General Plan Amendment From Light Industrial to Service Commercial, or Zone Change from Commercial Industrial (LM) to Controlled Manuacturing (CM) (GP-96-6)DATE:
TO:
FROM:
SUBJECT:
BACKGROUND:
MEETING DATE: 12/9/96
ITEM NO.
COUNCIL AGENDA REPORT
December 5, 1996
MAYOR AND TOWpi.COUNCI
TOWN MANAGER
100, 101, 102. 103. 104 COOPER COURT AND 718, 720. 724, 742 UNIVERSITY AVENUE
GENERAL PLAN AMENDMENT FROM LIGHT INDUSTRIAL TO SERVICE
COMMERCIAL, OR ZONE CHANGE FROM COMMERCIAL INDUSTRIAL (LM) TO
CONTROLLED MANUFACTURING (CM) (GP-96-6).
At the July 1, 1996 Council hearing for 742 University Avenue, a question was raised about the General Plan and the
Zoning on the above mentioned parcels. The properties are zoned LM (Commercial -Industrial) and designated Light
Industrial on the General Plan Land Use Plan. On a Town wide basis, all other properties zoned LM are designated as
Service Commercial on the Land Use Plan, as demonstrated across University Avenue to the west in Attachment I.
Properties zoned CM (Controlled Manufacturing) are designated as Light Industrial on the Land Use Plan.
The question lies in whether the Land Use Plan designation for these properties is inconsistent with the zoning, since
on a Town wide basis LM zoned properties are designated Service Commercial. It must be considered however, that
the uses permitted in the LM zone are consistent with those identified in the Light Industrial General Plan designation.
Also, the Council made a finding of consistency at the time the Land Use Plan was adopted in 1985. Attachment 4 is
a letter from an affected property owner, requesting that any change not cause additional use restraints.
The Council has three alternatives for resolving the situation. If the Council determines that an inconsistency exists,
alternatives two or three apply. In that event, Council would have to drop a project from the Planning Department list
of Special Projects (Attachment 5) and add alternative two or three as a project. The detailed cost breakdown of each
alternative would be included in a report to Council. The estimated cost of the General Plan Amendment is $3,500; the
zone change cost estimate including public notice is $4,500. The three alternatives for resolving the situation are below:
1. Do not amend the General Plan or Zoning Map.
The Council found the General Plan consistent with Town Zoning in 1985 when the General Plan was adopted.
The General Plan is meant to be the "guiding light" for future land use, and does not have to match all other
designations on a Town wide basis. For example, areas that are zoned Hillside Residential may have either
a Hillside Residential or a Low Density Residential General Plan Designation. On its face, the existing LM
zoning designation is consistent with the Light Industrial General Plan designation. Yet on a Town wide basis,
relative to the designations of similarly zoned properties, the Land Use designation does not appear consistent.
PREPARED BY:
LEE E. BOWMAN
PLANNING DIRE OR
(continued on page 2)
Reviewed by:
Attorney
Finance
Revised: 12/5/96 10:16 am
Reformatted: 10/23/95
PAGE 2
MAYOR AND TOWN COUNCIL
SUBJECT: GENERAL PLAN AMENDMENT GP-96-6 FOR PROPERTIES ON UNIVERSITY AVENUE
ADJACENT TO OAK MEADOW AND VASONA PARKS
December 5, 1996
2. Amend the Land Use Plan from Light Industrial to Service Commercial.
Other properties within Town zoned LM are designated as Service Commercial. This designation is defined
as service businesses necessary for the conduct of households or businesses as well as wholesaling and
warehousing activities. The Light Industrial designation is defined as providing large-scale office
developments and selected, well controlled, industrial park -type and service oriented light industrial use (see
Attachment 2).
3. Amend Zoning Map from LM to CM.
If the properties were changed from LM to CM, the zoning would be more consistent with the Light Industrial
General Plan designation. Permitted uses in the LM zone include uses permitted in the CM zone (except new
offices). The key difference is the absence of retail as a permitted use in the CM zone (Attachment 3).
ENVIRONMENTAL ASSESSMENT:
The General Plan Amendment is a project as defined under CEQA and an Initial Study and Negative Declaration will
be prepared.
