Planning Commission
Regular MeetingLos Gatos, CA · July 12, 2023
Minutes
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MINUTES OF THE PLANNING COMMISSION MEETING
JULY 12, 2023
The Planning Commission of the Town of Los Gatos conducted a Regular Meeting on
Wednesday, July 12, 2023, at 7:00 p.m.
MEETING CALLED TO ORDER AT 7:00 PM
ROLL CALL
Present: Vice Chair Jeffrey Barnett, Vice Chair Steve Raspe, Commissioner Susan Burnett,
Commissioner Melanie Hanssen, and Commissioner Kathryn Janoff
Absent: Commissioner Kylie Clark, Commissioner Emily Thomas
PLEDGE OF ALLEGIANCE
VERBAL COMMUNICATIONS
Albert Lustre, Northern California Carpenters Local 405
- It is great to see new development come to Los Gatos, but it would be great to see some
area standards in these new projects, such livable wage, apprenticeship, local hire, and
healthcare. A living wage ensures construction workers can afford rent in Los Gatos and
support their families. Having a responsible contractor to provide healthcare ensures that
construction workers have healthcare for their families and will not become a burden to
the system. Apprenticeship promotes training and education for youth, minorities, and
women. Local hire promotes quality of life for construction workers. I urge Los Gatos
elected officials to adopt these area standards of labor.
CONSENT ITEMS (TO BE ACTED UPON BY A SINGLE MOTION)
None.
PUBLIC HEARINGS
1. 15810 Los Gatos Boulevard
Zone Change Application Z-23-001
General Plan Amendment Application GP-23-001
APN 523-01-001
Property Owner/Applicant: Jesus Ching and Kathleen Ban
Project Planner: Jocelyn Shoopman
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6832
www.losgatosca.gov
PAGE 2 OF 6
MINUTES OF PLANNING COMMISSION MEETING OF JULY 12, 2023
Consider a Request for Approval of a Zone Change from R-1:8 Prezone (Single-Family
Residential, Minimum Lot Size of 8,000 square feet) to CH (Restricted Commercial
Highway) and a General Plan Amendment to Change the Land Use Designation from Low
Density Residential to Mixed Use Commercial. An Environmental Impact Report (EIR)
was prepared and certified for the 2040 General Plan Update on June 30, 2022, which
included the proposed General Plan Amendment. No further environmental analysis is
required.
Jocelyn Shoopman, Associate Planner, presented the staff report.
Opened Public Comment.
Roger Shanks
- I am a land use consultant working with the applicant on this project. This project has
already been changed to this designation with the 2040 General Plan, which has now been
suspended, so we are asking that this go back to the same designation. This property is
about the only commercial parcel fronting on Los Gatos Boulevard that is not in this
designation; it is currently designated Low Density Residential. The applicant wants to
keep this a single-story building and the existing access to Los Gatos Boulevard. We feel
this zone change conforms to the overall goal and objective of the General Plan and is in
keeping with the theme of maintaining the residential character of the surrounding area.
Jesus Ching, Applicant
- I’m the property owner. We are trying to get the property incorporated into the Town of
Los Gatos and continue to provide services for the community.
Closed Public Comment.
Commissioners discussed the matter.
MOTION: Motion by Commissioner Hanssen to approve a General Plan
Amendment Application and a Zone Change Application for 15810 Los
Gatos Boulevard. Seconded by Commissioner Janoff.
VOTE: Motion passed unanimously.
PAGE 3 OF 6
MINUTES OF PLANNING COMMISSION MEETING OF JULY 12, 2023
2. 620 Blossom Hill Road
Architecture and Site Application: S-22-050
Conditional Use Permit Application: U-22-012
APN 529-16-041
Applicant: Derek Frahmann, Integrity Design and Construction
Property Owner: John Thomas, Trustee
Project Planner: Sean Mullin
Requesting Approval for Renovation of an Existing Commercial Building and
Modification of an Existing Conditional Use Permit for an Automotive Dealership (Los
Gatos Luxury Cars) on Property Zoned CH. Categorically Exempt Pursuant to CEQA
Guidelines Section 15301: Existing Facilities.
Sean Mullin, Senior Planner, presented the staff report.
Opened Public Comment.
