16 Desk Item - Automobile Dealerships Study Sessiontow N uF MEETING DATE: 4/17/06
OTHER BUSINESS
, DESK ITEM
~o ova„os COUNCIL AGENDA REPORT
S GAj
DATE: April 17, 2006
TO: MAYOR AND TOWN COUNCIL
FROM: DEBRA J. FIGONE, TOWN MANAGER
SUBJECT: CONSIDERATION OF A RESOLUTION EXPRESSING SUPPORT FOR
AUTOMOBILE DEALERSHIPS AND DIRECTION ON ACTION ITEMS
FROM THE AUTOMOBILE DEALERSHIPS STUDY SESSION
REMARKS:
The attached information was received after the report on this matter was finalized. Attachment 13
prepared at the request of Mayor McNutt.
Attachments:
1-9. Previously Submitted
10. Letter from Nancy Bowen dated April 12, 2006 (2 pages).
11. Email from John Moore dated April 12, 2006 (4 pages).
12. Flyer provided by a council member from a member of the public (1 page).
13. Summary of Planning Permits (1 page).
14. Letter from Hoge, Fenton Jones & Appel, received April 17, 2006 (5 pages)
15. Study of Incentives & Policy Suggestions submitted by BT Commercial on April 17, 2006
(53 pages).
N:1DEV\RANDY\Town Council\AUTO DEALERSHIPS\LGAUTODLR RPT 041706dsk.wpd
PREPARED BY: BUD N. LOR
DIRECTOR OF COMMUNITY DEVELOPMENT
Reviewed by: Assistant Town Manager Attorney Clerk Finance
Community Development Revised: 4/17/06 4:22 pm
Reformatted: 5/30/02
RECEIVED
Nancy R. Bowen APR 1 3 2006
P. O. Box 35660 AY4R~TOVVNC4UNC
Monte Sereno, CA 95030-0660
Phone 408-354-7414
Fax 408-354-7585
April 12, 2006
Mayor Diane McNutt
Town of Los Gatos
110 East Main Street
Los Gatos, CA 95031
Dear Mayor McNutt:
Enclosed is a copy of an article from last weeks Kiplinger Forecast Letter which, over the last
40 years, I have found to be quite accurate on business trends.
It was with some reluctance that I extended the lease agreements for auto dealerships with
my tenants, because I was not sure that the current structure of marketing cars will continue to
be viable. The trend among the younger generation is to do their auto shopping on line and
head to where they can get the best deal
620 Blossom Hill Road was an eye sore when it sat empty for over 3..years. Now When
Hummer moves to Milpitas, I fear the crowds coming to`Vasona Park are again going to
see empty buildings and a used car lot. This is Los Gatos? This council should be looking
to the future and not be trying to save what is passing.
My father was born on this property 105 years ago this month as was his father. He saw
fruit trees that were no longer productive and had the property moved into the Town of Los
Gatos during the 1950's. Grant Bishop leased the property and put in a Chevrolet
Agency. Similarly Bill% Stuart created a Pontiac/GMC dealership. Times had changed. Then
the Town put up a great deal of resistance as the remaining part of the ranch became
condos. We could not give the fruit away. Times have changed again. As I stated at the
last meeting, I sincerely wish my tenants well. However, failed businesses are not good for
anyone, but empty buildings are even worse..
For the sake of the citizens of Los Gatos (and of Monte Serero who shop here), please
vote for Alternative 1 of the draft resolution.
i-
'he Kiplinger Letter - (March 31, 2006)
The Kipf
mqe1r L etter
Sear
ch B
ac tsu6s ,
Many- GM and Ford dealers will close up shoes in coming years,
forced out by the ailing automakers, which want to cut marginal =sellers
with high inventories and poor service. GM and Ford are worried
that the struggling dealerships will hurt weak brand names even more;;:
FSome multibrand dealers-will consolidate sales locations.
Prodded by GM and Ford with buyouts, they'll shutter several showrooms
and bring weaker-selling car lines to lots with more-popular models.;:;.
Buicks with GMC trucks or Lincolns and Mercurys with Fords, for :example.
Trimming dealerships won't be cheap or easy. Most are franchises,
protected by state laws that mandate elaborate buyout procedures.
