2011020709 - 316 N. Santa Cruz Avenue - Pedro's Restaurant.0\ p MEETING DATE: 02/07/2011
ITEM NO:
9
h
COUNCIL AGENDA REPORT
DATE: JANUARY 28, 2011
TO: MAYOR AND TOWN COUNCIL
FROM: GREG LARSON, TOWN MANAGER
SUBJECT: CONDITIONAL USE PERMIT U -10 -019. ARCHITECTURE AND SITE
APPLICATION S -10 -044. PROJECT LOCATION: 316 N. SANTA CRUZ
AVENUE. PROPERTY OWNER: PETER RIZIO APPLICANT: PEDRO'S
RESTAURANT /MIKE DIPIETRO.
CONSIDER A REQUEST TO ALLOW OUTDOOR SEATING, LIVE
ENTERTAINMENT, DANCE LESSONS, AND EXTERIOR MODIFICATIONS
FOR A RESTAURANT (PEDRO' S RESTAURANT) ON PROPERTY ZONED
C -2. APN 529 -04 -090.
RECOMMENDATION
After opening and closing the public hearing, it is recommended the Town Council:
1. Approve Conditional Use Permit U -10 -019 and Architecture and Site application S -10 -044
(motion required); and
2. Adopt resolution approving a request to allow outdoor seating, live entertainment, dance
lessons, and exterior modifications for a restaurant (Pedro's Restaurant) on property zoned
C -2 (Attachment 2) (motion required).
ALTERNATIVES
Instead of the actions above, the Council may:
Approve the application subject to the recommended, modified, or additional
conditions of approval (motion required); or
Continue the project to a date certain with specific direction (motion required); or
PREPARED BY : Wendie R. Rooney, Director of Community Development
Reviewed by: ) Assistant Town Manager Q Town Attorney
Clerk Administrator Finance A ommunit Development
Y p
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Reformatted: 5/30/02
PAGE 2
MAYOR AND TOWN COUNCIL.
SUBJECT: 316 N. Santa Cruz Avenue/U -10- 019 /5 -10 -044
January 28, 2011
• Remand the project to the Planning Commission with specific direction (motion
required).
• Deny the application (motion required).
BACKGROUND
An Architecture and Site application was approved in 1975 for an existing restaurant expansion
to operate a Mexican restaurant. The application included a separate bar area. Past Conditional
Use Permits (CUP) did not regulate the hours of operation. The existing hours are Sunday, 11:00
a.m. to 10:00 p.m.; and Monday through Saturday, 11:00 a.m. to 11:00 p.m. In 1994, the Town
required a new CUP to comply with the Town's Alcoholic Beverage Policy (ABP). This CUP
limits the business to 249 seats. Staff analyzed the project against the Standards for Outdoor
Seating and the ABP.
DISCUSSION
A. Project Summary
The applicant is requesting approval of a Conditional Use Permit (CUP) to allow outdoor
seating and live entertainment, and approval of an Architecture and Site application (A &S) to
allow exterior modifications. The following table compares the existing allowable and
proposed operations:
Applicant's Request
Existing
Proposed
Hours of operation
Su - Th 11 :00 am - 10:00
Su - Th 10 :00 am - 11:00
pm; Fri., Sat., holidays, and
pm; Fri., Sat., holidays,
evenings before holidays
and evenings before
11:00 am - 11:00 pm
holidays 10:00 am - 1:00
am
Number of seats
Total 249
Total 249
Indoor 249
Indoor 230
Outdoor 0
Outdoor 19
Live entertainment
Live entertainment is not
Live bands, live DJ *,
allowed
dance lessons, and
comedy nights until 10:00
pm; until 12:3 0 am for
special events"
*Based on the Council's interpretation that live DJs are not live entertainment from the CUP located at 15 '/z
N. Santa Cruz Avenue, staff reviewed the request for live entertainment with analysis of a live DJ.
* *Request for 12:30 am clarified verbally during the Planning Commission meeting.
PAGE 3
MAYOR AND TOWN COUNCIL
SUBJECT: 316 N. 'Santa Cruz Avenue /U- 10- 019/S -10 -044
February 2, 2011
The following aspects of the business proposal may conflict with Town polices:
• Hours of operation
• Live entertainment
Please see Attachment 7 for additional information regarding the project and for a full
analysis for the bulleted items above.
B. Planning Commission
On January 12, 2011, the Planning Commission considered the subject application (see
Attachment 7). The Commission discussed the request, the limitations of the ABP regarding
live entertainment, and considered the Council's position on the ABP for the recently
approved CUP with live entertainment located at 15 1 /2N. Santa Cruz Avenue (Los Gatos Bar
and Grill). See Attachment 6 for the Commission's full discussion.
The Planning Commission recommended approval of the CUP in consideration of Town
Council's approval for live entertainment at 15 I /2 N. Santa Cruz Avenue. The Commission's
recommendation included conditions to:
• Place outdoor furnishings indoors before closing;
• Cease live entertainment at 10:00 p.m., except during special events;
• Cease use of outdoor seating at 10:00 p.m.
The recommended conditions are included in Attachments 4 and 5.
Staff is concerned about the increased calls and demand for Police services that may result
from live entertainment past 10:00 p.m. If the Town Council finds merit to allow music after
10:00 p.m., staff recommends condition number 9 include the following underlined language:
HOURS OF ENTERTAINMENT: Music is not allowed past 10:00 p.m, seven days a week.
Except that music is allowed from 10:00 a.m. to 12:30 a.m. on the following days: St.
Patrick's Day, Cinco de Mayo, Halloween, Mexico's Independence Day, and Carnaval. At
least 30 days prior to these days the restaurant shall provide written notification to the Police
Department that the restaurant will be holding a special event.
The Planning Commission raised concerns about the proposed exterior alterations and
recommended approval of the A &S with the condition the exterior modifications are revised
to the satisfaction of the Director of Community Development Department and the Town's
Architectural Consultant.
PAGE 4
MAYOR AND TOWN COUNCIL
SUBJECT: 316 N. Santa Cruz Avenue /U- 10- 019/S -10 -044
February 1, 2011
CONCLUSION
The project will provide outdoor seating in the Downtown where outdoor seating is encouraged
through General Plan policies. The outdoor seating will require meal service with alcoholic
beverage service, as conditioned, and will not increase the maximum number of seats allowed by
the existing CUP. However, the proposed project will result in live entertainment when the ABP
allows entertainment only if standards and a process is adopted. Entertainment standards have
not yet been adopted. However, the Council has the authority to review applications on a case -
by -case basis to determine if a request beyond what the policy allows is appropriate.
The Planning Commission recommended approval of the subject application based on the
Council's determination that the request for live entertainment at 15 '/2 N. Santa Cruz Avenue
could be granted. The Council's decision was based on the fact that a live entertainment policy
would be completed in the near future and that several security conditions were required to
mitigate potential impacts, including a condition allowing the Police Chief and the Community
Development Director the ability to suspend the use of live entertainment if it is determined to be
detrimental to public health, safety, or welfare.
ENVIRONMENTAL ASSESSMENT
The project is Categorically Exempt according to Section 15301 Class l of CEQA as adopted by
the Town, which exempts permitting minor alterations to an existing facility with negligible
expansion of the existing use.
FISCAL IMPACT
None.
Attachments
1. Required Findings.
2. Resolution approving the Conditional Use Permit modification.
3. Resolution denying the Conditional Use Permit modification.
4. Recommended Conditions of Approval for the Conditional Use Pen
5. Recommended Conditions of Approval for the Architecture and Site Application.
6. Excerpt of the Planning Commission verbatim meeting minutes of January 12, 2011.
7. Report to the Planning Commission for the meeting of January 12, 2011.
Distribution
cc: Mike Dipietro /Pedro's Restaurant, 316 N. Santa Cruz Avenue, Los Gatos, CA 95030
Peter Rizio, 1844 Cherry Avenue, San Jose, CA 95125
WRR:JLS:cgt
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REQUIRED FINDINGS FOR:
316 N. Santa Cruz Avenue
Architecture and Site Application 5 -10 -044
Conditional Use Permit U -10 -019
Requesting approval to allow outdoor seating, live entertainment, dance lessons, and
exterior modifications for a restaurant ( Pedro's Restaurant) on property zoned C -2. APN
529 -04 -090.
- PROPERTY OWNER: Peter Rizio
APPLICANT: Pedro's Restaurant/Mike Dipietro
FINDINGS
Required finding for CEQA:
o The project is Categorically Exempt pursuant to Section 15301 of the State Environmental
Guidelines as adopted by the Town.
Required findings for a Conditional Use Permit:
■ As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit:
The deciding body, on the basis of the evidence submitted at the hearing, may grant a
conditional use permit when specifically authorized by the provisions of the Town Code if it
finds that:
(1) The proposed uses of the property are essential or desirable to the public convenience or
welfare in that the use will allow an existing business to provide its customers a wider
range of services; and
(2) The proposed uses will not impair the integrty and character of the zone in that the
commercial use will be in a commercial zone; and
(3) The proposed uses would not be detrimental to public health, safety or general welfare in
that the conditions of approval will mitigate any potential impacts; 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 discussed within the January
12, 2011, Planning Commission staff report.
Required finding for the Redevelopment Plan for the Central Los Gatos Redevelopment
Project Area:
o 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 general commercial uses.
Attachment 1
Page 2 of 2
316 N. Santa Cruz Avenue/U- 10- 019/5 -10 -044
February 7, 2011
Required findings for the Town's Alcoholic Beverage Policy:
o As required by Chapter II, Section 6, of the Town Alcohol Beverage Policy for granting
alcohol service beyond the hours of 10 p.m.
The deciding body shall make the following findings prior to approving an application for a
Conditional Use Permit to serve alcoholic beverages past 10 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.
CONSIDERATIONS
Required 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.
N:\DEV\FINDINGS\2011\NSC316,docx
RESOLUTION 2011-
RESOLUTION GRANTING APPROVAL OF A CONDITIONAL USE PERMIT
MODIFICATION AND ARCHITECTURE AND SITE APPLICATION TO ALLOW
OUTDOOR SEATING, LIVE ENTERTAINMENT, DANCE LESSONS, AND EXTERIOR
MODIFICATIONS FOR A RESTAURANT (PEDRO'S RESTAURANT) ON PROPERTY
ZONED C -2.
APN: 529 -04 -090
CONDITIONAL USE PERMIT APPLICATION: U -10 -019
ARCHITECTURE AND SITE APPLICATION S -10 -044
PROPERTY LOCATION: 316 N. SANTA CRUZ AVENUE
PROPERTY OWNER: PETER RIZIO
APPLICANT: PEDRO'S RESTAURANTIMIKE DIPIETRO
WHEREAS:
A. This matter came before the Town Council for public hearing on February 7, 2011, and
was regularly noticed in conformance with State and Town law.
B. The applicant seeks to modify an existing Conditional Use Permit (CUP) and obtain
approval of an Architecture and Site application (A &S) to allow outdoor seating, live entertainment,
dance lessons, and exterior modifications for a restaurant (Pedro's Restaurant) on property zoned C -2.
Currently, the CUP does not allow or live entertainment. However, the applicant is requesting 19
outdoor seats, approval to provide live entertainment, and approval for exterior modifications.
