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11�owN of MEETING DATE: 05/6/2013 ITEM NO: I I 0. cos GA��S COUNCIL AGENDA REPORT DATE: MAY 1, 2013 TO: MAYOR AND TOWN COUNCIL FROM: GREG LARSON, TOWN MANAGER SUBJECT: CONDITIONAL USE PERMIT APPLICATION U -13 -001. PROPERTY LOCATION: 50 UNIVERSITY AVENUE, SPACE A290. PROPERTY OWNER: SRI OLDTOWN LLC. APPLICANT /APPELLANT: TAMMY KORTE AND BRIAN LEARN. PROJECT PLANNER: ERWIN ORDONEZ. CONSIDER AN APPEAL OF A PLANNING COMMISSION DECISION DENYING APRROVAL OF A FORMULA RETAIL APPAREL STORE (LUCY) IN A COMMERCIAL SPACE PREVIOUSLY OCCUPIED BY A FORMULA RETAIL BOOKSTORE (BORDERS) ON PROPERTY ZONED C- 2:LHP:PD. APN: 529 -02 -044. RECOMMENDATION: After opening and closing the public hearing, it is recommended the Town Council: 1. Uphold the Planning Commission's decision denying Conditional Use Permit U -13 -001 (motion required); and 2. Make the required findings to deny Conditional Use Permit Application U -13 -001 (Attachment 1) (motion required); and 3. Adopt resolution denying an appeal of a Planning Commission decision denying approval of a formula retail apparel store (lucy) on property zoned C- 2:LHP:PD (Attachment 3) (motion required). ALTERNATIVES: Alternatively, the Council may: ® Determine that the Planning Commission's decision should be reversed or modified and find one or more of the following: PREPARED BY: Todd Capurso, Acting Director of Community Development Reviewed by: & Assistant Town Manager Town Attorney Finance —1 N:\DEV\TC REPORTS\2013Tucy Appeal. TC 5- 6- 13.doc Reformatted: 5/30/02 PAGE 2 MAYOR AND TOWN COUNCIL SUBJECT: 50 University Avenue A290/U -13 -001 May 1, 2013 a. Where there was error or abuse of discretion on the part of the Planning Commission; or b. The new information that was submitted to the Council during the appeal process was not readily and reasonably available for submission to the Commission; or c. An issue or policy over which the Commission did not have discretion to modify or address, but which is vested in the Council for modification or decision; or If the predominant reason for modifying or reversing the decision of the Planning Commission is new information as defined in Subsection (b) above, it is the Town's policy that the application be returned to the Commission for review in light of the new information unless the new information has a minimal effect on the application. • Grant the appeal, make the required findings and approve the Conditional Use Permit (Attachment 2) subject to the Conditions in Attachment 4 (motion required); or • Continue the project to a date certain with specific direction (motion required); or • Remand the project to the Planning Commission with specific direction (motion required). BACKGROUND: On March 27, 2013, the Planning Commission considered a Conditional Use Permit (CUP) application from the applicant, Lucy, to operate a formula retail women's athletic apparel store in a vacant tenant space in Old Town. The space was previously occupied by a formula retail book store (Borders). As a result of the Planning Commission's deadlocked vote, (2 -2 with 2 recusals and 1 absent), the CUP was automatically denied for lack of a majority of votes required for approval. DISCUSSION: A. Proi ect Summar The applicant, lucy, is proposing to occupy approximately 2,200 square feet of the ground floor space of the former Borders bookstore as a women's athletic apparel store. The space was vacated by Borders in April 2011 as part of a national bankruptcy and store closure process. Prior to November 4, 2002, and Zoning Ordinance Amendment A- 02 -01, the Town did not distinguish formula retail as a separate category of retail use. Formula retail uses now require a CUP if a retail business has seven (7) or more other business locations. Otherwise, retailing is a permitted use in the C -2 (Central Business District) zone. On December 14, 2011, the Planning Commission approved a CUP for Anthropologie, a formula retailer specializing in women's apparel, accessories, and home decor. The approval allowed the subdivision of the lower portion of the Borders space into separate tenant spaces. Anthropologie is located in suite A -280. Lucy is proposing to occupy the vacant space in suite A -290 and another existing Old Town tenant (Chicos) has submitted a CUP application to relocate into the remaining vacant space in suite A -285. PAGE 3 MAYOR AND TOWN COUNCIL SUBJECT: 50 University Avenue A290/U -13 -001 May 1, 2013 The applicant has proposed hours for operation (10:00 a.m. to 10:00 p.m., Monday through Saturday; and 10:00 a.m. to 8:00 p.m. on Sunday) and delivery (7:00 a.m. to 9:00 p.m., Monday through Friday; and 9:00 a.m, to 9:00 p.m., on Saturday and Sunday) that are consistent with the other retail uses in Old Town and these are documented in the recommended Conditions of Approval (Attachment 4). No changes to the exterior of the building, other than signs, are proposed by the applicant. B. Planning Commission On March 13, 2013, the Planning Commission continued the review of this CUP application without discussion to its meeting of March 27, 2013 due to lack of a quorum. On March 27, 2013, the Planning Commission had the required minimum quorum of four (4) Commissioners present to consider the CUP application. Two additional Commissioners were also present but had to recuse themselves and another was absent, but that Commissioner would have had to recuse himself as well (Attachment 5). Overall the Commission noted that the applicant, Lucy, was a "good fit for Los Gatos and downtown Los Gatos." Two Commissioners were supportive of the proposed use at the Old Town location and stated that they could make the necessary finding for approval. Two Commissioners were opposed to the CUP application primarily due to over - concentration of formula retail in Old Town. Due to a deadlock on the motion for approval or any subsequent replacement motion, the application was automatically denied for lack of a majority of vote for approval. The matter could not be continued until the absent Commissioner would be available, as the vote would not have changed since the absent Commissioner would have recused himself from this item. C. Appeal An appeal of the Planning Commission decision was received on April 5, 2013 (Attachment 9). The basis of the appeal is that the Planning Commission erred or abused its discretion because its action "resulted in a non - decision or failure to approve or deny due to tied vote." The appellant notes further that only a bare quorum was available due to the recusals and absent commissioner and that "the public comment section was closed at the point the Commissioners began discussing their issue with our CUP, not allowing the applicant to address or comment on their concerns." STAFF REMARKS: The Planning Commission did not snake a decision to approve or deny the CUP application and it was only denied due to the deadlocked vote. Issues relevant to this proposed CUP, some of which were addressed by the Planning Commission, include: PAGE 4 MAYOR AND TOWN COUNCIL SUBJECT: 50 University Avenue A290/U -13 -001 May 1, 2013 • The proposed formula retailer would be occupying a portion of a former formula retailer space; • The collection of popular national women's retailers in Old Town attracts Los Gatos residents and other shoppers from the region, which benefits other Downtown retailers, services and restaurants; and • National retailers are more likely to be able to pay the lease rates in Old Town, which is considered Class A retail space. The attached letter from Federal Realty, the owner of the Old Town center, discusses some of these issues (Attachment 10). CONCLUSION: Given the circumstances of this application as discussed above, staff recommends the Town Council conduct the public hearing on the appeal and make appropriate findings for denial or approval of the appeal. ENVIRONMENTAL ASSESSMENT: The project is Categorically Exempt according to Section 15301 Class 1 of CEQA as adopted by the Town, which exempts permitting projects consisting of permitting an existing facility with no structural expansion. FISCAL IMPACT: None Attachments: 1. Required Findings 2. Resolution approving the Conditional Use Permit 3. Resolution denying the Conditional Use Permit 4. Recommended Conditions of Approval 5. March 27, 2013, Planning Commission meeting verbatim minutes 6. March 13, 2013, Planning Commission meeting desk item report 7. March 27, 2013, Planning Commission meeting staff report 8. March 13, 2013, Planning Commission meeting staff report 9. Applicant's Appeal 10, Public Comments PAGE 5 MAYOR AND TOWN COUNCIL SUBJECT: 50 University Avenue A290/U -13 -001 May 1, 2013 Distribution: cc: Tammy Korte, ArcVision, 1950 Craig Road, Suite 300, St. Louis, MO 63146 Brian Learn, lucy activewear, 2701 Harbor Bay Parkway, Alameda, CA 94502 SRI Old Town, LLC c/o Federal Realty Investment Trust, 3055 Olin Avenue Suite 2100, San Jose, CA 95128 N;\DEV \TC REPORTS \2013\Lucy Appeal. TC 5- 6- 13.doc Tins PAGE INTENTIONALLY DEFT BLANK TOWN COUNCIL — MAY 6, 2013 REQUIRED FINDINGS FOR: 50 University Avenue, Space A290 Conditional Use Permit Application U -13 -001 Requesting approval of a formula retail apparel store (lucy) in a commercial space previously occupied by a formula retail bookstore (Borders) on property zoned C- 2:LHP:PD. APN 529 -02 -044. PROPERTY OWNER: SRI OLDTOWN, LLC APPLICANT: Tammy Forte FINDINGS