Loading...
City Council Staff Report (2015-02-17)To: Honorable Mayor and City Council Date: February 17, 2015 From: Daniel Fama, Associate Planner Paul Kermoyan, Community Development Director Via: Mark Linder, City Manager Subject: Study Session to Review Mix of Downtown Uses (Follow Up) BACKGROUND The shifting commercial landscape of Downtown Campbell—from a boutique retail district to a regional restaurant destination—has resulted in a continued public dialog regarding the vision and future of the Downtown. Over the last several years, the City Council has identified this matter as a priority item. The Council held a March 5, 2013 study session to discuss the "mix of Downtown uses". Staff prepared a comprehensive report outlining applicable City policies and standards, as well as an analysis providing an explanation for the observed shift (reference Attachment 1). At the conclusion of the study session, the Council directed staff to proceed with preparation of an amendment to the Zoning Code that would require a Conditional Use Permit (CUP) for conversion of existing retail space to restaurant use. Subsequently, the Council held a July 16, 2013 study session to discuss the scope of the potential CUP requirement. Staff presented a tailored approach that would require a CUP for a restaurant conversion tied with findings that would direct the Planning Commission to consider potential "over-concentration" of restaurants in the immediate area (reference Attachment 2). Although the Council expressed a concern for the loss of long-term retailers, the consensus was not to proceed with a CUP requirement at that time. However, the Council did direct to staff continue to monitor the situation. Therefore, this study session is intended to provide the Council with updated information and to allow for further discussion on this matter. Policy Vision: The City has adopted a variety of policies (reference Attachment 3)— found in the Campbell General Plan, the Downtown Campbell Development Plan, and the Redevelopment Implementation Plan—that have guided the City decision-making for the Downtown. Together, these policies speak to a vision for the Downtown that is best articulated by the Downtown Development Plan: The vision for Downtown Campbell is to continue to reinforce its place as the center for community activity, cultural and civic events, and as a vibrant central business district. It is intended that the Downtown be an active, walkable central business district that attracts local residents and visitors to experience a variety of retail businesses and restaurants. The ground level along East Campbell Avenue is slated for retail and restaurant to provide a vibrant, pedestrian-oriented streetscape. City of Campbell MEMORANDUM City Council Study Session – February 17, 2015 Page 2 of 6 Mix of Downtown Uses (Follow Up) Historical Observations: In furtherance of this vision, the City has made deliberate decisions to incentivize restaurants within the Downtown (reflecting a time when Downtown had few restaurants). As more thoroughly discussed in the previous study session materials, the City eliminated various regulatory obstacles including: • Exempting restaurants (and retail stores) locating within existing buildings from parking standards. This had the effect of allowing Downtown restaurants to maximize seating capacities up to what is permitted by the Building Code. Since seating capacities are normally tempered by parking, a Downtown restaurant is allowed more seats per square-foot than a restaurant outside of the Downtown. • Limiting allowable uses along E. Campbell Avenue (east of Second Street), and 50-feet down side streets to restaurant and retail. This zoning restriction minimized competition for tenant space by other types of businesses such as salons, office, studios, and personal services. • Eliminating the interim Parking In-Lieu fee, thereby removing a significant financial obstacle (tens of thousands of dollars) for restaurants locating in non- restaurant tenant spaces. • Adopting the Downtown Alcohol Beverage Policy in 2009, which eased regulatory hurdles by reducing the inherent uncertainty in the permit process for restaurants seeking Conditional Use Permit approval for alcohol sales. Relaxation of the Policy in 2011 to allow wine bars and 12 AM closing times further facilitated the permitting process. These actions have proved successful in attracting eateries to Downtown Campbell, as depicted by the chart below (based on informal records maintained by the City – reference Attachment 4). Moreover, the demand for restaurant space was strong enough to support construction of the Odd Fellows building for speculative restaurant use in 2011 (which accounted for a notable increase in restaurant square-footage). City Council Study Session – February 17, 2015 Page 3 of 6 Mix of Downtown Uses (Follow Up) Recent Observations: At the time of the March 5, 2013 study session, staff made note that approximately 6,500 square-feet of vacant tenant space (including Bruni Gallery, Sonya Pazz Gallery, and Green Planet Yarn) was likely to be occupied by restaurant uses within the coming year. These spaces were ultimately leased by Rendezvous Wine Bar, La PanotíQ Bakery Café, and Socialight Restaurant. Currently, three retail tenant spaces have or will shortly be vacated, including Vintage and Vogue (1,300 sf), Toys Toys Toys (1,470 sf), and Gabrillia's Bridal (1,500 sf), resulting in a slight uptick in the vacancy rate (reference Attachment 5 – Downtown Map). Based on staff's conversations with property owners, it seems possible that at least one of these tenant spaces may be leased to a restaurant or food-serving tenant. Unless the tenant proposes "late-night" operations (after 11 PM), hard alcohol, or a separate bar area, a Conditional Use Permit will not be required. Additionally, there are now a total of 26 approved alcohol-serving establishments, including bars, wine bars, and restaurants with alcohol service (reference Attachment 6 – Downtown Campbell "On-Sale" Licenses). This is an increase of three establishments since the Council's March 2013 session; Mo's, Rendezvous Wine Bar, and the Socialight Restaurant (reference Attachment 7 – Approved Alcohol-Serving Establishments). Additionally, the CUP approval for the Regale wine bar for the Grower's National Bank (former Gaslighter) was converted to a restaurant with "hard- alcohol" sales. DISCUSSION At its core, the City's vision for the Downtown is a balance of uses that serve the needs of many people during all parts of the day. Based on feedback from Councilmembers, Planning Commissioners, residents, and other community stakeholders, it appears that there is a sentiment that the mix of uses is out of balance, resulting in various issues: • Loss of a Retail Character: As restaurants increase their "share of the pie" (see chart below) by occupying vacant and former retail space, and become the predominant land use, the sense of Downtown as a retail district may be diminishing. In addition to the loss of individual retailers, this may result in reduced overall retail patronage, as customers may no longer see Downtown Campbell as a place to shop, but rather a place to eat and drink. City Council Study Session – February 17, 2015 Page 4 of 6 Mix of Downtown Uses (Follow Up) • Less Daytime Activity: Since many Downtown restaurants do not offer lunch service, much of the occupied tenant space is idle during the afternoon. This lessens the activity and vibrancy of the Downtown, compounding the challenge to retailers who depend on passerby traffic. • Parking: Due to their operational characteristics, restaurants concentrate visits during the typical dinner hours and generate more visitors per square-foot than retailers. As a result, the Downtown parking supply is increasingly taxed in the evenings and during the weekends, in large part due to the increasing number of restaurants. However, absent preparation of a new parking study for the Downtown, this effect cannot be quantified. • Neighborhood Impacts: Restaurants, particularly those with the late-night operational hours and alcohol service, can have a cumulative impact on the surrounding Downtown neighborhoods. Issues such as neighborhood parking, noise, vandalism, and nuisance activity, may be seen as affecting the quality-of- life of Downtown resident. The impact of these affects has increasingly been voiced at Council and Planning Commission meetings. NEXT STEPS If the Council believes