Loading...
2011050206 - 49 and 51 N. Santa Cruz Avenue - Gardino's Expantiontowx oa MEETING DATE: 05 /02/2011 _- ITEM NO: / gas cns�s COUNCIL AGENDA REPORT DATE: APRIL 20, 2011 TO: MAYOR AND TOWN COUNCIL FROM: GREG LARSON, TOWN MANAGER SUBJECT: CONDITIONAL USE PERMIT U -10 -023. PROJECT LOCATION: 49 & 51 N. CONSIDER A REQUEST TO EXPAND AN EXISTING RESTAURANT (GARDINO'S) TO ADD SEATING, FULL ALCOHOLIC BEVERAGE SERVICE, AND MODIFY HOURS OF OPERATION ON PROPERTY ZONED C -2. APN 510 -44 -030. PLANNING COMMISSION RECOMMENDATION After opening and closing the public hearing, it is recommended the Town Council: 1. Approve Conditional Use Permit U -10 -023 (motion required); and 2. Adopt resolution approving a request to expand an existing restaurant (Gardino's) to add seating, full alcoholic beverage service, and modify hours of operation on property zoned C- 2 (Attachment 2) (motion required). ALTERNATIVES Instead of the aforementioned actions, 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 • Remand the project to the Planning Commission with specific direction (Attachment 3) (motion required); or • Deny the application (Attachment 4) (motion required). PREPARED BY : Xendie R. Rooney, Director of Community Development Reviewed by: Assistant Town Manager Town Attorney Clerk Administrator Finance C unity Development N:1DEV\TC REP0RTS@011\NSC49- 51docx Reformatted: 5/30/02 PAGE MAYOR AND TOWN COUNCIL SUBJECT: 49 & 51 N. Santa Cruz Avenue/U -10 -023 April 20, 2011 BACKGROUND A Conditional Use Permit (CUP) to operate a retail deli and restaurant with beer and wine service with meals was approved in 1992 for 51 N. Santa Cruz Avenue. A modified CUP was approved in 1993 to allow the establishment to open one hour earlier. The applicant's restaurant, Gardino's, currently occupies the restaurant space and has filed an application to expand into 49 N. Santa Cruz Avenue, which was formerly occupied by a retail use, Los Gatos Baby Boutique. Staff analyzed the project against the Town's Alcoholic Beverage Policy (ABP) and the Town's policy regarding displacing retail uses with restaurant uses. DISCUSSION A. Project Summary The applicant is requesting approval of a Conditional Use Permit (CUP) modification to expand an existing restaurant ( Gardino's) to add seating, full alcoholic beverage service, and modify hours of operation. The following table compares the existing allowable and proposed operations: The following aspects of the business proposal may conflict with Town polices: • Hours of operation • Displacement of retail uses by restaurant uses Please see Attachment 8 for additional information regarding the project and for a full analysis for the bulleted items above. Please see Attachment 9 for a map of alcohol beverage serving establishments in the C -2 zoning district. Existing Proposed Alcohol Service Beer and wine with Full alcoholic beverage meal service only service with meal service only Number of Seats 16 45 Hours of Seven days a week, Sunday to Thursday, Operation 10:00 a.m. to 11:00 10:00 a.m. to 12:00 a.m.; p.m. Fridays, Saturdays, and holidays, 10:00 a.m. to 1:00 a.m. The following aspects of the business proposal may conflict with Town polices: • Hours of operation • Displacement of retail uses by restaurant uses Please see Attachment 8 for additional information regarding the project and for a full analysis for the bulleted items above. Please see Attachment 9 for a map of alcohol beverage serving establishments in the C -2 zoning district. PAGE MAYOR AND TOWN COUNCIL SUBJECT: 49 & 51 N. Santa Cruz Avenue/U -10 -023 April 20, 2011 B. Planning Commission On April 13, 2011, the Planning Commission considered the subject application (see Attachment 8). The Commission discussed the request, the limitations of the ABP regarding hours of operation, and the applicability of the policy regarding displacing retail uses with restaurant uses (Ordinance 2021). See Attachment 6 for the Commission's full discussion. The Planning Commission recommended approval of the CUP as proposed. The recommendation was based on the findings that the proposal was desirable to the public; it will not impair the integrity of the zone; will not be detrimental to public health, safety, or welfare; and is in harmony with the elements and objectives of the General Plan when the ABP and Ordinance 2021 is interpreted to encourage a mix of uses, small town character, and existing businesses. Additionally, the Planning Commission found the community benefit offered by the applicant was sufficient to address the increased traffic. If the Council finds merit with the community benefit offered by the applicant, staff recommends the following condition to ensure the Town obtains the community benefit: COMMUNITY BENEFIT: The applicant has offered the following community benefit to offset traffic impacts created by the proposed project: two public benches to be placed in front of Los Gatos Cinema. If the proposed location does not have adequate space to accommodate the benches to the satisfaction of the Director of Parks and Public Works, then the applicant shall choose an alternative location to provide public street benches. The benches shall be installed prior to final occupancy. The Planning Commission also requested direction from the Council regarding Ordinance 2021 and its relation to the desired mix of uses in the downtown (Attachment 6). PUBLIC COMMENTS The Town received two public comments (Attachment 11). CONCLUSION The project would allow an existing restaurant to expand into a retail space, increase the number of seats and hours of operation, and allow full alcoholic beverage service. Staff recommended denial of the proposal because the project conflicts with the hours of operation allowed by the Alcoholic Beverage Policy and with the Town's policy regarding additional restaurant use in the downtown. The project would displace a retail use and could result in an overconcentration of restaurant uses in the Town's prime retail district. The Planning Commission recommended approval of the subject application as proposed as discussed above. PAGE 4 MAYOR AND TOWN COUNCIL SUBJECT: 49 & 51 N. Santa Cruz Avenue/U -10 -023 April 20, 2011 ENVIRONMENTAL ASSESSMENT The project is Categorically Exempt according to Section 15061 of the State Environmental Guidelines as adopted by the Town because the project consists of permitting an activity where it can be seen with certainty that there is no possibility that the activity may have a significant effect on the environment. FISCAL IMPACT None. Attachments 1. Required Findings 2. Resolution approving the Conditional Use Permit modification (with Exhibits A and A.1) 3. Resolution remanding the Conditional Use Permit modification to the Planning Commission 4. Resolution denying the Conditional Use Permit modification 5. Recommended Conditions of Approval for the Conditional Use Permit (with Exhibit A) 6. Excerpt of the Planning Commission verbatim meeting minutes of April 13, 2011 7. Desk Item to the Planning Commission for the meeting of April 13, 2011 8. Report to the Planning Commission for the meeting of April 13, 2011 9. List of Existing Alcohol Beverage Service and Entertainment Uses in the Central Business District 10. Map of Restaurant Concentration in the Central Business District 11. Public Comments Distribution cc: Pete Jillo, 51 N. Santa Cruz Avenue, Los Gatos, CA 95030 Jennifer White, PO Box 695, Los Gatos, CA 95031 WRR:JLS:cgt N:\DEV\TC REPORTS\2011 W SC49- 51.docx REQUIRED FINDINGS FOR: 49 & 51 N. Santa Cruz Avenue Conditional Use Permit U -10 -023 Requesting approval to expand an existing restaurant (Gardino's) to add seating, full alcoholic beverage service, and modify hours of operation on property zoned C -2. APN 510 -44 -030. PROPERTY OWNER: Jennifer White APPLICANT: Pete Jillo I �I I►11 I► Required finding for CEQA: ■ The project is Categorically Exempt pursuant to Section 15061 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; 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. Required finding for the Redevelopment Plan for the Central Los Gatos Redevelopment Project Area: ■ That the proposed project is consistent with the Redevelopment Plan for the Central Los Gatos Redevelopment Project Area (Section IV.B) in that the subject property is designated commercial and the proposed use falls under general commercial uses. Attachment 1 Page 2 of 2 49 -51 N. Santa Cruz Avenue/U -10 -023 May 2, 2011 Required findings for the Town's Alcoholic Beverage Policy: ■ As required by Chapter II, Section 6, of the Town's 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. Required by the Town's Traffic Impact Policy: ■ As required by the Town's Traffic Impact policy, projects that generate additional traffic of five or more peak hour trips may only be recommended for approval if the project's benefits to the community override the traffic impacts as determined by specific sections of the General Plan and/or any Specific Plan. If a project generates additional traffic of five or more peak hour trips the burden is on the applicant to cite economic or housing benefits to the Town and/or specific sections of the General Plan and any applicable Specific Plan that demonstrate the project's benefit to the Community which outweighs the traffic impact. The deciding body must make specific findings which demonstrate that the benefit(s) of the project outweigh the impact in order to approve the project. N:\DEV\FINDINGS\201 1INSC49- 51.dmx RESOLUTION 2011- RESOLUTION GRANTING APPROVAL OF A CONDITIONAL USE PERMIT TO EXPAND AN EXISTING RESTAURANT (GARDINO'S) TO ADD SEATING, FULL ALCOHOLIC BEVERAGE SERVICE, AND MODIFY HOURS OF OPERATION ON PROPERTY ZONED C -2. APN: 510 -44 -030 CONDITIONAL USE PERMIT APPLICATION: U -10 -023 PROPERTY LOCATION: 49 & 51 N. SANTA CRUZ AVENUE PROPERTY OWNER: JENNIFER WHITE APPLICANT: PETE JILLO WHEREAS: A. This matter came before the Town Council for public hearing on May 2, 2011, and was regularly noticed in conformance with State and Town law. B. The applicant seeks approval for a Conditional Use Permit (CUP) to expand an existing restaurant (Gardino's) to add seating, full alcoholic beverage service, and modify hours of operation on property zoned C -2. Currently, the CUP allows 19 seats, beer and wine service, and operation from 9:00 a.m. to 11:00 p.m. seven days a week. However, the applicant is requesting 45 seats, full alcoholic beverage service, and operation from 10:00 a.m. to 12:00 a.m. Sunday to Thursday, and from 10:00 a.m. to 1:00 a.m. Fridays, Saturdays, and holidays. C. On April 13, 2011, the Planning Commission considered the request for a Conditional Use Permit (CUP) to expand an existing restaurant (Gardino's) to add seating, full alcoholic beverage service, and modify hours of operation on property zoned C -2. The Commission recommended approval of the request finding the proposal was desirable to the public; it will not impair the integrity of the zone; will not be detrimental to public health, safety, or welfare; and is in harmony with the elements and objectives of the General Plan when the ABP and Ordinance 2021 is interpreted to encourage a mix of uses, small town character, and existing businesses. Attachment 2 D. The Town's Alcohol Beverage Policy requires any new application for the service of alcoholic beverages to be approved by Council. Town Council reviews CUP requests for alcohol beverage service on a case -by -case basis to ensure that the request is appropriate for the specific use 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 April 20, 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 request for a CUP is desirable to the public convenience; will not impair the integrity and character of the zone; would not be detrimental to public health, safety or general welfare; and is in harmony with the various elements or objectives of the General Plan and the purposes of the Town Code. This fmding is based on the evidence presented in the Council Agenda Report dated April 20, 2011, and incorporates the findings made by the Planning Commission on April 13, 2011, regarding this application. 2. The Alcoholic Beverage Policy allows the Council to consider unique circumstances which apply to the subject application. 3. The project is categorically exempt from environmental review pursuant to Section 15061 of the State Environmental Guidelines as adopted by the Town. 4. The proposed use is consistent with the Redevelopment Plan for the Central Los Gatos Redevelopment Project Area (section IV.B), as evidenced by the findings made by the Planning Commission on April 13, 2011. RESOLVED: The CUP application U -10 -023 to expand an existing restaurant (Gardino's) to add seating, full alcoholic beverage service, and modify hours of operation is granted. 2. The Conditions of Approval attached hereto as Exhibit A are hereby adopted as the Conditions of Approval for modification of this permit. 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 2 nd day of May 2011, by the following vote. COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN: SIGNED: MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA ATTEST: CLERK OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA THIS PAGE INTENTIONALLY LEFTBLANK CONDITIONS OF APPROVAL — May 1, 2011 49 & 51 N. Santa Cruz Avenue Conditional Use Permit U -10 -023 Requesting approval to expand an existing restaurant (Gardino's) to add seating, full alcoholic beverage service, and modify hours of operation on property zoned C -2. APN 510 -44 -030. PROPERTY OWNER: Jennifer White APPLICANT: Pete Jillo 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 February 25, 2011, and in compliance with the applicant's letter noted as received on March 17, 2011 (Exhibit A.1). Any changes or modifications made to the approved plans shall be approved by the Director of Community Development, the Development Review Committee, the Planning Commission, or the Town Council depending on the scope of the 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. APPROVED USE: The approved use is for a high turnover (sit -down) restaurant. 4. SEATS: The maximum number of seats shall not exceed 45. 5. ALCOHOLIC BEVERAGE SERVICE: The service of alcoholic beverages is permitted only with meals. A meal is defined as a combination of food items selected from a menu (breakfast, brunch, lunch, or dinner). Appetizers such as popcom, nachos, pretzels, potato skins, relish trays, etc. (hot or cold) are not meals. 6. HOURS OF OPERATION: Maximum hours of operation are 10:00 a.m. to 12:00 a.m., Sunday to Thursday; and 10:00 a.m. to 1:00 a.m., Friday, Saturday, holidays, and evenings before holidays. 7. ENTERTAINMENT: Live entertainment is not allowed. 8. UTENSILS: All meals served on -site shall be on re- usable utensils. 9. TAKE -OUT CONTAINERS: Any take -out food shall be served in recyclable containers. 10. 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. 11. CERTIFICATE OF USE AND OCCUPANCY: A Certificate of Use and Occupancy from the Los Gatos Community Development Department must be obtained prior to commencement of use. 12. BUSINESS LICENSE: A business license from the Town of Los Gatos Finance Department must be obtained prior to the commencement of any new or change of use. 13. DELIVERIES: Deliveries shall be limited to the hours of 9:00 a.m. to 7:00 p.m. 14. TRASH AND RECYCLING DISPOSAL HOURS: Trash and recycling from the business shall only be emptied between 9:00 a.m. and 9:00 p.m. to limit the noise impacts. 15 ENVIRONMFNTAI HEALTH APPROVAL The applicant shall submit plans to the County of Santa Clara Department of Environmental Health for review prior to commencement of use. The applicant shall provide a copy of the approval from the County of Santa Clara Department of Environmental Health prior to commencement of use and/or issuance of building permits. Exhibit A of Attachment 2 16. 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 17. TRAFFIC IMPACT MITIGATION FEE (COMMERCIAL). The developer shall pay a fee proportional to the project's share of transportation improvement needed to serve cumulative development within the Town of Los Gatos. The fee amount will be based upon the Town Council resolution in effect at the time the building permit application is made. The fee shall be paid before the building permit is issued. The traffic impact mitigation fee for this project, using the current fee schedule and the preliminary plans is $11,410.92. The final fee shall be calculated from the final plans using the rate schedule in effect at the time of the building permit application, using a trip generation rate based on use. 18. GREASE TRAPS. Meet all requirements of the Santa Clara County Health Department and West Valley Sanitation District for the interception, separation or pretreatment of effluent. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 19. OCCUPANCY AND EXITING: The applicant shall submit plans to evaluate the occupant load and required exits to the Fire Department for review and approval prior to commencement of use and/or issuance of building permits. 20. EX'T'INGUISHING SYSTEM: The Fire Department shall inspect the required UL 300 fixed extinguishing system in the kitchen to ensure compliance with applicable regulations prior to commencement of use and/or issuance of building permits. TO THE SATISFACTION OF THE CHIEF OF POLICE: 21. 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. 22. 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. 23. 