11a Staff Report - 303 N. Santa Cruz AvenueMEETING DATE: 4/3/06
H °r ITEM NO.
COUNCIL AGENDA REPORT
DATE: March 22, 2006
TO: MAYOR AND TOWN COUNCIL
FROM: DEBRA J. FIGONE, TOWN MANAGER
SUBJECT: CONSIDER A REQUEST TO MODIFY AN EXISTING CONDITIONAL USE
PERMIT FOR A RESTAURANT/ BAKERY (LA MAISSON DU
CROISSANT) TO INCREASE THE NUMBER OF SEATS, HOURS OF
OPERATION AND TO SERVE BEER AND WINE FOR A NEW
RESTAURANT (JAMES RANDALL).ON PROPERTY ZONED C-2.
CONDITIONAL USE PERMIT APPLICATION U-06-3. PROPERTY
LOCATION: 303 N. SANTA CRUZ AVENUE (APN 510-14-048).
PROPERTY OWNER: BERT MILLEN. APPLICANT: BRENDA
HAMMOND.
RECOMMENDATION:
1. Hold the public hearing and receive public testimony.
2. Close the public hearing.
3. Approve the application. If the application is approved, the Council should make the required
findings (Attachment 1) and approve the application subject to the proposed conditions
(Attachment 2)(Motion Required).
4. Refer to the Town Attorney for preparation of the appropriate resolution.
BACKGROUND:
On November 10, 1982, Conditional Use Permit (CUP) Application U-82-20 was approved by the
Planning Commission to operate a restaurant in conjunction with a bakery at 303 N. Santa Cruz
Avenue (La Maisson Du Croissant). The approval allowed 16 seats, hours of.operation from 7:30
AM to 6:00 PM, and did not allow service of alcoholic beverages. On September 11,. 1985, CUP
Application U-82-20A was approved by the Planning Commission allowing outdoor seating for the
existing restaurant / bakery on the portion of the existing sidewalk on private restaurant / bakery on
the portion of the existing sidewalk that is located on private property.
PREPARED BY: BUD N. LO Z
DIRECTOR OF COMMUNITY DEVELOPMENT
Reviewed by: L Assistant Town Manager
Community Development
own Attorney Clerk Finance
Revised: 3/22/06 4:06 pm
Reformatted: 5130/02
Page 2
MAYOR AND TOWN COUNCIL
SUBJECT: 303 N. Santa Cruz Avenue (James Randall)
March 23, 2006
DISCUSSION:
1. Project Summary
The applicant is requesting approval to modify the existing CUP to permit the following:
• operate a quality restaurant (quality restaurant is defined in the Zoning Code);
• allow an expansion from 16 seats to 24 seats (of which 12 seats would continue to be
permitted outdoors on the existing sidewalk and/or the existing outdoor deck that are located
on private property);
extend the hours from 7:30 AM to 6:00 PM to 7:30 AM to 10:00 PM; and
• allow beer and wine service in conjunction with meals.
Please see Exhibit E of Attachment 4 for further information regarding the applicant's
justification for the proposed modifications.
The applicant had requested approval of up to 40 seats and has illustrated 28 seats on the floor
plan, not including any outdoor seating (Exhibit F of Attachment 4). However, the subject parcel
only has two additional parking credits in the parking district that are not being utilized.
Therefore, only a maximum of 8 additional seats can be added to the 16 currently approved. It
should be noted that a condition has been added to require a barrier for the outdoor seating on
the existing sidewalk on private property (Condition #5 of Attachment 2). This requirement was
not previously included because alcohol service was not approved.
2. Planning Commission:
The Planning Commission considered this matter on March 8, 2006. A copy of the verbatim
Planning Commission minutes are included as Attachment 3. Pursuant to the Town's Alcoholic
Beverage Policy (Attachment 5), the Commission forwarded the matter to Town Council and
unanimously (6-0) recommended that the Council approve the application. The Commission
supported the request because they were able to make the required findings for the approval of
a CUP (Attachment 1) and they determined that the request is consistent with the Town's
Alcohol Policy (Attachment 5).
The Commission requested that the applicant provide a site plan to the Council showing the area
where outdoor seating would be located and that the Council consider requiring the barrier for
the outdoor seating be curved rather than rectangular so the flow of the sidewalk traffic was not
adversely impacted. The applicant has provided a site plan showing a proposal to accommodate
those requests (Attachment 6). Additionally, the Commission added an additional condition to
regulate outdoor furniture. An additional condition has been added to accommodate this request,
see Attachment 2 Condition #6.
Page 3
MAYOR AND TOWN COUNCIL
SUBJECT: 303 N. Santa Cruz Avenue (James Randall)
March 23, 2006
3. Alcohol Policy:
The Council reviews CUP requests for new alcohol service on a case by case basis. The issue
of allowing beer and wine service for a restaurant has been an issue that the Commission and
Council have carefully reviewed to ensure that the proposed restaurant is appropriate for the
proposed location. The Council reviews requests given the location, type of restaurant, hours
of operation, and any other additional issues associated with the proposal and to ensure that the
requests meet the requirements of the Alcohol Policy (Attachment 5).
CONCLUSION:
Staff has reviewed this proposal and believes the request to allow beer and wine service should not
create any adverse impacts.
It should be noted that if the Council approves this application and the approved quality restaurant
decides to cease operations and another restaurant type other than quality restaurant (such as high
turn over sit down or fast food) proposes to utilize the existing CUP for this location a modification
of the CUP will be required.
