155 N. Santa Cruz Ave, Ste.A - Staff Report and Exhibits 1-7
PREPARED BY: ERIN WALTERS
Associate Planner
Reviewed by: Planning Manager and Community Development Director
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 07/12/2017
ITEM NO: 2
DATE: JULY 7, 2017
TO: PLANNING COMMISSION
FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR
SUBJECT: CONDITIONAL USE PERMIT APPLICATION U-17-006. PROJECT LOCATION:
155 N. SANTA CRUZ AVENUE, SUITE A. PROPERTY OWNER: MIKE RUGANI.
APPLICANT: CASABLANCE TEAS, LLC.
REQUESTING APPROVAL FOR A MINOR RESTAURANT (CASABLANCA TEAS)
ON PROPERTY ZONED C-2. APN 510-17-096.
DEEMED COMPLETE: JUNE 15, 2017
FINAL DATE TO TAKE ACTION: DECEMBER 15, 2017
RECOMMENDATION:
Approval, subject to conditions.
PROJECT DATA:
General Plan Designation: Central Business District
Zoning Designation: Central Business District, C-2
Applicable Plans & Standards: General Plan
Parcel Size: 13,272 square feet
Surrounding Area:
Existing Land Use General Plan Zoning
North Commercial Central Business District C-2
East Public Parking Lot Central Business District C-2
South Commercial Central Business District C-2
West Medium Density
Residential
Medium Density Residential R-1D:LHP
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CEQA:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act, Section 15301: Existing Facilities. No significant
effect on the environment will occur since the project uses an existing structure with no
increase in floor area.
FINDINGS:
As required, pursuant to the adopted Guidelines for the Implementation of the California
Environmental Quality Act, this project is Categorically Exempt, Section 15301: Existing
Facilities.
As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit.
ACTION:
The decision of the Planning Commission is final unless appealed within ten days.
BACKGROUND:
The proposed project would occupy a commercial space that was last occupied by a retail
clothing store, but has been vacant for nine months. The subject space is one of seven
commercial suites located on the property.
The applicant is requesting approval of a CUP for a minor restaurant (Casablanca Teas) in the
1,369-square foot space.
DISCUSSION:
A. Location and Surrounding Neighborhood
The project is located at 155 N. Santa Cruz Avenue, on the west side of N. Santa Cruz
Avenue between Nicholson Avenue and Royce Street (Exhibit 1). Adjacent properties and
those directly across the street are located in the C-2 zone and are developed with
commercial buildings. Residential single family homes with a Landmark Historic
Preservation overlay are located to the west.
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B. Conditional Use Permit
The applicant is requesting approval of a CUP for a tea shop (Casablanca Teas) in the space
that was previously occupied by a retail clothing store. The hours of operation would be
7:00 a.m. to 10:00 p.m., seven days a week. The applicant has provided a letter of
justification and a description of their business plan (Exhibits 4 and 5).
When reviewing a CUP, the deciding body should consider the information in the applicant’s
business plan; however, the key consideration should be the explicit proposed use since the
business plan can change from owner to owner. The explicit use may be, and is often,
defined in the recommended conditions of approval as a “use” condition. The CUP runs
with the land, and the deciding body should review applications based on the explicit use as
opposed to the applicant or the applicant’s business plan.
C. Zoning Compliance
The proposed business falls under the minor restaurant use because it is a retail food
service establishment in which food or beverage is prepared, served, and sold to customers
for on-site or take out consumption; provides less than 25 seats; serves no alcoholic
beverages; proposes no significant exterior changes that would alter the architectural
character of the building; and provides a net increase of less than five peak hour traffic trips
(Town Code Sec. 29.10.020). Pursuant to the Table of Conditional Uses (Town Code Sec.
29.20.185), a restaurant use is allowed with a CUP in the C-2 zone.
The Planning Commission is the decision-making body for minor restaurants that are
located in the C-2 zone.
D. Restaurant Uses in the Downtown Area
In 1996, the Town Council adopted Ordinance 2021 that is “intended to discourage the
displacement of retail uses by restaurant uses by requiring the Planning Commission to
conduct a careful review of all applications for new restaurant uses in the C-2 zone through
the public hearing process.”
While the application would be replacing a former retail use, the proposed improvements
would not restrict a retail user from easily occupying the space in the future. The
Commission should consider carefully the potential impact of the conversion of this space in
the downtown.
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ANALYSIS:
A. Project Summary
The proposed minor restaurant (Casablanca Teas) would occupy a 1,369-square foot
commercial space within an existing commercial building. The business would be serving
brewed teas, beverages, and food. Additionally, the minor restaurant would have a retail
component which includes the sale of loose leaf tea by the ounce and teaware.
The applicant is proposing 23 seats. The hours of operation would be 7:00 a.m. to 10:00
p.m., seven days a week. Delivery hours would be between 10:00 p.m. and 5:00 a.m. at the
N. Santa Cruz Avenue entrance. The applicant has also provided development plans (Exhibit
7).
There will be no traffic impact or traffic impact fees required per the Town’s Traffic Impact
Policy as the subject site is located Downtown and there is no increase in square footage.
Per the Town’s Traffic Impact Policy, uses within the C -2 zone are expected to change
periodically as part of the natural business cycle. For the purpose of Traffic Impact Fees,
changes in use without changes in net building square footage within the C -2 zone shall not
be considered to create a traffic impact, shall be exempt from this policy, and no traffic
impact fees shall be charged for a change in use.
The applicant has provided a description of the business (Exhibit 4), letter of justification
(Exhibit 5), and development plans (Exhibit 7) describing the proposal.
B. Parking
The commercial building has five parking spaces on-site and 24 parking spaces in the
Parking Assessment District. Downtown restaurant uses without a separate bar require one
parking space for every four seats. 23 seats are being proposed by the applicant requiring
5.75 parking spaces to be provided for the proposed use. The proposed use would comply
with the parking requirements for the building, as shown in the table below.
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SUBJECT: 155 N. SANTA CRUZ AVENUE/U-17-006
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Use Square Feet # of Seats Req. Spaces
Suite A (N) Minor
Restaurant
1,369 23 5.75
(1 per 4 seats)
Suite B Retail - Photo
Studio
1,080 3.6
(1 per 300)
Suite C Retail - Juice Co. 1,000 3.33
(1 per 300)
Suite D Retail - Clothing 1,000 3.33
(1 per 300)
Suite E Retail - UPS Store 550 1.83
(1 per 300)
Suite F Personal Service -
Nail Salon
650 2.16
(1 per 300)
Suite G Retail - Patio
Storage
1,938 6.46
(1 per 300)
Total Spaces Required
26.46
Total Spaces Provided
29 spaces
C. Conditional Use Permit Findings
In order to grant approval of a CUP, the deciding body must make the following findings:
1. The proposed use of the property is essential or desirable to the public convenience or
welfare; and
2. The proposed use would not impair the integrity and character of the zone; and
3. The proposed use would not be detrimental to public health, safety or general welfare;
and
4. The proposed use of the property is in harmony with the various elements or objectives
of the General Plan and the purposes of the Town Code.
In regards to the first finding, the proposed use is desirable to the public convenience
because it will provide food and beverage options in the downtown. As required by finding
two, the proposed use would not impair the integrity of the zone, in that the proposed use
is a commercial use and would be located in a commercial zone. In regards to the third
finding, the proposed use would not be detrimental to public health, safety or gene ral
welfare, and the conditions placed on the permit would maintain the welfare of the
community. In regards to the final finding, the proposed use is in conformance with the
Town Code and is consistent with the General Plan.
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D. General Plan
The minor restaurant use is consistent with the Central Business District General Plan
Designation for the property which envisions a mixture of retail, office, and residential in a
mixed-use setting, along with lodging, service, auto-related businesses, non-manufacturing
industrial uses, recreational uses, and restaurants.
