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640 Blossom Hill Roadr ° snrt�� COUNCIL AGENDA REPORT DATE: MAY 1, 2012 MEETING DATE: 5/7/12 ITEM NO: I �_ TO: MAYOR AND TOWN COUNCIL FROM: GREG LARSON, TOWN MANAGER SUBJECT: CONDITIONAL USE PERMIT APPLICATION U -11 -016, PROJECT LOCATION: 640 BLOSSOM HILL ROAD. PROPERTY OWNER: BLOSSOM HILL PAVILION LP. APPLICANT: HARLAN FAUST /CHIPOTLE MEXICAN GRILL. CONSIDER A REQUEST TO APPROVE CONDITIONAL USE PERMIT U -11- 016. PLANNING COMMISSION RECOMMENDATION The Planning Commission recommended that the Town Council make the required findings (Attachment 1) and approve Conditional Use Permit U -11 -016 (motion required). ALTERNATIVES Instead of the aforementioned actions, the Council may: • Approve the application subject to modified or additional conditions of approval (motion required); or • Continue the project to a date certain with specific direction (motion required); or • Remand the project to the Planning Commission with specific direction (Attachment 3) (motion required); or • Deny the application (Attachment 4) (motion required). BACKGROUND The subject commercial space is a portion of the building previously occupied by Hollywood Video. The remaining Hollywood Video space is currently vacant. PREPARED BY : ' Wendie R. Rooney, Director of Community Development Reviewed by: Assistant Town ManagerTown Attorney Finance N: \DEV \TC REPORTS \2012\BlossomHiII640.doex Reformatted: 5/30/02 PAGE 2 MAYOR AND TOWN COUNCIL SUBJECT: 640 Blossom Hill Road /U -11 -016 May 1, 2012 DISCUSSION A. Project Summary The applicant is requesting to operate a 3,021 square foot, high- turnover, sit -down, 40 -seat restaurant with the sale of beer and margaritas with meals. The restaurant would be open from 11:00 a.m. to 10:00 p.m., seven days a week. The restaurant would offer outdoor seating between the restaurant and the parking lot. No alcohol service is proposed in the outdoor seating area. Patrons could enter the restaurant from the parking lot or the corner of Blossom Hill Road and Los Gatos Boulevard. B. Planning Commission On April 11, 2012, the Planning Commission considered the subject application (see Attachment 7 for a thorough description of the project). See Attachment 6 for the Commission's full discussion. The Planning Commission recommended approval of the CUP. The Planning Commission recommendation includes modified conditions as follows; which were accepted by the applicant since they were not proposing to sell wine (deletions stricken, additions underlined): ALCOHOL SERVICE: The service of beer and margaritas is permitted only with meals. A meal is defined as a combination of food items selected from a menu (breakfast, brunch, lunch, or dinner). Appetizers such as popcorn, nachos, pretzels, potato skins, relish trays, etc., (hot or cold) are not meals. No separate bar is allowed and alcoholic beverage service is not allowed outside. The Planning Commission requested that the applicant and staff carefully consider the location of a sign and the prominence and importance of the corner and building at the subject site. The Planning Commission asked the applicant to install a tasteful sign. The applicant is required to submit a separate application for signage, subject to staff level approval. Signage is not part of the CUP application under consideration by Council at this time. PUBLIC COMMENTS At this time, the Town has not received any written public comments. CONCLUSION The project would allow a restaurant to operate in a currently vacant space. The project would be consistent with the Alcoholic Beverage Policy and meet parking requirements. The Planning PAGE 3 MAYOR AND TOWN COUNCIL SUBJECT: 640 Blossom Hill Road /U -11 -016 May 1, 2012 Commission recommended approval of the subject application with minor modifications as discussed above. ENVIRONMENTAL ASSESSMENT The project is Categorically Exempt according to Section 15301 of CEQA as adopted by the Town, which exempts permitting an existing facility involving negligible use beyond the existing use. No significant effect on the environment will occur since the project uses an existing structure with no increase in floor area. FISCAL IMPACT None Attachments 1. Required Findings 2. Resolution approving the Conditional Use Permit (includes Exhibit A) 3. Resolution remanding the Conditional Use Permit to the Planning Commission 4. Resolution denying the Conditional Use Permit 5. Recommended Conditions of Approval 6. Excerpt of the Planning Commission verbatim meeting minutes of April 11, 2012 7. Report to the Planning Commission for the meeting of April 11, 2012 8. Development Plans received February 6, 2012 (two pages) Distribution cc: Harlan Faust, 14344 Y Street Suite 101, Omaha, NE 68137 Blossom Hill Pavilion LLC, PO Box 1377, Los Altos, CA 94023 WRR:JLS:ct N:\DEV \TC REPORTS \2012 \BlossomHill640.docx This Page Intentionally Left Blank REQUIRED FINDINGS FOR: 640 Blossom Hill Road Conditional Use Permit U -11 -016 Requesting approval to operate a restaurant (Chipotle Mexican Grill) with outdoor seating and alcoholic beverage service on a property zoned CH (portion of previous Hollywood Video space). APN 529 -16 -054. PROPERTY OWNER: Blossom Hill Pavilion LP APPLICANT: Harlan Faust /Chipotle Mexican Grill FINDINGS Required finding for CEQA: ® The project is Categorically Exempt pursuant to Section 15301 of the State Environmental Guidelines as adopted by the Town. Required findings for a Conditional Use Permit: n As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit: The deciding body, on the basis of the evidence submitted at the hearing, may grant a conditional use permit when specifically authorized by the provisions of the Town Code if it finds that: (1) The proposed use of the property are essential or desirable to the public convenience or welfare in that it contributes to a variety of commercial goods and services along Los Gatos Boulevard for Town residents; and (2) The proposed use will not impair the integrity and character of the zone in that the use is in a commercial zone; and (3) The proposed use would not be detrimental to public health, safety or general welfare in that the recommended conditions of approval would mitigate potential impacts; and (4) The proposed use will meet the objectives of the General Plan and Town Code as discussed at the April 11, 2012, Planning Commission meeting. N: \DEV\FINDINGS\2012\B1ossomHi11640 .docx AI e'A NIT I This Page Intentionally Left Blank RESOLUTION 2012- RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS GRANTING APPROVAL OF CONDITIONAL USE PERMIT APPLICATION U -11 -016. APNs: 529 -16 -047 & 529 -16 -054 CONDITIONAL USE PERMIT APPLICATION: U -11 -016 PROPERTY LOCATION: 640 BLOSSOM HILL ROAD PROPERTY OWNER: BLOSSOM HILL PAVILION LP APPLICANT: HARLAN FAUST /CHIPOTLE MEXICAN GRILL WHEREAS, This matter came before the Town Council for public hearing May 7, 2012, and was regularly noticed in conformance with State and Town law. WHEREAS, The applicant seeks approval for a Conditional Use Permit (CUP) to operate a restaurant (Chipotle) with outdoor seating and alcoholic beverage service on property zoned CH. The applicant requested 40 seats and hours of operation of 11:00 a.m. to 10:00 p.m., seven days a week. WHEREAS, On April 11, 2012, the Planning Commission considered a request for approval of CUP U -11 -016 (Chipotle) on property zoned CH. The Planning Commission recommended approval of the request with a modified condition of approval, finding that the proposal was desirable to the public; it will not impair the integrity of the zone; will not be detrimental to public health, safety, or welfare; and is in harmony with the elements and objectives of the General Plan. WHEREAS, Town Council received testimony and documentary evidence from the applicant and all interested persons who wished to testify or submit documents. Town Council considered all testimony and materials submitted, including the record of the Planning Commission proceedings and the packet of material contained in the Council Agenda Report dated April 26, 2012, along with any and all subsequent reports and materials prepared concerning this application. ATTACHkiENT WHEREAS, Council finds as follows: A. Pursuant to Town Code section 29.20.190, the request for a CUP is desirable to the public convenience; will not impair the integrity and character of the zone; would not be detrimental to public health, safety or general welfare; and is in harmony with the various elements or objectives of the General Plan and the purposes of the Town Code. This finding is based on the evidence presented in the Council Agenda Report dated April 26, 2012, and incorporates the findings made by the Planning Commission on April 11, 2012, regarding this application. B. The project is categorically exempt from environmental review pursuant to Section 15301 of the State Environmental Guidelines as adopted by the Town. NOW, THEREFORE, BE IT RESOLVED: 1. The CUP application U -11 -016 to operate a restaurant (Chipotle) with outdoor seating and alcoholic beverage service on property zoned CH is granted. 2. The Conditions of Approval attached hereto as Exhibit A are hereby adopted as the Conditions of Approval for this permit. 3. The decision constitutes a final administrative decision pursuant to Code of Civil Procedure section 1094.6 as adopted by section 1.10.085 of the Town Code of the Town of Los Gatos. Any application for judicial relief from this decision must be sought within the time limits and pursuant to the procedures established by Code of Civil Procedure section 1094.6, or such shorter time as required by state and federal Law. ,H. 14 PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los Gatos, California, held on the 7th day of May, 2012, by the following vote: COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN: SIGNED: MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA ATTEST: CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA This Page Intentionally Left Blank CONDITIONS OF APPROVAL — May 7, 2012 640 Blossom Hill Road Conditional Use Permit U -11 -016 Requesting approval to operate a restaurant (Chipotle Mexican Grill) with outdoor seating and alcoholic beverage service on a property zoned CH (portion of previous Hollywood Video space). APN 529 -16 -047 & 529 -16 -054. PROPERTY OWNER: Blossom Hill Pavilion LP APPLICANT: Harlan Faust /Chipotle Mexican Grill 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 approved and noted as received on February 6, 2012. Any changes or modifications made to the approved plans shall be approved by the Director of Community Development, the Development Review Committee, the Planning Commission, or the Town Council 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. 