2010062116-1320 Village Lane
EXHIBIT 1
T~11S P(lb e
Intejttio~rallJ~ Left Blu~tk
REQUIRED FL~iDL~1GS FOR:
320 Village Lane
Conditional Use Permit U-10-005
Architecture and Site Application 5-10-007
Requesting approval to construct an addition to an exsting restaurant (iVlanresa) and to
modify a Conditional Use Permit to operate with full alcoholic beverage service on
property zoned C-2. APN 529-04-048.
PROPERTY O`Vr"ER: Barca Partners/David Kirsch
APPLICANT: Sunnyhills Studio/Amy Nunes
__ FL~'DLYGS
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 and an addition to an existing structure that will not result in more than 10,000 square
feet in an area where public services and facilities are available and not in an area that is
environmentally sensitive.
Required findings for 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 uses of the property are essential or desirable to the public convenience
or welfare in that the use the use will continue to contribute to the Town's
commercial services desirable to the public and the use will maintain awell-known
IVtichelin star restaurant in the downtown area; and
(2) The proposed uses will not impair the integrity and character of the zone in that the
use consists of a commercial use consistent with the uses allowed in the Central
Business District; and
(3) The proposed uses would not be detrimental to public health, safety or general
welfare in that conditions placed on the permit will mitigate potential impacts and the
use will comply with all code requirements; and
(4) The proposed uses of the property are 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.
EgHIBIT 2
320 Village Lane.`U-10-00~'~-10-007
IViay 12, 2010
Page 2 of 3
Required finding for the Rede~~elopment Plan for the Central Los Gatos Rede~-elopment
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.
CO~iSIDERaTIO~S
Required considerations in revietiv of Architecture & Site applications:
^ As required by Section 29.20.10 of the Town Code for granting approval of an Architecture
& Site application, the deciding body shall consider all relevant matter including, but not
limited to, the following:
(1) A restaurant without a separate bar requires one parking space for every three seats. The
property is located in the Parking Assessment District and has 28 parking credits.
Therefore, the restaurant will be limited to 84 seats, inclusive of indoor dining, lounge,
and outdoor seating (Exhibit 4 of the May 12, 2010, Planning Commission staff report).
The CUP modification will reduce the maximum number of seats. Therefore, there no
are traffic impacts.
(2) Any new sign or modification to an existing sign requires a Sign Permit from the
Community Development Department.
(3) The project includes new landscaping including three new trees proposed along the
eastern property line.
(4) The addition uses the eclectic character of the area to blend the addition while
maintaining the existing structure's contribution to the eclectic character of the area.
(5) The project does not negatively impact the adequacy of storm and surface water drainage.
(6) The addition uses the eclectic character of the area to blend the addition, while
maintaining the existing structure's contribution to the eclectic character of the area. The
Town's Architectural Consultant supports the architectural style of the proposed addition.
(7) The project does not include street furniture. Any new lighting or modification to
existing lighting shall be reviewed during review of building plans.
(8) The project must comply ~~ith accessibility requirements.
(9} The subject property does not contain a hazardous waste facility.
N: DE4°F[~D[~"GS_010`Villa~e=~0do~
RECOi4L~IEi~`DED CONDITIONS OF APPROVAL - ltilay 12, 2010
For the Architecture and Site Application
320 Village Lane
Conditional Use Permit U-10-005
Architecture and Site Application 5-10-007
Requesting approval to construct an addition to an existing restaurant (~Ianresa) and to
modify a Condition Use Permit to operate with full alcoholic beverage service on property
zoned C-2. APN 529-04-048.
PROPERTY OWNER: Barca Partners/David Kirsch
APPLICANT: Sunnyhills Studio/Amy Nunes
TO THE SATISFACTION OF THE DIRECTOR OF CO~fUNITY 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 plans noted as received by
the Town on April 2, 2010. Any changes or modifications to the approved plans shall be
approved by the Community Development Director, the Development Review Committee,
the Planning Commission, or Town Council, depending on the scope of the changes.
2. EXPIRATION: The approval will expire two yeazs from the approval date pursuant to
Section 29.20.320 of the Town Code, unless the approval has been vested.
3. ARCHITECTURAL CONSULTANT: The following recommendations from the
architectural consultant shall be included on the building permit plans:
a. The north wall of the addition shall use high windows or a landscaped lattice or
greenscreen to soften the appearance of the blank wall.
4. TOWN 1NDEMNTTY: 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 maybe secured to the satisfaction of the Town Attorney.
Building Division
5. PERMITS REQUIltED: A building permit shall be required for the demolition of the
alteration to the existing commercial building. Separate permits are required for electrical,
mechanical, and plumbing work as necessary.
6. PER~I~IITS REQUIRED: A building permit shall be required for the alteration and addition
to the existing commercial building. Separate permits are required for electrical,
mechanical, and plumbing work as necessary.
7. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue-lined in full on
the cover sheet or second sheet of the construction plans. A Compliance )Vfemorandum
shall be prepazed and submitted with the building permit application detailing how the
Conditions of Approval will be addressed.
8. SIZE OF PLA~1S: Four sets of construction plans, size 24" x 36".
9. DEMOLITION REQUIREMENTS: Obtain a Building Department Demolition
Application. No demolition work shall be done without first obtaining a permit from the
Town.
EXHIBIT 3
10. SOILS REPORT: A soils report will not be required if the foundation is designed in
compliance with California Building Code Chapter 18.
11. FOVitiDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or
land sun~eyor shall be submitted to the project building inspector at foundation inspection.
This certificate shall certif;~ compliance with the recommendations asspecified in the soils
report, if applicable, and that the building pad elevation, on-site retaining wall locations
and elevations have been prepared according to approved plans. Horizontal and vertical
controls shall be set and certified by a licensed surveyor or registered civil engineer for the
following items:
a. Building pad elevation
b. Finish floor elevation
c. Foundation corner locations
12. TITLE 24 ENERGY COMPLIANCE: Required California Title 24 Energy Code
Compliance forms shall be provided and must also be blue-lined on the plans.
