Exhibit 3. Recommended Conditions of Approval
PLANNING COMMISSION – November 12, 2025
CONDITIONS OF APPROVAL
16150 Los Gatos Boulevard
Conditional Use Permit U-25-007
Consider a Request for Approval of a Conditional Use Permit Application for a New
Veterinary Clinic on Property Zoned CH. Located at 16150 Los Gatos Boulevard. APN
523-06-038. Categorically Exempt Pursuant to California Environmental Quality Act
Guidelines Section 15301: Existing Facilities.
Property Owner: Harman Management Corp
Applicant: Wendy Zhang
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. Any minor changes or modifications made to the approved plans
shall be approved by the Director of Community Development. Other changes will be
approved by the hearing body assigned by the Director, depending on the scope of the
change(s).
2. EXPIRATION: Zoning approval will expire two years from the approval date pursuant to
Section 29.20.320 of the Town Code, unless the application is vested pursuant to Section
29.20.335 of the Town Code.
3. LAPSE FOR DISCONTINUANCE: If the activity for which the Conditional Use Permit has been
granted is discontinued for a period of one (1) year, the approval lapses.
4. USE: The approved use is a Veterinary hospital. No kenneling is allowed.
5. CONDITIONAL USE PERMIT REVOCATION/AUTHORIZED USES. Any violation of the
conditions imposed by this permit may constitute grounds for revocation of the Conditional
Use Permit in the same manner in which it was approved. The veterinary clinic shall be
limited to examination, treatment, surgery, and ancillary recovery of animals. Overnight
boarding may be permitted only when required for medical purposes.
6. NUMBER OF VETERINARIANS: The maximum number of veterinarians on-site at any one
time shall not exceed two (2).
7. HOURS OF OPERATION: Maximum hours of operation are Monday through Friday, 8:00 a.m.
to 6:00 p.m., and Saturdays and Sundays, 8:00 a.m. to 2:00 p.m. Any changes in operating
hours shall be subject to review and approval by the Community Development Director.
8. NOISE: Animals shall be kept indoors at all times except when escorted to the designated
outdoor relief area. The applicant shall provide soundproofing measures sufficient to
contain animal noise within the building. Noise levels at the property line shall comply with
the Town’s Noise Ordinance.
9. ODOR CONTROL: The applicant shall install and maintain an air filtration and ventilation
system to minimize odors detectable beyond the property line. All animal waste shall be
stored in sealed containers and removed by a licensed waste hauler.
EXHIBIT 3
10. SITE AND BUILDING IMPROVEMENTS: Prior to occupancy, the applicant shall submit plans
for soundproofing and odor-control improvements for review and approval by the Building
Official and Director of Community Development.
11. LOADING AND UNLOADING: Shall occur on-site, not along residential frontages.
12. DELIVERIES: Deliveries shall occur from 9:00 a.m. to 4:00 p.m. daily.
13. TRASH AND RECYCLING DISPOSAL HOURS: Trash and recycling from the business shall only
be emptied between 8:00 a.m. and 6:00 p.m. to limit the noise impacts.
14. ANIMAL SAFETY: All animals shall be secured on a leash or in a carrier when outside the
building. Adequate indoor kennel space shall be provided for temporary holding. All
operations shall comply with state veterinary medical board regulations.
15. DOG RELIEF AREA: The designated dog relief area shall be surfaced with durable, pet-
friendly, easy-to-clean materials and equipped with effective drainage to the sanitary
sewer. The area shall include a hose bib, waste bag dispenser with receptacle, and shall be
disinfected and cleaned regularly with pet-safe products.
16. CREMATION: No on-site cremation is allowed.
17. EXTERIOR LIGHTING: Exterior lighting shall be shielded and directed downward to prevent
glare or light spillover onto adjacent residential properties.
18. HAZARDOUS MATERIALS: All pharmaceuticals, sharps, and hazardous materials shall be
stored and disposed of in accordance with applicable county, state, and federal regulations.
19. PATROLING: The tenant shall provide a regular staff rotation to patrol the parking lot and
immediately adjacent residential properties to pick up animal waste and address any other
cleanliness issues that occur as the veterinary hospital patrons bring their animals to the
site.
20. SIGN PERMIT: A Sign Permit from the Community Development Department shall be
obtained prior to any changes to existing signs or installation of new signs.
21. CERTIFICATE OF USE AND OCCUPANCY: A Certificate of Use and Occupancy from the
Community Development Department shall be obtained prior to commencement of use.
22. BUSINESS LICENSE: A Business License from the Finance Department shall be obtained prior
to the commencement of any new or change of use.
23. PROJECT IDENTIFICATION SIGNAGE: Project identification signage on the project site shall
be removed within 30 days of approval of the Conditional Use Permit application.
24. COMPLIANCE WITH LOCAL, STATE, and FEDERAL LAWS. The subject use shall be conducted
in full compliance with all local, state, and federal laws.
25. CONFORMANCE WITH CODE: No part of this approval shall be construed to permit a
violation of any part of the Code of the Town of Los Gatos.
26. 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.
Building Division
27. COMPREHENSIVE REVIEW: A comprehensive plan review has not been completed for this
CUP modification under consideration by the reviewing body, and compliance with
applicable codes has not been verified.
28. PERMITS: No work requiring Building Permits can commence without the issuance of any
required Building Permits. Building Permit plan review, including review by the Santa Clara
County Fire Department and the Parks and Public Works Department, will be part of any
required Building Permit application process. No change in the character of occupancy or
change to a different group of occupancies as described by the Building Code shall be made
without first obtaining a Certificate of Occupancy from the Chief Building Official.
29. ACCESSIBILITY: In addition to all new work complying with the Code for accessibility, when
existing buildings are altered or remodeled, they must be made accessible to persons with
physical disabilities in accordance with the CBC Section 11B-202, “Existing buildings and
facilities”.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS:
Engineering Division
30. GENERAL: The adjacent public right-of-way shall be kept clear of all job-related mud, silt,
concrete, dirt and other construction debris at the end of the day. Dirt and debris shall not
be washed into storm drainage facilities. The storing of goods and materials on the
sidewalk and/or the street will not be allowed unless an encroachment permit is issued by
the Engineering Division of the Parks and Public Works Department. The Owner and/or
Applicant's representative in charge shall be at the job site during all working hours. Failure
to maintain the public right-of-way according to this condition may result in the issuance of
correction notices, citations, or stop work orders and the Town performing the required
maintenance at the Owner, Applicant and/or Developer's expense.
31. APPROVAL: This application shall be completed in accordance with all the conditions of
approval listed below and in substantial compliance with the latest reviewed and approved
development plans. Any changes or modifications to the approved plans or conditions of
approvals shall be approved by the Town Engineer.
32. CONSTRUCTION HOURS: All construction activities, including the delivery of construction
materials, labors, heavy equipment, supplies, etc., shall be limited to the hours of 8:00 a.m.
to 6:00 p.m., weekdays and 9:00 a.m. to 4:00 p.m. Saturdays, holidays excluded. The Town
may authorize, on a case-by-case basis, alternate construction hours. The Owner and/or
Applicant shall provide written notice twenty-four (24) hours in advance of modified
construction hours. Approval of this request is at discretion of the Town.
33. 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.
34. ADVANCE NOTIFICATION: Advance notification of all affected residents and emergency
services shall be made regarding parking restriction, lane closure or road closure, with
specification of dates and hours of operation.
35. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered.
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