11 Staff Report - 42 Elm StreetjpW N OF
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tosos COUNCIL AGENDA REPORT
DATE: May 11, 2007
TO: MAYOR AND TOWN COUNCIL
FROM: DEBRA J. FIGONE, TOWN MANAGER
MEETING DATE: 05/21/2007
ITEM NO: ' '
SUBJECT: CONSIDER AN APPEAL OF THE PLANNING COMMISSION DECISION
DENYING A REQUEST TO OPERATE A RESTAURANT ON PROPERTY
ZONED C-2. APN 529-03-035. CONDITIONAL USE PERMIT U-07-24
PROPERTY LOCATION: 42 ELM STREET. PROPERTY OWNER:
MICHAEL COBLER. APPLICANT/APPELLANT: SUH CHUNG KIM.
RECOMMENDATION:
1. Open and hold the public hearing and receive public testimony.
2. Close the public hearing.
3. The Council may take any of the following actions on Conditional Use Permit (CUP)
application U-07-24 (motion required):
a. Uphold the Planning Commission's decision to deny the CUP application.
b. Grant the appeal and approve the CUP application, subject to the required
findings (Attachment 2) and conditions (Attachment 3).
C. Grant the appeal and approve the CUP application with modified conditions.
4. Refer to the Town Attorney for the preparation of the appropriate resolution if approved
or denied (no motion required).
If the Town Council determines that the Planning Commission's decision should be reversed or
modified relative to the appeal:
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
(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
PREPARED BY: BUD N. LORTZ
DIRECTOR OF CV01M I Y DEVELOPMENT
Reviewed by:
Clerk A.
Town Manager L/Town Attorney
-Finance Community Development
PAGE 2
MAYOR AND TOWN COUNCIL
SUBJECT: 42 ELM STREET
May 17, 2007
(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 Conditional Use
Permit application (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 (Cafe Delatti) is requesting approval to maintain a high turnover/sit-down
restaurant with the following modifications to the CUP:
• Sales and service for primarily frozen yogurt plus organic coffee drinks, flavored teas,
and fruit smoothies; and
• Discontinuance of all alcohol service, wine tasting and retail alcohol sales; and
• Reduction of hours of operation to 10:00 AM to 9:00 PM from 6:00 AM to 1:00AM.
The applicant will maintain the existing approved 12 seats, indoors and outdoors. The Planning
Commission report (Attachment 5) contains additional discussion on the proposal.
BACKGROUND:
The previous tenant at the project site (Cafe Rouge) received approval for a Conditional Use
Permit (CUP) on August 21, 2006 for a high turnover/sit-down restaurant which allowed:
• A total of 12 seats, indoors and outdoors;
• Beer and wine service with meals;
• Wine tasting;
• Hours of operation from 6:00 AM to 1:00 AM seven days a week;
• Alcohol service and retail alcohol sales limited between the hours of 11:00 AM to
11:00 PM; and
• Outdoor seating
When the applicant approached the Town regarding their proposed modifications to the
restaurant, staff carefully evaluated their request to determine what process would be required for
the proposed use.
Section 29.20.200 (3) of the Town Code states that any change that is a substantial departure
from plans which were the basis of the CUP approval will require a modification to the CUP.
Additionally, Council Resolution 2005-037 (Attachment 7) further clarifies when a modification
PAGE 3
MAYOR AND TOWN COUNCIL
SUBJECT: 42 ELM STREET
May 17, 2007
of a CUP is required. Although both restaurants are classified as high turnover sit down
restaurants, the operation of the approved and proposed restaurants was determined to be
substantially different. The approved restaurant allowed service of meals, beer and wine service
with meals, and wine tasting. The proposed restaurant is for yogurt and nonalcoholic drinks.
Additionally, none of the conditions of approval relating to the service and tasting of alcohol for
the existing restaurant would be applicable to the proposed use. After reviewing the applicant's
request, the resolution, and Town Code, staff determined that a modification of the CUP was
required.
PLANNING COMMISSION:
The Planning Commission denied this application on April 11, 2007 (Attachment 4). The
Commission was concerned that there was a saturation of restaurants selling dessert products in
the downtown area including frozen yogurt, ice cream and gelato. The Commission felt that to
approve additional shops would be inconsistent with the General Plan goal of providing a mix of
commercial uses.
The Town does not currently have policies that specifically regulate establishments that sell
dessert products. As a result, uses of this nature are considered restaurants based on the current
Town Code.
APPEAL:
An appeal of the Planning Commission's decision was received on April 19, 2007 (Attachment
1). The appellant/applicant's basis for the appeal is that the Commission erred or abused its
discretion in that the findings could be made to approve the Conditional Use Permit and the
application is consistent with the General Plan and that the Commission failed to collect
adequate Planning Department Policy information regarding the proposed business.
