD WILL BE
COMPLETED TO ENSURE POTABLE WATER IS PROTECTED FROM
CONTAMINATION BY FIRE PROTECTION SYSTEMS. DOCUMENTATION
WILL BE PROVIDED DURING THE BUILDING PERMIT PHASE.
FIRE DEPARTMENT CONNECTION (FDC):
NO NEW FDC IS PROPOSED. EXISTING FDCS, AS APPROVED WITH
THE LOTUS SHOWROOM SUBMITTAL DATED 06-30-2025, MEET SCCFD
SP-2 REQUIREMENTS, INCLUDING LOCATION, PROXIMITY TO
HYDRANTS AND MAIN PIV, COUPLING SIZE, ORIENTATION, AND
COLOR. EXISTING FDC LOCATIONS ARE SHOWN ON THE SITE PLAN.
REQUIRED FIRE FLOW:
EXISTING HYDRANTS MEET THE REQUIRED FIRE FLOW OF 4750 GPM
AT 20 PSI RESIDUAL PRESSURE, OR 3653 GPM AT 20 PSI RESIDUAL
FOR SPRINKLERED AREAS. HYDRANT NUMBER AND SPACING
COMPLY WITH CFC TABLE C102.1.
HAZARDOUS MATERIALS:
THE HAZARDOUS MATERIALS DISCLOSURE FORM HAS BEEN
COMPLETED, SIGNED, AND IS ATTACHED WITH THIS SUBMITTAL.
TENANT IMPROVEMENTS:
ANY FUTURE TENANT IMPROVEMENTS WILL UNDERGO A SEPARATE
PLAN REVIEW AND OBTAIN ALL REQUIRED APPROVALS PRIOR TO
COMMENCEMENT OF WORK.
PROPOSED VEHICULAR TRAVEL
AROUND THE SITE20'-0"KNOX BOX
PADLOCK20'-0"SETBACK20'-0"FIRE LANE20'-0"FIRE LANE25'-0"SETBACKKNOX BOX
PADLOCK
PROPOSED PARKING STALL
LAYOUT - 13 STALLS
EXISTING PARKING - 17 STALL
SALES INVENTORY
APPROVED
(B24-0849)
(E)
ALIGNMENT
RACK
(E)(E)(E)(E)
(E)(E)(E)(E)
(E)
(E)
SERVICE SHOP EAST
(11 LIFTS)
NOTE: THE LOTUS SHOWROOM AND EAST SERVICE
SHOP LAYOUT REPRESENTS THE LATEST
APPROVED PLAN UNDER PERMIT B24-0849. PLEASE
NOTE THAT CONSTRUCTION HAS NOT YET
COMMENCED.
3
7
°
(
T
YP
.
)30°TYP.(E) FDC
Page 119
EC GFDBA-1A
1.0
1.1
2.0
3.0
5.0
6.0
1.0
1.1
2.0
2.1
3.0
4.0
E.2E.1 F.1
22'-6"72'-10"27'-5"25'-7"21'-7"27'-5"25'-7"53'-0"53'-0"190'-9"
36'-10"
31'-4"
25'-0"20'-11"50'-9"9'-9"47'-6"
5'-6"4'-9"13'-3"7'-0"29'-7"17'-11"5'-9 1/2"5°5°G
30'-0"20'-0"6.1
7.0
4.9
50'-0"4'-0"H PNMLKJF.6
3'-8"
156'-0"
24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"12'-0"7'-4"22'-6"2"SLOPE 4%SLOPE 4%1/4 : 121/4 : 121/4 : 121/4 : 121/4 : 121/4 : 121/4 : 121/4 : 121/4 : 12SLOPE 2%Xref .\Plans\PSITE-P.dwg
A1.3
SCALE: 3/32"=1'-0"
EXISTING ROOF PLANTWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
www.twmarchitects.com 18-113.8
2025
TWM NO:
COPYRIGHT
620 BLOSSOM HILL ROAD, LOS GATOS, CA 95032
LOS GATOS LUXURY CARS ROLLS ROYCE SHOWROOM
DATE: 09/23/2025A.P.N. NO.: 529-016-041 PLANNING SUBMITTAL (3)N O R T H3/32" = 1'-0"
0 4 8 16 32
ASTON MARTIN
SHOWROOM
BENTLEY
SHOWROOM
SERVICE SHOP
WEST
SERVICE SHOP EAST
VEHICLE
DISPLAY
LAMBORGHINI
SHOWROOM
ROLLS
ROYCE
SHOWROOM
EXISTING CUSTOMER PARKING
SERVICE
ADVISORS
EXISTING DISPLAY PARKING
EXISTING CUSTOMER PARKING
LEGEND:
EXISTING SITE TO BE DEMOLISHED
(E) SHOP ROOF TO BE DEMOLISHED
FOR (N) SHOWROOM & SHOP
Page 120
EC GFDBA-1A
1.0
1.1
2.0
3.0
5.0
6.0
1.0
1.1
2.0
2.1
3.0
4.0
E.2E.1 F.1
22'-6"72'-10"27'-5"25'-7"21'-7"27'-5"25'-7"53'-0"53'-0"190'-9"
36'-10"
31'-4"
25'-0"20'-11"50'-9"9'-9"47'-6"
5'-6"4'-9"13'-3"7'-0"29'-7"17'-11"5'-9 1/2"5°5°G
30'-0"20'-0"6.1
7.0
4.9
50'-0"4'-0"H PNMLKJF.6
3'-8"
156'-0"
24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"12'-0"7'-4"22'-6"2"SLOPE 4%SLOPE 4%1/4 : 121/4 : 121/4 : 12
1/4 : 12
1/4 : 121/4 : 12SLOPE 2%UP 0.8' @ < 5% SLOPE = 16'-0" MIN.
SWITCHGEAR
TRANSFORMER
5 PLANTERS 818 S.F.
2 PLANTERS
173 S.F.
PLANTER
440 S.F.
VEHICLE DISPLAY
VEHICLE DISPLAY
VEHICLE DISPLAY+ 369.35'
+ 369.04'
+ 369'
+ 372.0'+ 371.12'
+ 370'
EXI
S
T
I
N
G
C
O
N
C
R
E
T
E
F
E
N
C
E
W
A
L
L
EVC
INSTALL KNOX
BOX PADLOCK
INSTALL KNOX
BOX PADLOCK
INSTALL KNOX
BOX PADLOCK
EMPLOYEE
+ 371.15'
INSTALL KNOX
BOX PADLOCK
INSTALL KNOX
BOX PADLOCK
N5
4
°
0
2
'
4
0
"
W
2
2
1
.