More GM and_Fard car outlets are slaghinct nri.ces on their own,
without any incentives from automakers, in a bid to perk up their sales.
4Vp 6
wa4 cL a3/~1
Page 1 of 1
Patsy Garcia - Auto Dealership property
From: "John Moore" <jymoore@moorevalue.com>
To: "diane Mcnutt" <dmcnutt@losgatosca.gov>, 'Joe pirzynski" <jpirzynksi@losgatosca.gov>,
"steve glickman" <sglickman@losgatosca.gov>, "mike wasserman"
<mwasserman@losgatosca.gov>, "barbara spector" <bspector@losgatosca.gov>
Date: 4/12/2006 4:32:34 PM
Subject: Auto Dealership property
Dear council members. At the bottom of this message is a link to an article that recently appeared in the Mercury
News. Interesting how the approach of San Jose's council and staff is addressing the opportunity surrounding
potential land use. Certainly the specific properties involved are much larger than the parcels in Los Gatos
(except for the North 40) but the direction of San Jose to provide their residents with additional varied retail
opportunities is a much better approach than limiting both your options and the property owner's ability to
maximize their return. I have no problem with being a contributor to our community, making it the best that it can
be. For the past 50+ years our family has done exactly that. I urge the council to abandon the proposed
resolution and take a proactive approach to bringing to our residents the retail shopping opportunities they
deserve.
http://www.mercurynews.com/mld/merci rynews/business/14315087.litm
John Moore
Moore Buick Pontiac GMC
15500 Los Gatos Blvd
Los Gatos, Ca. 95032
(408) 356-8111
jymoore _.moorevalue.com
ATTACHMENT It
file://C:\Documents and Settings\pgarcia\Local Settings\Temp\GW}00003.HTM 4/13/2006
MercuryNews.com 104/11/2006 12 parcel sales likely to boost retail shopping space in S.J. Page 1 of 3
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Dating By Jon Ann Steinmetz
Mercury News
San Jose's efforts to provide more shopping space are bearing fruit, so to speak: A
T H
News
former 74-acre orchard along Highway 85 is on track to be developed as a retail and
Opinion
_
industrial complex.
Business
• Financial Markets
Separately, an 18.7-acre parcel owned by Knight Ridder at 1-880 and Brokaw Road is
• Technology
under contract to be developed for retail uses as well.
• Personal Technology
• Personal Finance
• Drive
The projects would address issues raised in a 2004 retail study that concluded the city is
• Real Estate
under-retailed" by about 25 percent, particularly in South San Jose and Berryessa. Both
Sports
properties would require amendments to the city's General Plan to change their permitted
land use.
Entertainment
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Life & Style
......,,.-._...-....,.....,w...................w....,....,..,,. ,..k
Nanci Klein of San Jose's Office of Economic Development said Lincoln Property, which
ONLINE EXTRAS
is expected to close soon on its purchase of the Knight Ridder land adjacent to the
Mercury News offices, has not decided exactly how it's going to use the land.
Newspaper Ads Online
_....,_.m.
Blogs
Klein said the project could be one big-box store (Home Depot, Wal-Mart, etc.) or
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perhaps two large stores with smaller, free-standing stores on the property.
Photo I Video
.
.
.
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_
.
.
RSS Feeds
"They're just beginning to talk to people in the marketplace about who specifically are
.
Discussion Boards
the interested parties, but they definitely sound excited," she said. "I'd imagine Lowe 's is
M
_..._....,,.._W_......
Traffic Reports
interested ...but we'll see."
• San
Weather
Lincoln Property could not be reached for comment. A Knight Ridder spokeswoman
• Rea
Past articles
confirmed the sale, but would not discuss details. Terms were not disclosed.
• star
Newsletters
• Met
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The former orchard in South San Jose's Edenvale area is being developed by iStar
• Pub
Today's Front Page
Financial. It was part of IBM now the Hitachi campus - when iStar bought it in June
Ret;
2000 for more than $1 million an acre.
crTC cr=o111t'CC
• i5ta
http://www.mercurynews.com/mld/mercurynews/business/14315087.htm 4/13/2006
MercuryNews.com 104/11/2006 12 parcel sales likely to boost retail shopping space in S.J. Page 2 of 3
Maps & Directions Its current zoning calls for 1.5 million square feet of industrial use, but iStar is seeking a
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General Plan Amendment for 1 million square feet of industrial and 450,000 square feet
Contact Us
of general commercial use. The request comes before the San Jose Planning • clin
<
Commission on Wednesday. Kni!
