Use Permit - Masa Suhi - 2015~~
~~
ITEM NO. 2
of ' caM~
~~• e~
o ; CITY OF CAMPBELL • PLANNING COMMISSION
f ~,: ~ Staff Report • October 27, 2015
•~RCHAR~•
PLN2015-186 Public Hearing to consider, the application of Koji Kawata for. a
Masatsu Gu Uehara Conditional Use Permit ~(PLN2015-186), to allow general on-sale
alcohol in conjunction with a new restaurant ("Masa Suhi") on property
owned by Masatsu Gu Uehara, located at 2210 S. Bascom Avenue in
the C-2 (General Commercial) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following action(s):
1. Adopt a Resolution, incorporating the attached findings, approving a Conditional Use
Permit (PLN2015-186) to allow general on-sales alcohol sales in conjunction with a new
restaurant, subject to the attached Conditions of Approval.
ENVIRONMENTAL DETERMINATION
Staff recommends that the Planning Commission find that this project is Categorically Exempt
under Section 15301, Class 1 of the California Environmental Quality Act (CEQA) pertaining to the
operation, permitting, and minor alterations of an existing private structure involving negligible or
no expansion of use beyond that existing ~t the time of the lead agency's determination.
PROJECT DATA
Net Lot Size:
Building Area:
Zoning District:
General Plan Land Use:
12,549 sq. ft. (.29 acres)
1,622 sq. ft.
C-2 (General Commercial)
General Commercial
Proposed Hours:
Required Parking: 13 spaces (7.3 spaces
Proposed Parking: 13 spaces
Number of Seats:
' The Department of Alcoholic Beverage Control
beer and wine for consumption on or off the p~
(except brandy, rum, or liqueurs for use solely
premises as a bona fide eating place. Must maint~
sales of meals for consumption on the premises.
2 1 space for each 3 seats plus 1 space for each 20
11:30 AM - 2:00 PM, Monday through Friday
S:Ob PM - 9:30 PM, Monday through Friday
5:00 PMT- 9:30 PM; Saturday and Sunday
22 seats / 5.6 spaces for 1,128 s.f. non-dining area) z
22 seats; no outdoor seating
BC) defines "on-sale beer and wine (Restaurant)" as the sale of
rises where sold. Distilled spirits may not be on the premises
r cooking purposes). Must operate and maintain the licensed
suitable kitchen facilities, and must make actual and substantial
sq. ft. ofnon-dining floor area
r
Staff Report ~ Planning Commission Mee irig of October 27, 2015 ~ ~ ~ Page 2 of 4
PLN2015-186: ~ 2210 S. Bascom Avenue
Surrounding Uses:
North: commercial uses
South: commercial uses
East: residential uses
West: commercial uses
DISCUSSION
Back rg ound: On August 12, 2008 the Planing Commission approved a Conditional Use Permit
(PLN2008-112) allowing an on-sale beer d v~nne license in conjunction with the same restaurant
as currently proposed. However, the projec~was never completed and the approval expired.
Project Location: The project site is located on the east side of South Bascom Avenue between E
Campbell Avenue to the north and Dry Creek Road to the south (reference Attachment 3,
Location Map). The property is surrounded by residential uses to the east and commercial, uses to
the north, west, and south.
Applicant's Proposal:. The applicant is re
beer and wine to be served to patrons ea
will not be increased and the existing bui
proposing a complete remodel of the rote
include a maximum of 22 seats due t
dedicated to the lobby, kitchen area and
seating and is aware that outdoor seatin
seats are removed from the interior of the
resting approval of a conditional use permit to allow
ig in the proposed restaurant. The existing floor area
ing will maintain the same footprint. The applicant is
>r and exterior of the`building. The dining area would
limited parking. The remainder of the building is
strooms. The applicant is not proposing any outdoor
cannot be approved- unless an equivalent number of
gilding, due to parking limitations.
ANALYSIS
General Plan Consistency: The General Plan land use designation for the project site is General
Commercial. This land use designation is intended for commercial uses that need exposure to
high volumes of automobile traffic. The General Plan Land Use Element provides policies that
may be taken into consideration by the Planning Commission in review of this project:
Policy LUT-5.3: Variety of Commercial and Office Uses: Maintain a variety of attractive and
convenient commercial and office usesahat provide needed goods, services and
entertainment.
Policy LUT-11.2: Services within Walitin Distance: Encourage neighborhood services within walking
distance of residentia uses.
Policy LUT-13.1: Variety of Uses: Attr~ct and maintain a variety of uses that create an economic balance
within the City while maintaining a balance with other community land use needs, such
as housing and open space, and while providing high quality services to the
community.