Required finding for CEQA: ® The project is Categorically Exempt pursuant to Section 15301 of the State Environmental Guidelines as adopted by the Town in that the project consists of permitting an existing facility involving negligible use beyond the existing use. Required finding for Granting Appeal of Planning Commission Denial: ® Determine that the Planning Commission's decision should be reversed or modified and find one or more of the following: a. Where there was error or abuse of discretion on the part of the Planning Commission; or b. The new information that was submitted to the Council during the appeal process was not readily and reasonably available for submission to the Commission; or c. An issue or policy over which the Commission did not have discretion to modify or address, but which is vested in the Council for modification or decision; or If the predominant reason for modifying or reversing the decision of the Planning Commission is new information as defined in Subsection (b) above, it is the Town's policy that the application be returned to the Commission for review in light of the new information unless the new information has a minimal effect on the application. Required findings for Approval of a Conditional Use Permit: n As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit: (a) The deciding body, on the basis of the evidence submitted at the hearing, may grant a conditional use permit when specifically authorized by the provisions of the Town Code if it finds that: (1) The proposed use of the property is essential or desirable to the public convenience or welfare in that the use contributes to resident serving commercial uses; and ATTACHMENT 1- (2) The proposed use will not impair the integrity and character of the zone in that the use will be in a commercial zone; and (3) The proposed use will not be detrimental to public health, safety or general welfare in that conditions placed on the permit will mitigate potential impacts; 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 as discussed within the staff report. Required findings for Denial of a Conditional Use Permit: ® As required by Section 29.20.190 of the Town Code for denying a Conditional Use Permit: (b) The deciding body, on the basis of the evidence submitted at the hearing, may deny a conditional use permit for a formula retail business or a personal service business if any of the following findings are made: (1) The proposed use of the property is not in harmony with specific provisions or objectives of the general plan and the purposes of this chapter; (2) The proposed use will detract from the existing balance and diversity of businesses in the commercial district in which the use is proposed to be located; (3) The proposed use would create an over- concentration of similar types of businesses, or; (4) The proposed use will detract from the existing land use mix and high urban design standards including uses that promote continuous pedestrian circulation and economic vitality. If the Town Council makes findings to deny the project, the Council must provide support for the findings for denial. Required finding for the Redevelopment Plan for the Central Los Gatos Redevelopment Project Area: e That the proposed project is consistent with the Redevelopment Plan for the Central Los Gatos Redevelopment Project Area (Section IV.B) in that the subject property is designated commercial and the proposed use falls under general commercial uses. N: \DEV \FINDINGS\2013 \University50 A290 Lucy CUP findings TC,doex RESOLUTION 2013- RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS GRANTING APPROVAL OF A CONDITIONAL USE PERMIT FOR A FORMULA RETAIL APPAREL STORE (LUCY) IN A COMMERCIAL SPACE PREVIOUSLY OCCUPIED BY A FORMULA RETAIL BOOKSTORE (BORDERS) ON PROPERTY ZONED C- 2 :LHP:PD APN: 529 -02 -044 CONDITIONAL USE PERMIT APPLICATION: U -13 -001 PROPERTY LOCATION 50 UNIVERSITY AVENUE PROPERTY OWNER: SRI OLDTOWN, LLC. APPLICANT /APPELLANT: TAMMY KORTE AND BRIAN LEARN WHEREAS, this matter came before the Town Council for public hearing on May 6, 2013, and was regularly noticed in conformance with State and Town law; and WHEREAS, the applicant seeks approval of a Conditional Use Permit (CUP) to allow a formula retail apparel store (lucy) in a commercial space previously occupied by a formula retail bookstore (Borders) on property zoned C- 2:LHP:PD; and WHEREAS, on March 27, 2013, the Planning Commission considered the request for approval of a Conditional Use Permit (CUP) to allow a formula retail apparel store in a commercial space previously occupied by a formula retail book store on property zoned C- 2:LHP:PD. The Commission deadlocked on a decision on the applicant's request and the application was denied; and WHEREAS, the appellant filed an appeal of the Planning Commission action on April 5, 2013, during the 10 -day appeal period; and WHEREAS, Town Council received testimony and documentary evidence from the applicant and all interested persons who wished to testify or submit documents. Town Council considered all testimony and materials submitted, including the record of the Planning Commission proceedings and the packet of material contained in the Council Agenda Report dated April 17, 2013, along with any and all subsequent reports and materials prepared concerning this application; and WHEREAS, Council finds as follows: 1. Pursuant to Town Code section 29.20.190, the requested CUP is desirable to the public convenience; will not impair the integrity and character of the zone; would not be detrimental to public health, safety or general welfare; and is in harmony with the various elements or objectives of the General Plan and the purposes of the Town Code. This finding is based on the evidence presented in the Council Agenda Report dated April 17, 2013 and the testimony and documentary evidence received from the applicant. 2. The project is categorically exempt from environmental review pursuant to Section 15301 of the State Environmental Guidelines as adopted by the Town. 3. The proposed use is consistent with the Redevelopment Plan for the Central Los Gatos Redevelopment Project Area (section IV.B), as evidenced by the staff report prepared for the public hearing on May 6, 2013. NOW, THEREFORE, BE IT RESOLVED THAT the CUP application U -13 -001 for approval of the CUP is granted. BE IT FURTHER RESOLVED THAT the Conditions of Approval attached hereto as Exhibit A are hereby adopted as the Conditions of Approval for this permit. NOW, THEREFORE, BE IT RESOLVED, AND IT IS HEREBY RESOLVED, the decision constitutes a final administrative decision pursuant to Code of Civil Procedure section 1094.6 as adopted by section 1.10.085 of the Town Code of the Town of Los Gatos. Any application for judicial relief from this decision must be sought within the time limits and pursuant to the procedures established by Code of Civil Procedure section 1094.6, or such shorter time as required by State and Federal Law. PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los Gatos, California, held on the 6"' day of May 2013, by the following vote. 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 N'.\DEV\RES0S \2013Wpprove_50 University[lucy Appeal],doex This Page Intentionally Left Blank RESOLUTION 2013- RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DENYING AN APPEAL OF A PLANNING COMMISSION DECISION TO DENY A REQUEST FOR A CONDITIONAL USE PERMIT FOR A FORMULA RETAIL APPAREL STORE (LUCY) IN A COMMERCIAL SPACE PREVIOUSLY OCCUPIED BY A . FORMULA RETAIL BOOKSTORE (BORDERS) ON PROPERTY ZONED C- 2:LHP:PD APN: 529 -02 -044 CONDITIONAL USE PERMIT APPLICATION: U -13 -001 PROPERTY LOCATION: 50 UNIVERSITY AVENUE PROPERTY OWNER: SRI OLDTOWN, LLC. APPLICANT /APPELLANT: TAMMY KORTE AND BRIAN LEARN WHEREAS, this matter came before the Town Council for public hearing on May 6, 2013, and was regularly noticed in conformance with State and Town law; and WHEREAS, the applicant seeks an appeal of a Planning Commission decision to deny a request for a Conditional Use Permit for a formula retail apparel store (lucy) in a commercial space previously occupied by a formula retail bookstore (borders) on property zoned C- 2:LHP:PD; and WHEREAS, on March 27, 2013, the Planning Commission considered the request for approval of a Conditional Use Permit (CUP) to allow a formula retail apparel store in a commercial space previously occupied by a formula retail book store on property zoned C- 2:LHP:PD. The Commission deadlocked on a decision on the applicant's request and the application was denied; and WHEREAS, Town Code requires a CUP for formula retail uses in the Central Business District; and WHEREAS, pursuant to Town Code Section 29.10.190(b), the hearing body may deny a CUP for a formula retail use if the proposed use of the property is not in harmony with specific provisions or objectives of the general plan and the purposes of this chapter; will detract from the existing balance and diversity of businesses in the commercial district in which the use is proposed to be located; would create an over - concentration of similar types of businesses; or will detract from the ATTACH. 