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4 Attachment 3I � X TOWN OF LOS GATOS PLANNING COMMISSION STAFF REPORT Meeting Date: October 24, 2012 PREPARED BY: Suzanne Avila, Senior Planner savilaQlos atg osca.gov APPLICATION NO: Architecture and Site Application S -12 -023 ITEM NO: 1 DESK ITEM LOCATION: 41 N. Santa Cruz Avenue (west side of N. Santa Cruz Avenue between W. Main Street and Bean Avenue) APPLICANT: Gary Kohlsaat, Architect PROPERTY OWNER: Three Sisters, LLC CONTACT: Gary Kohlsaat APPLICATION SUMMARY: Requesting approval of exterior modifications to an existing commercial building (Los Gatos Theater) on property zoned C -2. APN 510 -44 -031. DEEMED COMPLETE: October 3, 2012 FINAL DATE TO TAKE ACTION: April 3, 2013 EXHIBITS: L -8. Received with staff report 9. Letter from Lee Quintana (three pages), received October 24, 2012 ANALYSIS: Exhibit 9 is a letter that was received this morning. The main points in the letter are as follows (staff response follows each item): 1. The Architecture and Site (A &S) and Conditional Use Permit (CUP) applications are interconnected and should be considered concurrently. If approved, the proposed exterior modifications may be made to the building regardless of whether the existing CUP is amended to modify the business operation. The improvements being considered under the A &S application do not include the interior restructuring of space other than the new retail storefront. Staff does not have any concerns about the proposed storefront on the right side of the front fagade. The storefront would be a mirror image of the existing retail space on the left side of the building and would provide balance to the front elevation of the building. The retail space is being created through a reconfiguration of existing floor area, not as an addition to the building. Retail is a permitted use in the C -2 Zone and does not require any discretionary approvals. ATTACMENT 3 Planning Commission Staff Report - Page 2 41 N. Santa Cruz Avenue /5 -12 -023 October 24, 2012 The CUP is scheduled for the December 12, 2012, Planning Commission meeting. If the A &S application is continued the ownership group will be delayed in starting the work, and may not have adequate time to complete the improvements and reopen the theater in June 2013 as planned. 2. The project is not categorically exempt from CEQA. Staff disagrees that environmental review is required for the exterior modifications or the pending CUP modification. While there would be an increase in the roof height at the front half of the building, the footprint is not being expanded and the proposed interior work is a reconfiguration of the existing space, including a proposed increase in the size of the existing mezzanine. A proposed walk out balcony over the marquee sign is not considered floor area. While addition of special events could be considered an intensification of use, the 379 total seats proposed for the main theater and second floor screening room will be considerably less than the 492 seats allowed by the existing CUP and therefore would not intensify the existing use. 3. An historic report was not prepared. The theater building does not have an LHP overlay or local historic designation and is not part of the Downtown Commercial Historic District. The theater was reconstructed following a 1939 fire and the exterior of the building has been modified multiple times since then, most recently in 1992. Because of the significance of the theater to the community and its place in the Downtown streetscape, the proposed modifications were forwarded to the Historic Preservation Committee (HPC) for consideration. The HPC reviewed the plans on three occasions and found the proposed work to be appropriate and consistent with the Art Deco style. The HPC recommended approval of the exterior modifications at its October 10, 2012, meeting as described in the October 24, 2012, staff report. An historic report is not required as the building is not a designated landmark and is not located in an historic district. In addition, the HPC did not require a report. 4. The A &S application is not consistent with the General Plan relative to the .60 FAR for the Central Business District. A proposed reconfiguration of the interior of the building will be considered with the CUP application. The total floor area under this proposal will be 91 square feet less than the existing conditions. The proposed floor plan will not increase the existing FAR. The Planning Commission is a recommending body and the Town Council is the deciding body for the CUP since the application includes a request for service of alcohol at catered special events. The Commission may provide recommendations on any aspect of the proposed business operation when a decision is rendered and forwarded to the Council, including the proposed reconfiguration of the floor plans. Planning Commission Staff Report - Page 3 41 N. Santa Cruz Avenue /S -12 -023 October 24, 2012 5. The project is not consistent with the Zoning Ordinance. The theater use is permitted by an existing CUP. The proposed storefront is being created for retail which is a permitted use in the C -2 zone. The increase in building height will not exceed the 45 foot height limit for the C -2 Zone. The proposed exterior modifications are not expanding the building footprint or adding floor area to the building. The exterior modifications are consistent with the Zoning Ordinance. Additional Conditions If the Commission decides to approve the A &S application it is recommended that the following conditions be added to the conditions in Exhibit 3 to the October 24, 2012, staff report: INDEMNITY AGREEMENT. The property owner shall enter into an agreement with the Town for existing and proposed improvements in the public right -of -way. The agreement shall include all private improvements that extend into or are located in the right -of -way, including but not limited to, the marquee sign and balcony, and shall be approved by the Town Attorney prior to issuance of building permits. GENERAL LIABILITY INSURANCE. The property owner shall provide proof of insurance the Town annually. In addition to general coverage, the policy must cover all elements encroaching into the public right -of -way. r Prepared by: Approved by: d/ Suzanne Avila, AICP Todd Capurso `7 Senior Planner Acting Director of Community Development TC:SA:ct NADEVTC REP0RTS\2012WSC41 -A &S- dsk.doc This Page Intentionally Left Blank r! To Chair Marcia Jensen and the Planning Commission Re: Item 1 S -12 -023, PC Meeting of October 24, 2012 41 North Santa Cruz From: Lee Quintana October 23, 2012 page 3 RECEIVED TOWN OF LOS GATOS PLANNING DIVISION I am on vacation and will not be able to attend tonights meeting. The following are my comments on tonights hearing. I love our theatre. The movie theatre and the live theater company (which no longer exists) were among the top reason we chose to make Los Gatos home. However, for the reasons stated below, I request the Planning Commission continue this hearing to a later date to consider the A &S and CUP jointly after environmental review has been modified consistent with CEQA. My comments here, therefore, focus only on process and consistency, Comments relate the following 1. The A &S and CUP are interconnected - hold public hearings concurrently 2. CEQA - address CUP and A &S as a single project 3. Historic Preservation - Renaissance or Art Deco style, size of facade consistent history period chosen for modification, lack of Historic Preservation Report 4. General Plan Land Use Element Compliance - A &S not consistent with intensity (maximum far)for CBD 5. Zoning Code compliance - A &S (Maximum FAR) and CUP, and (expansion of use and interior square footage) not consistent with Zoning Code Interconnection of A &S and CUP: 1. The A &S and CUP are interconnected and should be hear concurrently (both from the Town's perspective and as required by CEQA). 3. The Staff Report states "Approval of the exterior modifications would not affect the proposed modification of the-business _ operation." The report then states "The proposed interior improvements and addition of special events is important to the success of the theater's future as a movie house." Assuming the CUP were not granted, would the proposal for exterior modifications be the same? If the two applications are not hear concurrently it would make more sense to hear the CUP first. The Categorical Exemption is not Consistent with CEQA 1. Although the town requires separate A &S and CUP applications, the A &S application by itself is not "a project" as defined by CEQA Guidelines Sec. 15377 (a)(c). (a)" Project" means the whole of an action, which has a potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment, and that is any of the following: (c) The term "project" refers to the activity which is being approved and which may be subject to several discretionary approvals by governmental agencies. The term "project" does not mean each separate governmental approval. ; lg page 3 2. The project does not qualify for a Categorical Exemption under CEQA GuidelineE Section 15301. Class 1. Existing Facilities. The staff report states that the project is Categorically Exempt under CEQA Guidelines Section 15301 (p.2 of Staff Report and Exhibit 2 Required Findings) because the project consists of exterior modification to an existing commercial building that will not be increased in size. (emphasis added) However, Section 15301. Existing Facilities Class 1. applies to projects that "consists of the operation, repair, maintenance, ..... or minoralteration of existing public or private structures, facilities, mechanical equipment or topographical features involving negligible or no expansion of use beyond that existing at the time of the lead agency's determination. The key consideration is whether the project involves negligible or no expansion of an existing use ". (emphasis added) Section 15301, Class 1(a) applies to projects with "Interior or exterior alterations