01-10-2023 - Agenda Packet REGULAR PLANNING COMMISSION MEETING
City of Campbell, California
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January 10, 2023
7:30 p.m.
City Hall, Council Chambers
AGENDA
NOTE: To protect our constituents, City officials, and City staff, the City requests all members of
the public to follow the guidance of the California Department of Health Services', and the County
of Santa Clara Health Officer Order, to help control the spread of COVID-19. Additional
information regarding COVID-19 is available on the City's website at www.campbellca.gov.
This Regular Planning Commission meeting will be conducted in person with the Commissioners
meeting at City Hall, Council Chambers, as well as via telecommunication (Zoom) being available
for members of the public. The meeting is compliant with provisions of the Brown Act.
This Regular Planning Commission meeting will also be live streamed on Channel 26, the City's
website and on YouTube at https://www.youtube.com/user/CityofCampbell for those who only
wish to view the meeting but not participate. Those members of the public wishing to provide
public comment at this meeting virtually are asked to register in advance at
https://campbellca.gov/PCSignup. After registering, you will receive a confirmation email
containing information about joining the meeting via Zoom. Members of the public may attend
the meeting in person at Campbell City Hall - Council Chambers. If attending in person, face
coverings and physical distancing will be required until further notice.
Public comment for the Planning Commission meetings will be accepted via email at
planning@campbellca.gov by 5 p.m. on the day of the meeting. Written comments will be posted
on the website and distributed to the PC. If you choose to email your comments, please indicate
in the subject line “FOR PUBLIC COMMENT” and indicate the item number.
ROLL CALL
APPROVAL OF THE MINUTES December 13, 2022
COMMUNICATIONS
AGENDA MODIFICATIONS OR POSTPONEMENTS
ORAL REQUESTS
This is the point on the agenda where members of the public may address the Commission
on items of concern to the Community that are not listed on the agenda this evening. People
may speak up to 5 minutes on any matter concerning the Commission.
Planning Commission Agenda for January 10, 2023 Page 2 of 2
PUBLIC HEARINGS
1. PLN-2022-56 Public Hearing to consider the request of Doppio Zero
Campbell LP, for property located at 220 E. Campbell Avenue
and 22 S. 2nd Street to allow establishment of a new
restaurant ("pedestrian-oriented activity") with a full-service
bar ("liquor establishment"), outdoor seating, and "late-night
activities" (12:00 AM staff closing, 10:00 PM public closing);
exterior building alterations including installation of wood
cladding, wood trim, tile/stone accents, a new window and
foldable door system, and removal of the former Pilates V
building storefront and barrel tile roofing; and construction of a
new trash enclosure and related parking lot restriping. The
application under consideration includes a Conditional Use
Permit with Site and Architectural Review. File No.: PLN-2022-
56. Staff is recommending that this item be deemed
Categorically Exempt from CEQA. Planning Commission
action is final unless appealed in writing to the City Clerk within
10 calendar days. Project Planner: Daniel Fama, Senior
Planner.
REPORT OF THE MULTI-FAMILY DEVELOPMENT AND DESIGN STANDARDS
SUBCOMMITTEE
REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR
ADJOURNMENT
Adjourn to the next Regular Planning Commission meeting of January 24, 2023 at 7:30 p.m.
This meeting will be in person for the members of the Planning Commission at Campbell City
Hall, Council Chambers, 70 N. First Street, Campbell, CA. Members of the public are still allowed
to participate remotely by Zoom or attend in person (as space allows while maintaining on-going
face covering and social distancing).
Americans with Disabilities Act (ADA)
In compliance with the Americans with Disabilities Act, listening assistance devices are
available for meetings held in the Council Chambers. If you require accommodation to
participate in the meeting, please contact the Community Development Department, at
planning@campbellca.gov or (408) 866-2739.
CITY OF CAMPBELL
Planning Commission Minutes
7:30 P.M. TUESDAY
December 13, 2022
PLANNING COMMISSION REGULAR MEETING
CITY HALL COUNCIL CHAMBERS
The Planning Commission meeting on Tuesday December 13, 2022, was called to order at
7:30 p.m. in the Council Chambers of City Hall, 70 N. First Street, Campbell, CA, by Chair
Ching and the following proceedings were had, to wit:
ROLL CALL
Commissioners Present: Chair: Stuart Ching
Vice Chair: Adam Buchbinder
Commissioner: Matt Kamkar
Commissioner: Maggie Ostrowski
Commissioner: Michael Krey
Commissioner: Alan Zisser
Commissioners Absent: Commissioner: Davis Fields
Staff Present:
Director: Rob Eastwood
City Attorney: Bill Seligmann
Senior Planner: Stephen Rose
Admin Analyst: Ken Ramirez
APPROVAL OF MINUTES
Approved November 22, 2022, meeting minutes with revisions to commissioner comments
regarding item 1 (PLN-2022-78). Commissioner Ostrowski abstained.
COMMUNICATIONS
None.
AGENDA MODIFICATIONS OR POSTPONEMENTS
Campbell Planning Commission Meeting Minutes – December 13, 2022 Page 2
Proposed swapping items. New Business will be the second item. Public Hearing would be
first item.
ORAL REQUESTS
Chair Ching opened public comments, hearing none, public comments closed.
PUBLIC HEARINGS
Chair Ching read Agenda Item No. 1 into the record as follows:
1. PLN-2021-84 Public Hearing to consider the request of Davide Giannella, for
property located at 1394 Munro Avenue to allow construction
of an approximately 4,467 square-foot single-story single-
family residence. The application under consideration includes
a Site and Architectural Review Permit. File No.: PLN-2021-
84. Staff is recommending that this item be deemed
Categorically Exempt from CEQA. Planning Commission
action is final unless appealed in writing to the City Clerk within
10 calendar days. Project Planner: Stephen Rose, Senior
Planner
Senior Planner Stephen Rose presented staff report to consider a request for property
located at 1394 Munro Avenue to allow construction of an approximately 4,467 square-
foot single-story single-family residence.
SARC commissioner members confirmed that there were no substantive comments during
the SARC review.
Commissioner Ching asked about the ADU size of the Accessory Dwelling Unit (ADU).
Senior Planner Rose indicated that the ADU was outside the scope of review of the subject
permit but confirmed that the size of the ADU will be reviewed during the ministerial building
permit process.
Chair Ching opened for public comments.
Applicant Davide Giannella spoke and responded to Chair Ching’s question about
permeable pavers by stating that they would install permeable pavers if they could find
adequate ones that could handle the load of a fire truck. The additional track that leads to
the ADU will have permeable pavers.
Doug Rice, neighbor and owner of parcel adjacent to proposal, stated that he did not know
that new construction would have above ground construction of utilities and is concerned
about the impact to the tree that they are planning to plant. Asked whether above ground
utility construction was an acceptable standard.
Senior Planner Rose stated that above ground utility service was acceptable for the City.
Campbell Planning Commission Meeting Minutes – December 13, 2022 Page 3
Applicant stated that they would be happy to meet and discuss with Doug Rice regarding
concerns.
Chair Ching closed public hearing.
Planning Commission was in favor of the proposed project and suggested that applicants
and adjacent neighbor meet to discuss expressed concerns.
Motion: Upon motion by Commissioner Krey, seconded by Commissioner
Ostrowski, the Planning Commission adopted Resolution No. 4660
recommending that the City of Campbell approve a Site and
Architectural Review Permit to allow construction of an approximately
4,467 square-foot single story single-family residence on property
located at 1394 Munro Avenue (PLN-2021-84), by the following roll call
vote:
AYES: Ostrowski, Zisser, Kamkar, Krey, Buchbinder, Ching
NOES: None
ABSENT: Fields
ABSTAIN: None
NEW BUSINESS
1. 2023 Planning Commission Meeting Schedule.
No issues or concerns addressed with 2023 Planning Commission Meeting Schedule
2. Election of 2023 Chair and Vice Chair
Commissioner Krey nominated Vice Chair Buchbinder as Chair and Commissioner
Zisser as Vice Chair. Commissioners voted unanimously to appoint Vice Chair
Buchbinder as Chair and Commissioner Zisser as Vice Chair. Commissioner Fields was
absent.
Commissioner Kamkar and newly appointed Vice Chair will serve in Site and
Architectural Review Committee for 2023.
3. Presentation by the in-coming Chair of the 2022 Chair Plaque to out-going Chair Ching
REPORT OF THE MULTI-FAMILY DEVELOPMENT AND DESIGN STANDARDS
SUBCOMMITTEE
Nothing to report
REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR
Nothing to report. Invited Planning Commission to the sendoff of Mayor Resnikoff and
Council Member Gibbons and induction of incoming Council Members.
Campbell Planning Commission Meeting Minutes – December 13, 2022 Page 4
ADJOURNMENT
The Regular Planning Commission meeting adjourned at 8:16 p.m. to the next Regular
Planning Commission Meeting on Tuesday, January 10, 2023, at City Hall, Council
Chambers, 70 N. First Street, Campbell, CA.
SUBMITTED BY: ______________________________________
Ken Ramirez, Administrative Analyst
APPROVED BY: ______________________________________
Stuart Ching, Chair
ATTEST: ______________________________________
Rob Eastwood, Secretary
ITEM NO. 1
CITY OF CAMPBELL ∙ PLANNING COMMISSION
Staff Report ∙ January 10, 2023
PLN-2022-56
Doppio Zero Campbell
LP
Public Hearing to consider the request of Doppio Zero Campbell LP, for
property located at 220 E. Campbell Avenue and 22 S. 2nd Street to
allow establishment of a new restaurant ("pedestrian-oriented activity")
with a full-service bar ("liquor establishment"), outdoor seating, and "late-
night activities" (12:00 AM staff closing); exterior building alterations
including installation of wood cladding, wood trim, tile/stone accents, a
new window and foldable door system, and removal of the former Pilates
V building storefront and barrel tile roofing; and construction of a new
trash enclosure and related parking lot restriping. The application under
consideration includes a Conditional Use Permit with Site and
Architectural Review. File No.: PLN-2022-56.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
1. Adopt a Resolution (reference Attachment 1), approving a Conditional Use Permit with Site and
Architectural Review.
ENVIRONMENTAL (CEQA) DETERMINATION
Staff recommends that the Planning Commission accept the determination that this project is
Categorically Exempt under Section 15301 (Class 1) of the California Environmental Quality Act
(CEQA), pertaining to the operation, repair, maintenance, permitting, leasing, licensing, or minor
alteration of an existing private structure.
PROJECT DATA
Zoning Designation: C-3 (Central Business District)
General Plan Designation: Central Commercial
Net Lot Area:
Lot 1: 16,366 square-feet
Lot 2: 1,648 square-feet
Building Height (New): 24 feet 45 feet (Max. Allowed)
Building Square Footage :
Building 1 (Rocket Fizz): 2,800 square feet
Building 2 (Pilates V): 1,620 square feet
4,420 square feet (Total Size)
Floor Area Ratio (FAR) .24 (combined parcels) 1.24 (Max. Allowed)
Staff Report – Planning Commission Meeting of January 10, 2023 Page 2 of 12
PLN-2022-56 ~ 220 E. Campbell Ave. / 22 S. 2nd St.
Parking: 3 stalls1 0 stalls required (per AB 2097)
Seating Capacities:
Indoor Dining: 118 seats
Indoor Bar: 20 seats
Outdoor Dining: 22 seats
Operational Hours:
Public Business Hours: 11:30 AM – 10:00 PM, Monday-Saturday
11:30 AM – 9:00 PM, Sunday
Staff Operating Hours: 9:30 AM – 12:00 AM, daily
DISCUSSION
Project Site: The project site is composed of two parcels, located at the southeast corner of East
Campbell Avenue and South Second Street in Downtown Campbell, within the C-3 (Central Business
District) Zoning District. The principal parcel is approximately 16,000 square-feet, developed with the
three building (occupied by the former Rocket Fizz, Tessora’s/Olive Bar, and Pro Martial Arts) and a
private parking lot serving these tenants. The secondary 1,600 square-foot parcel is developed with a
single building previously occupied by the former Pilates V business and a small parking lot. The
properties are under separate, but related ownership interests.
Proposed Project: The submitted application for a Conditional Use Permit with Site and Architectural
Review would allow establishment of a new restaurant ("pedestrian-oriented activity") with a full-
service bar (“liquor establishment”) and outdoor seating, as well as exterior alterations to the two
buildings that would be occupied (reference Attachment 2 – Project Plans). The applicant’s Project
Description (reference Attachment 3) characterizes the proposed restaurant and bar, Doppio Zero, as
a "casual dining restaurant serving Authentic Southern Italian food." The Conditional Use Permit
application includes approval of general alcohol sales (Type 47 License) and "late-night" operational
hours for staff clean-up activity until midnight (the restaurant, however, would close to the public at
10:00 PM).
1 The property currently has four stalls; however, relocation of the accessible stall will result in the loss of a stall.
