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Attachment 1
ATTACHMENT 1 TOWN OF LOS GATOS ITEM N O: 8 PL ANNING COMMISSION STAFF REPORT Meeting Date: April 27, 2016 PREPAR E D BY: APPLICATION NO.: LOCATION : APPLICANT: CONT ACT P ERSON: PROP ERTY OWNER: APPLICATfON SUMMARY: RECOMMENDATION: PROJECT DATA: CEQA: Jocelyn Puga, Assistant Planner jpuga@ losgatosca .go v Architecture and Site Application S-1 6 -002 Conditional Use P ermit Application U-16-00 l 212-216 N. Santa Cruz Avenue (Located on the east s id e ofN. Santa Cruz A ven ue, between Royce Street and Bachman Avenue) Luba Senatorova Joey McCarthy Jr. McCarthy Santa Cru z Ave, LLC Requesting approval of exterior modifications to an ex istin g commercial building and approval for a new fitness studi o (Soul Cycle) with gro up exerci se classes on property zo ne d C-2. APN 529-04-085. D EEMED COM PLET E: March 21 , 20 16 FINAL DATE TO TAKE ACTION: September 21, 2016 Approval, subj ect to conditions. General Plan Designation: Central Business Di s tri ct Zoning Des ignation : C-2 Central Busin ess Di stri ct Applicab le Plans & Standards: Redeve lopm ent Pl an, Parcel Size : Surrounding Area : -I Existing Land Use North Comme rcia l - West Com me rc ia l South Commercial ---East , Parking Lot Commercial Des ign Guidelines 11 ,30 0 sq . ft. i General Plan Zoning I--I Central Business Distri ct C-2 : Central Business D istrict . C-2 ... - Central Bus iness Di strict C-2 ; CBD -..- C-2 ' The project is Categorically Exempt pursuant to the ado pted Guide lines fo r the Implementation of th e Cali fornia Environmental Quality Act, Section 15301: Exis tin g Facilities. Planning Commission Staff Report -Page 2 of 7 212-216 N. Santa Cruz Avenue/S-16-002 & U-16-001 April 27, 2016 FINDINGS: CONS ID ERA TIONS : ACTION : EXHIBITS: BACKGROUND : • As required , pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, this project is Categorically Exempt, Section 15301: Existing Facilities. • As required, pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, this project is Categorically Exempt, Section 15301: Existing Facilities. • 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. • That the proposed project is consistent with the Commercial Design Guidelines. • As required by Section 29.20.190 (a) of the Town Code for granting a Conditional Use Permit. • As required by Section 29.20.150 of the Town Code for Architecture and Site applications. The decision of the Planning Commission is final unless appealed within ten days. 1. Location Map 2. Required Findings and Considerations for Architecture and Site (one page) 3 . Required Findings for Conditional Use Permit (one page) 4. Recommended Conditions of Approval (six pages) 5. Business Description, received February 26, 2016 (four pages) 6. Letter of Justification, received January 11 , 2016 (four pages) 7. Letter of Justification for Architectural Modifications, received March 31 , 2016 (four pages) 8. Project Overview, received January 11 , 2016 (two pages) 9. Architectural Consultant Report , received March 10, 2016 (four pages) 10. Development Plans, received March 21, 2016 (seven pages) The applicant is requesting approval of exterior modifications to ari existing commercial building and approval to operate a fitness studio (Soul Cycle) with group exercise classes located at 212- 216 N . Santa Cruz Avenue. The proposed space is three of the four tenant spaces located within the existing commercial building. The previous tenants were Proanox Systems, Manaz Planning Commission Staff Report -Page 3 of 7 212-216 N. Santa Cruz Avenue/S-16-002 & U-16-001 April 27, 2016 Boutique, and Amour d ' Art. The applicant is proposing to merge three of the four tenant spaces into one 3,589-square foot space with the adjacent 805-square foot tenant space proposed to remain. PROJECT DESCRIPTION: A. Location and Surrounding Neighborhood The project is located at 212-216 N . Santa Cruz Avenue, on the east side ofN. Santa Cruz Avenue between Royce Street and Bachman Avenue. Adjacent properties and those directly across the street are located in the C-2 zone and are developed with commercial buildings. B . Architecture and Site Approval Architecture and Site approval is required for the proposed exterior modifications to the commercial building. Pursuant to Town Code Section 29.20.750 the Planning Commission is the deciding body for this Architecture and Site application. C. Conditional Use Permit The applicant is requesting approval to operate a fitness studio with group classes in spaces previously occupied by Proanox Systems, Manaz Boutique, and Amour d ' Art . The maximum hours of operation would be from 5 :30 a.m. to 10:00 p.m. Monday through Friday and 7:00 a.m. to 9 :00 p.m. Saturday and Sunday. The applicant provided a description of the business (Exhibit 5), letter of justification (Exhibit 6), and the property owner provided a project overview (Exhibit 8) describing the proposal. When reviewing a Conditional Use Permit (CUP), the deciding body should consider the information in the applicant's business plan; however, the key consideration should be the explicit proposed use since the business plan can change from owner to owner. The explicit use may be, and is often, defined in the recommended conditions of approval as a "use" condition. The CUP runs with the land, and the deciding body should review applications based on the explicit use as opposed to the applicant or the applicant's business plan. D. Zoning Compliance The z oning designation allows group fitness classes, subject to the approval of a CUP. Planning Commission Staff Report -Page 4of7 212-216 N. Santa Cruz Avenue/S-16-002 & U-16-001 April 27, 2016 ANALYSIS: A . Architecture and Site The applicant is proposing to modify the storefront of the existing tenant spaces located at 212-216 N. Santa Cruz Avenue. Architectural elements include a white metal panel fa9ade, matte gray metal panel , quartz base, and slim teak wood accents (Exhibit 7). The design is intended to upgrade the storefront with a more modern style while complementing the surrounding buildings by maintaining the existing bulkhead and cornice. The following exterior modifications are included in the development plans (Exhibit 10, Sheet A09.11). • Remove the existing four single entrance doors and replace them with a new recessed double door for 212 N. Santa Cruz A venue and a new recessed single door for the adjacent tenant space. • Remove the existing stone border and replace it with a new quartz base. • Remove all existing awnings. • Update the existing storefront bulkhead and cornice with a new white matte finish. A rendering of the proposed building fa9ade is provided in Exhibit I 0 (Sheet A09. l 1 ). A materials board will be provided at the Planning Commission meeting. The Consulting Architect reviewed the plans, visited the site, and had no recommendations for changes. The Consulting Architect commented that the propo sed renovation of the building is more modern in treatment than the other buildings along N . Santa Cruz Avenue; however, the proposed changes are similar to the Apple store located on the southern side ofN. Santa Cruz Avenue. The Consulting Architect found that the proposed renovation is similar to the Apple store in that both projects maintained a stucco surround and a slightly projecting cornice to provide a relationship with the other buildings along N. Santa Cruz A venue. The proposed metal panels and large areas of glass further emphasize the stucco frame and visual relationship to the nearby buildings. B. Project Summary The project would occupy a 3,589-square foot commercial space within an existing commercial building for a group fitness studio (Soul Cycle). The project would not result in an increase of average daily trips (ADT) or peak hour trips . The applicant is proposing to operate during the following hours: Monday to Friday 5:30 a.m . to 10:00 p.m . Saturday to Sunday 7:00 a.m. to 9:00 p.m . Planning Commission Staff Report -Page 5 of 7 212-216 N . Santa Cruz Avenue/S-16-002 & U-16-001 April 27 , 2016 The applicant is proposing a maximum of 57 students with a maximum of fi ve instructors for each class . The applicant provided a project description (Exhibit 5), letter of justification (Exhibit 6), and development plans (Exhibit 10) describing the proposal. C. Parking The commercial building has 11 parking spaces on-site, 14 parking spaces in the Parking Assessment District, and is proposing two new parking spaces at the rear of the building (Sheet AOO.O 1 of Exhibit 10). The proposed use requires 24 parking spaces and three parking spaces will be reserved for the future adjacent tenant. As shown