Attachments 2-4wx ` TOWN OF LOS GATOS
PLANNING COMMISSION STAFF REPORT
Meeting Date: October 14, 2015
PREPARED BY: Lynne E. Lampros, Deputy Town Attorney
llamprosWoseatosca. eov
Monica L. Rem, Economic Vitality Manager
mrennalosgatosca.gov
APPLICATION NO: Town Code Amendment A -15 -003
LOCATION: Downtown, Parking Assessment District
APPLICANT: Town of Los Gatos
APPLICATION
ITEM NO: 4
SUMMARY: Public hearing to consider adoption of amendments to Section
29.10.145 of Chapter 29 (Zoning Regulations) of the Town Code
allowing businesses to charge for valet parking services within private
parking lots.
RECOMMENDATION: Forward to Town Council with a recommendation for adoption.
CEQA: It has been determined that there is no possibility that this project will
have a significant impact on the environment; therefore, the project is
not subject to the California Environmental Quality Act [Section
15061 (b)(3)].
FINDINGS: ■ Find that there is no possibility that this project will have a
significant impact on the environment; therefore, the project is not
subject to the California Environmental Quality Act [Section
15061 (b) (3)].
■ The Planning Commission must make a finding that the Town
Code amendments are consistent with the General Plan if the
recommendation is for adoption.
ACTION: Recommendation to Town Council.
EXHIBITS: 1. Draft Town Code Amendments, Section 29.10.145 of Chapter 29
ATTACHMENT
Planning Commission Staff Report - Page 2
Ordinance for Valet Parking/A-15-003
October 8, 2015
BACKGROUND:
For decades, the Town of Los Gatos has been working on ways to increase parking space
inventory throughout Downtown to allow customers to park more easily when shopping, dining,
and participating in the many services offered here. Adding spaces through increased parking
areas such as new parking lots and structures is a costly and lengthy process. While this option
is currently being explored through a Request for Interest process, the Town continues to seek
more immediate and cost effective solutions to provide parking opportunities for customers.
Recently, Town Staff and Council Members have been approached by Downtown business
owners interested in operating valet parking services for a charge within their privately owned
parking lots. The current provisions of the Town Code only allow for a valet parking service to
be offered if the service is offered free of charge within the Parking Assessment District and with
an approved Parking Lot Permit.
A Parking Lot Permit may be obtained by a business or property owner upon review and
approval by the Development Review Committee (DRC). Lyndon Plaza, on the corner of S.
Santa Cruz Avenue and W. Main Street, is the only private lot with a current permit to operate a
free valet service.
The Town recognizes that valet parking is an effective way to park more cars within the same
amount of parking lot space and that providing such a service can be costly. Each December, the
Town provides valet parking to customers during the peak holiday shopping season to encourage
shoppers to patronize Los Gatos. This program operates free of charge in Parking Lot 4,
between Grays Lane and Elm Street, and continues to be a successful way to park more cars and
create a desirable amenity to both customers and employees. While this service is beneficial, it
is costly. If an independent business wanted to add a similar service within their own lot on an
ongoing basis under the Town's current code, they would need to absorb the entire cost.
DISCUSSION:
Los Gatos Municipal Code section 29.10.145 (g)(3) currently allows a private parking lot,
located within the Town Parking Assessment District, to provide valet parking only if it is
offered free of charge to the user. Section 29.10.145 (g)(3) currently reads as follows:
(g) Commercial operation ofparking spaces.
(3) Notwithstanding subsection (1) above, a private parking lot, or
sections of a private parking lot located within a Town parking
assessment district may be operated as a valet parking lot under the
following circumstances:
Planning Commission Staff Report - Page 3
Ordinance for Valet Parking/A -15 -003
October 8, 2015
a. The valet parking is provided without charge to the public; and
b. The valet parking lot service adheres to and maintains all fire
codes and emergency access standards; and
c. The valet parking lot service shall not impair the safe and
efficient use of existing adjacent non -valet parking; and
d. The private valet parking lot is approved by the Development
Review Committee pursuant to a parking lot permit. The
Development Review Committee shall have the ability to
revoke the parking lot permit for valet parking with a minimum
of ten (10) days' notice.
While valet parking is a convenient way for residents and visitors to access the Town's
businesses; valet parking has the potential to disrupt vehicular and pedestrian traffic if not
regulated. The proposed amendments to Town Code Section 29.10.145 (g)(3) would change
Subsection a. to allow for valet parking with a charge. In addition, the proposed amendments
would require property owners or tenants to continue to secure a Parking Lot Permit prior to
providing valet parking services. Maintaining Code Subsections b — c and adding the other
subsections is important to enable the Town to evaluate a private property valet parking request
on the basis of emergency vehicle access, ADA compliance and other safety issues and potential
impacts on the Town.