Staff Report – Planning Commission Meeting of January 10, 2023 Page 3 of 12
PLN-2022-56 ~ 220 E. Campbell Ave. / 22 S. 2nd St.
ANALYSIS
Consideration in Review of Applications: A Conditional Use Permit application that incorporates Site
and Architectural Review requires the Planning Commission to review certain design and layout
aspects of the proposal, referenced to as "considerations," which are provided in CMC Sec. 21.42.040.
The following identifies these considerations and application consistency.
A. Considerations relating to traffic safety, traffic congestion, and site circulation:
Traffic Congestion: The proposed change of use did not require a traffic study per the
thresholds established by the VTA Congestion Management Program; therefore the project will
not have a discernible effect on traffic congestion in the area. Additionally, since the project is
categorically exempt from formal environmental review under CEQA, a Vehicles-Miles-
Traveled (VMT) analysis is not required per the City's VMT policy.
Traffic Safety and Site Circulation: The application includes construction of a new trash
enclosure and relocation of an existing accessible parking stall for ADA compliance. This work
will result in the loss of one parking stall (from 4 to 3 stalls) and placement of the parking stalls
closer to the public sidewalk, as depicted, below. Ordinarily, loss of a required parking stall
within the Downtown would require approval of a Parking Modification Permit by the City
Council. However, under the recently adopted State Law AB-2097, the City "shall not impose
or enforce any minimum automobile parking requirement on a residential, commercial, or other
development project if the project is located within one-half mile of public transit." As this
property is within one-half mile of the Downtown Campbell Light Rail station, it is no longer
subject to a parking requirement, such that the owner may remove some or all of its parking.
The property owner may also designate non-accessible parking stalls for time-limited "to-go"
parking if necessary for the restaurant's operational needs.
To shield the sidewalk from vehicular encroachment and to screen the lot from view, a
condition of approval will require the project to include construction of a barrier wall,
comparable to the wall at the rear parking lot of the Schrader Building (serving Flights
restaurant). This wall would be placed along the edge of the sidewalk to provide a physical
barrier between the parking lot and the public walkway.
Staff Report – Planning Commission Meeting of January 10, 2023 Page 4 of 12
PLN-2022-56 ~ 220 E. Campbell Ave. / 22 S. 2nd St.
B. Considerations relating to landscaping:
The C-3 Zoning District does not have a landscaping requirement due to the urbanized
development pattern of the Downtown. However, a limited amount of landscaping—a series of
shrubs located along the rear of the former Pilates V building parking lot—will remain with the
project:
C. Considerations relating to structures and site layout:
The two existing buildings would remain in place so that the properties' site layout would not
change. However, both buildings would be extensively remodeled, as discussed, below:
Rocket Fizz Building: The former Rocket Fizz building would maintain its current form, as
shown, below, notably the midcentury-modern influenced entry feature.2 The proposed exterior
alterations would include installation of new wood trim accents around the windows and on the
existing canopies, a new foldable door system, new paint, new split-faced stone veneer
wainscot, a new additional side window, and removal and replacement of the existing entry
awning and entry door with a new canopy, and hand-carved wood door:
2 The City’s has no clear records as to whether this feature is original to the building’s construction (reference Attachment
4 – 1977 Historic Survey Sheet), and if so, whether that would render the structure historic CEQA Guidelines §
15064.5(a)(1). However, since the proposed alterations are generally cosmetic, this question is moot.
Staff Report – Planning Commission Meeting of January 10, 2023 Page 5 of 12
PLN-2022-56 ~ 220 E. Campbell Ave. / 22 S. 2nd St.
Palates V Building: The proposed plans depict the visual combination of the Palates V building
with the Rocket Fizz building to create the appearance of a single building, as shown below.3
The existing Pilates V storefront would be replaced with wood cladding, and the tile roofing
would be removed and replaced with a new parapet matching the wall height of the former
Rocket Fizz building. This design approach is intended to accommodate the desired floor plan,
which places the restroom up against the Pilates V storefront.
Although there is nothing intrinsically unique or historically important about this building (the
1984 photographs provided in Attachment 5 show that it has been considerably altered),
removal of the storefront windows would eliminate transparent glazing that could provide more
visual interest than the proposed wood-clad wall. This outcome may be seen as inconsistent
with the C-3 Zoning District Design Standards pertaining to wall treatment and several
Downtown Development Plan policies and strategies, as discussed on Page 7.
Findings for Approval: To grant a land use approval, the decision-making body must affirmatively
establish that the project meets codified findings for approval. Findings establish the evidentiary basis
for a City's decision to grant or deny a land use approval and to impose conditions of approval as
necessary to establish the findings. The applicable findings depend upon the type of land use approval
under review. This application requires establishment of findings for a Conditional Use Permit, Site
and Architectural Review Permit, as well special findings for the requested alcohol-service ("liquor
establishment"). The following analysis identifies each of the applicable findings in italics and how the
proposed project satisfies them.
3 This proposal will require recordation of covenants that would bind the two parcels together such that they could not be
sold independently, allowing the two separate buildings to be treated as one building through an exception request under
the Building Code. However, they will remain two separate buildings on two separate parcels.
Staff Report – Planning Commission Meeting of January 10, 2023 Page 6 of 12
PLN-2022-56 ~ 220 E. Campbell Ave. / 22 S. 2nd St.
Site and Architectural Review Permit Findings (CMC Sec. 21.42.060.B): These findings pertain to
the proposed exterior remodel and site improvement changes:
A. The project will be consistent with the general plan.
The General Plan land use designation for the project site is Central Commercial. As described
by the General Plan, below, this designation is intended to accommodate urban development
designed to support active, pedestrian-oriented uses. The redesign of the subject buildings to
accommodate the proposed restaurant use would be consistent with this vision.
Central Commercial: The Central Commercial designation is used for the heart of Campbell including parts
of Campbell and Winchester Avenues in Downtown Campbell. This area is intended to provide shopping,
services and entertainment within a pedestrian oriented, urban environment. Building forms in this
designation edge the street and should include retail commercial uses on the ground floor with either office
or residential uses on the second and third floors.
Moreover, the proposed remodel of the subject buildings may also be found consistent with the
following General Plan polices and strategies, which speak to the necessity of creative design
and good site planning with use of high-quality materials. Of note, the screening of the rear
parking lot with a new wall would also further Strategy LUT-10.1e.
Policy LUT-9.3: Design and Planning Compatibility: Promote high quality, creative design and site
planning that is compatible with surrounding development, public spaces, and natural
resources.
Strategy LUT-9.3e: Building Materials: Encourage the use of long-lasting, high quality building materials
on all buildings to ensure the long-term quality of the built environment.
Strategy LUT-9.3d: Building Design: Design buildings to revitalize streets and public spaces by orienting
the building to the to the street, including human scale details and massing that engages
the pedestrian.
Strategy LUT-10.1e: Parking Lot Screening: Plant landscaping or build decorative walls at the interior and
perimeter of parking areas as a visual screen.
B. The project will aid in the harmonious development of the immediate area.
The proposed remodel would add to the vibrancy of Downtown Campbell by visually
improving two existing buildings and providing new activity at a key intersection. Moreover,
the proposed outdoor seating area would provide new street-adjacent dining in a manner
consistent with nearby restaurants.
C. The project is consistent with applicable adopted design guidelines, development agreement,
overlay district, area plan, neighborhood plan, and specific plan(s).
The architectural design of new and remodeled buildings in the Downtown is governed by the
C-3 Zoning District's Design Standards (CMC Sec. 21.10.060.I) which provide standards for
"building mass," "building form and composition," "storefronts," "materials, colors, and
finishes," and "other elements," as excerpted in Attachment 6. Implementation of the Design
Standards is intended to further the policy intent of the Downtown Development Plan by
encouraging smaller-scale, traditionally designed buildings that provide visual interest and
contribute to the uniqueness of Downtown Campbell and that maintain its pedestrian-scale.
Staff Report – Planning Commission Meeting of January 10, 2023 Page 7 of 12
PLN-2022-56 ~ 220 E. Campbell Ave. / 22 S. 2nd St.
In totality, the refreshed building design would be in keeping with the C-3 Design Standards, in
particular the "storefronts" and "materials, colors, and finishes" provisions. The proposed
material/color pallet is internally consistent and would providing contrast and depth
complimentary of the building's features. For example, the recessed area of the entry tower would
be treated with charcoal colored Italian tiles in a herringbone pattern providing a visual "pop,"
while the new wood trim and wainscot treatment would offer a subtle highlight against the
building's walls. In staff's assessment, the overall approach is an exemplary example of a remodel
that maintains the timeless appearance of the building while lending it a contemporary feel.
However, removal of the Pilates V storefront would unnecessarily eliminate transparent glazing
that can provide more visual interest than the proposed wood-clad wall. This outcome would
be inconsistent with the "storefront" standard 'c,' pertaining to wall treatment:
c. Walls facing pedestrian ways should have elements of visual interest, such as fenestration, displays,
signing, or landscaping, unless the effect of such elements would be clearly contrary to the purposes of
this chapter. Large areas of blank walls should not be permitted unless it is demonstrated that such blank
areas are clearly more appropriate and harmonious than would be the case if elements of visual interest
were incorporated.
Removal of the storefront and its replacement with a wood-cladding would also run counter to
policies and strategies of the Downtown Development Plan by removing a design component
that provides visual interest to the building.
Policy D-1.1: Building Orientation and Layout: New development and major rehabilitation projects shall
orient buildings on the street to create a continuous development pattern geared to the
pedestrian.
Policy D-1.2: Building Articulation: Given the unique character of the Downtown district, new
development and major rehabilitation projects shall incorporate the traditional architectural
style, articulation and details that reflect the City’s history and promote its future.
Strategy D-1.1b: Entries to retail and service commercial uses shall be encouraged along pedestrian
walkways.
Policy D-2.1: Ground-Level Design Features: The Ground-Level in the Downtown shall include design
features, such as consistent streetscape patterns, outdoor areas, display windows, and
building articulation, which is attractive and pedestrian oriented.
Strategy D-2.1b: Creative and attractive display windows shall be encouraged on the ground floor to enliven
the pedestrian street environment.
To address the inconsistency with the Design Standards and Downtown Development Plan, staff
had encouraged that the Pilates V storefront be converted into a large "picture window" at the
project's the Site and Architectural Review Committee (SARC) meeting, in order to provide more
visibility into the restaurant so that the kitchen may be viewable to passersby (for example,
Tortello Pasta in Chicago). However, the applicant conveyed that the desired kitchen
configuration could not be achieved if the storefront was maintained.
Instead, the SARC encouraged a mural treatment of the wall instead of the wood paneling. The
applicant was agreeable and provided a revised elevation sheet (reference Attachment 7) that
depicts the installation of a mural above an extended wainscot, as shown below. Use of artwork
in this manner can provide sufficient visual interest to the building such that the Commission may
find that the proposal, as revised, is consistent with Design Standards and Downtown
Development Plan. As such, incorporation of the mural alternative has been included as a
condition of approval so that this finding may be affirmatively established.
Staff Report – Planning Commission Meeting of January 10, 2023 Page 8 of 12
PLN-2022-56 ~ 220 E. Campbell Ave. / 22 S. 2nd St.
Conditional Use Permit Findings (CMC Sec. 21.46.040): These findings pertaining to the proposed
restaurant use with alcohol service:
A. The proposed use is allowed within the applicable zoning district with Conditional Use Permit
approval, and complies with all other applicable provisions of this Zoning Code and the
Campbell Municipal Code;
The principal use of the project site as a restaurant is technically classified within the C-3
Zoning District as a "pedestrian-oriented activity". This is a broad land use category intended
to facilitate a wide array of engaging and/or novel business concepts within the Downtown
(CMC Sec. 21.10.060.B, Table 2-11, Footnote No. 8). A restaurant may offer beer and wine for
on-site consumption without a Conditional Use Permit (CMC Sec. 21.10.060.E). However,
provision of distilled spirits in conjunction with the restaurant renders the alcohol-serving
component of the business a "liquor establishment," as defined by CMC Ch. 21.72, below:
"Liquor establishments" means a retail activity that is primarily devoted to the selling of alcoholic beverages
as a stand-alone bar or tavern, or in conjunction with a restaurant or nightclub facility, for consumption on
the premises.
A "liquor establishment" is allowable within the C-3 Zoning District upon approval of a
Conditional Use Permit. This mechanism allows the City to impose operational requirements
as conditions of approval to ensure that the serving of alcoholic beverages remains ancillary to
the primary purpose of a restaurant of food service.
B. The proposed use is consistent with the General Plan;
Allowing alcohol sales in conjunction with a new restaurant will satisfy the purpose/intent of
the Central Commercial General Plan land use designation which, as noted, is intended support
active, pedestrian-oriented uses. The applicant’s proposal may also be found to further the
following General Plan/Downtown Development Plan policies and strategies:
Policy LU-1.1: Development Potential: To maximize the development potential of property within the
C-3 zone, particularly ground floor retail, restaurants, and other pedestrian oriented
uses.