13. BACKWATER VALVE: The scope of this project may require the installation of a
sanitary sewer backwater valve per Town Ordinance 6.50.025. Please provide information
on the plans if a backwater valve is required or existing and the location of the installation.
The Town of Los Gatos Ordinance and tiVest Valley Sanitation District (WVSD) requires
backwater valves on drainage piping serving fixtures that have flood level rims less than
12-inches above the elevation of the next upstream manhole.
14. HAZARDOUS FIRE ZONE: The project requires a Class A assembly.
15. TITLE 24 ACCESSIBILITY -COMMERICAL: For any proposed tenant improvement,
on-site parking facility 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 and on-site general path of travel.
16. TITLE 24 -RESTAURANT USE: Proper size of grease trap, or confirmation of size of
existing grease trap, shall be required for any restaurant use The following agencies will
review the grease trap requirements before issuance of the building permit:
a. West Valley Sanitation District (WVSD): (408) 378-2408
b. Environmental Health Department: (408) 885-4200
c. Town Public Work Department: (408) 399-7530
17. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704,
the architect or engineer of record shall prepare an inspection program that shall be
submitted to the Building Official for approval prior to issuance of the building permit. The
Town Special Inspection form must be completely filled-out and signed by all requested
parties prior to permit issuance. Special Inspection forms are available from the Building
Division Service Counter or online at www.losQatosca_Qov~buildin~
18. BLUE PRINT FOR A CLEAN BAY' SHEET: The Town standard Santa Clara County
Valley Nonpoint Source Pollution Control Program Sheet (2=1x36) shall be part of the plan
submittal as the second or third page. The specification sheet is available at the Building
Division Service Counter for a fee of $? or at San Jose Blue Print for a fee or online at
www.losaatosca.Qov building.
l9. PLANS: The construction plans shall be prepared under the direct supervision of the
licensed architect or engineer. (Business and Professionals Code Section 538)
20. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit:
a. Community Development Department -Planning Division: Jennifer Savave
at (-103) 399-~70?
b. EngineeringfParks & Public Works Department: John Gaylord at (408) 354-
5236
c. Santa Clara County Fire Department: (408) 378-4010
d. West Valley Sanitation District: (408) 378-2407
e. Local School District: The Town will forward the paperwork to the
appropriate school district(s) for processing. A copy of the paid receipt is
required prior to permit issuance.
£ Bay Area Air Quality Management District: (415) 771-6000
g. Environmental Health Department: (408) 885-4200
h. Santa Clara Valley Water District: (408) 265-2600
21. ADVISORY COMivIENTS:
a. In regard to the New Addition wall that is 4'-4" (less than 5') from the
property line, this exterior wall must have a 1-hour fire resistive rating. This
can be accomplished, for the desired wood siding, by compliance with Item
15-1.1 of CBC Table 720.1(2).
b. The maximum area of exterior wall openings (windows) in this 1-hour rated
wall is limited to 15% of the wall area and must be protected (rated) windows
per CBC Table 704.8.
c. The parapet construction and height must be in compliance with CBC Sec.
704.11.1, 30 inch minimum height.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS:
Engineering Division
22. ENCROACFLtiIENT PER~~IIT. All work in the public right-of--way will require a
Construction Encroachment Permit. All work over $5,000 will require construction
security.
23. SIDEWALK CLOSURE. Any proposed blockage or partial closure of the sidewalk
requires an encroachment permit. Special provisions such as limitations on works hours,
protective enclosures, or other means to facilitate public access in a safe manner may be
required.
24. CONSTRUCTION STREET PARKING. No vehicle having a manufacturer's rated gross
vehicle weight exceeding ten thousand (10,000) pounds shall be allowed to park on the
portion of a street which abuts property in a residential zone without prior approval from
the Town Engineer (§ 15.40.070).
25. SITE DRANAGE. Rainwater leaders shall be discharged to splash blocks. No through
curb drains will be allowed. Any storm drain inlets (public or private) directly connected
to public storm system shall be stenciled signed with appropriate Flows to Bay language.
26. SILT AND ~fUD N PUBLIC RIGHT-OF-WAY. It is the responsibility of contractor and
home owner to make sure that all dirt tracked into the public right-of--way is cleaned up on
a daily basis. Mud, silt, concrete and other construction debris SH<ALL NOT be washed
into the Town's stone drains.
27. RESTORATIOiv' OF PUBLIC I~IPROVEMEN`I'S. The developer shall repair or replace
all existing improvements not designated for removal that are damaged or removed because
of developer's operations. Improvements such as, but not limited to: curbs, gutters,
sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic pavement
markings, etc. shall be repaired and replaced to a condition equal to or better than the
original condition. Existing improvement to be repaired or replaced shall be at the
direction of the Engineering Construction Inspector, and shall comply with all Title 2-1
Disabled Access provisions. Developer shall request awalk-through with the Engineering
Construction Inspector before the start of construction to verify existing conditions.
28. SIDEWALK REPAIR. The developer shall repair and replace to existing Town standards
any sidewalk damaged no~v or during construction of this project. Sidewalk repair shall
match existing color, texture and design, and shall be constructed per Town Standard
Details. The limits of sidewalk repair will be determined by the Engineering Construction
Inspector during the construction phase of the project.
29. CURB ACID GUTTER. The developer shall repair and replace to existing Town standards
any curb and gutter damaged now or during construction of this project. New curb and
gutter shall be constructed per Town Standard Details. The limits of curb and gutter repair
will be determined by the Engineering Construction Inspector during the construction
phase of the project.
30. SANITARY SEWER LATERAL. Sanitary sewer laterals are televised by West Valley
Sanitation District and approved by the Town of Los Gatos before they are used or reused.
Install a sanitary sewer lateral clean-out at the property line.