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. 5. NUMBER OF SEATS: The maximum number of seats shall not exceed 40 (indoor and outdoor combined). 6. HOURS OF OPERATION: Maximum hours of operation are 11:00 a.m. to 10:00 p.m., seven days a week. 7. ALCOHOL SERVICE: The service of beer and margaritas is permitted only with meals. A meal is defined as a combination of food items selected from a menu (breakfast, brunch, lunch, or dinner). Appetizers such as popcorn, nachos, pretzels, potato skins, relish trays, etc. (hot or cold) are not meals. No separate bar is allowed and alcoholic beverage service is not allowed outside. 8. LIVE ENTERTAINMENT: No live entertainment is allowed. 9. DELIVERIES: Deliveries shall be limited to the hours of 9:00 a.m. to 7:00 p.m. 10. TRASH AND RECYCLING DISPOSAL HOURS: Trash and recycling from the business shall only be emptied between 9:00 a.m. and 9:00 p.m. to limit the noise impacts. 11. SIGN PERMIT: A Sign Permit from the Los Gatos Community Development Department must be obtained prior to any changes to existing signs or installation of new signs. 12. CERTIFICATE OF USE AND OCCUPANCY: A Certificate of Use and Occupancy from the Los Gatos Community Development Department must be obtained prior to commencement of use. 13. BUSINESS LICENSE: A business license from the Town of Los Gatos Finance Department must be obtained prior to the commencement of any new or change of use. EXHIBIT A Of Attachment 2 14. COMMUNITY BENEFIT: The applicant has offered the following Community Benefit to offset traffic impacts created by the proposed project: grading a portion of the parking lot to allow cars to pull further into the parking spaces which could reduce the difficult traffic circulation in the subject parking lot 15. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that any applicant who receives a permit or entitlement from the Town shall defend, indemnify, and hold harmless the Town and its officials in any action brought by a third party to overturn, set aside, or void the permit or entitlement. This requirement is a condition of approval of all such permits and entitlements whether or not expressly set forth in the approval, and may be secured to the satisfaction of the Town Attorney. Building Division 16. PERMITS REQUIRED: A building permit shall be required for the alteration to the existing commercial building. Separate permits are required for electrical, mechanical, and plumbing work as necessary. 17. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue -lined in full on. the cover sheet of the construction plans. ..A Compliance Memorandum shall be prepared and submitted with the building permit application detailing how the Conditions of Approval will be addressed. 18. SIZE OF PLANS: Four sets of construction plans, maximum size 24" x 36 . 19, TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms must be blue -lined (i.e. sticky backed) onto the plans including lighting compliance and mandatory measures. 20. TITLE 24 ACCESSIBILITY — COMMERICAL: For any proposed tenant improvements, on -site parking and general path of travel shall comply with the latest California Title 24 Accessibility Standards. Work shall include, but not be limited to, accessibility to building entrances from parking facilities and sidewalks. 21. TITLE 24 — COMMERICAL: 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 and then confirmed by Town staff. See Advisory Comment 10.b. 22. 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 permit: a. West Valley Sanitation District (WVSD): (408) 378 -2408 b. Environmental Health Department: (408) 885 -4200 e, Town Public Works Department: (408) .399 -7530 23. PLANS: The construction plans for this commercial building shall be prepared under the direct supervision of a licensed Architect or Engineer. (Business and Professionals Code Section 5538) 24. APPROVALS REQUIRED: The project requires the following departments and agencies approval before issuing a building permit: a. Community Development — Planning Division: Jennifer Savage (408) 399 -5702 b. Santa Clara County Fire Department: (408) 378 -4010 c. West Valley Sanitation District: (408) 378 -2407 d. County Environmental Health Department: (408) 885 -4200 TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS: Engineering Division 25. 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. 26. 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. It is the responsibility of the applicant /developer to obtain any necessary encroachment permits from affected agencies and private parties, including but not limited to, Pacific Gas and Electric (PG &E), SBC, Comcast, Santa Clara Valley Water District, California Department of Transportation. Copies of any approvals or permits must be submitted to the Town Engineering Department prior to releasing of any permit. 27. 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. 28. 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. 29. SITE SUPERVISION. The General Contractor shall provide qualified supervision on the job site at all times during construction 30. STREET /SIDEWALK CLOSURE. Any proposed blockage or partial closure of the sidewalk requires an encroachment permit. Special provisions such as limitations on works hours, protective enclosures, or other means to facilitate public access in a safe manner may be required. 31. PLAN CHECK FEES. Plan check fees shall be deposited with the Town prior to plan review at the Engineering Division of the Parks and Public Works Department 32. INSPECTION FEES. Inspection fees shall be deposited with the Town prior to issuance of any Permit or recordation of the Final Map. 33. DESIGN CHANGES. Any proposed changes to the approved plans shall be subject to the approval of the Town prior to altered work is started. The Applicant Project Engineer shall notify, in writing, the Town Engineer at least 72 hours in advance of all the proposed changes. Any approved changes shall be incorporated into the final "as- built" plans. 34. PARKING. Any proposed parking restriction must be approved by The Town of Los Gatos, Community Development Department. 35, CONSTRUCTION TRAFFIC: All construction traffic and related vehicular routes shall be submitted for review and approval by the Town Engineer prior to issuance of permit. 36. TRAFFIC IMPACT MITIGATION FEE (COMMERCIAL). 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 $49,080. 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 use. 37. TRAFFIC IMPACT COMMUNITY BENEFIT. The developer is required to provide Community Benefit based on the Town Traffic Impact Policy. 38. CONSTRUCTION STREET PARKING. No vehicle having a manufacture's rated gross vehicle weight exceeding ten thousand (10,000) pounds shall be allowed to park on the portion of a street which abuts property in a residential zone without prior to approval from the Town Engineer. 39. 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. 40. WVSD (West Valley Sanitation District). Sanitary sewer laterals are televised by West Valley Sanitation District and approved by the Town of Los Gatos before they are used or reused. Sanitary Sewer Clean -out is required for each property at the property line or location specify by the Town. 41. SANITARY SEWER BACKWATER VALVE. Drainage piping serving fixtures which have flood level rims less than twelve (12) inches (304.8 mm) above the elevation of the next upstream manhole and /or flushing inlet cover at the public or private sewer system serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve, unless first approved by the Administrative. The Town shall not incur any liability or responsibility for damage resulting from a sewer overflow where the property owner or other person has failed to install a backwater valve as defined in the Uniform Plumbing Code adopted by the Town and maintain such device in a functional operation condition. Evidence of West Sanitation District's decision on whether a backwater device is needed shall be provided prior to issuance of a building permit. 42. 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. 43. OUTDOOR TRASH ENCLOSURES. Outdoor trash enclosures shall be covered and provided with area drains connected to the sanitary sewer per current NPDES requirements. Temporary trash enclosures are exempt from this condition. 44. GREASE TRAPS. Meet all requirements of the Santa Clara County Health Department and West Valley Sanitation District for the interception, separation or pretreatment of effluent. 45. GOOD HOUSEKEEPING. Good housekeeping practices shall be observed at all times during the course of construction. Superintendence of construction shall be diligently performed by a person or persons authorized to do so at all times during working hours. The storing of goods and /or materials on the sidewalk and /or the street will not be allowed unless a special permit is issued by the Engineering Division. 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. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 46. COMMERCIAL COOKING SYSTEMS: Commercial cooking equipment that produces grease laden vapors shall be provided with a Type I Hood, in accordance with the California Mechanical Code, and an automatic fire extinguishing system that is listed and labeled or its intended use. 47. FIRE SPRINKLER SYSTEMS: Fire Department records indicate that the building is equipped with a fire sprinkler system. Any interior remodeling may require modification to this system. A State of California licensed (C -16) Fire Protection Contractor shall submit plans, calculations, a completed permit application an appropriate fees to the fire department for review and approval prior to beginning their work. TO THE SATISFACTION OF THE CHIEF OF POLICE: 48. UNIFORMED SECURITY: Uniformed privately provided security guards may be required in or around the premises by the Chief of Police if alcohol related problems recur that are not resolved by the licensed owner. 