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City planners are recommending approval. As proposed, it would become' a hybrid
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property that retains some of the industrial core," said Susan Walton, principal planner for
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the city.
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Buy Photos
Klein said the iStar project is modeled after the adjacent Hitachi site, where the industrial
Ethics Policy
portion is smaller to allow room for other uses on the property a boon for developers
- °--r -
because they can lease the extra space for commercial uses.
Of the 74 acres, 42 would be converted to commercial and 32 would remain as industrial.
According to a city staff report, that could reduce the number of potential jobs on the site
by 500 to 1,100. However, 495,000 square feet of industrial development would be
reallocated to the New Edenvale Industrial Redevelopment area nearby, "so we don't
lose any industrial capacity, Klein said.
Further, the staff report says, the additional retail would meet the city's objective of
providing more places to shop.
To increase density, iStar is asking for a height increase to allow buildings up to 10
stories high 120 feet on the entire site instead of just a portion of it.
Stores that could go on the property include home improvement, clothing, electronics or
home furnishings. On the industrial side, it could house a large corporate headquarters or
several smaller campuses for biotech, semiconductor, communications or other users.
"There are a number of players in New Edenvale like Clinimetrics, Western Digital, IDT,
that are already saying that in the not-too-distant future they're going to need some more
space," Klein said.
The shopping center, meanwhile, would draw from the 2,900 homes approved for the
Hitachi transit village.
CET HOME DEL 1VE'Q7OF ("0
THE MERCUi Y 1I V
http://www.mercurynews.com/mld/mercurynews/business/14315087.htm 4/13/2006
MercuryNews.com 104/11/200612 parcel sales likely to boost retail shopping space in S.J. Page 3 of 3
http://www.mercurynews.com/mld/Mercurynews/business/14315087.htm 4/13/2006
AldkR'P! ALERT! ALE.. J."
T.tUS HAPPEN TO YOU
COME TO THE TOWN COUNCIL MEETING
MONDAY, .APRIL I7, 2006 7PM
I'.Ll'1~. SWA.NSON FAMILY MUST SE), THEIR AUTO DEALERSHIP
PROPERTY .ATTHE CORNER GE BLOSSOM BILL AND LOS G A'TOS BLVD
THE LOS GATOS TOWN COUNCIL WISHES TO MAKE THAT .SALE
IMPOSSIBLE
War Property Owner:
You are the owner of a property that has Commercial Zoacing. Your property could be in
danger due to unfair limitations placed on you by the Town.
Re it known, that the Los Gatos Town Council is considering placing a moratorium on all
auto dealership properties in Los Gatos. By this resolution the only Buyer these property
owners could sell to would be one that could house an auto dealership.
Section 3062 of the California. Vehicle Coda, "firnits the ability of a franchisor to establish
or relocate a dealership within an area where the same liinc-make is already represented. In
doing so the section utilizes the term 'relevant warket area' which is in turn 4efined in
Section 507 as being "any area within a radius of :l0 miles from the site of a potential new
dealership" (see Civ 231.95 Court of Appeal, 'T'hird District, California Dec. 1.8, 1984 RMW
North Americo, vs. New Motor Vehicle Board)
The Swanson faamby have been forced to close their dealership due to 2 change in the
economy. They have a willing Buyer who has committed- to following the current city
code-, and requirement,, in order to develop a mixed use property with both retail shops and
residential properties. fP a moratorium demands that an auto dealer be a tenant in that
property, there: will be NO BUYER because ALL AUTO DEALERSRL(PS ARE INSIDE
THE 1.0 MILE RAW US.
1'.01S IS JUST WOAT COULD HAPPEN' TO YOU! In essence the Town of Los Gatos is
discriminating against- this properly owner and any property owner who has an auto
dealership as a tenant. This resolution or change actually imposes development
requirements different than similarly situated properties.
