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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. 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JJ w -H H a) > N O 41 N a) rJ. 10 ro H ~ q -ri aa)) ) 'Ci a, ~4 J + N rd 0 r 0 o a) N U (n it H 4J 0 b o -1 m 41 1 41 o w N a; 0 rO (D L) zz p4 rd L 41 a3 O -0 qq d In 'I m ~ rd v -,I ro I ro ill 3 0 § m p o o li n as E N U A o 3 i +i 3 m A u 41 w y b1 q ~ E I rn f i N 3 w q I H i a a Cy) O > •N w 43 ro L .O N i . ro r. y o ro a) ro 74 H U) i OR1 04 O H a -I A -I a) U) it r -I O • -I (d 41 ~ a ) (d 41 r. EQ A (d -1 r! 44 4 O J.) Ari v 01 ji m 41 N r 4 N ro A U C ro O i , I t r I U p ' U L ~ % H 3 ~ .r rl O QI 4 I L 0 1 W .i N ri ~ ri r .-1 m H 01 ri O N .-1 N N N M nl 'M N N N 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 ~eqc y~q SOS qRp e U Q S qL e 0 W ~ @a G q 5 O O \ 0 0 PJ 0 f 0 '5D ~ a U T \ LS.ST O U v% 0 CD e 8 ~ I / Q P :~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 I ~rr pp e' ~ ~y . I~~:y=°.-. t~ a-. AI-@ JAN ~ 2007 zail [t7'~,C~~ rv/i 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 file://C:\Documents and Settings\sdavis.LOSGATOSCA\Local Settings\Temp\XPgrpwis... 02/26/2007