The amendments also require, in part, that valet parking operators are licensed and insured and
that operators have secured sufficient accessible private off - street parking spaces. On- street
parking spaces and Town owned or operated parking facilities would not be allowed to be used
by pennittees to park vehicles. The proposed amendments would ensure, among other
safeguards, that permits will not be issued where the drop -off or pick -up of vehicles will interfere
with the safe operation of traffic or result in a delay of traffic. Among other restrictions, the
proposed amendments to the Ordinance would require that valet parking stands not interfere with
pedestrian traffic and that liability and damage insurance naming the Town as an additional
insured and defending and indemnifying the Town from liability. The proposed Ordinance
provides for the ongoing regulation of valet parking operations and the authority of the Town to
revoke or suspend a permit. Further it would enable the Town to require insurance and
agreements for the assignment of sole liability to the applicant.
The proposed amendments to Section 29.10.145 (g)(3) are shown below in red, underlined font.
There are no proposed deletions.
a. The valet parking may be provided with or without
charge to the public; and
Planning Commission Staff Report - Page 4
Ordinance for Valet Parking/A -15 -003
October 8, 2015
b. The valet parking lot service adheres to and maintains
all fire codes and emergency and ADA access
standards; and
c. The valet parking lot service shall not impair the safe
and efficient use of existing adjacent non -valet parking;
and
d. Applicants for permits for valet parking services may
be the property owner, if consent has been obtained
from all tenants with the right to use the private parking
lot or a business owner with the right to use the private
parking lot if consent has been obtained from the
Property owner and all other tenants with the right to
use the private parking lot.
e. Providers of valet parking services shall be
commercially licensed and insured vendors holding a
valid occupational license.
f. Permits shall be issued only to applicants that provide
documentation that they have procured sufficient
accessible private off - street parking spaces for their
valet parking services.
g. On street parking spaces and parking spaces owned or
maintained by the Town shall not be used by the
permittee to nark vehicles.
h. The valet parking service area shall not be located on a
public right -of -way.
i. The location of the valet parking queue is restricted to
existing designated off - street parking area.
Permits will not be issued where the drop -off and pick-
Lip of vehicles will interfere with the safe operation of
driveways street intersections crosswalks or other
prohibited areas.
k. Permits will not be issued where the stacking of drop -
off and/or pick 0 of vehicles will interfere with the
safe traffic operation on adjacent streets or unduly delay
or interfere with normal traffic operations.
Planning Commission Staff Report - Page 5
Ordinance for Valet Parkin A -15 -003
October 8, 2015
I. The permittee shall conduct valet parking services only
during the hours of operation of the permittee's
business.
m. The permit issued shall be personal to the nermittee
only and shall not be transferable in any manner.
n. Prior to the issuance of a permit the applicant shall
furnish the Town with a liability and property damage
insurance for the benefit of the Town and a signed
statement that the permittee shall hold - harmless
indemnify and defend the Town for any claims for
damages.
o. The private valet parking lot is approved by the
Development Review Committee pursuant to a parking
lot permit. The Development Review Committee shall
have the discretion to deny the permit application if any
criteria cannot be met and shall have the ability to
revoke the parking lot permit for valet parking with a
minimum of ten (10) days' notice.
ENVIRONMENTAL REVIEW:
The project is exempt from environmental review pursuant to CEQA Guidelines under the
General Rule [Section 15061 (b) (3)]. The project involves updates and revisions to existing
regulations. The proposed Code amendments are consistent with California Law, specifically
Government Code section 65850.5 and Civil Code section 714. It can be seen with certainty that
the proposed Town Code amendments will have no significant negative effect on the
environment.
PUBLIC COMMENTS:
No public comments have been received at the time of this report preparation.
CONCLUSION AND RECOMMENDATION:
A. Conclusion
Based on their consistency with the General Plan and State Law requirements to implement these
amendments, staff recommends that the Planning Commission forward the draft Town Code
amendments to the Town Council with a recommendation for adoption as outlined below.
Planning Commission Staff Report - Page 6
Ordinance for Valet Parkins/A -15 -003
October 8, 2015
B. Recommendation
For the reasons discussed in this report, staff recommends that the Planning Commission forward
the draft Town Code amendments to the Town Council with a recommendation for adoption.
The Commission should also include any comments or recommended changes to the draft Town
Code amendments in taking the following actions:
1. Find that there is no possibility that this project will have a significant impact on the
environment; therefore, the project is not subject to the California Environmental Quality
Act [Section 15061 (b) (3)].