that the current mix of Downtown uses is out of balance, there are various approaches—not all mutually exclusive—that could be undertaken. However, to what extent regulatory action on its own is sufficient to aid retailers is unknown. Although added regulation may weaken or suppress demand for new restaurant uses, new retailers may be unable or unwilling to establish in Downtown Campbell due to other economic factors (i.e., internet competition) outside of the City's control. Proceeding with any of the following options will require time to allow staff to research potential changes, outreach to stakeholders, and prepare an ordinance and/or revise policies. As such, consideration may be given to a temporary moratorium of new restaurants through adoption of an "urgency ordinance". Adoption of an urgency ordinance requires a four-fifths vote of the City Council, and must contain findings substantiating that there is a current and immediate threat to the public health, safety, or welfare. However, the ordinance may be adopted without following the notice and adoption procedures required for other ordinances. A moratorium adopted in this manner would have an initial duration of 45 days and may be extended as specified by California Government Code for up to a total span of two (2) years. 1. Direct Land Use Control a. Establish a maximum number of restaurants allowed within the Downtown. The number could be set at the current number or at higher or lower number, depending if the intent is to maintain the status quo, or to allow some allowance for future restaurants. b. Establish a maximum square-footage of Downtown floor area that could be occupied by restaurants. Instead of restricting the number of restaurants, this option would restrict the aggregate square-footage occupied by restaurants. City Council Study Session – February 17, 2015 Page 5 of 6 Mix of Downtown Uses (Follow Up) c. Prohibit establishment of restaurants. As compared to Options 1 and 2, which may allow for the shifting of restaurant space between buildings and tenant spaces over time, prohibiting new restaurants would effectively freeze restaurants to their current location and perhaps size (some allowance could be provided to allow expansion of existing restaurants). 2. Increase Land Use Discretion a. Require a Conditional Use Permit for all future conversion of existing retail space to restaurant use. To be effective, this requirement would need to be tied to new findings pertaining to over-concentration of restaurants. The Planning Commission could then review each application to determine its appropriateness given site specific considerations. b. Modify the Downtown Alcohol Beverage Policy to address over-concentration of alcohol-serving establishments, and perhaps reduce the allowable closing time back to 11 PM. Tightening of the Policy in this manner would provide increased discretion for the Planning Commission and likely discourage new restaurants with alcohol service. However, this change would not affect restaurants that do not serve hard alcohol and/or have late-night hour (after 11 PM) or other food uses (e.g., ice cream shop). 3. Passive Discouragement of New Restaurants a. Eliminate the parking exception for restaurants, reducing allowable seat capacities. This may diminish the economic attractiveness of Downtown over other areas of the City. b. Reinstate the Interim Parking in-lieu Fee so that new restaurants would incur an up-front cost commensurate with their impact on the Downtown parking supply. Although not a direct limitation of new restaurants (as with a numeric maximum), this option would likely slow or stem the increase due to higher incurred costs. During the years when the fee was in effect, staff was informed by several prospective restaurateurs that the fee was a deciding factor in choosing not to locate in Downtown Campbell. However, a fee of this sort would require preparation of a parking study to become permanent, in order to demonstrate the nexus between parking and restaurant uses. 4. Encourage Retail and Other Non-Restaurant Uses a. Reevaluate the types of allowable uses in Downtown, particularly uses allowable along E. Campbell Avenue east of Second Street. Allowing additional uses such as studios (e.g., yoga, dancing, art, etc.), services uses with quick customer-turn around (e.g., alterations, dry-cleaning, etc.), and/or allowing second-hand retail stores without a Conditional Use Permit, may provide landlords with a greater selection of prospective tenants. b. Establish a grant program to provide financial assistance to offset the cost of interior tenant improvements for new retail tenants. The Council would need to identify the source and amount of funding for this purpose. City Council Study Session – February 17, 2015 Page 6 of 6 Mix of Downtown Uses (Follow Up) CONCLUSION The above represents various tools that can be employed to influence a desired of mix of land uses. As previously noted, however, the community's land use should be considered in a broad-based manner. The Downtown is one component of the City's overall commercial base, which also includes a regional shopping center, several local- serving shopping centers, "big-box" retailers, and numerous stand-alone retail buildings. Moreover, Downtown Campbell exists and competes in a wider economic environment that includes surrounding communities. Staff will use this study session as an opportunity to receive public comment and City Council direction. Attachments 1. Council Study Session Report, dated March 5, 2013 2. Council Study Session Report, dated July 16, 2013 3. Applicable Policies 4. Chart: Downtown Commercial Space by Use 5. Downtown Business Map 6. Downtown Campbell "On-Sale" Licenses 7. Approved Alcohol-Serving Establishments Item A F Ayn MEMORANDUM City of Campbell F QCXAR To Honorable Mayor and City Council Date March 5 2013 From Daniel Fama Associate Planne Paul Kermoyan Interim Community Development Director Via Mark Linder City Manager Subject Study Session to Review Mix of Downtown Uses PURPOSE OF STUDY SESSION Since 2011 Downtown Campbell has witnessed a rapid growth in new restaurants which have displaced traditional retail shops Some have viewed this transition as contributing to the Downtowns continued success as an attractive and vibrant community destination However at issue is a concern that the increasing number of restaurants may be altering the Downtowns historic balance of uses To discuss how the mix of Downtown uses is changing and if such a change is consistent with the Citys desired vision the Council directed staff to schedule a study session on this matter For context attachment 1 is a map of the greater Downtown that identifies current shops and restaurants This study session is also intended to serve as an opportunity for the community to provide input to the Council In this regard staff took steps to notify potential stakeholders and other interested parties of this study session An email notice was provided to the Downtown Campbell Business Association DCBA nonDCBA business owners the Campbell Chamber of Commerce and to the general public through the NextDoor website Additionally notice of this meeting was posted to the City website a press release to local news organizations was sent and a mailed noticed was also provided to all Downtown property owners Correspondence received by staff is included as Attachment 2 BACKGROUND Land Use Policies City land use policies applicable to this discussion can be found in the Campbell General Plan the Downtown Campbell Development Plan the Downtown Alcohol Beverage Policy and the Redevelopment Implementation Plan reference Attachment 3 Together these documents speak to a desire to promote and enhance a Downtown environment that provides a desirable balance of land uses including shopping services and entertainment This vision is evidenced in policies that encourage a mix of day and evening activities a distinctive retail presence a diversity of eating establishments and support for neighborhoodserving businesses City Council Study Session March 5 2013 Page 2 of 10 Mix of Downtown Uses In providing for diversity of uses a Downtown can serve the needs of many people during all parts of the day Uses such as salons retail stores and casual eateries provide opportunities for daytime patronage by area employees as well as by local residents Other uses such as traditional restaurants wine bars and entertainment venues attract patrons from both