31. SANITARY SEV~'ER BACKWATER VALVE. Drainage piping serving fixtures which
have flood level rims less than twelve (12) inches (304.8 mm) above the elevation of the
next upstream manhole and/or flushing inlet cover at the public or private sewer system
serving such drainage piping shall be protected from backflow of sewage by installing an
approved type backwater valve. Fixtures above such elevation shall not discharge through
the backwater valve, unless first approved by the Administrative (Sec. 6.50.025). The
Town shall not incur any liability or responsibility for damage resulting from a sewer
overflow where the property owner or other person has failed to install a backwater valve,
as defined section 103(e) of the Uniform Plumbing Code adopted by section 6.50.010 of
the Town Code and maintain such device in a functional operating condition. Evidence of
West Valley Sanitation District's decision on whether a backwater device is needed shall
be provided prior to issuance of a building permit.
32. CONSTRUCTION NOISE. Between the hours of 8:00 a.m. to 8:00 p.m., weekdays and
9:00 a.m. to 7:00 p.m. weekends and holidays, construction, alteration or repair activities
shall be allowed. No individual piece of equipment shall produce a noise level exceeding
eighty-five (85) dBA at twenty-five (25) feet. If the device is located within a structure on
the property, the measurement shall be made at distances as close to twenty-five (25} feet
from the device as possible. The noise level at any point outside of the property plane shall
not exceed eighty-five (85) dBA.
33. GOOD HOUSEKEEPING. Good housekeeping practices shall be observed at all times
during the course of construction. Superintendence of construction shall be diligently
performed by a person or persons authorized to do so at all times during working hours.
The storing of goods and or materials on the sidewalk and/or the street will not be allowed
unless a special permit is issued by the Engineering Division. The adjacent public right-of-
wav shall be kept clear of all job related dirt and debris at the end of the day. Dirt and
debris shall not be washed into storm drainage facilities. The storing of goods and
materials on the sidewalk and, or the street will not be allowed unless a special permit is
issued. The developer's representative in charge shall be at the job site during all working
hours. Failure to maintain the public right-of--way according to this condition may result in
the Town performing the required maintenance at the developer's expense.
N: DES"CONDIT~~S -'i)l0'~~"illage=~0.-~ScS.doc
RECO~II~IENDED CONDITIONS OF APPROVAL - stay 12, 2010
For the Conditional Use Permit
320 Village Lane
Conditional Use Permit U-10-005
Architecture and Site Application 5-10-007
Requesting approval to construct an addition to an existing restaurant (tilanresa) and to
modify a Conditional Use Permit to operate with full alcoholic beverage service on
property zoned C-2. APN 529-04-048.
PROPERTY O`V`i`iER: Barca Partners/David Kinch
APPLICANT: Sunnyhills Studio/Amy Nunes
TO THE SATISFACTION OF THE DIRECTOR OF COi~1itiILTNITY DEVELOPi~iENT:
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 letters of justification noted
as received by the Town on March 16 and 26, 2010 (Exhibits 6 & 5 of the May 12, 2010,
Planning Commission Staff Report). Any changes or modifications to the approved plans
shall be approved by the Community Development Director, the Development Review
Committee, the Planning Commission, 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 quality restaurant.
4. OPERATION HOURS:. Maximum hours of operation shall be 11:00 a.m. to 11:00 p.m.,
seven days a week.
5. NUMBER OF SEATS: The maximum number of seats is 84, inclusive of the indoor
dining, lounge, and outdoor seating.
6. ALCOHOLIC BEVERAGE SERVICE: Full alcoholic beverage service is permitted to
patrons of meal service only. The full dining room menu shall be offered and available to
patrons in lounge area at all times.
7. ENTERTAINMENT: Live entertainment and amplified music is prohibited.
8. TOWN I'iv"DENiNITY: Applicants are notified that Town Code Section 1.10.116 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 maybe secured to the satisfaction of the Town Attorney.
TO THE SATISFACTION OF THE CHIEF OF POLICE:
9. Ui`,"IFOR.VIED SECURIT~C': Uniformed privately provided security guards maybe required
in or around the premises by the Chief of Police if alcohol related problems recur that are
not resolved by the licensed owner.
10. CONSULTATION Ati~ TRAI~iING: At the discretion of the Chief of Police, periodic
meetings will be conducted with representatives from the Police Department for on-going
employee training on alcoholic beverage service to the general public. V
FuYHIBIT 4
1 1. TR.Ah+I~G ~LA~UAL: The restaurant operator shall use an employee training manual that
addresses alcoholic beverage service consistent with the standards of the California
Restaurant Association.
12. DESIGtiATED DRIVER PROGR~~I: The restaurant operator shall actively promote a
designated driver program such as complimentary non-alcoholic beverages for desi~ated
drivers.
13. POSTI~;G OF TAXICAB TELEPHOtiE IvC1MBERS: Taxicab telephone numbers shall be
posted in a visible location.
N:'DE~° COND[T`S'201 O~b'illa~e~ ~OCL~P.doc
March 26, 2010
The Town of Los Gatos R~C~~~~~
Community Development Department
110 East Main Street ~~+'~ 2s 20jo
Las Gatos, CA 95031 TC~/N OF
re. Manresa Restaurant, 320 ~Ilage lane PANNING p ~IS~~NS
To the Town of Los Gatos,
We are delighted to submit our proposal for an addition to ti1anresa Restaurant.
The 277 square foot addition consists of a dining room at the rear of their property. On
the exterior, a trellis will be added and the landscaping will be improved adjacent to the
Town parking lot. The interior will be remodeled to accommodate a lounge with a small
bar for the use of the restaurant clients. We are applying for a full. liquor license. The
hours of operation will not change from the currently approved use: 11 am - 11 pm.
Following is a statement from David Kinch, the chef and owner of Manresa,
explaining the goals of the project:
nth regard to our intention.