Christian Oaks, TWM Architects
- There are currently four small, boutique showrooms for luxury and exotic cars. The
building in the back is the one we’d like to tear down due to its age and poor construction.
We’ve looked at every way to salvage and renovate this building. We have two new
brands, McLaren and Lotus, which want to come to Los Gatos and be part of this dealership
and we want to build some small showrooms for them. We wouldn’t be increasing the
amount of traffic or impact very much, and in tearing the building down we benefit by
having some state-of-the-art service bays that can service these modern cars. That building
would look like part of the whole complex of buildings; we’re not adding a lot of square
footage, it would just extend it to look more like a true, high-quality shopping center. We
would not remove any trees from the site, would improve fire access, improve utilities to
the building, balance the parking out, not increase the number of cars on display, not
increase lighting, and no large signs would be introduced. Mario, the general manager of
the site has stated they have no problems with the neighbors. We are in compliance with
the General Plan to renovate and preserve the auto dealerships, which generates tax
revenue.
Mario, General Manager
- Our company and team love the Town of Los Gatos and are excited to add both McLaren
and Lotus brands to our store. With the addition of these two brands we will be
representing the most prestigious, exotic car brands in the world. I would like to
emphasize that our entire operation is created for the convenience of our clients. Most of
the cars we sell are sold online and most of the time we deliver them directly to clients.
Regarding our service operation, we have two enclosed carriers that go to clients daily to
pick up and deliver cars before and after repairs, so the impact of the vehicle traffic would
be minimal.
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MINUTES OF PLANNING COMMISSION MEETING OF JULY 12, 2023
Melinda Peacock
- I am a nearby homeowner I realize this is a commercial property, but I hope for a win/win
situation where the properties behind the dealership along the south elevation can also
enjoy their properties and retain the property values. I represent multiple homeowners
and the big concern for all of us is that a very large section of the building along the south
elevation, which I believe is currently at 18 feet, is being increased to a height of 22 feet.
Because the building is so close to the property line this extra four feet has a dramatic
impact on us. It fully blocks the sky and what is a current majestic view of the mountains
from the second floor and impacts the enjoyment of our houses and back yards as well as
our property values. We’re asking to keep the height at the existing 18 feet.
Closed Public Comment.
Commissioners discussed the matter.
MOTION: Motion by Commissioner Janoff to approve an Architecture and Site
Application and Conditional Use Permit for 620 Blossom Hill Road.
Seconded by Commissioner Hanssen.
VOTE: Motion passed unanimously.
Chair Barnett indicated that he would recuse himself from participating in the public hearing
for Item 3, 15977 Shannon Road, due to a conflict of interest.
3. 15977 Shannon Road
Architecture and Site Application: S-20-017
APN 529-01-002
Applicant: Tom Sloan
Property Owner: JART, LLC
Project Planner: Erin Walters
Requesting Approval to Exceed the Maximum Height of a Visible Home in the Hillside for
an Addition to an Existing Single-Family Residence; to Construct an Accessory Building
with a Combined Gross Floor Area Greater Than 450 Square Feet, but Less Than 600
Square Feet; and for Site Improvements Requiring a Grading Permit on Property Zoned
HR-1. Categorically Exempt Pursuant to CEQA Guidelines Section 15301: Existing
Facilities.
Erin Walters, Associate Planner, presented the staff report.
Opened Public Comment.
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MINUTES OF PLANNING COMMISSION MEETING OF JULY 12, 2023
Tabea Thornton, Property Owner
- This has been a four-year process and I thank everyone who stuck with us through the
process. We are trying to improve this home.
Tom Sloan, Architect/Applicant
- Town consulting architect Larry Canon has called this a “very well designed project,” which
is a direct response to the homeowner’s objective and feedback from the Town staff and
the fire department. The current height of the building was mitigated by lopping off the
gabled roof, resulting in a flat roof design that reduces the overall height of the building by
5 feet, 6 inches, and the roof elements that exceed 18 feet are still below that. We are
asking for an exception to the Hillside Development Standards and Guidelines to exceed 18
feet in height as a remodel and addition. The roof overhang helps with the energy
efficiency of the project. The fire department requires that all exterior building materials
have a two-hour fire rating, so what appears to be wood siding on the home is actually
high-performance aluminum, which is a rain screen that cools the house down, and is a
product called Longboard. The horizontal rooflines eliminate an otherwise bland and boxy
building. The original pool and patio would be moved uphill to more stable ground. A
small addition to the existing residence is positioned out of view from any viewing
platforms and is unified within the overall design of this common roofline. The new
driveway design meets the fire department’s standards for the turnaround for emergency
vehicles. We meet all the findings on the project; approving it would provide a much safer
home for the homeowners and the driveway would be improved for the six other
neighbors.