ENVIRONMENTAL ASSESSMENT:
As required by Section 15301 of the State Environmental Guidelines as adopted by the Town that
this project is Categorically Exempt.
FISCAL IMPACT: None.
Attachments:
1. Required findings from the Staff Report for the Planning Commission meeting of March 8,
2006
2. Recommended Conditions of Approval
3. Verbatim Planning Commission minutes for the meeting of March 8, 2006
4. Report to the Planning Commission dated March 1, 2006 for the meeting of March 8, 2006
5. Alcoholic Beverage Policy
6. Site Plan showing the location of the proposed outdoor seating
Distribution:
Bert Millen, 18364 Oak Drive, Monte Sereno, CA 95030
Brenda Hammond, 18131 June Court, Los Gatos, CA 95033
BNL:JP:mde
N:\DEV\CNCLRPTS\20061303NS C. wpd
REQUIRED FINDINGS FOR
303 N. Santa Cruz Avenue
Conditional Use Permit U-06-013
Requesting approval to modify a Conditional Use Permit for a restaurantfbakery (La
Maisson Du Croissant), to increase the number of seats, hours of operation and to serve
beer and wine for a new restaurant (James Randall), on property zoned C-2. APN 510-14-
048
PROPERTY OWNER: Bert Millen
APPLICANT: Brenda Hammond
■ 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 uses of the property are essential or desirable to the public
convenience or welfare; and
(2) The proposed uses will not impair the integrity and character of the zone; and
(3) ' The proposed uses would not be detrimental to public health, safety or general
welfare; 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.
■ That the work proposed is consistent with the Redevelopment Plan for the Central Los
Gatos Redevelopment Project Area (Section IV.B).
■ As required by Section 15301 of the State Environmental Guidelines as adopted by the
Town that this project is Categorically Exempt.
N:\DEV\FINDINGS\303NS C. wpd
Attachment 1
RECOMMENDED CONDITIONS OF APPROVAL FOR:
303 N. Santa Cruz Avenue
Conditional Use Permit U-06-013
Requesting approval to modify a Conditional Use Permit for a restaurantlbakery (La Maisson
Du Croissant), to increase the number of seats, hours of operation and to serve beer and wine
for a new restaurant (James Randall), on property zoned C-2. APN 510-14-048
PROPERTY OWNER: Bert Millen
APPLICANT: Brenda Hammond
TO THE SATISFACTION OF THE PLANNING DIRECTOR:
(Planning Section)
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 approved and noted as
Exhibit F in the report to the Planning Commission. Any changes or modifications made to the
approved plans shall be approved by the Director of Community Development or the Planning
Commission, depending on the scope of the changes.
2. 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.
3. USE: The approved use is a quality restaurant.
4. NUMBER OF SEATS: The maximum number of seats for the restaurant shall not exceed 24,
with a maximum of 12 of those seats permitted outdoors on the portion of the sidewalk on
private property and the existing deck.
5. OUTDOOR SEATING: A physical delineation shall be installed and shall be a minimum of 3
feet high, but no higher that 4 feet for outdoor seating on the portion of the sidewalk on private
property, to the satisfaction of the Director of Community Development, Chief of Police, and
Director of Parks and Public Works.
6. OUTDOOR FURNITURE: Outdoor furniture shall be of high quality in terms of materials
and appearance (Plastic furniture is not permitted). If the outdoor furniture is left outside
it must be of a quality that provides a high quality appearance.
7. HOURS OF OPERATION: Maximum hours of operation for the restaurant shall be 7:30 a.m.
to 10:00 p.m. seven days a week.
S. ALCOHOL SERVICE: The service of beer and wine for the restaurant is permitted only with
meals. A meal is defined as a combination of food items selected from a menu (breakfast,
brunch, lunch, or dinner). Appetizers such as popcorn, nachos, pretzels, potato skins, relish
trays, etc. (hot or cold) are not meals., There shall be no separate bar for the restaurant.
9. LIVE ENTERTAINMENT: No live entertainment shall be provided.
10. TAKE OUT SERVICE: There shall be no dedicated walk up counter.
TO THE SATISFACTION OF THE CHIEF OF POLICE:
11. UNIFORMED SECURITY: Uniformed privately provided security guards may be required in
or around the premises by the Chief of Police if alcohol related problems recur that are not
resolved by the licensed owner.
12. CONSULTATION AND TRAINING: 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.
Attachment 2
13. TRAINING MANUAL: The restaurant operator shall use an employee training manual that
addresses alcoholic beverage service consistent with the standards of the California Restaurant
Association.
14. DESIGNATED DRIVER PROGRAM: The restaurant operator shall actively promote a
designated driver program such as complimentary non-alcoholic beverages for designated
drivers.
15. POSTING OF TAXICAB TELEPHONE NUMBERS: Taxicab telephone numbers shall be
posted in a visible location.
NADEV\C0NDITNS\2006\303NSC. wpd
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Date: March 1, 2006
For Agenda Of: March 8, 2006
Agenda Item: 2
REPORT TO: The Planning Commission
FROM: The Development Review Committee
LOCATION: 303 N. Santa Cruz Avenue
Conditional Use Permit U-06-013
Requesting approval to modify a Conditional Use Permit for a
restaurant/bakery (La Maisson Du Croissant), to increase the number of
seats, hours of operation and to serve beer and wine for a new restaurant
(James Randall), on property zoned C-2. APN 510-14-048
PROPERTY OWNER: Bert Millen
APPLICANT: Brenda Hammond
DEEMED COMPLETE: February 28, 2006
FINAL DATE TO TAKE ACTION: September 8, 2006
FINDINGS: ■ As required by Section 29.20.190 of the Town Code for granting a
Conditional Use Permit.
