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UP - Andy's BBQ - 2003 ~ " 0 Y. . C'11J.t . ':>~ t-, «' - r- u r / CAMPBELL -' .>. 1- <- ,. c,' '0 . RCHA~Q - l-~.,. -------_.~-- CITY OF CAMPBELL u Community Development Department May 15,2003 Mr. Ken Smith Andy's BBQ 700 E. Campbell Avenue Campbell, CA 95008 Re: PLN2003-06 - 276 E. Campbell A venue - Use Permit Dear Applicant: Please be advised that at its meeting of May 13, 2003, the Planning Commission adopted Resolution No. 3488 approving a Conditional Use Permit to allow on-sale general liquor sales and outdoor seating in conjunction with a restaurant on the above referenced property. This action is effective in ten calendar days, unless appealed in writing to the City Clerk by 5 p.m. on Friday, May 23, 2003. California Code of Civil Procedure, Section 1094.6, governs the time within which judicial review of this decision must be sought. If you have any questions, please do not hesitate to contact me at (408) 866-2140. Sincerely, ~ttp~ Wi l ~ Stephanie Willsey Planner I Cc: Lynn Penoyer, Public Works Frank Mills, Building Chris Veargason, County Fire Independent Order of Odd Fellows, #42 (Property Owners) Attn: Peter Sellers P.O. Box 458 Campbell, CA 950098 Mark BrannanfThe Nicholson Company 75 Cristich Lane Campbell, CA 95008 70 North First Street, Campbell, California 95008-1436 lu408,866,:2140. rAx408,871.5140 . Tnn408,866.:2790 RESOLUTION NO. 3488 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL APPROVING A CONDITIONAL USE PERMIT (PLN2003-06) TO ALLOW ON-SALE GENERAL LIQUOR SALES AND OUTDOOR SEATING IN CONJUNCTION WITH A RESTAURANT ON PROPERTY OWNED BY INDEPENDENT ORDER OF ODD FELLOWS, MORNING LIGHT LODGE NO. 42, LOCATED AT 276 E. CAMPBELL A VENUE IN THE C-3-S (CENTRAL BUSINESS DISTRICT) ZONING DISTRICT. APPLICATION OF MR. KEN SMITH, ON BEHALF OF ANDY'S BBQ. FILE NO. PLN2003-06. After notification and public hearing, as specified by law, and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. After due consideration of all evidence presented, the Planning Commission did find as follows with respect to application PLN2003-06: 1. The proposed outdoor seating area and on-site general liquor sales is consistent with the Central Commercial land use designation of the General Plan and the C-3-S (Central Business District) Zoning District. 2. The proposed project is compatible with the Downtown Development Plan. 3. The project site consists of a 14,840 square foot lot, developed with 5,350 square feet of building area, 348 square feet of landscaping, and 9,142 square feet of paving. 4. The existing 23 parking spaces will adequately address the parking needs of the subject site and proposed uses. 5. The proposed project is consistent with other developments in the surrounding area and is consistent with the development standards for commercial uses. 6. The establishment of on-sale general alcohol sales will not result in an over concentration of such uses in the area. 7. The establishment of on-sale general alcohol sales will not create a nuisance due to noise, litter, vandalism, traffic or other factors. 8. The establishment of on-sale general alcohol sales will not significantly disturb the peace and enjoyment of any nearby residential neighborhoods. 9. The establishment of on-sale general alcohol sales will not significantly increase the demand on city services. 10. The Police Department has not expressed a concern with the proposed project. Planning Commission ResL..cion No. 3488 PLN2003-06 - 276 E. Campbell Avenue -- Conditional Use Permit - Andy's BBQ Page 2 11. Business hours shall be restricted to 6 a.m. to 11 p.m. daily. 12. The project qualifies as a Categorically Exempt project per Section 15301, Class 1 (Existing Facilities) of the California Environmental Quality Act (CEQA). Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed project is consistent with the General Plan and Zoning Ordinance. 2. The establishment, maintenance, or operation of the use will not be detrimental to the public health, safety, peace, morals, comfort or general welfare of persons residing or working in the neighborhood of such proposed use, or be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City. 3. The proposed commercial uses are compatible with the uses in the area. 4. The subject site is adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, landscaping and other development features required in order to integrate said use with uses in the surrounding area. 5. The subject site is adequately served by streets of sufficient capacity to carry the kind and quantity of traffic such uses would generate. 6. The proposed project will aid in the enhancement and the harmonious development of the immediate area. 7. 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. 8. There is a reasonable relationship and a rough proportionality between the conditions of approval and the impacts of the project. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission grants a Conditional Use Permit (PLN2003-06) to allow on-sale general liquor sales and outdoor seating in conjunction with a restaurant on property owned by Independent Order of Odd Fellows, Morning Light Lodge No. 42, located at 276 E. Campbell A venue, subject to the following conditions: 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 Planning Commission Resl.....tion No. 3488 PLN2003-06 - 276 E. Campbell Avenue -- Conditional Use Permit - Andy's BBQ Page 3 Ordinances of the City of Campbell and the State of California that pertain to this development and are not herein specified. COMMUNITY DEVELOPMENT DEPARTMENT Plannint! Division: 1. Approved Project: Approval is granted for a Conditional Use Permit (PLN2003-06) to allow on-sale general liquor sales and outdoor seating in conjunction with a restaurant on property located at 276 E. Campbell A venue. Project approval shall substantially comply with project plans and color/material board received by the Planning Division on March 28, 2003, except as may be modified by the conditions of approval herein. 2. Conditional Use Permit Approval Expiration: The Conditional Use Permit approval shall be valid for one year from the date of final approval. Within this one-year period the use must be established on the property and the conditions of approval satisfied. Failure to meet this deadline will result in the Conditional Use Permit being void. 3. Revocation of Permit: Operation of the use in violation of the Conditional Use Permit or any standards, codes, or ordinances of the City of Campbell shall be grounds for consideration of revocation of the Conditional Use Permit by the Planning Commission. 4. Building Elevations, Details and Colors: The applicant shall submit detailed building elevations depicting architectural details and exterior materials and colors. The elevations shall be reviewed and approved by the Community Development Director prior to the issuance of a building permit. 5. Liquor License: The applicant shall obtain a license from the State Department of Alcoholic Beverage Control prior to the sale of alcoholic beverages. 6. Mechanical Equipment: No new roof-mounted and/or ground level mechanical equipment shall be located on or adjacent to the building without providing screening of the mechanical equipment from public view. The applicant shall submit details regarding the location and screening material for the mechanical equipment to the Planning Division for review and approval by the Community Development Director prior to the issuance of a building permit for such equipment. 