involving such things as interior partitions, plumbing and electrical conveyances." (emphasis added) It is clear from the staff report, the applicant's letter (Ex. 4),the project plans (Ex. 7) and the press release quoted in the Staff Report) a) The A &S and CUP propose major interior and exterior modification b) The size of the proposed buildings facade will make it visually more prominence, which may not be consistent with the historic facades (see below) c) New and expanded uses are being proposed including creation of 1703 square feet of new interior space (not counting the 330 + /- square feet balcony) and expansion of retail space as well as new uses. See Exhibit 7 Project Data. When considered together items a- d above are not minor or negligible changes 3. CEQA Guidelines Section 15300.2 (f) Exception to Exemptions applies. • While the applicant letter (Ex. 4) and the staff report refer to the past history of the theatre and-the Historic Preservation Committee review and recommendations regarding the proposed architectural changes, no pictures have been provided of the previous facades, nor reference given to Historic Resources Report. • It is therefore not possible to determine whether the proposed A &S will /will not result in potential significant impacts. • This by itself excludes the use of a categorical exemption. CEQA Section 15300.2 (f). Exceptions to exemptions. • The original Renaissance style architecture had a prominent facade (Ex. 6), while the rebuilt Art Deco style facade was less prominent. The proposed design is for an Art Deco facade. Shouldn't the size and prominence of the proposed facade be consistent with the historic Art Deco facade? General Plan Compliance page 3 1. The project is not in compliance with the Central Business District General Plan Land Use designation with respect to building intensity. The General Plan Land Use Designation Element determines maximum intensity in the CBD as FAR of .60 or 60 %. 2. The existing building FAR is .95, which already exceeds the .60 FAR. 3. The proposed project raises the FAR from .95 to 1.16. or an increase of approximately 20% over the current FAR is approximately 50 % over the FAR permitted in the CBD. 4. While the project is subject to the General Plan (Staff Report p.1) no finding of consistency is included in Ex. 2 Zoning Code Compliance 1. The project is consistent with the height requirements of the C -2 2. The projects inconsistency with the maximum allowed FAR in the C -2 (Sec. 29.60.345) (a) The floor area ratio for all new buildings in the C -2 or central business district zone, or expansion of gross flow area of an existing building shall not exceed sixty- hundredths. (b )In the event a building or buildings or buildings which exceed a FAR of sixty- hundredths with the C -2 zone is destroyed involuntarily, reconstruction to the amount of the prior floor area shall be allowed, subject to all other provisions of this chapter. 3. While the Staff Report (p.1) states that the project is subject to the Zoning Code (Staff Report p.1 & Ex. 2) no finding of consistency with the Zoning Code is included in (Ex. 2) This Page Intentionally Left Blank � ro n w w o ro W i N o ro w N U A w w u W b w H O � f N o C N m o w w L O A U > N b O m U 3 O U .Fi 11yHl .H bl 'N i b q v H m x L A b ✓ O N H N m b U W H LL w ) w 4 H w N A i w w b a' b H H X d a o ro ~i o ✓ 31 7 N K F E w m O A b) i w Sri bl w H U N X N i U y N A O UU F ❑Hw X E O U N 3 w O N H C u H i m w o w C w U u w O 1 F A A w N H U A H ri H H '1 H N N N N N N ti O w \ F. 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N m C W H 7 a N N U rt HHq O O H 3 b S N o 0 H S %U E a N O G 61 N b C H 3 e N N v v E a E 2C1 H ro b FI P. A X 3 O ro 7 N O ti N N � � C a v N ' O a � N zU 0 U H N ro y Y o � u A � u k' z° w � O � 4 E C'1 yroj � H °a m m This Page Intentionally Left Blank oW� of TOWN OF LOS GATOS _ PLANNING COMMISSION STAFF REPORT Meeting Date: November 14, 2012 PREPARED BY: Suzanne Avila, Senior Plarmer savila a losgatosca eov APPLICATION NO: Architecture and Site Application S -12 -023 Conditional Use Permit Application U -12 -016 ITEM NO: 2 LOCATION: 41 N. Santa Cruz Avenue (west side of N. Santa Cruz Avenue between W. Main Street and Bean Avenue) APPLICANT: Gary Kohlsaat, Architect PROPERTY OWNER: Three Sisters, LLC CONTACT: Gary Kohlsaat APPLICATION SUMMARY: Requesting approval of exterior modifications to an existing commercial building (Los Gatos Theater), and to modify an existing conditional use permit which includes allowing special events with the service of alcohol on property zoned C -2. APN 510 -44 -031 DEEMED COMPLETE: October 3, 2012 FINAL DATE TO TAKE ACTION: April 3, 2013 RECOMMENDATION: Recommendation to Town Council PROJECT DATA: General Plan Designation: Zoning Designation: Applicable Plans & Standards: Parcel Size: Surrounding Area: Central Business District C -2 Zoning Ordinance General Plan Commercial Design Guidelines Redevelopment Area Plan 9,246 sq. ft. Existing Land Use __North Commercial _ 1 General Plan Central Business District 1 Zoning C -2 East Commercial - -- — - -- — -- Central Business District - -- C -2 -South.' Commercial -- -- .. - -... ... — ! Central Business District + -- -- - C -2 West i Church/School Medium Density Residential R -11) ATTACHMENT 5 Planning Commission Staff Report - Page 2 41 N. Santa Cniz Avenue, /S -12 -023 and U -12 -016 November 14, 2012 CEQA: This project is categorically exempt pursuant to Section 15301 of the CEQA Guidelines. FINDINGS: 0 As required by Section 15301 of the State Enviromnental Guidelines as adopted by the To-vvn that this project is Categorically Exempt. o As required by Section IV.B of the Redevelopment Plan for the Central Los Gatos Redevelopment Project that it meets the use set forth in the Town's General Plan. FM That the proposed project is consistent with the Commercial Design Guidelines. a As required by Section 29.20.190 (a) of the Town Code for granting a Conditional Use Permit. 12 As required by the Town's Alcoholic Beverage Policy to allow service of alcohol after 10:00 p.m. CONSIDERATIONS: o As required by Section 29.20.150 of the Town Code for Architecture and Site applications. ACTION: Forward the Architecture and Site and Conditional Use Permit applications to the Town Council with a recommendation for approval. EXHIBITS: 1.-9. Previously received with the October 24, 2012, Staff Report, Addendum, and Desk Item 10. Required findings and considerations (three pages) 11. Existing CUP conditions (three pages) 12. Recommended CUP conditions of approval (two pages) 13. Revised recommended A &S conditions of approval (four pages) 14. Letter from Three Sisters Cinema (two pages), received August 31. 2012 15. Alcoholic Beverage Policy (four pages) 16. Letter from Lary Justo Arzie (one page), received November 6, 2012 17, Revised front elevation and lighting plan (two sheets), received November 5, 2012 BACKGROUND: The Los Gatos Theater was originally constructed in 1916 as part of a building that also included six stores. The Art Deco remodeling occurred following a 1929 fire in the theater. The windows were covered either at that time or in 1948 when additional remodeling was done. The tile Planning Commission Staff Repoli - Page 3 41 N. Santa Cruz Avenue /S -12 -023 and U -12 -016 November 14, 2012 wainscot is believed to have been added in 1943. The arched windows were re- opened about 1932. The theater was damaged in the 1939 Loma Prieta Earthquake and was closed temporarily. Minor repairs and a Conditional Use Permit (CUP) for the theater use were approved in late 1991. Exterior modifications included replacement of the tile and the current two screen floor plan was implemented at that time. A new ownership group purchased the theater building in 2011 and has been working with Town staff on plans to renovate the theater and to modify the Conditional Use Permit to allow special events. On October 10, 2012 the Historic Preservation Committee reviewed the proposed exterior modifications and recommended approval with some minor changes. On October 24, 2012, the Planning Commission considered the Architecture and Site application for exterior renovations to the Los Gatos Theater building. The Commission indicated a preference to have both the Architecture and Site (A &S) and CUP applications considered together and requested additional information on exterior lighting, the Art Deco tile design, and the location and appearance of proposed LED screens for presentation of movie posters applicant has submitted a revised front elevation and additional lighting details (see Exhibit 17). Samples of Art Deco tile designs and the LED screens will be provided at the Planning Commission meeting. PROJECT DESCRIPTION: A. Location and Surrounding Neiehborhood The project site is located at 41 North Santa Cruz Avenue, on the west side of North Santa Cruz Avenue between West Main Street and Bean Avenue. Adjacent properties and those directly across the street are located in the C -2 zone and are developed with commercial buildings. The property located behind the site is developed with a church and school in the R -1D zone. B. Architecture and Site Architecture and Site approval is required for exterior modifications to a commercial building. C. Conditional Use Permit The theater use is allowed by a Conditional Use Permit approved by the Town Council on December 16, 1991. The applicant is requesting to modify the CUP to allow special events and the service of alcoholic beverages in addition to the continued daily operation of a movie theater. Planning Commission Staff Report - Page 4 41 N. Santa Cruz_ Avenue/S -12 -023 and U -12 -016 November 14, 2012 D. Zoning Compliance • No changes are proposed to the building footprint. • The interior floor plan is proposed to be reconfigured with no floor area being- added to the building. • The proposed storefront on the right side of the front facade is being created for retail which is a permitted use in the C -2 zone. • The increase in the parapet and building height