CONCLUSION:
If the Council approves the modifications to the CUP, it should make the required findings and
considerations specified in Attachment 2, and approve the applications, subject to the
recommended conditions in Attachment 3.
ENVIRONMENTAL ASSESSMENT:
The project is Categorically Exempt pursuant to Section 15301 of the State Environmental
Guidelines as adopted by the Town.
FISCAL IMPACT: None.
Attachments:
1. Appeal filed on April 19, 2007 (2 pages)
2. Required findings
3. Recommended Conditions of Approval (2 pages)
4. Verbatim minutes from the Planning Commission meeting of April 11, 2007
nwil
PAGE 4
MAYOR AND TOWN COUNCIL
SUBJECT: 42 ELM STREET
May 17, 2007
5. Report to the Planning Commission dated April 5, 2007 for the meeting of April 11, 2007
(Exhibits A and B deleted and incorporated as Attachments 1 and 3 of this report).
6. Desk item report to the Planning Commission dated April 11, 2007 for the meeting of April
11, 2007.
7. Resolution 2005-037 (3 pages)
8. Letter of opposition, dated May 7, 2007 (2 pages)
Distribution:
Suh Chung Kim, 3098 Butte Street, Santa Clara, CA 05051
Michael Cobler, 900 East Campbell Avenue, Campbell, CA 95008
Jimmy Chang, 991 Alta Mar Terrace, San Jose, CA 95126
BNL:RT:JP:
N:ADEV\CNCLRPTSy2007\42Ehn.doc
FILING FEES
$277.00 Residential
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family or Tentative Map Appeal
Too vii of Los G
Office of the Town
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APPEAL OF PLANNING tC(D
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95030
APR 19 7007
SIGN DECISION
I, the undersigned, do hereby appeal a decision of the Planning Commission as follows: (PLEASE TYPE
DATE OF PLANNING COMMISSION DECISION: DY- Z/-/
PROJECT / APPLICATION NO:
ADDRESS 1,0',CATION:
Y-- E~
Pursuant to the Town Code, the Town Council may only grant an appeal of a Planning Commission decision in most matters if the
Council finds that one of three (3) reasons exist for granting the appeal by a vote of at least three (3) Council members. Therefore,
please spocify how one of those reasons exist in the appeal.
1. The Planning Commission erred or abused its discretion because
OR
There is new infornlatiol! that was not.roasonably available at the tine f the Planning Commission decision, which is
(please attach the new information if possible): OR
The Pla-main; Con-ul i.ssion :lid not have discretion to modify or address the following policy or issue that is vested in the Town
Council:
IF MORE SPACE IS NEEDED, PLEASE AT%ACII ADDITIONAL SHRETS.
IMPORTANT:
1. Appellant is responsible for fees for transcription of minutes. A $500.00 deposit is required at the time of filing.
2. Appeal must be filed within ten (10) calendar days of Planning Commission Decision accompanied by the required filing fee.
Deadline is 5:00 p.m. on the 10' day following the decision. if the 1U''` day iS i Sat:rday, Sunca , cr T vrn Loli~ay, ti~e,i it
may be filed on the workday immediately following the 10" day, usually a Monday.
3. The Town Clerk will set the hearing withing 56 days of the date of the Planning Commission Decision (Town Ordinance No.
1967)
4. An appeal regarding a Change of Zone application or a subdivision map only must be filed within the time limit specified in
the Zoning or Subdivision Code, as applicable, which is different from other appeals.
5. Once filed, the appeal -will be heard by the Town Council.
6. If the reason for granting an appeal is the receipt of new information, the application will usually be returned to the Planning
Commission for reconsideration. _
PRINT NAME: SO H Ch U M& K' ~-1 SIGNATURE:CL---_
DATE: e) Z/- /
`Z-U y ADDRESS:
PHONE: Q
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OFFICIAL USE ONLY
DATE OF PUBLIC HEARING: COi IFiI' iVIATION LETTER SENT: Date: t l~^ C~ 1
s
Prriding Planning Department Contzrmat;om TO ^,.PPLICAN T & APPELLANT BY:
DATE TO SEND PUBLICATTON" _
N:1i'sLV~PC~ki~lSlPlannin~u~ltu~nmgCt,ri;mission t,~;~r~i.~.:pd
DATE OF PUBLICATION':
?r :..mod !ui-_ 1, ?CJC
Attachment I
The Planning Commission erred or abused its discretion because:
1. Planning Commission failed to find that each of the following findings area
supported by the Applicant-s Conditional Use Permit application.
(a) The proposed uses of the property are essential or desirable to the public
convenience or welfare;
(b) The proposed use will not impair the integrity and character of the zone;
(c) The proposed uses would not be detrimental to public health, safety or
general welfare; and
(d) 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.