within and outside of the community later in the evening This mixing of commercial usesespecially in combination with office and residential uses that provide a base of local customerscan result in a balanced Downtown environment Zoning Standards The majority of Downtown properties are contained within the two loop streetsOrchard City and Civic Center Drives This inner core is designated by the Zoning Map as the Central Business District C3 reference Attachment 4 Zoning Map Although various City planning documents identify properties outside of the loop streets as part of the greater Downtown they are located in the PD Planned Development Zoning District In terms of allowable uses however these properties are generally governed in the same manner The C3 Zoning District standards are designed to implement the vision of the General Plan and the Downtown Development Plan In this regard the following objectives among others are specifically identified for this zoning district CMC 2110060 Retain and enhance the Downtown area as a unique and economically viable retail and business center serving local and area wide commercial needs To reinforce Campbell Avenue as apedestrianorientated retail street To promote ground floor retail use upper floor commercial and residential uses where appropriate and a suitable mix of uses in the Downtown area To establish development intensities consistent with the scale of the central business area and the amount of parking which can be accommodated within and adjacent to it To achieve these objectives the C3 zoning district emphasizes highactivity uses such as retail stores and restaurants in groundfloor tenant spaces along Campbell Avenue while limiting other uses such as office and salons to side streets or upper stories As with all other zoning districts some types of uses restaurants salons retail stores and offices are classified as permitted meaning that only a business license is required for operation Others are listed as conditional requiring approval of a Conditional Use Permit such as the case for restaurants with sale of hard alcohol barswine bars and businesses with the latenight operation after 11 PM Designation of a use as conditional allows the City to decide on a casebycase basis whether a particular use should be established in a particular location This allows the City to regulate the number and distribution of conditional uses consistent with applicable land use policies Additionally through issuance of a Conditional Use Permit the City may impose reasonable restrictions as appropriate to minimize the impact on nearby businesses and residents City Council Study Session March 5 2013 Page 3 of 10 Mix of Downtown Uses The following summarizes zoning requirements applicable to restaurants bars and wine bars and retail uses in the C3 Zoning District 1 Retail Uses Although the term retail generally signifies sale of products and goods such as clothing jewelry or art the Zoning Code definition CMC 2172020R is more encompassing In addition to these typical retail uses the definition includes several foodrelated uses such as retail bakeries candy stores delicatessens and specialty shops which may or may not include food products However through incorporation of indoor and outdoor seating many such uses are more appropriately classified as restaurants per the Citys definition emphasis added anj establishments whose primary business is the sale of food and beverages to customers for their consumption within the restaurant or restaurant patio area Customarily at least fifty percent of the total gross floor area is used for the seating of customers The restaurant may be open for breakfast lunch andor dinner Alcoholic beverages and carryout food service are allowed if they are incidental to the primary purpose of consumption of food and beverages in the restaurant 2 Restaurants Restaurants including those with beer and wine service with a closing time before 11 PM are permitted without a Conditional Use Permit If a restaurant includes the service of hard alcohol or is open after 11 PM a Conditional Use Permit is required To approve this type of request the Zoning Code requires the Planning Commission to make specific findings CMC 2147070 a Over concentration of uses The establishment will not result in an over concentration of these uses in the surrounding area b Not create a nuisance The establishment will not create a nuisance due to litter noise traffic vandalism or other factors c Not disturb the neighborhood The establishment will not significantly disturb the peace and enjoyment of the nearby residential neighborhood and d Not increase demand on services The establishment will not significantly increase the demand on city services Additionally applications for new or modified Conditional Use Permits are subject to the Downtown Alcohol Beverage Policy reference Attachment 5 The intent of the Policy in part is to regulate the operational characteristics of late night alcohol serving restaurants so that they do not evolve into bars or nightclubs For instance hours of operation are limited to 12 AM the bar area is limited to 25 of total seating and alcohol service must be accompanied by food Lastly restaurants opening within existing tenant spaces are allowed without being held to a parking standard so long as the building is not expanded CMC 21106013This provision recognizes that most Downtown parcels have limited or no onsite parking and instead rely on shared public parking 3 Bars and Wine Bars As with restaurants that include sale of hard alcohol or that have a separate bar area standalone bars and wine bars are required to obtain a Conditional Use Permit subject to the additional findings CMC 2147070 noted City Council Study Session March 5 2013 Page 4 of 10 Mix of Downtown Uses above The Downtown Alcohol Beverage Policy strongly discourages establishment of new standalone bars However wine bars are allowable through approval of a Conditional Use Permit The Zoning Code does not distinguish between a full bar and a wine barboth are considered liquor establishments However per discussions with Alcohol Beverage Control ABC staff the City can restrict a wine bar to service of only wine and beer and prohibit sale of hard alcohol restrictions which ABC will attach to an issued license DISCUSSION Mix of Uses The City maintains informal records reference Attachment 6 that track the amount and types of groundfloor space leased in Downtown Campbell Over the last five years these records reveal an evident change in the mix of Downtown uses Since 2009 restaurants make up the plurality of usesin terms of squarefootage now occupying approximately 86000 squarefeet of ground floor tenant space The table below provides squarefootage values for the past five years Anticipating several recently vacated spaces leased out to restaurants the table also projects into later this year indicating that restaurants could potentially occupy an additional 6500 square feet Ground Floor Tenant Space by Use 2007 2008 2009 2010 2011 2012 2013 Current 2013 Projected Restaurant 61095 61120 67124 68074 69168 78318 85701 92191 Other Retail 63964 69651 59316 60294 53631 55118 57068 57068 Office 26475 26475 26475 26475 27773 28123 28123 28123 Service 46258 45903 47153 46853 43958 41101 40801 40801 Vacant 16619 10245 16928 12428 23000 19380 15480 8990 BarsClubs 6632 6632 2132 2132 5032 2132 2132 2132 The graph on the next page illustrates this trend over time in percentage of total Downtown floor space occupied Although restaurants and retail food uses eclipsed traditional retailers in 2009 as the predominant Downtown land use this likely was the result of the recession which greatly affected small retailers The increasing number of restaurants beginning in 2011 corresponds to a decreasing vacancy rate suggesting that vacant spacelargely former retail spacewas being occupied by restaurants rather than by retailers This trend is further evidenced by records for approved Downtown alcoholserving establishments Attachment 7 charts the number and types of alcoholserving establishments including restaurants bars and wine bars Since 2003 the number of alcoholserving establishments increased from 11 to 23 with a greater percentage of restaurants now holding Type 47 hard alcohol licenses than Type 41 beer and wine licenses Attachment 8 is a detailed listing of all Downtown alcoholserving establishments City Council Study Session March 5 2013 Mix of Downtown Uses Page 5 of 10 Ground Floor