70 N F
ps GA��S COUNCIL AGENDA REPORT
DATE: OCTOBER 24, 2012
TO: MAYOR AND TOWN COUNCIL
FROM: GREG LARSON, TOWN MANAGER
MEETING DATE: 11/5/12
ITEM NO: I
SUBJECT: ZONING CODE AMENDMENT A -12 -002. PROJECT LOCATION: 114
ROYCE STREET PROPERTY OWNER/APPLICANT: HALLWAY
PARTNERS LLC.
CONSIDER A REQUEST TO AMEND TOWN CODE SECTION 29.60.320
REGARDING PERMITTED USES IN THE C -2.
17 'Ur IkyjIClU�7_11Y[rfl�A
After opening and closing the public hearing, and asking the Clerk Administrator to read the title
of the proposed ordinance, it is recommended the Town Council:
1. Accept the Planning Commission's findings and recommendations in the form of meeting
minutes (Attachment 4).
2. Follow the recommendation of the Planning Commission and adopt the Zoning Code
Amendment A -12 -002.
3. Make the required finding that the proposed Zoning Code amendments are consistent with
the General Plan and its Elements. (Attachment 1).
4. Introduce the ordinance of the Town of Los Gatos effecting the zoning code amendment
(Attachment 2).
BACKGROUND:
The restrictions placed on the C -2 zoning category (Section 29.60.320) were intended to protect
prime retail locations and perpetuate the flow of pedestrian traffic within the Central Business
District. Over time, the section has been amended several times to include new areas subject to
exception from the restrictions regarding office and personal service uses on the ground floor.
The applicant is proposing to include the rear tenant spaces at 114 Royce Street as a new area
within the C -2 that would permit office or personal service uses on the ground floor. The
applicant's original request was to permit office and/or personal service uses within the entire
building, but based on the discussion by the Conceptual Development Advisory Committee
PREPARED BY: Todd Capurso, Acting Director of Community Development
Reviewed by: Assistant Town Manager Town Attorney Finance
N:1DEV\TC REPORTSW12V+- 12- 002.doex Reformatted: 5/30102
PAGE
MAYOR AND TOWN COUNCIL
SUBJECT: A -12 -002
October 24, 2012
(CDAC) and the General Plan Committee (GPC) in addition to the property not having sufficient
parking to support office uses throughout, the applicant is looking to proceed with the amendment
for the rear tenant spaces only.
DISCUSSION:
A. Proiect Summary
The property at 114 Royce Street has had difficulty acquiring and maintaining retail tenants
due to its location and awkward building layout and design. The long - standing tenants
within the building are predominately personal service uses that predate the Town Code
amendment requiring new personal service businesses on the ground floor in the C -2 to
acquire a Conditional Use Permit (CUP). The rear suites have remained vacant for many
years due to the requirement for a retail tenant as well as the lack of any type of display
windows for merchandise. The second floor is a residential unit.
Certain areas within the C -2 zone may not have been considered for the exceptions listed in
Section 29.60.320 in the past due to the previous occupancy by office uses that have since
vacated and expired. The applicant's property included office uses in the past and has proven
to be a difficult retail location that may be appropriate for the requested exception.
B. Plannina Commission
On October 10, 2012, the Planning Commission considered the proposed amendment and
recommended adoption of the amendment as proposed by staff. See Attachment 4 for the
Commission's full discussion. Two members of the public spoke in support of the
amendment.
PUBLIC COMMENTS:
The Town has not received any written comments in regards to the application.
CONCLUSION:
The Council should consider whether or not the rear commercial spaces at the subject site are
viable locations for strictly retail uses. While there is some foot traffic that passes in front of
these spaces related to people walking to and from the Town parking lots, the tenant spaces are
not considered prime retail tenant space. It is questionable what type of retail use would find
these tenant spaces attractive from a business perspective. Based on its consistency with the
General Plan and the recommendations from the CDAC, GPC, and Planning Commission staff
recommends that the Council introduce the draft Ordinance.