C. On January 12, 2011, the Planning Commission considered the request to modify an
existing Conditional Use Permit (CUP) and an Architecture and Site application (A &S) to allow
outdoor seating, live entertainment, dance lessons, and exterior modifications for a restaurant (Pedro's
Restaurant) on property zoned C -2. The Commission recommended approval of the requests
finding that the use meets the intent of the Alcoholic Beverage Policy.
D. The Town's Alcohol Beverage Policy requires any change in the service of
alcoholic beverages to be approved by Council. Town Council reviews CUP requests for a change
Attachment 2
in alcohol service on a case -by -case basis to ensure that the request is appropriate for the specific
restaurant and its location.
E. The Town's Alcoholic Beverage Policy gives the hearing body discretion to approve
alcoholic beverage service on a case -by -case basis 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.
F. Town Council received testimony and documentary evidence from the applicant and all
interested persons who wished to testify or submit documents. Town Council considered all testimony
and materials submitted, including the record of the Planning Commission proceedings and the packet
of material contained in the Council Agenda Report dated January 28, 2011, along with any and all
subsequent reports and materials prepared concerning this application.
G. Council finds as follows:
Pursuant to Town Code section 29.20.190, the requested modification of an
existing CUP is desirable to the public convenience; will not impair the integrity and character of
the zone; would not be detrimental to public health, safety or general welfare; and is in harmony
with the various elements or objectives of the General Plan and the purposes of the Town Code; and
pursuant to Town Code section 29.20.150, the considerations in review of an A &S were made in
reviewing this project. This finding is based on the evidence presented in the Council Agenda
Report dated January 28, 2011, and incorporates the findings made by the Planning Commission on
January 12, 2011, regarding this application.
2. The Alcoholic Beverage Policy allows the Council to consider unique
circumstances which apply to the subject application.
3. The condition allowing the Police Chief and the Community Development
Director the ability to suspend the use of live entertainment if the live entertainment is determined
to be detrimental to public health, safety, or welfare, and the conditions regarding security would
mitigate potential impacts.
4. The project is categorically exempt from environmental review pursuant to
Section 15301 of the State Environmental Guidelines as adopted by the Town.
5. The proposed use is consistent with the Redevelopment Plan for the Central
Los Gatos Redevelopment Project Area (section IV.B), as evidenced by the staff report prepared for
the public hearing on January 12, 2011.
RESOLVED:
1. The CUP application U -10 -019 for modification of an existing CUP, and the
Architecture and Site application 5 -10 -044 for exterior modifications are granted.
2. The Conditions of Approval attached hereto as Exhibit A and B are hereby adopted
as the Conditions of Approval for modification of this permit.
3. The decision constitutes a final administrative decision pursuant to Code of Civil
Procedure section 1094.6 as adopted by section 1.10.085 of the Town Code of the Town of Los
Gatos. Any application for judicial relief from this decision must besought within the time limits
and pursuant to the procedures established by Code of Civil Procedure section 1094.6, or such
shorter time as required by State and Federal Law.
PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los
Gatos, California on the 7 th day of February 2011, by the following vote.
COUNCIL MEMBERS:
AYES:
NAYS:
ABSENT:
ABSTAIN:
SIGNED: /s /Mayor Joe Pirzynski
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST: /s /Jackie D. Rose
CLERK OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
CONDITIONS OF APPROVAL — February 7, 2011
For the Conditional Use Permit
316 N. Santa Cruz Avenue
Architecture and Site Application S -10 -044
Conditional Use Permit Application U -10 -019
Requesting approval to allow outdoor seating, live entertainment, dance lessons, and
exterior modifications for a restaurant ( Pedro's Restaurant) on property zoned C -2. APN
529 -04 -090.
PROPERTY OWNER: Peter Rizio
APPLICANT: Pedro's Restaurant/Mike Dipietro
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, in substantial compliance with the development plans noted as
received by the Town on November 15, 2010, and in compliance with the applicant's
letters dated.October 14, 2010 (Exhibit A), and November 15, 2010 (Exhibit B). Any
changes or modifications made to the approved plans shall be approved by the Director of
Community Development, the Development Review Committee, or the Planning
Commission, depending on the scope of the change(s).
2. EXPIRATION: Zoning approval will expire two years from the approval date pursuant to
Section 29.20.320 of the Town Code, unless the approval has been vested.
3. 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 operational agreement with the Town guaranteeing the performance of the business
per the representations of the application and the applicant at the public hearings as well as
the 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 and will be signed by the applicant. Operators who are successors in interest to
the CUP shall be required to meet with the Town CDD Director and Chief of Police and
agree to all the terms of the Operational Agreement by executing a copy of the Agreement.
4. APPROVED USE: The approved use is a high turnover sit -down restaurant with a separate
bar.
5. SEATS: The maximum number of seats shall not exceed 249, inclusive of indoor and
outdoor seating. The number of outdoor seats shall not exceed 19.
6. MAXIMUM OCCUPANCY: There shall be no more than 296 persons in the
establishment, including outdoor seating areas, at any given time.
7. ALCOHOLIC BEVERAGE SERVICE: The service of alcoholic beverages for the
restaurant, including outdoor seating in the patio and entry courtyard, is permitted only
with meals. A meal is defined as a combination of food items selected from a menu
(breakfast, brunch, lunch, or dinner). Appetizers such as popcorn, nachos, pretzels, potato
skins, relish trays, etc. (hot or cold) are not meals. Meal service is not required with
alcoholic beverage service at the bar.
8. HOURS OF OPERATION: Maximum hours of operation are 10:00 a.m. to 11:00 p.m.,
Sunday to Thursday; and 10:00 a.m. to 1 :00 a.m., Friday, Saturday, holidays, and evenings
before holidays. Use of outdoor seating is not allowed after 10:00 pm, seven days a week.
EXHIBIT A
9. HOURS OF ENTERTAINMENT: Music is not allowed past 10 :00 pm, seven days a week.
Except that music is allowed from 10:00 a.m. to 12:30 a.m, on the following days: St.
Patrick's Day, Cinco de Mayo., Halloween, Mexico's Independence Day, and Carnaval.
10. ENTERTAINMENT: Live entertainment consists of live bands, dance lessons, and
comedy nights. Live entertainment is allowed indoors; it is not allowed in the bar area,
outdoor patio, or entry courtyard. This Conditional Use Permit shall be subject to the live
entertainment policy when the policy is adopted by the Town. M. usic is not allowed past
10:00 pm, seven days a week, except for the days and hours allowed in Condition No. 9.
11. EVENTS: Special events, private parties, and fundraisers shall not exceed the maximum
number of seats, the maximum occupancy, or hours of operation.
12. DANCING: Dancing and dance lessons are allowed subject to the same hours of operation
and maximum occupancy of the restaurant. Dancing and dance lessons must occur indoors.
13. OUTDOOR FURNISHINGS: Outdoor furnishings, including heaters, shall not be left
outdoors and shall be placed indoors prior to closing.
14. 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.
15. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires
that any applicant who receives a permit or entitlement from the Town shall defend,
indemnify, and hold harmless the Town and its officials in any action brought by a third
party to overturn, set aside, or void the permit or entitlement. This requirement is a
condition of approval 'of all such permits and entitlements whether or not expressly set
forth in the approval, and may be secured to the satisfaction of the Town Attorney.
TO THE SATFISFATION OF THE DIRECTOR OF PARKS & PUBLIC WORKS:
Engineering Division
16. PATIO. All non - permanent improvements /features shall be less than three (3) feet in
height. This includes; tables, landscaping, railing, chairs, etc.
17. 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.
TO THE SATISFACTION OF THE CHIEF OF POLICE:
18. 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.
19. 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.
20. 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.
21, SAFETY AND SECURITY. The Chief of Police maintains the authority to modify the
safety and security measures and conditions to address any impacts that result from, or is
associated with, the establishment.
22. LIVE ENTERTAINMENT. Approval to allow live entertainment may be suspended,
modified, and /or revoked by the Chief of Police or the Director of Community
Development Department if the live entertainment becomes detrimental to the public
health, safety, or welfare, as determined by the Chief of Police or the Director of
Community Development Department.
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.
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INTENTIONALLY
LEFT $L.kNK
CONDITIONS OF APPROVAL — February 7, 2011
For the Architecture and Site Application
316 N. Santa Cruz Avenue
Architecture and Site Application S -10 -044
Conditional Use Permit Application U -10 -019
Requesting approval to allow outdoor seating, live entertainment, dance lessons, and
exterior modifications for a restaurant ( Pedro's Restaurant) on property zoned C -2. APN
529 -04 -090.
PROPERTY OWNER: Peter Rizio
APPLICANT: Pedro's Restaurant/Mike Dipietro
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, in, substantial compliance with the development plans noted as
received by the Town on November 15, 2010, and in compliance with the applicant's
letters dated October 14, 2010, and November 15, 2010. Any changes or modifications
made to the approved plans shall be approved by the Director of Community Development,
the Development Review Committee, or the Planning Commission, depending on the scope
of the change(s).
2. EXPIRATION: Zoning approval will expire two years from the approval date pursuant to
Section 29.20.320 of the Town Code, unless the approval has been vested.
3. 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.
4. WINDOWS AND DOORS: New windows and doors shall have divided lites to match the
existing windows. Simulated divided lites are permitted if the details of the windows and
doors provide projecting muntin elements on the exterior and interior of the window along
with a spacer muntin between the panes of glass.
5. PATIO RAILING: The wrought iron patio railing shall match the wrought iron of the
existing gate and fence at the existing entry courtyard.
6. EXTERIOR MODIFICATIONS: Prior to submitting an application for building permits,
the applicant shall revise the exterior modifications to maintain the existing character, to
the satisfaction of the Community Development Department and the Town's Consulting
Architect.
7. 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
8. PERMITS REQUIRED: A building permit shall be required for the alteration to the
existing commercial building. Separate permits are required for electrical, mechanical, and
plumbing work as necessary.
EXHIBIT B
9. 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.
10. SIZE OF PLANS: Four sets of construction plans, maximum size 24" x 36 ".
11, TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance
forms must be blue -lined on the plans including lighting compliance and mandatory
measures.
12. 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.