in the table below, the proposed use would meet the parking requirements. Address Business Name Cakulation Main SF Studentllnstmctor Retail 212 Soul Cycle l per student+ 1 per instructor 3,589 57 (5) 214 Vacant I per 300 SF 805 3 .0 Total 4,394 Total Required Parldng Total Provided Parking D . Conditional Use Permit In order to grant approval of a Conditional Use Permit, the deciding body must make the following findings: Total 24.0 3.0 27.0 27.0 (1) The proposed use of the property is essential or desirable to the public convenience or welfare; and (2) The proposed use will not impair the integrity and character of the zone; and (3) The proposed use would not be detrimental to public health, safety or general welfare; and (4) The proposed use of the property is in harmony with the various elements or objectives of the General Plan and the purposes of the Town Code. In regards to the first finding, the proposed use would be considered desirable because it will provide a healthy indoor cycling studio for members of the community to exercise and socialize. As required by finding two, the proposed use will be complementary to the surrounding commercial uses, contributing to a variety of consumer services in the Central Business District. In regards to the third finding, the use would not be detrimental to public health, safety or general welfare, and the conditions regarding the operating hours, and number of students/staff and, instructors placed on the permit would maintain the welfare of the community. In regards to the final finding, the proposed use is in harmony with the General Plan and Town Code. Planning Commission Staff Report -Page 6 of 7 212-216 N . Santa Cruz Avenue/S-16-002 & U-16-001 April27,2016 E. General Plan The goals and policies of the 2020 General Plan applicable to this project include , but is not limited to : • Goal CD -9 -To preserve the character of Downtown Los Gatos and the quality of life for its citizens through high-quality building design. • Policy CD-9 .1 -Exterior building materials in the Central Business District should be consistent with those in existing, tastefully executed surrounding buildings. • Policy CD-10.1 -Encourage the preservation, restoration , rehabilitation, reuse, and maintenance of existing buildings Downtown. • Policy LU-9.2 -Maintain a variety of commercial u ses, including a strong Downtown commercial area combined with Los Gatos Boulevard and strong neighborhood commercial centers to meet the shopping needs of residents and to preserve the small- town atmosphere. • 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 vitality. F. CEQA Determination The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15301: Existing Facilities. PUBLIC COMMENTS: Written notice was sent to property owners and tenants within 300 feet of the property. Staff has not been contacted by any residents or property owners regarding the project. SUMMARY AND RECOMMENDATION: A. Summary Staff has recommended conditions of approval regarding the maximum number of students, instructors, and operating hours. The site has adequate parking to accommodate the proposed use and the remaining adjacent tenant space. The proposed exterior modifications are in compliance with the Commercial Design Guidelines . The proposed renovations will upgrade the storefront of the building and complement the Downtown. Staff recommends that the Planning Commission take the actions in the recommendation section below to approve the Architecture and Site appl ication and Conditional Use Permit application. Planning Commission Staff Report -Page 7 of 7 212-216 N. Santa Cruz Avenue/S-16-002 & U-16-001 April 27 , 2016 B. Recommendation Based on the analysis above, staff recommends approval of the Architecture and Site application and Conditional Use Permit application subject to the recommended conditions of approval (Exhibit 4). If the Planning Commission finds merit with the proposed project, it should : 1. Find that the proposed project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15301: Existing Facilities (Exhibit 2 and 3); 2. Make the required finding that the project is consistent with the Central Los Gatos Redevelopment Plan (Exhibit 2 and 3); 3 . Make the required finding that the proposed exterior modifications are con s istent with the Commercial Design Guidelines (Exhibit 2); 4. Make the required considerations as required by Section 29 .20.150 of the Town Code for granting approval of an Architecture & Site application (Exhibit 2); 5. Make the findings as required by Section 29 .20.190 of the Town Code for granting approval of a Conditional Use Permit (Exhibit 3); and 6. Approve Architecture and Site Application S-16-002 and Conditional Use Permit Application U-16-001 with the conditions contained in Exhibit 4 and development plans contained in Exhibit 10. ALTERNATIVES: Alternatively, if the Commission has concerns with the proposed project, it can: 1. Continue the matter to a date certain with specific direction; or 2. Approve the application with additional and/or modified conditions; or 3. Deny the application. JoJ Puga ~pproved by: Joel Paulson, AJCP Assistant Planner Community Development Director JGP:JSP :sr cc: Soul Cycle c/o Luba Senatorova, 895 Broadway, 5th floor, New York, NY 10003 McCarthy Santa Cruz Ave, LLC , 15425 Los Gatos Blvd., Suite 102 , Los Gatos, CA 95032 N :\DEV\PC REPO RT S\2016\NS C2 I 2-2 I 6.docx This Page Intentionally Left Blank N + 212-216 N. Santa Cruz Avenue 0.125 0.25 ---------c:::==============:::::::i Miles This Page Intentionally Left Blank PLANNING COMMISSION-April 27, 2016 REQUIRED FINDINGS & CONS ID ERA TIO NS FOR THE ARCHITECTURE AND SITE APPLICATION : 212-216 N. Santa Cruz Avenue Architecture and Site Application S-16-002 Requesting approval of exterior modifications to an existing commercial building and approval for a new fitness studio (Soul Cycle) with group exercise classes on property zoned C-2 . APN 529-04-085. PROPERTY OWNER: McCarthy Santa Cruz Ave, LLC APPLICANT: Luba Senatorova FINDINGS: Required findings for CEQA: • The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the Cali fornia Environmental Quality Act , Section 15301 : Existing Facilities in that the project consists of exterior modifications to an existing commercial buildin g that will not be increasing in size. Required finding for the Redevelopment Plan for the Central Los Gatos Redevelopment Project Area: • That the proposed project is consistent with the Redevelopment Plan for the Central Los Gatos Redevelopment Project Area (Section IV.B ) in that the subj ect property is designated commercial and the proposed use fa ll s under general commercial uses . Commercial Design Guidelines: • The exterior modifications are consistent with applicable provisions of the Commercial Design Guidelines . CONSIDERATIONS: Considerations in review of Architecture & Site applications: • As required by Section 29 .20 .150 of the Town Code, the considerations in review of an architecture and site application were all made in reviewing thi s project. The proposed reno vations will upgrade the building and complement surrounding buildings . N:\DEV\FIND ING S\20 I 6\NSC2 12-2 I 6A &S .DOC EXHllS 2 This Page Intentionally Left Blank PLANNING COMMISSION-April 27, 2016 REQUIRED FINDINGS FOR THE CONDITIONAL USE PERMIT: 212-216 N. Santa Cruz Avenue Conditional Use Permit Application U-16-001 Requesting approval of exterior modifications to an existing commercial building and approval for a new fitness studio (Soul Cycle) with group exercise classes on property zoned C-2. APN 529-04-085. PROPERTY OWNER: McCarthy Santa Cruz Ave, LLC APPLICANT: Luba Senatorova FIN DINGS: Required finding for CEQA: • The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15301: Existing Facilities. Required fmdings for a Conditional Use Permit: • As required by Section 29.20.190 of the Town Code for granting a Co nditional 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 pro v isions of the Town Code if it finds that: (1) The proposed use of the property is essential or desi rable to the public convenience or welfare because it will prov ide a healthy indoor cycling studio for members of the community to exercise and socialize; and (2) The propose d use will not impair the integrity and character of the zone because it will be complementary to the surrounding commercial uses, contributing to a variety of consumer services in the Central Business District; and (3) The proposed use would no t be detrimental to public health, safety, or general welfare, and the conditions regarding th e operating hours, number of students , staff and/or trainers placed on the permit would maintain the welfare of the community; and (4) The proposed use of the property is in harmony with the various elements or objectives of the General Plan and Town Code. Required finding for the Redevelopment Plan for the Central Los Gatos Redevelopment Project Area: • 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 de signated commercial and the propo sed use falls under general commercial u ses. N :\DEV\FI N DIN GS \2 0 16\NSC 2 12-2 16 CUP . V2 .DOCX This Page Intentionally Left Blank PLANNING COMMISSION -April 27, 2016 CONDITIONS OF APPROVAL 212-216 N. Santa Cruz Avenue Architecture and Site Application S-16-002 Conditional Use Permit Application U-16-001 Requesting approval of exterior modifications to an existing commercial building and approval for a new fitness studio (Soul Cycle) with group exercise classes on property zoned C-2. APN 529-04-085. PROPERTY OWNER: McCarthy Santa Cruz Ave, LLC APPLICANT: Luba Senatorova 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 and in substantial compliance with the approved plans. Any changes or modifications to the approved plans shall be approved by the Community Development Director, DRC or the Planning Commission 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 group fitness classes. 