R of Site and UP - 1999STATE OF CALIFORNIA
DEPARTMENT OF
ALCOHOLIC BEVERAGE CONTROL
ZONING
AFFIDAVIT
~J~IGEL NUMBER OF PROPERTY
INFORMATION
/ P~~ ' I . .
D
OF BU~ ~e.. RE~R~ ~~ ~ ~ ~.)
MI'IOW ARE APPUGANT PREblIEE~ ZONED?
WDOES ZONING PERMIT INTENDED USE?
6TJIrE I'~E (i.e.. "~ ~,~IER~ "R" RESIDE#lIN.. EI~.)
J~YES FINO
COND~ ~ PERMIT (C. U. P.) NEEDED?
IFYES, DATE CONDi'nONAL USE PERMITAPPLICATION RLED
NAME OF PLANNER CONTACiI~J AT Pl..~ '-'.':[~G DEPARTM.'-:~'I'
APPUCANT'S SIGNATURE
[] C. U. P. APPROVED
IF APPROVED, EFFECTIVE DATE
[] C. U. P. DENIED
DATE DENIED
FILE NUMBER
ABC-255 (4-88)
CAMPBELL REDEVELOPMENT AGENCY
MEMO
TO:
FROM:
Aki Irani, Planner
Geoff Bradley, Redevelopment Coordinator~/~
DATE: April 13, 2000
RE: 200 E. Campbell Avenue - Parking Modification
Due to ongoing issues in the downtown regarding the lack of adequate facilities for the storage of
trash dumpsters, the Redevelopment Agency asked the Stoddard's development team to take
another look at the provision of trash areas in the development at 200 E. Campbell Avenue.
The approved site plan provided a single large enclosure incorporated into the building near the
driveway entrance on Second Street. Due to the large volume of trash and recyclables, trash pick-up
is planned for every day.
One of the issues Agency staff has been trying to deal with in the downtown is the use of the white
dumpsters for recyclable cardboard only. Enclosures are usually not planned for these, and as a
result they wind up visible to passerby's.
The revised plan includes an additional trash area in the south west comer of the building near the
stairs. This area is planned for cardboard recycle bins and any over flow items such as recyclable
glass containers, grease barrels, etc. A trash chute from the second floor is also incorporated into
this area.
As a result of these changes, a reduction of one parking space resulted. The original approval was
for 50 on-site parking spaces and 10 on site valet spaces for a total of 60 spaces. The revised site
plan of 49 parking spaces and 11 valet spaces results in 60 on site spaces, for no overall loss of on
site parking.
CC:
Kirk Heinrichs
Bruno Marcelic, Architect
Bob Stoddard, Business Owner
Nick Gera, Property Owner
H:\DOWNTOWN\GERA\ParkingSpaceMemo. DOC
CITY OF CAMPBELL
Community Development Department - Current Planning
Mr. Nick Gera
19565 Glen Una Drive
Saratoga, CA 95070
April 11, 2000
Review of revised building plans for 200 E. Campbell Avenue
Building Permit No. BLD2000-19
Dear Mr. Gera:
The Planning Division has reviewed the revised building plans submitted for your proposed
two-story banquet hall facility and restaurant to be located at 200 E. Campbell Avenue. Upon
review of the revised building plans, it appears that some of the items listed in the letter sent to
you by the Planning Division on February 23, 2000 have not been addressed. These items
include:
Modification of the site plan to include the required number of on-site parking spaces. The
approved Site and Architectural plans indicate a requirement for 50 on-site parking spaces.
The revised building plans indicate only 49 parking spaces.
A landscaping and irrigation plan that incorporates additional trees on site as replacement
trees per the Water Efficient Landscape Standards (WELS) for those trees removed in
conjunction with the development. Although a total of 12 trees is required per the WELS,
the Community Development Department may allow a lesser number of trees and an
upgrade in tree sizes to satisfy requirements of the WELS. Upon review of the landscape
plan, the Planning Division finds that the proposed landscaping is inadequate to satisfy the
WELS requirement and appears sparse. Planning Staff recommends that the landscape
plans be modified in the following manner:
a. Addition of trees within the on-site landscape area on the south side of the
property facing Orchard City Drive. It appears that approximately six (6) new
trees could be added within this landscape area.
b. Replacement of the proposed grass lawn area within the on-site landscape area
on the south side of the property facing Orchard City Drive with low ground
cover. Low ground cover is recommended to discourage loitering within this
landscape area.
c. ~Any shrubs proposed to be planted on site shall be of a minimum 5-gallon size
and shall be planted at a distance no greater than 3 feet on center.
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 · FAX 408.866.8581 · TDD 408.866.2790
200 E. Campbell Avenue
Page 2
o
Recordation of a deed restriction on the property including the conditions of approval for
the Use Permit (Resolution No. 3160) and for the Site and Architectural Review Permit
(Resolution No. 3159) by the Santa Clara County Recorder's Office. Prior to issuance of
the building permits, the deed restriction including these conditions of approval should be
recorded. Copies of the resolutions are included with this letter for inclusion in the deed
restriction.
4. Please indicate exterior lighting details for the project, including exterior lighting designs
and footcandles of the lighting.
Please resolve the above-referenced issues at your soonest convenience so that the Planning
Division may proceed with the issuance of your building permits. If there are any issues that
cannot be resolved or require additional time to be resolved prior to issuance of building
permits, please submit a letter indicating reasons why such items cannot be resolved or the
time frame in which the above-referenced issues may be resolved. Should you have any
questions, please do not hesitate to contact me at the Community Development Department at
(408) 866-2142.
Sincerely,
Aki R. Irani
Planner I
Enclosure
cc:
Bob Stoddard, Owner of Stoddard's
Geoff Bradley, Redevelopment Coordinator
Bruno Marcelic, Architect
Sharon Fierro, Interim Community Development Director
Bill Bruckart, Building Official
Frank Mills, Senior Building Inspector
File
Runo
mARCELIC
ARCHITECT
3/13/2000
Uc. No. C18090
City of Campbell
Community Development Department
70 North First Street
Campbell, CA 95008
Response to Plan Check Comments
Project:
Stoddard's
200 E. Campbell Ave.
a lLa/N N
Bldg. permit No. BLD2000-19
PLANNING DEPARTMENT
Comment No. Response
1. In consultation with the Redevelopment Agency it was decided that the use of the
50th parking stall for an additional trash enclosure would better serve the public
interest and therefore they said 49 spaces are adequate.
2. A new landscape plan has been created, see sheet A-1.1
3. The disabled parking spaces have been revised to provide adequate back up space
and they have been more conveniently located.
4. A note has been put on the exterior elevations stating that the signs have to be
installed under a separate permit. See sheet A-4.
5. All roof mounted equipment will be adequately screened by the mansard roof.
6. Door at the towers are going to be hollow metal doors with a half window in top
portion. Elevations and door schedule have been updated.
7. Exterior elevations state that the windows in the banquet hall shall be dual
glazed and the wall have R-21 insulation in them. See sheets A-4 and A-5.
8. The Owner will comply with this requirement.
9. The Electrical Engineer has assured me that the 175 watt metal halide lights
in the garage will provide a lighting level of 10 foot-candles which is double
of that required by code.
I have selected a light for the exterior of the building (Nautilux NT200S in white)
See enclosed pictures.
10. The paint colors have been put on the exterior elevations, sheet A-4.
The colors are the same as approved by Planning Department.
If I may be of any further assistance please let me know.
Sincerely
B n~~elic
3707 Williams Rd. Suite 202 San Jose, Ca 95117-2700 Tel: (408) 243-3125 Fax: (408) 243-3198
CITY OF CAMPBELL
Community Development Department - Current Planning
Mr. Nick Gera
19565 Glen Una Drive
Saratoga, CA 95070
February 23, 2000
Review of building plans for 200 E. Campbell
Building Permit No. BLD2000-19
Dear Mr. Gera:
Thank you for your submittal of building plans for review of your proposed two-story banquet
hall facility and restaurant to be located at 200 E. Campbell Avenue. Upon review of your
building plans (BLD2000-19) for issuance of building permits, the Planning Division requests
that the following concerns be addressed:
The site plan should be modified to include the required number of on-site parking
spaces per the approved plans. The approved Site and Architectural plans indicate a
requirement for 50 on-site parking spaces. The building plans indicate only 49 parking
spaces.
Please submit a landscaping and irrigation plan for the project. It appears that six (6)
significantly-sized trees will be removed in conjunction with this project. Based upon
the size of these trees, a total of 12 trees is required per the City's replacement
requirements of the Water Efficient Landscape Guidelines (WELS). Given that the site
is limited in terms of landscaping space, the Community Development 'Department
may allow an upgrade in tree sizes for new trees to be planted rather than require a total
of 12 replacement trees to be planted.
Please check the disabled parking space dimensions and back-up space. Please note
that property owners are responsible for compliance with the Americans with
Disabilities Act (ADA). The Planning Division is concerned that there may not be
adequate back-up space for the disabled parking spaces and is also concerned with the
parking dimensions for the disabled parking spaces.
The building plans indicate signage on the building. Please be aware that signs are not
a part of this building permit application. A separate sign permit must be obtained by
the Planning Department prior to the issuance of a building permit for signs. Please
find attached a copy of the sign regulations for the Downtown area (C-3-S zone) and a
sign application for your reference.
70 North First Street - Campbell, California 95008.1423 - TEL 408.866.2140 · FAX 408.866.8381 - TDD 408.866.2790
200 E. Campbell Avenue
Page 2
o
The building plans indicate significant mounts of roof-mounted equipment to be
installed in conjunction with the operation of the banquet hall facility and
restaurant/brewery. Please ensure that all equipment is properly screened (i.e. by the
parapets) so that they are not visible fi.om the public view.
o
On Page A-4 of the building plans, please indicate the materials to be used on the
exterior doors to the stairwells at the comers of the building. It is not apparent if these
doors will be glass doors or solid doors.
o
Condition No. 8e of the conditions of approval for the project (Resolution No. 3159)
requires that construction measures be implemented to provide sound attenuation for
the building. Please ensure that this requirement is met.
Condition No. 9 of the conditions of approval for the project (Resolution No. 3159)
requires that the conditions be recorded with the Santa Clara County Recorder's office.
Please provide the Planning Division with a copy of the recorded document.
9. Please indicate lighting details for the project, including exterior lighting designs and
footcandles of the lighting.
10. Please submit color chips of the paint colors to be used on the building so that we may
verify that the colors match those approved by the City.
Please submit the above-referenced revisions and/or additional information at your soonest
convenience so that we may proceed with the issuance of your building permits. Should you
have any questions, please do not hesitate to contact me at the Community Development
Department at (408) 866-2142.
Sincerely,
AkiR. Irani
Planner I
Enclosure
CC:
Bob Stoddard, Owner of Stoddard's
Geoff Bradley, Redevelopment Coordinator
Bruno Marcelic, Architect
Sharon Fierro, Interim Community Development Director
Bill Bruckart, Building Official
Frank Mills, Senior Building Inspector
File
CITY OF CAMPBELL
Public Works Department
May 10, 1999
Mr. Nick Gera & Mr. Bob Stoddard
100 S. Murphy Avenue, Suite 102
Sunnyvale, CA 94086
Re:
CITY OF CAilgPB£L
PL/tlVIVIIVG DF. PT, L~
R 99-01 (S 98/01/UP 98-0t) - 200 E. Campbell Avenue - Stoddard's Brewhouse &
Eatery
Dear Messrs. Gera & Stoddard:
The Planning Commission, at its meeting of April 27, 1999, adopted Resolution 3224
approving an extension to a previously approved Site and Architectural Approval to allow the
construction of a two-story, 33,690 square foot building in the downtown area as a
restaurant/brewery and banquet hall.
At your earliest convenience, I would like to arrange a meeting with you, your consultants,
and the City's Public Works land development representative(s). The purpose of the meeting
would be to review the conditions of approval imposed by the Public Works Department and
the Department's procedures and requirements for satisfaction of those conditions. The land
development representative(s) may also include staff members from the Planning and Building
Divisions, if necessary. We hope this meeting will facilitate your project and assist in making
your project a success.
Please contact me at (408)866-2158 to arrange a meeting time and to answer any questions.
CC:
Bill Helms, Land Development Manager
Frank Mills, Acting Building Official
Aki Irani, Planner I
h:\word/landdev/200ecmnp(rnp)
70 North First Street - Campbell, California 95008.1423 · TEL 408.866.2150 · FAX 408.376.0958 · TDD 408.866.2790
CITY OF CAMPBELL
Community Development Department · Current Planning
April 30, 1999
Mr. Nick Gera & Mr. Bob Stoddard
100 S. Murphy Avenue, Suite 102
Sunnyvale, CA 94086
Re: R 99-01 (S 98-01/UP 98-01) - 200 E. Campbell Ave - Stoddard's Brewhouse &
Eatery
Dear Applicant:
Please be advised that the Planning Commission, at its meeting of April 27, 1999,
adopted Resolution No. 3224 approving an Extension (R 99-01) to a previously-approved
Site and Architectural Approval (S 98-01) to allow the construction of a two-story,
33,690 square foot building in the downtown area as a restaurant/brewery and banquet
hall and a Conditional Use Permit (UP 98-01) to allow extended hours of operation and
on-sale general liquor service.
This approval is effective in ten days, unless appealed in writing to the City Clerk. The
time within which judicial review of this decision must be sought is governed by
California Code of Civil Procedure, Section 1094.6.
If you have any questions regarding the Commission's action, please do not hesitate to
contact the undersigned at (408) 866-2140.
Sincerely,
Aki Irani
Planner I
CC:
Harold Housley, Public Works
Frank Mills, Building
Wayne Hokanson, Central Fire
Kirk Heinrichs, Redevelopment
Geoff Bradley, Redevelopment
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 · FAX 408.866.8381 · TDD 408.866.2790
RESOLUTION NO. 3224
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING AN EXTENSION (R 99-01) OF A
PREVIOUSLY-APPROVED SITE AND ARCHITECTURAL PERM1T (S
98-01) TO ALLOW THE CONSTRUCTION OF A TWO-STORY, 33,600
SQUARE FOOT BUILDING AS A RESTAURANT/BREWERY AND
BANQUET HALL AND CONDITIONAL USE PERMIT (UP 98-01) TO
ALLOW EXTENDED HOURS OF OPERATION AND ON-SALE
GENERAL LIQUOR SERVICE ON PROPERTY LOCATED AT 200 E.
CAMPBELL AVENUE IN THE C-3-S (CENTRAL BUSINESS DISTRICT)
ZONING DISTRICT. APPLICATION OF MR. NICK GERA AND MR.
BOB STODDARD. FILE NO. R 99-01 (S 98-01/UP 98-01).
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 R 99-01 (S 98-01/UP 98-01):
There have been no changes in the General Plan and the zoning of the property
since the previous approval of the project.
There have been no changes in the development standards or regulations which
would warrant change to the conditions of approval, other than the request for an
extension of time.
The applicant is requesting the extension of time to facilitate the completion of the
project.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The propo~-~d project i~c~stent with the General Plan and the local zoning
ordinance. ~--
2. The proposed project as conditioned will aid in the harmonious development of the
immediate area.
The establishment, maintenance or operation of the use applied for will not be
detrimental to the 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.
Planning Commission Resolution No. 3224
R 99-01 (S 98-01FLIP 98-01) - 200 E. Campbell Avenue - Stoddard's
Page 2
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinance of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. 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:
Development Approval Expiration: Approval is granted for a One Year Extension (R 99-01)
to a previously-approved Site and Architectural Review Permit (S 98-01) and Use Permit (UP
98-01) to allow the development of a two-story, 33,690 square foot building to be occupied
by a restaurant/microbrewery and a banquet hall facility with associated retail/office space.
The Extension of Time for the Site and Architectural Review Permit and Use Permit
approvals are valid for a period of one year from the Planning Commission approval and will
expire on May 19, 2000.
°
Previous Conditions:
All conditions of approval of the previously-approved Site and Architectural Review Permit
(S 98-01) as approved by Resolution No. 3159 and all conditions of approval of the
previously-approved Use Permit (LIP 98-01) as approved by Resolution No. 3160 shall
remain in effect, except as modified by conditions herein.
PASSED AND ADOPTED this 27th day of April, 1999, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Francois, Gibbons, Hernandez, Jones, Kearns, Lindstrom,
Lowe
None
None
None
APPROVED:
Brad Jones, Chair
ATTEST'
Tim J. Haley, Acting Secretary
ITEM NO. 2
STAFF REPORT - PLANNING COMMISSION MEETING
OF APRIL 27, 1999
R 99-01
' (S 98-01/UP 98-01)
Gera, N.
Stoddard, B.
Public Hearing to consider the application of Mr. Nick Gera and Mr.
Bob Stoddard for approval of an Extension (R 99-01) of time to a
previously-approved Site and Architectural Review Permit (S 98-01) to
allow the construction of a two-story restaurant/banquet hall building
and to a previously-approved Conditional Use Permit (UP 98-01) to
allow extended hours of operation and on-sale general liquor service on
property located at 200 East Campbell Avenue in a C-3-S (Central
Business District) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following actions:
1)
Adopt a resolution, incorporating the attached findings, approving a One-Year Extension (R
99-01) to a previously-approved Site and Architectural Review Permit (S 98-01) and Use
Permit (UP 98-01) to allow the development of a two-story building as a
restaurant/microbrewery and banquet hall facility with late night hours of operation and on-
sale general liquor service.
ENVIRONMENTAL DETERMINATION
A Negative Declaration was previously granted for this project.
PROJECT DATA
Site Data:
Gross Lot Area:
Net Lot Area:
Building Area:
Proposed Restaurant Area:
Proposed Banquet Hall:
Proposed Retail/Office Area:
1.19 acres (51,841 square feet)
.76 acres (33,085 square feet)
33,6~90 square feet
11,308 square feet
21,095 square feet
1,287 square feet
DISCUSSION
Applicant's Proposal: The applicants are requesting approval of a One-Year Extension of Time
to a Site and Architectural Review Permit (S 98-01) and a Conditional Use Permit (UP 98-01) to
allow the development of a two-story restaurant/banquet hall facility with late night hours of
operation and on-sale general liquor service within the Downtown area. The subject property is
located on the southwest corner of S. Second Street and E. Campbell Avenue.
Staff Report - Planning Commission Meeting of April 27, 1999
R 99-01 (S 98-01FLIP 98-01) - 200 E. Campbell Avenue
Pa~e 2
ANALYSIS
Background: On April 28, 1998, the Planning Commission approved the Site and Architectural
Review Permit and Use Permit, with the contingency that the City Council approve the Parking
Management Plan as a Parking Adjustment. The City Council approved the Parking Adjustment
for the project, subject to a Parking Management Plan on May 19, 1998.
The applicants submitted a letter dated March 26, 1999 stating that the project would be delayed
because of setbacks in the finalizing of the funding to develop the project. The financing issues
have now been resolved. As a result of the delay, the applicants are requesting a one (1) year
Extension of Time from May 19, 1999 to May 19, 2000 to submit building plans and obtain
building permits to begin construction. A development schedule has been submitted which states
that building plans will be submitted to the City at the end of May and construction of the new
building is to begin in early July. Completion of the building is anticipated in
November/December of the year 2000.
Proposed Project: The proposed project entails the development of a two-story, 33,690 square
foot building accommodating a restaurant with associated microbrewery and a banquet hall
facility with associated retail/office space. The restaurant and banquet hall facility will also have
late night hours of operation past 11:00 p.m. and on-sale general liquor service. The restaurant
will be located on the first and second floors facing E. Campbell Avenue. The remaining ground
floor area will provide on-site parking spaces for the restaurant and associated retail/office spaces
for the banquet hall along S. Second Street. The remaining second floor area will accommodate
the banquet hall.
The applicants have stated that no modifications have been made to the previously-approved
plans. There have been no changes in the facts or circumstances that would affect this project.
Therefore, Staff recommends that the Planning Commission approve the one year Extension of
time to the Site and Architectural Review Permit and Use Permit.
Site and Architectural Review Committee: The application for an Extension of time to the Site
and Architectural Review Permit and Use Permit was not reviewed by the Site and Architectural
Review Committee, given that no modifications have been made to the previously-approved
plans, conditions of approval and/or circumstances of the project, other than the request for
extension of time.
Attachments:
1. Findings for approval of R 99-01
2. Conditions of Approval for R 99-01
3. Applicants' letter dated March 26, 1999
4. Applicants' development schedule
5. Planning Commission Resolution No. 3159, approving a Site and Architectural Review Permit
6. Planning Commission Resolution No. 3160, approving a Conditional Use Permit
7. City Council Resolution No. 9382, approving a Parking Management Plan as a Parking Adjustment
8. Planning Commission Meeting Minutes from April 28, 1998
Staff Report- Planning Commission Meeting of April 27, 1999
R 99-01 (S 98-01FUP 98-01) - 200 E. Campbell Avenue
Page 3
9. Planning Commission Staff Report from April 28, 1998
10. City Council Meeting Minutes from May 19, 1998
11. City Council report from May 19, 1998
12. Exhibits
13. Location Map
Prepared by:
Approved by:
Aki R. Irani, Planner I
Sharon Fierro, Senior Planner
Attachment #1
FINDINGS FOR APPROVAL OF FILE NO. R 99-01 (S 98-01 & UP 98-01)
SITE ADDRESS: 200 E. Campbell Avenue
APPLICANT: Nick Gera and Bob Stoddard
P.C. MEETING: April 27, 1999
Findings for Approval of a One Year Extension of Time to a previously-approved Site and
Architectural Review Permit (S 98-01) and to a previously-approved Conditional Use Permit (UP
98-01) to allow the development of a two-story restaurant/banquet hall building with late night
hours of operation and on-sale general liquor service
The Planning Commission finds as follows with regard to File No. R 99-01:
There have been no changes in the General Plan and the zoning of the property
since the previous approval of the project.
There have been no changes in the development standards or regulations which
would warrant change to the conditions of approval, other than the request for an
extension of time.
The applicant is requesting the extension of time to facilitate the completion of the
project.
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 the local zoning
ordinance.
2. The proposed project as conditioned will aid in the harmonious development of the
immediate area.
3. The establishment, maintenance or operation of the use applied for will not be
detrimental to the 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.
Attachment No. 2
CONDITIONS OF APPROVAL FOR FILE NO. R 99-01 (S 98-01 & UP 98-01)
SITE ADDRESS: 200 E. Campbell Avenue
APPLICANT: Nick Gera & Bob Stoddard
P.C. MEETING: April 27, 1999
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. 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.
Development Approval Expiration: Approval is granted for a One Year Extension (R 99-01)
to a previously-approved Site and Architectural Review Permit (S 98-01) and Use Permit (UP
98-01) to allow the development of a two-story, 33,690 square foot building to be occupied
by a restaurant/microbrewery and a banquet hall facility with associated retail/office space.
The Extension of Time for the Site and Architectural Review Permit and Use Permit
approvals are valid for a period of one year from the Planning Commission approval and will
expire on May 19, 2000.
°
Previous Conditions:
All conditions of approval of the previously-approved Site and Architectural Review Permit
(S 98-01) as approved by Resolution No. 3159 and all conditions of approval of the
previously-approved Use Permit (UP 98-01) as approved by Resolution No. 3160 shall
remain in effect, except as modified by conditions herein.
BENCHMARK BREWING CO MPANY
d.b.a. STODDARD'S BREWHOUSE EATERY
111 SO. MURPHY AVENUE · SUNNYVALE, CA 94086-0128 · 408/733-7824 · FAX 408/733-8969
March 26, 1999
Steve Piasecki
Community Development Director
City Of Campbell
70 N. First Street
Campbell, CA 95008-1423
Re:
Extension of Approval
File No. S 98-01 & UP 98-01
200 East Campbell Avenue
Stoddard's Restaurant & Banquet Facility
Dear Mr. Piasecki,
Nick Gera and Stoddard's Brewhouse & Eatery, do hereby request a twelve month extension of
the expiration date of Site and Architectural Permit #S 98-01 and Conditional Use Permit
#UP 98-01. The current expiration date is May 19, 1999. This request for extension of
approval is necessary to facilitate additional time to complete, submit and process the required
building plans and obtain Building Permits.
Stoddard's Brewhouse & Eatery experienced a setback in the original funding plan related to
bank financing. Unsure of a resolution to the issue, architectural and structural plan
development was halted, resulting in a substantial delay.
We are pleased to announce that Stoddard's Brewhouse & Eatery has resolved it's financing
issues. Stoddard's has obtained a commitment for the required bank loan and achieved their
private funding goal. Upon approval of this extension request, we are prepared to move
forward with the development and completion of this project according to the attached
estimated construction schedule (attachment A). As the land owner and business principals of
Stoddard's, we remain committed to our business goals and the redevelopment goals for
downtown Campbell.