13. TITLE 24 — COMMERICAL: For any proposed tenant improvements, 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.
14. TITLE 24 — RESTAURANT USE: Proper size grease trap shall be required for any
restaurant use. The following agencies will review the grease trap requirements before
issuance of the building permit:
a. West Valley Sanitation District ()NVSD): (408) 378 -2408
b. Environmental Health Department: (408) 885 -4200
c. Town Public Works Department: (408) 399 -7530
15. PLANS: The construction plans shall be prepared under the direct supervision of a
licensed architect or engineer. (Business and Professionals Code Section 5538)
16. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit:
a. Community Development— Planning Division: Jennifer Savage (408) 399 -5702
b. Santa Clara County Fire Department: (408) 378 -4010
c. West Valley Sanitation District: (408) 378 -2407
d. County Environmental Health Department: (408) 885 -4200
17. ADVISORY COMMENTS for RESTAURANT TENANT IMPROVEMENTS:
a. In addition to all new work complying with the Code for accessibility, when.
existing buildings are altered or remodeled they -must be made- accessible to persons
with physical disabilities in accordance with the CBC Section 1134B,
"Accessibility for Existing Buildings ". Existing accessibility features and /or
elements required to be accessible in order of priority include: (a) Accessible
entrance with required signage and door hardware; (b) Accessible route to altered
area (including parking space and path of travel from public way and necessary
signage); (c) Accessible Restrooms. Areas altered to provide live entertainment,
music, and /or dancing for the public shall also be made accessible to individuals
with disabilities.
b. Where the cost of alterations or remodeling is less than a threshold amount
(currently at $128,410.86) and the cost to provide all those features listed above is
disproportionate to the improvement costs (i.e, more than 20% of the budget), then
the Owner can limit disabled access upgrades to 20% of the budget cost for
alterations with the approval of the Building Official. Please obtain the Town 20%
Rule Form from the Town Permit Counter or download from the Town of Los
Gatos website at www.los atosca.gov and completely fill it out showing all the
required upgrades that will be provided and their costs. This form must be
permanently affixed (i.e. blue - lined, sticky- backed) to the plans.
TO THE SATFISFATION OF THE DIRECTOR OF PARKS & PUBLIC WORKS:
Engineering Division
18, 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.
19. PATIO. All non - permanent improvements /features shall be less than three (3) feet in
height. This includes; tables, landscaping, railing, chairs, etc.
20. 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.
21. PUBLIC WORKS INSPECTIONS. The developer or his representative shall notify the
Engineering Inspector at least twenty -four (24) hours before starting any work pertaining to
on -site drainage facilities, grading or paving, and all work in the Town's right -of -way.
Failure to do so will result in rejection of work that went on without inspection.
22. 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.
23. FRONTAGE IMPROVEMENTS. Applicant shall be required to improve the project's
public frontage to current Town Standards. These improvements may include but not
limited to curb, gutter, sidewalk, driveway approaches, curb ramps, traffic signal, street
lighting (upgrade and /or repaint) etc.
24. DESIGN CHANGES. The Applicant's registered Engineer shall notify the Town Engineer,
in writing, at least 72 hours in advance of all differences between the proposed work and
the design indicated on the plans. Any proposed changes shall be subject to the approval of
the Town before altered work is started. Any approved changes shall be incorporated into
the final "as- built" drawings.
25. 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, gatters,
sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic pavement
markings, etc. shall be repaired and replaced to a condition equal to or better than the
original condition. Existing improvement to be repaired or replaced shall be at the
direction of the Engineering Construction Inspector, and shall comply with all Title 24
Disabled Access provisions. Developer shall request a walk - through with the Engineering
Construction Inspector before the start of construction to verify existing conditions.
26. SIDEWALK REPAIR. The developer shall repair and replace to existing Town standards
any sidewalk damaged now or during construction of this project. Sidewalk repair shall
match existing color, texture and design, and shall be constructed per Town Standard
Details. The limits of sidewalk repair will be determined by the Engineering Construction
Inspector during the construction phase of the project.
27. CURB AND GUTTER. The developer shall repair and replace to existing Town standards
any curb and gutter damaged now or during construction of this project. New curb and
gutter shall be constructed per Town Standard Details, The limits of curb and gutter repair
will be determined by the Engineering Construction Inspector during the construction
phase of the project.
28. FENCING. Any fencing proposed within 200 -feet of an intersection shall comply with
Town Code Section §23.10.080.
29. SANITARY SEWER LATERAL. Sanitary sewer laterals are televised by West Valley
Sanitation District and approved by the Town of Los Gatos before they are used or reused,
Install a sanitary sewer lateral clean -out at the property line.
30. GOOD HOUSEKEEPING. Good housekeeping practices shall be observed at all times
during the course of construction. Superintendence of construction shall be diligently
performed by a person or persons authorized to do so at all times during working hours,
The storing of goods and /or materials on the sidewalk and /or the street will not be allowed
unless a special permit is issued by the Engineering Division. The adjacent public right -of-
way shall be kept clear of all job related dirt and debris at the end of the day, Dirt and
debris shall not be washed into storm drainage facilities. The storing of goods and
materials on the sidewalk and /or the street will not be allowed unless a special permit is
issued. The developer's representative in charge shall be at the job site during all working
hours. Failure to maintain the public right -of -way according to this condition may result in
the Town performing the required maintenance at the developer's expense.
N,\DEV \C0NDITNS\201IMC316 A &S,docx
RESOLUTION 2011-
RESOLUTION DENYING A CONDITIONAL USE PERMIT MODIFICATION AND
ARCHITECTURE AND SITE APPLICATION TO ALLOW OUTDOOR SEATING, LIVE
ENTERTAINMENT, DANCE LESSONS, AND EXTERIOR MODIFICATIONS FOR A
RESTAURANT (PEDRO'S RESTAURANT) ON PROPERTY ZONED C -2.
APN: 529 -04 -090
CONDITIONAL USE PERMIT APPLICATION: U -10 -019
ARCHITECTURE AND SITE APPLICATION S -10 -044
PROPERTY LOCATION: 316 N. SANTA CRUZ AVENUE
PROPERTY OWNER: PETER RIZIO
APPLICANT: PEDRO'S RESTAURANTIMIKE DIPIETRO
WHEREAS:
A. This matter came before the Town Council for public hearing on February 7, 2011, and
was regularly noticed in conformance with State and Town law.
B. The applicant seeks to modify an existing Conditional Use Permit (CUP) and obtain
approval of an Architecture and Site application (A &S) to allow outdoor seating, live entertainment,
dance lessons, and exterior modifications for a restaurant (Pedro's Restaurant) on property zoned C -2.
Currently, the CUP does not allow or live entertainment. However, the applicant is requesting 19
outdoor seats, approval to provide live entertainment, and approval for exterior modifications.
C. On January 12, 2011, the Planning Commission considered the request to modify an
existing Conditional Use Permit (CUP) and an Architecture and Site application (A &S) to allow
outdoor seating, live entertainment, dance lessons, and exterior modifications for a restaurant (Pedro's
Restaurant) on property zoned C -2. The Commission recommended approval of the requests
finding that the use meets the intent of the Alcoholic Beverage Policy.
D. The Town's Alcohol Beverage Policy requires any change in the service of
alcoholic beverages to be approved by Council. Town Council reviews CUP requests for a change
in alcohol service on a case -by -case basis to ensure that the request is appropriate for the specific
restaurant and its location.
Attachment 3
E. The Town's Alcoholic Beverage Policy gives the hearing body discretion to
approve alcoholic beverage service on a case -by -case basis 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.
F. Town Council received testimony and documentary evidence from the applicant and all
interested persons who wished to testify or submit documents. Town Council considered all testimony
and materials submitted, including the record of the Planning Commission proceedings and the packet
of material contained in the Council Agenda Report dated January 28, 2011, along with any and all
subsequent reports and materials prepared concerning this application.
G. Council finds as follows:
1. Pursuant to Town Code section 29.20.190, the requested modification of an
existing CUP is not desirable to the public convenience; will impair the integrity and character of
the zone; would be detrimental to public health, safety or general welfare; and is not in harmony
with the various elements or objectives of the General Plan and the purposes of the Town Code; and
pursuant to Town Code section 29.20.150; the considerations in review of an A &S were not made
in reviewing this project. This finding is based, on the evidence presented in the Council Agenda
Report dated January 28, 2011, and incorporates the findings made by the Planning Commission on
January 12, 2011, regarding this application.
2. The Alcoholic Beverage Policy allows the Council to consider unique
circumstances which apply to the subject application.
3. The condition allowing the Police Chief and the Community Development
Director the ability to suspend the use of live entertainment if the live entertainment is determined
to be detrimental to public health, safety, or welfare, and the conditions regarding security would
not mitigate potential impacts.
4. The project is categorically exempt from environmental review pursuant to
Section 15301 of the State Environmental Guidelines as adopted by the Town.
5. The proposed use is consistent with the Redevelopment Plan for the Central
Los Gatos Redevelopment Project Area (section IV.B), as evidenced by the staff report prepared for
the public hearing on January 12, 2011.
RESOLVED:
1. The CUP application -U -10 -019 for modification of an existing CUP, and the
Architecture and Site application 5 -10 -044 for exterior modifications are denied.
2. The decision constitutes a final administrative decision pursuant to Code of Civil
Procedure section 1094.6 as adopted by section 1.10.085 of the Town Code of the Town of Los
Gatos. Any application for judicial relief from this decision must besought within the time limits
and pursuant to the procedures established by Code of Civil Procedure section 1094.6, or such
shorter time as required by State and Federal Law.
PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los
Gatos, California on the 7 th day of January 2011, by the following vote.
COUNCIL MEMBERS:
AYES:
NAYS:
ABSENT:
ABSTAIN:
SIGNED: /s /Mayor Joe Pirzynski
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST: /s /Jackie D. Rose
CLERK OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
CONDITIONS OF APPROVAL — February 7, 2011
For the Conditional Use Permit
316 N. Santa Cruz Avenue
Architecture and Site Application S -10 -044
Conditional Use Permit Application U -10 -019
Requesting approval to allow outdoor seating, live entertainment, dance lessons, and
exterior modifications for a restaurant ( Pedro's Restaurant) on property zoned C -2. APN
529 -64 -090.
PROPERTY OWNER: Peter Rizio
APPLICANT: Pedro's Restaurant/Mike Dipietro
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, in substantial compliance with the development plans noted as
received by the Town on November 15, 2010, and in compliance with the applicant's
letters dated October 14, 2010 (Exhibit A), and November 15, 2010 (Exhibit B). Any
changes or modifications made to the approved plans shall be approved by the Director of
Community Development, the Development Review Committee, or the Planning
Commission, depending on the scope of the change(s).
2. EXPIRATION: Zoning approval will expire two years from the approval date pursuant to
Section 29.20.320 of the Town Code, unless the approval has been vested.
3. 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 operational agreement with the Town guaranteeing the performance of the business
per the representations of the application and the applicant at the public hearings as well as
the 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 and will be signed by the applicant. Operators who are successors in interest to
the CUP shall be required to meet with the Town CDD Director and Chief of Police and
agree to all the terms of the Operational Agreement by executing a copy of the Agreement.
4. APPROVED USE: The approved use is a high turnover sit -down restaurant with a separate
bar.
5. SEATS: The maximum number of seats shall not exceed 249, inclusive of indoor and
outdoor seating. The number of outdoor seats shall not exceed 19.
6. MAXIMUM OCCUPANCY: There shall be no more than 296 persons in the
establishment, including outdoor seating areas, at any given time.
7. ALCOHOLIC BEVERAGE SERVICE: The service of alcoholic beverages for the
restaurant, including outdoor seating in the patio and entry courtyard, is permitted only
with meals. A meal is defined as a combination of food items selected from a menu
(breakfast, brunch, lunch, or dinner). Appetizers such as popcorn, nachos, pretzels, potato
skins, relish trays, etc. (hot or cold) are not meals. Meal service is not required with
alcoholic beverage service at the bar.
8. HOURS OF OPERATION: Maximum hours of operation are 10:00 a.m. to 11:00 p.m.,
Sunday to Thursday; and 10:00 a.m. to 1:00 a.m., Friday, Saturday, holidays, and evenings
before holidays. Use of outdoor seating is not allowed after 10:00 pm, seven days a week.