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. 24. DESIGNATED DRIVER PROGRAM: The restaurant operator shall actively promote a designated driver program such as complimentary non - alcoholic beverages for designated drivers. 25 POS O T A X!C � B TELEPHONE laR ONE yIBERS Taxicab t L _ll L — �T. — TOS1�Y'Q p'STIIIlT�iIQ]TLLLT1TOlYL .'. a unal.uta al. rl�.IRSIl - Oe� posted in a visible location. NADEV\C0NDITNS\201 1WSC49 -51 CUP ExhibitA.docx GARDINO'S RESTAURANT 51 North Santa Cruz Avenue Los Gatos, California Town of Los Gatos Planning Department 110 East Main Street Los Gatos, California 95031 March 15, 2011 LETTER OF JUSTIFICATION Rr=CEJVrzr) 2011 TOWN OF LOS GATOS I-ANNING DIVISIOPl Gardino's Restaurant has been a well run, well managed family dining restaurant in Los Gatos for over 18 years. It is family owned and operated, and represents the type of successful local business which helps make Los Gatos such a popular and dynamic community. Gardino's provides high quality family dining at affordable prices, and is a major contributor to the community at large. In its 18 years of operation, Gardino's has not had any police or Department of Alcoholic Beverage Control issues or problems. WHAT WE ARE REQUESTING The space adjacent to Gardino's on the south side is becoming vacant next year. The retail tenant is relocating her business to a different location in Los Gatos. Gardino's proposes to remodel the interior of the restaurant and expand into the adjacent tenant space located at 49 North Santa Cruz Avenue. Modest improvements in keeping with the architecture are proposed to the fagade. The proposed remodel and expansion will provide additional seating, a waiting area for patrons, a food service counter for single diners and couples, and a food service take -out counter area. The expansion will enable the restaurant to provide for an enhanced family oriented menu, including full alcohol service with a type 47 restaurant license. The food service counter and take -out service counter area will function in a similar manner as now exists at Willow Street Pizza. HOW THE NEW SPACE WILL BE USED The goal of this expansion is to enhance the dining experience for Gardino's customers, whether they are customers who are waiting for a table, eating at a table or obtaining food Exhibit A.1 of Attachment 2 on a take -out basis. The current restaurant has no waiting area and no separate area to service take -out business, which represents a significant portion of Gardino's business. The expansion will provide a defined waiting area for patrons. It will also provide a defined take -out service counter as part of a proposed food service counter. The food service counter will provide additional seating for singles and doubles without the necessity of occupying larger tables for smaller parties. The addition of this space will also increase the seating capacity for the restaurant while at the same time giving the business a more "open" feel for the patrons. The existing bathroom in the adjacent space will be remodeled as part of the expansion. There will also be two archways added between the spaces which will allow access both in the dining area and in the area near the food preparation area of the existing restaurant. The expansion will bring the restaurant more in line with other fine dining restaurants in Los Gatos. SEATING CAPACITY Under the existing parking rules, the addition of the adjacent space will result in a seating capacity for Gardino's of 45. This would include both additional seating at tables and additional seating at the food service counter. PARKING Gardino's does have dedicated parking behind the restaurant as well as public street parking. There are also public parking lots nearby. HOURS OF OPERATION The current conditional use permit for the restaurant allows for daily hours of operation from 10 a.m. to 11 p.m. Gardino's is requesting a modification of its hours of operation to 10 a.m. to midnight on Sundays through Thursdays, and a modification to 10 a.m. to 1 a.m. on Fridays and Saturdays. These additional hours are needed because Gardino's wants to offer a late night dining experience for its patrons. Alcohol will only be served with meals and the kitchen will remain open at all times that the business is open. We have had feedback from our customers who want to have this option available, particularly on weekends. In order to fill this need, we are requesting that this modification of hours be allowed, consistentwith the Town's alcohol policy. SIGNAGE The existing signage for the restaurant will be relocated over the adjacent space and slightly enlarged. ACCESSIBILITY Buil ,. ., , ARCHITECTURAL CHARACTER The exterior of 49 and 51 North Santa Cruz Avenue will not be modified at the upper half of the front. The lower half of the front will be modified to allow for an entry door at the south end of 49 North Santa Cruz Avenue. The remainder of the front will be a wall with windows and Italian tile. Gardino's feels that this exterior will be a sparkling addition to the street and a very appealing view for the public. Interior work will include the installation of a food service counter with seating and a take- out food service. Two new archways will connect the spaces and the restaurant will have a uniform finishes and decor throughout. LOSS OF RETAIL SPACE This expansion will not result in the loss of a retailer in Los Gatos as the existing retailer is relocating to other space in the Town. There will be a loss of retail space, but this loss will greatly benefit an existing merchant in the Town. Gardino's does have existing retail space to the north of the existing space. There is also substantial retail directly across North Santa Cruz Avenue. To the south is another restaurant, Gilley's, but this business is not open at night. And, the next business to the south is the theater. The loss of this retail space is in an area where there are several other non - restaurant businesses which tend to dominate the streetscape. Gardino's believes these factors will mitigate the loss of this particular retail space. SUMMARY Gardino's has been an active supporter of Los Gatos in its 18 years of operation. Gardino's happily supports the Los Gatos - Monte Sereno Police Officers Association, Music in the Park, Jazz on the Plaza and the Los Gatos Music and Arts Festival. The business also supports St. Mary's Church and School. Gardino's has been and continues to be a very popular destination for both residents of Los Gatos and residents of other communities. The expansion Gardino's is requesting will improve the streetscape in this area of North Santa Cruz Avenue. In addition, the expansion will greatly improve the dining experience for the dine -in and dine -out patrons of Gardino's. Please contact me if you have any questions on our proposed use modification Very truly yours, Pete Jillo THIS PAGE INTENTIONALLYLEFT BLANK RESOLUTION 2011- RESOLUTION DENYING A CONDITIONAL USE PERMIT TO EXPAND AN EXISTING RESTAURANT (GARDINO'S) TO ADD SEATING, FULL ALCOHOLIC BEVERAGE SERVICE, AND MODIFY HOURS OF OPERATION ON PROPERTY ZONED C -2. APN: 510 -44 -030 CONDITIONAL USE PERMIT APPLICATION: U -10 -023 PROPERTY LOCATION: 49 & 51 N. SANTA CRUZ AVENUE PROPERTY OWNER: JENNIFER WHITE APPLICANT: PETE JILLO WHEREAS: A. This matter came before the Town Council for public hearing on May 2, 2011, and was regularly noticed in conformance with State and Town law. B. The applicant seeks approval for a Conditional Use Permit (CUP) to expand an existing restaurant (Gardino's) to add seating, full alcoholic beverage service, and modify hours of operation on property zoned C -2. Currently, the CUP allows 19 seats, beer and wine service, and operation from 9:00 a.m. to 11:00 p.m. seven days a week. However, the applicant is requesting 45 seats, full alcoholic beverage service, and operation from 10:00 a.m. to 12:00 a.m. Sunday to Thursday, and from 10:00 a.m. to 1:00 a.m. Fridays, Saturdays, and holidays. C. On April 13, 2011, the Planning Commission considered the request for a Conditional Use Permit (CUP) to expand an existing restaurant (Gardino's) to add seating, full alcoholic beverage service, and modify hours of operation on property zoned C -2. The Commission recommended approval of the request finding the proposal was desirable to the public; it will not impair the integrity of the zone; will not be detrimental to public health, safety, or welfare; and is in harmony with the elements and objectives of the General Plan when the ABP and Ordinance 2021 is interpreted to encourage a mix of uses, small town character, and existing businesses. Attachment 3 D. The Town's Alcohol Beverage Policy requires any new application for the service of alcoholic beverages to be approved by Council. Town Council reviews CUP requests for alcohol beverage service on a case -by -case basis to ensure that the request is appropriate for the specific use 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 April 20, 2011, along with any and all subsequent reports and materials prepared concerning this application. G. Council finds as follows: I. 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. This finding is based on the evidence presented in the Council Agenda Report dated April 20, 2011 and the testimony received at the Council meeting on May 2, 2011. 2. The Alcoholic Beverage Policy allows the Council to consider unique circumstances which apply to the subject application. 3. The project is categorically exempt from environmental review pursuant to Section 15061 of the State Environmental Guidelines as adopted by the Town. 4. The proposed use is consistent with the Redevelopment Plan for the Central Los Gatos Redevelopment Project Area (section IV.B), as evidenced by the findings made by the Planning Commission on April 13, 2011. RESOLVED: 1. The CUP application U -10 -023 to expand an existing restaurant (Gardino's) to add seating, full alcoholic beverage service, and modify hours of operation is denied. 2. The decision constitutes a final administrative decision pursuant to Code of Civil Procedure section 1094.6 as adopted by section 1.10.085 of the Town Code of the Town of Los Gatos. Any application for judicial relief from this decision must 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 2 nd day of May 2011, by the following vote. COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN: ATTEST: CLERK OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA SIGNED: MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA THIS PAGE INTENTIONA LL Y LEF T BLANK RESOLUTION 2011- RESOLUTION DENYING A CONDITIONAL USE PERMIT TO EXPAND AN EXISTING RESTAURANT (GARDINO'S) TO ADD SEATING, FULL ALCOHOLIC BEVERAGE SERVICE, AND MODIFY HOURS OF OPERATION ON PROPERTY ZONED C -2. APN: 51044 -030 CONDITIONAL USE PERMIT APPLICATION: U -10 -023 PROPERTY LOCATION: 49 & 51 N. SANTA CRUZ AVENUE PROPERTY OWNER: JENNIFER WHITE APPLICANT: PETE JILLO WHEREAS: A. This matter came before the Town Council for public hearing on May 2, 2011, and was regularly noticed in conformance with State and Town law. B. The applicant seeks approval for a Conditional Use Permit (CUP) to expand an existing restaurant (Gardino's) to add seating, full alcoholic beverage service, and modify hours of operation on property zoned C -2. Currently, the CUP allows 19 seats, beer and wine service, and operation from 9:00 a.m. to 11:00 p.m. seven days a week. However, the applicant is requesting 45 seats, full alcoholic beverage service, and operation from 10:00 a.m. to 12:00 a.m. Sunday to Thursday, and from 10:00 a.m. to 1:00 a.m. Fridays, Saturdays, and holidays. C. On April 13, 2011, the Planning Commission considered the request for a Conditional Use Permit (CUP) to expand an existing restaurant (Gardino's) to add seating, full alcoholic beverage service, and modify hours of operation on property zoned C -2. The Commission recommended approval of the request finding the proposal was desirable to the public; it will not impair the integrity of the zone; will not be detrimental to public health, safety, or welfare; and is in harmony with the elements and objectives of the General Plan when the ABP and Ordinance 2021 is interpreted to encourage a mix of uses, small town character, and existing businesses. D. The Town's Alcohol Beverage Policy requires any new application for the service Attachment 4 of alcoholic beverages to be approved by Council. Town Council reviews CUP requests for alcohol beverage service on a case -by -case basis to ensure that the request is appropriate for the specific use 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 April 20, 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. This finding is based on the evidence presented in the Council Agenda Report dated April 20, 2011 and the testimony received at the Council meeting on May 2, 2011. 2. The Alcoholic Beverage Policy allows the Council to consider unique circumstances which apply to the subject application. 3. The project is categorically exempt from environmental review pursuant to Section 15061 of the State Environmental Guidelines as adopted by the Town. 4. The proposed use is consistent with the Redevelopment Plan for the Central Los Gatos Redevelopment Project Area (section IV.B), as evidenced by the findings made by the Planning Commission on April 13, 2011. RESOLVED: 1. The CUP application U -10 -023 to expand an existing restaurant (Gardino's) to add seating, full alcoholic beverage service, and modify hours of operation is denied. 2. The decision constitutes a final administrative decision pursuant to Code of Civil Procedure section 1094.6 as adopted by section 1.10.085 of the Town Code of the Town of Los Gatos. Any application for judicial relief from this decision must 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 2 °d day of May 2011, by the following vote. COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN: SIGNED: MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA ATTEST: CLERK OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA THIS PAGE INTENTIONA LL Y LEFT BLANK CONDITIONS OF APPROVAL — May 2, 2011 49 & 51 N. Santa Cruz Avenue Conditional Use Permit U -10 -023 Requesting approval to expand an existing restaurant (Gardino's) to add seating, full alcoholic beverage service, and modify hours of operation on property zoned C -2. APN 510 -44 -030. PROPERTY OWNER: Jennifer White APPLICANT: Pete Jillo 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 February 25, 2011, and in compliance with the applicant's letter noted as received on March 17, 2011 (Exhibit A). Any changes or modifications made to the approved plans shall be approved by the Director of Community Development, the Development Review Committee, the Planning Commission, or the Town Council depending on the scope of the 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. APPROVED USE: The approved use is for a high turnover (sit -down) restaurant. 4. SEATS: The maximum number of seats shall not exceed 45. 5. ALCOHOLIC BEVERAGE SERVICE: The service of alcoholic beverages 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. 6. HOURS OF OPERATION: Maximum hours of operation are 10:00 a.m. to 12:00 a.m., Sunday to Thursday; and 10:00 a.m, to 1:00 a.m., Friday, Saturday, holidays, and evenings before holidays. 7. ENTERTAINMENT: Live entertainment is not allowed. 8. UTENSILS: All meals served on -site shall be on re- usable utensils. 9. TAKE -OUT CONTAINERS: Any take -out food shall be served in recyclable containers. 10. 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. 11. CERTIFICATE OF USE AND OCCUPANCY: A Certificate of Use and Occupancy from the Los Gatos Community Development Department must be obtained prior to commencement of use. 12. BUSINESS LICENSE: A business license from the Town of Los Gatos Finance Department must be obtained prior to the commencement of any new or change of use. 13. DELIVERIES: Deliveries shall be limited to the hours of 9:00 a.m. to 7:00 p.m. 14. TRASH AND RECYCLING DISPOSAL HOURS: Trash and recycling from the business shall only be emptied between 9:00 a.m. and 9:00 p.m. to limit the noise impacts. 15. ENVIRONMENTAL HEALTH APPROVAL: The applicant shall submit plans to the County of Santa Clara Department of Environmental Health for review prior to commencement of use. The applicant shall provide a copy of the approval from the County of Santa Clara Department of Environmental Health prior to commencement of use and/or issuance of building permits. Attachment 5 16. 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 overtum, 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 17. TRAFFIC IMPACT MITIGATION FEE (COMMERCIAL). The developer shall pay a fee proportional to the project's share of transportation improvement needed to serve cumulative development within the Town of Los Gatos. The fee amount will be based upon the Town Council resolution in effect at the time the building permit application is made. The fee shall be paid before the building permit is issued. The traffic impact mitigation fee for this project, using the current fee schedule and the preliminary plans is $11,410.92. The final fee shall be calculated from the final plans using the rate schedule in effect at the time of the building permit application, using a trip generation rate based on use. 18. GREASE TRAPS. Meet all requirements of the Santa Clara County Health Department and West Valley Sanitation District for the interception, separation or pretreatment of effluent. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 19. OCCUPANCY AND EXITING: The applicant shall submit plans to evaluate the occupant load and required exits to the Fire Department for review and approval prior to commencement of use and/or issuance of building permits. 20. EXTINGUISHING SYSTEM: The Fire Department shall inspect the required UL 300 fixed extinguishing system in the kitchen to ensure compliance with applicable regulations prior to commencement of use and/or issuance of building permits. TO THE SATISFACTION OF THE CHIEF OF POLICE: 21. 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. 22. 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. 23. 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. 24. DESIGNATED DRIVER PROGRAM: The restaurant operator shall actively promote a designated driver program such as complimentary non - alcoholic beverages for designated drivers. 25. POSTING OF TAXICAB TELEPHONE NUMBERS: Taxicab telephone numbers shall be posted in a visible location. NAIDEV\C0NDITNS\2011UQSC49 -51 Ct1P.doex GARDINO'S RESTAURANT 51 North Santa Cruz Avenue Los Gatos, California March 15, 2011 Town of Los Gatos Planning Department 110 East Main Street Los Gatos, California 95031 LETTER OF JUSTIFICATION RECEIVED tAR 1 2011 TOWN OF LOS GATOS PLANNING DIVISIOPI Gardino's Restaurant has been a well run, well managed family dining restaurant in Los Gatos for over 18 years. It is family owned and operated, and represents the type of successful local business which helps make Los Gatos such a popular and dynamic community. Gardino's provides high quality family dining at affordable prices, and is a major contributor to the community at large. In its 18 years of operation, Gardino's has not had any police or Department of Alcoholic Beverage Control issues or problems. WHAT WE ARE REQUESTING The space adjacent to Gardino's on the south side is becoming vacant next year. The retail tenant is relocating her business to a different location in Los Gatos. Gardino's proposes to remodel the interior of the restaurant and expand into the adjacent tenant space located at 49 North Santa Cruz Avenue. Modest improvements in keeping with the architecture are proposed to the fa5ade. The proposed remodel and expansion will provide additional seating, a waiting area for patrons, a food service counter for single diners and couples, and a food service take -out counter area. The expansion will enable the restaurant to provide for an enhanced family oriented menu, including full alcohol service with a type 47 restaurant license. The food service counter and take -out service counter area will function in a similar manner as now exists at Willow Street Pizza. HOW THE NEW SPACE WILL BE USED The goal of this expansion is to enhance the dining experience for Gardino's customers, whether they are customers who are waiting for a table, eating at a table or obtaining food Exhibit A of Attachment 5 on a take -out basis. The current restaurant has no waiting area and no separate area to service take -out business, which represents a significant portion of Gardino's business. The expansion will provide a defined waiting area for patrons. It will also provide a defined take -out service counter as part of a proposed food service counter. The food service counter will provide additional seating for singles and doubles without the necessity of occupying larger tables for smaller parties. The addition of this space will also increase the seating capacity for the restaurant while at the same time giving the business a more "open" feel for the patrons. The existing bathroom in the adjacent space will be remodeled as part of the expansion. There will also be two archways added between the spaces which will allow access both in the dining area and in the area near the food preparation area of the existing restaurant. The expansion will bring the restaurant more in line with other fine dining restaurants in Los Gatos. SEATING CAPACITY Under the existing parking rules, the addition of the adjacent space will result in a seating capacity for Gardino's of 45. This would include both additional seating at tables and additional seating at the food service counter. PARKING Gardino's does have dedicated parking behind the restaurant as well as public street parking. There are also public parking lots nearby. HOURS OF OPERATION The current conditional use permit for the restaurant allows for daily hours of operation from 10 a.m. to 11 p.m. Gardino's is requesting a modification of its hours of operation to 10 a.m. to midnight on Sundays through Thursdays, and a modification to 10 a.m. to 1 a.m. on Fridays and Saturdays. These additional hours are needed because Gardino's wants to offer a late night dining experience for its patrons. Alcohol will only be served with meals and the kitchen will remain open at all times that the business is open. We have had feedback from our customers who want to have this option available, particularly on weekends. In order to fill this need, we are requesting that this modification of hours be allowed, consistent with the Town's alcohol policy. SIGNAGE The existing signage for the restaurant will be relocated over the adjacent space and slightly enlarged. ACCESSIBILITY Both build ing SpaCesarefullyaCCeSSi'uie- ARCHITECTURAL CHARACTER The exterior of 49 and 51 North Santa Cruz Avenue will not be modified at the upper half of the front The lower half of the front will be modified to allow for an entry door at the south end of 49 North Santa Cruz Avenue. The remainder of the front will be a wall with windows and Italian tile. Gardino's feels that this exterior will be a sparkling addition to the street and a very appealing view for the public. Interior work will include the installation of a food service counter with seating and a take- out food service. Two new archways will connect the spaces and the restaurant will have a uniform finishes and decor throughout. LOSS OF RETAIL SPACE This expansion will not result in the loss of a retailer in Los Gatos as the existing retailer is relocating to other space in the Town. There will be a loss of retail space, but this loss will greatly benefit an existing merchant in the Town. Gardino's does have existing retail space to the north of the existing space. There is also substantial retail directly across North Santa Cruz Avenue. To the south is another restaurant, Gilley's, but this business is not open at night. And, the next business to the south is the theater. The loss of this retail space is in an area where there are several other non - restaurant businesses which tend to dominate the streetscape. Gardino's believes these factors will mitigate the loss of this particular retail space. SUMMARY Gardino's has been an active supporter of Los Gatos in its 18 years of operation. Gardino's happily supports the Los Gatos - Monte Sereno Police Officers Association, Music in the Park, Jazz on the Plaza and the Los Gatos Music and Arts Festival. The business also supports St. Mary's Church and School. Gardino's has been and continues to be a very popular destination for both residents of Los Gatos and residents of other communities. The expansion Gardino's is requesting will improve the streetscape in this area of North Santa Cruz Avenue. In addition, the expansion will greatly improve the dining experience for the dine -in and dine -out patrons of Gardino's. Please contact me if you have any questions on our proposed use modification Very truly yours, Pete Jillo THIS PAGE INTENTIONALLY LEFT BLANK U 0 W U a U = E H Y k v 4 3 O N Q S U m Y H ] v ] U N H 2 •� m Y N d A O n O fi 'J Y U .A Q E ad N C O U 9 O v d Y d N C m w O p D 9 v 3 N 9 ti N G O N v N Y N H d N F U v N F N m W m C d D O O 0 E E Y H o N G W Y ..1 F U (• C 9 o U' •• ! W h U m N G U N M H x O d N d k 0 N M W O. ] N v k .P F O m 9 C m Y d Y d 4 T ] • C '.i U ] m H m U LL y F ] ] Y N N O Z Y N N C q H m d L + a d Q. U d N H N y N L H Z P O A X d b O O H ti 9 q A V O N N E W m 3 O m Y G F 5 v k G T H d m ] .•i N H ly M O N 9 N m N 9 H C N H G m U O. L F O C O Y U W 9 E .ki m M A U .N o N H m N d N T a H p tT d 0 o d F C O d N m W O ] O F d L.r Y m p L Y T m C ] O U Ol v u 4 d > A U L O U m Y E N G N m T b H O> T N b C O N o 9 C v N 9 m ] L F N � N G 4 v1 £ z Z . Q n W P O N Q O w N •1 U N -N L> d T U C H d w O w • C m H C O 9m C. �p •+ y N U dX.i N M 0 N k O M I W I d n hh 4 H b F U H v •1 U N -N L> d T U C H d w O w • C m H C O 9m C. �p •+ y N U dX.i N M 0 N k O M I W I d n hh W mo TF K M m a M .-IQ m N p m d O d U O d L ti U H v k 9 +f X O 2 H 2 m N O N 0 L Q £ W W � u a o z a Hz � m G a N m i0 E U d N N Pi T H O M O O L N d L 0.1 L O N N O'a UH Q m E m 4 7 3 m O O Attachment 6 O lT C O L 0 Y L a Y .� K d 3 N ✓ 0 C 0 G W i a w a ✓ - L o + v N d E F W m D ✓ Y ✓ X 1 C E N ro N ri p C N W H ✓ ro -N O ✓J d H .i O ✓ O OI 1 C Y L D �+ 0 0 9 G G L - 0 N ✓ ✓ C - N m C ] L C O 0 0 0 0 i M O O Y C O ✓ E 0 L A 0 L U ✓ O •i U C •� O 1 ✓ 9 A ✓ L C 4 H 0 u aE O 9 0 T H a 0 ✓ 3 v 0 L E d Y L I p ] D O ro C ✓ w O•� 3 1 O Y ] C E Y O W U m C 3 m .i O O -•� rl m ro a v o O N U 0 m r] N ✓ H F U ✓ .� ✓. .N F G L m 4: 0 N 3 „ Y •• -�J Z a m O T 1 U N Z E Y. Z W ro N F m N I m •• L O U Y Z N O 0 W m Y a 4 1 C W Y C ro U W ro L m Y 1 ro a C m 0 ti O ✓ L C Y ] O o > o a L •• a h m ro w a u ✓ a o ✓ 9 a u w.+ ✓ 0 4 h 9 u la O 2 C L m o m 9 ✓ ✓ ro Z N O•i F v a U C ] 3 O Q H v ] v m Gl 0 O p 4 H 41 N Y 9 O A T O to M O m N 0 Y F U d H H Y W F/1 a H P ] a 0.1 d Z O ro C H H £ 0 0 m N O Z U D O O £ QQ £ O N H +/ m O tv G •1 Y O 2 O L v u L a ro G h u E a ro ] U U U 3 c m 0 H m O ro E D O a F N O O N ] U N T ] w m ✓ O S N m O 0 E ✓ m N D N H N O ✓ N T N E U ✓ .i N m Y F 0 9 0 U H X N O F C 0 0 O C L 0 N N E O L 0 0 L U 0 ✓ 4 9 ✓ m 9 9 � ✓ .-1 0 o G � v . Q P N ] . N O m m h C H ro � N Op Y U Y Z O H Z a '^ I 1 aQ O E N Q � O E N a O Y a H Y G m m N N .1 Q F N 9 N L 0 0 A 0 C 0 ro m L O 0 0 b 0 3 W O ] W O U T Y 0 0 0 O O 9 0 9 O O Y ✓ N .-I N L 4 0 u Y L ✓ ro Y d N 0 E 0 U Y C H G m C Y O N d C 0 0 ✓ H 9 0 0 0 A O ro v m a ❑ v o a v m 9 v o Y e m N W N 3 Y H H O F O 0 -� N C C ] 0 Y '•i P Y N N N u 0 1 O•i A H 9 G N a Y Y O O S U N Y N 0 C G •V L E m C v v m .+ Y H ry .+ .•+ m 0 O+ 0 Y ✓ 0 N N m N m 0 0 L O H p ro T C 4 Y a 9 C ✓ Y d F H T C 0 C ] 0 H Y -•a ? ] C Y ] Y L N OI 0 T m u v u o v E 0 a v u w a o w 9 U M ] 0 •4 H W U '0 Y O m Y d 0 O 0 • Y L 0 •4 ro .-1 0 O O O .„ C m N L L N 0 Y N 0 3 Y IL G Y •1 0 Y O C O H ] ] ro O Y 3 C U 9 0 9 U N ] O O 3 O 0 E ✓ H Y N O 0 ] N C •'i 0 A O 0 U ] U F O 0 u O ] ' p a U 0 Y F 4 0 S p N 0 N Y C 0 H C v C N 9 0 9 0 O 1 E L d ro O T T L ] c 4 N m 0 L N 0 4 y H T Y a U U C ro Y o c v o 0 ✓ ] u a ro -+ a ro 9 S•� T U d O O 0 v U C O 0 m N L 9 A G O a C 3 a 0 a '•i O Y 0 ON 4 ] Y 0 4 O H a '•1 0 L W L � t O Y -N C O 0 U d O ✓ F E w Y Y F F W N 3 O 0 0 O Y a N U U Y m 0 0 0 0 0 0 F o 4 0 0 0 0 ✓ T ] 0 L ro ? ro o F H U P m E O N O O U m A T N •-1 0 'O •'i H ] m 0 H H W L N 9 W 4 N M N 0 U C C W U •� N C ] Y a 0 a Y 0 0 m 3 0 0 N C 0 H O S 0 x 0 x a L 0 L O L L H 0 > fl U F u 0 ] 0 4 Y H Y F Y Y Y P ro .a y o G � v m .R � N c N ZO U H ro N ✓ N C H ro £ N O L U yJ O H Z ° z Q � a' 6 Q N Q g O E m ° a H m H 9 N G v C ro 1 O F m N m Y ro J m a ] v P O P i 0 U 0 b• 0 •i 4 0 T y Y 1 ro C m Ul Y 9 ] J ^ H T O Y 0 L O N m W v w i a s u o N Z OF F N q N L 1 a m ✓ y N O •i O a 1 .1 m m ~ a v 0 I C I G 9 I U y 9 I O lT C O L 0 Y L a Y .� K d 3 N ✓ 0 C 0 G W i a w a ✓ - L o + v N d E F W m D ✓ Y ✓ X 1 C E N ro N ri p C N W H ✓ ro -N O ✓J d H .i O ✓ O OI 1 C Y L D �+ 0 0 9 G G L - 0 N ✓ ✓ C - N m C ] L C O 0 0 0 0 i M O O Y C O ✓ E 0 L A 0 L U ✓ O •i U C •� O 1 ✓ 9 A ✓ L C 4 H 0 u aE O 9 0 T H a 0 ✓ 3 v 0 L E d Y L I p ] D O ro C ✓ w O•� 3 1 O Y ] C E Y O W U m C 3 m .i O O -•� rl m ro a v o O N U 0 m r] N ✓ H F U ✓ .� ✓. .N F G L m 4: 0 N 3 „ Y •• -�J Z a m O T 1 U N Z E Y. Z W ro N F m N I m •• L O U Y Z N O 0 W m Y a 4 1 C W Y C ro U W ro L m Y 1 ro a C m 0 ti O ✓ L C Y ] O o > o a L •• a h m ro w a u ✓ a o ✓ 9 a u w.+ ✓ 0 4 h 9 u la O 2 C L m o m 9 ✓ ✓ ro Z N O•i F v a U C ] 3 O Q H v ] v m Gl 0 O p 4 H 41 N Y 9 O A T O to M O m N 0 Y F U d H H Y W F/1 a H P ] a 0.1 d Z O ro C H H £ 0 0 m N O Z U D O O £ QQ £ O N H +/ m O tv G •1 Y O 2 O L v u L a ro G h u E a ro ] U U U 3 c m 0 H m O ro E D O a F N O O N ] U N T ] w m ✓ O S N m O 0 E ✓ m N D N H N O ✓ N T N E U ✓ .i N m Y F 0 9 0 U H X N O F C 0 0 O C L 0 N N E O L 0 0 L U 0 ✓ 4 9 ✓ m 9 9 � ✓ .-1 0 o G � v . Q P N ] . N O m m h C H ro � N Op Y U Y Z O H Z a '^ I 1 aQ O E N Q � O E N a O Y a H Y G m m N N .1 Q F N 9 N L 0 0 A 0 C 0 ro m L O 0 0 b 0 3 W O ] W O U T Y 0 0 0 O O 9 0 9 O O Y ✓ N .-I N L 4 0 u Y L ✓ ro Y d N 0 E 0 U Y C H G m C Y O N d C 0 0 ✓ H 9 0 0 0 A O ro v m a ❑ v o a v m 9 v o Y e m N W N 3 Y H H O F O 0 -� N C C ] 0 Y '•i P Y N N N u 0 1 O•i A H 9 G N a Y Y O O S U N Y N 0 C G •V L E m C v v m .+ Y H ry .+ .•+ m 0 O+ 0 Y ✓ 0 N N m N m 0 0 L O H p ro T C 4 Y a 9 C ✓ Y d F H T C 0 C ] 0 H Y -•a ? ] C Y ] Y L N OI 0 T m u v u o v E 0 a v u w a o w 9 U M ] 0 •4 H W U '0 Y O m Y d 0 O 0 • Y L 0 •4 ro .-1 0 O O O .„ C m N L L N 0 Y N 0 3 Y IL G Y •1 0 Y O C O H ] ] ro O Y 3 C U 9 0 9 U N ] O O 3 O 0 E ✓ H Y N O 0 ] N C •'i 0 A O 0 U ] U F O 0 u O ] ' p a U 0 Y F 4 0 S p N 0 N Y C 0 H C v C N 9 0 9 0 O 1 E L d ro O T T L ] c 4 N m 0 L N 0 4 y H T Y a U U C ro Y o c v o 0 ✓ ] u a ro -+ a ro 9 S•� T U d O O 0 v U C O 0 m N L 9 A G O a C 3 a 0 a '•i O Y 0 ON 4 ] Y 0 4 O H a '•1 0 L W L � t O Y -N C O 0 U d O ✓ F E w Y Y F F W N 3 O 0 0 O Y a N U U Y m 0 0 0 0 0 0 F o 4 0 0 0 0 ✓ T ] 0 L ro ? ro o F H U P m E O N O O U m A T N •-1 0 'O •'i H ] m 0 H H W L N 9 W 4 N M N 0 U C C W U •� N C ] Y a 0 a Y 0 0 m 3 0 0 N C 0 H O S 0 x 0 x a L 0 L O L L H 0 > fl U F u 0 ] 0 4 Y H Y F Y Y Y P ro .a y o G � v m .R � N c N ZO U H ro N ✓ N C H ro £ N O L U yJ O H Z ° z Q � a' 6 Q N Q g O E m ° a H m � d � '•1 3 V y Y G N 4 3 C O q H a d U bi G O W m ro y m d ro d N m d L L ? L C N D N U Y W -H m 0 V q d Fi N q C G O G d d d q O O W U ]> G O X N d 3 O O L O O W U m N u q y E A M 3 , T o u N -H ro M fl d N N O U -H L O a q q M q C C -.H O p C A N T C q N VI U O q 3 Y U M � Y .1 q .• q b O W .4 Y £ y ro d D C m E O U d N Y U U V p u Z J a L C W O y E E O 4 O u Y O O N L Z 9A F N N d q � '•i Y d O d 1 O C 0 O N d U O L U L E m d W a d N A W Z u C > C . A H A 3 z Z O O n O U C d q d C c p m U E U W O a O O q W d Y q m O N VI Q q ro N ] C C v1 N m N d y N q Q N 3 3 ti F F O .i o O T N F H L E w q O £ O N d m O C O M d 3 4 m N U a H ro C m W Gm C m ] m J d u v L A d ] C o C u 3 O C w m d N N d d a O -.1 O u 3 O O Y q G Y d O u y ro q O y q ! m d d d N a y U T L T q ro m d W O Y U N 3 U n N d G N L H d d q O d O W A O N E Y W m u y N d N C E W a E y d d ] O G T a m d q q D O d ✓ q X N O U U T Y ro d W N T O O O E O W u O L ] d U T N m ] U .N C FI d T 3 7. L ro w T T H G q d N 30 N m N C a T N U N U N q ro Y 11 U X N O Y 3 C W m C d > N 3 q O m m O W ] O A d O O o v ] L L a a O U d E O U q D d d d m O p CO a C O 2 O m a G LN a d O H O �] m .] U u L X u E C ] L d F G1 m U• y d Y 3 0 3 T W O W d Z 'N O C U ..� C O O a > „ EE F O N d O L O E tv O Y F m N y y - O O Z C d O E b d L Q d v O y O U h •y D G L F d F C d O p G C q 4 d W u N m a U m K .. N d O 3 E D Z O 2 d o a F 0.' p u 'O v „ti. o Y m m 3 a .� d V y1 p u m N m C C d v1 m N O O d u t4 O L L O 3 C N U E VI N Y N N q .i W N a m m L N ro O U G N U F $ M £ 3 q N 3 O w q C N m 3 E m m a a £ a £ v v E N m N C ] U U C X > q O d O O O U d ] a+ U C q O O O N G m m N d C w '� "N •0 U.1 ] m C W O u C N 6 _ A u E d C a u G . u a N N q N N q d N 7 N 3 E y W 3 N d N N O m 4 L L u u ..� W p d F m O F N N 0 0 D ✓ O ] N �• emi Q a 4 Q U M q N y N N . £ q £ m O L Y U• y Z O N Z �] 1 wa N O N Q � O E N d N F N m Y I a W a p > u u u ro u O q y+ a N IT M L a W p C m O „ o a a ro H u ro a o o D 1 3 U_ N O N Y O w m C N O 1 > T N C a N W O1 O P a N Y a ti I d m •m N ✓ C m C .N 4 T m m I b• a ] a G C 3 O ro ] a ] � N J O > ❑ D G a a -N Y C C. p p p I 3 Y N T Y A O a m •1 Y a 3 U T L a a W ] W a U p O M U U N E E N U A W V N N V A 1 C O o a 0 P ❑ O O O •• 'ti w ] H G O U d H G .A 1 O O O N O N Z N w ro E O m > a m O ❑ 3 'ti T m .. N O � a > o '•+ A m N m m U ro L c m O Y. Y D O ] \ ro T N > a y O Z T ] U G O N ro 4J 3 a NN > O L O a W m U a (L O N ] O m W P ry m O G a U ] LL H C T p Y q G g H G O ' G Z E '.ui w J Q a a L T O H N V p H y W a m Y U V U N p V m D ~ N n p m O 1 C ✓ C d L C a 3 N 0 0 p U � J' q � a L L y L T N T L NN m U '1 y L D U V O U C ] ro 4 0 o c G 'O 0 m Y a q d a a o o ro a t u d p E L > d D ro d m 4 Y m ro 1 H a O ] 7 �a P N N 0 U H p UI y W G H p E m V ' Y U 4 Z O H • Z N a ' N P N Q � O E N a O l a H N G C m W T m D W Y G 1 O U 4 a O T A a N a Y N m a A L ro a G w y U ti N D I T m U rn F D U V a 1 O d a A ro V D p Y1 m C' rn C w O m a Y u U p m O M ] O O H L O C a F U a V y U V D p I ] a Y W H t q a N N L a I Y > m W Y O H o a Z U a N U O H m o m v 3 Z a M ro N G U > d U N V p 2 ] N i u p Y O o X a H 3 a H U C C O D H N W a U O H L I Z 7 y G £ H T .1 O u a 0 A W n N Y Y Y I N ] 3 H q m O V a I a a v w H a O ] 7 �a P N N 0 U H p UI y W G H p E m V ' Y U 4 Z O H • Z N a ' N P N Q � O E N a O l a H T D f T 7 t > O ] C G A L N u 3 .N O O T U q c G 3 D p p a U O- W •.1 ' 0 O ..1 + m Y Y G a w JJ T W p p p a L G G U O LN O 'O 1 O a a Y G a N U O I o N A a C CL � a o u N E + N p p a 4 1 C a N N V a V L N E a O N O C L W 3 O q V m O C q Q a W D a w t N o '•+ c '.