Tenant Space by Use 2007 to 2013 asv m 35 p 30Y r rn zov tirrwey vv d 1s a Iov sv o 2007 2008 2009 2010 2011 2012 2013 2013 Projected Year RestaurantFood Retail Office Service BarsClubs Vacant Trend Factors To what extent any specific factors can be attributed to the increase restaurant occupancy over the last two years is unclear National economic factors affecting the region as well as local policies have likely both played a role Market forecast suggests that independent retailers will continue to be challenged by the increasing divergence of the retail market between luxury and budget segments as well by increasing competition from Internet retailers These trends largely benefit restaurants and entertainment uses which are maintaining continued growth nationally Notwithstanding the affect of the national economy several local factors may have facilitated and concentrated this growth in Downtown Campbell Specifically the Citys Downtown parking standards allow an increase in seating capacity adoption of the Downtown Alcohol Beverage Policy eased regulatory hurdles necessary to secure approval for alcohol sales and rescinding of the Interim Parking Inlieu Fee eliminated a significant incurred cost for new restaurants Together these actions in concert with national economic trends may have set the stage for Downtown Campbell to become a restaurant destination 1 Downtown Parking Most Downtown properties have little or no onsite parking reflecting the historic development pattern of the Downtown and following most urban design practices Consistent with land use policies that encourage a walkable pedestrianoriented Downtown the Zoning Code encourages use of public parking facilities in lieu of parking on private property To this end retail stores and Brown Garrick and Matt Kircher US National Retail Report2013ForecastChainlinks Retail Advisors 2012 City Council Study Session March 5 2013 Mix of Downtown Uses Page 6 of 10 restaurants may occupy existing buildings without provision of additional parking understanding that patrons can park in a public lot or garage However due to the manner in which parking is calculated for restaurantsona per seat basisthis allowance has resulted in restaurants realizing a significant increase in seating capacity in comparison to the rest of the City As such a restaurant in Downtown can accommodate upwards of three to four times the number of seats as a comparable restaurant located outside of Downtown Since more seats may result in greater revenue Downtown may be seen as more attractive for restaurants 2 Downtown Alcohol Beverage Policy The Downtown Alcohol Beverage Policy was adopted to provide specific guidance to staff and the Planning Commission regarding alcohol service Although the Policy effectively placed a moratorium on new full bars it allowed restaurants to obtain approval for hard alcohol service so long as the restaurant closed down before midnight This policy may have eliminated much of the uncertainly often associated with the Conditional Use Permit CUP process given the legal advice staff has received linking compliance with the Policy as grounds to approve a CUP In effect many of the findings of the CUP process were voided by the Policy In this regard the Policy had the unintended result of removing from discussion the issue of overconcentration of alcohol establishments Prior to the Policy the Planning Commission would generally consider the number and types of alcohol serving establishments within the vicinity of the proposed restaurant to determine if an overconcentration existed consistent with the CUP findings However the Policy does not address overconcentration nor provide indication that there can ever be too many restaurants with alcohol service As such staff and the Planning Commission concluded that there was no limit so long as the restaurant complied with the Policy 3 Parking InLieu Fee To address parking impacts placed on the Downtown by new restaurants the City Council adopted an interim parking inlieu fee in late 2007 The Policy required restaurants to pay a fee after an established baseline number of seats had been reached The interim fee was established at 6000 per required parking space or the equivalent of 1500 per additional seat As an economic development measure the interim fee was rescinded in 2010 Since establishment of the fee coincided with the start of the recession in 2008 to what extent it discouraged new restaurants is unclear However during the years the fee was in effect no new restaurants opened in Downtown Campbell Nonetheless its elimination removed a significant financial barrier For example had the fee been in effect in 2011 Blue Line Pizzathe first restaurant to open after it was rescindedwouldhave owed 54000 City Council Study Session March 5 2013 Mix of Downtown Uses Page 7 of 10 Potential Effects The increasing number of Downtown restaurants has several possible effects including altering of the Downtowns mix of uses displacement of traditional retailers increased demand on public parking and altering of sales of tax revenues 1 Mix of Uses The shift to arestaurantoriented commercial base may diminish the ability of the Downtown to serve as the economically viable retail and business center envisioned by the General Plan by reducing opportunities for unique or neighborhoodserving retail As the mix of uses changes over time the Downtown may become more eveningoriented resulting in a daytime environment with little activity Restaurants especially those where alcohol service plays a prominent role tend to be a more eveningcentered use having later peak hours than retail stores To what extent this shift achieves consistency with the Citys land use policies is an issue for the Council to consider 2 Displacement of Retail Space Through increased demand for leasable Downtown space restaurants may be displacing retail tenants by increasing asking rents although the City does not have access to prevailing rent statistics to document such increases Although much of Downtowns formally vacant tenant spaces have been occupied by restaurants this may reflect the economic forces that continue to challenge the brick and mortar retail market Retailers may have been unable to occupy space vacated during the recession It is possible that restaurants established in the last two years may have occupied space that otherwise would have remained vacant However the events of the last two years may limit future retail growth by locking up viable retail space with longterm restaurant leases 3 Increase Demand on Parking An increase in the number of restaurants is likely increasing demand on public parking supplies To what extent this may be occurring is unknown without preparation of a parking demand study What is known however is that the City is not receiving complaints from residents regarding parking in the neighborhoods although complaints from Downtown merchants desiring additional convenient parking for their customers are periodically received However that the assumptions underlying the last Downtown parking demand study no longer reflect current circumstances suggests a foreseeable issue The 1999 Downtown Campbell Parking Study prepared by Walker Parking Consultants reviewed current and projected land uses in the Downtown to determine the parking supply needed to accommodate anticipated buildout The Study noted that the projected land use scenario buildout was based on information provided by City staff In effect the buildout scenario reflected the longterm development vision of the City at the time As shown in the table below the mix of uses as anticipated by the Study foresaw a greater amount of retail and a lesser amount of service than currently exists Parkin Studv Proiected Land Uses v Actual Land Use Projected Sq Ft Current Sq Ft Retail 100000 57000 43000 Service 17500 41000 23500 Restaurant 7500 85000 10000 City Council Study Session March 5 2013 Mix of Downtown Uses Page 8 of 10 The mix of uses seen today is not consistent with the projections of 14 years ago suggesting the Citys vision for the Downtown is not being implemented As it stands today the current amount of restaurant squarefootage now exceeds the studys projections by 10000 squarefeet The changing mix of uses alters any number of assumptions of the parking study Parking demand studies review not only aggregate squarefootages but also the alternating peak hours of different uses In other words the Downtown parking supply may be able to