The goals and policies of the 2020 General Plan applicable to this project include, but are
not limited to:
Policy LU-2.1 – Minimize vehicle miles traveled for goods and services by allowing and
encouraging stores that provide these goods within walking distance of neighborhoods
in Los Gatos.
Policy LU-9.2 – Maintain a variety of commercial uses, including a strong Downtown
commercial area combined with Los Gatos Boulevard and strong neighborhood
commercial centers to meet the shopping needs of residents and preserve the small-
town atmosphere.
Policy LU-9.6 – Encourage development that maintains and expands resident-oriented
services and/or creates employment opportunities for local residents consistent with
overall land use policies of the Town.
Goal LU-10 – To preserve Downtown Los Gatos as the historic center of the T own with
goods and services for local residents while maintaining the existing Town identity,
environment, and commercial vitality.
E. Environmental Review
The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of California Environmental Quality Act, Section 15301: Existing Facilities.
No significant effect on the environment will occur since the project uses an existing
structure with no increase in floor area.
PUBLIC COMMENTS:
Exhibit 6 includes public comment received by 11:00 a.m., Friday, July 7, 2017.
CONCLUSION:
A. Summary
Staff has recommended conditions of approval for the proposed business. The site has
adequate parking to accommodate the proposed use and the business proposes to close by
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10:00 p.m. each day. The proposed use is in conformance with the Town Code and is
consistent with the General Plan.
B. Recommendation
Based on the analysis above, staff recommends approval of the CUP application subject to
the recommended conditions of approval (Exhibit 3). If the Planning Commission finds
merit with the proposed project, it should:
1. Find that the proposed project is categorically exempt, pursuant to Section 15301 of the
California Environmental Quality Act as adopted by the Town (Exhibit 2); and
2. Make the findings as required by Section 29.20.190 of the Town Code for granting
approval of a CUP (Exhibit 2); and
3. Approve CUP application U-17-006 with the conditions contained in Exhibit 3.
C. Alternatives
Alternatively, if the Commission has concerns with the proposed project, it can:
1. Approve the application with additional and/or modified conditions of approval; or
2. Continue the application with direction to a specific hearing date; or
3. Deny the application.
EXHIBITS:
1. Location Map
2. Required Findings for Conditional Use Permit (one page)
3. Recommended Conditions of Approval (five pages)
4. Letter of Justification, received May 17, 2017 (two pages)
5. Business Description, received May 17, 2017 (four pages)
6. Public comments received by 11:00 a.m., Friday, July 7, 2017
7. Development Plans, received June 7, 2017 (five pages)
Distribution:
Casablanca Teas, LLC c/o Linda and Kathy Reiners, 430 Snyder Avenue, San Jose, CA 95125
Mike Rugani, P.O. Box 873, Los Gatos, CA 95031
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155 N. Santa Cruz Avenue
EXHIBIT 1
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PLANNING COMMISSION -July 12, 2017
REQU IRE D FINDINGS FOR:
155 N. Santa Cruz Avenue. Suite A
Conditional Use Permit U-17-006
Requesting approval for a minor restaurant use (Casablanca Teas) on property
zoned C-2. APN 510-17-096.
PROPERTY OWNER: Mike Rugani
APPLICANT: Casablanca Teas, LLC
FINDINGS :
Required finding for CEQA :
• The project is Categorically Exempt pursuant to Section 15301 of the State Environmental
Guidelines as adopted by the Town. No significant effect on the environment will occur
since the project uses an existing structure with no increase in floor area .
Required findings for a Conditional Use Permit:
• As required by Section 29.20 .190 of the Town Code for granting a Conditional Use Permit:
The deciding body, on the basis of the evidence submitted at the hearing, may grant a
conditional use permit when specifically authorized by the provisions of the Town Code if it
finds that:
1. The proposed use is desirable to the public convenience because it provides food and
beverage options, thereby increasing the diversity of commercial use s in the downtown;
and
2. The proposed use would not impair the integrity of the zone , in that the proposed use is
a commercial use and would be located in a commercial zone; and
3. The proposed use would not be detrimental to public health, safety or general welfare,
and the conditions placed on the permit would maintain the welfare of the community;
and
4. The proposed use is in harmony with the General Plan and Town Code .
EXHIBIT 2
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PLANNING COMMISSION -July 12, 2 01 7
COND ITIONS OF APPROVAL
1 55 N. Santa Cruz Ave n ue. Su ite A
Co nditio n a l Use Permit U-1 7-006
Re q uesti ng a ppr oval fo r a m i nor r est a u rant u se (Casablanca Teas) on prop e r ty
zoned C-2. APN 5 1 0-1 7-096.
P ROPERT Y OWNER: Mike Rugani
AP P LI CANT: Casabla nca T eas, LLC
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT :
Planning Division
1. APPROVAL : This application shall be completed in accordance with all of the cond itions of
approval and in sub stantial compliance with the approved plans . Any changes or
modification s to the approved plans shall be approved by the Community Development
Director, DRC or the Planning Commission 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 . LAPSE FOR DISCONTINUANCE : If the activity for which the Conditional Use Permit has
been granted is discontinued for a period of one (1) year, the approval lapses pursuant to
Section 29 .20.340 of the Zoning Ordinance .
4 . USE : The approved use is for a minor restaurant .
5. HOURS OF OPERATION : Maximum hours of operation are 7:00 a.m . to 10:00 p .m.
6. NUMBER OF SEATS : The maximum number of seats shall not exceed 23.
7. DELIVERIES : Typical de l ivery times shall be between 10:00 p .m . and 5 :00 a.m . at t h e North
Santa Cruz Avenue entrance .
8 . RECYCLED CONTAINERS: Any take-out food shall be served in containers made of recycled
materia ls.
9 . REUSABLE CONTAINERS : Pursuant to Town Code all o n-site meals shall be served with re-
u sable dishware and utensils .
10. CERTIFICATE OF USE AND OCCUPANCY : A Certificate of Use and Occupancy must be
obtained prior to commencement of use.
11 . BUSINESS LICENSE : A business license is required from the Town of Los Gatos Finance
Department prior to commencement of use .
12. SIGN PERMIT : A Sign Permit from the Los Gatos Community Development Department
must be obtained prior to any changes to existing signs o r installation of new signs .
13 . ROOFTOP EQUIPMENT : Any new or modified roof mounted equipment shall be fully
screened prior to issuance of an occupancy permit.
14. TOWN INDEMNITY : Applicants are notified that Town Code Section 1.10.115 requi res that
any applicant who receive s a permit or entitlement from the Town shall defend,
indemnify, and hold harm le ss 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
EXHIBIT 3
a condition of approval of all such permits and entitlements whether or not expressly set
forth in the approval, and may be secured to the satisfaction of the Town Attorney.
15 . COMPLIANCE MEMEMORANDUM : A memorandum, in compliance with standard Town
practice, shall be prepared and submitted with the building permit detailing how the
conditions of approval will be addressed .
Building Division
16. PERMITS REQUIRED: A Building Permit shall be required for all interior modifications and
alterations to the existing commercial building. This is a combination of Permits which
includes all required electrical, mechanical, and plumbing work as necessary.
17. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue-lined in full on the
cover sheet of the construction plans . A Compliance Memorandum shall be prepared and
submitted with the building permit application detailing how the Conditions of Approval
will be addressed.
18. SIZE OF PLANS : Submit four sets of construction plans, minimum size 24" x 36", maximum
size 30" x 42".
19 . TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance
20. Forms must be blue-lined (i.e. sticky backed) onto the plans including lighting compliance
and mandatory measures.
