Staff Report. 16150 Los Gatos Boulevard
PREPARED BY: Samina Merchant
Associate 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: 11/12/2025
ITEM NO: 2
DATE: November 7, 2025
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: 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.
Conditional Use Permit Application U-25-007. Applicant: Wendy Zhang.
Property Owner: Harman Management Corp. Project Planner: Samina
Merchant.
RECOMMENDATION:
Consider a request for approval of a Conditional Use Permit (CUP) for a veterinary hospital on
property zoned CH, located at 16150 Los Gatos Boulevard.
PROJECT DATA:
General Plan Designation: Mixed Use Commercial
Zoning Designation: CH, Restricted Highway Commercial Zone
Applicable Plans & Standards: General Plan, Town Code
Parcel Size: 0.30 Acres
Surrounding Area
Existing Land Use General Plan Zoning
North Commercial Mixed Use Commercial C-1
East Residential Low Density Residential R-1:8
South Residential Low Density Residential CH and R-1:8
West Commercial Mixed Use Commercial CH:HEOZ
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SUBJECT: 16150 Los Gatos Boulevard/U-25-007
DATE: November 7, 2025
CEQA:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act, Section 15301: Existing Facilities. No significant
environmental impact is expected, as the project proposes utilizing an existing structure with
no increase in floor area.
FINDINGS:
▪ As required, pursuant to the adopted Guidelines for the Implementation of the California
Environmental Quality Act, this project is Categorically Exempt, Section 15301: Existing
Facilities.
▪ As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit.
ACTION:
The decision of the Planning Commission is final unless appealed within ten days.
BACKGROUND:
The subject property is approximately 0.30 acres and is located on the east side of Los Gatos
Boulevard immediately south of the Kings Court Shopping Center (Exhibit 1). The site is
developed with an existing single-story commercial building totaling 2,315 square feet and
includes 15 surface parking spaces. The property is currently vacant; its previous use was a fast
food restaurant.
On August 7, 2025, the Community Development Department received an application for a new
CUP to allow a veterinary hospital within the existing commercial building. No exterior
modifications are proposed as part of this CUP application (Exhibit 4).
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The project is located at 16150 Los Gatos Boulevard, two properties north of the
intersection of Los Gatos Boulevard and Magneson Loop. The site is bordered by the Kings
Court Shopping Center to the north, residential properties to the south and east, and
commercial properties to the west. Primary access to the property is provided from the
west via Los Gatos Boulevard. The surrounding area includes a mix of commercial and
residential uses.
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SUBJECT: 16150 Los Gatos Boulevard/U-25-007
DATE: November 7, 2025
B. Project Summary
The applicant is requesting a CUP to operate a new, full-service general practice veterinary
hospital designed to meet the needs of pet-owning residents within the community and
surrounding areas. No new construction or site development is proposed as part of this
application.
If the CUP is approved, the application will be conditioned to obtain all necessary permits,
including a building permit, sign permit, and business license prior to commencing
operations.
C. Zoning Compliance
A veterinary hospital is a conditional use in the CH zone requiring approval of a CUP by the
Planning Commission.
DISCUSSION:
A. Conditional Use Permit
The applicant is requesting approval of a CUP to operate a veterinary hospital (Vasona
Animal Hospital) occupying the existing 2,315 square-foot single-story commercial building
on the subject property (Exhibit 6).
The proposed veterinary hospital will provide a comprehensive range of services for small
animals, including cats, dogs, birds, reptiles, and small mammals. Services will include
wellness care (examinations, diagnostics, and vaccinations), chronic disease management,
minor urgent care, routine surgeries, and dentistry. The hospital would also include a retail
component offering items related to animal health and treatment, such as therapeutic
shampoos, diets, and nutritional supplements. This retail use is permitted by right and
therefore not part of the CUP request. The applicant has provided a detailed description of
operations and justification for the proposed use (Exhibit 4).
When reviewing a CUP request, the deciding body considers the information in the
applicant’s business plan; however, the primary focus should be on the proposed use itself,
as business operations may evolve. The use is typically defined in the conditions of approval
to ensure that the CUP applies to the land use rather than the individual operator. Because
a CUP runs with the land, review and approval should be based on the explicit use rather
than the applicant’s specific business model.
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SUBJECT: 16150 Los Gatos Boulevard/U-25-007
DATE: November 7, 2025
ANALYSIS:
A. Hours of Operation
The applicant proposes operating the veterinary hospital Monday through Friday from
8:00 a.m. to 6:00 p.m. Initially, the applicant does not plan to operate on weekends, but
included weekend hours from 8:00 a.m. to 2:00 p.m. with their request so they will not have
to modify their CUP in the future should they decide to expand operations to include the
weekends.
B. Number of Doctors
The applicant requests a maximum of two veterinarians on site at any given time. These
limitations are included as Condition 6 in Exhibit 3.