FISCAL IMPACT:
For a General Plan Amendment, costs of Staff time to set agendas, research and prepare reports, notices and
advertisements will be about $3,500. A Zoning Amendment would cost about $4,500 for the same tasks. In either case,
environmental review will be approximately $2,900. For a General Plan Amendment, these costs would be an eligible
expenditure from funds collected for the General Plan Update Deposit Account.
Attachments:
1. Excerpts from Land Use Plan and Zoning map
2. Excerpt from Town General Plan, Land Use Element, page 2-4
3. Excerpts from Town Zoning Ordinance, Permitted Uses in the CM and LM zones (two sheets)
4. Letter from Owens Financial Group, received November 6, 1996
5. List of Planning Department Advanced Planning Special Projects 1996-97
Distribution:
Vasona Business Park, 718 University Avenue, #217, Los Gatos, CA 95030
JA. GE. SC. Corp., 123 E. Alma Avenue, San Jose, CA 95112
Eleanor S. Nilsson (Trustee)/Owens Financial Group, 2221 Olympic Blvd., Walnut Creek, CA 94595
Jennie M. Fitzgerald, 18301 Overlook Road, Los Gatos, CA 95030
LEB:KS:sm
N:\DEV\CNCLRPTS112-9UNI V.GP
ZONING AND GENERAL PLAN
GENERAL PLAN DESIGNATIONS
Light Industrial
Service Commercial
ATTACHMENT 1
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N
ZONING REGULATIONS § 29.70.235
Sec. 29.70.220. Permitted uses.
(a) Activities allowed in the CM or controlled -manufacturing zone must be those which
would not unreasonably interfere with residential uses in the vicinity or other activities
within the CM zone and which are in the following categories:
(1) Activities involving controlled manufacturing, research and development, whole-
saling, warehousing, and other light industrial uses.
(2) Sales to the ultimate consumer of articles manufactured on the premises to the cus-
tomer's order.
(3) Professional and administrative offices.
(b) Examples of activities which are not proper in the CM zone are retailing except
articles manufactured and sold as provided in subsection (2), personal services, and vehicle
sales and service.
(Ord. No. 1316, § 4.74.020, 6-7-76; Ord. No. 1363, 8-1-77; Ord. No. 1793, § I(4.74.020), 7-17-89;
Ord. No. 1952, § V, 8-2-93)
Sec. 29.70.225. Conditional uses.
In addition to the activities authorized by section 29.70.220, the activities listed in t
table in section 29.20.185 are allowed if a conditional use permit is issued.
(Ord. No. 1316, § 4.74.030, 6-7-76; Ord. No. 1363, 8-1-77)
Sec. 29.70.230. Area.
The minimum lot area in a CM or controlled -manufacturing zone is . ` y thousand (40,000)
square feet.
(Ord. No. 1316, § 4.74.050, 6-7-76; Ord. No. 1328, 8-2-76)
Sec. 29.70.235. Yards.
Minimum front, side and rear yards in a C . r controlled -manufacturing zone shall be as
follows:
(1) Front or side abutting stree . 25 feet, plus one (1) foot for each foot of
building height over twenty (20) feet.
(2) Side 25 feet
(3) Rear None, except when adjacent to a residen-
tial zone, then twenty (20) feet minimum
plus one (1) foot for each foot of building
height over twenty (20) feet.
(4) six-foot high masonry wall is required along any property line which abuts a lot in
a residential zone.
d. No. 1316, § 4.74.060, 6-7-76; Ord. No. 1337, 11-1-76; Ord. No. 1363, 8-1-77)
Supp. No. 7
2115
3
ZONING REGULATIONS § 29.70.115
Sec. 29.70.030. Expiration.
The zoning approval expires automatically if the use of the facility for the storage of
hazardous materials is abandoned or if a new business entity which involves a change in use
occupies the premises.
(Ord. No. 1316, § 4.70.050, 6-7-76; Ord. No. 1630, 11-19-84)
Secs. 29.70.035-29.70.100. Reserved.
DIVISION 2. LM OR COMMERCIAL -INDUSTRIAL ZONE
Sec. 29.70.105. Intent.
The LM or commercial -industrial zone is intended for small scale light industrial, repair
and service -oriented activities that provide services to Town residents in addition to retailing,
service and administrative activities.
(Ord. No. 1316, § 4.72.010, 6-7-76; Ord. No. 1363, 8-1-77; Ord. No. 1735, 9-21-87)
Sec. 29.70.100. Permitted uses.