21 . TITLE 24 ACCESSIBILITY-COMMERCIAL: For any proposed Tenant Improvements, general
path of travel from the public way shall comply with the latest California Title 24
Accessibility Standards . Work shall include, but not be limited to, accessibility to building
entrances from parking facilities and sidewalks. The building shall be upgraded to comply
with the latest California Title 24 Accessibility Standards . Necessary work shall be first
investigated by the design Architect and then confirmed by Town staff. See Advisory
Comment.
22. TITLE 24-FOOD PREPARATION FACILITY : Proper size grease interceptor shall be required
for any food preparation facility. The following agencies will review the grease
interceptor requirements before issuance of the Building Permit :
a. West Valley Sanitation District (WVSD): (408) 378-2407
b. San Jose/Santa Clara County Water Pollution Control Plant: (408) 945-3000
c. Santa Clara County Environmental Health Department: (408) 918-3479
23. DEPARTMENT OF ENVIRONMENTAL HEALTH CLEARANCE: Please provide evidence of
approval from Santa Clara County Environmental Health Department for the proposed
scope of work at this food preparat ion facility. Evidence shall be in the form of stamped
"approved" plans and/or a letter from the County Environmental Health Department
indicating their approval of the proposed project.
24. WATER POLLUTION CONTROL PLANT PRETREATMENT LEITER : This food preparation
facility requires certification and approval from the Environmental Services Department of
the San Jose/Santa Clara County Water Pollution Control Plant. Please contact the agency
directly at (408) 945-3000 to obtain application and certification requirements. Provide a
copy of the pretreatment letter for this project from the Environmental Services
Department to the Town Building Official, prior to permit issuance for the Tenant
Improvements. The Environmental Services Department will forward a copy of the
certification to the West Valley Sanitation District for verifying the grease interceptor
sizing.
25 . PLANS : The construction plans for this commercial building tenant improvement shall be
prepared under the direct supervision of a California licensed Architect or Engineer.
26. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit :
a. Community Development -Planning Divis ion : Erin Walters (408) 354-6867
b. Santa Clara County Fire Department: (408) 378-4010 ·
c. West Valley Sanitation District: (408) 378-2407
d . Santa Clara County Environmental Health Department: (408) 918-3479
27. ADVISORY COMMENTS for TENANT IMPROVEMENTS:
a. In addition to all new work complying with the Code for accessibility, when existing
Buildings are altered or remodeled they must be made accessible to persons with
physical disabilities in accordance with the CBC Section llB-202, "Accessibility for
Existing Buildings". Existing accessibility features and/or elements required to be
accessible in order of priority include: (a) Accessible main entrance with required
signage and proper door hardware that does not require tight grasping; (b) Accessible
route to altered area (including parking space and path of travel from public way); (c)
Accessible Restrooms; (d) Accessible indoor and outdoor seating
b . Where the cost of alterations or remodeling is less than a threshold amount (currently
at $156,162.00) and the cost to provicie all those features listed above is
disproportionate to the improvement costs (i.e . more than 20% of the budget), then
the Owner is only required to provide disabled access upgrades to 20% of the budget
cost for alterations with the approval of the Building Official. Please obtain the Town
20% Rule Form from the Town Permit Counter or download from the Town of Los
Gatos website at www.losgatosca.gov and completely fill it out showing all the
required upgrades that will be provided and their costs . This form must be
permanently affixed (i.e. blue-lined, sticky-backed) to the plans. If the cost of
alterat ions and remodeling exceeds the threshold amount ($156,162.00) then the
plans must show full accessibility compliance and this shall be indicated on the 20%
Rule Form affixed to the plans.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS:
Engineering Division
28. GENERAL: All work shall conform to the applicable Town ordinances. The adjacent public
right-of-way shall be kept clear of all job-related construction debris at the end of the day .
The storing of goods and materials on the sidewalk and/or the street will not be allowed
unless an encroachment permit is issued by the Engineering Division of the Parks and
Public Works Department. The Owner, Applicant or Contractor's representative in charge
shall be at the job site during all work ing hours. Failure to maintain the public right-of-
way according to this condition may result in the issuance of correction notices, citations,
or stop work orders and the Town performing the required maintenance at the
Applicant/Owner's expense.
29 . APPROVAL: This application shall be completed in accordance with all ofthe conditions of
approval listed below and in substantial compliance with the latest reviewed and
approved development plans. Any changes or modifications to the approved plans or
conditions of approvals shall be approved by the Town Engineer.
30 . CHANGE OF OCCUPANCY : Prior to initial occupancy and any subsequent change in use or
occupancy of any non-residential condominium space, the buyer or the new or existing
occupant shall apply to the Community Development Department and obtain approval for
use determination and building permit and obtain inspection approval for any necessary
work to establish the use and/or occupancy consistent with that intended.
31. STREET /SIDEWALK CLOSURE: Any proposed blockage or partial closure of the street
and/or 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.
32 . PLANS AND STUDIES : Any post-project traffic or parking counts, or other studies imposed
by the Planning Commission or Town Council shall be funded by the Applicant.
33. WATER DESIGN: In the event of any required improvements to the existing water service
and/or meter, water plans prepared by San Jose Water Company must be reviewed and
approved prior to issuance of any permit.
34. CONSTRUCTION STREET PARKING: No vehicle having a manufacture'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 to approval from the
Town Engineer.
35 . CONSTRUCTION HOURS: All construction activities, including the delivery of construction
materials, labors, heavy equipment, supplies, etc., shall be limited to 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. The Town
may authorize, on a case-by-case basis, alternate construction hours. The Owner,
Applicant, Contractor or their representative shall provide written notice twenty-four (24)
hours in advance of modified construction hours. Approval of this request is at discretion
of the Town.
36. 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 from the source. 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.
37. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times during
the course of construction. All construction shall be diligently supervised by a person or
persons authorized to do so at all times during working hours. The Owner, Applicant, or
Contractor'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
penalties and/or the Town performing the required maintenance at the Applicant's
expense .
38. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered .
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
39. FIRE SPRINKLERS : This building is equipped with a fire sprinkler system. Any
modifications to the interior may require modification of the fire sprinkler system. A State
of California licensed (C-16) Fire Protection Contractor shall submit plans, calculations, a
completed permit application and appropriate fees to this department for review and
approval prior to beginning their work.
40. COMMERICAL KITCHEN HOODS/COMMERICAL COOKING OIL STORAGE: This building
proposes to contain a commercial kitchen. The hood/duct fire suppression system and all
required appurtenances shall be in compliance with CFC Sec . 609, 610, and 904 as
applicable. Any modifications to any existing system will require plans to be submitted to
this office by a properly licensed and qualified contactor, and such systems will be tested
and approved by this office prior to receiving final sign-off.
41. CONSTRUCTION FIRE SAFETY: All construction sites must comply with applicable
provisions of the CFC Chapter 33 and our Standard Deta i l and Specification Sl-7. Provide
appropriate notations on subsequent plan submittals, as appropriate to the project. CFC
Chptr. 33
42. ADDRESS IDENTIFICATION: New and existing buildings shall have approved address
numbers, building numbers or approved building identification placed in a position that is
plainly legible and visible from the street or road fronting the property. These numbers
shall contrast with their background. Where required by fire code official, address
numbers shall be provided in additional approved locations to facilitate emergency
response. Address numbers shall be Arabic numbers or alphabetical letters. Numbers
shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke with of 0.5 inch
(12 .7mm). Where access is by means of a private road and the building cannot be viewed
from the public way, a monument, pole or other sign or means shall be used to identify
the structure. Address numbers shall be maintained. CFC Sec. 505.1.
