Planning Commission
Regular MeetingLos Gatos, CA · May 13, 2026
Minutes
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MINUTES OF THE PLANNING COMMISSION MEETING
MAY 13, 2026
The Planning Commission of the Town of Los Gatos conducted a regular meeting in person and
via teleconference.
MEETING CALLED TO ORDER AT 7:00 PM
ROLL CALL
Present: Vice Chair Jeffrey Barnett, Commissioner Susan Burnett, Commissioner Adam Mayer,
Commissioner Joseph Sordi, Commissioner Rob Stump, and Commissioner Emily Thomas.
Absent: Chair Kendra Burch.
PLEDGE OF ALLEGIANCE
Commissioner Thomas led the Pledge of Allegiance. The audience was invited to participate.
VERBAL COMMUNICATIONS
The following individuals spoke during Verbal Communications.
1. Member of the Public
2. Lee Quintana
CONSENT ITEMS (TO BE ACTED UPON BY A SINGLE MOTION)
1. Approval of Minutes – April 22, 2026
(00:10:21)
MOTION: Motion by Commissioner Stump to approve adoption of the Consent
Calendar. Seconded by Commissioner Burnett.
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 MAY 13, 2026
PUBLIC HEARINGS
2. 241 Los Gatos Boulevard
Request for Review PHST-26-009
APN 529-24-025
Property Owner/Applicant/Appellant: Nima Rouhi
Project Planner: Erin Walters
Consider an appeal of a Community Development Director decision to deny a request to
remove a pre-1941 property from the Historic Resources Inventory for property zoned
R-1D. Exempt pursuant to CEQA Guidelines, Section 15061(b)(3).
Erin Walters, Senior Planner, presented the staff report.
Vice Chair Barnett Opened Public Comment.
The following individuals spoke on this item:
1. Nima Rouhi (Applicant)
2. Lee Quintana
3. Carin Yamamoto
4. Nima Rouhi
Vice Chair Barnett closed Public Comment.
(00:42:37)
MOTION: Motion by Commissioner Burnett to deny an appeal of a Community
Development Director decision to deny a request to remove a pre-1941
property from the Historic Resources Inventory for 241 Los Gatos
Boulevard. Seconded by Commissioner Stump.
Commissioners discussed the item.
VOTE: Motion passed unanimously.
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MINUTES OF PLANNING COMMISSION MEETING OF MAY 13, 2026
3. 15521 Union Avenue
Conditional Use Permit Application U-26-005
APN 532-41-035
Applicant: Laurence Solis
Property Owner: Cindy Johnson, Donahue Schriber Realty Group, LP
Project Planner: Erin Walters
Consider a request for approval for a Conditional Use Permit for a bank (BMO) on
property zoned C-1. Categorically exempt pursuant to CEQA Guidelines Section 15301:
Existing Facilities.
Erin Walters, Senior Planner, presented the staff report.
Vice Chair Barnett opened Public Comment.
The following individuals spoke on this item:
1. Laurence Solis (Applicant)
Vice Chair Barnett closed Public Comment.
Commissioners discussed the item.
(01:00:31)
MOTION: Motion by Commissioner Sordi to approve a Conditional Use Permit for
15521 Union Avenue. Seconded by Commissioner Burnett.
VOTE: Motion passed unanimously.
4. 116 Vallecitos Way
Architecture and Site Application S-25-046
APN 407-13-018
Applicant: Michelle Miner
Property Owner: Eyal Tokman
Project Planner: Ryan Safty
Consider a request for approval to demolish an existing single-family residence,
construct a new two-story single-family residence, and site improvements requiring a
Grading Permit on property zoned R-1:10. Categorically exempt pursuant to CEQA
Guidelines Section 15303: New Construction or Conversion of Small Structures.
Ryan Safty, Associate Planner, presented the staff report.
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MINUTES OF PLANNING COMMISSION MEETING OF MAY 13, 2026
Planning Commission asked questions.
Vice Chair Barnett Opened Public Comment.
The following individuals spoke on this item:
1. Michelle Miner (Applicant)
2. Margie Eddington
3. David Baum
4. David Forster
5. Aileen Gulesserian
6. Cliff Foerster
7. Sally Baum on behalf of Heather Aikin
8. Michelle Miner (Applicant)
Vice Chair Barnett closed Public Comment.
Commissioners discussed the item.
(02:09:00)
MOTION: Motion by Vice Chair Barnett to continue the public hearing for 116
Vallecitos Way. Seconded by Commissioner Stump.