Zoning District Consistency: The project site is located in the C-2 (General Commercial) Zoning
District which is consistent with the Ge feral Commercial land use designation of the General
Plan. This zoning district is intended t~ provide a wide range of retail sales, business and
personal services, and general commercial needs, and to promote a stable and attractive
-~~ ~ ~~
t ~.
Staff Report ~ Planning Commission Mee ing of October 27, 2015
PLN2015-186 ~ 2210 S. Bascom Avenue
Page 3 of 4
commercial development which will
alcohol sales are technically "liquor e
"Liquor establishments" means a retail ac
beverages as a stand-alone bar or tavern,
~ for consumption on the premises.
A liquor establishment requires approve
request, the Planning Commission must r
contained in CMC 21.46.070, in additio
(CMC 21.46.040). These include th
establishments in the surrounding .area;
neighborhood, and the potential to increas
Site Plan and Landscaping: The building
the building to be enclosed by a new
property boundaries. The area between th
with a Japanese rock. garden theme. inc]
juniper), azalea, and juniper along with
garden theme is also proposed within the
Dining Seats and Parkin: The site plan
dining and non-dining areas. Due to part
and therefore no outdoor seating is propc
are removed. from the interior of the built
by nineteen feet (including proposed lay
seating: While the applicant has stated th
the entire site, there is the potential to add
space.
*In order to ensure that outdoor seating i.
the Resolution requiring the applicant to
the proposed exterior courtyard doors wit
accommodate additional seating (refere:
purpose of landscape maintenance could
the property.
Trash Enclosure: The existing trash/
masonry wall and .new hardi-wood
enclosure will be constructed of fire-
Architectural Design: The .exterior will be
siding, accented with painted hardwood
Project Plans, Attachment 4). The exi;
stucco on two sides of the building; the r~
The new stucco is proposed in a cream co
the applicant choose a more earth-toned
proposed red barn-wood siding. A color
meeting given that the proposed color doe.
a pleasant shopping environment. Restaurants with
ments", as defined by CMC 21.72.020:
ty that is primarily devoted to the selling of alcoholic
in conjunction with a restaurant or nightclub facility,
of a Conditional Use Permit. To approve such a
ake special findings specific to liquor" establishments
to those applicable to all Conditional Use Permits
potential overconcentration of similar alcohol
the potential to create a nuisance or disturb the
demand on City services.
gill include access to a courtyard on the south side of
dwood fence. New and existing trees will line the
front. of the building and the street will be landscaped
ling a flowering cherry tree, mugo pine (similar to
mix of pebbles and field stone. The Japanese rock
iclosed courtyard, discussed further below.
eludes 13 parking spaces to accommodate both the
g limitations, a maximum of 22 seats are permitted
3 or permitted unless an equivalent number of seats
;. The outdoor courtyard is approximately eight feet
~caping) and could easily accommodate additional
they will not provide more than 22 dining seats for
ats because there is underutilized indoor and outdoor
not added, staff has added a Condition of Approval to
lose off the outdoor courtyard to patrons by replacing
~ windows, until such time that. parking is sufficient to
~e condition #4n). Access to the courtyard for the
~e accommodated via a locked gate from the front of
e area will be enclosed within an existing half-height
i to match the stucco siding. The roof over-the trash
ant metal painted to match the asphalt shingle roof.
partially clad on three sides with distressed barn-wood
;rids as shown on the elevations (page A2.1 of the
ing stucco will be removed and replaced with new
~r elevation and a portion of the north side elevation.
>r with a green undertone. Staff is recommending that
~,olor that does not contrast so dramatically with the
and materials .board will be brought to the SARC
not translate accurately in the printed plans.
-7
Staff Report ~ Planning Commission Mee
PLN2015-186 ~ 2210 S. Bascom Avenue
of October 27, 2015
Page 4 of 4
The exterior doors and windows will also be replaced. Anew asphalt shingle roof is proposed to
replace the existing concrete the roof. Nelwv mechanical systems will be placed on the roof and
screened by a new parapet wall. Approximately three-inches (3") of the new exhaust hood would
protrude above the roof's parapet wall in order to property vent.
Departmental Review: The .project was reviewed by the Building, Public Works, and Fire
Department. Conditions of Approval from each department are incorporated in the Resolution.
The Police Department was notified of the applicant and did not identify any issues with the
request to serve beer and wine during the proposed hours of operation.
Site and Architectural Review Committee: The Site and Architectural Review Committee
(SARC) reviewed the project on October 13th and recommended approval as proposed.
Attachments:
1. Findings for Approval of File No. PLN2015-186
2. Conditions of Approval for File No. PLN2015-186
3. Location Map
4. Project Plans
Prepared by: ~~'
Cindy
Approved by:
Misner for
for Planner
l Kermoyan, Community Development Director