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Casablanca Teas, LLC
17 May2017
Letter of Justification
Casablanca Teas is a mother-daughter, small business that specializes in high-
quality loose leaf teas from the best tea-growing regions across the globe. We
have been in business for just over a year, primarily performing market research
and testing of our products. The results of our efforts have given us the
confidence to open a storefront in Los Gatos that will sell 1) retail loose leaf tea
by the ounce and teaware and 2) brewed tea and food that is complimentary
with tea . To accomplish our goal, we request a Conditional Use Permit for 155 N
Santa Cru z Avenue Suite A.
Outside the U.S., tea is the most consumed beverage in the world after water.
Within the U.S., it is experiencing an 8% CAGR and is expected to continue t hat
growth in the future. We anticipate 60% of our revenue will be generated
through retail sales of loose leaf tea and equipment.
Central to our business concept will be a taste before you buy philosophy. We
will provide a tea tasting bar where customers can request and taste fresh
brewed samples of our teas before making a selection . As tea is a developing
market within the US, learning about the differences and tasting notes of
various teas will be helpful to both the customer and the business.
Tea is very much a social experience -most often consumed at a slower pace
than coffee and frequently in social or business settings. Food is integral to tea
consumption -in fact, green tea should not be consumed without food . We will
offer foods that either feature tea as a component or foods that compliment tea
such as small sandwiches, scones, pastries, etc. While "tea service" is typically
EXHJBIT 4
thought of as a British High Tea type event, we will offer a global, modernized
tea service with flavors from around the world. Food will be offered as a full tea
service or a la carte and will available for take away or consumed on-site in our
cafe style seating.
Casablanca Teas is a family business with daughter Kristine Reiners, a graduate
of the Art Institute with a BS in Culinary Management and 10+ years of
restaurant and professional baking experience . Kristine is the Chef & Tea
Master for Casablanca Teas. She is partnered with her mother Linda Reiners, a
recently retired aerospace executive with international business experience as
well as a graduate of the Stanford Graduate School of Business. Linda is
responsible for business and sourcing management.
It is our objective that Casablanca Teas will provide Los Gatos with a high-quality
product offering that will enhance the neighborhood dynamic that makes Los
Gatos unique. We intend to bring the richness of a global tea culture to Los
Gatos through our tea offerings.
Sincerely,
Kristine and Linda Reiners,
Casablanca Teas, LLC
2
1
CASABLANCA TEAS, LLC
TEA SHOP & CAFE
May 17, 2017
OVERVIEW
1. Project Background and Description
/
l
Casablanca Teas is a mother-daughter small business that specializes in high-quality loose leaf tea from the best
tea-growing regions across the globe. We seek to open a storefront in Los Gatos that will sell 1) retail loose leaf tea
by the ounce and teaware and 2) brewed tea and food that is complimentary with tea.
Outside the US, tea is the most consumed beverage in the world after water. Wrthin the US, it is experiencing an
8% CAGR and is expected to continue that growth in the future. We anticipate 60% of our revenue will be generated
through retail sales of loose-leaf tea and equipment.
We seek to expand 155 N Santa Cruz Avenue Suite A from a simple retail space to include food service and in doing
so strive to align our business with the general plan and objectives of the Town.
Specifically, we believe that Casablanca Teas meets the applicable criteria for Section 29.20.190:
• Proposed property is not out of harmony with specific provisions or objectives of the general plan and
purposes. We are proposing a small-business that will provide quality service and products to the residents of
Los Gatos. We have specifically sought a Town environment to open our store as we believe tea is harmonious
with a community like Los Gatos. We will present a pleasing, visually interesting storefront that indudes for
retail pre-packaged loose leaf tea and beautiful teaware.
• The proposed use will not detract from the existing balance and diversity of businesses in the
commercial district in which the use is proposed to be located. Casablanca Teas will blend nicely with
surrounding business offering residents quality, healthy options. Tea has long been known for its health
benefits. We are excited to be located near soon to be opened Juice Co_Los Gatos and Soul Cycle.
The proposed use will not create an over concentration of similar types of business. Casablanca Teas
will bring a unique offering of high-quality, specialty loose leaf teas. The accompanying food will be house-
made and designed to complement our teas.
Additionally, by offering a full~service quality loose leaf tea business we support Town ~bjectives of:
Maintain a mix of retail and restaurants -While we are converting a simple retail space to include food
service capability we are maintaining a mix of retail (60%) and adding food & beverage capability. We are not
offering alcohol. We believe this mix facilitates our business by addressing the full tea experience and adds
capabilities to the existing infrastructure.
• Sustain economic vitality -High-quality, loose leaf tea is a new and growing market that is not yet represented
in Los Gatos. Similar businesses are thriving in other cities of the US including San Francisco (Samovar),
Beverly Hills (American Tea Room) and Miami (JoJo Teas) to name a few.
Sustain historic atmosphere-155 N Santa Cruz Avenue was built in the 1990s and we will not alter the
exterior structure. Casablanca Teas will enhance the current location by bringing a product that is thousands of
years old, culturally rich , and appealing to the residents of Los Gatos.
EXHIBIT 5
• Attract Town residents throughout the day -Retail sales will be available throughout the day and be done
based on the schedule of the consumer. Tea consumption is typically enjoyed as a morning starter, a mid-day
or afternoon break , or as an evening wind-down beverage. By meeting the complete needs of tea drinkers our
concept of operations will support business throughout the day.
2. Project Scope
Retail Sales are expected to comprise 60% of Casablanca Teas' revenue with the primary source provided by loose
leaf teas that are sold by the ounce .
2.1 Retail Sales
2.1.1 Loose Leaf Tea
Fundamental to our business concept is to offer the highest quality teas t>y personally visiting the world's best tea
growing regions. We strive to visit our sources in China, Japan, and India , with a preference for small farmers.
Through our visits, we are able to observe fanning methods and worker treabnent -we want our customers to feel
good about where their tea comes from.
We will initially provide loose leaf teas in 3 categories based on origin ; China, Japan and India . Tea is not unlike wine
where terroir, varietal, weather and altitude make a significant difference. Specific teas are really only at their best
when they are produced in the right location that has the unique characteristics for that tea. Additionally, we will
have a 4 th category of house made, handcrafted, small -batch blends.
High-quality, specialty tea is not inexpensive. Customers need to sample various teas before making their selection .
Central to our loose leaf sales will be a "tea bar" where customers can request and sample teas that are brewed while
they watch , before making their selection . The tea bar concept not only helps a customer make the right selection
but also enhances their own at home brewing experience by learning as they watch their tea be prepared in the store .
Tea will be priced and sold by the ounce with packaging occurring on the spot. We will offer a limited number of
"favorites· as prepacf(aged teas that will be displayed.
2
Hamey & Sons, New YOl1<
2.1.2 Teaware and Equipment
Customers will be able to purchase teaware and equipment such as tea pots , tea jars, scoops and other devices
designed to ensure their home brewing experience is a success. Additionally, we will offer gift canisters that can be
taken or filled as part of their purchase.
..
2.2 Consumable sales
2.2.1 Brewed Tea
Brewed tea will be available for on-site consumption as well as take-away. Because of the amount of time it takes to
brew tea it is anticipated that take-away will be predominantly iced tea and a set of pre-brewed teas offered as a hot
beverage . Tea brewed for on-site consumption will be made to order from our full selection and refills will be
included . Additionally, tea lattes will be available for both on-site consumption and for take-away.
Other beverages will be offered but not our main focus. We will have limited coffee service and beverages such as
bottled apple juice for customers who are accompanying a tea drinker, but are not a tea drinker themselves.
2.2.2 Food Service
Given the social nature and physical aspects of tea, food is a natural accompaniment. Tea is generally sipped and
frequently shared with others or perhaps as an indulgent. quiet time for a busy person. The tea drinking experience
Is enhanced by the right type of foods . For example , the slightly astringent bite of a good sencha is complimented
when accompanied by a sweet. The amino acids from green teas , while extremely healthy, can also upset an empty
stomach .
