Attachment 7M f
TOWN OF LOS GATOS
PLANNING COMMISSION STAFF REPORT
os s Meeting Date: March 26, 2014
PREPARED BY: Jennifer L. Savage, Associate Planner
isavaeeAloseatosca.gov
APPLICATION NO: Conditional Use Permit Application U -14 -002
ITEM NO: 2
LOCATION: 81 W. Main Street (south side of W. Main Street, approximately
340 feet southeast of N. Santa Cruz Avenue)
APPLICANT/
CONTACT PERSON: Anna Pizzo
PROPERTY OWNER: Vermont Building, LLC /Sue Farwell
APPLICATION SUMMARY: Requesting approval to modify a Conditional Use Permit to
increase seating and provide full alcoholic beverage service for a
restaurant (Zona Rosa) on property zoned C- 2:LHP. APN 529-
01 -025.
DEEMED COMPLETE: March 12, 2014
FINAL DATE TO TAKE ACTION: September 12, 2014
RECOMMENDATION: Forward Conditional Use Permit U -14 -002 to the Town Council
with a recommendation of approval, subject to the conditions
contained in this report.
PROJECT DATA: General Plan Designation: Central Business District
Zoning Designation: C -2:LHP — Central Business
District, Landmark and Historic
Preservation Overlay
Applicable Plans & Standards: General Plan; Central Los Gatos
Redevelopment Plan; Alcoholic
Beverage Policy
Parcel Size: 10,890 square feet
Surrounding Area:
ATTACHMENT 7
d Use
General Plan
Zoning
North
Central Business District
C -2:LHP
East
FC-o--e—rciial
Central Business District
C -2:LHP
South
Central Business District
C -2
West
Central Business District I
C -2:LHP
ATTACHMENT 7
Planning Commission Staff Report - Page 2
81 W. Main Street/U -14 -002
March 26, 2014
CEQA: The project is Categorically Exempt pursuant to Section 15301
of the State Environmental Guidelines as adopted by the Town
because the project consists of permitting an existing facility
involving negligible use beyond the existing use.
FINDINGS: ■ As required by Section 15301 of the State Environmental
Guidelines as adopted by the Town that this project is
Categorically Exempt.
• As required by Section 29.20.190 of the Town Code for
granting a Conditional Use Permit.
• As required by Section IV.B of the Redevelopment Plan for
the Central Los Gatos Redevelopment Project that it meets
the use set forth in the Town's General Plan.
CONSIDERATIONS: None.
ACTION: Forward Conditional Use Permit U -14 -002 to the Town Council
with a recommendation of approval, subject to the conditions
contained in this report.
EXHIBITS: 1. Location Map
2. Findings and Considerations
3. Recommended Conditions of Approval
4, Existing Conditional Use Permit
5. Concentration Map
6. Written Description (four pages), received February 12, 2014
7. Development Plans (one page), received February 12, 2014
BACKGROUND:
The proposed project would occupy a commercial space previously occupied by a restaurant, the
MMoon Empanadas. The subject space is one of five commercial spaces located on the
property.
The amended Alcoholic Beverage Policy (ABP) was adopted by the Town Council in September
2001. The purpose of the ABP is to provide parameters for alcoholic beverage service and
direction through a General Policy and a Specific Policy. Staff analyzed the proposed
Conditional Use Permit (CUP) modification against the ABP.
Planning Commission Staff Report - Page 3
81 W. Main Street/U -14 -002
March 26, 2014
PROJECT DESCRIPTION:
A. Conditional Use Permit
The applicant is requesting approval to modify the existing CUP (Exhibit 4) to increase the
number of seats and provide full alcoholic beverage service. The applicant is proposing to
increase the seating from six seats to 26 seats. The current CUP does not permit alcoholic
beverage service; the applicant is proposing full alcoholic beverage service.
The current CUP allows operation between 6:00 a.m. and 11:00 p.m., seven days a week;
the proposed hours of operation would are 10:00 a.m. to 10:00 p.m., seven days a week.
The applicant provided a written description (Exhibit 6) and development plans (Exhibit 7)
describing the proposal.
The service and sale of alcoholic beverages requires a Conditional Use Permit. Since the
use involves on -site consumption of alcohol, the Planning Commission shall make a
recommendation to the Town Council, who will be the final deciding body pursuant to the
ABP.
When reviewing a Conditional Use Permit (CUP), the deciding and recommending bodies
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 runs 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. .
B. Location and Surrounding Neighborhood
The project site is located on the south side of W. Main Street, approximately 340 feet
southeast of N. Santa Cruz Avenue (Exhibit 1). The property is surrounded by commercial
uses; residential uses are located on the second floor to the west.
C. Zoning Compliance
The zoning designation allows food and alcoholic beverage service subject to the approval
of a Conditional Use Permit.
ANALYSIS:
A. Project Summa
The applicant is requesting to operate a 1,225 square foot quality restaurant with 26 seats
Planning Commission Staff Report - Page 4
81 W. Main Street[U -14 -002
March 26, 2014
and full alcoholic beverage service. Zona Rosa's is currently located in San Jose and
serves farm -to -table Mexican cuisine. The subject location would be the second location
for Zona Rosa. No food counter or stand -alone bar is proposed. Drinks would consist of
beer, wine, and, limited cocktails and sangrias.
The applicant is proposing hours of operation from 10:00 a.m. to 10:00 p.m., seven days a
week.
The applicant provided a written description (Exhibit 6) and development plans (Exhibit 7)
describing the proposal. The applicant is not proposing to change the exterior of the
building.