2. The Planning Commission failed to find that the proposed use was entirely
consistent with the land use element of the Town-s General Plan for the Central
Business District, in that the use is retail, locally-owned, pedestrian-oriented, and
consistent with the small-town and historical nature of the downtown area.
The Planning Commission failed to collect adequate Planning Department
Policy information concerning the Applicant-s proposed business.
(a) Use & Occupancy: The current approved use is a high tumover(sit-
down) restaurant as defined by the Zoning Ordinance.
Restaurant - A definition of restaurant is contained in the Zoning
Ordinance (29.10.020). Restaurants include those businesses offering food or
drinks that are ordered by the customer and prepared while the customer waits
(e.g. bagels with condiments, gourmet coffee shops (except sales of whole bean
or ground coffee), sandwiches, ice cream, yogurt, pizza or Chinese to-go, health
drinks, etc). Any business that sells food products and offers seating for
customers is considered a restaurant.
(b) Land Use: There is no current policy addressing and/or limiting the
number of yogurt retail store can be opened in Central Business District.
REQUIRED FINDINGS FOR
42 Elm Street
Conditional Use Perinit U-07-24
Requesting approval to modify an existing CUP (Cafe Rouge) to allow a coffee and yogurt
business (Cafe Delatti) on property zoned C-2. APN 529-03-035
PROPERTY OWNER: Michael Cobler
APPLICANT: Suh Chung Kim
FINDINGS
■ As required by Section 15301 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 granting a Conditional Use
Permit.
(a) The deciding body, on the basis of the evidence submitted at the hearing, may
grant a conditional use permit when specifically authorized by the provisions of
the Town Code if it finds that:
(1) The proposed uses of the property are essential or desirable to the public
convenience or welfare;
(2) The proposed uses will not impair the integrity and character of the zone;
(3) The proposed uses would not be detrimental to public health, safety or
general welfare; and
(4) The proposed uses of the property are in hannony with the various
elements or objectives of the General Plan and the purposes of the Town
Code.
■ That the proposed project is consistent with the Redevelopment Plan for the Central Los
Gatos Redevelopment Project Area (Section IV.B).
Attachment 2
RECOMMENDED CONDITIONS OF APPROVAL FOR:
42 Elm Street
Conditional Use Permit U-07-24
Requesting approval to modify an existing conditional use permit (CUP) to alloNN a coffee
and yogurt business (Cafe Delatti) on property zoned C-2. APN 529-03-035
PROPERTY OWNER: Michael Cobler
APPLICANT: Suh Chung Kim
TO THE SATISFACTION OF THE COMMUNITY DEVELOPMENT DIRECTOR:
(Planning Section)
1. CONDITIONS: These conditions of approval shall supersede all previously adopted
conditions.
2. APPROVAL: This application shall be completed in accordance with all of the conditions
of approval listed below and in substantial compliance with the plans approved and noted
as Exhibit E in the report to the Planning Commission. Any changes or modifications made
to the approved plans shall be approved by the Director of Community Development or the
Planning Commission, depending on the scope of the changes.
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.
4. USE: The approved use is a high turn over sit down restaurant.
5. NUMBER OF SEATS: The maximum number of seats for the restaurant shall not exceed
12 seats total indoors and outdoors.
6. HOURS OF OPERATION: Maximum hours of operation for the restaurant shall be 10:00
AM to 9:00 PM seven days a week.
7. ALCOHOL SALES: Alcohol service and retail alcohol sales shall not be permitted.
S. TAKE OUT: Take out food shall be served in recycled material containers.
9. UTENSILS: All beverages and food served on site shall be served on reusable materials.
10. TRASH: Operators of the restaurant shall pick up trash along the business frontage and in
the vicinity of the restaurant when outdoor seating is available.
TO THE SATISFACTION OF THE BUILDING DEPARTMENT:
(Building Section)
11. PERMITS REQUIRED: A building permit shall be required for any interior tenant
improvement to the existing commercial building. Separate permits are required for
electrical, mechanical, and plumbing work as necessary.
12. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue-lined in full on
the cover sheet of the constructions plans. A Compliance Memorandum shall be prepared
and submitted with the building permit application detailing how the Conditions of
Approval will be addressed
13. SIZE OF PLANS: Four sets of construction plans, maximum size 24"x36".
14. BACKWATER VALVE: The scope of this project may require the installation of a
sanitary sewer backwater valve per Town Ordinance 6.50.025. Please provide information
ATTACHMENT 3
42 Elm Street - April 11, 2007
Conditional Use Permit U-06-20
Page 2
15
16
17
18
19
20
on the plans if a backwater valve is required and the location of the installation. The Town
of Los Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater
valves on drainage piping serving fixtures that have flood level rims less than 12-inches
above the elevation of the next upstream manhole.