3 .. existing land use mix and high urban design standards including uses that promote continuous pedestrian circulation and economic vitality; and WHEREAS, pursuant to Town Code Section 29.10.190(a), the hearing body may grant a CUP if the proposed uses of the property are essential or desirable to the public convenience or welfare; will not impair the integrity and character of the zone; would not be detrimental to public health, safety or general welfare; and are in harmony with the various elements or objectives of the General Plan and the purposes of the Town Code; and WHEREAS, Council received testimony and documentary evidence from the applicant and all interested persons who wished to testify or submit documents. Council considered all testimony and materials submitted, including the record of the Planning Commission proceedings and the packet of material contained in the Council agenda for May 6, 2013, along with any and all subsequent reports and materials prepared concerning this application; and WHEREAS, Council finds as follows: 1. The Planning Commission had the discretion to address the CUP application request and did not err in its decision. 2. Pursuant to Town Code section 29.20.190(b), the requested modification of a CUP is not in harmony with specific provisions or objectives of the general plan and the purposes of this chapter; will detract from the existing balance and diversity of businesses in the commercial district in which the use is proposed to be located; would create an over - concentration of similar types of businesses; and will detract from the existing land use mix and high urban design standards including uses that promote continuous pedestrian circulation and economic vitality. This finding is based on the evidence presented in the Council agenda for May 6, 2013 regarding this application. NOW, THEREFORE, BE IT RESOLVED THAT the appeal of a Planning Commission decision for CUP application U -13 -001 is denied. NOW, THEREFORE, BE IT RESOLVED, AND IT IS HEREBY RESOLVED, that the decision constitutes a final administrative decision pursuant to Code of Civil Procedure section 1094.6 as adopted by section 1.10.085 of the Town Code of the Town of Los Gatos. Any application for judicial relief from this decision must be sought within the time limits and pursuant to the procedures established by Code of Civil Procedure section 1094.6, or such shorter time as required by State and Federal Law. PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los Gatos, California, held on the 6th day of May 2013, by the following vote. 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 NA\DEV\RES0S \2013 \Deny_50 University [lucy Appeal].docx This Page Intentionally Left Blank TOWN COUNCIL RECOMMENDED CONDITIONS OF APPROVAL — May 6, 2013 50 University Avenue, Space A290 Conditional Use Permit Application U -13 -001 Requesting approval of a formula retail apparel store (lucy) in a commercial space previously occupied by a formula retail bookstore (Borders) on property zoned C- 2:LHP:PD. APN 529 -02 -044. PROPERTY OWNER: SRI OLDTOWN, LLC APPLICANT: Tammy Korte TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT: Planning Division 1. APPROVAL: This application shall be completed in accordance with all of the conditions of approval listed below and in substantial compliance with the applicant's project description letter noted as received by the Town on February 1, 2013. Any changes or modifications to the approved plans shall be approved by the Community Development Director, the Development Review Committee, the Planning Commission, Historic Preservation Committee or Town Council, depending on the scope of the changes. 2. EXPIRATION: The approval will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the approval has been vested. 3. USE: This approval is for a national or regional formula retail business for the sale of a women's athletic apparel. 4. OPERATION HOURS: Maximum hours of operation shall be 10:00 a.m. to 9:00 p.m., Monday through Friday; 10:00 a.m, to 8:00 p.m. on Saturdays; and 11:00 a.m, to 6:00 p.m. on Sundays. Extended holiday hours (Thanksgiving through New Years) shall not exceed 10 :00 a.m. to 10:00 p.m., Monday through Saturday; and 10:00 a.m. to 8:00 p.m. on Sundays. 5. STORE DELIVERIES: Delivery hours are limited to 7:00 a.m. to 9 :00 p.m., Monday through Friday and 9:00 a.m. to 9:00 p.m. Saturday and Sunday. 6. DISPLAY WINDOWS: Display windows must be periodically cleaned, maintained and changed. Display glass shall not be obscured in any way by any materials(s) or objects(s) affixed in any manner to the outside or inside surfaces of the glass, with the exception of the tenant's standard vinyl safety window logos and flyers for nonprofit organizations. 7. SIGNS: Signs are not part of this approval and a separate sign permit submittal and approval from the Los Gatos Community Development Department shall be obtained prior to any changes of existing signs or installation of new signs. Exterior business sign(s) shall be compatible with the building style and consistent with the Old Town Sign Program. 8, 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. 9. BUSINESS LICENSE: A business license from the Town of Los Gatos Finance Department must be obtained prior to the commencement of use. ATTACHMENT 4 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. Building Division 11, PERMITS REQUIRED: A building permit shall be required for the modifications to the commercial building. Separate permits are required for electrical, mechanical, and plumbing work as necessary. 12. 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. 13. SIZE OF PLANS: Four sets of construction plans, maximum size 24" x 36 ". 14. TITLE 24 ACCESSIBILITY — COMMERICAL: For any proposed tenant improvements, on -site parking and general path of travel from the public way 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. 15. TITLE 24 — COMMERICAL: For any proposed tenant improvements, the building shall be upgraded to comply the latest California Title 24 Accessibility Standards. Necessary work shall be first investigated by the design Architect and then confirmed by Town staff. The 20% Rule shall apply — Please see Advisory Comment 8.b. 16. QUALIFIED HISTORIC BUILDING: This building is a locally designated historic landmark building and therefore the California Historic Building Code, CHBC, can be invoked as necessary for Code compliance. The intent of the CHBC is to facilitate the preservation and continuing use of qualified historical buildings while providing reasonable safety for the building occupants and access for persons with disabilities. 17. PLANS: The construction plans -for this commercial Tenant. Improvement shall be-. prepared under the direct supervision of a licensed Architect or Engineer. (Business and Professions Code Section 5538). 18. CONSTRUCTION WORK HOURS: 8:00 a.m. to 8 :00 p.m. weekdays and 9 :00 a.m. to 7:00 p.m. on weekends and holidays. 19. APPROVALS REQUIRED: The project requires the following departments and agencies approval before issuing a building permit: a. Community Development Department - Planning: Erwin Ordonez (408) 354 -6806 b. Santa Clara County Fire Department: (408) 378 -4010 c. West Valley Sanitation District: (408)'378-2407 20. ADVISORY COMMENTS FOR 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 1134B, "Accessibility for Existing Buildings ". Existing accessibility features and /or elements required to be accessible in order of priority include but are not limited to: (a) Accessible main entrance with required signage and door hardware; (b) Accessible route to altered area (including parking space and path of travel from public way and necessary signage); (c) Accessible Restrooms; (d) Accessible Fitting and Dressing Rooms; (e) Accessible Sales and Service Counters; (f) Access to Employee work areas and work stations including aisle widths in storage areas. b. Where the cost of alterations or remodeling is less than a threshold amount (currently at $139,934.00) 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 or Tenant 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.los atg_ osca, ov 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. TO THE SATISFACTION OF SANTA CLARA COUNTY FIRE DEPARTMENT: 21. FIRE SPRINKLERS: Any interior modifications to the proposed suite may require modification of the existing fire sprinkler system. NOTE: The owner(s), occupant(s) and any contractor(s) or subcontractor(s) are responsible for consulting with the water purveyor of record in order to determine if any modification or upgrade of the existing water service is required. 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. 