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2011020708 - 22 S. Santa Cruz AvenueMEETING DATE: 02/07/2011 ITEM NO: `oOS COUNCIL AGENDA REPORT DATE: JANUARY 6, 2011 TO: MAYOR AND TOWN COUNCIL FROM: GREG LARSON, TOWN MANAGER SUBJECT: CONDITIONAL USE PERMIT U -10 -013. PROJECT LOCATION: 22 S. SANTA CRUZ AVENUE, SUITE A. PROPERTY OWNER/APPLICANT: RONALD TATE. APPELLANT: LANCE TATE. CONSIDER AN APPEAL OF A PLANNING COMMISSION DECISION TO DENY A REQUEST TO ADD THREE SALON STATIONS TO AN EXISTING PERSONAL SERVICE BUSINESS (MADDOX HAIR SALON) OPERATING IN CONJUNCTION WITH A RETAIL STORE ON PROPERTY ZONED C -2. APN 510 -45 -014. RECOMMENDATION After opening and closing the public hearing, it is recormnended the Town Council: 1. Uphold the Planning Commission's decision denying Conditional Use Permit U -10 -013 (motion required); and 2. Adopt resolution denying an appeal of a Planning Commission decision to deny a request to add three salon stations to an existing personal service business (Maddox Hair Salon) operating in conjunction with a retail store on property zoned C -2 (Attachment 2) (motion required). ALTERNATIVES Alternatively, the Council may: Determine that the Planning Commission's decision should be reversed or modified and find one or more of the following: PREPARED BY : Wendie R. Rooney, Director of Community Development Reviewed by: Assistant Town Manager — Attorney Clerk Administrator Finance � mmunity Development N:\DEV\TC REPORTS\201 RSSC22.docx Reformatted: 5/30/02 PAGE 2 MAYOR AND TOWN COUNCIL SUBJECT: 22 S. Santa Cruz Avenue, Suite A/U -10 -013 January 19, 2011 a. Where there was error or abuse of discretion on the part of the Planning Commission; or b. The new information that was submitted to the Council during the appeal process was not readily and reasonably available for submission to the Commission; or c. An issue or policy over which the Commission did not have discretion to modify or address, but which is vested in the Council for modification or decision; or If the predominant reason for modifying or reversing the decision of the Planning Commission is new information as defined in Subsection (b) above, it is the Town's policy that the application be returned to the Commission for review in light of the new information unless the new information has a minimal effect on the application. • Continue the project to a date certain with specific direction (motion required); or • Remand the project to the Planning Commission with specific direction (motion required). I :7_X4 1 K f 3: Z l l 11 o f X71 The Planning Commission approved a Conditional Use Permit (CUP) to operate a personal service business in conjunction with a retail store (PLUSH Clothing Boutique and Salon) on February 14, 2007, at the subject location (Attachment 5). The project approved 480 square feet of the commercial space for salon use and 500 square feet for retail use. The retail area fronts on S. Santa Cruz Avenue as shown on the approved floor plan (Exhibit 6 of Attachment 7). The CUP limited the salon use to a maximum of four salon stations and two shampoo chairs (see Exhibits 4 and 6 of Attachment 7). In 2004, the Town adopted Ordinance 2132 establishing personal service business regulations (Attachment 4). The regulations require a CUP for personal service businesses in the Central Business District (CBD). DISCUSSION A. Project Summary The applicant appealed the decision of the Planning Commission to deny a request to add three salon stations to an existing personal service business operating in conjunction with a retail store. The applicant is proposing to convert 400 square feet of retail space in their business to personal service, to add three salon stations and to retain approximately 100 square feet of retail space for salon products. The applicant submitted a letter of justification with floor plans (Exhibit 8 of Attachment 7). The floor plans show the proposed modification will result in the relocation of the salon area from the rear of the commercial space to occupy the entire commercial space. PAGE 3 MAYOR AND TOWN COUNCIL SUBJECT: 22 S. Santa Cruz Avenue, Suite A/U -10 -013 January 19, 2011 Please see Attachment 7 for additional information and analysis regarding the project. B. Planning Commission On October 27, 2010, the Planning Commission considered the subject application (see Attachment 7). The Commission discussed the intent of requiring a CUP for personal service businesses in the CBD, the current mix of uses, and the previous approval to allow the existing personal service in conjunction with retail. The Planning Commission's first motion proposed to approve the request; it failed 3 -4. The second motion proposed to deny the request; it passed 4 -3. The Planning Commission denied the proposal because it would remove a retail use where retail should be emphasized, expands a personal service business where there are multiple existing personal service businesses in the vicinity, and conflicts with the provisions and objectives of the General Plan since it changes the mix of uses in the CBD. See Attachment 6 for the Commission's full discussion. C. Appeal An appeal of the Planning Commission decision was received on November 3, 2010 (Attachment 1). The basis for the appeal is that the Planning Commission did not want to set a precedent and that the appellant believes the request may be a policy issue for Council. CONCLUSION Given that the location is outside of the downtown core and there is only one other adjacent retail use to attract foot traffic, the request may present a case where a personal service business is appropriate. However, the subject location is adjacent to other personal service businesses and an additional personal service business may create an over - concentration of salons (Exhibit 7 of Attachment 7). Additionally, the project would remove a retail space from the current mix of uses in the Central Business District (CBD) where the General Plan states retail uses should be emphasized. The Commission denied the application based on the proposal's conflict with the provisions and objectives of the General Plan since it changes the mix of uses in the CBD, would remove a retail use where retail should be emphasized, and expands a personal service business where there are a number of existing personal service businesses (Attachment 6). The Council should consider whether the use will detract from the existing land use mix or create an over - concentration of similar types of businesses. ENVIRONMENTAL ASSESSMENT The project is Categorically Exempt according to Section 15301 Class 1 of CEQA as adopted by the Town, which exempts permitting projects consisting of permitting an existing facility with no structural expansion. PAGE MAYOR AND TOWN COUNCIL SUBJECT: 22 S. Santa Cruz Avenue, Suite A/U -10 -013 January 19, 2011 FISCAL IMPACT None. Attachments 1. Appeal. 2. Resolution denying the appeal. 3. Resolution granting the appeal. 4. Ordinance 2132. 5. Excerpt of the Planning Commission minutes of February 14, 2007. Excerpt of the Planning Commission verbatim meeting minutes of October 27, 2010. Report to the Planning Commission for the meeting of October 27, 2010. Distribution cc: Ronald and Lance Tate, 22 S. Santa Cruz Avenue, Second Floor, Los Gatos, CA 95030 WRR:JLS:cgt N:\DEV\TC REPORTS\2011 \SSC22.docx FILING FEES $321.00 Residential $1,288.00 per Commercial, Multi- family or Tentative Nlap Appeal Town of Los Gatos Office of the Town C 110 E. Main St., Los Gatos APPEAL OF PLANNING L the undersigned, do hereby appeal a decision of the Planning Commission as follows: (PLEASE TYPE DATE OF PLANNING COMMISSION DECISION: 1 PROJECT / APPLICATION NO: U -to- O 13 ADDRESS LOCATION: 22 0�0@ 11 0 W [a . N I5V�10 "Wil PRINT l^{YTL�),ZSO e. l #f ' OWN�N OF LOG GATOS CLERK DEPARTMENT 50D.aK - oei)OSI( - Pursuant to the Town Code, the Town Council may only grant an appeal of a Planning Commission decision in most matters if the Council finds that one of three (3) reasons exist for granting the appeal by a vote of at least three (3) Council members. Therefore, please specify how one of those reasons exist in the appeal: The Planning Commission erred or abused its discretion because 2. There is new information that was not reasonably available at the time of the Planning Commission decision, which is OR (please attach the new information if possible): OR 3. The Planning Commission did not have discretion to modify or address the following policy or issue that is vested in the Town Council: 1' is 0i2 ce#j1da T.r,o-r pc,*niH+nlc e4M ,IsSrcwt 0/0 n0o /2u LE N. 60¢ FWOrz- AS T•[eV h1j;;� CGNc�'-A eruct scri/v4 A P2Ec 5 -r iA7- e..euuo r?E /NrcRldn- � A-S rdt-tcy wt ACUt- T4Ar t CoWA Ile•A Pd y t -r uVCI rR- LY ' L TX(L S (cWS IF MORE SPACE IS NEEDED, PLEASE ATTACH ADDITIONAL SHEETS. LbIPORTANT: 1. Appellant is responsible for fees for transcription of minutes. A $500.00 deposit is required at the time of filing. 2. Appeal must be filed within ten (10) calendar days of Planning Commission Decision accompanied by the required filing fee. Deadline is 5:00 p.m. on the 10'" day following the decision. If the 10" day is a Saturday, Sunday, or Town holiday, then it may be filed on the workday immediately following the 10 day, usually a Monday. 3. The Town Clerk will set the hearing withing 56 days of the date of the Planning Commission Decision (Town Ordinance No. 1967) 4. An appeal regarding a Change of Zone application or a subdivision map only must be filed within the time limit specked in the Zoning or Subdivision Code, as applicable, which is different from other appeals. 5. Once filed, the appeal will be heard by the Town Council. 