accommodate a relatively high amount of traditional retail and personal service squarefootage because these uses do not attract a significantly higher number of visitors at any given time In comparison restaurants concentrate visits during the typical dinner hours and generate more visitors per squarefoot than retailers In this regard the growing number of restaurants will likely result in an increased demand on the Downtown parking supply Fiscal Impact Restaurants generate a disproportionate amount of sales tax revenue for the City Approximate aggregate sales tax revenue generated by businesses located within the loop streets for the last three years indicate that restaurants now account for twothirds of sales tax revenue2 From 2011 to 2012 restaurant generated sales tax increased 20 to approximately 314000 while retail sales tax fell 18 to 161000 This trend is illustrated in Attachment 9 a chart of Downtown sales tax revenue by benchmark year categorized by economic category3 An increasing number of restaurants will result in an increase in overall sales tax receipts However unaccounted cost in terms of increased demand on City services associated with restaurants with late night hours and alcohol service should also be considered Approximate Downtown 2010 2011 2012 Sales Tax Revenue Revenue Revenue Revenue Restaurants 257000 260000 15 314000 20 Retail 180000 196000 9 161000 18 Combined 437000 456000 45 475000 4 OPTIONS If the Council believes that there areorwill soon bean imbalance of restaurants to other preferred commercial uses in the Downtown several options designed to limit the establishment of new restaurants may be considered as discussed below These options reflect approaches taken by various cities and towns to control different types of uses eg chain formula retailers fastfood restaurants tastingrooms art galleries etc Locally the Town of Los Gatos requires issuance of a Conditional Use Permit for restaurants and formula retail stores To grant a CUP the Town must find the proposed use would not create an overconcentration of similar types of businesses z Sales tax figures represent the I BradleyBums sales tax revenue adjusted to include approximate additional Measure O a cent revenue 3 Chan reflects the only 1 BradleyBurns sales tax revenue City Council Study Session March 5 2013 Mix of Downtown Uses Page 9 of 10 1 Establish a maximum number of restaurant uses that may be allowed within the Downtown The number could be set at the current number or at higher or lower number depending if the intent is to lockin the status quo to allow some allowance for future restaurants or to decrease the number of restaurants 2 Establish a maximum squarefootage of Downtown floor area that could be occupied by restaurants Instead of restricting the number of restaurants this option would restrict the aggregate squarefootage occupied by restaurants As with Option 1 the maximum number could be set at different levels depending on the intent 3 Prohibit new restaurants rendering all existing restaurants nonconforming As compared to Options 1 and 2 which may allow for the shifting of restaurant space between buildings and tenant spaces over time this option would effectively freeze all restaurants to their current size and location indefinitely 4 Require a Conditional Use Permit for all future conversion of existing retail space to restaurant use To be effective this requirement would need to be tied to a clearer interpretation of how the Downtown Alcohol Beverage Policy influences decision making and possibly a new finding to reach a decision pertaining to over concentration of restaurants similar to Los Gatos This would allow the Planning Commission to review each application to determine its appropriateness given site specific considerations 5 Reinstate the Interim Parking inlieu Fee so that new restaurants would incur an up front cost commensurate with their impact on the Downtown parking supply Although not a direct limitation of new restaurants as with a numeric maximum this option would likely slow or stem the increase due to higher incurred costs During the years when the fee was in effect staff was informed by several prospective restaurateurs that the fee was a deciding factor in choosing not to locate in Downtown Campbell However a fee of this sort would require preparation of a parking study to become permanent 6 Eliminate the parking exception for restaurants reducing allowable seat counts This may diminish the economic attractiveness of Downtown over other areas of the City 7 Modify the Downtown Alcohol Beverage Policy to address overconcentration of alcoholserving establishments Such a change would more easily allow the Planning Commission to find an overconcentration exists and deny request for future Conditional Use Permits However this change would not affect restaurants that do not serve hard alcohol andor have latenight hour after 11 PM Urgency Ordinance Any of the above options will require additional time to allow to staff to research potential changes outreach to stakeholders and prepare an ordinance andor revise policies Additionally preparation of a parking study andor market study to identify the appropriate mix of land uses in the Downtown may also be warranted As a result any change is unlikely to be accomplished quickly City Council Study Session March 5 2013 Page 10 of 10 Mix of Downtown Uses At present time two major tenant spaces have been recently vacated former Green Planet Yarn and Sonya Pazz Gallery Staff anticipates applications to be submitted shortly to allow for establishment of a wine bar and a restaurant respectively in these tenant spaces If the Council wishes to prevent the conversion of additional retail space to restaurant use until further legislative or policy action is taken establishment of a temporary moratorium may be considered A moratorium could be enacted through adoption of an urgency ordinance Adoption of an urgency ordinance requires afourfifths vote of the City Council and must contain findings substantiating that there is a current and immediate threat to the public health safety or welfare However the ordinance may be adopted without following the notice and adoption procedures required for other ordinances A moratorium adopted in this manner would have an initial duration of 45 days and may be extended as specified by California Government Code for up to a total span of two 2 years NEXT STEPS Although staff is aware of the concern shared by some of the Downtown business community it may be advisable to view this issue in context of the Citys overall economic development efforts When one views economic development in its purest sense sustainable land usescommunitywideshould be the focus In other words while some areas of the community may be oriented to one use over others eg office centers shopping plaza and RD parks a community built on the premise of sustainability will achieve a diverse economic base so long as the balance of uses communitywide is maintained In this regard the Council should consider whether having arestaurantoriented Downtown is consistent with the Citys vision documents in the context of the many retaildominated shopping centers elsewhere in the City The influx of new restaurants within the Downtown has the potential to reflect on the overall success of Campbell as a desirable community as viewed by some Amenities such as a diversity of eateries contribute to a communityssocial and cultural landscape as well as its economic vitality Moreover Downtown Campbell exists in a broader economic environment that includes surrounding communities any attempt to limit restaurants in the Downtown may result in placing the City at a competitive disadvantage The City Council should take public comment and then provide direction to staff on how to proceed EXHIBITS 1 Downtown Map 2 Correspondence 3 Land Use Policies 4 Zoning Map 5 Downtown Alcohol Beverage Policy 6 Downtown Floor Space 2013 7 AlcoholService Establishments Chart 8 Downtown ABC Licenses Chart 9 Sales Tax Chart MEMORANDUM Item OOA I ti OF CAMne City of Campbell f 4CNP To Honorable Mayor and City Council Date July 16 2013 From Daniel Fama Associate PlannerJ Paul Kermoyan Community Development Directo Via Mark Linder City Managery Subject C3 Zoning District Restaurant CUP Requirement Study Session PURPOSE OF STUDY SESSION On March 5 2013 the City Council held a study session to discuss the mix of uses in Downtown Campbell and specifically the increasing