PAGE
MAYOR AND TOWN COUNCIL
SUBJECT: A -12 -002
October 24, 2012
ENVIRONMENTAL ASSESSMENT:
The project could not possibly have a significant impact on the environment; therefore the
project is not subject to CEQA, pursuant to Section 15061 of the State Environmental Guidelines
as adopted by the Town.
FISCAL IMPACT:
None
Attachments:
I. Required Findings
2. Draft Ordinance
3. Report to the Planning Commission for the meeting of October 10, 2012
4. Excerpt of the Planning Commission verbatim meeting minutes of October 10, 2012
Distribution:
Cc: Hallway Partners LLC, 1777 Saratoga Avenue, Suite 209, San Jose, CA 95129
1-TI 4A515iff,
N.ADEV\TC REPORT3\2012W- 12- 002.docx
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REQUIRED FINDINGS & CONSIDERATIONS FOR:
Zoning Code Amendment
Zoning Code Amendment A -12 -02
Requesting to amend Section 29.60.320 of the Town Code regarding permitted uses in the C -2
zone.
APPLICANT: Hallway Partners LLC
FINDINGS:
Required finding for CEQA:
■ The project is Exempt pursuant to Section 15061 of the State Environmental Guidelines as adopted
by the Town in that the project could not have a significant impact on the environment.
Required finding for the Redevelopment Plan for the Central Los Gatos Redevelopment Project
Area:
■ That the proposed Ordinance amendment is consistent with the Redevelopment Plan for the Central
Los Gatos Redevelopment Project Area (Section IV.B) in that the subject property is designated
commercial and the proposed use falls under general commercial uses.
Required findings for Town Code Amendments:
■ The proposed amendment is consistent with the General Plan.
N:ID VTMMGSS2012"M12AM.d..
A7TAC@SL+H'P 1
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ORDINANCE
ORDINANCE OF THE TOWN OF LOS GATOS
AMENDING SECTION 29.60.320 OF THE TOWN CODE
REGARDING PERMITED USES IN THE C -2 ZONE
THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES ORDAIN AS FOLLOWS:
WHEREAS, this matter was introduced by the Town Council for public hearing on
November 5, 2012, and was regularly noticed in conformance with State and Town law.
WHEREAS, the applicant seeks to amend Section 29.60.320 of the Town Code
regarding permitted uses within the C -2 zone.
WHEREAS, the restrictions placed on the C -2 zoning (Los Gatos Town Code Section
29.60.320) were intended to protect prime retail locations and facilitate the flow of pedestrian
traffic within the Central Business District.
WHEREAS, Section 29.60.320 has been amended on occasion to include areas subject
to exceptions for office and personal services uses on the ground floor of certain buildings due to
their unique location or characteristics.
WHEREAS, the Planning Commission considered the request to amend Section
29.60.320 of the Town Code and recommended to the Town Council approval of the draft
Ordinance.
WHEREAS, based on the information presented at the hearing, the Planning
Commission considered that the rear suites are not viable prime retail spaces due to the limited
visibility.
WHEREAS, the amendment is consistent with the General Plan and the intent of the
Town Code restricting these uses within the C -2 zone.
ATTACffiiM 2
SECTION I
Town Code Chapter 29 is hereby amended to read -as follows:
See. 29.60.320. - Permitted uses.
(c) Personal service businesses and office activities in the C -2 zone are subject to the following:
(1) Personal service businesses may be allowed on the ground floor in the C -2 zone with a
conditional use permit. However, personal service businesses are considered a permitted
use in the areas described in subsection (2) a -4g below and in the remainder of the C -2
zone.