49. CONSULTATION AND TRAINING: At the discretion of the Chief of Police, periodic meetings will be conducted with representatives from the Police Department for on -going employee training on alcoholic beverage service to the general public. 50. TRAINING MANUAL: The restaurant operator shall use an employee training manual that addresses alcoholic beverage service consistent with the standards of the California Restaurant Association. 51. DESIGNATED DRIVER PROGRAM: The restaurant operator shall actively promote a designated driver program such as complimentary non - alcoholic beverages for designated drivers. 52. POSTING OF TAXICAB TELEPHONE NUMBERS: Taxicab telephone numbers shall be posted in a visible location. N:\DEV\CONDITNS\2012\BlossomHiII640.doex This Page Intentionally Left Blank RESOLUTION 2012- RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS TO EXECUTE A RESOLUTION REMANDING A REQUEST TO APPROVE CONDITIONAL USE PERMIT APPLICATION U -11 -016. APNs: 529 -16 -047 & 529 -16 -054 CONDITIONAL USE PERMIT APPLICATION: U -11 -016 PROPERTY LOCATION: 640 BLOSSOM HILL ROAD PROPERTY OWNER: BLOSSOM HILL PAVILION LP APPLICANT: HARLAN FAUST /CHIPOTLE MEXICAN GRILL WHEREAS, This matter came before the Town Council for public hearing May 7, 2012, and was regularly noticed n1 conformance with State and Town law. WHEREAS, The applicant seeks approval for a Conditional Use Permit (CUP) to operate a restaurant (Chipotle) with outdoor seating and alcoholic beverage service on property zoned CH. The applicant requested 40 seats and hours of operation of 11:00 a.m. to 10:00 p.m., seven days a week. WHEREAS, On April 11, 2012, the Planning Commission considered a request for approval of CUP U -11 -016 (Chipotle) on property zoned CH. The Planning Commission recommended approval of the request with modified conditions of approval, finding that the proposal was desirable to the public; it will not impair the integrity of the zone; will not be detrimental to public health, safety, or welfare; and is in harmony with the elements and objectives of the General Plan. WHEREAS, Town Council received testimony and documentary evidence from the applicant and all interested persons who wished to testify or submit documents. Town Council considered all testimony and materials submitted, including the record of the Planning Commission proceedings and the packet of material contained in the Council Agenda Report dated April 26, 2012, along with any and all subsequent reports and materials prepared concerning this application. ATTA l 3 NOW, THEREFORE, BE IT RESOLVED: The CUP application U - I1 - 016 to operate a restaurant (Chipotle) with outdoor seating and alcoholic beverage service on property zoned CH is remanded to Planning Commission for further consideration. 2. The decision does not constitute a final administrative decision and the application will be returned to Planning Commission for further recommendation. The application will then be sent back to Council for a final decision. PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los Gatos, California, held on the 7"' day of May, 2012, by the following vote: COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN: SIGNED: MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA ATTEST: CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA i�: ik:)1�.� %`;fZ.[ >4()S'�.701 �V:;.�;rrtaeicl 13lnssc�ti�3 iill(i'd0.cloc:z RESOLUTION 2012- RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DENYING A REQUEST TO APPROVE CONDITIONAL USE PERMIT APPLICATION U -11 -016. APNs: 529 -16 -041 & 529 -16 -054 CONDITIONAL USE PERMIT APPLICATION: U -11 -016 PROPERTY LOCATION: 640 BLOSSOM HILL ROAD PROPERTY OWNER: BLOSSOM HILL PAVILION LP APPLICANT: HARLAN FAUST /CHIPOTLE MEXICAN GRILL WHEREAS, This matter came before the Town Council for public hearing May 7, 2012, and was regularly noticed in conformance with State and Town law. WHEREAS, The applicant seeks approval for a Conditional Use Permit (CUP) to operate a restaurant (Chipotle) with outdoor seating and alcoholic beverage service on property zoned CH. The applicant requested 40 seats and hours of operation of 11:00 a.m. to 10:00 p.m., seven days a week. WHEREAS, On April 11, 2012, the Planning Commission considered a request for approval of CUP U -11 -016 (Chipotle) on property zoned CH. The Planning Commission recommended approval of the request with modified conditions of approval, finding that the proposal was desirable to the public; it will not impair the integrity of the zone; will not be detrimental to public health, safety, or welfare; and is in harmony with the elements and objectives of the General Plan. WHEREAS, Town Council received testimony and documentary evidence from the applicant and all interested persons who wished to testify or submit documents. Town Council considered all testimony and materials submitted, including the record of the Planning Commission proceedings and the packet of material contained in the Council Agenda Report ATTACILI ENT 4 dated April 26, 2012, along with any and all subsequent reports and materials prepared concerning this application. WHEREAS, Council finds as follows: A. Pursuant to Town Code section 29.20.190, the request for a CUP is not desirable to the public convenience; will impair the integrity and character of the zone; would be detrimental to public health, safety or general welfare; and is not in harmony with the various elements or objectives of the General Plan and the purposes of the Town Code. This finding is based on the evidence presented in the Council Agenda Report dated April 26, 2012, and incorporates the findings made by the Planning Commission on April 11, 2012, regarding this application. NOW, THEREFORE, BE IT RESOLVED: 1. The CUP application U -11 -016 to operate a restaurant (Chipotle) with outdoor seating and alcoholic beverage service on property zoned CH is denied. 2. The decision constitutes a final administrative decision pursuant to Code of Civil Procedure section 1094.6 as adopted by section 1.10.085 of the Town Code of the Town of Los Gatos. Any application for judicial relief from this decision must be sought within the time limits and pursuant to the procedures established by Code of Civil Procedure section 1094.6, or such shorter time as required by state and federal Law. PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los Gatos, California, held on the 7"' day of May, 2012, by the following vote: COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN: SIGNED: MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA ATTEST: CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA w(}1.2\I: cii% .... I'3lusstrxnl:} 11f., 0.ii 3c This Page Intentionally Left Plank CONDITIONS OF APPROVAL — May 7, 2012 640 Blossom Hill Road Conditional Use Permit U -11 -016 Requesting approval to operate a restaurant (Chipotle Mexican Grill) with outdoor seating and alcoholic beverage service on a property zoned CH (portion of previous Hollywood Video space). APN 529 -16 -047 & 529 -16 -054. PROPERTY OWNER: Blossom Hill Pavilion LP APPLICANT: Harlan Faust /Chipotle Mexican Grill 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 approved and noted as received on February 6, 2012. Any changes or modifications made to the approved plans shall be approved by the Director of Community Development, the Development Review Committee, the Planning Commission, or the Town Council 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. 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. 5. NUMBER OF SEATS: The maximum number of seats shall not exceed 40 (indoor and outdoor combined). 6. HOURS OF OPERATION: Maximum hours of operation are 11:00 a.m. to 10:00 p.m., seven days a week. 7. ALCOHOL SERVICE: The service of beer and margaritas is permitted only with meals. A meal is defined as a combination of food items selected from a menu (breakfast, brunch, lunch, or dinner). Appetizers such as popcorn, nachos, pretzels, potato skins, relish trays, etc. (hot or cold) are not meals. No separate bar is allowed and alcoholic beverage service is not allowed outside. 8. LIVE ENTERTAINMENT: No live entertainment is allowed. 9. DELIVERIES: Deliveries shall be limited to the hours of 9:00 a.m. to 7:00 p.m. 10. TRASH AND RECYCLING DISPOSAL HOURS: Trash and recycling from the business shall only be emptied between 9:00 a.m. and 9:00 p.m. to limit the noise impacts. 11. SIGN PERMIT: A Sign Permit from the Los Gatos Community Development Department must be obtained prior to any changes to existing signs or installation of new signs. 12. CERTIFICATE OF USE AND OCCUPANCY: A Certificate of Use and Occupancy from the Los Gatos Community Development Department must be obtained prior to commencement of use. 13. BUSINESS LICENSE: A business license from the Town of Los Gatos Finance Department must be obtained prior to the commencement of any new or change of use. ATTACHMENT 5 14. COMMUNITY BENEFIT: The applicant has offered the following Community Benefit to offset traffic impacts created by the proposed project: grading a portion of the parking lot to allow cars to pull further into the parking spaces which could reduce the difficult traffic circulation in the subject parking lot 15. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that any applicant who receives a permit or entitlement from the Town shall defend, indemnify, and hold harmless the Town and its officials in any action brought by a third party to overturn, set aside, or void the permit or entitlement. This requirement is a condition of approval of all such permits and entitlements whether or not expressly set forth in the approval, and may be secured to the satisfaction of the Town Attorney. Building Division 16. PERMITS REQUIRED: A building permit shall be required for the alteration to the existing commercial building. Separate permits are required for electrical, mechanical, and plumbing work as necessary. 17. CONDITIONS OF APPROVAL: The Conditions -of Approval must be blue - lined in full on the cover sheet of the construction plans; A Compliance ° Memorandum shall :be.prepared and submitted with the building permit application detailing how the Conditions of Approval will be addressed. 18. SIZE OF PLANS: Four sets of construction plans, maximum size 24" x 36 ". 19. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms must be blue - lined (i.e. sticky backed) onto the plans including lighting compliance and mandatory measures. 20. TITLE 24 ACCESSIBILITY — COMMERICAL: For any proposed tenant improvements, on -site parking and general path of travel shall comply with the latest California Title 24 Accessibility Standards. Work shall include, but not be limited to, accessibility to building entrances from parking facilities and sidewalks. 21. TITLE 24 — COMMERICAL: 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 and then confirmed by Town staff. See Advisory Comment 10.b. 22. 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 permit: a. West Valley Sanitation District (WVSD): (408) 378 -2408 b. Environmental Health Department: (408) 885 -4200 c. Town Public Works Department: (408) 399 -7530 23. PLANS: The construction plans for this commercial building shall be prepared under the direct supervision of a licensed Architect or Engineer. (Business and Professionals Code Section 5538) 24. APPROVALS REQUIRED: The project requires the following departments and agencies approval before issuing a building permit: a. Community Development — Planning Division: Jennifer Savage (408) 399 -5702 b. Santa Clara County Fire Department: (408) 378 -4010 c. West Valley Sanitation District: (408) 378 -2407 d. County Environmental Health Department: (408) 885 -4200 TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS: Engineering Division 25. 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. 26. 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. It is the responsibility of the applicant /developer to obtain any necessary encroachment permits from affected agencies and private parties, including but not limited to, Pacific Gas and Electric (PG &E), SBC, Comcast, Santa Clara Valley Water District, California Department of Transportation. Copies of any approvals or permits must be submitted to the Town Engineering Department prior to releasing of any permit. 27. 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. 28. 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. 29. SITE SUPERVISION. The General Contractor shall provide qualified supervision on the job site at all times during construction 30. STREET /SIDEWALK CLOSURE. Any proposed blockage or partial closure of the sidewalk requires an encroachment permit. Special provisions such as limitations on works hours, protective enclosures, or other means to facilitate public access in a safe manner may be required. 31. PLAN CHECK FEES. Plan check fees shall be deposited with the Town prior to plan review at the Engineering Division of the Parks and Public Works Department 32. INSPECTION FEES. Inspection fees shall be deposited with the Town prior to issuance of any Permit or recordation of the Final Map. 33. DESIGN CHANGES. Any proposed changes to the approved plans shall be subject to the approval of the Town prior to altered work is started. The Applicant Project Engineer shall notify, in writing, the Town Engineer at least 72 hours in advance of all the proposed changes. Any approved changes shall be incorporated into the final "as- built" plans. 34. PARKING. Any proposed parking restriction must be approved by The Town of Los Gatos, Community Development Department. 35, CONSTRUCTION TRAFFIC: All construction traffic and related vehicular routes shall be submitted for review and approval by the Town Engineer prior to issuance of permit. 36. TRAFFIC IMPACT MITIGATION FEE (COMMERCIAL). 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 $49,080. 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 use. 37. TRAFFIC IMPACT COMMUNITY BENEFIT. The developer is required to provide C'ornmunity Benefit based on the Town Traffic Impact Policy. 38. CONSTRUCTION STREET PARKING. _No_vehicle having a manufacture's rated gross vehicle weight exceeding ten thousand (10,000) pounds shall be allowed"to -park on the portion of a street which abuts property in a residential zone without prior to approval from the Town Engineer. 39. 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. 40. WVSD (West Valley Sanitation District). Sanitary sewer laterals are televised by West Valley Sanitation District and approved by the Town of Los Gatos before they are used or reused. Sanitary Sewer Clean -out is required for each property at the. property line or location specify by the Town. 41. SANITARY SEWER BACKWATER VALVE. Drainage piping serving fixtures which have flood level rims less than twelve (12) inches (304.8 mm) above the elevation of the next upstream manhole and /or flushing inlet cover at the public or private sewer system serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve, unless first approved by the Administrative. The Town shall not incur any liability or responsibility for damage resulting from a sewer overflow where the property owner or other person has failed to install a backwater valve as defined in the Uniform Plumbing Code adopted by the Town and maintain such device in a functional operation condition. Evidence of West Sanitation District's decision on whether a backwater device is needed shall be provided prior to issuance of a building permit. 42. 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. 43. OUTDOOR TRASH ENCLOSURES. Outdoor trash enclosures shall be covered and provided with area drains connected to the sanitary sewer per current NPDES requirements. Temporary trash enclosures are exempt from this condition. 44. GREASE TRAPS. Meet all requirements of the Santa Clara County Health Department and West Valley Sanitation District for the interception, separation or pretreatment of effluent. 45. GOOD HOUSEKEEPING. Good housekeeping practices shall be observed at all times during the course of construction. Superintendence of construction shall be diligently performed by a person or persons authorized to do so at all times during working hours. The storing of goods and /or materials on the sidewalk and /or the street will not be allowed unless a special permit is issued by the Engineering Division. 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. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 46. COMMERCIAL COOKING SYSTEMS: Commercial cooking equipment that produces grease laden vapors shall be provided with a Type I Hood, in accordance with the California Mechanical Code, and an automatic fire extinguishing system that is listed and labeled or its intended use. 47. FIRE SPRINKLER SYSTEMS: Fire Department records indicate that the building is equipped with a fire sprinkler system. Any interior remodeling may require modification to this system. A State of California licensed (C -16) Fire Protection Contractor shall submit plans, calculations, a completed permit application an appropriate fees to the fire department for review and approval prior to beginning their work. TO THE SATISFACTION OF THE CHIEF OF POLICE: 48. UNIFORMED SECURITY: Uniformed privately provided security guards may be required in or around the premises by the Chief of Police if alcohol related problems recur that are not resolved by the licensed owner. 49. CONSULTATION AND TRAINING: At the discretion of the Chief of Police, periodic meetings will be conducted with representatives from the Police Department for on -going employee training on alcoholic beverage service to the general public. 50. TRAINING MANUAL: The restaurant operator shall use an employee training manual that addresses alcoholic beverage service consistent with the standards of the California Restaurant Association. 51. DESIGNATED DRIVER PROGRAM: The restaurant operator shall actively promote a designated driver program such as complimentary non - alcoholic beverages for designated drivers. 52. POSTING OF TAXICAB TELEPHONE NUMBERS: Taxicab telephone numbers shall be posted in a visible location. N:\DEV\CONDnNS\2012\BlossomHiII640.docx This Page Intentionally Left Blank H O rd 4 0) C N N U' o N -ri ri 1) O w o N N a O W. 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O U) " x H H x w H W FC u ro C (d 0 o -H 4 m O o H a) (d a) a) ,ci iJ x O (Is A JJ O C V �J O R (d C O -H V ; V m x O o H H W "I .>~ 0 -ri 3 O ro O ,J m C a) N O W a) A Pi o .,J U) to n. a) s4 a) r.' i yJ (d a) m a) il .0 U. N 'J+ JJ C x H H x u) N W FC u n' bl C -,1 y+ (d ul v Sl ;5 E E H ;F: HH •ri m x H 0 � n O m U o H z o HHH W lD . V m - f3l - C a m � U) U) 0 O E W W P'. V @ 3 w ;j i-1 a L4 " 4J r Id ' • H � I W P: ' E+ H H V m N -� 0 O W O -� 004 N (d (d r= O E 5 rl u a) O o v a) JJ Pi Hyx'' U F.' -H 0 ((ll 2i HH m H ro (D .1i •ri > H 5+ RJ O b r o a) m '> 3 'm m 4 V C -n m a) V) So JJ m 0 X O r-1 m � W v 44 4 JJ U m w 7-� O H m. 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Savage, Associate Planner j savage@losgatosca.gov APPLICATION NO: Conditional Use Permit Application U -11 -016 ITEM NO: 1 LOCATION: 640 Blossom Hill Road (southwest corner of Blossom Hill Road and Los Gatos Boulevard) APPLICANT/ CONTACT PERSON: Harlan Faust for Chipotle Mexican Grill PROPERTY OWNER: Blossom Hill Pavilion, LLC APPLICATION SUMMARY: Requesting approval to operate a restaurant ( Chipotle Mexican Grill) with outdoor seating and alcoholic beverage service on a property zoned CH (portion of previous Hollywood Video space). APNs 529 -16 -047 and 529 -16 -054. DEEMED COMPLETE: March 7, 2012 FINAL DATE TO TAKE ACTION: September 7, 2012 RECOMMENDATION PROJECT DATA: Approval, subject to conditions. General Plan Designation Zoning Designation: Applicable Plans & Standards: Parcel Size: Surrounding Area: Central Business District CH — Restricted Highway Commercial General Plan; 1.92 acres CEQA: The project is Categorically Exempt according to Section 15301 of the State Environmental Guidelines as adopted by the Town because the project consists of permitting an existing facility involving negligible use beyond the existing use. Existing Land Use General Plan Zoning North Vacant Mixed Use Commercial CHYD East Commercial Mixed Use Commercial C -1 South Commercial Mixed Use Commercial CH West Commercial Mixed Use Commercial CH CEQA: The project is Categorically Exempt according to Section 15301 of the State Environmental Guidelines as adopted by the Town because the project consists of permitting an existing facility involving negligible use beyond the existing use. Planning Commission Staff Report - Page 2 640 Blossom Hill Road /U -11 -016 April 11, 2012 FINDINGS: CONSIDERATIONS ACTION: EXHIBITS: BACKGROUND * 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. None. Forward Conditional Use Permit U -11 -016 to the Town Council with a Recommendation. 