7. Landscape and Irrigation Plans: The applicant shall submit four (4) sets of landscape and irrigation plan that shall include the addition of a decorative landscape treatment for the corner landscape planter. Landscape and irrigation plans shall be consistent with the City's Water Efficient Landscaping Standards (WELS). The plans shall be submitted to the Planning Division for review and approval by the Community Development Director prior to the issuance of a building permit. Planning Commission Resl.~~áon No. 3488 PLN2003-06 - 276 E. Campbell Avenue -- Conditional Use Permit - Andy's BBQ Page 4 8. Landscapin :!: Maintenance: The owner/operator of the property shall provide on-goIng maintenance of the required landscaping for the project. 9. Outdoor Storage: No outdoor storage is permitted on the subject property. No equipment, materials or business vehicles shall be parked and/or stored outside the building or within the parking lot. 10. Smoker: The new smoker to be installed inside the building shall be filtered to minimize the amount of smoke emitted from the exhaust hood, to the satisfaction of the Community Development Director, and shall comply with all standards and regulations of the Bay Area Air Quality Management District (BAAQMD). 11. Trash and Recycling Enclosure: The applicant shall submit details regarding the design and location of a trash and recycling enclosure to the Planning Division for review and approval by the Community Development Director prior to the issuance of building permits for the project. All refuse and recycling containers shall be located in an enclosure constructed and consisting of a concrete floor at least six inches in depth, surrounded by a six-foot high masonry wall and having a solid metal gate. The design of the enclosure shall be compatible with the building. Driveways or aisles shall provide unobstructed access for collection vehicles and personnel and provide at least the minimum clearance required by the collection methods and vehicles utilized by the designated collector. The wall, gate and surface inside the enclosure must be kept in sound repair and condition. The refuse and recycling containers shall be kept in the enclosure at all times except when being emptied by collection personnel. 12. Noise: a. Noise Standard: Any noises, sounds and/or voices, including but not limited to amplified sounds, loud speakers, sounds from audio sound systems, music, and/or public address system, generated by the restaurant (including the outdoor seating area) shall not be audible to a person of normal hearing capacity from any residential property. b. Noise Management: In the event complaints are received by the City regarding noise, the Community Development Director, upon confirmation that the noises are generated by uses from the theater (including the outdoor seating area), the Community Development Director may immediately modify the hours of operation, subject to the project being brought back to the Planning Commission for review. c. Exterior Speakers: No audio sound system, music, public address system, and/or speakers are allowed on the exterior of the building. 13. Operational Hours: The operational hours shall be limited to 6 a.m. to 11 p.m. daily, unless a Conditional Use Permit is obtained from the Planning Commission for late night operations. Planning Commission Resl...ion No. 3488 PLN2003-06 - 276 E. Campbell Avenue -- Conditional Use Permit - Andy's BBQ Page 5 14. Si :!:n Permit: No signage is permitted as part of the development application approved herein. New signage shall not be installed prior to approval of a sign permit as required by Chapter 21.53 and Chapter 21.26 of the Campbell Municipal Code. 15. Parking and Driveways: a. All parking and driveway areas shall be developed in compliance with the approved plans and Chapter 21.50 (Parking and Loading) of the Campbell Municipal Code, subject to review by the Community Development Director. b. All parking areas shall be regularly swept and cleaned to remove litter and debris from the parking areas and driveways. c. The applicant shall indicate on the building plans that all compact parking stalls are painted to identify them as compact spaces prior to the issuance of a building permit. d. All parking located on the subject property shall be used solely for the business located on site and shall not be leased or rented to any off-site businesses/uses. 16. On-Site Lighting: Any proposed on-site lighting shall be shielded away from adjacent properties and directed on site. The design and type of lighting fixtures and lighting intensity of any exterior lighting shall be reviewed and approved by the Community Development Director, prior to issuance of a building permit. Lighting fixtures shall be of a decorative design to be compatible with the development and shall incorporate energy saving features. Buildin2 Division: 17. Permits Required: A building permit application shall be required for the proposed tenant improvements to the existing structure. The building permit shall include Electrical! Plumbing! Mechanical fees when such work is part of the permit. 18. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 19. Size of Plans: The size of construction plans submitted for building permits shall be 24 in. X 36 in. 20. Plan Preparation: This project requires plans prepared under the direction and oversight of a California licensed Engineer or Architect. Plans submitted for building permits shall be "wet stamped" and signed by the qualifying professional person. 21. Site Plan: Application for building permit shall include a competent site plan that identifies property lines and proposed structures with dimensions and elevations as appropriate. Site plan shall also include site drainage details. Site address and parcel numbers shall also be clearly called out. Site parking and path of travel to public sidewalks shall be detailed. Planning Commission Rest. ..ion No. 3488 PLN2003-06 - 276 E. Campbell Avenue -- Conditional Use Permit - Andy's BBQ Page 6 22. Title 24 Energy Compliance: California Title 24 Energy Standards Compliance forms shall be blue-lined on the construction plans. Compliance with the Standards shall be demonstrated for conditioning of the building envelope and lighting of the building. 23. Special Inspections: When a special inspection is required by U.B.C. Section 1701, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the building permits, in accordance with U.B.c. Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter. 24. Pollution Prevention: The City of Campbell, standard Santa Clara Valley Non-point Source Pollution Control Program specification sheet shall be part of plan submittal. The specification sheet (size 24 in. X 36 in.) is available at the Building Division service counter. 25. Title 24 Accessibility - Commercial: On-site general path of travel shall comply with the latest California Title 24 Accessibility Standards. Work shall include but not be limited to accessibility to building entrances from parking facilities and sidewalks. 26. Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship exemption clause shall blue-line completed, City of Campbell "20%" exemption form on submitted construction plans. Form is available at Building Division service counter. 27. Address: The applicant shall obtain a new address for the tenant space prior to the issuance of building permits. 28. P.G.& E.: The applicant is advised to contact P.G.& E. as early as possible in the approval process. Service installations, changes and/or relocations may require substantial scheduling time and can cause significant delays in the approval process. The applicant should also consult with P.G.&E. concerning utility easements, distribution pole locations and required conductor clearances. 29. Approvals Required: The project requires the following agency approval prior to issuance of the building permit: a. West Valley Sanitation District b. Santa Clara County Fire Department c. Bay Area Air Quality Management District d. Santa Clara County Department of Environmental Health PUBLIC WORKS DEPARTMENT 30. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the applicant shall provide a current Preliminary Title Report. Planning Commission ResL- ...ion No. 3488 PLN2003-06 - 276 E. Campbell A venue -- Conditional Use Permit - Andy's BBQ Page 7 31. Street Improvements: Prior to issuance of any grading or building permits for the site, the applicant shall execute a street improvement agreement, cause plans for public street improvements to be prepared by a registered civil engineer, pay various fees and deposits, post security and provide insurance necessary to obtain an encroachment permit for construction of the standard public street improvements, as required by the City Engineer. The fee for a non-utility encroachment permit application is currently $260.00. The plans shall include the following: a. Removal of existing driveway approaches, curb, gutter and sidewalk. b. Installation of ADA compliant driveway approach, curb, gutter and sidewalk on North First Street frontage. c. Installation of curb, gutter and sidewalk on East Campbell A venue frontage. d. Construction of conforms to existing public and private improvements, as necessary. 32. Utilities: All new on-site utilities shall be installed underground per Section 20.36.150 of the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall comply with all plan submittals, permitting, and fee requirements of the serving utility companIes. 33. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer cleanout(s) shall be installed on private property behind the public right-of-way line. 34. 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. Streets, which have been resurfaced within the previous five years, will require boring and jacking for all new utility installations. Applicant shall also prepare pavement restoration plans for approval by the City Engineer prior to any utility installation or abandonment. 35. Drainage System: Prior to occupancy clearance, the applicant shall refurbish, remodel and reconstruct the on-site drainage system, as necessary, to demonstrate that the facilities are functioning normally in accordance with the requirements of the City. 36. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permitting requirements, the California Storm Water Best Management Practices Handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District requirements, and the City of Campbell Municipal Code regarding storm water pollution prevention. The City will provide the applicant with information to assist in complying with this condition of approval. The primary objective is to improve the quality and reduce the quantity of storm water runoff to the Bay. 37. Vacation of Public Street and Easements: Prior to issuance of any grading or building permits for the site, the applicant shall submit for City approval: a vacation of excess right-of-way Planning Commission ResL.~Lion No. 3488 PLN2003-06 - 276 E. Campbell Avenue -- Conditional Use Permit - Andy's BBQ Page 8 application, processing fee, legal description and plat for area to be vacated and proof of ownership. The current application processing fee is $635.00. PASSED AND ADOPTED this 13th day of May, 2003, by the following roll call vote: AYES: Commissioners: Alderete, Doorley, Francois, Gibbons, Hernandez, Jones and Rocha None None None NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: APPROVED: Joseph Hernandez, Chair A TrEST: Sharon Fierro, Secretary :- ~~. of( . CA-11A(9 !::: ~ U r- 0 0 ... .\., ~<" r,,:: 'O~CH"'~\)' ITEM NO.2 STAFF REPORT - PLANNING COMMISSION MEETING OF MA Y 13, 2003 PLN2003-06 Smith, K. Public Hearing to consider the application of Mr. Ken Smith, on behalf of Andy's BBQ, for a Conditional Use Permit (PLN2003-06) to allow on-sale general liquor sales and outdoor seating in conjunction with a restaurant on property owned by the Independent Order of Odd Fellows, Morning Light Lodge No. 42, located at 276 E. Campbell Avenue in the C-3-S (Central Business District) Zoning District. ST AFF RECOMMENDATION That the Planning Commission take the following action: Adopt a Resolution, incorporating the attached findings, approving a Conditional Use Permit to allow on-sale general liquor sales and outdoor seating in conjunction with a restaurant, subject to the attached conditions of approval. ENVIRONMENTAL DETERMINATION Staff recommends that the Planning Commission find that this project is Categorically Exempt under Section 15301, Class 1 of the California Environmental Quality Act (CEQA) pertaining to minor alterations to existing private structures. PROJECT DATA Net Lot Area: 14,840 square feet (0.34 acres) Site Utilization: Building Coverage: Landscape Coverage: Paving Coverage: 5,350 square feet (36%) 348 square feet (2%) 9,142 square feet (62%) Floor Area Ratio: 0.36 Seating Capacity: 136 (indoor) + 24 (outdoor) = 160 total seats Parking: 23 spaces (13 standard, 9 compact, 1 handicapped) Operational Hours: 11 :00 a.m. to 10:00 p.m. Monday - Friday 4:00 p.m. to 11:00 p.m. Saturday & Sunday Surrounding Uses: North: South: East: West: Commercial Parking Lot Commercial Commercial Staff Report - Planning COIÌlmission Meeting of May 13, 2003 PLN2003-06 - 276 E. Campbell A venue Page 2 DISCUSSION Applicant's Proposal: The applicant is requesting approval of a Conditional Use Permit to allow on-sale general liquor sales and outdoor seating in conjunction Andy's BBQ restaurant located at 276 E. Campbell A venue. Background: The subject property is currently developed with a single-story commercial building constructed in 1967 under a Site and Architectural Review Permit (S 67-36). The building has been used as a meeting hall for the Odd Fellows since its construction. The project site is located on the southeast corner East Campbell A venue and North First Street in Downtown Campbell and is surrounded by commercial uses on the north, east and west sides and a parking lot to the south. ANAL YSIS General Plan Designation: The General Plan land use designation for the project site is Central Commercial. The proposed uses within a restaurant are consistent with this land use designation. The proposed project complies with the following General Plan policies and strategies: Policy LUT-5.3: Variety of Commercial and Office Uses: Maintain a variety of attractive and convenient commercial and office uses that provide needed goods, services and entertainment. 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-1O.1c: Outdoor Common Areas: Encourage well-designed and landscaped outdoor common areas for eating, relaxing or recreation for new projects, and if feasible, when buildings are remodeled or expanded. When possible, the common outdoor areas should adjoin natural features. Zoning Designation: The zoning designation for the project site is C-3-S (Central Business District). The C-3-S Zoning District allows on-sale general liquor sales and the establishment of outdoor seating areas in conjunction with a restaurant with approval of a Conditional Use Permit. The proposed project will be consistent with the Zoning Ordinance with approval of a Conditional Use Permit. Downtown Development Plan: The project site is located within an area subject to the Downtown Development Plan that includes policies for development within Downtown Campbell. These policies encourage the improvement of existing properties and encourage new development compatible in scale with existing deyelopment. The proposed project complies with the policies of the Plan by incorporating façade improvements compatible with the character of the Downtown and establishes an open air dining area at street level facing onto East Campbell A venue. Staff Report - Planning Commission Meeting of May 13,2003 PLN2003-06 - 276 E. Campbell A venue Page 3 Architecture: The front and side façades of the existing commercial building will be remodeled to create an attractive storefront appropriate for the Downtown. Cornice molding will be added around the top of the building and a stone veneer will be added to the base of the building and up the existing pilasters on the western eleyation. The northern eleyation, along East Campbell A venue, will be improved with a new canvas awning, divided windows, recessed entry doors and decorative light fixtures. The western elevation, along North First Street, will be improved with a new entry door, divided windows, vertical awnings and wood corbel brackets. The existing projection and columns above the entry door on the western elevation will be removed. The proposed color scheme consists of a cream body color, dark green trim and a tan color stone veneer. The proposed awnings on the northern and western elevations are dark green. Alcohol Sales: Businesses that offer on-sale general liquor sales are required to obtain a Conditional Use Permit. Issues for review by the Planning Commission include the compatibility of the proposed use with the surrounding uses and properties, the potential over concentration of similar liquor establishments and the operational characteristics of the requested use. The proposed on-sale general liquor sales would be for consumption on site and would not be available to take off site. Staff finds that the proposed alcohol sales is incidental to the restaurant operation, is compatible with the surrounding uses and properties within the Downtown and does not represent an over concentration of such establishments. Outdoor Seating: The proposed outdoor seating area is located in front of the building and extends partially in front of part of the parking area along East Campbell A venue. The proposed outdoor seating would accommodate 24 seats and would be incidental to the indoor seating area. A new heavy wrought iron railing would delineate the area and provide a defined outdoor seating area for the restaurant. Staff finds that the outdoor seating area is compatible with the restaurant use and would not interrupt the flow of pedestrian sidewalk traffic. The incorporation of outdoor seating areas in the Downtown are encouraged as a way to facilitate a pedestrian street environment and maintain the Downtown as a pedestrian oriented district. Parking, Driveways and Trash Enclosure: In the C-3 Zoning District, restaurant uses may occupy existing buildings and not provide additional parking, unless the building is expanded. The existing site currently has 23 parking spaces and the proposed project will not change the number of parking spaces. The parking layout will be slightly modified to accommodate a new handicapped parking space, new compact parking spaces and the re-Iocation of the existing trash enclosure. The existing trash enclosure that is located near East Campbell A venue will be re-Iocated near the southern end of the property and will be finished with stucco and painted to match the building. Staff Report - Planning Commission Meeting of May 13, 2003 PLN2003-06 - 276 E. Campbell A venue Page 4 The Downtown Development Plan has policies that call for the removal of curb cuts and driveways along East Campbell Avenue to facilitate a pedestrian oriented environment. The existing driveway along East Campbell Avenue will be removed as part of this project. Access to the parking lot will be proYided by an existing two-way driveway along North First Street. Landscaping: The applicant is proposing on-site landscaping improvements as part of the project. The proposed on-site landscaping consists of a new landscape planter along North First Street between the existing parking lot and the sidewalk, a new landscape planter along East Campbell A venue to replace the existing driveway and the re-planting of the existing landscape planters along East Campbell Avenue and at the corner of the property. Staff is recommending a condition of approval requiring the submittal of a landscape and irrigation plan for review and approval by the Community Development Director prior to the issuance of building permits. Police Department Review: The Campbell Police Department has reviewed the application and has no concerns or objections to the addition of an on-sale general liquor licenses and outdoor seating at this location. Site and Architectural Review Committee: The Site and Architectural Review Committee reviewed this application at its meeting of April 29, 2003. The Committee was supportive of the project as proposed with a recommended condition of approval that the applicant provide a decorative landscape treatment in the corner landscape planter to provide a key focal point to this corner. Staff has added a condition of approval to address this request (see condition of approval #7.) Attachments: 1. Findings for Approval of File No. PLN2003-06 2. Conditions of Approval for File No. PLN2003-06 3. Letter of Description from Mr. Mark Brannan 4. Exhibits 5. Location Map Prepared by: ...sr~~ l.V ~ Stephanie Willsey, Planner I Approved by: Attachment #1 FINDINGS FOR APPROVAL OF FILE NO. PLN2003-06 SITE ADDRESS: APPLICANT: P.c. MEETING: 276 E. Campbell Avenue Ken Smith on behalf of Andy's BBQ May 13, 2003 Findings for approval of a Conditional Use Permit to allow on-sale general liquor sales and outdoor seating in conjunction with a restaurant on property located at 276 E. Campbell A venue. The Planning Commission finds as follows with regard to project number PLN2003-06: 1. The proposed outdoor seating area and on-site general liquor sales is consistent with the Central Commercial land use designation of the General Plan and the C-3-S (Central Business District) Zoning District. 2. The proposed project is compatible with the Downtown Development Plan. 3. The project site consists of a 14,840 square foot lot, developed with 5,350 square feet of building area, 348 square feet of landscaping, and 9,142 square feet of paving. 4. The existing 23 parking spaces will adequately address the parking needs of the subject site and proposed uses. 5. The proposed project is consistent with other developments in the surrounding area and is consistent with the development standards for commercial uses. 6. The establishment of on-sale general alcohol sales will not result in an over concentration of such uses in the area. 7. The establishment of on-sale general alcohol sales will not create a nuisance due to noise, litter, vandalism, traffic or other factors. 8. The establishment of on-sale general alcohol sales will not significantly disturb the peace and enjoyment of any nearby residential neighborhoods. 9. The establishment of on-sale general alcohol sales will not significantly increase the demand on city services. 10. The Police Department has not expressed a concern with the proposed project. 11. Business hours shall be restricted to 6 a.m. to 11 p.m. daily. 12. The project qualifies as a Categorically Exempt project per Section 15301, Class 1 (Existing Facilities) of the California Environmental Quality Act (CEQA). Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: Attachment #1 Page 2 of 2 1. The proposed project is consistent with the General Plan and Zoning Ordinance. 2. The establishment, maintenance, or operation of the use will not be detrimental to the public health, safety, peace, morals, comfort or general welfare of persons residing or working in the neighborhood of such proposed use, or be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City. 3. The proposed commercial uses are compatible with the uses in the area. 4. The subject site is adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, landscaping and other development features required in order to integrate said use with uses in the surrounding area. 5. The subject site is adequately served by streets of sufficient capacity to carry the kind and quantity of traffic such uses would generate. 