■ As required by Section IV.B of the Redevelopment Plan for the
Central Los Gatos Redevelopment Project that it meets the use set
forth in the Town's General Plan.
■ It has been determined that this project is Categorically Exempt
pursuant to Section 15301 of the State Environmental Guidelines as
adopted by the Town.
ACTION: The decision of the Planning Commission is final unless appealed within
ten days.
EXHIBITS: A. Required Findings
B. Resolution 2001-106 (6 pages)
C. Existing Conditions of Approval
D. Proposed Conditions of Approval (2 Pages)
E. Letter of .Justification, received February 6, 2006 (7 pages)
F. Floor Plan
RECOMMENDATION
SUMMARY: Forward a recommendation to the Town Council.
A. BACKGROUND:
On November 10, 1982, Conditional Use Permit Application U-82-20 was approved by the-, Planning
Commission to operate a restaurant in conjunction with a bakery at 303 N. Santa Cruz Avenue. The
approval allowed up to 16 seats, hours of-operation from 7:30 AM to 6:00 PM, and did not allow
Attachment 4
The Planning Commission - Page 3
303 N. Santa Cruz Avenue/U-06-013
March 8, 2006
2. If the Commission has concerns with the application, it can:
a. Recommend approval of the application with modified conditions, or
b. Make the-findings and recommend denial of the application.
L'repared by: Approved by:
Joel Paulson, Associate Planner Bud N. Lortz,
Director of Community Development
BNL:RT:JP:mdc
cc: Bert Millen, 18364 Oak Drive, Monte Sereno, CA 95030
Brenda Hammond, 18131 June Court, Los Gatos, CA 95033
N:\DEV\REPORTS\2006\303NSC.wpd .
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REQUIRED FINDINGS FOR
303 N. Santa Cruz Avenue
Conditional Use Permit U-06-013
Requesting approval to modify a Conditional Use Permit for a restaurantlbakery (La
Maisson Du Croissant), to increase the number of seats, hours of operation and to serve
beer and wine for a new restaurant (James Randall), on property zoned C-2. APN 510-14-
048
PROPERTY OWNER: Bert Millen
APPLICANT: Brenda Hammond
■ 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 uses of the property are essential or desirable to the public
convenience or welfare; and
(2) The proposed uses will nor impair the integrity and character of the zone; and
(3) . The proposed uses would not be detrimental to public health, safety or general
welfare; 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.
■ That the work proposed is consistent with the Redevelopment Plan for the Central Los
Gatos Redevelopment Project Area (Section IV.B).
■ As required by Section 15301 of the State Environmental Guidelines as adopted by the
Town that this project is Categorically Exempt.
NADEV\FINDINGS\303NS C. wpd
Exhibit A
RESOLUTION 2001 - 106
RESOLUTION.OF THE TOWN COUNCIL
OF THE TOWN OF LOS GATOS
AMENDING THE TOWN'S ALCOHOLIC BEVERAGE POLICY
WHEREAS, the sale of alcoholic beverages, if not regulated, can j eopardize public safety,
result in an increase of calls for police services and compromise the quality of life for Town
residents; and
WHEREAS, The Town Council wants to balance the regulation of alcoholic beverage
service and protection of residential neighborhoods with the goal of maintaining a vibrant and
successful Downtown and commercial areas throughout Los. Gatos; and
WHEREAS, the Town Council held a study session on July 2, 2001 to discuss issues
relating to service of alcoholic beverages; and
WHEREAS, the Town Council has indicated a desire to review all applications for new
alcohol service or change in existing service, and a need to amend the existing Alcohol Policy,
THEREFORE BE IT RESOLVED: the Town Council of the TOWN OF LOS GATOS
does hereby adopt the amended Alcoholic Beverage Policy attached hereto as Exhibit A.
Exhibit B
PASSED AND ADOPTED at a regular meeting of the Town Council held on the 171h day
of September, 2001, by the following vote:
COUNCIL MEMBERS:
AYES: Randy Attaway, Steven Blanton, Sandy Decker, Steve Glickman,
Mayor Joe Pirzynski.
NAYS: None
ABSENT: None
ABSTAIN: None
~ ~ 6----~
SIGNED:
YOWRHE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
U Gc
CLERK OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
2
POLICY REGULATING THE CONSUMPTION AND
SERVICE OF ALCOHOLIC BEVERAGES
L Purpose
The consumption or service of alcoholic beverages, if not regulated, can jeopardize public
safety, result in an increase of calls for police services and compromise the quality of life for
Town residents. This policy provides parameters for alcoholic beverage service, particularly
addressing late night service when alcohol related incidents are most likely to occur and when
the disturbances to Town residents is least tolerable.
The service of alcoholic beverages, with or without meals, past 10 PM is a discretionary
privilege to be determined on a case by case basis. The following provisions are intended to
balance the protection of residential neighborhoods in close proximity to commercial districts
and still maintain the viability of our commercial centers in which restaurants have an essential
role. Hours of operation may be regulated based on an establishment's proximity to
residential neighborhoods or schools, the concentration of establishments in an area serving
alcoholic beverages or for other reasons that may arise at the public hearing.
The deciding body may approve a conditional use permit to serve alcoholic beverages based
on the merits of the application and subject to the following requirements:
II. General policy
1. The Town shall continue to strongly discourage new applications for stand alone bars
or restaurants with separate bars.
2. The Town shall continue to discourage applications for entertainment establishments
serving alcoholic. beverages.