number of restaurants and other foodrelated businesses reference Exhibit 1 Study Session Memorandum At the conclusion of that meeting the Council directed staff to proceed with an amendment to the Zoning Code to require that new restaurants obtain a Conditional Use Permit The purpose of this study session is to discuss the options for this amendment and anticipated scheduling BACKGROUND Current Requirement Within the C3 Central Business District Zoning District a Conditional Use Permit CUPsubject to the Citys Downtown Alcohol Beverage Policyis required for a restaurant if it includes any of the following features 1 Sale of hard alcohol distilled spirits of any type including in mixeddrinks 2 A separate bar area eg Aquis Saddle Bar 3 Operation after 1100 PM latenight hours 4 Live entertainment in association with any of the above features A restaurant without any of these featuresincluding restaurants that provide beer and wine service without a separate bar areado not require approval of a CUP Examples of such restaurants include Stacks Liquid Bread Orchard Valley Coffee Willow Glen Yogurt and the upcoming Mollys Diner Observation Almost without exception CUP requests in association with restaurants are related to alcohol service technically defined as a liquor establishment As such when reviewing such applications CMC Sec 2146070 directs the Planning Commission to determine whether an 1 overconcentration of liquor establishments in the vicinity exists 2 if the establishment would create a nuisance or 3 adverselyaffecttheneighborhoodand4ifitwouldresultinanincreaseddemandforCity services The intent of these findings is to limit the concentration of bars and restaurants with alcohol service and to substantiate conditions of approval intended to impose reasonable restrictions on business operations eg hours of operation City Council Study Session July 16 2013 Page 2 of 4 Downtown Restaurant Conditional Use Permit However with adoption of the Downtown Alcohol Beverage Policy in 2009 the Planning Commissions review of restaurant CUP applications has largely focused on compliance with the Policy As an outgrowth of this review compliance with the Policy has led to a defacto affirmative determination of the findings required for alcohol service Although this was not the Councils intent absent specific provisions pertinent to the concentration or number of Downtown restaurants with alcohol service an expectation to approve CUP applications found consistent with the Policy has been created DISCUSSION CUP Requirement As discussed at the March 5h study session one approach to address this issue is to require a CUP for new restaurants Such a change would allow the Planning Commission to consider the merits of a new restaurant in the Downtown and not simply the associated alcohol serviceona casebycase basis The Council may also wish to consider an exemption to the CUP requirement as an incentive to property owners to turnover groundfloor tenant spaces currently occupied by non conforming offices or salons Suggestion Within the C3 Zoning District list restaurants as a conditional use requiring approval of a CUP unless otherwise exempt Suggestion Exempt from the CUP requirement new restaurants locating within groundfloor tenant spaces along Campbell Avenue currently occupied by an office or salon Findin s A CUP is not merely a mechanism to impose conditions of approval Rather it is a tool that allows the City to determine if a particular use is appropriate in a particular location In this regard in making its determination to approve or deny a CUP application the Planning Commission must rely on established findings which form the basis for a decision Since the purpose of this CUP requirement is to determine appropriateness of a new restaurant on asitespecific basis the findings should speak to the applicable goals and policies of the City Suggestion Create findings that draw in applicable policies of the General Plan and Downtown Development Plan such as the following tentative findings 1 Establishment of the proposed restaurant will foster a balance of day and evening activity in the downtown 2 Establishment of the proposed restaurant will maintain a balanced mix of permitted uses in the downtown 3 Establishment of the proposed restaurant will contribute to the diversification of eating establishments in the downtown 4 Establishment of the proposed restaurant will not result in an over concentration of restaurants in the immediate vicinity City Council Study Session July 16 2013 Downtown Restaurant Conditional Use Permit Page 3 of 4 In effect these findings would raise the bar for new restaurateurs to demonstrate the desirability of their specific proposal in relation to City policies and goals These findings may encourage establishment of eateries not currently represented in Downtown or those that provide a unique dining experience Additionally while not entirely preventing new restaurant uses the CUP process would also provide an extra layer of protection to existing retail businesses Staff will work with the Planning Commission to further develop these findings following direction from the Council For context the Town of Los Gatos while requiring a CUP for new or expanded restaurants does not include specific findings for approval However the Towns CUP requirement for new formula retail businesses chain stores are subject to the following findings 1 The proposed use of the property is not in harmony with specific provisions or objectives of the general plan and the purposes of this chapter 2 The proposed use will detract from the existing balance and diversity of businesses in the commercial district in which the use is proposed to be located 3 The proposed use would create an overconcentration of similar types of businesses or 4 The proposed use will detract from the existing land use mix and high urban design standards including uses that promote continuous pedestrian circulation and economic vitality Restaurant Definition Since the proposed CUP requirement would apply to all new restaurants the codified definition of this term determines the scope of the requirement Under the Citys current definition a restaurant is any food or beverage related business that provides seating for patrons to consume products on site This would include traditional restaurants and cafes as well as icecream shops delis and bakeries where seating is provided Suggestion Maintain the existing restaurant definition to capture the wide range of eateries in todays market NEXT STEPS Staff has completed an initial draft of the text amendment Following this study session the following schedule is anticipated July Complete preparation of a draft zoning text amendment ZTA August Send ZTA to City Attorney for review September Planning Commission public hearing to consider the ZTA October City Council public hearing to consider the ZTA City Council Study Session July 16 2013 Downtown Restaurant Conditional Use Permit Page 4 of 4 EXHIBITS 1 Study Session Memorandum dated March 5 2013 2 Downtown Zoning Map Attachment 3 Land Use Policies Campbell General Plan Policy LUT-5.3: Variety of Commercial and Office Uses: Maintain a variety of attractive and convenient commercial and office uses that provide needed goods, services and entertainment. Strategy LUT-5.3g: Day and Evening Activities: Encourage restaurant and specialty retail uses in the Downtown commercial area that will foster a balance of day and evening activity. Strategy LUT-9.1c: Land Use Objectives and Redevelopment Plans: Permit only those uses that are compatible with land use objectives and redevelopment plans. Policy LUT-11.2: Services Within Walking Distance: Encourage neighborhood services within walking distance of residential uses. Policy LUT-19.1: Campbell Downtown Development Plan: Ensure that new development within the Downtown Area complies with the requirements of the Campbell Downtown Development Plan. Strategy LUT-19.1a: Mix of Uses: Encourage a compatible mix of uses (i.e. professional offices, services and retail uses) with ground floor retail uses. Downtown Development Plan Goal LU-1: To continue the development and revitalization of the Downtown areas in a manner that positions it as a viable, self sustaining commercial district in the competitive marketplace of Silicon Valley. Goal LU-2: Work to develop and promote a variety of retail businesses and diversification of eating establishments that will help create a unique destination and identity