B. Alcoholic Beverage Policy
Purpose
The requirements contained in the ABP are intended to protect nearby residential
neighborhoods, while maintaining `the viability of our commercial centers.' The policy
provides assurance that hours of operation will be regulated for a variety of reasons,
including proximity to residential neighborhoods and concentration of alcoholic beverage
serving establishments within one area.
The site is located on the south side of W. Main Street, approximately 340 feet southeast of
N. Santa Cruz Avenue. The nearest residence to the west is on the second floor
approximately 90 feet away at 135 W. Main Street. The alcoholic beverage service will
cease no later than 10:00 p.m., which would reduce potential impacts to the nearby
residences.
A map illustrating the concentration of business serving or selling alcohol in the vicinity of
the subject property is attached as Exhibit 5.
General Policy
The ABP'S General Policy contains eight requirements. Requirement 1 is not applicable
because the proposal does not include a stand -alone or separate bar. Requirements 2 and 3
are not applicable to the subject application because there will be no entertainment.
Requirements 4 and 5 do not apply because the applicant would not operate after 10:00
p.m. Requirement 8 is not applicable to the subject application because there will be no
outdoor seating.
Planning Commission Staff Report - Page 5
81 W. Main Street/U -14 -002
March 26, 2014
Requirement No. 5 states an establishment serving alcoholic beverages is subject to five
provisions related to alcohol service. The provisions are included as conditions of
approval.
Requirement No. 7 defines a meal as a combination of food items selected from a menu.'
The proposed project would offer food items from a menu and a sample menu is included
in Exhibit 6.
Specific Policy
The Specific Policy has two requirements that address alcoholic beverage service at
restaurants. The first is that alcoholic beverages may only be served with meals. A
condition of approval is included in Exhibit 3 to require meal service with alcoholic
beverages. The second is not applicable because the use would not include a restaurant
with a separate bar.
C. Parkine
The subject property has credit for 39 parking spaces in the Parking Assessment District.
As shown below, the proposed use and the existing uses would meet the parking
requirements.
feet of retail space (31/4 + 520/300 = 7.8 + 1.7 = 9.5).
D. Traffic
The project would continue a high turnover sit -down restaurant use. The project would
result in an increase of 97 ADT (average daily trips), zero AM peak trips, and eight PM
peak trips. Traffic mitigation fees and community benefit are required.
2
65
Nimbus Salon
personal service
1,225
4.1
81
Zona Rosa
restaurant
1,225
26
6.5
91/101
LG Roasting
restaurant
2,450
58
14.5
Pizza
retail/wine establishment/
109
Simpatico
cafe
1,300*
31
9.5*
Total Required Parking
35
On -site Parking Provided
0
Parking Assessment District Credits
39
*Use requires 520 square feet of retail space. Parking is calculated for 31 seats plus 520 square
feet of retail space (31/4 + 520/300 = 7.8 + 1.7 = 9.5).
D. Traffic
The project would continue a high turnover sit -down restaurant use. The project would
result in an increase of 97 ADT (average daily trips), zero AM peak trips, and eight PM
peak trips. Traffic mitigation fees and community benefit are required.
Planning Commission Staff Report - Page 6
81 W. Main Street/U -14 -002
March 26, 2014
Staff is currently working with the applicant regarding the community benefit and this
matter will be discussed further at the Planning Commission meeting. Condition #10 of
Exhibit 3 will need to be modified to reflect the community benefit offered by the applicant
and accepted by the Town.
E. Conditional Use Permit Findings
In order to grant approval of a Conditional Use Permit, the deciding body must make the
following findings:
(1) The proposed use of the property is essential or desirable to the public convenience or
welfare; and
(2) The proposed use will not impair the integrity and character of the zone; and
(3) The proposed use would not be detrimental to public health, safety or general welfare;
and
(4) 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.
In regards to finding one, the applicant explains in their written description that the use
would add variety to the existing Mexican restaurant concepts currently in the downtown
area with a light eating concept that would be well received by locals and visitors. In
regards to the second finding, the use will not impair the integrity of the zone since the use
will be in a commercial zone. In regards to finding three, the use will not be detrimental to
public health safety or general welfare because the use will be subject to provisions of the
Alcoholic Beverage Policy and conditions placed on the permit will mitigate potential
impacts. In regards to the final finding, the proposed use meets the objectives of the
General Plan and Town Code as discussed within this report.
F. General Plan
The goals and policies of the 2020 General Plan applicable to this project include but are
not limited to:
Policy LU -2.1 — Minimize vehicle miles traveled for goods and services by allowing
and encouraging stores that provide these goods within walking distance of
neighborhoods in Los Gatos.
Policy LU -9.2 — Maintain a variety of commercial uses, including a strong Downtown
commercial area combined with Los Gatos Boulevard and strong neighborhood
commercial centers to meet the shopping needs of residents and preserve the small -
town atmosphere.
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.
Planning Commission Staff Report - Page 7
81 W. Main Street/U -14 -002
March 26, 2014
G. Environmental Review
The project is Categorically Exempt pursuant to Section 15301 of CEQA as adopted by the
Town, which exempts permitting an existing facility involving negligible use beyond the
existing use. No significant effect on the environment will occur since the project uses an
existing structure with no increase in floor area.
H. Redevelopment Plan for the Central Los Gatos Redevelopment Proiect Area
The Redevelopment Plan contains a Redevelopment Land Use Map that designates
proposed land uses to be permitted in the Central Los Gatos Redevelopment Project Area.
The subject property is designated commercial and, per the Redevelopment Plan, shall be
used for the general commercial uses set forth and described in the Town's General Plan.
The proposed use falls under general commercial uses.
PUBLIC COMMENTS:
At this time, the Town has not received any public comment.