3
We will offer both a la carte foods and set menu tea service. The foods will be available for both on-site consumption
and take away. Many of our foods will contain tea as an ingredient, for example Lemon Chamomile Poppy Seed
bread . Others will be complimentary to tea such as scones with clotted cream and jam .
All of our food will be house made and of high quality. While food is not the primary objective of our business it is a
critical component to the overall tea experience . .. -. ..,.. ..
3. Concept of Operation
Casablanca Teas wants to be a positive addition to the Town of Los Gatos. We propose to operate as follows .
3.1 Hours of Operation
We anticipate 3 "waves· of customer service.
1) Morning -service targeted for local business people and residents not necessarily the commuter traffic .
..
2) Mid-day to late afternoon/early evening -beverage and food service for lunch, breaks, and snacks. Retail
sales throughout the day.
3) Evenings -based on customer demand we would like to offer an evening dessert service, particularly during
good weather months. Additionally, we will offer educational outreach with special guest speakers in the
evening on topics such as the history of tea, the health benefits of tea, brewing techniques, and tea cultures
from around the world.
Our planned hours of operation to support these audiences will be 7 :00am -10:00pm . We may not operate until
10:00 every evening but would like the ability to support the community with dessert service and provide occasiona l
tea experts as guest speakers.
3.2 Parking and Seating
We are currently allocated 4.83 parking spaces based on square footage. Additionally, the landlord has allocated 1
of the 5 building spaces for the purposes of seating . Wrth a planned allocation of 5.83 space at 4 seats per we have
planned a seating capacity of 23.
4. Affected Parties
Casablanca Teas is in the process of meeting neighbors to introduce our proposed business and solicit any concerns
they may have. We will provide updates.
4
Erin M. Walters
From:
Sent:
To:
Subject:
Lynn Miano <lynn.a.m iano@gmail.com >
Saturday, Jul y 01, 2017 9:37 PM
Erin M. Walters
Casablanca Teas, LLC
RECEIVED
l,A-11-00&
JUL 01 2017
TOWN OF LOS GATOS
PLANNING DIVISIO N
I am Lynn Miano with Classic Kids Photography, located at 155 N. Santa Cruz, Suite Band next door to the anticipated
arrival of Ca sa blanca Teas.
We have successfully been operating our photography business in Los Gatos for just short of 20 years . Never have our
neighbor businesses been more compatible as now and we expect Casablanca Teas to be just the right fit to add to the
friendly and hospitable offerings in our building. Our clientele is local parents who come to have professional art
portraits taken of their family and what better ending to our portrait session than for them to sit and enjoy a freshly
brewed cup of high quality tea along with a sandwich, pastry or scone . Our clients often mention they are going to go
have a beverage or bite to eat after their portrait session and now they can just pop in next door and have just about
anything they might want.
We highly support Casablan ca Teas and are looking forward to the town moving quickly with all that is necessary for
them to proceed with their plans .
Warm regards,
Lynn Miano
Manager and Head Photographer
Classic Kids Photography
155 N. Santa Cruz Ave . Suite B
Lo s Gatos, CA 95030
408 354-9116
EXlllBIT 6
1
This Page
Intentionally
Left Blank
CUP Application I 155 N. Santa Cruz Ave., Suite A, Los Gatos CA 95030
PROJECT SUMMARY
APN
ZONING
SITE AREA
TENANT SPACE
PREVIOUS OCCUPANT
PROPOSED OCCUPANT
CONSTRUCTION TYPE:
FIRE SPRINKLERS:
NUMBER OF STORIES
CODES
510.17.096
C-2 (CENTRAL BUSINESS DISTRICT)
13,272 square feet
1.369 square feet
M (Mercantile / Retail)
B (Restaurant)
V-8 Non-Roted
Yes
One
2016 Collfomio Building Code
VICINITY MAP
~
"' N
~ NICHOLSON ~ _______ .. ;'!:
8~
z
HWY 9
INDEX OF DRAWINGS
AO COVER SHEET / PROJECT INFORMATION
A1 SITE PLAN
A2 EXISTING / PROPOSED FLOOR PLAN
A3 EXTERIOR ELEVATIONS
A4 ROOF PLAN / WALL SECTION
PROJECT SCOPE
1. WORK TO INCLUDE RENOVATIONS TO CREATE NEW RETAIL / TEA SHOP / CAFE -INCLUDING:
A. CREATE TWO NEW UNISEX BATIHROOMS
B. CREA TE NEW LIGHT DUTY COMMERCIAL KITCHEN, INCLUDING INSTALLATION OF NEW HOOD.
C. CREATE NEW DINING ROOM / RETAIL AREA AT FRONT OF SHOP.
D. NEW MECHANICAL UNIT AT ROOF FOR KITCHEN HOOD EXHAUST AND MAKE-UP AIR.
E. NO PROPOSED CHANGES TO TIHE BUILDING EXTERIOR.
F. NO SIDEWALK SEA TING IS PROPOSED WITIH TIHIS APPLICATION.
OCCUPANT LOAD DIAGRAM
CAFE DINING ROOM
TEA SERVICE AREA
KITCHEN
BATIHROOM
TOTAL OCCUPANT LOAD
NUMBER OF EXITS:
39
2
3
2
46
BATHROOM
60SF 0 200
(i)
BATHROOM
60SF 0 200
(i)
TEA TASTING BAR
320SF 0 200
0
DINING ROOM
595SFC15
KITCHEN ®
255SF D 200
0
46 EXIT
-
ABBREVIATIONS
& Channel
And E. East
L Angle EA. Each
D At E.J. E11pans1on Joint
f Centerline EL. Elevctlon
Diameter or Round ELEC. Electrical
Pound or Number ELEV. Elevotor
= E~uale EMER. Emergency
!~ E sting ENCL Enclosure
Future E.P. Electrical Panalboard
New EQ. Equal
Relocate EQPT. Equl.c..ment
E.W.C. Elec le Water Cooler ,..,8. Anchor Bolt EXST. Eicisting
A.C. Aspholtlc Concrete EXPO. El!poeed
A.COUS. Acoustical EXP. E~anslon
A.O. Area Drclln EXT. E erlor
AD~ A.djacent
AFF. Above finish floor
A.GGR. Ap,gregotc F.A. Fire Alarm
Al. Aumi'lum F.B. Flat Bar
ANOO. Anodized FCO Floor Cleonout
A.PPROX. Approximate F.D. Floor Drain
A.RCH. Archlt9Ctural FON. Foundation
A.SPH. Asphalt F.E. Fire Extinguisher