8
5
'
221'
-
9
1
/
2
"25'-0"SETBACK25'-0"SETBACK20'-0"FIRE LANESWITCHGEAR
TRANSFORMER
SERVICE
PARKING (8)
EVC
EV CHARGING
ONLY EV CHARGING
ONLY EV CHARGING
ONLYFH
EV CHARGING
ONLY
NO
PARKING
EVC
VAN
VAN
VEHICLE
DISPLAY
UP 0.8' @ <
2% SLOPE =
4'-0" MIN.EMPLOYEEEMPLOYEEEMPLOYEEEMPLOYEE24'-0"NO
PARKING
EV CHARGING
ONLY
EVC
EVC
VEHICLE
DISPLAY
VEHICLE
DISPLAY
+369.85'
+371.00'
+371.10'+371.10'
16
'
-
0
"11'-0"1/4 : 12
1/4 : 1216'-0" PARAPET16'-0" PARAPET18'-0" PARAPET18'-0" PARAPET18'-0" PARAPET
16'-9" PARAPETSLOPED FASCIA
15'-0" PARAPET
SLOPED PARAPET
15'-8" PARAPET1/4 : 12 1/4 : 121/4 : 12
1/4 : 12+14'-6"+15'-4"19'-9" RIDGERIDGE1/4 : 12
ROLLS ROYCE
892 S.F. ADDITION
A1.4
SCALE: 3/32"=1'-0"
PROPOSED ROOF PLANTWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
www.twmarchitects.com 18-113.8
2025
TWM NO:
COPYRIGHT
620 BLOSSOM HILL ROAD, LOS GATOS, CA 95032
LOS GATOS LUXURY CARS ROLLS ROYCE SHOWROOM
DATE: 09/23/2025A.P.N. NO.: 529-016-041 PLANNING SUBMITTAL (3)LOTUS SHOWROOMS
BENTLEY
SHOWROOM
SERVICE
ADVISORS
SERVICE SHOP
WEST
SERVICE SHOP
EAST
LAMBORGHINI
SHOWROOM
ROLLS
ROYCE
SHOWROOM
N O R T H3/32" = 1'-0"
0 4 8 16 32
6.1
7.0
4.9
4.0
LEGEND:
NEW SHOWROOM AREA
ASTON MARTIN
SHOWROOM
Page 121
892 S.F. SHOWROOM ADDITION
1.0
1.1
2.0
3.0 27'-5"25'-7"53'-0"5°FE
OIL + HAZMATEMPLOYEE
(E) DETAIL
A2.1
SCALE: 1/4"=1'-0"
EXISTING SHOWROOM DEMO PLANTWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
www.twmarchitects.com 18-113.8
2025
TWM NO:
COPYRIGHT
620 BLOSSOM HILL ROAD, LOS GATOS, CA 95032
LOS GATOS LUXURY CARS ROLLS ROYCE SHOWROOM
DATE: 09/23/2025A.P.N. NO.: 529-016-041 PLANNING SUBMITTAL (3)N O R T HDEMOLITION KEYNOTES
D1 - REMOVE (E) STOREFRONT
D2 - CURB CUTS FOR NEW VEHICLE ENTRY TO THE SHOWROOM
D3 - REMOVE EXTERIOR DOOR
D4 - REMOVE INTERIOR GLASS PARTITION EXTERIOR WALL
D5 - REMOVE FLOOR FINISH
D6 - REMOVE SITE FOR SHOWROOM ADDITION
D7 - REMOVE MILLWORK AND INTERIOR PARTITIONS
D8 - REMOVE STOREFRONT AND SILL
PLAN KEYNOTES
RELOCATE THE GAS METER PER PROPOSED FLOOR PLAN
(E) FIRE HYDRANT TO REMAIN
1
GENERAL NOTES
FIELD VERIFY ALL DIMENSIONS IN FIELD AT TIME OF DEMOLITION PRIOR
TO NEW CONSTRUCTION.
(NO WORK)
(E) PARTITION / WALL TO REMAIN
EXISTING ROLLS-ROYCE SHOWROOM REMODEL
(E) PARTITION TO BE REMOVED
xxxx DEMOLITION KEYNOTE
EXIT (E) EXIT SIGN
PLAN LEGEND
PLAN KEYNOTEX
892 S.F. RR SHOWROOM EXPANSION
145'-10"D1
D2
D2
11'-3"11'-3"D3
D4
D5
D6
D7
D7
EXITROLLS-ROYCE SHOWROOM
101
LAMBORGHINI SHOWROOM
L102
OFFICE
L105
OFFICE
102
(NO WORK)
(NO WORK)20'-5"43'-8"6'-4"
8'-6"8'-4"2
2
A A-1 B
D7
D4
16'-4"
SE
A3.1
WE
A3.1
NE
A3.1
Page 122
1.0
1.1
2.0
3.0 27'-5"25'-7"53'-0"5°FE
OIL + HAZMAT8'-2" CLR.EMPLOYEE
43'-8"20'-5"5'-7"
49'-3"
(N)
(N)
JJ+48
+48
+48
+48 +48 +48JJJ
J
A2.2
SCALE: 1/4"=1'-0"
PROPOSED SHOWROOM FLOOR PLANTWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
www.twmarchitects.com 18-113.8
2025
TWM NO:
COPYRIGHT
620 BLOSSOM HILL ROAD, LOS GATOS, CA 95032
LOS GATOS LUXURY CARS ROLLS ROYCE SHOWROOM
DATE: 09/23/2025A.P.N. NO.: 529-016-041 PLANNING SUBMITTAL (3)LS
A3.2
LE
A3.2
VEHICLE
ACCESS
VEHICLE
ACCESS
MAIN
ENTRANCE
A A-1 B
N O R T HSP
A3.1
WP
A3.1
NP
A3.1
FLOOR PLAN KEYNOTES
1 PANTHEON DOOR & SPIRIT OF ECSTASY; COORD. POWER FOR
LIGHTING FOR SOE ILLUMINATION & AUTOMATIC DOOR
SENSOR| RR-ES-005 + RR-ES-004
2a HORIZONTAL FACADE SIGN | REFER TO SITE PLAN & ELEVATION
2b VERT CAL FACADE SIGN | REFER TO SITE PLAN & ELEVATION
3 MOBILE RECEPTION DESK & CHAIR | RR-IB-001
4 BRAND WALL & ANGULAR CLADDING | RR-IB-002 + RR-IB-004
5 ENTRY MATTING
6 GALLERIA DIGITAL SCREEN W/ MIRRORED SURROUND
7a LUGGAGE DISPLAY | RR-IB-035, RR-IB-036, RR-IB-037
7b UMBRELLA STAND | RR-IB-041
8 OBJECT DISPLAY | RR-IB-038
9 GALLERIA DIGITAL POP-UP DISPLAY
10 SMALL SPEAKEASY W/ STOOLS | RR-IB-046 (OR RR-IB-042,
CHECK HANDEDNESS) + RR-LF-010
11 SPEAKEASY EBONY WALL CLADDING & FINS W/ BULKHEAD
CLADDING ABOVE | RR-IB-008 + RR-IB-007 + ACCESSORIES
12 SIR HENRY ROYCE QUOTE ABOVE ATELIER DOOR | RR-IS-002
13 REDUCED ATELIER: SAMPLE WALL BOBBIN DISPLAY WALL &
DIGITAL SCREEN WALL, LOCALITY WALL, & STARLIGHT
HEADLINER WALL | RR-IB-013, RR-IB-015, RR-IB-016, RR-IB-017,
RR-IB-020, RR-IB-053, RR-LF-011
14 ATELIER TABLE REDUCED LENGTH W/ CHAIRS | RR-IB-057 +
RR-LF-011
15 ATELIER DOORS W/ BULKHEAD CLADDING ABOVE DOOR &
FRAMELESS SWITCHABLE GLAZING | RR-IB-053 + RR-IB-007-B
16 SPEAKEASY BAR GLAZING WALL FIN WITH FRAMELESS
SWITCHABLE GLAZING BEHIND & BULKHEAD CLADDING
ABOVE GLAZING FINS | RR-IB-009 + RR-IB-007-C
17 GENERAL MANAGER'S DESK, CREDENZA, & CHAIRS | RR-IB-029
(CHECK HANDEDNESS), RR-IB-030, RR-IB-031, RR-IB-032,
RR-LF-001
18a GLAZED DOOR FINISHED W/ EBONY FIN HANDLE DETAIL |
RR-IB-051
18b GLAZED DOOR FINISHED W/ WHITE FIN HANDLE DETAIL |
RR-IB-072
19 GALLERIA KINETIC LIGHTING DISPLAY
20 GALLERIA LOUNGE SEATING AREA - SET 2 & 3-BAY CABINET OF
CURIOSITIES | RR-IB-005-A, RR-LF-002, RR-LF-004, RR-LF-014, RR
RR-LF-019
21 SPEAKEASY BAR MIRRORED WALL FIN W/ MIRROR BEHIND &
BULKHEAD CLADDING ABOVE MIRRORED FINS | RR-IB-008 +
RR-IB-007 + ACCESSORIES
22 SPEAKEASY WALL EBONY VENEER FINISH ON SOLID DOOR W/
FIN HANDLE DETAIL | RR-IB-052
23 WHITE SOE GRAPHIC VINYL ON GLASS
24 3-BAY CABINET OF CURIOSITIES | RR-IB-005-A
25 BLACK BADGE SHOWROOM STORAGE; COORD. INTEGRATED
LIGHTING & SPOT LIGHTING REQUIRED | RR-IB-44
26 IMITATION BLACK BADGE SHOWROOM STORAGE; COORD.
INTEGRATED LIGHTING & SPOT LIGHTING REQUIRED|RR-IB-49
27 SCENT DIFFUSER IN HEADER ABOVE CABINET OF CURIOSITIES;
COORD. HEADER HEIGHT, ACCESS IN HEADER, & POWER,
FOR SCENT DIFFUSER W/ MILLWORK VENDOR
28 SCENT DIFFUSER IN ATELIER; COORD. ACCESS & POWER FOR
SCENT DIFFUSER W/ MILLWORK VENDOR
29 RECESSED GOBO PROJECTOR IN CEILING FOR BLACK BADGE
INFINITY PROJECTION ON FLOOR
30 GM OFFICE WALL TV PANEL & LOUNGE SEATING W/ OCCHIO
MITO SOSPESO 40 VAR UP CENTERED OVER TABLE OF
SEATING GROUP | RR-IB-033, RR-IB-015, RR-LF-008, RR-LF-009
31 WINDOW PROJECTION SYSTEM ON GLASS; COORD. PRECISE
LOCATION & HEIGHT W/ VENDOR
33 SPEAKEASY LOUNGE SEATING AREA - SET 5 | RR-LF-005,
RR-LF-006, RR-LF-017, RR-LF-024
35 HEATED SIDEWALK TO BE INSTALLED IN FRONT OF PANTHEON
DOOR TO PROTECT FINISH FROM DEICING SALTS; COORD.