for Downtown. Policy LU-2.1: Ground Level Commercial: Develop and maintain the ground floor space along East Campbell Avenue between Third Street and the light rail tracks as a distinctive retail and restaurant experience with ground floor uses that are diverse and interesting and contribute strongly to a distinctive and unique shopping experience. Strategy LU-6.1a: Expand the Downtown boundaries while maintaining a scale that is in keeping with the “small town” image identifiable in the community and create a comfortable experience for the pedestrian. Redevelopment Implementation Plan Goal To return downtown Campbell to an economically viable business district and civic identify of the City through facilitation encouraging a mixture of resident serving business and destinations with an emphasis on providing a balance of day and evening activities. Attachment 4 Downtown Commercial Space by Use* 2007 2008 2009 2010 2011 2012 2013 2014 2015 Restaurant 28% (61,095) 28% (61,120) 31% (67,124) 31% (68,074) 31% (69,168) 35% (78,318) 37% (85,701) 41% (94,667) 41% (94,667) Other Retail 29% (63,964) 32% (69,651) 27% (59,316) 28% (60,294) 24% (53,631) 25% (55,118) 25% (57,068) 25% (57,188) 23% (51,888) Office 12% (26,475) 12% (26,475) 12% (26,475) 12% (26,475) 12% (27,773) 13% (28,123) 12% (28,123) 14% (31,773) 15% (33,648) Service 21% (46,258) 21% (45,903) 22% (47,153) 22% 46,853 20% (43,958) 18% (41,101) 18% (40,801) 18% (41,091) 18% (41,091) Vacant 8% (16,619) 5% (10,245) 8% (16,928) 6% (12,428) 10% (23,000) 9% (19,380) 7% (15,480) 2% (5,000) 3% (6,770) Bars/Clubs 3% (6,632) 3% (6,632) 1% (2,132) 1% (2,132) 2% (5,032) 1% (2,132) 1% (2,132) 1% (2,132) 1% (2,132) *Totals do not equal 100% due to rounding. All values are estimates based information provided by property and business owners. RAI L W A Y A V E SAM C A V A L N CITY DRIVES FIRST ST DRIVEHARRISON N FIRST ST AVENUEAVENUES CENTRALRINCON AVEEVERETT AVES SECOND ST CENTERCIVICCAMPBELLN SECOND ST N THIRD STS THIRD ST ORCHARDS FOURTH STSANFORD AVEOrchard Grove AINSLEY PARK P Water Tower II Ainsley Square Town Homes Library Historic Museum Ainsley Store House City Hall Office Campbell Historical Museum VTA Lig h t R a i l S tatio n P P Water Tower I OfficePlaza The Spot The Courtyard P Office P 301-Space Public Parking Garage Office Heritage VillageApartments Heritage Village Offices Subway Office 300300300300300300300300300 7070707070707070702342342342342342342342342202312312312312312312312312317676767676767676116116116116116116116515151515151515120062006200620062006200620062006200668686868686868682424242424242424 ConstructionNWINCHESTER BOULEVARD Darling & Fischer Mortuary Office Office Office Stack's Office A'Bellagio S FIRST ST S SECOND ST N FIRST ST N SECOND ST N THIRD ST EASTEAST CAMPBELL AVE. Park Towne Place Condos Public Parking Garage P ConnectionImport Blue Sky Live/Work 1 WEST CAMPBELL AVE. Campbell Community Center Heritage Theatre Komatsu Khartoum Office Starbu cks Nice Twice Dolls Rocket Fizz Restaurant Office Public Parking Construction Under Retail Residential Available Public or Other Services N Art Beat Comics DanceLa Bamba Cleaners Lovely Spa Autos25 Import Connection Books & Comics24 Heroes Comics 275a Recycle Books West Home & Garden Decor 287 Campbell Furniture Showroom 38 Charlie's Home Fashion 46 Energy House296 House of Brass 197 Kaleido Lamps 241a Vintage & Vogue Metaphysical 401 Moonfyre Metaphysical Restaurants & Cafes 33 A'Bellagio (Central) 201 Aqui Cal-Mex 415 Blue Line Pizza 2006 Blue Sky Chinese (Winchester) 397 Brown Chicken Brown Cow 266b El Guapo's Tacos 199 Frost Cupcake Factory 369 Katie Blooms 300 Komatsu (Orchard City Dr.) 428 Kwench, organic juice bar 195 La PanotiQ French Bakery 373 La Pizzeria 379 Liquid Bread Gastropub278 Mo's TBJ 384 Naschmarkt 276 Opa! 349 Orchard Valley Coffee360 Pino's Trattoria 2006 Psycho Donuts (Winchester) 400 Regale Wine Bar 394 Rendezvous Wine Bar191 Snake & Butterfly Gelato 200 Sonoma Chicken Coop 193 Spread Deli 139 Stack's 267a Starbucks Coffee346 Steepers Tea 2006 Subway (Winchester) 247 Sushi Confidential 234 Tessora's Barra di Vino 368 The Socialight 201 The Spot (Orchard City Dr.)76 Tigelleria35 Villa Ragusa Banquet Hall (S 2nd) 280 Willard Hicks, Steaks & Chops 267b Willow Glen Yogurt & Ice Cream Salons - Nails - Skin Care 301 Couture Tan (Courtyard)323 Embelish Salon (Courtyard)323 Embelish Beauty Lounge (Courtyard) 98 FABU Salon 378 FAUX Salon 401b Fringe Salon67 Hair Salon (Civic Center Dr.) 309 Judy's Nails (Courtyard) 52 La Bamba Salon 63 La Bella Faccia (Civic Center Dr.)35 La Spa Bella Derma (S. First)18 Le Spa (N. Central) 2006 Lovely Spa (Winchester) 274 Palazzi Salon 31 Primrose (N. Central) 18 Sorelle Salon (N. First) 383 Villa De Style Salon 33 Wax Bar, The (S. Second) Museum 300 Historic AinsleyHouse (Grant) 51 Historical Museum (Central) Theatre & Entertainment GRANT ST. N Villa Ragusa Sonoma Chicken Coop Cardiff Recycle Books Office House of Brass Chique Jewelry Skidoo Orchard Valley CoffeePino's Trattoria P FAUX Villa de Style Moonfyre Fringe. La Pizzeria Katie Blooms Le Spa Celtic Shop Aqui Cal-Mex Office The Olive Bar RETAIL DIRECTORY by Campbell Redevelopment Agency Downtown Campbell Shops and Restaurants P 415 422 P 360 349 368 365 51 54 272 267 275276 33 2833 201 35 307 300 150 155 200 201 46 116 125 139 76 68 51 24 300 Campbell Express Bars & Lounges260 Cardiff Lounge300 Khartoum (Orchard City Dr.) Bar/Lounge Shops The Wax Bar Snake & Butterfly Office Pro Martial Arts Palazzi Salon Hair Salon Bella Derma La Spa 295 329 313 311 309 321 299 301 305 327 325 323 Simply Smashing Primrose31 18 67 33 Psycho Donuts Vintage & Vogue Crafts 68 The Art Beat Therapy ToysToysToys Liquid Bread Gastropub Campbell Furniture Gallery Sorelle Salon WG Yogurt & Ice Cream Naschmarkt FABU Jewel Box 428 Gabriell's Bridal Blue Line Pizza Tigelleria Gridley & Co Frost Cupcakes Urban Girl Energy House El Guapo's Gifts, Toys, & Colectibles 300 Campbell Museum Store (Grant 354 Celtic Shoppe 329 Let's Talk Dolls (Courtyard)253 Nice Twice Dolls 313 Radio Daze (Courtyard) 411 ToysToysToys Dance / Fitness 325 Cali Muscle Nutrition Shop (Courtyard) 58 Dance Effects 236 Pro Martial Arts416 State Bicycle Campbell321 The Cuiser Shop Apparel-Accessories 342 23 Skidoo 295 Bombshell Boutique (Courtyard)305 Bombshell Intimates (Courtyard)328 Chique Jewelry 389 European Cobblery 422 Gabrielle's Bridal Atelier 381 In Style Shoes 241b Simply Smashing327 Stripes Children's (Courtyard) 350 The Jewel Box 347 Therapy 395 Urban Girl State Bicycle Kaleido Lamps Brown ChickenBrown Cow Sushi Confidential Delphi Academy CLOSED Opa Mo's TBJ Willard Hicks Tessora'sWine Bar In Style Shoes Regale Wine Bar Socialight Steepers Spread Deli Heroes La PanotiQBakery Tailors 32 Angelica's Custom Tailors Kwench Angelica'sTailors Orchard CityBanquet Hall (OCBH) European Cobbler Charlie's RendezvousWine Bar Gourmet Specialties199 Frost Cupcake Factory 220 Rocket Fizz 232 The Olive Bar Kitchen & Bath Showrooms 122 Gridley Company (Orchard City Dr.) 35 Miracle Method (S. First St.) Miracle Method Office California Department of Alcoholic Beverage Control For the city of CAMPBELL- (On-Sale Licenses) February 2015 License Number License Type (Current and Previous) Issue Date Primary Owner and Premises Addr. Business Name CUP Occupancy/Seating Capacity Hours of Operation (Shadow = late-night hours) Indoor Outdoor 420123 47 (General Liquor) Restaurant 1/19/2005 SONOMA FOOD LLC 200 E CAMPBELL AVE SONOMA CHICKEN COOP UP 98-01 PLN2002-90 255 seats (bar and dining) 44 seats Monday – Saturday & Holidays 8:00 a.m. to 2:00 am. Sunday 8:00 a.m. to 12:00 a.m. 444464 47 (General Liquor) Restaurant 4/16/2007 O M INC 201 E CAMPBELL AVE AQUI CAL MEX PLN2005-162 170 seats (116 dining and 54 bar) 60 seats Monday – Thursday 10:00 a.m. to 10:00 p.m. Friday 10:00 a.m. to 12:00 a.m. Saturday and Sunday 7:30 a.m. to 10:30 p.m. 520177 47 (General Liquor) Restaurant Previous: Type 41 (Beer and Wine) 5/16/2012 PROJECT WHITELIGHT LLC 245-247 E CAMPBELL AVE SUSHI CONFIDENTIAL PLN2012-36 92 seats (87 dining and 5 bar) 20 seats Daily 10:00 a.m. to 12:00 a.m 395890 48 (General Liquor) Bar 4/18/2003 PATANGUI, PAUL OWEN DELACRUZ 260 E CAMPBELL AVE CARDIFF LOUNGE PLN2004-63 Undefined (posted at 160 patrons) N/A Daily 12:00 p.m. to 2:00 a.m. 449414 47 (General Liquor) Restaurant 1/30/2008 MARIO CORPORATION 360 E CAMPBELL AVE PINO'S TRATTORIA PLN2007-183 44 seats 32 seats Daily 6:00 a.m. to 11:00 p.m. 343296 47 (General Liquor) Restaurant 