6. The proposed project will aid in the enhancement and the harmonious development of the immediate area. 7. 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. 8. There is a reasonable relationship and a rough proportionality between the conditions of approval and the impacts of the project. Attachment #2 CONDITIONS OF APPROVAL FOR FILE NO. PLN2003-06 SITE ADDRESS: APPLICANT: P.c. MEETING: 276 E. Campbell A yenue Ken Smith on behalf of Andy's BBQ May 13, 2003 The applicant is hereby notified, as part of this application, that he/she is required to meet the following conditions in accordance with the ordinances of the City of Campbell and the State of California. Where approval by the Community Development Director, 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 Plannin2 Division: 1. Approved Project: Approval is granted for a Conditional Use Permit (PLN2003-06) to allow on-sale general liquor sales and outdoor seating in conjunction with a restaurant on property located at 276 E. Campbell A venue. Project approval shall substantially comply with project plans and color/material board received by the Planning Division on March 28, 2003, except as may be modified by the conditions of approval herein. 2. Conditional Use Permit Approval Expiration: The Conditional Use Permit approval shall be valid for one year from the date of final approval. Within this one-year period the use must be established on the property and the conditions of approval satisfied. Failure to meet this deadline will result in the Conditional Use Permit being void. 3. Revocation of Permit: Operation of the use in violation of the Conditional Use Permit or any standards, codes, or ordinances of the City of Campbell shall be grounds for consideration of revocation of the Conditional Use Permit by the Planning Commission. 4. Building Elevations. Details and Colors: The applicant shall submit detailed building elevations depicting architectural details and exterior materials and colors. The elevations shall be reviewed and approved by the Community Development Director prior to the issuance of a building permit. 5. Liquor License: The applicant shall obtain a license from the State Department of Alcoholic Beverage Control prior to the sale of alcoholic beverages. 6. Mechanical Equipment: No new roof-mounted and/or ground level mechanical equipment shall be located on or adjacent to the building without providing screening of the mechanical equipment from public view. The applicant shall submit details regarding the location and screening material for the mechanical equipment to the Planning Division for review and Attachment #2 Page 2 of 5 approval by the Community Development Director prior to the issuance of a building permit for such equipment. 7. Landscape and Irrigation Plans: The applicant shall submit four (4) sets of landscape and irrigation plan that shall include the addition of a decorative landscape treatment for the corner landscape planter. Landscape and irrigation plans shall be consistent with the City's Water Efficient Landscaping Standards (WELS). The plans shall be submitted to the Planning Division for review and approval by the Community Development Director prior to the issuance of a building permit. 8. Landscaping Maintenance: The owner/operator of the property shall provide on-goIng maintenance of the required landscaping for the project. 9. Outdoor Storage: No outdoor storage is permitted on the subject property. No equipment, materials or business vehicles shall be parked and/or stored outside the building or within the parking lot. 10. Smoker: The new smoker to be installed inside the building shall be filtered to minimize the amount of smoke emitted from the exhaust hood, to the satisfaction of the Community Development Director, and shall comply with all standards and regulations of the Bay Area Air Quality Management District (BAAQMD). 11. Trash and Recycling Enclosure: The applicant shall submit details regarding the design and location of a trash and recycling enclosure to the Planning Division for review and approval by the Community Development Director prior to the issuance of building permits for the project. All refuse and recycling containers shall be located in an enclosure constructed and consisting of a concrete floor at least six inches in depth, surrounded by a six-foot high masonry wall and having a solid metal gate. The design of the enclosure shall be compatible with the building. Driveways or aisles shall provide unobstructed access for collection vehicles and personnel and provide at least the minimum clearance required by the collection methods and vehicles utilized by the designated collector. The wall, gate and surface inside the enclosure must be kept in sound repair and condition. The refuse and recycling containers shall be kept in the enclosure at all times except when being emptied by collection personnel. 12. Noise: a. Noise Standard: Any noises, sounds and/or voices, including but not limited to amplified sounds, loud speakers, sounds from audio sound systems, music, and/or public address system, generated by the restaurant (including the outdoor seating area) shall not be audible to a person of normal hearing capacity from any residential property. b. Noise Management: In the event complaints are received by the City regarding noise, the Community Development Director, upon confirmation that the noises are generated by uses from the theater (including the outdoor seating area), the Community Development Director may immediately modify the hours of operation, subject to the project being brought back to the Planning Commission for review. Attachment #2 Page 3 of 5 c. Exterior Speakers: No audio sound system, music, public address system, and/or speakers are allowed on the exterior of the building. 13. Operational Hours: The operational hours shall be limited to 6 a.m. to 11 p.m. daily, unless a Conditional Use Permit is obtained from the Planning Commission for late night operations. 14. Sign Permit: No signage is permitted as part of the development application approved herein. New signage shall not be installed prior to approval of a sign permit as required by Chapter 21.53 and Chapter 21.26 of the Campbell Municipal Code. 15. Parking and Driveways: a. All parking and driveway areas shall be developed in compliance with the approved plans and Chapter 21.50 (Parking and Loading) of the Campbell Municipal Code, subject to review by the Community Development Director. b. All parking areas shall be regularly swept and cleaned to remove litter and debris from the parking areas and driveways. c. The applicant shall indicate on the building plans that all compact parking stalls are painted to identify them as compact spaces prior to the issuance of a building permit. d. All parking located on the subject property shall be used solely for the business located on site and shall not be leased or rented to any off-site businesses/uses. 16. On-Site Lighting: Any proposed on-site lighting shall be shielded away from adjacent properties and directed on site. The design and type of lighting fixtures and lighting intensity of any exterior lighting shall be reviewed and approved by the Community Development Director, prior to issuance of a building permit. Lighting fixtures shall be of a decorative design to be compatible with the development and shall incorporate energy saving features. Buildine Division: 17. Permits Required: A building permit application shall be required for the proposed tenant improvements to the existing structure. The building permit shall include Electrical! Plumbing! Mechanical fees when such work is part of the permit. 18. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 19. Size of Plans: The size of construction plans submitted for building permits shall be 24 in. X 36 in. 20. Plan Preparation: This project requires plans prepared under the direction and oversight of a California licensed Engineer or Architect. Plans submitted for building permits shall be "wet stamped" and signed by the qualifying professional person. Attachment #2 Page 4 of 5 21. Site Plan: Application for building permit shall include a competent site plan that identifies property lines and proposed structures with dimensions and elevations as appropriate. Site plan shall also include site drainage details. Site address and parcel numbers shall also be clearly called out. Site parking and path of travel to public sidewalks shall be detailed. 22. Title 24 Energy Compliance: California Title 24 Energy Standards Compliance forms shall be blue-lined on the construction plans. Compliance with the Standards shall be demonstrated for conditioning of the building envelope and lighting of the building. 23. Special Inspections: When a special inspection is required by U.B.C. Section 1701, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the building permits, in accordance with U.B.c. Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter. 24. Pollution Prevention: The City of Campbell, standard Santa Clara Valley Non-point Source Pollution Control Program specification sheet shall be part of plan submittal. The specification sheet (size 24 in. X 36 in.) is available at the Building Division service counter. 25. Title 24 Accessibility - Commercial: On-site general path of travel shall comply with the latest California Title 24 Accessibility Standards. Work shall include but not be limited to accessibility to building entrances from parking facilities and sidewalks. 26. Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship exemption clause shall blue-line completed, City of Campbell "20%" exemption form on submitted construction plans. Form is available at Building Division service counter. 27. Address: The applicant shall obtain a new address for the tenant space prior to the issuance of building permits. 28. P.G.&E.: The applicant is advised to contact P.G.&E. as early as possible in the approval process. Service installations, changes and/or relocations may require substantial scheduling time and can cause significant delays in the approval process. The applicant should also consult with P.G.&E. concerning utility easements, distribution pole locations and required conductor clearances. 29. Approvals Required: The project requires the following agency approval prior to issuance of the building permit: a. West Valley Sanitation District b. Santa Clara County Fire Department c. Bay Area Air Quality Management District d. Santa Clara County Department of Environmental Health PUBLIC WORKS DEPARTMENT 30. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the applicant shall provide a current Preliminary Title Report. Attachment #2 Page 5 of 5 31. Street Improvements: Prior to issuance of any grading or building permits for the site, the applicant shall execute a street improvement agreement, cause plans for public street improvements to be prepared by a registered civil engineer, pay various fees and deposits, post security and provide insurance necessary to obtain an encroachment permit for construction of the standard public street improyements, as required by the City Engineer. The fee for a non-utility encroachment permit application is currently $260.00. The plans shall include the following: a. b. Removal of existing driveway approaches, curb, gutter and sidewalk. Installation of ADA compliant driveway approach, curb, gutter and sidewalk on North First Street frontage. Installation of curb, gutter and sidewalk on East Campbell A venue frontage. Construction of conforms to existing public and private improvements, as necessary. c. d. 32. Utilities: All new on-site utilities shall be installed underground per Section 20.36.150 of the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall comply with all plan submittals, permitting, and fee requirements of the serving utility companIes. 33. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer cleanout(s) shall be installed on private property behind the public right-of-way line. 34. 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. Streets which have been resurfaced within the previous five years will require boring and jacking for all new utility installations. Applicant shall also prepare pavement restoration plans for approval by the City Engineer prior to any utility installation or abandonment. 35. Drainage System: Prior to occupancy clearance, the applicant shall refurbish, remodel and reconstruct the on-site drainage system, as necessary, to demonstrate that the facilities are functioning normally in accordance with the requirements of the City. 36. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permitting requirements, the California Storm Water Best Management Practices Handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District requirements, and the City of Campbell Municipal Code regarding storm water pollution prevention. The City will provide the applicant with information to assist in complying with this condition of approval. The primary objective is to improve the quality and reduce the quantity of storm water runoff to the Bay. 37. Vacation of Public Street and Easements: Prior to issuance of any grading or building permits for the site, the applicant shall submit for City approval: a vacation of excess right-of-way application, processing fee, legal description and plat for area to be vacated and proof of ownership. The current application processing fee is $635.00. Attachment #3 UGOŒ NICHOLSON @@~[?&[K]u DEVELOPMENT. MANAGEMENT . CONSTRUCTION April 1, 2003 Subject: Conditional Use Permit File # PLN2003-00006 (Andy's BBQ, 276 East Campbell Avenue) RECEnY!EfD , n::) "'."'" ~...,¿ c.. .J C ~~ tJ!Jk~G~MPBELL DEPT. City of Campbell Planning Department 70 North First Street Campbell, CA 95008 Attention: Stephanie Willsey Dear Stephanie, The following is a brief description of the business operations for the subject application, as requested. Andy's Barbecue is an existing barbecue restaurant that serves lunch and dinner, and also has a catering service for offsite events. Andy's also provides onsite general liquor sales however they do not provide banquet facilities. Andy's hours of operation and number of employees are as follows: Monday - Friday 11 :00 a.m. to 10 p.m. and Saturday-Sunday 4;00 p.m. to II p.m. The employee count changes from lunch to dinner having 3-4 at lunch and up to 7 at dinnertime. Should you have any questions or comments, please contact me at your convenience. Very truly your, Tf~ NICpOLSON COMPANY t UJul Mark Brannan Vice President Cc: Ken Smith 75 CRISTICH LANE. CAMPBELL, CALIFORNIA 95008. TEL: 408/371-1734 . FAX: 408/371-7476 or. . CAIJ.t . ':>~ t- ~ - r- U r "' CAMPBELL -' .>. 