will not exceed the 45 foot height limit for the C -2 Zone. • The exterior modifications are consistent with the considerations for Architecture and Site applications. ANALYSIS: A. Architecture and Site The applicant is proposing to renovate the existing Los Gatos Theater building. The main features of the building are the marquee, knifeplate sign, recessed entry, storefronts, art deco style, wainscot and the upper facade. The design objective was to retain these key features and add character to the upper facade. The following exterior modifications are included in the renovation plans as shown on sheet A -6 of the development plans (Exhibit 17): • Remodel the building facade with an Art Deco theme. • Remodel the existing storefront window and door on the left side of the building and add a storefront on the right side for a second retail business. • Refurbish the terrazzo flooring. • Add a new ticket booth in the center of the front entry. • Add new double doors to the sides of the ticket booth. • Replace the glazed blue tile wainscot with architecturally and historically appropriate tiles with an art deco pattern. • Replace the arched windows with round windows. • Remodel and renovate the existing marquee. • Add stepped stucco blocks at the existing knifeplate sign. • Add new column cap details on the upper building comers. • Add new doors in the center portion of the second floor facade that will open onto a renovated mezzanine. • Add height to the center portion of the facade with a four foot tail extension of the parapet to hide the raised roof. • Incorporate new painted smooth stucco finish on facade walls with built -up moldings. • Extend tile wainscot to wrap the existing pilasters at each end of the facade. Planning Commission Staff Report - Page 5 41 N. Santa Cruz Avenue /5 -12 -023 and U -12 -016 November 14, 2012 B. Historic Preservation Committee On June 21, 2011, the Historic Preservation Committee (HPC) reviewed preliminary plans and provided recommendations to the project architect on the proposed exterior modifications. On January 25, 2012, the HPC reviewed revised plans and indicated its support of the proposed design. On October 10, 2012, the HPC voted unanimously to recommend that the Planning Commission approve the plans for exterior modifications to the theater building with the following recommendations: • Eliminate the proposed neon (LED) tube lighting on the upper facade (except at the four cornice projections). • Eliminate the bulbs on the marquee (the marquee can be framed with linear LED lighting). • Include bronze anodized finish on door frames for both floors and the retail spaces. • Add wall sconces to the middle two pilasters on the upper floor. • Use of uplighting to wash the upper center section of the second floor is acceptable. The Committee also requested that the final design for the tile mosaic design be referred back to the HPC once the design has been finalized. Other than the final tile design, the applicant has incorporated the HPC recommendations into the plans (see sheet A -6 of Exhibit 17). A condition has been included requiring HPC review of the final tile design when it is available. The review will occur before the tile is imstalled. C. Exterior Lighting Ambient lighting for the building will be similar to what currently exists. The applicant has submitted a revised front elevation and lighting plan to show locations of exterior lighting for the building, marquee and knifeplate sign (see sheet A -10 of Exhibit 17). The elevation changes are minor and do not require additional review by the Historic Preservation Committee. The lighting plan includes the following components: • Reuse the existing knifeplate sign with neon lighting. • Reuse the LOS GATOS letters and neon lighting from the marquee. • Add bronze sconces on the two upper pilasters for wall wash lighting. • Add wall wash lights mounted on top of the ledge over the doors to highlight architectural details (the light source will be hidden from view). • Add wall washers on the upper wall facade (recessed into the balcony floor). • Add step lights in balcony walls to illuminate the floor. Planning Commission Staff Report - Page 6 41 N. Santa Cruz Avenue/S -12 -023 and U -12 -016 November 14, 2012 D. Floor Plan Reconfiguration The existing CUP allows up to 492 seats. The applicant is proposing to reconfigure the floor plans as shown on sheet A -4 of the development plans (Exhibit 7 to the October 24, 2012, Planning Commission report). Two screens will be maintained, one in a larger main theater with tiered seating and one in a smaller screening room on the second floor (where the existing mezzanine is located). The total seating with the floor plan reconfiguration is 383 inclusive of seats in the main theater (294), and the screening room and balcony (94 maximum). E. Special Events As part of the building renovation the ownership group is requesting approval to hold special events similar to the Opera House. Events would primarily be held in the second floor screening room and could include catered food and service of alcoholic beverages. The screening room can accolmnodate up to 94 people. The types of events that are anticipated include movie screenings, streaming of television broadcasts such as the Kentucky Derby, non- profit and school fundraisers and private celebrations. In addition to events in the screening room, the stage in the main theater would be available for special events such as plays or theatrical musicals, or the main theater could be used for larger events such as corporate meetings or awards ceremonies. Special events would be held from two to ten times per month. A bar for alcohol service would be available upon request. The bar would not be open to the public or available to theater patrons that are not attending a special event. The outdoor balcony over the marquee could be used for special events, weather permitting. As noted above, special events could include theatrical productions such as plays or musicals. The theater has an existing stage that could be used for performances. This type of entertainment use is consistent with the Town's Alcoholic Beverage Policy in that a theater is not classified as an eating or drinking establishment. No other form of entertaimnent such as live music would be allowed. Staff is in the process of developing an entertaimnent ordinance and permitting process. Once governing policies and a review process have been adopted by the Town Council, the applicant would have the ability to request other forms of live entertainment. F. Alcohol Service The Town's Policy Regulating the Consumption of and Service of Alcoholic Beverages (Exhibit 15) states that the service of alcoholic beverages, with or without meals, past 10:00 p.m. is a discretionary privilege to be determined on a case by case basis. The applicant is requesting service of alcoholic beverages with or without food service. There Planning Commission Staff Report - Page 7 41 N. Santa Cruz Avenue /5 -12 -023 and U -12 -016 November 14, 2012 are two provisions in the Alcoholic Beverage Policy that are applicable to the CUP application, as follows: Applications for modifications to a conditional use permit shall not be allowed: a. After 11:00 p.m. Sunday through Thtarsday, except for holidays and evenings before holidays. b. After 1:00 a.m. Friday, Saturday, holidays or evenings before holidays. The ownership group will adhere to these hours. The deciding body shall malce the following findings prior to approving an application for conditional use permit to serve alcoholic beverages past 10: 00 p.m.: a. Late night service will not adversely impact adjacent residential neighborhoods. b. The applicant does not have a history of complaints and non - compliance with local ordinances or the Alcoholic Beverage Policy. C. The applicant has demonstrated a clear benefit to the community. The Police Department has concerns about allowing another business with late night alcohol service in the Downtown. Given the number of existing businesses and venues with alcohol service in the vicinity, late night alcohol service and weekend special events would have the highest potential to impact Police services. A condition has been included to require an Operational Agreement. This agreement will allow the Police Department to work with the ownership group to establish a detailed business operation plan and to implement appropriate measures for safety and security which reduces Police concerns. The applicant is not proposing to modify the existing theater business hours of 9:00 a.m. to 2:00 a.m. Pursuant to the applicant's letter of justification (Exhibit 14), for the events where alcohol is served, they will adhere to the Town's Alcoholic Beverage Policy hours of operation. G. Parking The property is located within the Downtown Parking Assessment District. Parking for both the downtown theater use and the retail spaces are based on square footage (one space per 300 square feet). The building square footage will not be increased with the proposal; therefore the parking requirement remains unchanged. Although downtown theater parking is based on square footage, not seating, it is important to note that the maximum seating will be reduced from 492 seats to 388 seats. Planning Commission Staff Report - Page 8 41 N. Santa Cruz Avenue /S -12 -023 and U -12 -016 November 14, 2012 H. General Plan Specific applicable goals and policies of the 2020 General Plan includes but is not limited to: • 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 to preserve the small town atmosphere. • 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. • Policy LU -10.1 — Encourage the development and retention of small businesses and independent stores and shops Downtown that are consistent with small -town character and scale. • Policy LU -10.2 — Recognize and encourage the different functions, land use patterns and use mixes of the various commercial areas of the Downtown. • Goal CD -8 — Promote, enhance and protect the appearance