Attachment 4
9. HOURS OF ENTERTAINMENT Music is not allowed past 10 :00 pm, seven days a week.
Except that music is allowed from 10 :00 a.m. to 12:30 a.m. on the following days: St.
Patrick's Day, Cinco de Mayo, Halloween, Mexico's Independence Day, and Carnaval.
10. ENTERTAINMENT: Live entertainment consists of live bands, dance lessons, and
comedy nights. Live entertainment is allowed indoors; it is not allowed in the bar area,
outdoor patio, or entry courtyard. This Conditional Use Permit shall be subject to the live
entertainment policy when the policy is adopted by the Town. Music is not allowed past
10:00 pm, seven days a week, except for the days and hours allowed in Condition No, 9.
11. EVENTS: Special events, private parties, and fundraisers shall not exceed the maximum
number of seats, the maximum occupancy, or hours of operation.
12. DANCING: Dancing and dance lessons are allowed subject to the same hours of operation
and maximum occupancy of the restaurant. Dancing and dance lessons must occur indoors.
13. OUTDOOR FURNISHINGS: Outdoor furnishings, including heaters, shall not be left
outdoors and shall be placed indoors prior to closing.
14. 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.
15. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires
that any applicant who receives a permit or entitlement from the Town shall defend,
indemnify, and hold harmless the Town and its officials in any action brought by a third
party to overturn, set aside, or void: 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.
TO THE SATFISFATION OF THE DIRECTOR OF PARKS & PUBLIC WORKS:
Engineering Division
16. PATIO. All non - permanent improvements /features shall be less than three (3) feet in
height. This includes tables, landscaping, railing, chairs, etc.
17. 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.
TO THE SATISFACTION OF THE CHIEF OF POLICE:
18. 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.
19. 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.
20. 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.
21. SAFETY AND SECURITY. The Chief of Police maintains the authority to modify the
safety and security measures and conditions to address any impacts that result from, or is
associated with, the establishment.
22. LIVE ENTERTAINMENT. Approval to allow live entertainment may be suspended,
modified, and /or revoked by the Chief of Police or the Director of Community
Development Department if the live entertainment becomes detrimental to the public
health, safety, or welfare, as determined by the Chief of Police or the Director of
Community Development Department,
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\2011\NSC316 CUP.docx
TFIIs PAGE
INTENTIONALLY
LEFT BLANK
CONDITIONS OF APPROVAL — February 7, 2011
For the Architecture and Site Application
316 N. Santa Cruz Avenue
Architecture and Site Application S -10 -044
Conditional Use Permit Application U -10 -019
Requesting approval to allow outdoor seating, live entertainment, dance lessons, and
exterior modifications for a restaurant ( Pedro's Restaurant) on property zoned C-2. APN
529 -04 -090.
PROPERTY OWNER: Peter Rizio
APPLICANT: Pedro's Restaurant/Mike Dipietro
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, in substantial compliance with the development plans noted as
received by the Town on November 15, 2010, and in compliance with the applicant's
letters dated October 14, 2010, and November 15, 2010. Any changes or modifications
made to the approved plans shall be approved by the Director of Community Development,
the Development Review Committee, or the Planning Commission, depending on the scope
of the change(s).
2. EXPIRATION: Zoning approval will expire two years from the approval date pursuant to
Section 29.20.320 of the Town Code, unless the approval has been vested.
3. 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.
4. WINDOWS AND DOORS: New windows and doors shall have divided lites to match the
existing windows. Simulated divided lites are permitted if the details of the windows and
doors provide projecting muntin elements on the exterior and interior of the window along
with a spacer muntin between the panes of glass.
5. PATIO RAILING: The wrought iron patio railing shall match the wrought iron of the
existing gate and fence at the existing entry courtyard.
6. EXTERIOR MODIFICATIONS: Prior to submitting an application for building permits,
the applicant shall revise the exterior modifications to maintain the existing character, to
the satisfaction of the Community Development Department and the Town's Consulting
Architect.
7. 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
8. PERMITS REQUIRED: A building permit shall be required for the alteration to the
existing commercial building. Separate permits are required for electrical, mechanical, and
plumbing work as necessary.
Attachment 5
9. 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.
10. SIZE OF PLANS: Four sets of construction plans, maximum size 24" x 36 ".
11. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance
forms must be blue - lined on the plans including lighting compliance and mandatory
measures.
12. 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.
13. TITLE 24 — COMMERICAL: For any proposed tenant improvements, 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.
14. TITLE 24 — RESTAURANT USE: Proper size grease trap shall be required for any
restaurant use. The following agencies will review the grease trap requirements before
issuance of the building permit:..:
a.. West Valley Sanitation District (WVSD): (408) 378 -2408
b. Environmental Health Department: (408) 885 -4200
c. Town Public Works Department: (408) 399 -7530
15, PLANS: The construction plans shall be prepared under the direct supervision of a
licensed architect or engineer. (Business and Professionals Code Section 5538)
16. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit:
a. Community Development— Planning Division: Jennifer Savage (408) 399 -5702
b. Santa Clara County Fire Department: (408) 378 -4010
c. West Valley Sanitation District: (408) 378 -2407
d. County Environmental Health Department: (408) 885 -4200
17, ADVISORY COMMENTS for RESTAURANT TENANT IMPROVEMENTS:
a. In addition to all new work complying with the Code for accessibility, when
existing buildings are altered or remodeled they must be Made. accessible to persons
with physical ; disabilities in accordance with the CBC Section 1134B,
"Accessibility for Existing Buildings ". Existing accessibility features and /or
elements required to be accessible in order of priority include: (a) Accessible
entrance with required signage and door hardware; (b) Accessible route to altered
area (including parking space and path of travel from public way and necessary
signage);_ (c) Accessible Restrooms. Areas altered to provide live entertainment,
music, and /or dancing for the public shall also be made accessible to individuals
with disabilities.
b. Where the cost of alterations or remodeling is less than a threshold amount
(currently at $128,410.86) and the cost to provide all those features listed above is
disproportionate to the improvement costs (i.e. more than 20% of the budget), then
the Owner can limit disabled access upgrades to 20% of the budget cost for
alterations with the approval of the Building Official. Please obtain the Town 20%
Rule Form from the Town Permit Counter or download from the Town of Los
Gatos website at www.losgatosca.gov and completely fill it out showing all the
required upgrades that will be provided and their costs. This form must be
permanently affixed (i.e. blue- lined, sticky- backed) to the plans.
TO THE SATFISFATION OF THE DIRECTOR OF PARKS & PUBLIC WORKS:
Engineering Division
18. 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.
19. PATIO. All non - permanent improvements /features shall be less than three (3) feet in
height. This includes; tables, landscaping, railing, chairs, etc.
20. ENCROACHMENT PERMIT. All work in the public right -of -way
21.
22.
23.
25
gel
will require a
Construction Encroachment Permit. All work over $5,000 will require construction
security.
PUBLIC WORKS INSPECTIONS. The developer or his representative shall notify the
Engineering Inspector at least twenty -four (24) hours before starting any work pertaining to
on -site drainage facilities, grading or paving, and all work in the Town's right -of -way.
Failure to do so will result in rejection of work that went on without inspection.
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.
FRONTAGE IMPROVEMENTS. Applicant shall be required to improve the project's
public frontage to current Town Standards. These improvements may include but not
limited to curb, gutter, sidewalk, driveway approaches, curb ramps, traffic signal, street
lighting (upgrade and /or repaint) etc.
DESIGN CHANGES. The Applicant's registered Engineer shall notify the Town Engineer,
in writing, at least 72 hours in advance of all differences between the proposed work and
the design indicated on the plans. Any proposed changes shall be subject to the approval of
the Town before altered work is started. Any approved changes shall be incorporated into
the final "as- built" drawings.
RESTORATION OF PUBLIC IMPROVEMENTS. The developer shall repair or replace
all existing improvements not designated for removal that are damaged or removed because
of developer's operations. Improvements such as, but not limited to: curbs, gutters,
sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic pavement
markings, etc. shall be repaired and replaced to a condition equal to or better than the
original condition. Existing improvement to be repaired or replaced shall be at the
direction of the Engineering Construction Inspector, and shall comply with all Title 24
Disabled Access provisions. Developer shall request a walk - through with the Engineering
Construction Inspector before the start of construction to verify existing conditions.
SIDEWALK REPAIR. The developer shall repair and replace to existing Town standards
any sidewalk damaged now or during construction of this project. Sidewalk repair shall
match existing color, texture and design, and shall be constructed per Town Standard
Details. The limits of sidewalk repair will be determined by the Engineering Construction
Inspector during the construction phase of the project.
27. CURB AND GUTTER. The developer shall repair and replace to existing Town standards
any curb and gutter damaged now or during construction of this project. New curb and
gutter shall be constructed per Town Standard Details; The limits of curb and gutter repair
will be determined by the Engineering Construction Inspector during the construction
phase of the project.
28. FENCING. Any fencing proposed within 200 -1eet of an intersection shall comply with
Town Code Section §23.10,080.
29. SANITARY SEWER LATERAL. Sanitary sewer laterals are televised by West Valley
Sanitation District and approved by the Town of Los Gatos before they are used or reused.
Install a sanitary sewer lateral clean -out at the property line.
30, GOOD HOUSEKEEPING. Good housekeeping practices shall be observed at all times
during the course of construction. Superintendence of construction shall be diligently
performed by a person or persons authorized to do so at all times during working hours.
The storing of goods and /or materials on the sidewalk and /or the street will not be allowed
unless a special permit is issued by the Engineering Division. The adjacent public right -of-
way shall be kept clear of all job related dirt and debris at the end of the day. Dirt and
debris shall not be washed into storm drainage facilities. The storing ` of goods and
materials on the sidewalk and /or the street will not be allowed: unless a special permit is
issued. The developer's representative in charge shall be at the job site during all working
hours. Failure to maintain the public right -of -way according to this condition may result in
the Town performing the required maintenance at the developer's expense.
NADEV \C0NDITNS\2011 \NSC316 A &S.docx
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WN 0
TOWN OF LOS GATOS
PLANNING COMMISSION STAFF REPORT
cos cA��s Meeting Date: January 12, 2011.
PREPARED BY:
APPLICATION NO:
LOCATION:
APPLICANT:
PROPERTY OWNER:
CONTACT PERSON:
Jennifer L. Savage, Associate Planner
jsavage@los atosca.gov
Conditional Use Permit Application U -10 -019
Architecture and Site Application S -10 -044
ITEM NO: 2
316 N. Santa Cruz Avenue (east side of N. Santa Cruz Avenue,
approximately 450 feet south of Los Gatos - Saratoga Road)
Pedro's Restaurant
Peter Rizio
Mile Dipietro
APPLICATION SUMMARY: Requesting approval to allow outdoor seating, live entertainment,
dance lessons, and exterior modifications for a restaurant
( Pedro's Restaurant) on property zoned C -2. APN 529 -04 -090,
DEEMED COMPLETE: January 4, 2011
FINAL DATE TO TAKE ACTION: July 4, 2011
RECOMMENDATION
PROJECT DATA:
Soft Denial.