1. Location Map 2. Findings and Considerations 3. Recommended Conditions of Approval 4. Project Description (one page), received December 22, 2011 5. Letter of Justification (one page), received December 22, 2011 6, Neighboring Business Contacts (four pages), received December 22, 2011 7. Community Benefit Letter (four pages), received December 22, 2011 8. Development Plans (two pages), received February 6, 2012 The subject commercial space is a portion of the space previously occupied by Hollywood Video. The remaining Hollywood Video space is currently vacant. PROJECT DESCRIPTION A. Location and Surrounding Neighborhood The project site is located on the southwest corner of Blossom Hill Road and Los Gatos Boulevard (Exhibit 1). The property is surrounded by commercial uses. B. Project Summary The applicant is requesting to operate a 3,021 square foot, high- turnover, sit -down, 40 -seat restaurant with the sale of beer, wine, and margaritas with meals. The restaurant would be open from 11:00 a.m. to 10:00 p.m., seven days a week. The restaurant would offer outdoor seating between the restaurant and the parking lot. No alcohol service is proposed in the outdoor seating area. Patrons could enter the restaurant from the parking lot or the corner of Blossom Hill Road and Los Gatos Boulevard. f .. _f Planning Commission Staff Report - Page 3 640 Blossom Hill Road/U -11 -016 f ' April 11, 2012 The applicant provided a project description (Exhibit 4), letter of justification (Exhibit 5), and development plans (Exhibit 8). C. Zoning Compliance The zoning designation allows a restaurant subject to the approval of a Conditional Use Permit. ANALYSIS A. Alcoholic Beverage Policy General Policy The ABP'S General Policy contains eight requirements. Requirements 2 and 3 are not applicable to the subject application because there will be no entertainment. Requirement No. 1 states `the Town shall continue to strongly discourage new applications for standalone bars or restaurants with separate bars.' The proposal does not include a separate bar. Requirement No. 4 does not permit alcoholic beverage service after 11:00 p.m. Sunday through Thursday, except for holidays and evenings before holidays, or after 1:00 a.m. Friday, Saturday, holidays, and evenings before holidays. The applicant is proposing to close at 10:00 p.m. Requirement No. 5 states an establishment serving alcoholic beverages is subject to five provisions related to alcohol service. The provisions are included as conditions of approval. Requirement No. 6 requires the deciding body to make specific findings to approve an application to serve alcoholic beverages after 10:00 p.m. The applicant is proposing to close at 10:00 p.m. Requirement No. 7 defines a meal as `a combination of food items selected from menu.' The restaurant, as conditioned, would be required to provide meal service with alcoholic beverages. Requirement No. 8 allows alcohol beverage service in outdoor seating if adequate separation from public areas is provided. No alcohol service is proposed in the outdoor seating area. Planning Commission Staff Report - Page 4 640 Blossom Hill Road /U -11 -016 April 11, 2012 Specific Policy The Specific Policy has two requirements that address alcoholic beverage service at restaurants. The first states "alcoholic beverages may only be served with meals." The second requirement states that "meal service shall be available until closing." The restaurant, as conditioned, would be required to provide meal service with alcoholic beverages. B. Parkin.- The proposed use requires 14 parking spaces and meets this parking requirement. C. Traffic The project would result in a net increase of 728 ADT (average daily trips) and a net increase of 19 PM peak trips. The project requires community benefit and traffic impact fees. The applicant's community benefit letter is attached as Exhibit 8. The applicant is proposing to upgrade a portion of the parking lot with a small amount of grading. The grading would allow cars to pull further into the parking spaces which could reduce the sometimes difficult traffic circulation in the subject parking lot. Community benefit and traffic impact fees are required as a condition of approval. D. Conditional Use Permit In order to grant approval of a Conditional Use Permit, the deciding body must make the following findings: (1) The proposed uses of the property are essential or desirable to the public convenience or welfare; and (2) The proposed uses will not impair the integrity and character of the zone; and (3) The proposed uses would not be detrimental to public health, safety or general welfare; and (4) The proposed uses of the property are in harmony with the various elements or objectives of the General Plan and the purposes of the Town Code. E. General Plan The goals and policies of the 2020 General Plan listed below are applicable to this project. w Policy LU -9.2 — Maintain a variety of commercial uses, including a strong Downtown commercial area combined with Los Gatos Boulevard and strong neighborhood commercial centers to meet the shopping needs of residents and preserve the small - town atmosphere. f- Planning Commission Staff Report - Page 5 640 Blossom Hill Road/U -11 -016 << April 11, 2012 • Policy LU -9.6 — Encourage development that maintains and expands resident- oriented services and /or creates employment opportunities for local residents consistent with overall land use policies of the Town. • Goal LU -12 — To ensure an appropriate mix of land use types along Los Gatos Boulevard in order to maintain the economic vitality of the corridor and continue to serve the needs of Town residents. • Policy LU -12.9 — Encourage replacement of vacated business south of Los Gatos - Almaden Road and north of Roberts Road /Shannon Road with neighborhood commercial, multi- family, or office uses. • Policy TRA -3.1 — All development proposals shall be reviewed to identify and mitigate project traffic impacts pursuant to the Town's traffic impact policy. • Policy ENV -13.2 — Attract and retain businesses that incorporate sustainable practices into their operations and that produce goods or services that contribute to sustainability. F. Environmental Review The project is Categorically Exempt according to Section 15301 of CEQA as adopted by the Town, which exempts permitting an existing facility involving negligible use beyond the existing use. No significant effect on the environment will occur since the project uses an existing structure with no increase in floor area. PUBLIC COMMENTS At this time, the Town has not received any public comment. The applicant contacted surrounding business (Exhibit 6). SUMMARY AND RECOMMENDATION A. Summary The project would allow a restaurant to operate in a currently vacant space. The project would be consistent with the ABP and meet parking requirements. B. Recommendation Staff recommends approval of the Conditional Use Permit based on the summary above and subject to the recommended conditions of approval. If the Commission concurs with staff's recommendation and the proposed community benefit, it should: 1. Find that the proposed project is categorically exempt, pursuant to Section 15301 of the California Environmental Quality Act as adopted by the Town (Exhibit 2); and Planning Commission Staff Report - Page 6 640 Blossom Hill Road /U -11 -016 April 11, 2012 2. Make the required findings as required by Section 29.20.190 of the Town Code for granting approval of a Conditional Use Permit (Exhibit 2); and 3. Recorrunend approval to Town Council of Conditional Use Permit application U- 11 -016 with the conditions contained in Exhibit 3. If the Commission has concerns with the proposed use, it can: 1. Continue the matter to a date certain with specific directions; or 2. Recommend approval of the application to Town Council with additional and /or modified conditions; or 3. Recommend denial to Town Council. V V 4z , C ;( Pe ared y: r Jennifer L. Savage, AICP Associate Planner WRR:JS:cgt Approved by: Wendie R. Rooney Director of Community Development cc: Harlan Faust, 14344 Y Street Suite 101, Omaha, NE 68137 Blossom Hill Pavilion LLC, PO Box 1377, Los Altos, CA 94023 N `,DEV\PC REPORTS \2012\Blossoi-Hi11640.docx f. EXH',,BIT This Page intentionally Left Blank REQUIRED FINDINGS FOR: i� 64 0 Blossom Hill Road Conditional Use Permit U -11 -016 Requesting approval to operate a restaurant (Chipotle Mexican Grill) with outdoor seatin and alcoholic beverage service on a property zoned CH (portion of previous Hollywood Video space). APN 529 -16 -054. PROPERTY OWNER: Blossom Hill Pavilion LP APPLICANT: Harlan Faust /Chipotle Mexican Grill FINDINGS Required finding for CEQA: ® The project is Categorically Exempt pursuant to Section 15301 of the State Environmental Guidelines as adopted by the Town. Required findings for a Conditional Use Permit: ® As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit: The deciding body, on the basis of the evidence submitted at the hearing, may grant a conditional use permit when specifically authorized by the provisions of the Town Code if it finds that: (1) The proposed use of the property are essential or desirable to the public convenience or welfare in that it contributes to a variety of commercial goods and services along Los Gatos Boulevard for Town residents; and (2) The proposed use will not impair the integrity and character of the zone in that the use is in a commercial zone; and (3) The proposed use would not be detrimental to public health, safety or general welfare in that the recommended conditions of approval would mitigate potential impacts; and (4) The proposed use will meet the objectives of the General Plan and Town Code as discussed at the April 11, 2012, Planning Commission meeting. N:\DEV\FINDINGS\2012\BlossomHiII640.docx EXHIBIT 2 t This Page Intentionally Left Plank CONDITIONS OF APPROVAL —April 11, 2012 640 Blossom Hill Road Conditional Use Permit U -11 -016 Requesting approval to operate a restaurant (Chipotle Mexican Grill) with outdoor seating and alcoholic beverage service on a property zoned CH (portion of previous Hollywood Video space). APN 529 -16 -047 & 529 -16 -054. PROPERTY OWNER: Blossom Hill Pavilion LP APPLICANT: Harlan Faust /Chipotle Mexican Grill 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 approved and noted as received on February 6, 2012. Any changes or modifications made to the approved plans shall be approved by the Director of Community Development, the Development Review Committee, the Planning Commission, or the Town Council 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. 