Use Permit with Site & Arch - Withdrawn - 2012Page 1 ot~ 5
Daniel Fama
From: Celinna -Bay Area Bears [celina@bayareabears.com)
Sent: Tuesday, January 15, 2013 7:48 AM
To: Daniel Fama
Cc: 'Bann Ghaben '; 'Mauro Rivero'; 'Accounting - BAB'
Subject: RE: City of Campbell Letter: Black Bear Diner- Campbell, CA
Importance: High
Hello Daniel --
Thank you for your email. Yes, please formally withdraw our application and we will
appreciate a parti«) refund of fees. Please send the refund to:
Black Bear Campbell, Inc.
100 Ryan Industrial Ct
San Ramon, CA 945$3-1527
Best regards,
'J
Bny Area Bears
~li~,a Gonzales
~~?~5~ 260-738
CelinnC~bayareabears.com
From: Daniel Fam<~ [mailto:danielf@cityofcampbell.com]
Sent: Monday, January 14, 2013 4:20 PM
To: Celina -Bay Area Bears
Subject: RE: City of Campbell Letter: Black Bear Diner- Campbell, CA
Hello Celina,
I wanted to check in with you. Do you anticipate proceeding with the project? Is there anything I can
do at this stage?
If not, and you would like for formally withdraw, we can provide a partial refund of application fees.
Just let me know
Daniel
?/15/'?~1
CITY of CAMPBELL
Community Development Department
October 30, 2012;
Brett Houser
John Rix
Architectronic, Inc.
250 N. Golden Circle Dr., #204
Santa Ana, CA 9:2705
Re: File No: 1?LN2012-217
Address: 2000 S. Bascom Ave.
Application: Conditional Use Permit and Site Approval Modification
Status: Incomplete
Dear Applicants:
The Planning Division has reviewed your October 2, 2012 submittal of a Conditional Use
Permit and Modiification of a Site Approval ('S' 89-08) application to allow establishment of a
new restaurant with late-night operational hours and on-site alcohol (beer & wine) sales within
an existing restz~urant building located at the above referenced property. This proposal was
reviewed pursuant to the standards set forth by the C-2 (General Commercial) Zoning District,
the General Commercial General Plan Land Use designation, and the Campbell Streetscape
Standards. Basedl upon this review, this application has been deemed incomplete. The following
additional details and revisions are needed in order to continue processing of this application:
PROJECT INFORMATION
1. Ot~erational Description: Please revise the Operational Description as follows:
a. Provide a narrative discussion about Black Bear Diner. Explain the "concept" of
the restaurant. What market do you plan to serve? How do you feel this proposal
will benefit Campbell?
b. Identify the "Hours of Operation" as "Business Hours", which is the period of
time the restaurant will be open to the public.
c. Provide "Hours of Operation", which include the "Business Hours", plus t:he time
before and after for preparation and clean-up activities.
d. Provide "Business Hours" for the outdoor patio seating.
e. Include a preliminary menu far the restaurant.
7b North First Street • Campbell, California 95008-1 42 3 • TEL 408.866.2140 • rax X408.871 .5140 • TDD 408.866.2790
PLN2012-217 ~ 2000 S. Bascom Ave. -Black Bear Diner Page 2 of 6
2. Outdoor Seating Details: Provide manufacture's specifications (e.g., photographs,
dimensions, colors, and materials) for all outdoor furniture and fixtures, including tables,
chairs, umbrellas, and heaters (reference enclosed example).
3. Parking Modification Permit: The Planning Commission's 1989 'S' Site Approval ('S' 89-
08) for expansion of the retail center included a condition of approval limiting the
restaurant on this property to 113 seats. Although the floor plan indicates 113 seats, the
plan also proposes 12 additional outdoor seats for a total seating count of 125 seats. The
additional number of seats would increase the existing parking deficiency of the center
(approximately 90 spaces are required with only 77 provided). Unless three (3) additional
spaces can. be provided (increasing the total to 80) to accommodate the increased seating,
an application for a Parking Modification Permit must be submitted, pursuant to CMC
21.28.050.
If a Parking Modification Permit is pursued, please submit a request letter. This letter
should include a narrative discussing why a modification should be granted; in effect
explaining, how the restaurant's operations will dovetail with other on-site businesses.
4. Tree Removal Permit: The site plan indicates removal of existing palm trees. These trees
are considered "protected" under the Tree Protection Ordinance, requiring approval of a
Tree Removal Permit (application enclosed). However, staff recommends retention of
these trees to the extent possible and would not likely support a removal request.
5. Tractor Detail: Please provide photographs of the type of tractor that would be installed.
6. Proposed Si rya e: The project proposes three wall signs, two mural-type signs, and one
free-standing sign. The City's Sign Ordinance (CMC 21.30.080) allows a corner building
two wall signs of no greater than 50 square feet each. However, a new free-standing sign
is not permitted since this retail center already has one monument sign (only one free-
standing sign is allowed per center). As a result, only two wall signs are permitted.