General Plan Designation:
Zoning Designation:
Applicable Plans 8r. Standards:
Parcel Size:
Surrounding Area:
Central Business District
C - — Central Business District
General Plan; Central Los Gatos
Redevelopment Plan;
Commercial Design Guidelines
11,234 square feet
CEQA: The project is Categorically Exempt according to Section 15301
of the State Environmental Guidelines as adopted by the Town
because the project consists of permitting minor alterations to an
existing facility with negligible expansion of the existing use.
Attachment 7
Existin g Land Use_
General Plan
Zoning
; C ommercial
Central Business District
G2
_North
East
Commerci
C entral Business Dis
C -2 .�
South
Commercial
Central Business District
C -2
West
Commercial
Central Business District J
C -2
CEQA: The project is Categorically Exempt according to Section 15301
of the State Environmental Guidelines as adopted by the Town
because the project consists of permitting minor alterations to an
existing facility with negligible expansion of the existing use.
Attachment 7
Planning Commission Staff Report - Page 2
316 N. Santa Cruz Avenue/U -10- 019 /S -10 -044
January 12, 2011
FINDINGS: e 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
V anting 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.
■ As required by the Town's Alcoholic Beverage Policy to
approve a Conditional Use Permit to serve alcoholic
beverages after 10 :00 p.m.
CONSIDERATIONS: As required by Section 29.20.150 of the Town Code for granting
approval of an Architecture and Site application.
ACTION: Forward Conditional Use Permit U -10 -019 and Architecture and
Site Application S -10 -044 to the Town Council with a
Recommendation of Soft Denial.
EXHIBITS: 1.
Location Map
2.
Findings and Considerations
3.
Recommended Conditional Use Permit Conditions of
Approval
4.
Recommended Architecture and Site Application Conditions
of Approval
5.
Written Description (two pages) received October 14, 2010
6.
Letter of Justification (one page), received November 15,
2010
7.
Development Plans (six pages), received December 14, 2010
BACKGROUND
An Architecture and Site application was approved in 1975 for an existing restaurant expansion
to operate a courtyard Mexican restaurant. The application included a separate bar area. Past
Conditional Use Permits (CUP) did not regulate the hours of operation. The existing hours are
Sunday, 11:00 a.m. to 10 :00 p.m., and Monday through Saturday, 11 :00 a.m. to 11 :00 p.m. In
1994, the Town required a new CUP to comply with the Town's Alcoholic Beverage Policy
(ABP). This CUP limits the business to 249 seats. Staff analyzed the project against the
Standards for Outdoor Seating and the ABP.
Planning Commission Staff Report - Page 3
316 N. Santa Cruz Avenue/U- 10- 019/5 -10 -044
January 12, 2011
PROJECT DESCRIPTION
A. Location and Surrounding Neighborhood
The project site is loca ted at 316 N. Santa Cruz Avenue, on the east side of N. Santa Cruz
Avenue, approximately 450 feet south of Los Gatos - Saratoga Road. Commercial - uses are
located on the adjacent properties.
B, Project Summary
The applicant is requesting approval of a Conditional Use Permit (CUP) to allow outdoor
seating and live entertainment, and approval of an Architecture and Site application (A &S)
to allow exterior modifications. The CUP requires a recommendation from the Planning
Commission and review by the Town Council because the use involves the service of
alcoholic beverages. Although the A &S could be reviewed by the Development Review
Committee separately, the A &S is associated to the CUP for outdoor seating. Therefore,
staff does not believe the applications should be bifurcated when making a decision on the
matter.
The applicant provided a written description (Exhibit 5) and letter of justification
describing the proposal (Exhibit 6). The applicant also submitted development plans
illustrating the location of the proposed outdoor seating (Exhibit 7).
The 19 proposed outdoor seats will be located in a proposed outdoor dining area at the
northwest corner of the property and in the existing entry courtyard. The existing fireplace
and planter area will be removed, and a 15 foot 3.5 inch length of wall will be demolished.
Large sliding glass doors with a decorative wooden arbor, would allow access to a portion
of the proposed outdoor dining area from the interior of the restaurant; an exit -only gate
would allow egress from the proposed patio to the existing entry courtyard where the
applicant also proposes outdoor seating. The proposed patio would be enclosed with a
wrought iron fence to match the existing fence and gate at the existing entry courtyard.
Although the plans show a generic railing design, the plans note that the railing will match
the existing iron work and a condition of approval is included (Exhibit 4). The applicant is
not proposing additional seats but rather a redistribution of 19 of the allowed maximum of
249 seats.
Live entertainment will consist of live bands, free dance lessons, and comedy nights. The
designated areas for live bands and dancing is located indoors (see Development Plans,
Exhibit 7, Sheet A -2.1). The applicant will also offer a live DJ. The applicant proposes to
cease music at 10:00 pm. The Town Council recently interpreted the DJs, live or
otherwise, are not considered live entertainment.
Planning Commission Staff Report - Page 4
316 N. Santa Cruz Avenue/U- 10- 019/S -10 -044
January 12, 2011
C. Zoning Compliance
The zoning designation allows restaurants subject to the approval of a Conditional Use
Permit.
ANALYSIS -- -- _.. .-
A. Live Entertainment
Live entertainment will consist of live bands, dance lessons, and comedy nights. (As noted
above, DJs do not require a Conditional Use Permit.) The Town's ABP states
"entertainment in association with an eating or drinleing establishment may be allowed if
standards and a permit process_ are adopted," The Town has not yet adopted an
entertainment policy; however, planning staff anticipate - preparing standards. and'a permit
process this fiscal year.
An application for a live entertainment use was recently approved by Town Council (Los
Gatos Bar and Grill at 15 '/z N. Santa Cruz Avenue). In this recent case, the Council has
the authority to review applications on a case -by -case basis to determine if a request
beyond what the policy allows is appropriate. The Council determined that the request for
live entertainment could be granted based on the fact that a live entertainment policy would
be completed in the near future and on the several security conditions placed on the use to
mitigate potential impacts. The approval includes a condition that the use be subject to the
entertainment policy. once adopted by the Town. If the deciding body finds merit, staff
recommends the subject proposal also be subject to the entertainment policy once the
policy is adopted, require an operational agreement with the Town, and allow the Police
Chief the discretion to modify security measures or suspend approval for live entertainment
if operation of the establishment results in a negative impact_ to the area (Conditions 9, 3
19, and 20 of Exhibit 3).
Staff was initially concerned that noise from the live bands could impact the adjacent area.
However, the development plans show that the designated areas for live bands and dancing
are located indoors. The commitment to limit music to indoors substantially reduces staff s
concern and, should the deciding body find merit with -the request, staff has included a
condition of approval to limit the location of live entertainment. Additionally, the applicant
proposes to cease music at 10:00 pm and staff has included a condition of approval to
reflect this in the event that the deciding body finds merit with the project.
Dance lessons will consist of free salsa lessons. The dancing will provide a new service to
existing patrons and attract new patrons, Staff evaluated dancing as a component of the
live entertainment request because the lessons are free of charge to restaurant patrons.
Staff included conditions to require that the lessons are limited to the hours of operation
and maximum occupancy and that dancing may not occur outdoors.
Planning Commission Staff Report - Page 5
316 N. Santa Cruz Avenue/U -10- 01915 -10 -044
January 12, 2011
B. Alcoholic Beverage Service
The restaurant currently has a legal separate bar area with hi -top tables located to the west
of the bar. The CUP currently does not require meal service with alcoholic beverage
service. This area will be immediately adjacent to the proposed outdoor patio which is
- -
-accessed solely through -the bar -area-by- a-large sliding door, :— The -proximity of -the proposed - - -
outdoor patio to the bar area and the fact that access to the proposed patio is through the bar
increases the likelihood that the outdoor patio will become an extension to the existing bar
area. Moreover, the proposed patio is immediately adjacent to the public sidewalk along N.
Santa Cruz Avenue. The Police Department (PD) has a considerable concern with creating
a bar use in the outdoor patio and believes that it will create additional compliance duties
for officers.
Given the proximity to the bar and the public right -of -way, staff recommends that alcoholic
beverage service be allowed only with meal service for outdoor seating (on the proposed
outdoor patio and existing entry courtyard). PD strongly recommends this condition if the
deciding body finds merit with the proposal for outdoor seating. The applicant is amenable
to this restriction.
PD also recommends a more robust separation of the outdoor patio with the public- right -o£-
way. The applicant is proposing a three- and -a -half foot iron fence with a few potted plants.
The small space limits the amount of separation that can be constructed. The restaurant
will have a staff member to monitor the area and prevent drinks from passing over the
railing. PD believes this barrier is inadequate and the outdoor seating area could affect
their capacity. However, PD is satisfied with the proposal, if the establishment is required
to cease music at 10:00 p.m. and food is required with alcoholic beverage service on the
outdoor patio.
C. Hours of dperation
The applicant's letter of justification proposes to maintain the existing hours of operation
(Sunday, 11:00 a.m, to 10:00 p.m.; and Monday through Saturday, 11 :00 a.m. to 11:00
p.m.) except during special events (Exhibits 5 & 6). The applicant proposes to exceed
these hours during special events, fundraising events, and private parties. Staff
recommends that the maximum hours of operation at all times be consistent with the
Town's Alcoholic Beverage Policy to allow for consistent enforcement as follows:
Sunday to Thursday: 10:00 a.m. to 11:00 p.m.
Friday, Saturday, holidays,
and evenings before holidays: 10:00 a.m, to 1:00 a.m.
The applicant is amenable to these hours, This would allow the restaurant to operate until
1:00 a.m, on Fridays, Saturdays, holidays, and evenings before holidays. Holidays as
Planning Commission Staff Report - Page 6
316 N. Santa Cruz Avenue/U- 10- 019/S -10 -044
January 12, 2011
defined by Town Code Section 1.10.075 do not include all of the special events listed by
the applicant. The hours of operation recommended by staff may not allow the applicant to
operate to the desired hour for some of the applicant's special events. For example, Cinco
de Mayo is not included on the Town's list of holidays and if it fell on a Monday, the
restaurant would have to cease operation at 11 :00 p,m.
If the deciding body finds merit in allowing the applicant to conduct business past the hours
of operation recommended by staff for the special events listed by the applicant, the
deciding body can modify condition number seven in Exhibit 3 with the following
language (additions underlined; deletions stricken):
HOURS OF OPERATION. Maximum hours of operation are 10 :00 a,m, to 11 :00 p.m.,
Sunday to Thursday; and 10 :00 a.m. to 1 :00 a.m., Friday, Saturday, holidays, and evenings
before holidays. On the following days the restaurant maoperate from 10 :00 a.rri. to 1 :00
a.m. regardless of the day of the week: St. Patrick's Day. Cinco de Mavo. Halloween.
Mexico's Independence Day, and Carnaval.