6. If the reason for granting an appeal is the receipt of new information.. the application will usually be returned to the Planning Commission for reconsideration. PRINT NAME Wa` C C ` SIGNATURE: r � DATE: 11 /1 1101C> ADDRESS: 22 S.S.,,, A, Zrro r PHONE: 24I - 0Z93 /.oy (AA 5, (A 4rb30 * ** OFFICIAL USE ONLY *** DATE OF PUBLIC HEARING: tZ LRG4S DM 1)0 *fi1 CONFIRMATION LETTER SENT: D Pending Planning Department Confirmation TO APPLICANT & APPELLANT BY: DATE TO SEND PUBLICATION: DATE OF PUBLICATION: \:>1>E4 FpR \tSWtva,u�l+ID9 -10 FonmVAppeL. Pl,minE Cnm,uaon�m 111/`.009 ATTACBMM 1 THIS PAGE INTENTIONALLY LEFT BLANK RESOLUTION 2011- RESOLUTION DENYING AN APPEAL OF A PLANNING COMMISSION DECISION TO DENY A REQUEST TO ADD THREE SALON STATIONS TO AN EXISTING PERSONAL SERVICE BUSINESS (MADDOX HAIR SALON) OPERATING IN CONJUNCTION WITH A RETAIL STORE ON PROPERTY ZONED C -2. APN: 510 -45 -014 CONDITIONAL USE PERMIT APPLICATION: U -10 -013 - PROPERTY LOCATION: 22 S. SANTA CRUZ AVENUE PROPERTY OWNER/APPLICANT: RONALD TATE APPELLANT: LANCE TATE A. This matter came before the Town Council for public hearing on February 9, 2011, and was regularly noticed in conformance with State and Town law. B. The applicant seeks an appeal of a Planning Commission decision to deny a request to add three salon stations to an existing personal service business (Maddox Hair Salon) operating in conjunction with a retail store on property zoned C -2. Currently, the CUP allows four salon stations and two shampoo chairs. However, the applicant is requesting seven salon stations and two shampoo chairs. C. On October 27, 2010, the Planning Commission considered the request to modify an existing CUP to add three salon stations to an existing personal service business (Maddox Hair Salon) operating in conjunction with a retail store on property zoned C -2. The Commission denied the request finding that the proposal would remove a retail use where retail should be emphasized, adds a personal service business where there are multiple existing personal service businesses in the vicinity, and conflicts with the provisions and objectives of the General Plan since it changes the mix of uses in the CBD. D. Town Code requires a CUP for personal service business uses in the Central ATTACENIM 2 Business District. E. Pursuant to Town Code Section 29.10.190(b), the hearing body may deny a CUP for a personal service business if the proposed use of the property is not in harmony with specific provisions or objectives of the general plan and the purposes of this chapter; will detract from the existing balance and diversity of businesses in the commercial district in which the use is proposed to be located; would create an over - concentration of similar types of businesses; or will detract from the existing land use mix and high urban design standards including uses that promote continuous pedestrian circulation and economic vitality. F. Pursuant to Town Code Section 29.10.190(a), the hearing body may grant a CUP if the proposed uses of the property are essential or desirable to the public convenience or welfare; will not impair the integrity and character of the zone; would not be detrimental to public health, safety or general welfare; and are in harmony with the various elements or objectives of the General Plan and the purposes of the Town Code. G. Council received testimony and documentary evidence from the applicant and all interested persons who wished to testify or submit documents. Council considered all testimony and materials submitted, including the record of the Planning Commission proceedings and the packet of material contained in the Council Agenda Report dated January 6, 2011, along with any and all subsequent reports and materials prepared concerning this application. H. Council finds as follows: 1. The Planning Commission had the discretion to address the CUP modification request and did not err in its decision. 2. Pursuant to Town Code section 29.20.190(b), the requested modification of a CUP is not in harmony with specific provisions or objectives of the general plan and the purposes of this chapter; will detract from the existing balance and diversity of businesses in the commercial district in which the use is proposed to be located; would create an over - concentration of similar types of businesses; and will detract from the existing land use mix and high urban design standards including uses that promote continuous pedestrian circulation and economic vitality. This finding is based on the evidence presented in the Council Agenda Report dated January 6, 2011, and incorporates the findings made by the Planning Commission on October 27, 2010, regarding this application. RESOLVED: 1. The appeal of a Planning Commission decision for CUP application U -10 -013 is denied. 2. The decision constitutes a final administrative decision pursuant to Code of Civil Procedure section 1094.6 as adopted by section 1.10.085 of the Town Code of the Town of Los Gatos. Any application for judicial relief from this decision must besought within the time limits and pursuant to the procedures established by Code of Civil Procedure section 1094.6, or such shorter time as required by State and Federal Law. PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los Gatos, California on the 9` day of February 2011, by the following vote. COUNCIL MEMBERS: AYES: REN'" ABSENT: ABSTAIN: ATTEST: /s /Jackie D. Rose CLERK OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA SIGNED: /s/Mayor Joe Pirzynski MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA RESOLUTION 2011- RESOLUTION GRANTING AN APPEAL OF A PLANNING COMMISSION DECISION TO DENY A REQUEST TO ADD THREE SALON STATIONS TO AN EXISTING PERSONAL SERVICE BUSINESS (MADDOX HAIR SALON) OPERATING IN CONJUNCTION WITH A RETAIL STORE ON PROPERTY ZONED C -2. APN: 51045 -014 CONDITIONAL USE PERMIT APPLICATION: U -10 -013 PROPERTY LOCATION: 22 S. SANTA CRUZ AVENUE PROPERTY OWNER/APPLICANT: RONALD TATE APPELLANT: LANCE TATE WHEREAS: A. This matter came before the Town Council for public hearing on February 9, 2011, and was regularly noticed in conformance with State and Town law. B. The applicant seeks an appeal of a Planning Commission decision to deny a request to add three salon stations to an existing personal service business (Maddox Hair Salon) operating in conjunction with a retail store on property zoned C -2. Currently, the CUP allows four salon stations and two shampoo chairs. However, the applicant is requesting seven salon stations and two shampoo chairs. C. On October 27, 2010, the Planning Commission considered the request to modify an existing CUP to add three salon stations to an existing personal service business (Maddox Hair Salon) operating in conjunction with a retail store on property zoned C -2. The Commission denied the request finding that the proposal would remove a retail use where retail should be emphasized, adds a personal service business where there are multiple existing personal service businesses in the vicinity, and conflicts with the provisions and objectives of the General Plan since it changes the mix of uses in the CBD. ATTA 3 D. Town Code requires a CUP for personal service business uses in the Central Business District. E. Pursuant to Town Code Section 29.10.190(b), the hearing body may deny a CUP for a personal service business if the proposed use of the property is not in harmony with specific provisions or objectives of the general plan and the purposes of this chapter; will detract from the existing balance and diversity of businesses in the commercial district in which the use is proposed to be located; would create an over - concentration of similar types of businesses; or will detract from the existing land use mix and high urban design standards including uses that promote continuous pedestrian circulation and economic vitality. F. Pursuant to Town Code Section 29.10.190(a), the hearing body may grant a CUP if the proposed uses of the property are essential or desirable to the public convenience or welfare; will not impair the integrity and character of the zone; would not be detrimental to public health, safety or general welfare; and are in harmony with the various elements or objectives of the General Plan and the purposes of the Town Code. G. Council received testimony and documentary evidence from the applicant and all interested persons who wished to testify or submit documents. Council considered all testimony and materials submitted, including the record of the Planning Commission proceedings and the packet of material contained in the Council Agenda Report dated January 6, 2011, along with any and all subsequent reports and materials prepared concerning this application. H. Council finds as follows: 1. The request involved an issue or policy over which the Commission did not have discretion to modify or address, but which is vested in the Council for modification or decision. 2. Pursuant to Town Code section 29.20.190 (a), the requested modification of an existing CUP is essential or desirable to the public convenience or welfare; will not impair the integrity and character of the zone; would not be detrimental to public health, safety or general welfare; and are in harmony with the various elements or objectives of the General Plan and the purposes of the Town Code. This finding is based on the evidence presented in the Council Agenda Report dated January 6, 2011. 3. The project is categorically exempt from environmental review pursuant to Section 15301 of the State Environmental Guidelines as adopted by the Town. 4. The proposed use is consistent with the Redevelopment Plan for the Central Los Gatos Redevelopment Project Area (section IV.13), as evidenced by the staff report prepared for the public hearing on October 27, 2010. RESOLVED: 1. The appeal for CUP application U -10 -013 for modification of an existing CUP is granted. 2. The Conditions of Approval attached hereto as Exhibit A are hereby adopted as the Conditions of Approval for modification of this permit. 