Entertainment in association with an eating or drinking establishment may be allowed
if standards and a permit process are adopted.
4. Alcoholic beverage service for new conditional use permit applications or applications
for modification of a conditional use permit shall not be allowed:
A After 11 PM Sunday through Thursday, except for holidays and evenings
before holidays.
B. After 1 AM Friday, Saturday, holidays or evenings before holidays.
An existing establishment with a conditional use permit in good standing allowed to serve
alcoholic beverages past the hours stated above may continue to operate under their existing
hours of operation.
Exhibit A
Town of Los Gatos
Alcoholic Beverage Policy
Page 2 of 4
Any-establishment serving alcoholic beverages shall be subject to the following:
A. ' Uniformed privately provided security guards may be required in or around
the premises by the Chief of Police if alcohol related problems recur that are
not resolved by the licensed owner.
B. 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.
C. All establishments shall use an employee training manual that addresses
alcoholic beverage service consistent with the standards of the Californian
restaurant Association.
D. All licensed operators shall have and shall actively promote a designated
driver program such as complimentary non-alcoholic beverages for. designated
drivers.
E.. Taxicab telephone numbers shall be posted in a visible location.
6. The deciding body shall make the following findings prior to approving an application
for conditional use permit to serve alcoholic beverages past IOPM:
A. Late night service will not adversely impact adjacent residential
neighborhoods.
B. The applicant does not have a history of complaints and non-compliance with
local ordinances or the Alcoholic Beverage Policy.
C. The applicant has demonstrated a clear benefit to the community.
7. A meal is defined as a combination of food items selected from a menu (breakfast,
lunch or dinner). Appetizers such as popcorn, nachos, pretzels, potato skins, relish
trays, etc. (hot or cold) are not meals.
Alcoholic beverage service in approved outdoor seating areas may be permitted if
adequate separation from public areas is provided as determined by the Town
Manager. The separation shall clearly suggest that alcohol is not allowed outside the
restaurant seating area.
Town of Los Gatos
Alcoholic Beverage Policy
Page 4 of 4
d, If there are violations of the use permit that have not been voluntarily
corrected by the business owner the matter will be forwarded to the.Planning
Commission for public hearing pursuant to Section 29.20.3 10 of the Zoning
Ordinance.
e. Pursuant to Section 29.20.315 of the Zoning Ordinance the Planning
Commission may revoke or modify the conditional use permit if it finds that
sufficient grounds exist.
IV. Enforcement
All conditional use permits issued to establishments for alcoholic beverage service on-site
shall be subject to Section 29,30.310(b) of the Town Code authorizing the Town Manager
to take enforcement action if it is determined that.the sale of alcohol has become a nuisance
to the Town's public health, safety or welfare. Enforcement of section 29.20, 310(b) of the
Town Code will be based on, but not limited to, the following factors:
L The number and types of calls for service at or near the establishment w kiclt that are
a direct result of patrons actions;
II. The number of complaints received from residents ad other citizens concerning the
operation of an establishment;
III. The number of arrests for alcohol, drug, disturbing the peace, fighting and public
nuisance violations associated with an establishment;
IV. The number and kinds of complaints received from the State Alcoholic Beverage
Control office and the County Health Department;
V. Violation of conditions of approval related to alcoholic beverage service.
The Alcoholic Beverage Policy is not to be construed to be a right of development. The Town retains
the right of review and approval (or denial) of each project based on its merits.
WDE Policy, laboWpokY.wpd
Town of Los Gatos
Alcoholic Beverage Policy
Page 3 of 4
III. Specific Policy
Restaurants:
Alcoholic beverages may only be served with meals.
Restaurants With Separate Bars:
Alcoholic beverage service is permitted in the dining area only in conjunction with
meal service. Meal service shall be available until closing or 11 PM Sunday through
Thursday and until 12 midnight Friday, Saturday, holidays and evenings before
holidays, whichever is earlier, if late night bar service is available. Specific hours of
operation for each establishment are determined upon issuance of a conditional use
permit.
N: Review Process
1. Proposals for; new bars. or.restaurants with bars and all requests for new alcohol
...service or a change to existing service. shall be reviewed by the Planning Commission.
The Commission will make a recommendation to the Town Council and the Council
shall have final review authority.
2. Changes in ownership for businesses involving service of alcoholic beverages shall be
reviewed by the' Community Development Department. The following process will
be followed:
a. The Director of Community Development shall contact the new business
owner to make them aware of the conditions of approval attached to the Use
Permit for the location.
b. One year following issuance of a business license, surrounding/impacted
property owners shall be notified and any comments regarding the operation
of the business shall be solicited.
If the Director of Community Development becomes aware of any alcohol
related impacts on the surrounding neighborhood, the Director shall review
the operation of the business to determine whether there is a violation of the
use permit.
Ruptember 20, 1.985
P.LANN1:NG DEPAR-T*M•~i`IF 1081:354-6872
lln
aer t and G.loria 41W e
'M N. Santa-Cruz Avenue
l_os. rata►s, 'CA 950.30
.REw._.~K.....aat, G~u...~x~:ilue
C;and:l tiorial Ua;° Fermi.t.App' Ii.ction 1.1-82-2~A
Requestinsq -P~ermii s:i..on: to have out-door seating An conjunction with an existing
bakery and r.estaiiran•t on propert: -'in the C-2-zone.-
-OWNER." ' 'Gloria and ...Bert Millen
APPLICANT. Thuy -Duong
Dear Mr...and Mrs..Millen.