If you so choose to request additional signage than otherwise allowed, an application for
a "Sign Exception" must be submitted (application enclosed). Please note that to approve
a request for additional signage, the Planning Commission must make very specific
findings (determinations of fact) pertaining to site visibility (see CMC 21.30.030.C.5). It
is the appl:icant's responsibility to provide information in support of these findings.
PLAN REVISIONS
7. All Sheets: Provide all plan sheets in 24"x36" size.
8. Preliminary Site Plan (Sheet A1.0): Please revise the Preliminary Site Plan as follows:
a. Thee preliminary title report indicates that the project site, which includes the
restaurant and retail building, exists as a single legal parcel. As such, expand the
scope of the Site Plan to encompass the entire shopping center, and remove
they fictitious southerly property line. In the depiction of the adjacent retail
building, please also delineate the tenant spaces as was done in a previous site
plan (reference enclosed).
PLN2012-217 ~ 2'.000 S. Bascom Ave. -Black Bear Diner Page 3 of 6
b. Show and dimensionalize the street centerline (both Bascom and Campbell
Avenues) and proposed property-line to centerline distances (see following
comment).
c. Show all existing utilities within the new and existing public right-of--way such as
traffic control facilities, fire hydrant, existing pull boxes, street light pole, water
meters, sewer clean-outs, etc, using the topographic map as a reference baseline.
NOTE: The fiber optic box, PG&E box, water meter, and sewer clean-out will
need to be relocated onto private property as they would be within the expanded
sidewalk area (see sub-comment #e).
d. The extent of the proposed remodel requires conformance to the City's
Streetscape Standards (reference enclosed). This will require dedication of
property along the Bascom Avenue property line (from the Campbell Avenue
intersection to just past the southerly edge of the Bascom Avenue driveway) to
accommodate a 10-foot parkway and 7-foot sidewalk (17 feet of right-of--way
from existing face of curb). As such, remove the existing Bascom Avenue
property line and show the new property line.
e. Along the Campbell Avenue frontage, show a new 10-foot wide sidewalk with
4'x.'4 tree wells to satisfy City Streetscape standards for Campbell Avenue
(reference enclosed detail sheets).
£ Show construction of new conforming driveways and curb-cuts. Utilize Detail D-
18 for the Campbell Avenue driveway and Detail D-19 for the Bascom Avenue
driveway (reference enclosed details).
g. Since the Bascom Avenue property line will shift, as will the required 10-foot
front setback. As a result, it is necessary to remove or modify the proposed trellis
structures as they would encroach into the required setback.
h. Within the 10-foot setback area-as measured from the new property line-, it is
also necessary to provide 10-foot landscaping buffer consistent with the
Streetscape Standards and the City's Landscaping Standards (CMC 21.26.030).
This requires (1) removal of the parking space nearest the restaurant entrance (this
should be part of the landscaped area), and (2) reduction of the amount of paved
area within the setback area. Please note that the appropriateness of the bear
sculptures within the front setback area will be an issue for the Planning
Commission to consider.
i. Provide setback distances from the (new) Bascom and Campbell Avenue property
lines.
j. Show construction of a new compliant ADA ramp at the Bascom/Campbell
corner (reference enclosed detail).
k. Revise all new and/or modified parking spaces to be consistent with the City's
un:install standard of 8 `/2' x 18'.
1. Revise the parking spaces at the rear (east) of the property. The plan depicts nine
spaces, where a count shows only eight.
m. Show the backup distance for the parking spaces east of the restaurant building.
PLN2012-217 ~ 2000 S..,ascom Ave. -Black Bear Diner Page 4 of 6
n. Revise the size and/or location of the refuse enclosure; the eaves cannot project
into a parking space.
o. Indicate a sanitary connection for the refuse enclosure.
p. Accurately show the location of all three existing palm trees.
q. Show accessible path-of-travel from the accessible parking spaces and public
sidewalk to the restaurant's entrance.
r. More specifically identify the "enhanced concrete paving" at the entryway (e.g.,
integral color concrete -tan color).
s. Relocate the proposed pole sign so that it is not located within the new right-of-
way area (only if a "Sign Exception" application is submitted).
t. Relocate the bicycle racks away from the bear sculpture. The racks cannot be
wii:hin the setback area as this area will be landscaped.
9. Site Information (Sheet A1.0): Please revise the Site Information as follows:
a. Indicate the square-footage of both the restaurant building and retail building.
b. Indicate the area of dedication along Bascom Avenue in square-footage.
c. Indicate both APNs associated with this property.
d. Revise the'Site Area' to include the entire project site, after dedication.
e. Provide coverage values for the building area, landscaped area, and paved area,
bo1:h in absolute square-footage values as well as percentage of lot area. These
values should be relative to the private property square-footage, after dedication.
f. Indicate the number of parking stalls for the entire project site.
g. Indicate both the number of interior and outdoor seats.