+ u t Y . a u q Y W D E x A y y L W N o a 9 T E O H E C ✓ N O w N C O a U T d O Y U .i U O i m C m Y F T Z N a ro L Y C C p C m p W O > U O Z D N 3 W a A q q Q n C C d T Q a O ro 'H U a U w E V a O N W , E L N O o• W O a q Vl W N H Y V V W m -N j m q 3 5 H LL' W a D V H L T O V a q H q a Z H V m 2 V U 1 ✓ D G 2 m I T O w O 1 L W O 1 1 N T C U L n U U 3 p V n V O w ] m O G O a O . Y > > ] O Y d ] L O a m o a O q1 N q U V D 4 ] G m N .) O G � a r Q � N P 4 O U W p N V H G £ q £ N O V y V H Z O H Z Z N Z � d m P O F � Q 4 u E N a O Y a H I Y O G C m U W Y ro 1 m U 4 a T a a N ] N N O a A O ro a D w > L m U rn F V a a a N V T p Y1 m G m u l p m O M ] u w L O C a F U q m y Q ] N p Q V a N N C a D m p u N C q H o % W a V C w V m m o m v 3 Z a b a n q ro Y N V m +1 L U X a 3 m n a u C 3 m C U q d q T D f T 7 t > O ] C G A L N u 3 .N O O T U q c G 3 D p p a U O- W •.1 ' 0 O ..1 + m Y Y G a w JJ T W p p p a L G G U O LN O 'O 1 O a a Y G a N U O I o N A a C CL � a o u N E + N p p a 4 1 C a N N V a V L N E a O N O C L W 3 O q V m O C q Q a W D a w t N o '•+ c '.+ u t Y . a u q Y W D E x A y y L W N o a 9 T E O H E C ✓ N O w N C O a U T d O Y U .i U O i m C m Y F T Z N a ro L Y C C p C m p W O > U O Z D N 3 W a A q q Q n C C d T Q a O ro 'H U a U w E V a O N W , E L N O o• W O a q Vl W N H Y V V W m -N j m q 3 5 H LL' W a D V H L T O V a q H q a Z H V m 2 V U 1 ✓ D G 2 m I T O w O 1 L W O 1 1 N T C U L n U U 3 p V n V O w ] m O G O a O . Y > > ] O Y d ] L O a m o a O q1 N q U V D 4 ] G m N .) O G � a r Q � N P 4 O U W p N V H G £ q £ N O V y V H Z O H Z Z N Z � d m P O F � Q 4 u E N a O Y a H I m a Y a a O O d ✓ N H a ti , N -H .c .H A a a N V u Y d ro u N u a 9 u a a ✓ a W a A G 3 H v O y a L H L ✓ v D N � O O O G Y C H H H O a N N ] O ✓ ro m L H v d H G Y C a a O 0 L ro ..i W Y ✓ N H k a W d Y N ro a 4 T C a N H G , '� a y a ✓ U a 9 9 u k a G a A O C G a N 9 ro 3 N 9 d E c > O L O T ✓ ro ro n ro H ] 0 y E 9 ✓ ✓ m Y U O U ✓ N Y A .-1 a U ✓ 1 O O N .i a k ✓ A Y N a > a O m N a N H a C H ro a O ..r a ✓ ro G Y A a a .1 O c N a N a a a U o -H 3 A C ti �. N U O 9 T 4 9 m d O N 0 a ✓ N -.1 N L N D` H L S ro ro L a u a- 3 v c 3 v 3 C v L Y d O Y u 9 H H U > d H C u k k O 9 U 9 ro u G ro v H N o A c 7 N A C C Y a W•� a '-' L b L H N T 9 O ✓ u I S ✓ N d ro L a 3 N G ✓ m a v .i v c F ro X H L LH > 3 Y 0 ✓ .i 9 a a O ] d d ✓ ✓ 3 O C W ..1 .i Y N F . Y ,0 O H a A > X ro 0• a �+ 3 ✓ Y a O N G . . 1 O C N H a Y b• W E u u H N ..1 O .H v .i N 3 N a ✓ F .1 ..i W E O w a F T H Y O ] a 3 X O a 3 H 3 G O c U v.f N rp a A O O a u ro b a > A A N T U m ] ✓ ✓ O H Y u L a a a a O m O d a >. a L m ✓ ro a G 9 3 N N F ro 0 N a c Y Y t L O O .i v ro a W Y .i > Y Y ✓ 4 U ro y .1.i N ro ✓ O 3 y H L A L > w W H 3 d L a E C W O C a C O o w v -H X . T N 4 N N w a O S ro G N C N H q 3 ro a > a N O v Y O Y ✓ L d H O 0• Y a 4 W C 4 G O O• G d N 'U a •` a H ro a v a A d x O ] O C W XH d N 9 H 0 a N O a 9 H k -H .-1 ✓ m N A d 3 C ✓ Ot T O ] H O a ] L +r ro v H T v 3 a T ✓ E v O (7 E .Wi Y Y N U F d N ✓ .i w T ro W 9 C a u k H C L O C ] v ro c ti H H O H a W N N L v 9 O W ✓ d 9 > C R G •� d- G N W G A N UO L 4 9 a Z U N ro a O 4 H 0 N N U' y N . H W ✓ W a L O C N U O O O W ro G O Y N 9 C a O O 3 Q a 4 O T ✓ a a ] a -H a v ro Y a U 9 H O O 3 U O a L O O N X U a a C a C a U H X a O ✓ ✓ d a a ✓ ro a a .N a a L N C 9 ro a ' M 0 O ro z A ✓ 4 a a d O 2 O ro d ro y H C O T W a N O L 9 T a O 4 u m iG Q T Q 9 U H N E Y N I % 9 O_ 1 O E T Y 3 C v ro ro .y H 5 U a £ C7 O q O ] L C H O Q N 0 f+ Y a yH ro ro T G N O Y .� H ✓ a a N O 2 d F a W a H Y a ✓ d W H W ro V N d N 3 v u a o o_ m E U a � L u .H L 9 ✓ O 9 H N Y A 4 A H C H ro 'H k S U ✓ O E E V 9 4 ro L U 3 4 a O U a y ✓ ✓ 4 ✓ d v O ✓ H N O -H G Q � W T L a JJ .y a C a ✓ a N L O d W N d H q 3 ro 4 H W ✓ O ti a o � N a M Q N a 4 O O H ro m Y N k N ro £ N u L O N 2 0 H 2 H Q M a' a c O F N Q � O E w a 0 Y a " , v O ] N C M Q .y P H 2 N OU "' ro N Y " c H ro £ m O ✓ Z O Z Z � Q N a � as N O N F yF W N y o 0 m N m d O y p F L � H d C q U ro d m C N O C T y ] .•i 3 Y ] A •'1 rl ; T X H WN 4 A O 4 d C L d U r1 p d y O. .i ] O ; M O q d T 4 O 4 O C H q H q U• C O C ro % Y 3 H N d -N m a N P C N m q ] O y d U H O d N P G 'N ] O 'N 3 y 3 C V d 0 O d d d Q d Y w p U G O M C O U q 0 H q o Y m q d d d O W mN G d U H d C 3 m d A H s+ C U O m q Y G E '•i Y Y a 'N x L u C O 'N G q d L Y m Y C > d 4 d y q H N y m d m N .N YN d 4 O T U rl O d d L O Y N N U •) O U O Y N Y W O O q N a F d E O U d O w O A C m d ] d 4 q d L Y N O m fl q m Y m O E ro E D F o m d 4 Y T p. q A H m Y m dd T C m T q £ ] C •• O N Q N [C H G Y d u w m a 4 d d m N q 4 m q L 3 T Y O C• T Y. H w O C U q A E O U m d C E d d 4 d ] p F d x [L m m LN d T > d L U q 3 O a 4 q N M > d m d q 3 Y C d � O U O U q E O ✓ d P C d Y d O. m O ] C -N d d 4 Y d L N O T m m D a ro q d C M O T y y m n a fl ] O ] O w O (L m N d Gl W H d L O T Y q 'a 1 q N N f0 a W E N N i.] 0 W mN O C -N D 4 O y •N O T d A d > H N O Y ro m O fl C Y d y O O O O O+ ++ H O W A D O W w ro U m � M -N L 3 Y O W C 4 d O U] H d C L H 4 m o Y q N C ro m y O W ~ d N G P N ] y Y E q U Y ly 2 a I O� y F (V � E d p Y a H '1 q W E O O N d M d > d E H U N m p G L Y L Y Y Y a G ro O O ,L• y F O U O T y q L Y N q O G Y N O Y U ro > O y q 4 O. q Y G d q N y H q 3 Y q F N d A Y d U q ti .N m d 4N w d T q O hN m d M d L d 4 d 3 O m Y 4 ro y N b C .•i m W CN q m m Y L C ro O m C q TN N p d t m � Y D x d q U Y y q w O D O Y O H 3 y 'N c O m C q d y 3 O N rl m O a 4 d A N a N N ] ro L Y � m a H O 3 O li D N .•i ] H O O G H O m A N a N 'N y ro S W o d H O d N 4 d L u G N H T A H F d q Y d A O N a A L y W Y O A q d L L a F ro y a C ] H m q Y C H Y 3 O O D d C N a m d E O Y O O. ✓ U N 0 O O Y O y H u O H Y F O O y 'N U c O 0 U a C p N N E E O m N A u I Td A U C O YN d Y q .4 q > d O Y y N L O M m q O O O T G ro U m y m Y O o N fl ] O 3 'N L M D F 3 O L d d - u Y m d M d W O T y N m D m N a H q C 3 O F L Y w d C O Y ro L 3 C q C ; p F d L m N N ] 0 O Y Y y G H 4 W O pd. u d y T r1 Y U N Y N L Y m m m u `N > O M d N O Y T u d N 4 d m d m d E L O y ti m m d L Y 4 q d L T fl A m A O H ] O m N L Y ] A Y q L u> G W O y .i q C d a m O Y P C H a G Y L M -] O D m 3 C q L Y d H O O a Y C H m G N m ] C N d Q y Y H F £ d £ Ol U Y - V Y U H O H Z Z N Q i0 a d O� P y O Y I ] m N ✓ L Y Y a w O m F G d W t H Y L > O 4 m Y T C m O• m > H N N C 4 Y d O A G m C N F 4 U W Y a ryry N N a 11 W m D •N a I ] m E (0 m E G d m a •� w d N O O d £ O O w I d N 3 m u Y d O a m N G 10 U N ry r ry m U O d L C O T N m C Y > o o Y a a a G N E Y N N 3 N o a o a V Y A m N d 3 G O a - D D Y N F N 3 O .i 9 W d •I 3 Y Y N 9 • 1+ .i O .0 .-1 m S C r I lT a 10 m N L A ..V y N O C O m m c a a a ro w d L N T O m d Y L a m H U a 4 M G O m d r] N Y a > m a a m > G U 3 W m W O H D r N d O O m S d D Y O O E N 9 C •1 H Y b H w O a J .N D a 9 of a ] F O A C N D W m > } N T U N ti O C H a O d O a F H a a m D L t N O N 1 0 N N N N N N m F C H C ✓ H a 3 "i E W N > H ] W D O Y a N m y m U m N q o d 3 ++ D A .T a m t m y y W A N C d m O N a O 0 C v 4 1 4 I i i 4 a O C OI O w F A N m Y O m O HN m 9 G N 4 a G 3 N m 4 F G*. V n •.9 Y m T Q O lml 'I d m d N % m a m u .N U A m w G A U N Y b• A Nm N N 3 > m G m d L a O m W L ] O W bl H a NN - T ✓ > .{ d W y A O O a 4 D O G d p £ G O .N U 4 d a c i a u m N cN o m T ✓ G C O C m Y Y T a N D H m E d N N m 1+ y y +i d d m G Y LL E a w U' O m m N L m O C T w m a N U N O+ w L N y O H G a H Y ✓I 11 T m X W W q T d m a L H N m 1 O m ] d a d U A ✓ A C A C N m m m ] d d m a N O O m M q y y q y a J m O m wN H 3 U •• G 9 H F J d X w N d y� m A d O d W m m U O m U > 4 m a m O U C O D N Q d W 3 m O O T m N T .i m O ✓ d m 4 VI (L U a O W N N Y ] d m O a w G1 O F E H A m a a U d -N pl C yl Y } U O W m c a Y O m m C 4 H a u m o E v o c d c a U D U w c E O ' pl p Y N a A H U 3 m L d m w 0 O y a +1 m C O G O O J 3 m U q U G n d .ci 0 0 H d G 9 C ] a U O a O a A 0 m 0 L a 0 T W Y 9 Y ,y a o � N a \ . �a \ N P N O U N m % Y U C N a £ N O , c U Y U H Z O H Z Z 4 '^ N I d P O - F N Q � U E N a O tl H .N O C \ a M Q > P y O H m N N � G H m £ N OL L U H Z Z H z , z„ am d P O F N Q � O E m a O Y �] H M Y n N y T O N q q T D d N L q q D C ] C O N Y m m q a o q c D Y Y W m c m C -ti N P q N k ] M O a D E L N 3 N.i q £ O C O W W N I c E U q q O C U T L v q H C U Y O q A q Y Y U C M m L n L d m q W G v D o u N m v • ] n W q m N 3 Y N O C O C c C w E M O d N m y A U C O O O -N Y y Y E O q m Y m O y h Y F N G C q M CN n N q q y q ] W y O 3 P P ••� O` u NN O E 4 W w p q N m O p v N N D 4 N O W > O Y W N Y m q E a v q M m d O c q q q Y L N O C -1 d •i M T q N W W n d D N O P 'N O -N N q m q U L N n Y O G C P n > t y N T q N N Y W Y N n C N q C N T Y N E W O Y n m w L N W T y q 4 O Y y y U G q O N n > q O T Y M n O E L C Cd Y y N N H ❑ Y .N .-I m n ry N y W O d H N C Y Y Y ] G q •y O N C Y Y C 1 q W L C n P q O' N N O '•i O M q ] N W n H Y q H ' •y H 4 L q u w P G T q W W V q m O H H G H W Y N O P D N Y M M n 4 N D W Y W N H n G d G H M N H o L ++ c D •'i N o Y n o c c 0 o H O c Y y k G ] H N k o O O O 4 H U T H F 4 O > Y > T O N N O N N m H G O ] A ••1 O O m W q d H m N '•i C •'i O H N N N L Y T P H q U T N N H L n F C q T C q N L G T H T L G m F Y k T W O 3 u -A D 4 q •'i N ro y N N 3 ro N N W P N +1 Y O O N N N> O T d W C m T q A q G q G E d ] q A C O N M ] E •� 'd ] P T N 3 � k q T O T W n E D m H Y q G 4 T y N L E y o ] N G (•1 Q � N c � � U H q N Y N C H q £ N O V y � O N Z O H Z Z N Q N a � W P m F N a 'P O E N n a H ] Y n T W Y n W O n q Y C n O L N L G Y T 9 N T E E ✓ Y n q v N L L N u q O Y H n U >. C G u Y '•i W E C Y C N Y E d 0 3 ] H q v n v v q O m O C L q O 4 d Y W n W H •i C E L N L m H N L Y Y n N C Y N a L O T L „ n C H E - n A O Y E G £ u n 'N N N O N G C U a -•+ m o .� -•+ -+ q a y c o o v c o o s a N p v N Y N N n N T 3 q T q d d U Y N n W ] O E A q O L N Y C U N £ H N > O Y O m H N T Y O E E N U O L � n '• N D D n Y Y N Y q W n Y ] N O L n N ] C W C W n U ] Y ] c y � U U T W q 'N '•i N D D T O G ..i E ..i O ] D T L T F O d C G C a m D H Y .1 O Y A N y Y Y C Q C Y n C N d '•i N C C p O Y P n C1 N > H 3 v O q C T u m m d d D C q n N n Y O W N C ' N Y H N Y N .•1 u A m Y L E q N N w C O q C N M G 3 U N W n D N q k > v d ] C H u q y O Y q L O •� ] T E 3 H 3 m ] C y q A a v c F L x c P E O T n O .N t U A C q 'J N N O 'U ] N T Y L T N n Y n q n £ N n U O ' n q Y E � � a D •• •• ry w W O T Y L L D O N Y n N n 0 U n 2 C q ] O ] O ] O N C y L � ry p q L •1 N L C O Y O N u 5 N L D 0 d W O ] A O Y T C q n T Y Y c ] m U O d (7 O D AH m C ti n N d O Y u O P O N H H O > N .0 O U' T Y G F 1 4 O •-1 �jy y E q Y W N F W C N W U N a L L D 3 N A d N P n q Y O Y H O '•1 Y G O w A L q c v 3 O H P s m E v m q C q N q a Y n o q a d •'i C N Y U T n L N n H X N q C G N O Q W D L q 0 C d G 3 c w y G D '1 N •i ] o G � v �a � N v ] Z N O V H q N y N C H q £ N OL Y U . 4 . O Z 2 � Q N a � 6 a N K x O E N q � H w N d N N W T N G Y O d T C Y k P O > N O Y d H u 0 O m ] m v a O Y D• d .S N d N a N L H N d M > d p C d 0 O H E E O u m N C C N A N 4 G N N N •O •� Y Y pYj W U O aH O G O v d H G C U u m d T A w 4 E m v d m m w L 0 d Y d O M 0 N b d W d Y Y d T yN 9 E N H X N ] H 4 O U d N H Y Y > N d Z a U G k d U v 0 p 3 Y w o w E A L O L 4 d E O Y W W 'j H Y d H a X T C O m y W G Y W O b Y 4 O C d U H d H Y T C d d •• X M H H ] v O Y a ~ b ~ d N G C O > O d O O T 'O J O 0 � b w N Y E ✓ r . h LL W 3 £ w L E N 3 m 1 0 O d . 3 b P F m m 9 m N ~ H a O v U [ H Q G 0 a 3 W 4 O U a m C p� O U H ] Y G C d O G H C C d H N N W m N 4 Y m L G G d Y N O N d a k G G 3 M N Y d N H Y O 0 O L G y C O ti a � C N d . Q � N c ] y 4 O U H d N Y N G H d � N O Y O 4 zy H Q � a� LL c m O C j Q O E y d O w a '^ Y N C d Y 0 o a .� 3 m d T f. C N d a Y N d a a N 3 C a 4 C W q O L O' Y d C C H L 0 0 H Y O O d M a N H O Y ro d Y 3 q A N N C N W 0 H G d W O O Y d 3 L d T N Y H H N L ti Y O 4 Y Y 9 N N U N a .i 3 rn O d d a w L W Y fl N Y T W C N H N C U T W C H L U d i O 3 O y a O ' Q G d N 4 (L r J L W .i N •di W T C O a ✓ E E A IL 'O O Y N O O Y a C a O O E d N Y N L d C Y d ] Y X C O U }L C N U' �. W O .. Y d .i O W W •i O A a N d 4 N a a H N d b O L a G Y a N a O 0 C H H 3 N N N a O d d a qH -� H •'� ] W d O u v O W f m N •G a N ..1 W N O Y 9 O 4 Y L P N d C C A d m T w m O a O o a L 3 m Y N U ✓ O Y V -.i N 0.' A d U N N '> H T N 3 N 'O Y L Y d q Q y L j •"� Y a U m £ C H 9 v U d T N C F H w L4 a N a J O C Y 4 N Y E O ] N 0 y E N t C O O E Y N d L E H N N a O N W d C C 0 a u o o m m a v c H N N 4 E N W ti a O � N d r Q � N c ] Z 4 O U H N y y y C £ N £ N O L U y Ur 4 y o H Z Z � Q n a' w o O F N Q � E N a a " r 'i P a M II m N O k N d G C P w m Y N L Y m V v m d H N C w N L L E m M a 3 m D O H y a y y d y a G W N O . 3 a H m a O C N P m L N ro y 3 Y 3 > y E N a o a O a J D H G O P 4H T U H m 4 P J m G O C N ; •y J C C O D W P m a O O d N m O .ti v m V ' U F a M Y m T F a C P E 3 m '•� O L a y o w w c u L D O N H N O N m Y N L O L x m Y m a r II a O F H H N G k O O O O O I m w N d N W N u H a D II H II G y d m u U m •� m a L a v H d W ro J F m N C a Y O J u O V O a -H L O m O F •+ C II Y a m J y H a L y Y W d m O y m m L a P m Y y Y a T m O T y y O m H y L k O H m H a v a L D a > G A F m y C Y N N O O a Y G O a H W P L d G F a v o a m P A Y a X T II 3 O A H E C H D a 'H m H C N H m y V P W '•� O O G O J O m O G k O D Y II C ✓ m C O H L m O y 4 H G ro '.i G N N y m m a Y a 3 m a J U 3 a m H L J M U Y O u m m a H L m m O O Y 3 P T ro O P a 3 U L m N D H F y y O 01 Y M m F G Y 3 J II L m L D P m m .i d N C P ••1 O N L y k G G a N 4 P .0 A O T O •1 X P m m a N m 'H .V C U P 3 U y T U m C C v ro d D V C m m N m O G ro m L m m m C m L X O O O Y .i L '•1 X W Y O Y 4 y Y .i � L U' m ✓ a O U H m T 0 O O a P y Y k w a - 3 a V ro m ti P y m C O y L y F fj m Y C m 4 ✓ a a '•1 ✓H - H O O N w O b C N m W O a a W 1 ✓ S O C m '•1 4 H O O O u a a a o � A o m a t a ✓ o E m U C a u G -H II U y J ✓ x >. v H > o u m a o 'H k D o N O P X m a O ✓ w m a C J F 4 Y ✓ O m O N A a H a m D O U q u Y m m Y C L -•1 a O m O L O Y m a F m y Y Y Y m O y C m W 4 E m H 2 a Y m C H m X x m a H ] C 3 G m P y a O C a U C T F C O u O C m A a N r 3 J O O m ✓ N a N Y U m D m Q m X W m N y m m E Q v i D C J w C v m J O P H 4 m a O L m N a O Y m w C 'i m O P E Ci w C H m J T O O .1 m ✓ O ✓ O D H P Y m ✓ X ✓ m H m W m w x m m ✓ N M a m a J O F O P # r+ O m v Y P O N O a Q L PN U m Y W y N a k m m O O L Y. N m .- L a F a C 4 ✓ N ✓ D H a Y C y w a N U y L m 3 U •• Y m C G 3 m H 4 P N £ C F T J a G 11 D ✓ L V m L p ..� Vl O ✓ m a U ✓N C -N ✓H y L ro P p ro ✓ y y a Z II E C Y T H m m L .N a O N m U m a m L Y 3 m t m a 2 O Y w O L D u 3 O J Y a U h G H H m U a O N C 3 W N W m a a m m ✓ a ✓ d O U T - i J J a N ✓ m N J m � m D � a D m C O A O 3 T P 4 N k m .i ✓ T P m m W j] a O m T 3 ✓ x L H D D a a '-� - a O N a G Y 4 a N.1 m M Y .4 Y x ✓ a 'O ✓ a •. E m -N m '1 m m N N m O m E m H m > ✓ O L E v m O a U• a .1 L F N L t 3 N N Y P ✓ N Y y N H a O J � v P N ] Z " 0 N ro N y H k £ ro £ N OA y U . 4 . O M Z Q � a' 6 Q O F N Q � O E h a O y a H N a r k J Z u 0 N m N Y H q £ N OA Y U 4 2 O Z Z , Q � Fl ' d Q O F N Q x Ln E N a O l a H 0 N w m O m C C v c A o.a a O x O m O m O m L O u m G H H j T O m ro M E H N H L VI C H y W m U A c W y P p p L L m u N C ro m L O C W m Y C p .•1 y H A i+ H Y H Y y C O u 7 C O O O A C D N m m ro m O O m O ro •• > n 3 H O N 0 Y N F O 1 N L N N 0• G O L C ro G O E G m E u Y T G L 1 m y Y E O H c a c E m ro ] N m y p N Y O > H a U N E m O ] D H N Y w > L p N L W d p m C m m O O W y U 3 O N L O O G E m Y -H m p E a Y T Y 3 U L N p O m p H U f W Hi +1 m G u V loot m m 4 G m U N y N N yyy N ~ m O O H [H'• O W ] Y D U ] p p A m O W u O N•i Y H E d O O a d y Y m T H Y Y U Y N W a ro D m O p W q m N 4 y w H v a u m O C H O Z m G U E m L L Q L N m H H p ro , .H N ro k Y m a m w m Y Y N Y C N O c Y D• L O D m m C H 4 C O H N m d ti ] O 0 D O L ro m x ~ L u 3 v p, " L u ro m N H D O q T C m 3 T m L Y C L 5 ro O v O U C u ] O v v U A . T w 3 a H O L ro v £ d C ro m v X ] Y ro W -H D ro A 4 E ro 4 p L 4 > L Y C ro u ro } 3 3 O v v > C .H M W N Y O H L N $ N F H Y Y Y L 3 Y.i 3 L m O N H D• y b � •d G N p Y W O m 4 � H N O D n O Y d L L 3 > H L y U d H T m ] Y Y W O m L N N U N H p E O p H to N L O Y N N m C p O T X H O m u 1. Q d Y L v Y C. H a ro N L L n ro H N m p m Y 4 C ; O L m > C o A � M Y m O -1 rn E Q m v Y m H E O m O ~ Y N C ,. o D u A ti i m m T O ro 3 Y E U u Z Z G U C N t La j T Y U O V p O OH C 9 D y l p. p U O L Y ] H G X D 4 3 L E O ro H O m a a q y C V y N H T L N m H W N W H m W H u D Y L D > C C H W U Y p m •• U O 9 a H O O N O O c O N T > N O m C C Z C O tit y n Y U 4 3 y Q F 5 ] N 4 D O 0 O O N T O D W >. O y O y O Y' N m m Y N u N� y O• N O T ro N UI N VI 91 O Y 5 T 4 C1 G L Y N H m C U H H d ] () D• d O IJ N G m 5 O N C 5 T m N O T a O N O v C Y G ro m ro T m O Y m ro W U D T W y d v o o v 0 ' u n N Y v a m m H o w° o o t 3 T Y •4 m O G N m a \ N C ] . H O U H p N y W G H p E N O Y z H Z 0 Z •H Q ' ^ a' P O F N a� � E m v � v O G N m '^ a .i \ N P ] Z H O U H p wr y W C H p O Y () N Z Z M Z � Z ,O N � N ' c O E � v y y 4 H N N N d N 3 m C y q y L d •� m q y C L O w n N m N X a D M O V 4 E 4 N d 4 y G C G d P N y d N m Y O U ✓ q d n O o m w q d G E ] .N +1 O• m a a n a i m w u 1 L C L X w c q c T u n n w d u u 3 a 3 vN v v O Y q C O N m L d O d C Y M m b C 3 q D 'N d ✓ y 4 D C G A q G v y N N D d U L q y L C W O d u d O dN h m 9 O V c C nN x d c -N L d d L C 4 O D ON E q q C ✓ O C ti O O d D w O d x a U D y T n q A y v E ] m m n v -N T O• G d m C y X q O d U q 9 n ; N d C T q M 4 d F ] m G 'N •C ..1 L D q d y u y O - L U d C H y x 3 L a m d m T ry y d d m d W q O � ] � d �] W •. y N U U U C E 3 N '•i 2 . G d > m n O a N ] > H q m W n m O q n L 4 mN G O d L Y m H q ❑ 0• ✓ v V n U T z O J L 3 W n. p Q H m m N O U L O v m O L m L .