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.
TITLE 24 - RESTAURANT USE: 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 pen-nit:
a. West Valley Sanitation District (WVSD): (408) 378-2408
b. Environmental Health Department: (408) 885-4200
c. Town Public Works Department: (408) 399-7530
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.loszatosea.>;ov/buildink.
NONPOINT SOURCE POLLUTION STANDARDS SHEET: The Town standard Santa
Clara County Valley Nonpoint Source Pollution Control Program Sheet (or Clean Bav
Sheet 24x36) 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 S2 or at San Jose Blue
Print for a fee.
PLANS: The construction plans shall be prepared under the direct supervision of a licensed
architect or engineer. (Business and Professionals Code Section 5538).
APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit:
a. Community Development - Planning Division: Elizabeth Pettis at 354-6802
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
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS:
(Engineering Division)
21. RAILING: A railing of similar materials and appearance to that used on the adjacent
parking structure shall be provided along the back side of the handicap ramp. The rail shall
be provided prior to issuance of a certificate of occupancy, or within 3 months of issuance
of the Conditional Use Permit, whichever comes first.
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.i .-1 .1 H .-1 N .i .-I H .1 N N N N N N
Date: April 5, 2007
For Agenda Of: April 11, 2007
Agenda Item: 4
REPORT TO: The Planning Commission
FROM: The Director of Community Development
LOCATION: 42 Elm Street
Conditional Use Permit U-07-24
FINDINGS:
Requesting approval to modify an existing conditional use permit
(Cafe Rouge) to allow a coffee and yogurt business (Cafe Delatti) on
property zoned C-2. APN 529-03-035
PROPERTY OWNER: Michael Cobler
APPLICANT: Suh Chung Kim
DEEMED COMPLETE: March 22, 2007
FINAL DATE TO TAKE ACTION BY: September 22, 2007
■ 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.
■ It has been determined that the project is Categorically Exempt
pursuant to Section 15301 of the State Environmental Guidelines
as adopted by the Town.
ACTION: The decision of the Planning Commission is final unless appealed
within ten days.
EXHIBITS: A. Required Findings (1 page)
B. Recommended Conditions of Approval (2 pages)
C. Existing Conditions of Approval for 42 Elm Street (2 pages)
D. Letter of Justification/Project Description (11 pages), received
March 22, 2007
E. Development Plans, received March 22, 2007 (3 pages)
ATTACffi ENT 5
The Planning Commission - Page 2
42 Elm St. U-07-24
April 11, 2007
A. DESCRIPTION:
The applicant (Cafe Delatti) is requesting approval to modify the existing Conditional Use
Permit (CUP) for 42 Elm Street to permit the following:
• A high turnover/sit down restaurant that will serve organic coffee drinks, frozen yogurt,
flavored teas, and fruit smoothies;
• A total of 12 seats indoors and outdoors; and
• Hours of operation from 10:00 AM to 9:00 PM.
Please see Exhibit D for further information regarding the applicant's justification for the
proposed modifications.
B. BACKGROUND
42 Elm Street (Cafe Rouge)
The previous tenant at 42 Elm Street (Cafe Rouge) received approval for a Conditional Use
Permit (CUP) on August 21, 2006 for a high turnover/sit-down restaurant which allowed:
• A total of 12 seats, indoors and outdoors;
• Beer and wine service with meals;
• Wine tasting;
• Hours of operation from 6:00 AM to 1:00 AM seven days a week;
• Alcohol service and retail alcohol sales limited between the hours of 11:00 AM to
11:00 PM; and
• Outdoor seating
The existing Conditions of Approval are included as Exhibit C.
C. DISCUSSION
Conditional Use Permit
Cafe Delatti would be the owner's only restaurant serving this type of food and beverages.
Restaurants in the C-2 district require a Conditional Use Permit (CUP). The applicant is
proposing to reduce the hours of operation to 10:00 AM to 9:00 PM from 6:00 AM to 1:00
AM. The applicant will discontinue all alcohol service, wine tasting, and retail alcohol sales.
The applicant will maintain 12 seats, indoors and outdoors, which is the same as Cafe Rouge.
Parking
There are no onsite parking spaces, however; the subject site has 15 parking spaces within
the Parking Assessment District (PAD). The existing CUP permits 12 seats, and the
applicant is not requesting approval for additional seats. Therefore, the existing three spaces
in the PAD that are allocated to this tenant space provide the required parking for the
The Planning Commission - Page 3
42 Elm St. U-06-20
April 11, 2007
proposed use.
The following table shows the existing and proposed uses, and required parking for the
project site.