F.E.C. Fire Extinguisher Cab. BD. Boord F.G. Finish Grade BITIJM. Bituminous F.H.C. Fire Hose Cabinet BLDG. Bull ding F.H.W.S. Flot Head Wood Screw BLK. Block FlN. Finish
BLKG. Blocklng FL. Floor BM. Beam FLASH. Flashing
BOT. Bottom FLUOR. Fluorescent BTWN. Between F.O. Face 01
F.O.C. Face of Concrete
F.O.F. Face of Finish
CAB. Ccblnet F.O.S. Face of Studs C.B. Catch Basin FPRF. Fireproof CEM. Cement F.S. Full Size CER. Ceramic F. SK. Floor Sink
C.I. Cost Iron FT. Foot or Feet
C.G. Comer Guard FTG. Footing CLG. Celling FURR. Furring
CLKG. Col king
CLO. Closet GA. Gauge CLR. Clear GALV. Galvanized C.M.U. Concrete Masonry Unit(s) G.B. Grab Bar c.o. Clean out G.D. Garba3e Dlsfasal COL. Column G.F.I. Groun Faul lnterruptor COMP. Composition G.I. Galvanized Iran
CONC. Concrete GL. Glazing
CONN. Connection G.LB. Glu-Lamlnoted Beam
CONSTR. Construction GL Glass
CONT. Continuous GND. Ground
CORR. Corridor G.S.M. Galvanized Sheet Metal
CPT. Carpet GR. Grade
C.T. Ceramic Tile GYP. Gwsum
CTSK. Countersunk CNTll. Counter cm. Center H. Hi~ H.B. Hose Bibb
H.C. Hollow Core or Handicap D. Deeg HDWD. Hardwood
DBL. Dou le HDY.r. Hardwcre
DEPT. Defiartment H.M. Hollow Metal DET. De ail HORIZ. Horizon ta I
D.F. Drinking Fountain HR. Hour
DIA. Diameter HGT. Height
DIAG. Diagonal H.W.H. Hot Water Heater
DIM. Dimension
DISP. Dispenser DN. Down l.D. Inside Diameter (Dim.) o.o. Door Openi'lg IN. Inch
DR. Door INSUL. Insulation OS. Downi'fcout INT. Interior
D.S.P. Dry S ondplpe INCAND. Incandescent DWG. Drawing
DWR. Drawer
PARKING
TOTAL BUILDING TOWN PARKING ALLOCATION 24 SPACES
EXISTING ON SITE PARKING 5 SPACES
TOTAL AVAILABLE SPACES 29 SPACES
PROPOSED TENANT -MINOR RESTAURANT USE
23 SEATS (1 PER 4 SEATS) 5. 75 SPACES REQUIRED
SUITE A USE AREA PARKING
SUITE A RETAIL 1,369 4.8
SUITE B RETAIL -PHOTO 1,080 3.6
SUITE C RETAIL -JUICE CO. 1,000 3.3
SUITE D RETAIL -CLOTIHING 1,000 3.3
SUITE E RETAIL -UPS STORE 550 1.8
SUITE F PERSONAL SERVICE -NAIL 650 2.1
SUITE G RETAIL -PATIO STORAGE 1,938 6.46
EXISTING TOTAL SPACE REQ'D 25.36 SPACES
SUITE A l.11NOR RESTAURANT -2.3 SEATS 1,369 5.75
PROPOSED TOTAL SPACES REQUIRED 26.31 SPACES
PARKING SPACES PROVIDED 29 SPACES
JAN. Janitor
JT. Joint
KIT. Kitchen
L. Long
LAB. Ld:>on::Jtory
LAM. Laminate
LAV. Lavatory
LKR. Locker
LOC. Location LT. Ught
•AX. Ma>cimum
M.8. Machine Bolt
M.C. Medicine Cabinet
MECH. Mechanical
MEMB. Membrane
•ET. Metal •FR. Manufacture
•H. Manhole
MIN. Minimum
•IR. Mirror •1sc. Mlacellaneous
M.O. Masonry Opening
•TD. MounteCI
•UL Mulllon
N. North
N.l.C. Not In Contract
NO. or # Number
NOM. Nominal
NOS. Numbers
N.T.S. Not To Scale
0/ °""' O.A. OVerall
OBS. Obscure o.c. On Center
O.D. Outside Diameter(Dim)
OFF. Office
OPNG. Open inf, OPP. oppasi e
P.D.S. Powder Driven Screw
PERP. Perpendicular
PRCST. Pre-cast
PL. Plate
P.L.AM. Plastic Laminate
PLAS. Plaster
PLYYtO. Plywood
PR. Pair
PT. Point
P.T. Pressure Treated
P.T.D. Par,er Towel Dispenser
PTO. Panted
P.T.D./R Combination Paper
Towel Disfeenser &:
Rsc~tace PTN. Port ion
P.T.R. Paper Towel
Receptacle
Q.T. Quarry Tiie
DIRECTORY
~AD. Ri:Jir or Radius V.l.F. Verify In Field
0 "' V.C.T. Vin~ Composition Tiie R.D. Roof Drain VERT. Ver lcal PROJECT ADDRESS REF. Reference or Refrigerator
REFL Reflective
VEST. Vestibule
REFR. Refrl~erator RGTll. R:?ris er w. Weet
REJNF. Re nforced Wc:. With REQ. Requin!!d Water Closet RESIL. Reslllent wee Wall Cleanout BLDG OWNER REV. Reverie WO. Wood RM. Room ~N Within R.O. Rough Opening ~o Without RWD. Redwood Where Occurs
R.W.L. Rain Water Leader WP. Waterproof
WSCT. Wainscot
WT. Weight s. South
S.A.D. See Architectural Drawings
SAN. Sanitary
S.S.D. See Sbi.Jcb.Jrol Drawings s.c. Solid Core
TENANT
S.C.D. Seat Cover Dispenser
SCHEO. Schedule
S.D. Soafi Dispenser
SECT. Sec ion
SFT. Storefront
5H. Shelf
SHR. Shower
SHT. Sheet DESIGN
SHTG. Sheathing
SIM. Similar
SKYLT. Sk'lp,hl S.N.D. Soni cry Napkin
Diapenser
S.N.R. Sanitary Napkin
SPEC.
Receetocle
Speciflcctlan
50. Square
S.ST. Stalnleas Steel
S.SK. Service Sink
STA. Station
STAGG. Stag3ered
STD. Stan ard
KITCHEN
STL. Steel
STOR. Storcrie STllL. Struc ural
SURF. Surface
SUSP. Suspended
SYM. Symmetrical
TllD. Tread
T.B. Towel Bar
mR To Be Removed
T&B Top and Bottom
T.C. To~ of Curb TEL. Te ephone
TER. Terrazzo
T.&C. Toniue and Groove THK. Thie
T.O. Top Of
T.P. Top of Pavement
T.O.P. Tori Of Plate
T.P.O. To let Poper Dispenser
T.V. Televlslon
T.W. Top of Woll
TYP. T)plcal
u'c Under Counter
U F. Unfinished
U.O.N. Unless Otherwise Noted
UR. Urinal
FIRE DEPT. NOTES
FIRE SPRINKLERS:
TIHIS BUILDING IS EQUIPPED WITIH A FIRE SPRINKLER SYSTEM. ANY MODIFICATIONS TO TIHE INTERIOR MAY
REQUIRE MODIFICATION OF TIHE FIRE SPRINKLER SYSTEM. A STATE OF CALIFORNIA (C-16) FIRE PROTECTION
CONTRACTOR SHALL SUBMIT PLANS, CALCULATIONS, A COMPLETE PERMIT APPLICATION AND APPROPRIATE FEES
TO TIHE SANTA CLARA COUNTY FIRE DEPAR™ENT FOR REVIEW AND APPROVAL PRIOR TO BEGINING THE WORK.
CONSTRUCTION SITE FIRE SAFETY
ALL CONSTRUCTION SITES MUST COMPLY WITIH APPLICABLE PROVIDIONS OF TIHE CFC CHAPTER 33 AND OUR
STANDARD DETAIL AND SPECIFICATION Sl-7. CFC CHAPTER 33.
COMMERCIAL KITCHEN HOODS
TIHIS PROJECT PROPOSED TO CONTAIN A COMMERCIAL KITCHEN. TIHE HOOD / DUCT FIRE SUPRESSION SYSTEM
(IF REQUIRED) AND ALL REQUIRED APPURTENANCES SHALL BE IN COMPLIANCE WITIH CFC SEC 609, 610 AND 904
AS APPLICABLE. ANY MODI Fl CATIONS TO ANY EXISTING SYSTEM WILL REQUIRE PERMITS TO BE SUBMITTEO TO TIHE OFFICE
BY A PROPERLY LICENSED AND QUALIFlED CONTRACTOR, AND SUCH SYSTEMS WILL BE TESTEO AND APPROVEO BY TIHIS
OFFICE PRIOR TO RECEIVING FINAL SIGN-OFF.