Closed Public Comment.
Commissioners discussed the matter.
MOTION: Motion by Commissioner Hanssen to approve an Architecture and Site
Application for 15977 Shannon Road. Seconded by Commissioner Janoff.
VOTE: Motion passed unanimously.
PAGE 6 OF 6
MINUTES OF PLANNING COMMISSION MEETING OF JULY 12, 2023
OTHER BUSINESS
REPORT FROM THE DIRECTOR OF COMMUNITY DEVELOPMENT
Jennifer Armer, Planning Manager
The General Plan Committee and Housing Element Advisory Board both have in-person
meetings scheduled for July 20th, at 5:30 p.m. and 7:00 p.m. respectively.
o The General Plan Committee will consider the initial draft language for changes
and implementation of the Housing Element Overlay Zone as part of the
implementation of the Housing Element.
o The Housing Element Advisory Board will consider an initial working draft
responding to some of the comments from HCD.
SUBCOMMITTEE REPORTS/COMMISSION MATTERS
None.
ADJOURNMENT
The meeting adjourned at 8:07 p.m.
This is to certify that the foregoing is a true
and correct copy of the minutes of the
July 12, 2023 meeting as approved by the
Planning Commission.
_____________________________
/s/ Vicki Blandin
Agenda
TOWN OF LOS GATOS
PLANNING COMMISSION AGENDA
JULY 12, 2023
110 EAST MAIN STREET
LOS GATOS, CA
Jeffery Barnett, Chair
Steven Raspe, Vice Chair
Susan Burnett, Commissioner
Kylie Clark, Commissioner PARTICIPATION IN THE PUBLIC PROCESS
Kathryn Janoff, Commissioner
Melanie Hanssen, Commissioner
Emily Thomas, 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
follow the participation instructions on page 2 of this agenda. If you wish to speak to an item NOT on
the agenda, you may do so during the “Verbal Communications” period, by following the participation
instructions on page 2 of this agenda. 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 day 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:
www.LosGatosCA.gov/TownYouTube
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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TOWN OF LOS GATOS
PLANNING COMMISSION MEETING AGENDA
JULY 12, 2023
110 EAST MAIN STREET AND TELECONFERENCE
TOWN COUNCIL CHAMBERS
LOS GATOS, CA
7:00 PM
IMPORTANT NOTICE
This is a hybrid/in-person meeting and will be held in-person at the Town Council Chambers at 110 E.
Main Street and virtually through the Zoom webinar application (log-in information provided below).
Members of the public may provide public comments for agenda items in-person or virtually through
the Zoom webinar by following the instructions listed below. The live stream of the meeting may be
viewed on television and/or online at www.LosGatosCA.gov/TownYouTube.
PARTICIPATION
To provide oral comments in real-time during the meeting:
Zoom webinar: Join from a PC, Mac, iPad, iPhone or Android device: Please click this URL to join:
https://losgatosca-gov.zoom.us/j/84992631152?pwd=NjFubzZSOUZrVFZ1dmJRNVR4SmVTdz09.
Passcode: 107775. You can also type in 849 9263 1152 in the “Join a Meeting” page on the Zoom
website at https://zoom.us/join.
o When the Mayor 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.
Join by telephone: Join by Telephone: Dial: USA 877 336 1839 US Toll-free or 636 651 0008 US
Toll. Conference code: 686100.
o If you are participating by calling in, press #2 on your telephone keypad to raise your hand.
In-Person: If you wish to speak during the meeting, please complete a “speaker’s card” located on
the back of the chamber benches and return it to the Vice Chair. If you wish to speak to an item on
the agenda, please list the item number. If you wish to speak on an item NOT on the agenda,
please list the subject and you may speak during the “Verbal Communications” period. The time
allocated to speakers may change to better facilitate the Planning Commission meeting.