Commissioners discussed the item.
Commissioner Thomas requested the motion be amended to give specific direction to the
applicant to try to compromise on the privacy issues with the neighbors; consider Toyons or
Bay Laurels for the screening trees since they are native; ensure the balcony situation is
addressed; and reduce the overall bulk of the proposed residence.
The maker of the motion accepted the amendment to the motion.
Commissioners discussed the item.
VOTE: Motion passed unanimously.
The Planning Commission determined by consensus that the date certain shall be June 24,
2026.
Vice Chair Barnett announced that Item 6 would be heard before Item 5.
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MINUTES OF PLANNING COMMISSION MEETING OF MAY 13, 2026
OTHER BUSINESS
6. Consider forwarding a recommendation of approval to the Town Council for the Draft
Proposed Capital Improvement Program (CIP) Budget for Fiscal Years (FY) 2026/27 –
2030/31.
Gary Heap, Town Engineer, presented the staff report.
Commissioners discussed the item.
Vice Chair Barnett opened Public Comment.
The following individuals spoke on this item:
1. Member of the Public
Vice Chair Barnett closed Public Comment.
(02:42:57)
MOTION: Motion by Commissioner Thomas to forward to Town Council a
recommendation of approval of the Draft Proposed Capital Improvement
Program (CIP) Budget for Fiscal Years (FY) 2026/27 – 2030/31. Seconded
by Commissioner Sordi.
Commissioners discussed the item.
VOTE: Motion passed unanimously.
PUBLIC HEARINGS (CONTINUED)
5. 16769 Farley Road
APN 424-21-062
Applicant: Razi Mohiuddin
Property Owner: West Valley Muslim Association, Osmar Ghafoor, President
Project Planner: Jocelyn Shoopman
Consider a request for approval to modify an existing Conditional Use Permit for
expanded hours of operation in an institution for religious observance (West Valley
Muslim Association) on property zoned R-1:8. Categorically exempt pursuant to CEQA
Guidelines Section 15301: Existing Facilities.
Commissioner Thomas announced that she would recuse herself from participating in the
public hearing for 16769 Farley Road due proximity of her residence to the subject site.
Jocelyn Shoopman, Senior Planner, presented the staff report.
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MINUTES OF PLANNING COMMISSION MEETING OF MAY 13, 2026
Gabrielle Whelan, Town Attorney, announced that the meeting’s Desk Item contained
alternative conditions of approval that staff had proposed after closing public comments
received since the last Planning Commission meeting through RLUIPA analysis. Based on due
process concerns, because the alternative conditions deviate from what was originally
presented to the Planning Commission, Attorney Whelan recommended the public hearing be
reopened for the limited purpose of speaking only to those conditions of approval that had
changed. Attorney Whelan read into the record changes to the conditions of approval that
were proposed in the staff report that were not captured in the Desk Item, Exhibit 40.
Planning Commission asked questions.
Commissioners discussed the item.
(03:10:39)
MOTION: Motion by Commissioner Stump to change the proposed conditions of
approval presented by the Town Attorney to set attendance capacities
for general hours and seasonal late hours of 720 and 869, respectively.
Seconded by Commissioner Burnett.
Planning Commission asked questions.
Commissioners discussed the item.
VOTE: Motion passed 3-2 with Vice Chair Barnett and Commissioner Mayer
dissenting.
Commissioners discussed the item.
(03:21:02)
MOTION: Motion by Vice Chair Barnett to change the proposed conditions of
approval presented by the Town Attorney: 1) Condition #26: “Within six
months of the final approval date, the existing parking lot shall be
repaired on a local basis so that cracks, bumps, and other anomalies do
not unreasonably contribute to additional noise generation of passing
vehicles.” 2) Condition #28: “…the applicant shall fill in any existing gaps
in plantings or fencing by either planting a hedgerow to fill in gaps at
perimeter fences, planting a variety of native trees and shrubs for the
purpose of sound and light mitigation, or installing screens for those
perimeters adjacent to residential uses, as approved by the Community
Development Director within one year of the final approval date.”. 3)
Condition #33: “…The applicant’s online calendar shall provide at least a
30-day notice in advance of events and activities scheduled to take place
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MINUTES OF PLANNING COMMISSION MEETING OF MAY 13, 2026
at the facility, to the extent practicable.”. Seconded by Commissioner
Mayer.
VOTE: Motion passed unanimously.