Our goal from the day we opened was to try and become the best restaurant in
the Unifed States. There has only been one American chef in history to be
awarded 3 michelin stars (7: Keller) a restaurant that we are compared to on a
regular basis. The expansion is to contribute fo fhe Luxe atmosphere that we are
trying to create; a liquor license for digestifs and appropriate cocktails,. a lounge
fo peruse menus and sef the tone for fhe rest of the evening and more dining
options. The expansion is not designed to keep us open to later hours catering
to a drinking crowd but to complement everything we have in place already.
If we succeed in our goals, Los Gafos will become a known entity ail over the
world. Idle don't intend blender drinks, or having people 3 deep at a bar. tNe like
to think of if as a service bar for the dining room, and a comfortable quiet, elegant
environment to enjoy them in. Ultimately we are not increasing our seating
dramatically, just the comfori of our clients.
- David Kinch, Manresa
~IBIT 5
~~ ~'
David Kinch and the owners of ~~1anresa purchased 320 Village Lane in 2000 for
their restaurant venture. DraVrn to the sense of place, the beautiful surroundings, and
the Bay Area location, they chose Los Gatos. They envisioned a California version of a
French provincial restaurant, a destination outside of the city that one might journey to
for a special meal. Manresa has, in fact, become a destination restaurant with clientele
frcm Los Gatos, the Bay Area, and beyond. It has a prestigious Michelin 2-star
restaurant rating and is one of the leaders of the South Bay dining renaissance.
COMPLIANCE V`/ITH THE GENERAL PLAN AND COMMERCIAL DESIGN
GUIDELINES
The addition to Manresa is designed with thought given to the special qualities of
Los Gatos. The design is scaled to respect the small town character of Los Gatos. Like
the product that Manresa offers, and like Los Gatos, it is progressive without being
pretentious. The materials are natural, inspired by the beautiful backdrop of the Santa
Cruz mountains. The proposed addition is complimentary to the existing architecture but
does not just match it, it improves it. The patron enters the property from ~Ilage Lane
and meanders through the landscaped courtyard, past a glimpse of the kitchen, past a
glimpse of the wine room, and along a trellised path, On arrival, they will find a
surprisingly sophisticated and enchanting place. The addition, which is seen only in
glimpses from Village Lane, blends in terms of color palate and scale but is more
modern, clean, and vertical in proportion than the nondescript structure that is seen
from the public facades. It is clad in a rustic wood which picks up the tones of the wood
in portions of the existing house. It begins to reflect the quality of the interior space, and
ultimately the dining experience that they have come for.
The architecture of the addition and remodel has been carefully thought out. The
clean detailing, the selection of natural materials and colors, the important interface with
the landscape, and the experience of the user are the key considerations in developing
the proposed project. Overall, we intend for the design to convey the creative nature of
the establishment that it represents. The project complies with the purpose of the
Commercial Design Guidelines in that it will "Establish a high level of design
quality' (CDG 1.3).
A purpose of this project is to improve the physical presence of Manresa in Los
Gates and to establish the restaurant as a world-class venue. W/e believe that this
project is an excellent exarnple of the Tewn of Las Gates' statement that "Good desic^
can enhance the viability of a business" (CDG 1.3)
Although the obvious design solution for an addition to any structure is to match
it, we do not think that is the right solution for this project. The existing structure is not
intended to be a high-end restaurant. V`!e believe that matching it would neither
"Establish a high level of design qualitf (CDG 1.3). nor "...enhance the viability of a
business" (CDG 1.3).
It is difficult to label the style of the architecture because the design is specific to
the use, the site, and the town. The proposed addition is suitable for the C-2B District
where "Each building should be designed to reflect its own individual personality" and
"A wide diversity of architectural styles is encouraged".
The proposed design follows the recommendation to "break overall building
masses into segments similar to those of nearby structures and parcels." (CDG1.5.1a).
The addition from the rear (parking lot) is purposefully broken into segments in keeping
with the scale and character of the area. The massing of the parking lot elevation is
similar to the massing and rhythm of nearby structures. The 50' wide property is broken
into approximately two 25' sections as per CDG 3.7.1 d: ° Larger structures should be
broken up into smaller modules to resemble a collection of small buildings. A width of
25' is suggested. This small scale character should be carried around to any facade
visible from a public way or nearby property."
The Town guideline to break larger structures into smaller modules conflicts with
the recommendation for design continuity in this case. We are proposing landscaping
along the entire rear property along with a second layer of landscaping in the small
courtyard. "Where continuity of design is difficult to achieve, substantial landscaping
should be provided to screen the area." (CDG 1.5.3b).
^ In keeping with Manresa's respect for natural resources and the Town of Los
Gatos' commitment to green building, the remodel is designed for energy and material
efficiency. The addition is designed to complement the existing building "as is", limiting
waste and consumption of materials. The exterior envelope uses passive solar
techniques. The entry to the West has deeply set windows and doors to help protect the
interior from the unwanted heat gain and the glare of the setting sun, The East (rear)
wall incorporates high clerestory windows to admit light deep into the restaurant. The
openings are carefully placed for light and view; well insulated solid walls make up the
balance cf the building envelope reducing the need for climate cor•~trol. The use of solar
panels to off-set the energy required to operate the existing commercial kitchen is being
considered. Recycled wood siding and natural materials for interior finishes are
specified. Overa[I, this proposed project is as sustainable as possible for a small
addition to existing construction.
The building materials and colors are drawn from the existing structure and are of
high quality. The colas are muted yello~,vs and greys drawn from the existing building;
~~ ~J
"tifuted tones are generally preferred...° (CDG 1.5.12a). Dark anodized aluminum
window frames with clear glass is similar to the the existing building; "V'/indows and
doors should be...or dar;c anodized aluminum.° (CDG 3.7.1 e}. The exterior materials are
wood to match a poriion of the existing building and recycled wood to match the existing
rustic fence. The materials are in a range of neutral colors; " In most cases, a range of
analogous or complementary colors is preferred... ° (1.5.12c). In the C-2B District that it
is in, °A wider range of building materials will be acceptable in this subdistrict. Buildings
with wood siding and a mix of materials are encouraged. ° (CDG3.7.1 e).