SUMMARY AND RECOMMENDATION:
A. Summary
Staff recommends conditions of approval consistent with the applicant's proposed use
regarding the operating hours, number of seats, and alcoholic beverage service. As
conditioned, the site has adequate parking to accommodate the existing and proposed uses.
The proposed use would close by 10:00 p.m. The proposed application is in conformance
with Town Code and is supported by the General Plan.
At the writing of this report, the community benefit offering has not been finalized by the
applicant. As noted earlier in this report, this matter will be discussed at the Planning
Commission meeting.
B. Recommendation
The Alcoholic Beverage Policy gives the hearing body discretion to approve alcoholic
beverage sales and service when the proposal will not negatively impact residential
neighbors, alcohol related incidents will not occur, and when the application will provide a
positive impact to the commercial area. Based on the evidence submitted by the applicant,
staff believes this application meets these requirements.
If the Planning Commission finds merit with the proposed project and the community
benefit offered by the applicant, it should:
Planning Commission Staff Report - Page 8
81 W. Main Street/U -14 -002
March 26, 2014
1. Find that the proposed project is categorically exempt, pursuant to Section 15301 of
the California Environmental Quality Act as adopted by the Town (Exhibit 2); and
2. Make the required findings as required by Section 29.20.190 of the Town Code for
granting approval of a Conditional Use Permit (Exhibit 2); and
3. Make the required finding as required by Section IV.B of the Redevelopment Plan
for the Central Los Gatos Redevelopment Project that it meets the use set forth in
the Town's General Plan (Exhibit 2); and
4. Recommend approval to Town Council of Conditional Use Permit application U-
14 -002 with the conditions contained in Exhibit 3. Condition #10 of Exhibit 3 will
need to be modified to reflect the community benefit offered by the applicant and
accepted by the Town.
If the Commission has concerns with the proposed use, it can:
1. Continue the matter to a date certain with specific direction; or
2. Recommend approval of the application to Town Council with additional and /or
modified conditions; or
3. Recommend denial of the application to Town Council.
Pr ared by:
J nnifer L. Savage, AICP
Associate Planner
SLB:JS:cgt
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e d by: Lve. Baily, ICP
Director of Community Development
cc: Anna Pizzo, 1411 The Alameda, San Jose, CA 95126
Vermont Building, LLC /Sue Farwell, 113 Edelen Avenue, Los Gatos, CA 95030
N:\DEV\PC REPORTS\2014 \WMain81.dMx
81 W. Main Street
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EXHIBIT 1
OrAttachment 7
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REQUIRED FINDINGS FOR:
81 W. Main Street
Conditional Use Permit U -14 -002
Requesting approval to modify a Conditional Use Permit to increase seating and provide
full alcoholic beverage service for a restaurant (Zona Rosa) on property zoned C- 2:LHP.
APN 529 -01 -025.
PROPERTY OWNER: Vermont Building, LLC /Sue Farwell
APPLICANT: Anna Pizzo
FINDINGS
Required finding for CEQA:
The project is Categorically Exempt pursuant to Section 15301 of the State Environmental
Guidelines as adopted by the Town. No significant effect on the environment will occur
since the project uses an existing structure with no increase in floor area.
Required findings for a Conditional Use Permit:
■ As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit:
The deciding body, on the basis of the evidence submitted at the hearing, may grant a
conditional use permit when specifically authorized by the provisions of the Town Code if it
finds that:
(1) The proposed use of the property is essential or desirable to the public convenience or
welfare in that the use would add variety to the existing Mexican restaurant concepts
currently in the downtown area with a light eating concept that would be well received by
locals and visitors; and
(2) The proposed use will not impair the integrity and character of the zone in that the use
will be in a commercial zone; and
(3) The proposed use would not be detrimental to public health, safety or general welfare in
that the use will be subject to provisions of the Alcoholic Beverage Policy and conditions
placed on the permit will mitigate potential impacts; and
(4) 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 as discussed within the March 26,
2014, Planning Commission Staff Report.
Required finding for the Redevelopment Plan for the Central Los Gatos Redevelopment
Project Area:
■ That 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
commercial and the proposed use falls under commercial uses.
N:\DEVTINDINGS\2014\WMain8l.docx
EXHIBIT 2
ofAttachment 7
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CONDITIONS OF APPROVAL —March 26, 2014
81 W. Main Street
Conditional Use Permit U -14 -002
Requesting approval to modify a Conditional Use Permit to increase seating and provide
full alcoholic beverage service for a restaurant (Zona Rosa) on property zoned C- 2:LHP.
APN 529 -01 -025.
PROPERTY OWNER: Vermont Building, LLC /Sue Farwell
APPLICANT: Anna Pizzo
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. Any changes or modifications shall be approved by the Director
of Community Development, the Development Review Committee, the Planning
Commission, or the Town Council depending on the scope of the changes.
2. EXPIRATION OF APPROVAL: The Conditional Use Permit application will expire two
years from the date of approval unless it is used before expiration. Section 29.20.335
defines what constitutes the use of an approval granted under the Zoning Ordinance.
3. LAPSE FOR DISCONTINUANCE: If the activity for which the Conditional Use Permit
has been granted is discontinued for a period of one (1) year the approval lapses.
4. USE: The approved use is a high turnover sit -down restaurant with full alcoholic beverage
service.
5. SEATING: The maximum number of seats is 26. Outdoor seating is not permitted.
6. HOURS OF OPERATION: Maximum hours of operation 10:00 a.m. to 10:00 p.m., seven
days a week.
7. LIVE ENTERTAINMENT: No live entertainment or amplified music is allowed.
8. ALCOHOL SERVICE: The service of alcohol is permitted only with meals. A meal is
defined as a combination of food items selected from a menu (breakfast, brunch, lunch, or
dinner). Appetizers such as popcom, nachos, pretzels, potato skins, relish trays, etc. (hot or
cold) are not meals. No separate bar is allowed and alcoholic beverage service is not
allowed outside.
