10 Staff Report - 25-27 N. Santa Cruz Avenue~aN 0 MEETING DATE: 03/05/07
ITEM NO.
COUNCIL AGENDA REPORT
DATE: March 1, 2007
TO: MAYOR AND TOWN COUNCIL
FROM: DEBRA J. FIGONE, TOWN MANAGER
SUBJECT: CONSIDER AN APPEAL OF A PLANNING COMMISSION DECISION
DENYING A REQUEST TO APPROVE EXTERIOR MODIFICATIONS TO A
COMMERCIAL BUILDING, AND MODIFICATION OF AN EXISTING
CONDITIONAL USE PERMIT TO ALLOW EXPANSION OF AN EXISTING
RESTAURANT (VITTORIA) AND A CHANGE IN ALCOHOL SERVICE ON
PROPERTY ZONED C-2. PROPERTY LOCATION: 25-27 N. SANTA CRUZ
AVENUE. FILE #S-07-12 &U-07-09. PROPERTY OWNER/APPLICANT &
APPELLANT: SANTA CRUZ REAL, LLC.
RECOMMENDATION:
1. Open and hold the public hearing and receive public testimony.
2. Close the public hearing.
3. Council may take any of the following actions on Architecture & Site application S-07-12
and Conditional Use Permit application U-07-09 (motion required):
a. Approve the A&S and CUP applications as proposed or with modified conditions;
b. Approve only the change in alcohol service under U-07-09;
C. Approve only the restaurant expansion under U-07-09; or
d. Deny the A&S and CUP applications.
4. Refer to the Town Attorney for the preparation of the appropriate resolution (no motion
required).
If the Town Council detennines that the Planning Commission's decision should be reversed or
modified relative to the A&S appeal and/or CUP modification:
1. The Council needs to find one or more of the following:
(1) Where there was error or abuse of discretion on the part of the Planning Commission;
or
PREPARED BY: Bud N. Lortz, Director of Community Development OU40f
Reviewed by: _EVAssistant Town Manager Town Attorney Clerk Finance
V_Community Development Revised: 3/1/07 9:48 AM
Reformatted: 5/30/02
PAGE 2
MAYOR AND TOWN COUNCIL
SUBJECT: APPEAL & CUP MODIFICATION FOR VITTORIA RESTAURANT, 25-27 N.
SANTA CRUZ AVENUE; FILE #S-07-12 & U-07-09.
March S, 2007
(2) The new information that was submitted to the Council during the appeal process that
was not readily and reasonably available for submission to the Commission; or
(3) An issue or policy over which the Commission did not have discretion to modify or
address, but which is vested in the Council for modification or decision.
2. If the predominant reason for modifying or reversing the decision of the Planning
Commission is new information as defined in Subsection (2) above, it is the Town's policy
that the application be returned to the Commission for review in light of the new information
unless the new information has a minimal effect on the application.
3. If the appeal is approved, use the findings and consideration of the Architecture and Site
applications (Attachment 2), and modify the conditions in Attachment 3 as appropriate.
4. Refer to the Town Attorney for preparation of the appropriate resolution(s).
PROJECT SUMMARY:
The applicant is requesting to expand an existing restaurant into part of the tenant space at 25 N.
Santa Cruz and to add 24 seats for a total of 84. In addition, the existing beer and wine license is
proposed to be upgraded to a full liquor license. The remainder of the adjacent space will be
combined with the space at 23 N. Santa Cruz for the new Apple store. Fagade improvements are
proposed for both the restaurant and retail uses. Given the recent approval of the fagade of the Apple
tenant space, the applicant has revised the A&S application to include only the proposed changes
relative to the portion of the building that will be used for the restaurant expansion.
BACKGROUND
The subject applications involve two buildings located on the west side of N. Santa Cruz Avenue,
between Main Street and Bean Avenue. The existing restaurant, Vittoria, is currently operating
within the building at 27 N. Santa Cruz Avenue. The two adjacent tenant spaces at 23 and 25 N.
Santa Cruz are vacant.
On December 13, 2006 the Planning Commission considered an Architecture & Site (A&S)
application for fagade improvements for both the restaurant and retail spaces. The applicant asked
that the Commission act on the A&S application independently and requested a continuance for the
CUP application. The Commission expressed concern about acting on the exterior modifications
prior to approval of the restaurant expansion, and continued the matter to January 10, 2007 so that
the two applications could be considered together.
On January 10, 2007 the Planning Commission denied the A&S application for exterior
modifications to the buildings and recommended denial of the CUP modification. The Commission
PAGE 3
MAYOR AND TOWN COUNCIL
SUBJECT: APPEAL & CUP MODIFICATION FOR VITTORIA RESTAURANT, 25-27 N.
SANTA CRUZ AVENUE; FILE #5-07-12 & U-07-09.
March 5, 2007
did not support the restaurant expansion as it would displace what was previously a retail use. The
tenant space has been vacant since 2004. The applicant appealed the denial of the A&S application.
The Commission's actions on the CUP were recommendations only as the Council is the final review
authority since the application involves a change in the service of alcohol.
On February 14, 2007 the Planning Commission approved a Conditional Use Permit (CUP) for a
formula retail use (Apple Computer). A companion A&S application was approved for fagade
improvements for the retail tenant space. The Apple store will encompass the entire tenant space at
23 N. Santa Cruz and part of the space at 25 N. Santa Cruz.
Architectural Review
The Town's Consulting Architect, Larry Cannon of Cannon Design Group, reviewed the plans and
visited the site. The recommendations of the Consulting Architect are as follows:
Clarify the profile of the parapet cap on the storefront.
Clarify the intent of the elements above the restaurant doors.
The applicant is in agreement with these recommendations. Staff and the Consulting Architect can
work with the applicant to make any required architectural changes. A condition of approval has
been included to this affect.
Conditional Use Permit
The modification to the CUP includes an increase in seating from 60 to 84, and a request for a full
liquor license. The applicant states that the existing restaurant space is very narrow and will have a
more functional floor plan with the proposed expansion. In addition, a food preparation area will be
added to facilitate service to restaurant patrons. The applicant's letter explaining the rationale behind
the requested expansion is Exhibit H to Attachment 5.
One of the primary concerns leading to the request to modify the tenant spaces at 23-25 N. Santa
Cruz is their narrow width and deep length. According to the applicant, none of the spaces are
efficient or fully functional in their present configuration. There are no other spaces on N. Santa
Cruz with a more extreme width to depth ratio than 23 N. Santa Cruz (14 feet wide,134 feet deep).
Given the approval of the CUP for Apple Computer, the combination of the space at 23 N. Santa
Cruz and a portion of the space at 25 N. Santa Cruz will provide a more viable use of the floor area
within that tenant space. The restaurant expansion would use the remainder of the space at 25 N.
S anta Cruz to make Vittoria a more viable restaurant in addition to providing much needed food prep
areas. The prep area at the rear has not been used for active retail functions for at least 20 years.
PAGE 4
MAYOR AND TOWN COUNCIL
SUBJECT: APPEAL & CUP MODIFICATION FOR VITTORIA RESTAURANT, 25-27 N.
SANTA CRUZ AVENUE; FILE #S-07-12 & U-07-09.
March S, 2007
Parking
The Zoning Ordinance requires one space for every four seats for a restaurant without a separate bar,
and one space for every 300 square feet for retail uses. A total of 38 parking spaces are required.
There is no on-site parking, but the properties are within the Downtown Parking Assessment District
and have a total of 39 parking credits to support the restaurant and retail spaces. Therefore the
application is consistent with the parking requirement. The table below summarizes the parking
demand:
Parkin- Nnak sis
address use square feet seats parking total spaces
requirement required
27 N. Santa Cruz restaurant 3,936 84 1 space/4 seats 21
23 N. Santa Cruz retail 5,148 - 1 space/300 sf 17
Total 9,084 84 38
Traffic
The Town Traffic Engineer conducted a traffic analysis and determined that expansion of the
restaurant would not result in a significant traffic impact. The applicant will be required to pay a
Traffic Impact Mitigation Fee based on an increase in trips during the AM and PM peak periods.
Alcohol Policy
The Town's Alcohol Policy requires any change in the service of alcoholic beverages to be approved
by the Town Council. The request is consistent with the general policies in section II and the
specific policy in section IV (see exhibit L). The restaurant is currently open until 11:00 pm daily
and the applicant is not requesting to modify the approved hours of operation.
The Alcohol Policy also requires the Council to make a finding in support of the service of alcohol
after 10:00 pm. Although the restaurant already is approved to serve alcohol until 11:00 pm, the
change in service being requested under the CUP modification necessitates that this finding be made
relative to approval of a full liquor license. Vittoria does not have a separate bar and has only a few
counter seats. The restaurant has been operating with a beer and wine license and has no history of
complaints or Police activity.
Restaurant Use in the Downtown
Due to a concern about the increasing number of restaurants in the Downtown, the Town Council
adopted Ordinance 2021 in 1996. This ordinance discourages the displacement of retail uses by new
restaurant uses and requires 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. Vittoria is not a new
PAGE 5
MAYOR AND TOWN COUNCIL
SUBJECT: APPEAL & CUP MODIFICATION FOR VITTORIA RESTAURANT, 25-27 N.
SANTA CRUZ AVENUE; FILE #S-07-12 & U-07-09.
March 5, 2007
restaurant, but does involve expansion of an existing restaurant into space that was previously
occupied by a retail use.
The applicant believes that with a tenant moving into the retail space that is likely to be highly
successful, the restaurant expansion will not be detrimental to the success of the Downtown. The
restaurant currently has a disproportionate amount of space dedicated to the kitchen relative to the
area devoted to seating. The creation of two functional tenant spaces will eliminate the current
inefficient use of space that the owner has experienced difficulty in leasing in their present
configuration. The reconfiguration of the tenant spaces will also assist the applicant in more easily
leasing the spaces should either business close or relocate in the future.
PLANNING COMMISSION ACTION:
The Planning Commission did not support the restaurant expansion because of a concern about the
displacement of a space formerly occupied by a retail use. This is a policy issue and the Commission
did not feel it had the authority to approve the expansion due to the stated intent of the desire not to
approve additional restaurant uses in the Downtown. The companion A&S application was denied
since the expansion was not supported. In addition, the Commission did not feel it appropriate to
approve the modifications for the exterior of the Apple space without a known use. The CUP and
A&S applications for Apple were filed after these actions were taken.
FISCAL IMPACT:
None
CONCLUSION:
If the Council decides to approve the modifications to the CUP and the exterior improvements, it
should make the required findings and considerations specified in Attachment 1, and approve the
applications, subject to the conditions in Attachment 2. If the Council decides to approve the CUP
modification in part, a condition should be added specifying the specifics of the approval.
Attachments:
1. Required Findings & Considerations (four pages)
2. Recommended Conditions of Approval (four pages)
3. January 10, 2007 Planning Commission Minutes (20 pages)
4. January 10, 2007 Planning Commission Desk Item with Exhibits O-U
5. January 10, 2007 Report to the Planning Commission with Exhibits H-M
6. December 13, 2006 Planning Commission Desk Item with Exhibit G
7. December 13, 2006 Report to the Planning Commission with Exhibits A-F
8. Letter from Larry Justo Arzie (one page), received February 24, 2007
PAGE 6
MAYOR AND TOWN COUNCIL
SUBJECT: APPEAL & CUP MODIFICATION FOR VITTORIA RESTAURANT, 25-27 N.
SANTA CRUZ AVENUE; FILE #S-07-12 & U-07-09.
March 5, 2007
Distribution:
Alex Giovannotto, Santa Cruz Real, LLC. P. O. Box 60177, Palo Alto, CA 94306
Lou Dorcich, Architect, P. O. Box 1149, Soquel, CA 95073-1149
BNL: SD
N:\DEV\SUZANNE\COUNCIUREPORTS\FWD. TO TCWPPEAMSUVIEW15350-2.DOC
REQUIRED FINDINGS FOR:
23-27 N. Santa Cruz Avenue
Architecture and Site Application S-07-12
Conditional Use Permit U-07-09
Requesting approval of exterior modifications to a commercial building and to modify an
existing conditional use permit to allow expansion of an existing restaurant and a change in
alcohol service on property zoned C-2. APN 510-44-033, 034 & 035.
PROPERTY OWNERJAPPLICANT: Santa Cruz Real, LLC
Required finding for CEQA:
■ The project is Categorically Exempt from environmental review pursuant to Section
15301 of the State Environmental Guidelines as adopted by the Town.