If the deciding body replaces condition number seven, they will need to modify condition
number nine with the following language (additions underlined; deletions stricken):
EVENTS. Special events, private parties, and fundraisers shall not exceed the maximum
number of seats or the maximum occupancy,
The ABP requires the deciding body to make the following findings to approve an
application to serve alcoholic beverages after 10:00 p.m.:
1. Late night service will not adversely impact adjacent residential neighborhoods;
2. The applicannt does.not have a history of complaints and non- conipliance witli local
ordinances or the Alcoholic Beverage Policy;
3. The applicant has demonstrated a clear benefit to the community,
The front of the restaurant and the outdoor seating areas are located approximately 280 feet
from the nearest residences on Almendra and Bachman Avenues. The deciding body
should consider if the distance from nearby residences and locating the music indoors will
prevent adverse impacts from the proposed project. In regards to complaints and non-
compliance, PD records reveal six service calls were made to the subject location in the
past three years. In regards to benefit to the community, the applicant explains the request
would allow a successful family oriented restaurant to compete for business with other
local restaurants and that the applicant meets all the ABP policies (Exhibits 5 & 6).
Planning Commission Staff Report - Page 7
316 N. Santa Cruz AvenuelU -10- 019/5 -10 -044
January 12, 2011
D. Seating and OccupancX
The applicant is requesting 19 outdoor seats: nine in the proposed outdoor patio, and ten in
the existing entry courtyard (Exhibit 7). The applicant's letter of justification explains that
outdoor seating will allow the subject restaurant to compete with nearby restaurants with
- outdoor - seating - (Exhibit - -6): - The amount of outdoor seating - allowed- -at the nearby - - -
restaurants referenced by the applicant is noted in the table below.
-.._._ __ _. -_ .__� _ :_
• = :mss .: -v_ =; -;_:= : _ �::
_ � -_ _ = :: =_. -: :: -� �.::::
Ou Q CL ut�c Se_atin
- lcoholic B.evera e
-;=�� _ -��� w _ �� �:
___ -• _ .z___.._
� �_� Q:uttloor�.eafs:—
_ - -:�� � -:�� �__� —,• -_ ,. -___ �-�-
- �m:Se�ce�D'ut�lo ors = =_
James Randall
Allowed from total
Seven days a week
Yes with meal service
of 36 seats
7 :30 am to 11 :00 pm*
Forbes Mill
Allowed from total
Sunday to Thursday
Yes with meal service
of 149 seats
5:00 pm to 10:00 pm
Friday and Saturday 5:00
pm to 11:00 pm*
Chicago Steak and
Maximum of 8
Sunday to Thursday
Yes with meal service
Fish
outdoor seats
10:00 am to 11:00 pm
Friday and Saturday 10:00
am to 12 :00 am*
Pedro's **
Allowed from total
Sunday to Thursday
Yes with meal service
of 249 seats;
10:00 am to 11:00 pm
maximum of 19
Friday and Saturday
outdoor seats
10:00 am to 1 :00 am*
* tame hours allowed for restaurant
* *Information consists of staff recommendations.
The applicant provided an occupancy analysis as Sheet A -1.1 in the development plans
(Exhibit 7). Maximum occupancy, pursuant to fire and building codes, is 296 occupants.
11h s m aximum 1ncluldes the restaurant -staff, the. proposed patin and the exi entry
courtyard. Staff recommends that occupancy not exceed 296 at any time, including events
(condition 5 of Exhibit 3). Although the plans show some areas of the restaurant contain
seating that exceeds the maximum occupancy allowed, the Fire and Building Departments
will conduct final occupancy inspections to ensure the restaurant does not exceed
maximum occupancy.
E. Parking and Traffic
Parking requirements are calculated by the number of seats. There is not a request for an
increase in the number of seats, -and the request for live entertainment does not increase the
maximum capacity of the establishment. Therefore, there is no change in parking
requirements. The traffic impacts for the subject use are also based on the number of seats.
There are no mitigation fees or studies required for the proposed project.
Planning Commission Staff Report - Page 8
316 N. Santa Cruz Avenue/U -10- 019 /S -10 -044
January 12, 2011
F. 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 uses of the properly are essential or desirable to - the public - c6hVenience
or welfare, and
(2) The proposed uses will not impair the integrity and character of the zone; and
(3) The proposed uses would not be detrimental to public health, safety or general
welfare; and
(4) The proposed uses of the property are in harmony with the various elements or
objectives of the General Plan and the purposes of the Town Code.
In regards to finding one, the use will allow an existing business to provide its customers a
wider range of services. In regards to the second finding, the use will not impair the
integrity of the zone since the commercial 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 conditions of approval will mitigate any 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.
G. Architecture and Site Application
The proposed exterior modifications require an Architecture and Site application, and are
discussed under the Project Summary section earlier in this report. The modifications will
not change the restaurant square footage and will match the existing structure. Staff
included a condition of approval that the windows and doors incorporate divided lites to
match the existing windows along N.. Santa -Cruz Avenue. The project meets the
Commercial Design Guidelines and the considerations for an Architecture and Site
application.
H. General Plan
The goals and policies of the 2020 General Plan listed below are applicable to this project.
Staff s comments regarding the goals and policies are italicized.
• 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. The proposed use will encourage an existing
business to remain while providing new options for its customers.
• Goal LU -10 - To preserve Downtown Los Gatos as the historic center of the Town with
goods and services for local residents while maintaining the existing Town identity,
Planning Commission Staff Report - Page 9
316 N. Santa Cruz.Avenue/U-1 0-01 9/S-1 0-044
January 12, 2011
environment and commercial vitality. The proposed use will allow an existing business
to provide a wider range of services.
• Policy LU -10.2 — Recognize and encourage the different functions, land use patterns
and use mixes of the various commercial areas within the Downtown. These include: a.
the pedestrian scale and orientation of the Central Business District. The new outdoor
seattng area provsdes a pe _ estrtan aspect other =ivtse closed= off�esfaurant� -- -- "
• Policy CD -10.2 — Encourage outdoor seating for restaurants /coffee shops when the
historic character and quality of the Downtown and adjacent neighborhoods can be
maintained. Although the structure is not historic, the proposed project will provide
outdoor seating for a restaurant without compromising the historic character and
quality of the Downtown.
Y Goal CD -11 —.Preserve and enhance the appearance of the Central Business District
through design improvements to streetscapes and landscapes. The project will enhance
the streetscape of the restaurant with the new outdoor patio.
I. Environmental Review
The project is Categorically Exempt according to Section 15301 Class 1 of CEQA as
adopted by the Town, which exempts permitting minor alterations to an existing facility
with negligible expansion of the existing use.
J. Redevelopment Plan for the Central Los Gatos Redevelopment Project 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
The project will provide outdoor seating in the Downtown where outdoor seating is
encouraged by the General Plan. The outdoor seating will require meal service with
alcoholic beverage service, as conditioned, and will not increase the maximum number of
seats allowed by the existing CUP. However, the proposed project will result in live
entertainment when the ABP allows entertainment only if standards and a process is
adopted. Entertainment standards have not yet been adopted. However, the Council has
Planning Commission Staff Report - Page 10
316 N. Santa Cruz Avenue/U- 10- 019 /S -10 -044
January 12, 2011
the authority to review applications on a case -by -case basis to determine if a request
beyond what the policy allows is appropriate. The Council determined that the request for
live entertainment at 15 %Z N. Santa Cruz Avenue could be granted based on the fact that a
Eve entertainment policy would be completed in the near future and on the several security
conditions placed on the use to mitigate potential impacts. The approval includes a
cosidition that the use lie subject to the entertainment policy once adopted by the Town. _
If the deciding body finds merit with the application and agrees with the modified
conditions provided in this report, a summary of the modifications is provided below for
convenience (additions underlined; deletions stricken):
Condition 7 of Exhibit 3:
HOURS OF OPERATION. Ivlaximiim hours of `operation are 10:00 a.rY , to 11:00 p.m.,
Sunday to Thursday; and 10:00 a.m, to 1 :00 a.m., Friday, Saturday, holidays, and evenings
before holidays. On the following days the restaurant may operate from 10 :00 a.m, to 1:00
a.m. regardless of the day of the week St. Patrick's Day, Cinco de Mayo Halloween
Mexico's Independence Day, and Carnaval.
Condition 9 of Exhibit 3:
EVENTS. Special events, private parties, and fundraisers shall not exceed the maximum
number of seats; or the maximum occupancy of sh h fs e f „
B. Recommendation
Staff recommends soft denial of the proposed project because it includes a live
entertau gent use_- ;�hich is not cut fitly ��llo .red pursuant to the Toyru's_ alcoholic
Beverage Policy; -If the deciding body concurs with staffs recommendation; it _should
recommend denial of the application,
If the deciding body finds merit with the proposed project, it should:
1. Find that the proposed project is categorically exempt, pursuant to Section 15301 of
the California Environmental Quality Act as adopted by the Town (Exhibit 2); and
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. Make the required findings as required by the Town's Alcoholic Beverage Policy to
approve a Conditional Use Permit to serve alcoholic beverages after 10:00 pm (Exhibit
2); and
Planning Commission Staff Report - Page 11
316 N. Santa Cruz Avenue/U -10- 019 /S -10 -044
January 12, 2011
5. Make the required considerations as required by Section 29.20.150 of the Town Code
for granting approval of an Architecture & Site application (Exhibit 2); and
6. Recommend approval of Conditional Use Permit application U -10 -019 to the Town
Council with the conditions contained in Exhibit 3; and
7. Recommend approval of Architecture &. Site application S -10 -044 to the Town
Council subjec - the conditions contained - in Exhibit 4. --- - -- -
Alternatively, if the Commission has concerns with the application, it can recommend
approval of the application to the Town Council with additional and/or modified conditions
of approval.
ces:�
F �.
Prep e by;
Jennifer L. Savage, AICP
Associate Planner
? ved by.
e R. Roo ey
Director of Community Development
WRR.:JS:cgt
cc: Mike Dipietro /Pedro's Restaurant, 316 N. Santa Cruz Avenue, Los Gatos, CA 95030
Peter Rizio, 1844 Cherry Avenue, San Jose, CA 95125
N: \DEV\PC REPOPTS\2011\NSC316.docx
316 N. Santa Cruz Avenue
M IBIT 1
REQUIRED FINDINGS FOR:
316 N. Santa Cruz Avenue
Architecture and Site Application S -10 -044
Conditional Use Permit U -10 -019
Requesting approval to allow outdoor seating, live entertainment, dance lessons, and
exterior modifications for a restaurant (Pedro's Restaurant) on property zoned C -2. APN
PROPERTY OWNER: Peter Rizlo
APPLICANT: Pedro's Restaurant/Mike Dipietro
FINDINGS
Required finding for CEQA:
n The project is Categorically Exempt pursuant to Section 15301 of the State Environmental
Guidelines as adopted by the Town.
Required findings for a Conditional Use Permit:
m 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 uses of the property are essential or desirable to the public convenience or
welfare in that the use will allow an existing business to provide its customers a wider
range of services; and
(2) The proposed uses will not impair the integrity and character of the zone in that the
commercial use will be in a commercial zone; and
(3) The proposed uses would not be detrimental to public health, safety or general welfare in
that the conditions of approval will mitigate any potential impacts; 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 discussed within the
December 8, 2010, Planning Commission staff report.
Required finding for the Redevelopment Plan for the Central Los Gatos Redevelopment
Project Area:
a 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 general commercial uses.