3. The decision constitutes a final administrative decision pursuant to Code of Civil Procedure section 1094.6 as adopted by section 1.10.085 of the Town Code of the Town of Los Gatos. Any application for judicial relief from this decision must besought within the time limits and pursuant to the procedures established by Code of Civil Procedure section 1094.6, or such shorter time as required by State and Federal Law. PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los Gatos, California on the 9` day of February 2011, by the following vote. COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN: SIGNED: /s/ Mayor Joe Piizynski MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA ATTEST: /s /Jackie D. Rose CLERK OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA ORDINANCE 2132 ORDINANCE OF THE TOWN OF LOS GATOS AMENDING THE ZONING ORDINANCE OF THE TOWN CODE ESTABLISHING PERSONAL SERVICE BUSINESS REGULATIONS IN SECTIONS 29.10.020, 29.20.185, 29.20.190 AND 29.60.320 WHEREAS, the Town of Los Gatos seeks to preserve its unique mix of businesses in the downtown that contribute to its economic success; and WHEREAS, the Town of Los Gatos general plan contains numerous goals, policies and implementing strategies intended to preserve its unique retail environment; and WHEREAS, concerns have been raised in the community regarding potential detrimental impacts of additional Personal Service Businesses in the central business district including but not limited to, location, parking, traffic circulation, and land use mix; and WHEREAS, the Town of Los Gatos zoning regulations do not provide a definition of "Personal Service Business" nor does it contain adequate ways to regulate potential negative impacts associated with them; and WHEREAS, an increase in the number of Personal Service Businesses potentially threatens the Town's unique retail environment by their ability to displace retail businesses and may reduce the attractiveness of the Central Business District to retail consumers, and ultimately may limit the ability of the Central Business District to successfully compete with other business districts in the region; and WHEREAS,_ the Town Council directed the Community Development Department to develop re related to Personal Service Businesses; and WHEREAS, the Town Council's intent in adopting this ordinance is to ensure the exercise of greater control over the location of new personal service businesses in order to promote high standards of urban design and careful consideration of pedestrian circulation, compatibility with adjacent businesses, economic vitality and aesthetics. THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES ORDAIN AS FOLLOWS: SECTION I Town Code Section 29.10.020 is amended to read as follows: Section 29.10.020 Definitions Personal service business means uses that predominately sell personal convenience services directly to the public, including but not limited to, barbers, beauty salons and related services, cosmetologists, electrolysis, facial and/or skin care, hair dressers and/or hair stylists, hair removal and/or replacement, manicurists, nail salons, pedicurists, permanent make -up, skin and body care, piercing, spas, tanning salons, tattooing, cleaners, dog grooming, tailors and other services of a Paae 1 of 4 ATTACHMENT 4 similar nature. Personal service business does not include travel agencies, insurance offices, law offices, architect offices, or any other of office use. Retail use means providing on site sales directly to the consumer for consumer or household use, including but not limited to the following: small markets/businesses which sell meat, vegetables, dairy products, baked goods, candy and/or other food products, household cleaning and maintenance products, cards, stationary, notions, books, cosmetics, specialty items, hobby materials, toys, household pets and supplies, apparel, jewelry, fabrics, cameras, household electronic equipment, CD music and movies, sporting equipment, kitchen utensils, home furnishings, home appliances, art supplies and framing, art work, antiques, paint, wallpaper, carpet, floor covering, office supplies, musical instruments, hardware, homeware, computers and related equipment/supplies, bicycles, automotive parts and accessories (excluding service and installation), and flowers, plants and garden supplies (excluding nurseries). Retail sales that are incidental to the primary use will not satisfy this definition. SECTION II Town Code Section 29.20.185 (1) is amended to read as shown in Exhibit A attached hereto. SECTION III Town Code section 29.20.190 (b) is amended to read as follows: (b) The deciding body, on the basis of the evidence submitted at the hearing, may deny a conditional use permit for a formula retail business or a personal service business if any of the following findings are made: (1) The proposed use of the property is not in harmony with specific provisions or objectives of the general plan and the purposes of this chapter; (2) The proposed use will detract from the existing balance and diversity of businesses in the commercial district in which the use is proposed to be located; (3) The proposed use would create an over - concentration of similar types of businesses, or; (4) The proposed use will detract from the existing land use mix and high urban design standards including uses that promote continuous pedestrian circulation and economic vitality. SECTION IV Town Code sections 29.60.320 (a) (2) and (a) (3) are deleted. SECTION V Town Code section 29.60.320 (b) is amended to read as follows: Page 2 of 4 (b) Examples of proper C -2 activities are apparel stores, antique stores, artist studios, craft studios, auto part sales and artist supply shops. Examples of activities which are not proper in the C -2 zone are vehicle sales or service, manufacturing, warehousing, laundry or dry cleaning plants. SECTION VI Town Code section 29.60.320 ( c) is amended to read as follows: (c) Personal service businesses and office activities in the C -2 zone are subject to the following: (1) Personal service businesses may be allowed on the ground floor in the C -2 zone with a conditional use permit. However, personal service businesses are considered a permitted use in the areas described in Section 2 a -f below and in the remainder of the C -2 zone. (2) Office activities in the C -2 zone shall not be located on the ground floor along any street, alleyway, or public parking lot except in the areas described below : (a) Lyndon Avenue; (b) Properties abutting Wood Road; (c) The west side of Victory Lane: (d) The south side of Los- Gatos - Saratoga Road excluding: That portion of the property located at the southwest corner of Los - Gatos Saratoga Road and Santa Cruz Avenue described more precisely as located between a straight line extended northerly along the west side right -of -way line of Santa Cruz Avenue and one hundred forty (140) feet west of that extended line. ii. The south side of Los Gatos - Saratoga Road between Santa Cruz Avenue and University Avenue; and (e) The east side of South Santa Cruz Avenue directly across the street from Wood Road. (f) The north and south side of West Main Street west of Victory Lane. (3) Notwithstanding subsection (c)(2), office activities on ground floors described below shall be considered conforming and shall be allowed to continue so long as the office use is not discontinued for one hundred and eighty (180) consecutive days. If the office use is discontinued for such a period, then the office use shall not be resumed, and token use shall not toll or interrupt a period of discontinuance. a. Office activities existing on June 17, 1991; or b. Office activities in a building under construction on July 16, 1990, if the applicable architecture and site approval specifically stated that the building was approved for office activities. Pale 3 4 4 SECTION VII Ordinance 2118 is repealed effective the 3l' day following the final approval of this ordinance by the Town Council. P10161 111MYIII This ordinance was introduced at a regular meeting of the Town Council of the Town of Los Gatos and adopted by the following vote as an ordinance of the Town of Los Gatos at a regular meeting of the Town Council of the Town of Los Gatos on May 17,2004. This ordinance takes effect 30 days after it is adopted. COUNCIL MEMBERS AYES: Sandy Decker, Joe Pirzynski, Mike Wasserman. NAYS: Diane McNutt, Steve Glickman. ABSENT: None ABSTAIN: None SIGNED: A�]� gzjr�� MAYOR OF THE TOWN OF LOS GATOS LOS GATOS. CALIFORNIA ATTEST: CLERK OF THE TOWN OF I qS GA LOS GATOS, CALIFORNIA `J Page 4 of 4 LO 00 0 N U) N am X W U J U N X U U O 2 25 K K U K N O N t N 7 C C O 07 C Gi N C C m O O U m � o ) N a c y t � � C O w CL w N THIS PAGE INTENTIONALLY LEFT BLANK Planning Commission - February 14, 2007 Action Meeting Minutes Page 3 8. LIMITATION. Only one event at a time is permitted. a aefifte&.- Attachment A of these conditions defines the limitation of th event period. 11. HOURS OF OPERATION. The maximum hours of the event(s) shall e from 10 A.M. to 8 P.M, seven da, g a week pursuant to the days and months o0ned in Attachment A of these conditions. Maximum hours for musical entertainmq6 shall be from 11:00 AM to 8 PM seve �ny:e°'�- pursuant to the days and Attachment A of these conditions. These hours do not� 12. NEIGHBORHOOD NOTIFICATION. Old Town shalL6rc I5. 