ADDRESS IDENTIFlCA TION
PROVIDE APPROVED ADDRESS NUMBERS, BUILDING NUMBERS OR APPROVED BUILDING IDENTIFICATION PLACED
IN A POSITION TIHAT IS PLAINLY LEGIBLE AND VISIBLE FROM TIHE STREET OR ROAD FRONTING TIHE PROPERTY.
CFC SEC 505.1
155 N. SANTA CRUZ AVIENUE
SUITE A
LOS GATOS, CA 95030
CONNOR STEPHAY TIRUSTEE
PO BOX 203
LOS GATOS, CALIFORNIA
OWNER CONTACT: MIKE RUGANI
CASABLANCA TEAS
CONTACT: LINDA REINERS
PHONE: 408.797.7304
EMAIL: LREINERS59@GMAIL.COM
GREG STOWERS
STOWERS ASSOCIATES
155 E. CAMPBELL AVENUE, SUITE 114
CAMPBELL, CA 95008
PHONE: 408.358.5488
CELL: 408.406.6048
EMAIL: GREGOOTOWERSASSOCIATES.COM
JEFF MELTON
JM DESIGNS
551 CATMINT STIREET
MANTECA, CA 95337
PHONE: 707.889.8246
EMAIL: JMDESIGN1@COMCAST.NET
ARCHITECT
•
STOWERS
ASSOCIATES
Creating Places for People
155 E. Campbell Avenue
Suite 114
Campbell CA 95008
Greg Stowers, Owner
greg@stowersassociates.ocm
0: 408.358.5488
C: 408.406.6048
PROJECT
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ISSUE DATE
CUP Submittal 05.17.2017
Tech Review Comments 06.06.2017
STAMP
OWNERSHIP AND USE OF DOCUMENT
All DrawlnlJI, Sp!l!lolal:IM1and mplHIMrnftJmlll-D/S-..Aml<lci!llMArm-
lnc_ ""'and ohal "'main llB P"P"'lY-ThRy ""'ID llll ,_ mly with IRBpD8d:IDthl!I
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iawoopyngritorottierl'UllN9(! ngms
JOB NO. 2013.18
DRAWN BY
GTS
SCALE AS NOTED
TITLE SHEET
EXHIBIT 7
Mike's Bikes of Los Gatos
APN 510-17-046
\1
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==================~)
REF
~
SITE AREA: 13,272 SF
TOTAL BUILDING FLOOR AREA: 7,500 SF
ON SITE PARKING:
STANDARD STALLS: 4
ACCESSIBLE STALLS: 1
CONSTRUCTION TYPE: VB (NON RATED)
FIRE SPRINKLERS: YES
155 N. SANTA CRUZ AVENUE
SINGUE STORY RETAIL BUILDING
FF= 396.64
\
GAS LINE ----r-----------------------
1
I 8'' WATER LINE
I ---------------------
1
wl
E)(JSTING PU60CSIDEWALK
NICHOLSON AVENUE
EXISTING PUBLJC SIDEWALK
..... ~. d·-.,~ '~ N6l 30'00"W 131-pu '---, .....J. '--._,, /,-..J ...___
------1-.r---~:N-TER ----11 ----111111-PLA~~:-11 ----.F='. =-=--'f=~f=o PlA=NlIR=='F=~F='. ~if'=='c=ft=,c P=lANlI=R ~) -------;i
CD:;).. r1. <]_,f ~?) (} ~. . -\ \ 1,
EJ TRASH )
& RECYCLE~_/
J_
Sil£ PLAN
SCALI: 1 /8' = 1'-0'
Suite F
La Mode
Nail Salon
650 SQ. FT.
J_
Suite E
UPS
500SQ. FT.
Mr. Pickles
Sandwich Shop
'>{~. ,.._ .'>(_~ ~j D{~ ,,..__/' --~~ .~/-'--... --..._ ______ ,._, ~ -
Suite D
Vivo 0 Sol
l.000 SQ. FT.
Suite C
Juice Co_Los Gatos
1,000SQ. FT.
Suite B
EXISTING DRIVEWAY
APN 51 0 - 1 7 -060
Salon
Monalisa
\
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•
STOWERS
ASSOCIATES
Creating Places for People
155 E. Campbell Avenue
Suite 114
Campbell CA 95008
Greg Stowers, Owner
greg@stowersassociates.ocm
0: 408.358.5488
C: 408.406.6048
PROJECT
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ISSUE DATE
CUP Submittal 05.17.2017
Tech Review Comments 06.06.2017
STAMP
OWNERSHIP AND USE OF DOCUMENT
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l'rojecl and el9 not1t1 bl! Ull8d en any other project Sl.Jbmlulm i:a dllltr1IB.l:lon Ill.._
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JOB NO. 2013.18
DRAWN BY
GTS
SCALE AS NOTED
SITE PLAN
0
-,/'---------------------------------54'-6"-------------------------------JL
-,/'----8'-0"--------'-¥----5'-0"---¥-.J'----------------28'-9"------------------,l<-------12'-0·------
I
I 1 t.::::::::'.J
/,.~-~----~
f MEN';;;
i!llDO~ - - -_J I
\
\ " / ---/
__E_FS _ _j
,____STORA________,GE ~ -----~----------~---
TEA TASTING BAR
-----------------------------------------------------~ ,---, COUNTER AT $4" AFF
II ,~--11 ~-"-Et_AJ_L_o_1sP_LA_Y~
I -30X4a cFSl
I
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t--~-~~~~-~~-~~-~~-~~-~~~-__J I -I
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, / / / / ,
• KITCHEN
DINING ROOM
SEATING FOR 23
•
RETAIL DISPLAY
DRY STORAGE
1
NEW THREE-BASIN WASH
SINK WITH UNDERCOUNTER-__,,
DISHWASHER
PROPOSED FLOOR PLAN
SCALI: 1/4' = 1'-0'
1
r--1 111
~-~11 -11
I 1
~-11
/,, II I 1
I II I I
I "'R_j I = = = :::rl ~DEMO EXISTING BATHROOM AS
REQUIRED TO RENOVATE FOR
ASSECIBILllY
EXISTING ELECTRICAL PANEL
DEMO EXISTING NON-LOAD
_---BEARING WALLS
2 3
BUil T-IN BENCH SEATING IN
FRONT OF EXISTING
STOREFRONT WINDOWS.
REMOVE EXISTING DISPLAY
RACKS AT WALLS, lYP.
EXISTING STOREFRONT
WINDOW WALL SYSTEM TO
REMAIN. REPLACE WINDOW
PANES, SEALS AND CAULK AS--~
REQUIRED TO REPAIR LEAKS
EXISTING STRUCTURAL
,,---COLUMNS TO REMAIN
4
AND WATER DAMAGE.
5
---t
6
6
A
WALL LEGEND
EXISTING WALL TO REMAIN
v • "//// "//J PROPOSED NEW WALL
SEATING NOTES:
OWNER TO PROVIDE 5% OF
AVAILABLE SEATING AS FULLY
ACCESSIBLE SEATING AS
REQURIED BY CODE.
SEATS SHALL HAVE 30"X48" CLEAR
FLOOR SPACE AT ACCESSIBLE
SEATING.
TOP OF TABLES SHALL BE 28" TO
34" FROM FLOOR.
TABLES SHALL HAVE KNEE SPACE
AT LEAST 27" HIGH, 30" WIDE AND
19" DEEP PER CBC.
c
A
WALL LEGEND
EXISTING WALL TO REMAIN
C = = = = ::J WALL TO BE REMOVED
B REF
~
c
REF
[f!]
