Staff Report.620 Blossom Hill Rd
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
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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.
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.
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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 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.
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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