17 Motion setup or cleanup. written notice to property owners and occupants within at least 500 feet of the rte that they are permitted to host events throughout the year. The notification bo dary shall extend up University and Edelen Avenues to Highway /num ' notice shall be provided to the Town. The notice shall include a locar to call if an issue arises during an event. This notice sh all be sent only oust be sent within 60 days of the approval of this conditional use permit or nen (10) days prior to holding the first event. The noticed area shall be apprown. Old Town shall work with the Chamber of Commerce to provide conta in the Chamber's newsletters. AD HOC CONIMITTEE. ad hoe entertainment committee shall be formed consisting of the Old To n Special Events Coordinator and residents of the adjoining neighborho . The committee shall meet at least quarterly, or as issues arise. Old Towns maintain a record of complaints and their response or action to these compl ' s. This record shall be made available to Town staff upon request NOISE. lified entertainment is not permitted. There shall be no amplified, electric o percussive music. Noise levels shall comply with the provisions of the Noise Orlin x as set for_ in Section 16.20.040 of the Town Code. 6 -0 with Commissioner O'Donnell absent. rights recited by Mr. Korb. Kane recused himself from discussion of Item 2. ITEM 2 22 S. Santa Cruz Avenue Conditional Use Permit U -07 -14 Requesting approval for a personal service business in conjunction with an existing retail store (Mison) on property zoned C -2. APN 510 -45 -014. PROPERTY OWNER: Ron Tate APPLICANT: Rene Chadsey outlined in ATTACHMEW 5 Planning Commission - February 14, 2007 Action Meeting Minutes Page 4 PUBLIC TESTIMONY by Rene Chadsey, Teri Hope, Larry Arzie, Larry Wallerstein, Regina Avanessian, Shaleen Dae Hernandez and Janice Benjamin, MOTION: Motion by Commissioner Bourgeois and seconded by Commissioner Rice to deny Conditional Use Permit U- 07 -14. Motion failed 2 -3 with Commisioners Sayoc, Micciche and Talesfore dissenting, Commissioner O'Donnell absent and Commissioner Kane recused. MOTION: Motion by Commissioner Micciche and seconded by Commissioner Sayoc to approve Conditional Use Permit U- 07 -14. The required findings were made as noted in Exhibit A of the report dated February 8, 2007 and the application incorporated revised conditions as noted in Exhibit B of Desk Item dated February 14, 2007. Motion carried 3 -2 with Commissioners Bourgeois and Rice dissenting and Commissioner Kane recused and Commissioner O'Donnell absent. Appeal rights recited by Mr. Korb. ITEM 3 20103 Foster Road Architecture and Site Application S -07 -017 Requesting approval to construct a new single f ' y residence on property zoned HR -5:PD. APN 537- 33 -02. PROPERTY OWNER: John and Judy Bra APPLICANT: Noel F. Cross PUBLIC TESTIMONY by Noel Cross, Ray D s, Peggy Dallas, Alastair Dallas and Joe McCarthy. MOTION: Motion by Commissio r Bourgeois and seconded by Cormnissioner Micciche to approve Architecture and Site plication S -07 -017. The required findings were made as noted in the report dated Febru ary , 2007 and the application incorporated conditions as noted in Exhibit F of the report d d February 9, 2007 with the following modifications: 10. TREES. ewly planted trees shall be double staked, using rubber tree ties and shall be plant prior to final occupancy. The Cork Oak and Luma trees shall be changed to a To approved native species, preferably from the trees listed in Appendix A of the ,0111side Development Standards and Guidelines. A revised landscape plan incorporating these changes shall be submitted to the Town for approval. The approved landscape plan shall be incorporated in the building permit plans. q Y W W N m W b Y o b F U u W c 0 ' W Y N O N W M r ❑ W U Y X U O F N •N d W O N 3 G H '1 '1 U W O 3 q c ❑ C > N C a C Y W .i W N 0 u H .� W ' 0 q W O c N Y q O M W U w rl N O > q u u C q b H W d v Y L Y C 'N q U E . r u F C d N 0 W N O b G w w ~ U 0 ] ; , Y y N 0 � W q O 01 U u N O q O W >. ❑ C '.� q N N Y W .v W W 0 0 M G U i 0 ; 6 u u F N ❑ 0 U U u O q O O' q N U H C q ] Ot O v v q G b N ❑ W C G w > q O O G ' U O q Y N N Y O H W C W Q 'N C q N H q ] W O 'w O L N O F_ N N q w q ❑ L W G W � q U 0 H q C b E U q 'O H O W O v O •n v a L a v L 0' o F v N `� ❑ W c O c ❑ O Q c >. W C 9 1 Q O y p L Y 6 N z O W N U 0 W W W ] E N O d Y x R u N N ° 41 w '. M a 0 � N u u t N A H .0 o u u a a 0 h ° N q a O H i 6 L 6 0 E C O C Y U F O W H Ot N b w ti q W w q u N 'r W 3 L N N w O C Y Y •.� N u N G 0 C O O >i 0 u F '•EE� Y d H F O q W .d w ..0 U 7 M ti u a m 0 k 0 O H E q U q ro m �°, U w W H Z 3 N d N a w H 0 0 . 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C b H u > • E 1 L d U s N L O ! q F d E d M w 0 � 0000 N b N u U O G E m M C 3 ro H L G N A T d N H ^ m I N u H C 4 tl C O Ot 9 N N q ro H L u H m u d H M w M ro T O W O ro • J O H > ro d ro u ro 'O N O Ot U d d q .,� u N i � E ` d H O •N O q > C T u d q u G J q u S O d O O G H N T E H m u N H d d u d T H G d d O N 0 G C E O d O J > H u ro d O L N L 0 O O w H u O q m H A O m W w H q 0.' H E s G t c 0 O 'O n Q O N > n m 0 N M m m s O b m u E S d q C u ro O U O C H u d G d O ro N X 9 O 3 mi .. M 0 C E c b C A A W d L A d V u d m N u 3 T N L T O > N N L OI N m O m NN U u C 0 H O 7 m T N A O O E H L L ~ C m OI p O T C N N H N N N H C Y m m d w u O u O u H E m N T •G T t E R H d d C G w N w ro d N O E •• N .-I 3 rl > X H u q u m F O q u H m J ro O H ro N O W d u O O N N G ro A q Ot L > H 3 E U H Q' W •• L U U X (L N OI ro d O C 4l ro N w 0 w T d G L E ro u+ O u F� V L d H O T a u T H d o u X C s F W N G F N C G u O li w y 3 O d N u C d 0 0 O ro m T T 2 a N U d H q 0 .N d O O 1 N W t d E '� 3 L w N N O Z W dO d M N H U 0 u u O u C J O N N H N O d 0 d U „ O G u U G o dN d m C O• u > L O• N u d H d 3 N N d •O N q m E O > d •O d d T O O L w N ro A H u E u E N L q �p H A d •0 V 0 H O d N J � G r v •� N 2 M O O H N q N L N G N U t U L 2 J �Z7y� O 4 N N a N 0. N N O s a U u o a I O N O b > l > E 3 •p u L ..I q L H N m D w N u H N X ro q u u J t G u q J C \> NN N a % 0 H E d N E G „ ,C u • u O d 0 N a � uCC 3 •0 O E 4 J. C O H L T H d q U CL H J 0 >. L q . q d H b c H 0 J d D N .L c u N F u N O J N ro L O N L O > N .O H I > S H u q •O d q L H O E A ro O T u H b 4 H W 0 u L O u H V E P b c a F u q d L O N - b DI n q F O d u N G E U � O u T H O 3 > J U H HZ R N y. O x N H O 1 O n w . ro L ro T N 0 0 U G O m H ro L4 d s W E H fl q w N ro A ro H L u H m u d H M w M ro T O W O ro • J O H > ro d ro u ro 'O N O Ot U d d q .,� u N i � E ` d H O •N O q > C T u d q u G J q u S O d O O G H N T E H m u N H d d u d T H G d d O N 0 G C E O d O J > H u ro d O L N L 0 O O w H u O q m H A O m W w H q 0.' H E s G t c 0 O 'O n Q O N > n m 0 N M m m s O b m u E S d q C u ro O U O C H u d G d O ro N X 9 O 3 mi .. M 0 C E c b C A A W d L A d V u d m N u 3 T N L T O > N N L OI N m O m NN U u C 0 H O 7 m T N A O O E H L L ~ C m OI p O T C N N H N N N H C Y m m d w u O u O u H E m N T •G T t E R H d d C G w N w ro d N O E •• N .-I 3 rl > X H u q u m F O q u H m J ro O H ro N O W d u O O N N G ro A q Ot L > H 3 E U H Q' W •• L U U X (L N OI ro d O C 4l ro N w 0 w T d G L E ro u+ O u F� V L d H O T a u T H d o u X C s F W N G F N C G u O li w y 3 O d N u C d 0 0 O ro m T T 2 a N U d H q 0 .N d O O 1 N W t d E '� 3 L w N N O Z W dO d M N H U 0 u u O u C J O N N H N O d 0 d U „ O G u U G o dN d m C O• u > L O• N u d H d 3 N N d •O N q m E O > d •O d d T O O L w N ro A H u E u E N L q �p H A d •0 V 0 H O d N J � G r v •� N 2 M O O H N q N L N G N U t U L 2 J �Z7y� O 4 N N a N 0. 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W W N Y E 0 E L L ro 41 • �O N 0 U a U T U w F N O O 9 a' O N U J d ti Y O O O Y ] U 3 H U O O N O O G > d O O O 4 E O 1 L W E M 3 N N Y U N q •'+ •� .. •+ .. n •. . .+ n r ry n N r ry 0 N o y r y o `f z u o w N q m Y �£ C £ N U L Z ] M 0 m N J N a N N F Y W 0 n I O N Y O N „ N M L N u q u H E W N p L M N W 0 O W u H P q M O O 0 w H L N E m N U N O p 0 p y p y T �+ O N ] u P U Ot p F T L T 0 0 L p N m U p p 0 O N > E O p Q U W u T L N Y H T p T N U U j C Y.1 w C M G O 0 O p w u O N O q •O q N w U N p L G N 7 NN p p H C u ] M C O O P m q u p T u Q 3 G I > U 0 0 .- N u C p O O N 9 N 9 N H O n O O d G i i K d W q E N Y O N u Y 9 Y q a C M X N C N E N .N v O w O U W m .O O Q O Q 0 O O p W U N a N C m b 0 0 Y 0 a o Y a Y w q w c F p W Q W a W O G C N d p m C O - N X E O ti a m a u v a u c v a Y v Y o Y v J v u F H F O F C q N C 0 a E N N O „ N q O N O F z U Y 0 z O W C d F U N p N Y 0 O EE w O A u p a > a Y C a G N O O q G O F q Y O q y H A M W L m M n N W C r1 Y A C •0 r4 W p W Y L b w Y C p N m T q q a U N b X E d Y W N O N N n F W p N W .•i q p N p ^ w N O U O C T U N q U p N CC y y q T d N N C O N N T C u N C U 1 q m .N u O u p N p W M w Ot E p O 0 p E T F p p u C m L T M V O •O U p O U F'> C •� 3 F U O .� W T CO 0 D Q W C C u > > W m w N p • u C F q m p N O O U Y m N N u a W F F m T p X q X N C H M N N 'd r1 w p W O N O E O q >d, 0 ti 0 m O , X T p Y a > 3 A q C p b '0 p G W N A m X F C N U N D G p O m A p Ot U L o N o N N bt N N 3 H F £ •0 T C H 0 N T O_ L w p N .N E q O O q O U ti a O U L O N N O H tfi 0 N d Y W C N ; ti U E G O T C H h y O M u H p F O u H U p b v O O a W O C W O X w d u O m L C 0 O U > w O 4 U E U F a q F p q Ot a T C W .i U X z q w W Q U d U 'O O N T N S 1+ N a U r a u • N G Q- m o C W H N U > O W Y W O N W J w w w F P p 7 m u L .ti m Y F N O u x q 0 U U p U W O H F '0 .i u O O C N O N o y \ 7 r y N .) O a '~ N 2 � O U H N p N y p O ut O � J z ' H O N N a N a oa a� O y N H J a N O p \ O r G N Z M O U H N q N y H G p O y O V . L z O H N N a N � F U u N H a N u i O H ' W N ! N � • 1 N y w w 1 F 1 L I 1 O 1 I ti I Q , x U A i G O y I O I m I ro I N 1 O ! U H q i � I 1 O +! H y u W N H N A w 0 b N O F u ter! L L O O G „ O F N q a u T o •p H w ryy O N H H w F U m w w X H ] H m 0 u . u u q p 0 ] u q U u U q T q q 3 d H i w A H u w w w w w ro q w O y H L •w y •y F T O u „ w H H T 7 L 0 H L u w H w N C N T u U O q fi H pl H N W OI N q L � d w q ] 0 -H W o E - �. N u q 0 L H EE ro U O 0. 