• d -i N L y U a •• c C N d S ri n x y ✓ U > N W N d W U ] -•1 q 4 U CL N d d ON d O n N Z O O a 3 T i C C a y G N O > V y d L O q > W N Q C a C m O H Q > u u d q y d N y O d X U m O I 4 d m m M q y n ❑ 2 EE y �n y J A y C M d q O N O ✓ '•L a N '.J U L U $ O S T .i •• d V m m U U y 1 O d 3 q H n q O ] C q m q •N F C L a C O O N H H a q O O T V C O N y N m d N d ✓ N b` N U O . C U ON G U u q A u y y a T E O C 'N O N d W C d E ❑ ] N u O O d M ] L O H L N H q 3 V H U O U d u q W ✓ X y ✓ ' o � N d Cl Q N e 4 a U H q N y m C £ q £ N O L U y M Z 0 H Z H R � N � [L m P N 04 F W d O " N H n y C JN y N C O O d L y L N ] H V M Ed N T u C q m o o O 3 a d L b• m q d 3 O L C O d D G ] d L v O O L d C Y yN T m G O O 3 O U u a O a O ✓ A q ] N N U 3 F d- ✓ N a ✓ q ✓ O ✓ C 'N d U C 3 Y J W q E ti d U q N L y J L d u v q D m > H m C C O 0 O a G y H O u U O y \ V O O N q L d a d ] O• �`• rl L P m > Q ✓ m (II ✓ N O m D d C •y w C• O y x L J - -N ; T O O L d 0 O d H O P ] M y O q d C V C ✓ ✓ U V Y W C D D Z T d y T ✓ q L 4 dN C N L H d .i P NN N m N d J O d 4 N q .i D a .•{ q U• NN n ; E ✓ O W ✓ q O a N L q O G y H O d C -N q q 3 3 y✓ d n n ] O n O ✓ H D L V ✓ O V U u d q L W d C O Y ON ✓ 3 y q O N O N q O O N T ✓ - d E V A 3 A T O ~ W U 0 U q £ h d L A > C P h 3 L C O T C i d d W q U ] ✓ C O ✓ q O O ; O m d N O D Z y m ON y L A T d E 3 O >. ✓ v » O ✓ m N J d 3 m O •+ Z O n N N y O L v U L d > ] A V u n a DN U O C d lT ✓ ✓ d O d N ❑ d J Z -N y N O G G N H O m Y L y O C d J A ❑ lT 3 ] T U d w - O C O u H Q N m .N q C o 0 a E O 3 O: q 0 O ✓ ✓ ✓ 0 -� •• D N a m A a o N H -N ✓ d ; o 3 u d L L ✓ d J A d u o U U ✓ O q 7 U W zN n - w dN N M q ✓ n T y •N ✓ Y -N -N J+ 0 N p N y X d J 3 U W Y m D N U n 4 E N '.Y ✓ E O m N O U U G Q it U ✓ N U' c O G d ✓ U d N A !. m D a T d m N H J O E (y d p. ✓ d t .N m E .N L q d 4 O U C H G O W £ £ 3 O O U I V u d T d L 0 H O m rl O W q V N O N p a H Y ✓ y N H N T d J N N U L q U rl d O E ✓ 3 O d C' N X 3 ; L [L N N YJ H E ✓ d L d C q 4 d d L C O m O Y „ T U ✓ q d N q q L O L Y a n H O N ✓ O d N N J x O d q q � q � [L O. L A P. > i W > ✓ T .N W O� N 3 3 O m b U Y D O 3 Z h h r O y O u N 3 m Y Y m Y C L N Y G O 0 N D O A T U D L T H 3 C ] m 3 D m ] p O 3 m u � Y £ p W N ~ N 4 2 U m W u w a O d W N .i 2 h C � d N Z L W Y M 2 D O U C V m Y ti H p a L .1 G D O v O m E N E U C m a 9 N ] h G m N ti Y ti u H m N G � m ti > Q � N P ] 2 H O U M p N Y N C H m £ N U L Y U H Z z H 2 " Q 'm a m d P O F � N m O 1 N H N G ' U o d m m u u 3 L N L O ✓ u 3 D 2 U D U O 41 m U O ,py N Y p O L E H N ✓ H m u U ti W O m X D m T O N ti U W T W N C p N P D N p .N U m D• m ,y O m > Y 0 9 m A L y > N Q N m C N .{ .y G y .1 y D y O 0 p C ] p N p A C N T U N 3 P ] N u O U m W N V L U W O m 0 N Y N D X o H N L . H N m m m Y T N A O p G "'� 3 H N m L U p > m +� L y m m H 0 H W 0 T 4 L 3 U Y D N L U U 9 O O W M Y m d Y Y N p m O T H Y p fu W .. C Y 3 Y C 3 Y 1 O p O H L G L O W H m U d Y N P N 9 C U L m £ C C D ] ] y G U z m O L 3 m d U C p .i m O 1 U L .N m O o c u N H Y m C D U H A Y T m C D T .. d' O 3 m m 0 p (y H Z D G N y Y b U m '� 4 H U d L m Y O 2.y O C O m O G -H O O A m C m T m U L A m C D m m Y D 0 p C L m U m m y G X U U N - -.� G ] .i -H O C O U N m m Y m N O m E O U E tit m O y O.1 P O G . P U O ti T O X O U U.1 H F £ F D 3 U N y W H y a H C D G O C D H X m W T O Y N m C O W X m ] C G U C m b• T m ' H m C C pA E C p U U 4 P ti H p 3 X O m U m m H > 4 C.t Y ..t V O m D W F O E W U > p y 0 O L O L C D y Y y R M W D p N 3 3 O m b U Y D O 3 Z h h r O y O u N 3 m Y Y m Y C L N Y G O 0 N D O A T U D L T H 3 C ] m 3 D m ] p O 3 m u � Y £ p W N ~ N 4 2 U m W u w a O d W N .i 2 h C � d N Z L W Y M 2 D O U C V m Y ti H p a L .1 G D O v O m E N E U C m a 9 N ] h G m N ti Y ti u H m N G � m ti > Q � N P ] 2 H O U M p N Y N C H m £ N U L Y U H Z z H 2 " Q 'm a m d P O F � N m O 1 N H N d W N d d O T m d V d ] y G b F -N F ❑ ••1 U U W y Y ] N O N O Q W u 'N W E A A O '•1 3 W u d W L i T O W L q W y L d N A T y F N y Y N d U N H T m ] d Y C W rl d N T m N O 3 W N a Y d H � N d N N L W U d O U t d m d 'N U T L � q y U d .•1 '•i V O 'N fL 4 d y L W d d U W W .•i d U 4 G y w H d ✓ M t U T Y c w w C W IT ti „ O W m U u A U w U 3 •y [l u N m d O F q ro d N U C �•1 O c C N O m V] p v 3 y u ✓ t � W .•1 m o .1 N N o w U o y G y y L m W M y L O W O N L d .-I d H T u d '•1 M N y A m U N u d O O W W Q ✓ F W 4 O C A U O v E o m E W H u T ✓ W ✓ L N m d L Y W ..1 T U -•1 a O O. d W '� q v O Y/] W '•1 d y N O ti 4 d m H - •1 U � 3 ✓ Y L E a a .i U L P. > C d C ✓ y > u m F -N.1 N H q 'd p 'd d '•i d 'N D O d N ] W O U X L N Y W L 3 ✓ w U M > T W A L C ✓ d u O d L T u G d O O d W H L N d q L -N -N '•i A W a 3 C d E C (y O C W 3 d C U d d u W d O d O fl rl P. > L w W O 1 9 d O O G L U N u T O > v u G N '•1 9 fl U ' .i O d O c d ] a 3 4 rl W '•� O• "1 U d T A q ] L a m m m L U a E L O d U 4 m w A d O ✓H C -N u j C q d rl O O 1 N Y y a ✓ q Y y L 0 N W d L q W T U d O d H W u O W O a H d IT ✓ m m d a U U N o W b c '.1 m .1 o m c '•1 M d q O• d T d O 4 d N CL, O O y O -N O M 3 O N N N N d d L P G E a -•1 4 a m U w W 4 A C A c m L u u G -•1 -N d � U Y (L d u d B q N F d q C L Y y O y U O H O d mN d u C -H O L m 4 m T E W > N C O w a O. L O d u y p• F a U a m E •1 U b --I E 3 d m '-I m O O. d C G m m N L d m w L v ti c d ro E d O U .1 O d U 4 U X w a A D W Va E O m o N d G O p y N > q U m q N H O W W X Y m a a F 3 T G 3 A y q E y 3 N m G m u N N . a j U u G L N m a W o ] m ] U A N U N O 3 d U C W U w C N .•i 'N m H .N y 'N ✓ W O ✓ X O. 'H O u A d a L y ••1 „ W H N a q O a W 9 S N N ~ Y C L a O Y W W j d ✓ C U a q L d U U E .H rn M C C L u m m N O• C X W W Y W d rl w o o -d O u u o s w m v o o ` m ✓ a rn -i H m v v Y I c Q N N y U W U L m W . d X N m d N 3 O W ✓ d b� Y U y O T W C C U m y d C U 'N E d m d C U G N E m a 3 d O L C W d O L ] U T C d X X 1 � O A q o C y N N V 3 T L L Y C L m m ✓ O a d L W b I 1 1 y -•i q L E C O W U U y O d C O C m v r1 E H d o u o a c a m '� e 4 O u d d W d W N O m d N L m m m O Y I i d q C L d ' N I 3 I 1 C m W y x X t O N 3 m E q U N U G L U ✓ H - a L C W '•1 O N Y i N a u a c N n o u i i m m o u c � v c c E ✓ a � a W L d 3 d ] m Y O F A h ✓ ✓ I ] v t y W o 1 1 4 a L u W H Y X C F O W q N m W m m d E L 3 O N W W m i I 1 I i H d O � N d \ i v 4 O U H W y y N C £ W £ U O L U y U 4 Z O Z R 'n I a e O F N Q � � E rn v O y a H ' d o p N d \ i m N P 4 ZO U H m N y N C H W £ N O U y� U N y O Z Q � I as N Q � � E r d O . I H N r N O N H p V H O a d G H d a O q C m D G W L O a O O O a V C ro O M Y O N q m G N m T d V .V d Y 01 W O m Y G d U m ti W T V m p V o F > V c C O G o U 'N H m c O W C d ry d .•1 q 3 N 0 0 N U q d ] q a a+ w d m L W w V u H A ro a o a+ F p O m O+ H d C H G O O N W m d '•i a 4 C d W k N L W C d O W E C P. G 0 L N w 0 H W E d > O L O E U q p 10+ a C F E O U T m w N O O O O q W 4 O L Y O H U a F O p d j .' W W d E W C 4 J H d H N a 4 p N O F ro U F O Y Y b• w 1 v .Ni o v v p C p Y U p 3 m T T H L O d d y 'd > E 4 0 T 3 p k 4 O d m a v o p o m F > Y H O U W a p Y Q O d V T a T F E U T a C U H •• C v O '1 C O O U .O ? O Y O• W O O a H v N .i d m V L C H N . W L L p Y L M N T d X O O Y O F d O U U 4 p p d p W L M Y N O a O W d V O F ' o E L H V 3 O 'iG rai p V H N Y a O ro A p E O k L T 3 tL H E H L a a ] £ L 3 O v N ✓ d m u E N O H I a d d O W H q C d O q O m � ✓ � C �/ O N T d 4 L O L H G H T G d ro E d d H O q A L 0• a H N A T .M Y U d p m W m c O a E q m V O v F q d• A > V .� v 3 d w Y L.i d Y m p U 9 D• J p T d p d O m M p O i 9 m O O H D d W O 0 d d C d ~ d ti o r u p C a m o v 6 W E O d q W D p .•i ] a > O o W N o 4 m v H C 3 v o 9 d 3 w N E V C x C H X D m Y N U O 'O G .0 H y O •4 .i U H U -H O 3 O b• ..1 .! p p 3: 1 N C H .H O b 6 a C V m Y V ro > W P. G ro '•+ a c v o o p v m ro v o. v d o H m o K v u W a O• H d 3 A a C 3 Z N W H U' N . F i L L d w C . N C 3 0 O. o L w w E O H A p Y 4 d q d N P d D m d O m p O U d L a O E Y P U y ry > ro L G q 4 V d L p .y a u p C p D U U q ] p p m d y 4 v a y O d L q .� O A O A W LL A O O U o q E c v q ] t a ~ j u o q 'N d Ot G d O O L H G O p C C 0• L N O N d d D U a m c 3 d x d '•� G F q V A L G G d N V O N O d p D p Y q p O C W d A H V ] O H q p .•i U 4I [L A Y D d W Y ry C H p p d m G O O� m a N [L W C Y Y p % q 3 G d d G T G p w •" p G A d ..i .y y O a C 3 T U a T C d L q G q O p 9 d C H N p p yi y p N U d D p H 4 O N d U C L y m N d y o i C H U G p y . q N L H O O W N N O C C Y d N a p O L p I E ,] H E o D 0 0 p X U E 0 0 �y d o � N d . 4 \ N �• y Z H O U N p N N W C H p O U N O H Z O Z � Q � a � w o O F N Q � O E N d O � N d \ a a Z H O U H p N N N C H p £ y 0 U L 4 U . 4 Z O Z •y Q N a� N a N � N R s O E N d r] H N N N 3 W L L O O ti P C n O U T -i Y t W C •1 'H m 4 O Y Y C N m U Y H L •� m Y 4 H O m m O N m „ ro m Y u m m -•i Y y V Y L T w ] d 3 L m N Y m C W O Y .ti N m x 3 E •N M1� C D H W Y W ^ W C L •� w H X C N d L N Y O D V w C U O O D H A m Y d m y H N m m M H Y C N m E m Y G O a N u ] m D C P ro ] ++ O O C 3 O o O E m m E o m o d o Y c m O P m m E H C m T m E Y1 u 3 m W N P C d m W m m C W U F m m V d w ] N •i C Y W U m P ti o Y F m w C T O E A v o L M N W C N O Y S 3 •'i 'N H m m y P U m Y O Y a a o Y m U a Y u Y a L T m Y v O 0 O T Z U O m a W y W O m Y D 2 W L d L O C m c W m u H Y L m t E E o so+ Y W D N W' T N m U W a q r1 W m > L N C O Q a y•� L Y 4 O O u N ti H N d O V E F N W Y G ti T F D a .N 4 y 3 E H a v a t a m o 3 A a a o u m Y D o u m Z Y Z Z O m Y D Z H U N T V m N P N O Y O O H N H m N H m D T L F S m H Y y E y H y • y y d Vl H m u d m N W m E U E F E F 3 m u A o a E O N m u m O k O U O N U u O u m m ] m w m U O U U N D m U 0 N H U W ] V .N ] O .a m O m F D E m H A H A m m T u Y m yN m 41 T 0 T C -NN W > N m a D H 4 W P •'i Y d O d Y m m W O W > m m u H ] N m w m E w 0 ,c my w o o L o v t v o a m U Y H m E x D u Y L A Y a c N ro O G � ro ^, a P N _ w O u H ro N y W C " ro � N u '[ u O 4 y o M z Z N a ' W P v til O N Q x O E N ro O Y a " N m T U m m m d C > N Y u ] F F H m D L O m m C O C m O m O m 3 N m D Y N O G fl u O H 4 Y L m Y A W N 3 1 O Y Y O k V N m E E o O L c O•� w ] m . P > o O O a Y O D ] •, H E m Y H O P U V T N U H Y O O Y m a O ] •� ] m O v a m - H - .� ro X w x c w o u m E x E w L v A > V N O W N T ro N Y m D A Y -•� C O O V m W H N Y m O P fl N H m m C•+ L o m C w C ] u E o L N O m O .N F m y m O 3 k N N Y N > 0 N Y U H N L m N F U m O a .H t -� % L a m O •. m ro D C. Y L m C O A u w u ] m O .1 m N W Y V EO a H O m N L •• D C E m o A c O Y m N O O C N F u O Y > d U' > m U y y Y Y m Y a D Z d E a O N P C Y 3 C a A v H H O > w d 3 .N .•1 H m W '•i U W Y W m a a ro w m O E Y D O Z m m P u N m '•i > O m 3 C N ] C u a m N W m m E 3 u ur N v m v o o a W O D u a N Y o m v L a H o u u w u m u Y 9 .a d N Y £ E V•a Y O D Z D C m v -+ L m 3 •+ Q Z D ro H u E v Z D c v t ] F 3 2 O m m L m 3 d m W m m E Y m m h 3 d Y N T ] L C Y m Y Y L w H .•i W •4 Y d m Y 3 d O 4 C D N Y > O -� } Y m � ? Y C N O •� 4 ro E C m a m U Y 3 m v m m W L O O N O 4 .'J t N -•1 O L d N O L Y Y U m A U m m 3 m H F Y A A U Y N m o c � ro P N ] y N O u M m N y � N C y m Z N U ' Y U H ry O Z Q N a' a v N Q ; O E N ro O " m y F P V T N N T Y O O Y y O N U A J T c O y 3 . o H y w u m 9 v m E T a o u O m T N Y J H D N W -N O .{ y U q T n T N O 4 O -i.i.1 H m m O O H ro L d T O A H ro D d v ti N m Y N N N L N ry D q y Y y L y m k m m y X m d D 3 O z 3 H m v S y O N G y H y J m O m L N Y N N U T m Y Y O N C m T .N m .i N m X G +i m N U U v C T d C U 0 U L m O O G v - v v Y d N O E O k C V X p, N M O A H N v O C O O U 4 U Z m Y v d o 9 v v m c m . T L H L i H C N O L E V m y W 9 Y Q J y W J O 9 N y m O A v y y >. 9 N 9 O 9 H y T T q O C m y N N O C ] N V L N C N d P N O .i m m A Y .N N y J m d F Y 3 d O• w y m m v Y J H m L A O y 3 T Y V O m m T m m y Y T Y U O H ✓ a G - m C k C £ M H A O Ed m ✓ N O v H 9 N ..1 U L N .N N m Y m Y P J E Y D• D P N p. Y L v E L C Y m ro m C d X m G O O V 3 O Y 4 T O N u w 4 u C W O x C % N O w an d m g y m O v m C > y Y ro .i v Y Y E O Y G C C p v N ro L m n b 3 A m H C N O L d .m{ v N O E J w T v J O v v m O H X 'C m m v k 9 y v v G W m > u Y v D 3 9 J Y 9 -.i O D C v O N O C Y L v H D O 9 ro m •.i -N m p. 3 N 4 U ri d o � N y m Q .y \ N P ] . H O U � m m y m C Fi m £ u O L U Y O 4 . O H Z 2 N Q � a� w o O F N Q � � E m ° O Y a� P N r k C G C m m N m m ] H n m v U Y n m v y O O G 0 9 A F v ro y y C m v C 4 v L m 9 d N m O u Y D ti• m Y m O m m O m W b Y N 3 o m N y m m V Y m O m O .y m T O 3 N Y w N C m Y u U N { T j N y 3 m O J v > 0 E m 0 D U ro O r N m m C O O• Z 9 m C N v d 3 W m m m N L .H O E yvi O F L 3 3 m O v m m m m T U W ro C v .H 9 L m E O Z m 9 ✓ 9 3 N o u N L O y i N v C v T 9 T Y u Y 3 m y £ m m v Y v G v v Y O Y d H 3 N m V D• £ v ti ti % y 4 L C O U G U U U m N O v H L O Y m N m 3 3 3 O ] L y m H U Y T v H N U- v N U d d 9 a D m W L A Y Y c L H 9 U G H m N m N J o c N m 1"1 Q ry � N N Z U O " ro m y m G N m £ m O U l Y O N Z O H Z a '^ a w o O F N Q � O E m v M m F L Y m O d a ] m m ] w U O 9 C X q y Y N ] H 0 a O c m .i = U m O q L u a N a C q N L a y N C E N a X > G a F U q U m c .N L Y M N O y N a C N m m C m ] A N G p O P G L y E O m T N 4 .'I U m O y O W a V U m 4 F a L U C m U C N H O d ] 9 N O 3 o m L y a 4 a T H O w H F C a A v y F V y N m a N t m N C q O N N L O D M y ] fA Y a M ] a H W C a O m H ] O O U a m q L y G a m c N G q U N A q G '•1 C O J E M D C N C O Y G O w O y m U a H a D D F y ✓� a H a > a > L a 3 o D m t m 4 J O a U •�O•� p N T a W c O y 4 a a O W O m 4 O O U a E m N a L O a y N m O U a o m a H F 'O m U N HN a C q C N a H a L Y y m L .. W Q IC W W b a u C c O U q H a a O 4 ] O a y U C a m C O U U P q y O '•1 H N m o U O m q a H a Y P A U a L a H a K O Y G O . -N m u a Y C o Y N Y Y C a H a a O a NN O a Y E H ❑ O O a d O W L O D a Y a m U q U K q Y D m W E F m •'i a a V q a F G O U y '-i a a y a 4 v D C a Y m a Y m a E c o T a P. o D a U C v P a ¢l a D r1 •i O ] L o o 4 Q N Y L y W O P G m a m O > v a 4 L a P K O O H Y Y N X a N m 3 ❑ 9 a M > d L S T a y m C O A D 1 D O a a L y N O H a Y a J T U N O o ] c \ N 0 H O U N q W y W G M q £ m OL u y U 4 Z O N Z Q � a � 6 Q O F N Q x u E N a O y N � m N H N a C u M T O Y N q a H a w U a H m L y J 3 3 N O F Y A O J O C V N M H L U m L A m a C N C -� m a A m 3 v q •y v A N 3 O T E 'tl A G F G F A q „ q = 4 E a ] N m G Y N O m N O U D L „ O m O H O N O U m Y •'i J y -N a C V C L L 0 ] P y N H ] EE a G in q m O Y V y ] O G m v L a O E > O G a (➢ L -N 3 'N E a U a L T O U L N O m 'a c ] V C i'i •-1 q - v T .i Y m Y L O O a O O H P C L m a G m m V N a 4 a •N > N H 3 Y L J D J X O a a M U O L Y y q a y y V O 1 c F C Y y 0 c C a U V m a V a U N V ] O m a c O •• a a m a L A G y ] m c O E ti O D U A > y 3 O ] T N U a O 1 q D O D A a L O O N O m O a u U a Y ? -•+ O O a V O m O C a m N y X y N a q V 0 'F D q q y L a C O L O P N W m a V E V V q V -N +1 4 a V 'N G L a M 3 D •• C. ] m L P ✓ d a J m O L w Y N O Z O L M V N N W q Q O G D y v 9 L F L L L O c Y O N H O Q 3 c G M V N O O O O M £ O V ,y L ..{ q L X U a u D H �`• O D m Q £ E a T u L 3 V C H q C ] P D Z O L 4 ] P Y a N O O W O O F D L ] V a -N O ] q V N = C 3 O O ❑ u U D D D m O -i a H V X W A U a N a a a a a m H V a b D O O m C V X D O O Y O C N M a a E -N a a O U U U m O m ri q O c N a f'1 Q H Q N H O U H q W y m K N q £ W U y� O u Z y H 2 N a '^ N I N m P W O ev Q � u E W a O " a H m m m 0 O v ✓ G m C E N N D m m Y C W O M C 3 U T O H N E D O C m y 0 m a ✓ ro >, v m Y m v q G 4 D m 4 v v A H d . ] G m ] G 3 t L L H v m N > � m •� m O m N m u m � 0 y y O Y •-� U D .0 0 L 4 y O L q q u m m C m D• y y ✓ N -.1 G •i ] .i H L d q W H G 4 D A q ] m 0 ] M m U ] N U O H tT C W A Y U W y m m 4 q A v c -H o m m C y L 0 L E w m v O U O q Y 9 N L ] q y O+ y G] H m v U U m L U >. O G O O N 3 U v m y m 0 G O .i O .-1 G q m 0 D O D H m o Qa c 9 p. Y j C q a W .•i u c m f N o N c Y y O N y O 0 y N M ✓ 4 -.i V A N O O b w y G q w C T W A m G m G H O O 0 O G d U L.1 q N y W H N m Z N O O C L D y O 0 m O C m N y i o d U •� . o A D o a D m W n• W m L 0 W C P U W O 0 0 3 0 0 C O 0 D m m m -.i -.1 0 W Z U O O Y m D 0 H 0 H q q y E m q q q q 0 1 O 0 O m U a m O D O m -.i L Y y q p • 1 j y D m q Y G U N A E O 0 C c m H c H q W m E O C C G E 0 W q G G N y y D L ✓ b� U Y 4 ] N U y � m .'i m C O C D• m C q 0 ' U N y 0 y D 0 C y G U m N 3 0 U y 0. 0 3 'O d U u Y 0 y N N U G 3 N N m m H q m m m N ] 4 u N H ' D H q O W O O q C L L H N G y i a U U m U A ] Y Y m A M m ti 0 o ] N G ^a P m ] y N O U N q W ✓ h C H q £ y O U L Y Ur H y o H Z 2 H a N a' O F N Q � O E N 0 O " a" m W Y L m N Y 0 A ✓ T 0 ; .. 4 0 N N v O U G m ✓ W (L M Y U m C N A T .i y H M L E V 0 H m m H C o 0 o m U y w ✓ m Y � D m X O 0 U ✓ H L q > 0 ; H H L Y L O ✓ 3 U m WNi a U O C ✓ .N -H 0 L H 0 G O Z U N G N 0 O 0 D C 9 0 A U G F ✓ 3 q � m L O T 0 L O N m w W x H ✓ 0 0 D m d W p . V1 v C Y N U ro q L O ✓ ..i D C O E m H q m y m G N C _ £ 0 0 C O N L W E v w A A ✓ D W 0 V 0 v O D q Y v C F m O b• v u 0 D > O H L U q C• O O Q H L V H d C m m ✓ E L O m a •u m m O Z N 0 M •• H ; C H Y q � m O a � q D L ON H D O` O q m 0 C E o d m c C m U v H 3 0 N ., ✓ a m L W 0 0 O O L ✓ 0 � ] ✓ m ..1 p H W m Tl V � H ✓ ' 'G F� a m W D H D O t m O q H O ✓ 0 A F y H m m 4 m ✓ ✓ O O y O ✓ 0 ] ^ F Y N bt C U 0 O q 0 m A m N m L Y m G H ro H ✓ 3 G O H 0 L G 'N ✓ U ..� D c T O ..� T C O A ✓ a C ✓ .N C N 0 .y y ✓ O P +i 0 y E a % -.I U C O O 3 m 0 G Q• q D H p, � q m o N > m H L 0 0 v L v L s 0 E E p y . U m m V m m ] 0 O D N Y C N N O O 4 N fi n n Y rl D U N Y N N Y m q W Y H q m e a D E E m > N L v p n q N L O O C• q N L q C d C G 4 q Y O L n C Y C m N Y U m m T O N E D C Y H Y W - N > - N N G • n H m W N •'� d L > 'i IO w D O v L -N O O H w d F 1 •� m C U C C - Y H D D m V 0• y q Y q H O N U Y C C N 0 W C q U L` U 00 ti 0 1 O q H O C 3 y y•1 N U m N C N q n N d O L Y C d y E m q E F 3 T d O C Y N y H q N W N V1 W T E 4 G v E d E m M E L N p W N 4 W C q > n H d O E O m W H Y N U O L 4 E •i .N C W q ] C v m Y ] n T E C T Y d O q d H q W .N P 4 .i O N .i m 'O Y p N N V G N Q m q O U m q _ U /1 N .