of Los Gatos's commercial areas. • Goal CD -9 - To preserve the character of Downtown Los Gatos and the quality of life for its citizens through high quality building design. • Policy CD -9.1 - Exterior building materials in the Central Business District should be consistent with those used in existing, tastefully executed surrounding buildings. • Goal CD -10 — To maintain the historic character of the Downtown. • Policy CD -10.1 — Encourage the preservation, restoration, rehabilitation, reuse and maintenance of existing buildings Downtown. • Goal CD -12 — To preserve significant historic and architectural features within the Town. I. Conditional Use Permit When reviewing a Conditional Use Permit (CUP), the deciding body should consider the information in the applicant's business plan; however, the key consideration should be the explicit proposed use since the business plan can change from owner to owner. The explicit use may be, and is often, defined in the recommended conditions of approval as a "use" condition. The CUP rums with the land, and the deciding and recommending bodies should review applications based on the explicit use as opposed to the applicant or the applicant's business plan. The purpose of a CUP is to ensure the proper integration of uses which, because of their special nature, may be suitable only in certain locations and only provided that such uses Planning Commission Staff Report - Page 9 41 N. Santa Cruz Avenue /5 -12 -023 and U -12 -016 November 14, 2012 are arranged or operated in a particular mariner. In reviewing a CUP the deciding body, on the basis of the evidence submitted at the hearing, may grant a conditional use permit if specific findings can be made. Staff's analysis follows each of the required findings. (1) The proposed use of the property is essential or desirable to the public convenience or welfare. The renovation of and continued operation of the theater will continue to provide a desirable entertainment use to the community with an added venue for special events. (2) The proposed use will not impair the integrity and character of the zone. The theater will not detract from the retail oriented nature of the Central Business District in that it is continuing operation of a use that has been in this location since 1916, is adding a venue for special events and a new retail space, and patrons of the theater may also support other Downtown restaurants and businesses. (3) The proposed use will not be detrimental to public health, safety or general welfare. The conditions of approval will mitigate potential impacts to health, safety and general welfare. (-1) The proposed use of the property is in harmony with the various elements or objectives of the General Plan and the purposes of the Town Code. The proposed use meets applicable goals and policies of the 2020 General Plan as outlined in this staff report. J. CEOA Determination This project is categorically exempt pursuant to Section 15303 of the CEQA Guidelines as adopted by the Town as it is involves interior and exterior modifications to an existing commercial building with no expansion of floor area. PUBLIC COMMENTS: Written notice was sent to property owners and tenants within 300 feet of the property. One letter was received on October 24, 2012, and was included in a Desk Item with the same date. Exhibit 16 is a letter received following the October 24 meeting. Planning Commission Staff Report - Page 10 41 N. Santa Cruz Avenue.'S -12 -023 and U -12 -016 November 14, 2012 CONCLUSION AND RECOMMENDATION: A. Conclusion The proposed exterior modifications are in compliance with the Commercial Design Guidelines. The renovation project will return the building to a true Art Deco style and will significantly upgrade the existing building. The exterior upgrades to the building will complement the Downtown and surrounding buildings. The continued use of the building for a theater and retail uses is consistent with the Central Los Gatos Redevelopment Plan and compatible with the surrounding land uses. Staff recommends that the Planning Commission take the actions in the recommendation section below to approve the Architecture and Site application. The addition of special events with alcohol service will allow the theater to continue operation and to be a viable use in the Downtown. It will provide a unique, intimate venue for smaller scale special events. Events will be held during allowable operating hours and the cuunulative seating for the main theater and screening room will be less than the 492 seats approved under the 1991 CUP. The service of alcohol will be allowed only in conjunction with a special event and will not be made available to the public or movie patrons that are not attending a special event. The conditions of approval from the 1991 CUP have been modified to reflect current Town requirements. At the November 5, 2012 Town Council meeting the Mayor requested that the CUP application be scheduled for the December 3, 2012 Council agenda, and that the Architecture and Site application be included. In formulating a recommendation to the Town Council the Planning Commission should include recommendations on the request for alcohol service with special events, and late night alcohol service. B. Recommendation The Commission should take the following actions to forward the Architecture and Site application and the Conditional Use Permit to the Town Council 1. Make the determination that the applications are categorically exempt from CEQA pursuant to Section 15301 of the California Environmental Quality Act as adopted by the Town (Exhibits 10 and 11); 2. Make the finding that the proposed exterior modifications are consistent with the Commercial Design Guidelines (Exhibit 10); 3. Make the finding that the applications are consistent with the Central Los Gatos Redevelopment Plan (Exhibits 10 and 11); 4. Make the finding that the project is consistent with the considerations for review of Architecture and Site applications (Exhibit 10); Planning Commission Staff Report - Page 11 41 N. Santa Cruz Avenue /S -12 -023 and U -12 -016 November 14, 2012 5. Make the findings as required by Section 29.20.190 of the Town Code for granting approval of a Conditional Use Permit (Exhibit 11); 6. Make the findings as required by the Town's Alcohol Policy to allow service of alcohol after 10:00 p.m (Exhibit 11).; 7. Forward a recommendation for approval of Architecture and Site application S- 12 -023 to the Town Council, subject to the conditions in Exhibit 13 and the development plans (Exhibits 7 and 17); and 8. Forward a recommendation for approval of CUP application U -12 -016 to the Town Council, subject to the conditions in Exhibit 12. Prepared by: Suzanne Avila, AICP Senior Planner TC:SA:ct cc: Gary Kohlsaat, Kohlsaat & Associates, 51 University Ave., Ste. L, Los Gatos, CA 95030 Three Sisters, LLC, 18020 Los Gatos - Saratoga Road, Monte Serena, CA 95030 N:\DEV\PC RE-PORTSL012 \NSC41 -AYS and CUP.doc Tlais Page Intentionally Left Blaink PLANNING COMMISSION — NOVEMBER 14, 2012 REQUIRED FINDINGS & COrYSIDERATIOArS FOR: 41 N. Santa Cruz Avenue Architecture and Site Application S -12 -023 Requesting approval of exterior modifications to an existing commercial building (Los Gatos Theater) on property zoned C -2. APN 510 -44 -031. PROPERTY OWNER: Three Sisters LLC APPLICANT: Gary Kohlsaat, Architect FINDINGS: Required findings for CEOA: The project is categorically exempt pursuant to Section 15301 of the State Environmental Guidelines as adopted by the Town in that the project consists of exterior modifications to an existing commercial building that will not be increasing in size. Required finding for the Redevelopment Plan for the Central Los Gatos Redevelopment Project Area: The proposed project is consistent with the Redevelopment Plan for the Central Los Gatos Redevelopment Project Area (Section IV.B) in that the subject property is designated for commercial use and the existing theater and retail uses are within that category. Conunercial Design Guidelines: The exterior modifications are consistent with applicable provisions of the Commercial Design Guidelines and the recommendations of the Historic Preservation Committee have been incorporated into the plans. CONSIDERATIONS: Considerations in review of Architecture & Site applications: As required by Section 29.20.150 of the Town Code, the considerations in review of an architecture and site application were all made in reviewing this project. The proposed renovations will significantly upgrade the building, will complement surrounding buildings and add to the vibrancy of the Downtown. N%DEVIRF, UGS�01'_WSC4 F.a &S.DOC EXHMIT 1 0 i h is Page Intentionally Left Blank PLANNING COMMISSION— NOVEMBER 14, 2012 REO UIRED FINDINGS & CONSIDERATIONS FOR: 41 N. Santa Cruz Avenue Conditional Use Permit Application U -12 -016 Requesting approval of modifications to an existing conditional use permit to allow special events within the Los Gatos Theater on property zoned C -2. APN 510 -44 -031. PROPERTY OWNER: Three Sisters LLC APPLICANT: Gary Kohlsaat, Architect FINDINGS: Required findings for CEQA: The project is categorically exempt pursuant to Section 15301 of the State Enviromnental Guidelines as adopted by the Town in that the project consists of the continued operation of a theater and special events with cumulative seating that will be less than the total seating approved under the 1991 conditional use permit for the theater use. No floor area is being added to the building. Required finding for the Redevelopment Plan for the Central Los Gatos Redevelopment Project Area: The proposed project is consistent with the Redevelopment Plan for the Central Los Gatos Redevelopment Project Area (Section IV.B) in that the subject property is designated for commercial use and the proposed theater and retail uses are in that category. Required findings for a Conditional Use Permit: As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit: 1. The proposed uses of the property are essential or