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Main Street) APPLICANT: Tammy Korte PROPERTY OWNER: SRI Old Town, LLC CONTACT PERSON: Tammy Korte APPLICATION SUMMARY: Requesting approval of a formula retail apparel store (Lucy) in a commercial space previously occupied by a formula retail bookstore (Borders) on property zoned C- 2:LHP:PD. APN 529- 02 -044. DEEMED COMPLETE: February 15, 2013 FINAL DATE TO TAKE ACTION: August 15, 2013 EXHIBITS: 1 -7 Previously received with staff report REMARKS: Due to the lack of an available quorum, the applicant's representative is requesting that this application be continued to the Planning Commission meeting of March 27, 2013, and that the Commission consider placing their item at the end of the Planning Commission's agenda to ensure that a quorum is available to review it. Prepared by: Erwin Ordonez, AICP, EDFP Senior Planner TC:EO:ct A roved`6y: `J Tod Capurso Acting Director of Community Development N: \DEV \PC REPORTS\2013 \University50 A290- Lucy CUP- dsk.3- 13- 13.docx This Page Intentionally Left Blank TOWN OF LOS GATOS ITEM NO: 2 PLANNING COMMISSION STAFF REPORT s a og Meeting Date: March 27, 2013 PREPARED BY: Erwin Ordofiez, Senior Planner eordonez los atosca. ov APPLICATION NO: Conditional Use Permit Application U -13 -001 LOCATION: 50 University Avenue, Suite A290 (east side of University Avenue, approximately 500 feet north of W. Main Street) APPLICANT: ,Tammy Korte PROPERTY OWNER: SRI Old Town, LLC CONTACT PERSON: Tammy Korte APPLICATION SUMMARY: Requesting approval of a formula retail apparel store (Lucy) in a commercial space previously occupied by a formula retail bookstore (Borders) on property zoned C- 2 :LHP :PD. APN 529 -02 -044, DEEMED COMPLETE: February 15, 2013 FINAL DATE TO TAKE ACTION: August 15, 2013 REMARKS: The project was continued from the Planning Commission hearing of March 13, 2013, since a quorum for this item was not available, 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, Prepared by: Erwin Ordonez, A1CP, EDFP Senior Planner TC :EO :ct �o proved by: To d "Capurso 0 Acting Director of Community Deve opment cc: Tammy Korte, ArcVision, 1950 Craig Road, Suite 300, St. Louis, MO 63146 Brian Learn, lacy activewear, 2701 Harbor Bay Parkway, Alameda, CA 94-502 SRI Old Town, LLC c/o Federal Realty Investment Trust, 3055 Olin Avenue Suite 2100, San ,lose, CA 95128 NADFV\PC REPORTS12013\University50 A290 -Lucy CUP Formual Retail 3- 27- 2013.doex ATTAcki T This Page Intentionally Left Blank �E311N F TOWN OF LOS GATOS f { PLANNING COMMISSION STAFF REPORT ,�.. Meeting Date: March 13, 2013 !ps �ASpS PREPARED BY: Erwin Ordonez, Senior Planner eordonez(2(los atosca.gov APPLICATION NO: Conditional Use Permit Application U -13 -001 ITEM NO: 3 LOCATION: 50 University Avenue, Suite A290 (east side of University Avenue, approximately 500 feet north of W. Main Street) APPLICANT: Tammy Korte PROPERTY OWNER: SRI Old Town, LLC CONTACT PERSON: Tammy Korte APPLICATION SUMMARY: Requesting approval of a formula retail apparel store (Lucy) in a commercial space previously occupied by a formula retail bookstore (Borders) on property zoned C- 2 :LHP:PD. APN 529- 02 -044. RECOMMENDATION: PROJECT DATA: DEEMED COMPLETE: February 15, 2013 FINAL DATE TO TAKE ACTION: August 15, 2013 Approval, subject to conditions. General Plan Designation: Zoning Designation: Applicable Plans & Standards Parcel Size: Surrounding Area: Central Business District C- 2:LHP:PD — Central Business District, Landmark and Historic Preservation Overlay, Planned Development Overlay General Plan; Central Los Gatos Redevelopment Plan 4.18 acres ATTACH.W.NT 8 Existing Land Use General Plan Zoning North Commercial & Residential Central Business District & Medium Density Residential C -2:LHP & R- 1D:LHP East Highway 17 South Commercial Central Business District C -2:LHP West Commercial Central Business District C -2:LHP ATTACH.W.NT 8 Planning Commission Staff Report - Page 2 50 University Avenue Suite A290/U -13 -001 March 13, 2013 CL-QA: The project is Categorically Exempt pursuant to Section 15301 (Class 1) of the State Environmental Guidelines as adopted by the Town because the project consists of permitting an existing facility involving negligible use beyond the previous use. FINDINGS: ® As required by Section 15301 of the State Environmental Guidelines as adopted by the Town that this project is Categorically Exempt. As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit. ® As required by Section IV.B of the Redevelopment Plan for the Central Los Gatos Redevelopment Project that it meets the use set forth in the Town's General Plan. As required by Section 29.20.190(b) of the Town Code for denying a formula retail business. CONSIDERATIONS: None. ACTION: The decision of the Planning Commission is final unless appealed within ten days. EXHIBITS: 1. Location Map 2. Findings and Considerations 3. Recommended Conditions of Approval 4. Applicant's Project Description Letter (one page), received February 1, 2013 5. Applicant's CUP Justification Letter (one page), received February 1, 2013 6. Site Photos (five pages) received January 3, 2013 7. Development Plans (three pages), received February 15, 2013 BACKGROUND: A Conditional Use Permit (CUP) for formula retail was not required when the former Border's (bookstore) was established at this location. Any new formula retail business is required by the Zoning Ordinance to obtain a CUP in order to occupy the space. On December 14, 2011, the Plamling Commission approved a CUP for Anthropologie, a formula retailer specializing in women's apparel, accessories, and home decor. The CUP approval allowed the subdivision of the lower portion of the former Border's space into Suites A280 and A290, Planning Commission Staff Report - Page 3 50 University Avenue Suite A290/U -13 -001 March 13, 2013 Anthropologic is now operating in Suite A280 and is accessed from the deck area near the Wine Cellar Restaurant, Suite A290 is now proposed with this CUP application to be subdivided into Suites A290 and A285, with lucy, a women's athletic apparel retailer, occupying the reconfigured A290 tenant space. The lucy space will have two entrances. One from the Old Town Parking Lot and another on the deck area near the Wine Cellar Restaurant. PROJECT DESCRIPTION: A. Location and Surrounding Neighborhood The project site is located on the east side of University Avenue, approximately 500 feet north of W. Main Street (Exhibit 1). The property is surrounded by commercial uses on the north, south, and west, and Highway 17 to the east. In addition, there are residential uses to the north. B. Project Summary The applicant is requesting approval of a Conditional Use Permit (CUP) to operate a formula retail women's athletic apparel business (lucy). The business would occupy 2,098 square feet of the former Border's space. No exterior changes are proposed to the building. The applicant has provided two letters describing the proposed business operation and justifying the CUP (Exhibits 4 and 5). Site Photos have also been submitted (Exhibit 6) along with Development Plans (Exhibit 7). Proposed hours of operation for the use are Monday through Friday, 10 a.m, to 8 p.m.; Saturday, 10 a.m. to 7 p.m.; and Sunday, 11 a.m to 6 p.m. Although the applicant has requested these hours in their letter, staff is recommending that the approved hours of operation be 10:00 a.m, to 10:00 p.m., Monday through Saturday, and 10:00 a.m. to 8:00 p.m. on Sundays to be consistent with the operational hours of recently approved applications. Delivery hours are proposed to be Monday through Friday from 8 a.m, to 10:00 a.m. Staff is recommending that store delivery hours be limited from 7:00 a.m, to 9:00 p.m., Monday through Friday and from 9:00 a.m, to 9:00 p.m. Saturday and Sunday again to maintain consistency with other approved applications. C. Zoning Compliance The zoning designation allows formula retail uses subject to the approval of a Conditional Use Permit. Planning Commission Staff Report - Page 4 50 University Avenue Suite A290/U -13 -001 March I3, 2013 ANALYSIS: A. Formula Retail The space proposed to be occupied by lacy was previously occupied by a formula retail business (Border's) which occupied both floors of the structure. As proposed, the addition of the lacy operation would not change the ratio of formula retail to non- formula retail square footage available in Old Town. B. Parking and Traffic The project does not alter the parking requirements or generate additional traffic impacts. C. Conditional Use Permit Findings In order to grant approval of a Conditional Use Permit, the deciding body must make the following findings: (1) The proposed use of the property is essential or desirable to the public convenience or welfare; and (2) The proposed use would 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 finding one, the use is essential or desirable to the public convenience or welfare in that it contributes to resident serving commercial uses. In regards to the second finding, the use would not impair the integrity of the zone since the use is commercial in an existing commercial zone. In regards to finding three, the recommended conditions of approval will mitigate potential impacts. In regards to the final finding, the proposed use meets the objectives of the General Plan and Town Code as discussed within this report, D. General Plan The policies of the 2020 General Plan applicable to this project include, but is not limited to: m Policy LU -2.1 — Minimize vehicle miles traveled for goods and services by allowing and encouraging stores that provide these goods within walking distance of neighborhoods in Los Gatos. - Planning Commission Staff Report - Page 5 50 University Avenue Suite A290/U -13 -001 March 13, 2013 Policy LU -9.2 — Maintain a variety of commercial uses, 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. Policy LU -9.6 — Encourage development that maintains and expands resident - oriented services and /or creates employment opportunities for local residents consistent with overall land use policies of the Town. E. Environmental Review The project is Categorically Exempt pursuant to Section 15301 (Class 1) of the State Environmental Guidelines as adopted by the Town because the project consists of permitting an existing facility involving negligible use beyond the previous use. F. Redevelopment Plan for the Central Los Gatos Redevelopment