PROTECT YOUR RIGkITS AND SUPPOIr'.'1". HE RIGHTS OF PROPERTY OWNERS.
SPEAK UP AND TELL THE COUNCIL T.'R'AT THERE S.I-101ILD BE NO C.I:IA GE IN
THE C URREI~T C 0.9,«'.S. IF, THE TOW[. 'COUNCIL CAN 'T'IE THE HAM)$ OF ON'E
YROPERTY OWNER, THEY C.AN TIF THE HANDS OF QTIIERS.
TUIS COULD HAPPEN TO YOU!
Mrs. Grant Robert Bishop ATTACHMENT /Z
SUMMARY OF PLANNING PERMITS
April 17, 2006
!~S GASOS
\ppI lcat11111
\\,IIo
Scope of
Tcpc
-\pproNes:'
Fee
RcNieN~
Architectural & Site Approval
Planning Commission
$ 5,871.00
Evaluate architecture and site layout. Uses
(A&S)
are not reviewed. Uses governed by
Zoning Code.
Conditional Use Permit (CUP)
Planning Commission
$ 4,069.80
Evaluate appropriateness of proposed use.
Zoning Code identifies uses which may be
approved at the discretion of the Planning
Commmission (conditional uses). Evaluate
the compatibility of proposed use with
surrounding areas and establish conditions
or standards for operation of the use.
Planned Development (PD)
Town Council
$ 20,054.52
Zone change. Evaluate appropriateness of
land use and general architecture and site
layout of a proposed project. In approving
a PD, Town Council establishes zoning
regulations specific to the site. Requires
Architecture and Site Approval for detailed
architecture and site design after approval
of PD.
A T TA CHMENT 13
N:\DEV\RANDY\Town Council\AUTO DEALERSHIPS\Summary Planning Permits 041706.xls Page 1
yyJV V1
SAN JOSE OFFICE
.Hoge
Fenton Telephone: 408.287.9501 60 South Market Street, Suite 1400
Jones & Facsimile: 408.287,2583 San Jose, CA 95113-2396
Appel inc. TRI VALLEY OFFICE
attorneys at Law Telephone: 925.224.7780 6155 Stoneridge Drive, Suite 100.
Facsimile 925.224.7782 Pleasanton, CA 94588
Fax Cover Sheet
TOi Mayor and Town Council
D
FAX NO: 408.399.5786 and 408.354.8431
COMPANY: Town of Los Gatos APR 1 7 2006
PHONE NO: 408.354.6832 or 408.354.6834 TOWN OF LOS GHTOS
CLERK DEPARTMENT
FROM: John A. Hickey 409.947.241.
DATE: April 17, 2006
NO. PAGES: 5
MESSAGE:
Re: 4/17/06 Council Agenda - Item 16 (Resolution re Auto Dealerships).
Please distribute the attached letter to the Mayor and the Town Council, in advance of this
evening's Town Council meeting.
Thank you.
CONFIDENTIALITY NOTICE
The dooumeinu accompanying this teiecopy transmission contain confidential information belonging to the
sunder wbkh is legally privileged. The information is intended only for the use of the individual or entity
named above. If you are not the intended recipient, you are hereby notified that any disclosure, copying,
distribution or the taking of any action in reliance on the contents of this telecopied information is strictly
prohibited. If you have received this telecopy in error, please immediately notify its by telephone to arrange for the
return of the original documents to us.
If this tax is incomplete or difficult to read, please call (408) 287-9501, x 1485
❑Original will follow by mail 13 Origin$1 will no,
ATTACHMENT It
LYJUUZ
Reply to: ■ San Jose
60 South Market Street, SuBe 1400
San Jose, CeAtomla 95113-2396
Telephone 408,287. 9501
Fatsltnlla: 408.267.2583
John A Hickey
408.047.2414
jahChogefenton.com
VIA PACSIMILE AND MAIL
Mayor and Town Council
Town of Los Gatos
110 E. Maid St.
Los Gatos, CA 95031
Hoge
Fentoxi.