4. NUMBER OF STUDENTS: The maximum number of students is limited to 57. 5. 6. 7. 8 . 9. NUMBER OF INSTRUCTORS: The maximum number of instructors on-site at any given time is limited to five. HOURS OF OPERATION : Maximum hours of operation are 5:30 a .m . to 10 :00 p.m. Monday through Friday and 7:00 a.m. to 9:00 p.m. Saturday and Sunday. 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. 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. 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. 10 . 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. 11. COMPLIANCE MEMEMORANDUM: A memorandum, in compliance with standard Town practice, shall be prepared and submitted with the building permit detailing how the conditions of approval will be addressed. Building Division 12. PERMITS REQUIRED : A Building Permit shall be required for alterations and Tenant Improvements to the existing commercial building. Separate permits are required for electrical , mechanical, and plumbing work as necessary. 13 . 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. 14. SIZE OF PLANS: Four sets of construction plans, maximum size 24" x 36". 15 . TITLE 24 ENERGY COMPLIANCE : All required California Title 24 Energy Compliance Forms must be blue-lined (i.e. sticky backed) onto the plans including lighting compliance and mandatory measures. 16. TITLE 24 ACCESSIBILITY -COMMERICAL: For any proposed tenant improvements, on-site parking and general path of travel shall comply with the latest California Title 24 Accessibility Standards. Work shall include, but not be limited to, accessibility to building entrances from parking facilities and sidewalks. The building shall be upgraded to comply with the latest California T itle 24 Accessibility Standards. Necessary work shall be first investigated and then confirmed by Town staff. See Advisory Comment 1 O.b. 17. APPROVALS REQUIRED: The project requires the following departments and agencies approval before issuing a building permit: a. Community Development -Planning Division: Jocelyn Puga ( 408) 354-6875 b. Santa Clara County Fire Department: (408) 378-4010 c. West Valley Sanitation District: (408) 378-2407 (for sanitary drainage system alterations). 18. ADVISORY COMMENTS FOR TENANT IMPROVEMENTS : a. In addition to all new work complying with the Code for accessibility, when existing buildings are altered or remodeled they must be made accessible to persons with physical disabilities in accordance with the CBC Section llB-202, "Accessibility for Existing Buildings". Existing accessibility features and/or elements required to be accessible in order of priority include: (a) Accessible main entrance with required signage and proper door hardware that does not require tight grasping; (b) Accessible route to altered area (including parking space and path of travel from public way, compliant ramp , and necessary signage; ( c) Accessible Restrooms; ( d) Accessible indoor and outdoor seating; (e) Exercise equipment shall be accessible per CBC Section J JB-236. . b. Where the cost of alterations or remodeling is less than a threshold amount (currently at $150 ,244.00) and the cost to provide all those features listed above is disproportionate to the improvement costs (i.e. more than 20% of the budget), then the Owner is only required to provide disabled access upgrades to 20% of the budget cost for alterations with the approval of the Building Official. Please obtain the Town 20% Rule Form ·from the Town Permit Counter or download from the Town of Los Gatos website at www.losgatosca.gov and completely fill it out showing all the required upgrades that will be provided and their costs. This form must be permanently affixed (i .e. blue-lined, sticky-backed) to the plans. c. Exiting and Occupant Load shall be in strict compliance with California Building Code Chapter I 0. d. Maintain a minimum aisle width of 36 inches. e. At the ramp landing outside the cycle exercise room , the handrails for the step down would need to extend 23 inches out toward the lockers and could prove to be an obstruction to walking in this area. Consider having the step down toward the front retail area. f. It appears that there may be a small Snack Shop in the front retail area. Depending on what is provided, clearance may be required from the Santa Clara County Environmental Health Department at ( 408) 918-3400 . TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS: Engineering Division 19. GENERAL : All public improvements shall be made according to the latest adopted Town Standard Plans, Standard Specifications and Engineering Design Standards. All work shall conform to the applicable Town ordinances . The adjacent public right-of-way shall be kept clear of all job-related dirt and debris at the end of the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of goods and materials on the sidewalk and/or the street will not be allowed unless an encroachment permit is issued . The Applicant's representative in charge shall be at the job site during all working hours. Failure to maintain the public right-of-way according to this condition may result in the Town performing the required maintenance at the Applicant's expense. 20 . APPROVAL: This application shall be completed in accordance with all of the conditions of approval listed below and in substantial compliance with the latest reviewed and approved development plans. Any changes or modifications to the approved plans or conditions of approvals shall be approved by the Town Engineer. 21. CHANGE OF OCCUPANCY: Prior to initial occupancy and any subsequent change in use or occupancy of any non-residential condominium space, the buyer or the new or existing occupant shall apply to the Community Development Department and obtain approval for use determination and building permit and obtain inspection approval for any necessary work to establish the use and/or occupancy consistent with that intended. 22. ENCROACHMENT PERMIT: All work in the public right-of-way will require a Construction Encroachment Permit. All work over $5 ,000 will require construction security. It is the responsibility of the Applicant to obtain any necessary encroachment permits from affected agencies and private parties, including but not limited to, Pacific Gas and Electric (PG&E), AT&T, Comcast, Santa Clara Valley Water District, California Department of Transportation (Caltrans). Copies of any approvals or permits must be submitted to the Town Engineering Division of the Parks and Public Works Department prior to releasing any permit. 23. PUBLIC WORKS INSPECTIONS: The Applicant or their representative shall notify the Engineering Inspector at least twenty-four (24) hours before starting any work pertaining to on-site drainage facilities, grading or paving, and all work in the Town's right-of-way. Failure to do so will result in penalties and rejection of work that went on without inspection. 