9. ALCOHOLIC BEVERAGE POLICY: The applicant shall be subject to comply with any
new requirements in the Town's Alcoholic Beverage Policy within six (6) months from the
date of the change in policy.
10. COMMUNITY BENEFIT: The applicant has offered the following community benefit to
offset traffic impacts created by the proposed project: to be determined. The community
benefit shall be submitted to the Town prior to issuance of building permits or
commencement of operation, whichever occurs first.
11. SIGN PERMIT: A Sign Permit from the Los Gatos Community Development Department
must be obtained prior to any changes to existing signs or installation of new signs.
12. CERTIFICATE OF USE AND OCCUPANCY: A Certificate of Use and Occupancy from
the Los Gatos Community Development Department must be obtained prior to
commencement of use.
EXHIBIT 8
efAttachment 7
13. BUSINESS LICENSE: A business license from the Town of Los Gatos Finance
Department must be obtained prior to the commencement of any new or change of use.
14. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires
that any applicant who receives a permit or entitlement from the Town shall defend,
indemnify, and hold harmless the Town and its officials in any action brought by a third
party to overturn, set aside, or void the permit or entitlement. This requirement is a
condition of approval of all such permits and entitlements whether or not expressly set
forth in the approval, and may be secured to the satisfaction of the Town Attorney.
Building Division
15. PERMITS REQUIRED: A Building Permit shall be required for the any alterations to the
existing commercial building. Separate permits are required for electrical, mechanical, and
plumbing work as necessary.
16. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue -lined in full on
the cover sheet of the construction plans. A Compliance Memorandum shall be prepared
and submitted with the building permit application detailing how the Conditions of
Approval will be addressed.
17. SIZE OF PLANS: Four sets of construction plans, maximum size 24" x 36 ".
18. TITLE 24 ACCESSIBILITY — COMMERICAL: For any proposed tenant improvements,
on -site parking and general path of travel shall comply with the latest California Title 24
Accessibility Standards. Work shall include, but not be limited to, accessibility to building
entrances from parking facilities and sidewalks. The building shall be upgraded to comply
the latest California Title 24 Accessibility Standards. Necessary work shall be first
investigated by the design Architect and then confirmed by Town staff.
19. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit:
a. Community Development — Planning Division: Jennifer Savage (408) 399 -5702
b. Santa Clara County Fire Department: (408) 378 -4010
c. County Environmental Health Department: (408) 885 -4200
TO THE SATISFACTION OF THE CHIEF OF POLICE:
20. UNIFORMED SECURITY: Uniformed privately provided security guards may be required
in or around the premises by the Chief of Police if alcohol related problems recur that are
not resolved by the licensed owner.
21. CONSULTATION AND TRAINING: At the discretion of the Chief of Police, periodic
meetings will be conducted with representatives from the Police Department for on -going
employee training on alcoholic beverage service to the general public.
22. TRAINING MANUAL: The restaurant operator shall use an employee training manual that
addresses alcoholic beverage service consistent with the standards of the California
Restaurant Association.
23. DESIGNATED DRIVER PROGRAM: The restaurant operator shall actively promote a
designated driver program such as complimentary non - alcoholic beverages for designated
drivers.
24. POSTING OF TAXICAB TELEPHONE NUMBERS: Taxicab telephone numbers shall be
posted in a visible location.
N:\DEV\CONDITNS\2014\WMain8l.docx
-TOWN of LOS PATO$ '
PLANNING DEPARTMENT * 7
- ; (408) 354.6872 - r
October 25, 1993
- ' Stephanie Faze Shannon 'Welch
615 8lossoin Hill Road, #4f3
-
RE: �1 W:'MaimStree2 - f^
CondNional Use Permit Application U -93.11
Requesting permission to operate a restaurant -on property zoned C -2 L HP- ~
APPLICANTS: Stephanie Fazeli &:Shannon Weich
PROPERTY OWNER: Sue Farwell,
At its meeting of October 13, 1993; the Town of. Los Gatos Planning Commission approved ilia above
referenced application. Subject to the following conditions: - ,
TO-THE SATISFACTION OF THE PLANNING DIRECTOR: ` -
(PlatWng Section) -
1. Hours of operation shall be from 6 A,M. to 11. P.M. seven days a week:
_ 2 Maximum number of seats sAall.'not exceed six.
3.- --No alcoholic beverages shall be served or sold-
A. No outside seating shall be provided.
5., - -AIL meals served on -site shall-be on re= usable - .utensils.
8 Any take-out food snail be served in recyclable confalners..
7. The tenant shall monitor the sidewalk area in front of the business and disposa of any litter which'
is in the vicinity. c c
(Engineering Section)
8. A well information questionnaire, (ava7able through�the Counter Technician) shaft be completed:
_ - .l
9: All requirements:of the County Health Department and West valley Sankation District shall be met :<
^._ regarding the Interceptlon,-separation, or pretreatment of effluent from the restaurant
TO THE SATISFACTION OFTHE DIRECTOR OF BUILDING &ENGINEEAING:SERVICES
10. All work In the public right- =of -way will require a Construction Encroachment Perms. t
-11. . -Any existing sanitary sewer lateral proposed for reuse sliall be televised' and approved by West
Valley Sanitation District.. ,
12- A sanitary sewer lateral clean out shall be installed at-the property line. .
