Planning Commission
Regular MeetingLos Gatos, CA · September 9, 2020
Minutes
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MINUTES OF THE PLANNING COMMISSION MEETING
SEPTEMBER 9, 2020
The Planning Commission of the Town of Los Gatos conducted a Regular Meeting on
Wednesday, September 9, 2020, at 7:00 p.m.
This meeting was conducted utilizing teleconferencing and electronic means consistent with
State of California Executive Order N-29-20 dated March 17, 2020, regarding the COVID19
pandemic and was conducted via Zoom. All planning commissioners and staff participated
from remote locations and all voting was conducted via roll call vote.
MEETING CALLED TO ORDER AT 7:00 P.M.
ROLL CALL
Present: Chair Melanie Hanssen, Vice Chair Kathryn Janoff, Commissioner Mary Badame,
Commissioner Jeffrey Barnett, Commissioner Kendra Burch, Commissioner Matthew Hudes,
and Commissioner Reza Tavana
Absent: None.
VERBAL COMMUNICATIONS
None.
CONSENT ITEMS (TO BE ACTED UPON BY A SINGLE MOTION)
1. Approval of Minutes – August 26, 2020
MOTION: Motion by Commissioner Hudes to approve adoption of the Consent
Calendar. Seconded by Commissioner Tavana.
VOTE: Motion passed unanimously.
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6832
www.losgatosca.gov
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MINUTES OF PLANNING COMMISSION MEETING OF SEPTEMBER 9, 2020
PUBLIC HEARINGS
2. 14225 Walker Street (Market Hall)
Architecture and Site Application S-20-012
APN 424-56-017
Property Owner/Applicant: Summerhill N40, LLC
Project Planner: Jocelyn Shoopman
Consider approval of a Request for Modification to an Existing Architecture and Site
Application (S-13-090) to remove underground parking for construction of a commercial
building (Market Hall) in the North Forty Specific Plan area. Located at 14225 Walker
Street. Continued from the August 26, 2020 Planning Commission meeting.
Commissioner Burch indicated that she would recuse herself from participating in the public
hearing due to the proximity of her home to the subject site.
Jocelyn Shoopman, Associate Planner, presented the staff report.
Opened Public Comment.
Michael Keaney, Development Manager for Summerhill Homes (Applicant)
- The Market Hall garage had an excess of 179 parking spaces related to the potential
development of Phase 2 included in the previous developer, Grosvenor's, design.
Summerhill homes has no involvement in the potential development of Phase 2 and no
obligation in the conditions of approval of the North Forty Specific Plan for Market Hall to
provide parking for future phases. They request the elimination of the basement portion of
the garage, reducing the parking spaces by 127 and leaving 176, 52 in excess of what is
required by the Town's parking regulations, leading to several benefits to the Town of Los
Gatos such as shorter construction, reduced truck trips, and reduced construction and
operating costs.
Maria Ristow:
- She believes they should retain the underground parking because of the concern that the
entire North Forty has been envisioned as one project under the Specific Plan and there
would be no way to go back and dig out under a parking structure if they don't put the
underground parking in now.
Leana Palmer:
- She opposes eliminating the underground parking because Grosvenor planned the entire
40 acres and the underground parking to accommodate some of the parking that would be
required on the other Phase 2 portion. Because Summerhill took over for Grosvenor they
need to follow through with the plan already in place. The underground parking is needed
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MINUTES OF PLANNING COMMISSION MEETING OF SEPTEMBER 9, 2020
so parking doesn't overflow into the streets and residential neighborhoods around the
parking structure.
Kendra Burch
- She asked the Planning Commission to consider continuing the item to allow the
Commission and residents time to review all documents.
Barbara Dodson
- She opposes eliminating the underground garage. Summerhill's proposal focuses on
parking just for the Market Hall, however that is just one element of the parking for the
entire Transition District A, B, and C. The Summerhill proposal cannot be approved because
it provides 24 fewer parking spaces than required by the Town.
Michael Keaney, Development Manager for Summerhill Homes (Applicant)
- This modification would result in a more pedestrian and bike-friendly development
consistent with the Specific Plan. Retaining the underground parking would waste financial
resources and increase operating costs, which would have a negative financial impact on
the affordable senior housing project. Parking would not flow out into the residential area
if the underground parking is eliminated because the Market Hall would have 45 more
parking spaces than required, creating a surplus of parking in the parking structure.
Closed Public Comment.
Commissioners discussed the matter.
MOTION: Motion by Commissioner Badame to continue the public hearing for
14225 Walker Street (Market Hall) to the meeting of September 23, 2020.
Seconded by Commissioner Hudes.
Commissioner Barnett requested the motion be amended to include the continuance with
public comment as well.