Required finding for the granting of a Conditional Use Permit:
■ As required by Section 29.20.190 of the Town Code for the granting of 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 this chapter if it
finds that:
1. The proposed use of the property is essential or desirable to the public
convenience or welfare;
2. The proposed use will not impair the integrity and character of the zone;
3. The proposed use would not be detrimental to public health, safety or general
welfare;
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.
Required findings for projects within the Central Los Gatos Redevelopment Area:
■ 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.
ATTACEMNT 1
Required findings for a change in the service of alcohol:
■ As required by the Town's Alcohol Policy (Resolution 2001-106) regarding the service of
alcoholic beverages past 10PM:
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.
Compliance with the Commercial Design Guidelines
■ The proposed exterior changes are consistent with the Commercial Design Guidelines.
CONSIDERATIONS:
Considerations in Review of Architecture & Site Applications
As required by Section 29.20.150 of the Town Code for Architecture and Site applications, the
deciding body shall consider all relevant matter including, but not limited to, the following:
(1) Considerations relating to traffic safety and traffic congestion. The effect of the site
development plan on traffic conditions on abutting streets; the layout of the site with
respect to locations and dimensions of vehicular and pedestrian entrances, exits, drives,
and walkways; the adequacy of off-street parking facilities to prevent traffic congestion;
the location, arrangement, and dimension of truck loading and unloading facilities; the
circulation pattern within the boundaries of the development, and the surfacing, lighting
and handicapped accessibility of off-street parking facilities.
A. Any project or development that will add traffic to roadways and critical
intersections shall be analyzed, and a determination made on the following
matters:
The ability of critical roadways and major intersections to accommodate
existing traffic;
2. Increased traffic estimated for approved developments not yet occupied;
and
3. Regional traffic growth and traffic anticipated for the proposed project one
(1) year after occupancy.
B. The deciding body shall review the application for traffic roadway/intersection
capacity and make one (1) of the following determinations:
1. The project will not impact any roadways and/or intersections causing the
roadways and/or intersections to exceed their available capacities.
2. The project will impact a roadway(s) and/or intersection(s) causing the
roadway(s) and/or intersection(s) to exceed their available capacities.
Any project receiving Town determination subsection (1)b.l. may
proceed. Any project receiving Town determination subsection (1)b.2.
must be modified or denied if the deciding body deterinines that the
impact is unacceptable. In determining the acceptability of a traffic
impact, the deciding body shall consider if the project's benefits to the
community override the traffic impacts as determined by specific sections
from the general plan and any applicable specific plan.
(2) Considerations relating to outdoor advertising. The number, location, color, size, height,
lighting and landscaping of outdoor advertising signs and structures in relation to the
creation of traffic hazards and the appearance and harmony with adjacent development.
Specialized lighting and sign systems may be used to distinguish special areas or
neighborhoods such as the downtown area and Los Gatos Boulevard.
(3) Considerations relating to landscaping. The location, height, and materials of walls,
fences, hedges and screen plantings to insure harmony with adjacent development or to
conceal storage areas, utility installations, parking lots or unsightly development; the
planting of ground cover or other surfacing to prevent dust and erosion; and the
unnecessary destruction of existing healthy trees. Emphasize the use of planter boxes
with seasonal flowers to add color and atmosphere to the central business district. Trees
and plants shall be approved by the Director of Parks and Public Works for the purpose
of meeting special criteria, including climatic conditions, maintenance, year-round versus
seasonal color change (blossom, summer foliage, autumn color), special branching
effects and other considerations.
(4) Considerations relating to site layout. The orientation and location of buildings and open
spaces in relation to the physical characteristics of the site and the character of the
neighborhood; and the appearance and harmony of the buildings with adjacent
development.
Buildings should strengthen the form and image of the neighborhood (e.g. downtown,
Los Gatos Boulevard, etc.). Buildings should maximize preservation of solar access.
(5) Considerations relating to drainage. The effect of the site development plan on the
adequacy of storm and surface water drainage.
(6) Considerations relating to the exterior architectural design of buildings and structures.
The effect of the height, width, shape and exterior construction and design of buildings
and structures as such factors relate to the existing and future character of the
neighborhood and purposes of the zone in which they are situated, and the purposes of
architecture and site approval. Consistency and compatibility shall be encouraged in
scale, massing, materials, color, texture, reflectivity, openings and other details.
(7) Considerations relating to lighting and street furniture. Streets, walkways, and building
lighting should be designed so as to strengthen and reinforce the image of the Town.
Street furniture and equipment, such as lamp standards, traffic signals, fire hydrants,
street signs, telephones, mail boxes, refuse receptacles, bus shelters, drinking fountains,
planters, kiosks, flag poles and other elements of the street environment should be
designated and selected so as to strengthen and reinforce the Town image.
(8) Considerations relating to access for physically disabled persons. The adequacy of the
site development plan for providing accessibility and adaptability for physically disabled
persons. Any improvements to a nonresidential building where the total valuation of
alterations, structural repairs or additions exceeds a threshold value established by
resolution of the Town Council, shall require the building to be modified to meet the
accessibility requirements of title 24 of the California Administrative Code adaptability
and accessibility. In addition to retail, personal services and health care services are not
allowable uses on non-accessible floors in new nonresidential buildings. Any change of
use to retail, health care, or personal service on a non-accessible floor in a nonresidential
building shall require that floor to be accessible to physically disabled persons pursuant
to the accessibility requirements of title 24 of the California Administrative Code and
shall not qualify the building for unreasonable hardship exemption from meeting any of
those requirements. This provision does not effect lawful uses in existence prior to the
enactment of this chapter. All new residential developments shall comply with the
Town's adaptability and accessibility requirements for physically disabled persons
established by resolution.
(9) Considerations relating to the location of a hazardous waste management facility. A
hazardous waste facility shall not be located closer than five hundred (500) feet to any
residentially zoned or used property or any property then being used as a public or private
school primarily educating persons under the age of eighteen (18). An application for
such a facility will require an environmental impact report, which may be focused
through the initial study process.
NADEV \F1ND1NGS\330NSC.wpd
TOWN COUNCIL MARCH 5, 2007
CONDITIONS OF APPROVAL
23-27 N. Santa Cruz Avenue
Architecture and Site Application S-07-12
Conditional Use Pen-nit U-07-09
Requesting approval of exterior modifications to a commercial building and to modify an
existing conditional use permit to allow expansion of an existing restaurant and a change in
alcohol service on property zoned C-2. APN 510-44-033, 034 & 035.
PROPERTY OWNER/APPLICANT: Santa Cruz Real, 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
conditions of approval listed below and in substantial compliance with the plans noted as
received by the Town on December 5, 2006 and approved by the Town Council on
March 5, 2007. Any changes or modifications to the approved plans and/or business
operation shall be approved by the Community Development Director or the Planning
Commission, depending on the scope of the changes.
2. EXPIRATION OF APPROVAL: The Conditional Use Permit application will expire
two years from the date of approval unless it is used before expiration. Section 29.20.335
defines what constitutes the use of an approval granted under the Zoning Ordinance.
3. BUSINESS OPERATION. This approval is for a quality restaurant use. Any change in
the type of business requires modification of the Conditional Use Permit.
4. LIVE ENTERTAINMENT. No live entertainment is allowed.
5. ROOFTOP EQUIPMENT. Any new roof mounted equipment shall be fully screened
prior to issuance of an occupancy permit.
6. SIGNS. The exterior business sign(s) shall comply with the Los Gatos Shopping Center
Sign Program.
7. ARCHITECTURAL CHANGES. The recommendations of the Consulting Architect
shall be incorporated into the plans prior to submittal of plans for building plan check.
8. HOURS OF OPERATION. Hours of operation are limited to 11:00 am to 11:00 pm
daily.
9. SEATS. The maximum number of seats is 84.
10. ALCOHOL SERVICE. Alcoholic beverages shall be served with meals only.
11. TRASH ENCLOSURE. The final design of the trash enclosure shall be approved by
planning prior to issuance of permits.
12. 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.
Building Division
13. PERMITS REQUIRED: A building permit shall be required for the alterations and
expansion of existing restaurant. Separate permits are required for electrical, mechanical,
and plumbing work as necessary.
ATTACHMENT 2
14. 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.
15. SIZE OF PLANS: Four sets of construction plans, maximum size 24" x 36."
16. TITLE 24 - COMMERCIAL: For any proposed tenant improvements, 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, then confirmed by
Town staff.
17. TITLE 24 - RESTAURANT USE: A proper size grease trap shall be required for any
restaurant use. The following agencies will review the grease trap requirements before
issuance of the building permit:
a. West Valley Sanitation District: (408) 378-2407
b. Environmental Health Department: (408) 885-4200
C. Town Public Works Department: (408) 399-7530
18. SPECIAL INSPECTIONS: When a special inspection is required by UBC Section 1701,
the architect or engineer of record shall prepare an inspection program that shall be
submitted to the Building Official for approval prior to issuance of the building permit.
The Town Special Inspection form must be completely filled-out, signed by all requested
parties and be blue-lined on the construction plans. Special Inspection forms are
available from the Building Division Service Counter or online at www.losgatosca.gov.
19. NONPOINT SOURCE POLLUTION STANDARDS: The Town standard Santa Clara
Valley Nonpoint Source Pollution Control Program shall be part of the plan submittal as
the second page. The specification sheet is available at the Building Division Service
Counter for a fee of $2 or at San Jose Blue Print.
20. PLANS: The construction plans shall be prepared under the direct supervision of a
licensed architect or engineer. (Business and Professionals Code Section 5538).
21. EASEMENT. The property owner shall execute and record an easement for the proposed
restaurant additions which encroach on adjacent parcel. The Town of Los Gatos shall be
listed as a third party on the easement agreement. The easement document shall be
reviewed and approved by the Town prior to recordation.
22. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit:
a. Community Development - Planning Division: Suzanne Davis at354-6875
b. Engineering/Parks & Public Works Department: Fletcher Parsons at 395-3460
C. Santa Clara County Fire Department: (408) 378-4010
d. West Valley Sanitation District: (408) 378-2407
e. Environmental Health Department: (408) 885-4200
TO THE SATISFACTION OF SANTA CLARA COUNTY ENVIRONMENTAL HEALTH:
23. PLAN CHECK. Plans for the food prep and storage areas, food display cases and any
wait stations shall be submitted for approval by the County Environmental Health Plan
Check Division.
24. SNEEZE GUARDS. Sneeze guards shall be installed for the countertop area in the
existing facility.
TO THE SATFISFATION OF THE DIRECTOR OF PARKS &PUBLIC WORKS
Engineering Division
25. TRAFFIC IMPACT MITIGATION FEE. The developer shall pay a fee proportional to
the project's share of transportation improvement needed to serve cumulative
development within the Town of Los Gatos. The fee amount will be based upon the
Town Council resolution in effect at the time the building permit application is made.
The fee shall be paid before the building permit is issued. The traffic impact mitigation
fee for this project, using the current fee schedule and the preliminary plans is $3,370.18.
The final fee shall be calculated from the final plans using the rate schedule in effect at
the time of the building permit application, using a trip generation rate based on Quality
Restaurant use. The fee estimate is based on conversion of 1,422 square-feet of Specialty
Retail to Quality Restaurant. The number of restaurant seats is increased from 60 to 84
(additional 24 seats).
26. GENERAL. All public improvements shall be made according to the latest adopted
Town Standard Drawings and the Town Standard Specifications. All work shall conform
to the applicable Town ordinances. The adjacent public right-of-way shall be kept clear
of all job related dirt and debris at the end of the day. Dirt and debris shall not be washed
into storm drainage facilities. The storing of goods and materials on the sidewalk and/or
the street will not be allowed unless a special permit is issued. The developer's
representative in charge shall be at the job site during all working hours. Failure to
maintain the public right-of-way according to this condition may result in the Town
performing the required maintenance at the developer's expense.
27. ENCROACHMENT PERMIT. All work in the public right-of-way will require a
Construction Encroachment Permit. All work over $5,000 will require construction
security.
28. PUBLIC WORKS INSPECTIONS. The developer or his representative shall notify the
Engineering Inspector at least twenty-four (24) hours before starting any work pertaining
to on-site drainage facilities, grading or paving, and all work in the Town's right-of-way.
Failure to do so will result in rejection of work that went on without inspection.
29. SILT AND MUD IN PUBLIC RIGHT-OF-WAY. It is the responsibility of contractor
and home owner to make sure that all dirt tracked into the public right-of-way is cleaned
up on a daily basis. Mud, silt, concrete and other construction debris shall not be washed
into the Town's storm drains.