When called to speak, you may be asked to provide your full name and your town/city of residence. This
identifying information is optional and not a requirement for participation. 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 wish to speak to an item or items on the Consent Calendar, please
state which item number(s) you are commenting on at the beginning of your time.
If you are unable to participate in real-time, you may email to Planning@losgatosca.gov the subject line
“Public Comment Item #__” (insert the item number relevant to your comment) or “Verbal
Communications – Non-Agenda Item.” Comments received by 11:00 a.m. the day of the meeting will be
reviewed and distributed before the meeting. All comments received will become part of the record.
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TOWN OF LOS GATOS
PLANNING COMMISSION AGENDA
JULY 12, 2023
7:00 PM
MEETING CALL TO ORDER
ROLL CALL
RULES OF DECORUM AND CIVILITY
To conduct the business of the community in an effective and efficient manner, please follow the
meeting guidelines set forth in the Town Code and State law.
The Town does not tolerate disruptive conduct, which includes but is not limited to:
Addressing the Planning Commission without first being recognized;
Interrupting speakers, Planning Commissioners, or Town staff;
Continuing to speak after the allotted time has expired;
Failing to relinquish the microphone when directed to do so; and
Repetitiously addressing the same subject.
Town Policy does not allow speakers to cede their commenting time to another speaker. Disruption of
the meeting may result in a violation of Penal Code Section 403.
PLEDGE OF ALLEGIANCE
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 (Items appearing on the Consent Items are considered routine Town business and may
be approved by one motion. Any member of the Commission may request to have an item removed from
the Consent Items for comment and action. Members of the public may provide input on any or multiple
Consent Item(s) when the Chair asks for public comments on the Consent Items. If you wish to comment,
please follow the Participation Instructions contained on Page 2 of this agenda. If an item is removed,
the Chair has the sole discretion to determine when the item will be heard.)
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.)
1. Consider a Request for Approval of a Zone Change from R-1:8 Prezone (Single-Family
Residential, Minimum Lot Size of 8,000 square feet) to CH (Restricted Commercial Highway) and
a General Plan Amendment to Change the Land Use Designation from Low Density Residential
to Mixed Use Commercial for Property Located at 15810 Los Gatos Boulevard. APN: 523-01-
Page 3
001. An Environmental Impact Report (EIR) was Prepared and Certified for the 2040 General
Plan Update on June 30, 2022, Which Included the Proposed General Plan Amendment for the
Property Located at 15810 Los Gatos Boulevard. No Further Environmental Analysis is
Required. Zone Change Application Z-23-001 and General Plan Amendment Application GP-23-
001. PROPERTY OWNER/APPLICANT: Jesus Ching and Kathleen Ban. PROJECT PLANNER:
Jocelyn Shoopman.
2. Requesting Approval for Renovation of an Existing Commercial Building and Modification of an
Existing Conditional Use Permit for an Automotive Dealership (Los Gatos Luxury Cars) on
Property Zoned CH. Located at 620 Blossom Hill Road. APN 529-16-041. Categorically Exempt
Pursuant to CEQA Guidelines Section 15301: Existing Facilities. Architecture and Site
Application S-22-050 and Conditional Use Permit Application U-22-012. PROPERTY OWNER:
John Thomas, Trustee. APPLICANT: Derek Frahmann, Integrity Design and Construction.
PROJECT PLANNER: Sean Mullin.
3. Requesting Approval to Exceed the Maximum Height of a Visible Home in the Hillside for an
Addition to an Existing Single-Family Residence; to Construct an Accessory Building with a
Combined Gross Floor Area Greater than 450 Square Feet, but Less Than 600 Square Feet; and
for Site Improvements Requiring a Grading Permit on Property Zoned HR-1. Located at 15977
Shannon Road. APN 529-01-002. Categorically Exempt Pursuant to CEQA Guidelines Section
15301: Existing Facilities. Architecture and Site Application S-20-017. PROPERTY OWNER: JART,
LLC. APPLICANT: Tom Sloan. PROJECT PLANNER: Erin Walters.
OTHER BUSINESS (Up to three minutes may be allotted to each speaker on any of the following items.)
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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