The Maker of the Motion agreed to the amendment to the motion.
The Seconder of the Motion agreed to the amendment to the motion.
VOTE: Motion passed unanimously.
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MINUTES OF PLANNING COMMISSION MEETING OF SEPTEMBER 9, 2020
3. 15925 Quail Hill Drive
Architecture and Site Application S-19-012
APN 527-02-007
Applicant: Gary Kohlsaat, Kohlsaat & Associates, Inc.
Property Owner: John and Allison Diep
Project Planner: Jennifer Armer
Request approval for demolition of an existing single-family residence and detached
accessory dwelling unit, and construction of a two-story single-family residence on
property zoned HR-1.
Jennifer Armer, Senior Planner, presented the staff report.
Opened Public Comment.
Gary Kohlsaat (Applicant)
- The architecture is now completely different from the old design with a contemporary style
that is appropriate for the more rural conditions on this hillside. The approach to overall
massing, grading, and excavation is much less extreme. The entrance orientation has been
changed to Drysdale Drive to make it more neighborhood friendly. There is less excavation
and significantly reduced vertical cuts. The house remains in the same location because
that is where the driveway comes in well. The consulting architect made no
recommendations to modify the architecture. The big exception they ask for is where they
have considerably reduced the cut and excavation for a garage level, but to do that they
must cut 7.5-feet for the garage and the one corner. The other exception requested is
asking for more cut for taller light wells for the entry. The cuts for these two exceptions are
not visible from the street, and the minor exceptions are above the house. The original
main house had a lot of fill that pushed out and created steep slopes and they propose to
naturalize and restore the hill.
Gary Kohlsaat (Applicant)
- The Applicant summarized by saying he and his design team have confidence in their
design and the entire application. They have fit the home into a difficult hillside, the
architecture is appropriate, and the size of the house is not the largest in the neighborhood
or the smallest.
Closed Public Comment.
Commissioners discussed the matter.
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MINUTES OF PLANNING COMMISSION MEETING OF SEPTEMBER 9, 2020
MOTION: Motion by Commissioner Badame to approve an Architecture and Site
Application for 15925 Quail Hill Drive. Seconded by Vice Chair Janoff.
VOTE: Motion passed unanimously.
4. 50 University Avenue, Suite B260
Variance Application V-20-001
APN 529-02-044
Applicant: Peter Liu
Property Owner: SRI Old Town LLC
Project Planner: Erin Walters
Consider a request for approval for a Variance from the Town Code to Exceed the
Maximum Allowable Sign Area and an exception from the Commercial Design Guidelines
to Exceed the Maximum Letter Height for a Wall Sign (Sephora) to property zoned C-
2:LHP:PD.
Erin Walters, Associate Planner, presented the staff report.
Opened Public Comment.
Natalia Shorten, Sephora (Applicant)
- She is Senior Director of Store Design. They propose a 30-inch high sign versus the
mandated 12-inches, a modest and reasonable request and an appropriate size for the
store's location and building proportions to ensure the sign is seen from the main road. The
request for 30-inch high letters on their storefront is not unprecedented, as seen with
Talbots, Wine Cellar, White House Black Market, and Steamer's Grill House. They have the
support of most of their co-tenants.
Closed Public Comment.
Commissioners discussed the matter.
MOTION: Motion by Commissioner Badame to approve Variance from the Town
Code and an Exception from the Commercial Design Guidelines for 50
University Avenue. Seconded by Commissioner Burch.
VOTE: Motion passed unanimously.
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MINUTES OF PLANNING COMMISSION MEETING OF SEPTEMBER 9, 2020
OTHER BUSINESS
5. Consider Formation of a Subcommittee Regarding Objective Standards.
Commissioners discussed the matter.
MOTION: Motion by Chair Hansen to establish a Planning Commission
subcommittee of up to three members for at least six months to work on
the goal of finding areas for new objective standards in the General Plan
and other documents. Seconded by Commissioner Hudes.
Commissioners discussed the matter.
VOTE: Motion passed unanimously.
REPORT FROM THE DIRECTOR OF COMMUNITY DEVELOPMENT
Joel Paulson, Director of Community Development
A community workshop regarding policing was held on September 8, 2020 and will be
posted online, with another upcoming panel regarding affordable housing scheduled for
September 29, 2020.
A possible third workshop may be scheduled in October with the topic to be
determined.
SUBCOMMITTEE REPORTS/COMMISSION MATTERS
Conceptual Development Advisory Committee
Commissioner Barnett
- The CDAC met on September 9, 2020 and considered one item:
o 212 College Avenue.
General Plan Advisory Committee
Commissioner Hanssen
- The GPAC met on September 3, 2020 for a second review of the Mobility Element.