2. Make the required finding that the Town Code (Zoning Regulation Ordinance)
amendments are consistent with the General Plan; and
3. Forward a recommendation to Town Council for adoption of the amendments to the
Town Code (Exhibit 1).
Alternatively, the Planning Commission may:
1. Forward a recommendation to the Town Council for adoption of the Town Code
amendments with modifications; or
2. Forward a recommendation to the Town Council for denial of the Town Code
amendments; or
3. Continue the matter to a date certain with specific direction.
4WL
PTTared by Approved by:
Lynne E. Lampe s Laurel R. Prevetti
Deputy Town Attorney Town Manager /Community Development
Director
N:\DEV\PC REPORTS\2015W- 15 -003.Valet Parking .dmx
Draft Ordinance subject
modification by Planning
Commission based on
deliberations and direction
ORDINANCE NO.
ORDINANCE OF THE TOWN OF LOS GATOS
AMENDING SECTION 29.10.145 OF THE LOS GATOS TOWN CODE TO
ALLOW BUSINESSES TO CHARGE FOR VALET PARKING SERVICES WITHIN
PRIVATE PARKING LOTS.
WHEREAS, to promote the safe and legal operation of valet parking services for the use
and convenience of businesses and the general public, the Town Council desires to adopt
regulations that allow businesses to charge for valet parking services within the Town;
WHEREAS, the Town Council has reviewed the recommended ordinance and has
determined that it is in the best interest of the public health, safety and general welfare of the
Town, its residents and visitors to adopt the amendments to Section 29.10.145 of the Los Gatos
Town Code.
NOW, THEREFORE, THE TOWN COUNCIL OF THE TOWN OF LOS GATOS
DOES ORDAIN AS FOLLOWS:
SECTION I
Los Gatos Town Code Section 29.10.145 (g)(3) is hereby added to read as follows:
(9) Commercial operation ofparking spaces.
(3) Notwithstanding subsection (1) above, a private parking lot, or sections of
a private parking lot located within a Town parking assessment district
may be operated as a valet parking lot under the following circumstances:
a. The valet parking may be provided with or without charge to the
public; and
b. The valet parking lot service adheres to and maintains all fire codes
and emergency and ADA access standards; and
c. The valet parking lot service shall not impair the safe and efficient use
of existing adjacent non -valet parking; and
d. Applicants for permits for valet parking services may be the property
owner, if consent has been obtained from all tenants with the right to
use the private parking lot, or a business owner with the right to use
the private parking lot, if consent has been obtained from the property
owner and all other tenants with the right to use the private parking lot.
EXHMIT'1
e. Providers of valet parking services shall be commercially licensed and
insured vendors holding a valid occupational license.
f. Permits shall be issued only to applicants that provide documentation
that they have procured sufficient accessible private off - street parking
spaces for their valet parking services.
g. On- street parking spaces and parking spaces owned or maintained by
the Town shall not be used by the permittee to park vehicles.
h. The valet parking service area shall not be located on a public right -of-
way.
i. The location of the valet parking queue is restricted to existing
designated off - street parking area.
j. Permits will not be issued where the drop -off and pick -up of vehicles
will interfere with the safe operation of driveways, street intersections,
crosswalks or other prohibited areas.
k. Permits will not be issued where the stacking of drop -off and /or pick
up of vehicles will interfere with the safe traffic operation on adjacent
streets or unduly delay or interfere with normal traffic operations.
1. The permittee shall conduct valet parking services only during the
hours of operation of the permittee's business.
m. The permit issued shall be personal to the permittee only and shall not
be transferable in any manner.
n. Prior to the issuance of a permit, the applicant shall furnish the Town
with a liability and property damage insurance for the benefit of the
Town and a signed statement that the permittee shall hold - harmless,
indemnify and defend the Town for any claims for damages.
o. The private valet parking lot is approved by the Development Review
Committee pursuant to a parking lot permit. The Development Review
Committee shall have the discretion to deny the permit application if
any criteria cannot be met and shall have the ability to revoke the
parking lot permit for valet parking with a minimum of ten (10) days'
notice.
SECTION II
The Town Council finds and determines that the adoption of this ordinance is exempt
from the requirements of the California Environmental Quality Act (CEQA) per CEQA
Guidelines under the General Rule (Section 15061(b)(3)), which sets forth that the CEQA
applies only to projects which have the potential for causing a significant effect on the
environment. It can be seen with certainty that the proposed Town Code text amendments will
have no significant negative effect on the environment.