•i q N Y N N L O .m.{{ IA Z G L •p O F W V r G Oi W Y N N C E E O E' D •• C W H C.1 ] •• E Y o O n U o W •+ W O u q U E m m o £ 0 N a ' . H O•� Z D m O E F O o L•� X U a C e N y O O E P Y > L ; N .. Q m H q N Q •1 M m L n Q O ' N > -•'I G q q L V ] Y 6 C d q H 3 q N O £ Y 01 O H £ d' N m O m '•i N n L N H L Y Y H d Q m £ ] P H L ] Q •C Y C O N F Z H q Y F O O T m 4 i' U q Y m O > 1 Q 9 O E Y E •-I y q E m m w rn D E T Y N Y q C 3 D n m C H D L q H m P Y L O N U T '•1 N m H L P -•1 CCC d 0 H ] C L N X E C q Y V O E E O D O N U N N C N P q 0 N n U m m n W N m .i Y O N m A Y ] W W H N Y P £ v 3 L 3 P Y D D P n O ti d o � N O N Q P y OU H q W y N C M q £ N O i U H Z O H Z � Z ,p I as O F Q $ U E N d OH 0 c Y rn o .a Y C m O E P N 4 T w D G m O r]i P P n 0 0 0 ~ > Y y Y m 4 Y C N O 0 n m N 1 D m H .1 W N C• V) O -N G O U Y ] '•i y D n L C W O O U M U C Y Y •-1 d m C •- C d T O C G L Y O C m H Y N O O P H '� H •-I .i U X L H d L T u m 3 O C W O Y E y Y q Y d C q ry T N +i T m L D H•i % E Y E C F N m Y N u O D E U O n Y N O •• Y .i ] C E V q o e u -•+ a q Y H o m E c v Ci. W H E m n H E m 3 4 m P E m 4 d m W u n C ] n c F ++ � O H m •i 3 M m F W y E O ] D 1' b E L Y n .•i O Y N m O O .0 m „ 1 N m C Y O • C H Y A E O c U w W '•'I H E T W .ti E Y n O H > G O Z m L C O 0 c > m E m D W y N O L Y O C E N = E T E O W L U N W y H A m N O n E N Y N q Y w H O D • .w L m m F E m E O Q O D m U O Y F L E Y O y u y H Y U U m ]J U A y Y Y E Y U E m O m D 0 0 N E F Y V C Y u •i H m E Y A d Y E c q Y ] E E E q ] ] c L L O N X Y O E Y O O O O O E Y n M P y L y y Y E 3 O C N m e4 Q \ N P 4 O H q N N H . £ m £ W O U y C1 u 1 O H 2 Z N a '^ I a v N O Q x` E N E OH D• N o w n• U N N O O E U U U W N ] W N H O 0• A ] d 'O H o u v N H N m 3 N N X O N 3 ro N H N O ro E N 3 v a v o ti u u O X N U W ] d O G C 9 3 ro O .i p U N 4 O N E C m O W U O H O +1 0• O• Q L N W N N O .i N D• N Z O a U v U L o O H H O U FI 9 ] ro v Q D Q > £ m Z > O N .. v a m .y ro T 9 L N d ro N Y ] c o ] v o F 0 O H C D m A o N C d N O O 9 T O W L 4 O C N d � N c H � U M ro N U N C N ro £ W O Y V. N Z 2 M 2 .a Q � a' mP O Q' O E N O O U N �' THIS PAGE INTENTIONALLY LEFT BLANK 0a TOWN OF LOS GATOS ITEM NO: 2 PLANNING COMMISSION STAFF REPORT DESK ITEM cos ; as Meeting Date: April 13, 2011 PREPARED BY: Jennifer L. Savage, Associate Planner isayage(@Josgatosca.gov APPLICATION NO: Conditional Use Permit Application U- 10-023 LOCATION: 49 -51 N. Santa Cruz Avenue (west side of N. Santa Cruz Avenue, approximately 160 feet south of Bean Avenue) APPLICANT: Pete Jillo PROPERTY OWNER: Jennifer White CONTACT PERSON: Pete Jillo APPLICATION SUMMARY: Requesting approval to expand an existing restaurant (Gardino's) to add seating, full alcoholic beverage service, and modify hours of operation on property zoned C -2. APN 510 -44 -030. EXHIBITS: 1 -7. Previously Received with the April 13, 2011 Planning Commission Staff Report 8. Public Comment (one page), received April 5, 2011 9. Signature Petition (34 pages) It The Town received one public comment (Exhibit 8) that was erroneously not included with the staff report.. The applicant submitted a signature petition (Exhibit 9) that consists of 476 signatures of support. ( - t t t cv Pr aced by Jennifer L. Savage, AICP Associate Planner Approved by:( Wendie R. Robb ey Director of Community Development WRR:JS:cgt NADEWC REPORTSVOMNSC49 -51 Desk m Attachment 7 THIS PAGE INTENTIONALLY LEFTBLAN% i i i �i Apr 021112:15p David Stonesifer Planning Commission Re: CUP Appl: U -10 -023 (Gardino's) Re: Removal of Retail for Restaurant Use. 40?- 354 -7042 p,1 2 @ [R a W [; 20M —' 2011 TOWN OF LOG GATOS You have no choice or do you? You have been sworn to uphold the rules and regulations and General plan that says not to do this but since you just approved elimination of a retail space for a wine bar it appears you can ignore regulations, Your excuse was that COUNCIL eliminated retail space for James Randall, Enoteca, Cin Cin, the new wine bar and the retail space next to Opa. You are expected to be dutiful servants and do what your told by following example. So don't even think consequences. Certainly this application is no suprise, l mentioned Gardino's desire to expand in writings months ago. You knew it was coming and you laid the groundwork for them by "just following orders ". The basis for what Los Gatos was all about is our small retail presence. Mr. Prizinski claims small 1000 sq foot shops can't make a go of it. Ms. McNutt claims the town is not in the business of qualifying tenants. So just do their bidding like good soldiers. A by product of eliminating more retail space will make what is left more expensive and help us landlords make more money as we can charge more. It looks like were finally getting rid of Domus because she can't afford to pay the going rate on the street. Now we can bring a national in that can. So keep up the good work. Get our rents up there by allowing more CUP tenants who can afford to pay more and make me richer by increasing rents and property values. After all that's why council selected you. Cr FUTBIT 8 ,I THIS PAGE INTENTIONALLY LEFTBLAN% 0 L Un 4) ce H CL 0 tC a L E m m q m / � r W •0 4 D Q. . b 0 C c o. 0 o � (7 4. 0 a 0 O O 0 W El • C m 3 W Y+ N O C U U C3 U tw w N L O m y � U C N 0 G O _ Obi aC V9 u Q co U 3 a O ma IWARA I \ �4 I ` sf� O ma IWARA r, ,� � .. , �� V ` / ,� 1 , , � � � i 7 , - 4 � a -�?I � �� � � ` • , �� � ��� �, ' � � i � �. v �` � � 1 ., _ � � ' � �, � �, 9 \ �\ `. �` � � �� � \ �� � � � \ �p � � � � �� � wC:_ �:d�. ��� \ \ \ \� � �� � \�._ �' � � ,� .� =� _. _ � ,, �; � � � � - � � i l�° 4 � � � � �I � �. � ., � � a � § z 2 e 2 / 0 ■ � m � � 0 CL § 13 c ■ � � � � § 2 � 0 � ■ a ba )® k ) ( §{ ][ %) k� «p )/ \\ )( \{ \; kr )§ ƒ \k \) \/ /] ■ � � , \ � • x � � ® % / / - ��- . \ . k 2 � � ' - ■ \ . ■ a k � �a a Ic C i 7 O 02 L m O L C. E m q � iW O r . O Q . C Irz . b m Y v w M K u 0 N � C I a� w a Q o O u H 'Y o Y G w � U U N p N V � oN a� a h . o �o m U � U „m 3� u � 7 `xNti r c� I CIS +g cl Q5 cy i w .q i " t . Q� N Lu A_ a 7 cr �� e �F S N cr (117 rn y o Pr C F'O'.� a \ 1 P ll� o U IJ tK .Q 0 Y c g L H N u N y o> 0 42 O O w � U ii � 5 U N • F ~ y o O o IL � V N �¢1 M F ` 4 ti i w \ 4 � 4 \` • � r Y/ FAI ,l'. L. L C 1 �J J 0 J r_ :l _C O s V li � 9 X N O O � as w n O a s A � d G a R B w R w o .0 U � U H O m U R p � H a� y o 1 �n m b q R b P � u U 3 a h v« t ■ , t 7 r • wj . C w t� i1 V • .I wj C i _ L . f0 C w � W _ d . N' C Y p R O w � m q y s� w O o Y OS to a•� 3 w ° 0 U O U U u m f oy 9 m � eo c7 o N a� o 0-0 �a m V � Y (J u f IN is ski �� �• '- _ • h \ I \ •'1 v • MIR 1 p � � a v i � r 1 a L p 0 i 0 L m ■V W 4a O 41 w W CL I r O b O C A G w 0 N y G U a� 0 a O F o �s m eo c a •� w �Y U R VU N C N CJ i F • � O N R W 0-0 U � U U Q• N N Y H i N 1 ! • s s� �. y 0 K-Tj ♦ K-Tj G c� w � W d EO C C O N r O C a N p K N O N O yNC. u C'7 4 N ' o � N O m 0 O oq u •F a .� � 3 O G U O O R N 0 N b b N G O N am v O N y �o m ar � a A U N � 3� N 'Y i L is w S J � I c w � c- � r III t ` i Nis V 1 a on _ _ r O xm I) SI i Nis L Yl ce H L m L. CL E i.a m rw a 4 ) 41 rO ri A � W iL bo .o b� R 0 a Y L Q R x 0 m � O � R y a� w p, o � E o G R Y R C R 3 o R w o Y' c r U U N O m R �eR p y 'a O m Rai R G G u ❑ %�y o m w b b R r�ro a u y u 5 V V I � j 4 V J ` y A Ih : ' .5ko • 1 V V r �a � l t1 \* , V � f ' I 1 / n 7 t. .. c l S r�J ry 1� L O L tC a� Q E m CL 9 .o qq� his .o s 4) a a O M y' O � U a ° o 0 a o � U � W Wy w N LC .� w° C q v o w U y A � 7 C C7 � O � y O q V =p m � y `rJ N b 'CJ cd C U � F v �r oil >q ') ze .� tF . 1 1``. • . t4- CR a U d CF r V a W V IRII D V v y T C � j j � t \ \ ` 1 n '� RJ 6A� S a c L R H O O CL Y E m CL W 0 d to Cd . b^ 0 m w w q bo A k N 0 H a � ao w p, ppo � 3 � W N ca m � wo m bo o V U m O vi b oN a� y o go m N b u � ? b U a MR . ; 1 u ` 1 Eq, � IN C � L MR { , ` � � , , , `^ �"l �� 1 � �. �� '_ z� � � � � � � � � � � k, � • ..,. � :� :� - � . • • � �� � _ � ` � � V v y \' � ; i N . � , 1 � � \\ �\ � ��. � � � �Y �� 1 � \ -� I I �, ' r � �, � t � I - C! ` ,_ ± )�. �� -��� r / 1 -. �\ � �; � p _ � `_� � ,� • � ��\ �� �� �, �, +� �� 1� N ro L a 0 R O L r: � p i A � W w � W A. q �O m x O G . a 0 m O G tC U a ° a 4+ a p o 00 E 0 G J7 � .• A C u "« � 3 o Q L � O . U t6 S 41 G q rn C7 m O � a� y O UM �b 0 �b � U dS L A � � � i 1 � 1 � � J 1 _ L V SI v r s- 4 J = Ll r C O C L O O A ♦, L :t E 'fJr. . . CL ' o �2� 0 0 m 0 a v K u 0 N y o ° a ° o 4. o p p Em 00 F0 u ° `a G y A W N •� R G � 3 w o U U b � �o �b U � b U N N Y N W ` a 5 sq � e a rl O l P, o ' f \ I I � Q 1 III f 1 Y _ � I � s � L 0 LW a O CL � E ^ V Y q � q �V 0 O Q. C 0 5 w ro A X N m y w a o Ei m ° d G o d7 �' bO a � � 3 w " Li C y O F U U y G ti m �P O h � q O p V p b b0 m 'w ro m r U �-q 1! 9N � � tom, ray ; � � • y , .g. 1 4 N � 0 fir, ♦ _ � \ M � � 3 0 n/ r . L O s OE m 0 0 m . s s 0 s J O T C .p 0 'v R �o .q b X u O N V Yu o o� El ba Fo � w 3 w m q U O U 63 O m f1 � Qt � m O d 'c7 En b m 'n U 3a Y N 4d\ p ' - ur r fT C d S IV � z ƒ » \ g ) tk v / 3 - 3 I m s © � � \ � ƒ Vj � � .q ■ - ^ g \ kn E � ƒ & k k � rt 4w C i 3 0 O E L. CL E m to aV CL O a0 0 b W y 0 w q Y 0 C a4 'o 4 o� o . b o �+ U r L4 -^etl m 3 w � a � C P U V m g O �+ h o gn m 5 �0. N "'` n LA / { R a j \\ c` O i % l� S � Q 7 dr haT I l v • .R I l C i L l� q � q .Y W T 0 m d 0 ;F q X u 0 0 Y R� � v ao 4. as o u WW o F' C Y Y Q1 •� �a w m a� o� U U ti o H H� b F r a� c � o u b • M � P m V w U M ' 0 tv t r i cb T "s a M \ (" a' og V 6?Y`: m \ A { 2 � ¥ � ICP Lo a @ lWX FF TOWN OF LOS GATOS ITEM NO: 2 PLANNING COMINUSSION STAFF REPORT o3`cit�' Meeting Date: April 13, 2011 PREPARED BY: Jennifer L. Savage, Associate Planner isavagsslosgatosca. gov APPLICATION NO: Conditional Use Permit Application U -10 -023 LOCATION: 49 -51 N. Santa Cruz Avenue (west side of N. Santa Cruz Avenue, approximately 160 feet south of Bean Avenue) APPLICANT: Pete Jillo PROPERTY OWNER: Jennifer White CONTACT PERSON: Pete Jillo APPLICATION SUMMARY: Requesting approval to expand an existing restaurant (Gardino's) to add seating, full alcoholic beverage service, and modify hours of operation on property zoned C -2. APN 510 -44 -030. DEEMED COMPLETE: March 17, 2011 FINAL DATE TO TAKE ACTION: September 17, 2011 RECOMMENDATION: PROJECT DATA: Strong Denial. General Plan Designation: Zoning Designation: Applicable Plans & Standards Parcel Size: Surrounding Area: Central Business District C -2 — Central Business District General Plan; Central Los Gatos Redevelopment Plan; Commercial Design Guidelines - 12,827 square feet- 1 Existing Land Use ! General Plan Zoning North I Commercial j Central Business District I C-2 East ! Commercial j Central Business District j C -2 South + Commercial j Central Business District ; C -2 West i Residential ! Medium Density Residential ! R -ID CEQA: The project is Categorically Exempt according to Section 15061 of the State Environmental Guidelines as adopted by the Town because the project consists of permitting an activity where it can be seen with certainty that there is no possibility that the activity may have a significant effect on the environment. Attachment f Planning Commission Staff Report - Page 2 49 -51 N. Santa Cruz Avenue /U-10-02' 13, 2011 FINDINGS: ■ As required by Section 15061 of the State Environmental Guidelines as adopted by the Town that this project is Categorically Exempt. • As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit. • As required by Section IV.B of the Redevelopment Plan for the Central Los Gatos Redevelopment Project that it meets the use set forth in the Town's General Plan. • As required by the Town's Alcoholic Beverage Policy to approve a Conditional Use Permit to serve alcoholic beverages after 10:00 p.m. • As required by the Town's Traffic Impact Policy that the benefits of the project outweigh the project's traffic impacts. CONSIDERATIONS: None. ACTION: Forward Conditional Use Permit U -10 -023 to the Town Council with a Recommendation of Denial. EXHIBITS: 1. Location Map 2. Findings and Considerations 3. Recommended Conditional Use Permit Application Conditions of Approval 4. Map of Existing Downtown Food and Beverage Establishments 5. Letter of Justification (three pages), received March 17, 2011 6. Community Benefit Letter (two pages), received March 23, 2011 7. Development Plans (two pages), received February 25, 2011 BACKGROUND A Conditional Use Permit (CUP) to operate a retail deli and restaurant with beer and wine service with meals was approved in 1992 for 51 N. Santa Cruz Avenue. A modified CUP was approved in 1993 to allow the establishment to open one hour earlier. The applicant's restaurant, Gardino's, currently occupies the restaurant space and has filed an application to expand into 49 N. Santa Cruz Avenue which was formerly occupied by a retail use, Los Gatos Baby Boutique. Staff analyzed the project against the Town's Alcoholic Beverage Policy (ABP) and the Town's policy regarding displacing retail uses with restaurant uses. Pluming Commission Staff Report - Page 3 49 -51 N. Santa Cruz Avenue /U -10 -023 April 13, 2011 PROJECT DESCRIPTION A. Proiect Summary The applicant is requesting approval of a Conditional Use Permit (CUP) to allow an existing restaurant, Gardino's, to expand into an adjacent commercial space, add 29 seats, and provide full alcoholic beverage service. The CUP requires a recommendation from the Planning Commission and review by the Town Council because the use involves the service of alcoholic beverages. The applicant is proposing exterior modifications separate from the CUP which are minor and can be approved by the Development Review Committee whether or not a restaurant use is proposed in the retail space. The applicant provided a letter of justification (Exhibit 5) and plans (Exhibit 7). The applicant is requesting the following changes noted in the table below. B. Location and Surrounding Neighborhood The project site is located at 49 and 51 N. Santa Cruz Avenue on the west side of N. Santa Cruz Avenue, approximately 160 feet south of Bean Avenue. The project is adjacent to commercial uses on all sides. C. Zoning Compliance The zoning designation allows restaurants subject to the approval of a Conditional Use Permit. Existine Proposed Alcohol Service Beer and wine with Full alcoholic beverage meal service only service with meal service only Number of Seats 16 45 Hours of Seven days a week, Sunday to Thursday, Operation 10:00 a.m. to 11:00 10:00 a.m. to 12:00 a.m.; p.m. Fridays, Saturdays, and holidays, 10:00 a.m. to 1:00 a.m. B. Location and Surrounding Neighborhood The project site is located at 49 and 51 N. Santa Cruz Avenue on the west side of N. Santa Cruz Avenue, approximately 160 feet south of Bean Avenue. The project is adjacent to commercial uses on all sides. C. Zoning Compliance The zoning designation allows restaurants subject to the approval of a Conditional Use Permit. Planning Commission Staff Report - Page 4 49 -51 N. Santa Cruz Avenue IU -10 -023 April 13, 2011 ANALYSIS A. Alcoholic Beverage Policv (ABP) The proposed application appears to be in conflict with requirement number four of the ABP. Requirement No. 4 states that alcoholic beverage service for new CUP applications shall not be allowed after 11:00 p.m. Sunday through Thursday, and after 1:00 a.m. Friday, Saturday, holidays, and evenings before holidays. The subject application includes the request to serve alcoholic beverages until 12:00 a.m. Sunday through Thursday. Therefore, the subject proposal conflicts with this requirement. B. Restaurant Use in the Downtown Area Ordinance 2021 discourages the displacement of retail uses by restaurant uses in the C -2 zone and expresses concern about the concentration of restaurant uses. The space into which this application would allow the restaurant to expand was previously occupied by a retail use. Although the proposal would allow an existing restaurant to expand, the project would displace a retail use in the C -2 zoning district. The ordinance does not provide a numerical value for a maximum concentration of restaurant uses in the C -2 zoning district. Exhibit 4 provides a map of the downtown illustrating the location of restaurants in the C -2 zoning district. Traditionally, the downtown shopping core has been defined as N. Santa Cruz Avenue from Main Street to Royce Street, and University Avenue from Main Street to Elm Street. The subject property is located within the downtown core. Additionally, the project would remove a retail space that separates two restaurant uses. C. Parking and Traffic The applicant is requesting a maximum of 45 seats (Exhibits 5 and 7). The use requires one parking space per three seats. The property has parking on site and parking credits in the Parking Assessment District. Based on the parking spaces required for the previous retail and existing restaurant use, the project meets the parking requirements. The project will result in an increase of more than nine PM peak hour trips and is required to pay traffic mitigation fees. In addition, the deciding body may approve a project with a traffic impact of five to 19 additional AM or PM peak hour trips only if it is determined that the benefits of the project to the Town outweigh the impact of increased traffic. The applicant proposes to install two public benches at Los Gatos Cinema (Exhibit 6). D. Police Department Comments The Police Department reviewed the proposal and finds the proposed restaurant expansion acceptable. Planning Commission Staff Report - Page 5 49 -51 N. Santa Cruz Avenue III -10 -023 April 13, 2011 E. Conditional Use Permit Findings In order to grant approval of a Conditional Use Permit, the deciding body must make the following findings: (1) The proposed uses of the property are essential or desirable to the public convenience or welfare; and (2) The proposed uses will not impair the integrity and character of the zone; and (3) The proposed uses would not be detrimental to public health, safety or general welfare; and (4) The proposed uses of the property are in harmony with the various elements or objectives of the General Plan and the purposes of the Town Code. In regards to finding one, the use is not essential or desirable to the public convenience or welfare in that it would displace a retail use with a restaurant. In regards to the second finding, the use may impair the integrity of the zone since the use will displace a retail use and may result in an overconcentration of restaurant uses. In regards to finding three, the recommended conditions of approval will mitigate potential impacts, specifically those that may result from late night alcoholic beverage service. In regards to the final finding, the proposed use does not meet the objectives of the General Plan and Town Code as discussed within this report. F. General Plan The goals and policies of the 2020 General Plan listed below are applicable to this project. Staff's continents regarding the goals and policies are italicized. Policy LU -9.2 — Maintain a variety of commercial uses, including a strong Downtown commercial area combined with Los Gatos Boulevard and strong neighborhood commercial enters to meet the shopping needs of residents and to preserve the small - town atmosphere. The proposed use would displace a retail space in the Downtown commercial area antd, therefore, world be inconsistent with this policy. Policy LU -9.3 - Encourage a mix of retail and office uses in commercial areas, except in the Central Business District designation, where retail should be emphasized and office should be limited to upper floors and other areas as defined by the Town Code. The proposed use would displace a retail space with a restaurant where retail should be emphasized. 