30. RESTORATION OF PUBLIC IMPROVEMENTS. The developer shall repair or replace
all existing improvements not designated for removal that are damaged or removed
because of developer's operations. Improvements such as, but not limited to: curbs,
gutters, sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic
pavement markings, etc. shall be repaired and replaced to a condition equal to or better
than the original condition. Existing improvement to be repaired or replaced shall be at
the direction of the Engineering Construction Inspector, and shall comply with all Title
24 Disabled Access provisions. Developer shall request a walk-through with the
Engineering Construction Inspector before the start of construction to verify existing
conditions.
31. CONSTRUCTION NOISE. Between the hours of 8:00 a.m. to 8:00 p.m., weekdays and
9:00 a.m. to 7:00 p.m. weekends and holidays, construction, alteration or repair activities
shall be allowed. No individual piece of equipment shall produce a noise level exceeding
eighty-five (85) dBA at twenty-five (25) feet. If the device is located within a structure
on the property, the measurement shall be made at distances as close to twenty-five (25)
feet from the device as possible. The noise level at any point outside of the property
plane shall not exceed eighty-five (85) dBA.
32. SIDEWALK CLOSURE/STREET PARKING. An encroachment permit will be required
for temporary sidewalk closure. The applicant shall contact George Garcia (399.7530) for
specific signage and safety requirements, and to obtain the permit. The applicant shall
coordinate any temporary blockage of street parking with the Police Department.
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Date: January 10, 2007
For Agenda Of: January 10, 2007
Agenda Item: 1
DESK ITEM
REPORT TO: The Planning Commission
FROM: Director of Community Development
LOCATION: 23-27 N. Santa Cruz Avenue
Architecture and Site Application S-07-12
Conditional Use Permit U-07-09
Requesting approval of exterior modifications to a commercial building
and to modify-an existing conditional use permit to allow expansion of
an existing restaurant and a change in alcohol service on property zoned
C-2. APN 510-44-033, 034 & 035.
PROPERTY OWNER/APPLICANT: Santa Cruz Real, LLC
DEEMED COMPLETE: December 4, 2006
FINAL DATE TO TAKE ACTION: June 4, 2007
EXHIBITS: A.-N. Previously received
0.
Letter from Chamber of Commerce (two pages with four page
attachment), received January 5, 2006
P.
Revised floor plan (one sheet), received January 9, 2007
Q.
List of Restaurants located in C-2 Zone and Map
R.
Letter from Bill & Karyn Friend (one page), received January 10,
2007
S.
Letter from Kevin Crafford (one page), received January 10, 2007
T.
Letter from Valerie Kwiatkowski (one page), received January 10,
2007
U.
Excerpt from Commercial Design Guidelines-District C-2A (six
pages)
RRMARKS:
Additional Information:
As requested by Chair Talesfore, Exhibit Q is a map showing locations of alcohol serving
establishments in the Downtown. A spreadsheet listing all businesses with an alcohol license is
also attached. The Commercial Design Guidelines pertaining to the C-2A District have been
attached as Exhibit U as suggested by the Chair.
Applicant's Request:
The applicant would like the flexibility to have up to three small tables in the outdoor patio area
ATTACM4M 4
The Planning Commission - Page 2
23-27 N. Santa Cruz Avenue/S-07-12, U-07-09
January 10, 2007
when weather permits. Exhibit P is a revised site plans showing the proposed layout. Staff
recommends that condition 9 be modified as follows:
SEATS The maximum number of seats is 84, inclusive of any seating placed in the
outdoor patio.
hi addition, it is recoininended that the following condition be added:
OUTDOOR FURNITURE. Outdoor furniture shall be of high quality materials and
appearance to the satisfaction of the Community Development Director (plastic furniture
is not allowed).
Correspondence:
Exhibit O is a letter regarding a survey of Downtown merchants relative to the proposed
expansion of Vittoria restaurant. The Los Gatos Chamber of Commerce submitted the
information for the Planning Commission's consideration.
Exhibits R, S and T are letters of support that were received following distribution of the packet.
Prepared b :
Suzanne Davis, Associate Planner
Approved by:
Bud N. Lortz, Director of Community Development
BNL:SD:mdc
N:\DEV\SUZANNE\PC\REPORTS\NSC27\NSC23-27-2dsk.doc
TOWN 01`0
CHAMBER OF COMMERCE
Patti Rice-President
The Spa-Los Gatos
Brenda Hammond
President Elect
Restaurant James Randall
Erika Brown
Private Mortgage Advisors
Susan Combs-Bauer
BauerCombs Landscape Architects
Rich Diaz
Entrobase
Mollie Drake
Los Gatos Meadows
Gary Honts
Community Hospital
of Los Gatos
D. Michael Kane
Kane Financial Group
Kevin Kelly
Charles Schwab
Blaine Kingsbury, D.C.
Community Chiropractic
Bill Leonard
Ignite Marketing
Keith Plottel
LMGW Certified Public
Accountants
Janice McCabe
Janice McCabe Interiors
William Seligmann
Law Offices of
William R. Seligmann
Pam Snowden-Abella
Heritage Bank of Commerce
Susan Stevens
Hotel Los Gatos & Spa
Greg Stowers
Stowers Associates Architects
Keely Strong
California Cafe
Marie Tallman
Backyard Wineries
( qyyrestdi?nls
C I R C L E
Platinum Sponsor
Community Hospital
of Los Gatos
Gold Sponsors
The Spa-Los Gatos
Los Gatos Meadows
Bronze Sponsor
Hotel Los Gatos & Spa
Los Gatos Foot & Ankle
Center
Fed Ex Kinko's-Los Gatos
The Sereno Group
January 4, 2007
To the Planning Commission and the Town Council of Los Gatos
Re: Modifications for Vittoria Restaurant
l
'IN 5 2006
T-owN
In March 2006, the Los Gatos Chamber of Commerce invited merchants whose businesses
were located in the downtown corridor (University Ave., Main Street and North Santa Cruz Ave-
nue) to participate in an email committee. The purpose of this new "Downtown Committee" was
to inform and educate the business community on issues, ideas and business practices that are
pertinent to them and to obtain feedback from them on those issues that directly impact the
downtown community.
The Chamber uses this feedback to report opinions to the Planning Commission and Town
Council on pending issues to assist you in making your decisions. The feedback is coordinated
by the Chamber but the opinions sent to the Council and Planning Commission are those of the
business owners and not of the Chamber. It should also be noted that there is no limitation of
Chamber membership for this group and it is open to the entire downtown business community.
The group has been assured that none of their names will be used without their express permis-
sion to do so. The Chamber intends to send the information gathered to the local newspaper in
the form of a letter to the editor so the merchants voices are heard throughout the community on
issues that directly affect them.
An email was sent to the Downtown Committee regarding Vittoria Restaurant's request for modi-
fication of its Conditional Use Permit. A copy of the information sent and the questions sent to
the committee are attached to this letter. Only eight businesses responded but their opinions
are as follows:
2.
3.
4.
5.
6.
How do you as a downtown business owner feel about the expansion of the restaurant?
Favor: 5 Against: 2 No response: 1
Full liquor license or remain beer.& wine only:
Full liquor license : 4 Beer & Wine only: 3 Don't care:1
Will creating a "street cafe" feel be positive for N. Santa Cruz Ave.?
Yes: 6 No: 2
Will this application increase the draw of people to the downtown?
Yes: 4 No: 3 Don't know: 1 `
Are you concerned over the loss of retail square footage to restaurant use?
Yes: 3 No: 4 No Answer: 1
Would a national tenant be appropriate in the space (23 & 25 N. Santa Cruz)?
Yes: 4 No: 2
There were numerous comments attached to the surveys. They are included for your considera-
tion.
"It would be better to (to have a national tenant) than leaving it empty for another year!"
"While I am concerned about the retail spaces decreasing, I think much consideration needs to
be given to the composition of the spaces in question. These buildings are long and narrow-
definitely not ideal for a typical retailer-especially considering how many square feet are in-
volved. If the three areas can be proportioned to better allow an overall use, I say go ahead.
The space has been vacant a long time-and it certainly isn't productive to let it continue to sit
unoccupied when the current plan isn't detrimental to the current business mix."
349 N. Santa Cruz Avenue, Los Gatos, CA 95030 PH 408.354.9300 Fax 408.399.1594
www.losgatoschamber.com
EXHIBIT 0
C20S of atos
CHAMBER OF COMMERCE
Patti Rice-President
The Spa-Los Gatos
Brenda Hammond
President Elect
Restaurant James Randall
Erika Brown
Private Mortgage Advisors
Susan Combs-Bauer
BauerCombs Landscape Architects
Rich Diaz
Entrabase
Mollie Drake
Los Gatos Meadows
Gary Honts
Community Hospital
of Los Gatos
D. Michael Kane
Kane Financial Group
Kevin Kelly
Charles Schwab
Blaine Kingsbury, D.C.
Community Chiropractic
Bill Leonard
Ignite Marketing
Keith Plottel
LMGW Certified Public
Accountants
Janice McCabe
Janice McCabe Interiors
William Seligmann
Law Offices of
William R. Seligmann
Pam Snowden-Abella
Heritage Bank of Commerce
Susan Stevens
Hotel Los Gatos & Spa
Greg Stowers
Stowers Associates Architects
Keely Strong
California Cafe
Marie Tallman
Backyard Wineries
?~Tresldenls
C I R C L E
Platinum Sponsor
Community Hospital
of Los Gatos
Gold Sponsors
The Spa-Los Gatos
Los Gatos Meadows
Bronze Sponsor
Hotel Los Gatos & Spa
Los Gatos Foot & Ankle
Center
Fed Ex Kinko's-Los Gatos
The Sereno Group
Vittoria CUP continued:
"I believe that stores that serve food and beverages should be required to steam clean the side-
walks in front of the establishments at least once a week. I also believe that it is necessary for a
restaurant to have a full service liquor license in order to be profitable. However, I don't believe
we need another alcohol serving restaurant in Los Gatos. The damage done to our store by
drunks is staggering..... Maybe the businesses that sell or provide liquor should provide a fund to
pay for such after hours damages that are caused to the other businesses in town. I believe an
Apple store would be a wonderful addition to Downtown Los Gatos. It definitely would increase
the draw of quality people downtown. Anything we can do to get them out of the shopping malls
would benefit us all."
"I am against liquor sales ...except for beer and wine ...A national store can be a plus. Too bad
they aren't adding the (restaurant) seating in the back rather than the front. "
" I would be opposed to hard liquor if it was going to be another bar. I would propose that the
converted square feet have some parameters set to enforce the "street cafe" look as indicated in
the application. I think 44% of retail occupancy sounds good and the transition of this square
footage won't negatively impact the current ratio. I do think restaurants area HUGE draw of
business to our downtown. Also, by reducing the size of the current retail space it may be easier
to attract a local tenant, which seems to be desired based on previous responses about chain
stores in the space. I think this could be a good compromise so that the property owner can rent
the space and we won't have that huge empty space right in our downtown core, but still have
plenty of retail space available."
"We are slowly seeing the decline of locally owned "mom & Pop" shops in the downtown area. It
is because of landlords like this! He had 2 great tenants which were forced out. Now he just
wants a national that will pay him $$$$/square foot. I can't tell you how may people come and
shop in my store because they want to support an independent retailer. We do not want to see
an outdoor "Valley Fair" in historic downtown Los Gatos!"
Respectfully submitted by:
pa&c a 12
Patti Rice
President, Los Gatos Chamber of Commerce
349 N. Santa Cruz Avenue, Los Gatos, CA 95030 PH 408.354.9300 Fax 408.399.1594
www.losgatoschamber.com
T4Whf aF
s tqS
CH;AMB:ER F CPMM RCCE
Downtown Committee
Hello Downtown Committee -
On Wednesday, January 10th, Vittoria Restaurant will be going before the Planning Commission with a
request for modification to their existing Conditional Use Permit and an Architectural and Site Application for
modifications to the fagade of their building.
About the Application:
Public notices, including property owners and tenants, were sent out for the December 13, 2006 Planning
Commission meeting for the Vittoria applications. At that meeting, the applicant requested that the
Commission act on the Architecture & Site application for changes to the facade of the building and continue
the Conditional Use Permit application to January 10, 2007.
The facade improvements include the Vittoria space and the space that Apple wants to occupy. The
Commission did not want to bifurcate the applications, and also felt it was not appropriate to approve
modifications to the building's exterior without approval of a discretionary use, so the matter was continued
to January 10, 2007.