Sincerely,
Bob Stoddard
Benchmark Brewing Company
Nicholas Gera
DAI Associates
attachment
www. stoddardsbrew, com
BREWING COMPANY
BENCHMARK
d.b.a. STODDARD'S BREWHOUSE & EATERY
111 SO. MURPHY AVENUE · SUNNYVALE, CA 94086-0128 · 408/733-7824 · FAX 408/733-8969
March 26, 1999
S 98-01/UP 98-01 200 East Campbell Avenue
Extension of Approval
Attachment A
Estimated Schedule for Campbell Restaurant and Banquet Facility
Apr 2, 1999
Apr 5, 1999
May 10, 1999
May 15, 1999
May 25, 1999
Jun 8, 1999
Jun 28, 1999
Jul 2, 1999
Jul 5, 1999
Jul 12, 1999
Jul 30, 1999
Sep 17, 1999
Nov - De]: 2000
Submit State Alcoholic Beverage License Application (6 weeks)
Begin Shell Plan Drawings (6-8 weeks)
Submit Parcel Map plans (4-8 weeks process time)
Notice to Vacate to current tenant
Submit plans for demolition and shell Building Permit (6 weeks)
Obtain Demolition Permit
Demolish Building
Obtain approved Parcel Map
Obtain shell Building Permit
Begin shell Construction
Submit plans for tenant improvement Building Permit (6 weeks)
Obtain tenant improvement Building Permit
Construction Complete
www. stoddardsbre w. com
RESOLUTION NO. 3159
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL GRANTING A SITE AND
ARCHITECTURAL APPROVAL TO ALLOW THE
CONSTRUCTION OF A TWO-STORY, 33,690 SQUARE FOOT
BUILDING IN THE DOWNTOWN AREA AS A
RESTAURANT/BREWERY AND BANQUET HALL ON
PROPERTY LOCATED AT 200 E. CAMPBELL AVENUE IN A
C-3-S (CENTRAL BUSINESS DISTRICT) ZONING DISTRICT
CONTINGENT UPON THE APPROVAL OF A PARKING
ADJUSTMENT BY THE CITY COUNCIL. APPLICATION OF
MR. NICK GERA, ON BEHALF OF STODDARD'S BREWHOUSE
& EATERY. FILE NO. S 98-01.
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 S 98-01:
An initial study was prepared for this project which concludes that there are no
significant environmental impacts with the development of this project.
Consequently, a Negative Declaration has been prepared for this project.
The project will entail construction of a two-story, 33,690 square foot building. The
restaurant/brewery portion of the building will consist of 11,308 square feet. The
banquet hall facility with associated retail/office area will consist of 22,382 square
feet.
The restaurant portion of the building will be limited to a maximum seating capacity
of 255 persons and the banquet hall portion of the building will be limited to a
maximum seating capacity of 600 persons.
The proposed restaurant/brewery and banquet facility is consistent with the
commercial land use of the General Plan, the C-3-S (Central Business District) zoning
designation for the site, the Central Campbell Redevelopment Plan and the Campbell
Downtown Development Plan. The proposed project achieves the following
objectives:
Planning Commission Resolution No. 3159
S 98-01 - 200 E. Campbell Avenue - Stoddard's Brewhouse & Eatery
Page 2
a) Enhances the downtown as the civic, economic and cultural center of activity for
the City of Campbell.
b) Enhances the identity of the downtown as a central business district that serves as
a meeting place for local residents as well as a destination.
c) Facilitates the development of downtown as an economically viable commercial
district.
d) Encourages a mix of economically viable commercial uses in the downtown
creating a balance of daytime and evening activities.
e) Enhances the retail continuity and pedestrian-oriented environment of the
downtown.
f) Ensures that the new building in the downtown will be of high architectural
design quality and encourages architectural diversity in the downtown.
5. The proposed project meets the setback, height limitation, and floor area ratio
requirements of the C-3-S (Central Business District) zoning ordinance.
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The proposed project will provide 50 on-site parking spaces (60 on-site spaces using
valet service) and additional on-street and off-site parking spaces to adequately
accommodate both the restaurant and the banquet hall facility uses.
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The on-site parking spaces alone will not accommodate needs for the restaurant and
banquet facility as required for Parking Zone 2 of the C-3-S zoning regulations;
however, a parking management plan has been provided which indicates a procedure
to facilitate parking demand for the project by a combined use of off-site and
available on-street parking spaces.
Approval of the parking management plan by the City Council as a request for a
parking adjustment will allow compliance of the project with the parking regulations
of the C-3-S zoning ordinance.
9. Adequate circulation will be provided on the site and surrounding the site to
adequately accommodate the estimated traffic associated with the project.
10. The proposed project is well designed and is architecturally compatible with the
surrounding neighborhood and uses.
11. The proposed project is compatible with the surrounding area.
Planning Commission Resolution No. 3159
S 98-01 -200 E. Campbell Avenue - Stoddard's Brewhouse & Eatery
Page 3
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 the City's zoning
ordinance.
2. The proposed project will aid in the harmonious development of the immediate area.
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The establishment, maintenance or operation of the use applied for will not be
detrimental to the 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.
4. The proposed project is adequately served by streets of sufficient capacity to carry the
kind and quantity of traffic such uses would generate.
The applicant is hereby notified, as part of this application, that he/she is required to
meet the following conditions is in accordance with the ordinance of the City of
Campbell and the State of California. 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
1. Approved Project: Approval is granted for a Site and Architectural Review Permit to
allow the development of a two-story, 33,690 square foot building to accommodate a
restaurant with associated on-site microbrewery, and a banquet hall facility with
incidental retail/office space on property located at 200 E. Campbell Avenue. The
restaurant/brewery portion of the building will consist of approximately 11,300
square feet. The remaining space, approximately 22,380 square feet, will consist of
the banquet hall facility and associated retail/office space. Project approval shall
substantially comply with the following project plans, except as modified by the
Conditions of Approval herein:
Planning Commission Resolution No. 3159
S 98-01 - 200 E. Campbell Avenue - Stoddard's Brewhouse & Eatery
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a. Project plans prepared by Bruno Marcelic, Architect, including a proposed site
plan, existing site plan, floor plans, and elevations, dated as' received by the
Planning Department on March 6, 1998.
b. Color/materials board
c. Colored elevations and proposed site plan.
d. Colored perspective of the building.
Construction Mitigation Measures: The applicant shall implement measures as
specified in the Initial Study including the following:
a. Construction activities will be limited to daytime hours of 8:00 am to 5:00 p.m.
weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on
Sundays and Holidays unless an exception is granted by the Building Official.
b. No pile driving is allowed for construction of the project.
c. All internal combustion engines for construction equipment used on the site will
be properly muffled and maintained.
d. All stationary noise generating construction equipment, such as air compressors
and portable power generator, will be located as far as practical from the existing
residences and businesses.
e. All active construction areas shall be watered at least twice daily.
f. Cover all trucks hauling soil and other loose materials prior to leaving the site.
g. Pave, apply water, or apply non-toxic soil stabilizers on all unpaved surfaces, and
staging areas at the construction site.
h. Sweep daily all paved access roads, parking areas, staging areas, and adjacent
public streets as directed by the City Engineer.
i. Enclose, cover, water or apply soil binders to exposed stockpiles.
j. Install sandbags or other erosion control measures to prevent nmoff to all
roadways, waterways or pubic walkways accessed by the public.
k. Construction equipment, vehicles, and/or workers associated with the
development of this project site shall not be permitted to park on any residential
streets.
Seating Capacity: The maximum seating capacity of the banquet hall facility shall
not exceed 600 persons at any one time. The maximum seating capacity of the
restaurant/brewery shall not exceed 255 persons at any one time.
Planning Commission Resolution No. 3159
S 98-01 - 200 E. Campbell Avenue - Stoddard's Brewhouse & Eatery
Page 5
Hours of Operation:
a. The hours of operation for the restaurant/brewery shall be limited to:
Monday - Saturday 8:00 a.m. to 2:00 a.m.
& Holidays
Sunday 8:00 a.m. to 12:00 a.m.
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The hours of operation for the banquet hall facility shall be limited to:
Sunday- Thursday 8:00 a.m. to 11:00 p.m.
Friday - Saturday 8:00 a.m. to 12:00 a.m.
& Holidays
Parking Management Plan: Parking to accommodate both the restaurant/brewery and
banquet hall facility shall comply with the attached Parking Management Plan
prepared by the Campbell Redevelopment Agency staff, dated April 24, 1998. There
will be a minimum of 50 on-site parking spaces (60 on-site spaces using valet service)
for the building which shall be provided for use by customers of the restaurant.
Employees of the restaurant/brewery and the banquet hall facility shall not be
permitted to park on residential streets. Operators of the banquet hall facility shall
comply with the attached Parking Management Plan for use of the banquet hall
facility and shall require that:
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Use of the City's public First Street parking garage for banquet events shall be
restricted to the following hours:
Monday - Thursday
Friday
Saturday
Sunday
Holidays
5:30 p.m. to 11:30 p.m.
5:30 p.m. to 12:30 a.m.
8:00 a.m. to 12:30 a.m.
8:00 a.m. to 11:30 p.m.
8:00 a.m. to 12:30 a.m.
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For any event that exceeds 250 persons, the operator of the banquet hall facility
shall provide a minimum 60-day notice to the Community Development Director
which includes the time, day, parking and transport plan for the event. The
Community Development Director, upon recommendations from the Chief of
Police and Traffic Engineer, shall respond to the adequacy of the plan within ten
(10) days.
There shall be parking and traffic control at the First Street Public Parking Garage
for any banquet event that exceeds 250 persons as required by the Chief of Police.
This may include a uniformed police officer directing traffic, if deemed necessary
by the Chief of Police, to keep exiting traffic out of residential areas.
Planning Commission Resolution No. 3159
S 98-01 - 200 E. Campbell Avenue - Stoddard's Brewhouse & Eatery
Page 6
d. A fee shall not be charged for use of the valet and/or shuttle parking services.
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Use of the Campbell Community Center parking facilities is limited to a
maximum of 100 parking spaces at the Campbell Avenue parking lot to be used
for the banquet hall use during weekday hours between 8:00 a.m. and 5:30 p.m.
with prior written approval from either the Director of Community Services and
Recreation or the City Manager.
Written requests for permission to use parking at the Community Center must be
received a minimum of 30 days in advance for use of 50 parking spaces or less,
and a minimum of 60 days in advance for use of more than 50 parking spaces.
Request shall be addressed to:
Director of Recreation and Community Services
Recreation and Community Services
1 West Campbell Avenue #C31
Campbell, CA 95008
g. Use of Community Center parking for banquet use is prohibited weekdays after
5:30 p.m. and on weekends.
The City reserves the right to deny the use of the Community Center parking at its
discretion if it disrupts the operation, fimction, management or use of the
Community Center as determined by the City Manager and/or the Director of
Community Services and Recreation.
The applicant shall enter into a parking agreement with the City that identifies the
terms and conditions under which the Community Center parking may be used.
This agreement must be executed prior to the issuance of a certificate of use and
occupancy for the banquet facility.
j. Valet parking will be used in association with both Downtown parking facilities
and Community Center parking.
Shuttle or passenger buses must be used to shuttle banquet users between the
Community Center and the banquet facility when the Community Center parking
lot is being used.
Planning Commission Resolution No. 3159
S 98-01 - 200 E. Campbell Avenue - Stoddard's Brewhouse & Eatery
Page 7
All contracts for banquet facility users shall include a map and instructions for
designated parking areas and proper use and location of valet and shuttle bus
services. The map shall identify the residential streets where parking and
through-traffic is prohibited.
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Proof of automobile insurance for shuttle and valet vehicles shall be provided and
liability insurance shall be provided as required by the City for use of public
parking facilities.
Modification to the Parking Management Plan: Minor modifications to the approved
Parking Management Plan relating to the number of spaces and location of parking
spaces may be approved by the Community Development Director. The Community
Development Director shall make the determination as to whether a proposed
modification is consider a minor or major modification. Approval of any major
modification to the Parking Management Plan as determined by the Community
Development Director and/or any appeal of the Planning Director's determination of
the Parking Management Plan shall be made to the City Council.
Parking and Driveways: All parking and driveway areas shall be developed in
compliance with Chapter 21.50 of the Campbell Municipal Code, except as may be
modified by the Parking Management Plan and approved by the City Council for a
parking adjustment.
Noise:
a. Exterior Doors: All doors providing access from the banquet facility to the
exterior of the building shall be self-closing doors and shall not be propped open
during banquet facility events. All doors located on the south elevation of the
building facing Orchard City Drive shall be used for exiting purposes only and
shall be kept closed at all times, except for emergency purposes.
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Nighttime Exiting: Occupants of the building during nighttime hours after 9 p.m.
shall be required to exit the building from the entrance of the banquet hall and/or
restaurant along Second Street and/or E. Campbell Avenue.
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Noise Standard: Any noises, sounds, and/or voices, including but not limited to
amplified sounds, loud speakers, sounds from microphones, audio sound systems,
music, and/or public address system, generated by uses within the building shall
not be audible to a person of normal heating acuity from any residential property
located south of Orchard City Drive.
Planning Commission Resolution No. 3159
S 98-01 - 200 E. Campbell Avenue- Stoddard's Brewhouse & Eatery
Page 8
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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 in the building, may limit the operational hours of the uses
within the building and/or may require a Noise Management Plan to be submitted
by the applicant consisting of an acoustical study by a qualified acoustical
engineer for recommendations to attenuate the noise. The Noise Management
Plan shall require implementation of the mitigation measures as determined in the
acoustical study to comply with the noise conditions as herein included in these
Conditions of Approval. Actions by the Community Development Director may
be appealed to the Planning Commission, but the reduced hours for either the
restaurant/brewery and/or banquet facility shall be effective immediately upon
notification by the Community Development Director.
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Construction: The applicant shall incorporate construction methods and/or
materials for the construction of the building to provide sound attenuation for the
building. Such methods may include the use of sound baffling insulation, double-
paned windows, acoustical ceiling and flooring material and other state-of-the-art
acoustical construction technology.
f. Exterior Speakers: No audio sound system, music, public address system or
speakers are permitted outside of the building.
Recordation of Conditions of Approval: A deed restriction containing all conditions
of approval shall be recorded with the Santa Clara County Recorder's Office and shall
be an on-going obligation of the business owner(s) and property owner(s).
10. Notification of Conditions of Approval: The applicant shall be responsible for
providing all primary persons reserving and/or using the banquet facility with
notification of the conditions of approval pertaining to noise and operation of the
facility prior to the occurrence of the event to be held at the banquet facility. Such
conditions of approval pertaining to noise and operation of the facility shall also be
conspicuously posted within the banquet facility.
11. On-site Lighting: On site lighting shall be shielded away from residential uses.
Details of project lighting shall be approved by the Planning Department prior to
issuance of building permits.
Planning Commission Resolution No. 3159
S 98-01 - 200 E. Campbell Avenue - Stoddard's Brewhouse & Eatery
Page 9
12. Landscaping: The applicant shall submit four (4) sets of landscape and irrigation
plans indicating the type and size of plant material, including on-site trees, planting
details and irrigation system to the Community Development Director for review and
approval prior to issuance of building permits. Landscape plan shall be consistent
with the City's Water Efficient Landscape Standards (WELS) and shall include the
following:
a. Protection of existing trees to be retained consistent with WELS.
b. Replacement of trees per the replacement ratio as required under WELS.
13. Property Maintenance: The property is to be maintained free of any combustible
trash, debris and weeds until the time that actual construction commences. The
existing structure shall be secured by having windows boarded up and doors sealed
shut, and/or be demolished, partially demolished or removed from the property
(Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code).
14. Signage: Sign applications shall be submitted to the Community Development
Department for both the restaurant and banquet hall facility uses in accordance with
the provisions of the Sign Ordinance. No sign shall be permitted until the application
is approved and a permit is issued.
15. Garbage Collection - Trash containers of a size and quantity necessary to serve new
or modified building areas shall be located in areas approved by the Fire Department.
Unless otherwise noted, enclosures, shall consist of a concrete floor surrounded by a
solid wall or fence and have self-closing doors of a size specified by the Fire
Department. All enclosures to be constructed at grade level and have a level area
adjacent to the trash enclosure area to service these containers.
16. Mechanical Equipment - All roof-mounted and ground level mechanical equipment
on new or remodeled structures on site which are visible from the public right of way
shall be screened with similar building materials subject to the approval of the
Community Development Director.
17. Disabled Accessibility - All new and remodeled buildings shall provide disabled
access in accordance with the Uniform Building Code (UBC), and the Uniform
Federal Accessibility Standards (UFAS) and the Federal Americans with Disabilities
Act (ADA).
Planning Commission Resolution No. 3159
S 98-01 - 200 E. Campbell Avenue - Stoddard's Brewhouse & Eatery
Page 10
18. Adjustment in Parking Standards: The applicant shall obtain an adjustment in the
parking standards by the City Council consistent with the requirements of the C-3-S
(Central Business District) zoning district prior to issuance of building permits.
19. Outdoor seating: Outdoor seating shall only be permitted for the restaurant use. No
outdoor seating is permitted for the banquet hall facility. Outdoor seating for the
restaurant shall comply with Chapter 21.26.020 Section 4 A and B of the Campbell
Municipal Code. Hours of operation for use of the outdoor seating area shall be
allowed until 12 a.m.
20. Complaints: The applicants and/or operators of the restaurant/brewery and banquet
hall facility shall operate and maintain the uses in a manner which is not
objectionable, offensive, or incompatible with surrounding uses. In the event that
complaints are received regarding noise, litter, vandalism, traffic or other such factors
associated with a late night operation, the Community Development Director may
limit the operational hours of the proposed use. This action may be appealed to the
Planning Commission, but the reduced hours for either the restaurant/brewery and/or
banquet facility shall be effective immediately upon notification by the Community
Development Director. The applicant shall sign an agreement acknowledging this
restriction on operational hours.
21. Live Entertainment Permit: Applicant shall be required to obtain all necessary City
permits prior to incorporating live entertainment at this location in compliance with
the C-3-S (Central Business District) Zoning requirements.
Building Division Requirements:
22. Building Code Compliance: The approved project must comply with all applicable
Building Codes as determined by the Campbell Building Official and as required
by the Uniform Building Code.
23. Disabled-accessible Parking: The applicant shall provide disabled-accessible
parking as required by Title 24 of the Uniform Building Code prior to issuance of a
certificate of occupancy for the building.
Planning Commission Resolution No. 3159
S 98-01 - 200 E. Campbell Avenue - Stoddard's Brewhouse & Eatery
Page 11
CENTRAL FIRE DISTRICT:
24. Development Review: Review of this Developmental proposal is limited to
acceptability of site access and water supply as they pertain to fire department
operations, and shall not be construed as a substitute for formal plan review to
determine compliance with adopted model codes. Prior to performing any work,
the applicant shall apply to the Building Division for applicable construction
permits.
25. Required Fire Flow: Required fire flow for this project is 3,000 Gallons Per
Minute at 20 pounds per square inch residual pressure. The required flow is
available from area water mains and fire hydrant(s) which are spaced at the required
spacing. This is based upon minimum construction type IV being permitted.
26. Automatic Fire Sprinkler System Required: Buildings requiring a fire flow in
excess of 2,000 Gallons Per Minute and/or in excess of two stories in height (35
feet) shall be equipped throughout with an approved automatic fire sprinkler
system. The fire sprinkler system shall be hydraulically designed per National Fire
Protection Association (NFPA) Standard # 13, 1994 Edition.
27. Final Required Fire Flow: Required fire flow may be reduced up to 50% in
buildings equipped with automatic fire sprinkler systems, but can be no less than
1,500 Gallons Per Minute. Therefore, the final required fire flow is 2,375 Gallons
Per Minute at 20 pounds per square inch residual pressure. This flow shall be taken
from any two (2) fire hydrants, on or near the site so long as they are spaced at a
maximum spacing of 250 feet.
28. Building Construction: The building shall be constructed as Type I, Type II-Fire
resistive, Type II-one hour, Type III-one hour or Type IV as outlined in the
California Building Code (Title 24, part 2) At time of building permit submittal,
reflect the proposed type of construction on the plans.
29. Area Calculations: At time of building permit submittal, the plans shall reflect
allowable area calculations, to include a sum of area ratios.
30. West Exterior Wall: The west exterior wall shall be constructed as one-hour fire
resistive to include a complying parapet based upon the proximity to the property
line.
Planning Commission Resolution No. 3159
S 98-01 - 200 E. Campbell Avenue - Stoddard's Brewhouse & Eatery
Page 12
31. Occupancy Separation: Based upon the proposed mixed uses, complying
occupancy separations shall be provided as follows: A-2.1/B = One hour, A-2.1/S-
3 = Three hours, B/S-3 = One hour. At time of building permit submittal, the
plans shall clearly reflect the required rating and tested assembly number.
32. Exits: A minimum of four (4) separate exits shall be provided from the second
floor as the gross occupant load exceeds 1,000 persons.
33. Fire Department Key Box Required: Provide an approved fire department key box
and appropriate building keys. Installations shall conform with Fire Department
Standard Detail and Specification K-1.
PUBLIC WORKS DEPARTMENT:
34. Preliminary Title Report: Prior to issuance of any Grading, Drainage, or Building
Permits for the site, the applicant shall provide a current Preliminary Title Report.
35. Right-of-Way for Public Street Purposes: Prior to issuance of any Grading, Drainage,
or Building Permits for the site, the applicant shall grant additional Right-of-Way for
Public Street Purposes along the Orchard City Drive frontage to accommodate a 10'
right-of-way from existing face of curb. Applicant shall cause to be prepared all
documents necessary to record dedication and submit to the City for review.
36. Street Improvements: Prior to issuance of any Grading, Drainage or Building Permits
for the site, the applicant shall cause plans for public Street Improvements to be
prepared by a registered civil engineer, pay fees, execute a street improvement
agreement, post security and provide insurance necessary to obtain an encroachment
permit for construction of the improvements, as required by the City Engineer. The
plans shall include the following:
a) City standard commercial 10' sidewalk with street trees 40' on center and
irrigation along Orchard City Drive.
b) Installation of City standard driveway approach on Second Street.
c) Removal of driveways on Campbell Avenue and Second Street and install
curb, gutter, sidewalk, and conforms as needed.
d) Installation of all water meters and sewer cleanouts on private property
behind the public right-of-way line.
Planning Commission Resolution No. 3159
S 98-01 - 200 E. Campbell Avenue - Stoddard's Brewhouse & Eatery
Page 13
e) Remove and replace damaged sidewalk and curb and gutter along Second
Street and Campbell frontages.
f) Installation of traffic signs and markings related to parking and driveway
installation as required by the City Engineer.
37. 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 company.
38. Utility Coordination Plan: Prior to issuance of Building Permits, a applicant shall
submit a Utility Coordination Plan and Schedule for approval by the City Engineer
for installation of all utilities. The Plan shall minimize the damage to all public
facilities.
39. Maintenance Securi _ty: Prior to issuance of occupancy approval for the site, all public
street improvements required by the encroachment permit must be completed and
accepted by the City and the applicant must provide a one-year Maintenance Security
in an amount of 25% of the Faithful Performance Bond.
40. Grading and Drainage Plan: Prior to the issuance of any Grading, Drainage or
Building Permits for the site, the applicant shall prepare an engineered Grading and
Drainage Plan, and pay fees required to obtain necessary grading permits. The plans
shall comply with the 1994 edition of the Uniform Building Code including Chapters
18, 33, and Appendix Chapter 33.
41. Storm Water Management: Comply with the California Storm Water Best
Management Practices Handbook, prepared by the Storm Water Quality Task Force,
Santa Clara Valley Water District.
42. Parcel Map: The applicant shall be required to submit a parcel map to be approved
and recorded prior to issuance of any Building Permits for the project.
Planning Commission Resolution No. 3159
S 98-01 - 200 E. Campbell Avenue - Stoddard's Brewhouse & Eatery
Page 14
PASSED AND ADOPTED this 28~ day of April, 1998, by the following roll call vote:
AYES: Commissioners: Francois, Gibbons, Jones,
Lowe, Meyer-Kennedy
NOES: Commissioners: None
ABSENT: Commissioners: None
ABSTAIN: Commissioners: None
Keams, Lindstrom,
APPROVED:
Steve Piasecki, S~cretary
Dennis Lowe, Chair
RESOLUTION NO. 3160
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A CONDITIONAL USE PERMIT TO
ALLOW EXTENDED HOURS OF OPERATION AND ON-SALE
GENERAL LIQUOR SERVICE ON PROPERTY LOCATED 200 E.
CAMPBELL AVENUE IN A C-3-S (CENTRAL BUSINESS DISTRICT)
ZONING DISTRICT CONTINGENT UPON THE APPROVAL OF A
PARKING ADJUSTMENT BY THE CITY COUNCIL. APPLICATION OF
MR. NICK GERA, ON BEHALF OF STODDARD'S BREWERY &
EATERY. FILE NO. UP 98-01.
After notification and public heating, 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 UP 98-01:
The proposed late night hours of operation and on-sale general liquor service for the
proposed restaurant/brewery and banquet hall facility uses are consistent with the commercial
land use of the General Plan and the C-3-S (Central Business District) zoning designations
for the site.
2. The proposed micro-brewery shall only be established for the primary full-service restaurant
in conjunction with the on-sale liquor service for the restaurant.
The on-sale general liquor licenses for the restaurant/brewery and banquet hall are incidental
uses to the primary full-service restaurant and banquet facility uses and are not anticipated to
intensify the primary uses.
4. The proposed hours of operation for the restaurant/brewery is:
Monday- Saturday 8:00 a.m. to 2:00 a.m.
& Holidays
Sunday 8:00 a.m. to 12:00 a.m.
The proposed hours of operation for the banquet hall facility is:
Sunday - Thursday 8:00 a.m. to 11:00 p.m.
Friday - Saturday 8:00 a.m. to 12:00 a.m.
& Holidays
6. The proposed operating hours of the restaurant/brewery and banquet hall facility are
consistent and similar to operating hours of other restaurants within the City.
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The proposed restaurant/brewery and banquet hall facilities, subject to the conditions of
approval, with late night hours of operation and on-sale general liquor service is compatible
with the surrounding neighborhood.
Planning Commission Resolution No. 3160
UP 98-01 - 200 E. Campbell Avenue - Stoddard's Brewery & Eatery
Page 2
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The restaurant/brewery and banquet hall facility with the late night hours of operation and
incidental on-sale general liquor service, will not create a nuisance due to noise, litter,
vandalism, traffic or other factors, subject to the conditions of approval.
The restaurant/brewery and banquet hall facility, with late night hours of operation and
incidental on-sale general liquor service, will not significantly disturb the peace and
enjoyment of nearby residential neighborhoods, subject to the conditions of approval.
10. The restaurant/brewery and banquet hall facility, with late night hours of operation and
incidental on-sale general liquor service, will not significantly increase the demand on city
services, subject to the conditions of approval.