Effi IT 2
Page 2 of 2
316 N. Santa Cruz Avenue/U- 10- 019/S -10 -044
January 12, 2011
Required findings for the Town's Alcoholic Beverage Policy;
■ As required by Chapter II, Section 6, of the Town Alcohol Beverage Policy for granting
alcohol service beyond the hours of 10 p,m,
The deciding body shall make the following findings prior to' approving an application for a
Conditional Use Permit to serve alcoholic beyerages
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.
CONSIDERATIONS
Required 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,
N: \DEV\FINDING5\20I OWSC3I6.docx
CONDITIONS OF APPROVAL — January 12, 2011
For the Conditional Use Permit
316 N. Santa Cruz Avenue
Architecture and Site Application S -10 -044
Conditional Use Permit U -10 -019
Requesting approval to allow outdoor seating, live entertainment, dance lessons, and
exterior modifications for a restaurant (Pedro's Restaurant) on property zoned C -2. APN
529 -04 -090.
PROPERTY OWNER: Peter Rizio
APPLICANT: Pedro's Restaurant Mike Dipietro
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, in substantial compliance with the development plans noted as
received by the Town on November 15, 2010, and, in compliance with the applicant's
letters dated October 14, 2010 (Exhibit A), and November 15, 2010 (Exhibit B). Any
changes or modifications made to the approved plans shall be approved by the Director of
Community Development, the Development Review Committee, or the Planning
Commission, depending on the scope of the change(s).
2. EXPIRATION: Zoning approval will expire two years from the approval date pursuant to
Section 29.20.320 of the Town Code, unless the approval has been vested.
3. 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 operational agreement with the Town guaranteeing the performance of the business
per the representations of the application and the applicant at the public hearings as well as
the 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 and will be signed by the applicant. Operators who are successors in interest to
the CUP shall be required to meet with the Town CDD Director and Chief of Police and
agree to all the terms of the Operational Agreement by executing a copy of the Agreement.
4. APPROVED USE: The approved use is a high turnover sit -down restaurant with a separate
bar.
5. SEATS: The maximum number of seats shall not exceed 249, inclusive of indoor and
outdoor seating. The number of outdoor seats shall not exceed 19.
6, MAXIMUM OCCUPANCY: There shall be no more than 296 persons in the
establishment, including outdoor seating areas, at any given time.
7. ALCOHOLIC BEVERAGE SERVICE: The service of alcoholic beverages for the
restaurant, including outdoor seating in the patio and entry courtyard, is permitted only
with meals. A meal is defined as a combination of food items selected from a menu
(breakfast, brunch, lunch, or dinner). Appetizers such as popcorn, nachos, pretzels, potato
skins, relish trays, etc. (hot or cold) ate not meals. Meal service is not required with
alcoholic beverage service at the bar.
8. HOURS OF OPERATION. Maximum hours of operation are 10:00 a.m. to I1 :00 p.m.,
Sunday to Thursday; and 10:00 a.m. to 1:00 a.m., Friday, Saturday, holidays, and evenings
before holidays. Music is not allowed past 10:00 pm, seven days a week.
9. ENTERTAINMENT: Live entertainment consists of live bands, dance lessons, and
comedy nights. Live entertainment is allowed indoors; it is not allowed in the bar area,
outdoor patio, or entry courtyard. This Conditional Use Permit shall be subject to the live
EXHIBIT 3
entertainment policy when the policy is adopted by the Town. Music is not allowed past
10 :00 pm, seven days a week.
10. EVENTS: Special events, private parties, and fundraisers shall not exceed the maximum
number of seats, the maximum occupancy, or the hours of operation.
11. DANCING: Dancing and dance lessons are allowed subject to the same hours of operation
and maximum occupancy of the restaurant. Dancing and dance lessons must occur indoors.
12. 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.
13. 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,
TO THE SATFISFATION OF THE DIRECTOR OF PARKS & PUBLIC WORKS:
Engineering Division
14. PATIO. All non - permanent improvements /features shall be less than three (3) feet in
height. This includes; tables, landscaping, railing, chairs, etc.
15. 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.
TO THE SATISFACTION OF THE CHIEF OF POLICE:
16. 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.
17. 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
18. TRAINING MANUAL: T he restaurant operator shall use an. employee training manual that
addresses alcoholic beverage service consistent with the standards of the California
Restaurant Association,
19. SAFETY AND SECURITY. The ' Chief of Police maintains the authority to modify the
safety and security measures and conditions to address any impacts that result from, or is
associated with, the establishment.
20. LIVE ENTERTAINMENT. Approval to allow live entertaimnent may be suspended,
modified, and /or revoked by the Chief of Police or the Director of Community
Development Department if the live entertainment becomes detrimental to the public
health, safety, or welfare, as determined by the Chief of Police or the Director of
Community Development Department.
21. DESIGNATED DRIVER PROGRAM: The restaurant operator shall' actively promote a
designated driver program such' as complimentary non - alcoholic beverages for designated
drivers.
22. POSTING OF TAXICAB TELEPHONE NUMBERS: Taxicab telephone numbers shall be
posted in a visible location.
NADMCONDITNS1261 ANSC316 CUP.doex
Ped ra's Restaurant
Pedro's Restaurant, located on Santa Cruz Avenue, has been a long time
successful restaurant located In the Central Business District in downtown Los
Gatos. Catering to families and large parties, the restaurant serves lunch and
dinners seven days a week. Although the restaurant serves liquor, the focus of
the restaurant is food and not the bar.
Hours of Operation: RECEIVED
The existing hours of operation are the following:
L" 7 4 2010
Monday through Thursday TOWN of LOS GATOS
Open at 11:00 AM and closes 11:00 PM, PLANNING DIVISION
Friday and Saturday
. Open at 11:00 AM and closes 11:00 PM.
Sunday
Open at 11:00 AM and closes 10:00 PM:
It is important to note that the existing hours of operation will remain
the same except for special events. '
Special Evehbt: "
During. the calendar year, there are several - events where the hours of the
restaurant and bar are extended beyond their normal hours of operation. They
are the following:
St. Patrick's Day
Cinco de Mayo
Halloween
New Years Eve
Mexico's Independence Day
Carnaval
Fundraising Events or Private Parties:
During the calendar year, on occasion, either the restaurant or outside
organizations will host fundralsing events. The events will typically have
entertainment, live music or DJs. These events typically occur during the normal
business hours.
Exhibit A
Request for a Conditional Use Permit Modification for Live Music and
Outdoor Seating:
Pedro's Restaurant is requesting a Conditional Use Permit Modification to allow
an outdoor seating area and live music,
Outdoor Seating:
_ ' The outdoor - patio wlii be located along Santa Cruz Avenue' at. the
=v 'northeast corner of the property. It will be designed to conform to the
Town's requirements for outdoor seating areas. It will also be a condition
of the approval that food' has to be served on the patio 'arid liquor
consumption will not be allowed without food service,
Live Music:
The location of the live music will be Internal to the restaurant in either
one of two locations. It will never occur on the external patio or in the bar
itself. The live music will be an enhancementb the regular dining hours
and will not extend past 10:00 PM except, for special events. It needs to
be §Fated that''Fedros will' remain a" family. oriented restaurant and will
maintain the same hours. It is not the`*]nt ration °af the owner's of Pedros
to convert the restaurant, now or in the future, into a night club.
As part of this request for a Conditional Use Permit m, +adi/ication, it is
I to note `that 'the existing hours of operation wi /I rejnain the
same and there will be riot bean additional increase in the number of
seats.
Architecture:
The construction of the exterior patio will be designed to mimic the current color
palette and to utilize the same exterior materials, There will be a new trellis
added over the sliding patio doors that will match the existing trellises along the
north wall. The patio will be separated from the street by a 42" wrought iron
railing that matches the design of the existing wrought iron gate. There will be
several large ceramic pots with plants to further define the patio area.
September 14, 2010
From: Pedro's Restaurant, 316 Santa Cruz Boulevard, Los Gatos, CA, RECEIVED
To: Town of Los Gatos, Community Development Department
15 2010
^ 'OWN pfi LOS
Re: Letter of Justification PANNING prVISIONS
We are applying for a CUP change allowing Pedro's to construct an outside patio. We feel this
is important to our future and continued success. As other restaurants in Los Gatos have been
allowed to have outside seating, we feel, in these economic times it prudent to compete on the
same playing field as our competition. Forbes Mill, Randells and Chicago Steaks to name just a
few within our proximity that have outside seating and we would like the same consideration.
Furthermore, outside seating enhances the ambiance of the dining experience and allows guests
the option of indoors or out.
Notes:
1. We will for the purposes of physical delineation, use landscaping, fencing or planters to
separate public and private properties.
2. The planters, fencing or landscaping will clearly suggest that alcoholic beverages may
not leave the patio area.
3. We will not be changing any hours of operation.
4. We will not be adding any new seats to our existing permitted use.
5. We feel we will be in complete compliance to Zoning Sec. 29.20.190.
6. During special event and private events we will station an "occupancy monitor" at the
door to monitor the number of patrons that are in the restaurant. At no time will we exceed
the allowed number of occupants per the approved CUP.
We are also applying for a "Live Entertainment" permit in addition to our existing CUP.
Historically adding live music to any venue if done properly, adds significant revenues both in
food as well as beverage. It also creates new interest because it will allow our guests an
additional reason to stay and not leave for another venue. Our restaurant has, and always will
be "family" oriented. The music we plan, will 'hopefully continue to draw young families. In
these difficult economic times we feel it necessary to add additional ways to maintain revenues
and keep up with our competition.
Notes:
1. The hours for live entertainment will not exceed 5 days per week (Wed thru Sun)
beginning at 5:30 pm and completing no later than 10:00 pm. These days or hours do
not include special events or fundraisers.
2, We will have entertainment consisting of live bands (soft rock, blues and oldies),
comedy night, free Salsa dance classes and a live DJ.
3. We believe we meet all the Alcohol Beverage Policies as required.
Sincerely,
Mike DiPietro
Vice President
Exh3h it B
CONDITIONS OF APPROVAL —January 12, 2011
For the Architecture and Site Application
316 N. Santa Cruz Avenue
Architecture and Site Application S -10 -044
Conditional Use Permit U -10 -019
Requesting approval to allow outdoor seating, live entertainment, dance lessons, and
exterior modifications for a restaurant (Pedro's Restaurant) on property. zoned C -2. APN
529 -04 -09
PROPERTY OWNER: Peter Rizio -
APPLICANT: Pedro's Restaurant/Mike Dipietro
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, iii substantial compliance with the development plans noted as
received by the Town on November 15, 2010, and in compliance with the applicant's
letters dated October 14, 2010, and November 15, 2010. Any changes or modifications
made to the approved plans shall be approved by the Director of Community Development,
the Development Review Committee, or the Planning Commission, depending on the scope..,._
of the change(s).
2. EXPIRATION: Zoning approval will expire two years from the approval date pursuant to
Section 29.20.320 of the Town Code, unless the approval has been vested.
3. 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.
4. WINDOWS AND DOORS: New windows and doors shall have divided lites to match the
existing windows. Simulated divided liter are permitted if the details of the windows and
doors provide projecting muntin elements on the exterior and interior of the window along
with a spacer muntin between the panes'of glass.