STOWERS
ASSOCIATES
Creating Places for People
155 E. Campbell Avenue
Suite 114
Campbell CA 95008
Greg Stowers, Owner
greg@stowersassociates.ocm
0: 408.358.5488
C: 408.406.6048
PROJECT
ro <(
Q) CD ..... ·-::J
I-en
I
ro Q)
::J c:
c (.) Q)
> co 0 c <( ·-·-NE +-' ro co 2S (..) o== ·-..c co -co() a. ..... a. ro c: ~ co en <( en cn.9 . co Cl.. ro ZC,9
:::> LO en () (.) LO 0
T""" ....J
ISSUE DATE
CUP Submittal 05.17.2017
Tech Review Comments 06.06.2017
STAMP
OWNERSHIP AND USE OF DOCUMENT
All DrawlnlJI, SpB!lolal:IM1and mplHIMrrf"tJmlll-D/S-..Aml<lci!llMArm-
lnc_ a11111nd ohal "'main llB puparty_ ThBy ara ID llB ,_ mly with IBBplllld:IDthl!I
l'rojecl and 819 not1t1 be Ull8d en any other project Sl.Jbmlulcsl IJI d8tr11U1on ID.._
olllclal llQ.oialtlry requl"""9"18 111 for Pl'~ In r:onneo:tlon with the Pn:ljed: le not ID
be ccnetnJed as pP!llca11on In d9Pll!lelim ol Sttlwe18 As!rx!lllMAIT:hltllr:a Inc. oxirnmon
iawoopyngrit or ottier1'81eNBa 11gms
JOB NO. 2013.18
DRAWN BY GTS
SCALE AS NOTED
EX I DEMOLITION PLAN
PROPOSED FLOOR
PLAN
I I -..
. . .. . . . ..
'
/:;;;;;;;; / 11 11 I I 11 11 I
. . ..
. . . . .. ..
...
..
. .
. .
-
0 SOUTH ELEVATION -SIDE ELEVATION {REF ONLY -NO CHANGES)
SCALE: 1/4" = 1'-o·
AT 21' AFF.
I TOP OF EXISTING PARAPET WALL
EXISTING STUCCO ~ r----....
EXISTING CANVAS OVER METAL
TUBE FRAME WITH PAINT FIN~H
. 1\ . . . .. . . . . , . . . . . . . . . . ..
/ . . . . .. .. . .
. . . . . . . . . . . . . .
II I I II
I classic kids I
I//// r// . .
EXISTING CLEAR GLASS SET IN
ANOD. ALUM WINDOW SYSTEM & ..
ENTRY DOOR -ANODIZED ALUM. "
FINISH. ~ ...
..
.. I , 1···············... I
' .
-TENANT SPACE -
CD EAST ELEVATION -FRONT I NORTH SANTA CRUZ AVENUE {REF ONLY -NO CHANGES)
SCALE: 1/4" = 1'-0"
EXISTING STUCCO
\
.
. . .. . . .. .. ' .. . . . . . '
.. . . ; . . .. . .
' .. .. . . . .. . . . . . . .. . . · .. . . . .
II I II
. .
..
··.
..
.
' EXISTING STOREFRONT GLASS AT
FRONT DINING I RETAIL AREA
TENANT SPACE
-
1\ I 1\ I
II I
I I juice co. los gates I VivoOSol
. .
. . . . . . . ' . . . ·. .. . . .. . .
' : : . . . .
II "' . .
. .
..
-
I
' I
I
•
STOWERS
ASSOCIATES
Creating Places for People
155 E. Campbell Avenue
Suite 114
Campbell CA 95008
Greg Stowers, Owner
greg@stowersassociates.ocm
0: 408.358.5488
C: 408.406.6048
PROJECT
ro <(
Q) CD ...... ·-::J
I-en
I
ro Q)
::J c:
c (.) Q)
> co 0 c <( ·-·-NE +-' ro co 2S (..) o== ·-..c co -co (.) a. ...... a. ro c: ~ co en <( en cn.9 . co Cl.. ro Zc.9
:::> LO en () 0 LO 0
T""" ....J
ISSUE DATE
CUP Submittal 05.17.2017
Tech Review Comments 06.06.2017
STAMP
OWNERSHIP AND USE OF DOCUMENT
All DrawlnlJI, SpB!lolal:IM1and mplHIMrrf"tJmlll-D/S-..Aml<lci!llMArm-
lnc. a11111nd ohal "'main llB pupalty. ThBy ara ID llB ,_ mly with IBBplllld:IDthl!I
l'rojecl and 819 not1t1 be Ull8d en any other project Sl.Jbmlulcsl IJI d8tr11U1on ID.._
olllclal llQ.oialtlry requl"""9"18 111 for Pl'~ In r:onneo:tlon with the Pn:ljed: le not ID
be ccnetnJed as pP!llca11on In d9Pll!lelim ol Sttlwe18 As!rx!lllMAIT:hltllr:a Inc. oxirnmon
iawoopyngrit or ottier1'81eNBa 11gms
JOB NO. 2013.18
DRAWN BY GTS
SCALE
AS NOTED
EXTERIOR ELEVATION
0
21 , O" $ -
$ 10'-0"
EXISTING WALL SECTION
SCALE: 1/2 • = 1'-0'
_,-----EXISTING PARAPET WALL.
HEIGHT VARIES WITH ROOF
SLOPE.
0
I
"""
EXISTING WINDOW
WALL SYSTEM AT
STREET TO REMAIN.
EXISTING PUBLIC
SIDEWALK
T-BAR CEILING
VERIFY LOCATION OF NEW
MECHANICAL EQUIPMENT TO
VERIFY THAT IT WILL NOT BE
VISIBLE FROM THE STREET.
NEW FLOORING OVER
EXISTING CONCRETE
SLAB -SEE FINISH
SCHEDULE
I \
/
-
REF
~
0
0
ROOF PLAN
SCALE: 1/8' = 1'-0"
-
1 •
~
I
~-···~m~o~"AAj OllF•FIOW
f • f •
I~
I SUITE 8
TENANT SPACE: 1,369 SQ. FT.
(E) TOPOFP.t.AAP;TAT21'0"'
00
~
~ -
ElilSllMGCANV...S OVSIMEMI.
TIJBEIRM\EWllH PAI~! ~"'5H ...__
[E) ITl'OFP.U.O.PETAT~l'll"__)
8
•
STOWERS
ASSOCIATES
Creating Places for People
155 E. Campbell Avenue
Suite 114
Campbell CA 95008
Greg Stowers, Owner
greg@stowersassociates.ocm
0: 408.358.5488
C: 408.406.6048
PROJECT
ro <(
Q) CD ..... ·-::J
I-en
I
ro Q)
::J c: (.) Q) c > co 0 c <( ·-·-NE +-' ro co 2S (..) o== ·-..c co -co (.) a. ..... a. ro c: ~
<( co en en cn.9 . co Cl.. ro Zc.9
:::> LO en () 0 LO 0
T""" ....J
ISSUE DATE
CUP Submittal 05.17.2017
Tech Review Comments 06.06.2017
STAMP
OWNERSHIP AND USE OF DOCUMENT
All DrawlnlJI, SpB!lolal:IM1and mplHIMrrf"tJmlll-D/S-..Aml<lci!llMArm-
lnc_ a11111nd ohal "'main llB puparty_ ThBy ara ID llB ,_ mly with IBBplllld:IDthl!I
l'rojecl and 819 not1t1 be Ull8d en any other project Sl.Jbmlulcsl IJI d8tr11U1on ID.._
olllclal llQ.oialtlry requl"""9"18 111 for Pl'~ In r:onneo:tlon with the Pn:ljed: le not ID
be ccnetnJed as pP!llca11on In d9Pll!lelim ol Sttlwe18 As!rx!lllMAIT:hltllr:a Inc. oxirnmon
iawoopyngrit or ottier1'81eNBa 11gms
JOB NO.
DRAWN BY
SCALE
ROOF PLAN
WALL SECTION
2013.18
GTS
AS NOTED