11. The restaurant/brewery and banquet hall facility, with late night hours of operation and
incidental on-sale general liquor service, will not result in an over-concentration of such uses
in the area.
12. An initial study was prepared for this project which concludes that there are no significant
environmental impacts with the development of this project. Consequently, a Negative
Declaration has been prepared for this project.
13. The restaurant portion of the building will be limited to a maximum seating capacity of 255
persons and the banquet hall portion of the building will be limited to a maximum seating
capacity of 600 persons.
14. The proposed project will provide 50 on-site parking spaces (60 on-site spaces with valet
service) and additional on-street and off-site parking spaces to adequately accommodate both
the restaurant and the banquet hall facility uses.
15. The on-site parking spaces alone will not accommodate needs for the restaurant and banquet
facility as required for Parking Zone 2 of the C-3-S zoning regulations; however, a parking
management plan has been provided which indicates a procedure to facilitate parking demand
for the project by a combined use of off-site and available on-street parking spaces.
16. Approval of the parking management plan by the City Council as a request for a parking
adjustment will allow compliance of the project with the parking regulations of the C-3-S
zoning ordinance.
17. Adequate circulation will be provided on the site and surrounding the site to adequately
accommodate the estimated traffic associated with the project.
Planning Commission Resolution No. 3160
UP 98-01 - 200 E. Campbell Avenue - Stoddard's Brewery & Eatery
Page 3
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
The proposed project will aid in the enhancement and the harmonious development of the
immediate area. 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.
2. The proposed site is adequate in size and shape to accommodate the proposed uses and the
surrounding uses in the area, subject to the conditions of approval.
3. The proposed project is adequately served by streets of sufficient capacity to carry the kind
and quantity of traffic such uses would generate, subject to the conditions of approval.
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinance of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. 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:
Approved Proiect: Approval is granted for a Use Permit to allow extended hours of
operation and on-sale general liquor services for a restaurant and a banquet hall facility, and
establishment of a microbrewery solely in conjunction with the restaurant use for the
development to be located on property at 200 East Campbell Avenue. The uses shall comply
with the project description as submitted by the applicant, except as herein modified by the
conditions of approval.
2. ABC License: The applicant shall obtain any and all licenses/approvals as required from the
State of California Department of Alcohol and Beverage Control.
Business Operation: The applicant shall operate and maintain this use in a manner which is
not objectionable, offensive, or incompatible with surrounding uses. The shall not create a
nuisance due to noise, litter, vandalism, traffic or other factors. Operation of this use in
violation of this approval or City of Campbell standards, codes and ordinances shall be
grounds for revocation of this approval.
Seating Capacity: The maximum seating capacity of the banquet hall facility shall not
exceed 600 persons at any one time. The maximum seating capacity of the restaurant/brewery
shall not exceed 255 persons at any one time.
Planning Commission Resolution No. 3160
LIP 98-01 - 200 E. Campbell Avenue - Stoddard's Brewery & Eatery
Page 4
Hours of Operation:
a. The hours of operation for the restaurant/brewery shall be limited to:
Monday- Saturday 8:00 a.m. to 2:00 a.m.
& Holidays
Sunday 8:00 a.m. to 12:00 a.m.
The hours of operation for the banquet hall facility shall be limited to:
Sunday - Thursday 8:00 a.m. to 11:00 p.m.
Friday - Saturday 8:00 a.m. to 12:00 a.m.
& Holidays
Parking Management Plan: Parking to accommodate both the restaurant/brewery and
banquet hall facility shall comply with the attached Parking Management Plan prepared by
the Campbell Redevelopment Agency staff, dated April 24, 1998. There will be a minimum
of 50 on-site parking spaces (60 on-site spaces using valet service) for the building which
shall be provided for use by customers of the restaurant. Employees of the
restaurant/brewery and the banquet hall facility shall not be permitted to park on residential
streets. Operators of the banquet hall facility shall comply with the attached Parking
Management Plan for use of the banquet hall facility and shall require that:
Use of the City's public First Street parking garage for banquet events shall be restricted
to the following hours:
Monday - Thursday
Friday
Saturday
Sunday
Holidays
5:30 p.m. to 11:30 p.m.
5:30 p.m. to 12:30 a.m.
8:00 a.m. to 12:30 a.m.
8:00 a.m. to 11:30 p.m.
8:00 a.m. to 12:30 a.m.
For any event that exceeds 250 persons, the operator of the banquet hall facility shall
provide a minimum 60-day notice to the Community Development Director which
includes the time, day, parking and transport plan for the event. The Community
Development Director, upon recommendations from the Chief of Police and Traffic
Engineer, shall respond to the adequacy of the plan within ten (10) days.
Co
There shall be parking and traffic control at the First Street Public Parking Garage for any
banquet event that exceeds 250 persons as required by the Chief of Police. This may
include a uniformed police officer directing traffic, if deemed necessary by the Chief of
Police, to keep exiting traffic out of residential areas.
d. A fee shall not be charged for use of the valet and/or shuttle parking services.
Planning Commission Resolution No. 3160
LIP 98-01 - 200 E. Campbell Avenue - Stoddard's Brewery & Eatery
Page 5
Use of the Campbell Community Center parking facilities is limited to a maximum of
100 parking spaces at the Campbell Avenue parking lot to be used for the banquet hall
use during weekday hours between 8:00 a.m. and 5:30 p.m. with prior written approval
from either the Director of Community Services and Recreation or the City Manager.
Written requests for permission to use parking at the Community Center must be received
a minimum of 30 days in advance for use of 50 parking spaces or less, and a minimum of
60 days in advance for use of more than 50 parking spaces. Request shall be addressed
to:
Director of Recreation and Community Services
Recreation and Community Services
1 West Campbell Avenue #C31
Campbell, CA 95008
g. Use of Community Center parking for banquet use is prohibited weekdays after 5:30 p.m.
and on weekends.
The City reserves the right to deny the use of the Community Center parking at its
discretion if it disrupts the operation, function, management or use of the Community
Center as determined by the City Manager and/or the Director of Community Services
and Recreation.
The applicant shall enter into a parking agreement with the City that identifies the terms
and conditions under which the Community Center parking may be used. This agreement
must be executed prior to the issuance of a certificate of use and occupancy for the
banquet facility.
j. Valet parking will be used in association with both Downtown parking facilities and
Community Center parking.
k. Shuttle or passenger buses must be used to shuttle banquet users between the Community
Center and the banquet facility when the Community Center parking lot is being used.
All contracts for banquet facility users shall include a map and instructions for designated
parking areas and proper use and location of valet and shuttle bus services. The map
shall identify the residential streets where parking and through-traffic is prohibited.
Proof of automobile insurance for shuttle and valet vehicles shall be provided and
liability insurance shall be provided as required by the City for use of public parking
facilities.
Planning Commission Resolution No. 3160
UP 98-01 - 200 E. Campbell Avenue - Stoddard's Brewery & Eatery
Page 6
o
°
Modification to the Parking Management Plan: Minor modifications to the approved Parking
Management Plan relating to the number of spaces and location of parking spaces may be
approved by the Community Development Director. The Community Development Director
shall make the determination as to whether a proposed modification is consider a minor or
major modification. Approval of any major modification to the Parking Management Plan as
determined by the Community Development Director and/or any appeal of the Planning
Director's determination of the Parking Management Plan shall be made to the City Council.
Parking and Driveways: All parking and driveway areas shall be developed in compliance
with Chapter 21.50 of the Campbell Municipal Code, except as may be modified by the
Parking Management Plan and approved by the City Council for a parking adjustment.
Noise:
a. Exterior Doors: All doors providing access from the banquet facility to the exterior of the
building shall be self-closing doors and shall not be propped open during banquet facility
events. All doors located on the south elevation of the building facing Orchard City Drive
shall be used for exiting purposes only and shall be kept closed at all times, except for
emergency purposes.
bo
Nighttime Exiting: Occupants of the building during nighttime hours after 9 p.m. shall be
required to exit the building from the entrance of the banquet hall and/or restaurant along
Second Street and/or E. Campbell Avenue.
C°
Noise Standard: Any noises, sounds, and/or voices, including but not limited to amplified
sounds, loud speakers, sounds from microphones, audio sound systems, music, and/or
public address system, generated by uses within the building shall not be audible to a
person of normal hearing acuity from any residential property located south of Orchard
City Drive.
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 in the building, may limit the operational hours of the uses within the building
and/or may require a Noise Management Plan to be submitted by the applicant consisting
of an acoustical study by a qualified acoustical engineer for recommendations to attenuate
the noise. The Noise Management Plan shall require implementation of the mitigation
measures as determined in the acoustical study to comply with the noise conditions as
herein included in these Conditions of Approval. Actions by the Community
Development Director may be appealed to the Planning Commission, but the reduced
hours for either the restaurant/brewery and/or banquet facility shall be effective
immediately upon notification by the Community Development Director.
Planning Commission Resolution No. 3160
UP 98~01 - 200 E. Campbell Avenue - Stoddard's Brewery & Eatery
Page 7
Construction: The applicant shall incorporate construction methods and/or materials for
the construction of the building to provide sound attenuation for the building. Such
methods may include the use of sound baffling insulation, double-paned windows,
acoustical ceiling and flooring material and other state-of-the-art acoustical construction
technology.
Exterior Speakers: No audio sound system, music, public address system or speakers are
permitted outside of the building.
10. Recordation of Conditions of Approval: A deed restriction containing all conditions of
approval shall be recorded with the Santa Clara County Recorder's Office and shall be an on-
going obligation of the business owner(s) and property owner(s).
11. Notification of Conditions of Approval: The applicant shall be responsible for providing all
primary persons reserving and/or using the banquet facility with notification of the conditions
of approval pertaining to noise and operation of the facility prior to the occun'ence of the
event to be held at the banquet facility. Such conditions of approval pertaining to noise and
operation of the facility shall also be conspicuously posted within the banquet facility.
12. On-site Lighting: On site lighting shall be shielded away from residential uses. Details of
project lighting shall be approved by the Planning Department prior to issuance of building
permits.
13. Garbage Collection - Trash containers of a size and quantity necessary to serve new or
modified building areas shall be located in areas approved by the Fire Department. Unless
otherwise noted, enclosures, shall consist of a concrete floor surrounded by a solid wall or
fence and have self-closing doors of a size specified by the Fire Department. All enclosures
to be constructed at grade level and have a level area adjacent to the trash enclosure area to
service these containers.
14. Disabled Accessibility - All new and remodeled buildings shall provide disabled access in
accordance with the Uniform Building Code (UBC), and the Uniform Federal Accessibility
Standards (UFAS) and the Federal Americans with Disabilities Act (ADA).
15. Adiustment in Parking Standards: The applicant shall obtain an adjustment in the parking
standards by the City Council consistent with the requirements of the C-3-S (Central
Business District) zoning district prior to issuance of building permits.
Planning Commission Resolution No. 3160
UP 98-01 - 200 E. Campbell Avenue - Stoddard's Brewery & Eatery
Page 8
16. Outdoor seating: Outdoor seating shall only be permitted for the restaurant use. No outdoor
seating is permitted for the banquet hall facility. Outdoor seating for the restaurant shall
comply with Chapter 21.26.020 Section 4 A and B of the Campbell Municipal Code. Hours
of operation for use of the outdoor seating area shall be allowed until 12 a.m.
17. Complaints: The applicants and/or operators of the restaurant/brewery and banquet hall
facility shall operate and maintain the uses in a manner which is not objectionable, offensive,
or incompatible with surrounding uses. In the event that complaints are received regarding
noise, litter, vandalism, traffic or other such factors associated with a late night operation, the
Community Development Director may limit the operational hours of the proposed use. This
action may be appealed to the Planning Commission, but the reduced hours for either the
restaurant/brewery and/or banquet facility shall be effective immediately upon notification by
the Community Development Director. The applicant shall sign an agreement
acknowledging this restriction on operational hours.
18. Building Code Compliance: The approved project must comply with all applicable Building
Codes as determined by the Campbell Building Official and as required by the Uniform
Building Code.
19. Live Entertainment Permit: Applicant shall be required to obtain all necessary City permits
prior to incorporating live entertainment at this location in compliance with the C-3-S
(Central Business District) Zoning requirements.
PASSED AND ADOPTED this 284 day of April, 1998, by the following roll call vote:
AYES:
NOES:
ABSENT:
Commissioners:
Commissioners:
Commissioners:
Francois, Gibbons, Jones, Keams, Lindstrom, Lowe,
Meyer-Kennedy
None
None
ABSTAIN: Commissioners: None
/) APPROVED..X~~~
Steve~iasecki, Secretary
RESOLUTION NO. 9382
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING A PARKING ADJUSTMENT, SUBJECT
TO COMPLIANCE WITH A PARKING MANAGEMENT PLAN, TO
ACCOMMODATE THE ESTABLISHMENT OF A NEW
RESTAURANT/BREWERY (STODDARD'S BREWHOUSE &
EATERY) AND BANQUET HALL FACILITY ON PROPERTY
LOCATED AT 200 E. CAMPBELL AVENUE IN A C-3-S
(CENTRAL BUSINESS DISTRICT) ZONING DISTRICT.
APPLICATION OF MR. NICK GERA. FILE NO. S 98-01/UP 98-01.
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 City Council finds as follows with regard to S 98-01/UP 98-01'
A Negative Declaration was granted for this project consistent with the provisions of the
California Environmental Quality Act.
The proposed project illustrates the provisions of 50 on-site parking spaces (60 on-site
spaces using valet service) and additional parking provided through compliance with a
Parking Management Plan.
o
A Parking Management Plan has been prepared which specifies a procedure to
accommodate additional parking available for the project through private parking
agreements, on-street available parking and use of publicly shared parking facilities.
The proposed mixed land uses of restaurant, office, retail and banquet hall uses warrant a
review of the utilization of a shared parking concept to compensate for lack of parking
required for the uses.
5. The analysis of the varied uses proposed results in a requirement of 285 parking spaces.
The proposed project, subject to the proposed Parking Management Plan will ensure
adequate parking facilities for the proposed uses.
Based upon the foregoing findings of fact, the City Council further finds and concludes that:
The development and proposed land use are compatible with the General Plan of the City
and will aid in the harmonious development of the immediate area.
City Council Resolution 9382
Parking Management Program - 200 E. Campbell Avenue - Stoddard's Brewhouse & Eatery
Page 2
An adjustment in the parking requirement for this project is warranted due to the mixed
uses proposed.
The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
Based upon the above findings, the City Council approves an adjustment in required parking,
subject to compliance with the Parking Management Plan, by upholding the Planning
Commission's Resolutions 3158, 3159 and 3160.
PASSED AND ADOPTED this 19th day of May
vote:
,1998, by the following roll call
AYES: COUNCILMEMBERS: Conant, Furtado,
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: Dean
ABSTAIN: COUNCILMEMBERS: None
Dougherty, Watson
ATTEST ·
'I:HE FOREGOING %N$'I'RU"'"vC-NT tS A ~
AND CORRECT COPY OF THE ORI~tI~
O1<1 FILE IN TI-I~S OFF~GE.
ATTeSt: ~NNE BYBEE, C11'~ ~j,,~l~ OIl~
PARKING MANAGEMENT PLAN
Stoddard's Brewhouse & Eatery
and
Banquet Facility
200 East Campbell Avenue - Campbell, California
Prepared by
Campbell Redevelopment Agency Staff
April 24, 1998
Proposal for Stodda~,, o ~- .whouse & Eatery and Banquet Facility at ,.or, ,~. Campbell Avenue
Project Location
The project site is located at 200
East Campbell Avenue. Originally
built as a Wells Fargo Bank branch,
most recently utilized as the retail
location for Tiny Tots Diapers
Service and Children's Clothing.
The site is bordered by East
Campbell Avenue, Second Street
and Orchard City Drive.
Project Summary
The proposal for the property at 200 E. Campbell Avenue involves the
conversion of the existing single story building into a high quality destination
restaurant and brew pub operated by Stoddard's Brewhouse & Eatery. In
addition, a proposed second story addition over the existing building and a
portion of the parking lot would accommodate a first rate banquet facility.
If approvals are granted, construction is scheduled to start in September 1998
and opening for business in the Fall of 1999. See Attachment A - Project
Schedule.
Stoddard's Brewhouse & Eatery
Stoddard's Brewhouse & Eatery currently operates a successful location in
downtown Sunnyvale on historic Murphy Avenue. Stoddard's opened in 1993
and was instrumental in revitalizing downtown Sunnyvale. All of the Stoddard's
award winning beers are brewed on the premises. The restaurant business is an
integral part of the business and serves lunch and dinner seven days a week. The
Downtown Campbell location would be the fLrst expansion of the Stoddard's
Brewhouse & Eatery.
The following is the floor area involved in the Stoddard's portion of the
proposal, similar in size to the Sunnyvale location:
First Floor - Stoddard's Brewhouse & Eatery
11,500 s.f. total (7,500 s.f. restaurant portion)
255 seats
The brewery would typically be open Sunday through Thursday 11 am to 10
pm. Friday and Saturday 11 am to 2 am.
Proposal for Stoddara s Brewhouse & Eatery and Banquet Facility at 200 E. Campbell Avenue
Banquet Facility
The banquet facility is the outgrowth of another successful business; The
Historic Del Monte Building, also on Murphy Avenue in Sunnyvale. The Del
Monte Building was previously a fruit packing warehouse that was relocated and
completely refurbished into it's present state as an elegant banquet hall hosting
weddings, community events, parties and corporate events. The size of the
Campbell facility is based on the capacity of the Del Monte Building, however it
is proposed on one level, instead of two as in the Del Monte Building. The
single large space may be subdivided into three smaller rooms to accommodate'
groups from 40 up to 600.
The existing Del Monte Building has demonstrated a very strong demand for
this type of banquet facility in Silicon Valley. The Campbell location is
desirable because of the central location in the Valley and the location in a
traditional downtown where people have the opportunity to stroll and shop in a
relaxed setting.
The targeted groups for the use of the hall are wedding receptions, corporations,
and various community groups. Weddings are a strong Saturday user and less
frequently, Sundays. Corporations are typically midweek and consist of
seminars and meetings. Typical businesses are Hewlett-Packard, Intel, National
Semi-Conductor and Netscape.
Community groups include sports organizations, civic groups and various non-
profits. Based on past experience, 80 percent of the room bookings are for
weekends and evenings. The average event size is 1'50-200 people, based on the
Sunnyvale location.
The following is a summary of the proposed banquet facility size:
Second Floor - Banquet Facility
19,430 s.f total
600 seats
It is important to note that the banquet hall is utilized on a variable basis, with
room bookings averaging from 2-3 per week. Hours would typically be 8 am to
12 pm.
Proposal for Stoddara s ,..,ewhouse & Eatery and Banquet Facility at '2OO E. Campbell Avenue
Parking Management Plan
The parking for the restaurant is based on I space per 3 seats, or 85 spaces. The
parking for the banquet facility is based on 1 space per 3 seats, or 200 spaces.
The total parking required for the proposal is 285 spaces, while the average
banquet event would require 152 spaces (see Tables 1 & lA below). A total of
285 available parking spaces are proposed for the weekday daytime hours, while
355 available spaces are proposed for the weeknights and weekends (See Table
2).
Table 1 - Parking Required by Ordinance
~ Parkingi
Use =~ Ratio Seats ! Requiredt
Restaurant !1 per 3 ! 255 85'!
Banquet 1 per 3 600 200:
!TOTAL : 855, 285
Table lA - Required Parking for Average Events
i ~ Parking~
Use Ratio Seats : Requiredl
Restaurant ~1 per 3 i 255! 851
,Banquet !1 per3 ' 200! 67',
iTOTAL ~ 455 152;
The parking for this mixed-use project is proposed to be provided through four
different types of parking facilities: on-site, on-street, off-site public facilities
and off-site private facilities. See Attachment B -Parking Location Map.
On-Site Parking
A goal of the project planning has been to maintain the existing on-site parking.
Currently there are 52 spaces, and 50 are proposed for the project. The intent of
the on-site spaces is to serve the restaurant & brewery, which requires one space
per 3 seats. The use of on-site valet parking can accommodate approximately 10
additional vehicles for busy periods. A total of 60 on-site spaces, in combination
with 25-35 nearby on-street spaces can accommodate 255 seats, utilizing Zone 2
parking standards (1 space per 3 seats).
On-Street Parking
Currently there are 60 on-street parking spaces within one .block of thc project
site. It is reasonable to assume that customers of the restaurant may utilize a
portion of these parking spaces. A range of 25 to 35 on-street spaces are
indicated as contributing to the restaurant parking demand. In addition, people
3
Proposal for Stoddara s b.¢whouse & Eatery and Banquet Facility at 206 E. Campbell Avenue
will park in other areas of the downtown, visit other locations, and then walk to
the restaurant for lunch or dinner.
Additional parking along 2~ Street will be created due to the elimination of two
of the existing driveways. Currently there are five on-street spaces, where seven
are proposed.
Additionally, under the Loop Streets Enhancement Plan, additional on-street
parking along the loop streets is proposed. Approximately 65-80 spaces are
planned. An consultant's report will be forwarded to the City Council in June.
Subject to Council approval, the implementation of the loop street parking is'
scheduled for this year under the 1998 cna. The proposed Stoddard's project is
scheduled for completion in the Fall of 1999.
First Street Parking Structure
The parking structure located behind Water Tower I on 1st Street is located two
blocks from the project site and contains 300 spaces. This is a city owned
parking structure. The proposal is to utilize up to 200 spaces during evenings
and weekends, and no use during the weekday, for the banquet use. Water
Tower I & II depend heavily on the parking structure between 8 am and 5 pm
Monday through Friday. In the evening and on the weekends both levels of the
structure are virtually empty (Based on March 1998 parking survey).
Vehicles from the banquet hall can be directed to the structure by signage and
valet service would also utilize the structure.
Campbell Community Center
The Campbell Community Center contains 694 parking spaces, 420 of which
are located in the Campbell Avenue Parking Lot. Based on a parking survey
conducted in October 1997, and allowing for future uses and tenants, it is
estimated that up to 100 parking spaces could be utilized for the banquet facility
weekdays 8 am - 5:30 pm.
Community Center (Campbell Avenue parking lot) parking would be utilized on
the infrequent occasions during weekdays when the Campbell Avenue lot is not
heavily used. This lot would be accessed by shuttle bus for corporate type of
events. This will allow for usage of the parking facility while avoiding the need
to have people walk the distance between the two sites.
The operators of the banquet facility would arrange use of the Community
Center parking ahead of time to avoid conflicts with special events.
4
Proposal for Stoddara's _ .,~whouse & Eatery and Banquet Facility at 20t, E. Campbell Avenue
Parking Agreements
Parking agreements are proposed for 30 spaces during the weekdays and 60
spaces during the weekend. This includes a number of nearby office buildings
that have parking that may be utilized in the evening hours and on the
weekends. All three property owners have expressed a willingness to consider
shared use of their parking facilities. The parking plan calls for entering into
one or more parking agreements at one or more of the locations listed below.
The numbers on the left refer to the Parking Location Map (Attachment A).
150 E. Campbell Avenue is located immediately to the west of the'
project site and is a two story office building with 29 parking spaces.
e
155 E. Campbell Avenue (Litle/Neal Real Estate) is located on the
north east corner of E. Campbell Avenue and is a two story office
building with 32 parking spaces.
Heritage Village Offices is located at the corner of Winchester
Boulevard and E. Campbell Avenue and has 90 parking spaces in the
parking lot closest to the project site. Despite 100 percent occupancy,
this parking lot is rarely more than half full.
The following is a summary of the parking resources discussed:
Table 2 - Proposed Parking
Parking Resource~ Mon.-Fd. (Sam- 5.'30pm)
Week Nights & Weekends
(5:30pm- 12:30am)
On Site i 50
On Site Valet i 10
On Street(with in 1 block) 25
Restaurant Parking i 85
Parking Structure , 0 200
:Parking Agreements 30 60
:Community Center
Banquet Parking
100
130
0
260
ITOTAL PARKING
· 215 '
Proposal for Stoddaro ~ b,,~whouse & Eatery and Banquet Facility at 2vO £. Campbell Avenue
Parking Demand Strategies
A number of measures can be taken to lessen the need for parking, such as
restricted employee parking, the use of valet parking, and the use of charter and
shuttle buses. Due to the available parking, events over 350 people during the
weekday, alternative arrangements must be made, such as using charter buses
from the corporate location.
Employee Parking
Employees will be required to park off-site, freeing up on-site spaces for'
customers. The restaurant and brewery would have approximately 15-25 people
on staff at one time and the banquet would have 1-4 employees depending on the
size of the event.
Charter Buses
For large corporate events utilizing the banquet hall, the people attending the
event can meet at the corporate location and take a charter bus to the banquet
hall. This minimizes the need for on-site parking at the banquet hall and
provides a safe and convenient method of reaching the facility. This is currently
being used successfully at the Sunnyvale location. A loading and unloading zone
is proposed on Second Street for this purpose.
Valet Parking
Valet parking will be offered for free to customers to encourage the use of this
service. This will help minimize patrons attempting to park in other areas not
designated. Valet parking will maximize the use of both on and off-site parking
locations. Up to eight valet parking attendants can be used to accommodate valet
parking for the banquet facility.
Shuttle Bus
A shuttle bus will operate between the project location and the Community
Center for large events that need to utilize the Community Center parking lot as
well as the parking structure. This bus or van will pick people up and drop them
off as needed.
6
Proposal for Stoddaro ~ brewhouse & Eatery and Banquet Facility at ~0 E. Campbell Avenue
Conclusion
The proposal to bring both Stoddard's Brewhouse & Eatery and a first rate
banquet facility to Downtown Campbell is a statement of confidence in the
future of Downtown Campbell. We believe that this project, in concert with the
other welcome developments in and around the downtown, will provide a push
in the right direction in making Downtown a true destination. The project
proponents are confident the parking management plan will work from a
business and marketing perspective.