(03:26:53)
MOTION: Motion by Commissioner Burnett to reopen the public hearing for the
specific purpose of considering the proposed modified conditions of
approval prepared by Town staff and Town Attorney, as well as changes
approved by the two preview motions by Commissioner Stump and Vice
Chair Barnett. Seconded by Commissioner Stump.
VOTE: Motion passed unanimously.
Vice Chair Barnett reopened the public hearing.
The following individuals spoke on this item:
1. Razi Mohiuddin (Applicant)
Vice Chair Barnett closed the public hearing.
(INTERMISSION)
Vice Chair Barnett opened public comment.
The following individuals spoke on this item:
1. Lee Quintana
2. Jim Ratcliff
3. Michele S.
4. Mary Hogan
5. Osman Ghafoor
6. Javed Ellahi
7. Anne Braidish
8. Member of the Public
9. Courtney Bui
10. Kim Ratcliff
Vice Chair Barnett closed Public Comment.
Commissioners discussed the item.
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MINUTES OF PLANNING COMMISSION MEETING OF MAY 13, 2026
(04:30:20)
MOTION: Motion by Commissioner Stump to extend the Planning Commission
meeting for ten minutes. Seconded by Commissioner Mayer.
VOTE: Motion passed unanimously.
Commissioners discussed the item.
(04:33:16)
MOTION: Motion by Commissioner Stump to continue the public hearing for 16769
Farley Road to a date certain of May 21, 2026. Seconded by Chair
Barnett.
VOTE: Motion passed unanimously.
REPORT FROM THE DIRECTOR OF COMMUNITY DEVELOPMENT
Joel Paulson, Director of Community Development
None.
SUBCOMMITTEE REPORTS/COMMISSION MATTERS
None.
ADJOURNMENT
The meeting adjourned at 11:34 p.m.
This is to certify that the foregoing is a true
and correct copy of the minutes of the
May 13, 2026 meeting as approved by the
Planning Commission.
_____________________________
/s/ Vicki Blandin
Agenda
TOWN OF LOS GATOS
PLANNING COMMISSION AGENDA
MAY 13, 2026
110 EAST MAIN STREET
TOWN COUNCIL CHAMBERS
7:00 PM
Kendra Burch, Chair
Jeffrey Barnett, Vice Chair
Susan Burnett, Commissioner
Adam Mayer, Commissioner
Joe Sordi, Commissioner
Rob Stump, Commissioner
Emily Thomas, Commissioner
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 at the end of this
agenda. The live stream of the meeting may be viewed on television and/or online
at www.LosGatosCA.gov/TownYouTube.
To watch and participate via Zoom, please go to:
https://losgatosca-gov.zoom.us/j/88436489094?pwd=EsA5rW7LuC5mDayk1uQf1SJm1orUDw.1
Enter Passcode: 011614
MEETING CALL TO ORDER
ROLL CALL
PLEDGE OF ALLEGIANCE
VERBAL COMMUNICATIONS (Members of the public are welcome to address the Planning
Commission on any matter that is not listed on the agenda and is within the subject matter
jurisdiction of the Commission. The law generally prohibits the Commission from discussing or
taking action on such items. Town resources may not be used to facilitate audio or visual
presentations. To ensure all agenda items are heard, this portion of the agenda is limited to 30
minutes. In the event additional speakers were not heard during the initial Verbal
Communications portion of the agenda, an additional Verbal Communications will be opened
prior to adjournment. Each speaker is limited to no more than three (3) minutes or such time as
authorized by the Chair.)
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CONSENT ITEMS (Consent Items are considered routine Town business and may be approved by
one motion. Any member of the Commission may remove an item 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 located at the end of this agenda. If an item is
removed, the Chair has the sole discretion to determine when the item will be heard. Each
speaker is limited to no more than three (3) minutes or such time as authorized by the Chair.)
1. Approve the Draft Minutes of the April 22, 2026, Planning Commission Meeting
PUBLIC HEARINGS (Presentations during the Public Hearings portion of the agenda by
appellants and applicants, including any expert or consultant assisting with the presentation,
shall be limited to a total of no more than five (5) minutes for all speakers. Appellants and
applicants shall be provided no more than three (3) minutes to rebut at the end of the public
hearing. Visual presentations that require the use of staff resources shall be limited to
appellants and applicants. Members of the public testifying at public hearings shall be limited to
no more than three (3) minutes, or such time as authorized by the Chair.)