Project Area The Redevelopment Plan contains a Redevelopment Land Use Map that designates proposed land uses to be permitted in the Central Los Gatos Redevelopment Project Area. The subject property is designated commercial and, per the Redevelopment Plan, shall be used for the general commercial uses set forth and described in the Town's General Plan. The proposed use falls under general commercial uses. PUBLIC COMMENTS: At this time, the Town has not received any public comment. CONCLUSION AND RECOMMENDATION: A. Conclusion The project would allow a formula retail business to establish in a portion of a commercial space previously occupied by a formula retail business. The project meets all zoning regulations and meets the objectives of the 2020 General Plan. Therefore, staff recommends approval of the proposed project. B. Recommendation Staff recommends approval of the Conditional Use Permit based on the conclusion above and subject to the recommended conditions of approval. If the Commission finds merit with the proposal, it should: 1. Find that the proposed project is categorically exempt, pursuant to Section 15301 of the California Environmental Quality Act as adopted by the Town (Exhibit 2); and Planning Commission Staff Report - Page 6 50 University Avenue Suite A290/U -13 -001 March 13, 2013 2. Make the required findings as required by Section 29.20.190 of the Town Code for granting approval of a Conditional Use Permit (Exhibit 2); and 3. Make the required finding as required by Section IV.B of the Redevelopment Plan for the Central Los Gatos Redevelopment Project that it meets the use set forth in the Town's General Plan (Exhibit 2); and 4. Approve the Conditional Use Permit application U -13 -001 with the conditions contained in Exhibit 3. If the Commission has concerns with the proposed use, it can: 1. Continue the matter to a date certain with specific direction; or 2. Recommend approval of the application with additional and /or modified conditions; or 3. Make the findings for denial of a formula retail business and deny the proposal (Exhibit 2). If the Commission makes the findings for denial, the Commission must provide support for those findings. Prepared by: Erwin Ordonez, AICP, EDFP Senior Planner TC:EO:ct ctna 'proved by:l Todd Capurso Acting Director of Community Development cc: Tammy Korte, ArcVision, 1950 Craig Rd, Suite 300, St. Louis, MO 63146 Brian Learn, Lucy activewear, 2701 Harbor Bay Parkway, Alameda, CA 94502 SRI Old Town, LLC c/o Federal Realty Investment Trust, 3055 Olin Avenue Suite 2100, San Jose, CA 95128 NADEV \PC REPORTS\2013 \University50 A290 -Lucy CUP Formual Retail.docx 50 University Avenue .... ....... 447" . ......... ....... . .. . .... . ..... ........... ............ : . ... . ...... ........... ....j . ... ....... . ......... % .... .... ... . . ......... . ................. ... ........ ... ...... .. ............ ... ... ..... ...... ..... ........ .... . . ...... ...... .. .......... . ................. MILLSTI .-C URC J / N- rV sr .LU os EXINSAN I Th is Page Intentionally Left Blank REQUIRED FINDINGS FOR: 50 University Avenue, Space A290 Conditional Use Permit Application U -13 -001 Requesting approval of a formula retail apparel store (lucy) in a commercial space previously occupied by a formula retail bookstore (Borders) on property zoned C- 2 :LfIP:PD A P N : 529 -02 -044 PROPERTY OWNER: SRI OLDTOWN, LLC APPLICANT: Tammy Korte FINDINGS Required finding for CEQA: iv The project is Categorically Exempt pursuant to Section 15301 of the State Environmental Guidelines as adopted by the Town in that the project consists of permitting an existing facility involving negligible use beyond the existing use. Required findings for Approval of a Conditional Use Permit: ® As required by Section 29.20.190 of the Town Code for granting a.Conditional Use Permit: (a) The deciding body, on the basis of the evidence submitted at the hearing, may grant a conditional use permit when specifically authorized by the provisions of the Town Code if it finds that: (1) The proposed use of the property is essential or desirable to the public convenience or welfare in that the use contributes to resident serving commercial uses; and (2) The proposed use will not impair the integrity and character of the zone in that the use will be in a commercial zone; and (3) The proposed use will not be detrimental to public health, safety or general welfare in that conditions placed on the permit will mitigate potential impacts; 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 as discussed within the staff report. Required findings for Denial of a Conditional Use Permit: ® As required by Section 29.20.190 of the Town Code for denying a Conditional Use Permit: (b) The deciding body, on the basis of the evidence submitted at the hearing, may deny a conditional use permit for a formula retail business or a personal service business if any of the following findings are made: (1) The proposed use of the property is not in harmony with specific provisions or objectives of the general plan and the purposes of this chapter; EX11MV, 2 50 University Avenue Suite A290/U -13 -001 March 13, 2013 Page 2 of 2 (2) The proposed use will detract from the existing balance and diversity of businesses in the commercial district in which the use is proposed to be located; (3) The proposed use would create an over - concentration of similar types of businesses, or; (4) The proposed use will detract from the existing land use mix and high urban design standards including uses that promote continuous pedestrian circulation and economic vitality. If the Planning Commission makes findings to deny the project, the Commission must provide support for the findings for denial. 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 designated commercial and the proposed use falls under general commercial uses. N: \DEV \FINDINGS\2013 \University5o A290 Lucy CUP findings.docx RECOMMENDED CONDITIONS OF APPROVAL — March 13, 2013 50 Universitv Avenue, Space A290 Conditional Use Permit Application U -13 -001 Requesting approval of a formula retail apparel store (lucy) in a commercial space previously occupied by a formula retail bookstore (Borders) on property zoned C- 2:LHP:PD APN: 529 -02 -044 PROPERTY OWNER: SRI OLDTOWN, LLC APPLICANT: Tammy Korte TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT: Planning Division 1. APPROVAL: This application shall be completed in accordance with all of the conditions of approval listed below and in substantial compliance with the applicant's project description letter noted as received by the Town on February 1, 2013. Any changes or modifications to the approved plans shall be approved by the Community Development Director, the Development Review Committee, the Planning Commission, Historic Preservation Committee or Town Council, depending on the scope of the changes. 2. EXPIRATION: The approval will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the approval has been vested. 3. USE: This approval is for a national or regional formula retail business for the sale of a women's athletic apparel. 4. OPERATION HOURS: Maximum hours of operation shall be 10:00 a.m. to 9:00 p.m., Monday through Friday; 10:00 a.m, to 8:00 p.m. on Saturdays; and 11:00 a.m, to 6:00 p.m. on Sundays. Extended holiday hours (Thanksgiving through New Years) shall not exceed 10:00 a.m. to 10:00 p.m., Monday through Saturday; and 10:00 a.m, to 8:00 p.m. on Sundays. 5. STORE DELIVERIES: Delivery hours are limited to 7:00 a.m, to 9:00 p.m., Monday through Friday and 9:00 a.m, to 9:00 p.m. Saturday and Sunday. 6. DISPLAY WINDOWS: Display windows must be periodically cleaned, maintained and changed. Display glass shall not be obscured in any way by any materials(s) or objects(s) affixed in any manner to the outside or inside surfaces of the glass, with the exception of the tenant's standard vinyl safety window logos and flyers for nonprofit organizations. 7. SIGNS: Signs are not part of this approval and a separate sign permit submittal and approval from the Los Gatos Community Development Department shall be obtained prior to any changes of existing signs or installation of new signs. Exterior business sign(s) shall be compatible with the building style and consistent with the Old Town Sign Program. 8. 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. 9. BUSINESS LICENSE: A business license from the Town of Los Gatos Finance Department must be obtained prior to the commencement 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. Building Division 11. PERMITS REQUIRED: A building permit shall be required for the modifications to the commercial building. Separate permits are required for electrical, mechanical, and plumbing work as necessary. 12. 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. 13. SIZE OF PLANS: Four sets of construction plans, maximum size 24" x 36 ". 14. TITLE 24 ACCESSIBILITY — COMMERICAL: For any proposed tenant improvements, on -site parking and general path of travel from the public way 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. 