In summary, the restaurant will have sufficient parking on-site, complimented'
by existing and planned on-street parking. The banquet facility will utilize
existing parking resources in and around the downtown: the parking structure,
the Community Center, and private parking areas through mutually beneficial
parking agreements. This will function smoothly due to the commitment to the
use of valet, shuttle bus, restricted employee parking and the use of charter
buses for the largest weekday events.
7
Planning Commission Minutes of April 28, 1998 Page 9
Mr. Steve Piasecki advised that that was correct. Council can choose one or the other or a
combination of the two.
Motion:
Upon motion of Commissioner Gibbons, seconded by Commissioner Meyer-
Kennedy, the Planning Commission unanimously mOved to continue
consideration of the draft Tree Protection Ordinance to the Planning
Commission meeting of May 12, 1998. (7-0)
Chairman Lowe read Agenda Item No. 2 into the record
2. S 98-01/UP 98-01
Gera, N.
Public Hearing to consider the application of Mr. Nick Gera, on
behalf of Stoddard's Brewhouse & Eatery, for a Site and
Architectural Approval (S 98-01) to allow the construction of a
two-story 33,690 square foot building in the Downtown area as
a restaurant/brewery and banquet hall and a Conditional Use
Permit (UP 98-01) to allow extended hours of operation and on-
sale general liquor service, on property located at 200 E.
Campbell Avenue in a C-3-S (Central Business District)
Zoning District. A Negative Declaration has been prepared for
this project. Tentative City Council Meeting Date: May 19,
1998, to consider approval of a parking adjustment.
Ms. Aki Irani, Planner I, presented the staff report as follows:
· Advised that the applicant is seeking approval of a Site Approval and a Conditional Use
Permit to develop a restaurant/banquet facility on the southwest comer of S. Second Street
and E. Campbell Avenue.
· There is currently a 7,700 square foot building on this site which was formerly occupied by
Wells Fargo Bank and which now houses Tiny Tots.
· The applicants are proposing to construct a 33,700 square foot, two-story building with 60
on-site parking spaces for which valet parking services will be provided.
· The second floor will be used as a banquet facility.
· The building style will be contemporary Mediterranean, a style similar to the Community
Center. The building will be stucco with a tile roof.
· The proposal is consistent with the General Plan and C-3 Zoning of the property with
Council approval of a parking adjustment.
The Use Permit is to allow late hours of operation and a general on-sale liquor license.
There will be an on-site microbrewery. The restaurant will include 255 seats and be a full-
service, sit down restaurant.
Planning Commission Minutes of April 28, 1998
Page 10
The banquet hall will be used for gatherings of 150 to 200 persons with a maximum capacity
of 600. However, large events will occur only a few times each year.
· The use also includes supporting office space.
· An updated sheet clarifies hours of operations and other suggested changes. Staff
recommends eliminating restricted hours fi.om conditions 16 and 19.
· A parking management plan has been prepared by the City. Parking includes 60 on-site
spaces, approximately 60 on-street parking and private parking agreements with other sites in
the downtown as well as parking for 100 cars in conjunction with the banquet use at the
Community Center. The parking management plan requires approval by Council.
· Advised that a neighborhood meeting was held on April 16~ and the general consensus was
support.
Chairman Lowe asked about noticing for that meeting.
Ms. Aki Irani advised that an expanded noticing list was used including tenants in the area.
Mr. Kirk Heinrichs, Redevelopment Manager:
· Advised that the Redevelopment Agency worked to draw an anchor to the downtown area
which will serve local people and visitors as well.
· This new building will provide an architectural standard for new development in the
downtown which has seen little new construction in recent years. It can become a landmark
for the downtown.
· The new interest in the downtown is nice to see.
· Said that Council made a serious commitment to the downtown in the early 90's.
· This applicant will provide a quality restaurant in the downtown. The applicant currently
operates in downtown Sunnyvale.
· Success breeds success. Stoddard's can serve as a catalyst.
· This use will serve a community need. Since the closure of Renzo's, there has been no
banquet facility in Campbell.
· Advised that staff worked long and seriously on the Parking Management Plan. It was a
challenge but it works. Peak hours for this use will be evenings and weekends when many
other uses are vacant. A program has been developed which fits and will work.
· Parking and traffic problems are part of a successful downtown.
· Parking along the loop streets (about 80 spaces) will occur soon.
· This is a quality project for the downtown.
Mr. Peter Eakland, Traffic Engineer:
· Advised that they are ready to implement a permit parking program in the event that
residential parking should become a problem.
· Twelve years ago a Resolution was adopted for the permit parking program but no permits
have been issued during the last eight or nine years. However, the signs are still up and seem
to serve as a deterrent. The hours for permit parking are 7 a.m. to 7 p.m. when there is
Planning Commission Minutes of April 28, 1998
Page 11
unlikely to be demand. If the permit parking is expanded to 24 hour, it will require a new
Resolution.
Chairman Lowe stated that this tactic seems to be reactive rather than proactive. He would prefer
a proactive process.
Mr. Kirk Heim'ichs:
· Stated that the signs are in place.
· If not needed but implemented, the permit program can be inconvenient to residents.
· Assured that the residents will tell if problems arise.
· The City is prepared to move quickly if these parking problems materialize.
· Perhaps the City should ask the neighbors if the want the permit program rather than
imposing it.
Commissioner Gibbons expressed concern about construction parking and expressed that it is
naYve to think that no problems will occur.
Commissioner Meyer-Kennedy stated that permit parking was successful in the past.
Commissioner Gibbons asked how a future parking structure and parking district will be
financed.
Mr. Kirk Heinrichs answered that funding would come through the Redevelopment Agency.
Commissioner Gibbons asked about whether the parking on the loop streets would occur soon.
Mr. Kirk Heinrichs answered that it should occur soon although Council has not formally
approved it.
Commissioner Gibbons stated that it is difficult to tell patrons where to park. The Community
Center is fairly far. Asked that the applicant be required to publish literature on where to park.
Asked when shuttle bus service would be available.
Mr. Kirk Heim'ichs:
· Advised that a Condition is included that requires the applicant to notify its clients about
where banquet parking will be provided.
· Parking agreements will be entered into with neighboring uses for restaurant patrons.
· Eighty percent of the business is anticipated to occur on Friday nights, Saturdays and
Sundays.
· Shuttle and valet services will be organized as needed.
Planning Commission Minutes of April 28, 1998
Page 12
Chairman Lowe asked if a phone will be available at the Community Center to call for shuttle
pick up.
Mr. Kirk Heinrichs advised that the valet services utilize radios.
Commissioner Gibbons suggested that occasions will occur when parking will be needed by
multiple users such as when the mortuary is conducting services. Questioned the impact on this
business when events occur when the downtown is shut down for traffic.
Mr. Kirk Heinrichs replied that the large events that will occur at the banquet facility are planned
in advance and they would not be scheduled when the downtown is having an event that shuts
down the roadway.
Chairman Lowe asked if 60 parking spaces were enough to support the restaurant.
Mr. Kirk Heinrichs replied that 60 spaces would not support all the parking required by the
restaurant.
Mr. Steve Piasecki added that street spaces will also be required and have been surveyed.
Mr. Kirk Heinrichs added that loop street parking should have been done a long time ago. It is
not a controversial thing and these spaces will go in this year. Added that the parking
management plan does not count these spaces.
Chairman Lowe opened the Public Hearing for Agenda Item No. 2.
Mr. Bob Stoddard, Owner, Stoddard's.
· Announced that he is happy to be coming to Campbell.
· Advised that similar circumstances were in place when he established his location in
Sunnyvale.
· Said that he is proud of their success in Sunnyvale.
· Admitted that parking is an important aspect of this project and stated that he is committed to
the management of the parking plan. He has reviewed the plan and is confident that they can
manage it.
· Advised that special events also occur in Sunnyvale where the streets are blocked. They do
not book events that conflict with these City events. It is not in their best interests to do so.
Commissioner Gibbons advised that the City will need to change its act also and be more strict in
the scheduling of these special events rather than doing so informally and on short notice. Asked
about the potential for live entertainment.
Mr. Bob Stoddard advised that they have live entertainment at their Sunnyvale location and
would want to offer it in Campbell too. It would include after dinner music with some dancing.
Planning Commission Minutes of April 28, 1998
Page 13
Commissioner Gibbons again asked about construction parking.
Mr. Bob Stoddard answered that he felt construction parking would be accommodated on site.
Commissioner Gibbons advised that if construction parking becomes an issue, they will have to
arrange an alternate location for parking during construction.
Chairman Lowe asked if the grain silo depicted on the elevations would be functional and if so
what delivery hours would be implemented.
Mr. Bob Stoddard replied the silo is functional and that they are flexible about the timing of
delivery of grain. In Sunnyvale the deliveries occur early in the morning.
Commissioner Jones presented the Site and Architectural Review Committee meeting report as
follows:
· SARC reviewed this application on April 14, 1998.
· SARC is in favor of the project and finds it to be a great addition.
· SARC's only concern was parking.
Mr. Bob Stoddard added that he is confident the parking plan will work.
Commissioner Keams expressed concern about allowing outdoor dining on the balcony until 2
a.m.
Mr. Bob Stoddard advised that closing down the outdoor seating at 10 p.m. is too early.
However, he did advise that the kitchen is closed down before 2 a.m. Added that the seating is
on the Campbell Avenue side. Said that midnight might be feasible.
Commissioner Meyer-Kennedy commended the applicant and staff. Advised that she was
skeptical about this project at first. It is clear that everyone has done their homeWork and this
project will work. Added that this project will offer interesting changes and that she is looking
forward to seeing it.
Mr. Steve Worthman, 790 Dry Creek Road:
· Advised that he owns property in the downtown.
· Informed that he was not notified of the community meeting.
· Added that he can see that Planning is excited by this project and he sought assurances that
future development of his property will not be hampered by the approval of this one.
Mr. Kirk Heinrichs:
· Advised that the noticing was geared to the residential properties rather than businesses.
Planning Commission Minutes of April 28, 1998
Page 14
· Stated that he is more than willing to discuss development ideas with Mr. Worthrnan.
· Assured that nothing about this project will negatively impact Mr. Worthman's site.
Mr. Don Kennedy, 255 Everett Avenue:
· Expressed concern regarding noise and the fact that live music might be heard at the adjacent
residential neighborhoods.
· Advised that on occasion they akeady hear music fi:om the Oddfellows Hall.
· Asked for safeguards that music will not flow into residential areas.
Commissioner Lindstrom assured Mr. Kennedy that noise standards are a part of the conditions
of approval for this project.
Mr. Don Kennedy asked how complaints would be handled.
Commissioner Gibbons suggested that only exits onto Campbell Avenue be utilized during late
evening hours.
Chairman Lowe closed the Public Heating for Agenda Item No. 2.
Commissioner Gibbons:· Stated that her concerns are the hours of operation and live entertainment.
· Said that she could support balcony dining on the Campbell Avenue side until 12 midnight.
If problems occur, this time can be reverted back to 10 p.m.
· Stated that a condition for live entertainment is not included in this report.
City Attorney William Seligrnann advised that a special permit fi:om Council would be required
at which time conditions would be imposed.
Mr. Steve Piasecki added that a noise condition will ensure that the live entertainment does not
bother the surrounding area.
Chairman Lowe asked if the conditions for grain delivery will duplicate those of Rock Bottom
Brewerey.
Commissioner Keams asked if such deliveries were noisy.
Chairman Lowe replied that the impact is simply that the grain is delivered in a very large track.
Commissioner Gibbons added that the applicant can adjust their delivery hours if the delivery
truck causes traffic problems.
Planning Commission Minutes of April 28, 1998
Page 15
Motion:
Upon motion of Commissioner Lindstrom, seconded by commissioner
Meyer-Kennedy, the Planning Commission adopted:
1. Resolution No. 3158 recommending that Council approve a parking
adjustment for the project to allow parking to be accommodated by the
attached Parking Management Plan; and
2. Resolution No. 3159 approving a Site and Architectural Approval (S 98-
01) to allow the development of a two-story building as a restaurant with
associated microbrewery and a banquet hall facility with associated
retail/office space, contingent upon the approval of a parking adjustment
by the City Council; and
3. Resolution No. 3160 approving a Conditional Use Permit (UP 98-01) to
allow late night hours of operation past 11 p.m. for a restaurant with
associated microbrewery and a banquet hall facility with associated
retail/office space, contingent upon the approval of a parking adjustment
by the City Council and will conditions for grain delivery and outdoor
dining limited to midnight; and
4. The granting of a Negative Declaration for this project.
by the following roll call vote:
AYES: Francois, Gibbons, Jones, Kearns, Lindstrom, Lowe, Meyer-
Kennedy
NOES: None
ABSENT: None
ABSTAIN: None
Chairman Lowe called for a ten minute recess at 9:38 p.m. and reconvened at 9:50 p.m.
Chairman Lowe read Agenda Item No. 3 into the record.
3. M 98-02
Robinson, G.
Public Heating to consider the application of Mr. Gary
Robinson, on behalf of Carrows Restaurant, for a Modification
(M 98-02) to a previous Site and Architectural Approval to
allow changes to the exterior appearance of an existing
restaurant building on property located at 150 E. Hamilton
Avenue in a C-1-S (Neighborhood Commercial) Zoning
District. This project is Categorically Exempt. Planning
Commission decision final, unless appealed in writing to the
City Clerk within 10 days.
Ms. Barbara Ryan, Planner I, presented the staff report as follows:
· Advised that the applicant met with SARC this evening.
· Staff is recommending a one month continuance to the meeting of May 26, 1998.
ITEM NO. 2
STAFF REPORT - PLANNING COMMISSION MEETING
OF APRIL 28, 1998
S 98-01 &
UP 98-01
Gera, N.
Public Hearing to consider the applications of Mr. Nick Gera, on behalf
of Stoddard's Brewhouse 8,: Eatery, for approval of a Site and
Architectural Review Permit (S 98-01) to allow the development of a
two-story, 33,690 square foot building in the Downtown area as a
restaurant/brewery and banquet hall facility with associated retail/office
space, and for approval of a Conditional Use Permit (UP 98-01) to allow
extended hours of operation past 11 p.m. and on-sale general liquor
service, on property located at 200 East Campbell Avenue in the C-3-S
(Central Business District) zoning district.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
1. Grant a Negative Declaration for this project; and
Adopt a Resolution, recommending that the City Council approve a parking adjustment for
the project to allow parking to be accommodated by the attached Parking Management Plan;
and
Adopt a Resolution, incorporating the attached findings, approving a Site and Architectural
Review Permit to allow development of a two-story building as a restaurant with associated
microbrewery and a banquet hall facility with associated retail/office space, contingent upon
the approval of a parking adjustment by the City Council and subject to the attached
Conditions of Approval; and
Adopt a Resolution, incorporating the attached findings, approving a Conditional Use
Permit to allow late night hours of operation past 11:00 p.m. for a restaurant with associated
microbrewery and a banquet hall facility with associated retail/office space, contingent upon
the approval of a parking adjustment by the City Council and subject to the attached
Conditions of Approval.
ENVIRONMENTAL DETERMINATION
An initial study was prepared for this project which concludes that there are no significant
environmental impacts associated with this project. Consequently, a Negative Declaration is
recommended in accordance with Section 15074 (b) of the California Environmental Quality Act
(CEQA) Guidelines. The initial study is attached for the Planning Commission's review.
Staff Report - Planning Comrm.~s,~, Meeting of April 28, 1998
S 98-01FOP 98-01 - 200 East Campbell Avenue
Page 2
PROJECT DATA
Site Data:
Gross Lot Area:
Net Lot Area:
1.19 acres (51,841 square feet)
.76 acres (33,085 square feet)
Building Area:
Proposed Restaurant Area:
Proposed Banquet Hall:
Proposed Retail/Office Area:
33,690 square feet
11,308 square feet
21,095 square feet
1,287 square feet
Floor Area Ratio:
Building Coverage:
Landscape Coverage:
Paving Coverage:
1.02
91.6% (30,290 square feet, including cantilever portions)
5.7% (1,902 square feet)
2.7% (893 square feet)
Restaurant Data:
Hours of Operation:
Monday - Saturday
Sunday & Holidays
8:00 a.m. to 2:00 a.m.
8:00 a.m. to 12:00 a.m.
Seating capacity:
255 seats, maximum
Banquet Hall Data:
Hours of Operation:
Sunday - Thursday
Friday - Saturday
& Holidays
8:00 a.m. to 11:00 p.m.
8:00 a.m. to 12:00 a.m.
Seating capacity:
600 seats, maximum (Occurs approximately 2-3 times
a year)
150-200 seats, typically
Surrounding Land Uses:
North: Commercial/retail uses
South: Single family residential
East: Commercial offices
West: Commercial offices
Staff Report - Planning Comm~ .... Meeting of April 28, 1998
S 98-01/UP 98-01 - 200 East Campbell Avenue
Page 3
Parking:
The following are tables of the required and proposed number of parking spaces:
Table of Required Parking Spaces
Restaurant 1 per 3 255 85 spaces
Banquet Hall 1 per 3 600 200 spaces
Total: 855 285 spaces
Table of Proposed Parking per the
On-site 50 spaces 50 spaces
On-site Valet 10 spaces 10 spaces
On-street (within 1 25 spaces 35 spaces
block)
Total: 85 spaces 95 spaces
Plan
Parking Structure 0 spaces 200 spaces
Parking Agreements 30 spaces 60 spaces
Community Center 100 spaces 0 spaces
Total: 130 spaces 260 spaces
[Total Parking: [ 215 spaces I 355sp
DISCUSSION
Applicant's Proposal: The applicant, Mr. Nick Gera, on behalf of Stoddard's Brewhouse and
Eatery, is requesting approval of two separate applications, a Site and Architectural Review
Permit (S 98-01) and a Conditional Use Permit (UP 98-01), to allow the development of a two-
story building for the establishment of a restaurant with associated microbrewery and a banquet
hall facility with associated retail/office space within the Downtown area. The Use Permit will
allow both the restaurant/brewery and banquet hall facility to operate during late night hours after
11:00 p.m. and to offer on-sale general liquor service.
The project site is located on the southwest comer of S. Second Street and East Campbell
Avenue and is within the City's Redevelopment Project Area. The site is surrounded by
commercial/retail uses to the north, single-family residential uses to the south along Orchard City
Staff Report- Planning Comm~o,~.. Meeting of April 28, 1998
S 98-01/UP 98-01 - 200 East Campbell Avenue
Page 4
Drive, a commercial office building to the west and a commercial office building to the east. The
site is currently developed with a 7,700 square foot building (formerly a Wells Fargo Bank
building and most recently occupied by Tiny Tots Diaper Service) which will be partially
demolished to accommodate development of the new project.
Neighborhood Meeting: A Neighborhood Meeting hosted by the City was held on April 16,
1998 which invited property owners and tenants within a 300-foot radius (including additional
surrounding properties) of the project to attend and discuss their views of the proposed project.
Approximately 125 notices were mailed to property owners and tenants. The meeting was also
attended by the applicant, Nick Gera, and members of Stoddard's Brewhouse and Eatery
Restaurant to answer questions about the proposed project. The project proponents currently
operate similar businesses in Sunnyvale on Murphy Street.
The meeting was attended by approximately 10 residents/business merchants within the
Downtown area. Two comment sheets were completed during the meeting which are attached to
this report. The consensus of the comments was that the proposed project would benefit the City
and improve the Downtown's image. The general consensus of comments made during the
meeting was supportive of the project. However, concerns regarding parking impacts were also
discussed. One resident said that the parking problems in the past were remedied by the
Residential Preferential Parking Program. One business owner expressed concerns that the
parking on his property would be used by restaurant patrons.
ANALYSIS
General Plan Designation: The General Plan land use designation for the project site is
commercial. The proposed restaurant/brewery and banquet hall facility with associated
retail/office spaces are commercial uses which are consistent with the General Plan.
Central Campbell Redevelopment Plan: The project site is located in the Central Campbell
Redevelopment Project Area within the Downtown area of the City. The Central Campbell
Redevelopment Project Area was created by the Redevelopment Agency to encourage
elimination of visual, economic, physical and social blight and to facilitate redevelopment of the
project area. The goals for redevelopment of the project area are specified in the Central
Campbell Redevelopment Plan. The project site is also located within the City's Downtown area
and is subject to the goals and policies of the Campbell Downtown Development Plan. The
proposed restaurant/brewery and banquet hall facility is consistent with the goals of both the
Central Campbell Redevelopment Plan and the Campbell Downtown Development Plan as
follows:
a) Enhances the downtown as the civic, economic and cultural center of activity for the City
of Campbell.
b) Enhances the identity of the downtown as a central business district that serves as a
meeting place for local residents as well as a destination.
c) Facilitates the development of downtown as an economically viable commercial district.
d) Encourages a mix of economically viable commercial uses in the downtown creating a
balance of daytime and evening activities.
Staff Report - Planning Comm~oo,~ Meeting of April 28, 1998
S 98-01/UP 98~01 - 200 East Campbell Avenue
Page 5
e) Enhances the retail continuity and pedestrian-oriented environment of the downtown.
f) Ensures that the new building in the downtown will be of high architectural design
quality and encourages architectural diversity in the downtown.
The attached memo from Kirk Heinrichs, Redevelopment Manager, dated April 24, 1998,
describes the relationship of this development to the redevelopment efforts in the Downtown.
Zoning Designation: The zoning designation for the project site is C-3-S (Central Business
District). The proposed restaurant with microbrewery and banquet hall with associated
retail/office spaces are permitted uses within the C-3-S zoning district. On-sale general liquor
service and late night operations past 11:00 p.m. as proposed by both uses on the project site are
permitted, subject to approval of a Conditional Use Permit as specified under Chapter 21.26.030
of the C-3-S zoning ordinance. The proposed project is consistent with the zoning designation of
the project site and meets the setback, height limitation, and floor area ratio requirements of the
C-3-S (Central Business District) zoning ordinance. The applicant is requesting approval of a
parking adjustment by the City Council to allow off-site parking spaces to accommodate parking
demand for both uses.
Uses: The proposed uses for the building include approximately 11,300 square feet of area to be
designated for the restaurant and microbrewery operations, approximately 21,100 square feet of
area to be used for the banquet hall facility and support spaces, and approximately 1,300 square
feet of space for the retail/office areas in conjunction with the banquet hall use. The restaurant
will operate as a full-service sit-down restaurant and will establish an on-site microbrewery to
brew alcoholic beverages for customers as an incidental use. A separate bar area will also be
established in the restaurant; however, it is considered incidental to the main use as a full-service
restaurant. The maximum seating capacity of the restaurant is 255 persons. The
restaurant/brewery will occupy the portions of the first and second floor of the building facing
East Campbell Avenue.
The banquet hall facility is proposed to facilitate private events such as receptions for wedding,
private parties, and corporate and community group events. The typical number of persons per
such event is approximately 150-200 persons. However, the banquet facility will have the
capacity to seat a maximum of 600 persons. Such large events that use the banquet hall for
maximum capacity will occur approximately 2-3 times a year. The banquet hall will be located
on the second floor of the building, with the associated retail/office spaces on the first floor of the
building facing Second Street. The office space will primarily be used for event planning and
reservations.
The applicant currently operates the Del Monte Building in downtown Sunnyvale, a three story
banquet facility that accommodates up to 650 persons. Based upon records for the last two years,
approximately 80% of the banquet business occurs on Friday evenings, Saturdays and Sundays.
The number of people in attendance on average for each event is approximately 150 to 200. At
the same time, a portion of the market served with this facility is the high tech industry. On
average, about three events a month would take place during weekday hours. The capacity of the
facility allows the applicant to accommodate overlap of two events.
Staff Report - Planning Commi~o, .electing of April 28, 1998
S 98-01/UP 98-01 - 200 East Campbell Avenue
Page 6
Liquor License: In conjunction with the proposed restaurant with associated microbrewery and
the banquet hall facility, on-sale general liquor service is proposed, which requires approval of a
Conditional Use Permit under Chapter 21.26.030 and approval of an on-sale general liquor
license by the State of California Alcoholic Beverage Control. The Campbell Police Department
has reviewed the application and has no concerns or objections to the proposed establishment of
a microbrewery and on-sale general liquor service for the restaurant and banquet hall facility.
Hours of Operation:
The applicant is requesting approval
restaurant/brewery and banquet hall facility.
of the following hours of operation for the
The hours of operation for the restaurant/brewery:
Monday - Saturday 8:00 a.m. to 2:00 a.m.
Sunday & Holidays 8:00 a.m. to 12:00 a.m.
The hours of operation for the banquet hall facility:
Sunday - Thursday 8:00 a.m. to 11:00 p.m.
Friday - Saturday 8:00 a.m. to 12:00 a.m.
& Holidays
Under the C-3-S (Central Business District) zoning ordinance, uses operating between the hours
of 11:00 p.m. and 6:00 a.m. are considered late night uses and require approval of a Use Permit.
The Campbell Police Department has reviewed the application and has no concerns or objections
with the proposed late night hours of operation.
Site Layout: The site currently consists of an approximately 7,700 square foot building (formerly
used as a bank building) located on the southwest comer of East Campbell Avenue and Second
Street. The proposed project will remove most of the existing building, except for the bank vault
portion, which will be incorporated into the new development, and will be redeveloped with a
two-story, 33,690 square foot building. The first floor will cover approximately 12,600 square
feet of the site (including the restaurant, retail and office spaces), with the remainder of the lot
covered by the parking area accessed from S. Second Street, a low concrete wall and landscaping
along Orchard City Drive. The second floor will cover the first floor portions of the building and
a majority of the parking area.