POWER INFRASTRUCTURE AS NEEDED
R5
23
3
(NO WORK)
ROLLS-ROYCE SHOWROOM
101
LAMBORGHINI SHOWROOM
L102
OFFICE
L105
GM OFFICE
102
(NO WORK)
BAR
104ATELIER
105
HALLWAY
103
R6
EXISTING EXTERIOR OR INTERIOR FRAMED
WALL OR TO REMAIN
NEW INTERIOR PARTITION OR FURRING
POWER + DATA FLOOR BOX
SHOWROOM EXPANSION 892 S.F.
(N) FIRE EXTINGUISHER CABINET
FE
T.E.S.TACTILE EXIT SIGN - "EXIT", SEE 8/A5.1
ROOM NAME
ROOM NUMBER
ILLUMINATED OVERHEAD EXIT SIGN - S.E.D.EXIT
25' SET BACK
LINE
LINE OF ROOF R1
R2
EXITROOM
X RECEPTIONBRAND WALLLOUNGE
DISPLAY
R3
R3
1
R4
EQ13'-8"EQ45'-8" (V.I.F.)(E) PLANTED AREA
(NO WORK)
FLOOR PLAN LEGEND:
5
3
4
9
24
20
27
19
29
26
8
6
6
29
7a
31
16
18a
18b
30
17
11
7b
11
11
16
16
12
15
18a
10
21
14
13
282b
2a
2a
KEYNOTES
FROST EXISTING GLASS CAR ACCESS DOOR PANELS
(N) STOREFRONT - WINDOW PROJECTION
(N) STOREFRONT
(E) STOREFRONT TO REMAIN
PURPLE SCE ABSTRACT VINYL GRAPHICS ON WALLS
PINNACLE BOOK
R1
R2
R3
R4
R5
R6
Page 123
RR
BENTLEY SHOWROOM
FLOOR
EL. 372.00
T.O. (E) PARAPET
+/-18'-0"
T.O. (E) PARAPET
+/-13'-10"
BENTLEY SHOWROOM
FLOOR
EL. 372.00
T.O. (E) PARAPET
+/-18'-0"18'-4"18'-0"18'-0"4'-2"13'-10"19'-3 1/4"19'-0"BENTLEY
E CFD B A-1 AE.2 E.1F.1GHJKLMNPF.6
BENTLEY SHOWROOM
FLOOR
EL. 372.00
T.O. (E) PARAPET
+/-18'-0"18'-0"T.O. (N) PARAPET
+18'-0"
T.O. (E) PARAPET
+/-13'-10"
BENTLEY SHOWROOM
FLOOR
EL. 372.00
ASTON MARTIN SERVICE
SERVICE
BENTLEY
SERVICE
LOTUS
15'-6 1/4" (GRADE)13'-10"Rolls-Royce Motor Cars Los GatosRR
ROYCE
RR
ROLLS
C01
P01 P03
PROPOSED MATERIALS + COLORS LEGEND
E01
(N) CEMENT PLASTER SMOOTHCOAT TEXTURE, COLOR (WHITE) TO
MATCH EXISTING ASTON-MARTIN (V.I.F.).P01
P03
P02 (N) ACM - ALCUCOBOND - ROLLS-ROYCE PURPLE SPIRIT
RAL 320 20 15 SEMI GLOSS POWDER COATED
E01 P02
(E) SURECLAD PORCELAIN STONE MODULAR WALL TILE 24X48" PEZZI
P201 NAT01 (ON METAL COMPRESSION HANGERS)
(N) ACM - ALCUCOBOND METALIC SILVER = RRMC STEEL
COLOR
(N) PANTHEON DOOR - MIRROR POLISHED STAINLESS STEEL
DOOR FRAME AT BOTTOMP04
(N) PAINT AT EXISTING CEMENT PLASTER, COLOR TO MATCH
P01P05
E CFD B A-1E.2 E.1F.1GHJKLMNPF.6 A
BENTLEY
BENTLEY SHOWROOM
FLOOR
EL. 372.00
T.O. (E) PARAPET
+/-18'-0"18'-0"T.O. (N) PARAPET
+18'-0"
T.O. (E) PARAPET
+/-13'-10"
BENTLEY SHOWROOM
FLOOR
EL. 372.00
ASTON MARTIN SERVICE
SERVICE
BENTLEY
SERVICE
LOTUS
15'-6 1/4" (GRADE)13'-10"RR
RR ROLLS-ROYCE
0OTORS CARS
LOS GATOS
P02
OWNERSHIP SERVICES4'-0 7/8"3'-10"1'-11"2 11/16"P03 P03
4.03.02.12.0 6.05.04.9
BENTLEY SHOWROOM
FLOOR
EL. 372.00
T.O. (E) PARAPET
+/-18'-0"
T.O. (E) PARAPET
+/-13'-10"
BENTLEY SHOWROOM
FLOOR
EL. 372.00
T.O. (E) PARAPET
+/-18'-0"18'-4"18'-0"18'-0"4'-2"13'-10"19'-3 1/4"19'-0"20'-5" ADDITION
P03
P04
1.0
RR ROLLS-ROYCE
0OTORS CARS
LOS GATOSRRROLLS-ROYCE
0OTORS CARS
LOS GATOS
P02
RR
ROLLS-ROYCE
0OTORS CARS
LOS GATOS
P02
P03
C DBA-1A
(E) PAINTED CORRUGATED
METAL SIDING
(E) SERVICE SHOP 71'-0 3/4"(E) DETAILING AREA 32'-0" BEHIND
19'-9 1/4"43'-8" ADDITION
P01
5'-7"
P05
C DBA-1
S05
A
(E) PAINTED CORRUGATED
METAL SIDING
(E) SERVICE SHOP 71'-0 3/4"(E) DETAILING AREA 32'-0"19'-9 1/4"A3.1
SCALE: 3/32"=1'-0"
ELEVATIONSTWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
www.twmarchitects.com 18-113.8
2025
TWM NO:
COPYRIGHT
620 BLOSSOM HILL ROAD, LOS GATOS, CA 95032
LOS GATOS LUXURY CARS ROLLS ROYCE SHOWROOM
DATE: 09/23/2025A.P.N. NO.: 529-016-041 PLANNING SUBMITTAL (3)3/32" = 1'-0"
0 4 8 16 32
EP - PROPOSED EAST ELEVATION
NE - EXISTING NORTH ELEVATION
EE - EXISTING EAST ELEVATION
NP - PROPOSED NORTH ELEVATION
SP - PROPOSED PARTIAL SOUTH ELEVATION
SE - EXISTING PARTIAL SOUTH ELEVATION
REMOVE
STOREFRONT
AND SILL
REMOVE
STOREFRONT
(N) STOREFRONT
TO MATCH (E)
SHOWROOM EXPANSION SHOWROOM EXPANSION
(E) STOREFRONT TO REMAIN(N)
STOREFRONT
TO MATCH (E)
(N) RR SERVICE
SIGN - SEE A4.1
(N) STOREFRONT
TO MATCH (E)
Page 124
C B A-1 A
RR SHOWROOM FLOOR
EL. 372.00
T.O. (E) PARAPET
+/-18'-0"18'-0"LAMBORGHINI SHOWROOM
102
+11'-0"11'-9 3/4"9'-10 1/4"PROPOSED MATERIALS + COLORS LEGEND
ALL TO MATCH EXISTING - SEE A3.1 + A3.2 FOR LOCATIONS
C03 CEMENT PLASTER SMOOTHCOAT TEXTURE, NATIVE BROWN
COLOR TO MATCH C01 EXISTING TILE (V.I.F.).