CIVIC CENTER 110 EAST MAIN STREET • P.O. BOX %9 • LAS GATOS, CALIFORNIA 95031
EXHIBIT 4
CfAttachment 7
Stephanie Fazeii & Shannon Weich - -Page 2.-
at W. Main street /U -93 -11 - - - - ,
October 25, 1993 _
r � ? Pursuam to Sectim 26 20.320-of the Town Code this. approveLwpl expire two years•from -the date of this...5.'.
approval (expires October 13x1995) unless the apoodiii is used before expiration. Section 29.20,335 defines
i what constitutes the use of an approval granted under the Zoning.OtdInance.'.
PLEASE.NOTE: Pursuant to Section 29.20275 of the Town% Code,`tis'approvalmay be appealei! to the
Town Council within 10 days of the date the approvat-is granted.:Tharefore, this action for approval should .
t t. not be considered final, and no permits by the Town will be. issued until the appeal, rdod has passed.-
-Reasonable extensions o"me riot-exceeding one year may be granted upon application to and approval
by the Planning Cohimissiom Extensions can be granted only y approved by the'Commission prlor to the -
expfratk -;n of the approval. _Therefore, It Is recommended:that appilcatlons for fine extension, be Berl with
the Planning Department at leasi sixty days prior to the expiration of the approval. -
Enclosed you Will find Important Information Ao esslsi.ypb.h completing your project: If you-have any
questkm- please contact Sandy Sally of this department at''(408) 3546873.
oIN
E. Bowman -
<
Planning Director.,
LEB:DRR:sm
. !Enclopure
cc: Development Review Committee (6) -
Santa Clara County Assessor; County Government enter, 70 West Hedding Street, San Jose 85110;
Sue Farwell j - _
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To: Town of Los Gatos
Re: Written Description of Proposed Project
We are pleased to submit a Conditional Use Permit application for Zona Rosa Restaurant. We
are proposing to modify the restaurant existing CUP for 81 West Main Street (formerly
occupied by The Mmoon Empanadas — existing CUP attached — Ref. U- 93 -11).. We are
requesting consideration to modify the existing restaurant CUP to increase seating from 6 to 26
with a full liquor license. The request has taken into consideration the Town of Los Gatos
policies and plans to provide a unique and quality dining experience that offers a sit down food
service along with a selection of limited cocktails, beer and wine. The property has sufficient
parking within the district. The owner of the building has authorized the increase.
PARKING
The property (91, 101, & 109 W. Main Street) currently has 39 parking credits in the Parking
Assessment District. The parking credit allocations for the existing and proposed uses are
shown below. The CUP request to increase 20 additional seats would require using 5 of the 8
parking spaces allotted to the building under the parking assessment district in accordance to
town policy.
RECEIVED
Fc3 l 2 2014
r
ffiIBIT 6 of Attachment 7
3
7
HISTORY — CONCEPT
Zona Rosa serves upscale farm- to-table Mexican Cuisine. Our first location opened in the San
Jose Rose Garden in July 2012. Zona Rosa brings a new healthy style of cuisine that the
community of Los Gatos would appreciate and welcome. Our menu is rooted in the traditions
of Mexican cuisine and we combine flavors and ingredients in innovative ways that reflect
modern Mexico. We specialize in seasonal dishes ensuring that our food is always fresh and
new. Our recipes evolve with our customers and push the boundaries of taste, texture and
flavors. All our food is made from scratch. For example, we feature a hand pressed organic
blue and yellow corn tortilla. We use fresh locally sourced ingredients in our food and
beverages. Many of our recipes are inspired by our respective families and date back several
generations steeped in both Mexican and Italian Heritage.
The ambiance at the Los Gatos will have the same feel inside taking advantage of the original
brick interior. There will be no changes to the outside of the building.
ZONA ROSA CUISINE
Our request for an increase in seating is consistent with our sit down restaurant concept. We
feel that we can add to the Los Gatos food community:
✓ Different. There are currently three other Mexican concepts in Los Gatos: Andale,
Pedro's & Palacio. We feel that our concept will add variety (menu attached for your
review).
✓ Established. We have a successful established restaurant that is well received'AftEIVED
community: 4 star yelp rated with 165 reviews (see media article attached).
✓ Small Bites. Our concept is in line with food trends that favor eating light and eail% 1_2 2014
right. This concept will be well received by locals and by visitors to the town TOWN OF LOS GATOS
PLANNING ONOW
LIQUOR LICENSE — ABC POLICY
We are requesting consideration of a full liquor license. Zona Rosa is not requesting a food
counter or any stand alone bar seating. All beverages will be served by the wait staff only, as a
compliment to lunch and dinner service. We will provide limited unique cocktails and sangrias
that are fresh and seasonal to compliment our cuisine and pair with our menu.
➢ We have attached a copy of our San Jose drink menu. Our intent is to mirror what we
offer in our San Jose location.
➢ Zona Rosa is accordance with the Town Alcohol Policy by not incorporating a stand
alone bar or a food counter that could be construed as a "bar" in our design. Zona Rosa
will provide table seating with full food service in Los Gatos, following the same concept
we currently offer in the Rose Garden.
➢ Alcoholic Beverages will be served with meals only.
➢ Zona Rosa —San Jose Restaurant is in good standings with City of San Jose and ABC.
➢ Hours of Operation will be 10 A.M. to 10 PM (Monday to Sunday). We have no intention
of staying open late under any circumstance.
COMMUNITY
Zona Rosa intends to add value to the community by:
• Supporting the local farmers market, purveyors and residents
• Employing local whenever possible
• Creating a healthy place to work and dine
• Supporting community events and local schools
RECEIVED
I EB Lz 2014
TOWN OF LOS GATOS
R ArMVING DNWN
SUMMARY
We believe that Zona Rosa will become a destination restaurant in Los Gatos that will add to
the charm of the downtown district. Our unique combination of inspired Mexican cooking and
relaxing atmosphere has the elements that will make Zona Rosa well received in the community
and a lasting tradition of great food for years to come.