The''Town of tos Ga.to.", f'.lanning Commission., at . tt meeting of September :1.; 1988
made:the'following findi.ngs*a .required by Se tion,5.c0.21.O o•f the Zoning Ordinance
:For. the g_r-_~Lnting of a ConditionaI Use Permit.
1. The pf-oposed :use iaf the p.roPerty is desir.ab].e '.6 the Public convenience because
it ow:.eustomer.s the choice of eatirig their sandwiches or baked goods
ou.tdbors; ;
?2'h'e RrciPo -6d :-use.' ?ai'11 'not impair the -integrity.: and. char`~+cter. of thiA -zone since
i't' is-xn. a complerC'ial zone with'-si'milAkr,`a.nd compatible "uses;
'3. The* proposed. vise Wi..11 not be detrimental' to public -health,. safety or general
welfire because .t:he. condi•tiona of this permit are intended -to reduce any
unforeseen impac:t..•ofl the urr0Lriding neighborhood; and
4. The proposed. use of tttie praFErty i~ in. harrtroriy wi. tt. the.v-arious eIem~nt~s or
object1i es of the.. Gen.er•al Pl. an' and -Purposes'. of the' Zoning .ordinance."v
.the Commiss.lon approved 'Conditi.onrr ll e Permit_APP~:tcation' U-82-20Av aubjert Lo the
following (including origina.l) conditions..
I.. Total seatinq..-shall- not exceed 16, with .a max:i.mwn of 12 :of those :seats
permitted ou9:td:oor s .cm. the portion of. the. sidew•al.i< on private Property
2. Hours of dpera.t-ic~n sha'l.:l. 'be li.miLed from 7:30 a.m. to 6;00 P.-m_
3,. Alcoholic bever~.9es of -_.ny type may not, be soI.d.
it. lhi{, use is nonconforming as -to parking and if not abated Prior, to fIarch 23,
1986, shall become illegal w:i.thotft fur-Lher action of the Town Council.,
(Continued on Page 2)
Exhibit C
RECOMMENDED CONDITIONS OF APPROVAL FOR:
303 N. Santa Cruz Avenue
Conditional Use Permit U-06-013
Requesting approval to modify a Conditional Use Permit for a restaurant/bakery (La Maisson
Du Croissant), to increase the number of seats, hours of operation and to serve beer and wine
for a new restaurant (James Randall), on property zoned C-2. APN 510-14-048
PROPERTY OWNER: Bert Millen
APPLICANT: Brenda Hammond
TO THE SATISFACTION OF THE PLANNING DIRECTOR:
(Planning Section)
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 approved and noted as
Exhibit F in the report to the Planning Commission. Any changes or modifications made to the
approved plans shall be approved by the Director of Community Development or the Planning
Commission, depending on the scope of the changes.
2. 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.
3. USE: The approved use is a quality restaurant.
4. NUMBER OF SEATS: The maximum number of seats for the restaurant shall not exceed 24,
with a maximum of 12 of those seats permitted outdoors_ on the portion of the sidewalk on
private property and the existing deck.
5. OUTDOOR SEATING: A physical delineation shall be installed and shall be a minimum of 3
feet high, but no higher that 4 feet for outdoor seating on the portion of the sidewalk on private
property, to the satisfaction of the Director of Community Development, Chief of Police, and
Director of Parks and Public Works.
6. HOURS OF OPERATION: Maximum hours of operation for the restaurant shall be 7:30 a.m.
to 10:00 p.m. seven days a week.
7.. ALCOHOL SERVICE: The service of beer and wine for the restaurant is permitted only with
meals. A meal is defined as a combination of food items selected from a menu (breakfast,
brunch, lunch, or dinner). Appetizers such as popcorn, nachos, pretzels, potato skins, relish
trays, etc. (hot or cold) are not meals. There shall be no separate bar for the restaurant.
8. LIVE ENTERTAINMENT: No live entertainment shall be provided.
9. TAKE OUT SERVICE: There shall be no dedicated walk up counter.
TO THE SATISFACTION OF THE CHIEF OF POLICE:
10. UNIFORMED SECURITY: Uniformed privately provided security guards may be required in
or around the premises by the Chief of Police if alcohol related problems recur that are not
resolved by the licensed owner.
11. CONSULTATION AND TRAINING: 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.
12. TRAINING MANUAL: The restaurant operator shall use an employee training manual that
addresses alcoholic beverage service consistent with the standards of the California Restaurant
Association.
Exhibit D
13. DESIGNATED DRIVER PROGRAM: The. restaurant operator shall actively promote a
designated driver program such as complimentary non-alcoholic beverages for designated.
drivers.
14. POSTING OF TAXICAB TELEPHONE NUMBERS: Taxicab telephone numbers shall be
posted in a visible location.
N:\DEV\C0NDITNS\2006\303NSC. wpd
RESTAURANT JAMES RANDALL 303 N. SANTA CRUZ AVENUE 408.395.4441
Town of Leos Gatos
for Moc~in a~ ~as~q
~nc~il~ionm We Permit
restaurant
jam---esranziall,
Exhibit E
KCJ 1 AUKAIV I JAIVItJ KANUALL JU3 N. JAN I A UKUL AV tIVUC 4U0.3yJ.'W'F I
restaurant jarnes randall
1) Our restaurant concept focuses on fresh high quality food. Because of.our years of
experience we understand that success comes not only from great food but also a
commitment to quality of service and the overall dining experience. Our plan is to build
an experience for our diners from the first reservation call, to the fabulous taste of the
food, to the well-trained and accommodating staff right up to the next reservation. The
restaurant location is in a vibrant area of the downtown. Our plan includes a unique
interior look that mixes the modem with old world charm. It is colorful, evokes comfort
and warmth to match our food and our staff. Come to our house for dinner!