Jones &
Appel int.
att meys at Law
San Jose ■ PleasaXton
April 17, 2006
0 PNYiaankon
6155 stonari04e Drive, suite 200
Pleasanton, C irbrn!a 94598-3283
Telephone: 925.224.77so
F-krille: 925.224.7782
Re: 4/17/06 Council Agenda, Item 16: Resolution Regarding Auto Dealership Sites
bear Mayor and Town Council:
On behalf of James and Paula McHugh, we submit the following comments regarding the
proposed. resolution regarding auto dealership sites in Los Gatos. While the McHughs appreciate
the Council's desire to keep auto dealerships in Los Gatos, the McHughs are dismayed to see
that the resolution and action items proposed by Town staff would have the unintended effect of
discouraging auto dealerships in town.
The McHughs urge the Council to reject the proposed resolution and instead direct Town
staff to work in close cooperation with auto dealerships, owners of auto dealership sites, and
owners of potential auto dealership sites to develop an attractive incentive package to encourage
auto dealerships in Los Gatos.
15400 Los Gatos Boulevard
The McHughs own the property at 15400 Los Gatos Boulevard, located at the corner of
Los Gatos Boulevard and Gateway Drive, through a living trust. -As noted in the materials
prepared by Town staff for the Council's March 20 study session, the property is not an
automobile dealership site, because the Swanson Ford dealership previously located at the site
has been forced to close. Nonetheless, the McHughs are deeply concerned about the adverse
impact that the resolution and the staff recommendations would have on the continued viability
of auto dealerships in Los Gatos.
Expression of Support Is an Emote Gesture
While the McHughs appreciate the Council's desire to support auto dealerships in town,
the mere expression of support in the draft resolutions is hollow, because is does not provide any
q_J/. VVo
Town of Los Gatos
April 17, 2006
Page 2
practical incentive or support. Rather than adopt an empty resolution that fails to provide real
assistance, the Council should acknowledge that certain sites in Los Gatos are no longer viable
locations for auto dealerships and that the Town's policies have hurt, rather than helped, many of
the auto dealerships. Working from that premise, the Council should direct Town staff to work
in close cooperation with auto dealerships, owners of auto dealership sites, and owners of
potential auto dealership sites to develop an attractive incentive package to help auto dealerships
in Los Gatos.
Fiscal Analysis Requirement Discourages Auto Dealerships
Buried in item 3 of the staff repott is a recommendation that the Council amend the
proposed resolution to require that any application to change the land use of an auto dealership
site include a revenue impact analysis or a fiscal impact analysis, and that the Town consider
fiscal impacts when reviewing such an application. Unfortunately, the proposed requirements
would discourage landowners in Los Gatos from leasing to auto dealerships, because the
requirements would increase the cost of shifting from an auto dealership use to another use after
an auto dealership departs. While the Town may be tempted to impose additional procedural
costs or substantive restrictions that would make it more difficult for auto dealership sites to shift
to another use, the practical effect would be that landowners would refuse to lease to auto
dealerships, and auto dealerships would refuse to purchase property in Los Gatos, thereby
undermining the, Town's objective.
Prudent business strategy requires that a landowner maintain as many options as possible.
Ifthe Town imposes requirements that make it harder for a landowner to shift from an auto
dealership use to another use, the Town effectively limits the value of the site by limiting the
landowner's options. Faced with a choice between leasing land to an auto dealership, and thus
being required to pay more and overcome additional obstacles in the event that the auto
dealership fails, versus leasing. land to another commercial use without such restrictions, a
prudent landowner would choose to avoid the auto dealership. The same consideration is true of
any other procedural or substantive obstacle the Tow might impose to discourage changes of
use at auto dealership sites. By imposing new obstacles, delays, and de facto moratoriums, the
'T'own punishes the auto dealerships that have provided so much of the Town's revenue over the
yews..
Agenda Item Failed to provide Adequate Public Notice
The McHughs also object to the fact that the agenda issued by the Council for the April
17 meeting fails to describe adequately the action proposed by Town staff. The agenda describes
the proposed action benignly as "Consideration of a resolution expressing support for automobile
dealerships and review of action'items from the automobile dealerships study session."
However, buried in item 3 of the. staff report is a recommendation that the Council include in the
proposed resolution an amendment to the Town's application procedure that would require a
fiscal analysis for site development permits involving auto dealership sites. The requirement of a
fiscal analysis is neither an expression of support for auto dealerships nor an action item from the
automobile dealership study session, as evidenced by the minutes of the March 20 Council
meeting.