I have spoken in length to the Town of Los Gatos Planning Staff, other business owners In Los
Gatos and fully understand the desire by the Town Council and the Planning Commission that
the Town does not want to add drinking establishments in Los Gatos, but rather encourage
successful businesses. By allowing responsible alcohol service in a full sit down dining
experience, the Town of Los Gatos will transform a "high turn over" existing restaurant CUP
into a quality small restaurant CUP with full table service.
I have carefully considered the hours and type of service to place Zona Rosa in the category of
sit down table service with no stand alone bar; the closing hours are early on all nights so that
they do not conflict with the Town's late night alcohol policy. The ability to serve limited and
unique cocktails is critical to the success of Zona Rosa, and you respectfully request the
Planning Commission and the Town Council approve of the requested changes to the existing
restaurant CUP for 81 W. Main Street.
Anna Pizzo — Executive Chef Owner /Chris Pizzo - Owner
RECEIVED
FEB 1-12 2014
TANG LOS
5
_7`77"` _77' -7— '777"77
ANTOJITOS- STARTERS
TRES SALSAS smoked cashew, sikil p'ak (pumpkinseed) habanero + tiloS,salsa with house -made chips 4.
GUACAfVAOLE avocado, ,iaLapOo,cilantro, lime 8, topped with niman ranch crisped bacon, roasted pistachios 9.
_R . MACHOS house mace tortilla chips, mole negro, black beans, queso fresco, PcolanD Crania, Pico de gaflo 9. w1cwnites: I
AGVACA7E FRITG pankn fried avacado wedges, chipolle cream dipping sauce 9. . ..... •
QUESO FUNDID0 Willed oaxacan cheese, tomatil I to sauce, saftake musivooms, warm hou, e made tortillas I
QUESADILLA DE VERDURA S roasted Jatapeno, pasilla chile., snitake mushrooms, epazote, oaxmca
SOr'A 661 DIA carrot chile and oliantrc sGj'p, niman ranch Pork & beef vneatbails 33
SOFA DE ESQUI TEZ vegetable broth, roasted cOm. Chile sevano, avacado, linle, tortffifta dh
brorcha 9.
ENSALADA CIE CESAR mixed greens, roasted corn, queso a6ejo, avo�dc, lialapeho vulaigreve low com btopes , t
pan,,searsd skirt steak 17.5
sauteed shrimp 17.5 blackened salmDn 17.5
E11:15ALADA TEMPGRADA, seasonal greens, avocar!D, Mango, papal/a, Candied C'Nor ekrus dre
TOSTAVASA-7. UN Ai ii sash's l;_.-ade alti tuna,
avcti ado, cd'spy leeks' C.Ypoile creme - served ca 2 ta(spy torYffas 13,
CRAB CEVIlUiE marinated dungeness ciab+shri �h"P, lirne, cucumber, cilantro, Islapeno, avocado, 2 crispy tortillas 12 I
GEL MAR MUssols, M.-kcan sweet scallops, sh rim , gvajlIc cjJle, white wine, bar jorristo &Cnzosaaca' warm to
Q U E R
CIkL_0S royal sweet scaf-IoPs, asparagus chipolle sarrano glaze, blue cam tortills 12.
4-CS7,'LLAS guajiffo chne b, ai sec,ntrnan ranch baby4bad% ribs, cabbage, lorlaffliO avocado sr,,.'sa 11-
elWCHUR• .qi niman ranch skirt steak pan seared, fingentrV potatoes, , u s a
chirox-b rri auc_ 12.
CAMAROMEZ shrimp temr
pure, fennel, apple Papa cabbage slaw, avocado 12.
CARNITAS nknan ranch braised park, cabbage salad, pickied red onion, guacamole, ch.ne Cie ofcaate 11.
SAUWGjV triad salmon,%es btackaned, s,vitaka mushroom + corn, reftr4, cliantro aim, cusped baron Q.
VEk
v , EARAS .witted cabbage, ter -:net, brussels sprouts, shallots, fingerling potato, chile, cilantro crerria, toasted perarls 1,
C?C,�fW Y WAIA NEGRO Pcrk chOnzO, vne'e negro, blaoix bean pur;as,, svveef potafaas I I
MLA NOS'Y'PAPAS scrambled eggs, potatoes Y POblano Chile, see-sonei greens, quese, fresco, cilamro crams 10.
C A Z U F_ LA S F1 2 C 'L S
C: f4 Cte PGA; G ma�,Ig free re- I
ge c' " icken, -MOle c0loradc, queso fresco, Creme 12,5
ZNCHiLAVAS de "'JLBOAUGAS niman ranch Pork + beef mea aels, rode cciOradc, artisan cheeses 13.
C'H1LADAS cL.PP-TO 018rY'sIree range duck + mote negro, oaxacao + queso -f, aco 13,
BLUE COON EWCHILADA sweet potato, PObla"O Chile, caran's-11-7ad onion, broncha cheese: tomaleJo + pobla no (op est o 1 3 a�mcw 5
'pan ranch skirt steak, shfitake, green beans, chipoflecrenla, house -made tor9las 15.
PA&LLA CHILE RaLaIO niman ranch Pork,oncrizo, black beans, wild rice, budernut squash artisan cheeses, vann �onll as 1,
TA20AL FRITO de ?NERCO h1rhan ranch Pork, met-- ve,de, white alubta beans, queso fresco 12,
D E L A D 0 - S I D S
FRUDLEs rancho gOTdO heirloom beans, steak, bacon, chjpQjL_ chile 5. WHITE )'j-USIA BEMS sweet potato + mexican 5pjceE 5.