(2) Office activities in the C -2 zone shall not be located on the ground floor along any street,
alleyway, or public parking lot except in the areas described below:
a. Lyndon Avenue;
b. Properties abutting Wood Road;
c. The west side of Victory Lane:
d. The south side of Los - Gatos - Saratoga Road excluding:
i. That portion of the property located at the southwest comer of Los -Gatos
Saratoga Road and Santa Cruz Avenue described more precisely as located
between a straight line extended northerly along the west side right -of -way line of
Santa Cruz Avenue and one hundred forty (140) feet west of that extended line.
ii. The south side of Los Gatos - Saratoga Road between Santa Cruz Avenue and
University Avenue; and
e. The east side of South Santa Cruz Avenue directly across the street from Wood Road.
f The north and south side of West Main Street west of Victory Lane.
g. Tenant suites located at 114 Royce Street with entries at the rear of the building
and that do not have street frontage.
SECTION II
This Ordinance was introduced at a regular meeting of the Town Council of the Town of
Los Gatos on , and adopted by the following vote as an ordinance of the Town of Los
Gatos at a meeting of the Town Council of the Town of Los Gatos on . This ordinance takes
effect 30 days after it is adopted.
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
NADEV\ORDS W- 12- 02.doe
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TOWN OF LOS GATOS
I PLANNING COMMISSION STAFF REPORT
oS o�s�9 Meeting Date: October 10, 2012
PREPARED BY: Marni F. Moseley AICP, Associate Planner
mmoseley@los atosca.goov
APPLICATION NO.: Town Code Amendment A -12 -002
APPLICANT: Hallway Partners LLC
ITEM NO: 2
APPLICATION
SUMMARY: Requesting to amend Section 29.60.320 of the Town Code regarding
permitted uses in the C -2 zone.
RECOMMENDATION: Forward to Town Council with a recommendation for adoption.
CEQA: It has been determined that the project could not have a significant
impact on the environment therefore, the project is not subject to
CEQA pursuant to Section 15061 of the State Environmental
Guidelines as adopted by the Town.
FINDINGS: The Planning Commission must make a finding that the Town Code
Amendment is consistent with the General Plan and the
Redevelopment Plan for the Central Los Gatos Redevelopment Project
Area (Section IV.B), if the recommendation is for approval/adoption.
ACTION: Recommendation to Town Council
EXHIBITS: 1. Required Findings
2. Letter from applicant, received April 19, 2012 (nine pages)
3. CDAC Minutes, May 2, 2012 (two pages)
4. C -2 Exception map
5. Draft Ordinance Amendment
BACKGROUND:
The restrictions placed on the C -2 zoning category (Section 29.60.320) were intended to protect
prime retail locations and perpetuate the flow of pedestrian traffic within the Central Business
District. Over time, the section has been amended several times to include new areas subject to
exception from the restrictions regarding office and personal service uses on the ground floor.
The applicant is proposing to include the rear tenant spaces at 114 Royce Street as a new area
within the C -2 that would permit office or personal service uses on the ground floor. The
applicant's original request was to permit office and or personal service uses within the entire
ATLACM4M 3
Planning Commission Staff Report - Page 2
Zoning Code Amendment/A -12 -002
October 10, 2012
building, but based on the discussion by the Conceptual Development Advisory Committee
(CDAC) and The General Plan Committee (GPC) in addition to the property not having
sufficient parking to support office uses throughout, the applicant is looking to proceed with the
amendment for the rear tenant spaces only.
Staff provided two additional sites (106 Royce Street and 301 University Avenue) for CDAC and
GPC to consider as additional locations where similar exceptions may be warranted. Staff
received direction from the GPC to contact the property owners for the two other sites to see if
there was merit to considering those sites in addition to the applicant's site at 114 Royce Street.
Staff contacted the property owners and did not receive a response from either property owner.
As a result, the amendment is limited to 114 Royce Street.
DISCUSSION
The property at 114 Royce Street has had difficulty acquiring and maintaining retail tenants due
to its location and awkward building layout and design. The long- standing tenants within the
building are predominately personal service uses that predate the Town Code amendment
requiring new personal service businesses on the ground floor in the C -2 to acquire a Conditional
Use Permit (CUP). The rear suites have remained vacant for many years due to the requirement
for a retail tenant as well as the lack of any type of display windows for merchandise. The
second floor is a residential unit.