10. Existing Floor Plan: Provide an Existing Floor Plan for the restaurant.
11. Preliminar•y Floor Plan (Sheet A2.0): Please revise the Preliminary Floor Plan as follows:
a. Provide a key that identifies the use of line shading to delineate new walls,
removed walls, etc.
b. Verify how exterior walls will be modified -the floor plan appears to incorrectly
identify new portions of the exterior walls as existing.
c. Relocate the bear sculpture drawing to an elevation sheet.
12. Existing F;levations: Provide existing elevations of the restaurant building.
13. Exterior 1~;levations (Sheet A4.0): Although the color elevation /renderings are useful in
conveying; the "image" of the project, it is necessary to also provide line drawing
elevations without any visual embellishments (e.g., shadowing, reflections, trees, cars,
shrubs, et:c.), as provided for the cross section sheet. The line drawing elevations should
include all. material and color notations as well as height notations.
PLN2012-217 ~ 2000 S.._ ascom Ave. -Black Bear Diner Page 5 of 6
14. Cross Section (Sheet A5.0): Please revise the Cross Section sheet as follows:
a. Properly title this sheet (currently titled 'Preliminary Floor Plan').
b. Remove the AMSL elevation height placeholder values.
15. Landscapi:n~ Plan (Sheet L-1): Please revise the Landscaping Plan as follows:
a. Revise the scope of the drawing and location of property lines consistent with
Comments 7(a).
b. Show the new Bascom Avenue property line consistent with Comment 7(d).
c. Revise the Bascom Avenue landscaping treatment areas according to the
Streetscape Standards (London Plane 'Yarwood' trees 40-ft OC in double
triangulated rows), consistent with Comment #7(h).
d. Show the expanded sidewalk, 4'x4' tree wells, and new street trees along
Campbell Avenue, consistent with Comment #7(e).
e. Revise the shrub size to provide a minimum size of 5 gallons, per CMC
21.26.030(C).
£ Provide landscape irrigation details showing the location of the irrigation and any
above ground equipment associated with the landscaping (backflow preventers).
A11 above ground equipment shall be screened from public view through the use
of either a barrier screens or additional landscaping.
g. Provide a "plantings details" sheet that provides photographic images for each
proposed planting. The details should be numbered and correspond with the 'Plant
Legend' (referenced enclosed example).
h. Pursuant to State Water Efficient Landscape Requirements (California Code of
Regulations, Title 23, Ch. 2.7, Div. 2), adopted as the City of Campbell Water
Efficient Landscape Guidelines (CMC 21.26.030.F), the landscaping plan must:
Be prepared and "wet-stamped" by a licensed landscape architect.
ii. Include water budget calculations and water usage worksheets in
compliance with the Water Efficient Landscaping Guidelines (copy
enclosed).
iii. Include a note on all landscaping sheets that the landscaping plan is
consistent with the State Water Efficient Landscape Requirements.
DEPARTMENTAL REVIEW
This application was also reviewed by the County Fire Department, Building Division, and Land
Development Division. Comments from the Building Division and Fire Department-in the
form of post-entitlement (Building Permit) requirements-are enclosed for your review. Please
note that pursuant to the adopted Fire Code, the Fire Department has indicated that the refuse
enclosure will nE°ed to be sprinklered. Comments from the Land Development Division are
incorporated into this letter.
PLN2012-217 ~ 2000 S. _ ascom Ave. -Black Bear Diner Page 6 of 6
When resubmitting the project materials, please provide three 24" x 36" and two 11"x17" copies
of the revised project plans. Please additionally provide the revised materials electronically on a
CD (PDF file) in the following formats: (1) 8 `/2" x 11" scale, 150 dpi, PNG images and (2) 24"x
36" scale, 300 dpi, PNG or JPG images. Also provide a response letter itemizing the specific
revisions made and/or additional materials provided. Please note that if the revised plans are
found complete, additional copies of materials will be required prior to Planning Commission
public hearing.
del Fama
Associate Planner
Encl: Example -Outdoor Materials Sheet
Tree Removal Permit Application
Sign Permit Application
1989 Site Plan
Bascom Avenue Streetscape Standards
Driveway Detail D-18
Driveway Detail D-19
Curb Ramp Detail
Street Tree Details 13 & 12
Curb, Gutter, and Sidewalk Detail
Example - "Planting Details Sheet"
Water Budget Worksheets
Fire Dept. Comments
Building Division Comments
cc: Paul Kermoyan, Interim Community Development Director
Doris C. Quai Hoi, Assistant Engineer
Ed Arango, Associate Engineer
Bill Bruckait, Building Official
Ayumi Markin /Lynne Pickering, 20540 Leonard Rd., Saratoga, CA 95070-4205