(a) Activities allowed in the LM or commercial -industrial zone are those service -oriented
and light industrial uses which may be inappropriate in a general commercial zone and which
are in the following categories:
(1) Retailing.
(2) Personal service businesses.
(3) Service businesses necessary for the conduct of households or businesses.
(4) Office activities approved on or before July 1, 1982; provided, that no change of use to
office shall be permitted in the LM zone.
(5) Limited manufacturing.
(6) Wholesaling and warehousing.
(b) Examples of proper LM activities are plumbing, heating and electrical contracting,
equipment repair, laundry and dry-cleaning plants, paint supplies, janitorial services, and
towing businesses. Examples of activities which are not proper in the LM zone are vehicle
sales, large scale light industrial activity, professional or medical offices and general business
offices.
(Ord. No. 1316, § 4.72.020, 6-7-76; Ord. No. 1363, 8-1-77; Ord. No. 1546, 8-16-82; Ord. No. 1735,
9-21-87)
Sec. 29.70.115. Conditional use permit.
In addition to the activities authorized by section 29.70.110, the activities listed in the
table in section 29.20.185 are allowed if a conditional use permit is issued.
(Ord. No. 1316, § 4.72.030, 6-7-76; Ord. No. 1363, 8-1-77)
Sapp. No. 5 2113
11/04/96 16:24 FAX 510 935 1486 OWENS FINANCIAL
Z 002/002
ftECEi
Owens Financial Group, Inc.
November 4, 1996
Town of Los Gatos
The Honorable Randy Attaway, Mayor
and Los Gatos Council Members
110 E. Main Street
Los Gatos, CA 95031
Re: Gen
NOV o G 199S
TOWN OF LOS GA T'OS
PLANNING DEPART TENT
$Y TELECOPIER ONLY
Dear Mayor and Council Members:
Our investment affiliate, Owens Mortgage Investment Fund, is the owner
of the property located at 720-724 University Avenue. This was formerly
owned and operated by Eleanor Nilsson. As you are aware, we and our
neighbor are considering various uses for our respective properties. We
received the notice of the November 4, 1996 meeting todac and would like
to respond to this proposed change. Please excuse the facsimile means
of transmission.
While we would prefer to have the ability to design and build with as
few restrictions as possible, we understand the need for planning
consistency on the street. We prefer that there be no changes that
further limit the development opportunities available to us on our side
of University Avenue. To the extent any plan change operates to add
development constraints, we hereby express our oppositon to the
proposal.
Since
Sco t P. Ha
Vice President, Special Assets
2221 OLYMPIC BOULEVARD • P.O. BOX 2308 • WALNUT CREEK, CA 94595 • (510) 935-3840 • FAX (510) 935-14136
TT
b1'ia.,'Yu?:,i3T
Founded 1951 • Member. Mortgage Bankers Association of America
PLANNING DEPA.RTiv1L . 4.'
ADVANCED PLANNING/SPECIAL PROJECTS PROGRAM
SPECIAL PROJECTS -
A. Support will be provided for the following Special Projects:
1. Complete Los Gatos Boulevard PIan.
2. Route 85 Freeway
— Coordinate flood damage repairs to Riparian Mitigation Area
— Coordinate freeway Landscaping
— Administer Cooperative Agreements
3.* Coordinate Congestion Management Program
4. * California Environmental Quality Act
5.* Prepare annual housing report
6.* Update Housing Element
Develop Plaza Master 15a, Moved to Redevelopment Agency
8. West Valley Hillsides Joint Planning Study
* State mandated projects
B. The following Special Projects are not funded for FY 1995-96:
1. Promote State legislation that facilitates fiscal health
2. Complete CEP projects
3. Develop trails and _bikeways Master Plan
Standards
Maintenance
Map
4. Consider feasibility of developing conference and event centers
5. Implement Commercial Specific Plan Committee's Report
6. Live entertainment ordinance
7. Develop quasi -public land use designation for General Plan
8. General Plan Update
9. California Environmental Quality Act - Update Town Resolution and procedures
10. Vasona Corridor
11 Implement Route 85 and Vasona Light Rail Element including design standards for Sub-
areas 4.1 and 4.2
12. Town Code Amendments
a. Establishing density bonuses for low income housing (State mandate)
b. Housing density standards for non-residential zones
13. Amendment to the Plan Line Ordinance for consistency with the General Plan
ATTACHMENT 5