24 . RESTORATION OF PUBLIC IMPROVEMENTS: The Applicant shall repair or replace all existing improvements not designated for removal that are damaged or removed because of the Applicant's operations. Improvements such as , but not limited to: curbs , gutters , sidewalks, dri veways, signs, pavements, raised pavement markers, thermoplastic pavement markings, etc ., shall be repaired and replaced to a condition equal to or better than the original condition. Any new concrete shall be free of stamps , logos, names, graffiti , etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor's sole expense and no additional compensation shall be allowed therefore. Existing improvement to be repaired or replaced shall be at the direction of the Engineering Construction Inspector, and shall comply with all Title 24 Disabled Access provisions. The Applicant shall request a walk-through with the Engineering Construction Inspector before the start of construction to verify existing conditions. 25 . STREET/SIDEWALK CLOSURE : Any proposed blockage or partial closure of the street and/or sidewalk requires an encroachment permit. Special provisions such as limitations on works hours , protective enclosures , or other means to facilitate public access in a safe manner may be required . 26. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the issuance of any Permit. 27 . PARKING : Any proposed parking restriction must be approved by The Town of Los Gato s, Community Development Department. 28. SIDEWALK REP AIR: The Applicant shall repair and replace to existing Town standards any Villa Hermosa style sidewalk damaged now or during construction of this project. All new and existing adjacent infrastructure must meet current ADA standards. Villa Hermosa style sidewalk repair shall match existing color, texture and design, and shall be constructed per Town Standard Details. New concrete shall be free of stamps, logos, names , graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor 's sole expense and no additional compensation shall be allowed therefore. The limits of sidewalk repair will be determined by the Engineering Construction Inspector during the construction phase of the project. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. 29. CURB AND GUTTER REPAIR: The Applicant shall repair and replace to existing Town standards any curb and gutter damaged now or during construction of this project. All new and existing adjacent infrastructure must meet Town stand ards . New curb and gutter shall be constructed per Town Standard Details . New concrete shall be free of stamps, logos, names , graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor's sole expense and no additional compensation shall be allowed therefore. The limits of curb and gutter repair will be determined by the Engineering Construction Inspector during the construction phase of the project. The improvements must be completed and accepted by the Town before a Certificate of Occup ancy for any new building can be issued. 30. CONSTRUCTION STREET PARKING: No vehicle having a manufacture's rated gross vehicle weight exceeding ten thousand (I 0,000) pounds shall be allowed to park on the portion of a street which abuts property in a residential zone without prior to approval from the Town Engineer. 31 . CONSTRUCTION HOURS: All subdivision improvements and site improvements construction activities, including the delivery of construction material s, labors , heavy equipment , supplies, etc., shall be limited to the hours of 8:00 a.m. to 8 :00 p.m., weekdays and 9:00 a.m . to 7:00 p .m. weekends and holidays . The Town may authori ze , on a case-by- case basis , alternate construction hours. The Applicant shall provide written notice twenty- four (24) hours in advance of modified construction hours. Approval of this request is at discretion of the Town. 32. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 8:00 p.m ., weekdays and 9 :00 a.m. to 7:00 p .m. weekends and holidays, construction, alteration or repair activities shall be allowed. No individual piece of equipment shall produce a noise level exceeding eighty-five (85) dBA at twenty-five (25) feet from the source. If the device is located within a structure on the property, the measurement shall be made at distances as close to twenty-five (25) feet from the device as possible. The noise level at any point outside of the property plane shall not exceed eighty-five (85) dBA. 33. CONSTRUCTION MANAGEMENT PLAN: Prior to the issuance of any permits, the Applicant shall submit a construction management plan that shall incorporate at a minimum the Project Schedule, employee parking, materials storage area(s) and proposed outhouse location(s), as applicable. 34. WVSD (West Valley Sanitation District): Sanitary sewer laterals are televised by West Valley Sanitation District and approved by the Town of Los Gatos before they are used or reused. A Sanitary Sewer Clean-out is required for each property at the property line, or at a location specified by the Town. 35. SANITARY SEWER BACKWATER VALVE : Drainage piping serving fixtures which have flood level rims less than twelve (12) inches (304.8 mm) above the elevation of the next upstream manhole and/or flushing inlet cover at the public or private sewer system serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve , unless first approved by the Building Official. The Town shall not incur any liability or responsibility for damage resulting from a sewer overflow where the property owner or other person has failed to install a backwater valve as defined in the Uniform Plumbing Code adopted by the Town and maintain such device in a functional operation condition. Evidence of West Sanitation District's decision on whether a backwater device is needed shall be provided prior to the issuance of a building permit. 36. SILT AND MUD IN PUBLIC RIGHT-OF-WAY: It is the responsibility of Contractor and homeowner to make sure that all dirt tracked into the public right-of-way is cleaned up on a daily basis. Mud, silt, concrete and other construction debris SHALL NOT be washed into the Town 's storm drains. 37 . GOOD HOUSEKEEPING : Good housekeeping practices shall be observed at all times during the course of construction. All construction shall be diligently supervised by a person or persons authorized to do so at all times during working hours. The storing of goods and/or materials on the sidewalk and/or the street will not be allowed unless an encroachment permit is issued by the Engineering Division of the Parks and Public Works Department. The adjacent public right-of-way shall be kept clear of all job related dirt and debris at the end of the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of goods and materials on the sidewalk and/or the street will not be allowed unless an encroachment permit is issued. The Applicant's representative in charge shall be at the job site during all working hours. Failure to maintain the public right-of-way according to this condition may result in penalties and/or the Town performing the required maintenance at the Applicant's expense. 38. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 39. FIRE SPRINKLERS: Plans indicate the building is equipped with fire sprinklers. If this is the case, a separate review must be conducted by this office to ensure that the remodel will not affect the performance of the system. A State of California licensed (C-16) Fire Protection Contractor shall submit plans, calculations, a completed permit application and appropriate fees to this department for review and approval prior to beginning their work. CFC Sec. 903 .2 as adopted and amended by LGTC N:\DEV \CONDITIONS\20 l 6\NSC212-216.docx ( About SoulCycle a SO ~LE Proposed SoulCycle at 212-216 N . Santa Cruz Avenue Los Gatos, CA tRJ;.CEt'!ED FEB 26 Z0'6 • In 2006, SoulCycl ~ introduced the innovativQ model of boutique cardio fitness to the marketplace and reinvented indoor stud io cycling . • Co-founded by Elizabeth Cutler and Julie Rice , SoulCycle has taken NY, Los Angeles , San Francisco, Chicago, Miami and Boston by storm with the focus on providing services to local commun ities, bringing people together and attracting visitors that contribute to vitality of local businesses. • Market Leader with Undeniable Brand Position : With premier positioning as the leader in service-driven, results-oriented boutique cardio fitness , the brand commands premium pricing and high ridership. • Ability to Inspire and Retain Riders: Unique rhythm-based ride and candlel it ambience creates a healthy environment and atmosphere and setting the tone for a new experience every time. • Community Platform and Connection to the Brand : Exercise focusing on "Energy of the Pack" and personal attention from well-trained staff creates strong bonds between the riders . • Outstand ing instructo r talent with scalable training platform: Proprietary manuals for teacher training, bands training and hospitality/front desk staff as well as competitive compensation packages to attract and re tain top talent in the local communities. • Well Managed Operations: Proven ability to operate consistently and deliver