9/1/1998 KATIE BLOOMS INC II 369 E CAMPBELL AVE KATIE BLOOMS UP 97-21 129 seats (per Building Permit) 40 seats Daily 7:00 a.m. to 2:00 a.m. 7:00 a.m. to 10:00 p.m. (outdoor) ABC Licenses – Downtown Campbell ~ February 2015 Pg. 2 License Number License Type (Current and Previous) Issue Date Primary Owner and Premises Addr. Business Name CUP Occupancy/Seating Capacity Hours of Operation (Shadow = late-night hours) Indoor Outdoor 537228 47 (General Liquor) Restaurant Previous: Type 41 (Beer and Wine) 8/8/2012 LIQUID BREAD CAMPBELL 379 E CAMPBELL AVE LIQUID BREAD PLN2013-244 42 seats (38 dining and 4 bar) 8 seats Daily 8:00 a.m. to 12:00 a.m 426357 47 (General Liquor) Restaurant 3/10/2006 MARIO CORPORATION 373 E CAMPBELL AVE LA PIZZERIA PLN2006-02 44 seats Undefined Sunday – Wednesday 8:00 a.m. to 12:00 a.m. Thursday – Saturday 8:00 a.m. to 2:00 a.m. 514621 47 (General Liquor) Restaurant Previous: Type 41 (Beer and Wine) 1/11/2012 NASCHMARKT LLC 384 E CAMPBELL AVE NASCHMARKT PLN2011-287 50 seats (36 dining and 12 bar) 6 seats Daily 11:00 a.m. to 10:00 p.m. 444530 47 (General Liquor) Restaurant 11/16/2007 TIGELLERIA LLC 76 E CAMPBELL AVE TIGELLERIA RESTAURANT PLN2012- 269/270 56 seats 8 seats Sunday – Thursday 11:00 a.m. to 10:00 p.m. Friday – Saturday 11:00 a.m. to 11:00 p.m. 486509 47 (General Liquor) Restaurant 12/3/2010 CRITES, AARON ANDREW 201 ORCHARD CITY DR THE SPOT UP97-09 PLN2004-03 125 seats (98 dining and 27 bar) 16 seats Monday – Wednesday 7:00 a.m. to 1:00 a.m. Thursday - Saturday 7:00 a.m. to 2:00 a.m. 167789 48 (General Liquor) Bar 2/22/1985 B C B ENTERPRISES INC 300 ORCHARD CITY DR, STE 101 KHARTOUM PLN2011-283 145 patrons (maximum of 49 within the "game room") N/A Daily 11:00 am to 2:00 am ABC Licenses – Downtown Campbell ~ February 2015 Pg. 3 License Number License Type (Current and Previous) Issue Date Primary Owner and Premises Addr. Business Name CUP Occupancy/Seating Capacity Hours of Operation (Shadow = late-night hours) Indoor Outdoor 414340 41 (Beer & Wine) Restaurant 7/9/2004 KNYF INC 300 ORCHARD CITY DR, STE 110 KOMATSU JAPANESE CUISINE N/A Undefined N/A 11:00 p.m closing (per CMC) 406651 47 (General Liquor) Restaurant 2/25/2004 MARIO CORPORATION 33 S CENTRAL AVE 96 A BELLAGIO N/A Undefined Undefined 11:00 p.m closing (per CMC) 530144 41 (Beer & Wine) Restaurant 4/10/2013 SPREAD CAMPBELL LLC 193 E CAMPBELL AVE. SPREAD DELI PLN2013-133 25 seats (15 dining and 10 counter) 20 seats Monday – Friday, 11 a.m. to 11:00 p.m. Saturday & Sunday 9 a.m. to 11:00 p.m. 511799 47 (General Liquor) Restaurant 12/6/2011 PIZZA ALLIANCE 1 LLC THE 415 E CAMPBELL AVE BLUE LINE PIZZA PLN2011-137 79 seats (70 dining and 9 bar) 16 seats Sunday – Thursday 11:00 a.m to 10:00 p.m. Friday – Saturday 11:00 am to 11:00 pm 525435 47 (General Liquor) Restaurant 6/6/2013 YAMASHITA RESTAURANT GROUP LLC 397 E CAMPBELL AVE BROWN COW BROWN CHICKEN PLN2012-02 36 seats (28 dining and 8 bar) 32 seats Monday – Friday, 11 a.m. to 12:00 a.m. Saturday & Sunday 9 a.m. to 12:00 a.m. 518411 41 (Beer & Wine) Restaurant 3/29/2012 YOU'LL FLIP FOR MORE dba STACKS 139 E CAMPBELL AVE STACKS RESTAURANT N/A 90 seats Undefined Daily 7 a.m. to 2:30 p.m. 550583 47 (General Liquor) Restaurant 5/16/2013 CHRISTENI GROUP LLC 280 E CAMPBELL AVE WILLARD HICKS PLN2014-47 157 seats (118 dining and 39 bar) 22 seats Daily 11 a.m. to 12:00 a.m. 525498 47 (General Liquor) Restaurant 7/22/2013 OPA CAMPBELL L-PSHIP dba OPA AUTHENTIC GREEK CUISINE 276 E CAMPBELL AVE OPA! PLN2012-196 94 seats (78 dining and 16 bar) 66 seats Daily 11 a.m. to 12:00 a.m. ABC Licenses – Downtown Campbell ~ February 2015 Pg. 4 License Number License Type (Current and Previous) Issue Date Primary Owner and Premises Addr. Business Name CUP Occupancy/Seating Capacity Hours of Operation (Shadow = late-night hours) Indoor Outdoor TBD 47 (General Liquor) Restaurant TBD REGALE LLC 400 E CAMPBELL AVE REGALE RESTAURANT PLN2014-207 239 seats N/A Sunday – Wednesday 11:00 a.m. to 10:00 p.m. Thursday – Saturday 11:00 a.m. to 11:00 p.m. 515013 47 (General Liquor) Restaurant Previous: Type 41 (Beer and Wine) 11/11/2012 EL GUAPOS TACOS LLC 266 E CAMPBELL AVE, Ste. A & B EL GUAPO’S PLN2012-81 64 seats (48 dining and 16 bar) 30 seats (until 11:00 p.m.) Sunday – Wednesday 8:00 a.m. to 1:00 a.m. Thursday – Saturday & Holidays 8:00 a.m. to 1:30 a.m. Alcohol Service to 12:00 a.m. 531863 42 (Beer & Wine) Wine Bar 9/17/2013 POUYA, CAROL ANN dba TESSORAS BARRA DI VINO 234 E CAMPBELL AVE TESSORA'S PLN2012-205 49 seats 24 seats Tuesday – Thursday 12:00 p.m. to 11:00 p.m. Friday & Saturday 12:00 p.m. to 12:00 a.m. Sunday 2:00 p.m. to 8:00 p.m. 543573 41 (Beer & Wine) Restaurant & Wine Bar 10/15/2014 REGALE LLC 394 E CAMPBELL AVE RENDEZVOUS PLN2014-39 101 seats N/A Daily 11 a.m. to 11 p.m. 546636 41 (Beer & Wine) Restaurant 1/2/2015 AFN SERVICES LLC 368 E CAMPBELL AVE THE SOCIALIGHT PLN2014-57 49 seats (40 dining and 9 bar) N/A Daily 6 a.m. to 10 p.m. 535089 41 (Beer & Wine) Wine Bar 10/23/2014 LUCKYS BREAKFAST JOINT LLC 278 E CAMPBELL AVE MO'S THE BURGER JOINT N/A 59 34 Daily 8 a.m. to 9 p.m. Approved Alcohol-Serving Establishments in the Downtown AreaNumber of Establishments by Year Approved*200320042005200620072008200920102011201220132014201511101214161615151621242626300 Orchard City Dr.KhartoumKhartoumKhartoumKhartoumKhartoumKhartoumKhartoumKhartoumKhartoumKhartoumKhartoumKhartoumKhartoum260 E. Campbell Ave.CardiffCardiffCardiffCardiffCardiffCardiffCardiffCardiffCardiffCardiffCardiffCardiffCardiff33 S. Central Ave.Giuseppe’sA' BellagioA' BellagioA' BellagioA' BellagioA' BellagioA' BellagioA' BellagioA' BellagioA' BellagioA' BellagioA' BellagioA' Bellagio201 Orchard City Dr.King's HeadKing's HeadKing's HeadKing's HeadKing's HeadKing's HeadKing's HeadThe SpotThe SpotThe SpotThe SpotThe SpotThe Spot200 E. Campbell Ave.Stoddard'sChicken CoupChicken CoupChicken CoupChicken CoupChicken CoupChicken CoupChicken CoupChicken CoupChicken CoupChicken CoupChicken CoupChicken Coup369 E. Campbell Ave.Katie BloomsKatie BloomsKatie BloomsKatie BloomsKatie BloomsKatie BloomsKatie BloomsKatie BloomsKatie BloomsKatie BloomsKatie BloomsKatie BloomsKatie Blooms300 Orchard City Dr.KomatsuKomatsuKomatsuKomatsuKomatsuKomatsuKomatsuKomatsuKomatsuKomatsuKomatsuKomatsuKomatsu422 E. Campbell Ave.ShebeleShebeleShebeleShebeleShebeleShebele360 E. Campbell Ave.Alies CaféAlies CaféAlies CaféRico's CaféRico's CaféCafé CampbellCafé CampbellCafé CampbellCafé CampbellCafé CampbellCafé CampbellPino's TrattoriaPino's Trattoria349 E. Campbell Ave.Orchard Valley384 E. Campbell Ave.Mio VicinoMio VicinoMio VicinoOlioOlioOlioOlioOlioNashmarktNashmarktNashmarktNashmarktNashmarkt201 E. Campbell Ave.Aqui Cal-MexAqui Cal-MexAqui Cal-MexAqui Cal-MexAqui Cal-MexAqui Cal-MexAqui Cal-MexAqui Cal-MexAqui Cal-MexAqui Cal-MexAqui Cal-Mex247 E. Campbell Ave.TwistTwistTwistTwistTwistTwistTwistSushi ConfidentialSushi ConfidentialSushi ConfidentialSushi Confidential373 E. Campbell Ave.La PizzeriaLa PizzeriaLa PizzeriaLa PizzeriaLa PizzeriaLa PizzeriaLa PizzeriaLa PizzeriaLa PizzeriaLa Pizzeria379 E. Campbell Ave.Good TastesGood TastesGood TastesCyprus BistroCyprus BistroCyprus BistroLiquid BreadLiquid BreadLiquid BreadLiquid Bread76 E. Campbell Ave.TigelleriaTigelleriaTigelleriaTigelleriaTigelleriaTigelleriaTigelleriaTigelleriaTigelleria266 E. Campbell Ave.SliceSliceSliceChacho'sChacho'sEl Guapo'sEl Guapo'sEl Guapo'sEl Guapo's415 E. Campbell Ave.Blue Line PizzaBlue Line PizzaBlue Line PizzaBlue Line PizzaBlue Line Pizza139 E. Campbell Ave.Stack'sStack'sStack'sStack's193 E. Campbell Ave.BYRSpreadSpreadSpread397 E. Campbell Ave.Brown Chicken Brown CowBrown Chicken Brown CowBrown Chicken Brown CowBrown Chicken Brown Cow276 E. Campbell Ave.Opa!Opa!Opa!Opa!280 E. Campbell Ave.Campbell Gastro PubCiano'sCiano'sCiano's234 E. Campbell Ave.Tessora's Wine BarTessora's Wine BarTessora's Wine Bar400 E. Campbell Ave.Regale Wine BarRegale Restaurant Regale Restaurant278 E. Campbell Ave.Mo's the Burger JointMo's the Burger JointMo's the Burger Joint394 E. Campbell Ave.Rendezvous Wine BarRendezvous Wine Bar368 E. Campbell Ave.The SocialightThe Socialight= Restaurant with Full Alcohol Sales ("Type 47" License)= Restaurant with Beer and Wine Sales ("Type 41" License)= Wine Bar ("Type 42" or "Type 41" License)= Full Bar ("Type 48" License)*Year that CUP was approved or ABC License was issued (if no CUP was required).Site Address (Restaurant converted to a retail store)(License Not Renewed)Color Key Prepared by Campbell Planning Division - February 2013