~ECUIRED FINDINGS
The proposed uses of the property are essential or desirable to the public convenience
or welfare.
The current and proposed use of the property is a fine restaurant that is an asset to the
Town of Los Gatos.
The proposed uses will not impair the integrity and character of the zone.
The expansion of fvtanresa will not impair but will enhance the character of the zone.
The character of Village Lane will generally remain unchanged. The character of the
parking lot elevation will be improved with landscaping and with the addition of a high
quality facade among a row of ordinary structures.
The proposed uses would not be detrimental to public health, safety or general welfare;
and the general plan and the purposes of this chapter.
The proposed use would not significantly change and is not detrimental to the public
health, safety, general welfare or the general plan.
(tilanresa is a well known and respected restaurant. The talent of its chef puts it in
a category fe~rr restaurants can claim. Each time tilanresa and David Kinch are
mentioned in the world, Los Gatos is mentioned as well; this is most certainly a benefit
to the town. In addition, fvtanresa offers those in the local community aworld-class
restaurant to call their e~wn. This proposed remodeling project is an integral part of
f4ta~ ~r2sa~S efiCft tc per`ect their art and the exrerience Cf their gL1est~. Ntanrnvca ~p/pi Id
Greatly apprecia`,e your support.
Sincerely,
Amy Wong Nunes and Cindy Sterry
Architects
Amy Wong Nunes
Sunnyhills Studio
1268 Sunnyhills Road
Oakland, CA 94610
510-444-3212
Cindy Sterry
Sterry Architecture
1065 Winsor Avenue
Piedmont, CA 94610
510-835-5425
This Pane
Intentio,ra113~ Left Blank
February 16, 2010
Town ofLos Gatos
11 D E. Main Street
Los Gatos, CA 95031
Re: Justification for~tilodifccation of Ilse Permit.
Dear~layorand Town Coicncil:
F~ECEIVED
f1AR 15 2010
TOWN OF LOS GATOS
PLANNING DIVISION
We are respectfully requestinga modification to our existing beer and wine (license type 41)
to have it be extended to serving beer, wine, distilled spirits for consumption on premises and
sales of beer and wine for consumption o~premises (license type 47).
Ourappeal for this mod cation is in du~ect response to guests'request fora cocktail prior to
and a digestive after their meal. lie would like to achieve this by adding a small service bar
and lounge to the restaurant. The bar will be no larger than 6 seats andguests will be o„~`ered
the full diningroom menu. U7e will not serve shots or beer on tap and the bar will only operate
duringnormal restauranthours. We will provide sta~erlucation to insuresafety for the
community and ourguests alike.
Additionally, we would like to have the ability to sell wine to ourguests for o~ site
consumption; again this is an appeal that is in response to guest asking to buy a selection that
they enjoyed with their meal. There are no plans fora `retail space' within the restaurant. 117e
would simple like to fully serve our clients within the context of theirdining experience.
r~larrresa Restaurantand David Kinch are very proud to be part of the Los Gatos community
and we see this mod~tion as an enhancement not only to the restaurant but also to our
relationship with the Town and the many visitors who travel to enjoy the specialness ofLos
Gatos whilediningatManresa.
Yoacr favorable response to this request will begreatly appreciated.
Sincerely,
Michael Kean
General ~i~fanctger and Partner
~~Iar~resa Restaacrant
;~dISIT b
TIi is Page
I~tte~itio~arrlly Left Bla-:k
~RCHIT~CTI;RE PL~`~tiI~G 11R8,~,~+ DESIGN
RECEt~'~~
:1pn1 1~, 2olc
\[s. Je:nifer Swage
Community Development Department
Toren of Los Gatos
110 E. Main Street
P.O. Bos 9~9
Los Gatos, C ~ 9031
RE: 320 ~%iltage Lane
Dear Jennifer:
APi~ 23 6~1~
TG~~iN OF LOS GA.TOS
PLA~INI~JG D~1I~S~CN
I reviewed the drawings, visited the site, and considered your questions and comments on the earlier draft letters. ll~-
comments and recommendations are as follows:
Ne+bhborhood Context
The site is located at the end of ~-illage Lane, and is bounded by the street, rvo parking lots, and aone-stor;; multi-
tenar.ted building on the side where the new addition is proposed. Photos of the site and surrounding neighborhood are
shown belo~c
restaurant entry on vrf(a;e lane South side OF 2Xf5iin~ bui!din,;
3_t~ ~ t:;ag_ Lar..
Issues attd Recommendatiotts
The design Eor a visually compatible addition to the existing building is no small design challenge. The desire for a taller
ir,tetior space in [he Eorm proposed makes the we of a sloped roof similar to the existing building possible, but not nec-
essarilp u:e best solution. I-la~-ing loomed preliminaril;- at some options, I Eear that d;e a design in this direction might be
reasonable in conceptual terms, but a:vEul in its visual appearance. Ln support of the form of the addition, the building
shapes and heights along the east parking lot are quite eclectic, and this approadi would, I believe, not seem out of place
(see comparson below of the east elevation ISl the context of the adjacent structures fronting on dle east and sourin
parking lots).
Proposed
--- -._ - r------------------------------•----> addition ~
{ Box Form Bank ~ _
__._. at west edge of ~ ~. ~ ..._.-_, _ , f^'
- - - - ssuth parking lat =---, ~ _ _ _ ~ ~ C`- .
s~
•~_
i. _L
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[ t~~l ilL[*. il:~ [~L:: rLOCOied t6"0uld 16'0.'5 better than 1 ilUp~t: LCOf i01L'~Un, .1C~ `.1~011:G n:;f r.G~mmenda G0t1 ~l:an'~?~i
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a?clied to this else, l would point ro d:e iall~,u:ng ~~.udel:::e or, page 7
,r;Y -" 't ;, ~ liu:~~' , -. / !7 ,; "'--? ;l ~ ^Ilt:' 'it -' ~ t ~171~~7 )~" Lai ~;tt~Lf 7?~::r::. C~: 91~ '4c.t,-:,J.t.