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W U L O O N N J N a y N O N H THIS PAGE INTENTIONALLY LEFT BLANK Xp TOWN OF LOS GATOS � "': . PLANNING COMMISSION STAFF REPORT 'pso Meeting Date: October 27, 2010 PREPARED BY: Jennifer L. Savage, Associate Planner isava2e ,loseatosca eov APPLICATION NO: Conditional Use Permit Application U -10 -013 ITEM NO: 2 LOCATION: 22 S. Santa Cruz Avenue, Suite A (west side of S. Santa Cruz Avenue, approximately 250 feet south of Main Street) APPLICANT/ PROPERTY OWNER: Ronald Tate CONTACT PERSON: . Ronald Tate APPLICATION SUMMARY: Requesting approval to add three stations to an existing personal service business (Maddox Hair Salon) in conjunction with a retail store on property zoned C -2. APN 510 -45 -014. DEEMED COMPLETE: October 11, 2010 FINAL DATE TO TAKE ACTION: April 11, 2011 RECOMMENDATION PROJECT DATA: Soft Denial, General Plan Designation: Zoning Designation: Applicable Plans & Standards Parcel Size: Surrounding Area: Central Business District C -2 — Central Business District General Plan; Central Los Gatos Redevelopment Plan 21,000 square feet CEQA: The project is Categorically Exempt according to Section 15301 of the State Environmental Guidelines as adopted by the Town because the project consists of permitting an existing facility with no structural expansion. A1T� n i tll,,'. 7 Existing Land Use General Plan Zoning North Commercial Central Business District C -2 East Park 2 Space RC South Commercial Central Business District C -2 West Commercial Central Business District C -2 CEQA: The project is Categorically Exempt according to Section 15301 of the State Environmental Guidelines as adopted by the Town because the project consists of permitting an existing facility with no structural expansion. A1T� n i tll,,'. 7 Planning Commission Staff Report - Page 2 22 S. Santa Cruz Avenue. Suite A/U -I0 -013 October 27, 2010 FINDINGS: ■ As required by Section 15301 of the State Environmental Guidelines as adopted by the Town that this project is Categorically Exempt. • As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit. • As required by Section IV.B of the Redevelopment Plan for the Central Los Gatos Redevelopment Project that it meets the use set forth in the Town's General Plan. • Or, as required by Section 29.20.190 of the Town Code to deny a Conditional Use Permit for a personal service business. CONSIDERATIONS: None. ACTION: The decision of the Planning Commission is final unless appealed within ten days. EXHIBITS: 1. Location Map 2. Findings and Considerations 3. Recommended Conditions of Approval 4. Conditional Use Permit U -07 -014 (two pages) 5. Excerpt of Exhibit I of the February 14, 2007, Planning Commission Staff Report* (two pages) 6. Exhibit H of the February 14, 2007, Planning Commission Staff Report (one page) 7. Personal Service Business Map 8. Letter of Justification with Floor Plans (11 pages), received September 2, 2010 *Remaining pages of Exhibit I of the February 14, 2007, Planning Commission Staff Report are letters of support for the previous application U- 07 -014. BACKGROUND A Conditional Use Permit (CUP) to operate a personal service business in conjunction with a retail store (PLUSH Clothing Boutique and Salon) was approved by the Planning Commission on February 14, 2007, at the subject location. The project approved 480 square feet of the commercial space for salon use and 500 square feet for retail use. The retail area fronts on S. Santa Cruz Avenue as shown on the approved floor plan (Exhibit 6). The CUP limited the use to a maximum of four salon stations and two shampoo chairs (see Exhibits 4 and 6). N Planning Commission Staff Report - Page 3 22 S. Santa Cruz Avenue, Suite A/U -10 -013 October 27, 2010 PROJECT DESCRIPTION A. Conditional Use Permit The applicant is requesting approval to modify their CUP to convert the 400 square feet of retail space in their business to personal service to add three salon stations and to retain approximately 100 square feet of retail space for salon products. The applicant submitted a letter of justification with floor plans (Exhibit 8). The floor plans show the proposed modification will result in the relocation of the salon area from the rear of the commercial space to the entire commercial space. B. Location and Surrounding Neighborhood The project site is located at 22 S. Santa Cruz Avenue, Suite A, on the west side of S. Santa Cruz Avenue, approximately 250 feet south of Main Street. Commercial uses are located to the north, west, and south; the Town Plaza is located to the east. C. Zoning Compliance The zoning designation allows a personal service business subject to the approval of a Conditional Use Permit. ANALYSIS A. Personal Service in the Downtown Area Prior to the current retail with accessory salon use, the space was occupied by a ieweL*y retailer and a clothing store. The existing CUP allowed a personal service business in conjunction with a retail clothing boutique. The property owner states that these previous retail uses are not able to survive in the subject space (Exhibit 8). He explains this is due to a lack of foot traffic and adjacent retail businesses. Traditionally, the downtown shopping core has been defined as N. Santa Cruz Avenue from Main Street to Royce Street, and University Avenue from Main Street to Elm Street. Downtown streets outside of that area have exhibited higher turnover of businesses and vacancies tend to stay on the market for longer periods of time. The subject space is located outside of the downtown core. The intent of defining a personal service business and requiring a CUP was to carefully consider the unique mix of uses and potential impacts. Approval of the subject project would allow an ancillary personal service business to expand into a commercial space previously occupied by a retail use. The proposed retail area is approximately less than 100 square feet (Exhibit 8). Although some token retail space is proposed to remain, due to the amount of retail space proposed, staff would consider the entire space a salon. Salon Planning Commission Staff Report - Page 4 22 S Santa Cruz Avenue, Suite A/U -10 -013 October 27, 2010 space is highly sought after in the Central Business District and it is unlikely that the space will convert back to retail. In consideration of the location and the existing mix of uses in the Central Business District, the deciding body should consider whether the proposal is appropriate. B. Parking and Traffic Parking requirements are the same between the retail business and personal service businesses; therefore, there are no changes in to the parking requirements. Additionally, the traffic calculations are the same and there are no traffic impacts. C. Conditional Use Permit Findings In order to grant approval of a Conditional Use Permit, the hearing body must make the following findings: (1) The proposed uses of the property are essential or desirable to the public convenience or welfare; and (2) The proposed uses will not impair the integrity and character of the zone; and (3) The proposed uses would not be detrimental to public health, safety, or general welfare; and (4) The proposed uses of the property are in harmony with the various elements or objectives of the General Plan and the purposes of the Town Code. In regards to finding one, the use will expand a previously approved personal service but may remove a retail space. In regards to the second finding, the use will not impair the integrity of the zone since the use will be m a commercial zone. In regards to finding three the use will not be detrimental to public health, safety, or general welfare because the conditions of approval will mitigate any potential impacts. In regards to the final finding, the proposed use may not meet the objectives of the General Plan and Town Code as discussed within this report since the use changes the mix of uses in the Central Business District. Alternatively, the deciding body may deny a CUP for a personal service business if any of the following findings are made: (1) The proposed use of the property is not in harmony with specific provisions or objectives of the General Plan and the purposes of this chapter; (2) The proposed use will detract from the existing balance and diversity of businesses in the commercial district in which the use is proposed to be located; (3) The proposed use would create an over - concentration of similar types of businesses; or Planning Commission Staff Report - Page 5 22 S. Santa Cruz Avenue Suite A/U -10 -013 October 27, 2010 (4) The proposed use will detract from the existing land use mix and high urban design standards including uses that promote continuous pedestrian circulation and economic vitality. In regards to finding one, the proposed use may not be in harmony with specific provisions or objectives of the General Plan discussed within this report since the use changes the mix of uses in the Central Business District. In regards to the second finding, the use will remove a space available for retail use in the Central Business District where retail should be emphasized. In regards to finding three, the deciding body should consider if the use will create an over - concentration of similar businesses. In regards to the final finding, the proposed use will expand an existing personal service business use but will remove a retail use. A retail use would better attract foot traffic southward on Santa Cruz Avenue south of Main Street. D. General Plan The goals and policies of the 2020 General Plan listed below are applicable to this project. Staff comments for each goal and policy are provided in italics. • Goal LU -2 - To maintain a balanced, economically stable community within environmental goals. The proposed use fills a commercial space that may otherwise be vacant if the property owner cannot find a retail tenant. However, the project would result in the reduction of a retail space. • Goal LU -9 - To provide residents with adequate commercial and industrial services. The proposed use provides a commercial