Use
Parking Ratio
Square Feet/
Number of Seats
Required
Parkin
Parking
Provided
Retail
1/300 s.f.
2,423 s.f.
8
8
Personal Service
1/300 s.f.
1,152 s.f
4
4
Cafe Delatti
1 s ace/4 seats
12 seats
3
3
Total
15 in PAD
0 on site
15 in PAD
0 on site
D. GENERAL PLAN CONFORMANCE
The General Plan designation for the parcel is Central Business District Zone, which allows
for community oriented goods and services, while maintaining a small town character. The
following sections of the General Plan are relevant to the proposed application:
L.P.1.3 - Encourage economic and social activity consistent with a small-scale,
small town atmosphere and image.
L.P.5.1 - Maintain a variety of commercial uses (a strong downtown commercial
area combined with Los Gatos Blvd and strong neighborhood commercial
centers) to meet the shopping needs of residents and to preserve the small-
town atmosphere.
L.P.5.2 - Encourage a mix of retail, office and professional uses in commercial
areas, except in the Central Business District where retail should be
emphasized.
L.P.5.5 - Encourage the development and retention of locally-owned stores and
shops.
L.G.1.1 - To preserve, promote, and protect the existing small town character and
quality of life within Los Gatos.
L.G.5.2 - To maintain a balanced, economically stable community within
environmental goals.
L.G.6.2 - Preserve downtown Los Gatos as the historic center of the Town with
goods and services for local residents while maintaining the existing Town
identity, environment and commercial viability.
The Planning Commission - Page 4
42 Elm St. U-07-24
April 11, 2007
E. RECOMMENDATION:
If the Planning Commission finds merit with the proposal, it should:
1. Make the required findings (Exhibit A); and
2. Approve the application subject to the recommended conditions of approval (Exhibit
B) and development plans (Exhibit E).
If the Planning Commission has concerns with the application, they may:
1. Continue the matter to a date certain with specific directions; or
2. Approve the application with additional and/or modified conditions of approval, or
3. Deny the application.
tw
VT~/IfZT G'
Prepare by.
Elizabeth Pettis, Assistant Planner
Approved by:
Bud N. Lortz,
Director of Community Development
BNL:RT:EP:
cc: Suh Chung Kim, 3098 Butte Street, Santa Clara, CA 95051
Mike Cobler, 900 East Campbell Avenue, Campbell, CA 95008
Jimmy Chang, 991 Alta Mar Terrace, San Jose, CA 95126
NADEV\REPORTS\2007\42 Elm.doc
CONDITIONS OF APPROVAL FOR:
42 Elm Street
Conditional Use Permit U-06-20
Requesting approval to modify a conditional use permit to increase the seating, allow special
events,
and wine bar with retail wine sale on property zoned C-2. APN 529-03-035.
PROPERTY OWNER: Michael Cobler
APPLICANT: Belghis and Farhad Proushani
TO THE SATISFACTION OF THE COMMUNITY DEVELOPMENT DIRECTOR:
(Planning Section)
I. CONDITIONS: These conditions of approval shall supersede all previously adopted
conditions.
2. APPROVAL: This application shall be completed in accordance with all of the conditions of
approval listed below and in substantial compliance with the plans approved and noted as
Exhibit I in the report to the Planning Commission. Any changes or modifications made to the
approved plans shall be approved by the Director of Community Development or the Planning
Commission, depending on the scope of the changes.
3. LAPSE FOR DISCONTINUANCE: If the activity for which the Conditional Use Permit has
been granted is discontinued for a period of one (1) year the approval lapses.
4. USE: The approved use is a high turnover (sit-down) restaurant as defined by the Zoning
Ordinance.
5. NUMBER OF SEATS: The maximum number of seats for the restaurant shall not exceed 12
seats total (indoor and outdoor).
6. HOURS OF OPERATION: Hours of operation for the restaurant shall be 6:00 a.m. to 1:00
a.m. seven days a week. Service of wine and the retail sale of wine shall be limited to 11:00
AM to 10:00 PM, seven days a week.
7. WINE SALES: The service of wine by the glass for the restaurant is permitted, indoors and
outdoors, only with meals. A meal is defined as a combination of food items selected from
a menu (breakfast, brunch, lunch, or dinner). Appetizers such as popcorn, nachos, pretzels,
potato skins, relish trays, etc. (hot or cold) are not meals. Retail sale of wine for off-site
consumption is permitted from 11:00 AM to 10:00 PM, seven days a week.
8. WINE TASTING: Wine tasting is permitted indoors only. The maximum sample size for the
tasting shall not exceed one ounce.
9. OUTDOOR AREA: The design of improvements to the outdoor area must be approved by the
Chief of Police, the Community Development Director, and Director of Public Works prior to
installation. The Chief of Police will review the proposal for public safety. The Director of
Public Works will review the proposal for landscaping, proper separation between landscaped
areas, loading zone and,pedestrian ramp.