2. Consider an Appeal of a Community Development Director Decision to Deny a Request
to Remove a Pre-1941 Property from the Historic Resources Inventory for Property
Zoned R-1D. Located at 241 Los Gatos Boulevard. APN 529-24-025. Request for Review
PHST-26-009. Exempt Pursuant to CEQA Guidelines, Section 15061 (b)(3). Property
Owner/Applicant/Appellant: Nima Rouhi. Project Planner: Erin Walters.
3. Consider a Request for Approval for a Conditional Use Permit for a Bank (BMO) on
Property Zoned C-1. Located at 15521 Union Avenue. APN 532-41-035. Conditional Use
Permit Application U-26-005. Categorically Exempt Pursuant to CEQA Guidelines Section
15301: Existing Facilities. Property Owner: Cindy Johnson, Donahue Schriber Realty
Group LP. Applicant: Laurence Solis. Project Planner: Erin M. Walters.
4. Consider a Request for Approval to Demolish an Existing Single-Family Residence,
Construct a New Two-Story Single-Family Residence, and Site Improvements Requiring a
Grading Permit on Property Zoned R-1:10. Located at 116 Vallecitos Way. APN 407-13-
018. Architecture and Site Application S-25-046. Categorically Exempt Pursuant to CEQA
Guidelines Section 15303: New Construction or Conversion of Small Structures. Property
Owner: Eyal Tokman. Applicant: Michelle Miner. Project Planner: Ryan Safty.
5. Consider a Request for Approval to Modify an Existing Conditional Use Permit for
Expanded Hours of Operation in an Institution for Religious Observance (West Valley
Muslim Association) on Property Zoned R-1:8. Located at 16769 Farley Road. APN 424-
21-062. Categorically Exempt Pursuant to CEQA Guidelines Section 15301: Existing
Facilities. Property Owner: West Valley Muslim Association, Osmar Ghafoor,
President. Applicant: Razi Mohiuddin. Project Planner: Jocelyn Shoopman.
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OTHER BUSINESS (Each speaker is limited to no more than three (3) minutes or such time as
authorized by the Chair.)
6. Consider Forwarding a Recommendation of Approval to the Town Council for the Draft
Proposed Capital Improvement Program (CIP) Budget for Fiscal Years (FY) 2026/27 –
2030/31.
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.)
ADA NOTICE - In compliance with the Americans with Disabilities Act, if you require special
assistance to participate in this meeting, please contact the Clerk’s Office at (408) 354-6834.
Please notify the Clerk’s Office at least two (2) business days prior to the meeting so that
reasonable arrangements can be made to ensure accessibility in compliance with 28 CFR
§35.102-35.104 and related provisions.
NOTICE REGARDING SUPPLEMENTAL MATERIALS - Materials related to an item on this agenda
submitted to the Commission after initial distribution of the agenda packets are available for
public inspection in the Clerk’s Office at Town Hall, 110 E. Main Street, Los Gatos and on the
Town’s website at www.losgatosca.gov. Planning Commission agendas and related materials
can be viewed online at https://losgatos-ca.municodemeetings.com/.
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HOW TO PARTICIPATE
The public is welcome to provide oral comments in real-time during the meeting in three ways:
Zoom webinar (Online): Join from a PC, Mac, iPad, iPhone or Android device: Please click
this URL to join: https://losgatosca-
gov.zoom.us/j/88436489094?pwd=EsA5rW7LuC5mDayk1uQf1SJm1orUDw.1.
Passcode: 011614. You can also type in 884 3648 9094 in the “Join a Meeting” page on the
Zoom website at https://zoom.us/join and use passcode 011614.
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.
Telephone: Please dial 855-758-1310 US Toll-free or 408-961-3927 US. (Webinar ID: 884
3648 9094). If you are participating by calling in, press #2 on your telephone keypad to
raise your hand.
In-Person: Please complete a “speaker’s card” located on the back of the Chamber
benches and return it to the Vice Chair before the meeting or when the Chair announces
the item for which you wish to speak.
NOTES: (1) Comments will be limited to three (3) minutes or less at the Chair’s discretion.
(2) If you are unable to participate in real-time, you may email planning@losgatosca.gov with
the subject line “Public Comment Item #__” (insert the item number relevant to your
comment).
(3) Deadlines to submit written public comments are:
3:00 p.m. the Friday before the Planning Commission meeting for inclusion in the agenda
packet.
3:00 p.m. the Tuesday before the Planning Commission meeting for inclusion in an addendum.
11:00 a.m. on the day of the Planning Commission meeting for inclusion in a desk item.
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
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