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, environment and commercial vitality. The proposed use would allow an existing restaurant to expand but would displace a retail use. Planning Commission Staff Report - Page 6 49 -51 N. Santa Cruz Avenue /U -10 -023 April 13, 2011 G. Environmental Review The project is Categorically Exempt according to Section 15061 of CEQA as adopted by the Town, which exempts permitting an activity where it can be seen with certainty that there is no possibility that the activity may have a significant effect on the environment. No significant effect on the environment will occur since the project uses an existing structure with no increase in floor area. H. Redevelopment Plan for the Central Los Gatos Redevelopment 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 RECO1 TMENDATION A. Su mm The project would allow an existing restaurant to expand into a retail space, increase the number of seats and hours of operation, and allow full alcoholic beverage service. The project conflicts with the hours of operation allowed by the Alcoholic Beverage Policy (ABP). Moreover, the project conflicts with the Town's policy regarding additional restaurant use in the downtown since the project would displace a retail use. Finally, the restaurant expansion could result in an overconcentration of restaurant uses in the Town's prime retail district. B. Recommendation The project conflicts with the ABP and Ordinance 2021. Therefore, staff recommends denial of the proposed project. If the deciding body concurs with staff s recommendation, it should recommend denial of the application to the Town Council. If the deciding body finds merit with the proposed project, it should: 1. Find that the proposed project is categorically exempt, pursuant to Section 15061 of the California Environmental Quality Act as adopted by the Town (Exhibit 2); and Planning Commission Staff Report - Page 7 49 -51 N. Santa Cruz Avenue /U -10 -023 April 13, 2011 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 p.m. (Exhibit 2); and 5. As required by the Town's Traffic Impact Policy for community benefit (Exhibit 2); and 6. Recommend approval of Conditional Use Permit application U -10 -023 to the Town Council with the conditions contained in Exhibit 3. It should be noted that the Commission must expand the findings noted in Exhibit 2 if the Commission recommends approval of the proposal. 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. . .. . d' Jennifer L. Savage, AICP Associate Planner WRR:JS:cgt e (� eApprove ie R. R ey Director of Community Developmen cc: Pete Jillo, 51 N. Santa Cruz Avenue, Los Gatos, CA 95030 Jennifer White, PO Box 695, Los Gatos, CA 95031 Ni' REPORTS`201 VNSC49- 51.dmx THIS PAGE INTENTIONALLY LEFT BLANK 49 and 51 N. Santa Cruz Avenue � J ti EXHIBIT 1 THIS PAGE INTENTIONALLY LEFTBLANK REQUIRED FINDINGS FOR: 49 & 51 N. Santa Cruz Avenue Conditional Use Permit U -10 -023 Requesting approval to expand an existing restaurant (Gardino's) to add seating, full alcoholic beverage service, and modify hours of operation on property zoned C -2. APN 510 -44 -030. PROPERTY OVVNER: Jennifer White APPLICANT: Pete Jillo FINDINGS Required finding for CEQA: ■ The project is Categorically Exempt pursuant to Section 15061 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; 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. Required finding for the Redevelopment Plan for the Central Los Gatos Redevelopment Project Area: ■ That the proposed project is consistent with the Redevelopment Plan for the Central Los Gatos Redevelopment Project Area (Section IV.B) in that the subject property is designated commercial and the proposed use falls under general commercial uses. MMTBIT 2 Page 2 of 2 49 -51 N. Santa Cruz Avenue!U -10 -023 April 13, 2011 Required findings for the Town's Alcoholic Beverage Policy: ■ As required by Chapter II, Section 6, of the Town's 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. Required by the Town's Traffic Impact Policy: ■ As required by the Town's Traffic Impact policy, projects that generate additional traffic of five or more peak hour trips may only be recommended for approval if the project's benefits to the community override the traffic impacts as determined by specific sections of the General Plan and/or any Specific Plan. If a project generates additional traffic of five or more peak hour trips the burden is on the applicant to cite economic or housing benefits to the Town and/or specific sections of the General Plan and any applicable Specific Plan that demonstrate the project's benefit to the Community which outweighs the traffic impact. The deciding body must make specific findings which demonstrate that the benefit(s) of the project outweigh the impact in order to approve the project. N IDEV'.FIND(NGS?201 FNSC49- 51.dmx CONDITIONS OF APPROVAL —April 13, 2011 49 & 51 N. Santa Cruz Avenue Conditional Use Permit U -10 -023 Requesting approval to expand an existing restaurant (Gardino's) to add seating, full alcoholic beverage service, and modify hours of operation on property zoned C -2. APN 510 -44 -030. PROPERTY OWNER: Jennifer White APPLICANT: Pete Jillo 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 February 25, 2011, and in compliance with the applicant's letter noted as received on March 17, 2011 (Exhibit A). Any changes or modifications made to the approved plans shall be approved by the Director of Community Development, the Development Review Committee, the Planning Commission, or the Town Council depending on the scope of the ehange(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. APPROVED USE: The approved use is for a high turnover (sit -down) restaurant. 4. SEATS: The maximum number of seats shall not exceed 45. 5. ALCOHOLIC BEVERAGE SERVICE: The service of alcoholic beverages 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. 6. HOURS OF OPERATION: Maximum hours of operation are 10:00 a.m. to 12:00 a.m., Sunday to Thursday; and 10:00 a.m. to 1:00 a.m., Friday, Saturday, holidays, and evenings before holidays. 7. ENTERTAINMENT: Live entertainment is not allowed. 8. UTENSILS: All meals served on -site shall be on re- usable utensils. 9. TAKE -OUT CONTAINERS: Any take -out food shall be served in recyclable containers. 10. 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. 11. CERTIFICATE OF USE AND OCCUPANCY: A Certificate of Use and Occupancy from the Los Gatos Community Development Department must be obtained prior to commencement of use. 12. BUSINESS LICENSE: A business license from the Town of Los Gatos Finance Department must be obtained prior to the commencement of any new or change of use. 13. DELIVERIES: Deliveries shall be limited to the hours of 9:00 a.m. to 7:00 p.m. 14. TRASH AND RECYCLING DISPOSAL HOURS: Trash and recycling from the business shall only be emptied between 9:00 a.m. and 9:00 p.m. to limit the noise impacts. 15. ENVIRONMENTAL HEALTH APPROVAL: The applicant shall submit plans to the County of Santa Clara Department of Environmental Health for review prior to commencement of use. The applicant shall provide a copy of the approval from the County of Santa Clara Department of Environmental Health prior to commencement of use and/or issuance of building permits. EmIBIT 3 16. 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 overtum, 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 17. TRAFFIC IMPACT MITIGATION FEE (COMMERCIAL). The developer shall pay a fee proportional to the project's share of transportation improvement needed to serve cumulative development within the Town of Los Gatos. The fee amount will be based upon the Town Council resolution in effect at the time the building permit application is made. The fee shall be paid before the building permit is issued. The traffic impact mitigation fee for this project, using the current fee schedule and the preliminary plans is $11,410.92. The final fee shall be calculated from the final plans using the rate schedule in effect at the time of the building permit application, using a trip generation rate based on use. 18. GREASE TRAPS. Meet all requirements of the Santa Clara County Health Department and West Valley Sanitation District for the interception, separation or pretreatment of effluent. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 19. OCCUPANCY AND EXITING: The applicant shall submit plans to evaluate the occupant load and required exits to the Fire Department for review and approval prior to commencement of use and/or issuance of building permits. 20. EXTINGUISHING SYSTEM: The Fire Department shall inspect the required UL 300 fixed extinguishing system in the kitchen to ensure compliance with applicable regulations prior to commencement of use and/or issuance of building permits. TO THE SATISFACTION OF THE CHIEF OF POLICE: 21. 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. 22. 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. 23. 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. 24. DESIGNATED DRIVER PROGRAM: The restaurant operator shall actively promote a designated driver program such as complimentary non - alcoholic beverages for designated drivers. 25. POSTING OF TAXICAB TELEPHONE NUMBERS: Taxicab telephone numbers shall be posted in a visible location. NADEVICONDITNS''201 I NSC49 -51 CUP.docx GARDINO'S RESTAURANT 51 North Santa Cruz Avenue Los Gatos, California Town of Los Gatos Planning Department 110 East Main Street Los Gatos, California 95031 March 15, 2011 LETTER OF JUSTIFICATION !'A'l 1 -1 2011 TOWN OF LOS GATOS PLANNING Dlly SION Gardino's Restaurant has been a well run, well managed family dining restaurant in Los Gatos for over 18 years. It is family owned and operated, and represents the type of successful local business which helps make Los Gatos such a popular and dynamic community. Gardino's provides high quality family dining at affordable prices, and is a major contributor to the community at large. In its 18 years of operation, Gardino's has not had any police or Department of Alcoholic Beverage Control issues or problems. WHAT WE ARE REQUESTING The space adjacent to Gardino's on the south side is becoming vacant next year. The retail tenant is relocating her business to a different location in Los Gatos. Gardino's proposes to remodel the interior of the restaurant and expand into the adjacent tenant space located at 49 North Santa Cruz Avenue. Modest improvements in keeping with the architecture are proposed to the facade. The proposed remodel and expansion will provide additional seating, a waiting area for patrons, a food service counter for single diners and couples, and a food service take -out counter area. The expansion will enable the restaurant to provide for an enhanced family oriented menu, including full alcohol service with a type 47 restaurant license. The food service counter and take -out service counter area will function in a similar manner as now exists at Willow Street Pizza. HOW THE NEW SPACE WILL BE USED The goal of this expansion is to enhance the dining experience for Gardino's customers, whether they are customers who are waiting for a table, eating at a table or obtaining food VISIT 3A on a take -out basis. The current restaurant has no waiting area and no separate area to service take -out business, which represents a significant portion of Gardino's business. The expansion will provide a defined waiting area for patrons. It will also provide a defined take -out service counter as part of a proposed food service counter. The food service counter will provide additional seating for singles and doubles without the necessity of occupying larger tables for smaller parties. The addition of this space will also increase the seating capacity for the restaurant while at the same time giving the business a more "open" feel for the patrons. The existing bathroom in the adjacent space will be remodeled as part of the expansion. There will also be two archways added between the spaces which will allow access both in the dining area and in the area near the food preparation area of the existing restaurant. The expansion will bring the restaurant more in line with other fine dining restaurants in Los Gatos. SEATING CAPACITY Under the existing parking rules, the addition of the adjacent space will result in a seating capacity for Gardino's of 45. This would include both additional seating at tables and additional seating at the food service counter. PARKING Gardino's does have dedicated parking behind the restaurant as well as public street parking. There are also public parking lots nearby. HOURS OF OPERATION The current conditional use permit for the restaurant allows for daily hours of operation from 10 a.m. to 11 p.m. Gardino's is requesting a modification of its hours of operation to 10 a.m. to midnight on Sundays through Thursdays, and a modification to 10 a.m. to 1 a.m. on Fridays and Saturdays. These additional hours are needed because Gardino's wants to offer a late night dining experience for its patrons. Alcohol will only be served with meals and the kitchen will remain open at all times that the business is open. We have had feedback from our customers who want to have this option available, particularly on weekends. In order to fill this need, we are requesting that this modification of hours be allowed, consistent with the Town's alcohol policy. SIGNAGE The existing signage for the restaurant will be relocated over the adjacent space and slightly enlarged. ACCESSIBILITY nuill builil ill - P SpAces ar dilly accessible. ARCHITECTURAL CHARACTER The exterior of 49 and 51 North Santa Cruz Avenue will not be modified at the upper half of the front. The lower half of the front will be modified to allow for an entry door at the south end of 49 North Santa Cruz Avenue. The remainder of the front will be a wall with windows and Italian tile. Gardino's feels that this exterior will be a sparkling addition to the street and a very appealing view for the public. Interior work will include the installation of a food service counter with seating and a take- out food service. Two new archways will connect the spaces and the restaurant will have a uniform finishes and decor throughout. LOSS OF RETAIL SPACE This expansion will not result in the loss of a retailer in Los Gatos as the existing retailer is relocating to other space in the Town. There will be a loss of retail space, but this loss will greatly benefit an existing merchant in the Town. Gardino's does have existing retail space to the north of the existing space. There is also substantial retail directly across North Santa Cruz Avenue. To the south is another restaurant, Gilley's, but this business is not open at night. And, the next business to the south is the theater. The loss of this retail space is in an area where there are several other non - restaurant businesses which tend to dominate the streetscape. Gardino's believes these factors will mitigate the loss of this particular retail space. SUMMARY Gardino's has been an active