2) The restaurant will establish its reputation with inventive food, exceptional service and
an imaginative wine list, all at a very fair price. At restaurant james randall we plan to
host monthly wine dinners featuring prestigious local vineyards such as Testarossa,
Byington, Generosa, Silver Mountain, Fleming Jensen, Byington, David Bruce, Burrell
School, and, additionally, our favorite boutique wineries from all over California. Chef
Ross Hanson and our local wine makers will assemble these dinners to show off the
wines with interesting and unpredictable foods, and together they will invent some
very creative food/wine combinations. The five-course wine dinners will. run
approximately $60 including wine, tax, and tip and will occur at least monthly. In
addition to these monthly wine and food pairing dinners our menu will have daily
pairings featuring our specials and the latest "find" from our ever-changing wine list.
We intend to demonstrate that we appreciate and celebrate the marriage of food and
wine. See the attached example of a typical menu at restaurant james randall.
" So what is the definition of a great pairing of wine and food? "When their eyes roll back in their head,
when the lights go on and you can see they've had an epiphany."
Wes Marshall- Austin Chronicle
RESTAURANT JAMES RANDALL 303 N. SANTA CRUZ AVENUE 408.395.4441
restaurant fames randall
1) The current Conditional Use Permit is dated in 1986; the previous bakery/restaurant
was approved for 16 seats including outdoor dining with operational hours from 7am
until 6pm. The second page is missing from town files.
2) La Maisson Du Croissant was a small family owned bakery and sandwich shop
started in the 1960's. The bakery was operated for over 30 years by a French pastry
chef offering the highest quality croissants in the area. During the last 10 years the
bakery changed hands several times but the concept always stayed the same. This
concept failed at this time for many reasons. Our research indicates that to be
successful at 303 N. Santa Cruz Avenue as a small bakery/sandwich shop it would
take a formula retail type food business such as Subway, Togo's or Quizno's. Many
economic factors have proven it impossible for a single location family owned
sandwich shop to succeed. Their business model needed adjusting.
" To exist is to change, to change is to mature, to mature is to go on creating oneself endlessly."
Henri Bergson
2
RESTAURANT JAMES RANDALL 303 N. SANTA CRUZ AVENUE 408.395.4441
restaurant james randall
We are requesting the following modifications to the existing Conditional Use Permit:
• Additional seating of up to 40
• Extend the hours of operation to 10pm
• Allow Wine and Beer. Sales
1) Additional Seating
After several conversations with our town planning staff they have indicated that the
parking requirements will support an additional 8 seats bringing the total to 24. In
addition, the properly owners have informed us that they feel they have. additional
allotted spaces in. order to support seating over 24. We would like the town staff and
the owners to partner with us to determine the exact number available. It seems
interesting that the existing CUP only allows for 16 seats but also allows for additional
outdoor dining. With almost 600 sq ft of indoor space and almost 300 sq ft of outdoor
space there is enough square footage to support dining for at least 50 people. The
location of the restaurant is only two blocks from the Free Public Parking lot on Hwy 9
behind Washington Mutual and only a half a block from the Free Public Parking
corridor west of N. Santa Cruz Avenue.
We'd like to maximize our dining space within the criteria set by the town. Again, this
location needs the maximum number of seats allowed in order to succeed.
2) Hours of Operation
In order to offer the town the dining experience previously described, the hours of
operation must include evenings. The highest percentage of our projected revenues
will be generated by dinner service. According to the preliminary traffic study recently
conducted by planning, the addition of the evening hours of operation will not pose
any traffic issues in the area.
3) Beer and Wine Sales
There are several reasons why we feel beer and wine service is crucial to our
restaurant. One of the reasons we are requesting permission to serve beer and wine
is because we need the revenue to survive. The percentage of consumers that enjoy
a glass of wine with dinner is substantial. Wine drinking has been proven to have
health. benefits, which has lead to an increase in consumption. The wine industry has
3
r CJINU Rh\IVI JNIVICJ f'Ch11VUNL~ ~~~iv. Jr~IVIN L.f~uL nv L~rv~ ~vv..i.i.i.-wry
done a fabulous job of educating the public about wine making, wine tasting and the
fascinating flavors and influences derived from each type of. grape. There are
countless magazines, television shows, Internet sites and industry associations all
devoted to researching, teaching and enhancing our wine tasting experiences. By de-
mystifying (removing the snob factor) wine appreciation has expanded to a larger
percentage of consumers.
Another important reason we would like to serve beer and wine with our food is
because that has been our passion for many years. We have been studying and
enjoying the ceremonial aspects of wine consumption for over 10 years. From the
appropriate glassware to determining the best bottle of wine priced under $5, we
thoroughly enjoy researching, tasting and sharing our opinions and our knowledge
with anyone who is interested. It isn't surprising that we have taken our. passion into
our business decisions. And in case you didn't know, we can create a beer and food
tasting menu that even a beer hater "might' enjoy..
We have noticed that the percentage of restaurants in town that do not serve beer
and wine is very low. Beer and wine sales can make a substantial difference 'in the
restaurant industry, which averages a 3-5% profit margin. We feel beer and wine
sales are an important factor for the success of our restaurant and would put us on
the same playing field with restaurants of the same concept.
After reviewing the Resolution 2001-106 we feel that we meet the criteria for this
approval.