a high quality experience . • Brand Extension Opportunit ies : Strong reception to branded clothing line and accessories; developing "SoulWater" and charitable programs to further extend the brand . • Charity at SOUL: Launched in 2007 to support our neighbors, Soul Charity has raised more than $3,000 ,000 for local organizations . And our efforts inc rease each year . Every year, we host about 300 charity rides throughout our studios across the country. We provide organ izations , both large and small , the opportunity to come together and raise money for much-needed causes in a fun and inspiring way ... a SoulCycle class! • Award Winning Design : SoulCycle meti culously plans out its layout to ensure the best experience for our riders and 100% sound proofing for our co-tenants. LEXHIBIT 5 SoulCycle in Los Gatos: RECf:~VED FEB 2 6 2016 TOWN OF LOS GATOS PLANNI NG DIVISION • SoulCycle currently has five (5) studios open in Northern Californ ia (three in San Francisco, one in Larkspur/Marin County and one in Palo Alto) and another studio slated to open in Walnut Creek. Los Gatos fits well with in SoulCycle's target demographic and ideal location . • Los Gatos is a high-income and highly educated demographic with residents who have a strong passion for an active lifestyle and fitness. • This site is well-situated in Los Gatos along Santa Cruz Avenue and will be complementary to the restaurant and retail uses in downtown Los Gatos. Project scope SoulCycle is an upscale indoor cycling fitness facility consisting of a single "studio room", within which are located stationary bicycles for group exercise activity commonly referred to as "spinning". SoulCycle combines a mental component of inspirational coaching, with great music, a community feel and a full-body workout on the bike. Classes usually last 45 minutes. Generally, there are up to 12 classes a day on weekdays ; and 8 classes a day on weekends. Weekday morning classes usually start around 5:30am. The last class will begin no later than 8:00pm and the studio will close before 1 O:OOpm on weekdays . On weekends the morning classes usually start at around 7:00am, the last class will begin no later than 7 :00pm and the studio will close before 9:00pm on weekends. Besides one class instructor, the studio will have up to 4 employees on the premise at any one time when the studio is open, performing duties of front desk reception/check ins, studio manager and cleaning/maintenance . SoulCycle intends to lease approximately 3,589 square feet in the existing building, combining three existing tenant spaces into one. The remaining 805 square feet will be available for future retail tenant. Summary of the proposed tenant spaces' breakdown is provided below. Address Tenant SQFT 212-216 Soul Cycle 3,589 216.5 Future Tenant 805 T OTAL 4,394 ( In addition to the cycling studio , interior improvements will also include ancillary fitness apparel retail store, changing/locker rooms, toilet, shower, laundry facilities, administrative office , mechanical room and storage . Exterior improvements include new storefront and removal of all existing awnings . Project proposed space programming and features • Cycl ing Studio: containing 57 bicycles for customers and one instructor's bicycle ; • Changing and Locker Facilities : men's and women 's bathrooms with showers, lockers; • Support Facilities: reception and front desk, administrative office, laundry; • Retail : active fashion branded fitness apparel store, offering for sale : 0 0 0 Deliver ies Fitness apparel for men and women including shirts , shorts, leggings, bras, etc. Accessories including hats, bags, bandannas Candles and other home wares offerings. Deliveries take place through the front entrance door, for security purpose . They contain general supplies, retail merchandise and bottled water. • Supplies : delivered via UPS, FedEx or USPS in line with the carrier regular delivery time schedules for the area . On average one box per day or up to 5 boxes once a week. • Retail: Merchandise is delivered via UPS . The majority of shipment occurs before the first of the month . Subsequent replenishment shipments occur every other week. • Bottled Water: Delivered bi-weekly. Parking Per Sec . 29 .10.150. (b) Parking requiremen ts for downtown Retail and commercial stores and shops are as following: One (1) parking space for each three hundred (300) square feet of gross floor area. Parking for cycling fitness studio is 1 space for every 3 class attendants, plus one space per class instructor. ( The property provides 27 parking spaces: 14 of the parking spaces are located in the parking assessment district, 11 spaces are currently provided on site and 2 new spaces will be added behind the building . Required and provided parking for the project is summarized in the following table. Tenant/Use Parking Ratio Number of spaces SoulCycle cycling studio ( 57 1 space per 3 19 bicycles/attendants) attendants SoulCycle instructor (1 instructor) 1 space per person 1 SoulCycle employees (4 employees) 1 space per person 4 Future retail tenant (805 sq .ft) 1 space per 300 sq . ft 3 Total spaces required 27 Total spaces provided 27 "j (~ CONDITIONAL USE PERMIT APPLICATION LETTER O F JUSTIF\q!71!!1 212-216 N. Santa Cruz Avenue FU!Cf!~VcD JAN 11 2015 PROJECT OVERVIE W/REQUESTS TOWN OF LOS GATOS PLAN NING DIVISION SoulCycle is seeking Conditional Use Permit to allow the operation of a cycling fitness studio located within the Central Business Commercial C2 zoning district at 212-216 N. Santa Cruz Avenue (the "Subject Property"). SoulCycle is an upscale indoor cycling fitness facility consisting of a single "studio room", within which are located stationary bicycles for group exercise activity commonly referred to as "spinning". Generally, there are up to 12 classes a day on weekdays and 8 classes a day on weekends . Proposed hours of operation are: Monday -Friday: 5:30am - 1 O:OOpm Saturday -Sunday: 7:00am -9 :00pm SoulCycle intends to lease approximately 3,468 square feet in the existing building, combining three existing tenant spaces into one. The remaining 805 square feet will be available for future retail tenant. FINDINGS The following i'ntormation has been developed pursuant to the Town of Los Gatos Conditional Use Permit required findings. (1) The proposed uses of the property are essential or desirable to the public convenience or welfare; The SoulCycle fitness studio provides a beneficial service to the community in the form of an increasingly popl,Jlar type of fitness that helps promote a desirable , healthy lifestyle. SoulCycle fitness facility is a state of the art cycling studio featuring first class equipment, instructors, and ambience, all built around the concepts of community and healthy living . SoulCycle will be filling an important niche in the marketplace not otherwise addressed by most other fitness studios, fulfilling the needs of consumers who want a serious but fun workout in a close-knit community setting, all in an aesthetically appealing venue that is maintained to the highest standards. Also , the proposed project's location is easily accessible to those living and/or working in the taXHIBlT 6 vicinity of the Subject Property, obviating the need for a separate vehicle trip for many customers. Convenient location and superb services will make SoulCycle an essential part of the healthy life style for the benefits of residents and vis itors alike. (2) The proposed uses will not impair the integrity and character of the zone; The Centra l Business District Commercial zone is intended to encourage a viable and predominantly consumer-oriented Central Business District. The C-2 zone is designed to facilitate a wide variety of retail, service, entertainment and administrative uses which are vital to a large trading area . Uses permitted, like commerce , general business and the sale of commodities are necessary for the needs of residents and visitors of the Town . The proposed fitness cycling studio is a permitted use as long as it is authorized by a conditional use permit. Surrounding properties to the north, south , and west are generally developed with commercial buildings occupied with a mix of restaurant, retail , service, financial institutions and similar uses. The proposed fitness studio use will be complementary to the surrounding commercial and residential uses , contributing to the variety of consumer services, fulfilling the needs of residents and visitors of the downtown area. (3) The proposed uses would not be detrimental to public health , safety or general welfare; and The proposed fitness studio is comprised of approximately 3,468 square feet of floor