10. TAKE OUT: Take out food shall be served in recycled material containers.
11. UTENSILS: All beverages and food served on site shall be served on reusable materials.
12. TRASH: Operators of the restaurant shall pick up trash in the vicinity of the restaurant when
outdoor seating is available.
13. SPECIAL EVENTS: Wine tasting lectures, community meetings and private (invitation only)
events are allowed. These events are limited to once a month and during hours of operation.
Alcohol service and entertainment is not permitted during these events.
42 Elm Street - August 7, 2006
Conditional Use Permit U-06-20
Page 2
14. PROHIBITED USES: Service of alcohol without a meal and outdoor barbeques are not
allowed.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS:
(Engineering Division)
15. CONSTRUCTION STREET PARKING. No vehicle having a manufacturer's rated gross
vehicle weight exceeding ten thousand (10,000) pounds shall be allowed to park on the portion
of a street which abuts property in a residential zone without prior approval from the Town
Engineer 15.40.070).
16. 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.
17. OUTDOOR TRASH ENCLOSURES. Within 60 days of issuance of a conditional use permit,
outdoor trash enclosures shall be covered and area drains connected to the sanitary sewer system
shall be provided within the enclosure.
18. GREASE TRAPS. Meet all requirement of the Santa Clara County Health Department and West
Valley Sanitation District for the interception, separation or pretreatment of effluent.
19. 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.
1
Date: April 11, 2007
For Agenda Of: April 11, 2007
Agenda Item: 4
DESK ITEM
REPORT TO: The Planning Commission
FROM: The Director of Community Development
LOCATION: 42 Elm Street
Conditional Use Permit U-07-24
Requesting approval to modify an existing conditional use permit
(Cafe Rouge) to allow a coffee and yogurt business (Cafe Delatti) on
property zoned C-2. APN 529-03-035
PROPERTY OWNER: Michael Cobler
APPLICANT: Suh Chung Kim
EXHIBITS: A-E. Previously Submitted
F. Petition of Support (5 pages) (received April 10, 2007)
G. Letter of Opposition (2 pages) (received April 11, 2007)
REMARKS:
Exhibit F (a petition in support of the project) and Exhibit G (a letter in opposition of the project)
were submitted after the report on this matter was finalized.
V
4V
Prepared by:
Elizabeth Pettis, Assistant Planner
BNL:RT:EP:
NADEV\REP0RTS\2007\42 ElmDskitm.doc
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April 1 1. 2007
bear Planning Commissioners of City of Los Gatos,
My name is.iarme Kim and I am a daughter of Mr. Iron (Se Bok) Park, the owner of the
IVCBY/Mrs. Fields store on 13 N. Santa Cruz.
We are writing this letter in regards to the new yogurt store planning to open in
downtown Los Gatos, at 42 Elm St. We would like to present few points as to why we
are requesting the City of Los Gatos to consider disapproving the conditional use
permission to sell frozen yogurt product at this new store, Cafe Delatti.
Fiist_ here is a history of how my parents have come to own TCBY store in downtown
Los Gatos which first opened its doors in 1991. They are Korean immigrants who came
to the U.S. with the dream of staring their new life after retiring in Korea. Through many
N ears of visiting the Bay Area, they fell in love with the town of Los Gatos for its
beautiful and friendly atmosphere. At that time, they only dreamed of becoming a part of
this town someday. In Nov.2005, they finally had an opportunity to acquire a business
which took great investment of their retirement fund. In hopes to succeed in a very
competitive market, they have worked extremely hard in trying to generate a good
reputation with quality products while serving and giving to the community through
various means of donation and service. We also employ students and individuals from
this community and are active in community work. We have been actively participating
in community event and making donations to local schools. Also, TCBY as a franchise
has high standard of quality and service which we would like to meet and even exceed.
Since we have taken over the store over 1 year ago, we have made improvements to the
store to make it a more pleasing experience for each of our customers. We even
purchased new yogurt machines recently to improve quality of the product.
With four different stores selling frozen treats (frozen yogurt, smoothies, ice cream.
Lielato, etc.) already in downtown Los Gatos alone, the fifth store opened in July of 2006.
Sinec the opening of Powell's only few doors down from TCBY, we have noticed a
considerable loss of sales (over 30%) and revenue. Although we have managed to survive
Mid keep afloat with a very small margin of profit without compromising the quality of
our service and product to the customer and to the community, we are at very difficult
situation right now. And with possibility of another yogurt store opening within one
block of vicinity which clearly means that our sales and business will be reduced even
more, we are not sure how much longer we can sustain the business.
