07-12-2023 Minutes - PC (PDF)
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6832
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MINUTES OF THE PLANNING COMMISSION MEETING
JULY 12, 2023
The Planning Commission of the Town of Los Gatos conducted a Regular Meeting on
Wednesday, July 12, 2023, at 7:00 p.m.
MEETING CALLED TO ORDER AT 7:00 PM
ROLL CALL
Present: Vice Chair Jeffrey Barnett, Vice Chair Steve Raspe, Commissioner Susan Burnett,
Commissioner Melanie Hanssen, and Commissioner Kathryn Janoff
Absent: Commissioner Kylie Clark, Commissioner Emily Thomas
PLEDGE OF ALLEGIANCE
VERBAL COMMUNICATIONS
Albert Lustre, Northern California Carpenters Local 405
- It is great to see new development come to Los Gatos, but it would be great to see some
area standards in these new projects, such livable wage, apprenticeship, local hire, and
healthcare. A living wage ensures construction workers can afford rent in Los Gatos and
support their families. Having a responsible contractor to provide healthcare ensures that
construction workers have healthcare for their families and will not become a burden to
the system. Apprenticeship promotes training and education for youth, minorities, and
women. Local hire promotes quality of life for construction workers. I urge Los Gatos
elected officials to adopt these area standards of labor.
CONSENT ITEMS (TO BE ACTED UPON BY A SINGLE MOTION)
None.
PUBLIC HEARINGS
1. 15810 Los Gatos Boulevard
Zone Change Application Z-23-001
General Plan Amendment Application GP-23-001
APN 523-01-001
Property Owner/Applicant: Jesus Ching and Kathleen Ban
Project Planner: Jocelyn Shoopman
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MINUTES OF PLANNING COMMISSION MEETING OF JULY 12, 2023
Consider a Request for Approval of a Zone Change from R-1:8 Prezone (Single-Family
Residential, Minimum Lot Size of 8,000 square feet) to CH (Restricted Commercial
Highway) and a General Plan Amendment to Change the Land Use Designation from Low
Density Residential to Mixed Use Commercial. An Environmental Impact Report (EIR)
was prepared and certified for the 2040 General Plan Update on June 30, 2022, which
included the proposed General Plan Amendment. No further environmental analysis is
required.
Jocelyn Shoopman, Associate Planner, presented the staff report.
Opened Public Comment.
Roger Shanks
- I am a land use consultant working with the applicant on this p roject. This project has
already been changed to this designation with the 2040 General Plan, which has now been
suspended, so we are asking that this go back to the same designation. This property is
about the only commercial parcel fronting on Los Gatos Boulevard that is not in this
designation; it is currently designated Low Density Residential. The applicant wants to
keep this a single-story building and the existing access to Los Gatos Boulevard. We feel
this zone change conforms to the overall goal and objective of the General Plan and is in
keeping with the theme of maintaining the residential character of the surrounding area.
Jesus Ching, Applicant
- I’m the property owner. We are trying to get the property incorporated int o the Town of
Los Gatos and continue to provide services for the community.
Closed Public Comment.
Commissioners discussed the matter.
MOTION: Motion by Commissioner Hanssen to approve a General Plan
Amendment Application and a Zone Change Application for 15810 Los
Gatos Boulevard. Seconded by Commissioner Janoff.
VOTE: Motion passed unanimously.
PAGE 3 OF 6
MINUTES OF PLANNING COMMISSION MEETING OF JULY 12, 2023
2. 620 Blossom Hill Road
Architecture and Site Application: S-22-050
Conditional Use Permit Application: U-22-012
APN 529-16-041
Applicant: Derek Frahmann, Integrity Design and Construction
Property Owner: John Thomas, Trustee
Project Planner: Sean Mullin
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. Categorically Exempt Pursuant to CEQA
Guidelines Section 15301: Existing Facilities.
Sean Mullin, Senior Planner, presented the staff report.
Opened Public Comment.
Christian Oaks, TWM Architects
- There are currently four small, boutique showrooms for luxury and exotic cars. The
building in the back is the one we’d like to tear down due to its age and poor construction.
We’ve looked at every way to salvage and renovate this building. We have two new
brands, McLaren and Lotus, which want to come to Los Gatos and be part of this dealership
and we want to build some small showrooms for them. We wouldn’t be increasing the
amount of traffic or impact very much, and in t earing the building down we benefit by
having some state-of-the-art service bays that can service these modern cars. That building
would look like part of the whole complex of buildings; we’re not adding a lot of square
footage, it would just extend it to look more like a true, high-quality shopping center. We
would not remove any trees from the site, would improve fire access, improve utilities to
the building, balance the parking out, not increase the number of cars on display, not
increase lighting, and no large signs would be introduced. Mario, the general manager of
the site has stated they have no problems with the neighbors. We are in compliance with
the General Plan to renovate and preserve the auto dealerships, which generate s tax
revenue.