The CUP modification includes two requests: (1) to add 24 seats and expand the floor area of the
restaurant, and (2) to upgrade the beer and wine license to a full liquor license. Since alcohol is involved,
the Commission will be making a recommendation to the Council as the deciding body.
The Council meeting will likely be in February 2007. The January 10 PC meeting will not be re-noticed as it
is a continued public hearing.
This application will convert existing retail square footage and convert it to restaurant use. The application
requests to increase the street frontage of the restaurant for the dining room. The intent is to give the
restaurant more of the feeling of a street caf6. Currently Apple Computer is the proposed tenant for the
enlarged retail space, but they will need to be approved though the CUP process. The following diagram is
intended to help you understand the layout of the proposed application:
EXISTING LAYOUT PROPOSED LAYOUT
J
_ll
N. Santa Cruz Ave
N. Santa Cruz Ave
- `TOWN OF:
CH;A,MB6R of CO-M:ME.RC:E,
Downtown Committee
Other Pertinent Information:
Much of the discussion to date about this application is concerned over the conversion of the retail square
footage to restaurant use and the need to keep a healthy ratio of restaurants, retail and personal service
businesses. The following data was collected from a field survey conducted by CDD staff on March 27,
2006:
There are approximately 574 total businesses and 321 ground floor tenant spaces in the C-2 zoning district.
Currently within this district's ground floor businesses, there are 141 retail businesses, 60 personal service
businesses (31 hair care, 14 nail care and 10 skin care), 51 restaurants and 71 offices. Represented as a
percentage, it is as follows:
Business Type Number Percentage
Personal Service
60
18%
Restaurants
51
16%
Office
71
22%
Retail
141
44%
Total
321
100%
Questions:
The Chamber of Commerce would like to hear your comments so that we can pass this information along to
the Planning Commission and Town Council. The following are some questions that are focusing on the
issue of the modifications to the CUP and the expansions of the restaurant. Additionally, we have included
some questions regarding the larger issue of the overall mix of retail vs. restaurants in the downtown core.
When replying, please consider the potential impacts to surrounding businesses and residents both positive
and negative.
1. How do you, as a downtown business owner, feel about the expansion of this restaurant?
For Against
2. How do you feel about the addition of a full liquor license to the restaurant?
For
Against
3. Will creating a "street cafe" feel to the restaurant be a positive impact to North Santa Cruz Avenue?
Yes No
TOWtd'Q.F
CHAMBER 0 F C°.OM.MERC-E
Downtown Committee
4. Do you believe this application will increase the draw of people to the downtown?
Yes No
5. Are you concerned over the "loss" of retail square footage to restaurant use?
Yes No
6. Typically we are seeing the larger square footage retail spaces in the downtown being occupied by
national stores. Would a national tenant in this retail location be appropriate?
Yes No
Additional Comments:
Name: (optional)
Please return your response by Wednesday, January 3rd to allow for tabulation of the answers and
conveyance to the Planning Commission. Remember, the opinions we will give to the Town will be yours,
not those of the Chamber of Commerce.
Thank you for your continued support and participation.
Fax: 408-399-1594
E-Mail: ronee@losgatoschamber.com
Mail: Chamber of Commerce 349 N. Santa Cruz Ave., Los Gatos CA 95030
~osN of atos
CHAMBER OF COMMERCE
December 29, 2006
Patti Rice-President
The Spa-Los Gatos
Happy New Year to everyone.
Brenda Hammond
President Elect
Restaurant James Randall
Just wanted to remind you about the information and survey we sent out
regarding the CUP that Vittoria Restaurant has coming up before the
Erika Brown
Private Mortgage Advisors
Planning Commission on January 10th. We need all responses by to-
Susan Combs-Bauer
BouerCombs Landscape Architects
morrow, January 3.
Rich Diaz
Entrobase
Mollie Drake
Please note: New information has come to our attention regarding a
Los Gatos Meadows
Gary Honts
proposed occupant of the spaces identified as 23 & 25 N. Santa Cruz
Community Hospital
Avenue. The property owners have informed us that they have not
of Los Gatos
D. Michael Kane
signed any tenant to the space. No discussion of the CUP that comes
Kane
Group
K
'nK
ll
before the Planning Commission on January 10th should include Apple
e
evin
y
Charles Schwab
Computer as part of the equation in the CUP for Vittoria. The pending
Blaine Kingsbury, D.C.
Community Chiropractic
CUP application only applies to the changes in seating capacity (an in-
Bill Leonard
crease of 24 seats) for the restaurant and the upgrade of their beer and
Ignite Marketing
Keith Plottel
wine license to a full liquor license. Please keep this information in mind
LMGW Certified Public
Accountants
as you answer the survey questions.
Janice McCabe
Janice McCabe Interiors
William Seligmann
We regret any confusion we may have caused.
Law Offices of
William R. Seligmann
Pam Snowden-Abella
I am attaching another copy of the original information and questions
Heritage Bank ofCommerce
Susan Stevens
that we sent out. Please respond either by email
Hotel Los Gatos & Spa
Greg Stowers
(ronee @ losgatoschamber.com) or fax (399-1594).
Stowers Associates Architects
Keely Strong
California Cafe
Thanks,
Marie Tallman
Ronee
Backyard Wineries
gJyresidenlz
C I R C L E
Platinum Sponsor
Community Hospital
of Los Gatos
Gold Sponsors
The Spa-Los Gatos
Los Gatos Meadows
Bronze Sponsor
Hotel Los Gatos & Spa
Los Gatos Foot & Ankle
Center
Fed Ex Kinko's-Los Gatos
The Sereno Group
349 N. Santa Cruz Avenue, Los Gatos, CA 95030 PH 408.354.9300 Fax 408.399.1594
www.losgatoschamber.com
23-27 N. Santa Cruz Ave.
A T T Acrd M EN T 4
EXHIBIT P
COPY AVAILABLE FOR REVIEW
IN THE CLERK DEPARTMENT
RESTAURANTS LOCATED IN ZONE: C-2
I
No.
Dir
Street
APN
Name of Business
Restaurants with Full Alcohol
1
208
Bachman Ave
51014050
C.B. Hanne an's
2
160
W
Main Street
52903020
Valeriano's Italian Restaurant
3
8
N
Santa Cruz Ave
52803046
Carry Nation's
4
15 1/2
N
Santa Cruz Ave
51044077
180 Restaurant & Lounqe
5
206
N
Santa Cruz Ave
52904089
Forbes Mill Steakhouse
6
316
N
Santa Cruz Ave
52904090
Pedro's
7
20
S
Santa Cruz Ave
51045075
Willow Street Pizza
8
140
S
Santa Cruz Ave
51045065
Toll House
9
115
N
Santa Cruz Ave
51017065
Chart House Restaurant
10
354
N
Santa Cruz Ave
52904091
Los Gatos Double D's Sports Grille
11
31
University Ave
52902044
Steamer's Grillhouse
12
50
University Ave
52902044
California Cafe Bar & Grill
13
50
University Ave
52902044
Wine Cellar Restaurant
14
368
Village Lane
52904053
Cafe Marcella Wine Bar & Restaurant
Restaurants with Beer and Wine Only
1
42
Elm Street
52903035
Cafe Rouge
2
165
Los Gatos-Saratoqa Ave
52904083
Baker's Square
3
235
Los Gatos-Saratoqa Ave
51014074
Diner of Los Gatos
4
25
E
Main Street
52928036
1 Gatti
5
29
E
Main Street
52928036
2wenty-9ine East Main Cafe
6
49
E
Main Street
52928032
Pastaria and Market
7
101
W
Main Street
52901025
Los Gatos Roastinq Companv
8
6
N
Santa Cruz Ave
52803047
Andale
9
9
N
Santa Cruz Ave
51044077
Pizza My Heart
10
19
N
Santa Cruz Ave
51044068
Great Bear Coffee
11
21
N
Santa Cruz Ave
51044036
Andale
12
27
N
Santa Cruz Ave
51044033
Vittoria Ristorante
13
47
N
Santa Cruz Ave
51044030
Gillev's Coffee Shop
14
51
N
Santa Cruz Ave
51044030
Gardino's Ristorante Italino
15
57
N
Santa Cruz Ave
51044030
Round Table Pizza
16
130
N
Santa Cruz Ave
52903044
Los Gatos Brewinq Company
17
133
N
Santa Cruz Ave
51017062
Tandoori Oven
18
135
N
Santa Cruz Ave
51017062
Kamakura Restaurant
19
137
N
Santa Cruz Ave
51017061
The Green Papaya
20
217
N
Santa Cruz Ave
51017091
Shish Kebab
21
,303
N
Santa Cruz Ave
51014048
James Randall Restaurant
22
330
N
Santa Cruz Ave
52904040
Transilvania European Restaurant
23
336
N
Santa Cruz Ave
52904041
Sushi Yokohama
24
337
N
Santa Cruz Ave
51014011
Thai Spice of Los Gatos
25
20
S
Santa Cruz Ave
51045075
Jasmine Restaurant
26
320
Villa e Lane
52904048
Manresa Restaurant
Restaurants That Do Not Serve Alcohol
1
26
E
Main Street
52929052
Cafe Sienna
2
27
E
Main Street
52928036
Southern Kitchen
3
111
E
Main Street
52928006
Cafe de Fiore
4
81
W
Main Street
52901025
Blendz
5
125
W
Main Street
52901007
Posh Baqels
6
145
W
Main Street
52901007
Le Boulanqer
7
13
N
Santa Cruz Ave
51044077
TCBY/Mrs. Fields
8
35
N
Santa Cruz Ave
51044032
Powell's Sweet Shoppe
9
39
N
Santa Cruz Ave
51044032
Fleur de Cocoa
10
114
N
Santa Cruz Ave
52803063
Sushi on the Run
11
151
N
Santa Cruz Ave
51017060
Maki Yaki
12
221
N
Santa Cruz Ave
51017091
Dolce Spazio
13
340
N
Santa Cruz Ave
52904042
Los Gatos Cafe
14
20
S
Santa Cruz Ave
51045075
Cold Stone Cremery
15
, 20
S
Santa Cruz Ave
51045075
Main Street Burgers
No
n-Resta
uran
t Establishments That Sell
Alcohol
1 211 Los Gatos-Saratoga Ave 51014009
Village Liquors
2 32 E Main Street 52929052
The French Cellars
3 45 W Main Street 52901026
BackVard Wineries
4 140 W Main Street 52903018
Opera House
5 15 N Santa Cruz Ave 51044077
Mountain Charlev's Saloon
6 141 1/2 N Santa Cruz Ave 51017061
Black Watch
7 102 S Santa Cruz Ave 51045075
Number One Broadwa
Source: California Department of Alcoholic Beverage Control
EXHIBIT Q
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:~iiii ~ C-2 Zoning District
} Town of Los Gatos Restaurants that serve alcohol
Non-Restaurants that sell alcohol
0 215 430 860 1,290 1,720
Feet ® Restaurants that do not sell alcohol
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JAN ~ 2007
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1
Exhibit R
Date: January 9, 2007
From: Kenneth Crafford
To: Planning Commission, Town Council
Los Gatos, California
SUBJ: Request for Expansion - Vittoria Restaurant
27 North Santa Cruz Avenue, Los Gatos
Dear Commissioners/Council:
JAN : 20G!
TOWN, OF LOS GATOS
It has come to my attention that the Vittoria. Restaurant has applied for permission to
expand their dining room into the space next door. I heartily SUPPORT this application.
The restaurant is a beautiful place and the service is great, but the narrow dining room
and the high ceilings result in a noisy environment which detracts from the experience. If
they were allowed to expand the space and provide some acoustical adjustments, the
restaurant would be the kind of place we in Los Gatos are proud to patronize.
Please allow this expansion. It is an improvement everyone can appreciate.
Sincerely.
Address: 16830 Sheldon Road
Los Gatos, CA
Exhibit S
January 9, 2007
Valerie Kwiatkowski
381 Blackwell Drive
Los Gatos, CA 95032
Dear Planning Commission:
FOWTN OF LOS G T OS
I understand that Vittoria Restaurant has applied to the Planning Commission to
expand their restaurant. I am a frequent diner at Vittoria and have found it to be
a delightful place. Although I think they've done a nice job accommodating such
a narrow space, adding a little more width would be MUCH better! Also, their
manager, Massimiliano, mentioned that right now they are forced to do all their
preparation in the kitchen. The expansion would make it possible for them to
have designated preparation areas, which is really a necessity for a fine dining
restaurant.