C. Parking
Pursuant to Section 29.10.150 (c)(8) of the Town Code, veterinary hospitals are required to
provide one parking space per 250 square feet of floor area, or six spaces per doctor,
whichever standard is more restrictive. Based on the existing 2,315 square-foot building,
the veterinary hospital would require 10 parking spaces. The applicant proposes a
maximum of two doctors at any given time, which would require 12 parking spaces under
the Town Code, which would be the applicable requirement. The subject site provides a
total of 15 on-site parking spaces, complying with the parking requirements (Exhibit 6).
D. Kenneling
The CH zone does not permit kenneling. The applicant does not propose kenneling in their
request and Kenneling would not be permitted with approval of this CUP (Exhibit 3).
E. Cremation
The proposed veterinary operation does not include on-site cremation; therefore, Condition
16 specifies that cremation is not allowed (Exhibit 3).
F. Conditional Use Permit Findings
In order to grant approval of a CUP, the deciding body must make the following findings,
which are followed by staff’s analysis.
(1) The proposed uses of the property are essential to the public convenience or welfare.
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SUBJECT: 16150 Los Gatos Boulevard/U-25-007
DATE: November 7, 2025
The proposed use is essential to the public convenience in that it provides veterinary
hospital services to Los Gatos residents and their pets. The project would contribute to
meeting local demand for animal care within the community and would enhance access
to essential pet health services within the Town and beyond.
(2) The proposed uses will not impair the existing uses of the zone.
The proposed veterinary hospital use would not impair existing uses within the zone, as
it represents a commercial service use consistent with the commercial zoning
designation of the property. The surrounding area includes a mix of commercial and
residential uses, and the proposed use is compatible with the existing development
pattern.
(3) The proposed uses would not be detrimental to public health, safety, or general welfare.
The proposed use would not be detrimental to public health, safety, or general welfare.
Conditions of approval related to operating hours; number of doctors; delivery times;
waste disposal; noise and odor control; and property maintenance will ensure that
potential operational impacts are appropriately addressed.
(4) The proposed uses of the property are in harmony with the various elements or
objectives of the general plan and the purposes of this chapter.
The proposed use is in harmony with the goals and policies of the General Plan and
consistent with the purposes of the Town Code. The project supports land use,
economic development, and mobility policies by providing a resident-serving
commercial use and professional employment opportunities. Relevant General Plan
policies include, but are not limited to:
• Policy LU-9.6: Encourage development that maintains and expands resident-
oriented services and/or creates employment opportunities for local residents
consistent with overall land use policies of the Town.
• Policy LU-13.2: Commercial activity along Los Gatos Boulevard shall complement the
whole Town and provide a dependable source of income, employment
opportunities, goods, and services.
• Policy LU-13.4: New development along Los Gatos Boulevard shall be designed to
minimize adverse impacts on adjacent residential areas.
• Policy MOB-13.1: Require new development to provide an adequate number of
parking spaces and encourage shared parking whenever possible. Parking shall be
adequate to avoid adversely affecting adjacent residential properties.
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SUBJECT: 16150 Los Gatos Boulevard/U-25-007
DATE: November 7, 2025
(5) A hazardous waste facility proposal is subject to the California Health & Safety Code,
Article 8.7, Sections 25199–25199.14 and shall be consistent with the Santa Clara
County Hazardous Waste Management Plan.
The applicant indicated that the proposed veterinary hospital is a hazardous waste
generator. Condition of Approval No. 18 requires that all pharmaceuticals, sharps, and
hazardous materials be stored and disposed of in accordance with applicable county,
state, and federal regulations.
PUBLIC COMMENTS:
The applicant submitted a summary of their neighbor outreach efforts, which are included as
Exhibit 5. Additionally, 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. No comments were received at the time this report was published.
ENVIRONMENTAL REVIEW:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act, Section 15301: Existing Facilities. No significant
environmental impact is expected, as the project proposes utilizing an existing structure with
no increase in floor area.
CONCLUSION:
A. Summary
The applicant is requesting approval of a CUP to operate a full-service general practice
veterinary hospital intended to serve the needs of pet-owning residents within the
community and surrounding areas. No new construction or site development is proposed as
part of this request.
If the CUP is approved, the project will be subject to the conditions of approval, including
requiring the applicant to obtain all necessary permits prior to beginning operations.
B. Recommendation
Based on the summary above, staff recommends approval of the CUP application subject to
the recommended conditions of approval included as Exhibit 3. If the Planning Commission
finds merit in the request, it should:
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SUBJECT: 16150 Los Gatos Boulevard/U-25-007
DATE: November 7, 2025
1. Find that the proposed project is categorically exempt, pursuant to Section 15301 of the
California Environmental Quality Act as adopted by the Town (Exhibit 2);
2. Make the findings as required by Section 29.20.190 of the Town Code for granting
approval of a CUP (Exhibit 2); and
3. Approve CUP application U-25-007 with the recommended conditions of approval
contained in Exhibit 3.
C. Alternatives
Alternatively, the Commission can:
1. Continue the matter to a date certain with specific direction;
2. Approve the application with additional and/or modified conditions; or
3. Deny the application.
EXHIBITS:
1. Location map
2. Required findings
3. Recommended Conditions of Approval
4. Letter of Justification
5. Summary of Neighborhood Outreach
6. Development Plans
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