09-19-11 WMain109109 W. Main Street
Pizza Simpatico
Conditional Use Permit U-11-006
1
Council Direction
Meal service versus food service
Define community benefit
Remove outdoor seating
Quantify retail and make it primary focus
Maintain retail use
The council direction staff and the applicant to address the difference between meal service and food service, define community benefit, remove the outdoor seating, quantify the amount
of proposed retail and define retail as the primary focus while considering redefining the proposed use. The council also asked how the space can be maintained as a retail space given
the restaurant equipment is mobile.
2
Meal Service vs Food Service
Existing ABP
Applicant’s proposal
ABP Modifications
Recent approvals
Conditions of approval
The existing alcoholic beverage policy requires meal service with alcoholic beverage service but it is currently being revised. Council has recently approved uses that allow alcoholic
beverage service when food is available as opposed to requiring meal service. The applicant maintains their proposal for making food service available during all hours of operation.
3
Community Benefit
Applicant’s offer
Condition of approval
4
Outdoor Seating
Removed
Conditions of approval
The applicant removed the outdoor seating. Staff revised the conditions of approval to prohibit outdoor seating.
5
Retail Component
New project definition
Type of retail
Amount of Retail
The applicant removed the term pizza from the business name to support the revised business concept. The revised proposal describes the business as a retail marketplace, wine establishment,
and café. The recommended conditions of approval define the use a retail marketplace, wine establishment, and café. The conditions require that the use operate in strict conformance
with the conditions of approval. The marketplace retail component is a required part of the operation and would require more than only wine sales. To further ensure wine is not the
only retail product, the Council could consider modifying the required retail space condition as noted in tonight’s desk item.
The applicant has reduced the number of seats from 44
to 35, 31 shown on the floor plan with the option of adding 4 for larger parties. It should be noted that the option of four additional seats was suggested by staff to allow flexibility
to accommodate larger groups without a CUP modification.
The applicant is proposing to maintain 40% of the commercial space, not including vertical displays, as retail. . . which equates
to 520 square feet of the 1,300 square foot commercial space. Staff provided a condition of approval in the report that requires the applicant to show and dimension at least 520 square
feet as retail sales.
Neither the existing CUP or subject CUP modification have a specific square footage for the retail component but both include a floor plan. Staff used the floor
plans to estimate the existing and proposed retail components (35.5% or 461.5 square feet)(18.5% or 240.5 square feet). For comparison purposes, I will walk you through a few floor
plans.
6
Existing (Approved) Floor Plan
The first is the floor plan for the existing approved CUP. This floor shows all three spaces 91, 101, and 109 W. Main Street.
7
Existing (Approved) Floor Plan
This is also included with the existing CUP and further defines the uses in the front portion of 109 W. Main.
8
Existing (Current) Floor Plan
This is the existing floor plan submitted by the current applicant. Since this was submitted a portion of the retail was moved from 109 W. main to 101 W. Main
9
Proposed Floor Plan
This is the most recent floor plan for the subject application. The blue represents retail, the green represents wine, the orange represents food prep (in the area of the existing front
deli counter and at the new food prep area), the pink represents seating.
10
This shows the approved floor plan with the more detail approved floor plan superimposed. In order to estimate the square footage for the existing and proposed, staff divided the 1,300
square foot space into quarters, eights, and so on.
11
Retail Component
New project definition
Amount of Retail
The applicant removed the term pizza from the business name to support the revised business concept. The revised proposal describes the business as a retail marketplace, wine establishment,
and café. The applicant has reduced the number of seats from 44 to 35, 31 shown on the floor plan with the option of adding 4 for larger parties. The additional four seats would not
change the square foot area of the seating given the permanence of the counter tops and banquet seating on the revised plan.
12
Maintain Retail
New restaurant equipment
Conditions of approval
The proposal includes the addition of a pizza oven and stove top. In the event the council finds merit with the revised proposal but would require the new cooking equipment to be removed
with a change of use or ownership, staff has included a condition to require the additional restaurant equipment’s removal. An operational agreement signed by both the business owner
and property owner would be required, similar to what was recently required for Gardino’s.
13
Other Considerations
Alternatives
Connection to Los Gatos Roasting
Council could also consider further reducing the seating or increasing the square footage of the retail component.
Los Gatos Roasting at 91 and 101 W. Main does not have a CUP or ABC
license that allows alcoholic beverage service. There have been concerns about maintaining of the connection from Los Gatos Roasting to the subject business. The applicant’s revised
floor plan includes a full height iron gate which the council may require to be locked at specific times. The council could also consider permanently sealing the doorway. As mentioned
in tonight’s desk item, staff believes this would require a separate CUP.
14
Questions
15