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. 5. NUMBER OF SEATS: The maximum number of seats shall not exceed 40 (indoor and outdoor combined). 6. HOURS OF OPERATION: Maximum hours of operation are 11:00 a.m. to 10 :00 p.m., seven days a week. 7. ALCOHOL SERVICE: The service of beer, wine, and margaritas is permitted only with meals. A meal is defined as a combination of food items selected from a menu (breakfast, brunch, lunch, or dinner). Appetizers such as popcorn, nachos, pretzels, potato skins, relish trays, etc. (hot or cold) are not meals. No separate bar is allowed and alcoholic beverage service is not allowed outside. 8. LIVE ENTERTAINMENT: No live entertainment is allowed. 9. DELIVERIES: Deliveries shall be limited to the hours of 9:00 a.m. to 7:00 p.m. 10. TRASH AND RECYCLING DISPOSAL HOURS: Trash and recycling from the business shall only be emptied between 9:00 a.m. and 9:00 p.m. to limit the noise impacts. 11. SIGN PERMIT: A Sign Permit from the Los Gatos Community Development Department must be obtained prior to any changes to existing signs or installation of new signs. 12. CERTIFICATE OF USE AND OCCUPANCY: A Certificate of Use and Occupancy from the Los Gatos Community Development Department must be obtained prior to commencement of use. 13. BUSINESS LICENSE: A business license from the Town of Los Gatos Finance Department must obtained prior to the commencement of any new or change of use. EXHIBIT 1 14. COMMUNITY BENEFIT: The applicant has offered the following Community Benefit to offset traffic impacts created by the proposed project: grading a portion of the parking lot to allow cars to pull further into the parking spaces which could reduce the difficult traffic circulation in the subject parking lot 15. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that any applicant who receives a permit or entitlement from the Town shall defend, indemnify, and hold harmless the Town and its officials in any action brought by a third party to overturn, set aside, or void the permit or entitlement. This requirement is a condition of approval of all such permits and entitlements whether or not expressly set forth in the approval, and may be secured to the satisfaction of the Town Attorney. Building Division 16. PERMITS REQUIRED: A building permit shall be required for the alteration to the existing commercial building. Separate permits are required for electrical, mechanical, and plumbing work as necessary. 17. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue -lined in full on the cover sheet of the construction plans. A Compliance Memorandum shall be prepared and submitted with the building permit application detailing how the Conditions of Approval will be addressed. 18. SIZE OF PLANS: Four sets of construction plans, maximum size 24" x 36 ". 19. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms must be blue -lined (i.e. sticky backed) onto the plans including lighting compliance and mandatory measures. 20. TITLE 24 ACCESSIBILITY — COMMERICAL: For any proposed tenant improvements, on -site parking and general path of travel shall comply with the latest California Title 24 Accessibility Standards. Work shall include, but not be limited to, accessibility to building entrances from parking facilities and sidewalks. 21. TITLE 24 — COMMERICAL: 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 and then confirmed by Town staff. See Advisory Comment 10.b. 22. 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 permit: a. West Valley Sanitation District (WVSD): (408) 378 -2408 b. Environmental Health Department: (408) 885 -4200 c. Town Public Works Department: (408) 399 -7530 23. PLANS: The construction plans for this commercial building shall be prepared under the direct supervision of a licensed Architect or Engineer. (Business and Professionals Code Section 5538) 24, APPROVALS REQUIRED: The project requires the following departments and agencies approval before issuing a building permit: a. Community Development — Planning Division: Jennifer Savage (408) 399 -5702 b. Santa Clara County Fire Department: (408) 378 -4010 c. West Valley Sanitation District: (408) 378 -2407 d. County Environmental Health Department: (408) 885 -4200 TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS: r+ Engineering Division 25. 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. 26. 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. It is the responsibility of the applicant /developer to obtain any necessary encroachment permits from affected agencies and private parties, including but not limited to, Pacific Gas and Electric (PG &E), SBC, Comcast, Santa Clara Valley Water District, California Department of Transportation. Copies of any approvals or permits must be submitted to the Town Engineering Department prior to releasing of any permit. 27. 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. 28. 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. 29. SITE SUPERVISION. The General Contractor shall provide qualified supervision on the job site at all times during construction 30. STREET /SIDEWALK CLOSURE. Any proposed blockage or partial closure of the sidewalk requires an encroachment permit. Special provisions such as limitations on works hours, protective enclosures, or other means to facilitate public access in a safe manner may be required. 31. PLAN CHECK FEES. Plan check fees shall be deposited with the Town prior to plan review at the Engineering Division of the Parks and Public Works Department 32. INSPECTION FEES. Inspection fees shall be deposited with the Town prior to issuance of any Permit or recordation of the Final Map. 33. DESIGN CHANGES. Any proposed changes to the approved plans shall be subject to the approval of the Town prior to altered work is started. The Applicant Project Engineer shall notify, in writing, the Town Engineer at least 72 hours in advance of all the proposed changes. Any approved changes shall be incorporated into the final "as- ( built" plans. 34. PARKING. Any proposed parking restriction must be approved by The Town of Los Gatos, Community Development Department. r 35. CONSTRUCTION TRAFFIC: All construction traffic and related vehicular routes shall be submitted for review and approval by the Town Engineer prior to issuance of permit. 36. TRAFFIC IMPACT MITIGATION FEE (COMMERCIAL). 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 $49,080. 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 use. 37. TRAFFIC IMPACT COMMUNITY BENEFIT. The developer is required to provide Community Benefit based on the Town Traffic Impact Policy. 38, CONSTRUCTION STREET PARKING. No vehicle having a manufacture's rated gross vehicle weight exceeding ten thousand (10,000) pounds shall be allowed to park on the portion of a street which abuts property in a residential zone without prior to approval from the Town Engineer. 39. 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. 40. WVSD (West Valley Sanitation District). Sanitary sewer laterals are televised by West Valley Sanitation District and approved by the Town of Los Gatos before they are used or reused. Sanitary Sewer Clean -out is required for each property at the property line or location specify by the Town. 41. SANITARY SEWER BACKWATER VALVE, Drainage piping serving fixtures which have flood level rims less than twelve (12) inches (304.8 mm) above the elevation of the next upstream manhole and /or flushing inlet cover at the public or private sewer system serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve, unless first approved by the Administrative. The Town shall not incur any liability or responsibility for damage resulting from a sewer overflow where the property owner or other person has failed to install a backwater valve as defined in the Uniform Plumbing Code adopted by the Town and maintain such device in a functional operation condition. Evidence of West Sanitation District's decision on whether a backwater device is needed shall be provided prior to issuance of a building permit. 42. 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. r` 43. OUTDOOR TRASH ENCLOSURES. Outdoor trash enclosures shall be covered and provided with area drains connected to the sanitary sewer per current NPDES requirements. Temporary trash enclosures are exempt from this condition. 44. GREASE TRAPS. Meet all requirements of the Santa Clara County Health Department and West Valley Sanitation District for the interception, separation or pretreatment of effluent. 45. GOOD HOUSEKEEPING. Good housekeeping practices shall be observed at all times during the course of construction. Superintendence of construction shall be diligently performed by a person or persons authorized to do so at all times during working hours. The storing of goods and /or materials on the sidewalk and /or the street will not be allowed unless a special permit is issued by the Engineering Division. 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. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 46. COMMERCIAL COOKING SYSTEMS: Commercial cooking equipment that produces grease laden vapors shall be provided with a Type I Hood, in accordance with the California Mechanical Code, and an automatic fire extinguishing system that is listed and labeled or its intended use. 47. FIRE SPRNKLER SYSTEMS: Fire Department records indicate that the building is equipped with a fire sprinkler system. Any interior remodeling may require modification to this system. A State of California licensed (C -16) Fire Protection Contractor shall submit plans, calculations, a completed permit application an appropriate fees to the fire department for review and approval prior to beginning their work. TO THE SATISFACTION OF THE CHIEF OF POLICE: 48. UNIFORMED SECURITY: Uniformed privately provided security guards may be required in or around the premises by the Chief of Police if alcohol related problems recur that are not resolved by the licensed owner. 