For these reasons, I would ask that you please approve their application.
Sincerely
P.
Exhibit T
23-27 N. Santa Cruz Ave.
ATTACIIMENT. 4
EXHIBIT U
COPY AVAILABLE FOR REVIEW
IN THE CLERK DEPARTMENT
Date: January 4, 2007
For Agenda Of. January 10, 2007
Agenda Item: 1
REPORT TO:
FROM:
The Planning Commission
Director of Community Development
LOCATION: 23-27 N. Santa Cruz Avenue
Architecture and Site Application S-07-12
Conditional Use Permit U-07-09
Requesting approval of exterior modifications to a commercial building
and to modify an existing conditional use permit to allow expansion of
an existing restaurant and a change in alcohol service on property zoned
C-2. APN 510-44-033, 034 & 035.
PROPERTY OWNER/APPLICANT: Santa Cruz Real, LLC
DEEMED COMPLETE: December 4, 2006
FINAL DATE TO TAKE ACTION: June 4, 2007
FINDINGS: ® As required by Section 15303 of the State Environmental
Guidelines as adopted by the Town that this project is
Categorically Exempt.
■ As required by Section 29.20.190 of the Town Code for the
granting of 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.
CONSIDERATIONS: s As required by Section 29.20.150 of the Town Code for
Architecture and Site applications.
ENVIRONMENTAL It has been deterinined that this project is categorically exempt pursuant
ASSESSMENT: to Section 15303 of the State Environmental Guidelines as adopted by
the Town.
RECOMMENDATION
SUMMARY: Recommendation to Town Council.
EXHIBITS: A.-G. Previously received
H. Applicant's letter (two pages), received September 15, 2006
I. Required Findings & Considerations (four p ages)
J. Existing conditions of approval one page)
- - -
ATTACHMENT 5
The Planning Commission - Page 2
23-27 N. Santa Cruz Avenue/S-07-12, U-07-09
December 13, 2006
K. Recommended Conditions of Approval (four pages)
L. Policy Regulating the Consumption and Service of Alcoholic
Beverages (four pages) adopted by Council September 17, 2001
M. Ordinance 2021, Review of Additional Restaurant Use in the
Downtown Area (two pages), adopted by Council August 5, 1996.
N. Development Plans (three pages), received December 5, 2006
A. BACKGROUND:
The subject applications involve three separate parcels within two buildings located on the west
side of N. Santa Cruz Avenue, between Main Street and Bean Avenue. The existing restaurant,
Vittoria, is currently operating within the building at 27 N. Santa Cruz Avenue. The two
adjacent tenant spaces at 23 and 25 N. Santa Cruz are currently vacant, and are located in a
separate building. The proposed restaurant expansion encompasses part of the tenant space at 25
N. Santa Cruz and the remainder will be combined with the space at 23 N. Santa Cruz to form
one larger space for a future retail use. The Conditional Use Pen-nit (CUP) modification also
includes a request for a full liquor license in place of the existing beer and wine license.
On December 13, 2006 the Planning Commission considered an Architecture & Site application
for facade improvements to the restaurant and retail spaces. The Commission expressed concern
about acting on the exterior modifications prior to approval of the restaurant expansion, and
continued the matter to this agenda so that the two applications can be considered together.
B. REMARKS:
The applicant is requesting to expand an existing restaurant into part of the tenant space at 25 N.
Santa Cruz and to add 24 seats. In addition, the existing beer and wine license is proposed to be
upgraded to a full liquor license. The remainder of the adjacent space will be combined with the
space at 23 N. Santa Cruz for a future retail tenant. The existing three tenant spaces will be
reconfigured into two spaces under this proposal. Fagade improvements are proposed for both
the restaurant and retail uses.
Architectural Review
The Town's Consulting Architect, Larry Cannon of Cannon Design Group, reviewed the plans
and visited the site. The recommendations of the Consulting Architect are as follows:
23 N. Santa Cruz (retail space)
• Provide a recessed vestibule instead of a flat facade.
• Add a base of at least 12-inches below the storefront display windows.
• Provide some plane changes to the storefront to provide facade depth.
The Planning Commission - Page 3
23-27 N. Santa Cruz Avenue/5-07-12, CUP-07-09
January 10, 2007
27 N. Santa Cruz (Vittoria)
• Clarify the profile of the parapet cap on the storefront.
• Clarify the intent of the elements above the restaurant doors.
The applicant is in agreement with these recommendations. Staff and the Consulting Architect
can work with the applicant to make any changes required by the Commission. A condition of
approval has been included to this affect.
Conditional Use Pen-nit
A parcel merger will be done to combine the two lots comprising the building at 23-25 N. Santa
Cruz Avenue into a single parcel. An easement will be required for the restaurant expansion into
the space at 25 N. Santa Cruz. The modification to the CUP includes an increase in seating from
60 to 84, and a request for a full liquor license. The existing restaurant space is very narrow and
will have a more functional floor plan with the proposed expansion. In addition, a food
preparation area will be added to facilitate service to restaurant patrons. The applicant has
submitted a letter explaining the rationale behind the requested expansion (see Exhibit H).
Park
The Zoning Ordinance requires one space for every four seats for a restaurant without a separate
bar, and one space for every 300 square feet for retail uses. There is no on-site parking, but the
properties are within the Downtown Parking Assessment District and have a total of 39 parking
credits to support the restaurant and retail spaces. The table below summarizes the parking
demand:
Parkin Analysis
address
use
square feet
seats
parking
requirement
total spaces
required
27 N. Santa Cruz
restaurant
3,936
84
1 space/4 seats
21
23 N. Santa Cruz
retail
5,148
-
1 space/300 sf
17
totals
84
-
38
Traffic
The Town Traffic Engineer conducted a traffic analysis and determined that expansion of the
restaurant would not result in a significant traffic impact. The applicant will be required to pay a
Traffic Impact Mitigation Fee based on an increase in trips during the am and pm peak periods.
The Planning Commission - Page 4
15500 Francis Oaks Way/M-06-04, ND-06-04
December 13, 2006
Alcohol Policy
The Town's Alcohol Policy requires any change in the service of alcoholic beverages to be
approved by the Town Council. The request is consistent with the general policies in section II
and the specific policy in section IV (see exhibit L). The restaurant is currently open until 11:00
pm daily and the applicant is not requesting to modify the approved hours of operation. The
Planning Commission's recommendation on the request to change the existing 'Deer and wine
license to a full liquor license will be forwarded to the Council for final action.
Restaurant Use in the Downtown
Due to a concern about an over concentration of restaurants in the Downtown, the Town Council
adopted Ordinance 2021 in 1996. This ordinance discourages the displacement of retail uses by
restaurant uses and requires 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. Vittoria
is not a new restaurant, but does involve expansion into space that was previously occupied by a
retail use. The applicant intends to lease the remaining space to a retail use, and believes that
with a successful business in that location, the restaurant expansion will not be detrimental to the
success of the Downtown.
C. RECOMMENDATION:
It is recommended that the Planning Commission make the required findings and considerations
in Exhibit J and approve the Architecture & Site and Conditional Use Permit applications,
subject to the conditions in Exhibit K.
Prepared by:
Suzanne Davis, Associate Planner
BNL: SD
cc: Alex Giovannotto, Santa Cruz Real, LLC. P. O. Box 60177, Palo Alto, CA 94306
Lou Dorcich, Architect, P. O. Box 1149, Soquel, CA 95073-1149
N:\DEV\SUZANNE\PCIREPORTS\FO W I5500.wpd
Bud N. Lortz, Director of Community Development
-i ~
September 14, 2006
Town of Los Gatos
Dept. of Community Development
Planning Division
110 East Main
Los Gatos, CA 95031
RECEIVED
SFP 2006
TOWN OF LOS GATOS
PLANNING DIVISION
RE: Letter of Justification for Application for Conditional Use Permit for Liquor Service
and Expansion of Existing Restaurant Use at 27 N. Santa Cruz Avenue. ~
Dear Town Planning Administrator,
I am the Managing Member of the Santa Cruz Real LLC, the property.owner of 23, 25 and 27 N.
Santa Cruz Avenue. The LLC is currently operating the Vittoria Restaurant at the 27 N. Santa
Cruz location and has been previously granted a Conditional Use Permit to serve Beer and Wine
with meals. We would like to upgrade the CUP to: (a) expand the size of the restaurant, and (b)
include liquor service in addition to the current beer and wine service. We believe that these two
modifications would greatly advance our goal of delivering a dining experience of the highest
caliber to our patrons and the citizens of Los Gatos.
We have operated the restaurant in the very narrow 12 %2 foot wide remodeled space previously
occupied by another restaurant called Pigalle at the referenced address. This has proven to be a
less than desirable width for a restaurant space and the awkwardness of the current configuration
severely restricts our ability to serve the public. In addition, the acoustics of the space cause an
unusually high noise level, substantially reducing the ambiance and detracting from a quality
dining experience. Lastly, in order to maximize the service to our customers in such a small
area, we are forced to do all food preparation in the kitchen itself, rather than in an appropriately
equipped preparation area.
Our expansion and liquor upgrade are proposed to remedy these shortcomings and greatly
enhance the presentation to the public. We are requesting a modification of our existing
Conditional Use Permit to allow for expansion of the Dining Area into adjacent space we own' ..at
25 N. Santa Cruz Avenue and to allow for us to provide access through the party wall to the rear
of 25 N. Santa Cruz Avenue in order to create a functional preparation area.
We have attached a seating chart and overall layout of the proposed new space as part of the
application. Alcohol would be served by wait staff to dining patrons in the expanded dining area
and at a small counter area. All of the seating is enclosed. We will conduct alcohol service in
accordance with the reasonable conditions proposed by the Town and we will strive to remain at
all times compliant with the purposes of Town Zoning Ordinances.
Since the proposed use will be a reasonable expansion of a currently compliant beer and wine
dining establishment, and because the upgraded alcohol service will continue to be served as an
adjunct to the meal selection at the restaurant, there will not be any activity detrimental or
i
Exhibit H
injurious to property or improvements in the vicinity. Likewise, it will not be detrimental to the
public health, safety, general welfare, or convenience.
We sincerely believe that, with the town's concurrence and permission, with these modifications
we will be able to achieve our goal of providing a truly first class dining experience in a manner
more consistent with the needs of our patrons and the citizens of Los Gatos.
Thank you for considering my application.
Sincerely,
Sal Giototto
Manager, Santa Cruz Real LLC
Owner, 23, 25 and 27 N. Santa Cruz Avenue
REQUIRED FINDINGS FOR:
23-27 N. Santa Cruz Avenue
Architecture and Site Application S-07-12
Conditional Use Pen-nit U-07-09
Requesting approval of exterior modifications to a commercial building and to modify an
existing conditional use permit to allow expansion of an existing restaurant and a change in
alcohol service on property zoned C-2. APN 510-44-033, 034 & 035.
PROPERTY OWNER/APPLICANT: Santa Cruz Real, LLC
Required finding for CEQA
■ The project is Categorically Exempt from environmental review pursuant to Section
15301 of the State Environmental Guidelines as adopted by the Town.
Required finding for the granting of a Conditional Use Permit:
■ As required by Section 29.20.190 of the Town Code for the granting of 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 this chapter if it
finds that:
1. The proposed use of the property is essential or desirable to the public
convenience or welfare;
2. The proposed use will not impair the integrity and character of the zone;
3. The proposed use would not be detrimental to public health, safety or general
welfare;
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.
Required findings for projects within the Central Los Gatos Redevelopment Area:
■ 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.
Exhibit I
CONSIDERATIONS:
Considerations in Review of Architecture & Site Applications
As required by Section 29.20.150 of the Town Code for Architecture and Site applications, the
deciding body shall consider all relevant matter including, but not limited to, the following:
(1) Considerations relating to traffic safety and traffic congestion. The effect of the site
development plan on traffic conditions on abutting streets; the layout of the site with
respect to locations and dimensions of vehicular and pedestrian entrances, exits, drives,
and walkways; the adequacy of off-street parking facilities to prevent traffic congestion;
the location, arrangement, and dimension of truck loading and unloading facilities; the
circulation pattern within the boundaries of the development, and the surfacing, lighting
and handicapped accessibility of off-street parking facilities.
A. Any project or development that will add traffic to roadways and critical
intersections shall be analyzed, and a determination made on the following
matters:
1. The ability of critical roadways and major intersections to accommodate
existing traffic;
2. Increased traffic estimated for approved developments not yet occupied;
and
3. Regional traffic growth and traffic anticipated for the proposed project one
(1) year after occupancy.