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-19.1a: Mix of Uses: Mix of Uses: Encourage a compatible mix of uses (i.e. professional
offices, services and retail uses) with ground floor retail uses.
Strategy LUT-19.1b: Pedestrian-Orientation: Reinforce East Campbell Avenue as a pedestrian-oriented retail
street.
Staff Report – Planning Commission Meeting of January 10, 2023 Page 9 of 12
PLN-2022-56 ~ 220 E. Campbell Ave. / 22 S. 2nd St.
C. The proposed site is adequate in terms of size and shape to accommodate the fences and walls,
landscaping, parking and loading facilities, yards, and other development features required in
order to integrate the use with uses in the surrounding area;
The proposed buildings, combined, will provide over 4,000 square-feet of usable area sufficient
for the proposed restaurant. Although the project will result in a loss of a parking stall, patrons
will continue to have access to the project site's two private parking lots, as well as public
parking facilities within the Downtown area.
The property will also be improved with a new refuse enclosure. The enclosure has been sized
to fit three 2-cubic-yard receptacles to accommodate the refuse, recycling, and composting
needs of the restaurant. The size and layout of the enclosure has been reviewed by DPW staff
in coordination with the City's waste management servicer, West Valley Collection &
Recycling (WVCR). A condition of approval will require the exterior walls of the enclosure to
be stuccoed and painted consistent with the restaurant building.
D. The proposed site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic the use would be expected to generate;
As discussed in the "considerations" section, a change of use from a retail/service use to a
restaurant would not result in an appreciable increase in traffic.
E. The design, location, size, and operating characteristics of the proposed use are compatible
with the existing and future land uses on-site and in the vicinity of the subject property; and
A restaurant with regular dining hours (10:00 PM public closing time) and subject to standard
operating limitations, would be compatible with the commercial businesses that surround the
project site, including other restaurants, personal services, and professional offices. Similarly,
the provision of an outdoor seating area would be compatible with the urban pattern of
Downtown Campbell. However, while seating on the site's private sidewalk area is acceptable,
given the limited sidewalk area, future corner ramp improvements, and the location of a street
tree, staff is not supportive of seating on the public sidewalk. The applicant may still apply for
a parklet permit under the City's newly adopted semi-permanent parklet program.
F. The establishment, maintenance, or operation of the proposed use at the location proposed will
not be detrimental to the comfort, health, morals, peace, safety, or general welfare of persons
residing or working in the neighborhood of the proposed use, or be detrimental or injurious to
property and improvements in the neighborhood or to the general welfare of the city.
See responses to 'B,' 'C,', and 'D', below.
Staff Report – Planning Commission Meeting of January 10, 2023 Page 10 of 12
PLN-2022-56 ~ 220 E. Campbell Ave. / 22 S. 2nd St.
Special findings for Liquor Establishments (CMC Sec. 21.46.070). In addition to the required
findings for a Conditional Use Permit, CMC Sec. 21.46.070 also requires the Planning Commission to
affirmatively establish five special findings for liquor establishments, listed in italics below:
A. Over concentration of uses. The establishment will not result in an over concentration of these
uses in the surrounding area;
In consideration of this finding, the Planning Commission must determine how to apply the
term "surrounding area" as the Zoning Code does not provide a definition. Most recently, the
Planning Commission has applied this term to mean the mapped boundaries of a master plan
area (e.g., Downtown Development Plan, Winchester Boulevard Master Plan, etc. ) or a specific
shopping center (e.g., Hamilton Plaza, Campbell Plaza, etc.). Staff recommends continuing this
recent practice to ensure greater consistency in overconcentration analyses as applied to
different areas of the City.4
Downtown, as defined by the Downtown Development Plan is approximately 30 acres in area
(excluding areas of overlap with other area/master plans and the Civic Center), with 26
currently licensed alcohol-serving establishments, inclusive of four restaurants with beer &
wine (Type 41 license), twenty restaurants with "general" sales (Type 47 license), and two
stand-alone bars (Type 48 license), as listed in Attachment 8 and mapped in Attachment 9.
Approval of the applicant's request would result in 27 licensed alcohol-serving establishments,
resulting in a concentration of approximately one establishment per 1.10 acres, as listed, below.
This ratio is similar to that of the Pruneyard, where the City Council explicitly found that there
was not an overconcentration with 25 "on-sale" licenses when it approved its Master Use Permit
in 2016. Given the benchmark established by the Pruneyard of approximately one establishment
per acre, staff recommends the Commission find that no overconcentration would result from
the applicant's request. Note, however, that under this approach, there may soon be an
overconcentration of alcohol-serving establishments in the Downtown, which may necessitate
a broader policy discussion with the City Council.
4 Although the City's "over concentration" criteria may sound similar to the ABC's "undue concentration" standard, the two
concepts are entirely different. For a complete comparison, please see Item No. 1 (136 N. San Tomas Aquino Rd.) of the
May 10, 2022, Planning Commission agenda. However, the Planning Commission resolution does contain a "public
convenience or necessity" finding recognizing the "undue concentration" in this area of Campbell.
Plan Area/Shopping Center Size (in Acres) Approved "On-Sale"
Liquor Licenses
Liquor Licenses
per Acre
Hamilton Plaza Shopping Center 12 2 1 per 6 acres
Kirkwood Plaza Shopping Center 12 2 1 per 6 acres
San Tomas Plaza Shopping Center 9 3 1 per 3 acres
Campbell Plaza Shopping Center 11 5 1 per 2.2 acres
East Campbell Ave. Master Plan 14 5 1 per 2.8 acres
Downtown Campbell 301 26 (current) 1 per 1.15 acres
27 (proposed) 1 per 1.10 acres
Pruneyard Shopping Center 27 252 1 per 1.08 acres
(1) Defined as the boundary of the Downtown Development Plan, excluding areas of overlap with other area/master plans
and the Civic Center.
(2) The maximum number of "on-sale" licenses authorized by the Pruneyard Master Use Permit
Staff Report – Planning Commission Meeting of January 10, 2023 Page 11 of 12
PLN-2022-56 ~ 220 E. Campbell Ave. / 22 S. 2nd St.
B. Not create a nuisance. The establishment will not create a nuisance due to litter, noise,
traffic, vandalism, or other factors;
As required by the Downtown Alcohol Beverage Policy (see discussion, below), standard
conditions of approval have been included that will ensure that the restaurant will not be
operated in a manner that would result in nuisance activity. Moreover, in the event the
business generates three verifiable complaints related to violations of its conditions of
approval and/or related to its operation within a twelve-month period, the Community
Development Director may schedule a revocation/modification hearing with the Planning
Commission.
C. Not disturb the neighborhood. The establishment will not significantly disturb the peace
and enjoyment of the nearby residential neighborhood; and
The proposal does not include live entertainment or "late-night" public operating hours such
that there is no reasonable possibility for the restaurant to cause disturbance to nearby
neighborhoods.
D. Not increase demand on services. The establishment will not significantly increase the
demand on city services.
As discussed, below, the proposal is consistent with the Downtown Alcohol Beverage
Policy, in that the restaurant will maintain alcoholic beverage service as an ancillary element
to food service. As such, is not foreseeable that operation of the proposed restaurant will
result in additional demand of City services, such as Police, Planning, Environmental
Management, or Code Enforcement.
E. Downtown Alcohol Beverage Policy. The establishment would be consistent with the
Downtown Alcohol Beverage Policy, when applicable.
The Downtown Alcohol Beverage Policy ("Policy") is an implementation tool of the
Campbell General Plan and Downtown Development Plan that regulates the operational
characteristics of alcohol-serving restaurants. The Policy is designed to ensure that alcohol
beverage service remains ancillary and subordinate to the primary purpose of serving food
such that restaurants do not evolve into bars or nightclubs. Specifically, the Policy
establishes the following operational standards for restaurants with separate bars and
recommended hours of operation:
a. Unless otherwise approved by the Planning Commission the bar area is restricted to having no more
than 25% of the total seating allowed for the establishment.5
b. The bar cannot stay open past the hours of operation of the restaurant.
c. Full menu food service must be provided at all times.
d. Live entertainment is limited to live musicians complimentary to the primary purpose of providing meal
service.
e. Alcohol beverage service in the dining room area is only allowed in conjunction with food service.
Additionally, the dining room area may not be converted to a bar or dance area.
5 A "bar area" is defined as a "separate area, tables, or a room intended primarily for serving alcoholic beverages." (CMC
21.10.060.F.1.b)
Staff Report – Planning Commission Meeting of January 10, 2023 Page 12 of 12
PLN-2022-56 ~ 220 E. Campbell Ave. / 22 S. 2nd St.
f. Meal service must be permitted in the bar area.
g. Specific hours of operation are determined by the Planning Commission upon issuance of a Conditional
Use Permit. It is strongly recommended that Conditional Use Permits for establishments for on-site
consumption of alcohol beverages be limited to a closing time of no later than 12:00 AM.
h. Outdoor seating areas are considered part of the dining area and shall be closed down by 11:00 PM.
i. Doors and windows shall remain closed after 10:00 PM.
The applicant's proposal is entirely consistent with the applicable requirements of the
Policy. The submitted project description indicates a desire to operate a standard restaurant
where alcohol service would be complimentary to meal service, with a public closing time
of 10:00 PM. This understanding is supported by the restaurant's floor plan, which depicts
a traditionally configured dining room with small bar that would make up less than 10% of
the total indoor seating. The kitchen and cooking facilities are also sufficient to facilitate
preparation of a wide range of food items satisfying the Policy's requirement for a "full-
service menu". Lastly, standard conditions of approval will formally impose the operational
requirements of the Policy.
Site and Architectural Review Committee: The Site and Architectural Review Committee (SARC)
reviewed this application at its meeting of November 22, 2022. The SARC was largely supportive of
the proposed design, including removal of the Pilates V storefront. However, as discussed, the SARC
encouraged a mural treatment of the wall instead of the wood paneling. Consistent with the recent
installation of the "LOVE" sign, the condition of approval for the mural treatment would require that
the applicant to present one or more mural proposals for consideration by the Civic Improvement
Commission who would provide a non-binding recommendation.
Attachments:
1. Draft Resolution
2. Project Plans
3. Project Description
4. 1977 Historic Survey Sheet
5. 1984 Photographs
6. C-3 Zoning District Design Standards (excerpt)
7. Revised Elevation Sheet
8. Number of ABC Licenses by Type Table
9. Downtown Alcohol Establishments Map
Prepared by:
Daniel Fama, Senior Planner
Approved by:
Rob Eastwood, Community Development Director
RESOLUTION NO. 4xxx
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL GRANTING APPROVAL OF A CONDITIONAL
USE PERMIT WITH SITE AND ARCHITECTURAL REVIEW TO ALLOW
ESTABLISHMENT OF A NEW RESTAURANT ("PEDESTRIAN-
ORIENTED ACTIVITY") WITH A FULL-SERVICE BAR ("LIQUOR
ESTABLISHMENT"), OUTDOOR SEATING, AND "LATE-NIGHT
ACTIVITIES" (12:00 AM STAFF CLOSING); EXTERIOR BUILDING
ALTERATIONS INCLUDING INSTALLATION OF WOOD CLADDING,
WOOD TRIM, TILE/STONE ACCENTS, A NEW WINDOW AND
FOLDABLE DOOR SYSTEM, AND REMOVAL OF THE FORMER
PILATES V BUILDING STOREFRONT AND BARREL TILE ROOFING;
AND CONSTRUCTION OF A NEW TRASH ENCLOSURE AND
RELATED PARKING LOT RESTRIPING, FOR PROPERTY LOCATED
AT 220 E. CAMPBELL AVENUE AND 22 S. 2ND STREET. FILE NO:
PLN-2022-56
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
The Planning Commission did find as follows with regard to application PLN-2022-56:
1. The Project Site is composed of two parcels, located at the southeast corner of East
Campbell Avenue and South Second Street in Downtown Campbell.
2. The Project Site is within the C-3 (Central Business District) Zoning District and within
the Central Commercial General Plan Land Use District as depicted on the City of
Campbell Zoning and General Plan Maps, respectively.
3. The Project Site is also within the boundary of and subject to the Campbell Downtown
Development Plan.
4. The Proposed Project is an application for a Conditional Use Permit with Site and
Architectural Review to allow establishment of a new restaurant ("pedestrian-oriented
activity") with a full-service bar ("liquor establishment"), outdoor seating, and "late-night
activities" (12:00 AM staff closing); exterior building alterations including installation of
wood cladding, wood trim, tile/stone accents, a new window and foldable door system,
and removal of the former Pilates V building storefront and barrel tile roofing; and
construction of a new trash enclosure and related parking lot restriping.
5. A "liquor establishment" is defined by CMC Ch. 21.72, below. In accordance with the
definition of a liquor establishment, any restaurant that sells alcoholic beverages for on-
site consumption is subject to a Conditional Use Permit requirement, when specified by
the applicable zoning district.