Certain areas within the C -2 zone may not have been considered for the exceptions listed in
Section 29.60320 in the past due to the previous occupancy by office uses that have since
vacated and expired. The applicant's property included office uses in the past and has proven to
be a difficult retail location that may be appropriate for the requested exception.
Based on the discussion above, staff recommends the following amendment to the Town Code
(new wording is in bold italics):
See. 29.60.320. - Permitted uses.
(c) Personal service businesses and office activities in the C -2 zone are subject to the
following:
(1) Personal service businesses may be allowed on the ground floor in the C -2 zone with a
conditional use permit. However, personal service businesses are considered a permitted
use in the areas described in subsection (2) a —f g below and in the remainder of the C -2
zone.
Planning Commission Staff Report - Page 3
Zoning Code Amendment/A -12 -002
October 10, 2012
(2) Office activities in the C -2 zone shall not be located on the ground floor along any street,
alleyway, or public parking lot except in the areas described below:
a. Lyndon Avenue;
b. Properties abutting Wood Road;
c. The west side of Victory Lane:
d. The south side of Los - Gatos - Saratoga Road excluding:
i. That portion of the property located at the southwest corner of Los -Gatos
Saratoga Road and Santa Cruz Avenue described more precisely as located
between a straight line extended northerly along the west side right -of -way line of
Santa Cruz Avenue and one hundred forty (140) feet west of that extended line.
ii. The south side of Los Gatos - Saratoga Road between Santa Cruz Avenue and
University Avenue; and
e. The east side of South Santa Cruz Avenue directly across the street from Wood Road.
f The north and south side of West Main Street west of Victory Lane.
g. Tenant suites located at 114 Royce Street with entries at the rear of the building
and that do not have street frontage.
General Plan Conformance
Specific applicable polices of the 2020 General Plan include, but are not limited to:
• LU -9.3 Encourage a mix of retail and office uses in commercial areas, except in the
Central Business District designation, where retail should be emphasized and
office should be limited to upper floors and other areas as defined by Town code.
• LU -2.2 Promote telecommuting and home -based businesses by allowing live -work and
work -live uses in existing and future residential development.
• LU -9.6 Encourage development that maintains and expands resident - oriented services
and/or creates employment opportunities for local residents consistent with
overall land use policies of the Town.
Planning Commission Staff Report - Page 4
Zoning Code Amendment/A -12 -002
October 10, 2012
• CD -12.2 Encourage the preservation, maintenance, and adaptive reuse of existing
residential, commercial, or public buildings.
• TRA -6.1 Encourage the use of alternative transportation modes such as walking, bicycles,
transit, or a shuttle system in the downtown area for environmental, energy -
saving, parking, and circulation purposes.
• TRA -9.1 Make land use decisions that encourage walking, bicycling, and public transit use.
CDAC:
The proposal was considered by the CDAC on May 2, 2012 (Exhibit 3). The general feedback
received from that meeting was that it may be appropriate to modify the code to allow office in
the rear tenant suites but not for the units that front along Royce Street.
GENERAL PLAN COMMITTEE:
The GPC considered the application on September 12, 2012, and supported the request to amend
the Town Code to allow office and/or personal service uses in the rear spaces at 114 Royce
Street. The minutes from this meeting have not been adopted and therefore are not included with
this report.
PUBLIC COMMENTS:
At this time, the Town has not received any public comment.
SUMMARY AND RECOMMENDATION:
A. Summary
The Commission should consider whether or not the commercial spaces at the subject site
are viable locations for retail only uses. While there is some foot traffic that passes in front
of these spaces related to people walking to and from the Town parking lots, the tenant
spaces are not considered prime retail tenant space. It is questionable what type of retail
use would find these tenant spaces attractive from a business perspective. Consequently, as
noted earlier in this report, the property owner has had a difficult time leasing these tenant
spaces for retail use.