area that is integrated within an existing commercial building containing approximately 4,273 square feet of floor area, and surface parking. Surrounding properties are within the C2 Zone, and are characterized by level topography and improved streets. Adjacent properties to the north, south and west are improved with commercial buildings, occupied by various retail, restaurant, service uses and banks. Properties to the east are developed with residential buildings. The project site is .a well-established part of the neighborhood's fabric , having been improved with a single story, one of the newer buildings in Downtown. The proposed use will occupy the maj ority of the building, with its main entrance facing North Santa Cruz Avenue. The site is well planned with the Subject Property's shop fronts and entrances facing North Santa Cruz Avenue while the site's rear (easterly) surface parking serves as a buffer between the site's commercial buildings and the residential properties to the east. Additional buffer is provided by landscaping . (1 Given the Subject Property's location, the orientation of the site 's existing improvements with respect to surround ing uses , and that the proposed use is contained within an exist ing comme rcial build ing , the proposed project is ideally designed and arranged to fit into the development of adjacent properties and the neighborhood . As such , the SoulCycle use will be compatible with and will not adversely affect or degrade adjacent properties, the surrounding neighborhood , or the public health, welfare, and safety. SoulCycle 's business model is designed to serve the immediate surrounding business and residential communities -the studio is not a destination facility, but an essential part of our rider lifestyle and local travel routine . This reduces vehicular trip generation and parking demand significantly . The majority of SoulCyc le riders will likely live or work nearby and will either walk or bike to the facility. Additionally, many SoulCycle riders comb ine their visits to the studio with their customary visits for other purposes in the immediate area (office , shop , and restaurant). Such dual purpose tr ips reduce the overall volume of site-generated traffic. Proposed project will comply with Town Park ing Code requirements and will not generate additional vehicular trips. (4) The proposed uses of t he property are in harmony with the var ious elements or objectives of the general plan and the purposes of this chapter. The goals and policies of the 2020 General Plan applicable to this project include but are not limited to: • Policy LU-6 .8: New construction , remodels , and additions shall be compatible and blend with the existing neighborhood. • Pol icy LU-9 .2 -Maintain a variety of commercial uses, including a strong Downtown comme rcial area combined with Los Gatos Boulevard and strong neighborhood commercial centers to meet the shopping needs of residents and to preserve the small-town atmosphere. • 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 vitality . • Policy LU-10.2 Recognize and encourage the different functions , land use patterns, and use mixes of the various commercial areas with in the Downtown. c. The mixed use commercial activities along Santa Cruz Ave nue and the service commercial activities along University Avenue between Andrews Street and Blossom Hill Road. (' f '. The project involves tenant remodel of the existing commerc ial building. The proposed design is of high quality, compatible and blending with the adjacent commercial properties and existing Downtown neighborhood. The proposed SoulCycle fitness studio use is a neighborhood amenity that is easily accessible to those residing, working or visiting the Downtown neighborhood area, meeting the healthy lifestyle needs of residents, offering high quality services and atmosphere. SoulCycle fitness studio use is a perfect complement to the mixture and functions of the existing commercial and service activities located along North Santa Cruz Avenue . As such, the granting of the instant request is consistent with the stated General Plan goals and policies, strengthening viable multi-function commercial development of the Downtown area. (5) A hazardous waste facility proposal is subject to the California Health and Safety Code, Article 8.7, Section 25199--25199.14 and shall be consistent with the Santa Clara County Hazardous Waste Management Plan. The proposed SoulCycle fitness studio is not a hazardous waste facility. Only high quality, environmentally friendly and sustainable materials will be used for the initial remodel and during the future operation. Gensler Two Harrison Street Suite 400 San ranrnco CA 94105 USA 03/31/16 Tel 415.4 33.3700 Fax 415.836.459 9 Jocelyn Puga, Assistant Planner Town of Los Gatos -Commun ity Development Department 110 E. Main Street Los Gatos, CA 95030 Subject Tenant Improvement -SoulCycle 212-216 N. Santa Cruz Ave Storefront Design Narrative Project Number: 01.0674.210 File Code: 3PD Dear Ms Puga: Below please find the SoulCycle storefront design concept narrative. Faxed to: - The proposed storefront design for the SoulCycle Tenant Improvement at 212-216 N. Santa entails removal and replacement of existing storefront and modification to the existing building fa~ade. Storefront scope as proposed includes both the storefront at SoulCycle 's designated tenant space as well as the adjacent tenant storefront. The existing building (photo below) Is not considered historic as it burned down in 2007 and consequently rebu i lt thereafter. However, SoulCycle's proposed design strives to retain connection to the historical context of downtown Los Gatos while communicating Soul Cycle's contemporary luxury fitness brand experience. EXtHBiT 7 Gensler Jocelyn Puga, Assistant Planner Town of Los Gatos -Community Development Department 03/31116 Page 2 As proposed, the new storefront for Soul Cycle shall consist of standard storefront glazing with white powder coat mullions and recessed glazed entry doors . The storefront glazing is framed with a glossy white metal panel fa~ade and light cove tracing its border. Standing proud of the new recessed storefront, the existing building bulkhead and cornice are to remain and painted bright white for a cohesive aesthetic. The existing angled pilasters flanking the storefront shall be modified to be flush with the existing bulkhead, framing both SoulCycle's and the adjacent tenant's storefronts. The adjacent tenant's proposed storefront consists of a standard glazing storefront system and matte gray metal panel fa~ade framed with a slim teak wood accent. This expresses a similar contemporary design, while providing contrasting architectural interest. The storefront design is unique to this location. Consistent with SoulCycle's brand identity, the storefront's clean , contemporary aesthetic expresses SoulCycle's commitment to providing its riders with a top of the line fitness experience. The existing stucco fa~ade and cornice is retained in order to communicate SoulCycle 's connection to the surrounding context and community. Similar design strategies have been implemented previously on N. Santa Cruz Ave, such as the Apple Store at 23 N. Santa Cruz Ave. (Photos enclosed) Proposed Bu ilding Fa~ade : - ----~ il:,) 1 - ·p } 'h Gensler Jocelyn Puga , Assistant Planner Town of Los Gatos -Community Development Department 03/31/16 Page 3 Apple Store Fa~ade: Adjacent Building Fa~ade: Gensler Jocelyn Puga, Assistant Planner Town of Los Gatos -Community Development Department 03/31/16 Page 4 Soul Cycle's proposed storefront design expresses its relationship t o the local Los Gatos ridership -its dedication to providing a high end , state of the art fitness experience while respecting and strengthen i ng the sense of community in the neighborhood. The proposed design elements are consistent with the Town of Los Gatos Commercial Design Guidelines for this district, contributing to its unique character while maintaining uniform scale, massing and strong retail orientation: • Proposed storefront provides visual interest and richness ; • Architectural design includes modern elements while ma intaining characters and detailing that is sympathetic to the existing fabric; • Storefront is constructed of high quality materi als ; • Architectural style respects the scale, character and detail text ure of nearby structures at the same time offering diversity and uniqueness desired for the area . Please let us know if you require any further description or clarification. Sincerely, Garrett Runck Designer GR Enclosure cc: Erin Alley/G ensler Beth He cht/SoulCycle Town of Los Gatos Attn: Planning Commission 110 E. Main St. Los Gatos, CA 95030 Honorable Planning Commission, r'" ' November 24, 2015 RECE!VED JNJ 1 1 2015 TOWN OF LCS GATOS PLANl'JING DIVISION This letter is written on behalf of McCarthy Santa Cruz Ave, LLC, owner of the property located at 212- 216 Yi N. Santa Cruz Ave , Lo s Gatos, CA 95030. Earlier this year we began an extens ive market study and formal marketing outreach program to sele ct the optimal tenant for this bu ilding. We put a lot of thought and effort not only into the highest and best use of the building from a real estate perspective, but also as long-term stakeholders in the Town . We have considered what would be the best use to attract and bolster the surrounding bu si nesses on this block, which has for a long time struggled to retain successful businesses . We also desire to bring a use to Los Gatos that would add to the vibrancy and increase the variety of uses in the downtown area that in turn supports all of the businesses in the commercial core . Through this effort, we had serious conversations with multiple interested parti es includ i ng many restaurants and other food & beverage uses . We also engaged a number of traditional hard goods retailers, many of whom are still quite hesitant to pursue locations in downtown Los Gatos due to the long standing formula retail restrictions as well as the current struggles Town is facing versus other retail locations. However, nothing made us more excited than when we were approached by SoulCycle . It was just the dynamic type of use that we were looking for. SoulCycle wins across all categories when it comes to creating vibrancy in this area of downtown, supporting the surrounding businesses, and having a low impact on parking and traffic. A lot of SoulCycle's classes are in non-peak hours, so there is ample parking over and above the on-site and district parking that has met the Town requirements for the proposed studio location. The traffic rate is actually less than what the existing specialty retail traffic rate is, which is yet another benefit to add ing this fitness use to the downtown mix. It is exciting to bring the category of fitness SoulCycle offers to the downtown. It provides a great alternative to the traditional fitness offerings in the area. Many residents live in walking distance to the proposed studio and this will be an added convenience . Drawing patrons to this block (and downtown in general) with a new and des irable use will help increase the overall success of our beloved downtown that has in recent years suffered when compared to other areas that are drawing customers away, such as Campbell , Santana Row, Downtown San Jose, and Mountain View. Additionally , there are new major shopping and entertainment districts emerging in Cupertino, Sunnyvale, Los Altos, South San Jose , and soon the North 40 right here in Los Gatos . Bringing SoulCycle to our bu ilding is a great start to energizing our downtown and solidifying Los Gatos as a strong competitor as these new areas begin to compete for business and patron s. The next closest SoulCycle studio is located in Palo Alto, so the Los Gatos location w ill draw from a lot of nearby communities providing patrons the option of staying, dining, and shopping in Los Gatos after they visit the SoulCycle studio. SoulCycle also offers a retail area for active-wear and accesso r ies , that will continue to add to the variety of the downtown shopping experience and generate sales ta x revenue. Since SoulCyle offers some classes in off-peak times, th is will strengthen the reta i l sales not just for SoulCyle but for other businesses that are open at those times but typically have low customer visits, or better yet could allow McCarthy Santa Cruz Ave, LLC • 15425 Los Gatos Blvd, Suite 102, Los Gatos, CA 95032 • {408} 356-2300 EXHIBIT 8 for some stores to be open at off-peak times to take advantage of the customer base SoulCycle draws to the area, in turn increas ing their sales . In summary, we urge you to approve the conditional use permit and allow SouldCycle to proceed to open a first-class fitness studio in our building. We know this is a fantastic use that will be well embraced by the neighborhood, the business community, and greater Los Gatos. Joseph A. McCarthy Jr . M cCarthy Santa Cruz Ave, LLC • 15425 Los Gatos Blvd, Suite 102, Los Gatos, CA 95032 • {408) 356-2300 March 10, 2016 Ms. J ocelyn Puga Community Development Department Town of Los Gatos 110 E. Main Street Los Gatos, CA 95031 RE: 212-216 North Santa Cruz Avenue Dear Jocelyn: ARCHITECTURE PLANNING URBAN DESIGN I reviewed the drawings, and am familiar with the site from previous reviews in this block face . My comments and recommendations are as follows: Neighborhood Context The site is one of three buildings which form a continuous line of older sh ops and a relatively new restaurant. Photographs of the site context are shown on the following page. 700 LARKS PUR LANDI NG C I RCLE . SU ITE 199 . LARKSP UR . CA . 94939 EX HlBiT 9 TEL : 4 15.331.37 95 CDGPLAN@PACBfll.NET The sile and existing storefront Storefront and restaurant to lhe immediate right Storefronts to the immediate left 2 12-216 North Sanra Cruz Avenue D esign Review Comments March 10, 2016 Page 2 Storefront across North Santa Cru1 Avenue Storefront acros<:, North Santa Cruz Avenue CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SU ITE 199 . LARKSPUR . CA . 94939 Issues and Concerns 2 12-21 6 North Santa C ruz Avenue Design Review Comments March I 0 , 2 016 Page 3 The building is part of a continuo u s row of storefronts with considerable diversity of materials and treatment One new extensive renovation (Forbes Mill Steakho use) is nearby to the south. The proposed renovation of this build- ing is m o re m o d ern in treatment than many others along North Santa Cruz Ave nue. H owever, the changes are very similar in design to the Apple store located south of this site on N orth Santa Cruz Avenue (see photo below). In both projects, the stucco surround and slightly projecting cornice are retained to provide a relationship with o th- er buildings alo ng North Santa Cruz Avenue. Metal panels with large areas of gla ss are sub stantially recessed fr o m the face of the surrounding stucco walls which further emphasizes tl1e stucco frame and its visual relationship with other nearby buildings. Drawings o f the existing storefront treatment and the proposed changes are shown below. CURRENT STORfFRONTS PROPOSED STOREFRONTS CANNON DES IGN GROUP e ·IS'llllCGOM'llOll'f COM1'1.1altN?Q ltiollllll "'°"""'""''·"' 700 LA RKSPUR LAN DING C I RCLE . SUITE 199 . LARKS PUR. CA . 94939 Recommendations 2 12-216 North Santa C ruz Ave nue Design Review C omments March I 0 , 2016 Page 4 I have no recommendations for changes to the project. Jocelyn , please let me know if you ha ve any questions, or if there are o ther iss ues that I did no t address . Sincerely, CANNON DESIGN G ROUP Of~~ Larry L. Cannon CANNON DES IGN G RO UP 700 LARKSPUR LANDING CI RC LE . SU ITE 1 99 . LAR KSPUR . CA. 9 4939 ABBREVIATIONS A B C D E F G H I J K L M N O P R S T U V W Plan North N GRAPHIC SYMBOLS LEGEND A00.00 SHEET INDEXVICINITY MAP ARCHITECTURAL PROJECT INFORMATION Description Scale Project Number CAD File Name Project Name Seal/Signature Date & Issue DescriptionIssue By Check 2016 Gensler 2 Harrison Street Suite 400 San Francisco, CA 94105 Telephone 415.433.3700 Facsimile 415.836.4599 212 N. SANTA CRUZ AVE. LOS GATOS, CA 95030 TENANT IMPROVEMENT Description Scale Project Number CAD File Name Project Name Seal/Signature Date & Issue DescriptionIssue By Check 2016 Gensler 2 Harrison Street Suite 400 San Francisco, CA 94105 Telephone 415.433.3700 Facsimile 415.836.4599 212 N. SANTA CRUZ AVE. LOS GATOS, CA 95030 TENANT IMPROVEMENT Description Scale Project Number CAD File Name Project Name Seal/Signature Date & Issue DescriptionIssue By Check 2016 Gensler 2 Harrison Street Suite 400 San Francisco, CA 94105 Telephone 415.433.3700 Facsimile 415.836.4599 212 N. SANTA CRUZ AVE. LOS GATOS, CA 95030 TENANT IMPROVEMENT APPLICABLE CODES SCOPE OF WORK SCALE: SITE PLAN 1/32" = 1'-0" A00.01 Description Scale Project Number CAD File Name Project Name Seal/Signature Date & Issue DescriptionIssue By Check 2015 Gensler 2 Harrison Street Suite 400 San Francisco, CA 94105 Telephone 415.433.3700 Facsimile 415.836.4599 212 N. SANTA CRUZ AVE. LOS GATOS, CA 95030 TENANT IMPROVEMENT PARKING STALL DETAIL 2 A00.02 Description Scale Project Number CAD File Name Project Name Seal/Signature Date & Issue DescriptionIssue By Check 2016 Gensler 2 Harrison Street Suite 400 San Francisco, CA 94105 Telephone 415.433.3700 Facsimile 415.836.4599 