desirable to the public convenience or welfare in that the renovation of and continued operation of the theater will continue to provide a desirable entertainment use to the community with an added venue for special events; 2. The proposed uses will not impair the integrity and character of the zone. The theater will not detract from the retail oriented nature of the Central Business District in that it is continuing operation of a use that has been in this location since 1916, is adding a venue for special events and a new retail space, and theater patrons may support other Downtown restaurants and businesses; 3. The proposed uses would not be detrimental to public health, safety, or general welfare as appropriate conditions of approval have been included; 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 as detailed in the November 14, 2012 Planning Commission report. Required Findings for late night alcohol service: As required by the Policy Regulating the Consumption and Service of Alcoholic Beverages a. Late night service will not adversely impact adjacent residential neighborhoods. b. The applicant does not have a histony of complaints and non - compliance with local ordinances or the Alcoholic Beverage Policy. C. The renovation of and continued operation of the theater and provision of a new- venue for special events is a benefit to the community. N OENANDINGSQ012'NSC4]- CUP.DOC ! RESOLUTION 1991.275 RESOLUTION APPROVING PLANS FORA MINOR MODIiTCATION E9CI'ERIORXTEFJOR OF AN EXIS7TNG THEATER -TO PERMIT AN C-2 -LHP ZONDOOR TO THE SECGND.FI,OOR:ON PROPERTY IN THE E, ARCHPTEt�RE AND SITE APPLICATION ES- 91-41A (4'1 N. SANTA CRUZ AVENUE /OWNER: CARMEL COR,MACK) WHEREAS: A. Carmel Cormack, owner and applican4 has requested permission to matte minor modification to the exterior to an earthquake damaged commercial building in the C -2 zone (Architecture and Site applciation ES- 91 -41A); B. On August 5, 1991 the Town Council appoved Conditional Use Permit EU -79. 5A allowing the operation of the Los Gatos Theater and plans to repair and make exterior modifications; C. The Earthquake Restoration Committee considered this matter on September 24, 1991 and •recommended that the Town Council amend the conditions on Architecture and Site Application ES- 91.41A; and D. The Town Council considered the recommendation of the Earthquake Restoration Committee on November 18, and December 2, 1991• RESOLVED: A. The Town Council hereby amends Architecture and Site Application ES -9I- 41A to include all of the following conditions: TO THE SATISFACTION OF THE PLANNING DIRECTOR: . 1• Regarding any movies shown after 10:00 P.M.: a' The management must diligently attempt to prevent drugs from being brought into the theatre by patrons. alcoholic beverages and b• The management must patrol the inside of the theatre during the show to keep order and prevent the use of dings and alcohol. c• The management must patrol the line of patrons waidng to enter, the theatre to keep order Rod prevent the use of drugs and alcohol. i r d. A notio= •.- i- �ssted at the ticket booth notifying patrons that such activities as execs : :r n(.' :4, littering and the use of drop aid alcohol will not be tolerated. e. A 60- second film segment shall be prepared which is to be shown prior to the movie that informs patrons of the rules and regulations governing the activities of�1;. patrons while inside and outside the theatre. Suggestions on parking locations shall i also be included.) rg ... The maximum seating allowed is 492. 3. The hours of operation are limited from 9:00 A.M. to 2:00 A.M. t. 4. A sign permit must be obtained for any changes to the exterior sign and /or marquee. 5. A poster display must be incorporated on the front elevation prior to occupancy. 6. The re- established ticket booth window in the exterior vestibule shall be designed tt °,Et to be functional as a ticket hooth. 7. The corners of the building at the sidewalk shall be rounded. a' $. If the applicant chooses to convert the structure into three theatres within 12 months (on or before July 15, 1992) an application shall be submitted, to the Development Review Committee in be_approved by County after public hearing, to insure current v_ i codes for accessibi ty, signage and the ierms of the use permit are satisfied. If application to convert to three theatres Is submitted after July 15, 1992, it shall be processed by the standad procedures tar mddification.of a conditional use permit subject to all fee requirements. 9. Exterior tiles shall be removed and replaced with stucco siding with a continuous wainscoting of tile as shown in the color iilusrmtlon previoiislf.ubmitted by.. "Idesfgn". The color of the tile shall be subject to final appioval try the Towo's consultant on historic buildings and the Planning Director, 'Final plans shall be submitted to the _ z Planning Department and made a part of the Building Pemdt and shall show the y' location and color. ..- 10. The final exterior colors for the building shall be complementary with the color of the tile and are subject to approval by the Planning Director. 11. The aluminum ticket booth door to access_ the second floor shall be changed to wood. 12. The terrazzo in the exterior vestibule shall be preserved. 13. The old poster windows shall be reinstalled or shall be replicated to match the old poster boards in terms of size, shape and materials. 2 5 Y, TO THE SATISFACTION OF THE DIRECTOR OF BUILDING SERVICES: 14. Provide handicap accessibility: a. at least one entry door at lobby; h. provide wh.rkhar seating spaces as per Table No. 613; and c. Provide path of travel between seating areas, the main lobby and toilet facilities. 15. Handrails for stairs shall comply with State of Califorinia Title 24 regulations, 16. Provide revised structural calculations and plans to reflect new work. PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los Gatos, California, held on the 16th day of December, 1991 by the following vote. COUNCIL MEMBERS: AYES: Randy Atiaway, Steven Blanton, Brent N. Ventura and Mayor Eric D. Carlson. NAYS: ABSENT: Joanne Benjamin. ABSTAIN: SIGNED: MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA ATTEST, ^ R �QlL2c�J U (�Cge✓sL�; y Z� - CLERK OF THE TOWN OF (L S GATOS LOS GATOS, CALIFORNIA 3 This Page Intentionally Left Planlf m PLANNING COMMISSION — NOVEMBER 14, 2012 CONDITIONS OF APPROVAL 41 N. Santa Cruz Avenue Conditional Use Permit Application U -12 -016 Requesting approval to modify an existing conditional use pen-nit to allow special events with service of alcohol within an existing commercial building (Los Gatos Theater) on property zoned C -2. APN 510 -44 -031. PROPERTY OWNER: Three Sisters LLC APPLICANT: Gary Kohisaat, Architect 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 approved plans. Any changes or modifications to the approved plans shall be approved by the Community Development Director, the Historic Preservation Committee, the Development Review Committee, the Planning Commission or Town Council, depending on the scope of the changes. 2. EXPIRATION. The Conditional Use Permit will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the approval is used prior to expiration. 3. APPROVED USE. The approval is for a two screen movie theater and a limited number of special events with catered food and /or service of alcoholic beverages. The primary use of the building continues to be a movie theater showing new feature length films (excluding X -rated films) in the main theater for at least 75% of all actual operating hours and 300 days per year. Any use of the screening room or main theater for events such as theatrical musicals or plays will constitute a special event, with the exception of public school theatrical and musical rehearsals and performances where alcoholic beverages are notserved. 4. SPECIAL EVENTS. Special events may be held up to ten times per month, excluding public school theatrical productions and rehearsals without alcoholic beverage service. Special events shall typically be less than four hours in length and shall be counted as one event for every four hours or increment thereof (for example a six hour special event will count as two special events for that month). Special events include movie screenings, streaming of television broadcasts such as the Kentucky Derby, non -profit or school fundraisers, private celebrations, corporate meetings and award ceremonies. Aside from plays and theatrical musicals, no other form of live entertainment is permitted. If the operator wishes to add other forms of live entertainment in the future, application may be made following adoption of an Entertainment Policy by the Town Council. 5. OPERATIONAL AGREEMENT. Prior to the issuance of any building permits or the initiation of any operational changes permitted under this approval, the applicant shall enter into an operations agreement with the Town guaranteeing the performance of the business per the representations of the application in observance of the conditions of approval. Said agreement shall be subject to approval of the Chief of Police, the Director of Community Development Department, and the Town Attorney. r�sa��3s 1 2 6. SEATING. The maximum seating for patrons of the theater is 388 inclusive of the main theater, screening room; balcony and other public areas of the building. The 388 seats includes tip to 94 seats on the second floor, inclusive of the screening room, lounge and balcony. 7. HOURS OF OPERATION. Maximum hours of operation shall be from 9:00 a.m. to 2:00 a.m.; seven days per week. Alcoholic beverage service, when provided, is only allowed between the hours of 12:00 p.m. and 11:00 p.m. Sunday through Thursday, and from 12:00 p.m. to 12:00 a.m. Friday and Saturday, holidays, and evenings before holidays. S. SPECIAL EVENTS. Special events may be held no more than 10 times per month during hours of operation specified above. Special events may be held in the screening room, balcony and/or the main theater. 