B. Recommendation
Based on its consistency with the General Plan and objectives and the recommendation
from the CDAC and GPC, staff recommends that the Planning Commission forward the
draft Ordinance amendment to the Town Council with a recommendation for approval.
Planning Commission Staff Report - Page 5
Zoning Code Amendment/A -12 -002
October 10, 2012
The Commission should also include any comments or recommended changes to the draft
Ordinance in taking the following actions:
1. Find that the project could not possibly have a significant impact on the environment,
therefore the project is not subject to CEQA, pursuant to Section 15061 of the State
Environmental Guidelines as adopted by the Town; and
2. Make the required finding as required by Section IV.B of the Redevelopment Plan for
the Central Los Gatos Redevelopment Project that it meets the uses set forth in the
Town's General Plan (Exhibit 1);
3. Make the required finding that the Ordinance amendment (Attachment 5) is consistent
with the General Plan and the Redevelopment Plan for the Central Los Gatos
Redevelopment Project Area (Section IV.B) (Exhibit 1), and
4. Forward a recommendation to Town Council for adoption of the amendment to the
Town Code (Exhibit 5).
i
Prepfardd by: j
Marni F. Moseley, AICP
Associate Planner
�—
Approved by:
Todd Capurso
Acting Director of Community Development
Cc: Hallway Partners LLC, 1777 Saratoga Avenue, Suite 209, San Jose, CA 95129
NADEV\REP0RTS12012\A- 12- 002.doc
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REQUIRED FINDINGS & CONSIDERATIONS FOR:
Zoning Code Amendment
Zoning Code Amendment A -12 -02
Requesting to amend Section 29.60.320 of the Town Code regarding permitted uses in the C -2
zone.
APPLICANT: Hallway Partners LLC
FINDINGS:
Required finding for CEQA:
■ The project is Exempt pursuant to Section 15061 of the State Environmental Guidelines as adopted
by the Town in that the project could not have a significant impact on the environment.
Required finding for the Redevelopment Plan for the Central Los Gatos Redevelopment Project
Area:
■ That the proposed Ordinance amendment is consistent with the Redevelopment Plan for the Central
Los Gatos Redevelopment Project Area (Section IV.B) in that the subject property is designated
commercial and the proposed use falls under general commercial uses.
Required findings for Town Code Amendments:
■ The proposed amendment is consistent with the General Plan.
N OENFMWM012�42 -=.doc
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27 March, 2012
0803.1
Town of Los Gatos, Planning Dept.
110 E. Main Street _
Los Gatos, CA 95031 TJ/'fPl O;c Loc
RE: Letter cf Justification for Town Code Amendment for 1 14 Royce St.
Dear Planning Department:
Hallway Partners re• uesia coasideratinn cf A Town
allow office uses on the ground floor of 114 Royce Street.
Hallway Partners has owned the building at 114 Royce Street since 2007. The building is a small mixed
use building with commercial uses on the ground level and a small residential apartment on floor 2.
Royce Street is a short cross street between Santa Cruz Ave, and University Ave., and 'there are only two
buildings with entry facades or. Royce, 114 Royce and another small commercial building that currently
houses Krush salon. The building at 114 Royce currently houses four tenants and has tr/o vacancies.
The total number cf storefronts on Royce Street is four, three oz which are housed in 114 Royce. Adjacent
L o the west is the di-7 away to the parking lot behind the building, and on the north and south sides of the
building are Town parking lots. 114 Royce is a stand -alone building, apart from the dense retail district of
Santa Cruz Ave.
Historical and Current Uses:
The ground floor of 114 Royce has been sub - divided in a variety of layouts, but currently houses six
tenant scaces. Two of the existing tenants are retail: "We've Got Your Back" and the Hearing Aid Device
Company. The ether ;trio tenants are conditional uses; 'the Barber Shop and O Spa Salon. Two of the
tenant spaces are currently vacant, and both the vacant tenant spaces have entries f rem the parkin. lot
side of the building. (the back).