Street trees will also be added along East Campbell Avenue, S. Second Street and Orchard City
Drive to comply with the street improvement requirements for the Downtown area. The street
improvement requirements for the project site will consist of new 10-foot wide standard
sidewalks along East Campbell Avenue and Orchard City Drive, a new driveway for the parking
lot accessing from Second Street and installation of street trees in tree wells 40-feet on center in
all sidewalks around the project site.
Building Design: The proposed building will incorporate a contemporary Mediterranean style of
architecture with stucco exterior, clay tile roof, tower accents at the comers of the building, use
of balconies along the second floor of the building, decorative arched windows and inclusion of
Staff Report - Planning Commi~ .... ,,Ieeting of April 28, 1998
S 98-01/UP 98-01 - 200 East Campbell Avenue
Page 7
ornate details including decorative tiles on the elevations of the building, detailed corbels and
trim treatments, and decorative metal balustrades. This architectural design is similar to the
Community Center and Heritage Village buildings. A 25-foot grain silo will also be installed
within one of the tower elements at the comer of S. Second Street and E. Campbell Avenue to
accent the location of the restaurant with the microbrewery, in addition to storing grain used in
the brewery process.
A color and material board has been submitted which shows the body of the building to be
painted using an off-white tone, the window and wall trims to be painted a darker complementary
tone and the silo to be painted a dark sienna color to highlight the silo as part of the architectural
design of the building.
Landscaping: Although the C-3oS zoning ordinance does not require landscaping for projects in
the Downtown area, the applicant will be providing a landscape planter along Orchard City Drive
to soften the appearance of the building from the residential uses across the street. The applicant
is intending to remove ten (10) trees from the project site to accommodate development of this
project, one of which is a significantly-sized 24-inch diameter oak tree. All trees removed shall
be replaced by the standards specified in the City's Water Efficient Landscape Standards
(WELS) for replacement of trees removed. The proposed project site is limited in space for
landscaping and will not be able to accommodate the amount of trees as required per the WELS
replacement ratio standard. Larger specimen-sized trees rather than 24-inch box trees will be
required to be planted on the project site in substitution of the number of replacement trees
required.
Noise: It is anticipated that this project has the potential to create noise impacts which may
disturb surrounding residential uses. Conditions of approval attached to this staff report are
recommended to be applied to the construction and operation of the project site to eliminate such
noise impacts. These conditions include requirements to prohibit any noises, sounds and~or
voices generated from uses within the building from being audible from any adjacent residential
uses, to prohibit use of doors facing Orchard City Drive for exiting purposes after 9 p.m. except
in cases of an emergency, use of building construction methods and materials to provide sound
attenuation, and submittal of a noise management plan when and if verified noise complaints are
received to mitigate such impacts.
Traffic: Analysis of the anticipated traffic from the project was conducted by the City's Traffic
Engineer and focused on the weekday PM peak period, as it has been determined that this is the
time of day which experiences the highest traffic volume. The Traffic Engineer found that the
proposed restaurant, during the weekday PM peak period, will generate an estimated total of 77
trips and a net generation of 50 new trips, taking into consideration credit for the existing retail
child apparel and diaper delivery service business. It is assumed that all trips to and from the
restaurant/brewery would park either on-site or in the immediate vicinity of the project in on-
street spaces.
An analysis of the trip generation for the banquet facility was conducted which provided
estimates based upon two scenarios of banquet sizes -- 200 persons and 600 persons. For an
Staff Report - Planning Commis~l~. Meeting of April 28, 1998
S 98-01ULIP 98-01 - 200 East Campbell Avenue
Page 8
average sized event with 200 persons, such an event would generate only 33 peak period trips.
This would result in a total of 83 trips considering the concurrent operation of the
restaurant/brewery and banquet hall uses. At no time will the use of either or both facilities result
in a Level of Service (LOS) at area intersections lower than C.
Trip generation figures are also shown for the maximum banquet size (for 600 persons), which
would generate as many as 100 trips in the PM peak period. This figure is shown for
informational purposes only as it is estimated that only one or two events annually would occur
of this size during the weekday PM peak period, and a combination of event scheduling and the
use of buses will be able to mitigate the potential traffic and parking impacts of such events.
Parking Management: Attached to this staff report is a Parking Management Plan prepared by
the Campbell Redevelopment Agency staff, dated April 24, 1998, which indicates a procedure to
accommodate parking demand for the project site. The on-site parking spaces will be used to
provide parking for the customers of the restaurant. A total of 60 parking spaces will be provided
on-site with use of valet service. Additional parking for the restaurant will be sufficiently
accommodated by available on-street parking within one (1) block of the project site.
Off-site parking spaces will be used to accommodate parking for the banquet facility and will
include use of the City's public parking garage, the Community Center, and surrounding private
parking spaces through parking agreements. For any event that exceeds 250 persons, the
applicant will be required to notify the Community Development Director of the time, day, and
number persons associated with the event to determine what traffic and parking controls are
necessary. This may include a requirement for alternative means of transportation to the site (i.e.
transportation of guests by bus) if such events occur during the weekday daytime hours and
which exceed the supply of parking per the Parking Management Plan.
In total, the proposed parking spaces available during weekday daytime hours for both the
restaurant and banquet hall will be 215 spaces. During weekends and weekday evenings, a total
of 355 parking spaces will be available to provide parking for the uses. The required number of
parking spaces for the project including both the restaurant and banquet hall at full seating
capacity is 285 spaces. Therefore, it is anticipated that implementation of the Parking
Management Plan for the project will provide adequate parking for all banquet events based on
pending parking arrangements for spaces at the Community Center, public parking garage, and
several private lots and the restaurant use. Additionally, the 1998 Capital Improvement Plan
calls for implementation of Loop Street Enhancements this Fall. One of the proposals is to add
60 to 85 on-street parking spaces. An engineer's study and report for this project will be
forwarded to the City Council in June for approval.
A Parking Adjustment must be granted by the City Council to allow the Parking Management
Plan to be used to meet parking requirements. This is allowed in the C-3-S (Central Business
District) zone in acknowledgment that downtown land use patterns and parking are different than
in a suburban development. In a downtown setting, the businesses are located on the street, with
valuable property on the street reserved for storefronts designed to display merchandise or to
allow restaurant patrons to watch the activity of the downtown. Parking is tucked away in public
Staff Report - Planning Commis~ Meeting of April 28, 1998
S 98-01/UP 98-01 - 200 East Campbell Avenue
Page 9
parking lots and in small pockets of parking behind the buildings. There is a heavier reliance on
on-street parking, with time limits to provide for frequent turn over.
Given the unique design standards of the downtown, this project meets those objectives and the
Parking Management Plan proposed by the applicant will meet the demand of the restaurant and
banquet facility. The Conditions of Approval allow for adjustments in the Parking Management
Plan if needed, with major adjustments being approved by the City Council.
Plan Line on Campbell Avenue: Along Campbell Avenue, a plan line exists which establishes
the public right-of-way. The plan line was established by the City on January 28, 1957 which
requires a 40-foot half street along Campbell Avenue. This plan line is not consistent with the
existing development along Campbell Avenue and is no longer considered applicable to the
current development standards for the Downtown area. There are a number of outdated plan
lines throughout the City and Staff is in the process of addressing this issue.
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed the application at its meeting on April 14, 1998 and was supportive of the architectural
design of the building; however, the Committee members expressed concern regarding the ability
to adequately accommodate parking in the Downtown area for the project. SARC recommended
that an increase in parking in addition to the off-site parking spaces noted in the proposed
Parking Management Plan be provided. The Committee felt that the proposed loop street parking
should be available when this project is completed.
Attachments:
I. Memo from Kirk Heinrichs, Redevelopment Manager, dated April 24, 1998
2. Findings for approval of S 98-01
3. Conditions of Approval for S 98-01
4. Findings for approval of UP 98-01
5. Conditions of Approval for UP 98-01
6. Parking Management Plan dated April 24, 1998
7. Business Description for the restaurant/brewery and banquet hall facility
8. Comment Sheets provided by attendees of the City's Neighborhood Meeting of 4-16-98
9. Exhibits
10. Initial Study/Trip Generation Table
11. Location Map
Prepared by:
Aki R. Irani, Planner I
Approved by:
Sharon Fierro, Senior Planner
MEMORANDUM ?3 f
° ORCHAg. O '
CITY OF CAMPBELL
To: Chairperson Lowe and Planning Commission Date: April 24, 1998
Kirk Heinrichs, Redevelopment Manager ~
From:
Subject:
Applications S-98-01 & UP-98-01
Stoddard's Restaurant and Banquet Facility
Background
In 1992, the Redevelopment Agency demonstrated its commitment to downtown revitalization with
the implementation oft he Downtown Streetscape Project replacing infrastructure and beautifying the
appearance of the downtown. This $2.5 million public works project combined with modifications to
the downtown development standards, was intended to help establish the framework for creating an
attractive and functional environment for retail and restaurant business to be successful.
In recent years the Agency has been working hard to convince the business and development
community that downtown Campbell is not a business risk but an economically viable opportunity.
Over the last two years we are just beginning to see the fruits of our labor as a strong economy has
helped attract new business downtown such as Mio Vicino, LZ Premium, the new housing
development at 100 Harrison Avenue, the recent approval of a mixed use project on the Bank of
America site, and the approval of Katie Blooms and King's Head Restaurants.
The downtown is experiencing unprecedented interest by new business owners and entrepreneurs who
are beginning to appreciate the opportunities Campbell offers.
On a small scale, we're seeing private investment on the part of property/business owners in their
properties as a part of the Storefront Improvement Program whereby building fronts are
architecturally upgraded to create a more desirable appearance. The response to the program has been
excellent and with the good weather we should begin seeing those improvements take place. On a
larger scale, some property owners are looking to redevelop their properties to more fully realize their
value. The next 24 to 36 months could be significant in terms of the downtown turning the corner
and becoming the success that was envisioned under the Downtown Development Plan.
Discussion
Since the loss of Renzo's there is no banquet facility in Campbell. The City Council has publicly
expressed its desire to have a quality facility that meets the needs of the community. Staff has been
working for nearly a year with the land owner and business principals of Stoddard's Restaurant and
Banquet facility in developing a project that both satisfies the business goals of the owners and
redevelopment goals for downtown Campbell. Staff believes that both the architectural presence of
the building and the use itself will serve as a major anchor downtown in attracting both new business
and people that will spend money and time downtown.
The applicant worked with staff in developing a comprehensive parking plan using available parking
resources while meeting the business needs of Stoddard's.
It is clearly understood that the success of the parking plan is dependent upon a coordinated effort
between staff and Stoddard's It is also understood that the significant financial investment of the
project proponents in the land acquisition and property development is a strong incentive to ensure a
workable parking plan.
While parking is a challenge, it is also part of the growing pains experienced by every successful
downtown. Staff is currently working on several fronts to address the parking issue.
A study of the loop streets is being completed and a report will be forwarded in June to the City
Council. Among the recommendations to be considered will be the addition of on-street parking
spaces around the loop streets. The 1997/98 CIP includes implementation of the Loop Street parking
this Fall.
Additionally, the proposed 1998/99 CIP includes a Downtown Parking Demand Study that will
identify future parking demand downtown and identify the cost and preferred location for a new
downtown parking structure.
This is an exciting time for the downtown area with renewed interest and vitality. While there will be
challenges along the way, they are not unique to Campbell and we are planning to meet those
challenges and return downtown Campbell to its rightful place as the identity and center of the City.
cc: Bernie Strojny, City Manager
Steve Piasecki, Community Development Director
Attachment g2
FINDINGS FOR APPROVAL OF FILE NO. S 98-01
SITE ADDRESS: 200 East Campbell Avenue
APPLICANT: Nick Gera
P.C. MEETING: April 28, 1998
Findings for Approval of a Site and Architectural Review Permit to allow a two-story,
33,690 square foot building for use as a restaurant with associated microbrewery and a
banquet hall facility with associated retail/office space
The Planning Commission finds as follows with regard to File No. S 98-01:
An initial study was prepared for this project which concludes that there are no
significant environmental impacts with the development of this project.
Consequently, a Negative Declaration has been prepared for this project.
The project will entail construction of a two-story, 33,690 square foot building. The
restaurant/brewery portion of the building will consist of 11,308 square feet. The
banquet hall facility with associated retail/office area will consist of 22,382 square
feet.
The restaurant portion of the building will be limited to a maximum seating capacity
of 255 persons and the banquet hall portion of the building will be limited to a
maximum seating capacity of 600 persons.
The proposed restaurant/brewery and banquet facility is consistent with the
commercial land use of the General Plan, the C-3-S (Central Business District) zoning
designation for the site, the Central Campbell Redevelopment Plan and the Campbell
Downtown Development Plan. The proposed project achieves the following
objectives:
a) Enhances the downtown as the civic, economic and cultural center of activity for
the City of Campbell.
b) Enhances the identity of the downtown as a central business district that serves as
a meeting place for local residents as well as a destination.
c) Facilitates the development of downtown as an economically viable commercial
district.
d) Encourages a mix of economically viable commercial uses in the downtown
creating a balance of daytime and evening activities.
e) Enhances the retail continuity and pedestrian-oriented environment of the
downtown.
Findings for Site and Archit~, A1 Permit 98-01 - Planning Commission Me~.
S 98-01 - 200 East Campbell Avenue
Page 2
o of April 28, 1998
f) Ensures that the new building in the downtown will be of high architectural
design quality and encourages architectural diversity in the downtown.
5. The proposed project meets the setback, height limitation, and floor area ratio
requirements of the C-3-S (Central Business District) zoning ordinance.
o
The proposed project will provide 50 on-site parking spaces (60 on-site spaces using
valet service) and additional on-street and off-site parking spaces to adequately
accommodate both the restaurant and the banquet hall facility uses.
The on-site parking spaces alone will not accommodate needs for the restaurant and
banquet facility as required for Parking Zone 2 of the C-3-S zoning regulations;
however, a parking management plan has been provided which indicates a procedure
to facilitate parking demand for the project by a combined use of off-site and
available on-street parking spaces.
o
Approval of the parking management plan by the City Council as a request for a
parking adjustment will allow compliance of the project with the parking regulations
of the C-3-S zoning ordinance.
9. Adequate circulation will be provided on the site and surrounding the site to
adequately accommodate the estimated traffic associated with the project.
10. The proposed project is well designed and is architecturally compatible with the
surrounding neighborhood and uses.
11. The proposed project is compatible with the surrounding area.
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 the City's zoning
ordinance.
2. The proposed project will aid in the harmonious development of the immediate area.
o
The establishment, maintenance or operation of the use applied for will not be
detrimental to the 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.
4. The proposed project is adequately served by streets of sufficient capacity to carry the
kind and quantity of traffic such uses would generate.
Attachment #3
CONDITIONS OF APPROVAL FOR FILE NO. S 98-01
SITE ADDRESS: 200 East Campbell Avenue
APPLICANT: Nick Gera
P.C. MEETING: April 28, 1998
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. The lead department with which the applicant will work is
identified on each condition where necessary. 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
1. Approved Project: Approval is granted for a Site and Architectural Review Permit to
allow the development of a two-story, 33,690 square foot building to accommodate a
restaurant with associated on-site microbrewery, and a banquet hall facility with
incidental retail/office space on property located at 200 E. Campbell Avenue. The
restaurant/brewery portion of the building will consist of approximately 11,300 square
feet. The remaining space, approximately 22,380 square feet, will consist of the
banquet hall facility and associated retail/office space. Project approval shall
substantially comply with the following project plans, except as modified by the
Conditions of Approval herein:
a. Project plans prepared by Bruno Marcelic, Architect, including a proposed site
plan, existing site plan, floor plans, and elevations, dated as received by the
Planning Department on March 6, 1998.
b. Color/materials board
c. Colored elevations and proposed site plan.
d. Colored perspective of the building.
2. Construction Mitigation Measures: The applicant shall implement measures as
specified in the Initial Study including the following:
a. Construction activities will be limited to daytime hours of 8:00 am to 5:00 p.m.
weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on
Sundays and Holidays unless an exception is granted by the Building Official.
b. No pile driving is allowed for construction of the project.
c. All internal combustion engines for construction equipment used on the site will
be properly muffled and maintained.
d. All stationary noise generating construction equipment, such as air compressors
and portable power generator, will be located as far as practical from the existing
residences and businesses.
Conditions of Approval for S ~ 1 - Planning Commission Meeting of April
S 98-01 - 200 East Campbell Avenue
Page 2
)98
o
e. All active construction areas shall be watered at least twice daily.
f. Cover all trucks hauling soil and other loose materials prior to leaving the' site.
g. Pave, apply water, or apply non-toxic soil stabilizers on all unpaved surfaces, and
staging areas at the construction site.
h. Sweep daily all paved access roads, parking areas, staging areas, and adjacent
public streets as directed by the City Engineer.
i. Enclose, cover, water or apply soil binders to exposed stockpiles.
Install sandbags or other erosion control measures to prevent runoff to all
roadways, waterways or pubic walkways accessed by the public.
k. Construction equipment, vehicles, and/or workers associated with the
development of this project site shall not be permitted to park on any residential
streets.
Seating Capacity: The maximum seating capacity of the banquet hall facility shall not
exceed 600 persons at any one time. The maximum seating capacity of the
restaurant/brewery shall not exceed 255 persons at any one time.
Hours of Operation:
a. The hours of operation for the restaurant/brewery shall be limited to:
Monday- Saturday 8:00 a.m. to 2:00 a.m.
Sunday & Holidays 8:00 a.m. to 12:00 a.m.
bo
The hours of operation for the banquet hall facility shall be limited to:
Sunday - Thursday 8:00 a.m. to 11:00 p.m.
Friday - Saturday 8:00 a.m. to 12:00 a.m.
& Holidays
Parking Management Plan: Parking to accommodate both the restaurant/brewery and
banquet hall facility shall comply with the attached Parking Management Plan
prepared by the Campbell Redevelopment Agency staff, dated April 24, 1998. There
will be a minimum of 50 on-site parking spaces (60 on-site spaces using valet service)
for the building which shall be provided for use by customers of the restaurant.
Employees of the restaurant/brewery and the banquet hall facility shall not be
permitted to park on residential streets. Operators of the banquet hall facility shall
comply with the attached Parking Management Plan for use of the banquet hall
facility and shall require that:
Use of the City's public First Street parking garage for banquet events'shall be
restricted to the following hours:
Monday - Thursday
Friday
Saturday
Sunday
Holidays
5:30 p.m. to 11:30 p.m.
5:30 p.m. to 12:30 a.m.
8:00 a.m. to 12:30 a.m.
8:00 a.m. to 11:30 p.m.
8:00 a.m. to 12:30 a.m.
2
Conditions of Approval for S 9~, ~ ~ - Planning Commission Meeting of April zo
S 98-01 - 200 East Campbell Avenue
Pa~e 3
98
Co
For any event that exceeds 250 persons, the operator of the banquet hall facility
shall provide a minimum 60-day notice to the Community Development Director
which includes the time, day, parking and transport plan for the event. The
Community Development Director, upon recommendations from the Chief of
Police and Traffic Engineer, shall respond to the adequacy of the plan within ten
(10) days.
There shall be parking and traffic control at the First Street Public Parking Garage
for any banquet event that exceeds 250 persons as required by the Chief of Police.
This may include a uniformed police officer directing traffic, if deemed necessary
by the Chief of Police, to keep exiting traffic out of residential areas.
d. A fee shall not be charged for use of the valet and/or shuttle parking services.
fo
go
h°
Use of the Campbell Community Center parking facilities is limited to a
maximum of 100 parking spaces at the Campbell Avenue parking lot to be used
for the banquet hall use during weekday hours between 8:00 a.m. and 5:30 p.m.
with prior written approval from either the Director of Community Services and
Recreation or the City Manager.
Written requests for permission to use parking at the Community Center must be
received a minimum of 30 days in advance for use of 50 parking spaces or less,
and a minimum of 60 days in advance for use of more than 50 parking spaces.
Request shall be addressed to:
Director of Recreation and Community Services
Recreation and Community Services
1 West Campbell Avenue #C31
Campbell, CA 95008
Use of Community Center parking for banquet use is prohibited weekdays after
5:30 p.m. and on weekends.
The City reserves the right to deny the use of the Community Center parking at its
discretion if it disrupts the operation, function, management or use of the
Community Center as determined by the City Manager and/or the Director of
Community Services and Recreation.
The applicant shall enter into a parking agreement with the City that identifies the
terms and conditions under which the Community Center parking may be used.
This agreement must be executed prior to the issuance of a certificate of use and
occupancy for the banquet facility.
Conditions of Approval for S ~ I - Planning Commission Meeting of April
S 98-01 - 200 East Campbell Avenue
Page 4
~98
j. Valet parking may only be used in association with Downtown parking facilities.
No valet parking may be used in association with the Community Center.
Shuttle or passenger buses must be used to shuttle banquet users between the
Community Center and the banquet facility when the Community Center parking
lot is being used.
All contracts for banquet facility users shall include a map and instructions for
designated parking areas and proper use and location of valet and shuttle bus
services. The map shall identify the residential streets where parking and through-
traffic is prohibited.
Proof of automobile insurance for shuttle and valet vehicles shall be provided and
liability insurance shall be provided as required by the City for use of public
parking facilities.
Modification to the Parking Management Plan: Minor modifications to the approved
Parking Management Plan relating to the number of spaces and location of parking
spaces may be approved by the Community Development Director. The Community
Development Director shall make the determination as to whether a proposed
modification is consider a minor or major modification. Approval of any major
modification to the Parking Management Plan as determined by the Community
Development Director and/or any appeal of the Planning Director's determination of
the Parking Management Plan shall be made to the City Council.
Parking and Driveways: All parking and driveway areas shall be developed in
compliance with Chapter 21.50 of the Campbell Municipal Code, except as may be
modified by the Parking Management Plan and approved by the City Council for a
parking adjustment.
Noise:
a. Exterior Doors: All doors providing access from the banquet facility to the
exterior of the building shall be self-closing doors and shall not be propped open
during banquet facility events. All doors located on the south elevation of the
building facing Orchard City Drive shall be used for exiting purposes only and
shall be kept closed at all times, except for emergency purposes.
Nighttime Exiting: Occupants of the building during nighttime hours after 9 p.m.
shall be required to exit the building from the entrance of the banquet hall and/or
restaurant along Second Street and/or E. Campbell Avenue.
Noise Standard: Any noises, sounds, and/or voices, including but not limited to
amplified sounds, loud speakers, sounds from microphones, audio sound systems,
music, and/or public address system, generated by uses within the building shall
Conditions of Approval for b > .1 - Planning Commission Meeting of April
S 98-01 - 200 East Campbell Avenue
Page 5
.998
not be audible to a person of normal hearing acuity from any residential property
located south of Orchard City Drive.
do
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 in the building, may limit the operational hours of the uses
within the building and/or may require a Noise Management Plan to be submitted
by the applicant consisting of an acoustical study by a qualified acoustical
engineer for recommendations to attenuate the noise. The Noise Management Plan
shall require implementation of the mitigation measures as determined in the
acoustical study to comply with the noise conditions as herein included in these
Conditions of Approval. Actions by the Community Development Director may
be appealed to the Planning Commission, but the reduced hours for either the
restaurant/brewery and/or banquet facility shall be effective immediately upon
notification by the Community Development Director.
e°
Construction: The applicant shall incorporate construction methods and/or
materials for the construction of the building to provide sound attenuation for the
building. Such methods may include the use of sound baffling insulation, double-
paned windows, acoustical ceiling and flooring material and other state-of-the-art
acoustical construction technology.
f. Exterior Speakers: No audio sound system, music, public address system or
speakers are permitted outside of the building.
Recordation of Conditions of Approval: A deed restriction containing all conditions
of approval shall be recorded with the Santa Clara County Recorder's Office and shall
be an on-going obligation of the business owner(s) and property owner(s).
10. Notification of Conditions of Approval: The applicant shall be responsible for
providing all primary persons reserving and/or using the banquet facility with
notification of the conditions of approval pertaining to noise and operation of the
facility prior to the occurrence of the event to be held at the banquet facility. Such
conditions of approval pertaining to noise and operation of the facility shall also be
conspicuously posted within the banquet facility.
11. On-site Lighting: On site lighting shall be shielded away from residential uses.
Details of project lighting shall be approved by the Planning Department prior to
issuance of building permits.
12. Landscaping: The applicant shall submit four (4) sets of landscape and irrigation
plans indicating the type and size of plant material, including on-site trees, planting
details and irrigation system to the Community Development Director for review and
approval prior to issuance of building permits. Landscape plan shall be consistent
Conditions of Approval fox ~ 5 J1 - Planning Commission Meeting of Apm z,.
S 98-01 - 200 East Campbell Avenue
Page 6
,998
with the City's Water Efficient Landscape Standards (WELS) and shall include the
following:
a. Protection of existing trees to be retained consistent with WELS.
b. Replacement of trees per the replacement ratio as required under W'ELS.
13. Property Maintenance: The property is to be maintained free of any combustible
trash, debris and weeds until the time that actual construction commences. The
existing structure shall be secured by having windows boarded up and doors sealed
shut, an~or be demolished, partially demolished or removed from the property
(Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code).
14. Signage: Sign applications shall be submitted to the Community Development
Department for both the restaurant and banquet hall facility uses in accordance with
the provisions of the Sign Ordinance. No sign shall be permitted until the application
is approved and a permit is issued.
15. Garbage Collection - Trash containers of a size and quantity necessary to serve new or
modified building areas shall be located in areas approved by the Fire Department.
Unless otherwise noted, enclosures, shall consist of a concrete floor surrounded by a
solid wall or fence and have self-closing doors of a size specified by the Fire
Department. All enclosures to be constructed at grade level and have a level area
adjacent to the trash enclosure area to service these containers.
16. Mechanical Equipment - All roof-mounted and ground level mechanical equipment
on new or remodeled structures on site which are visible from the public right of way
shall be screened with similar building materials subject to the approval of the
Community Development Director.