"Liquor establishments" means a retail activity that is primarily devoted to the selling
of alcoholic beverages as a stand-alone bar or tavern, or in conjunction with a
restaurant or nightclub facility, for consumption on the premises.
Planning Commission Resolution No. 4xx Page 2 of 7
220 E. Campbell Ave. | 22 S. 2nd St.
Conditional Use Permit (PLN-2022-56)
6. In the C-3 (Central Business District) Zoning District, "liquor establishments" are
identified as conditional use in Table 2-11 (Land Use Table — C-3 Zoning District), which
require approval of a Conditional Use Permit.
7. Policies found within the Campbell General Plan and Downtown Campbell Development
Plan articulate 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, support for
neighborhood-serving businesses, and protection of surrounding residential
neighborhoods.
8. The City Council adopted the Downtown Alcohol Beverage Policy, consistent with the
goals and strategies of the Campbell General Plan and Downtown Development Plan.
The Policy is intended to balance the health and safety of the community while still
maintaining the commercial viability of the downtown in which restaurants have an
essential role.
9. Conformance to the provisions of the Downtown Alcohol Beverage Policy is the basis by
which the City reviews new and modified applications for alcohol beverage service. The
Policy sets forth limitations to the hours of operation, amount of bar area seating, and
alcohol beverage service that are necessary to protect the public health, safety and
welfare. The Downtown Alcohol Beverage Policy strongly recommends that Conditional
Use Permits for establishments for on-site consumption of alcohol beverages be limited
to a closing time of no later than 12:00 AM.
10. A public closing time of 10:00 PM for the restaurant is appropriate to ensure that alcohol
service remains ancillary to food service and therefore would not result in an
overconcentration of alcohol-serving (liquor) establishments.
11. The approval of a Conditional Use Permit incorporates applicable operational standards
of the Downtown Alcohol Beverage Policy.
12. Alcohol beverage service in the restaurant shall be ancillary and subordinate to the
primary purpose of serving food.
13. The overconcentration of late night alcohol serving establishments within a compact
downtown district can create a cumulative impact that overwhelms the area creating an
undesirable result such as drunk in public, vandalism, and disorderly conduct.
14. For purposes of its overconcentration analysis, the Planning Commission recognizes the
"special project areas" described by Campbell General Plan Figure LUT-8, including the
Downtown Development Plan (excepting the Civic Center and those areas that overlap
with other adopted area/master plans).
15. Approval of the Proposed Project would result in 27 alcohol-serving establishments in
the Downtown Development Plan area (excepting the Civic Center and those areas that
overlap with other adopted area/master plans), or approximately one per acre,
Planning Commission Resolution No. 4xx Page 3 of 7
220 E. Campbell Ave. | 22 S. 2nd St.
Conditional Use Permit (PLN-2022-56)
comparable to the Pruneyard Shopping Center, which is permitted 25 alcohol-serving
establishments or approximately one per acre, pursuant to its Master Use Permit.
16. The Downtown Alcohol Beverage Policy provides that all Conditional Use Permits issued
to establishments for alcoholic beverage service on-site are subject to Sections
21.68.020, 21.68.030 and 21.68.040 of the Campbell Municipal Code authorizing the
appropriate decision making body to modify or revoke a Conditional Use Permit if it is
determined that the sale of alcohol has become a nuisance to the City's public health,
safety or welfare.
17. The Proposed Project includes a public closing time (business hours) of 10:00 PM for
the restaurant with staff-clean-up activity until 12:00 AM (operational hours), which
renders the proposal as a "late-night activity".
18. The Proposed Project is not subject to a Parking Modification Permit requirement, nor to
City Council consideration, for removal of a parking stall as otherwise required by CMC
Sec. 21.10.060.H.1 pursuant to the AB-2097, codified in Government Code § 65863.2,
which precludes the City from imposing or enforcing a parking requirement for a
development project located within one-half mile of public transit, as the project site is
within one-half mile of the Downtown Campbell Light-Rail Station.
19. The Proposed Project, as conditioned, would be consistent with the following General
Plan policies and strategies:
Policy LU-1.1: Development Potential: To maximize the development potential of property within
the C-3 zone, particularly ground floor retail, restaurants, and other pedestrian
oriented uses.
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.
Policy LUT-9.3: Design and Planning Compatibility: Promote high quality, creative design and site
planning that is compatible with surrounding development, public spaces, and
natural resources.
Strategy LUT-9.3e: Building Materials: Encourage the use of long-lasting, high quality building
materials on all buildings to ensure the long-term quality of the built environment.
Strategy LUT-9.3d: Building Design: Design buildings to revitalize streets and public spaces by
orienting the building to the
Strategy LUT-10.1e: Parking Lot Screening: Plant landscaping or build decorative walls at the interior
and perimeter of parking areas as a visual screen.
Strategy LUT-19.1a: Mix of Uses: Mix of Uses: Encourage a compatible mix of uses (i.e. professional
offices, services and retail uses) with ground floor retail uses.
Strategy LUT-19.1b: Pedestrian-Orientation: Reinforce East Campbell Avenue as a pedestrian-
oriented retail street.
20. The Proposed Project would be consistent with the following Downtown Development
Plan policies and strategies:
Policy LU-4.1: Downtown Character: Require new development to be sensitive to the unique
character that defines Downtown Campbell.
Planning Commission Resolution No. 4xx Page 4 of 7
220 E. Campbell Ave. | 22 S. 2nd St.
Conditional Use Permit (PLN-2022-56)
Policy D-1.1: Building Orientation and Layout: New development and major rehabilitation
projects shall orient buildings on the street to create a continuous development
pattern geared to the pedestrian.
Policy D-1.2: Building Articulation: Given the unique character of the Downtown district, new
development and major rehabilitation projects shall incorporate the traditional
architectural style, articulation and details that reflect the City’s history and
promote its future.
Policy D-2.1: Ground-Level Design Features: The Ground-Level in the Downtown shall include
design features, such as consistent streetscape patterns, outdoor areas, display
windows, and building articulation, which is attractive and pedestrian oriented.
Strategy D-2.1a: Buildings facing East Campbell Avenue shall be designed to maintain a consistent
development pattern that promotes retail activity and an active pedestrian-
oriented environment. Recessed buildings, particularly on corner lots, may be
allowed to provide for outdoor dining, public areas or design excellence
determined to contribute to the overall benefit of the Downtown.
Strategy D-2.1b: Creative and attractive display windows shall be encouraged on the ground floor
to enliven the pedestrian street environment.
21. The Proposed Project includes an exterior remodel of the subject buildings, the
architectural design of which incorporates a combination of materials to create a
contemporary appearance while maintaining the buildings' existing form, including
installation of new wood trim accents around the windows and on the existing canopies,
a new foldable door system, new paint, new split-faced stone veneer wainscot, a new
additional side window, and removal and replacement of the existing entry awning and
entry door with a new canopy, and hand-carved wood door.
22. Removal of the former Pilates V building storefront would be inconsistent with the
aforementioned Downtown Development Plan policies and strategies and with the C-3
Zoning District Design Standards (CMC Sec. 21.10.060.I). However, as conditioned, the
Proposed Project will be revised to incorporate a mural feature in-lieu of the proposed
wood cladding, which would resolve the inconsistency.
23. Based on trip generation values provided by the Institute of Transportation Engineers
(ITE) Trip Generation Manual, the Proposed Project would result in less than 100 new
AM or PM trips, therefore not requiring preparation of a traffic impact analysis pursuant
to the Congestion Management Program, as specified by the VTA Transportation Impact
Analysis (TIA) Guidelines.
24. The Proposed Project is required by a Condition of Approval to construct a low-wall along
the edge of the parking lot to shield the sidewalk from vehicular encroachment and to
screen the lot from view (in furtherance of General Plan Strategy LUT-10.1e).
25. In-lieu of construction of an ADA compliant curb ramp at the southeast corner of the
intersection of East Campbell Avenue and South Second Street, as permitted by CMC
Section 11.24.040 (Requirements—General), the applicant shall be obligated to pay
$10,000 for its proportional share of the construction of the aforementioned
improvement. This fee is imposed pursuant to the Mitigation Fee Act (Government Code
§ 66000 et seq.) such that the $10,000 fee will be used to further accessibility compliance
Planning Commission Resolution No. 4xx Page 5 of 7
220 E. Campbell Ave. | 22 S. 2nd St.
Conditional Use Permit (PLN-2022-56)
within the City's right-of-way in furtherance of the Americans with Disability Act and would
be benefit to customers of the approved restaurant use, some of whom may be disabled.
26. The Proposed Project includes construction of two (2) new connection openings between
the building located at 220 E. Campbell Avenue and the building located at 22 2nd Street
at the real property line/lot line separating the parcels upon which each separate building
is located, which is not permitted. The exterior wall and opening limitations in exterior
walls is defined by CBC Tables 602 and 705.8 based on "Fire Separation Distance". The
location of the proposed openings between the two separate buildings is located where
the exterior wall of each building has a fire separation distance less than 3-feet from the
closest interior lot line, and therefore is not permitted.
27. To address the aforementioned Building Code violation, the property owner(s), upon
Building Official approval of an “Alternate Materials, Design, and Methods of
Construction” under the Campbell Municipal Code, shall execute and record a “Covenant
and Agreement to Hold Property as One Parcel," negating the exterior wall and opening
requirements of CBC Tables 602 and 705.8 at the existing exterior walls separating the
two buildings and allowing the use of CBC Section 503.1.2 to consider these two
separate buildings on the same lot as one building.
28. Although the historical significance of 220 E. Campbell Avenue is unclear, the Proposed
Project would not cause a substantial adverse change to the structure in that the
proposed remodel is limited to de minimis cosmetic changes that would not remove or
materially alter the building's character defining features, particularly the midcentury-
modern influenced entryway, such that a formal historical analysis was not required.
29. In review of the Proposed Project, the Planning Commission considered traffic safety,
traffic congestion, site circulation, adequacy of landscaping, and the appropriateness of
proposed structures and site layout, pursuant to Campbell Municipal Code Sec.
21.42.040 (Considerations in review of applications).
30. The Planning Commission's review of the proposed project further encompassed zoning
and General Plan land use conformance, noise impacts, parking, property maintenance,
odors, security and enforcement, and neighborhood impacts.
31. The Planning Commission also weighed the public need for, and the benefit to be derived
from, the project, against any impacts it may cause.
32. No substantial evidence has been presented which shows that the project, as currently
presented and subject to the required conditions of approval, will have a significant
adverse impact on the environment.
33. There is a reasonable relationship and a rough proportionality between the Conditions
of Approval and the impacts of the project.
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
Planning Commission Resolution No. 4xx Page 6 of 7
220 E. Campbell Ave. | 22 S. 2nd St.
Conditional Use Permit (PLN-2022-56)
Site and Architectural Review Permit Finding (CMC Sec. 21.42.060.B):
1. The project will be consistent with the general plan;
2. The project will aid in the harmonious development of the immediate area;
3. The project is consistent with applicable adopted design guidelines, development
agreement, overlay district, area plan, neighborhood plan, and specific plan(s);
4. There is a reasonable relationship and a rough proportionality between the Conditions
of Approval and the impacts of the project;
5. There is a reasonable relationship between the use of the fees imposed upon the project
and the type of development project;
6. No substantial evidence has been presented from which a reasonable argument could
be made that shows that the project, as currently presented and subject to the required
conditions of approval, will have a significant adverse impact on the environment;
Conditional Use Permit Findings (CMC Sec. 21.46.040):
1. The proposed use is allowed within the applicable zoning district with Conditional Use
Permit approval, and complies with all other applicable provisions of this Zoning Code
and the Campbell Municipal Code;
2. The proposed use is consistent with the General Plan;
3. The proposed site is adequate in terms of size and shape to accommodate the fences
and walls, landscaping, parking and loading facilities, yards, and other development
features required in order to integrate the use with uses in the surrounding area;
4. The proposed site is adequately served by streets of sufficient capacity to carry the kind
and quantity of traffic the use would be expected to generate;
5. The design, location, size, and operating characteristics of the proposed use are
compatible with the existing and future land uses on-site and in the vicinity of the subject
property;
6. The establishment, maintenance, or operation of the proposed use at the location
proposed will not be detrimental to the comfort, health, morals, peace, safety, or general
welfare of persons residing or working in the neighborhood of the proposed use, or be
detrimental or injurious to property and improvements in the neighborhood or to the
general welfare of the city;
Special Findings for Liquor Establishments (CMC 21.46.070):
7. The establishment will not result in an over concentration of these uses in the
surrounding area;
Planning Commission Resolution No. 4xx Page 7 of 7
220 E. Campbell Ave. | 22 S. 2nd St.
Conditional Use Permit (PLN-2022-56)
8. The establishment will not create a nuisance due to litter, noise, traffic, vandalism, or
other factors;
9. The establishment will not significantly disturb the peace and enjoyment of the nearby
residential neighborhood;
10. The establishment will not significantly increase the demand on city services;
11. The establishment would be consistent with the Downtown Alcohol Beverage Policy.
Undue Concentration Finding (BPC Sec. 23958):
12. The public convenience or necessity would be served by the issuance of an on-sale
general liquor license.