ELOTE toasted coal, chipotle atoll, queso fresco 5, PAPAS, Jalapeno -Mashed 6. Tortillas 2.5 Additional Satsa y cremes s) 50
COCTELE
Margarita tequila blanco, lone, agave, curaeao 4.
Palornoesque tequila anejo, grape fruit, honey, lime 10.
Ptkdrinas tequila blanco, pressed cilantro, jalapeno, lime, agave, cointreau 9.
Bloody Rosa vodka, tomato puree, spices, tobasco, bacon celery garnish 10.
El Pepino vodka, cucumber, mint, simple syrup, lime 14.
Cosuao Temporada opoka;, ?� � lil3 g sec, son Wrup,:; '
CERVEZA- BEUR."" N4M�'v! im R .: Y ", ^� c5h AaK9 :Xrya,Yyrni �mc
Bohemia, Dos YX Lager, Lagunitas IPA, Lagunitas Little Surnpin, Tecate in a
Negra Modelo, Victoria, Lagunitas SEASONAL 4.75
Two Chile Chavela Tcate fresh lime + ginger + tomat illos + pasilla + jalapeno
Classic Michelada pressed lime juice + 2abasco + clamato -K salted rim 9
Sangria Seasonal viva Borgia (red wine), green apples,citrus
ESPIJIViOSO - SPARKLING '.
Prosemo jeio Brut Italy 8133
Agua Fresca Mir tosa jeio prosec:co, seasonal ague frescs + muddled berries 9/32
BLANCO - WHITE,
2011 la Cana Was 8aiMs; Afbaririo Spainl0 /35
201011ohr Riverstone,Chardmnay 8/75/30
TINTO - RED
2010 David Bruce Central Coast, Petite Syrah 13/45
2WS Travieso Amaranta Syrah 13/43•
2010 . Ancient Peaks Paso Robles, Cabernet 10/35
2008 Travieso HI Chupacabras (Red Blend) 9/35
2008 Borsao Berola (Red Blend) \ 13/46
2,111 Moanc
2011 Rio a ProtocolA '£lno Spain 9/2£3
201.1 Zmfandel Ancient Peaks Paso Robles
2010 Anna Bella Napa Valley, Cabemet 1.
HOUSE MADE BEVERAGES
HIBISCUS TEA dried hibiscus flowers + cinnamon + fresh squeezed orange 3.5 Saratoga Rome Water 3.5 a
ALMONi3 HORCHATA rice, almonds, rannamon 3.75 CAFt de LA 01 -LA cinnamon, agave nectar syrup 3.5
MF)fCAN HOT CHOCOLATE milk, chile de arboi + crushed almonds + ibarra chocolate 4.
CAFE de LA OLLA cinnamon, agave nectar Syrup 3.5, Mexican Coca Cola, Jarritos Mandarin, Diet Coke 3 5
AQUA FRESCA freshly, squeezed fruit juke 4. SEASONAL LIMEADE agua fresca + sparkling lemonade, basil 5.
Review: San Jose's Zona Rosa serves
upscale, farm. -to -table Mexican
cuisine
By Jennifer Graue
Correspondent
EY> rat 0"i ??y2i z?2i%t:A3 f+Nf Pn7 j UPW,01', IOMOWHSAGO -
Americans tend to make assumptions about Mexican restaurants: that they are cheap and cheerful;
that the food is fast and filling; and that the chips and salsa are free and free - flowing:
So it takes a brave restaurateur to buck the stereotypes by celebrating the nuances of Mexican
cuisine and using outstanding locally sourced seasonal food. The daring Anna Zamora -Pizzo and
Susan Gentile have done just that with Zona Rosa, a small farm -to -table eatery in San Jose's Rose
Garden neighborhood. The menu features local produce, sustainable seafood and bumanely raised
meat, as well as tortillas and sopes made in house as they are ordered.
Zona Rosa opened last summer with a limited dinner menu. Now the restaurant also serves lunch
Tuesday through Friday, and brunch Saturday and Sunday. Pizzo, who learned to cook alongside
her mother and grandmother, uses family recipes and draws inspiration from the cooking of her
husband's Italian family.
The restaurant is cozy, with seating for about two dozen — though plans are in place to double the
capacity by expanding into a space next door. In warmer weather, there are a few sidewalk tables.
The decor is a prix of rustic, vintage and modern touches: white stucco walls; tables and chairs of
reclaimed wood; jewel- toned, vintage glass light shades; and a word mural of menu items on a
black wail abode the bar.
We had made reservations, and were seated immediately by the front window, the restaurant's
quietest spot. Our pleasant server had a great knowledge of the menu, which is divided into
appetizers, tams and eazuelas (dishes served in small casseroles dishes, such as enchiladas). The
wine and beer is small, and there's no liquor -- so don't come hankering for margaritas. Sangria and
wane cocktails, include a refreshing mojito ($9), made with Prosecco instead of rum. There's also
non - alcoholic horchata, fresh- squeezed agua fresca and a hibiscus tea.
We ordered chips and three salsas that proved well worth the $q cost. The chips are pan- fried, as I
witnessed passing through the kitchen on my way to the bathroom. They arrived at the table still
warm, rmt oily, with some puffed up -- a treat you never experience with mass - produced chips. one
salsa, the delicious tomato -based variety, is from Pizzo's fathers recipe; another — the sMI p'ak, a
pumpkin seed version from the Yucatan -- tasted wonderfully vibrant with cilantro and a touch of
habanero.
The guacamole ($8) was familiar and fresh. But the version topped with crisp bacon and pistachios
($9) was irresistible. Crab ce:iche ($12.5o), served on two crisp tortillas, had a great zing from lime
juice balanced by a smear of chipotle creme on the tortillas.