49. CONSULTATION AND TRAINING: At the discretion of the Chief of Police, periodic meetings will be conducted with representatives from the Police Department for on -going employee training on alcoholic beverage service to the general public. 50. TRAINING MANUAL: The restaurant operator shall use an employee training manual that addresses alcoholic beverage service consistent with the standards of the California Restaurant Association. 51. DESIGNATED DRIVER PROGRAM: The restaurant operator shall actively promote a designated driver program such as complimentary non - alcoholic beverages for designated drivers. 52. POSTING OF TAXICAB TELEPHONE NUMBERS: Taxicab telephone numbers shall be posted in a visible location. N:OMCONDITNS \2012T lossomHH1640, docx f. This Page Intentionally Left Blank .■ NOR- Project Description Chipotle Mexican Grill Tenant Improvement Project 640 Blossom Hill Road Los Gatos, California 95032 C'E; 22 2019 TOWN OF LOS GATOS PLANNING DIVISION Chipotle proposes leasing a 3,021 square foot portion of an existing building at Blossom Hill Pavilion shopping center off Blossom Hill Road and Los Gatos Blvd. This property is zoned CH- Restricted Commercial Highway. The proposed lease space is located on the North East corner of the shopping center and was previously occupied by Hollywood Video retail center. The former Hollywood lease space will be subdivided with a full height demising wall rated I HR per all applicable building codes and regulations. The building construction type is V -N. Chipotle Mexican Grill would be an A -2 assembly occupancy. Adjacent tenants include Starbucks, Jamba Juice, AT &T and Pier One Imports. Based on the existing building mix of tenants, the existing number of parking spaces, and the directive givien by the planning department, Chipotle's seating count has been limited to a maximum of 40 seats, including patio seating. As the architectural plans show, Chipotle will have a seating count of 40 seats which reflects this figure. 14344 " "Y" STREET SUITE 101 OMAHA, NEBRASKA 68137 P 402.895.0878 F 402895,9561 phi! ®IT 4 This Page Intentionally Left Blank r EMMfA t �j . 1 O FA T Wednesday, December 21, 2011 Judie Gilli Town of Los Gatos Planning Department 110 E Main Street Los Gatos, CA 95030 1 2 2 2011 TOWN OF LOS GATOS PLANNING DIVISION Re: 640 Blossom Hill Road Development Review Application: Letter of Justification Good Morning Ms. Gilli: Chipotle Mexican Grill proposes leasing a 3,021 square foot portion of an existing building at Blossom Hill Pavilion shopping center off Blossom Hill Road and Los Gatos Blvd. This property is zoned CH- Restricted Commercial Highway. The proposed lease space is located on the North East corner of the shopping center and was previously occupied by Hollywood Video retail center. The former Hollywood lease space will be subdivided with a full height demising wall rated per all applicable building codes and regulations. Chipotle Mexican Grill would be an A -2 assembly occupancy. Based on the existing building mix of tenants, the existing number of parking spaces, and the directive given by the planning department, Chipotle's seating count has been limited to a maximum of 40 seats, including patio seating. As the architectural plans show, Chipotle will have a seating count of 40 seats which reflects this figure. Chipotle Mexican Grill will contribute greatly to the city's goal of maintaining vibrant and successful commercial areas while respecting the safety and public welfare of nearby neighborhoods. By approving the change of occupancy, this shopping center will gain a restaurant tenant that it presently doesn't have and the commercial district and neighboring areas as a whole will benefit from the addition of a high quality casual dining establishment. In addition to the application for a change of occupancy, Chipotle requests the consideration of alcohol sales at this location as it abides by all of the general and specific alcoholic beverage policies set forth in Resolution 2001 -106. Chipotle would offer patrons the option to purchase beer or margaritas along with their meals, but does not have a full - service or separate bar. Chipotle's hours of operation are I Iam to I Opm daily, so the sale of alcohol will not occur during late night hours. Furthermore, alcoholic beverages will be restricted to within the interior dining area only and will not be allowed beyond the entry /exit doors or in the patio area. Chipotle Mexican Grill would be a valued and beneficial addition to this mixed occupancy commercial area. Thank you for your time and consideration. Sincerely, Harlan R. Faust 14344 " "Y" STREET SUITE 101 OMAHA, NEBRASKA 68137 P 402.895,0878 F,402895.9561 EXHIBIT 5 This Page Intentionally Left Blank RECEIVED Chipotle Mexican Grill C 2 2 2011 640 Blossom Hill Road !� Blossom Hill Pavilion TOWN OF LOS GATOS PLANNING DIVISION Los Gatos, California At the request of the City of Los Gatos Planning Department we have contacted some of the businesses that are adjacent to or close to the lease space that Chipotle Mexican Grill wishes to occupy. The purpose of the meeting was to introduce Chipotle to them and to discuss any misgivings or issues they could see that may be helpful or detrimental to their business. With only one exception everyone I spoke with either in person or by telephone was supportive of our interest in leasing space in the Blossom Hill Pavilion. At each business that I visited I left my card and a copy of the floor plan for the proposed store. The conversation was directed at the merits of a new business leasing space that has been vacant for an extended period of time and to ask about any concerns the existing businesses may have about a new neighbor. I specifically asked about parking issues for the businesses located in the center and any concerns about increased automobile traffic for those located around the intersection. Generally there was no concern about parking and there was a resounding acceptance for a new business bringing additional customers to the area. conducted personal door to door visits on Thursday afternoon (December 8th) and Friday morning (December 9 . For those individuals we weren't able to reach during my tour of the businesses we followed up with phone calls the week of December 12 The name of the business, the individual I spoke with, and their contact phone number is listed below. Blossom Hills Pavilion Pier One Manager: Caleb Anderson 408.358.3977 636 Blossom Hill Road Caleb felt the introduction of a restaurant in the former video store would be an asset. His weakest time of the day is in the evening and any customers that would be drawn by Chipotle could be potential customers of Pier One. His only concern was parking, but felt that it would not be an issue for him or the business. Prior to coming to this store Caleb managed another Pier One in San Mateo that was also adjacent to a new Chipotle and he found them to be a good neighbor and business draw. AT & T Manager: Robert Moline 408.402.0747 630 Blossom Hill Road Robert's business does not have a steady draw of customers that requires a great deal of parking and he felt that any customers that were drawn by Chipotle would be potential customers for AT & T. He was completely in favor of Chipotle being a neighbor in the shopping center. Blossom Hill Pavilion — 640 Blossom Hill Road I Chipotle Mexican Grill E XHIBIT Starbuck's Manager: Holly Goetz 408.402,0350 624 Blossom Hill Road I met with Holly and talked about the addition of Chipotle to the mix of the businesses in the shopping center. I asked about parking and she indicated that from early in the morning until about 11:00am there is a steady stream of traffic and her clients use a large portion of the parking. She said that after 11:00 in the morning the parking eases and from that early morning rush through the balance of the day she wasn't concerned about the parking. I asked her about pedestrians coming to her store. She did say there was a noticeable number of people that walk to the store from the apartments and a park that is located close by. The reason for the discussion is I was interested in knowing how much the sidewalk was used by individuals that may be walking to the shopping center. It appears from talking to Holly her business is the only one that benefits =from pedestrians and according to Holly that isn't a large number of customers: Jamba Juice Manager: David Henderson 408.402.0747 628 Blossom Hill Road' Met with David and talked about the prospects of a new restaurant being located in the shopping center. He thought the restaurant would be a great addition to the mix of F ° businesses. He wasn't concerned about the parking and thought the business would be a good compliment. Adjacent ProDprtV Acura Manager: Mark Maxwell 408.358.7920 16151 Los Gatos Blvd. I spent about a half an hour talking to Mark about the business and the neighborhood. He had no concerns about a restaurant moving into the shopping center and wasn't concerned about overflow parking attempting to park in his lot. He indicated that between his car inventory and cars left by customers for service there was NO opportunity for creating parking for the adjacent center. Rlossom Mill Shop, ping Center M organ ct Manager: Robert Chay kin 408.358.0994 16000 Los Gatos Blvd. Met with Robert and explained the reason for my visit was to inform the neighborhood of Chipotle's intent to construct a store. He was excited about the prospects as his children are big fans of the restaurant and now they have to drive some distance in order to eat at the restaurant. He had no concerns about traffic or anything related to Chipotle in the lease space. F 1, Blossom Hill Pavilion — 640 Blossom Hill Road I Chipotle Mexican Grill Noah's Bagel Manager: Forouzan "Susan" Asef 408,358,5895 15996 Los Gatos Blvd. I met with Susan for a short time as she was quite busy. I explained the location of the new restaurant and gave her a background about Chipotle. She expressed no concern about the location, the restaurant, or Chipotle, Whole Foods Manager: Deborah Fernandez 408.358.4434 15980 Los Gatos Blvd. Deborah has no problems