5. PATIO RAILING: The wrought iroh patio railing match the wrought iron of the
exiatliig gate and fence at 'Lite euatuig entry cou1Lyard.
6. 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
7. PERMITS REQUIRED: A building permit shall be required for the alteration to the
existing commercial building. Separate permits are required for electrical, mechanical, and
plumbing work as necessary.
8. 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.
9. SIZE OF PLANS: Four sets of construction plans, maximum size 24" x 36 "..
MIBIT 4
10. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance
forms must be blue -lined on the plans including lighting compliance and mandatory
measures.
11. 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.
12. TITLE 24 — COMMERICAL: For any proposed tenant improvements, 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.
13. TITLE 24 — RESTAURANT USE: Proper size grease trap shall be required for any
restaurant use. The following agencies will review the grease trap requirements before
issuance of the building permit:
a. West Valley Sanitation District (WVSD): (408) 378 -2408
b. Environmental Health Department: (408) 885 -4200
c. Town Public Works Department: (408) 399 -7530
14. PLANS: The construction plans shall be prepared under the direct supervision of a
licensed architect or engineer, (Business and Professionals Code Section 5538)
15. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit:
a. Community Development — Planning Division: Jennifer Savage (408) 399 -5702
b. Santa Clara County Fire Department: (408) 378 -4010
c. West Valley Sanitation District: (408) 378 -2407
d. County Environmental Health Department: (408) 885 -4200
16. ADVISORY COMMENTS for RESTAURANT TENANT IMPROVEMENTS:
a. In addition to all new work complying with the Code for accessibility, when
existing buildings are altered or remodeled they must be made accessible to persons
with physical disabilities in accordance with the CBC Section .1134B,
"Accessibility for Existing Buildings ". Existing accessibility features and/or
elements required to be accessible in order of priority include: (a) Accessible
entrance with required signage and door hardware; (b) Accessible route to altered
In d
l- �' ti_. r r. y
area k uding parking space and path of gavel �f°om public way and necessary
signage); (c) Accessible Restrooms. Areas altered to provide live entertainment,
music, and/or dancing for the public shall also be made accessible to individuals
with disabilities.
b. Where the cost of alterations or remodeling is less than a threshold amount
(currently at $128,410.86) and the cost to provide all those features listed above is
disproportionate to the improvement costs (i.e. more than 20% of the budget), then
the Owner can limit disabled access upgrades to 20 % of the budget cost for
alterations with the approval of the Building Official. Please obtain the Town 20%
Rule Form from the Town Permit Counter or download from the Town of Los
Gatos website at www.losgatosca.gov and completely fill it out showing all the
required upgrades that will be provided and their costs. This form must be
permanently affixed (i.e. blue - lined, sticky- backed) to, the plans.
TO THE SATFISFATION 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. PATIO. All non- permanent improvements /features shall be less than three (3) feet in
height. This includes; tables, landscaping railing, chairs, etc.
19. ENCROACHMENT PERMIT. All work in the public right- bf=way will require a
Construction Encroachment Permit. All work over $5,000 will require construction
security.
20. PUBLIC WORKS INSPECTIONS. The developer or his representative shall notify the
Engineering Inspector at least twenty -four (24) hours before starting any work pertaining to
on -site drainage facilities, grading or paving, and all work in the Town's right -of -way.
Failure to do so will result in rejection of work that went on without inspection.
21. 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.
22, FRONTAGE IMPROVEMENTS. Applicant shall be required to improve the project's
public frontage to current Town Standards. These improvements may include but not
limited to curb, gutter, sidewalk, driveway approaches, curb ramps, traffic signal', street
lighting (upgrade and /or repaint) etc.
23. DESIGN CHANGES. The Applicant's registered Engineer shall notify the Town Engineer, .
in writing, at least 72 hours in advance of all differences between the proposed work and
the design indicated on the plans. Any proposed changes shall be subject to the approval of
the Town before altered work is started. Any approved changes shall be incorporated into
the final "as-built" drawings.
24. RES I ORATION .OF P' LTBLIC IMPROVEMENTS. The developer shall repair or replace
all existing improvements not designated for removal that are damaged or removed because
of developer's operations. Improvements such as, but not 'limited to; curbs, gutters,
sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic pavement
markings; etc. shall be repaired and replaced to a condition equal to or better than the
original condition. Existing improvement to be repaired or replaced shall be at the
direction of the Engineering Construction Inspector, and shall comply with all Title 24
Disabled Access provisions: Developer shall request a walk- through with the Engineering
Construction Inspector before the start of construction to verify existing conditions.
25. SIDEWALK REPAIR. The developer shall repair. and replace to existing Town standards
any sidewalk damaged now or during construction of this project. Sidewalk repair shall
match existing color, texture and design, and shall be constructed per Town Standard
Details. The limits of sidewalk repair will be determined by the Engineering Construction
Inspector during the construction phase of the project.
26. CURB AND GUTTER. The developer shall repair and replace to existing Town standards
any curb and gutter damaged now or during construction of this project. New curb and
gutter shall be constructed per Town Standard Details. The limits of curb and gutter repair
will be determined by the Engineering Construction Inspector during the construction
phase of the project.
27. FENCING. Any fencing proposed within 200 -feet of an intersection shall comply with
Town Code Section §23.10.080.
28. SANITARY SEWER LATERAL. Sanitary sewer laterals are televised by West Valley
Sanitation District and approved by the Town of Los Gatos before they are used or reused.
Install a sanitary sewer lateral clean -out at the property line.
29. GOOD HOUSEKEEPING. Good housekeeping practices shall be observed at all times
during - the.. - course -of- construction. - Superintendence - of construction - shall -- be - diligently -
performed by a person or persons authorized to do so at all times during working hours.
The storing of goods and /or materials on the sidewalk and /or the street will not be allowed
unless a special permit is issued by the Engineering Division. The adjacent public right -of-
way shall be kept clear of all job related dirt and debris at the end of the day. Dirt and
debris shall not be washed into storm drainage facilities. The storing of goods and
materials on the sidewalk and/or the street will not be allowed unless a special permit is
issued. The developer's representative in charge shall be at the job site during all working
hours. Failure to maintain the public right -of -way according to this condition may result in
the Town performing the required maintenance at the developer's expense.
NADEMONDITNO01 hNSC316 A &S.docx
Pedro "s Restaurant
Pedro's Restaurant, located on Santa Cruz Avenue, has been a long time
successful restaurant located in the Central Business District In downtown Los
Gatos. Catering to families and Large parties, the restaurant serves lunch and
dinners seven days a week. Although the restaurant serves liquor, the focus of
the restaurant is food' and not the bar.
Hours of Operation: RECEIVED
The existing hours of operation are the following:
L 94Z010
Monday through Thursday TOWN OF LOS GATOs
Open at.11 :00 AM and closes 11:00 PM, PLANNING DIVISION
Friday and Saturday
Open at 11:00 AM. and closes 11:00 P.M.
Sunday
Open at 11:00 AM and closes 10:00 PM:
It is important to note that the existing hours of operation will remain
the same except for special events. '
Special Events:
During, the calendar year, there are several where the hours of the
restaurant and bar are extended beyond their normal hours of operation. They
are the following:
St. Patr1CA J Day
Cinco de Mayo
Halloween
New Years Eve
Mexico's Independence Day'
Carnaval
Fundralsing Events or Private Parties:
During the calendar year, on occasion, either the restaurant or outside
organizations will host fundraising events. The events will typically have
entertainment, live music or D]s. These events typically occur during the normal
business hours.
EXHI BIT 5
Reguest for a Conditional Use Permit Modification for Live Music and
Qutdoor Seating: I _
Pedro's Restaurant Is requesting a Conditional Use Permit Modification to allow
an outdoor seating area and live music.
Outdoor Seating:
The outdoor patio will be located along Santa Cruz Avenue' at the
:. northeast corner of the property, It will be designed to conform to the
Town's requirements for outdoor seating areas, It will also be a condition
of the approval that food' has to be served on the patio 'and liquor
consumption will not be allowed without food service.
Live Music:
The location of the live music will be internal to the restaurant in either
one of two locations. It will never occur on the extemal patio or in the bar
itself. The live music will be an enhancement't'o the regular dining hours
and will not extend past 10:00 PM except, for special events. It needs to
be stated that "Pedra�s''will rema7'n a family.oriented restaurant and will
maintain the same hours. It is not the` ntention f the owner's of Pedros
to convert the restaurant, now or in the future, into a night club.
As part of this request for a Conditional Use Permit modification, it is
important to note that "tire existing hours of operation will remain the
same and thdre will be not bean additional increase in the number of
seats.
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The construction of the exterior patio will be designed to mimic the current color
palette and to utilize the same exterior materials. There will be a new trellis
added over the sliding patio doors that will match the existing trellises along the
north wall. The patio will be separated from the street by a 42" wrought iron
railing that matches the design of the existing wrought iron gate. There will be
several large ceramic pots with plants to further define the patio area.
September 14, 2010
From: Pedro's Restaurant, 316 Santa Cruz Boulevard, Los Gatos, CA.
To: Town of Los Gatos, Community Development Department
Re: Letter of Justification
RECEIVED
15 2010
"OWN OF SOS GArOS
PANNING DIVISION
We are applying for a CUP change allowing Pedro's to construct an outside patio. We feel this
is important to_ our. future_and__continu_ed success. As . other _restaurants._in_Los_.Gatos have .been.
allowed to' have outside seating we. feet, in these economic times, it prudent to compete on the
same playing field as our competition.. Forbes Mill, Randells and Chicago Steaks to name just a
few within our proximity that have outside seating and we would like the same consideration.
Furthermore, outside seating enhances the ambiance of the dining experience and allows guests
the option of indoors or out.
Notes:
1. We will for the purposes of physical delineation, use landscaping, fencing or planters to
separate public and private properties.
2. The planters, fencing. or landscaping will clearly suggest that alcoholic beverages may
not leave the patio area.
3. We will not be changing any hours of operation.
4. We will not be adding any new seats to our existing permitted use.
5. We feel "'we will be in complete compliance to Zoning Sec. 29.20,190.
6. During special event and private events we will station an "occupancy monitor" at the
door to monitor the number.of patrons that are in the restaurant. At no time will we exceed
the allowed number of occupants per the approved CUP.
We are also applying for a "Live Entertainment permit in addition to our existing CUP.
Historically adding live music to any venue if done properly, adds significant revenues both in
food as well as beverage. It also creates new interest because it will allow our guests an
additional reason to stay and not leave for another venue. Our restaurant has, and always will
be "f roily" oriented. The music we plan, wilt hopefi,>>y rnntin"e to draw young famil vs. �n
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these difficult economic times we feel it necessary to add additional ways to maintain revenues
and keep up with our competition.
Notes:
1. The hours for live entertainment will not exceed 5 days per week (Wed thru Sun)
beginning at 5:30 pm and completing no later than 10 :00 .pm. These days or hours do
not include special events or fundraisers.
2. We will have entertainment consisting of live bands (soft rock, blues and oldies )
comedy night, free Salsa dance classes and a live DJ.
3. We believe we meet all the Alcohol Beverage Policies as required.
Sincerely,
Mike DiPietro
Vice President
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