15. TITLE 24 — COMMERICAL: For any proposed tenant improvements, the building shall be upgraded to comply the latest California Title 24 Accessibility Standards. Necessary work shall be first investigated by the design Architect and then confirmed by Town staff. The 20% Rule shall apply — Please see Advisory Comment 8.b. 16. QUALIFIED HISTORIC BUILDING: This building is a locally designated historic landmark building and therefore the California Historic Building Code, CHBC, can be invoked as necessary for Code compliance. The intent of the CHBC is to facilitate the preservation and continuing use of qualified historical buildings while providing reasonable safety for the building occupants and access for persons with disabilities. 17. PLANS: The construction plans for this commercial Tenant Improvement shall be prepared under the direct supervision of a licensed Architect or Engineer. (Business and Professions Code Section 5538). 18. CONSTRUCTION WORK HOURS: 8:00 a.m, to 8:00 p.m. weekdays and 9:00 a.m. to 7:00 p.m. on weekends and holidays. 19. APPROVALS REQUIRED: The project requires the following departments and agencies approval before issuing a building permit: a. Community Development Department - Planning Division: Jennifer Savage (408) 399 - 5702 b. Santa Clara County Fire Department: (408) 378 -4010 c. West Valley Sanitation District: (408) 378 -2407 20. ADVISORY COMMENTS FOR 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 1134B, "Accessibility for Existing Buildings ". Existing accessibility features and /or elements required to be accessible in order of priority include but are not limited to: (a) Accessible main entrance with required signage and door hardware; (b) Accessible route to altered area (including parking space and path of travel from public way and necessary signage); (c) Accessible Restrooms; (d) Accessible Fitting and Dressing Rooms; (e) Accessible Sales and Service Counters; (f) Access to Employee work areas and work stations including aisle widths in storage areas. b. Where the cost of alterations or remodeling is less than a threshold amount (currently at $139,934.00) 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 or Tenant 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.los atosca.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. TO THE SATISFACTION OF SANTA CLARA COUNTY FIRE DEPARTMENT 21. FIRE SPRINKLERS: Any interior modifications to the proposed suite may require modification of the existing fire sprinkler system. NOTE: The owner(s), occupant(s) and any contractor(s) or subcontractor(s) are responsible for consulting with the water purveyor of record in order to determine if any modification or upgrade of the existing water service is required. 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 Section 903 is adopted and amended by LGTC. N : \DEV \CONDITNS\2013 \University50 A290 -Lucy CUP COA.docx Tlz is Page Intentionally Left Blank Brian Learn 2701 Harbor Bay Parkway Alameda, CA, 94502 February 1, 2013 Erwin Ordonez Senior Planner — Community Development Town of Los Gatos 110 East Main Street Los Gatos, CA 95030 Erwin: PLANNING oIVI ��8 As a representative for lacy Activewear©, I am pleased to write you to inform you of our brand and how we would be a good fit for Old Town Center and the surrounding neighborhood. Lucy Activewear® was founded in 1999 in Portland, Oregon by a group of like - minded women who felt that workout wear should not only support your athletic pursuits, but should be stylish and flattering, too. All of our styles are designed and developed by women who do the activities we design for: yoga, running, training, exploring the outdoors, and traveling to your favorite destination. That's just scratching the surface: on our team we also have marathoners, triathletes, swimmers, tennis players, golfers, rock climbers, dancers, weight lifters, Pilates enthusiasts and even martial arts experts. We're a passionate group, and our mission is to make clothes that fit and flatter you, your life, and your passion. At Lucy, we're passionate about performance, and believe that every passion starts with a spark. It's the kind you can't ignore, illuminating every aspect of your life: your family, your friends, your career, your community, and your sport. We're here to shine a light on that spark fitting, since lucy comes from lux, the Latin word for "light ". With our store design we strive to create a warm, inviting, comfortable environment for our customer, an active feel with aspirational and inspirational characteristics. Our product architecture assures her the level of specificity or versatility she needs in items that work together for life lived in motion. So the same can be said of our store design architecture, providing the assurances that she has come to the right place, she is welcomed, and she can feel at home. Lucy is excited to be moving into Old Town Center, and becoming an active member in the community. This location will give our current customers a local option aside from Santa Prow in San Jose, and Burlingame Avenue in Burlingame, as well as being a great co- tenant to the other women's retailers in the center. Listed below are our store &-, delivery hours: Store Hours: Monday — Friday — l 0am — 3pm, Saturday — loam — 7pm, and Sunday 11 am -- 6pm Delivery Hours: Monday — Friday — Sam — 10am Sincerely, Brian Learn Store Construction Manager r,,,,y iffi ff 4 T1, is Page Intentionally Left Blank Brian Learn 2701 Harbor Bay Parkway Alameda, CA, 94502 February 1, 2013 Erwin Ordonez Senior Planner — Community Development Town of Los Gatos 110 East Main Sheet Los Gatos, CA 95030 Erwin: ID F- 0 1 ?013 TOWN OF LOS GATO PLANNING DIVISION Lucy Activewear®, is requesting approval of a Conditional Use Permit (CUP) to operate a formula retail business. The business would occupy 2,098 square feet of the former Border's. The zoning designation allows formula retail uses subject to the approval of a Conditional Use Permit. The project does not alter the parking requirements or traffic impacts. Conditional Use Permit: A. The proposed use of the property is essential or desirable to the public convenience or welfare a. Response: lacy Activewear@ is very desirable to tlae community, specializing ill women's activewear, such as yoga, running, training and exploring. Lucy Activewear® mission: Offer beautifully designed lifestyle apparel that inspires women to live healthy, active balanced lives — with style. B. The proposed use would not impair the integrity and character of the zone a. Response: lacy Activewear® will not impair the integrity and character of tine zone. The previous tenant was a retail business (Border's), which lacy ActivewearOO will also be a retail business. The exterior will remain the same —only adding sFbnage• C. The proposed use would not be detrimental to public health, safety or general welfare a. Response: lacy ActivewearOO will not be detrimental to public health, safety or general welfare. D. The proposed use of the property is in harmony with the various elements or objectives of the General Plan and the purpose of the Town Code. .a. Response: lacy ActivewearOO strives to create a warm, inviting, comfortable environment for their customers. Lucy Activewear® will comply with the elements and /or objectives of the General Plan and the purpoce of the Town Code. i. The proposed Lase would provide a retail business in Los Gatos, instead of traveling outside Los Gatos to shop. ii. The proposed use would provide a retail business to meet tine shopping needs of residents iii. The proposed use would create a resident - oriented retail business. 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Ned by my BE USED AS A GUIDE ONLY, AND IS NOT ALL- INCLUSIVE. ,d seol. 4� ROOM NUMBER ® FINISHED WOOD KEY NOTE Q ALL PERSONS BIDDING WORK OR CONTRACTED FOR WORK WINDOW NUMBER Q le ✓ PARTITION TYPE —O ARE TO REVIEW THESE DOCUMENTS, JURISDIC710M INSUUTxuN DOOR NUMBER G ¢ G FINISH ITEMS ( ) REQUIREMENTS AND CODE REQUIREMENTS. EQUIP. NUMBER 0 CERAMIC z Z G e , m - VORK TI 114 - YORK TI 1 45 - UNIT I DUCT H DRAIN. � •0 C ;, :HEEr EMIL NUMBER 3 EARO1 WHERE A100 GRANULAR FILL DETAIL IS SHOWN SECTION CUT 0 A100 CONCERETE Ion and to the my knowledge, ®CONCRETE with all BLOCK BUILDING CROSS 4 A700 FACE ® SECTION BRICK 4 ® STEEL ELEVATION A100 ..... _.___. Ned by my ROUGH ,d seol. 4� ROOM NUMBER ® FINISHED WOOD KEY NOTE Q PLYWOOD WINDOW NUMBER Q RIGM ® INSULATION PARTITION TYPE —O GATT ® INSUUTxuN DOOR NUMBER G BOP�RUM FINISH ITEMS ( ) ® META EQUIP. NUMBER 0 CERAMIC ELEVATION BENCHMARK - TILE PAVING REVISION NUMBER Q? — LEASE LINE — EXISTING DEMISING PARTITION NEW DEMISING PARTITION EXISTING PARTITION NEW PARTITIONS TO COUNG NEW PARTIAL HEIGHT PARTITIONS STOPS SHORT OF CEILING _ _ _ _ _ _ _ _ gqPART�ryITIONN ORRMMA/TEERRIIA�L� TO BE REMOVED 000 fl=YIfm�Y CODES: BUILDING 2010 CALIFORNIA BUILDING CODE ELECTRICAL: 2010 CALIFORNIA ELECTRICAL CODE MECHANICAL 2010 CALIFORNIA MECHANICAL CODE PLUMBING: 2010 CALIFORNIA PLUMBING CODE FIRE- 2010 CALIFORNIA FIRE CODE ENERGY: 2010 CALIFORNIA ENERGY CONSERVATION CODE CONSTRUCTION TYPE: 11 -B USE GROUP CLASSIFICATION: MERCANTILE OCCUPANCY CLASSIFICATION: BUILDING MERCANTILE TENANT MERCANTILE OCCUPANCY LOADS: SALES FLOOR 1,468 SQ. FT. DIVIDED BY 30 = 49 FITTING ROOM 330 SQ. FT. DIVIDED BY 30 = 11 STOCK/TOILET 300 SQ. FT. DIVIDED BY 300 - 1 TOTAL 61 OCCUPANTS SQUARE FOOTAGE: SAES FLOOR 1,468 SQ. FT. FITTING ROOM .330 SQ, FT. STOCK ROOM 235 SQ. FT. TOILET ROOM 65 SQ. FT. TOTAL 2,098 SO. FT. FIRE SUPPRESSION SYSTEM: YES® NO 11 RECEIVED Ld 15 2013 TOWN OF LOS GATO PLANNING DIVISION U -f � -66 �iri��119NA011 DRAWING INDEX DETAILS i certify that lane and YUons were PROJECT NO: 121152 i Dy me or 1Y direct DRAWN BY: TMS Ion and to the my knowledge, CHECKED BY JRB with all le codas. I om —DAT regietarad ISSUE ; L under lha the stale of _ NIA ..... _.