with Chipotle coming to the area and saw no issues she could identify. Teel's ,Jewelry Owner: Richard Teel 408.358.8808 16006 Los Gatos Boulevard Richard indicated his store is closed on Sunday and Monday. He thought it would be a good use of the space and is happy to see Chipotle coming to the area. King's Court Shopping Center KFC Owner: Jose Luis Tenis 408.356.4030 16150 Los Gatos Blvd. Spoke briefly with the manager. I believe he was surprised by my visit, but was supportive in our interest in opening in the center. He saw no issues and thanked me for stopping by to visit. Wells Fargo Manager: Mandeep Kaur 408.356.6142 161000 Los Gatos Blvd I stopped to visit with Mandeep and we made several phone calls. Was not able to see her during the visit and she has not returned phone calls that were made on 12/9, 12/12, and 12/13. Los Gatos Green Cleaners Manager: Daniela Marinache 408.356.6160 708 Blossom Hill Road I met with Daniela and the owner of the Chevron station at the same time. She had no objections or concerns and welcomed the idea of a new restaurant in the area. Blossom Hill Pavilion — 640 Blossom Hill Road I Chipotle Mexican Grill Lunardi's Supermarket Manager: Tony Lucia 408,358,1731 408,265,9101 720 Blossom Ton had no concerns and welcomes the new business to the area, new business is good for all the businesses in the area. Fiori's Hallmark Hill Road He believes any Owner: Bob Fiori 408.358.2133 728 Blossom Hill Road No concerns for his business in their shopping center. Chevron Manager: Steve Carps Owner: Fred Ebrahimi 408.356.6803 70.0 Blossom Hill Road I had a very interesting conversation with the Owner of the station. He was very supportive of what we wanted to do. Felt any new business occupying the empty lease space would be a benefit to the entire area. He welcomed the idea of Chipotle coming to the area and look forward to having them as a neighbor. High Tech Burrito Owner: Greg Naples 408.356.5677 790 Blossom Hill Road At the insistence of the planning department I stopped by to talk to the management/ownership of the restaurant. I was asked to let them know about Chipotle's interest in the shopping center across the street and the fact they would be moving in and opening their restaurant in 2012. 1 met with the manager and explained to her why I was there. To say the least she was quite taken aback by my visit and the fact we would be visiting their business to let them know we were coming to the neighborhood. Subsequent to my site visit I called Greg Naples the store owner and talked to him about the reason I stopped by his restaurant and the purpose of my visit, I explained to him we were in the process of obtaining approval from the City of Los Gatos for the restaurant and that there would be a public hearing about our submittal. He thanked me for calling him. NOTE: other than High Tech Burrito (which I was instructed to visit), we didn't contact the remainder of the businesses in the shopping center. The distance from the lease space to their stores was substantial enough there shouldn't be any direct affect to them. A benefit would remain as the new business may bring new customers to the area for this center, the World Foods Center and the Blossom Hills Pavilion. Blossom Hill Pavilion — 640 Blossom Hill Road I Chipotle Mexican Grill f_ o• • f Wednesday, December 21, 2011 RECEIVED Jennifer Savage Town of Los Gatos Community Development Department 110 E. Main Street, Los Gatos, CA 95031 640 Blossom Hill Road Conditional Use Permit U -1 1 -016 2 2 2011 TOWN OF LOS GATOS PLANNING DIVISION It is our understanding that a community benefit project has to be provided to the Town of Los Gatos in addition to the proposed work of the tenant improvement project. We've attached a letter from Erica Cheung of Chipotle Mexican Grill explaining how Chipotle itself benefits the local community that it is in even as a national chain, it provides large benefits to the communities that it inhabits. In addition to the benefits inherent to Chipotle, we propose reworking a portion of the landscaping berm between our parking lot and that of the Acura dealership, from the end of the parking lot to the trash enclosure. This would mitigate a problem in the parking lot drive aisle that was pointed out to us by Jennifer Savage of the Community Development Department. Currently there is a berm and landscaping that prevents cars from pulling all the way forward. This causes the tail end of the car to stick out into the drive aisle causing traffic flow problems. It is our intention, that upon revamping that area, we will alleviate the problem and traffic will flow easier. We hope that the board will find this proposal acceptable as we look forward to becoming a part of the community. Sincerely, Harlan R. Faust Enclosure: Yes 14344 " "Y" STREET SUITE 101 OMAHA, NEBRASKA 68137 Cc: File P 402.895.0878 F 402895.9561 LM MEXICAN GRILL To whom it may concern, CHIPOTLE MEXICAN GRILL, INC. 1401 WYNKOOP STREET, SUITE 500 DENVER, CO 80202 MAIL 303.595.4000 wee chipotle.com RECEIVED E­31 222011 TOWN OF LOS GATOS PLANNING DIVISION Chipotle Mexican Grill is thrilled at the opportunity of joining the neighborhood, and we believe our establishment will truly contribute to, benefit, and make better the Los Gatos community. Steve Ells, founder, chairman and co-CEO, started Chipotle with the idea that food served fast did not have to be a typical fast food experience. Today, Chipotle continues to offer a focused menu of burritos, tacos, burrito bowls (a burrito without the tortilla) and salads made from fresh, high - quality raw ingredients, prepared using classic cooking methods and served in a distinctive atmosphere. Through our vision of Food with Integrity, Chipotle is seeking better food not only from using fresh ingredients, but ingredients that are sustainably grown and naturally raised with respect for the animals, the land, and the farmers who produce the food. We serve more naturally raised meat and local produce than any other restaurant company in the country- about 100 million pounds in 2011. The naturally-raised meats we serve in our restaurants come from animals raised without the use of antibiotics or added growth hormones, they are raised on a vegetarian diet, and they are humanely raised (not factory farmed). Additionally, we serve organic beans (40% in 2011), and 100% of our dairy is made with milk from cows that are not treated with the synthetic hormone rBGH. All of these efforts entwined with our Food with Integrity philosophy result in fresher, better food that not only tastes better, but is better for the land, the animals, and the farmers we work with. Chipotle opened its first restaurant in 1993 and we currently operates more than 1,100 restaurants, however we make it a point to create an individual experience for each customer who walks into our dining room. In each neighborhood we are located in, we partner frequently with community groups, local non-profit organizations and surrounding schools for donations, in- restaurant fundraisers, and local sponsorships. We value each customer we have and our place in the community. Most of our managers and employees know our regulars' names and Chipotle orders by heart, and we hope to create this same inviting, unique Chipotle experience in the Los Gatos community. While we are a national chain, our restaurant managers and crew make an effort to know and understand each new community we join. `4 . t Earlier this year, we announced the creation of the "Chipotle Cultivate Foundation," a new foundation aimed at supporting people, organizations and institutions that are committed to making a better, more sustainable future. These people and organizations are working to improve individual family farms, animals and environment, and youth and education programs, Over the last two years, Chipotle has donated more than $2 million to philanthropic organizations. If you're interested in finding more out about the Chipotle Cultivate Foundation, please visit CultivateFoundation.org. In addition to the quality of our ingredients, and the experience we provide in our restaurants, we further strive to better our menu with our Local Produce Initiative. We currently serve more locally grown produce than any restaurant company in the country. On a national level, we expect to use more than 10 million pounds of produce from local farms this year (this is an increase from our 2010 goal of about 5 million pounds). Chipotle`s local produce is grown on farms within 350 miles of the restaurant. Since 2008, we have been working hard to increase our local produce supply each and every year. Not only is local produce fresher and better tasting, but it also helps support the environment and regional farming communities around the country. Whenever possible, Chipotle works with local, family owned farms to provide bell peppers, jalapenos, oregano, red onions, romaine lettuce, lemons, cilantro, avocados and tomatoes for our restaurants. We are the only national restaurant chain with a significant commitment to serving locally grown produce. Our cheese comes from pasture-raised cows in Petaluma, from Petaluma Creamery, we source organic cilantro and romaine lettuce from Taylor Farms in Salinas, Calif. and lemons from Bee Sweet Citrus in Fowler, Calif. The average food item in America travels 1,500 miles from farm to table, and we hope to reduce this average with our Local Produce Initiative. The more consumers understand the benefits of eating food from more sustainable sources, the more they're going to expect it from everyone. We hope to not only have an impact on the customers eating our food, but also the food and restaurant industry as a whole. We want to serve food in a fast, efficient manner, but with quality ingredients that come from sustainable sources, and we hope to serve great tasting food, be involved in the community, and spread this philosophy to our Los Gatos customers. Please feel free to contact us with any questions you may have. 6MIYV 1 LL MLAJUAN GRILL, INC 1401'NYNKOOP STREET, SUITE 500 DENVER, CO 80202 MAIN 303.595.4000 FAX 303.376.5397 Sincerely, Erica Cheung Chipotle Mexican Grill - San Francisco Bay Area 510.305.9380 echeung@chipotle.com CHIPOTLE MEXICAN GRILL, INC 1401 WYNKOOP STREET, SUITE 500 DENVER. 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