Environmental Finding(s) (CMC Sec. 21.38.050):
13. The project is Categorically Exempt under Section 15301 (Class 1) of the California
Environmental Quality Act (CEQA), pertaining to the operation and leasing, and minor
alteration of an existing private structure; and
14. No substantial evidence has been presented which shows that the project, as currently
presented and subject to the required conditions of approval, will have a significant
adverse impact on the environment.
THEREFORE, BE IT RESOLVED that the Planning Commission grants approval of a
Conditional Use Permit with Site and Architectural Review (PLN-2022-56) to allow
establishment of a new restaurant ("pedestrian-oriented activity") with a full-service bar
("liquor establishment"), outdoor seating, and "late-night activities" (12:00 AM staff closing);
exterior building alterations including installation of wood cladding, wood trim, tile/stone
accents, a new window and foldable door system, and removal of the former Pilates V
building storefront and barrel tile roofing; and construction of a new trash enclosure and
related parking lot restriping, for property located at 220 E. Campbell Avenue and 22 S.
2nd Street, subject to the attached Conditions of Approval (attached Exhibit A).
PASSED AND ADOPTED this 10th day of January, 2023, by the following roll call vote:
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners:
ABSTAIN: Commissioners:
APPROVED:
Adam Buchbinder, Chair
ATTEST:
Rob Eastwood, Secretary
EXHIBIT A
CONDITIONS OF APPROVAL
Conditional Use Permit (PLN-2022-56)
Where approval by the Director of Community Development, City Engineer, Public Works
Director, City Attorney or Fire Department is required, that review shall be for compliance
with all applicable conditions of approval, adopted policies and guidelines, ordinances, laws
and regulations and accepted engineering practices for the item under review. Additionally,
the applicant is hereby notified that he/she is required to comply with all applicable Codes
or Ordinances of the City of Campbell and the State of California that pertain to this
development and are not herein specified.
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
1. Approved Project: Approval is granted for a Conditional Use Permit with Site and
Architectural Review (PLN-2022-56) to allow establishment of a new restaurant
("pedestrian-oriented activity") with a full-service bar ("liquor establishment"), outdoor
seating, and "late-night activities" (12:00 AM staff closing); exterior building alterations
including installation of wood cladding, wood trim, tile/stone accents, a new window and
foldable door system, and removal of the former Pilates V building storefront and barrel
tile roofing; and construction of a new trash enclosure and related parking lot restriping,
on property located at 220 E. Campbell Avenue and 22 S. 2nd Street (Project Site).
The project shall substantially conform to the Project Plans and Written Description
included as Attachments 2 and 3 in the January 10, 2023, Planning Commission Staff
Report, except as may be modified by conditions of approval contained herein, and as
revised by the updated architectural elevation included in Exhibit B.
2. Permit Expiration: Approval of the Conditional Use Permit with Site and Architectural
Review ("Approval") shall be valid for one (1) year from the effective date of the Planning
Commission action. Within this one-year period a Building Permit for the approved
exterior building alterations and interior restaurant tenant improvements must be issued
pursuant to CMC Sec. 21.56.030.B.1. Failure to meet this deadline or expiration of an
issued Building Permit shall result in the Approval being rendered void. Once
established, this Approval shall be valid in perpetuity on the Project Site, subject to
continued maintenance of an ABC liquor license as provided for in Condition of Approval
No. 9 (Operational Standards). Discontinuation of alcohol service for a continuous period
of twelve months, as evidenced by surrender or revocation of the ABC license, shall void
the Approval upon an affirmative determination by the Planning Commission in a public
hearing that the use has been discontinued.
3. Plan Revisions: The construction plans submitted for a Building Permit shall (1)
incorporate appropriate notes and details to demonstrate compliance the relevant
requirements of Condition of Approval No. 9 (Operational Standards), (2) show that the
trash enclosure exterior walls will be stuccoed and painted consistent with the primary
building, and (3) show construction of a low screening wall along the edge of the rear
parking lot, the design of which shall be to the satisfaction of the Community
Development Director, and (4) reflect the mural location as depicted in Exhibit B.
Exhibit A – Conditions of Approval ~ 220 E. Campbell Ave. | 22 S. 2nd St. Page 2
PLN-2022-56 – Conditional Use Permit w/Site and Arch. Review
4. Mural Installation: The design option(s) for the mural installation depicted in Exhibit B
shall be reviewed by the Civic Improvement Commission for a non-binding
recommendation to the applicant prior to installation. The mural is an artistic design
feature and shall not incorporate any texts, graphics, iconography, and/or combination
of colors/shapes that would constitute a sign as defined by the CMC Ch. 21.30 (Signs).
5. Signage: No signage has been approved as part of this development application. New
signage shall not be installed prior to approval of a Sign Permit consistent with the
signage standards for the C-3 Zoning District.
6. Covenant and Agreement: Contingent upon Building Official approval of an “Alternate
Materials, Design, and Methods of Construction” under the Campbell Municipal Code,
the property owner(s) shall execute and record a “Covenant and Agreement to Hold
Property as One Parcel," negating the exterior wall and opening requirements of CBC
Tables 602 and 705.8 at the existing exterior walls separating the two buildings and
allowing the use of CBC Section 503.1.2 to consider these two separate buildings on the
same lot as one building.
The covenant and agreement shall provide that the legally described land (i.e. the two
(2) separate parcels under this Conditional Use Permit) shall be held as one parcel and
no portion less than the whole thereof will be sold, disposed of, or in any way divided or
hypothecated for any purpose whatsoever other than in accordance with the Subdivision
Map Act, other than applicable State law, and the provisions of the City of Campbell
Municipal Code.
The covenant and agreement shall run with the land (both parcels) and shall be binding
upon the current owners, any future owners, encumbrances, their successors, heirs,
assignees and shall continue in effect until such time that (1) the same business no
longer occupies both buildings, (2) the Conditional Use Permit approved herein is
revoked, or (3) the two buildings are lawfully combined to form a single building (requiring
the two parcels to be merged), and where the City has determined that such condition(s)
to exist and that the covenant and agreement, therefore, may be terminated. The
covenant and agreement shall provide that the City may recover enforcement costs in
the event the restriction is violated, with a security guarantee acceptable to the City.
The applicant shall submit a draft covenant and agreement prepared by an attorney
licensed in the State of California for review and approval by the City Attorney. The
applicant shall remunerate the City for the full cost of the City Attorney's review. The fully
executed covenant and agreement shall be recorded on the title of both parcels, and the
City Attorney's review costs paid, prior to issuance of a Building Permit.
7. Minor Revisions: Architectural refinements and other minor revisions to the Approved
Project Plans may be administratively reviewed and approved by the Community
Development Director pursuant to CMC Sec. 21.56.060.
8. Planning Final Required: Planning Division clearance is required prior to Building Permit
final. Construction not in substantial compliance with the approved project plans shall not
be approved without prior authorization of the necessary approving body.
Exhibit A – Conditions of Approval ~ 220 E. Campbell Ave. | 22 S. 2nd St. Page 3
PLN-2022-56 – Conditional Use Permit w/Site and Arch. Review
9. Operational Standards: Consistent with the Downtown Alcohol Beverage Policy and
other City standards, any restaurant operating pursuant to the Conditional Use Permit
approved herein shall conform to the following operational standards.
a. Approved Use: The approved use is a "pedestrian-oriented activity" operating as a
"bona fide public eating place" as defined by Section 23038 of the California Business
and Professions Code (i.e., restaurant), with ancillary "late-night activities" (staff
clean-up activity), as defined by the Campbell Municipal Code and limited by the
operational standards listed herein. At no time shall the restaurant be operated as a
stand-alone bar/tavern.
b. Restaurant Seating/Patron Occupancy: Total indoor patron occupancy shall be
limited to 138 seated patrons, inclusive of 118 dining area seats and 20 bar area
seats, inclusive of accessible seating, however, excluding seats for those waiting for
service, subject to the maximum occupancy capacities of certain rooms as
determined by the California Building Code (CBC). Future changes to the bar area
configuration shall not increase the bar seating to more than 25% of the restaurant's
total seating (dining and bar areas combined).
c. Maximum Occupancy Sign: The business owner shall install a maximum
occupancy sign of a size to be determined by the Community Development Director,
conspicuously posted within the premises, which shall include the maximum seated
occupancy and include a visual depiction of the floor plan included in the approved
construction drawings submitted for a Building Permit. It is the responsibility of the
business owner to provide adequate entrance controls to ensure that patron
occupancy is not exceeded.
d. Floor Plan Layout: All chairs and tables within the dining area shall consists of
standard-height furniture (i.e., not "high-top"). All tables and chairs shall be placed in
such a manner to allow sufficient area for dining and shall not be stacked or removed
from the dining area or placed outside. At no time shall the seating be reconfigured
to created large open spaces for patrons to congregate, dance, drink, or socialize.
e. Hours of Operation: Hours of operation shall be as follows. By the end of Business
Hours all patrons shall have exited the restaurant. By the end of the Operational
Hours all employees shall be off the premises (except for emergencies).
• Business Hours 10:00 AM – 10:00 PM, daily
• Operational Hours: 9:00 AM – 12:00 AM, daily
f. Liquor License: The applicant shall obtain and maintain in good standing a license
from the State Department of Alcoholic Beverage Control for the sale of alcoholic
beverages for on-site consumption in association with a bona fide public eating place
(limited to a Type 41 or Type 47 license). The sale of alcoholic beverages for off-site
consumption is prohibited.
g. Patron Service: Patrons shall not be served while standing, either within bar area or
in the dining room area.
Exhibit A – Conditions of Approval ~ 220 E. Campbell Ave. | 22 S. 2nd St. Page 4
PLN-2022-56 – Conditional Use Permit w/Site and Arch. Review
h. Food Service: Full menu meal service shall be provided at all times during the
Business Hours in the dining, outdoor seating, and bar areas (i.e., the kitchen shall
not be closed).
i. Alcohol Beverage Service: Alcohol beverage service in the dining area shall only
be allowed in conjunction with food service.
j. Live Entertainment: No live entertainment is permitted as part of the Conditional
Use Permit approval, including live music, disc jockey, karaoke, and dancing. Future
requests for live entertainment shall be through approval of a Modification to the
Conditional Use Permit and shall be limited to live musicians complimentary to the
primary purpose of proving meal service.
k. Alcohol Sales: The monthly gross sales of alcoholic beverages shall not exceed the
gross sales of food during the same period, consistent with ABC licensing regulations.
The business owner shall provide sales records on demand to the City to verify
compliance with this standard.
l. Doors and Windows: All doors and windows shall remain closed after 10:00 PM.
m. Loud Speakers: Exterior loud speakers, exterior audio sound systems, and/or public
address systems are prohibited.
n. Outdoor Seating: Outdoor eating shall be limited to private property and be
considered part of the dining area subject to all restrictions herein. In addition, the
following requirements apply:
i. All outdoor patio furniture (including tables, chairs, umbrellas, and heaters) shall
be in substantial conformance with the details and specifications provided in the
Approved Project Plans.
ii. Total patron occupancy in the outdoor seating area shall be limited to 22 seated
patrons.
iii. Use of the outdoor seating area shall cease by 10:00 PM, daily. At such time,
all chairs shall be stacked, stored, or otherwise secured to prevent unauthorized
use.
iv. All outdoor furniture shall be kept clean and in good repair and replaced and/or
fixed as necessary.
v. Exterior heaters shall be electric or natural gas. Propane heaters are prohibited
unless the Community Development Director approves a canister enclosure.
o. Smoking: "No Smoking" signs shall be posted on the premises in compliance with
CMC Section 6.11.060.
p. Taxicab Service: The establishment shall post in a conspicuous place the telephone
numbers of local taxicab services.