service to the Town residents. • Policy LU -9.3 — Encourage a mix of retail, office, and professional uses in commercial areas, except in the Central Business District where retail should be emphasized. The use is located in the Central Business District and would remove a commercial space from availability for a retail use. • 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. The project will expand a service available to the Town's residents. • Goal LU -10 — To preserve downtown Los Gatos as the historic center of the Town with goods and services for local residents while maintaining the existing Town identity, environment and commercial viability. The use expands a service available to residents. • Policy LU -10.2 — Recognize and encourage the different functions, land use patterns, and use mixes of the various commercial areas within the Downtown. These include: (a) The pedestrian scale and orientation of the Central Business District; (b) The neighborhood - serving commercial land use pattern of areas north of Saratoga Avenue Planning Commission Staff Report - Page 6 22 S Santa Cruz Avenue, Suite A/U -10 -013 October 27, 2010 to Blossom Hill Road; (c) The mixed. use commercial activities along Santa Cruz Avenue and the service commercial activities along University Avenue between Andrews Street and Blossom Hill Road. The project is located in the Central Business District and would remove a retail space where retail uses may be essential to draw foot traffic south of Main Street. E. Environmental Review The project is Categorically Exempt according to Section 15301 Class 1 of CEQA as adopted by the Town, which exempts permitting an existing facility with no structural expansion. F. Redevelopment Plan for the Central Los Gatos Redevelopment Project Area The Redevelopment Plan contains a Redevelopment Land Use Map that designates proposed land uses to be permitted in the Central Los Gatos Redevelopment Project Area. The subject property is designated commercial and, per the Redevelopment Plan, shall be used for the general commercial uses set forth and described in the Town's General Plan. The proposed use falls under general commercial uses. PUBLIC COMMENTS At this time, the Town received one public comment attached to the applicant's letter of justification (Exhibit 8). SUMMARY AND RECOMMENDATION A. Summary According to the applicant, retail businesses, including the previous retail clothing boutique with a salon use in the rear of the commercial space, have had difficulty surviving in the subject location in recent years. Given that the location is outside of the downtown core and there is only one other adjacent retail use to attract foot traffic, the request may present a case where a personal service business is appropriate. However, the subject location is adjacent to other personal service businesses and an additional personal service business may create an over - concentration of salons (Exhibit 7). Additionally, the project would remove a retail space from the current mix of uses in the Central Business District. The Commission should consider whether the use will detract from the existing land use mix or create an over - concentration of similar types of businesses. Planning Commission Staff Report - Page 7 22 S. Santa Cruz Avenue. Suite A/U -10 -013 October 27, 2010 B. Recommendation Staff recommends soft denial of the proposal given that retail uses should be emphasized in the subject commercial district and that the proposed use may create an over - concentration of personal service businesses in the immediate area of the proposed project. If the Commission concurs with staff, it should: 1. Make the required findings as required by Section 29.20.190 of the Town Code for denying a Conditional Use Permit for a personal service business (Exhibit 2); and 2. Deny Conditional Use Permit application U -10 -013. It should be noted that the Commission should consider modifying or expanding the findings noted in Exhibit 2 whether the Commission approves or denies the proposal. If the Planning Commission finds merit with the proposal, it should: 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); and 2. Make the required findings as required by Section 29.20.190 of the Town Code for granting approval of a Conditional Use Permit (Exhibit 2); and 3. Make the required finding as required by Section IV.B of the Redevelopment Plan for the Central Los Gatos Redevelopment Project that it meets the use set forth in the Town's General Plan (Exhibit 2); and 4. Approve Conditional Use Permit application U -10 -013 with the conditions contained in Exhibit 3. Altemativelv, if the Commission has concerns with the application, it can: Approve the application with additional and/or modified conditions of approval. Pr ed by: Jennifer L. Savage, AICP Associate Planner r Approved by: ndie R. Rooney Director of Community Development WRR:JS:cgt cc: Ronald Tate, 22 S. Santa Cruz Avenue, Los Gatos, CA 95030 NADE W2EPORTS\20101SSC22SuiteAdm 22 S. Santa Cruz Avenue H. MY EXHIBIT I REQUIRED FINDINGS FOR: 22 S. Santa Cruz Avenue Conditional Use Permit U -10 -013 Requesting approval to add three stations to an existing personal service business (Maddox Hair Salon) in conjunction with a retail store on property zoned C -2. APN 510 -45 -014. PROPERTY OWNER/APPLICANT: Ronald Tate FINDINGS Required finding for CEQA: ■ The project is Categorically Exempt pursuant to Section 15301 of the State Environmental Guidelines as adopted by the Town. Required fmdings for a Conditional Use Permit: n As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit: The deciding body, on the basis of the evidence submitted at the hearing, may grant a conditional use permit when specifically authorized by the provisions of the Town Code if it finds that: (1) The proposed uses of the property are essential or desirable to the public convenience or welfare; and (2) The proposed uses will not impair the integrity and character of the zone; and (3) The proposed uses would not be detrimental to public health, safety or general welfare; and (4) The proposed uses of the property are in harmony with the various elements or objectives of the Ger_ ° - A'• Plan and the purposes of the Toy. =.• - n Code. In regards to finding one, the use will expand a previously approved personal service but may remove a retail space. In regards to the second finding, the use will not impair the integrity of the zone since the use will be in a commercial zone. In regards to finding three, the use will not be detrimental to public health safety or general welfare because the conditions of approval will mitigate any potential impacts. In regards to the final finding, the proposed use may not meet the objectives of the General Plan and Town Code as discussed within this report since the use changes the mix of uses in the Central Business District. u As required by Section 29.20.190 of the Town Code to deny a Conditional Use Permit for a personal service business: The deciding body, on the basis of evidence submitted at the hearing, may deny a conditional use permit for a formula retail business or a personal service business if any of the following findings are made: EXHIBIT 2 22 S. Santa Cruz Avenue Suite A/U -10 -013 October 27, 2010 Page 2 of 2 (1) The proposed use of the property is not in harmony with specific provisions or objectives of the general plan and the purposes of this chapter; (2) The proposed use will detract from the existing balance and diversity of businesses in the commercial district in which the use is proposed to be located; (3) The proposed use would create an over - concentration of similar types of businesses; or (4) The proposed use will detract from the existing land use mix and high urban design standards including uses that promote continuous pedestrian circulation and economic vitality. In regards to finding one, the proposed use may not be harmony with specific provisions or objectives of the General Plan discussed within this report since the use changes the mix of uses in the Central Business District. In regards to the second finding, the use will remove a space available for retail use in the Central Business District where retail should be emphasized. In regards to finding three, the deciding body should consider if the use will create an over- concentration of similar businesses. In regards to the final finding, the proposed use will expand an existing personal service business use but will remove a retail use. A retail use would better attract foot traffic southward on Santa Cruz Avenue south of Main Street. A Required finding for the Redevelopment Plan for the Central Los Gatos Redevelopment Project Area: (D; ■ That the proposed project is consistent with the Redevelopment Plan for the Central Los Gatos Redevelopment Project Area (Section IV.B) in that the subject property is designated commercial and the proposed use falls under general commercial uses. N- MEWINDINGS`201MSC SuitekdMX CONDITIONS OF APPROVAL — October 27, 2010 22 S. Santa Cruz Avenue Conditional Use Permit U -10 -013 Requesting approval to add three stations to an existing personal service business (Maddox Hair Salon) in conjunction with a retail store on property zoned C -2. APN 510 -45 -014. PROPERTY OWNER/APPLICANT: Ronald Tate 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 and in substantial compliance with the plans (Exhibit 8 of the October 27, 2010, Planning Commission staff report). Any changes or modifications to the approved plans shall be approved by the Community Development Director, the Development Review Committee, the Planning Commission, or Town Council, depending on the scope of the changes. 2. EXPIRATION: The approval will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the approval has been vested. 3. USE: The approved use is for a hair care salon. 