B. The deciding body shall review the application for traffic roadway/intersection
capacity and snake one (1) of the following determinations:
1. The project will not impact any roadways and/or intersections causing the
roadways and/or intersections to exceed their available capacities.
2. The project will impact a roadway(s) and/or intersection(s) causing the
roadway(s) and/or intersection(s) to exceed their available capacities.
Any project receiving Town determination subsection (1)b.1. may
proceed. Any project receiving Town determination subsection (1)b.2.
must be modified or denied if the deciding body determines that the
impact is unacceptable. In determining the acceptability of a traffic
impact, the deciding body shall consider if the project's benefits to the
community override the traffic impacts as detennined by specific sections
from the general plan and any applicable specific plan.
(2) Considerations relating to outdoor advertising. The number, location, color, size, height,
lighting and landscaping of outdoor advertising signs and structures in relation to the
creation of traffic hazards and the appearance and hannony with adjacent development.
Specialized lighting and sign systems may be used to distinguish special areas or
neighborhoods such as the downtown area and Los Gatos Boulevard.
(3) Considerations relating to landscaping. The location, height, and materials of walls,
fences, hedges and screen plantings to insure harmony with adjacent development or to
conceal storage areas, utility installations, parking lots or unsightly development; the
planting of ground cover or other surfacing to prevent dust and erosion; and the
unnecessary destruction of existing healthy trees. Emphasize the use of planter boxes
with seasonal flowers to add color and atmosphere to the central business district. Trees
and plants shall be approved by the Director of Parks and Public Works for the purpose
of meeting special criteria, including climatic conditions, maintenance, year-round versus
seasonal color change (blossom, summer foliage, autumn color), special branching
effects and other considerations.
(4) Considerations relating to site layout. The orientation and location of buildings and open
spaces in relation to the physical characteristics of the site and the character of the
neighborhood; and the appearance and harmony of the buildings with adjacent
development.
Buildings should strengthen the form and image of the neighborhood (e.g. downtown,
Los Gatos Boulevard, etc.). Buildings should maximize preservation of solar access.
(5) Considerations relating to drainage. The effect of the site development plan on the
adequacy of storm and surface water drainage.
(6) Considerations relating to the exterior architectural design of buildings and structures.
The effect of the height, width, shape and exterior construction and design of buildings
and structures as such factors relate to the existing and future character of the
neighborhood and purposes of the zone in which they are situated, and the purposes of
architecture and site approval. Consistency and compatibility shall be encouraged in
scale, massing, materials, color, texture, reflectivity, openings and other details.
(7) Considerations relating to lighting and street furniture. Streets, walkways, and building
lighting should be designed so as to strengthen and reinforce the image of the Town.
Street furniture and equipment, such as lamp standards, traffic signals, fire hydrants,
street signs, telephones, snail boxes, refuse receptacles, bus shelters, drinking fountains,
planters, kiosks, flag poles and other elements of the street environment should be
designated and selected so as to strengthen and reinforce the Town image.
(8) Considerations relating to access for physically disabled persons. The adequacy of the
site development plan for providing accessibility and adaptability for physically disabled
persons. Any improvements to a nonresidential building where the total valuation of
alterations, structural repairs or additions exceeds a threshold value established by
resolution of the Town Council, shall require the building to be modified to meet the
accessibility requirements of title 24 of the California Administrative Code adaptability
and accessibility. In addition to retail, personal services and health care services are not
allowable uses on non-accessible floors in new nonresidential buildings. Any change of
use to retail, health care, or personal service on a non-accessible floor in a nonresidential
building shall require that floor to be accessible to physically disabled persons pursuant
to the accessibility requirements of title 24 of the California Administrative Code and
shall not qualify the building for unreasonable hardship exemption from meeting any of
those requirements. This provision does not effect lawful uses in existence prior to the
enactment of this chapter. All new residential developments shall comply with the
Town's adaptability and accessibility requirements for physically disabled persons
established by resolution.
(9) Considerations relating to the location of a hazardous waste management facility. A
hazardous waste facility shall not be located closer than five hundred (500) feet to any
residentially zoned or used property or any property then being used as a public or private
school primarily educating persons under the age of eighteen (18). An application for
such a facility will require an environmental impact report, which may be focused
through the initial study process.
NADE V \F[NDINGS\330NSC.wpd
TOWN OF LOS. GATOS
Planning Department
354-6872
CONDITIONAL USE PERMIT
U-94- ) ~
CIVIC CENTER
110 E. MAIN STREET
P.O. Box 949
Los GAta, CA 95031
On February 22, 1994 the Los Gatos Town Council adopted the Alcoholic Beverage Policy and
an ordinance requiring all restaurants and bars to be in compliance with certain provisions of the
Alcoholic Beverage Policy . In addition to the existing conditions, the conditions in bold become
effective on February 22, 1995.
This permit issued to Pigalle at 27 N. Santa Cruz Ave. allows operation of your establishment. .
subject to the following condtions:
1. So long as this establishment serves alcoholic beverages it 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. . Atthe 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. This establishment shall use an employee training manual that
addresses alcoholic beverage service consistent with the standards of
the California Restaurant Association.
d. The licensed operator 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.
2. Seating is limited to a maximum of 60.
3. Beer and wine may be served with meals only,
4. The hours of operation are restricted between 11 a.m. to 11 p.m.
EXHIBIT J
7. .,.,,.......n h 9 in '100'7 1
~ -
s
' r
'4
PLANNING COMMISSION - JANUARY 10. 2007
CONDITIONS OF APPROVAL
23-27 N. Santa Cruz Avenue
Architecture and Site Application S-07-12
Conditional Use Permit U-07-09
Requesting approval of exterior modifications to a commercial building and to modify an
existing conditional use permit to allow expansion of an existing restaurant and a change in
alcohol service on property zoned C-2. APN 510-44-033, 034 & 035.
PROPERTY OWNER/APPLICANT: Santa Cruz Real, 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
conditions of approval listed below and in substantial compliance with the plans noted as
received by the Town on December 5, 2006 and approved by the Planning Commission
on January 10, 2007. Any changes or modifications to the approved plans and/or
business operation shall be approved by the Community Development Director or the
Planning Commission, depending on the scope of the changes.
2. EXPIRATION OF APPROVAL: The Conditional Use Permit application will expire
two years from the date of approval unless it is used before expiration. Section 29.20.335
defines what constitutes the use of an approval granted under the Zoning Ordinance.
3. BUSINESS OPERATION. This approval is for a quality restaurant use, and is restricted
to the areas shown on the approved plans. Any future use of the remaining retail space
shall be governed by the requirements of the C-2 zone. Any change in the type of
business requires modification of the Conditional Use Permit.
4. LIVE ENTERTAINMENT. No live entertainment is allowed.
5. ROOFTOP EQUIPMENT. Any new roof mounted equipment shall be fully screened
prior to issuance of an occupancy permit.
6. SIGNS. The exterior business sign(s) shall be approved by Planning prior to installation
and shall be in compliance with the Town's Commercial Design Guidelines and the
architectural style of the buildings.
7. ARCHITECTURAL CHANGES. The recommendations of the Consulting Architect
shall be incorporated into the plans prior to submittal of plans for building plan check.
8. HOURS OF OPERATION. Hours of operation are limited to 11:00 am to 11:00 pm
daily.
9. SEATS. The maximum number of seats is 84.
10. ALCOHOL SERVICE. This approval allows a full liquor license in conjunction with the
operation of a quality restaurant. Alcoholic beverages shall be served with meals only.
11. TRASH ENCLOSURE. The final design of the trash enclosure shall be approved by
planning prior to issuance of permits.
12. 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.
EXHIBIT K
Building Division
13. PERMITS REQUIRED: A building permit shall be required for the alterations and
expansion of existing restaurant. Separate permits are required for electrical, mechanical,
and plumbing work as necessary.
14. 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.
15. SIZE OF PLANS: Four sets of construction plans, maximum size 24" x 36."
16. TITLE 24 - COMMERCIAL: For any proposed tenant improvements, 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, then confirmed by
Town staff.
17. TITLE 24 - RESTAURANT USE: A proper size grease trap shall be required for any
restaurant use. The following agencies will review the grease trap requirements before
issuance of the building permit:
a. West Valley Sanitation District: (408) 378-2407
b. Environmental Health Department: (408) 885-4200
C. Town Public Works Department: (408) 399-7530
18. SPECIAL INSPECTIONS: When a special inspection is required by UBC Section 1701,
the architect or engineer of record shall prepare an inspection program that shall be
submitted to the Building Official for approval prior to issuance of the building permit.
The Town Special Inspection form must be completely filled-out, signed by all requested
parties and be blue-lined on the construction plans. Special Inspection forms are
available from the Building Division Service Counter or online at www.losgatosea.gov.
19. NONPOINT SOURCE POLLUTION STANDARDS: The Town standard Santa Clara
Valley Nonpoint Source Pollution Control Program shall be part of the plan submittal as
the second page. The specification sheet is available at the Building Division Service
Counter for a fee of $2 or at San Jose Blue Print.
20. PLANS: The construction plans shall be prepared under the direct supervision of a
licensed architect or engineer. (Business and Professionals Code Section 5538).
21. EASEMENT. The property owner shall execute and record an easement for the proposed
restaurant additions which encroach on adjacent parcel. The Town of Los Gatos shall be
listed as a third party on the easement agreement. The easement document shall be
reviewed and approved by the Town prior to recordation.
22. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit:
a. Community Development - Planning Division: Suzanne Davis at354-6875
b. Engineering/Parks & Public Works Department: Fletcher Parsons at 395-3460
C. Santa Clara County Fire Department: (408) 378-4010
d. West Valley Sanitation District: (408) 378-2407
e. Environmental Health Department: (408) 885-4200
TO THE SATISFACTION OF SANTA CLARA COUNTY ENVIRONMENTAL HEALTH:
23. PLAN CHECK. Plans for the food prep and storage areas, food display cases and any
wait stations shall be submitted for approval by the County Environmental Health Plan
Check Division.
24. SNEEZE GUARDS. Sneeze guards shall be installed for the countertop area in the
existing facility.
TO THE SATFISFATION OF THE DIRECTOR OF PARKS &PUBLIC WORKS
Engineering Division
25. TRAFFIC IMPACT MITIGATION FEE. The developer shall pay a fee proportional to
the project's share of transportation improvement needed to serve cumulative
development within the Town of Los Gatos. The fee amount will be based upon the
Town Council resolution in effect at the time the building permit application is made.
The fee shall be paid before the building permit is issued. The traffic impact mitigation
fee for this project, using the current fee schedule and the preliminary plans is $3,370.18.
The final fee shall be calculated from the final plans using the rate schedule in effect at
the time of the building permit application, using a trip generation rate based on Quality
Restaurant use. The fee estimate is based on conversion of 1,422 square-feet of Specialty
Retail to Quality Restaurant. The number of restaurant seats is increased from 60 to 84
(additional 24 seats).
26. GENERAL. All public improvements shall be made according to the latest adopted
Town Standard Drawings and the Town Standard Specifications. All work shall conform
to the applicable Town ordinances. The adjacent public right-of-way shall be kept clear
of all job related dirt and debris at the end of the day. Dirt and debris shall not be washed
into storm drainage facilities. The storing of goods and materials on the sidewalk and/or
the street will not be allowed unless a special permit is issued. The developer's
representative in charge shall be at the job site during all working hours. Failure to
maintain the public right-of-way according to this condition may result in the Town
performing the required maintenance at the developer's expense.
27. ENCROACHMENT PERMIT. All work in the public right-of-way will require a
Construction Encroachment Permit. All work over $5,000 will require construction
security.
28. PUBLIC WORKS INSPECTIONS. The developer or his representative shall notify the
Engineering Inspector at least twenty-four (24) hours before starting any work pertaining
to on-site drainage facilities, grading or paving, and all work in the Town's right-of-way.
Failure to do so will result in rejection of work that went on without inspection.
29. SILT AND MUD IN PUBLIC RIGHT-OF-WAY. It is the responsibility of contractor
and home owner to make sure that all dirt tracked into the public right-of-way is cleaned
up on a daily basis. Mud, silt, concrete and other construction debris shall not be washed
into the Town's storm drains.