The adjacent building, on the east side of the parking lot, also houses a conditional use in the C2 zoning,
Krush salon.
Hallway Partners reports 'that in the time they have owned the building, there have been no lessees on
one of the vacant soots. Hallway Partners has had 69 inquiries from possible lessees in the past 4 years.
Of these, 47 were oface inquiries. The other 22 inquiries included 6 salon (conditional use) inquiries, 5
wine bar or food use inquiries, and only 11 retail inquires, (which included 4 combination retail /service
uses: two interior designer, photography and window sales). Of the total 69 inquiries, only 7 or just over
10% were true retail Inquires, and of these, 4 turned down the lease based on "undesirable location ".
CTC
1176 LINCOLN AVE. SAP. JOSE", CA 95125 403/297 -0288 FAX 4020-97 -0 °c
ESHIRTP 9
Layout and Cc: ;t '.:_"cn t'eneighborhood:
Royce Street cro s t-e r"' area on Santa Cruz Ave to the residential area en University
Ave 114 Royce is 2 ss_ -: -- ; °- cn Royce S:- The building is nct part of the vibrant street
f- -c' cf Santa Cruz Ave. I only two r.gs on Royce Street. It is two lots distant from
tcrder of the C2 Zonin_ and is sure ed by driveways, parking lets and faces the
-1ng tot . viest has its parking lot cn the
vicst e'evatien of 114
Rcyc -::o lots distant to the e _ _ cwn parking lot. The
residers _ face University Ave, '- F.c} _ -c'. _- b- ,,-2 parking lot sides
and the Royce St elevations.
Already three of the four businesses facing Royce Street are conditioned uses. No retail use has rented
the back west corner in the five years that Hallway Partners has owned the building. Of the total 4771 sf
of the ground floor, 1822 sf is vacant, (38 %), 1608 sf is retail, (34 %), 1200 sf is conditional uses, (25 %)
and the remaining 3% is devoted to building utility and the floor 2 residential access.
From the use history of the spaces on the street, it can be determined that 114 Royce is not optimal for
retail use. Of the total inquiries into leasing the Owner has received in the pas; three years, a miserly 10%
were retail inquiries, and over half of these inquiries turned down the lease based on an assessment of
"undesirable location ". Three of the four businesses fronting on Royce are conditioned uses. 4 retail
vacancies were currently observed on the adjacent and highly desirable Santa Cruz Ave. within one block
of Royce Street. All of the Santa Cruz Ave spaces are more desirable spaces to retailers than 114 Royce.
114 Royce, especially the north facing spaces, is perceived as being not visible and not a part of the retail
district by possible tenants. To compete with higher visibility s_ aces on a more trafficked street is a clear
disadvantage to the Owner as well as the Town. Allowing office use at 114 Royce will put users not only
into the rental spaces themselves, but customers into the Santa Cruz Ave retailers.
Conclusion
Allowing office use in this building will bring users to these vacant spaces. Judging frcm the leasing
inquiries there is much interest from possible lessees for office space in this building. These tenants will
use the surrounding neighborhood retail. Independent service professionals such as consultants,
psycho - therapists, lawyers, designers and others will bring clients who will also partake of the restaurants
and shops nearby. Office use will not detract from the pedestrian nature of the site and neighborhood. it
will put tenants in the buildings and contribute to the economic vitality of Los Gatos. This building stands
away from the dense storefronts of Santa Cruz Ave and Main Street, and comprises 75% of the
storefronts on the entire street. As such, it is isolated from the retail area and a unique condition. The
Owner has been repeatedly approached with requests from possible offices, but has had to pass on
these tenants, only to have the space sitting vacant. Modifying the Town Code to allow office use in this
singular, stand alone building would not deviate from the mission of the retail district and will provide more
users who will add to the economic vitality of Los Gatos.
Att2chment: Owners list c` --- -r is -r. -'es since 2008.