192019
%JV VY
Town of Los Gatos
April 17, 2006 .
Page 3
Good governance and the Brown Act require that the agenda include a reference to the
proposed requirement of a fiscal analysis. The agenda item as posted fails to provide adequate
notice, and the Council, even if it adopts the proposed resolution, must not include the provision
regarding a fiscal analysis-
Seek Input from Auto Dealers Before Developing an Tncentive Plan Not After
Town staff recommends that the Town develop a proposed incentive plan to encourage
auto dealerships to come to andiemain in Los Gatos. If the Town wants to. encourage auto
dealerships to remain in Los Gatos, the Town must offer an attractive incentive plan; moreover,
that incentive plan must reflect the knowledge and needs of the auto dealerships, not just Town
staff.
. Unfortunately, Town staff recommends that the Council direct staff to convene a formal
meeting with the auto dealers after Town staffprepares the Town Code amendments and the
draft incentive package. With all due respect, this puts the cart before the horse and marginalizes
the people and businesses that are in the best position to design the incentive plan. While Town
staff may understand the planning objectives of the Town, Town staff does not understand the
constraints and landscape of the, auto dealership market as well as the auto dealerships
themselves.
Rather than treat the auto dealerships as a token afterthought, the Council should require
Town staff to develop an incentive plan only in close cooperation with the auto dealerships, and
should direct the, Town staff not to bring the incentive plan to the Council for consideration
unless it has the support of the auto dealerships in Los Gatos.
Commitment to Los Gatos
The McHughs have lived and worked in Los Gatos for almost 40 years and remain
committed to the Town's economic health and community spirit. The McHugh property at
15400 Los Gatos Boulevard was a longtime auto dealership site and a source of much revenue
for the Town. Now, despite the.McHughs' best efforts, the site is no longer a viable location for
an auto dealership. The Council must acknowledge that if the Town wants to encourage the
survival of the remaining auto dealerships, it mast revise its policies to provide real incentives
and support. The McHughs therefore encourage the Council to reject the proposed resolution
and instead direct Town staff to work in close cooperation with auto dealerships, .owners of auto
dealership sites, and owners of potential auto dealership sites to develop an attractive incentive
package to help auto dealerships: in Los Gatos.
192019
Lflj
HOGE, Fl
JONES & APPEL, INC.
N/~I BT Commercial
Commercial Real Estate Services, Worldwide.
April 17, 2006
The Mayor and
Town Council Members
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95030
1650 Technology Drive Suite 600
San Jose CA 95110
tel 408 436 8000
fax 408 436 3699
www.naibtcommercial.com
'AA 17 2.006
TOWN OF' 1_"S T vS
CLERK
Re: incentives and Policy Suggestions that Assist Automobile Dealerships Achieve
Economic Viability
Dear Madame Mayor:
As you are aware, my associate, ion Stansbury and 1, are the real estate sales representatives for
Swanson Ford in the disposition of their inactive land site located at 16005 Los Gatos Boulevard
in the Highway Commercial Zoning District.
The attached, bound informal study is provided to you to illustrate some facts about:
The incentives the town has in place to support auto dealerships and/or
landowners leasing to dealers.
Those incentives that the dealers themselves have suggested.
Those incentives offered in competing locations where the auto mall model,
operating with proven incentives, is a thriving economic environment.
These incentives are illustrated by a photographic tour of the auto dealerships in Los Gatos as
compared to a similar pictorial tour of the Capital Expressway Auto Mall. Clearly, there are
exceptional differences in the two operating models.
We hope that this bound study will provide you with a direct illustration showing that the types of
incentives asked for by your own dealership operators are found in this example of a successful
"dealership" row. Please bring this bound study with you to the meeting tonight as you may want
to use it as a ready reference.
Please contact us if we can answer any questions.
Sincerely,
NAI BT COMMERCIAL/TERRACOMMERCIA.L
u ti c l
e th axton i! Jon Stansbury l =
Vice President lam' Vice President
a
cc: Los Gatos Town Manager, Community Development Director
Los Gatos Daily News, San Jose Mercury News
ATTACHMENT/!5'-
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