BRAKE-FORMED METAL PANELING (ACM), POWDER &
CLEAR COATED, ALUCOBOND 326 (BLACK)S01
S08
P04 PIGMENTED ONE-COAT FIBER REINFORCED STUCCO, HIGH
BUILD, OVER CONCRETE BLOCK, KM-5729-2 FOOTHILL
DRIVE OR EQUAL
S07 CLEAR LOW-E GLAZING, DARK BRONZE ANODIZED FINISH
(AB-7) SASH AND BLACK SEALANT BUTT JOINTS
PAINTED COLD-FORMED STEEL, EXTERIOR GRADE LATEX
PAINT, KM-5729-2 FOOTHILL DRIVE OR EQUAL
C03
P03
4.03.02.12.01.0
T.O. (E) PARAPET
+/-18'-0"18'-4"18'-0"20'-5" ADDITION
101
+12'-0"
RR SHOWROOM FLOOR
EL. 372.00
A3.2
SCALE: 1/4"=1'-0"
PROPOSED SECTIONTWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
www.twmarchitects.com 18-113.8
2025
TWM NO:
COPYRIGHT
620 BLOSSOM HILL ROAD, LOS GATOS, CA 95032
LOS GATOS LUXURY CARS ROLLS ROYCE SHOWROOM
DATE: 09/23/2025A.P.N. NO.: 529-016-041 PLANNING SUBMITTAL (3) LS - SHOWROOM SECTION - LOOKING SOUTH
1/4" = 1'-0"
0 1 2 4 8
LE - SHOWROOM SECTION - LOOKING EAST
Page 125
BENTLEY
18'-0"ASTON MARTIN SERVICE
SERVICE
BENTLEY
SERVICE
LOTUS
15'-6 1/4" (GRADE)13'-10"RR
RR ROLLS-ROYCE
0OTORS CARS
LOS GATOS
OWNERSHIP SERVICES4'-0 7/8"3'-10"1'-11"2 11/16"ASTON MARTIN SERVICE
SERVICE
BENTLEY
SERVICE
LOTUS
15'-6 1/4" (GRADE)13'-10"18'-0"4'-2"13'-10"2'-0"
RR
BENTLEYSERVICE
1'-6"18'-0"18'-0"4'-2"13'-10"27'-5"25'-7"5°JJFE (N)EC GFDBA-1A
1.0
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2.0
3.0
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6.0
1.0
1.1
2.0
2.1
3.0
4.0
E.2E.1 F.1
22'-6"72'-10"27'-5"25'-7"21'-7"27'-5"25'-7"53'-0"53'-0"190'-9"
36'-10"
31'-4"
25'-0"20'-11"50'-9"9'-9"47'-6"
5'-6"4'-9"13'-3"7'-0"29'-7"17'-11"5'-9 1/2"5°5°G
30'-0"20'-0"6.1
7.0
4.9
50'-0"4'-0"H PNMLKJF.6
3'-8"
156'-0"
24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"12'-0"7'-4"22'-6"2"+ 370.55'
11'-4"SLOPE <5%
+371.11'
(N) FE 14'-0" EGRESS RAMP(N) FE
(N) FE
(N) FE
2 PLANTERS
(N) 346 S.F.
SECONDARY WASTEHOLDING AREA
4'-0"5'-0" CLR.2'-0"CLR.
+371.11'
+371.05'
+369.85'
+371.11'
+371.11'+371.11'
DN
+371.15'+371.15'+371.15'5'-0" CLR.+369.90'32'-8"(N) FE 15'-2" EGRESS RAMP(N) FE
(N) FE
2 PLANTERS
(N) 346 S.F.
SECONDARY WASTEHOLDING AREA
4'-0"5'-0" CLR.2'-0"CLR.
+369.85'
+371.11'
+371.11'+371.11'
DN
+371.15'+371.15'5'-0" CLR.+369.90'
(10 LIFTS)
DETAIL
EMPLOYEEAREA
UNISEX
ELEC.CLOS.123
FE (E) FE
(E) FE
SERVICE ADVISOR
ASTON MARTIN SHOWROOM
130
+ 14"+ 14"
+ 369.35'
+ 369.85'+ 369.77'
PLANTER2178 S.F.
5 PLANTERS 818 S.F.
VEHICLE DISPLAY
VEHICLE DISPLAY
133
EQPT.OIL + HAZMATSTORAGESERVICE SHOPWEST
OUTDOOR SERVICE
EXISTI
N
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C
O
N
C
R
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T
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F
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W
A
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DETAIL
SECONDARY WASTEHOLDING AREA
EMPLOYEE
(N)
(N)
JJ+48
+48
+48
+48 +48 +48JJJ
J18'-4"18'-0"18'-0"4'-2"13'-10"19'-3 1/4"19'-0"20'-5" ADDITION
RR ROLLS-ROYCE
0OTORS CARS
LOS GATOSRRROLLS-ROYCE
0OTORS CARS
LOS GATOS RR
ROLLS-ROYCE0OTORS CARS
LOS GATOS
RR
ROLLS-ROYCE0OTORS CARS
LOS GATOS3'-10"2'-5"
4'-2 3/4"6'-5 1/2"3/32" = 1'-0"
0 4 8 16 32
NORTH STREET ELEVATION
EAST ELEVATION
NORTH INTERNAL ELEVATION
WEST ELEVATION
SIGNAGE SITE PLAN 1/32"=1'-0"
BUILDING ELEVATIONS
14
1 3 4
8
13
5
6
7
ROLLS ROYCE
SHOWROOM
LAMBORGHINI
SHOWROOM BENTLEY
SHOWROOM
SERVICE SHOP
WEST
SERVICE ENTRY
ASTON MARTIN
SHOWROOM
LOTUS
SHOWROOM
SERVICE SHOP EAST
N O R T H14
1
3
410
8
1
7
6
STREET FRONTAGE = 454'-4"
TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
www.twmarchitects.com 18-113.8
2025
TWM NO:
COPYRIGHT
620 BLOSSOM HILL ROAD, LOS GATOS, CA 95032
LOS GATOS LUXURY CARS ROLLS ROYCE SHOWROOM
DATE: 09/23/2025A.P.N. NO.: 529-016-041 PLANNING SUBMITTAL (3)13
EXISTINGEXISTING EXISTING
EXISTING
NEW
NEW
EXISTING
EXISTING
NEW
EXISTING
EXISTING
EXISTING
EXISTING
EXISTINGEXISTINGNEW
NEW
9
EXISTING
10
EXISTING
11
NEW
12
EXISTING
9
EXISTING
10
EXISTING
1112
EXISTING
9
EXISTING
10
EXISTING
11
NEW
12
EXISTING
SIGNAGE NOTE:
ALL NEW SIGNAGE FOR REFERENCE ONLY -
APPROVAL REQUIRES A SEPARATE SIGN
PERMIT APPLICATION AFTER THE BUILDING
ENTITLEMENT APPROVAL
A4.1
SCALE: AS NOTED
SIGNAGE PROGRAM
NEW
NEW
R.R.ENTRY
R.S.MONUMENT
2
NEW
2
NEW
15NEW
17NEW 16
15
NEW
17
16
NEW
18
NEW
(2 SIDES)
18
NEW
(2 SIDES)
18
(SEE SIGNAGE NOTE)
NEW
Page 126
UP 0.8' @ < 5%
SLOPE = 16'-0"
UP 0.8' @ < 2%
SLOPE = 4'-0"
SERVICE SHOP
WESTDETAIL
ELEC.
CLOS.
123
FE (E) FE
(E) FE
SERVICE ADVISOR
ASTON MARTIN SHOWROOM
SWITCHGEAR
TRANSFORMER
N5
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SWITCHGEAR
TRANSFORMER
OIL + HAZMATSTORAGEEXISTING
PLANTER
2178 S.F.
PLANTER
2351 S.F.
PLANTER 292 S.F.