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?' -
Euildings to the north .acing the pari, ~,; lot
fast side or building
Vie:': do:vn norm side of building to ::here ad-
dition :t,ould occur
Vie:~~ to restaurant from adjacent building's
entry courtyard
3^_U ~'i11ag~_ Lan:
Dcsi ~-. R~: ices Conncncs
-~pni iJ, ?Ill~l P1H_ J
f-Iow•e~-ez, tlus is an issue Lhat I zecognize could realisricallt- been seen di:ierend~- b~- staEi, other deciding bodies and tl:e
public. To provide staff and tl:e Planning Commission with a fuller ran,e of anpzoaches, I ha~-e pzo~-ided three sloped
.roof conceptual diagrams to allow- a Culler discussion of the issue. These are shown below. Should aa5- of t+t:ese sloped
roof approaches be pref rred, the appucant should be as6ed to stud: it in detail.
~~.AV('~, i~c]iC~~ C~2Gl;P 18~' H.=~..23CR ~~~.~.. j~,iTC . 5.=,.S~.L.T~~ r~ a1~~;;,
tfev~[rons a:~r[h shed root
Elevation vnih gzble roof
Eh.~a:ions s~.~t„ sfo~ed too` Irmrted to current roof hei~r;t
3='i l i~L{ '.sr.c
Cii:ie I dr.r,'t ha•:e recommeruauon Fcr changes ro ri^e basic pl.i :.tr1 bu;cii:g cor;z, i do, k:o~c-ever, ni~,~e ti:e touott-irg
comsr.er.ts and cecom.,.endatior.s re`ardsg mateca:s and tt.nuo:rs.
1. I do rot E .d a cer-: strong correction bettceen the proposed rec~:clod wood sidu~^g a.^,d die exisarg o•~:i;dL.g be•:ond
die smal amotL.t of tt-ood siding used i:. a co.:cie of gab~e ends. One troulu tt-azt to kr.otr a grew: deal more about
the. loo's and F.:usn o: die t~-ood, ar.d trouid wart a fairi~: large sample of tl:e actual proposed ct-nod and Erusl: to even
consider it. \[~: recommendatior, would be ro unl:ze ar. e::te^or s^:cco Fi.is,: and color chat u-ould blend more tttr, ['t-:e
e`:s:s ~ masor.r: ar:d sn:cco exte~or ~t•a;ls.
2. Should sta`i support tine proposed rec;•cled wood esrerior trails, it would be m~• recommendation d:at it;e f ,ce
along die east parking lot 6e replaced tL;d: a nett- double-facer Fence urliz:ng the same trood materal, Fsisl-t and details,
asillustsated or. nhe proposed elecaticn dratrir.?s.
Replace existing fence to
match new wood addition in
design, materials and details
3. The tall north facade wail will ha~re a significant presence on the entr: court;: and for the adjacent building to the
north (see photo belotc). ~Iy recommendation trould be to strongl}- consider the addition of high windotas on that wall
(similar to those being contemplated along the east elevation of the potential Future dining room expansion) or a land-
scaped lattice or greenscreen to soften the appearance of the blank wall. These alternarives are shown on the follotring
page.
1.;et~. ~;o~-~ ai;?~en~ en~r~ cour~ya;+-:
This blank wall will be seen prominently
from adjacent building's entry courtyard
3'!I \ ulagc Lars
Dcs+.~.. R~~~ic~s Corrr.:cres
Jennifer, please let me know if you have any questions, or iE there are specific issues of concern that I did not address.
Sincerel};
C.-~~~0/~DE~SIGN GROUP
~- l~
Lam Cannon MCP
~~, ~.~`Cti ~F~IC ~. C~~J ~,? 1~: ya.~j:~~ LtC:.~ ~~_!T~ _ S.'~.Ss.l_i ~.~
Recommended altem~~tives for trey?mint of bt~n note ;valt
Tltis Pu~c~
Intc~irtin~tulh~ Loft b'la~rk
~°~~ ~'~ TO~Vi`r of Los GATOS
~~~-~
M,~ PARKS A.YD PtiBLIC `VORKS DEPART
~ -' `~;~ PHO~iE (408) 399-5770
cos sajoS F.~Y (408) 354-6824
~IEYT
SERVICE CENTER
41 LfILES AVENUE
Los GATOS, CA 95030
A Tree Inventory and Review of
The Proposed Addition and Remodel at
Nlanresa Restaurant
320 Village Lane
Los Gatos, California 95030
Property Owner: Barca Partners/David Kinch
Architect: Sterry Architecture
APN: 529-04-048
Project File # 5-10-007/U-10-005
Submitted to:
Jennifer Savage: Assistant Planner
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, Ca. 9030
Submitted by:
Robert Nloulden
Los Gatos TO~L-n Arborist
IS:~ Certified Arborist: frtiV~-0~32A
RE~~~~~p
~` ~R 1 ~ 2010
POANNI~ /G ~S GATp
01~JSf~NS
E%HIBIT 8
~~ W. y OF
,~~ir~,y~,.: Toti`'~; of Los GATOS
~:
P.-~RIiS a~D Pt~BL[C ~`~ORKS DEP.~RT~[E`T
u'rr~~ ~>> ' ~ SERVICE CENTER
~!'-~,~`r ~ Pxo~E -308 399-5770
~, F, ( ) 4l MILES A~~E`l;E
tof s-a~~S F:~~ 0308) 35-3-682-t Los GATGS, CA 95030
Introduction
I have been asked by Los Gatos Community Development Dept. to review the
potential tree impacts associated with addition and remodel at 320 Village Lane. I
visited the site on 4-1-2010 and have made recommendations based on that
inspection and plans submitted by Sterry Architechture.