4. HOURS OF OPERATION: The maximum hours of operation shall not exceed: Monday through Friday, 10:00 a.m. to 8:00 p.m.; and Saturday through Sunday, 10:00 a.m. to 6:00 p.m. 5. NUMBER OF STATIONS: The maximum number of salon stations shall not exceed seven (7), plus two (2) shampoo chairs. 6. SIGN PERMIT: A Sign Permit from the Los Gatos Community Development Department must be obtained prior to any changes to existing signs or installation of new signs. 7. CERTIFICATE OF USE AND OCCUPANCY: A Certificate of Use and Occupancy from the Los Gatos Community Development Department must be obtained prior to commencement of use. 8. BUSINESS LICENSE: A business license from the Town of Los Gatos Finance Department must be obtained prior to the commencement of any new or change of use. 9. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that any applicant who receives a permit or entitlement from the Town shall defend, indemnify, and hold harmless the Town and its officials in any action brought by a third party to overturn, set aside, or void the permit or entitlement. This requirement is a condition of approval of all such permits and entitlements whether or not expressly set forth in the approval, and may be secured to the satisfaction of the Town Attorney. Building Division 10. PERMITS REQUIRED: A building permit shall be required for any building tenant improvement to the existing retail space. Separate permits are required for electrical, mechanical, and plumbing work as necessary. 11. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue -lined in full on the cover sheet of the construction plans. A Compliance Memorandum shall be prepared and submitted with the building permit application detailing how the Conditions of Approval will be addressed. ffiIBIT 3 12. SIZE OF PLANS: Four sets of construction plans, maximum size 24" x 36 ". 13. BACKWATER VALVE: If plumbing work is proposed the installation of a sanitary sewer backwater valve per Town Ordinance 6.50.025 may be required. Please provide information on the plans if a backwater valve is required and the location of the installation. The Town of Los Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on drainage piping serving fixtures that have flood level rims less than 12- inches above the elevation of the next upstream manhole. 14. TITLE 24 — COMMERICAL: For any proposed tenant improvements, the building shall be upgraded to comply the latest California Title 24 Accessibility Standards. Necessary work shall be first investigated by the design architect, then confirmed by Town staff. 15. NONPOINT SOURCE POLLUTION STANDARDS SHEET: The Town standard Santa Clara County Valley Nonpoint Source Pollution Control Program Sheet (or Clean Bay Sheet 24x36) shall be part of the plan submittal as the second page. The specification sheet is available at the Building Division Service Counter for a fee of $2 or at San Jose Blue Print for a fee. 16. PLANS: The construction plans shall be prepared under the direct supervision of a licensed architect or engineer. (Business and Professionals Code Section 553 8) 17. APPROVALS REQUIRED: The project requires the following departments and agencies approval before issuing a building permit: a. Community Development —Planning Division: Jennifer Savage (408) 399 -5702 b. Santa Clara County Fire Department: (408) 378 -4010 c. West Valley Sanitation District: (408) 378 -2407 N:\DEV\CONDITNS\2010\SSC22SuiteA-doc REVISED CONDITIONS OF APPROVAL 22 S. Santa Cruz. Suite A Conditional Use Permit U -07 -14 Requesting approval for a personal service business in conjunction with an existing retail store on property zoned C -2 (Central Business District). APN 510 -45 -014 PROPERTY OWNER: Ron Tate APPLICANT: Rene Chadsey 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 and in substantial compliance with the plans approved as noted in Exhibit I in the report to the Planning Commission. Any changes or modifications made to the approved plans shall be approved by the Director of Community Development, the Development Review Committee or the Planning Commission, 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 approval has been vested. 3. HOURS OF OPERATION. The maximum hours of operation shall not exceed: Monday - Friday 10am -8pm, Saturday - Sunday 10am -6pm. 4. NUMBER OF STATIONS. The maximum number of salon stations shall not exceed four (4), plus two (2) shampoo chairs. 5. USE. The approved use is for a hair care salon. 6. SALON SPACE. The salon space shall be restricted to the area as identified on Exhibit H (Development Plans). (Building Division) 7. PERMITS REQUIRED: A building permit shall be required for any building tenant improvement to the existing retail space. Separate permits are required for electrical, mechanical, and plumbing work as necessary. 8. CONDITHONS OF APPROVAL: The Conditions of Approval must be blue -lined in full on the cover sheet of the construction plans. A Compliance Memorandum shall be prepared and submitted with the building permit application detailing how the Conditions of Approval will be addressed. 9. SIZE OF PLANS: For sets of construction plans, maximum size 24" x 36 10. BACKWATER VALVE: If plumbing work is proposed the installation of a sanitary sewer backwater valve per Town Ordinance 6.50.025 may be required. Please provide information on the plans if a backwater valve is required and the location of the installation. The Town of Los Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on drainage piping serving fixtures that have flood level rims less than 12- inches above the elevation of the next upstream manhole. 11. TITLE 24 — COMMERCIAL: For any proposed tenant improvements, the building shall be upgraded to comply with the latest California Title 24 Accessibility Standards. Necessary work shall be first investigated by the design architect; then confirmed by Town staff. 12. NONPOINT SOURCE POLLUTION STANDARDS SHEET: The Town standard Santa Clara County Valley Nonpoint Source Pollution Control Program Sheet (or Clean Bay Sheet 24x36) shall be part of the plan submittal as the second page. The specification sheet is available at the Building Division Service Counter for a fee of $2 or at San Jose Blue Print for a fee. 13. PLANS: The construction plans shall be prepared under the direct supervision of a licensed architect or engineer. (Business and Professionals Code Section 5538) 14. APPROVALS REQUIRED: The project requires the following departments and agencies approval before issuing a building permit: a. Community Development — Planning Division: Guido Persicone at 399 -5702 b. Santa Clara County Fire Department: (408) 378 -4010 c. West Valley Sanitation District: (408) 378 -2407 N:\DEV\Guido\22 SouthS antaCruz/22SouthS antaCruzCOA.doc C 2 Ronald (Ron) Tate 22 South Santa Cruz Avenue Second Floor Los Gatos, California 95030 Office (408) 399 -4950 Ext # 1 Fax (408) 399 -4960 Cell (408) 499 -5302 e -mail ron @tatedevelopment.com Town of Los Gatos Planning Department 110 E. Main Street Los Gatos, CA 95030 Re: Conditional Use Permit Number U -07 -14 Property Owner's Statement in Support of Rene Chadsey's Application for Commercial "Mixed Commercial Use" Of Suite "A" Located At 22 South Santa Cruz Avenue. Primary Use: Boutique Women's Clothing Store. Secondary Use: Limited Four (4) Station Hair Salon To Generate Foot Traffic To Support The Retail Sales for Boutique Women's Clothing Store And To Generate Additional Foot Traffic For The Other Tenants Of The Property I am the property owner of 22 South Santa Cruz Avenue, Los Gatos. Unfortunately I will be out of town February .14, 2007 the night of the scheduled hearing regarding Conditional Use Permit Number U -07 -14 (Use Permit) on a long ago planned family vacation. Larry NJallerstein, my Executive Vice President is very familiar with the property and will be in the audience that evening to answer any questions that might otherwise be asked of the property owner. He has my full authority to speak on my behalf. The History Of Suite "A" I request that you approve Rene Chadsey's application to restore Suite "A" back to its original use as a mixed use hair Salon and Retail activities. All of the plumbing for a 4 station hair salon is still in the North wall of Suite "A ". When I first purchased the property in 1999 Suite "A" (the space Rene desires to lease) was occupied as a beauty supply store combined with a hair salon which did a terrific business. Unfortunately, due to poor health the owner had to sell the store to another hair salon operator. The subsequent hair salon operator for personal reasons had to move out of the area. Unfortunately, and mistakenly for me I released suite "A" to a jewelry store instead of another hair salon since there was not a moratorium on hair salons in place at that time. The jewelry EXHIBIT 5 store had a very successful business in Burlingame, California, but the jewelry store after struggling financially for 3 years for lack of foot traffic subleased the space to the current tenant Mison's Dress Shop. Mison soon found out that she does not get enough foot traffic to support her business and wants to get out of the remaining term of her lease. The other 2 tenants in the building and I feel that allowing a mixed use in Suite "A" would be a wining situation for the Town of Los Gatos as well as for Rene Chadsey in which the Town would realize greater tax revenue than is being received from the current tenant, Mison, because of the lack of foot traffic being generated at Mison's location. Rene, and her mother Terri Hope, are already proven successful business women in the Town. Rene can do a successful mixed use business in Suite "A" for which it was originally designed and plumbed and proved to be successful when I first purchased the property. I respectfully request that you approve Rene's application