2 PLANTERS
173 S.F.
PLANTER
440 S.F.
VEHICLE DISPLAY
VEHICLE DISPLAY
VEHICLE DISPLAY
PARTS + EQPT.
EX. FF 372.15DDCV & FDCEMPLOYEE
AREA
UNISEX
(E) FE
+ 369.77'
EQPT.
+ 370.55'
TOP OF FINISH SURFACE
11'-4"
SLOPE < 5%
(E) FE 15'-2" EGRESS RAMP(N) FE
(N) FE
2 PLANTERS
(N) 346 S.F.SLOPE < 8.33%FF 371.15
48"MIN48"MIN371.11
FF 371.15
371.11 371.11
NEW
ROOF
DRAIN
EX. FF 371.9
NEW PYLON
SIGN
REMODEL
EXISTING SHOWROOM
FF 372.0
SHOWROOM
EXPANSION
892 S.F.
FF 372.0
30o
(TYPICAL)
37o
(TYPICAL)
FIRE ACCESS TURNING RADIUS 30' INSIDE 50' OUTSIDE
9/23/2025
Page 127
Page 128
From: Ajay Dhillon
Sent: Sunday, November 30, 2025 1:56 PM
To: Planning <Planning@losgatosca.gov>
Subject: Ref Application S-25-026 APN 529-16-041
[EXTERNAL SENDER]
Hello
I received notification regarding the above application. I own a condo at
Los Gatos Ca 95032 which has a common fence with this property which is a
dealership.
I could not find details of the project as the link mentioned does not work. However I want
to bring it to your notice that presently the dealership has a car washing facility where they
hand wash cars constantly which creates lots of noise the whole day. Please ask the
applicant to consider mitigating the noise . Options can be to relocate the washing place
away from the fence and/or putting a sound proof enclosure so the noise is inside and not
out in the open area.
I would appreciate more details on the project.
Thanks
Adonis Investment Roberts LLC
Ajay Dhillon
EXHIBIT 8Page 129
This Page
Intentionally
Left Blank
Page 130
PREPARED BY: Sean Mullin, AICP
Planning Manager
Reviewed by: Community Development Director and Town Attorney
110 E. Main Street Los Gatos, CA 95030 ● 406-354-6832
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 12/10/2025
ITEM NO: 6
DATE: December 5, 2025
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Consider a Request for Approval for a Zone Change from C-2:LHP (Central
Business District with a Landmark and Historic Preservation Overlay) to
R-1D:LHP (Single-Family Residential Downtown with a Landmark and Historic
Preservation Overlay) and a General Plan Amendment to Change the Land
Use Designation from Central Business District to Medium Density
Residential, for Property Located at 4 Tait Avenue. APN: 510-44-054.
Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15061
(b)(3). Zone Change Application Z-25-002 and General Plan Amendment
Application GP-25-002. Property Owner/Applicant: Town of Los Gatos.
Project Planner: Sean Mullin.
RECOMMENDATION:
Consider a request for approval for a zone change from C-2:LHP (Central Business District with a
Landmark and Historic Preservation Overlay) to R-1D:LHP (Single-Family Residential Downtown
with a Landmark and Historic Preservation Overlay) and a General Plan Amendment to change
the Land Use Designation from Central Business District to Medium Density Residential, for
property located at 4 Tait Avenue.
PROJECT DATA:
General Plan Designation: Central Business District
Zoning Designation: C-2:LHP (Central Business District with a Landmark and
Historic Preservation Overlay)
Applicable Plans & Standards: General Plan, Town Code
Parcel Size: 0.27 Acres
Page 131
PAGE 2 OF 7
SUBJECT: 4 Tait Avenue/Z-25-002 and GP-25-002
DATE: December 5, 2025
CEQA:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act, Section 15061 (b)(3), in that it can be seen with
certainty that there is no possibility that the proposed amendments to the Town Code and
General Plan will have a significant effect on the environment, because the project does not
include any modification that would affect the historic significance of the building.
FINDINGS:
As required, pursuant to the adopted Guidelines for the Implementation of the California
Environmental Quality Act, there is no possibility that this project will have a significant
impact on the environment; therefore, the project is not subject to the California
Environmental Quality Act, Section 15061 (b)(3).
As required by the General Plan, the proposed zone change is consistent with the General
Plan and its Elements in that the proposed zoning is consistent with the proposed General
Plan designation.
As required by the General Plan, the General Plan amendment is internally consistent with
the existing goals and policies of the General Plan and its corresponding elements.
ACTION:
The Planning Commission will provide a recommendation to the Town Council who will render
the final decision on the proposal.
BACKGROUND:
The subject parcel is owned by the Town and located at the northeast corner of Tait Avenue
and West Main Street in the Broadway Historic District (Exhibit 1). The property is developed
with an approximately 2,525-square foot primary building and an ancillary outbuilding originally
constructed as a fire station and later used as a museum. The museum use was discontinued
several years ago. The primary building and outbuilding are currently unoccupied.
Surrounding Area
Existing Land Use General Plan Zoning
North Residential Medium Density Residential R-1D
East Commercial Medium Density Residential and
Central Business District
R-1D and C-2
South Residential Medium Density Residential R-1D:LHP
West Residential Medium Density Residential R-1D
Page 132
PAGE 3 OF 7
SUBJECT: 4 Tait Avenue/Z-25-002 and GP-25-002
DATE: December 5, 2025
On August 4, 2020, the Town Council authorized the Town Manager to execute a long-term
lease agreement with Tait Firehouse LLC for the subject property. The agreement allowed the
property to remain in Town control, maintained the historic value of the property, required no
monetary resources from the Town, and provided a potential annual revenue stream to the
Town.
On April 20, 2021, the Town Council introduced an ordinance to rezone the property from
R-1D:LHP (Single-Family Residential Downtown with a Landmark and Historic Preservation
Overlay) to C-2:LHP (Central Business District with a Landmark and Historic Preservation
Overlay) and adopted a resolution approving a General Plan amendment to change the land use
designation from Medium Density Residential to Central Business District (Exhibits 2 and 3).
These changes were requested by the applicant at the time to allow the tenants of the building
to lease the existing building for commercial uses. To date, a viable commercial tenant for the
space has not been secured and the property remains unoccupied.
On January 21, 2025, the Council adopted a resolution declaring the property to be exempt
surplus land pursuant to the Surplus Land Act [Government Code Section 54221(f)(1)(B)] and
authorizing the Town Manager to pursue disposal of the property (Exhibit 4).
On October, 7, 2025, the Council approved an agreement for brokerage services for the
disposition of the property.
Given the challenges experienced in trying to secure a viable commercial tenant for the
property, the Town now seeks to return to the residential designation of the property by
changing the zoning from C-2:LHP to R-1D:LHP, and a General Plan amendment to change the
Land Use designation from Central Business District to Medium Density Residential.
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The subject parcel is located at the northeast corner of Tait Avenue and West Main Street in
the Broadway Historic District (Exhibit 1). The property is developed with an approximately
2,525-square foot primary building, constructed in 1927, originally built as a fire station and
later used as a museum. An accessory building is located in the northeast corner of the
property. The museum use was discontinued several years ago. The primary building and
accessory building are currently unoccupied.
The subject parcel is surrounded by parcels with a Medium Density Residential General Plan
Land Use designation and R-1D:LHP zoning designation to the north, south, and west
(Exhibit 1). The parcel to the east has a Central Business District Land Use designation and
C-2 zoning designation.
Page 133
PAGE 4 OF 7
SUBJECT: 4 Tait Avenue/Z-25-002 and GP-25-002
DATE: December 5, 2025
B. Project Summary
The Town seeks to return to the residential designation of the property by changing the
zoning from C-2:LHP to R-1D:LHP and a General Plan amendment to change the Land Use
designation from Central Business District to Medium Density Residential.