supporter of Los Gatos in its 18 years of operation. Gardino's happily supports the Los Gatos - Monte Sereno Police Officers Association, Music in the Park, Jazz on the Plaza and the Los Gatos Music and Arts Festival. The business also supports St. Mary's Church and School. Gardino's has been and continues to be a very popular destination for both residents of Los Gatos and residents of other communities. The expansion Gardino's is requesting will improve the streetscape in this area of North Santa Cruz Avenue. In addition, the expansion will greatly improve the dining experience for the dine -in and dine -out patrons of Gardino's. Please contact me if you have any questions on our proposed use modification Very truly yours, Pete Jillo THIS PAGE INTENTIONALLY LEFTBLANK E ti % �Y SP _ qy d w U A n � I _ xy � I ¢ 1NY3pj r. - I — c` _ 9 y b a 1 8 1 _ I cu N O 3 a s K co J,. - ♦♦ ♦ s N - ', C o r c ti % �Y SP _ qy d w U A n � I _ xy � I ¢ 1NY3pj r. - I — c` _ 9 EXHIBIT 4 y b EXHIBIT 4 THIS PAGE INTENTIONALLY LEFT BLANK GARDINO'S RESTAURANT 51 North Santa Cruz Avenue Los Gatos, California RECEIVED %rt March 15, 2011 i - 21111 ToW t Ni OF LO GE , i G Town of Los Gatos FL ' ° 'ytt ti "t F P•.1S1Gt I Planning Department 110 East Main Street Los Gatos, California 95031 LETTER OF JUSTIFICATION Gardino's Restaurant has been a well run, well managed family dining restaurant in Los Gatos for over 18 years. It is family owned and operated, and represents the type of successful local business which helps make Los Gatos such a popular and dynamic community. Gardino's provides high quality family dining at affordable prices, and is a major contributor to the community at large. In its 18 years of operation, Gardino's has not had any police or Department of Alcoholic Beverage Control issues or problems. WHAT WE ARE REQUESTING The space adjacent to Gardino's on the south side is becoming vacant next year. The retail tenant is relocating her business to a different location in Los Gatos. Gardino's proposes to remodel the interior of the restaurant and expand into the adjacent tenant space located at 49 North Santa Cruz Avenue. Modest improvements in keeping with the architecture are proposed to the facade. The proposed remodel and expansion will provide additional seating, a waiting area for patrons, a food service counter for single diners and couples, and a food service take -out counter area. The expansion will enable the restaurant to provide for an enhanced family oriented menu, including full alcohol service with a type 47 restaurant license. The food service counter and take -out service counter area will function in a similar manner as now exists at Willow Street Pizza. HOW THE NEW SPACE WILL BE USED The goal of this expansion is to enhance the dining experience for Gardino's customers, whether they are customers who are waiting for a table, eating at a table or obtaining food MIBIT 5 on a take -out basis. The current restaurant has no waiting area and no separate area to service take -out business, which represents a significant portion of Gardino's business. The expansion will provide a defined waiting area for patrons. It will also provide a defined take-out service counter as part of a proposed food service counter. The food service counter will provide additional seating for singles.and doubles without the necessity of occupying larger tables for smaller parties. The addition of this space will also increase the seating capacity for the restaurant while at the same time giving the business a more "open" feel for the patrons. The existing bathroom in the adjacent space will be remodeled as part of the expansion. There will also be two archways added between the spaces which will allow access both in the dining area and in the area near the food preparation area of the existing restaurant. The expansion will bring the restaurant more in line with other fine dining restaurants in Los Gatos. SEATING CAPACITY Under the existing parking rules, the addition of the adjacent space will result in a seating capacity for Gardino's of 45. This would include both additional seating at tables and additional seating at the food service counter. PARKING Gardino's does have dedicated parking behind the restaurant as well as public street parking. There are also public parking lots nearby. HOURS OF OPERATION The current conditional use permit for the restaurant allows for daily hours of operation from 10 a.m. to 11 p.m. Gardino's is requesting a modification of its hours of operation to 10 a.m. to midnight on Sundays through Thursdays, and a modification to 10 a.m. to 1 a.m. on Fridays and Saturdays. These additional hours are needed because Gardino's wants to offer a late night dining experience for its patrons. Alcohol will only be served with meals and the kitchen will remain open at all times that the business is open. We have had feedback from our customers who want to have this option available, particularly on weekends. In order to fill this need, we are requesting that this modification of hours be allowed, consistent with the Town's alcohol policy. SIGNAGE The existing signage for the restaurant will be relocated over the adjacent space and slightly enlarged. ACCESSIBILITY Bout building spaces are fully atcesSiuie ARCHITECTURAL CHARACTER The exterior of 49 and 51 North Santa Cruz Avenue will not be modified at the upper half of the front. The lower half of the front will be modified to allow for an entry door at the south end of 49 North Santa Cruz Avenue. The remainder of the front will be a wall with windows and Italian tile. Gardino's feels that this exterior will be a sparkling addition to the street and a very appealing view for the public. Interior work will include the installation of a food service counter with seating and a take- out food service. Two new archways will connect the spaces and the restaurant will have a uniform finishes and decor throughout. 1f11*11112IR 1kX1E JI M This expansion will not result in the loss of a retailer in Los Gatos as the existing retailer is relocating to other space in the Town. There will be a loss of retail space, but this loss will greatly benefit an existing merchant in the Town. Gardino's does have existing retail space to the north of the existing space. There is also substantial retail directly across North Santa Cruz Avenue. To the south is another restaurant, Gilley's, but this business is not open at night. And, the next business to the south is the theater. The loss of this retail space is in an area where there are several other non - restaurant businesses which tend to dominate the streetscape. Gardino's believes these factors will mitigate the loss of this particular retail space. SUMMARY Gardino's has been an active supporter of Los Gatos in its 18 years of operation: Gardino's happily supports the Los Gatos - Monte Sereno Police Officers Association, Music in the Park, Jazz on the Plaza and the Los Gatos Music and Arts Festival. The business also supports St. Marys Church and School. Gardino's has been and continues to be a very popular destination for both residents of Los Gatos and residents of other communities. The expansion Gardino's is requesting will improve the streetscape in this area of North Santa Cruz Avenue. In addition, the expansion will greatly improve the dining experience for the dine -in and dine -out patrons of Gardino's. Please contact me if you have any questions on our proposed use modification Very truly yours, Pete Jillo THIS PAGE INTENTIONALLY LEFT BLAME GARDINO'S RESTAURANT 51 North Santa Cruz Avenue Los Gatos, California March 28, 2011 Jennifer Savage Town of Los Gatos Planning Department 110 East Main Street Los Gatos, California 95031 COMMUNITY BENEFIT LETTER RECEIVED 2 2011 TOWN OF LOS GATO_ PLANNING rAV1SION Gardino's Restaurant is a local, family style restaurant where many residents and visitors have been dining for over 18 years. We love being part of this fine town, and we have a proposed community benefit that will benefit the entire town. Gardino's proposes to install two permanent benches on North Santa Cruz Avenue in the core of the downtown area. The benches will be placed by two planter boxes near the Los Gatos Theatre. Our business attracts many residents of Los Gatos. Customers walk to our restaurant from the Almond Grove area, downtown, north of Highway 9, Broadway and University Avenue. Los Gatos has always been a pedestrian friendly town. These benches will benefit other businesses in town., their customers and visitors to the area. In particular, people waiting to go into the Los Gatos Theatre will be able to use these benches if they prefer waiting outside for their movie of choice to begin. Anyone walking on the street can use the benches to rest and enjoy the ambiance that is unique to downtown Los Gatos. Permanent benches will also assist the flow of foot traffic in town. Aside from installing these benches, Gardino's has been an active supporter of the Monte Sereno Police Officers Association, Music in the Park, Jazz on the Plaza, the Los Gatos Music and Arts Festival, and of St, Marys School and Church it is our desire to continue to ffiIBIT 6 participate in activities which benefit the community and our proposal for permanent benches on North Santa Cruz is part of that commitment. Very truly yours, Pete Jillo i w r F z Wd � r IN d zt z 00 � F F O LL W wz w N I R C G t W W 2 N > N W ( 0 2 Z j 5 U) M / Q LJ Oai J0�6N r Z LLI LL Z) Q Q N 0 U) cc: WU Q QQO p , CD or LO U) �vO EXHIBIT 7 z -0 �l� U U LU -� 00 � F F O LL W wz w N I R C G t W W 2 N > N W ( 0 2 Z j 5 U) M / Q LJ Oai J0�6N r Z LLI LL Z) Q Q N 0 U) cc: WU Q QQO p , CD or LO U) �vO EXHIBIT 7 THIS PAGE INTENTIONALLY LEFTBLANK m ¢� w a � w �d nw ¢ dv Vx ¢ Gtt vv �F N w u wr N Y uQ ri L a jb V o 0 A wx3 zn< 0? CI- U V £N a31�J 3j!/1a3S Qp0! io b'atl dQ u I N I � IU P G m ct u W - fLW VF du ¢ w � d Y uN �G w v+ J O 4 3 W GW 0 p {� i4 G� } d J G¢ Y = c 1.3 z3 su wd c¢ 0 3 O 1 v O �= 11 3 =� O e m o< K U � N K I o u o u P ti u u 0 Z 4 J a O G 1 O f Z II O � F C W � G W U G N Z W 2 N Qi O ZF Z W ?� (, O i o � f �a CO � N O u N N W � � O z N NNp W o m' 1— Qu Q N Q D w OZO Z C/) Q 0,0 WLo U) <vp THIS PAGE INTENTIONALLY LEFT BLANK 0 O 0 _U Q N N N y O 3 E ° Co @ m m` m m 'N M> T . T T W M _ T o p E. C C E C C E T U M O C O O 0 C O O G O C O O C C C O O O C j .0 a O N _N N 'R N _N N N ° O N O N N -- O ° ° N N N ° y N M N M @ M L M Co Co y a M N M M N y N M M N m d a) d Cu o a) m M a) M M m a) CD M M M a E n E E O E 3 a ' EE E M O E M E E M o M E E E M 0 -O d E L L y .3 L .. �' E L L L .� L ..-. E L L L E L L E E E L L E LL C, o° y 3 3 0 3 3 3 m L 3 Co O O LL J LL 06 C] C' M K$ -5 - - 3 -' od O K$ 7 O .6 06 O 0 6 0 6 > > � 0 6 od 0 - 5 3 N M ED LL CO Co LL in LL LL M M LL m Co LL LL LL M Co Co LL LL c m E c as - aaa - a a aaa a a - 0 aa a'o x 3 3 0 3 3 3 o 4) 3 3 3 3 v 3 d 3 o 3 o 3 M 3 M 3 M 3 3 0 o o 0 o O y a y o v y o 0 0 2 o O o 0 3 0 3 0 ° 3 M m 3 m M M 3 m m m m 3 3 3 3 m m m F m m m m c � o o c 0 0 0 2 0 0 0 0 0 Q z Z Q Z Z Z -' - Q Z 0 Z 0 Z 0 - -Z Q Q Q Q o Z 0 Z 0 Z 0 - Z 0 Z 0 Z 0 Z 6 Z 0 Z 6 Z Q c 0 M d E a Oa o Q E E E E E o E a E o m E E °� EE a C'4 _ m C o a m_a_a CL � Co N E m � E N m@ a o E a E E a M M E ° = m E@ E o m m E E o a m E m E m o o M o E E _a 7 O M 0 Cu M C) L M L r co Co m a~ L M � �_ O U M M M M N LO N °° E E E ~' CO U) V) E E M M E E LL.. LL E o U) E M 7 U) Co Cr 00 LL ° v N ° i LL M M �- M M M M W r = v� LL 0�'' v) Li t0 O- m m O N N N N N N N N N N - N N N N N N N N O a a m 0 0 M: 2 2 2: 2 2° >C M UU - U UUUUUUU <U U U UU W Q > U) N CO U) U) - U) 0 CO M M M M @ M M M M M M Cu M M M 0 U c ' ¢ C C C C C - C N C C C C C C C C C C C G C C C C Co M a M :E g m U)U) M M M M M M M M M M Co M Co M Co M C M C M a E :2 2i 7i � g 00 00 0 0 0 U) U) U)v)U) CO U) U) Q U w= w w L _ .- L .. w L L L .. L L .. r U N c! N N f� N L ZZZ MU WLL LL W LL W ZZZZZZZZ Z Z Z z Z Z O r N N CO Co M O O (O 00 O] LO LO C) f` n UO O M Lo t LO (o N N N N V LO LO M CO M Co O N C M — E E C7 U 2 N ° O Cl C C Co y Y M N _ M U a} W N _ N cr, M C a) L U Lb w a) m > M L m C U p M Y M C N O M O .° O M M — w N (6 m N C h M° Y LL = p_ (6 ° C .Y ti -� �. __'N 7 C7 N M a C > U M N Y N a) M M C7 E - ° - ° o "MO `m `: o : c6 M -- -o m `o UF_N m LL ZLl M 'O 2QU c -d�JU` Q0C7 o. __ U' E o m U` CC LL U U) Ln N C . 7 Co Cu C N N L C V) U U) C N C N C w 'o U ll�^ v/ 6' Co N O m U_ O U 2 Attachment 9 O s 0 N D Q 3 v m � N N Cf L (0 U > > @ l) Cl) a ° 0 O L 3 d m a) � M c E c E a � v w` ° m 0 Z ui o @ @ O E o ° 0 rn E a E d o n N 'o E E U @ O a O @ N @ U L O O > O C 3 ° a N @ @ n @ O ca 0 m N y o c TQ a O U v Q « as o @ U C 0 O0 O U ' Q Z _ @ U UJ p d O O N L O U C L N O � T a C a a) N m o E o Z T N E- 3 m C E X c a C T @ a) « m E C O C � W m W p p C O a) E T a) C C U C O> U T C C O -O C O C O T c C C> T c 3 N a) N O N O ° N ° N a) N O N E a) O �p N ry @> a) > @@ a) al N @ @ @ O E ° a) E `� E E a) a) ° ° ° ° °) M L E EL LL E�E E E - E:_:. T L_ @ . L L L m @ 3_ 3> O C 06 7 5 > 5 a6 O C U$ U$ 7 J C 3 O = C M LL LL LL MILL O M M LL LL LL LL LL LL LL LL aaa a aaa - .a a a -aa a ma)m m ° @° ° a) m ma) a) 3 3 3 3 0 3 3 3 3 a v 3 c 3 3 3 W 3 0 0 0 o y o 0 0 o o y o- m o - o o y o m m m m o w m m o o m o m m m o m 0 0 0 0 0 0 0 0 o — O 0 0 o Z Z Z Z Q Z Z Z - Z Q Q Z Q Z Z Z Q Z E E °@ r� oa@ r °.m as O r EE°cu @ @ r E E r r N N i CU m E m E E c E co E m E E °' O @ `:' ° a a E E @@ E E @@ r` O 0 i O 0 O. (V a r N r @ O r E r r -@ N i O r r H ni o a) IL— @ E E�cnE F E @ an '7 @ E F ca E @E a) j U M c 7 UE U) LL ° C vi LL CO @ (!iLL @U r ° G7 = cn crLL @7� 7 GILL r: N N N N N N O N N N (D 7 a) 0 N N 3 7 O 7 > > E U U U U U U U U U U a) @ m @@@ @@ @ N@ @@ Q Q Q O N U U C C C C C C C @ C @@ C C C @ @ @ @ .J .. @ @ U (n U U) (n U) U) U UU N y N N « « « « « « « « « « > > > > .> @ f a a a ZZZ ZZ ZU)[n U)U)D D 7> >��i� (o O (D V O O O N O O O OJ (D O O M M (D N N N O M (D LO N (D V O (D 7 10) co M M M M M C N @ 0 N N a LL .6 @ a) @ 0 @ � N a) � ` O O U O N N d C U @ K N E N - O Y N o o O ° c @@ p U E c o.� @} 3 E @ @ N fn C U U co (n -� d U (n Z U U LL J O s 0 D Q 3 v m � N N Cf L U > > @ l) Cl) a ° 0 O L 3 m a) � M c E c r a � v w` ° m 0 Z ui o a O E o ° 0 rn E a E d o n N 'o E E U @ O a O @ N @ U L O O > O C a) ° N O ° a N @ @ n O ca 0 N y o C @ Cl) TQ a O U v Q « as o @ U C 0 O0 O U ' Q Z _ @ U UJ p d O O N L O U C L N O � T a C a a) N m o E o Z N E- 3 m J E X c a U ° a) « m E c C � W m W U N U V; d C 7 m . C a U a t a r (1 - • G' C C a C t V V LL a C Town Council Re: Gardino's replacin �ppR 15 B11 r etail;, M of A CLERK DEPARTMENT The precedent for conversions has already been established. You have created policy with the multiple conversion of retail spaces to restaurant usage: James Randall, 2 wine bars, and 2 more spaces , one that never opened on Main St. and another that got rented to a designer dress shop instead. These alone came to over 4000 square feet, or the potential loss of 4 small retail business's. The loss of another thousand square feet for Gardino only makes sense as this is what YOU want. YOU have shredded the general plan and it's supporting ordinances by ignoring the wishes of the community as put forth in the general plan. It seems someone on Council or at staff level is questioning these past decisions or you would not be re- inventorying the CBD to calculate the effects that CUP business's are having downtown. There iiayue so ie hope for you yet. Gardino's rightfully has every expectation of approval and as they should based on your record. Certainly, they above all the others deserve it, as there history is stellar. When faced with the problem of a similar nature of personal service conversions, you wisely put a moratorium on them until a new ordinance could be written. I hope you wisely do this again in regards to restaurant /retail conversions. Attachment 11 THIS PAGE INTENTIONALLYLEFT BLANK BEAN AVENUE ASSOCIATES PO Box 3421 SARATOGA, CA 95070 -1 42 1 April 25, 2011 Town Council Town of Los Gatos 110 East Main Street Los Gatos, CA 95030 'DECEIVED APR 2S' 2011 MAYOR & TOWN COUNCIL Re: CUPApplication U -10 -023 (49 -51 North Santa CruzAvenae, Los Gatos) Hearing of May 2, 2011 Dear Councilmembers, I have been managing partner of the group that has owned 59 North Santa Cruz Avenue since 1976 and have been a Los Gatos resident since 1969. I believe I am as familiar with the activity in the downtown commercial district as most people. I am in receipt of your notice dealing with an application by Jennifer White to expand the seating and nature of beverage services offered by Gardino's restaurant, the tenant in Ms. White's property. This communication is to notify you I have no objection to the expansion of seating or nature of beverages offered and believe such an expansion would add to the economic health and vibrancy of the downtown district. Cordially, David P. de Carion Managing General Partner CC: J. White Voice: 408 - 871 - 9055..... Fax: 408-871-9015 THIS PAGE INTENTIONALLY LEFTBLANK '/� d / / 7 * ♦ MILL 1GfAt " QP�� yr w Z EU �o G r U -N / /5b E MAIN - ST i T i twat S av I ! �y�j�1 p N� N \ Town of Los Gatos Restaurant Concentration in the C -2 Zoning District Legend = C -2 Zoning District Boundary Restaurants /Bars Denoted by Allowed Food and Beverage Service *: • Food Service Only • Beer and Wine w/ Food Service • Full Alcohol w /Food Service • Full Alcohol w /out Food Service 'Establishments may different restrictions in certain areas within the establishments. See each Conditional Use Permit for particular restrictions. \ \ C A17 ,!mIEN P 1 0