1. We are not a "stand alone bar or a restaurant with a separate bar" as in
Section II -1
2. We are not an entertainment establishment per Section 11- 2 and 3
3. Our hours of operation are within the guidelines set forth in Section II - 4
4. We understand Section 5 and are willing to cooperate with the Police
Department, offer non-alcoholic beverages and promote the designated
driver program, and consistently train our staff in alcoholic beverage service.
We do not believe we will impact our residential neighbors in a negative way and we
do feel that we demonstrate a huge benefit to the community. We have had a
tremendous amount of positive reaction from the community and we promote the
essence of what downtown Los Gatos is, a walking town full of charm and unique
appeal.
The Town of Los Gatos is a great place to eat. We feel honored and fortunate to have
the opportunity to serve the community along with the other fabulous restaurants in
town. We know that the ability to see our restaurant vision come to fruition is a
privilege, not a right. We feel that our vision of a casual sidewalk bistro fits perfectly
into the existing charm of Los Gatos. We do need your help in order to compete and
succeed. Thank you for your consideration of our modification requests.
" As we express our gratitude we must never forget that the highest appreciation is not to utter words,
but to live by them." John F Kennedy
4
RESTAURANT JAMES RANDALL 303 N. SANTA CRUZ AVENUE 408.395.4441
Current Restaurant Alcohol Sales
The following informational table provides an overview of the existing restaurants in the downtown
district. The restaurants without beer and wine sales are few, and they are also breakfast/lunch cafes or
have a completely different business model from restaurant james randall.
Competitor
No Alcohol
Beer and Wine
Full Bar
Cafe Marcella
X
Manresa
X
180
X
The Wine Cellar
X
Tapestry
X
Gatti
X
Three Degrees
X
Forbes Mill
X
Thai Spice
X
Valeriano's
X
California Cafe
X
Los Gatos Brewing Company
X
Steamers
X
Andale's
X
Tandoori Oven
X
Gardino's
X
Willow Street Pizza
X
CB Hannegan's
X
Double D's
X
Medit. Shish Kebobs
X
The Green Papaya
X
Kamakura
X
Double D's
X
Main Street Burger
X
A Matter of Taste
X
Transilvania
X
*Los Gatos Cafe
X
*Southern Kitchen
X
*Gilley's
X
Round Table
X
Sushi On The Run
X
*Not open for dinner
5
jamesrandall.
Small Plates
Arugula Salad -9
w/Roasted Red and Gold Beets
goat cheese, pine nuts
Randy's Tempura Roll -10
ahi, avocado, macadamia nut, wasabi sauce
. Pan Seared Sea Scallops -11
citrus-fennel salad, and orange curry sauce
Romaine Hearts Salad -7
blue cheese, cucumber, garlic croutons
Roasted Brussels Sprouts -8
parmesan reggianno, truffle oil
Winter Mixed Greens -7
candied pecans, dried cranberries, dijon dressing
White Bean and Chorizo Soup -8
Entree's
Goat Cheese Tamales -17
three bean chili, pear tomato salsa, lime and avocado, tortilla strips
Grilled Pork Chop -21
brown butter sweet potatoes, braised chard, maple jus
Pan Roasted Sea Bass 19.50
baby bok choy, sticky rice, soy butter, and sesame seed
Stuffed Chicken Breast ---19
W/ Fontina and Basil
creamy polenta, broccoli rabe, tomato sauce
Braised Lamb Shank -22
roasted baby carrots and turnips, raisin couscous, orange gremolata
Grilled Flank Steak -21
parmesan mashed potatoes, green beans, green peppercorn sauce
This is a sample menu; our menu will change with the seasons.
FS5
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EXISTING EXIT DOOR
xu;hw~c ~ I lv-al-,_~
RESOLUTION 2001 -106
RESOLUTION OF THE TOWN COUNCIL
OF THE TOWN OF LOS GATOS
AMENDING THE TOWN'S ALCOHOLIC BEVERAGE POLICY
WHEREAS, the sale of alcoholic beverages, if not regulated, can jeopardize public safety,
result in an increase of calls for police services and compromise the quality of life for Town
residents; and
WHEREAS, The Town Council wants to balance the regulation of alcoholic beverage
service and protection of residential neighborhoods with the goal of maintaining a vibrant and
successful Downtown and commercial areas throughout Los Gatos; and
WHEREAS, the Town Council held a study session on July 2, 2001 to discuss issues
relating to service of alcoholic beverages; and
WHEREAS,'the Town Council has indicated a desire to review all applications for new
alcohol service or change in existing service, and a need to amend the existing Alcohol Policy,
THEREFORE BE IT RESOLVED: the Town Council of the TOWN OF LOS GATOS
does hereby adopt the amended Alcoholic Beverage Policy attached hereto as Exhibit A.
Attachment 5
PASSED AND ADOPTED at a regular meeting of the Town Council held on the 17`h day
of September, 2001, by the following vote:
COUNCIL MEMBERS:
AYES: Randy Attaway, Steven Blanton, Sandy Decker, Steve Glickman,
Mayor Joe Pirzynski.
NAYS: None
ABSENT: None
ABSTAIN: None ~ 6--~
SIGNED:
YOR HE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
2
POLICY REGULATING THE CONSUMPTION AND
SERVICE OF ALCOHOLIC BEVERAGES
L Purpose
The consumption or service of alcoholic beverages, if not regulated, can jeopardize public
safety, -result in an increase of calls for police services and compromise the quality of He for
Town residents. This policy provides parameters for alcoholic beverage service, particularly
.addressing late night service when alcohol related incidents are most likely to occur and when
the disturbances to Town residents is least tolerable.