9. ALCOLHOLIC BEVERAGE SERVICE. Alcoholic beverages may be served with or without food during special events in the second floor screening room. Alcoholic beverages may not be sold or provided to the public or movie theater patrons who are not attending a special event. Special events in the main theater may not include service of alcoholic beverages unless approved in advance by the Police Department and service of alcohol is restricted to the hours stated above. 10. MOVIES AFTER 10:00 P.M. For movies shown after 10:00 p.m. the management must do the following which shall be incorporated in the Operational Agreement: a. Prevent patrons from bringing alcoholic beverages and drugs into the theater and to prevent alcoholic beverages from being consumed outside the second floor screening room. b. Patrol the inside of the theater during the show to keep order and prevent the use of drugs and alcohol C. Patrol the line of patrons waiting to enter the theater to keep order and prevent the use of drugs and alcohol. 11. PUBLIC NOTICE. A notice shall be visibly posted at the ticket booth notifying patrons that activities such as excessive noise, littering, and the use of drugs and alcohol will not be tolerated. 12. ONE YEAR REVIEW. Town staff shall review the Conditional Use Permit within one year from final occupancy to determine if there are any problems associated with the Permit and report their findings to the Planning Commission. The Planning Commission may direct that a public hearing be held to review the permit as specified in Section 29.203 10 of the Town Code. 13. MONITORING. A monthly schedule of events shall be provided to Town staff upon request of the Town. TO THE SATISFACTION OF THE POLICE CHIEF: 14, UNIFORMED SECURITY. Private uniformed security guards may be required in or around the premises as directed by the Police Chief. 15. SPECIAL EVENTS. The operator shall provide notice to the Police Department at least 14 days in advance of a special event to ensure that adequate security measures are provided and implemented during the event. Details such as the type of event, maximum attendance, hours, and any information relative to public safety requested by the Police Department shall be provided when notice is given. 16. CONSULTATION AND TRAINING. The operator shall provide ABC LEAD training for all employees involved with special events on a yearly basis. Training that qualifies the employee for up to two years is acceptable. Within six months of the date of this approval the operator shall meet with the Los Gatos Police Department for the purpose of employee training on licensed service of alcoholic beverages to the public. If it is determined that there are problems connected with the service of alcoholic beverages, the problem(s) must be resolved in a time frame acceptable to the Police Chief. 17. TRAINING MANUAL. The operator shall use an employee training manual that addresses alcoholic beverage service consistent with the standards of the California Restaurant Association. 18. DESIGNATED DRIVER PROGRAM. The operator shall have and actively promote a designated driver program such as complementary non - alcoholic beverages for designated drivers. 19. POSTING OF TAXICAB TELEPHONE NUMBERS. Taxicab phone numbers shall be posted in a visible location. 20. SAFETY AND SECURITY. The Police Chief maintains the authority to modify the safety and security measures and conditions to address any impacts that result from, or are associated with special events. The operator is responsible for the cost of any required security measures including hiring of off -duty police officers or security guards, or sharing a proportional cost to offset the need for additional on -duty staffing. 21. VIDEO MONITORING. The operator shall work with the Police Department and shall install a video monitoring recording system in the screening room. NADE V \CONDITNS @0I M S C41- CUP.doc Th is Page Intentionally Left Blank PLANNING COMMISSION— NOVEMBER 14, 2012 CONDITIONS OF APPROVAL 41 N. Santa Cruz Avenue Architecture and Site Application S -12 -023 Requesting approval of exterior modifications to an existing commercial building (Los Gatos Theater) on property zoned C -2. APN 510 -44 -031. PROPERTY OWNER: Three Sisters LLC APPLICANT: Gary Kohlsaat, Architect 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 approved plans. Any changes or modifications to the approved plans shall be approved by the Comrnunity Development Director, the Historic Preservation Committee, the Development Review Committee or the Planning Commission, depending on the scope of the changes. 2. EXPIRATION. The Architecture and Site approval will expire two years from the approval date pursuant to Section 29.20320 of the Town Code, unless the approval is used prior to expiration. 3. TOWN INDEMNITY. Applicants are notified that Town Code Section 1.10.115 requires that any applicant who receives a pen-nit 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 maybe secured to the satisfaction of the Town Attorney. 4. ART DECO TILE. The final design of the art deco tile shall be reviewed by the Historic Preservation Committee prior to installation. 5. EXTERIOR LIGHTING. Uplights shall not be installed in the cornice projections. Building Division 6. PERrMITS REQUIRED. A building permit is required for the renovation of the theater. Separate permits are required for electrical, mechanical and plumbing work as necessary. 7. CONDITIONS OF APPROVAL. The Conditions of Approval must be blue -lined in full on the cover sheet of the constriction plans. A compliance memorandum shall be prepared and submitted with the building pennit application detailing how the Conditions of Approval will be addressed. 8. SIZE OF PLANS. Four sets of construction plans, maximum size 24" x 36." 9. NPDES C -3 DATA FORM. A copy of the NPDES C.3 Data Form (updated based on final construction drawings) must be blue -lined on the plans. In the event that this differs significantly from any Planning approvals, the Town may require recertification of the project's storm water treatment facilities prior to issuance of the building permit. 10. TITLE 24 ENERGY COMPLIANCE. California Title 24 Energy Compliance forms CF- 1R, MF -1R, and WS -5R must be blue -lined on the plans. 11. PLANS. The constriction plans shall be prepared under the direct supervision of a licensed architect or engineer (Business and Professionals Code Section 5538). 12. SPECIAL INSPECTIONS. When a special inspection is required by CBC Section 1701, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the building permit. The Town Special Inspection form must be completely filled -out, signed by all requested parties, and be blue -lined on the construction plans. Special Inspection forms are available from the Building Division Service Counter or at rvvrtiv.losgatosca.gor/btilding. 13. NONPONT SOURCE POLLUTION STANDARDS. The Town standard Santa Clara Valley Nonpoint Source Pollution Control Program sheet (or 24x36 Clean Bay sheet) shall be part of the plan submittal as the second page. The specification sheet is available at the Building Division Counter for a fee of S2 or at San Jose Blue Print for a fee. 14. MARQUEE: If the marquee is rebuilt or replaced, in order to be in compliance with Chapter 32 of the 2010 California Building Code, "Encroachments into the Public Right - of- Way ", marquees with less than 15 feet clearance above the sidewalk shall not extend into or occupy more than two - thirds the width of the sidewalk measured from the building. Option: If the existing marquee is altered, modified, or added on to, per Section 3403.1 of the 2010 California Building Code, "Alterations to the existing building or structure shall be made to ensure that the existing building or stricture together with the addition are no less conforming with the provisions of the code than the existing building or stricture was prior to the addition. " Drainage water collected from the marquee shall not flow over a public walking surface. 15. BALCONY: Since the balcony portion of the marquee is a new architectural feature, per Section 3202.3.2 of the California Building Code, the maximum encroachment of the balcony portion of the marquee in to the public right-of-way shall be four feet. Per CBC Section 3404.3, "Any existing gravity load - carrying structural element for which an alteration causes an increase in design gravity load of more than five percent shall be strengthened, supplemented, replaced or otherwise altered as needed to carry the increased gravity load required by this code for new structures." 16. APPROVALS REQUIRED. The project requires the following departments and agencies approval before issuing a building permit: a. Community Development - Planning Division: Suzanne Avila 408 - 354 -6875 b. Engineering /Parks & Public Works Department: Mazier Bozorginia 408 - 395 -3460 C. Santa Clara County Fire Department: 408 -378 -4010 d. West Valley Sanitation District: 408- 378 -2407 TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS: Engineering Division 17. 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. 18. 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. 19. PUBLIC WORKS NSPECTIONS. The developer or representative shall notify the Engineering Inspector at least 24 -hours before starting any work pertaining to on -site drainage facilities. Grading or paving, and all work in the public right -of -way. Failure to do so will result in rejection of work that went on without an inspection. 20. 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 constriction to verify existing conditions. 21. SITE SUPERVISION. The general contractor shall provide qualified supervision on the job site at all times during construction. 22. 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 maybe required. 23. DESIGN CHANGES. Any proposed change(s) to the approved plans is /are subject to approval of the Town prior to start of altered work. The project engineer shall notify the Town Engineer in writing at least 72 hours in advance of proposed changes. Any approved changes shall be incorporated in the "as- built" plans. 