Trees on Site
There are 11 trees on property where proposed work is to take place, and 2 trees on
neighbouring property which I looked at as possibly being affected by construction.
I have identified them on the plans on Page A - 2.
Trees ~1- 4 are African Sumac (Rhus lancea ). Trees #5 - 8 are Strawberry trees
Arbutus unedo ). Trees ~9 - 11 are Olives (Olea europaea ). Trees ~ 12 - 13 are
Coast Live Oaks (Quercus agrifolia) located on property next door along North
property line. Tree # 14 is small cluster of Tree of Heaven (Ailanthus altissima ).
Trees ~1 - 4 are multi-trunked measuring between 22" - 30" DBH multi-trunk and
are slated to remain. They are in good shape and would respond well to light
pruning. These trees are not in conflict with the work that is being done. However,
trees should have protective fencing installed and in place throughout project.
Trees #~ - 8 measure 3" DBH and are slated for removal. These trees are not
protected as per Town Ordinance (Sec. 29.10.0960 ). Owners may do as they see fit
with these trees.
Trees ~:9 - 1 1 measure 8" - l6" multi-trunk. # 9 and 10 are slated to remain and tree
n 1 1 will be relocated at site and will need a tree removal permit. These trees shall
have tree protection fencing installed and in place.throughout project.
Trees ~L - 13 measure 7~"' and l~" DB1=I multi-trunk respectively. Then are
located at ~~6 `"illage Lare next door. Tree ~ 12 is in fair condition with small
amount of canopy overhanging proposed addition. There will be no impact to the
canopy of this tree as a result of the proposed addition. The base of this tree is
situated approximately 20' from proposed addition. I see no negative impact
associated with this project as they will be well outside major root sites.
Tree #13 is 15" DBH and is in excellent health. This tree is also well outside of
proposed work area and will be unaffected. If any work is to be done within 10' feet
of this tree, protection fencing shall be installed and in place throughout project.
Tree #14 is multi-trunked volunteer tree which randomly grew in corner of property.
This tree is very poor species and is slated for removal.
Recommendations
Although there is very little impact to existing trees involved in this project, I would
like to make some recommendations to keep existing trees thriving throughout
process.
1. Olive that is being relocated will be done by qualified tree mover so that
survival of tree is ensured. Tree may be stored on site or moved to another
site and maintained until replanted at end of project.
2. Drainage from this site shall be directed away from canopies of existing
trees.
3. If new plant material is installed under canopies if these trees it should be
drought tolerant materials.
4. Any trenching for ne~,v irrigation should be designed outside of canopies
where feasible and should be drip type irrigation system.
5. Turf shall be outside canopy of tree.
6. ~~ould recommend 3" layer of mulch spread beneath unpaved areas of
canopy before construction and maintained during construction.
7. Contractor shall adhere to Town Code relating to Protection of Trees During
construction: y
Sec.29.10.100~. -Protection of trees during construction
(a) Protective tree fencing shall specify the following:
(1) Size and materials: A five (~) or six (6) foot high chain link fencing, mounted on two-inch
diameter galvanized iron posts, shall be driven into the ground to a depth of at least two (2) feet at
no more than 10-foot spacing. For paving area that will not be demolished and when stipulated in
a tree preservation plan, posts may be supported by a concrete base.
(2) Area type to be fenced. Type I: Enclosure with chain link fencing of either the entire dripline
area or at the tree protection zone (TPZj, when specified by a certified or consulting arborist.
TyFe II: Enclosure for street trees located in a planter strip: chain link fence around the entire
planter strip to the outer branches. Type III: Protection for a tree located in a small planter cutout
only (such as dow~ntow-n): orange plastic fencing shall be wrapped around the trunk from the
ground to the first branch with 2-inch wooden boards bound securely on the outside. Caution
shall be used to avoid damming any bark or branches.
(3) Duration of Type I, II, III fencing. Fencing shall be erected before demolition, grading or
construction begins and remain in place until final landscaping is required. Contractor shall first
obtain the approval of the project arborist on record prior to removing a tree protection fence.
(~) `Naming sign. Each tree fence shall have prominently displayed an 8.5 x 11-inch sign stating:
"Warning-Tree Protection Zone-this fence shall not be removed and is subject to penalty
according to Town Code 29.10.102".
(b) All persons, shall comply with the following precautions
(1) Prior to the commencement of construction, install the fence at the dripline, or tree protection
zone (TPZ) when specified in an approved arborist report, around any tree and/or vegetation to be
retained which could be affected by the construction and prohibit any storage of construction
materials or other materials or vehicles inside the fence. The dripline shall not be altered in any
wav so as to increase the encroachment of the construction.
(2) Prohibit excavation, grading, drainage and leveling within the dripline of the tree unless
approved by the director.
(3) Prohibit disposal or depositing of oil, gasoline, chemicals or other harmful materials within
the dripline of or in drainage channels, sw-ales or areas that may lead to the dripline of a protected
tree
(=l) Prohibit the attachment of wires, signs or ropes to any protected tree.
(~} Design utility services and irrigation lines to be located outside of the dripline when feasible.
(6} Retain the services of the certified or consulting arborist for periodic monitoring of the
project site and the health of those trees to be preserved. The certified or consulting arborist shall
be present wherever activities occur which poses a potential threat to the health of the trees to be
preserved.
(7) The director and project arborist shall be notified of anv damage that occurs to a protected
tree during construction so that proper treatment may be administered.
Rio recommendations for replacement although an_v new trees that owner plants should be
installed with ~~~aterin` tubes and staked.