17. Disabled Accessibility - All new and remodeled buildings shall provide disabled
access in accordance with the Uniform Building Code (UBC), and the Uniform
Federal Accessibility Standards (UFAS) and the Federal Americans with Disabilities
Act (ADA).
18. Adjustment in Parking Standards: The applicant shall obtain an adjustment in the
parking standards by the City Council consistent with the requirements of the C-3-S
(Central Business District) zoning district prior to issuance of building permits.
19. Outdoor seating: Outdoor seating shall only be permitted for the restaurant use. No
outdoor seating is permitted for the banquet hall facility. Outdoor seating for the
restaurant shall comply with Chapter 21.26.020 Section 4 A and B of the Campbell
Municipal Code. Hours of operation for use of the outdoor seating area shall be
limited to the hours of 11:00 a.m. to 10:00 p.m.
Conditions of Approval for ~ 5 Jl - Planning Commission Meeting of Apn, ~., ,998
S 98-01 - 200 East Campbell Avenue
Page 7
20. Complaints: The applicants and/or operators of the restaurant/brewery and banquet
hail facility shall operate and maintain the uses in a manner which is not
objectionable, offensive, or incompatible with surrounding uses. In the event that
complaints are received regarding noise, litter, vandaiism, traffic or other such factors
associated with a late night operation, the Community Development Director may
limit the operational hours of the proposed use. This action may be appeaied to the
Planning Commission, but the reduced hours for either the restaurant/brewery and/or
banquet facility shall be effective immediately upon notification by the Community
Development Director. The applicant shall sign an agreement acknowledging this
restriction on operational hours.
Building Division Requirements:
21. Building Code Compliance: The approved project must comply with all applicable
Building Codes as determined by the Campbell Building Official and as required by
the Uniform Building Code.
22. Disabled-accessible Parking: The applicant shall provide disabled-accessible
parking as required by Title 24 of the Uniform Building Code prior to issuance of a
certificate of occupancy for the building.
CENTRAL FIRE DISTRICT:
23. Development Review: Review of this Developmental proposal is limited to
acceptability of site access and water supply as they pertain to fire department
operations, and shall not be construed as a substitute for formal plan review to
determine compliance with adopted model codes. Prior to performing any work,
the applicant shall apply to the Building Division for applicable construction
permits.
24. Required Fire Flow: Required fire flow for this project is 3,000 Gallons Per Minute
at 20 pounds per square inch residual pressure. The required flow is available from
area water mains and fire hydrant(s) which are spaced at the required spacing. This
is based upon minimum construction type IV being permitted.
25. Automatic Fire Sprinkler System Required: Buildings requiring a fire flow in
excess of 2,000 Gallons Per Minute and/or in excess of two stories in height (35
feet) shall be equipped throughout with an approved automatic fire sprinkler
system. The fire sprinkler system shall be hydraulically designed per National Fire
Protection Association (NFPA) Standard #13, 1994 Edition.
26. Final Required Fire Flow: Required fire flow may be reduced up to 50% in
buildings equipped with automatic fire sprinkler systems, but can be no less than
1,500 Gallons Per Minute. Therefore, the final required fire flow is 2,375 Gallons
Per Minute at 20 pounds per square inch residual pressure. This flow shall be taken
from any two (2) fire hydrants, on or near the site so long as they are spaced at a
maximum spacing of 250 feet.
Conditions of Approval for ~ 9.. 1 - Planning Commission Meeting of Apm ~ .)98
S 98-01 - 200 East Campbell Avenue
Page 8
27. Building Construction: The building shall be constructed as Type I, Type Il-Fire
resistive, Type Il-one hour, Type Ill-one hour or Type IV as outlined in the
California Building Code (Title 24, part 2) At time of building permit submittal,
reflect the proposed type of construction on the plans.
28. Area Calculations: At time of building permit submittal, the plans shall reflect
allowable area calculations, to include a sum of area ratios.
29. West Exterior Wall: The west exterior wall shall be constructed as one-hour fire
resistive to include a complying parapet based upon the proximity to the property
line.
30. Occupancy Separation: Based upon the proposed mixed uses, complying
occupancy separations shall be provided as follows: A-2.1/B = One hour, A-2. l/S-
3 -- Three hours, B/S-3 = One hour. At time of building permit submittal, the plans
shall clearly reflect the required rating and tested assembly number.
31. Exits: A minimum of four (4) separate exits shall be provided from the second
floor as the gross occupant load exceeds 1,000 persons.
32. Fire Department Key Box Required: Provide an approved fire department key box
and appropriate building keys. Installations shall conform with Fire Department
Standard Detail and Specification K-1.
PUBLIC WORKS DEPARTMENT:
33. Preliminary Title Report: Prior to issuance of any Grading, Drainage, or Building
Permits for the site, the applicant shall provide a current Preliminary Title Report.
34. Right-of-Way for Public Street Purposes: Prior to issuance of any Grading, Drainage,
or Building Permits for the site, the applicant shall grant additional Right-of-Way for
Public Street Purposes along the Orchard City Drive frontage to accommodate a 10'
right-of-way from existing face of curb. Applicant shall cause to be prepared all
documents necessary to record dedication and submit to the City for review.
35. Street Improvements: Prior to issuance of any Grading, Drainage or Building Permits
for the site, the applicant shall cause plans for public Street Improvements to be
prepared by a registered civil engineer, pay fees, execute a street improvement
agreement, post security and provide insurance necessary to obtain an encroachment
permit for construction of the improvements, as required by the City Engineer. The
plans shall include the following:
Conditions of Approval for ~ 9.. 1 - Planning Commission Meeting of Apn, ~ )98
S 98-01 - 200 East Campbell Avenue
Page 9
a) City standard commercial 10' sidewalk with street trees 40' on center and
irrigation along Orchard City Drive.
b) Installation of City standard driveway approach on Second Street.
c) Removal of driveways on Campbell Avenue and Second Street and install
curb, gutter, sidewalk, and conforms as needed.
d) Installation of all water meters and sewer cleanouts on private property
behind the public right-of-way line.
e) Remove and replace damaged sidewalk and curb and gutter along Second
Street and Campbell frontages.
f) Installation of traffic signs and markings related to parking and driveway
installation as required by the City Engineer.
36. 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 company.
37. Utility Coordination Plan: Prior to issuance of Building Permits, a applicant shall
submit a Utility Coordination Plan and Schedule for approval by the City Engineer for
installation of all utilities. The Plan shall minimize the damage to all public facilities.
38. Maintenance Security: Prior to issuance of occupancy approval for the site, all public
street improvements required by the encroachment permit must be completed and
accepted by the City and the applicant must provide a one-year Maintenance Security
in an amount of 25% of the Faithful Performance Bond.
39. Grading and Drainage Plan: Prior to the issuance of any Grading, Drainage or
Building Permits for the site, the applicant shall prepare an engineered Grading and
Drainage Plan, and pay fees required to obtain necessary grading permits. The plans
shall comply with the 1994 edition of the Uniform Building Code including Chapters
18, 33, and Appendix Chapter 33.
40. Storm Water Management: Comply with the California Storm Water Best
Management Practices Handbook, prepared by the Storm Water Quality Task Force,
Santa Clara Valley Water District.
41. Parcel Map: The applicant shall be required to submit a parcel map to be approved
and recorded prior to issuance of any Building Permits for the project.
Attachment//4
FINDINGS FOR APPROVAL OF FILE NO. UP 98-01
SITE ADDRESS: 200 East Campbell Avenue
APPLICANT: Nick Gera
P.C. MEETING: April 28, 1998
Findings for Approval of a Use Permit to allow late night operations past 11:00 p.m.,
establishment of a microbrewery in conjunction with a full service restaurant and general
on-sale liquor licenses for a restaurant/brewery and a banquet hall facility
The Planning Commission finds as follows with regard to File No. UP 98-01:
The proposed late night hours of operation and on-sale general liquor service for the
proposed restaurant/brewery and banquet hall facility uses are consistent with the
commercial land use of General Plan and the C-3-S (General Commercial) zoning
designations for the site.
2. The proposed microbrewery shall only be established for primary service and in
conjunction with the on-sale liquor service for the restaurant.
o
The on-sale general liquor licenses for the restaurant/brewery and banquet hall facility
permit on-site general liquor sales only as incidental uses to the primary full-service
restaurant and banquet facility uses and are not anticipated to intensify the primary
uses.
4. The proposed hours of operation for the restaurant/brewery is:
Monday - Saturday 8:00 a.m. to 2:00 a.m.
Sunday & Holidays 8:00 a.m. to 12:00 a.m.
5. The proposed hours of operation for the banquet hall facility is:
Sunday - Thursday 8:00 a.m. to 11:00 p.m.
Friday - Saturday 8:00 a.m. to 12:00 a.m.
& Holidays
6. The proposed operating hours of the restaurant/brewery and banquet hall facility are
consistent and similar to operating hours of other restaurants within the City.
The proposed restaurant/brewery and banquet hall facilities, subject to the conditions
of approval, with late night hours of operation and on-sale general liquor service is
compatible with the surrounding neighborhood.
Findings for Use Permit 98-01 _ lanning Commission Meeting of April 28, tvs
UP 98-01 - 200 East Campbell Avenue
Page 2
o
The'restaurant/brewery and banquet hall facility with the late night hours of Operation
and incidental on-sale general liquor service, will not create a nuisance due to noise,
litter, vandalism, traffic or other factors, subject to the conditions of approval.
°
The restaurant/brewery and banquet hall facility, with late night hours of operation
and incidental on-sale general liquor service, will not significantly disturb the peace
and enjoyment of nearby residential neighborhoods, subject to the conditions of
approval.
10. The restauranffbrewey and banquet hall facility, with late night hours of operation and
incidental on-sale general liquor service, will not significantly increase the demand on
city services, subject to the conditions of approval.
11. The restaurant/brewery and banquet hall facility, with late night hours of operation
and incidental on-sale general liquor service, will not result in an over-concentration
of such uses in the area.
12. An initial study was prepared for this project which concludes that there are no
significant environmental impacts with the development of this project.
Consequently, a Negative Declaration has been prepared for this project.
13. The restaurant portion of the building will be limited to a maximum seating capacity
of 255 persons and the banquet hall portion of the building will be limited to a
maximum seating capacity of 600 persons.
14. The proposed project will provide 50 on-site parking spaces (60 on-site spaces with
valet service) and additional on-street and off-site parking spaces to adequately
accommodate both the restaurant and the banquet hall facility uses.
15. The on-site parking spaces alone will not accommodate needs for the restaurant and
banquet facility as required for Parking Zone 2 of the C-3-S zoning regulations;
however, a parking management plan has been provided which indicates a procedure
to facilitate parking demand for the project by a combined use of off-site and
available on-street parking spaces.
16. Approval of the parking management plan by the City Council as a request for a
parking adjustment will allow compliance of the project with the parking regulations
of the C-3-S zoning ordinance.
17. Adequate circulation will be provided on the site and surrounding the site to
adequately accommodate the estimated traffic associated with the project.
Findings for Use Permit 98-m .'lanning Commission Meeting of April 28, t>
UP 98-01 - 200 East Campbell Avenue
Page 3
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
The proposed project will aid in the enhancement and the harmonious development of
the immediate area. 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.
2. The proposed site is adequate in size and shape to accommodate the proposed uses
and the surrounding uses in the area, subject to the conditions of approval.
o
The proposed project is adequately served by streets of sufficient capacity to carry the
kind and quantity of traffic such uses would generate, subject to the conditions of
approval.
Attachment #5
CONDITIONS OF APPROVAL FOR FILE NO. UP 98-01
SITE ADDRESS: 200 East Campbell Avenue
APPLICANT: Nick Gera
P.C. MEETING: April 28, 1998
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinance of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. 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:
Approved Project: Approval is granted for a Use Permit to allow extended hours of
operation and on-sale general liquor services for a restaurant and a banquet hall facility, and
establishment of a microbrewery solely in conjunction with the restaurant use for the
development to be located on property at 200 East Campbell Avenue. The uses shall comply
with the project description as submitted by the applicant, except as herein modified by the
conditions of approval.
2. ABC License: The applicant shall obtain any and all licenses/approvals as required from the
State of California Department of Alcohol and Beverage Control.
o
Business Operation: The applicant shall operate and maintain this use in a manner which is
not objectionable, offensive, or incompatible with surrounding uses. The shall not create a
nuisance due to noise, litter, vandalism, traffic or other factors. Operation of this use in
violation of this approval or City of Campbell standards, codes and ordinances shall be
grounds for revocation of this approval.
Seating Capacity: The maximum seating capacity of the banquet hall facility shall not exceed
600 persons at any one time. The maximum seating capacity of the restaurant/brewery shall
not exceed 255 persons at any one time.
Hours of Operation:
a. The hours of operation for the restaurant/brewery shall be limited to:
Monday - Saturday 8:00 a.m. to 2:00 a.m.
Sunday & Holidays 8:00 a.m. to 12:00 a.m.
bo
The hours of operation for the banquet hall facility shall be limited to:
Sunday - Thursday 8:00 a.m. to 11:00 p.m.
Friday - Saturday 8:00 a.m. to 12:00 a.m.
& Holidays
6. Parking Management Plan: Parking to accommodate both the restaurant/brewery and
banquet hall facility shall comply with the attached Parking Management Plan prepared by
Conditions of Approval for Use t'ex .... t 98-01 - Planning Commission Meeting ot ~F.. 28, 1998
UP 98-01 - 200 East Campbell Avenue
Page 2
the Campbell Redevelopment Agency staff, dated April 24, 1998. There will be a minimum
of 50 on-site parking spaces (60 on-site spaces using valet service) for the building which
shall be provided for use by customers of the restaurant. Employees of the
restaurant/brewery and the banquet hall facility shall not be permitted to park on residential
streets. Operators of the banquet hall facility shall comply with the attached Parking
Management Plan for use of the banquet hall facility and shall require that:
ao
Use of the City's public First Street parking garage for banquet events shall be restricted
to the following hours:
Monday - Thursday
Friday
Saturday
Sunday
Holidays
5:30 p.m. to 11:30 p.m.
5:30 p.m. to 12:30 a.m.
8:00 a.m. to 12:30 a.m.
8:00 a.m. to 11:30 p.m.
8:00 a.m. to 12:30 a.m.
For any event that exceeds 250 persons, the operator of the banquet hall facility shall
provide a minimum 60-day notice to the Community Development Director which
includes the time, day, parking and transport plan for the event. The Community
Development Director, upon recommendations from the Chief of Police and Traffic
Engineer, shall respond to the adequacy of the plan within ten (10) days.
Co
There shall be parking and traffic control at the First Street Public Parking Garage for any
banquet event that exceeds 250 persons as required by the Chief of Police. This may
include a uniformed police officer directing traffic, if deemed necessary by the Chief of
Police, to keep exiting traffic out of residential areas.
d. A fee shall not be charged for use of the valet and/or shuttle parking services.
eo
Use of the Campbell Community Center parking facilities is limited to a maximum of
100 parking spaces at the Campbell Avenue parking lot to be used for the banquet hall
use during weekday hours between 8:00 a.m. and 5:30 p.m. with prior written approval
from either the Director of Community Services and Recreation or the City Manager.
fo
Written requests for permission to use parking at the Community Center must be received
a minimum of 30 days in advance for use of 50 parking spaces or less, and a minimum of
60 days in advance for use of more than 50 parking spaces. Request shall be addressed
to:
Director of Recreation and Community Services
Recreation and Community Services
1 West Campbell Avenue #C31
Campbell, CA 95008
g. Use of Community Center parking for banquet use is prohibited weekdays after 5:30 p.m.
and on weekends.
Conditions of Approval for Use ~'e .... ~ 98-01 - Planning Commission Meeting of ,~t~~- 28, 1998
UP 98-01 - 200 East Campbell Avenue
Page 3
ho
The City reserves the right to deny the use of the Community Center parking at its
discretion if it disrupts the operation, function, management or use of the Community
Center as determined by the City Manager and/or the Director of Community Services
and Recreation.
The applicant shall enter into a parking agreement with the City that identifies the terms
and conditions under which the Community Center parking may be used. This agreement
must be executed prior to the issuance of a certificate of use and occupancy for the
banquet facility.
j. Valet parking may only be used in association with Downtown parking facilities. No
valet parking may be used in association with the Community Center.
k. Shuttle or passenger buses must be used to shuttle banquet users between the Community
Center and the banquet facility when the Community Center parking lot is being used.
All contracts for banquet facility users shall include a map and instructions for designated
parking areas and proper use and location of valet and shuttle bus services. The map shall
identify the residential streets where parking and through-traffic is prohibited.
Proof of automobile insurance for shuttle and valet vehicles shall be provided and
liability insurance shall be provided as required by the City for use of public parking
facilities.
Modification to the Parking Management Plan: Minor modifications to the approved Parking
Management Plan relating to the number of spaces and location of parking spaces may be
approved by the Community Development Director. The Community Development Director
shall make the determination as to whether a proposed modification is consider a minor or
major modification. Approval of any major modification to the Parking Management Plan as
determined by the Community Development Director and/or any appeal of the Planning
Director's determination of the Parking Management Plan shall be made to the City Council.
Parking and Driveways: All parking and driveway areas shall be developed in compliance
with Chapter 21.50 of the Campbell Municipal Code, except as may be modified by the
Parking Management Plan and approved by the City Council for a parking adjustment.
Noise:
a. Exterior Doors: All doors providing access from the banquet facility to the exterior of the
building shall be self-closing doors and shall not be propped open during banquet facility
events. All doors located on the south elevation of the building facing Orchard City Drive
shall be used for exiting purposes only and shall be kept closed at all times, except for
emergency purposes.
Conditions of Approval for Use ret,.tt 98-01 - Planning Commission Meeting ot Ap, ti 28, 1998
UP 98-01 - 200 East Campbell Avenue
Page 4
Nighttime Exiting: Occupants of the building during nighttime hours after 9 p.m. shall be
required to exit the building from the entrance of the banquet hall and/or restaurant along
Second Street and/or E. Campbell Avenue.
Co
Noise Standard: Any noises, sounds, and/or voices, including but not limited to amplified
sounds, loud speakers, sounds from microphones, audio sound systems, music, and/or
public address system, generated by uses within the building shall not be audible to a
person of normal hearing acuity from any residential property located south of Orchard
City Drive.
do
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 in the building, may limit the operational hours of the uses within the building and/or
may require a Noise Management Plan to be submitted by the applicant consisting of an
acoustical study by a qualified acoustical engineer for recommendations to attenuate the
noise. The Noise Management Plan shall require implementation of the mitigation
measures as determined in the acoustical study to comply with the noise conditions as
herein included in these Conditions of Approval. Actions by the Community
Development Director may be appealed to the Planning Commission, but the reduced
hours for either the restaurant/brewery and/or banquet facility shall be effective
immediately upon notification by the Community Development Director.
eo
Construction: The applicant shall incorporate construction methods and/or materials for
the construction of the building to provide sound attenuation for the building. Such
methods may include the use of sound baffling insulation, double-paned windows,
acoustical ceiling and flooring material and other state-of-the-art acoustical construction
technology.
f. Exterior Speakers: No audio sound system, music, public address system or speakers are
permitted outside of the building.
10. Recordation of Conditions of Approval: A deed restriction containing all conditions of
approval shall be recorded with the Santa Clara County Recorder's Office and shall be an on-
going obligation of the business owner(s) and property owner(s).
11. Notification of Conditions of Approval: The applicant shall be responsible for providing all
primary persons reserving and/or using the banquet facility with notification of the conditions
of approval pertaining to noise and operation of the facility prior to the occurrence of the
event to be held at the banquet facility. Such conditions of approval pertaining to noise and
operation of the facility shall also be conspicuously posted within the banquet facility.
12. On-site Lighting: On site lighting shall be shielded away from residential uses. Details of
project lighting shall be approved by the Planning Department prior to issuance of building
permits.
Conditions of Approval for Use ret.at 98-01 - Planning Commission Meeting m ~[,.li 28. 1998
UP 98-01 - 200 East Campbell Avenue
Page 5
13. Garbage Collection - Trash containers of a size and quantity necessary to serve new or
modified building areas shall be located in areas approved by the Fire Department. Unless
otherwise noted, enclosures, shall consist of a concrete floor surrounded by a solid wall or
fence and have self-closing doors of a size specified by the Fire Department. All enclosures
to be constructed at grade level and have a level area adjacent to the trash enclosure area to
service these containers.
14. Disabled Accessibility - All new and remodeled buildings shall provide disabled access in
accordance with the Uniform Building Code (UBC), and the Uniform Federal Accessibility
Standards (UFAS) and the Federal Americans with Disabilities Act (ADA).
15. Adjustment in Parking Standards: The applicant shall obtain an adjustment in the parking
standards by the City Council consistent with the requirements of the C-3-S (Central
Business District) zoning district prior to issuance of building permits.
16. Outdoor seating: Outdoor seating shall only be permitted for the restaurant use. No outdoor
seating is permitted for the banquet hall facility. Outdoor seating for the restaurant shall
comply with Chapter 21.26.020 Section 4 A and B of the Campbell Municipal Code. Hours
of operation for use of the outdoor seating area shall be limited to the hours of 11:00 a.m. to
10:00 p.m.
17. Complaints: The applicants and/or operators of the restaurant/brewery and banquet hall
facility shall operate and maintain the uses in a manner which is not objectionable, offensive,
or incompatible with surrounding uses. In the event that complaints are received regarding
noise, litter, vandalism, traffic or other such factors associated with a late night operation, the
Community Development Director may limit the operational hours of the proposed use. This
action may be appealed to the Planning Commission, but the reduced hours for either the
restaurant/brewery and/or banquet facility shall be effective immediately upon notification by
the Community Development Director. The applicant shall sign an agreement
acknowledging this restriction on operational hours.
18. Building Code Compliance: The approved project must comply with all applicable
Building Codes as determined by the Campbell Building Official and as required by the
Uniform Building Code.
PARKING MANAGEMENT PLAN
Stoddard's Brewhouse & Eatery
and
Banquet Facility
200 East Campbell Avenue - Campbell, California
Prepared by
Campbell Redevelopment Agency Staff
April 24, 1998
Proposal for Stoddax,~ s brewhouse & Eatery and Banquet Facility at zOO tS. Campbell Avenue
Project Location
The project site is located at 200
East Campbell Avenue. Originally
built as a Wells Fargo Bank branch,
most recently utilized as the retail
location for Tiny Tots Diapers
Service and Children's Clothing.
The site is bordered by East
Campbell Avenue, Second Street
and Orchard City Drive.
£. ~u4PKI.L AV
Project Summary
The proposal for the property at 200 E. Campbell Avenue involves the
conversion of the existing single story building into a high quality destination
restaurant and brew pub operated by Stoddard's Brewhouse & Eatery. In
addition, a proposed second story addition over the existing building and a
portion of the parking lot would accommodate a f'u'st rate banquet facility.
If approvals are granted, construction is scheduled to start in September 1998
and opening for business in the Fall of 1999. See Attachment A - Project
Schedule.
Stoddard's Brewhouse & Eatery
Stoddard's Brewhouse & Eatery currently operates a successful location in
downtown Sunnyvale on historic Murphy Avenue. Stoddard's opened in 1993
and was instrumental in revitalizing downtown Sunnyvale. All of the Stoddard's
award winning beers are brewed on the premises. The restaurant business is an
integral part of the business and serves lunch and dinner seven days a week. The
Downtown Campbell location would be the first expansion of the Stoddard's
Brewhouse & Eatery.
The following is the floor area involved in the Stoddard's portion of the
proposal, similar in size to the Sunnyvale location:
First Floor - Stoddard's Brewhouse & Eatery
11,500 s.f. total (7,500 s.f. restaurant portion)
255 seats
The brewery would typically be open Sunday through Thursday 11 am to 10
pm. Friday and Saturday 11 am to 2 am.
Proposal for Stoddaro s ~,¢whouse & Eatery and Banquet Facility at 200 ~. Campbell Avenue
Banquet Facility
The banquet facility is the outgrowth of another successful business; The
Historic Del Monte Building, also on Murphy Avenue in Sunnyvale. The Del
Monte Building was previously a fruit packing warehouse that was relocated and
completely refurbished into it's present state as an elegant banquet' hall hosting
weddings, community events, parties and corporate events. The size of the
Campbell facility is based on the capacity of the Del Monte Building, however it
is proposed on one level, instead of two as in the Del Monte Building. The
single large space may be subdivided into three smaller rooms to accommodate
groups from 40 up to 600.
The existing Del Monte Building has demonstrated a very strong demand for
this type of banquet facility in Silicon Valley. The Campbell location is
desirable because of the central location in the Valley and the location in a
traditional downtown where people have the opportunity to stroll and shop in a
relaxed setting.
The targeted groups for the use of the hall are wedding receptions, corporations,
and various community groups. Weddings are a strong Saturday user and less
frequently, Sundays. Corporations are typically midweek and consist of
seminars and meetings. Typical businesses are Hewlett-Packard, Intel, National
Semi-Conductor and Netscape.
Community groups include sports organizations, civic groups and various non-
profits. Based on past experience, 80 percent of the room bookings are for
weekends and evenings. The average event size is 150-200 people, based on the
Sunnyvale location.
The following is a summary of the proposed banquet facility size:
Second Floor - Banquet Facility
19,430 s.f total
600 seats
It is important to note that the banquet hall is utilized on a variable basis, with
room bookings averaging from 2-3 per week. Hours would typically be 8 am to
12 pm.
2
Proposal for Stoddara s Brewhouse & Eatery and Banquet Facility at 2o0 E. Campbell Avenue
Parking Management Plan
The parking for the restaurant is based on 1 space per 3 seats, or 85 spaces. The
parking for the banquet facility is based on 1 space per 3 seats, or 200 spaces.