DISCUSSION:
A. Zoning
The Town is proposing a zone change from C-2:LHP (Central Business District with a
Landmark and Historic Preservation Overlay) to R-1D:LHP (Single-Family Residential
Downtown with a Landmark and Historic Preservation Overlay). The proposed zoning would
be consistent with the General Plan Land Use designation if the proposed General Plan
amendment is approved. Permitted uses in the R-1D or multiple-family residential
downtown zone include single- and two-family dwellings provided that there is not more
than one principal residential structure on a lot, family daycare homes, and small-family
residential care facilities. The subject parcel is bound by parcels with a R-1D zoning
designation to the north and west (Exhibit 1). The parcel south has a R-1D:LHP zoning
designation and the parcel to the east has a C-2 zoning designation
The proposed zone change would not affect the existing Landmark and Historic Preservation
Overlay (LHP).
B. General Plan Land Use Designations
The Town is proposing a General Plan amendment to change the Land Use designation from
Central Business District to Medium Density Residential. The Medium Density Residential
designation (5 -12 dwelling units per acre) would be consistent with the proposed R-1D
zoning and provides for multiple-family residential, duplex, and/or small single-family
homes.
The subject parcel is bound by parcels with a Medium Density Residential designation to the
north, south, and west. The parcel to the east has a Central Business District General Plan
Land Use designation.
C. General Plan Goals/Policies/Strategies
Applicable General Plan goals and policies that should be used to evaluate the proposed
General Plan amendment and zone change applications for this site include, but are not
limited to:
Page 134
PAGE 5 OF 7
SUBJECT: 4 Tait Avenue/Z-25-002 and GP-25-002
DATE: December 5, 2025
Land Use Goals
LU-1 To preserve, promote, and protect the existing small-town character and
quality of life within Los Gatos.
LU-6 To preserve and enhance the existing character and sense of place in
residential neighborhoods.
Land Use Policies
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.
LU-6.1 Protect existing residential areas from the impacts of nonresidential
development.
LU-6.3 Protect existing residential areas from adjacent nonresidential uses by
assuring that buffers are developed and maintained.
LU-6.4 Prohibit uses that may lead to the deterioration of residential neighborhoods,
or adversely impact the public safety or the residential character of a
residential neighborhood.
LU-6.5 The type, density, and intensity of new land use shall be consistent with that
of the immediate neighborhood.
Community Design Goals
CD-6 To promote and protect the physical and other distinctive qualities of
residential neighborhoods.
CD-10 To maintain the historic character of the Downtown.
CD-12 To preserve significant historic and architectural features within the Town.
CD-13 To support and encourage thoughtful rehabilitation or reuse of historic
structures.
Community Design Policies
CD-6.1 Reduce the visual impact of new construction and/or remodels on the Town
and its neighborhoods.
CD-10.1 Encourage the preservation, restoration, rehabilitation, reuse, and
maintenance of existing buildings Downtown.
CD-12.1 Avoid demolishing historic buildings, unless the Planning Commission finds,
based on substantial evidence, that there is no feasible means to ensure the
preservation of the structure.
CD-12.2 Encourage the preservation, maintenance, and adaptive reuse of existing
residential, commercial, or public buildings.
Page 135
PAGE 6 OF 7
SUBJECT: 4 Tait Avenue/Z-25-002 and GP-25-002
DATE: December 5, 2025
PUBLIC COMMENTS:
A project identification sign was installed on site consistent with Town policy and written notice
was sent to property owners and occupants within 300 feet of the property. At the time of this
report’s preparation, the Town has not received any public comment.
ENVIRONMENTAL REVIEW:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act, Section 15061 (b)(3), in that it can be seen with
certainty that there is no possibility that the proposed amendments to the Town Code and
General Plan will have a significant effect on the environment, because the project does not
include any modification that would affect the historical significance of the building.
CONCLUSION:
A. Summary
The Town seeks to return to the residential designation of the property by changing the
zoning from C-2:LHP to R-1D:LHP and a General Plan Amendment to change the Land Use
designation from Central Business District to Medium Density Residential. The proposed
zone change and General Plan amendment would be consistent with the existing pattern of
zones and land uses adjacent to downtown (Exhibit 1). Additionally, reuse of the existing
historic structure is supported by the General Plan goals and policies.
B. Recommendation
Based on the analysis above, staff recommends that the Planning Commission consider the
existing and proposed zoning and General Plan Land Use designation and forward a
recommendation for approval of the amendments to the Town Council. If the Planning
Commission finds merit with the proposed amendments, it should:
1. Make the required finding that there is no possibility that this project will have a
significant impact on the environment; therefore, the project is not subject to the
California Environmental Quality Act, Section 15061 (b)(3) (Exhibit 2);
2. Make the required finding that the proposed zone change is consistent with the General
Plan and its Elements in that the proposed zoning is consistent with the proposed
General Plan Land Use designation (Exhibit 2);
3. Make the required finding that the General Plan amendment is internally consistent
with the existing goals and policies of the General Plan and its Elements (Exhibit 2); and
4. Forward a recommendation of approval of Zone Change Application Z-25-002 General
Plan Amendment Application GP-25-002 and to the Town Council.
Page 136
PAGE 7 OF 7
SUBJECT: 4 Tait Avenue/Z-25-002 and GP-25-002
DATE: December 5, 2025
C. Alternatives
Alternatively, the Planning Commission can:
1. Continue the matter to a date certain with specific direction;
2. Provide a recommendation for approval with modifications to the Town Council; or
3. Provide a recommendation for denial to the Town Council providing findings for denial.
EXHIBITS:
1. Location Maps (showing existing and proposed General Plan Land Use designations and
Zoning)
2. Ordinance 2317
3. Resolution 2021-009
4. Resolution 2025-002
5. Draft Required Findings
6. Draft Ordinance for the Zone Change, with Exhibit A
7. Draft Resolution for the General Plan Amendment, with Exhibit A
8. Property Plans
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ORDINANCE 2317
AN ORDINANCE OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS
AMENDING THE ZONING CODE
FROM R-1D:LHP (SINGLE-FAMILY RESIDENTIAL DOWNTOWN WITH A LANDMARK
AND HISTORIC PROPERTY OVERLAY)
TO C-2:LHP (CENTRAL BUSINESS DISTRICT WITH A LANDMARK AND HISTORIC
PROPERTY OVERLAY)
FOR A PROPERTY LOCATED AT 4 TAIT AVENUE
NOW, THEREFORE, THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DO
HEREBY ORDAIN AS FOLLOWS:
SECTION 1
The Town Code of the Town of Los Gatos is hereby amended to change the zoning of the
property at 4 Tait Avenue (Santa Clara County Assessor Parcel Number 510-44-054) as shown
on the map attached hereto as Exhibit A, and is part of this Ordinance, from R-1D:LHP (Single -
Family Residential Downtown with a Landmark and Historic Property Overlay) to C-2:LHP
Central Business District with a Landmark and Historic Property Overlay).
SECTION II
This Ordinance was introduced at a regular meeting of the Town Council of the Town of Los
Gatos on the 20th day of April 2021, and adopted by the following vote as an ordinance of the
Town of Los Gatos at a regular meeting of the Town Council of the Town of Los Gatos on the
4th day of May 2021. This ordinance takes effect 30 days after it is adopted. In lieu of
publication of the full text of the ordinance within fifteen (15) days after its passage a summary
of the ordinance may be published at least five (5) days prior to and fifteen (15) days after
adoption by the Town Council and a certified copy shall be posted in the office of the Town
Clerk, pursuant to GC 36933(c)(1).
COUNCIL MEMBERS:
AYES: Mary Badame, Matthew Hudes, Rob Rennie, Mayor Marico Sayoc
NAYS: None
ABSENT: None
ABSTAIN: Maria Ristow
SIGNED:
y);62_
MAYOR OF T}IE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
DATE:
ATTEST:
TOWN CLER OF HE TOWN OF LOS GATOS
LOS GATOS CALIFORNIA
DATE:_
1 of 1
Ordinance 2317 May 4, 2021
EXHIBIT 2Page 143
C
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4_Tait Avenue
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I TOWN OF LOS GATOS I
Application No. Z-20-002 A.P.N. #510-44-054 "
Change of the zoning map amending the Town Zoning Ordinance.