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PLAti~~iG COivL~IISSIOr STAFF REPORT
~~S 9AtOg ~teetina Date: May 12, 2010
PREPARED BY: Jennifer L. Savage, Planner
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APPLICATION NO.: Architecture and Site Application S-10-007
Conditional Use Permit U-10-005
ITEM NO: 3
DESK ITEM
LOCATION: 320 Village Lane (southeast side of Village Lane, approximately
450 feet south of Highway 9)
APPLICANT: Sunnyhills Studio/Amy Iv'unes
PROPERTY O`WER: Barca Partners/David Kirsch
CONTACT PERSON: Amy Nunes
APPLICATION SUN~iARY: Requesting approval to construct an addition to an existing
restaurant (l~ianresa) and to modify a Conditional Use Permit to
operate with full alcoholic beverage service on property zoned C-
2. APN 529-04-048.
REC0I~LLIENDATION: 1. Forward the Conditional Use Permit to the Town Council
with a Recommendation of Strong Approval
2. Soft Approval of the Architecture and Site Application
EXHIBITS: 1-9. Previously received with the May 12, 2010 Planning
Commission Staff Report
10. Public Comment (one page), received May 11, 2010
11. Public Comment (two pages), received May 12, 2010
REiV1ARKS
The subject application includes a Conditional Use Permit for full alcoholic beverage service.
The final deciding body is the Town Council. Staff's recommendation in the staff report
erroneously recommended that the Planning Commission approve the Conditional Use Permit.
Staff recommends the Planning Commission approve the Architecture and Site application and
forward the Conditional Use Permit to the Town Council with a recommendation of approval.
After the staff report was circulated, the Town received two written public comments in support
of the proposed project (Exhibits 10 and 11).
Attachment S
Planning Cornmission Desk Item - Paae 2
3?0 ~'illaQe Lane!S-10-00?~ti-10-00~
~•1ay 12, 2010
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Jennifer L. Savage, CGBP
P lanr:er
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Approved v:
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Director of Community Development
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Lynn Kennedy
P.O. Box 2143
217 University Avenue
Los Gatos, CA 95031
May 10, 2010
Town oFLos Gatos
110 Main Street
Los Gatos, CA 95030
Attn: Planning Commission
RECE~~/Ep
MAY 1 12010
TOWN OF LOS GATOS
PLANNING DIVISION
Re: 320 Village Lane Conditional Use Permit L'-10-005, Architecture and Site Application 5-10-007
Dear Commissioners:
1 live just a few blocks from Manresa and wish to voice my strong support of the proposed project; both
site and azchitecture and conditional use permit. Manresa benefits the community of Los Gatos in many
ways, and the small addition is clearly in keeping with the Town's character and General Plan. Neither
request would in any way be detrimental to the neighborhood, let alone health, safety or general welfare.
I agree with the consulting azchitect that the design of the addition fits within the zone, and that there would
be no benefit from making the addition match the original building. I am also not concerned about any
adverse effects of granting Manresa a full liquor license, as alcohol is served as an accompaniment to meals
that average three hours or more; plenty of time to metabolize a cocktail. The restaurant will not be
accommodating more diners; simply offering patrons more choices -choices the patrons have requested.
Ivtanresa enriches our community and provides a unique opportunity For local residents to enjoy a dining
experience that is on par with just a few places in the country. Without IVfanresa, they would have to travel
several hours, or more, to enjoy anything comparable.
Foodies from azound the world know about tvianresa, and the restaurant has made Los Gatos a destination
for culinary tourism. Out-of town-visitors to Manresa frequent local hotels and other businesses during
their stays. I guided one young couple from Sacramento to the restaurant. They were staying at the Toll
House and had enjoyed an afternoon of shopping in Los Gatos.
bianresa's cuisine is labor intensive and relies heavily on locally grown produce, so the restaurant provides
employment for a variety of local workers, further helping the economy. It also has benefited several local
culinary students with internship opportunities that most students can only dream of.
This application is not for a tenant improvement; the restaurant owns its building. btanresa made a
commitment to Los Gatos in 2000 and has worked hard to build iu business and improve its product during
a very turbulent decade. I ask the Planning Commission to help btanresa take its next step by approving
both site and architecture and CUP requests during your Iv1ay l2`s meeting. The restaurant has a proven
history as an excellent Town citizen. The applicant's requests are clearly stated and staff has reviewed the
package thoroughly. You should be pleased to pass this unanimously without burdening the applicant with
delays and~'or extra conditions. .
Sincerely,
Lynn Kennedy
E%HIBIT 10
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FLEI~IING JENKIiv'S
BY HAN D
May 12, 2010
Town of Los Gatos
Planning Commission
110 E. Main Street
Los Gatos, CA 95030
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N1r~Y 12 2010
TON1N OF LOS GATOS
PLANNING DIVISION
Re: 320 Village Lane, CUP U-10-005, Architecture and Site S-10-007
To the Planning Commission:
This letter is in support of the CUP modification and architectural
plans for Manresa at the above location within the C-2 Central
Business District.
The owners and management of Manresa have earned great respect
and admiration from local residents and business owners for their
dedication to creating and providing high quality, unique dining
experiences. Manresa adds to the small town charm of Los Gatos, fits
with the diverse mix found here, and enhances the reputation of the
Town. Manresa's many awards -from high ratings in the Michelin
Guide to David Kinch's recent award from the James Beard
Foundation -also helps highlight Los Gatos as a great destination to
an international audience.
The application is to construct additional restaurant space for
Manresa's small bar/lounge area and for full alcoholic beverage
service. We understand that the additional space and service will
allow Manresa to serve its patrons before dinner and will complement
the overall dining experience. We believe the proposed addition and
CUP modification will be an asset to the Town.
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Page tv~ro
May 12, 2010
We regret that both of us are out of town this evening for a
fundraising event in Sonoma. Otherwise, we'd attend the meeting
this evening to speak in support of Manresa.
While the Planning Commission has many elements to consider and
review with this application, we do hope that the Commissioners will
vote on it with favor.
Sincerely,
Greg Jen ins
Manager and Winemaker
Fleming Jenkins Vineyards & Winery
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Peggy Fleming Jenkins
Co-owner
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