212 N. SANTA CRUZ AVE. LOS GATOS, CA 95030 TENANT IMPROVEMENT PARKING APPROACH TRAVEL DIAGRAM PARKING REVERSE TRAVEL DIAGRAM PARKING REVERSE TRAVEL DIAGRAM PARKING APPROACH TRAVEL DIAGRAM 1 2 3 4 1 2 3 4 5 A B C D E F G A09.01 2 A09.00 2 ADJACENT TENANT - T.I. N.I.C. ADJACENT BUILDING N.I.C. 20' - 3" 20' - 0" 14' - 6" 14' - 8" 14' - 8" 14' - 4" 13 ' - 1 1 " 14 ' - 9 " 14 ' - 8 " 13 ' - 1 1 " ADJACENT BUILDING N.I.C. EXISTING SIDEWALK NO R T H S A N T A C R U Z A V E . EXISTING TREE TO REMAIN 210 N SANTA CRUZ AVE #B, LOS GATOS, CA 95030 218 N SANTA CRUZ AVE, LOS GATOS, CA 95030 216 N SANTA CRUZ AVE, LOS GATOS, CA 95030 Date Description Seal/Signature Project Name Project Number Description Scale Tel 415.433.3700 Fax 415.836.4599 2 Harrison Street Suite 400 San Francisco, CA 94105 United States © 2015 Gensler 3/16" = 1'-0" A00.03 EXISTING FLOOR PLAN 01.0674.210 LOS GATOS TENANT IMPROVEMENT 212-216 N. SANTA CRUZ AVE. LOS GATOS, CA 95030 UP 1 2 3 4 5 A B C D E F G A09.01 2 A09.00 2 ADJACENT TENANT - T.I. N.I.C. ADJACENT BUILDING N.I.C. 20' - 3" 20' - 0" 14' - 6" 14' - 8" 14' - 8" 14' - 4" 13 ' - 1 1 " 14 ' - 9 " 14 ' - 8 " 13 ' - 1 1 " SOULCYCLE LEASE LINE ADJACENT BUILDING N.I.C. PR O P E R T Y L I N E LI N E O F F A C E O F E X I S T I N G BU I L D I N G F O O T P R I N T DEMOLISH EXISTING STOREFRONT IN ITS ENTIRETY E X T E N T O F A D J A C E N T T E N A N T S T O R E F R O N T 12 ' - 6 5 / 8 " E X T E N T O F S O U L C Y L E S T O R E F R O N T 42 ' - 4 1 / 2 " EXISTING STRUCTUAL COLUMNS TO REMAIN, TYP. INTERIOR TENANT IMPROVEMENT UNDER SEPARATE PERMIT, SHOWN FOR REFERENCE ONLY DEMOLISH EXISTING EXTERIOR DOORS PER NEW SCOPE OF WORK, REFER TO SHEET A09.01 FOR REAR ELEVATION SCOPE OF WORK LINE OF EXISTING BULKHEAD ABOVE EXISTING UTILTIES TO BE RELOCATED BELOW GRADE, SEE SITE PLAN ON SHEET A00.01 EXISTING SIDEWALK NO R T H S A N T A C R U Z A V E . EXISTING TREE TO REMAIN Date Description Seal/Signature Project Name Project Number Description Scale Tel 415.433.3700 Fax 415.836.4599 2 Harrison Street Suite 400 San Francisco, CA 94105 United States © 2015 Gensler As indicated A01.00 DEMOLITION PLAN 01.0674.210 LOS GATOS TENANT IMPROVEMENT 212-216 N. SANTA CRUZ AVE. LOS GATOS, CA 95030 SCALE: 3/16" = 1'-0" DEMOLITION PLAN 1 2 02/03/16 CUP - DESIGN REVISION UP 1 2 3 4 5 A B C D E F G A09.01 1 H2 O ADJACENT TENANT - T.I N.I.C. 20' - 3" 20' - 0" 14' - 6" 14' - 8" 14' - 8" 14' - 4" 13 ' - 1 1 " 14 ' - 9 " 14 ' - 8 " 13 ' - 1 1 " ADJACENT BUILDING N.I.C. AV 1 A09.15 PR O P E R T Y L I N E LI N E O F F A C E O F E X I S T I N G BU I L D I N G F O O T P R I N T ADJACENT BUILDING N.I.C. SOULCYCLE BENCHES, TYP OF (3) LINE OF EXISTING BULKHEAD ABOVE LOCKERS 104 RECEPTION 101 RECEPTION 101 STORAGE 109 OFFICE 102 STUDIO 108 LAUNDRY 107 MEN'S 105 WOMEN'S 106 STORAGE 103 BIKE FOR RETAIL DISPLAY ONLY NEW TWO-WAY CLEAN-OUTS TO BE PLACED WITHIN 2'-0" OF NEW STOREFRONT. CLEAN-OUTS TO BE FLUSH WITH SIDEWALK A09.00 1 NEW RECESSED WALL MOUNTED HOSE BIBB Date Description Seal/Signature Project Name Project Number Description Scale Tel 415.433.3700 Fax 415.836.4599 2 Harrison Street Suite 400 San Francisco, CA 94105 United States © 2015 Gensler 3/16" = 1'-0" A02.00 ARCHITECTURAL FLOOR PLAN 01.0674.210 LOS GATOS TENANT IMPROVEMENT 212-216 N. SANTA CRUZ AVE. LOS GATOS, CA 95030 1 11/23/15 CONDITIONAL USE PERMIT 2 02/23/16 CUP - DESIGN REVISION 3 03/16/16 CITY COMMENTS SCALE: 3/16" = 1'-0" ARCHITECTURAL FLOOR PLAN Copy 1 1 12345 T.O.PARAPET 20' - 0" 212 W-7 SCHED. QUARTZ BASE WHITE VINYL STRIPING V-1 WHITE POWDER COATED ALUM. STOREFRONT FRAME TYP. PAINT TO MATCH METAL PANEL SYSTEM W-5 CLR. GLASS, TYP. W-2 REYNOBOND METAL PANEL SYSTEM, CW500 PURE WHITE W-8 WHITE MATTE PAINT TYP. ALL SURFACES OF EXISTING STOREFRONT AND BUILDING CORNICE P-7 SIGNAGE UNDER SEPARATE PERMIT AREA : 14.23 SQFT YELLOW VINYL LOGO; SIGNAGE UNDER SEPARATE PERMIT; AREA 35 SQ.FT T.O.PANEL SYSTEM +14'-6" T.O.STOREFRONT +10'-7" FIN. FLR. LEASE LINE V-3 INTERIOR COLUMN, BEHIND STOREFRONT GLASS P-7 214 REYNOBOND METAL PANEL SYSTEM, CW500 CADET GREY, OR EQUIVALENT EXTERIOR LED SCONCE LIGHT CLR GLASS, TYP. NEW SIGNAGE BY ADJACENT TENANT, UNDER SEPARATE PERMIT, SHOWN FOR REFERENCE ONLY 4" X 4" TEAK WOOD PORTAL FRAME. EXTERIOR WHITE POWDER COATED ALUM. LIGHT COVE, MATCH MTL PANEL SYSTEM LINE OF EXISTING CONSTRUCTION BOUNDARY, SHOWN DASHED LINE OF EXISTING CONSTRUCTION BOUNDARY, SHOWN DASHED W-5 GREY GRANITE BASE 10' - 8" GLAZING 148 SQ.FT., MAX WINDOW SIGNAGE 36.89 SQ.FT. GLAZING 63.20 SQ.FT., MAX WINDOW SIGNAGE 15.82 SQ.FT. SCHED. QUARTZ BASE W-7 EQ 1 ' - 4 " E Q 12345 T.O.PARAPET 20' - 0" (E) AWINING REMOVED BY LANDLORD ANGLED ELEVATION (E) AWINING REMOVED BY LANDLORD, TYP. OF (3) (E) STOREFRONT & CORNICE BULKHEAD TO REMAIN. PREPARE SURFACE FOR NEW PAINT FINISH (E) STOREFRONT TO BE DEMOLISHED IN ITS ENTIRETY ANGLED ELEVATION ANGLED ELEVATION EXTENT OF ADJACENT TENANT STOREFRONT EXTENT OF SOULCYCLE STOREFRONT 216 1/2 216 214 212 DEMOLISH PORTION OF EXTERIOR BULK HEAD PER SCOPE OF WORK FOR NEW STOREFRONT SYSTEM EXISTING ABANDONED GAS LINE TO BE REMOVED AND CAPPED ANGLED STOREFRONT LEASE LINE EXTENT OF STOREFRONT BULKHEAD DEMOLITION EXISTING HOSE BIB TO BE REMOVED AND CAPPED Date Description Seal/Signature Project Name Project Number Description Scale Tel 415.433.3700 Fax 415.836.4599 2 Harrison Street Suite 400 San Francisco, CA 94105 United States © 2015 Gensler 3/8" = 1'-0" A09.00 EXTERIOR ELEVATIONS - STOREFRONT 01.0674.210 LOS GATOS TENANT IMPROVEMENT 212-216 N. SANTA CRUZ AVE. LOS GATOS, CA 95030 1 11/23/15 CONDITIONAL USE PERMIT 2 02/23/16 CUP - DESIGN REVISION 3 03/16/16 CITY COMMENTS SCALE: 3/8" = 1'-0" EXTERIOR ELEVATION AT STOREFRONT 1 DESIGN DEVELOPMENT ONLY NOT FOR CONSTRUCTION SCALE: 3/8" = 1'-0" EXTERIOR DEMO ELEVATION AT STOREFRONT 2 1 2 3 4 5 T.O.PARAPET 20' - 0" REMOVE (E) DOOR AND LITE COMPLETE INFILL WALL TO MATCH (E) CONSTRUCTION & FINISH, TYP (3) EXISITNG ELECTRICAL FIXTURES EXTERIOR LIGHTING FIXTURE, TYP. 1 2 3 4 5 T.O.PARAPET 20' - 0" (E) ELECTRICAL EQUIPMENT EXISTING TO REMAIN AS IS. CLEAN, PATCH AND REPAIR AS REQUIRED. (E) STAIR AND HANDRAIL TO REMIAN, RE- FINISH TO MATCH ADJ. INFILL AREAS OF DEMOLITION, MATCH NEW CONSTRUCTION, TYP (3) (N) DOOR (N) LANDING STAIR AND RAILING LEASE LINE Date Description Seal/Signature Project Name Project Number Description Scale Tel 415.433.3700 Fax 415.836.4599 2 Harrison Street Suite 400 San Francisco, CA 94105 United States © 2015 Gensler 3/8" = 1'-0" A09.01 EXTERIOR ELEVATIONS - REAR 01.0674.210 LOS GATOS TENANT IMPROVEMENT 212-216 N. SANTA CRUZ AVE. LOS GATOS, CA 95030 SCALE: 3/8" = 1'-0" EXTERIOR DEMO ELEVATION AT REAR 2 1 11/23/15 CONDITIONAL USE PERMIT 2 02/03/16 CUP - DESIGN REVISION SCALE: 3/8" = 1'-0" EXTERIOR ELEVATION AT REAR 1 Date Description Seal/Signature Project Name Project Number Description Scale Tel 415.433.3700 Fax 415.836.4599 2 Harrison Street Suite 400 San Francisco, CA 94105 United States © 2015 Gensler A09.11 STOREFRONT 3D VIEWS 01.0674.210 LOS GATOS TENANT IMPROVEMENT 212-216 N. SANTA CRUZ AVE. LOS GATOS, CA 95030 SCALE: PROPOSED STOREFRONT ELEVATION 1 SCALE: PROPOSED STOREFRONT PERSPECTIVE 2 2 02/23/16 CUP - DESIGN REVISION 3 03/16/16 CITY COMMENTS SCALE: EXISTING STOREFRONT PERSPECTIVE 3 SCALE: EXISTING STOREFRONT PERSPECTIVE 4 EXISTING STOREFRONT CONSTRUCTION TO REMAIN SHOWN GRAY, TYP. 3 03/12/16 CITY COMMENTS 1 2 3 4 5 G 2 A09.15 3 A09.15 SOULCYCLE BENCHES, SHOWN DASHED, TYP OF (3) LINE OF FACE OF EXISTING BUILDING FOOTPRINT LINE OF EXISTING BULKHEAD ABOVE _____________________ _____________________ A09.15 4 _____________________ _____________________ A09.15 4 SIM. OPP. 58' - 3 1/2" NEW RECESSED WALL MOUNTED HOSE BIBB LEVEL 01 0" G T.O.PARAPET 20' - 0" LIGHT COVE METAL PANEL STOREFRONT SYSTEM REYNOBOND CW500 PURE WHITE EXISTING ROOF EXISTING PARAPET 1 G CO L U M N E X T E N T I O N , V . I . F . 1' - 1 1 / 2 " EX I S T I N G C O N S T R U C T I O N 3 A09.15 LINE OF FACE OF EXISTING BUILDING FOOTPRINT LINE OF EXISTING BULKHEAD ABOVE LIGHT COVE LEVEL 01 0" T.O.PARAPET 20' - 0" NEW PILASTER INFILL, FLUSH WITH EXISTING BULKHEAD AL I G N LINE OF EXISTING ANGLED PILASTER LIGHT COVE BEYOND 4 A09.15 Date Description Seal/Signature Project Name Project Number Description Scale Tel 415.433.3700 Fax 415.836.4599 2 Harrison Street Suite 400 San Francisco, CA 94105 United States © 2015 Gensler As indicated A09.15 STOREFRONT DETAILS 01.0674.210 LOS GATOS TENANT IMPROVEMENT 212-216 N. SANTA CRUZ AVE. LOS GATOS, CA 95030 2 02/23/16 CUP - DESIGN REVISION SCALE: 3/8" = 1'-0" ENLARGED STOREFRONT PLAN 1 SCALE: 1/2" = 1'-0" STOREFRONT SECTION AT LIGHT COVE 2SCALE: 1/2" = 1'-0" STOREFRONT SECTION AT PILASTER 3SCALE: 1/2" = 1'-0" ENLARGED STOREFRONT DETAIL 4