Although we understand that an individual or group holds the right to open any business
of their choosing, we feel that saturating one area of downtown Los Gatos with another
yogurt store will cause ours and other stores selling frozen treats to suffer. With the high
cost of rent, the franchise fee and daily operating expenses, the margin of profit for a
store like TCBY is very low, especially frozen yogurt is a very weather sensitive and
seasonal items.
EXHIBIT G
It is our desire for our store, TCBY, to continue to be a part of the history of this beautiful
town as it has been for past 16 years, and to be established in downtown Los Gatos as a
family friendly business for many years to come. But with another store in direct
competition to ours within one block of vicinity, we fear that the impact this new store
will have on ours may cause us to close our doors.
Please consider the loss that the city and the downtown Los Gatos may take with the
absence of TCBY which has been here for over 16 years in the same location. We hope
the planning commission will consider protecting existing businesses by regulating
permit to sell similar items for the new business. In this particular case, we are petitioning
for the planning commission to regulate permit to sell frozen yogurt product for the new
store.
We thank you for allowing us to present our point of view in this matter.
We also thank you for your consideration.
Regards,
Jamie Kim
RESOLUTION 2005 - 037
RESOLUTION OF THE TOWN COUNCIL
OF THE TOWN OF LOS GATOS
ADOPTING GUIDELINES FOR MODIFICATION OF USE
This resolution establishes the criteria that will be used to evaluate a modification of use
pursuant to Zoning Ordinance Section 29.20.200.
RESOLVED:
A conditional use permit (CUP) is intended to allow the establishment of those uses that have unique
characteristics or special form such that their effect on the surrounding environment must be
evaluated for a particular location. The CUP process allows for review of the location, design,
configuration of improvements and potential impact on the surrounding area. Once a CUP has been
granted it runs with the land. Modifications to a property with a valid CUP may be considered when
an application has been filed for Architecture & Site approval or a building permit has been
requested, providing there is no material adverse impact or substantial departure from the plans that
were the basis for the CUP.
The following are examples of changes that would be considered a material adverse impact
on the surrounding area:
a. Requirement for environmental review under the California Environmental Quality
Act (CEQA)
b. Conflicts with General Plan goals and/or policies
c. An increase in outdoor noise levels that would exceed the limits set by the Town's
Noise Ordinance
d. Non-compliance with the Commercial Design Guidelines
e. Changes to the operational aspects of the business that conflict with Planning
Commission or Council conditions of approval (example, increasing hours of
operation)
f. Inconsistency with 0 hpplicable provisions of the Zoning Ordinance and the spirit
and intent of the original approval
2. Examples of changes that are a substantial departure from plans that were the basis of the
conditional use permit approval are those that result in any of the following:
a. Conflicts with operational conditions of approval
b. Adds land area to the property for which the use permit was granted
c. Results in a parking or traffic impact to other properties in the area
d. Conflicts with applicable provisions of the Town Code
e. Conflicts with General Plan Goals and/or Policies
f. Results in a change relative to service of alcoholic beverages
ATTACMENT 7
PASSED AND ADOPTED at a regular meeting of the Town Council held on the 18`h day of April,
20D5, by the following vote:
COUNCIL MEMBERS:
AYES: Steve Glickman, Diane McNutt, Joe Pirzynski, Barbara Spector
Mayor Mike Wasserman
NAYS: None
ABSENT: None
ABSTAIN: None
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ORDINANCE 2143
ORDINANCE OF THE TOWN OF LOS GATOS AMENDING TOWN
CODE SECTION 29.20.200 (CONDITIONAL USE MODIFICATION)
THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES ORDAIN AS FOLLOWS:
SECTION I
Town Code Chapter 29.20.200 shall be amended as follows:
Sec. 29.20.200. Conditional use modification.
A use authorized by conditional use permit shall not be modified unless a modification to the permit is
approved. The following changes in use are modifications:
(1) Intensification of use. Changes of use that will result in an increase of five (5) or more peak hour
trips.
(2) Commencement of new activities that could have a material adverse impact on the surrounding
area.
(3) Any change that is a substantial departure from plans which were the basis of the conditional use
permit approval.
SECTION H
In the event that any part of this ordinance is held to be invalid, the invalid part or parts shall be severed
from the remaining portions which shall remain in full force and effect.
SECTION III
This ordinance was introduced at a regular meeting of the Town Council of the Town of Los Gatos on
April 18, 2005 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 April 18, 2005. This ordinance takes effect 30 days after it is
adopted.
COUNCIL MEMBERS:
AYES: Steve Glickman, Diane McNutt, Joe Pirzynski, Mayor Mike Wasserman.