24. PARKING. Any proposed parking restriction must be approved by the Town of Los Gatos Community Development Department. 25. FRONTAGE IMPROVEMENTS. The applicant shall improve the project's public frontage to current Town standards. These improvements may include but are not limited to, curb, gutter, sidewalk, curb ramps, street lighting (upgrade or repaint), etc. 26. 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. 27. SIDEWALK. The developer shall replace the existing sidewalk with Villa Hermosa style sidewalk. Sidewalk shall be constructed per Town requirements and standards ST -224 and ST -225. An eneroachruent permit is required for the work. 28. TRAFFIC IMPROVEMENTS. To be detenuined by the Traffic Engineer. 29. 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. 30. CONSTRUCTION NOISE. Between the hours of 8:00 a.m. to 5:00 p.m., weekdays and 9:00 a.m. to 7:00 p.m. weekends and holidays, constriction, 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. 31. SANITARY SEWER LATERAL. Sanitary sewer laterals shall be televised by West Valley Sanitation District and approved by the Town of Los Gatos before they are used or reused. A sanitary sewer clean -out shall be installed at the property line or alternate location specified by the Town. 32. 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 am approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve, unless first approved by the Administrative (Sec. 6.50.025). 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 section 103(e) of the Uniform Plumbing Code adopted by section 6.50.010 of the Town Code and maintain such device in a functional operating condition. Evidence of West Valley Sanitation District's decision on whether a backwater device is needed shall be provided prior to issuance of a building permit. 33. GOOD HOUSEKEEPNG. Good housekeeping practices shall be observed at all times during the course of construction. Superintendence of constriction 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 stonn 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: 34. FIRE SUPPRESSION AND ALARM SYSTEMS. Interior remodel work may affect the existing fire suppression and /or alarm systems. A State of California licensed (C -1.6) Fire Protection and Fire Alarm Contractor (C -10) shall subunit plans, calculations, completed pen-nit application and appropriate fees to the Fire Department for review and approval prior to start of work. 35. PREMISE IDENTIFICATION. Approved addresses shall be placed on all tenant spaces so they are clearly visible and legible from North Santa Cruz Avenue. Numbers shall be a minimum of four inches high and shall contrast with their background. N:0EV \C0NDITNS\2012\NSC41 -ARS. doc August 24, 2012 Town of Los Gatos Planning Department Civic Center 110 E. Main Street Los Gatos, CA 95031 RECEIVED TOWN p': LO8 GA` OS PLANNING DIVISION Re: Los Gatos Theater Conditional Use Permit for alcohol service and special events Dear Planning Commissioners, We are writing this letter to request a Conditional Use Permit for alcohol service and special events at the Los Gatos Theater. We recently purchased the building from the Cormack family estate. Mrs. Cormack acted as a wonderful steward for several decades, and as a result the theater remained standing as an important piece of our town's history. When the theater came on the market we learned of other bidders' unfortunate plans to close the theater and attempt to convert the facility into a night club or office /retail. We quickly organized a small group interested in preserving the theater, Three Sisters Cinema, and decided to purchase the theater ourselves to ensure that it remains a historical, community- focused part of the town. The Los Gatos Theater has been a fixture in our town since 1916, the dawn of the age of motion picture exhibition. Opening as the Strand Theater, it was remodeled after a 1929 fire. The remodel included a new Art Deco look, complete with marquee and murals. It became the Los Gatos Theater in the 1940s, and then in the late 80s the original "single" was turned into a "twin" with a modest interior renovation, at which time Camera Cinemas was brought in to operate the facility. Our vision for the theater is to renovate and reinvigorate this tired gem. Small town historical theaters all over the country are being transformed into community treasures that do much more than show Hollywood blockbusters: The Stanford in Palo Alto and the Cameo in St. Helena are wonderful local examples. We hope to provide special screenings of Hollywood premiers, develop a family film series, cater to the needs of our local teens, serve as a refuge for the two local elementary schools with an ambition for live theater, and, of course, host the judges of the Holiday Children's Parade in balcony seating. We believe our plans for the theater will be welcomed with enthusiasm by the community. We intend to maintain the integrity of the theater, entrance its offerings to the town, and support the community directly by donating proceeds from this venture back to local community causes. Over the last two decades the vast majority of small town theaters have closed due to an unsustainable business model: ticket sales are the primary source of income, and 90% of ticket revenue goes back to the Hollywood studios. Using other successful small town historical theaters as a model, we have concluded that a Conditional Use Permit for alcohol and special events is vital to making the theater thrive rather than perish. EXHIBIT 14 Alcohol and special c� ents would be enjoyed primarily in a separate screening room on the Lipper floor of the theater, with access to the balcony overlooking N. Santa Cruz Ave. This set- up would allow for m o movies or events to occur at any given time. The screening room would serve as it more exclusive location to view a movie or stream a television broadcast such as the Kentuck;- Derby, and can hold approximately 70 people. We envision this space being used for fundraisers, private celebrations, and local events, and anticipate such special events would occur twice per month but no more than ten times per month. The facility would offer a bar in the screening room with 1 or 2 bartenders, as well as catered food from local vendors during these events. We will not be serving alcohol outside these events and do not want to be viewed as a "'oar ". We will adhere to the town's policy of not serving alcohol Sunday through Thursday after I 1pm, and will have appropriate security measures including a larger staff of 10 -12 people during events. Of course, in keeping with our Town's General Plan requirements, we are committed to adhering to applicable noise and parking ordinances with all events, and don't anticipate an increase in attendance /parking from the present typical theater traffic allowed by the Parking Assessment District. We don't anticipate approaching the current use permit allowance of 492 seats and final numbers are likely to be below 400. Outside of special events, the majority of operating hours would see the space fiurctioning as a standard theater, showing movies and selling concessions. We plan to operate seven days a week during the existing operating hours of 12PM and 2AM. We truly value and respect our local community and town, and we intend to operate the theater in a deft mamrer. We respectfully request that a Conditional Use Permit for alcohol service and special events be issued for this venue. Sincerely, Gary Kohlsaat Three Sisters Cinema POLICY REGULATING THE CONSUMPTION AND SERVICE OF ALCOHOLIC BEVERAGES 1. Purpose The consumption or service of alcoholic beverages, if not regulated, can jeopardize public safety, result in an increase of calls for police services and compromise the quality of life for Town residents. This policy provides parameters for alcoholic beverage service, particularly addressing late night service when alcohol related incidents are most likely to occur and when the disturbances to Town residents is least tolerable. The service of alcoholic beverages, with or without meals, past 10 PM is a discretionary privilege to be determined on a case by case basis. The following provisions are intended to balance the protection of residential neighborhoods in close proximity to commercial districts and still maintain the viability of our commercial centers in which restaurants have an essential role. Hours of operation maybe regulated based on an establishment =s proximity to residential neighborhoods or schools, the concentration of establishments in an area serving alcoholic beverages or for other reasons that may arise at the public hearing. The deciding bodymay approve a conditional use permit to serve alcoholic beverages based on the merits of the application and subject to the following requirements: II. General policy The Town shall continue to strongly discourage new applications for stand alone bars or restaurants with separate bars. 2. The Town shall continue to discourage applications for entertainment establishments serving alcoholic beverages. 3. Entertainment in association with an eating or drinking establishment maybe allowed if standards and a permit process are adopted. 4. Alcoholic beverage service for new conditional use permit applications or applications for modification of a conditional use permit shall not be allowed: A. After 11 PM Sunday through Thursday, except for holidays and evenings before holidays. B. After 1 AM Friday, Saturday, holidays or evenings before holidays. An existing establishment with a conditional use permit in good standing allowed to serve alcoholic beverages past the hours stated above may continue to operate under their existing hours of operation. Totivn of Los Gatos Alcoholic Beverage Policy Page 2 of 4 5. Any establislunent serving alcoholic beverages shall be subject to the following: A. Uniformed privately provided security guards may be required in or around the premises by the Chief of Police if alcohol related problems recur that are not resolved by the licensed owner. B. At the discretion of the Chief of Police, periodic meetings will be conducted with representatives from the Police Department for on -going employee training on alcoholic beverage service to the general public. C. All establishments shall use an employee training manual that addresses alcoholic beverage service consistent with the standards of the Californian restaurant Association. D. All licensed operators shall_ have and shall actively promote a designated driver program such as complimentary non - alcoholic beverages for desinnated drivers. E. Taxicab telephone numbers shall be posted in a visible location. 