1-", c,'::- 'ORCHAR'" ,- I \. . CITY OF CAMPBELL u Community Development Department May 2, 2003 NOTICE OF PUBLIC HEARING Notice is hereby given that the Planning Commission of the City of Campbell has set the time of 7:30 p.m., or shortly thereafter, on Tuesday, May 13,2003, in the City Hall Council Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the application of Mr. Ken Smith, on behalf of Andy's BBQ, for a Conditional Use Permit (PLN2003-06) to allow on-sale general liquor sales and outdoor seating in conjunction with a restaurant on property owned by the Independent Order of Odd Fellows, Morning Light Lodge No. 42, located at 276 E. Campbell A venue in the C-3-S (Central Business District) Zoning District. Staff is recommending that this project be deemed Categorically Exempt under CEQA. Interested persons may appear and be heard at this hearing. Please be advised that if you challenge the nature of the above project in court, you may be limited to raising only those issues you or someone else raised at the Public Hearing described in this Notice, or in written correspondence delivered to the City of Campbell Planning Commission at, or prior to, the Public Hearing. Questions may be addressed to the Community Development Department at (408) 866-2140. Decisions of the Planning Commission may be appealed to the City Council. Appeals must be submitted to the City Clerk in writing within 10 calendar days of an action by the Commission. In compliance with the Americans with Disabilities Act, listening assistive devices are available for all meetings held in the Council Chambers. If you require accommodation, please contact the Community Development Department at (408) 866-2140, at least one week in advance of the meeting. PLANNING COMMISSION CITY OF CAMPBELL SHARON FIERRO SECRETARY PLEASE NOTE: When calling about this Notice, please refer to File No. PLN2003-06 Address: 276 E. Campbell Avenue 70 North First Street, Campbell, California 95008-1436 . Tn 408,866,2140 ' FAX 408.87L5140 ' Jl)1J 408,866.:2790 or. . CAIJ.t . ':>~ t- «' - r- U r CAMPBELL -' "- 1- <- "'. c,' 0 R C IU, "" . -. --. -_._~ - CITY OF CAMPBELL \ ) ~ Community Development Department April 22, 2003 Re: PLN2003-06 - 276 E. Campbell Avenue - Use Permit - Andy's BBQ Dear Applicant: Please be advised that the above-referenced application has been scheduled for the following meeting(s): Site and Architectural Review Committee Meeting Date: Tuesday, April 29, 2003 Time: 6:45 p.m. Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell Planning Commission Meeting Date: Tuesday, May 13, 2003 Time: 7:30 p.m. Location: City Hall Council Chambers, 70 N. First Street, Campbell Should you have any questions or comments, please do not hesitate to contact me at (408) 866- 2140. Sincerely, s!sw~ UJ ¡'/ r Planner I cc: Ken Smith (Applicant) 700 E. Campbell A venue Campbell, CA 95008 Mark Brannan 75 Cristich Lane Campbell, CA 95008 Oddfellows #42 (Property Owners) Attn: Peter Sellers P.O. Box 458 Campbell, CA 95008 70 North First Street, Campbell, California 95008-1436 TFI 408.866.:2140 ' FAX 408.871.5140 ' 1lJ1) 408,866.:2790 ..>....o~ . CA-11p6> !::: ~ u r- ø ø ~ >. -s. ~ , ~' 'ORCH^.Q' City of Campbell -- Community Development Department 70 N. First Street, Campbell, CA 95008 MEMORANDUM To: Site and Architectural Review Committee Date: April 22, 2003 From: Stephanie Willsey, Planner I ~ Subject: 276 E. Campbell Avenue - Andy's BBQ PROPOSAL The applicant is requesting approval of a Conditional Use Permit to allow on-sale general liquor sales and outdoor seating in conjunction with a restaurant (Andy's BBQ) at 276 E. Campbell Avenue. As part of the proposal the applicant is making many improvements to the site including façade improvements, additional landscaping, the closure of the existing driveway along E. Campbell Ave. and a new relocated trash enclosure. STAFF ISSUES Staff has no issues with the project as proposed. Attachment: Reduced Plans lID{]Œ NICHOLSON @@~[Pß~u DEVELOPMENT. MANAGEMENT . CONSTRUCTION April I, 2003 RECEOY¡¡o..'7} ,:.: ').1 ~3 CITY OF ' - PLANN/~GfJ.MPBE:LL DEPT. City of Campbell Planning Department 70 North First Street Campbell, CA 95008 Attention: Stephanie Willsey Subject: Conditional Use Pennit File # PLN2003-00006 (Andy's BBQ, 276 East Campbell Avenue) Dear Stephanie, The following is a brief description of the business operations for the subject application, as requested. Andy's Barbecue is an existing barbecue restaurant that serves lunch and dinner, and also has a catering service for offsite events, Andy's also provides onsite general liquor sales however they do not provide banquet facilities. Andy's hours of operation and number of employees are as follows: Monday - Friday 11 :00 a.rn. to 10 p.m. and Saturday-Sunday 4:00 p.rn. to 11 p.rn. The employee count changes from lunch to dinner having 3-4 at lunch and up to 7 at dinnertime. Should you have any questions or comments, please contact me at your convenience. Very truly your, 1ü;1 OLSON COMPANY Mark Brannan Vice President Cc: Ken Smith 75 CRISTICH LANE. CAMPBELL, CALIFORNIA 95008. TEL: 408/371-1734 . FAX: 408/371-7476 o~ . CAIJ.t,ò .l.: <S> !:::: ~ u r -' "- 1- <- '" c,' . 0 . RCHAI'-" CITY OF CAMPBELL Community Development Department February 24, 2003 Mr. Ken Smith Andy's BBQ. 700 E. Campbell A venue Campbell, CA 95008 Re: Conditional Use Permit Application File No.: PLN2003-00006 276 E. Campbell Avenue Dear Mr. Smith: Thank you for your Conditional Use Permit application for the establishment of Andy's BBQ in an existing building located at 276 E. Campbell A venue. Your application has been deemed incomplete. The following additional information and details are needed in order to deem your application complete and schedule the project for the Planning Commission public hearing: 1. Written Statement - Please provide a revised written statement that includes the request for on-sale general liquor sales, any anticipated late night hours of operation past 11 p.m. and any anticipated live entertainment. 2. Sample Board - Please provide a project board that includes proposed exterior building materials and paint colors. 3. Site Plan - Please provide the following information on the site plan: a. Accurate property dimensions (see enclosed map). b. Distance from the centerline of the adjacent streets to the property lines (see enclosed map). c. Provide location and uses of buildings on adjacent properties. d. Accurate directional arrow. e. The location of the existing public payphone and trees in the northeastern part of the project site and whether they will be removed or retained as part of this project. 70 North First Street, Campbell, California 95008-1436 . TEL 408,866.:2140 ' FAX 408,866.8381 ' TOD 408.866,:2790 ,I:J:!:!"?Q,q ~,~. Q9q9~:...?!~ß.:...~~.'~Ip'~.~.1.?I:!.~.~.'!:I!.~.................................... ,... ............................................................................................................!:.qß~..?.qf~.. Other Comments 4. Parking and Driveways - The C-3 (Central Business District) Zoning District requires that legally existing buildings shall be required to meet the parking standards upon expansion of the building or when there is a change in use to a use which requires more parking than is currently provided, unless a Parking Adjustment is approved by the City Council. However, standard restaurants may be established in existing buildings without providing additional parking as long as the building is not expanded and the existing parking is not reduced. The site currently has 23 parking spaces and the proposed site plan shows the location for 21 parking spaces. The two parking spaces that were removed from the proposed site plan need to be re-established in the parking design. Additionally, the Public Works Department is requiring the removal of the existing driveway and curb cut along East Campbell A venue. Please indicate this change on the site plan. 5. Public Street Vacation - The City is interested in vacating the excess right-of-way along East Campbell A venue. This property once vacated would be conveyed to the property owners and could be used for the on-site improvements as part of this project such as outdoor seating, landscaping and parking. Please see the enclosed comments from the Public Works Department for information regarding this vacation. 6. Outdoor Smoker - The outdoor smoker is not permitted in the C-3 Zoning District and should be re-located inside the building with proper ventilation and filtering as required by the Bay Area Air Quality Management District (BAAQMD). The location of the wood storage for the smoker should also be depicted on the plans. 