Zone Change From: R-1D:LHP To: C-2:LHP
Forwarded by Planning Commission Date:
Approved by Town Council Date: Ord:
Clerk Administrator Mayor
EXHIBIT A
Page 144
RESOLUTION 2021-009
RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS
AMENDING THE GENERAL PLAN LAND USE DESIGNATION FROM MEDIUM DENSITY
RESIDENTIAL TO CENTRAL BUSINESS DISTRICT FOR A PROPERTY AT 4 TAIT AVENUE
WHEREAS, the applicant requests approval to change the General Plan Land Use
designation from Medium Density Residential to Central Business District on property located
at 4 Tait Avenue (Santa Clara County Assessor Parcel Number 510-44-054); and
WHEREAS, the General Plan Committee at its meeting of January 13, 2021,
recommended that the General Plan Land Use designation be changed from Medium Density
Residential to Central Business District as that designation is consistent with the Land Use
designations of neighboring properties and consistent with the proposed use of the property;
and
WHEREAS, the Planning Commission recommended approval of the General Plan
amendment at its regularly noticed public hearing on February 24, 2021; and
WHEREAS, this matter was regularly noticed in conformance with State and Town law
and came before the Town Council for public hearing on April 20, 2021; and
WHEREAS, the Town Council accepted the report of the Planning Commission's
recommendation of approval for the proposed General Plan amendment; and
WHEREAS, the Town Council finds as follows:
A. The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15061(b)(3), in
that it can be seen with certainty that there is no possibility that the proposed
amendments to the General Plan and Town Code will have a significant effect on the
environment, because the project does not include any modification that would
affect the historical significance of the building; and
B. The General Plan amendment is internally consistent with the existing goals and
policies of the General Plan and its corresponding Elements; and
C. That all proceedings have been conducted in compliance with the provisions of
Government Code Section 65350 et seq.; and
WHEREAS, the Town Council considered all facts and information related to a request to
change the General Plan Land Use designation for the property at 4 Tait Avenue from Medium
Density Residential to Central Business District as shown on Exhibit A.
NOW, THEREFORE, BE IT RESOLVED, that the Town Council hereby changes the General
Plan Land Use designation for property at 4 Tait Avenue as shown on Exhibit A, from Medium
Density Residential to Central Business District.
1 of 2
Resolution 2021-009 April 20, 2021
EXHIBIT 3Page 145
PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los
Gatos, California, held on the 20th day of April, 2021, by the following vote:
COUNCIL MEMBERS:
AYES: Mary Badame, Matthew Hudes, Rob Rennie, Mayor Marico Sayoc
NAYS: None
ABSENT: None
RECUSED: Maria Ristow
ATTEST:
114.
TOWN CLERK OF THE TOWN OF LOS GATOS
LOS GATOS, ` ALI ORNIA
DATE 5 e
2of2
SIGNED:
7
MAYOR OF TH TOWN OYLOS GATOS
LOS GATOS, CALIFORNIA
DATE: 436 f ."--I
Resolution 2021-009 April 20, 2021
Page 146
RESOLUTION 2025-002
RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS,
CALIFORNIA DECLARING CERTAIN TOWN -OWNED PROPERTY AT 4 TAIT
AVENUE AS EXEMPT SURPLUS LAND PURSUANT TO SECTION 54221(f)(1)(B)
OF THE STATE SURPLUS LAND ACT
WHEREAS, the Town of Los Gatos ("Town") owns that certain approximately 12,234
square foot (0.28 acre) real property located at 4 Tait Avenue, Los Gatos, designated as APN:
510-44-054 ("Property") which is improved with an approximately 2,525 square foot building
Building") and ancillary outbuilding originally constructed as a fire station and later used as a
museum; and
WHEREAS, the Town has caused an appraisal of the Property to be completed to
establish its fair market value. The appraisal establishes that the Property's highest and best
use is for residential purposes, and the fair market appraised value is between $2.9 and $3.06
Million, depending on whether the Property can be split into two lots; and
WHEREAS, the museum use was discontinued and the Building closed several years ago,
and since that time the Property has been unoccupied and is no longer needed for Town's use;
and
WHEREAS, the Town has determined it is in the Town's best interest to sell the
Property, subject to a requirement that the Building's facade be preserved and maintained in a
manner substantially consistent with its current condition and design; and
WHEREAS, the State Surplus Land Act, Government Code sections 54220 et seq. ("Act"),
applies when a local agency disposes of land that is surplus and not necessary for the agency's
use; and
WHEREAS, the Act requires local agencies to declare land as "surplus land" or "exempt
surplus land" prior to disposition; and
WHEREAS, the Act identifies land that is less than one-half acre or 21,780 square feet
and not contiguous to land owned by a state or local agency that is used for open -space or low -
and moderate -income housing purposes as "Exempt Surplus Land" [Gov. Code Section
54221(f)(1)(B)]; and
WHEREAS, the Property is less than 21,780 square feet and not contiguous to land
owned by a state or local agency that is used for open -space or low- and moderate -income
housing purposes, exempting the transfer of the Property from the Act; and
WHEREAS, pursuant to the Surplus Land Act Guidelines issued by the California
Department of Housing and Community Development ("HCD"), any determination by a local
1 of 3
Resolution 2025-002 January 21, 2025
EXHIBIT 4Page 147
agency that its lands are exempt from the Surplus Land Act must be provided to HCD for its
review at least 30 days prior to disposition.
NOW THEREFORE, THE TOWN COUNCIL OF THE TOWN OF LOS GATOS RESOLVES AS
FOLLOWS:
Section 1. Recitals
The recitals above are hereby incorporated and adopted as the findings of the Town
Council.
Section 2. California Environmental Quality Act (CEQA)
Adoption of this Resolution is exempt from the California Environmental Quality Act
Public Resources Code Section 21000 et seq.) ("CEQA") pursuant to CEQA Guidelines section
15378, as it does not have the potential for resulting in either a direct physical change in the
environment or a reasonably foreseeable indirect physical change in the environment.
Section 3. Declaration of Exempt Surplus Land
A. Based on the foregoing recitals, the public interest is for the Property to be offered for
sale in accordance with applicable law.
B. The Town Council hereby declares that the Property is not necessary for the Town's use,
and is exempt from the Act pursuant to California Government Code section
54221(f)(1)(B).
C. Pursuant to California Government Code section 54222.3, the Act shall not apply to the
disposition of the Property.
Section 4. Actions; Authorizations
A. The Town Manager is authorized to undertake efforts to sell the Property to a purchaser
at a sales price not less than the Property's fair market value, subject to a requirement
that the purchaser and its successors and assigns commit to preserve and maintain the
Building's facade in a manner substantially consistent with its current design and
condition, and to present the Town Manager's recommendation to the Town Council for
consideration.
B. The Town Clerk is hereby authorized and directed to submit a copy of this Resolution to
HCD in accordance with the Surplus Land Act Guidelines.
Section 5. Effective Date
This Resolution will become effective immediately upon adoption.
2 of 3
Resolution 2025-002 January 21, 2025Page 148
PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los Gatos held
on the 21g day of January 2025, by the following vote:
COUNCIL MEMBERS:
AYES: Rob Rennie, Rob Moore, Mary Badame, Mayor Matthew Eludes
NAYS: None
ABSENT: None
ABSTAIN: None
RECUSED: Maria Ristow
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK OtJTHt OWN OF1OS GATOS
LOS GAibS;QALIFORNIA
3 of 3
Resolution 2025-002 January 21, 2025Page 149
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PLANNING COMMISSION – December 10, 2025
REQUIRED FINDINGS
4 Tait Avenue
Zone Change Application Z-25-002
General Plan Amendment Application GP-25-002
Consider a Request for Approval for a Zone Change from C-2:LHP (Central Business
District with a Landmark and Historic Preservation Overlay) to R-1D:LHP (Single-
Family Residential Downtown with a Landmark and Historic Preservation Overlay)
and a General Plan Amendment to Change the Land Use Designation from Central
Business District to Medium Density Residential. APN: 510-44-054. Categorically
Exempt pursuant to the adopted Guidelines for the Implementation of the California
Environmental Quality Act, Section 15061 (b)(3).
Property Owner/Applicant: Town of Los Gatos
FINDINGS:
Required finding for CEQA:
That there is no possibility that this project will have a significant impact on the
environment; therefore, the project is not subject to the California Environmental Quality
Act, Section 15061 (b)(3), in that it can be seen with certainty that there is no possibility
that the proposed amendments to the Town Code and General Plan will have a significant
effect on the environment, because the project does not include any modification that
would affect the historical significance of the building.