___. Ned by my TITLE SHEET ,d seol. tT3'AR{;ftinJi„tSCYffF ' ':'�JAA -_ h�RdA;N:Y�4k'L& ------------------ ------ ------ ---------- L�F.,JL. I _ SUL I T rc • - ��'E 130 5 X11 SA JDS , N VE. . SIT 51 8 #21(0 _�11 0 N E LOQQ 5 OF N T N S S T . 95 5, 3 8 LONG D SIN LUoy t 2741 H ALAME A 1 80 C 9 I AY 50 PA RKI _ VAV —� - t IN � _ R R (� E� 1- o�IH a R_ A 'G T R� RQ I� I � y I _ — [AATT : CH TE AN IS 0 IN pp DINAR P YN R 40 - 54 6876 _ ATfN__: OR CONSTRUCTION N L N - _ I —I T— -0 5514f IlR }52 1 51 Fi 14 1111 7 53' .AT�AG ]85 H. d4 1 314415 -2400 F�% (314) 15 SI 300,ww WM 314fl 1, nrcvlpom PonadY a. FrNld,}. GGa( 1R. 4... xkSaes.. d> kvl• avn5e6WV ...,:AZ.H'.SRtti_Y� {.Yw'RalaL- AYe AStt�L ?•RWs�.'.V•lwi!+�(.G�E.S<..rx lwY�t.,ifi3,ia�ks}i�/.fi. if vr?ki`:.SL[b3a28.4Ni&ti�.f`F2 -.h 1 N..eaex.e,.n x,Y.l"iu .. ,r -7( fiBNY•..h'.3'Iti�:aY- k`soWv.�riaily3ud �'hbaS +.5s 5:Y::'3RJi3CSi31id81 .•- .., ti.Ii.3i�1,Ya t➢RCGSi.4 u DRAWING INDEX DETAILS i certify that lane and YUons were PROJECT NO: 121152 i Dy me or 1Y direct DRAWN BY: TMS Ion and to the my knowledge, CHECKED BY JRB with all le codas. I om —DAT regietarad ISSUE ; L under lha the stale of 12/05/12 NIA ..... _.___. Ned by my TITLE SHEET ,d seol. tT3'AR{;ftinJi„tSCYffF ' ':'�JAA -_ h�RdA;N:Y�4k'L& f:T�7I7�� 3 DESCRIPTION NAME ER'S COMMENTS TMS • • • i,J SYMBOL LEGEND: FLOOR pLJw KEYM rdOT93: O FLOOR MM GMERAL WrES FW N 0 ALIbN FAQ OF LRYYLV'L WIH FALE OF EWSTINS ADJPGBRT bYP. BD. • ,� I. mTTEN DINEHSEPEEE HOLD PREFEtENCE OVER SCALED ODENSIm. DO NOT 50ALE.12 WINGS CONTRACTORS WST V151T JOB STIE TO VERIFY ALL EX5TIN5 C"TIONS AND DH�EE&M BEFORE ffl" TINS BM. REPORT ANY DYED NOTE NOTES ON r? NOT O THIS 6 C, TO FROVIRu AND INSTALL BLOOKIN6.IN YIALLi FOR FIXTURES. 50 FIRM FLAK FIXTLFE MEWLS REP INTERIOR 0 ELLYATIONS FOR BLOMNS LOCATIONS AND ADDITIONW. IWMAkTIOR DISCREPANCIES Or ANY CONDITIONS MICH MAY INTEIW -M WTH nE PROPER EXTXARION OF THE PRO'WT To THE TENANT REFRIMENTATIVE REPORT DISCREPANCIES OLRNS OWNS PROCESS AND SUM STMT OF Y.ONSIRUCTION of W WTWADTION SFEETT A60 O PARTITION TYPE - SEE ® 6C. TO PRl M ANM INSTAL. Bl.MIN6 FOR FIXURE4 ON TIE OMDE OF IX5TINS DEMI5INS WAIN. /FURRED COLLTti 6YP: SEE FIXTURE PLAT, FIXW MAILS AD INTERIOR UWATIONS FOR ELOOIGIN6 LOCATIONS AD ADO. INFO. EXTRAS WILL NOT SS ALLOEW FOR JOB OR CODE. COM'I.WM CMMONS AFTER Cob� 2. ALL 6YP. W. TO BE "'TYPE 5C LNLESS 07rHRWSE NOTE. 5, ALL SYR BD. TARED: TWILAW (3) COATS I PRUED FOR FINISH. O - S DOOR NUS _SEES L�D012 DOOR m ON b9 FD: TNI. ® ALI6N.PARONS 4. INSTALL MTE2 11E515THAT 6YP, ID. IN TOILET ROOM. 5. ALL YDOD MOC91116 OF.A.LOA D BY CODE) TO BE FIRE RETARDANT. FINISH 60 SC EOLU aH �^ / ��, b9 ® N M PARTITM TO START AT EDGE OF EXISTIM5 STOREFRONT FRMNS. HOLD T16W TO POOR FRAME. D. ALL PROTECTION o OR jNr TO tN: FIRE RETARDANT. 7. OF JOINT p@ffINATIdS IN F6iE -RATED A°laB -FLIES �JN11. NOT GONOE/J.ED FRd4 VIEW UTTIL FLRNITRE / FIXTM TM - SCA6`WLE ON SFEET b.4 EX5TIN6 STOREFRONT TO REM N. OPURRENISTINS PEI-OHS WALL LOCATED IN NEW TOILET ROOM MCN NLA M WiLU WV WTN 7AT' M1il. NAT FMW, INS- MTTION PATCH AD R. APPROVED, D. PATC#N AND RE'ANR ALL IXISTINS 6YP. W. PARTITIONS REMW NUNS AFTER DtT'OLITILTI AS RECd11RED AMA PRIMED MR ALL. FIRS". 4. ALL ESSTINS RATED WALLS MST BE VERIFIED BY CONTRACTOR IN FIELD. CAR131UY SAND ALL JOINTS CIIAIJELS AND 5/6' 6YP. BD, TO W ABOVE SCM DAM CEILIN, 10, PROPERLY SPACE ALL PASTEER%5TA69R ALL END JOINTS BETYM SYR W. PANELS. TO A LWFOt6C.Y SMOOIFI ACB COM'4t7ELY FREE FROM IRAE6llMlTITS, CONS'OtND ON ADJACENT O 6.0. TO PROVIDE Am INSTAL BLOCKING A 4 R GLARED FOR TOILET ROOM ACCESSORIES. SLIRRF O A116N 57V05 WIN FACE OF EXi5TIN6 ADJAlENT GYP. W. 11. �CafUTELY ELMHATE ALL 5CAAMES AND ABVAS S M FINISHES SMACES AND PREPARE FOR PWMINS WERE NEUC 12. COORDINATE STW LOCATIONS WTI ODRET LOCATIONS, WIEM STANDARM SW KALFMiRT PM }NOT ALCOMHODATE 10 6C: TO PROVIDE AND INSTALL APPROVED FIRE FMDKUI5IER Pt3t CODE. OVRLIT MOMI S AS DINWONM,FROVIDE AM INSTALL ADDITIONAL 5TLD(S) TO ALlfiW MATE OIRLET. LOCATION. 15. 6C. CRAY. ABTA ALL MDS, DOOR MIRR ETC. CUM PANTA&E SILIOC 6A `TACTILE TOE C II PARTITION DC4".a NOT 60 TO FXI5TM6 ST CWM ABWa - 5ff INTERIOR E WATIOH FOR ADOITIOWJ- NFORAATTON 501 %I NT SIGN 5TATAS'FXM AND LOMPLYINS WTH LOCAL J.RI5DICTION SHALL � PPOVIOED AMJSLENT TO EACH 14. CT IT` AND M LOO, DOOR TO AN EXIT PA SSAWAY AND THE FAT DSC MIA. FLOOR PLAN 1 somx. or o T-W N �—1 ENLARGED FLOOR PLAN AT FWnNG ROOMS 1/r m T-a MOVE IWOFMTIOK a EAST EXTERIOR ELEVA'nON I OMB Vr - 1"W 104 AE TA. EASTIN5 W1N af, r TD. FASTINO DOM a SOUTH EXTERIOR ELEVATION um ° Y`W u y615 TO FLED l A'p'ARATE F13PfIT u� K�tION A41 F$UIITS AND LKHLF5 Mr-OW FOR TM F#WFIOII OP iFE YKRK 5FVLL M SWA;MD.AW PAID FOR f31' TF� iEtlMLFS OONFRil.TOR(6), FILING FEES 5334.00 Residential 51,340.0 per Commercial, Multi- family or Tentative Map Appeal Town of Los Gatos Office of the Town Clerk 110 E. Main St., Los Gatos CA 95030 APPEAL OF PLANNING COMMISSION RECISION I, the undersigned, do hereby appeal a decision of the Planning Commission as follows: (PLEASE TYPE OR PRINT NEATLY) DATE OF PLANNING COMIvIISSiON DECISION: 2 • �"1 -,� PROJECT / APPLICATION NO: 2a c)(E) , ADDRESS LOCATION: 5Q Pursuant to the Town Code, the Town Council may only grant an appeal of a Planning Commission decision in most matters if the Council finds that one of three (3) reasons exist for granting the appeal by a vote of at least three (3) Council members. Therefore, please specify how one of those reasons exists in the appeal: 1. The Planning Commission erred or abused its discretion because ;OR 2. There is new information that was not reasonably available at the time of the Planning Commission decision which is (please attach the new information if possible): OR 3. The Plann g Commission did not have discretion tc modify or address the following policy or issue that is vested in the Town Council: CLERK DEPARTMENT IF NNIORE SPACE IS NEEDED, PLEASE ATTACH ADDITIONAL SHEETS, INIPORTANT: 1. Appellant is responsible for fees for transcription of minut A 5500.00 d osit is required at the time of filing. 2. Appeal must be filed within tens 10) calendar days of Planning C ton Decision accompanied by the required filing fee. Deadline is 5:00 p.m. on the 10 day following the decision. If the 106' day is a Saturday, Sunday, or Town holiday, then it may be filed on the workday immediately following the I 01 day, usually a Monday. 3. The Town Clerk will set the hearing within 56 days of the date of the Planning Commission Decision (Town Ordinance No. 1967) 'l. An appeal regarding a Change of Zone application or a subdivision map only must be filed within the time limit specified in the Zoning or Subdivision Code, as applicable, which is different from other appeals. 5. Once filed, the appeal will be heard by the Town Council. 6. if the reason for granting an appeal is the receipt of new information, the application will usually be returned to the Planning Commission for reconsideration. PRINT NAME: ��1 t� SIGNATURE:_ DATE: '—C ' t ' ` . ADDRESS: Z., ® \ Imo'? PHONE: C—Av B\ • —[ 6S3 yY` OFFICIAL USE ONLY �.f_, , L,.•, + �� i ...i� "t •..1l ;41- ; , V. DATE OF PUBLIC HEARING: r •; ca., 7 i . CONFIRMATION LETTER SENT: Date: Pending Planning Department Confirmation TO APPLICANT & APPELLANT BY: DATE TO SEND PUBLICATION: DATE OF PUBLICATION: s: on•m¢,a m.,.rc rvu.n r...n,gr.o rc r• _ . ATTACHMENT 9 lucy activewear 2701 harbor bay parkway P alameda, ca 94502 l 510 864 5400 I ( 510 814 7421 IL.I(�,y. r;Or71 Town of Los Gatos 110 East Main Street Los Gatos, CA 95030 In response to the Planning Commission's recent denial of the CUP application for the lucy Activewear ®store at Old Town Center, we are appealing the denial and ask for reconsideration. The Planning Commission on the evening of our first hearing consisted of a bare quorum (4) Commissioners, (2) needed to recuse themselves due to the proximity of the project, and (1) was absent. Additionally the public comment section was closed at the point the commissioners began discussing their issues with our CUP, not allowing the applicant to address or comment on their concerns. lucy Activewear°, founded in 1999, is based in Northern California, along the Alameda coastline and the brand is rooted in Northern California style-_.