NAYS: Barbara Spector
ABSENT: None
ABSTAIN: None
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
TOWN CLERK OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
May 7, 2007
Dear Town Council Members of Los Gatos,
My name is Jamie Kim, and I am representing my parents Se Bok and Sharon Park of
TCBY. We are writing this letter in regards to the appeal case of the new yogurt shop,
Cafe Delatti on 42 Elm St.
There are few points we would like to make in taking the position of opposition for
approval of CUP for Cafd Delatti.
1. Over saturation of "Ice Cream Shop" (referring ALL frozen sweets/ treats -
Frozen yogurt, ice cream, gelato, smoothies, etc.) in Los Gatos downtown,
especially around Santa Cruz avenue between Main street and Elm street.
There are currently five businesses serving ice cream or frozen yogurt or gelato
all only few doors away from each other. One thing we do NOT lack in
downtown Los Gatos is ice cream shop. How many ice cream shops does one
downtown need? On Castro Street in Mountain View downtown, there are two
ice cream shops and they are located at the opposite end of the strip from each
other (per visitation). In Palo Alto downtown, there are only two ice cream shops
on the University Ave, and two more on crossing street around the University Ave.
(per internet search). In Los Altos also, there are only two ice cream shops in
central downtown area (per internet search). Not only as a business owner, but as
a consumer who shops and dines at downtown Los Gatos, I would like to see
more variety of retail stores and restaurants, not six different ice cream shops
within half of a block.
2. Over saturation of the same type of business does not promote healthy
competition.
Competition is good for the customers and also for businesses as it would
motivate them to continue to make improvement in their service and the quality of
their business. But it only works when it is balanced. Only when businesses are
capable both financially and resourcefully of pursuing better their businesses
without compromising the quality of product and service, it would benefit
both customers and the community.
With Powell Candy shop open last July, our sales has dropped over 30%.
Although we have managed to survive and keep afloat with a very small margin
of profit without compromising the quality of our service and product to our
customer and to the community, we are at very difficult situation as it is. But if
another yogurt shop who serves almost identical menu (frozen yogurt, fruit
toppings, and smoothies) opens, it will affect our business even more and we will
most likely not be able to stay in this direct competition with even bigger loss in
sales than now and it could also mean that we will be forced to close our door.
Per Cafd Delatti's business plan and their presentation at the planning committee
hearing, they claim that their product is unique and they offer different items, but
in reality, for most of consumers it is just another frozen treat, and for many
people and children, it is just another "ice cream". And the fact that not only that
ATTACHMENT 8
their menu is identical to TCBY, but also in addition, they offer all kinds of coffee
drink, espresso drink and tea, it can be in direct competition with the Great Bear
Coffee as well.
3. Asking the town council to protect the existing business by regulating over
saturation of the same type of business.
Although we understand that an individual or group holds the right to open any
business of their choosing, we feel that saturating one area of downtown Los
Gatos with another ice cream shop will cause ours and other stores selling frozen
treats to suffer. With the high cost of rent, the franchise fee and daily operating
expenses, the margin of profit for a store like TCBY is very low, especially as
frozen yogurt and other frozen treat are very weather sensitive and seasonal items.
Despite our struggle to stay in the business, we have been making improvement to
the store to make it a more pleasing experience for each of our customers. We
also have been actively participating in community events and making donations
to local schools (St. Mary school, Los Gatos high school sports teams, etc.) and
other local charity organization.
It is our desire for TCBY to continue to be a part of the history of this beautiful
town as it has been for past 16 years, and to be established in downtown Los
Gatos as a family friendly business for many years to come. We would like to
continue to serve our customer with great product that is both delicious and
healthy, and to contribute to the community by giving even more.
As we write this letter and prepare for the appeal hearing, our heart is burdened because
we have to take the position of opposition to take to protect our business from the new
business in direct competition. However, we feel that it is necessary not only for our
benefit but for benefit of other existing businesses that can be affected negatively with
opening of this new store, and further the benefit of the downtown of Los Gatos to have
more balanced and diverse goods and service for its citizens. By no means, we are
denying the right of the owner of Cafe Delatti to open a business in this beautiful town of
Los Gatos, but it is the type of business they are trying to run which is already overly
saturated in this particular area of downtown Los Gatos that we are opposing to.
So we are asking the Town Council to consider the matter of over saturation of ice cream
shops (frozen treat business) in the downtown and the effect of yet another shop on
existing business if opened, in decision making for this appeal case.
Thank you for allowing us to present our point of view in this matter.
We appreciate your consideration.
Regards,
i
Jamie Kim, K
Se Bok & Sharon Park, the owner of TCBY.
Business Plan
"Organic Coffee" and "Low-fat Tart Frozen Yogurt."
Prepared by Seo Jung Kim
Feb. 28, 2007
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EXHIBIT E
MAP AVAILABLE FOR VIEWING AT THE
CLERK DEPARTMENT