6. The deciding body shall make the following findings prior to approving an application for conditional use pen-nit to serve alcoholic beverages past l OPM: A. Late night service will not adversely impact adjacent residential neialrborhoods. B. The applicant does not have a history of complaints and non - compliance with local ordinances or the Alcoholic Beverage Policy. C. The applicant has demonstrated a clear benefit to the community. A meal is defined as a combination of food items selected from a menu (breakfast, lunch or dinner). Appetizers such as popcorn, nachos, pretzels, potato skins, relish trays, etc. (hot or cold) are not meals. 8. Alcoholic beverage service in approved outdoor seating areas may be permitted if adequate separation from public areas is provided as detennined by the Town Manager. The separation shall clearly suggest that alcohol is not allowed outside the restaurant seating area. Town of Los Gatos Alcoholic Beverage Policy Page 3 of 4 III. Specific Policy Restaurants: Alcoholic beverages may only be served with meals. Restaurants With Separate Bars: Alcoholic beverage service is permitted in the dining area only in conjunction with meal service. Meal service shall be available until closing or 11 PM Sunday through Thursday and until 12 midnight Friday, Saturday, holidays and evenings before holidays, whichever is earlier, if late night bar service is available. Specific hours of operation for each establishment are determined upon issuance of a conditional use permit. IV. Review Process Proposals for new bars or restaurants with bars and all requests for new alcohol service or a change to existing service shall be reviewed by the Planning Commission. The Commission will make a recommendation to the Town Council and the Council shall have final review authority. 1 Changes in ownership for businesses involving service of alcoholic beverages shall be reviewed by the Community Development Department. The following process will be followed: a. The Director of Community Development shall contact the new business owner to make them aware of the conditions of approval attached to the Use Permit for the location. b. One year following issuance of a business license, surrounding/impacted property owners shall be notified and any comments regarding the operation of the business shall be solicited. C. If the Director of Community Development becomes aware of any alcohol related impacts on the surrounding neighborhood, the Director shall review the operation of the business to determine whether there is a violation of the use permit. Town of Los Gatos Alcoholic Beverage Policy Page 4 of 4 d. If there are violations of the use permit that have not been voluntarily corrected by the business owner the matter will be forwarded to the Planning Commission for public hearing pursuant to Section 29.20310 of the Zoning Ordinance. e. Pursuant to Section 29.20315 of the Zoning Ordinance the Planning Commission may revoke or modify the conditional use permit if it finds that sufficient grounds exist. V. Enforcement All conditional use permits issued to establishments for alcoholic beverage service on -site shall be subject to Section 29.20.318(b) of the Town Code authorizing the Town Managerto take enforcement action if it is determined that the sale of alcohol has become a nuisance to the Town =s public health, safety or welfare. Enforcement of section 29.20.318(b) of the Town Code will be based on, but not limited to, the following factors: The number and types of calls for service at or near the establishment that are a direct result of patrons actions; II. The number of complaints received from residents ad other citizens concerning the operation of an establishment; III. The number of arrests for alcohol, drug, disturbing the peace, fighting and public nuisance violations associated with an establishment; IV. The number and kinds of complaints received from the State Alcoholic Beverage Control office and the County Health Department; V. Violation of conditions of approval related to alcoholic beverage service. The Alcoholic Beverage Policy is not to be construed to be a right of development. The Town retains the right of review and approval (or denial) of each project based on its merits. NADEYSU NW C-- UT—Uc1&2001 alcohol Pfic"pd RECEIVED Planning Commission NOV 6 - 2012 Re: Application S -12 -023 and U -12 -016 Movie TheaterrOwN OF LOS GATOS Dear Commissioners, PLANNING DIVISION Thank you for your efforts thus far on this project. This application is coming to you in bits and pieces and not in logical order. You were right to slow it down. Staff should have never allowed this. Perhaps the rush is political in an attempt to get it through before regime change in Jan. The architectural plans presented thus far are excellent and worthy of your approval. The addition of a second retail component is laudable, but please don't fall for the foolish excuse used at the DOMUS location where it is ok to add a restaurant if more retail is being offered too. In that case there was no reason to go against policy and open another "Bar" (as quoted by Steamers owner) on the street. In this case the applicant does not need to create this ruse to get what he wants. Refreshments have historically been part of theatre. Light suppers, drinks, small plate snacks go hand in hand. This said though, I caution a blanket CUP for food and drink, as this should primarily be a theatre for movies, lectures, plays, etc and should have restrictions on the CUP to that effect. Limiting "special events" (which should be clearly laid out) should be limited to a set number per month. What I am suggesting is that usage of the upstairs "Bar /Food" service must run ONLY concurrently with movies or live theater, and the special events, NOT ALONE. The special events should as well not be allowed on heavy use periods of the street such as Friday and Saturday nights when movies viewing is in demand. After all this is a movie house first and that should be made clear. LARRY JUSTO ARZIE s;MrBU 1 6 TI, is Page Intentionally Left Blank Awl' ® (N) HIGHEST POINT 439.65' (N)FACADE® 435.96' (E) FA CADEO ze'-4" (E) FACADE (E) & (N) LOBBY Qj Remodeled storefront, larger anodized bronze, glass window ( New storefront to mirror opposite storefront 03 New ticket booth ® New 6 foot wide, ACA compliant, anodized aluminum doors Q5 New the wainscot with mosaic border © Existing columns with new the wainscot with mosaic border eRQIS WLL _CCNLC 1 1 \ 1 \ 1 \ 1 \ 1 P—J. Qq New anodized bronze, round windows to replace arched windows ® New anodized bronze, sliding doors Q Raise center parapet by 4 feet ig neon model a letters to renovate existing marquee, existing 17 New angled sides w/ electronic signage ]© New column cap element, see detail fl.vy.C- G"1&TM6'6ATC 3#N YV C M6 N>.dli LGT($i. I TO BC Fad® Qg New moldings w/ stucco finish ® Wrought iron guardrail at balcony (painted to match exterior Ovalle) io New stepped stucco blocks at existing 'GATOS' sign 71 Existing "OATOS" sign to be saved © New recessed down lighting at marquee ® Painted, smooth stucco finish on facade walls 4 built-up moldings L�5 GATOS QExisting storefront to be remodeled @ Existing sign to be removed 443.65' (N) HIHIHEST POINT 439.65' �(N) FACADE ® 435.96' (E)FACADE 19 Bronze wall sconce ® Wallyuashing LED spot lights mounted on top of ledge to be dimmable ©I New neon lighting at projections to match exlsting New neon lighting ® marquee sign perimeter © New tile wainscot with mosaic border at existing pilaster PROPOSED FRONT ELEVATION 51-ALE: 8/16" = 1' -0" Ukn . _ _ ® (E) FA (E) FACADE G".d� RECEIVED p' v - 2012 N OF LOS GATOS NNING DIVISION (E) 2f FLOOR Q2 Existing marquee to be remodeled © Existing round pilaster EXISTING FRONT ELEVATION 03 Existing "GATOS" sign with existing neon Q Existing neon lighting at projections SCALE: SAW = V -0" lettering to reused 0 Arched windows to be removed Remove pilaster base Hli96`3 1 T REVISIONS 8/90/12 11/06/12 R � 5 ® J O m o c1 V L� vi O Q O .-1 O � t' Vt O ® 5 C � Q Q N CJ Q F- z Q H )� O z s� ah t�9 L uo yb;4 4p[ M1p+ a � gt L::da�ei DATE 2/21/12 SCALE AS 91HOM A 6 OF J I S LIGHTING LEGEND jl} REGESSED INCANDESCENT LIGHT err° (TO MATCH EXISTING) H� BRONZE LED 5CONOE LIGHT 0 PILASTERS o RECESSED IN WALL LED STEP LIGHT ® RECESSED (FLOOR) LED FLOOD LIGHT TO BE DIMMABLE WALL -WASH LED SPOT LIGHTS MOUNTED ON TOP OF LEDGE 'NOTE: ALL LIGHTING TO BE DIMMABLE M RETMLSPAC6 I I I I /y I \ l In r � c BALCONY SECOND FLOOR EXTERIOR LIGHTING PLAN 51—ALE: 114' = 1' -O" r R9 r , -e NEW SPACE. seacE FIRST FLOOR EXTERIOR LIGHTING PLAN SCALE: 114" = 1' -0" A 8/30/13 B. n /osna G h v, v O 4 v 0 .-I O � :d. Q C ® � 5 z w [� � � a C V i 4- N ® F C I� O z gzg� €9 Rab ¢o�s k3a 838 �� r PZta 3''!6 9i DNIM =1/12 SCALE AS SHOM A_10 OF COVERED ENMY {] {} i 1 / FIRST FLOOR EXTERIOR LIGHTING PLAN SCALE: 114" = 1' -0" A 8/30/13 B. n /osna G h v, v O 4 v 0 .-I O � :d. Q C ® � 5 z w [� � � a C V i 4- N ® F C I� O z gzg� €9 Rab ¢o�s k3a 838 �� r PZta 3''!6 9i DNIM =1/12 SCALE AS SHOM A_10 OF {] {} i 1 / �+- -� '�i ANEW RECESSED LIGHTING TO MATGH EXISTING EXISTING RECESSED LIGHTING TO REMAIN FIRST FLOOR EXTERIOR LIGHTING PLAN SCALE: 114" = 1' -0" A 8/30/13 B. n /osna G h v, v O 4 v 0 .-I O � :d. Q C ® � 5 z w [� � � a C V i 4- N ® F C I� O z gzg� €9 Rab ¢o�s k3a 838 �� r PZta 3''!6 9i DNIM =1/12 SCALE AS SHOM A_10 OF