A CUD
Y
LIST OF TENANTS
114 ROYCE STREET
Aporox Date
_ --- - - -i ensr,t
l lc- _
f
09108
Flcbel
Dress Si cp / nct desirable retail location
hUBfln ia: )
3
}'S
Tar i ie; CI :!•3:if5
Drq ;y
,�racher
J
10/08
Debra Chin
Boutique / vented 400sgf Jnct de-sirable
111: -^
Pa'. FI5 =.a =J' "Ire
r'iii,l afa YIirn, Distribl_It r
11/08
Jeel
VVine Tasting / P,eiail — discouraged TLG
(,
C:il„
10/08
Salon
P,. ,,)nai Trainer
/ r
t l ca
Elliot Palm:
D,g r r.;. ,3rning
7
2/09
Tom Flanagan
Wine Tasting / Sales
l
a/'j)
j-i
P ila �4a3
, In:,trilctgr
is
J/0 ")
L
191 sa "11ce.-i
l
09
Phyliss
Photography
6 �
Li'7G a; I'�' } ❑ %fl.':
{�- i3J1F11 �J. ^ /iC =: "-
5
04/09
Bonny Ladies Fashions from Carmel location net suitable
d�
08/09
Angela
Nair Salon / went across S.Cruz Ave
n
?,Melanie Milrieht
Ccr- _nrnem Store -! cca'ien cct sci :olF�
1
e8109
Laura
ccE:,ve;c Plurse
i 0 /09
Derma Skin Care
j�
10109
Lynn Le "erman
Licensed Fsthecian / Laser
:JS
i,'
1/10
Lulu Lemon
Yoca f=itness blear! No Pisihilkv
L7j
1/10
Gc`. killindows
Window Sales /Inst211a'.icn/
u
1/10
'cse Gonzales
Je- rielry Sore /P.ct has y with Icca :icn
`P
2/10
Nail Salcn
S=rli-a
aim
5111
Lana Chertkova
Wine ear
5/11
Ray Nlit+al
Food use
6/11
Nlike Rugani
Salon use
—T! :Y
Thararist
6111
Pat Forst
Coffee Shop
Ur'do! Floral
David Groc- ti
"kCUt)U[!C(Ur:&t
7/11
Alice T eng
Je,,,jelry Store
Dennis Eald•,vin
Interior Design
Ber,
OffICO use
J--n Smith
Interior Design
R-sinclj Canri
Offte use
Kell ye Clifford
ljl/-, ding
Hoo, nan AIM;
rin-ancial Advisor
j -
Ryan Av;va
PIlU';ir I 'nSjtijrjor
-3-/ 12
Laura Lyon
Wine Tastinc/Sales
Nary Ring;�!
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TOWN OF LOS GATOS
110 East Main Street, Los Gatos, CA 95032 (408) 354 -6874
- -- ---- --
-------------------
SUMMARY OF DISCUSSION OF A REGULAR MEETING OF THE -- CONCEPTUAL
DEVELOPMENT ADVISORY COMMITTEE OF THE TOWN OF LOS GATOS FOR MAY 9,
2012, HELD IN THE TOWN COUNCIL CHAMBERS, CIVIC CENTER, 110 EAST MAN
STREET, LOS GATOS, CALIFORNIA.
The meeting was called to order at 4:30 p.m.
ATTENDANCE
Members Present: Joe Pirzynski (attending for Steve Rice), Bafbara Spector, Charles Erekson,
Tom O'Donnell, Joanne Talesfore
Members Absent: Steve Rice
Staff Present: Marni Moseley, Associate Planner, Joel Paulson, Senior Planner
Others present: Maia Gendreau AIA, Matt Sridhar
ITEM 1: Town Code Amendment
Conceptual Development Advisory Committee Application CD-12 -002
i
Review of a request to amend Section 29.60.320(c)(2) of the Town code regarding
areas within the C -2 zone that permit office and personal service uses.