Mario, General Manager
- Our company and team love the Town of Los Gatos and are excited to add both McLaren
and Lotus brands to our store. With the addition of these two brands we will be
representing the most prestigious, exotic car brands in the world. I would like to
emphasize that our entire operation is created for the convenience of our clients. Most of
the cars we sell are sold online and most of the time we deliver them directly to clients.
Regarding our service operation, we have two enclosed carriers that go to clients daily to
pick up and deliver cars before and after repairs, so the impact of the vehicle traffic would
be minimal.
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MINUTES OF PLANNING COMMISSION MEETING OF JULY 12, 2023
Melinda Peacock
- I am a nearby homeowner I realize this is a commercial property, but I hope for a win/win
situation where the properties behind the dealership along the south elevation can also
enjoy their properties and retain the property values. I represent multiple homeowners
and the big concern for all of us is that a very large section of the building along t he south
elevation, which I believe is currently at 18 feet, is being increased to a height of 22 feet.
Because the building is so close to the property line this extra four feet has a dramatic
impact on us. It fully blocks the sky and what is a current majestic view of the mountains
from the second floor and impacts the enjoyment of our houses and back yards as well as
our property values. We’re asking to keep the height at the existing 18 feet.
Closed Public Comment.
Commissioners discussed the matter.
MOTION: Motion by Commissioner Janoff to approve an Architecture and Site
Application and Conditional Use Permit for 620 Blossom Hill Road .
Seconded by Commissioner Hanssen.
VOTE: Motion passed unanimously.
Chair Barnett indicated that he would recuse himself from participating in the public hearing
for Item 3, 15977 Shannon Road, due to a conflict of interest.
3. 15977 Shannon Road
Architecture and Site Application: S-20-017
APN 529-01-002
Applicant: Tom Sloan
Property Owner: JART, LLC
Project Planner: Erin Walters
Requesting Approval to Exceed the Maximum Height of a Visible Home in the Hillside for
an Addition to an Existing Single-Family Residence; to Construct an Accessory Building
with a Combined Gross Floor Area Greater Than 450 Square Feet, but Less Than 600
Square Feet; and for Site Improvements Requiring a Grading Permit on Property Zoned
HR-1. Categorically Exempt Pursuant to CEQA Guidelines Section 15301: Existing
Facilities.
Erin Walters, Associate Planner, presented the staff report.
Opened Public Comment.
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MINUTES OF PLANNING COMMISSION MEETING OF JULY 12, 2023
Tabea Thornton, Property Owner
- This has been a four-year process and I thank everyone who stuck with us through the
process. We are trying to improve this home.
Tom Sloan, Architect/Applicant
- Town consulting architect Larry Canon has called this a “very well designed project,” which
is a direct response to the homeowner’s objective and feedback from the Town staff and
the fire department. The current height of the building was mitigated by lopping off the
gabled roof, resulting in a flat roof design that reduces the overall height of the building by
5 feet, 6 inches, and the roof elements that exceed 18 feet are still below that. We are
asking for an exception to the Hillside Development Standards and Guidelines to exceed 18
feet in height as a remodel and addition. The roof overhang helps with the energy
efficiency of the project. The fire department requires that all exterior building materials
have a two-hour fire rating, so what appears to be wood siding on the home is actually
high-performance aluminum, which is a rain screen that cools the house down, and is a
product called Longboard. The horizontal rooflines eliminate an otherwise bland and boxy
building. The original pool and patio would be moved uphill to more stable ground. A
small addition to the existing residence is positioned out of view from any viewing
platforms and is unified within the overall design of this common roofline. The new
driveway design meets the fire department’s standards for the turnaround for emergency
vehicles. We meet all the findings on the project; approving it would provide a much safer
home for the homeowners and the driveway would be improved for the six other
neighbors.
Closed Public Comment.
Commissioners discussed the matter.
MOTION: Motion by Commissioner Hanssen to approve an Architecture and Site
Application for 15977 Shannon Road. Seconded by Commissioner Janoff.
VOTE: Motion passed unanimously.
PAGE 6 OF 6
MINUTES OF PLANNING COMMISSION MEETING OF JULY 12, 2023
OTHER BUSINESS
REPORT FROM THE DIRECTOR OF COMMUNITY DEVELOPMENT
Jennifer Armer, Planning Manager
• The General Plan Committee and Housing Element Advisory Board both have in -person
meetings scheduled for July 20th, at 5:30 p.m. and 7:00 p.m. respectively.
o The General Plan Committee will consider the initial draft language for changes
and implementation of the Housing Element Overlay Zone as part of the
implementation of the Housing Element.
o The Housing Element Advisory Board will consider an initial working draft
responding to some of the comments from HCD .
SUBCOMMITTEE REPORTS/COMMISSION MATTERS
None.
ADJOURNMENT
The meeting adjourned at 8:07 p.m.
This is to certify that the foregoing is a true
and correct copy of the minutes of the
July 12, 2023 meeting as approved by the
Planning Commission.
_____________________________
/s/ Vicki Blandin