Exhibit A – Conditions of Approval ~ 220 E. Campbell Ave. | 22 S. 2nd St. Page 5
PLN-2022-56 – Conditional Use Permit w/Site and Arch. Review
q. Loitering: There shall be no loitering allowed outside the business and within the
outside dining area. The business owner is responsible for monitoring the premises
to prevent loitering.
r. Storefront Glazing: All storefront glazing shall remain unobscured, except for the
25% of window area permitted to be occupied with window signage.
s. Noise: Any noises, sounds and/or voices, including but not limited to interior audio
sound systems, generated by the establishment shall not be audible to a person of
normal hearing capacity from any residential property. In the event verified complaints
are received by the City regarding such noise, the Community Development Director
may immediately modify the business hours/hours of operation, subject to the project
being brought back to the Planning Commission for review, pursuant to Condition of
Approval No.10.
t. Lighting: On-site lighting shall be shielded away from adjacent properties and
directed on-site. The final design and type of lighting fixtures and lighting intensity of
any proposed exterior lighting for the project shall be reviewed and approved by the
Community Development Director for compliance with the City of Campbell Lighting
Design Standards (CMC Sec. 21.18.090).
u. Trash Disposal and Clean-Up: Refuse and recycling receptacles shall be kept within
the trash enclosure except during collection in compliance with CMC Chapter 6.04
(Garbage and Rubbish Disposal). Emptying of trash receptacles and placement of
refuse and recyclable materials into the trash enclosure receptacles shall occur only
during the approved "Operational Hours".
v. Property Maintenance: All exterior areas of the business free from graffiti, trash,
rubbish, posters and stickers placed on the property, in compliance with CMC Section
21.16.110 (Site Maintenance).
w. Landscape Maintenance: All landscaping shall be maintained in compliance with
Campbell Municipal Code Section 21.26.040 (Landscaping Maintenance
Requirements) and Section 21.16.110.C.2 (Landscape Maintenance). Dead or
unhealthy plants shall be replaced with healthy plants of the same or similar type.
x. Employee Training: The establishment shall use an employee training manual that
addresses alcoholic beverage service consistent with the standards of the California
Restaurant Association and the Department of Alcoholic Beverage Control.
y. Designated Driver Program: The establishment shall maintain and actively promote
a designated driver program (e.g., complimentary non-alcoholic beverages for
designated drivers).
z. Parking and Driveways: All parking and driveway areas shall be maintained in
compliance with the standards provided in CMC Chapter 21.28 (Parking and
Loading). All parking areas shall be regularly swept and cleaned to remove litter and
debris from the parking areas and driveways. The business owner may designate
non-accessible stalls as time limited "Take Out Parking Only".
Exhibit A – Conditions of Approval ~ 220 E. Campbell Ave. | 22 S. 2nd St. Page 6
PLN-2022-56 – Conditional Use Permit w/Site and Arch. Review
aa. Outdoor Activity/Storage: Other than outdoor seating, no outdoor activity (e.g.,
cooking) is permitted in association with the restaurant. Outdoor storage, including
but not limited to, linens, kegs, cartons, is also prohibited.
bb. City Meetings: At the discretion of the Police Chief, periodic meetings will be
conducted with representatives from the Police Department and Department of
Alcohol Beverage Control for on-going employee training on alcoholic beverage
service to the general public.
10. Revocation of Permit: Operation of the restaurant with alcohol service pursuant to this
Approval is subject to Sections 21.68.020, 21.68.030 and 21.68.040 of the Campbell
Municipal Code authorizing the appropriate decision making body to modify or revoke a
Conditional Use Permit if it is determined that the sale of alcohol has become a nuisance
to the City’s public health, safety or welfare or for violation of this Approval or any
standards, codes, or ordinances of the City of Campbell.
At the discretion of the Community Development Director, if the establishment generates
three (3) verifiable complaints related to violations of conditions of approval (e.g., noise,
etc.) and/or related to the service of alcohol within a twelve (12) month period, a public
hearing before the Planning Commission may be scheduled to consider modifying
conditions of approval or revoking of the Approval. The Community Development
Director may commence proceedings for the revocation or modification of the Approval
upon the occurrence of less than three (3) complaints if the Community Development
Director determines that the alleged violation warrants such an action. The Director may
also at such time immediately restrict the establishment's Hours of Operation to address
complaints in a timely manner. In exercising this authority, the decision making body may
consider the following factors, among others:
a. The number and types of Police Department calls for service at or near the
establishment that are reasonably determined to be a direct result of patrons
actions;
b. The number of complaints received from residents, business owners and other
citizens concerning the operation of an establishment,
c. The number of arrests for alcohol, drug, disturbing the peace, fighting and public
nuisance violations associated with an establishment;
d. The number and kinds of complaints received from the State Alcoholic Beverage
Control office and the County Health Department; and
e. Violation of conditions of approval.
Building Division
11. Permit Required: A building permit application shall be required for the proposed project.
The building permit shall include Electrical/Plumbing/Mechanical fees when such work is
part of the permit.
12. Conditions of Approval: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
Exhibit A – Conditions of Approval ~ 220 E. Campbell Ave. | 22 S. 2nd St. Page 7
PLN-2022-56 – Conditional Use Permit w/Site and Arch. Review
13. Construction Fencing: The property shall be properly enclosed with construction fencing
to prevent unauthorized access to the site during construction. The construction site shall
be secured to prevent vandalism and/or theft during hours when no work is being done.
14. Review Comments: The review comments provided by O’Brien Code Consulting, Inc., in
the review letter entitled, "2019 CBC Preliminary Design Review – Conditional Use Permit
& Site and Architectural Review", dated September 29, 2022, as included in the
administrative record, are herein incorporated by reference.
PUBLIC WORKS DEPARTMENT
15. Encroachment Permit / Fees / Deposits: Any work in the public right-of-way will require
an encroachment permit. To obtain an encroachment permit, the applicant shall cause
plans for public street improvements, pay various fees and deposits, post security and
provide insurance necessary to obtain an encroachment permit for construction of the
standard public street improvements.
The applicant was given the option to reconstruct the existing curb ramp at the southeast
corner of S Second Street/E Campbell Avenue to an accessible compliant curb ramp or
pay an in-lieu fee for the reconstruction of the curb ramp as part of a future City project.
Response letter dated August 25, 2022, shows that the applicant has opted to make an
in-lieu payment of $10,000. Prior the issuance of Building permit, the applicant shall pay
the $10,000 in-lieu fee for the reconstruction of the curb ramp at the southeast corner of
S Second Street/E Campbell Avenue.
No private structure/planter/furniture shall be located in the public right-of-way.
16. Right-of-Way for Public Street Purposes: Prior to issuance of any building permits for
the site, the applicant shall fully complete the process to cause additional right-of-way
(corner radius) to be granted in fee for public street purposes along project frontage
(southeast corner of N 2nd Street/E Campbell Avenue), to accommodate an ADA curb
ramp and 5’ wide landing area behind the new ADA curb ramp, unless otherwise
approved by the City Engineer. The applicant shall submit the necessary documents for
approval by the City Engineer, process the submittal with City staff’s comments and fully
complete the right-of-way process. The applicant shall cause all documents to be
prepared by a registered civil engineer/land surveyor, as necessary, for the City’s review
and recordation.
17. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permit requirements, Santa Clara Valley Water District requirements,
and the Campbell Municipal Code regarding stormwater pollution prevention. The
primary objectives are to improve the quality and reduce the quantity of stormwater
runoff to the bay.
Resources to achieve these objectives include Stormwater Best Management Practices
Handbook for New Development and Redevelopment (“CA BMP Handbook”) by the
California Stormwater Quality Association (CASQA), 2003; Start at the Source: A
Exhibit A – Conditions of Approval ~ 220 E. Campbell Ave. | 22 S. 2nd St. Page 8
PLN-2022-56 – Conditional Use Permit w/Site and Arch. Review
Design Guidance Manual for Stormwater Quality Protection (“Start at the Source”) by
the Bay Area Stormwater Management Agencies Association (BASMAA), 1999; and
Using Site Design Techniques to Meet Development Standards for Stormwater Quality:
A Companion Document to Start at the Source (“Using Site Design Techniques”) by
BASMAA, 2003.
18. Trash Enclosure Requirements: The following are standard trash enclosure requirements
pursuant to NPDES Permit No. CAS612008 (CRWQCB), C.3.a.i. (7). For all new
development and redevelopment projects that are subject to the Permittee’s planning,
building, development, or other comparable review, but not regulated by Provision C.3,
encourage the inclusion of adequate source control measures to limit pollutant
generation, discharge, and runoff. These source control measures should include:
a. Covered trash, food waste, and compactor enclosures.
b. Campbell Municipal Code 14.02.030 "Stormwater Pollution Control /
Requirements". The code states that no pollutants or water containing pollutants
can be discharged into the City's storm drain system. Trash enclosures contain
pollutants. During a rain event (or during general cleaning) water washes over and
into roofless enclosures, collecting pollutants and discharging to the City's storm
drain system. Applicants are required to show how new trash enclosures will not
discharge pollutants into the storm drain system. One possible method is to provide
a sanitary drain in the trash enclosure.
c. West Valley Sanitation District (WVSD), the local sanitary sewer agency, will
require a roof on the enclosure and the trash enclosure drain connects to their
sanitary sewer system.
19. Additional Requirements: The following conditions only apply if the applicant has a need
to install / upgrade utility services (water, sewer, gas, etc.) in the street/sidewalk:
a. Utility Encroachment Permit: Separate permits for the installation of utilities to
serve the development will be required (including water, sewer, gas, electric, etc.).
Applicant shall apply for and pay all necessary fees for utility permits for sanitary
sewer, gas, water, electric and all other utility work.
b. Utility Coordination Plan: Prior to issuance of building permits for the site, the
applicant shall submit a utility coordination plan and schedule for approval by the
City Engineer for installation and/or abandonment of all utilities. The plan shall
clearly show the location and size of all existing utilities and the associated main
lines; indicate which utilities and services are to remain; which utilities and services
are to be abandoned, and where new utilities and services will be installed. Joint
trenches for new utilities shall be used whenever possible.
c. Pavement Restoration: Based on the utility coordination plan, the applicant shall
prepare a pavement restoration plan for approval by the City Engineer prior to any
utility installation or abandonment. Streets that have been reconstructed or overlaid
within the previous five years will require boring and jacking for all new utility
installations. South 2nd Avenue and E Campbell Avenue along project frontages
have not been reconstructed or overlaid in the last 5 years. The pavement
restoration plan shall indicate how the street pavement shall be restored following
the installation or abandonment of all utilities necessary for the project.