APPLICANT: Hallway Partners LLC
PROJECT PLANTER: Mari F. Moseley
Maia Gendreau discussed the issues with the site from the perspective of the property owner
including: distance from N. Santa Cruz Avenue, limited to no visibility for the rear units, and
awkward access points. She admitted that the property owner was unfamiliar with use
restrictions in downtown Los Gatos when purchasing the building.
Joe Pirzynski mentioned the unattractive location of the rear units and discussed the history of
the Town Code regarding the restriction of office on the ground floor.
Comments:
• Glad to hear that renovations are planned.
• Retail uses along other side streets do not appear to have the same issues.
• The smaller out of the way retail spaces could provide needed space for startup
retailers that cannot afford N. Santa Cruz Avenue rental rates.
• There is not a compelling reason to change the Zoning Code for the whole site.
• May be okay to change Zoning Code for the two rear tenant spaces.
• Don't want to change the Zoning Code to allow office in the front part of the
building.
EXIMBIT 3
CDAC Minutes
May 9, 2012
Page 2
• The site could take better advantage of the Town parking lots to the rear and across
the street with better advertising and signage.
• Office over retail would be more consistent with the Downtown.
• Office in the back two suites could be appropriate while maintaining the retail and
personal service uses along the street.
• Renovations need to be done which could improve the rentability of the building.
• The state of the building may be deterring renters more than the location.
ADJOURNMENT Meeting adjourned at 5:00 p.m. The neat regular meeting of the
Conceptual Development Advisory Committee is Wednesday June 13,
2012.
Prepared by:
Marni F. Moseley, Associate lamer
cc: Planning Commission air
NADEVtCDA0,N [-rFM612Y5- 9- 12.doc
Downtown (C -2) Office and Personal Service Exemption Areas
Note: Town Code only regulates office and personal service within the C -2 along streets, alleyways, and public parking lots
•aonrarm L
This Page
Intentionally
Left Blank
ORDINANCE
ORDINANCE OF THE TOWN OF LOS GATOS
AMENDING SECTION 29.60.320 OF THE TOWN CODE
REGARDING PERMITED USES IN THE C -2 ZONE
THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES ORDAIN AS FOLLOWS:
SECTION I
Town Code Chapter 29 is amended to read as follows:
See. 29.60.320. - Permitted uses.
(c) Personal service businesses and office activities in the C -2 zone are subject to the following
(1) Personal service businesses may be allowed on the ground floor in the C -2 zone with a
conditional use permit. However, personal service businesses are considered a permitted
use in the areas described in subsection (2) a- —f g below and in the remainder of the C -2
zone.
(2) Office activities in the C -2 zone shall not be located on the ground floor along any street,
alleyway, or public parking lot except in the areas described below:
a. Lyndon Avenue;
b. Properties abutting Wood Road;
c. The west side of Victory Lane:
d. The south side of Los - Gatos - Saratoga Road excluding:
i. That portion of the property located at the southwest corner of Los -Gatos
Saratoga Road and Santa Cruz Avenue described more precisely as located
between a straight line extended northerly along the west side right -of -way line of
Santa Cruz Avenue and one hundred forty (140) feet west of that extended line.
ii. The south side of Los Gatos - Saratoga Road between Santa Cruz Avenue and
University Avenue; and
e. The east side of South Santa Cruz Avenue directly across the street from Wood Road.
f The north and south side of West Main Street west of Victory Lane.
E,XHISST 5
g. Tenant suites located at 114 Rovice Street ivith entries at the rear of the building
and that do not have street frontage.
SECTION II
This Ordinance was introduced at a regular meeting of the Town Council of the Town of
Los Gatos on , and adopted by the following vote as an ordinance of the Town of Los
Gatos at a meeting of the Town Council of the Town of Los Gatos on . This ordinance takes
effect 30 days after it is adopted
COUNCIL MEMBERS:
AYES:
NAYS:
ABSENT:
ABSTAIN
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK ADN- IFNISTRATOR OF THE TO\t'N OF LOS GATOS
LOS GATOS, CALIFORNIA
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