for change of use and restore this space back to it originally intended use. Respectfully yours, 4�107n,-W- Ronald Tate Owner By: Larry I. Wallerstein Authorized Signator AA RECEIVED f�13GltNli�.ij IAN 2007 72 �. Sa rt�CVuZ cnro ParkI Yin 1-4 R23Y of 5-} ye 1J eh enhancz coon rnaN kRtA RcsTRooMS —� 0000 VAITIN6. ARPA i[EtE�Oµ DE5 HOVTIQUE STORAGE HAIR GARF -VP pDX_T RETAIL STy t_I ST sTaTtoNS �4� Y ,Z-- V OCSPUry S a F a � s � S s. A 'iG N Y y ` Q 2 t� 4� � 15 �1VM�p Ihq , SAcou — 480 ttI BounquE- Soo �b 98vs l' � p— FRaNT EWTR A CCE FOR "FttVfIQUE 2ZVA" So.Sa , (- VVLAVe, 980 � (-,--ALE: Yq " = I') 5a. Santa Cruz N 5 r � N G MI TBIT 6 THIS PAGE INTENTIONALLYLEFT BLANK M ®RI N PZ r� MILL .,1 yy �S�GAt� 4 Town of Los Gatos L. C -2 Zoning District A Personal Service Business * 22 S. Santa Cruz Avenue FRIBIT 7 THIS PAGE INTENTIONALLYLEFT BLAN% Ronald (Ron) Tate 22 South Santa Cruz Avenue Second Floor Los Gatos, California 95030 Office (408) 399 -4950 Ext # Fax (408) 399-4960 Cell (408) 499 -5302 e -mail roti@tatedevelopment.com August 19, 2010 Town Of Los Gatos 110 East Main Street Los Gatos, California 95030 Re: 22 South Santa Cruz Ave Suite "A" Request For An Increase Of 3 Additional Hair Salon Stations Dear Planning Commissioners and City Council Members I am the owner of 22 South Santa Cruz Ave (22 South) a 4,398 square foot building consisting of 3 ground level commercial spaces totaling 2,398 square feet and a 2,000 square foot professional office space on the second floor. The commercial spaces consist of Happy Cleaners, My Orchids and Maddox Hair Salon (formally Formula Salon), a 4 Station hair salon. The Orchid store is doing poorly and will most likely not renew their lease. The 2,000 square foot second floor has been the location of my corporate offices since I purchased the property in 1999 and will continue to be so for the foreseeable future. I am not an absentee owner as is the case for many of the other retail /office properties in Los Gatos. AIso, my 2,000 square foot office has virtually no impact on the parkinn because I rent daytime parking spaces in the Toll House Hotel parking garage for my employees and myself allowing the available parking at 22 South to be used by commercial customers. I understand and appreciate the Town's desire to have the maximum ground floor space used for straight retail to maximize sales tax revenue. However, 22 South is in a hardship situation compared to the main retail areas on North Santa Cruz Avenue. 22 South is not surrounded by other companion retailers as is the situation on North Santa Cruz Avenue. Companion retailers are essential to create the synergy necessary to generate enough foot traffic to support the survival of straight retail. From Main Street to Highway 17, the two city blocks that make up South Santa Cruz Avenue, there are only two retailers as compared to 51 retailers on both sides of North Santa Cruz Avenue (Please see exhibit "A" attached map). The entire Eastside of the two city blocks making up South Santa Cruz Avenue will forever be devoid of any commercial use because of the park and the post office (Please see exhibit "A" attached map). Because of the lack of companion retailers the commercial space on South Santa Cruz Avenue is best suited for destination services and not straight retail. Since my purchase of 22 South in 1999 straight retail has failed because of the lack companion retailers to generate foot traffic. The first tenant in Suite "A" after I purchased the building was a beauty supply with limited salon services which struggled just to pay its. rent and eventually defaulted on its rent. The next tenant was a very high end jewelry store which failed miserably. The following tenant was a women's boutique which also failed because of the lack of foot traffic. The prior tenant, Formula Salon, tried very hard to operate a women's boutique in conjunction with her 4 station hair salon and it failed because of the lack of companion retailers and consequently a lack of foot traffic. She could not make enough boutique sales just from her hair salon clientele, the only traffic she could generate economically. She subsequently adapted her business plan from a women's boutique to focusing her salon business and retail efforts on beauty and hair products. However, with only 4 stations allowed she could not make a living. wage even though she was paying below market rate rents. Therefore, she has moved to a new location at 23 East Main Street where she can have 10 Stations. I have another successful cosmetologist already working in Los Gatos that has agreed to lease suite "A" on a short term basis contingent upon the Town of Los Gatos allowing an additional 3 stations, bringing the total to 7 stations. I believe that this request is well justified for several reasons (a) South Santa Cruz Avenue cannot reasonably be viewed as a desirable location for straight retail due to the lack of companion retail space (b) the precedent set by the Town when it approved 10 stations for the new salon located at 23 East Main Street calculates to 1 station for every 140 rentable square Feet. Under this formula suite "A" at 22 South should be allowed 7 Stations as our rentable space is 983 square feet (c) moreover, the addition of 3 chairs WILL NOT affect the Town's salon count (d) finally, the addition of 3 Stations will positively influence the Town's tax base as 7 stations will generate more retail sales than 4 stations and significantly more retail sales than zero stations if the property is vacant. In the event that the additional 3 stations are not allowed I will find it difficult to procure a tenant that can make the space cash flow positive as either a straight retail use or salon use. I do not believe it is the Town's or my best interest to have another vacant space along Santa Cruz Avenue. Please see attached the following exhibits Exhibit "A" map demonstrating the lack companion retailers and the lack of available retail land for companion retail space because of the existing park and the US Post Office Exhibit "B map demonstrating the concentration of retailers on South Santa Cruz Avenue Exhibit "C" the existing layout of suite "A" with only 4 stations Exhibit °D" the proposed layout of suite "A" with 7 stations Exhibit "E the existing retail layout of suite " A " with only 4 stations Exhibit "F" the proposed increased retail layout of suite "A" with 7 stations As you can clearly see from Exhibit "F" with 3 additional stations a salon operator can justify allocating more floor space to retail sales. I respectfully request that an additional 3 Stations be granted for Suite "A" at 22 South Santa Cruz Ave. Sincerely, Ronald Tate So SAINTA CRUZ AVENUE Retail Aerial XHIBIT I This map clearly demonstrates that there are only 2 retailers on the entire 2 city blocks that make up South Santa Cruz Avenue and that the US Post Office and the park consumes the entire Eastside of the 2 city blocks of South Santa Cruz Avenue EXHIBIT l� DOWNTOWN LOS GATOS North Santa Cruz Ave RETAIL USE AERIAL MAP Subject Property 22 S. Santa Cruz Ave. Park and Post Office NO RETAIL USES ,�� o0 O 0 N S N 2 - N O m I m C D M� 2 0 w ' a N n N W N�m G 7 (D O (p 7 cD N _ N N m O N N y 91 7 E W O 7 N 3 -gi p) N ID O 7 O C E m 3 3m N 0 0 Cl) .0. 2. O 7 W 7 Ol 7 d. N = (fl O D W N N 6 O 7 O 7 C N o Z� 3 O a J (D C T3 JO Z I .4. IM.'allils > O 0 O O�nj O j � i > 2 IM.'allils ff I9 — > O 0 � O�nj O j � i > 2 4.1 ff I9 — - eat - -- ," O O ti H C 4D 4D 4D 'D 110 10 o .. v � z 03 �j p > m rD 1 2 MAC x W V �� • iX Q G Ii�� rY`0 W r-1 . 11 r ormRLa H - aGr SaLovw 22 South Santa Cruz Avenue Suite "A" Los Gatos, California 95030 Phone (408) 354 -7800 May 21, 2010 Town Of Los Gatos 110 East Main Street Los Gatos, California 95030 Re: 22 South Santa Cruz Ave letter In support Of Owners Request For An Increase Of 3 Additional Hair Salon Station Stations To Whom It May Concern: I am in full support of the application by Ron Tate, owner of 22 South Santa Cruz Avenue, to gain city approval for 3 additional hair salon stations. Three years ago I subleased my current space in Suite A from a failing women's boutique. The former owner of the boutique warned me that Santa Cruz Avenue generated virtually no commercial foot traffic. Even with very expensive advertising budget she could not attract enough shoppers from North Santa Cruz Avenue to make a profit. 1 felt that my long standing success in the Los Gatos salon business combined with my existing salon clients and a substantial adverting budget that I could generate enough revenue from boutique sales and salon business to make it work. I soon found out that no matter how hard I tried and how much I spent on advertising I could not generate enough foot traffic to make the boutique business work depending just on my hair salon clientele as my boutique customers. I switched my business plan back to what I know best which is a hair salon with beauty and hair product retail sales. Even with working 60 hour weeks the 4 stations and retail sales did not generate enough income that I could make a living wage. When my sublease was about to expire I sought a location where I could have enough stations to make a living wage so therefore am moving my business to 23 East Main Street where I can have 10 stations. I have enjoyed the 22 South Santa Cruz location and the parking arrangement, however, with only 4 stations I do not believe anyone can make a living wage. Therefore, out of appreciation of the ownership doing as much as it could to help me make my business a success, I support the application for 3 additional salon stations. By restricting this space to only 4 stations you will continue to create a hardship for the owner of the property and make it impossible for any salon operator to succeed. Regards, 6k r'i Rene Chadsey THIS PAGE INTENTIONALLY LEFT BLANK