The service of alcoholic beverages, with or without meals, past 10 PM is a discretionary
privilege to be determined on a case by case basis. The following provisions are intended to
balance the protection of residential neighborhoods in close proximity to commercial districts
and still maintain the viability of our commercial centers in which restaurants have an essential
role. Hours of operation may be regulated based on an establishment's proximity to
residential neighborhoods or schools, the concentration of establishments in an area serving
alcoholic beverages or for other reasons that may arise at the public hearing.
The deciding body may approve a conditional use permit to serve alcoholic beverages based
on the merits of the application and subject to the following requirements:
11 General policy
1. The Town shall continue to strongly discourage new applications for stand alone bars
or restaurants with separate bars.
2. The Town shall continue to discourage applications for entertainment establishments
serving alcoholic. beverages.
3. Entertainment in association with an eating or drinking establishment may be allowed
if standards and a permit process are adopted.
4. Alcoholic beverage service for new conditional use permit applications or applications.
for modification of a conditional use permit shall not be allowed:
A After 1.1 PM Sunday through Thursday; except for holidays and evenings
before holidays.
B. After 1 AM Friday, Saturday, holidays or evenings before holidays.
An existing establishment with a conditional use permit in good standing allowed to serve
alcoholic beverages past the hours stated above may continue to operate under their existing
hours of operation.
Ezhibit A
Town of Los Gatos
Alcoholic Beverage Policy
Page 2 of 4
Any-establistunent serving alcoholic beverages shall be subject to the following:
A. Uniformed privately provided' security guards may be required in or around
the premises by the Chief of Police if alcohol related problems recur that are
not resolved by the licensed owner.
B. 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.
C. All establishments shall use an employee training manual that addresses
alcoholic beverage service consistent with the standards of the Californian
restaurant Association. .
D. All licensed operators shall have and shall actively promote a designated
driver program such as complimentary non-alcoholic beverages for designated
drivers.
E.. Taxicab telephone numbers shall be posted in'a visible location.
6. The deciding body shall make the following findings prior to approving an application
for conditional use permit to serve alcoholic beverages past l OPM:
A. Late . night service will not adversely impact adjacent residential
neighborhoods.
B. The applicant does not have a history of complaints and non-compliance with
local ordinances or the Alcoholic Beverage Policy.
C. The applicant has demonstrated a clear benefit to the community.
7. A meal is defined as a combination of food items selected from a menu'(breakfast,
lunch or dinner). Appetizers such as popcorn, nachos, pretzels, potato skins, relish
trays, etc. (hot or cold) are not meals.
8. Alcoholic beverage service in approved outdoor seating areas may be permitted if
adequate separation from public areas is provided as determined by the Town
Manager. The separation shall clearly suggest that alcohol is not allowed outside the
restaurant seating area.
Town of Los Gatos
Alcoholic Beverage Policy
Page 3 of 4
III, Specific Policy
1. Restaurants:
Alcoholic beverages may only be served with meals.
2. Restaurants With Separate Bars:
Alcoholic beverage service is permitted in the dining area only in conjunction with
meal service. Meal service shall be available until closing or 11 PM Sunday through
Thursday and until 12 midnight Friday, Saturday, holidays and evenings before
holidays, whichever is earlier, if late night bar service is available. Specific hours of
operation for each establishment are determined upon issuance of a conditional use
permit.
IV. Review Process
-l. Proposals fof new bars..or.restaurants with bars and all 'requests for dew alcohol
service or a change to existing service. shall be reviewed by the Planning Commission.
The Commission will make a recommendation to the Town Council and the Council
shall have final review authority.
2. Changes in ownership for businesses involving service of alcoholic beverages shall be
reviewed by the Community Development Department. The following process will
be followed:
a. The Director of Community Development shall contact the new business
owner to. make them aware of the conditions of approval attached to the Use
Permit for the location.
b. One year following issuance of a business license, surrounding/.impacted
property owners shall be notified and any comments regarding the operation
of the business shall be solicited.
c. If the Director of Community Development becomes aware of any alcohol
related impacts on the surrounding neighborhood, the Director shall review
the operation of the business to determine whether there is a violation of the
use permit.
Tmvn of Las Gatos .
Alcoholic Beverage Policy
Page 4 of 4
cl. if there are violations of the use permit that have not been voluntarily
corrected by the business owner the matter will be forwarded to the Planning
Commission for public hearing pursuant to Section 29.20.3 10 of the Zoning
Ordinance.
e. Pursuant to Section 29.20.315 of the Zoning Ordinance the Planning
Commission may revoke or modify the conditional use permit if it finds that
sufficient grounds exist.
IV. Enforcement
All conditional use permits issued to establishments for alcoholic beverage service on-site
shall be subject to Section 29.30.310(b) of the Town Code authorizing the Town Manager
to take enforcement action if it is determined that the sale of alcohol has become a nuisance
to the Town's public health, safety or welfare. Enforcement of section 29.20.310(b) of the
Town Code will be based on, but not limited to, the following factors:
I. The number and types of calls for service at or near the establishment which that are
a direct result of patrons actions;
II. The number of complaints received from residents ad other citizens concerning the
operation of an establishment;
III. . The number of arrests for alcohol, drug, disturbing the peace, fighting and public
nuisance violations associated with an establishment;
IV. The number and kinds of complaints received from the State Alcoholic Beverage
Control office and the County Health Department;
V. Violation of conditions of approval related to alcoholic beverage service.
The Alcoholic Beverage Policy is not to be construed to be a right of development. The Town retains
the right of review and approval (or denial) of each project based on its merits.
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