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DHCCUDFA5 TIER18"x60"5 TIER18"x60"18"X36"WH5 TIERHCBARDININGWALK-INPIZZERIACOOKLINEPREPSTORAGELIQUORSTORAGEDISHWASHINGBUSERRESTROOMSADJACENT TENANTPARKINGEAST CAMPBELL AVE.EAST 2ND STREETWall LegendFloor Plan Plan Key NotesFloor Plan General Notes1234567891011121314151617181.2.3.4.5.6.7.8.9.10.11.12.13.14.15.16.17.18.19.DIMENSIONS ARE AS FOLLOWS:(E) DEMISING WALLS: FROM FACE OF WALL, U.O.N.(N) PARTITIONS: FACE OF FINISH, U.O.N.ALL PAINTS & WALL COVERINGS SHALL BE APPLIED IN ACCORDANCEW/MANUFACTURERS SPECIFICATIONS AND RECOMMENDATION FOR THEPARTICULAR SURFACE.ALL METAL SURFACES SHALL BE PROPERLY PERPARED PRIOR TO PAINTING IFNECESSARY.TYPICAL FLOOR COVERING TRANSITIONS ARE AT CENTERLINE OF DOOR OR ATCENTERLINE OF OPENING WHERE NO DOOR IS PRESENT.PATCH ALL AREAS WHERE FLOOR IS NOT LEVEL OR CRACKED PRIOR TO FLOORINGINSTALLATION.CONTRACTOR SHALL VERIFY THAT ALL PENETRATIONS WILL NOT COMPROMISE THESTRUCTURAL INTEGRITY OF THE EXISTING SLAB. GPR OF EXISTING CONDITIONSMAY BE REQUIRED (V.I.F.).WALL, FLOOR AND CEILING SHALL NOT EXCEED THE FLAME SPREAD INDEX BCLASSIFICATIONS PER CBC TABLE 803.9FASTENERS FOR PRESERVATIVE TREATED AND FIRE TREATED WOOD SHALL BE OFHOT DIPPED ZINC COATED GALVANIZED STEEL, SILICON BRONZE OR COPPER. THECOATING WEIGHTS FOR ZINC COATED FASTENERS SHALL BE IN ACCORDANCEWITH ASTM A 153. [CBC 2304.9.5]CONFIRM 144 SQ. FT. MIN. OF DRY STORAGE AREA IS PROVIDED.PROVIDE BLOCKING AND BACKING IN EXISTING WALLS AND NEW PARTITIONS FORALL CASEWORK, SHELVING, COUNTERTOPS, TOILET ACCESSORIES, AND OWNERSUPPLIED EQUIPMENT. COORDINATE WITH SHOP DRAWINGSALL ANGLED WALLS ARE @ 45º, 90º, OR 135º U.O.N.WHERE DEMOLITION OCCURS ADJACENT TO EXISTING TO REMAIN, PATCH ANDREPAIR ADJACENT CONDITIONS FOR A UNIFORM APPEARANCEMAINTAIN FIRE RESISTANCE RATING AT ALL EXISTING TENANT DEMISING WALLS.ALL SLAB PENETRATION SHOULD BE CORRDINATED WITH THE TENANT REP.PROVIDE MOP SINK WITH MOP RACK AND CABINET FOR CLEANING SUPPLIES,TOWELS AND APPAREL. FRP UP TP 8 FT.PROVIDE HANDWASHING CLEANSER AND SINGLE-USE SANITARY TOWELS INPERMANENTLY INSTALLED DISPENSERS AT ALL HANDWASHING SINKS.PROVIDE 6" MIN. HEIGHT SPLASHGUARD IF THE DISTANCE BETWEEN HAND SINKS,PREP SINKS AND 3-COMPARTMENT SINKS IS LESS THAN 24 INCHES.ALL UPRIGHT REFRIGERATOR AND FREEZER UNITS TO BE MOUNTED ON APPROVEDCOMMERCIAL CASTERS, TYP.PROVIDE OCCUPANT LOAD SIGNAGE AT DINING AREA AND PATIO AT ACONSPICUOUS PLACE NEAR THE AMIN EXIT.MTL STUDS - GYP. ONE SIDE W/ STAINLESS STEEL SHEATHING.SEE DETAIL 3/A6.2MTL STUDS - GYP. ONE SIDE. SEE DETAIL 4/A6.2ABCDINTERIOR LOW WALL, SEE DETAIL 2/A6.2EMTL STUDS - GYP BOTH SIDES. SEE DETAIL 3/A6.2EXISTING WALL TO REMAIN, TYP.C1MTL STUDS - GYP BOTH SIDES, INSULATED. SEE DETAIL 3/A6.2NEW EXTERIOR WALL INFILLFPOST SIGN OVER DOOR STATING "THIS DOOR TO REMAIN UNLOCKED WHILEBUILDING IS OCCUPIED". SEE DETAIL 6/A5.0(N) GALVANIZED STEEL PLANTER TO SERVE AS ENCLOSURE FOROUTDOOR SEATINGPROVIDE INTEGRAL COVE BASE THROUGHOUT THE ENTIRE BACK OF HOUSE, UPTO 4" AT WALLS & UP THE TOE-KICKS OF ANY COUNTERS, SEE DETAIL 7 & 8/A6.1 ;FLOOR SHALL SLOPE TOWARDS FLOOR DRAINS, SEE DETAIL 10/A6.1(N) ADA COMPLIANT RESTROOM. SEE DETAIL 11a/A6.1 & 11b/A6.1 FORENLARGED DRAWINGSPROVIDE INTERNATIONAL SYMBOL OF ACCESSIBILITY ON GLAZING AT ENTRY.SEE DETAIL 7/A0.3(N) WALK-IN COOLER/FREEZER COMBO BY MFR., GC TO COORDINATEINSTALLATION W/ VENDORGC TO INSTALL TACTILE RESTROOM SIGN, SEE DETAIL 4/A5.0GC TO INSTALL TACTILE EXIT SIGN, SEE DETAIL 4/A5.0EXISTING EXTERIOR WALL, GC TO PATCH & REPAIR AS REQ'EDEXISTING UTILITIES METER TO REMAIN, SEE MEP DRAWINGS, TYP.(N) ALUMINUM STOREFRONT SYSTEM, GC TO INSTALL PER MFR. SPECS, SUBMITSHOP DWGS FOR APPROVAL PRIOR TO ORDEREXISTING LANDSCAPE TO REMAIN, TYP.EMPLOYEE LOCKERS, WALL MOUNTED 6" A.F.F.LINE OF GYP. SOFFIT ABOVE, SHOWN DASHED, SEE DETAIL 1/A6.3ADA ACCESSIBLE COUNTER @ 34" MAX A.F.F., 60" MIN., SHALL COMPLYWITH CBC SECTION 11B-226.3, SEE DETAIL 1/A6.2PONY WALL BELOW AT COUNTER. SEE DETAIL 2/A6.2LINE OF HOOD ABOVE SHOWN DASHED, SEE MECHANICAL DWGS.(N) MOP SINK, SEE DETAIL 5/A6.1, PROVIDE BROOM AND MOP WALL HANGER ATADJACENT WALLPROVIDE GROMMETS AT COUNTER TOP FOR POS. COORDINATE WITH LOWVOLTAGE VENDOR, TYP.FIRE EXTINGUISHER PROPOSED LOCATION, COORDINATE W/ FIREMARSHALL PRIOR TO INSTALLATIONWATER HEATER 6" OFF THE FLOOR. SEE DETAIL 6/A6.1, SEE MEP SHEETS FORMORE INFORMATION.GC TO PROVIDE CORNER GUARDS AT BACK OF THE HOUSEPROVIDE BACKING AT WALLS, SEE DETAIL 4/A6.1WIRE SHELVING, SIZE VARIESEXISTING DOOR TO REMAIN, SEE A5.0 FOR DOOR SCHEDULEOUTDOOR SEATING AREABUILT-IN BANQUETTE, PER MILLWORK MFR. SUBMIT MILLWORK SHOP DRAWINGSFOR APPROVAL, PRIOR TO FABRICATION(N) MILLWORK. SUBMIT MILLWORK SHOP DRAWINGS OF SHELVING ABOVE FORAPPROVAL, PRIOR TO FABRICATION. SEE ELEVATIONS FOR MORE INFORMATION.ADA ACCESSIBLE PATIO SIGNAGE.192021222324252627282930313233GC TO REPLACE EXISTING DOORS AS REQ'ED, SEE SHEET A5.0 FOR DOORSCHEDULE(N) PLANTER/BARRIER, SUBMIT SHOP DRAWINGS PRIOR TO FABRICATIONNEW SNEEZE GUARD, SEE DETAIL 13/A6.1HATCH INDICATES NOT USEDEXISTING ALUMINUM STOREFRONT SYSTEM TO REMAIN, TYP. GC TO INSTALLSUITE NUMBER, COORDINATE FINAL LOCATION W/ARCH34TENTATIVE KNOX BOX LOCATION, FINAL LOCATION TO BE COORDINATED WITHFIRE MARSHALL, INSTALL 60" MIN. AFF122222223334455556588999999999111111111111111111111212131313141415161617171719191821222323232425252525262627282829295'-6"4'-11 5/16"15'-3 5/8"9'-0"3'-0"9'-1 15/16"6'-0 7/16"27'-6 1/4"28'-3 3/8"22'-8 5/16"9'-5 1/8"9'-4 11/16"11'-6 1/4"8'-4 7/16"21'-4 3/16"8'-11"6'-0"20'-11"13'-9 7/8"6'-5 15/16"53'-3 13/16"12'-0"3'-8"12'-0"24"min.82'-4 1/4"DININGDINING3'-0"1016'-2"9'-5"104153031302360"min.4'-0"SUBMITTALA1.1PROPOSED FLOOR PLANSHEET NUMBERPHASE:SCALE:JOB NO:DATE:03.20.22As Noted220 E. Campbell Ave & 22 S 2nd StreetCampbell, CA 95008Doppio Zero CampbellAPN: 012-182-001PROJECT:CUP SET05/11/2022CUP REVISION08/25/2022CUP REVISION #210/17/2022Floor PlanScale: 1/4" = 1'-0"112222NOTE: PROPERTY LINE OFFSET FROM THE CURB RAMP WILLBE MODIFIED (DURING BUILDING PERMIT PROCESS) ASREQ'ED OR REQUESTED BY PUBLIC WORKS BASED ON DETAILSHEET: "REVISED STANDARD PLAN RSP A88A"
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Date: August 25, 2022
City of Campbell
Planning Division
70 North First Street
Campbell, CA 95008
Phone: (408) 866-2140
Fax: (408) 866-5140
File No.: PLN-2022-56
Address: 220 E. Campbell Ave. / 22 S. 2nd St.
Application: Conditional Use Permit w/ Site and Architectural Review
PROJECT DESCRIPTION
Hours of Operation:
Public Hours:
Mon: 11:30am - 10:00pm
Tue: 11:30am - 10:00pm
Wed: 11:30am - 10:00pm
Thu: 11:30am - 10:00pm
Fri: 11:30am - 10:00pm
Sat: 11:30am - 10:00pm
Sun: 11:30am - 9:00pm
Staff Hours:
Mon: 9:30am - 12:00pm
Tue: 9:30am - 12:00pm
Wed: 9:30am - 12:00pm
Thu: 9:30am - 12:00pm
Fri: 9:30am - 12:00pm
Sat: 9:30am - 12:00pm
Sun: 9:30am - 12:00pm
Requested liquor license:
47. On-Sale General - Eating Place
220 E. Campbell Ave Doppio Zero Campbell Page of 1 2
Projected Description:
Doppio Zero is a casual dining restaurant serving Authentic Southern Italian food, offering traditional
dishes and our multiple award winning Pizza Napoletana, we use organic ingredients imported directly
from Italy, and cook our pizzas in our custom hand made Neapolitan Pizza Oven, also imported directly
from Italy.
Lease Agreement of both spaces:
While scouting for our new location we came across an offer to take both spaces, 220 E. Campbell and
22 S. 2nd Street, which combined, offers the ideal square footage.
Both spaces (220 E. Campbell and 22 S. 2nd Street) are part of the same lease agreement, for our
purposes one couldn’t be leased without the other for this restaurant to work properly, and the
conditions of the agreement is 10+5 years.
Joint use of Trash and Parking
If the Lease doesn’t already call out for the reciprocal use of parking facilities and trash enclosure an
agreement shall be signed between Landlord and Tenant for the duration of the lease.
220 E. Campbell Ave Doppio Zero Campbell Page of 2 2
C-3 Zoning District Design Standards (CMC Sec. 21.10.060.I)
Building Mass
a. Large building facades shall be divided into smaller elements to
complement the intimate scale created by the existing small
property divisions.
b. Second floor decks or terraces at the rear of buildings for use
by adjacent offices or restaurants should be incorporated
whenever practical to add a sense of vitality to the rear building
facades.
c. Roof design shall be consistent with the building's architectural
style. Mansard, shed or residential type roofs are prohibited
unless it is demonstrated that such a roof style is structurally or
architecturally suitable for the particular project or location.
Other Elements
a. Trash collection and storage areas shall be carefully
screened.
b. Mechanical equipment shall be screened from
view. Exhaust louvers shall not be located in the
storefront areas.
c. Colorfully landscaped planters are allowed. These
are especially appropriate below second floor
windows.
d. All building maintenance shall be done
conscientiously.
Storefronts
a. First floor frontages shall have an integrated design including
display windows, an entry, and signing.
b. The design of the building storefront shall be consistent with
the building's architectural style.
c. Walls facing pedestrian ways should have elements of visual
interest, such as fenestration, displays, signing, or landscaping,
unless the effect of such elements would be clearly contrary to
the purposes of this chapter. Large areas of blank walls should
not be permitted unless it is demonstrated that such blank
areas are clearly more appropriate and harmonious than would
be the case if elements of visual interest were incorporated.
d. Entries should be recessed, as they add depth to storefront,
and act as transition areas between the street and shop
interiors, unless the effects of such entries would be clearly
contrary to the purposes of this paragraph.
e. Doors and windows shall be of clear glass. Unglazed wood
doors, screen doors and doors or windows of heavily tinted or
reflective glass should not be approved unless it is
demonstrated that such doors and windows are the only
structurally or architecturally suitable form for the particular
project or location.
f. Storefront windows shall reflect the building's character. For
instance, on 1940's and 50's "showcase" buildings, exposed
aluminum frame windows are appropriate.
g. Awnings on building facades should be employed when
appropriate, as they add color, weather protection, and
opportunities for signing. As in other architectural elements,
the awnings should be designed to reflect the building's
geometry.
Materials, Colors, and Finishes
a. Primary facade materials shall be limited to those
that are characteristic of the building's
architectural style.
b. Exterior wall finishes shall be smooth and of
finished quality, not deliberately rough in an
attempt to look antiqued or used.
c. Primary building colors shall be characteristic of
the building's architectural style. Overly bright,
garish, or otherwise offensive colors or color
combinations are prohibited.
d. Accent materials such as tile bases shall be
carefully chosen to complement the building style
and coordinate with adjacent buildings. The use of
shingles, lava rock, sheet metal siding, or any other
residential or industrial materials should not be
approved unless it is demonstrated that such
material would be the only structurally or
architecturally suitable materials for the project or
location.
e. Painted trim shall coordinate with primary facade
colors to add more depth and interest to the
buildings.
f. A coordinated color scheme that responds to the
style of the structure shall be developed for each
building. The colors of signing, awnings, planters,
accent materials, and primary facade colors should
all be considered. The number of colors should be
limited.
Building form and Composition
a. Traditional commercial building forms should be incorporated whenever practical.
b. Upper stories in multistory buildings are required to have solid surfaces with vertical rectangular windows, augmented
with frames. Glass curtain walls should not be approved unless it is demonstrated that such walls are the only structurally
or architecturally suitable form of wall for the particular project or location.
c. Architecturally exemplary design of high quality shall be employed. Buildings should not be made to look "old time" unless
such design would be clearly more appropriate and harmonious with the purpose of this chapter.
d. Buildings shall incorporate base, cornice, and other elements appropriate to their architectural style.