- GPAC will meet on September 17, 2020 to finish discussion regarding the Mobility Element
and proceed to the second draft of the Hazards and Safety Element.
Commission Matters
None.
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MINUTES OF PLANNING COMMISSION MEETING OF SEPTEMBER 9, 2020
ADJOURNMENT
The meeting adjourned at 10:03 p.m.
This is to certify that the foregoing is a true
and correct copy of the minutes of the
September 9, 2020 meeting as approved by the
Planning Commission.
_____________________________
/s/ Vicki Blandin
Agenda
TOWN OF LOS GATOS
PLANNING COMMISSION AGENDA
SEPTEMBER 09, 2020
110 EAST MAIN STREET
LOS GATOS, CA
7:00 PM
Melanie Hanssen, Chair
Kathryn Janoff, Vice Chair
Mary Badame, Commissioner
Jeffrey Barnett, Commissioner
PARTICIPATION IN THE PUBLIC PROCESS
Kendra Burch, Commissioner
Matthew Hudes, Commissioner
Reza Tavana, Commissioner
How to participate: The Town of Los Gatos strongly encourages your active participation in the
public process, which is the cornerstone of democracy. If you wish to speak to an item on the
agenda, please complete a “speaker’s card” and return it to the Staff Liaison. If you wish to speak
to an item NOT on the agenda, you may do so during the “verbal communications” period. The
time allocated to speakers may change to better facilitate the Planning Commission meeting.
Effective Proceedings: The purpose of the Planning Commission meeting is to conduct the
business of the community in an effective and efficient manner. For the benefit of the
community, the Town of Los Gatos asks that you follow the Town’s meeting guidelines while
attending Planning Commission meetings and treat everyone with respect and dignity. This is
done by following meeting guidelines set forth in State law and in the Town Code. Disruptive
conduct is not tolerated, including but not limited to: addressing the Commissioners without first
being recognized; interrupting speakers, Commissioners or Town staff; continuing to speak after
the allotted time has expired; failing to relinquish the podium when directed to do so; and
repetitiously addressing the same subject.
Deadlines for Public Comment and Presentations are as follows:
Persons wishing to make an audio/visual presentation on any agenda item must submit the
presentation electronically, either in person or via email, to the Planning Department by 1
p.m. or the Clerk’s Office no later than 3:00 p.m. on the day of the Planning Commission
meeting.
Persons wishing to submit written comments to be included in the materials provided to the
Planning Commission must provide the comments to the Planning Department as follows:
o For inclusion in the regular packet: by 11:00 a.m. the Friday before the meeting
o For inclusion in any Addendum: by 11:00 a.m. the Monday before the meeting
o For inclusion in any Desk Item: by 11:00 a.m. on the day of the meeting
Planning Commission meetings are broadcast Live on KCAT, Channel 15 (on Comcast) on the 2 nd and 4th Wednesdays at 7:00 p.m.
Live and Archived Planning Commission meetings can be viewed by going to:
https://www.kcat.org/government-meetings
IN COMPLIANCE WITH THE AMERICANS WITH DISABILITIES ACT, IF YOU NEED SPECIAL ASSISTANCE TO PARTICIPATE IN THIS MEETING,
PLEASE CONTACT THE CLERK DEPARTMENT AT (408) 354-6834. NOTIFICATION 48 HOURS BEFORE THE MEETING WILL ENABLE THE TOWN
TO MAKE REASONABLE ARRANGEMENTS TO ENSURE ACCESSIBILITY TO THIS MEETING [28 CFR §35.102-35.104]
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IMPORTANT NOTICE REGARDING SEPTEMBER 9, 2020 PLANNING COMMISSION MEETING
This meeting is being conducted utilizing teleconferencing and electronic means consistent
with State of California Executive Order N-29-20 dated March 17, 2020, regarding the COVID-
19 pandemic. The live stream of the meeting may be viewed on television and/or online at:
https://meetings.municode.com/PublishPage/index?cid=LOSGATOS&ppid=4bc370fb-3064-
458e-a11a-78e0c0e5d161&p=0. In accordance with Executive Order N-29-20, the public
may only view the meeting on television and/or online and not in the Council Chamber.
PARTICIPATION
If you are not interested in providing oral comments real-time during the meeting, you can
view the live stream of the meeting on television (Comcast Channel 15) and/or online at
https://www.youtube.com/channel/UCFh35XRBWer1DPx-F7vvhcg.
If you are interested in providing oral comments real-time during the meeting, you must join
the Zoom webinar at:
https://losgatosca-
gov.zoom.us/j/96262147642?pwd=cE91NDJTYVVZbEtDNm15dFdyRlkyQT09
Passcode: 584103.