The total parking required for the proposal is 285 spaces, while the average
banquet event would require 152 spaces (see Tables 1 & lA below). A total of
285 available parking spaces are proposed for the weekday daytime hours, while
355 available spaces are proposed for the weeknights and weekends (See Table
2).
Table 1 - Parking Required by Ordinance
: Parking!
~ I
i Use Ratio i Seats ! Required l
i Restaurant1 per 3 ', 2§§1 851
iBanquet 1 per 3 600~ 2001
: !TOTAL ! 855 28,51
Table lA - Required Parking for
Average Events
: ~ Parkingi
Use Ratio Seats i Requiredl
i Restaurant il per 3 i 2551 851
Banquet 1 per 3 , 2001 671
The parking for this mixed-use project is proposed to be provided through four
different types of parking facilities: on-site, on-street, off-site public facilities
and off-site private facilities. See Attachment B -Parking Location Map.
On-Site Parking
A goal of the project planning has been to maintain the existing on-site parking.
Currently there are 52 spaces, and 50 are proposed for the project. The intent of
the on-site spaces is to serve the restaurant & brewery, which requires one space
per 3 seats. The use of on-site valet parking can accommodate approximately 10
additional vehicles for busy periods. A total of 60 on-site spaces, in combination
with 25-35 nearby on-street spaces can accommodate 255 seats, utilizing Zone 2
parking standards (1 space per 3 seats).
On-Street Parking
Currently there are 60 on-street parking spaces within one block of the project
site. It is reasonable to assume that customers of the restaurant may utilize a
portion of these parking spaces. A range of 25 to 35 on-street spaces are
indicated as contributing to the restaurant parking demand. In addition, people
3
Proposal for Stoddara s t.,.cwhouse & Eatery and Banquet Facility at 200 ~. Campbell Avenue
will park in other areas of the downtown, visit other locations, and then walk to
the restaurant for lunch or dinner.
Additional parking along 2nd Street will be created due to the elimination of two
of the existing driveways. Currently there are five on-street spaces, where seven
are proposed.
Additionally, under the Loop Streets Enhancement Plan, additional on-street
parking along the loop streets is proposed. Approximately 65-80 spaces are
planned. An consultant's report will be forwarded to the City Council in June.
Subject to Council approval, the implementation of the loop street parking is
scheduled for this year under the 1998 CIP. The proposed Stoddard's project is
scheduled for completion in the Fall of 1999.
First Street Parking Structure
The parking structure located behind Water Tower I on 1st Street is located two
blocks from the project site and contains 300 spaces. This is a city owned
parking structure. The proposal is to utilize up to 200 spaces during evenings
and weekends, and no use during the weekday, for the banquet use. Water
Tower I & II depend heavily on the parking structure between 8 am and 5 pm
Monday through Friday. In the evening and on the weekends both levels of the
structure are virtually empty (Based on March 1998 parking survey).
Vehicles from the banquet hall can be directed to the structure by signage and
valet service would also utilize the structure.
Campbell Community Center
The Campbell Community Center contains 694 parking spaces, 420 of which
are located in the Campbell Avenue Parking Lot. Based on a parking survey
conducted in October 1997, and allowing for future uses and tenants, it is
estimated that up to 100 parking spaces could be utilized for the banquet facility
weekdays 8 am - 5:30 pm.
Community Center (Campbell Avenue parking lot) parking would be utilized on
the infrequent occasions during weekdays when the Campbell Avenue lot is not
heavily used. This lot would be accessed by shuttle bus for corporate type of
events. This will allow for usage of the parking facility while avoiding the need
to have people walk the distance between the two sites.
The operators of the banquet facility would arrange use of the Community
Center parking ahead of time to avoid conflicts with special events.
4
Proposal for Stoddam s b,ewhouse & Eatery and Banquet Facility at 200 ~. Campbell Avenue
Parking Agreements
Parking agreements are proposed for 30 spaces during the weekdays and 60
spaces during the weekend. This includes a number of nearby office buildings
that have parking that may be utilized in the evening hours and on the
weekends. All three property owners have expressed a willingness to consider
shared use of their parking facilities. The parking plan calls for entering into
one or more parking agreements at one or more of the locations listed below.
The numbers on the left refer to the Parking Location Map (Attachment A).
150 E. Campbell Avenue is located immediately to the west of the
project site and is a two story office building with 29 parking spaces.
m
155 E. Campbell Avenue (Litle/Neal Real Estate) is located on the
north east comer of E. Campbell Avenue and is a two story office
building with 32 parking spaces.
e
Heritage Village Offices is located at the comer of Winchester
Boulevard and E. Campbell Avenue and has 90 parking spaces in the
parking lot closest to the project site. Despite 100 percent occupancy,
this parking lot is rarely more than half full.
The following is a summary of the parking resources discussed:
Table 2 - Proposed Parking
Parking Resources Mon.-Fri. (Sam - 5:30pm)
Week Nights & Weekends
(5:30pm-12:30am)
iOn Site 50 50
',On Site Valet 10 10
On Street(with in 1 block) 25 35
i Restaurant Parking 85 95
Parking Structure 0 :, 200
i Parking Agreements 30 60
i Community Center 100 0
!Banquet Parking :, 130 [ 260
5
Proposal for Stoddara .~ t~lewhouse & Eatery and Banquet Facility at 200 t:. Campbell Avenue
Parking Demand Strategies
A number of measures can be taken to lessen the need for parking, such as
restricted employee parking, the use of valet parking, and the use of charter and
shuttle buses. Due to the available parking, events over 350 people during the
weekday, alternative arrangements must be made, such as using charter buses
from the corporate location.
Employee Parking
Employees will be required to park off-site, freeing up on-site spaces for
customers. The restaurant and brewery would have approximately 15-25 people
on staff at one time and the banquet would have 1-4 employees depending on the
size of the event.
Charter Buses
For large corporate events utilizing the banquet hall, the people attending the
event can meet at the corporate location and take a charter bus to the banquet
hall. This minimizes the need for on-site parking at the banquet hall and
provides a safe and convenient method of reaching the facility. This is currently
being used successfully at the Sunnyvale location. A loading and unloading zone
is proposed on Second Street for this purpose.
Valet Parking
Valet parking will be offered for free to customers to encourage the use of this
service. This will help minimize patrons attempting to park in other areas not
designated. Valet parking will maximize the use of both on and off-site parking
locations. Up to eight valet parking attendants can be used to accommodate valet
parking for the banquet facility.
Shuttle Bus
A shuttle bus will operate between the project location and the Community
Center for large events that need to utilize the Community Center parking lot as
well as the parking structure. This bus or van will pick people up and drop them
off as needed.
6
Proposal for Stoddara a Brewhouse & Eatery and Banquet Facility at 200 E. Campbell Avenue
Conclusion
The proposal to bring both Stoddard's Brewhouse & Eatery and a first rate
banquet facility to Downtown Campbell is a statement of confidence in the
future of Downtown Campbell. We believe that this project, in concert with the
other welcome developments in and around the downtown, will provide a push
in the right direction in making Downtown a true destination. The project
proponents are confident the parking management plan will work from a
business and marketing perspective.
In summary, the restaurant will have sufficient parking on-site, complimented
by existing and planned on-street parking. The banquet facility will utilize
existing parking resources in and around the downtown: the parking structure,
the Community Center, and private parking areas through mutually beneficial
parking agreements. This will function smoothly due to the commitment to the
use of valet, shuttle bus, restricted employee parking and the use of charter
buses for the largest weekday events.
7
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BREWHOUSE & EATERY
STODDARD'S BREWHOUSE & EATERY
History
Stoddard's Brewhouse & Eatery is owned and operated by
Benchmark Brewing Company, a California Corporation. The
company was founded in 1992 by veteran Brew Master Bob
Stoddard. The original restaurant opened in 1993 and is located
at 111 South Murphy Avenue in the historical Murphy Station of
downtown Sunnyvale. Benchmark Brewing Company invested
1.5 million dollars in the opening of the Sunnyvale location
along with an additional investment in excess of 1.1 million
dollars by the property owner to purchase, upgrade, and
renovate the historical building to facilitate the
restaurant/brewery.
Stoddard's was founded with the idea of providing the South
Bay Area with innovative California bistro style foods, fresh world
class beers, and a casual upscale environment for the
discerning patron. Today, Stoddard's Brewhouse & Eatery
exceeds 3.2 million dollars per year in sales and is recognized as
an industry leader in the brewpub and restaurant industry. They
have played a significant role in the revitalization and new
found identity of the now thriving Sunnyvale Downtown Area as
well as creating new]obs and generating tax revenue. Their
food and service has been acclaimed by many critics for its
quality and consistency. All of Stoddard's beers have been
recognized with top national and international awards.
Sfoddard's Brewhouse and Eatery has become a destination for
residents and visitors of Silicon Valley.
Page I
Concept
The proposed plan for Downtown Campbell would be the
execution of a second Sfoddard's Brewhouse and Eatery with
the same concept as the original restaurant and brewery in
Sunnyvale. The goal is fo further develop and expand our
recognized reputation as a fine dining, drinking, and meeting
establishment. The Campbell site offers the ability for
Sfoddard's to expand and increase revenues of it's already
popular upscale banquet and private function business. The
demand for these types of functions has exceeded the ability
for the Sunnyvale facility and is an important factor in choosing
the proposed site in Downtown Campbell.
As with Sunnyvale, it would be our goal to attract local residents
and businesses, as well as visitors to the Campbell area,
specifically downtown. Stoddard's acknowledges the
opportunity to develop a facility in a downtown that we feel has
the potential of attracting other businesses that compliment our
usage.
Stoddard's alone would be committing private funds in excess
of 1.7 million dollars to develop the proposed site. The property
owners would also be investing substantial private funds to
renovate the property and building fo accommodate our usage.
Sfoddard's is confident that through our reputation, investment
and commitment fo our business plan, would play a key role in
the development of a diverse and popular downtown
environment.
Page 2
SYNOPYSIS OF THE HISTORY OF STODDAR'S BREWHOUSE AND
EATERY, IN TERMS OF THE PROPOSED NEW LOCATON IN CAMPBEL .
PRESENTED BY ROBERT PATANE
Stoddard's Brewhouse and Eatery was the brain storm of Bob Stoddard, back in
the early 90's. His vision was to have his own Brewhouse, where he personally
brewed the finest Ales and people would come into a relaxed, causal
atmosphere and enjoy great beverage and great food, as well as mingle and
meet with others. Since Bob was already a Master Brewer at the time, he began
to assemble the rest of his crew.
In March of 1993, Stoddard's Brewhouse and Eatery opened its doors. In its first
year of operation it realized sales of about $1.2 million. The next year sales
nearly doubled and in 1997, Stoddard's had recorded yearly sales of about $3.2
million.
In the early days, when Stoddard's first came to South Murphy Avenue, the
street was very different than what it is now. It was a sleepy little place, with not
much going on. Today, thanks to large part to Stoddard's, South Murphy Avenue
is one of the major meeting places of the movers and shakers of Silicon Valley.
In terms of the City of Campbell, one could certainly see a parallel between the
transformation of South Murphy Avenue in Sunnyvale and what we would
propose to do in Campbell. The situation is not too much different and without
too much imagination one could see the same thing occurring in Campbell that
happened in Sunnyvale. In the mid 90's the Delmonte Building was constructed
directly across from Stoddard's. It main function was to be a large banquet and
meeting facility. It has been very successful to this point and also has added to
the transformation of the street as well as the City. We mention this because in
the proposed plans, there would be a large banquet facility associated with our
overall plan.
In summary, if you look at what Stoddard's means to the City of Sunnyvale and
Silicon Valley, there is no reason to believe that this' fete cannot be duplicated in
Campbell.
Proposed Business Details
Type
of
Business:
Resta urant/Brewery
250 Seats Indoor Dining
40 Seats Outdoor Dining
Banquet Facility
790 Seated Capacity
Hours
Morning
offering
of Operafion Open to Public'
Restaurant/Brewery
Monday - Tuesday 8am 1 am
Wednesday-Saturday 8am - 2am
Sunday 8am - 12am
Special Holidays/Events 8am - 2am
Banquet Facility
Monday - Sunday 8am - 1 2am
Special Holidays/Events 8am - 2am
hours are to accommodate breakfast meetings and days
brunch service.
Live
Entertainment:
Resta urant/Brewery
Sunday - Wednesday
Thursday -Saturday
Special Holidays/Event
Banquet Facility
Sunday- Monday
1 1 am -1 2am
1 lam - 2am
l lam - 2am
lOam -12am
, Page 3
SUNNYVALE
CHAMBER OF COMMERCE.
March 19, 1998
· 40~/73~971 ·
Mr. Beale StroJny, Cl~y Manager
City of Campbell
70 N. First Street
Campbell, CA 94008
Dear Mr. Strojny:
The Sunnyvale Chamber of Commerce la p~ed to have ~Jle opportunity to wrlt~ on
behalf of S~oddarcl'o Brewhouee and Eatery. They have been an out~tsndlng member of
our businee~ community aince opening in March 1993. They are active in the Chamber
of Commerce and play a pivotal mia in the Murphy Street merchants association.
It may also be helpful for you to know the Importance of StodclaKl's to the entire Murphy
Sb, eet renovation. A~ one of the first to invest in the r~cievelopment efforts on Murphy
Street. Bob Stoddard and hie partners took a big risk. Murphy Street was not the
showcase of the downtown as it is now. The area was avoided by local residents and was
a hot spot of trouble for our p(Jblic safety offlcem.
Today, thanks in large part to the upacale environment modeled by Stoddard'$ Brewhouse,
in Murphy StTeet gl the gem of our downtown. The Chamber bellevee that the leadership
of Bob Stoddard and his staff in downtown activities, Chamber events and community
program is a major mason that the entire city now point~ with pride to Murphy Street,
We encourage you to give poeittve conalderation Co the propoeall being advanced by Bob
Stoddarcl. We be#eve you will be more th~m ~atJefied with their profe~lionaliem and
outstanding bu$ineee laeclershlp.
If we can provide additional Information or aesistsnce, please call us.
Sincerely,
Executive Director
CC:
Betty Deal, Campbell Chamber of Commerce
Bob 3toddard
Stoddard's Brewhouse & Eatery
Commercial Brewing Awards
STODDARD'S E.S.B.
Original Recipe 1993, Stoddard's Brewhouse & Eatery 1994-Bronze Medal, Great American Beer Festival
1995-First Place, California Commercial Craft Brewing Competition
1995-gold Certificate, California Commercial Craft Brewing ComPetition
1996-0old Medal, World Beer Cup
STODDARD'S PALE ALE
Original Recipe 1993, Stoddard's Brewhouse & Eatery
1995-Top Award, California Commercial Craft Brewing Competition
1995-Silver Certificate, California Commercial Craft Brewing Competition
1996-Silver Certificate, California Commercial Craft Brewing Competition
STODDARD'S KRISTALL WEIZEN
Original Recipe 1994, Stoddard's Brewhouse & Eatery
1995-Bronze Certificate, California Commercial Craft Brewing Competition
1996-Bronze Medal, Great American Beer Festival
STODDARD'S HELLES BOCK
Original Recipe 1995, Stoddard's Brewhouse & Eatery
1995-Second Place, Top Award, California Commercial Craft Brewing Competition
1995-Silver Certificate, California Commercial Craft Brewing Competition
STODDARD'S PORTER
Original Recipe 1993, Stoddard's Brewhouse & Eatery
1995 -Silver Medal, Great American Beer Festival
1995-Bronze Certificate, California Commercial Craft Brewing Competition
1996-Bronze Medal, World Beer Cup
1997-Bronze Certificate, California Commercial Craft Brewing Competition
STODDARD'S KOLSCH
Original Recipe 1993, Stoddard's Brewhouse & Eatery
1995-Gold Medal, Great American Beer Festival
1996-gold Medal, World Beer Cup
1996-First Place, California Commercial Craft Brewing Competition
1996-Gold Certificate, California Commercial Craft Brewing Competition
1997-Silver Certificate, California Commercial Craft Brewing Competition
1997-Silver Medal, The World Beer Championships
STODDARD'S OATMEAL STOUT
Original Recipe 1996, Stoddard's Brewhouse & Eatery
1996-Bronze Certificate, California Commercial Craft Brewing Competition
D
USF_'
LUNCH
SAN DWICH ES !
CHEESE-STEAK SANDWICH
RED ONIONS, BELL PEPPERS, AND MELTED JACK CHEESE
8.25
HOUSE ROASTED TURKEY SANDWICH
AVOCADO, TOMATO AND SMOKED MOZZARELLA ON A
BUTTER CROISSANT
7.95
GARLIC MUSTARD CHICKEN SANDWICH
BREAST OF CHICKEN, SAUTEED LEEKS. WITH POTATO SALAD
7.95
STODDARD'S CLUB SANDWICH
SMOKED CHICKEN AND BACON ON HOUSE BREAD WITH
POTATO SALAD
7.95
PLOUGHMAN'S BURGER
HUNTSMAN CHEESE, BACON AND FRIES
7.75
"BREWMASTER'S" BURGER
WITH FRIES
6.95 ADD CHEESE . 75
REUBEN SANDWICH
PORTER-BRAISED CORNED BEEF ON LIGHT RYE, WITH
SWI55 CHEESE AND FRIES
7.50
ROASTED VEGETABLE SANDWICH
EGGPLANT, BELL PEPPERS, RED ONIONS, AND SUN-DRIED
TOMA TO TAPENADE ON FOCACCIA
6.50
MAIN DISHES
BEER-BATTERED FISH & ChiPS
HOMEMADE FRIES AND MALT VINEGAR
10.95
PILARCITOS SEAFOOD STEW
GREEN-LIP MUSSELS, SHRIMP, CLAMS. FRESH FISH FILLETS,
AND GRILLED GARLIC BREAD
13.50
BABY BACK RIBS
LONE STAR DRY SEASONED OR STODDARD'S "BREW-B-OUE'
SAUCE, COLE SLAW AND FRIES
HALF SLAB 9.95 FULL SLAB 14.95
SIDES
MARINATED SKIRT STEAK
MUSHROOM LEEK SAUCE, VEGETABLES, AND
MASHED POTATOES
11.95
GRILLED BREAST OF CHICKEN
PORCINI MUSHROOM SAUCE, VEGETABLES, AND
MASHED POTATOES
11.95
ROSEMARY AND THYME ROASTED
HALF OF CHICKEN
WITH CRISPY PANCCETA AND CREAMY POLENTA
11.25
VEGETABLES 1.95
MASHED POTATOES 1.95
COle SlaW 1 .95
Potato SALAD 1 .95
CRISPY ONION RINGS 4.50
GRILLED GARLIC BREAD 1.95
HOUSE ROSEMARY BREAD tO-GO 1.50
EXECUTIVE CHEF
RUDY GRANAD05
MASTER BREWER
BOB STODDARD
PARTIES OF 8 OR MORE WILL RECEIVE ONLY ONE CHECK
AND A AUTOMATIC ~5% GRATUITY.
WE PURCHASE L/M/TED QUANTITIES TO ENSURE FRESHNESS. SHOULD WE RUN OUT OF AN ITEM, PLEASE ACCEPT OUR APOLOGY.
STARTERS
AHI TUNA CARPACClO
WITH A JAPANESE CUCUMBER SALAD, SWEET SOY SAUCE
ESSENCE AND WASABI TOBIKO
7.50
CHICKEN OR BEEF SATI~
CHOICE OF CHICKEN OR BEEF MARINATED IN THAI SPICES.
SERVED WITH CUCUMBER AND SPICY PEANUT SAUCE
6.75
MUSCOVY DUCK AND BUFFALO EMPANADAS
WILD MUSHROOM, SWEET MOLto SAUCE AND MARINADE
FRIED CALAMARI & ROCK SHRIMP
HOMEMADE CHIPS AND CHOICE OF COCKTAIL SAUCE OR
SPICY TARTER SAUCE
6.95
JAMAICAN BARBECUE
CHICKEN DRUMETT5 AND SKEWERED PORK MARINATED IN
CARIBBEAN 5PICE5
6.50
ROASTED EGGPLANT AL FORNO
SMOKED MOZZARELLA AND CHEVRE WITH TOMATO RELISH,
NOODLE5 OF VEGETABLES
6.95
SALADS
BALSAMIC REDUCTION, BASIL OIL, AND
HOMEMADE CRACKER
6.25
COBB SALAD
EGG. BACON. TOMATO, ROASTED CHICKEN, AVOCADO AND
WISCONSIN BLUE CHEESE WITH CILANTRO
RANCH DRE551NG
7.95
APPLE-GORGONZOLA SALAD
FRISEE. RADICCHIO. AND WATERCRESS WITH PEAR-RASP-
BERRY VINAIGRETTE AND TOASTED ALMONDS
6.50
MEDITERRANEAN CHICKEN SALAD
TOMATOES, GREEN BEANS, KA~AMATA OLIVES, CAPERS,
AND FETA CHEESE TOSSED WITH OREGANO VINAIGRETTE
7.25
PREMIER CAESAR SALAD
FRESHLY SHAVED PARMESAN AND GARLIC-THYME
CROUTON5
6.50
ADD GRILLED CHICKEN 2.75
BABY SPINACH SALAD
CRISPY BACON. PECANS, AND ORANGE WEDGES
WITH CIDER DRESSING
6.25
HOUSE ROMAINE SALAD
DALKON RADISHES, CUCUMBERS, TOMATOES, AND
ONION SPROUTS
3.95
WOOD FIRED PiZZa & Pasta
LINGUINE TUTTO MARE
COCKLES. MUSSELS. CALAMARI AND ROCK SHRIMP WITH
CAPERS. KALAMATA OLIVES. ARTICHOKES AND
TOMA TO SA UCE
14.50
PENNE PASTA
BROCCOLI. TOMA TO SAUCE. CROUTONS. ROASTED PINE
NUTS. AND FRESHLY SHAVED PARMESAN
9.25
WILD MUSHROOM & CHEESE RAVIOLI
SMOKED CHICKEN, BACON. AND POTATO PUR~E
9.95
FOUR CHEESE PIZZA
GORGONZOLA. PROVOLONE. SMOKED MOZZARELLA AND
REGGIANO PARMIGIANO WITH TOMATO SAUCE
9.50
ITALIAN SAUSAGE PIZZA
ROASTED PEPPERS. CARAMELIZED ONIONS, AND SMOKED
MOZZARELLA CHEESE
9.50
PIZZA PESTO.
MUSHROOMS. TOMATOES AND MOZZARELLA CHEESE WITH
MACADAMIA NUTS
9.95
LINGUINE WITH ROMA TOMATOES & BASIL
FRESH CHUNKED TOMATOES, AND GARLIC
9.50
ADD SHRIMP 2.95
STODDARD'S GIFT CERTIFICA TE5 AND MERCHANDISE ARE AVAILABLE. PLEASE SEE YOUR SERVER OR HOST.
NIGHTLY SPECIALS --"'" ~'~%
MONDAY
SEARED ROASTED U- 10 SCALLOPS
WITH RAGOUT OF 5MALL GREEN LENTILS AND
POTATO GAUPHRETTE
WEDNESDAY
GRILLED COLORADO LAMB CHOPS
ROASTED PASILLA PEPPER, DARK BEER, AND TEQUILA SAUCE
FRIDAY
PORTERHOUSE STEAK
PEARL ONION, PORT DEMIGI..AZE AND ROASTED TOMATO
AND PEPPER MASHED POTATOES
TUESDAY
PANACHEE OR THREE FISH
CHEF'5 5ELECTION OF FRESH FISH WITH CHAMPAGNE
SHALLOT BEURRE BLANC
THURSDAY
GRILLED BLACK ANGUS FLEET OF BEEF
WITH COGNAC MUSTARD CREAM SAUCE AND ROASTED
PORTOB£LLO MUSHROOM
SATURDAY
GRILLED MARINATED PORK TENDERLOIN
SAUTEED 5W155 CHARD AND HOMEMADE
APPLE/CHERRY CHUTNEY
SUNDAY
JAMBALAYA RISOTTO
R/SOTTO WITH SHRIMP, SCALLOPS, CHICKEN, HAM,
AND SMOKED SAUSAGE
STARTERS
Ahl TUNA CARPACCIO
WITH A JAPANESE CUCUMBER SALAD, SWEET 50Y
ESSENCE AND WASABI TOBIKO
9.25
CHICKEN OR BEEF SATI~
CHOICE OF CHICKEN OR BEEF MARINA TED IN THAI SPICES.
SERVED WITH CUCUMBER AND SPICY PEANUT SAUCE
7.95
MUSCOVY DUCK AND BUFFALO EMPANADAS
WILD MUSHROOM, SWEET MOL-~ SAUCE AND MARINADE
NOODLES OF VEGETABLES
8.25
FRIED CALAMARI & ROCK SHRIMP
HOMEMADE CHIPS AND CHOICE OF COCKTAIL SAUCE
OR SPICY TARTER SAUCE
7.50
JAMALCAN BARBEQUE PLATE
CHICKEN DRUMETTS AND SKEWERED PORK MARINATED
IN CARIBBEAN SPICE5
7.25
ROASTED EGGPLANT AL FORNO
SMOKED MOZZARELLA AND CHEVRE WITH TOMATO
RELISH, BALSAMIC REDUCTION, BASIL OIL,
AND HOMEM,~DE CRACKER
6.50
SIZZLING ROCK SHRIMP
FRESH ROCK SHRIMP. COOKED AND SERVED IN
ITS OWN PAN, WITH GARLIC AND CHILI OIL
8.95
SALADS
COBB SALAD
EGG, BACON, TOMATO, ROASTED CHICKEN, AVOCADO
AND WISCONSIN BLUE CHEESE WITH CILANTRO
RANCH DRESSING
7.95
APPLE-GORGONZOLA SALAD
FRISEE, RADICCHIO, AND WATERCRESS WITH PEAR-RASP-
BERRY VINAIGRETTE AND TOASTED ALMOND5
6.95
MEDITERRANEAN CHICKEN SALAD
TOMATOES, GREEN BEANS, KALAMATA OLIVES. CAPERS,
AND FETA CHEESE TOSSED WITH OREGANO VINAIGRETTE
7.25
PREMIER CAESAR SALAD
FRESHLY 5HA VED PARMESAN AND GARLIC-THYME
CROUTON5
6.50
ADD GRILLED CHICKEN 2. 75
BABY SPINACH SALAD
CRISPY BACON, PECANS, AND ORANGE WEDGES
WITH CIDER DRESSING
6.25
HOUSE ROMAINE SALAD
DALKON RADISHES, CUCUMBERS, TOMATOES, AND
ON/ON SPROUTS
3.95
STODDARD'5 GIFT CERTIFICATES AND MERCHANDISE ARE AVAILABLE. PLEASE SEE YOUR sERVER OR HOST.