30. RESTORATION OF PUBLIC IMPROVEMENTS. The developer shall repair or replace
all existing improvements not designated for removal that are damaged or removed
because of developer's operations. Improvements such as, but not limited to: curbs,
gutters, sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic
pavement markings, etc. shall be repaired and replaced to a condition equal to or better
than the original condition. Existing improvement to be repaired or replaced shall be at
the direction of the Engineering Construction Inspector, and shall comply with all Title
24 Disabled Access provisions. Developer shall request a walk-through with the
Engineering Construction Inspector before the start of construction to verify existing
conditions.
31. CONSTRUCTION NOISE. Between the hours of 8:00 a.m. to 8:00 p.m., weekdays and
9:00 a.m. to 7:00 p.m. weekends and holidays, construction, alteration or repair activities
shall be allowed. No individual piece of equipment shall produce a noise level exceeding
eighty-five (85) dBA at twenty-five (25) feet. If the device is located within a structure
on the property, the measurement shall be made at distances as close to twenty-five (25)
feet from the device as possible. The noise level at any point outside of the property
plane shall not exceed eighty-five (85) dBA.
32. SIDEWALK CLOSURE/STREET PARKING. An encroachment permit will be required
for temporary sidewalk closure. The applicant shall contact George Garcia (399.7530) for
specific signage and safety requirements, and to obtain the permit. The applicant shall
coordinate any temporary blockage of street parking with the Police Department.
N:DEV\C0NDITNS\2007\NSC23-27
POLICY REGULATING THE CONSUMPTION AND
SERVICE OF ALCOHOLIC BEVERAGES
1. 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
Townresidents. 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 Tn'vin 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:
H. General policy
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 establislunent maybe 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 L
Town of Los Gatos
Alcoholic Beverage Policy
Page 2 of 4
5. 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 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.
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
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.
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.
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.
W. Enforcement
All conditional use permits issued to establishments for alcoholic beverage service on-site
shall be subject to Section 29.20.318(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 29.20.318(b) of the
Town Code will be based on, but not limited to, the following factors:
1. The number and types of calls for service at or near the establishment 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.
N:\DEV\SUZANNE\Council\Pobeies\200Ialcohol poGcy.wpd
ORDINANCE 2021
ORDINANCE OF THE TOWN OF LOS GATOS
AMENDING CHAPTER 29 TO PROVIDE A MORE COMPREHENSIVE REVIEW OF
ADDITIONAL RESTAURANT USE IN THE DOWNTOWN AREA
THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES ORDAIN AS
FOLLOWS:
SECTION I
The C-2 (Central Business District Commercial) zone of the Town of Los Gatos contains a
mix of retail, restaurant, and associated uses that sustains the economic vitality and historic
atmosphere of the area, and is an essential part of the community. However, too many restaurants
concentrated in this one area would displace retail uses that are vital to continued success and to
having businesses that attract Town residents throughout the day. This ordinance 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.
SECTION II
Section 29.10.020 is amended to read as follows:
Bar means a drinking place where alcoholic beverages and snacks are served; possibly with
entertainment such as music, television screens, video games or pool tables.
Restaurant, fast food means a restaurant with a large carry-out clientele, long hours of service,
some open for breakfast but all open for lunch and dinner, and high turnover rates for eat-in
customers.
Restaurant, high turnover (sit-down) means a restaurant with turnover rates generally of less
than one hour, is usually moderately priced and frequently belong to a restaurant chain, generally
serve breakfast, lunch and dinner, and axe sometimes open 24 hours a day.
Restaurant, quality means a restaurant of high quality and with turnover rates usually of at
r
Exhibit M
-l
least one hour or longer, generally do not serve breakfast, may not serve lunch, but always serve
dinner.
SECTION III
Subsection (16) of Section 29.20.745 is amended to read as follows:
(16) Determine and issue zoning approval for minor restaurants that are located outside
Downtown [the C-2 zone].
SECTION IV
Subsection (8) of Section 29.20.750 is amended to read as follows:
(8) Determines conditional use permit applications that are not assigned to the
Development Review Committee.
SECTION V
This ordinance was introduced at a regular meeting of the Town Council of the Town of
Los Gatos on August 5, 1996 and adopted by the following vote as an ordinance of the Town of
Los Gatos at a regular meeting of the Town Council of the Town of Los Gatos on September 16,
j 1996. This ordinance takes effect 30 days after it is adopted.
COUNCIL MEMBERS:
AYES: Joanne Benjamin, Steven Blanton, Linda Lubeck, Patrick O'Laughlin,
Mayor Randy Attaway.
NAYS: None
ABSENT: None
ABSTAIN: None
SIGNED :
MAYOR THE TOWN LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK OF THE TOWN OF LOS GATOS
LOS -GATOS, CALIFORNIA
2
Date: December 12, 2006
For Agenda Of: December 13, 2006
Agenda Item: 6
DESK ITEM
REPORT TO: The Planning Commission
FROM: Director of Community Development
LOCATION: 23-27 N. Santa Cruz Avenue
Architecture and Site Application S-07-12
Conditional Use Permit U-07-09
Requesting approval of exterior modifications to a commercial building
and to modify an existing conditional use permit to allow expansion of
an existing restaurant and a change in alcohol service on property zoned
C-2. APN 510-44-033, 034 & 035.
PROPERTY OWNER/APPLICANT: Santa Cruz Real, LLC
DEEMED COMPLETE: December 4, 2006
FINAL DATE TO TAKE ACTION: June 4, 2007
EXHIBITS: A.-F. Previously received
G. Letter from David Stonesifer (one page), received December 10,
2006
REMARKS:
The attached letter (Exhibit G) was received following distribution of the Planning Commission
packet.
Prepared by: Approved by:
Suzanne Davis, Associate Planner Bud N. Lortz, Director of Community Development
BNL: SD
N.\DEV\SUZANNE\PC~REPORTS\FO W I5500.wpd
ATTACHMENT 6
Page 1 of 1
Patsy Garcia - Vittorias CUP a.- Powells CUP applications
From: "David Stonesifer" <davidstonesifer@yahoo.com>
To: <manager@losgatosca.gov>
Date: 12/10/2006 10:43:24 AM
Subject: Vittorias CUP and Powells CUP applications
Planning Commission and To,,A,n Council
Re: Vittorias Restaurant
And Powells Sweet Shoppe
Dear Planning Commissioner and Town Council
These two applications to intensify usage of the historic town district seem to fly in the face of
common sense. But then again I can understand why they think they will get approval.
This year we seem to have done an about face in handing out C. UP's for increased usage of
food and alcohol services. Cafe Rouge, Los Gatos Roasting Company, Restaurant James
Randall, and of course The new wine tasting rooms.
To my knowledge no measures were taken to alleviate any parking. irnpact created when doing
this. Excuse my lack of sophistication on this issue but when more, or any tables and chairs are
allowed and food or wine is being served, don't we require that the property provide additional
parking over and above the amount required when the space was retail or with less
intensification? Did we require this of any of the above?
We made the Opera House. come up with off site parking. We asked for off site parking for° the
residences above Le Boulanger. Willow St. provides valet parking, so how- can we now approve
more food usage without providing more parking. Retail viability is at stake. The economy has
finally rebounded and if and when retail customers. return to town, parking will be worse than
ever. There will be less retail spaces for shoppers to visit as they have been tinned into high-
density use operations and what is left will be so expensive that only nationals can pay the rent.
Please consider carefully the dynamics of any further approval and further C. U.P. usages
downtown that take away from our primary goal of a RETAIL district.
Thank you,
David Stonesifer Los Gatos Calif
file: HCAD o cuments and Settings\pgarcia\Local Settings\Tem1)\GW}00001-HTM 12/11/2006
Date: December 7, 2006
For Agenda Of: December 13, 2006
Agenda Item: 6
REPORT TO
FROM:
The Planning Commission
Director of Community Development
LOCATION: 23-27 N. Santa Cruz Avenue
Architecture and Site Application S-07-12
Conditional Use Permit U-07-09
Requesting approval of exterior modifications to a commercial building
and to modify an existing conditional use permit to allow expansion of
an existing restaurant and a change in alcohol service on property zoned
C-2. APN 510-44-033, 034 & 035.
PROPERTY OWNER/APPLICANT: Santa Cruz Real, LLC
DEEMED COMPLETE: December 4, 2006
FINAL DATE TO TAKE ACTION: June 4, 2007
FINDINGS: ■
■
■
CONSIDERATIONS: ■
As required by Section 15303 of the State Environmental
Guidelines as adopted by the Town that this project is
Categorically Exempt.
As required by Section 29.20.190 of the Town Code for the
granting of 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.
As required by Section 29.20.150 of the Town Code for
Architecture and Site applications.
ENVIRONMENTAL It has been determined that this project is categorically exempt pursuant
ASSESSMENT: to Section 15303 of the State Environmental Guidelines as adopted by
the Town.
RECOMMENDATION
SUMMARY: Recommendation to Town Council.
EXHIBITS: A. Location Map (one page)
B. Required Findings & Considerations (four pages)
C. Recommended Conditions of Approval (three pages)
D. Letter from Linda Durnell (one page), received December 6, 2006
ATTACHMENT 7
The Planning Commission - Page 2
23-27 N. Santa Cruz Avenue/5-07-12, U-07-09
December 13, 2006
E. Consulting Architect's Report (four pages), received December 5,
2006
F. Development Plans (three pages), received December 5, 2006
A. BACKGROUND:
The subject applications involve three separate parcels within two buildings located on the west
side of N. Santa Cruz Avenue, between Main Street and Bean Avenue. The existing restaurant,
Vittoria, is currently operating within the building at 27 N. Santa Cruz Avenue. The two
adjacent tenant spaces at 23 and 25 N. Santa Cruz are currently vacant, and are located in a
separate building. The business owner is working on expansion plans for the restaurant and is
requesting to upgrade the beer and wine license to a full liquor license. The restaurant expansion
encompasses part of the tenant space at 25 N. Santa Cruz and the remainder is to be combined
with the space at 23 N. Santa Cruz to form one larger space for a future retail use. Fagade
improvements are proposed for both the restaurant and a retail spaces.
The advertisement and public notices were given for both the Conditional Use Permit (CUP)
application to expand the restaurant and to upgrade the liquor license and the Architecture and
Site application..for proposed exterior improvements to the building facades. The applicant has
requested that the.. CUP be continued to allow refinement of the operational details for the
restaurant, and that only the Architecture & Site application be acted on at this time.
B. REMARKS: .
The applicant is requesting to expand an existing restaurant into part of the tenant space at 25 N.
Santa Cruz and to add 24 seats. In addition, the existing beer and wine license is proposed to be
upgraded to a full liquor license. The remainder of the adjacent space will be combined with the
space at 23 N. Santa Cruz for a future retail tenant. The existing three tenant spaces will be
reconfigured into two spaces under this proposal. Fagade improvements are proposed for both
the restaurant and retail uses. The fagade improvements are the subject of this application. The
use pen-nit will be discussed at a future Planning Commission meeting.
Architectural Review
The Town's Consulting Architect, Larry Cannon of Cannon Design Group, reviewed the plans
and visited the site. The recommendations of the Consulting Architect are as follows:
23 N. Santa Cruz (retail space)
• .Provide a recessed vestibule instead of a flat fagade.
• Add a base of at least 12-inches below the storefront display windows.
• Provide some plane changes to the storefront to provide fagade depth.
The Planning Conunission - Page 3
23-27 N. Santa Cruz Avenue/S-07-12, CUP-07-09
December 13, 2006
27 N. Santa Cruz (Vittoria)
• Clarify the profile of the parapet cap on the storefront.
• Clarify the intent of the elements above the restaurant doors.
Staff and the Consulting Architect can work with the applicant to make any changes required by
the Commission. A condition of approval has been included to this affect.
Conditional Use Permit
A lot line adjustment will be done to merge the two lots comprising the building at 23-25 N.
Santa Cruz Avenue into a single parcel. An easement will be required for the restaurant
expansion into the space at 25 N. Santa Cruz.. This will be discussed further in the staff report
for the restaurant CUP, and appropriate conditions will be attached to that application. A
parking analysis, discussion on the alcohol license and operational details for the restaurant will
be also presented in the CUP staff report. Staff recommends that the CUP be continued to the
meeting of January 10, 2007 as requested by the applicant.