-an-active, healthy,and fully - engaged life. In reviewing customer records, we know that lucy has many customers in the Los. Gatos community. Currently, these customers are travelling to either the Santana Row store or purchasing via the internet. Additionally, we know that, there are customers coming from as far as Santa Cruz to shop the store at Santana Row, and our hope would'be.that these consumers would be served at our Old Town store. The residents of Los Gatos and.surrounding areas are already proven lucy customers; having a store within the community simply serves the customer more conveniently, as well as generating further tax revenue for the City of Los Gatos. Over the past two years, lucy has spent much time working to evolve its brand and store environment. With our newly redesigned store, of which Old Town would be one of the first to be built, we strive to create a warm, inviting, comfortable - environment with an active feel. The site conditions and experience of 0Id Town will be incorporated into the store design and our staffwil'I consist of people who live ln'and around the community. Our approach to marketing is highly experiential and local. We seek out local partnerships with businesses that share our commitment to a fit and healthy lifestyle to develop programs that add value to our target customers. For example, our stores build relationships with local gyms and studios to cross promote exclusive offers for customers, such as private fitness classes, exclusive lucy gifts- with - purchase, etc. The goal is to build a community of active women who engage frequently with our businesses and each other. As a part of our community outreach, we believe in supporting local fitness events and encouraging residents to lead a balanced, fit and . active life. Lucy is excited at the opportunity to open in Old Town Center, and to become an active member in the community. A cerel , r Store Construction Manager NTTACHMENT 1 0 This Page intentionally Left Blank Wmec*ellar R E S T A U R A N T Since 1966 April 5, 2013 Town of Los Gatos The Wine Cellar is in support of having Lucy Active Wear at Old Town Shopping Center. Sincerely, Wine Cellar Staff 50 University Avenue, Los Gatos. CA 95030 (.408)')54-4808 TAVISTOCK April 8, 2013 Town of Los Gatos Town Hall 110 E. Main Street Los Gatos, CA 95030 RE; Allowing Lucy to open in the old Border's space To Whom It May Concern: I am writing on behalf of California Cafe Los Gatos currently operating at Old Town. I am writing this letter in support of allowing Lucy to open a store in the old Border's space in Old Town Los Gatos. As a local business, we have eagerly anticipated the next business in the old Border's space, as having the space vacant detracts from the foot traffic in Old Town and the downtown area of Los Gatos. Lucy's is the type of business that Los Gatos should be encouraging, as the demographic for their clothing lines fits perfectly with the community of Los Gatos. I strongly urge you to allow Lucy to open in the old Border's Location in Old Town Center. Sincerely, CALIFORNIA CAFE I Bryan Lockwood CEO & Manager 6475 CHRISTIE AVER STE 300, EMERYVILLE, CA 946o8 TEL 510.594.4' 6' tu�s, 1(),fl academy & learning <':;:nter April 9 ", 2013 To Whom It May Concern, I am writing on belhalf of Fusion Academy, Los Gatos in reference to Lucy Activewear and dieir desire to open in Old Town as our. ,ppiglhbor. We just moved into our new space liere on die second Moor which used to be Border's and wp are thrilled with the location as well as with our neighbors. When we heard about `Lucy Activewear it seemed Iike a perfect fit for die Los Gatos community and we would be more dhan happy to welcome Lucy's as our neighbor. Fusion Academy, Los Gatos is in support of Lucy Activewear becoming part of our community here in Old Town Los Gatos. Thank you so much for your time and attention. Warnhly, Danielle LePon Ryclunan, Ed.M. Head of School Fusion Academy, Los Gatos 50 University Ave, Suite 300 Los Gatos, CA 95008 (408) 354 -0743 d.��rcic3r��tthiraf iisic �n<�c<icl��ihty.co�hh Fusion Academy Los Gatos, 50 University Ave, Suite 300, Los Gatos, CA 95030 408.354.0743 1 FuslonLOsGatos.com To the Members of the Los Gatos Town Council As a merchant in Old Town, We believe the addition of the Lucy Active Wear store would be a positive one. While Old Town has women's clothing stores that cater to a variety of tastes and ages, we currently don't have any stores in our center that sells this specific type of clothing. Due to the positive attitude toward health and fitness of many of our residents in this town, We believe local residents would support this type of store in town. We often hear our guests say they don't like going to Valley Fair, Santana Row, Oakridge etc., but do so because they either can't find an item or the options available are very limited. We have out of town guest ask us where they can purchase items in town and try to give them as many options as possible so they will make their purchases locally, rather than go elsewhere. Not only will we lose the revenue on those sales, we also lose the revenue on future sales in other stores. Shoppers like having options. By having a variety of stores in Old Town that cater to all tastes and ages, we are making a positive step toward keeping and encouraging revenues that are important to our local economy. Sincerely Linda, Mark & Paul Matulich Owners Steamer's The Grillhouse Old Town Shopping Center Los Gatos CA Town of Los Gatos To whom it may concern; My name is Emily Najour and I am the owner of Pure Barre Los Gatos currently operating at . I am writing this letter in strong support of allowing Lucy to open its business at the old Border's Location in Old Town Los Gatos. As a local business owner, I have eagerly anticipated of the next business in the old Border's space, as having the property vacant detracts from the foot traffic in Old Town and Downtown Los Gatos. Lucy's is they type of business that Los Gatos should be encouraging, as the demographic for their clothing lines fits perfectly with the community of Los Gatos. I strongly urge you to allow Lucy to open in the old Border's Location in Old Town Center. Please feel free to contact me with any questions at losgatosPpurebarre.com Sincerely, Emily Najour is .Page Intentionally L� ft Blank Federal Realty -.x. INVESTMENT TRUST FOUNDATIONS OF OPPORTUNITY t 356 Santana Row, Suite 1005 San Jose, CA 95128 PH: 408.551.4600 FX: 408.551.4616 April 5, 2013 Sent via: Electronic Mail to ECrdonez@Iosaatoca aov Office of the Town Clerk TOWN OF LOS GATOS 110 East Main Street Los Gatos, CA 95030 RE: Appeal of Planning Commission Decision, Lucy — 50 University Ave To Whom It May Concern: In response to the Planning Commission's denial of the CUP application for the proposed Lucy store at Old Town Center, let this confirm Federal Realty Investment Trust's support of their appeal. Although the Planning Commission did not make any findings, two commissioners expressed concern about formula retail at the center, and one commented negatively that the store would sell women's apparel. The other two commissioners seemed enthusiastic in their support of Lucy. We have been actively marketing the former 23,500 SF Borders Books space, which was a formula retail use, since it became vacant over two years ago. Backfilling such a large vacancy has many challenges, so as part of a remerchandising strategy, we made a considerable investment in redeveloping the property to preserve the historic heritage, neighborhood feel and streetscape, specifically, restoring the facade to reflect the historic character of the original University Avenue School and Auditorium, We took Inspiration from a photo we discovered in the Town's archives (see attached), In an effort to create more marketable smaller in -line shop space, we also created wider storefront openings that were constructed to preserve the protected exterior elements of the University /Edelen Historic District. We also made the original iron scrollwork design (also an exterior protected element) at the main entry an iconic theme throughout the property in the form of common area railings. The HPC was unanimously in favor of all of these improvements, Unfortunately, there has been no interest or inquiries from prospective local, non - formula retail tenants. We have since replaced a 5,761 SF portion of the ground floor space with Anthropologie, a reputable lifestyle brand that is seemingly having very positive reception by the residents of Los Gatos. The remaining 5,790 SF will be split for Lucy and Chico's, who is proposing to relocate from their existing location on property into a larger space. This proposed reconfiguration is actually less intensive than Borders, resulting in a 49% reduction in formula retail use for the property. The Chico's relocation could strengthen our chances of backfilling their existing space with a non - formula retailer, as it is smaller and a prospective tenant's initial investment to construct improvements could be reduced, since the space is already built out. The Borders space is currently in a raw shell condition. As you know, Lucy is a women's active wear brand that specializes in apparel for yoga, running, training, exploring the outdoors, and travel to one's favorite destination. We feel that this brand will not only fit very well into the healthy and Federal Realty z INVESTMENT TRUST ty{j FOUNDATIONS OF OPPORTUNITY 356 Santana Row, Suite 1005 San Jose, CA 05128 PH: 408.551,4600 FX: 408.551,4616 active lifestyle of the community, but also attract increased traffic that spills over to other tenants at the property, and throughout the downtown district. In addition, Lucy will partner with local fitness studios such as Yogasource, Los Gatos Pilates, Pure Barre,.etc. to strengthen the local business network and keep retail dollars spent in the town of Los Gatos rather than neighboring shopping centers such as Santana Row and Stanford Shopping Center. With the ownership and management of two shopping centers in Los Gatos, Federal Realty Investment Trust strives to create a balance that upholds and improves the economic vitality of the tenants and patrons of our properties, and hope that we can work together to continue providing resources and community services that benefit the community as a whole, Sincerely, Street Retail, Inc. By: Federal Realty Investment Trust a 4 && Dawn Simone Sr. Project Manager — Tenant Services DSimone @federalrealty,com i'i'i is Page Intentionally Left Blank