Proposed Storefront Elevation @ Parking LotScale: 1/4" = 1'-0"1TYP.TYP.TYP.TYP.TYP.SUBMITTALA3.2aPROPOSED STOREFRONTOPTION 'B'SHEET NUMBERPHASE:SCALE:JOB NO:DATE:03.20.22As Noted220 E. Campbell Ave & 22 S 2nd StreetCampbell, CA 95008Doppio Zero CampbellAPN: 012-182-001PROJECT:CUP SET05/11/2022CUP REVISION08/25/2022CUP REV#210/17/2022TYP.PROPOSED MURALPROPOSEDRARARARARRRRRRAAARRARRRR(E) STUCCO FINISH TO REMAIN, GC TO PATCH & REPAIR AS REQ'ED,TO BE PAINTED BENJAMIN MOORE MOUNTAIN PEAK WHITE, TYP.(N) STUCCO PARAPET, SMOOTH, FINISH TO MATCH EXISTING, PAINTBEMJAMIN MOORE MOUNTAIN PEAK WHITE(N) FLOATING ARCHITECTURAL ALUMINUM SIDING, WOODGRAINFINISH, TO BE MOUNTED ON TOP OF EXISTING STOREFRONT, GCTO SEAL AND WATER PROOF EXISTING ALUMINUM STOREFRONT(N) EXTERIOR WALL SCONCES, TYP.Exterior Storefront Keynotes(E) STUCCO TRIM TO REMAIN, GC TO PATCH & REPAIR AS REQ'ED,TO BE PAINTED BENJAMIN MOORE MOUNTAIN PEAK WHITE, TYP.(N) SIGNAGE THROUGHOUT(E) CANOPY TO RECEIVE (N) WOOD CLADDING ABOVE BELOW ANDNEW WOOD FASCIA, TYP.(E) STREET TREES TO REMAIN, TYP.ACCESSIBILITY SIGNAGE, GC TO ADD OR REPLACE SIGNAGE ASREQ'ED(N) FOLDABLE WD DOOR @ (E) OPENING FOR PATIO DINING(N) HAND CARVED WOOD DOOR @ (E) MAIN ENTRANCE(N) CANOPY AND SINGNAGE AT MAIN ENTRY DOOR(N) ALUMINUM STOREFRONTGC TO VERIFY THAT (E) CONCRETE RAMP COMPLIES WITH ADAGUIDELINE, MODIFY AS REQ'ED(N) SPLIT FACE STONE VENEER WAINSCOT(N) HALO-LIT BRASS SIGN, PIN MOUNTED(N) 4" WOOD TRIM AROUND STOREFRONT OPENINGS, TYP.(N) WINDOW VINYL STICKERS(N) GALVANIZED STEEL PLANTER TO SERVE AS ENCLOSURE FOREXTERIOR SEATINGTYP.TYP.TYP.TYP.TYP.TYP.TYP.(E) DOOR REMAIN, GC TO INSTALL NEW HARDWARE & PAINT, ASREQ'ED(N) ITALIAN TILE @ ENTRY PORTICO, COLOR: CHARCOAL, FINISH:MATTE, HERRINGBONE PATTERN(N) STUCCO TRIM TO MATCH EXISTING, TYP.TYP.TYP.TYP.(N) WALL ART, MURAL, SEE A3.2b FOR SAMPLES OF MURALS FROMDIFFERENT CITIES12
SUBMITTALA3.2bPROPOSED STOREFRONTMURAL SAMPLESSHEET NUMBERPHASE:SCALE:JOB NO:DATE:03.20.22As Noted220 E. Campbell Ave & 22 S 2nd StreetCampbell, CA 95008Doppio Zero CampbellAPN: 012-182-001PROJECT:CUP SET05/11/2022CUP REVISION08/25/2022CUP REV#210/17/202212
Approved Alcohol-Serving Establishments in the Downtown Area2003 20042005 2006 2007 2008 2009 2010 2011 2012 2013 20142015 2016 2017 2018 2019 2020 2021 2022 202311 10 12 14 16 16 15 15 16 21 24 26 26 26 25 26 26 26 26 26 27300 Orchard City Dr. Khartoum Khartoum Khartoum Khartoum Khartoum Khartoum Khartoum Khartoum Khartoum Khartoum Khartoum Khartoum Khartoum Khartoum Khartoum Khartoum Khartoum Khartoum Khartoum Khartoum Khartoum260 E. Campbell Ave. CardiffCardiffCardiffCardiffCardiffCardiffCardiffCardiffCardiffCardiffCardiffCardiffCardiffCardiffCardiffCardiffCardiffCardiffCardiffCardiffCardiff33 S. Central Ave. Giuseppe’s A' Bellagio A' Bellagio A' Bellagio A' Bellagio A' Bellagio A' Bellagio A' Bellagio A' Bellagio A' Bellagio A' Bellagio A' Bellagio A' Bellagio A' Bellagio A' Bellagio A' Bellagio A' Bellagio A' Bellagio A' Bellagio A' Bellagio A' Bellagio201 Orchard City Dr. King's Head King's Head King's Head King's Head King's Head King's Head King's Head The Spot The Spot The Spot The Spot The Spot The Spot The Spot The Spot The Spot Water Tower Kitchen Water Tower Kitchen Water Tower Kitchen Water Tower Kitchen Water Tower Kitchen200 E. Campbell Ave. Stoddard's Chicken Coup Chicken Coup Chicken Coup Chicken Coup Chicken Coup Chicken Coup Chicken Coup Chicken Coup Chicken Coup Chicken Coup Chicken Coup Campbell Brewing Campbell Brewing Campbell Brewing Campbell Brewing Il Sogno Il Sogno‐Vacant‐Wild Rose Wild Rose369 E. Campbell Ave. Katie Blooms Katie Blooms Katie Blooms Katie Blooms Katie Blooms Katie Blooms Katie Blooms Katie Blooms Katie Blooms Katie Blooms Katie Blooms Katie Blooms Katie Blooms Katie Blooms Katie Blooms Katie Blooms Katie Blooms Katie Blooms Katie Blooms Katie Blooms Katie Blooms300 Orchard City Dr. Komatsu Komatsu Komatsu Komatsu Komatsu Komatsu Komatsu Komatsu Komatsu Komatsu Komatsu Komatsu Komatsu Komatsu(Closed 5/19/17)422 E. Campbell Ave. Shebele Shebele Shebele Shebele Shebele Shebele360 E. Campbell Ave. Alies Café Alies Café Alies Café Rico's Café Rico's Café Café Campbell Café Campbell Café Campbell Café Campbell Café Campbell Café Campbell Pino's Trattoria Pino's Trattoria Pino's Trattoria Pino's Trattoria Pino's Trattoria Pino's Trattoria Trattoria 360 Trattoria 360 Trattoria 360 Trattoria 360349 E. Campbell Ave. Orchard Valley384 E. Campbell Ave. Mio Vicino Mio Vicino Mio Vicino Olio Olio Olio Olio Olio NashmarktNashmarktNashmarktNashmarktNashmarktNashmarktNashmarktNashmarktNashmarktNashmarktNashmarktNashmarktNashmarkt201 E. Campbell Ave. Aqui Cal‐Mex Aqui Cal‐Mex Aqui Cal‐Mex Aqui Cal‐Mex Aqui Cal‐Mex Aqui Cal‐Mex Aqui Cal‐Mex Aqui Cal‐Mex Aqui Cal‐Mex Aqui Cal‐Mex Aqui Cal‐Mex Aqui Cal‐Mex Aqui Cal‐Mex Aqui Cal‐Mex Aqui Cal‐Mex Aqui Cal‐Mex Aqui Cal‐Mex Aqui Cal‐Mex Aqui Cal‐Mex247 E. Campbell Ave. Twist Twist Twist Twist Twist Twist Twist Sushi Confidential Sushi Confidential Sushi Confidential Sushi Confidential Sushi Confidential Sushi Confidential Sushi Confidential Sushi Confidential Sushi Confidential Sushi Confidential Sushi Confidential Sushi Confidential373 E. Campbell Ave. La Pizzeria La Pizzeria La Pizzeria La Pizzeria La Pizzeria La Pizzeria La Pizzeria La Pizzeria La Pizzeria La Pizzeria La Pizzeria La Pizzeria La Pizzeria La Pizzeria La Pizzeria La Pizzeria La Pizzeria La Pizzeria379 E. Campbell Ave. Good Tastes Good Tastes Good Tastes Cyprus Bistro Cyprus Bistro Cyprus Bistro Liquid Bread Liquid Bread Liquid Bread Liquid Bread Liquid Bread Boiler Maker Boiler Maker Boiler Maker Boiler Maker Spread Distrito Federal Distrito Federal 76 E. Campbell Ave. Tigelleria Tigelleria Tigelleria Tigelleria Tigelleria Tigelleria Tigelleria Tigelleria Tigelleria Tigelleria Tigelleria Tigelleria Tigelleria Tigelleria‐Vacant‐Locanda Sorrento Locanda Sorrento266 E. Campbell Ave. Slice Slice Slice Chacho's Chacho's El Guapo's El Guapo's El Guapo's El Guapo's El Guapo's El Guapo's El Guapo's El Guapo's El Guapo's El Guapo's El Guapo's El Guapo's415 E. Campbell Ave.Blue Line Pizza Blue Line Pizza Blue Line Pizza Blue Line Pizza Blue Line Pizza Blue Line Pizza Blue Line Pizza Blue Line Pizza Blue Line Pizza Blue Line Pizza Blue Line Pizza Blue Line Pizza Blue Line Pizza139 E. Campbell Ave.Stack's Stack's Stack's Stack's Stack's Stack's Stack's Stack's Stack's Stack's Stack's Stack's193 E. Campbell Ave.BYR Spread Spread Spread Spread Spread Spread Spread Spread One Raw Bar One Raw Bar One Raw Bar397 E. Campbell Ave.Brown Chicken Brown Cow Brown Chicken Brown Cow Brown Chicken Brown Cow Brown Chicken Brown Cow Brown Chicken Brown Cow Brown Chicken Brown Cow Brown Chicken Brown Cow Brown Chicken Brown Cow Brown Chicken Brown CowBrown Chicken Brown CowBrown Chicken Brown CowBrown Chicken Brown Cow276 E. Campbell Ave.Opa! Opa! Opa! Opa! Opa! Opa! Opa! Opa! Opa! Opa! Opa! Opa!280 E. Campbell Ave.Campbell Gastro Pub Ciano's Ciano's Willard Hicks Willard Hicks Willard Hicks Willard Hicks Willard Hicks Willard Hicks Willard Hicks Willard Hicks Willard Hicks234 E. Campbell Ave.Tessora's Wine Bar Tessora's Wine Bar Tessora's Wine Bar Tessora's Wine Bar Tessora's Wine Bar Tessora's Wine Bar Tessora's Wine Bar Tessora's Wine Bar Tessora's Wine Bar Tessora's Wine Bar Tessora's Wine Bar400 E. Campbell Ave.Regale Wine Bar Regale Restaurant Regale RestaurantLVL UP LVL UP LVL UP LVL UP LVL UP LVL UP LVL UP LVL UP278 E. Campbell Ave.Mo's the Burger Joint Mo's the Burger Joint Mo's the Burger Joint Mo's the Burger Joint Mo's the Burger Joint Mo's the Burger Joint Mo's the Burger Joint Mo's the Burger Joint Mo's the Burger Joint Mo's the Burger Joint Mo's the Burger Joint394 E. Campbell Ave.Rendezvous Wine Bar Rendezvous Wine Bar Vesper Vesper Vesper Vesper Vesper Vesper Vesper Vesper368 E. Campbell Ave.The Socialight The Socialight The Socialight Flights Flights Flights Flights Flights Flights Flights195 E. Campbell Ave.Manresa Bread Manresa Bread Manresa Bread Manresa Bread Manresa Bread Manresa Bread220 E. Campbell Ave.Doppio Zero (Proposed)= Restaurant with General Alcohol Sales ("Type 47" License= Restaurant with Beer and Wine Sales ("Type 41" License= Wine Bar ("Type 42" License)= Full (General) 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)Number of Establishments by Year Approved*Color Key Prepared by Campbell Planning Division - Jan. 2023
Restaurants Over Time
Restaurant
(Beer & Wine)
Wine Bar
(none at this time)
Full (General) Bar
Downtown Alcohol-Serving Establishments
Restaurant
(General Alcohol)
Project Site
City of Campbell -- Community Development Department
70 N. First Street, Campbell, CA 95008
MEMORANDUM
To: Members of the Planning Commission Date: January 10, 2023
From: Rob Eastwood, Community Development Director
Subject: Report of the Community Development Director
I. HOUSING ELEMENT:
Based on feedback and direction from the Planning Commission and City Council, staff
revised the Housing Element and resubmitted the document to the State Department of
Housing and Community Development (“HCD”) for review on December 26, 2022.
Per State Law, HCD has 60 calendar days to provide feedback and comments to Campbell
in the revised Draft Housing Element. The Document is available for review here –
https://campbell.generalplan.org/housing-element