C. RECOMMENDATION:
It is recommended that the, Planning Commission take the following actions:
1. Make the required findings and considerations in Exhibit B and approve the Architecture
& Site application;
2. Continue the Conditional Use Pern
Prepared by:
Suzanne Davis, Associate Planner
BNL: SD
cc: Alex Giovannotto, Santa Cruz Real, LLC. P. O. Box 60177, Palo Alto, CA 94306
Lou Dorcich, Architect, P. O. Box 1149, Soquel, CA 95073-1149
N:\DEV\SUZANNE\PC\REPORTS\FO W 15500.wpd
Bud N. Lortz, Director of Community Development
23-27 N. Santa Cruz Avenue
Exhibit A
REQUIRED FINDINGS FOR:
23-27 N. Santa Cruz Avenue
Architecture and Site Application S-07-12
Conditional Use Permit U-07-09
Requesting approval of exterior modifications to a commercial building and to modify an
existing conditional use pen-nit to allow expansion of an existing restaurant and a change in
alcohol service on property zoned C-2. APN 510-44-033, 034 & 035.
PROPERTY OWNER/APPLICANT: Santa Cruz Real, LLC
Required finding for CEQA:
■ The project is Categorically Exempt from environmental review pursuant to Section
15301 of the State Envirornnental Guidelines as adopted by the Town.
Required finding for the granting of a Conditional Use Permit:
® As required by Section 29.20.190 of the Town Code for the granting of 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 this chapter if it
finds that:
1. The proposed use of the property is essential or desirable to the public
convenience or welfare;
2. The proposed use will not impair the integrity and character of the zone;
3. The proposed use would not be detrimental to public health, safety or general
welfare;
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.
Required findings for projects within the Central Los Gatos Redevelopment Area:
■ 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.
Exhibit B
(2) Considerations relating to outdoor advertising. The number, location, color, size, height,
lighting and landscaping of outdoor advertising signs and structures in relation to the
creation of traffic hazards and the appearance and hannony with adjacent development.
Specialized lighting and sign systems may be used to distinguish special areas or
neighborhoods such as the downtown area and Los Gatos Boulevard.
(3) Considerations relating to landscaping. The location, height, and materials of walls,
fences, hedges and screen plantings to insure hannony with adjacent development or to
conceal storage areas, utility installations, parking lots or unsightly development; the
planting of ground cover or other surfacing to prevent dust and erosion; and the
unnecessary destruction of existing healthy trees. Emphasize the use of planter boxes
with seasonal flowers to add color and atmosphere to the central business district. Trees
and plants shall be approved by the Director of Parks and Public Works for the purpose
of meeting special criteria, including climatic conditions, maintenance, year-round versus
seasonal color change (blossom, summer foliage, autumn color), special branching
effects and other considerations.
(4) Considerations relating to site layout. The orientation and location of buildings and open
spaces in relation to the physical characteristics of the site and the character of the
neighborhood; and the appearance and harmony of the buildings with adjacent
development.
Buildings should strengthen the form and image of the neighborhood (e.g. downtown,
Los Gatos Boulevard, etc.). Buildings should maximize preservation of solar access.
(5) Considerations relating to drainage. The effect of the site development plan on the
adequacy of storm and surface water drainage.
(6) Considerations relating to the exterior architectural design of buildings and structures.
The effect of the height, width, shape and exterior construction and design of buildings
and structures as such factors relate to the existing and future character of the
neighborhood and purposes of the zone in which they are situated, and the purposes of
architecture and site approval. Consistency and compatibility shall be encouraged in
scale, massing, materials, color, texture, reflectivity, openings and other details.
(7) Considerations relating to lighting and street. furniture. Streets, walkways, and building
lighting should be designed so as to strengthen and reinforce the image of the Town.
Street furniture and equipment, such as lamp standards, traffic signals, fire hydrants,
street signs, telephones, mail boxes, refuse receptacles, bus shelters, drinking fountains,
planters, kiosks, flag poles and other elements of the street environment should be
designated and selected so as to strengthen and reinforce the Town image.
PLANNING COMMISSION - DECEMBER 13, 2006
CONDITIONS OF APPROVAL
23-27 N. Santa Cruz Avenue
Architecture and Site Application S-07-12
Requesting approval of exterior modifications to connnercial buildings on property zoned C-2.
APN 510-44-033, 034 & 035.
PROPERTY OWNER/APPLICANT: Santa Cruz Real, 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
conditions of approval listed below and in substantial compliance with the plans noted as
received by the Town on December 5, 2006 and approved by the Planning Commission
on December 13, 2006. Any changes or modifications to the approved plans and/or
business operation shall be approved by the Community Development Director or the
Planning Commission, depending on the scope of the changes.
2. EXPIRATION OF APPROVAL: The Architecture , & Site application will expire two
years from the date of approval unless it is used before expiration. Section 29.20.335
defines what constitutes the use of an approval granted under the Zoning Ordinance.
3. ARCHITECTURAL CHANGES. The recommendations of the Consulting Architect
shall be incorporated into the plans prior to submittal of plans for building plan check.
Building Division
4. PERMITS REQUIRED: A building permit shall be required for the alterations and
expansion of existing restaurant. Separate pen-nits are required for electrical, mechanical,
and plumbing work as necessary.
5. CONDITIONS OF APPROVAL: The Conditions of Approval inust be blue-lined in fall
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.
6. SIZE OF PLANS: Four sets of construction plans, maximum size 24" x 36.
7. TITLE 24 - COMMERCIAL: For any proposed tenant improvements, 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, then confirmed by
Town staff.
8. TITLE 24 - RESTAURANT USE: A proper size grease trap shall be required for ally
restaurant use. The following agencies will review the grease trap requirements before
issuance of the building pen-nit:
a. West Valley Sanitation District: (408) 378-2407
b. Environmental Health Department: (408) 885-4200
C. Town Public Works Department: (408) 399-7530
INCORPORATED AUGUST 10, 1887 EXHIBIT C
16. ENCROACHMENT PERMIT. All work in the public right-of-way will require a
Construction Encroachinent Permit. All work over $5,000 will require construction
security.
17. PUBLIC WORKS INSPECTIONS. The developer or his representative shall notify the
Engineering Inspector at least twenty-four (24) hours before starting any work pertaining
to on-site drainage facilities, grading or paving, and all work in the Town's right-of-way.
Failure to do so will result in rejection of work that went on without inspection.
18. SILT AND MUD IN PUBLIC RIGHT-OF-WAY. It is the responsibility of contractor
and home owner to make sure that all dirt tracked into the public right-of-way is cleaned
up on a daily basis. Mud, silt, concrete and other construction debris shall not be washed
into the Town's storm drains.
19. RESTORATION OF PUBLIC IMPROVEMENTS. The developer shall repair or replace
all existing improvements not designated for removal that are damaged or removed
because of developer's operations. Improvements such as, but not limited to: curbs,
gutters, sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic
pavement markings, etc. shall be repaired and replaced to a condition equal to or better
than the original condition. Existing improvement to be repaired or replaced shall be at
the direction of the Engineering Construction Inspector, and shall comply with all Title
24 Disabled Access provisions. Developer shall request a walk-through with the
Engineering Construction Inspector before the start of construction to verify existing
conditions.
20. CONSTRUCTION NOISE. Between the hours of 8:00 a.m. to 8:00 p.m., weekdays and
9:00 a.m. to 7:00 p.m. weekends and holidays, construction, alteration or repair activities
shall be allowed. No individual piece of equipment shall produce a noise level exceeding
eighty-five (85) dBA at twenty-five (25) feet. If the device is located within a structure
on the property, the measurement shall be made at distances as close to twenty-five (25)
feet from the device as possible. The noise level at any point outside of the property
plane shall not exceed eighty-five (85) dBA.
21. SIDEWALK CLOSURE/STREET PARKING. An encroachment permit will be required
for temporary sidewalk closure. The applicant shall contact George Garcia (399.7530) for
specific signage and safety requirements, and to obtain the permit. The applicant shall
coordinate any temporary blockage of street parking with the Police Department.
N:\DEV\CONDITNS\2006\NSC440-Sturbucks.wpd
INCORPORATED AUGUST 10, 1887
FW: Feedback for mtg. 12.13 and 12 '.8
Page 1 of 1
Marilyn Cosden - FW: Feedback for mtg. 12.13 and 12.18
From: Linda Durnell
To: .
Date: 12/6/2006 10:30 AM
Subject: FW: Feedback for intg. 12.13 and 12.18
Please snake sure my comments are delivered to both Planning Commission and the Town Council. Thank you. Linda
Forwarded Message
From: Linda Durnell <ld@lindadurnellgallery.com>
Date: Wed, 06 Dec 2006 10:24:08 -0800
To: <Dfigone@losgatosca.gov>
Conversation: Feedback for mtg. 12.13 and 12.18
Subject: Feedback for mtg. 12.13 and 12.18
As the owner of a retail business in downtown Los Gatos and located across from both Powell's and Vittoria's I would
like to share my perspective to the town council.
I have seen the customer demographics change as the retail "mix" has changed, over the past two years. More and more
people are coming into Los Gatos for meals, particularly dinner and most retail businesses close at 5:30 pm. I have
questioned long standing customers of mine and they say that the traffic during lunch with all the restaurants here, is so
bad, they typically choose to shop elsewhere during the day. Some have also mentioned that their favorite shops have
closed and they have found new places to shop for those items.
As Los Gatos loses the retail businesses, the town becomes less of a "destination" for shoppers. I have watched my
sales slow with the lack of retail sales over the past two two years and I have been forced to change my business plan to
sell to corporate businesses in Palo Alto and San Francisco. This necessary change is costly but necessary to survive.
Other businesses may not have the ability to change their way of doing business or have the ability to market to new
customers out of this area.
I appreciate your willingness to listen to the business owners and I am confident your decisions will benefit our
community.
Best,
Linda
I.,Ind.a :Durnell
Linda Durnell Gallery
24 Santa Cruz Avert ue
Lott Gatos, CA 95030
408.354 )434
End of Forwarded Message
EXHIBIT D
file://C:\Documents and Settings\tncosden.LOSGATOSCA\LoCal Settings\Teinp\XPgrpwise\4576ABB... 12/6/2006
23-27 N. Santa Cruz Ave.
ATTACHr.LENT 7
EXHIBIT E and F
COPIES AVAILABLE FOR REVIEW
IN THE CLERK DEPARTMENT
Page 1 of 1
Suzanne Davis - Town Council Re: Vittoria appeal
From: "Justo Hernandez"
To:
Date: 02/24/2007 12:12 PM
Subject: Town Council Re: Vittoria appeal
Town Council Re: Vittoria Restaurant
The planning co~runission's a. Of Vittola's CUP request for turning retail space into restaurant use
was an appropriate decision. It was based on Town regulations. No error was made, and there were no
mitigating factors presented to approve the CUP.
The applicant claimed at the meeting that he had made a mistake and that it was his fault that he had laid
out his restaurant incorrectly and decorated it so that it is too noisy. He is now requesting that we allow
him to rectify these mistakes by allowing him to increase his seating in the front by breaking through the
walls to an adjacent building and occupying previous retail space, because no one likes to sit in the rear
of his restaurant. For some reason he as well believes it will reduce the noise level by doing this. He
claimed he needed more seating because of his bad planning so that he can sit more people during his
peak hour (6-7 pm) seating to make the restaurant profitable. Without
Approval he claimed he will have to close the restaurant.
I would like to point out that he can move the kitchen to the rear affording more seating up front where
people want to sit instead of the dark back where the kitchen belongs. He can also resolve the noise level
without eliminating retail space. Acoustics are an applied science and well understood. I will as well
point out that for over 35 years there was two different restaurants in this spot that were successful. For
a man who claims he owns over four thousand properties he surely does not think we can be so naive
not to know what he is up to. I appreciate his recent community contributions and wish he could see
similar benefit in not pushing the envelope.
In regards to the exterior modification, planning's decision to deny was also well founded. Theoretically
his plans comply with requirements but they do not blend or add to the historical look of most of the
block. This previously approved style for Vittoria works as it is framed within an old structure and it is
in a small dose. To further increase and perpetuate this ubiquitous urban style that looks more like chain
formula facades is not good. You see it everywhere: Santana Row, Palo Alto, San Francisco and San
Jose. We don't need to more cookie cutter architecture in Los Gatos. I see no contradiction in the
approval of Apples fagade as it is not a far cry from what was there for over 60 years.
I am perplexed on why this application was allowed to be separated from the Apple application for
modification. This is one building and a plan for its entire modification should have been presented at
one time and not a comment by staff that the owner plans on remodeling the rest in the future. This is
sort of like applying for a PD and only giving us plans for one unit. This is very bad planning.
Please uphold planning's decisions.
Larry Justo Arzie
ATTACMIENT 8
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