A came asada dish is featured in the foreground of this
photo at the Zone Rosa restsurant in the Rose Garden
neighborhood in San Jose, Calif. on Fnday, /sari, 15,
2013. (Gary Reyes/ Slaff) (Gary Reyes)
Carnitas comes as an appeti2er on tacos ($15) or a
sope ($1o). (A sope is a round mass boat -- thicker
than a tortilla, crisp on the outside with a slightly
soft interior.) The sope absorbed the juices from
the braised pork for a near perfect union.
The tacos, served two to a plate, are all so
appealing it was torture trying to decide which to
order; they merit enough return trips to try them
all. At lunch, we settled on scallop ($11, $16 at
(h nner), which were battered, fried and served with
perfect quarter-inch cubes of butternut squash on
a blue corn tortilla. I kept coming back for just one
more bite.
Enchiladas, filled with juicy, free range chicken ($12..50, $17.50 at dinner), are topped with just the
right amount of a mild and slightly sweet mole colorado.
Blue corn mass crepes ($16) are a good vegetarian option at dinner. Lighter in texture than tortillas
thanks to the addition of an egg, the crepes are filled with seasonal veggies (kale and butternut
squash, at our meal) and topped with almonds and a cream -herb sauce.
The carne asada ($18.5o) was unlike any I'd had. Zone Rosa elevates this dish from an agreeable
inexpensive cut of meat to something truly special Marinated cubes of skirt steak were cooked
precisely to medium and served with shitake mushrooms and crisp - tender green beans in a chipotle
cream sauce.
At dinner, both the tacos and eazuelas are served with a choice of Rancho Gordo heirloom beans,
cooked with bacon or sauteed potatoes. At lunch they're available separately as sides ($6 each).
order the potatoes at lunch, but skip the beans -- which are cooked fresh each day, but by noon they
haven't had enough time to develop the rich pot liquor found in the dinner seeing. At night, order
one of each; they're equally good.
At lunch, the pumpkin bufiuelos with horchata ice cream ($8) weren t quite perfect, as they had
been at dinner — warm, crisp on the outside and cake -like inside. They are quite possibly the finest
representation of a doughnut I've ever had at a restaurant
Tbose waiting for fine-dining version of Mexican cuisine will find everything coming up roses at
Zone Rosa
Email Jennifer Graue at features@mercurynev,,s.com.
Zona Rosa
1411 The Alameda, San Jose
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This place has EXCELLENT food, PERIOD.
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So the Mrs. and I are out on a date and since our departure from Berkeley and Oakland I've been craving something
similar to Fonda which is one of my favorite Mexican tapas places in Berkley.
We show up on a Saturday night around BPM... without a reservation. DO NOT make this same mistake. READ THIS
NOW — MAKE A RESERVATION because there are only 10 tables in the whole place and it was packed.
So we didn't make a reservation, we were quoted a 45 min wait — so we walked over to Wine Affairs to grab a quick drink.
After we finished our round we were seated at a two top that was somewhat squished next to a bunch of other people.
Granted — this place is COZY... here's where it all became worth it. I order a house margarita and though there's not as
much in the glass for the price — the taste is phenomenal. We grabbed some "3 salsa chips" which were PERFECT in
flavor ranging from super spicy to sweet mild.
I ordered the Duck Mole enchiladas and the Mrs. ordered the salmon fish tacos. I swear I have never had better Mexican
food, except maybe in Cancun in a small village from a grandmother cooking for me at home. THIS PLACE IS
FANTASTIC and I'm fairly confident you could order anything here and be happy. The price is a little steep, so you wont
be stopping by everynight but it's great for a date night.
1/12/2014
Loved the decor and the size of the place for a date night dinner.
The food is delicious and appropriately portioned. I had the carnitas tacos and my husband had chimichurri steak tacos.
Only disappointment is they were out of my first and second choice of wine. However service was impeccable. They
moved us after we sat down next to a really loud group and offered tastes of food I wasn't sure of.
Looking forward to ng back for brunch, _— _
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This place has EXCELLENT food, PERIOD.
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So the Mrs. and I are out on a date and since our departure from Berkeley and Oakland I've been craving something
similar to Fonda which is one of my favorite Mexican tapas places in Berkley.
We show up on a Saturday night around BPM... without a reservation. DO NOT make this same mistake. READ THIS
NOW — MAKE A RESERVATION because there are only 10 tables in the whole place and it was packed.
So we didn't make a reservation, we were quoted a 45 min wait — so we walked over to Wine Affairs to grab a quick drink.
After we finished our round we were seated at a two top that was somewhat squished next to a bunch of other people.
Granted — this place is COZY... here's where it all became worth it. I order a house margarita and though there's not as
much in the glass for the price — the taste is phenomenal. We grabbed some "3 salsa chips" which were PERFECT in
flavor ranging from super spicy to sweet mild.
I ordered the Duck Mole enchiladas and the Mrs. ordered the salmon fish tacos. I swear I have never had better Mexican
food, except maybe in Cancun in a small village from a grandmother cooking for me at home. THIS PLACE IS
FANTASTIC and I'm fairly confident you could order anything here and be happy. The price is a little steep, so you wont
be stopping by everynight but it's great for a date night.
1/12/2014
Loved the decor and the size of the place for a date night dinner.
The food is delicious and appropriately portioned. I had the carnitas tacos and my husband had chimichurri steak tacos.
Only disappointment is they were out of my first and second choice of wine. However service was impeccable. They
moved us after we sat down next to a really loud group and offered tastes of food I wasn't sure of.
Looking forward to ng back for brunch, _— _
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RECEIVED
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TOWN OF LOS GATOS
PLANNING DIVISION
CUP u -►� -ooh --
EXHIBIT 7
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