Required consistency with the Town’s General Plan:
That the proposed Zone Change is consistent with the General Plan and its Elements in that
the proposed zoning is consistent with the proposed General Plan Land Use designation.
That the General Plan amendment is internally consistent with the existing goals and
policies of the General Plan and its corresponding Elements.
N:\DEV\FINDINGS\2025\Tait Ave, 4 - Findings - PC 12-03-25.docx EXHIBIT 5
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Ordinance Council Meeting Date
DRAFT ORDINANCE
AN ORDINANCE OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS
AMENDING THE ZONING CODE
FROM C-2:LHP (CENTRAL BUSINESS DISTRICT WITH A LANDMARK AND HISTORIC
PRESERVATION OVERLAY)
TO R-1D:LHP (SINGLE-FAMILY RESIDENTIAL DOWNTOWN WITH A LANDMARK AND
HISTORIC PRESERVATION OVERLAY)
FOR PROPERTY LOCATED AT 4 TAIT AVENUE.
WHEREAS, the applicant requests approval to change the zoning from C-2:LHP (Central
Business District with a Landmark and Historic Preservation Overlay) to R-1D:LHP (Single-Family
Residential Downtown with a Landmark and Historic Preservation Overlay) on property located
at 4 Tait Avenue (Santa Clara County Assessor Parcel Number 510-44-054); and
WHEREAS, the Planning Commission recommended approval of the zone change at its
regularly noticed public hearing on December 10, 2025, finding that the R-1D:LHP (Single-
Family Residential Downtown with a Landmark and Historic Preservation Overlay) zoning is
consistent with the zoning of neighboring properties and consistent with the proposed use of
the property; and
WHEREAS, this matter was regularly noticed in conformance with State and Town law
and came before the Town Council for public hearing on ______________, 2025; and
WHEREAS, the Town Council accepted the report of the Planning Commission’s
recommendation of approval for the proposed General Plan amendment; and
WHEREAS, the Town Council considered all facts and information related to a request
to change the zoning designation for the property at 4 Tait Avenue from C-2:LHP (Central
Business District with a Landmark and Historic Preservation Overlay) to R-1D:LHP (Single-Family
Residential Downtown with a Landmark and Historic Preservation Overlay) as shown on
Exhibit A.
EXHIBIT 6 Page 153
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Ordinance Council Meeting Date
NOW, THEREFORE, THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES HEREBY
ORDAIN AS FOLLOWS:
SECTION I. Legislative Findings.
A. With regard to CEQA, there is no possibility that this project will have a significant impact on
the environment; therefore, the project is not subject to the California Environmental
Quality Act, Section 15061 (b)(3), in that it can be seen with certainty that there is no
possibility that the proposed amendments to the General Plan and Town Code will have a
significant effect on the environment, because the project does not include any
modification that would affect the historical significance of the building.
B. With regard to required consistency with the Town’s General Plan, the zone change is
consistent with the General Plan and its Elements, including but not limited to Goals LU-1,
LU-6, CD-6, CD-10, CD-12, and CD-13, and Policies LU-1.4, LU-6.1, LU-6.3, LU-6.4, LU-6.5, CD-
6.1, CD-10.1, CD-12.1, and CD-12.2.
SECTION I. Zone Change.
The Town Code of the Town of Los Gatos is hereby amended to change the zoning of the
property at 4 Tait Avenue (Santa Clara County Assessor Parcel Number 510-44-054) as shown
on the map attached hereto as Exhibit A, and is part of this Ordinance, from C-2:LHP (Central
Business District with a Landmark and Historic Preservation Overlay) to R-1D:LHP (Single-Family
Residential Downtown with a Landmark and Historic Preservation Overlay).
SECTION III. Severability.
In the event that a court of competent jurisdiction holds any Section, subsection,
paragraph, sentence, clause, or phrase in this Ordinance unconstitutional, preempted, or
otherwise invalid, the invalid portion shall be severed from this Ordinance and shall not affect
the validity of the remaining portions of this Ordinance. The Town hereby declares that it would
have adopted each Section, subsection, paragraph, sentence, clause, or phrase in this
Ordinance irrespective of the fact that any one or more Sections, subsections, paragraphs,
Page 154
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Ordinance Council Meeting Date
sentences, clauses, or phrases in this Ordinance might be declared unconstitutional,
preempted, or otherwise invalid.
SECTION IV. Publication.
In accordance with Section 36937 of the Government Code of the State of California,
this Ordinance takes effect 30 days from the date of its passage. The Town Council hereby
directs the Town Clerk to cause this Ordinance or a summary thereof to be published or posted
in accordance with Section 36933 of the Government Code of the State of California.
SECTION V. Effective Date.
This Ordinance was introduced at a regular meeting of the Town Council of the Town of
Los Gatos on the ___ day of _____ 2025, and adopted by the Town Council of the Town of Los
Gatos on the ____ day of _____ 2025, by the following vote:
COUNCIL MEMBERS:
AYES:
NAYS:
ABSENT:
ABSTAIN:
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
DATE: __________________
ATTEST:
TOWN CLERK OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
DATE: __________________
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Application No. Change of zoning map amending the Town Zoning Ordinance.Zone ChangePrezoning From: C-2:LHP To: R-1D:LHP
Z-25-002 A.P.N. #510-44-054
Forwarded by Planning CommissionApproved by Town CouncilClerk Administrator Date: Mayor
Date: Ord:
§
4 Tait Avenue
EXHIBIT A
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1 of 2
Resolution 25 - _______ __, 2025
Draft Resolution to
be modified by Town
Council deliberations
and direction.
RESOLUTION 2025-
RESOLUTION OF THE TOWN COUNCIL
OF THE TOWN OF LOS GATOS
AMENDING THE GENERAL PLAN LAND USE DESIGNATION FROM CENTRAL BUSINESS
DISTRICT TO MEDIUM DENSITY RESIDENTIAL
FOR PROPERTY AT 4 TAIT AVENUE.
WHEREAS, the applicant requests approval to change the General Plan Land Use
designation from Central Business District to Medium Density Residential on property located
at 4 Tait Avenue (Santa Clara County Assessor Parcel Number 510-44-054); and
WHEREAS, the Planning Commission recommended approval of the General Plan
amendment at its regularly noticed public hearing on December 10, 2025, finding that the
Medium Density Residential designation is consistent with the land use designations of
neighboring properties and consistent with the proposed use of the property; and
WHEREAS, this matter was regularly noticed in conformance with State and Town law
and came before the Town Council for public hearing on ______________, 2021; and
WHEREAS, the Town Council accepted the report of the Planning Commission’s
recommendation of approval for the proposed General Plan amendment; and
WHEREAS, the Town Council considered all facts and information related to a request to
change the General Plan Land Use designation for the property at 4 Tait Avenue from Central
Business District to Medium Density Residential as shown on Exhibit A.
NOW, THEREFORE, BE IT RESOLVED, that the Town Council hereby changes the General
Plan Land Use designation for property at 4 Tait Avenue as shown on Exhibit A, from Central
Business District to Medium Density Residential.
Finding for the California Environmental Quality Act (CEQA):
1. The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15061(b)(3), in that it
can be seen with certainty that there is no possibility that the proposed amendments to the
General Plan and Town Code will have a significant effect on the environment, because the
EXHIBIT 7 Page 159
2 of 2
Resolution 25 - _______ __, 2025
project does not include any modification that would affect the historical significance of the
building.
Finding for Consistency with the Town’s General Plan:
1. That the General Plan amendment is internally consistent with the existing goals and
policies of the General Plan and its corresponding Elements.
PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los
Gatos, California, held on the ___th day of _____, 2025, by the following vote:
COUNCIL MEMBERS:
AYES:
NAYS:
ABSENT:
ABSTAIN:
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
DATE: __________________
ATTEST:
TOWN CLERK OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
DATE: __________________
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From: Central Business District To: Medium Density Residential
Application No. GP-25-002 A.P.N. # 510-44-054
Change of the general plan map amending the Town General Plan
Forwarded by Planning CommissionApproved by Town CouncilClerk Administrator Date: Mayor
Date: Resolution:
4 Tait Avenue
§
EXHIBIT A
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