SECTION III
If any provision of this ordinance or the application thereof to any person or
circumstances is held invalid, such invalidity shall not affect other provisions or applications of
the ordinance which can be given effect without the invalid provision or application, and to this
end the provisions of this ordinance are severable. This Town Council hereby declares that it
would have adopted this ordinance irrespective of the invalidity of any particular portion thereof
and intends that the invalid portions should be severed and the balance of the ordinance be
enforced.
SECTION IV
Except as expressly modified in this Ordinance, all other sections set forth in the Los
Gatos Town Code shall remain unchanged and shall be in full force and effect.
SECTION V
This Ordinance shall take effect thirty (30) days after its adoption. In lieu of publication
of the full text of the ordinance within fifteen (15) days after its passage, a summary of the
ordinance may be published at least five (5) days prior to and fifteen (15) days after adoption by
the Town Council and a certified copy shall be posted in the office of the City Clerk, pursuant to
GC 36933(c)(1).
COUNCIL MEMBERS:
AYES:
NAYS:
ABSENT:
ABSTAIN
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
h. D[V ORDti 1015`A- 15- 00'Valct.docx
wN ` TOWN OF LOS GATOS ITEM NO: 4
PLANNING COMMISSION STAFF REPORT DESK ITEM
08 stzos Meeting Date: October 14, 2015
PREPARED BY: Lynne E. Lampros, Deputy Town Attorney
llampros(Qosgatosca goy
Monica L. Renn, Economic Vitality Manager
mrenn los atosca. ov
APPLICATION NO: Town Code Amendment A -15 -003
LOCATION: Downtown, Parking Assessment District
APPLICANT: Town -ofLos Gatos
APPLICATION
SUMMARY: Public hearing to consider adoption of amendments to Section
29.10.145 of Chapter 29 (Zoning Regulations) of the Town Code
allowing businesses to charge for valet parking services within private
parking lots.
EXHIBITS: 1. Previously received with October 14, 2015 Staff Report
2. Public comment, received October 9, 2015 (two pages)
REMARKS:
The attached letter (Attachment 2) was received after the staff report was finalized.
rep ed by:
��n s
Lynne E. Lampros
Deputy Town Attorney
LRP:LEL:sr
I�Zeg�L�z
Approved by:
Laurel R. Prevetti
Town Manager /Community Development
Director
N: \DEV\PC REPORTS\20MA- 15- 003.Valet ParkingDe kltem.docx
ATTACHMENT
iGfil YSTONE ff0'f 1wf..S
experience es:crpianal serviCe
51 Federal Street, Suite 203, San Francisco, CA 94107
Phone 415.547.1650 * Fax 415.442.0159
www.greystonehotels.com
October 9, 2015
Town of Los Gatos Planning Commission
110 East Main Street
Los Gatos, CA 95030
Re: Valet Parking
Ladies and Gentlemen:
I am pleased to say that my company has just become the new owner and
operator of the Hotel Los Gatos. We are thrilled to be a part of your beautiful and
special community.
It is our understanding that the Town of Los Gatos Municipal Code prohibits
imposing any charges on guests for valet parking. It is also our understanding that a
proposal is being put forth to the Planning Commission under the auspices of the
Town Manager, Economic Vitality Program to permit businesses in Los Gatos to
charge guests and customers for valet parking.
I am writing in support of such a proposal for a number of reasons. First and
foremost, we are in a service business, as are most of the other businesses in Los
Gatos. Allowing charges for valet parking will expand the availability of valet
parking throughout the Town. The result will be better service and convenience to
residents and visitors thus attracting more people to shop, eat and stay in Los Gatos.
Second, valet parking will allow businesses like Hotel Los Gatos to increase on site
parking capacity, thus reducing demand for parking on the street and in municipal
parking lots. Third, the Town could impose a reasonable parking tax on valet
parking, something many municipalities impose, thus adding to the Town's annual
revenue and budget.
Finally, allowing paid valet parking will not impose an undue burden on
those not wishing to pay for valet parking since no cost alternatives include on-
street parking and complimentary municipal lots.
�.n:
Town of Los Gatos Planning Commission
October 9, 2015
Page 2
For your information, Greystone Hotels is an independently owned hotel and
hospitality management company with 11 West Coast properties in California and
Oregon, Greystone Hotels was founded in 1995 by Eric Horodas (President) and
Peter Trethewey. We are dedicated to superior customer service and eco- friendly
hospitality management. All of Greystone's hotels offer great value, thoughtful
amenities, and a comfortable, relaxing environment. We pride ourselves on ensuring
that our guests "Experience Exceptional Service."
Thank you for taking the time to consider our views on the valet parking
matter.
Very truly yours,
Eric D. Horodas, President
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Parking Assessment District
= Parking Assessment District Boundary
10/28/2015
ATTACHMENT