7. Architecture - The following recommendations from the City's Architectural Advisor and staff are intended to ensure compliance with the Downtown Development Plan and the C-3 Zoning District Design Guidelines: a. New architecturally compatible roof screens will be required to screen the new and existing roof-mounted equipment. b. Elements that add architectural interest to the building should be incorporated into the façade improvements (e.g. a masonry or stone base, cornice cap, decorative awnings). A coordinated color scheme, which responds to the style of the structure, shall be developed and should take into consideration the colors of signs, awnings, planters, accent materials and primary façade colors. c. New signage for the building should be investigated at the site design and architectural improvement phase of the project to ensure complimentary slgnage. PLN2003-00006- 276 E. Ct. bell Avenue Page 3 of 3 .....................................................................................,..............,"""""""""""""""""""""""""""""""".."..................................................................................................................................... d. Decorative hanging awnings and an awning over the entrance door should be incorporated along the western elevation of the building to add architectural interest to this relatively long, unarticulated building façade. e. Businesses along Campbell Avenue should present a street presence and encourage pedestrian interaction. Staff recommends that the outdoor seating be moved further west along East Campbell A venue and additional landscaping be incorporated along the property frontage. Thank you for your willingness to work with staff on these issues and the City looks forward to seeing Andy's BBQ relocate to Downtown Campbell. If you have any questions or would like to meet to go over these comments, please contact me at (408) 866-2143 or via email at stephaniew@cityofcampbell.com. Sincerely, s~:u: WiJ~ Planner I encl: Assessor's Parcel Map Public Works Comments, 2/11/03 cc: Geoff Bradley, Senior Planner Independent Order of Odd Fellows-Lodge #42, P.O. Box 458, Campbell, CA 95009 Mark Brannan, The Nicholson Company, 75 Cristich Lane, Campbell, CA 95008 o~ . CAIJ.t,:> ~. <S> 1-.' «' - r- U r -' .:- '5- " "- é' ,-,' 'ORCHA"'O' CITY OF CAMPBELL Community Development Department February 10, 2003 Mr. Larry Cannon Cannon Design Group 180 Harbor Drive, Suite 219 Sausalito, CA 94965 RE: Conditional Use Permit File No.: PLN2003-00006 276 E. Campbell A venue Dear Mr. Cannon: Please find enclosed the following submittal items for the above referenced project: . Full Size Plans . Reduced Plans . Photos & Photo Key on back . Assessor's Parcel Map . Authorization to Proceed The applicant is proposing to establish a restaurant in an existing underutilized building in the Downtown core. The site is was developed and is currently used as a meeting hall by the Oddfellow's since the late 1960's and is consequently void of any architectural interest. Since this basic tenant improvement may be the only opportunity for any improvement for a long time, the City is looking to get some good façade improvements to help this building blend with the improving Downtown buildings. I have included pictures of the existing building and some other recently remodeled buildings in the Downtown to give you an idea of what I am talking about. Staff has the following outstanding issues at this point: . New roof-mounted equipment will be installed on the roof of the existing building. New architecturally compatible roof screens will be required to screen this equipment (i.e. mansard or vertical roof screen.) . The applicant has proposed the removal of an existing projection along the western elevation but staff feels this should remain and be improyed upon to help break up the long unarticulated wall plain. New columns and a gable or 70 North First Street , CampbelJ,California95008-1436 " TEL 408,866,:2140 , FAX408,866,8381. TDD408,866,:2790 PLN2003-00006 - 276 L. ~ampbell Avenue. Page 2 of 2 hipped roof could be added to the projection to give it more architectural interest. . Basic façade improvements should be included such as a masonry or stone base, cornice cap and complimentary paint colors (see photo #1.) . The City is going to vacate approximately ten feet of the Right of Way along E. Campbell A venue in front of the project site and remove the existing driveway. Staff recommends that the applicant incorporate more of a street presence along E. Campbell Ave. Some suggestions are a new overhang with a low wall to define the outdoor seating (see photo #2) or moving the outdoor seating further west along E. Campbell Ave. to take advantage of the southern exposure. . A decorative awning could be added to the west side of the building to give interest to this long unarticulated wall plane (see photo # 3 and #4.) Comments that address these issues would be appreciated by February 24, 2003 so that we may advise the applicant in a timely matter of what further improvements should be made. Please contact me at (408) 866-2143 or via email at stephaniew@cityofcampbell.com if you have any questions. Sincerely, (ìrD~/I \ ~ -:. t/'-1..v [âfl1../l /)J - . TJ Stephanie Willsey Planner I cc: Geoff Bradley, Senior Planner ,.I.,~.O~ 'C'\I11A~ !:::: ~ u .- . . -' .>. '5- <- <f' ,-' 'O~CHA"Q' Date January 27,2003 MEMORANDUM To: Geoff Bradley, Senior Planner , I V Kirk Heinrichs, Redevelopment Manager ~ PLN2003-06 - Use Permit for Andy's BBQ to establish in an existing building and the establishment of outdoor seating. From: Subject: I have received a copy of the plans for the above application and have several concerns with the application as it relates to the goals and objectiyes of the redeyelopment agency and the standards in the Downtown Development Plan. 1. As I understand, the current building was constructed as a fraternal/meeting hall for the IOOF in 1968. At that time, there were no design standards, Downtown Development Plan or Redevelopment Plan under which an application would be reviewed and considered. Under the proposed application, a conditional use permit is required as well as site and architectural approval pursuant to Section 21.42. 2. Section 21.42 .010 states that the intent of the site and architectural review process is to ".. .enhance the character, stability and integrity of the .. .zoning district and to ensure high quality architectural design and optimum site design through the architectural review process. 3. Under the City's redevelopment plan, several goals and objectives must be considered in review of this application: a. Section IV A(6) To maximize opportunities for the retention of existing property interests by local business people and property owners while eliminating blight through encouraging the rehabilitation of existing structures. b. Section W(?) Where rehabilitation is not feasible to encourage the construction of new. . .commercial facilities approprioJe to community design standards and to contemporary market demands. 01/27/2003 c. Section IVB(l)(c) Facilitating the replacement of non-conforming uses in the area with newly constructed buildings appropriate to the needs of conforming uses. The Plan further states that the Agency will strive for economic, social and physical revitalization and beautification within the Project Area by encouraging "Revitalization and rejuvenation of existing structures." Please also review the polices as stated on Page 9 and 10 of the Downtown Development Plan. The present building is without architectural merit and the proposed exterior changes fall well short of the goals and objectives stated in this memo.