During the meeting:
When the Chair announces the item for which you wish to speak, click the “raise
hand” feature in Zoom. If you are participating by phone on the Zoom app, press *9
on your telephone keypad to raise your hand. If you are participating by calling in,
press #2 on your telephone keypad to raise your hand.
When called to speak, please limit your comments to three (3) minutes, or such other
time as the Chair may decide, consistent with the time limit for speakers at a Council
meeting.
If you are unable to participate in real-time, you may send an email to
PlanningComment@losgatosca.gov with the subject line “Public Comment Item # ” (insert
the item number relevant to your comment) or “Verbal Communications – Non Agenda
Item.” Comments will be reviewed and distributed before the meeting if received by 11:00
a.m. on the day of the meeting. All comments received will become part of the record. The
Chair has the option to modify this action on items based on comments received.
REMOTE LOCATION PARTICIPANTS
The following Planning Commissioners are listed to permit them to appear electronically or
telephonically at the Planning Commission meeting: CHAIR MELANIE HANSSEN, VICE CHAIR
JANOFF, COMMISSIONER BADAME, COMMISSIONER BARNETT, COMMISSIONER BURCH,
COMMISSIONER HUDES, AND COMMISSIONER TEVANA. All votes during the teleconferencing
session will be conducted by roll call vote.
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MEETING CALLED TO ORDER
ROLL CALL
VERBAL COMMUNICATIONS (Members of the public may address the Commission on any matter
that is not listed on the agenda. Unless additional time is authorized by the Commission, remarks
shall be limited to three minutes.)
CONSENT ITEMS (TO BE ACTED UPON BY A SINGLE MOTION) (Before the Planning Commission
acts on the consent agenda, any member of the public or Commission may request that any item
be removed from the consent agenda. At the Chair’s discretion, items removed from the consent
calendar may be considered either before or after the Public Hearings portion of the agenda)
1. Approve Planning Commission Minutes of August 26, 2020
PUBLIC HEARINGS (Applicants/Appellants and their representatives may be allotted up to a total
of five minutes maximum for opening statements. Members of the public may be allotted up to
three minutes to comment on any public hearing item. Applicants/Appellants and their
representatives may be allotted up to a total of three minutes maximum for closing
statements. Items requested/recommended for continuance are subject to the Commission’s
consent at the meeting.)
2. Consider Approval of a Request for Modification to an Existing Architecture and Site
Application (S-13-090) to Remove Underground Parking for Construction of a
Commercial Building (Market Hall) in the North 40 Specific Plan Area. Located at 14225
Walker Street. APN 424-56-017. Architecture and Site Application S-20-012. Property
Owner/Applicant: Summerhill N40, LLC. Project Planner: Jocelyn Shoopman.
3. Requesting Approval for Demolition of an Existing Single-Family Residence and
Detached Accessory Dwelling Unit, and Construction of a Two-Story Single-Family
Residence on Property Zoned HR-1. APN 527-02-007. Architecture and Site Application
S-19-012. Located at 15925 Quail Hill Drive. Applicant: Gary Kohlsaat. Property Owner:
John and Allison Diep.
4. Consider a Request for Approval for a Variance from the Town Code to Exceed the
Maximum Allowable Sign Area and an Exception from the Commercial Design Guidelines
to Exceed the Maximum Letter Height for a Wall Sign (Sephora) on Property Zoned C-
2:LHP:PD, Located at 50 University Avenue, Suite B260. APN 529-02-044. Variance
Application V-20-001. Property Owner: SRI Old Town LLC. Applicant: Peter Liu.
OTHER BUSINESS (Up to three minutes may be allotted to each speaker on any of the following
items.)
5. Consider formation of a subcommittee regarding objective standards.
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REPORT FROM THE DIRECTOR OF COMMUNITY DEVELOPMENT
SUBCOMMITTEE REPORTS / COMMISSION MATTERS
ADJOURNMENT (Planning Commission policy is to adjourn no later than 11:30 p.m. unless a
majority of the Planning Commission votes for an extension of time)
Writings related to an item on the Planning Commission meeting agenda distributed to members of the Commission
within 72 hours of the meeting are available for public inspection at the reference desk of the Los Gatos Town Library,
located at 100 Villa Avenue; the Community Development Department and Clerk Department, both located at 110 E.
Main Street; and are also available for review on the official Town of Los Gatos website. Copies of desk items
distributed to members of the Commission at the meeting are available for review in the Town Council Chambers.
Note: The Town of Los Gatos has adopted the provisions of Code of Civil Procedure §1094.6; litigation challenging a
decision of the Town Council must be brought within 90 days after the decision is announced unless a shorter time is
required by State or Federal law.
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