WOOD FIRED PiZZa
LINGUINE TUTtO MARE
COCKLES. MUSSELS, CALAMARI AND ROCK SHRIMP
WITH CAPERS, KALAMATA OLIVES, ARTICHOKES AND
TOMA TO SA UCE
16.25
PENNE PASTA
BROCCOLI. TOMATO SAUCE, CROUTONS. ROASTED PINE
NUTS. AND FRESHLY SHAVED PARMESAN
9.95
WILD MUSHROOM & CHEESE RAVIOLI
SMOKED CHICKEN, BACON, AND POTATO PUR~E
10.95
FOUR CHEESE PIZZA
GORGONZOLA. PROVOLONE, SMOKED MOZZARELLA AND
REGG/ANO PARM/GIANO WITH TOMATO SAUCE
10.25
ITALIAN SAUSAGE PIZZA
ROASTED PEPPERS. CARAMELIZED ONIONS. AND SMOKED
MOZZARELLA CHEESE
10.75
PIZZA PESTO
MUSHROOMS. TOMATOES AND MOZZARELLA CHEESE WITH
MACADAMIA NUTS
10.50
LINGUINE WITH ROMA TOMATOES & BASIL
FRESH CHUNKED TOMATOES. AND GARLIC
9.75
ADD SHRIMP 2.95
MAIN DISheS
ROSEMARY AND THYME ROASTED
HALF OF CHICKEN
WITH CRISPY PANCETTA AND CREAMY POLENTA
13.95
WOOD OVEN ROASTED MUSCOVY
DUCK BREAST
SAUTgED BABY RED CHARD WITH POTATO-WILD
MUSHROOM STRUDEL. AND NATURAL JUS
14.25
PILARCITOS SEAFOOD STEW
GREEN-LIP MUSSELS, SHRIMP. CLAMS, FRESH FISH FILETS,
AND GRILLED GARLIC BREAD
15.50
MESQUITE GRILLED PORK CHOPS
CINNAMON APPLES, VEGETABLES, AND MASHED POTA TOE5
14.95
DRY AGED NEW YORK STEAK
ONION RING5 AND MASHED POTA TOES
18.95
SIDES
GRILLED BREAST OF CHICKEN
PORCINI MUSHROOM SAUCE. VEGETABLES, AND
MASHED POTATOES
13.50
MARINATED SKIRT STEAK
MUSHROOM LEEK SAUCE. VEGETABLES. AND
MASHED POTA TOES,
13.95
BABY BACK RIBS
LONE STAR DRY SEASONED OR STODDARD'5 "BREW-B-OUR"
SAUCE. COLE SLAW AND FRIES
HALF SLAB 10.95 FULL SLAB 15.95
VEGETARIAN PLATTER
ROASTED EGGPLANT, 5AUT'~ED TOMATOES. POLENTA,
AND GRILLED VEGETABLES
12.25
PLOUGHMANS BURGER
HUNTSMAN CHEESE, BACON, AND FRIES
8.50
VEGETABLES 1 .95
MASHED POTATOES 1.95
COLE SLAW 1.95
CRISPY ONION RINGS 4.50
EXECUTIVE CHEF
RUDY GRANAD05
Chili FRIES 3.25
GRILLED GARLIC BREAD 1.95
HOUSE ROSEMARY BREAD TO-GO 1.50
MASTER BREWER
BOB 5TODDARD
PARTIES OF 8 OR MORE WILL RECEIVE ONLY ONE CHECK AND AN
AUTOMATIC 15% GRATUITY.
WE PURCHASE LIMITED QUANTITIES TO ENSURE FRESHNE55. SHOULD WE RUN OUT OF AN ITEM, PLEASE ACCEPT OUR APOLOGY.
ON TAP FROM OUR AW --',m WINNING BREWHOUSE ~ ·
PALE ALe (CALIFORNIA STYLE)
AN AMBER-COLORED, TOP FERMENTED BEER.
ORIGINATING FROM THE VERSION5 BREWED IN BURTON
ON TRENT IN THE 17805.
PINt 3.50 HALF PINT 2.25
PITCHER 13.00 SAMPLE 1.25
PORTER (CLASSIC STYLE)
A DEEP RED-HUED, TOP FERMENTED. CLASSIC EXAMPLE
OF THE PORTER STYLE FIRST BREWED IN 5HOREDICH
LONDON IN ! 730.
PINT 3.50 HALF PINT 2.25
PITCHER 13.00 SAMPLE 1.25
E.S.B. (SPECIAL Bitter)
A RICH AMBER, TOP FERMENTED SPECIAL VERSION
OF BITTER, UNDOUBTEDLY THE MOST POPULAR
BRITISH DRAUGHT T BEER.
GOLD MEDAL WINNER
PINT 3.50 HALF PINT 2.25
PITCHEr 13.00 SAMPLE 1.25
SAMPLER
A TASTING OF THE ABOVE FOUR DROUGHT BEERS.
5.00
FROM THE VINEYARD
BREWMASTER'S SPECIAL
CHANGE5 SEASONALLY. ASK YOUR SERVER FOR
OUR CURRENT SELECTION.
PINT 3.50 HALF PINT 2.25-
PITCHER 13.00 SAMPLE 1.25
WYDER'S DRY DRAFT CIDER
A CRISP. CLEAN. HARD APPLE CIDER.
PINT 4.00 HALF PiNt 2.50
WE OFFER KEGS TO-GO. PLEASE ASK YOUR
SERVER FOR DETAILS.
SPARKLING WINE
DOMAINE STE.MICHELLE (HALF BOTTLE)
MUMM CUVEE
DOMAINE CHANDON, BLANC DE NOIRS
GLASS
BOTTLE
I0.00
27.00
29.00
CHARDONNAY
HOUSE 4.50 17.00
HUSCH, MENDOCINO 5.50 22.00
CLOS DU BO~S, SONOMA 6.00 24.00
OLIVET LANE, RUSSIAN RIVER 6.50 26.00
RAYMOND, NAPA 6.75 27.00
MORGAN, MONTEREY 7.50 30.00
SONOMA CUTRER, SONOMA 31.00
SAUVIGNON BLANC
KENWOOD, SAUVIGNON BLANC
HUSCH, MENDOCINO
4.50
5.25
4.50
WHITE ZINFANDEL
BERINGER, ST. HELENA
! 7.OO
21.00
17.00
CABERNET SAUVIGNON
HOUSE
BR COHN, NORTHERN COAST
J LOHR, SEVEN OAKS
RAYMOND. NAPA
SlLVERADO, NAPA
GLASS
4.50
5.50
6.OO
MERLOT
GLASS Mountain 5.50
CL0VErDALE ranch,
ALEXANDER VALLEY 7.25
PINOT NOIR
MIRASSOU, MONTEREY
OLIVET LANE, RUSSIAN RIVER
ZINFANDEL
SAUSAL ALEXANDER VALLEY
FRANCISCAN, NAPA
5.00
6.00
CHIANTI
CHIANTI, CLASSICO 5.50
BOTTLE
17.00
22.00
24.00
32.00
39.00
22.00
29.00
20.00
29.00
24.00
31.00
22.00
OTHER BEVERAGES
CALISTOGA WATER 2.00
SON PELLIGRINO WATER, 750 ML 3.50
FOUNTAIN DRINKS 1.50
IBC ROOtBEeR 2.00
ICED TEa, REGULAR & PASSiOn 1. 50
HOt TEA, REGULAR OR HERBAL 1.50
CORKAGE FEE: 10.00
HOUSE COFFEE 1.50
FRESH SQUEEZED LEMONADE 2.25
CRANBERRY JUICE 2.25
"BREWERS SUNRISE" CRAN-LEMON 2.25
BUCKLER N/A BEER 2.50
DESSERTS
CHOCOLATE MARQUISE TART
WITH WHITE PISTACHIO GELATO AND
COUL/S OF RASPBERRY
4.95
HOMEMADE TIRAMISU
LA YERS OF LADYFINGER COOK/ES DIPPED IN
ESPRESSO, IRISH CREAM TOPPED
WITH MASCARPONE CREAM, AND SERVED
WITH CREME ANGLA ISE
5.25
FRUIT TaRt in ALMOND NUt CRUST
W/TH MASCARPONE R/COTTA CREAM
4.75
New YORk CHEESE CAKE
3.95
ADD SEASONAL BERRIES 1.00
GHiRARDELLI BROWNIE
CHOCOLATE, CARAMEL, AND RASPBERRY
SAUCES WITH FRENCH VANILLA BEAN GELATO
4.95
FRESH SEASONAL
BERRIES AND CREAM
3.95
FRENCh VANILLA BEAN GELATO
TRIPLE SCOOP
3.25
ADD CHOCOLATE FUDGE 1.00
BLACKBERRY CABERNET
AND MANGO SORbeT
4.25
COMMEAIT.~HEET
Apr~ 28, I998 ~~ wAgc~ ~rne,, ~proj'e.~ w~ be,, re-a,'~weaS.
APR-~-lg98 1~:~ P.O1
408 866 8156
COI~NTSH~ET
TOTAL P.O1
Project Summary
Stoddard's Brewhouse & Eatery and Banquet Facility
200 E. Campbell Avenue
Building Area
Area s.f . %
!Banquet i I 12,314 37 %
!Banquet support area i ] 10,068 30%
i Stoddard,s I ~
i : 11,308 ~ 34%
Parking Demand
Use Ratio Seats Parking Required
Restaurant [ ! per 3 ~ 255 85
!Banquet i ! per 3 600 ~ 200
Parking Resources
Parking Available
Mon.-Fri. (8am
5:30 pm)
Week Nights (5:30pm-
12:30am) & Weekends
(8am-2am)
::On Site I 50
~,On Site Valet ,I 10
; On Street (60 spaces within 1 block) !! 25
Restaurant Parking i ~ 85
50
;Parking Structure (300 spaces) i
10
35
95
0 200
Parking Agreements (30-60 spaces) 30 60
!Community Center (694 spaces) i 100 0
Banquet Parking i 130 260
Notes
Average banquet size is 150-200 people.
80 % of banquet events are held in the evenings or on the weekends.
Free valet service for banquet events.
Shuttle service from Community Center to banquet site.
Charter bus service available for corporate events.
Existing building is 7,710 s.f.
4/24/98
T T T T T
T
I
i
CITY OF CAMPBELL, CALIFORNIA
California Environmental Quality Act
INITIAL STUDY
Stoddard's restaurant/brewery and banquet facility
April 1998
Prepared By:
Aid Irani, Planner I
City of Campbell
Community Development Department
70 North First Street
Campbell, CA 95008
(408) 866-2140
This statement is prepared in compliance with the California Environmental Quality Act
INITIAL STUDY
ENVIRONMENTAL EVALUATION CHECKLIST
I. BACKGROUND
Name and Address of Project Proponent:
Nick Gera
100 S. Murphy Avenue #102
Sunnyvale, CA 94086
Name of Project:
S toddard's restaurant/brewery and banquet facility
S 98-0t and UP 98-01
Project Address:
200 E. Campbell Avenue
Project Description:
The project is a two-story, 33,690 square foot building which will accommodate a restaurant with
associated on-site brewery, and banquet hall facility with incidental retail/office space. The
project requires approval of a Site and Architectural Review Permit (S 98-01) to allow construction
of the building, and a Conditional Use Permit (UP 98-01) to allow late night hours and on-premises
sales of alcoholic beverages for both the restaurant/brewery and banquet hall.
Environmental Setting:
The proposed restaurant/brewery and banquet facility will be constructed within the City's
Downtown area on property located on the southwest comer of Second Street and East Campbell
Avenue. The project site is located in a C-3-S (Central Business District) zoning district and is
currently developed with a 7,700 square foot commercial building which will be partially
demolished to accommodate development of the new project. The .site is surrounded by
commercial development within the City's Downtown area and is not designated on the City's
Historic Resources Inventory List.
Date Checklist Completed:
Prepared By: Aki Irani
Planner I
April 20, 1998
Initial Study Page 2
Stoddard's restaurant/brewery and banquet facility April 20, 1998
II. ENVIRONMENTAL IMPACT EVALUATION
Introduction: The following evaluation has been prepared to determine if the project may have a
significant impact on the environment. For the purposes of this study, a significant impact shall
mean a substantial or potentially substantial change in the physical environment.
Evaluations: An "A" rating indicates that based upon the available information, the
environmental coordinator has determined that there will be no impact on the environment. A
"B" rating indicates that the impact will be insignificant. A "C" rating indicates that a specific
change to the project (mitigation measures) could reduce the impact to a level of insignificance.
A "D" rating indicates that the impact may or will be significant.
Discussion: A description of the proposed mitigation measures and the factual data or evidence
used to reach conclusions regarding impact significance is attached following the Determination
in Section III.
Earth.
Evaluation of the impact of the project upon:
(A) (B) (C) (D)
No Impact Insignif. Insig. if May Be
Mitigated
1. Earth stability or geologic substructure conditions X [--[
2. Soil Conditions: (disruptions, displacements, compaction or X [-'] ['"]
overcrowding)
3. Topography or ground surface relief features X [-'] [-'] [--]
4. Unique geologic or physical features X [--] [--] ['"'1
5. Wind or water erosion of soils (on or off site) X ~] [-'] [-]
6. Beach sands, siltation, deposition or erosion which may modify the channel of X [--] ~] ~-]
a river or stream or the bed of the ocean or the bay
7. Exposure of people or property to geologic hazards such as earthquakes, X [--I [-'-] []
landslides, mudslides, ground failure, or similar hazards
No geophysical impacts will occur as a result of this project. The site is not near any known
earthquake fault and the project will be required to comply with all State Building Code
Standards to reduce the potential for geophysical hazards.
Initial Study Page 3
Stoddard's restaurant/brewery and banquet facility April 20, 1998
Be
Air.
Evaluation of the impact of the project upon:
(^) (B) (C) (D)
No Impact Insignifi Insig. if May Be
Miff
1. The deterioration of ambient air quality X [--] 1--] [--1
2. The creation of objectionable odors [-'] X [--] ['--]
3. Air temperatures, moisture, movements, or micro-climates X ["-[ ["-] ['-]
The proposed project will not violate any air quality standards. Standard construction practices
will be implemented to ensure that short term dust and dirt impacts due to construction are
minimized. Operation of the on-site brewery for the restaurant will create some minimal odors;
however, the project will be required to comply with the Bay Area Air Quality Management
District requirements and the State Building Code Standards..
Water.
Evaluation of the impact of the project upon:
1. Currents or natural water courses X
2. Absorption rates, drainage patterns, or the rate and amount of surface water [--'1 X [--] ['--]
runoff
3. Flood water courses or flows X [-'] [-'] ["--]
4. Amount of surface water in any water body X [--1
5. Discharges into surface waters, or alteration of surface water quality X ["-] [~] [-"]
6. Direction or rate of flow of ground water X [--[ I~ [--]
7. Ground water quantity (additions, withdrawals, interceptions of an aquifer?) X [] [-'-] [--]
8. Amount of water otherwise available for public water supplies X ['-] ['-] [~]
9. Exposure of people or property to water related hazards (flooding) X ['-]
The project will result in a minor increase in the amount of storm water run-off from the site
due to an increase in the impermeable coverage by the building and pavement. The site is
currently developed with a building and paved parking area at the rear of the building. The
existing building and paved areas cover approximately 87% of the site. The proposed project
with buildings and paved areas will cover approximately 94% of the site. Approximately
6% of the site will remain in landscaped open space areas which will allow for filtration and
percolation of mn-off. The City codes and standard conditions for building permits include
conditions for drainage; therefore, no additional mitigation measures are necessary.
Initial Study Page 4
Stoddard's restaurant/brewery and banquet facility April 20, 1998
De
Plant-life and Wildlife.
Evaluation of the impact of the project upon:
(A) (B) (C) (D)
No Impact Insignif. Insig. if May Be
Mitigated
1. The diversity of species or number of any species of X ~l [~] 1--]
plants
2. The number of any unique, rare or endangered species of plants X [-] [-'] [--]
3. The normal replenishment of existing species X [] ['-]
4. Acreage of an agricultural crop X
5. The diversity of species or numbers of species of animals X ['-] ['-]
6. Numbers of any unique, rare or endangered species of animals X [-']
7. The normal migration or movement of animals X [-] [-] [--1
8. Deterioration to existing fish or wildlife habitat X ['-] [-']
The project site is currently developed with a commercial building and parking lot. There are no
endangered species or habitats of plant life and/or wildlife on or adjacent to this site. The project
will entail removal of ten (10) existing trees on site for construction of the building, including a
mature 24-inch diameter oak tree; however, additional specimen-sized trees shall be planted
within the landscaped open space areas proposed for the project site to compensate for removed
trees.
me
Noise.
Evaluation of the impact of the project upon:
1. Existing noise levels [-] X [-] [--]
2. Exposure of people to severe noise levels X ['-] [-'] [-'-]
The project is not anticipated to create any significant increases in noise within the surrounding
neighborhood and to adjacent properties. Conditions of approval shall be applied to the project
which will require the following: a) an acoustical study to be conducted prior to issuance of
building permits specifying noise attenuation construction methods to be used that will limit
noise impacts on sensitive receptors, b) a noise management plan to require that the operators of
the building monitor noise to ensure noise levels do not exceed allowable decibel levels as
recommended in the acoustical study, c) a noise standard requiring that no noise shall be audible
from the interior of residences adjacent to the project site, and d) limitations on the use of exiti'ng
Initial Study Page 5
Stoddard's restauranfforewery and banquet facility April 20, 1998
doors from the building that face residential areas during nighttime hours, except for emergency
purposes. In addition to the above-referenced conditions, the noise impacts will be attenuated to
some degree by distance created by adjacent streets. The banquet facility will be located
approximately 100 feet away at its closest point to residential areas along Orchard City Drive and
the restaurant will be located approximately 250 feet away from the closest residential land uses.
The Use Permit to allow late hour operations may be reviewed by the Planning Commission if
verified noise complaints are received by the Community Development Department. With
respect to construction, conditions of approval for the project will require compliance with local
ordinances for construction hours and practices. The following conditions will be implemented:
a. Construction activities will be limited to daytime hours of 8:00 am to 5:00 p.m. weekdays
and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on Sundays and
Holidays unless an exception is granted by the Building Official.
b. No pile driving is allowed for construction of the project.
c. All internal combustion engines for construction equipment used on the site will be
properly muffled and maintained.
d. All stationary noise generating construction equipment, such as air compressors and
portable power generator, will be located as far as practical from the existing residences
and businesses.
e. All active construction areas shall be watered at least twice daily.
f. Cover all trucks hauling soil and other loose materials stationed or prior to leaving the
site.
g. Pave, apply water, or apply non-toxic soil stabilizers on all unpaved surfaces, and staging
areas at the construction site.
h. Sweep daily all paved access roads, parking areas, staging areas, and adjacent public
streets as directed by the City Engineer.
i. Enclose, cover, water or apply soil binders to exposed stockpiles.
j. Install sandbags or other erosion control measures to prevent runoff to all roadways,
waterways or pubic walkways accessed by the public.
k. Construction equipment, vehicles, and/or workers associated with the development of this
project site shall not be permitted to park on any residential streets.
Natural Resources and Energy.
Evaluation of the impact of the project upon:
(A) (B) (C) (D)
No Impact Insignifi Insig. if May Be
Miti~
1. Rate of use of any natural resource X ['-I [-] 1"-]
2. Depletion of any nonrenewable natural resource X
3. Use of substantial amounts of fuel or energy X [-] [-] [--]
4. Demand upon existing sources of energy X ['-] [--] ['-]
Initial Study Page 6
Stoddard's restaurant/brewery and banquet facility April 20, 1998
The project is consistent with the General Plan and will neither conflict with adopted energy
conservation plans, nor waste non-renewable resources.
Human Health
Evaluation of the impact of the project upon:
(A) (B) (C) (D)
No Impact Insignif. Insig. if May Be
Mi~ :ated
1. The creation of any physical or mental health hazards X ['-] [~] [-]
2. Exposure of people to potential health hazards X [~] ['-] ['-]
3. Risk of explosion of, or release of hazardous substances X ~] [-'] [--]
The project is not anticipated to create any health or safety hazards. The proposed building will
be sprinklered and sufficient emergency accesses will be provided for the project site in
compliance with the State Building Code Standards and requirements of the Santa Clara County
Fire and Health Departments.
He
Visual Impacts
Evaluation of the impact of the project upon:
(A) (B) (C) (D)
No Impact Insignif. Insig. if May Be
Mitigated
1. Obstruction of any scenic vista or view open to the public X [--] [--] [--]
2. Creation of an aesthetically offensive site open to public view X [--] [-'] ['"']
3. Production of new light or glare X [~] 1~ ~']
No scenic vistas or views open to the public will be impacted by the development of this project.
The project has been designed to be architecturally compatible with the Downtown area and is
consistent with the design guidelines for the C-3-S (Central Business District) zoning district.
Historical Resources.
Evaluation of the impact of the project upon:
The project site is currently developed and there are no known archaeological and/or historical
sites, structures, objects or buildings on the property. The existing building and the project site
are not listed on the City's Historic Resources Inventory List.
Initial Study Page 7
Stoddard's restaurant/brewery and banquet facility April 20, 1998
J. Land Use
Evaluation of the impact of the project upon:
(A) (B) (C) (D)
No Impact Insignif. Insig. if May Be
Mitigated Signif.
1. Present and/or planned land uses in the area X [--] [-'] [---]
2. Population: The location, distribution, density or growth rate of the X [~ [-] [--]
human population in the area
3. Housing: Existing housing or demand for additional housing X [] ~1 [~]
4. Transportation: A) The generation of substantial additional vehicular [--] X [--I ['--]
movement
B) Existing parking facilities, or demand for new parking [--] X [--]
C) Existing transportation systems X [-'] [--] [--]
D) Present patterns of circulation or movement of people md/or goods X [-"] [--]
E) Waterborne, rail or air traffic X ['-] [-'"] ~']
F) Traffic hazards to motor vehicles, bicyclists or pedestrians X ['--] [~] []
5. Recreation: The quality or quantity of existing recreational X ['"'] [] I--]
opportunities
The project as a restaurant with associated on-site brewery and a banquet hall facility with
associated retail/office space is consistent with the objectives of the Campbell Downtown
Development Plan. The restaurant is anticipated to accommodate a maximum of 255 people and
the banquet hall facility will accommodate a maximum of 600 people.
Although the proposed banquet facility will accommodate a maximum of 600 people, the typical
event(s) held at the banquet facility has an attendance of approximately 150-200 persons.
Therefore, two trip generation rates have been provided. The projected trips including both the
restaurant at full occupancy and a typical banquet event of 200 persons is 83 trips. The projected
trips are based upon one end of trip in the peak hour and 3 persons per vehicle. The projected
trips including both the restaurant at full occupancy and a banquet event of 600 persons is 150
trips. The projected trips are based upon one end of trip in the peak hour and three (3) persons
per vehicle. The applicant has stated that such large events accommodating approximately 600
persons occurs only 2-3 times a year and is therefore not representative of the typical use of the
banquet facility.
Initial Study
Stoddard's restaurant/brewery and banquet facility
Page 8
April 20, 1998
Conditions of approval will be applied to the project to ensure that traffic will be adequately
served by the existing street system, which include the requirement to provide valet and/or
private shuttle services, traffic/safety officers for traffic control as determined necessary by the
Police Department, and prior noticing of events at the banquet facilities which will exceed 250
persons to allow for the planning of transport plans for the event.
The project will provide 50 on-site parking spaces which will not accommodate all parking
demand for both the restaurant and banquet hall. However, a Parking Management Plan has been
created which shows that additional off-site parking areas will be available to adequately address
the parking needs for both uses. The on-site parking spaces will primarily be used to provide
parking for the restaurant use. Additional on-street parking will also be available to provide
parking for the restaurant. The banquet hall facility will be provided with off-site parking area
use which will be primarily accommodated through use of valet and/or private shuttle services.
Off-site parking spaces will be provided through the City's public parking garage on S. First
Street, parking agreements with adjacent businesses, and the City's Community Center parking
lot (limited for use during the daytime on weekdays). Through implementation of the Parking
Management Plan, the parking demand for the project is anticipated to be adequately served and
therefore, will not create a significant parking impact.
K. Is the project consistent with:
Yes No
1. The General Plan X [-"]
2. The Zoning Ordinance X ['"]
3. Congestion Management Program X [-"]
4. Other applicable land use controls X ['-]
The project as a commercial development is consistent with the Land Use element of the General
Plan, the C-3-S (Central Business District) zoning district regulations of the City's Zoning
Ordinance and the objectives of the Campbell Downtown Development Plan.
Initial Study Page 9
Stoddard's restaurant/brewery and banquet facility April 20, 1998
Public Services and Utilities
Evaluation of the impact of the project upon:
(A) (B) (C) (D)
No Impact Insignif. Insig. if May B
Mitigated Signn
1. Fire Protection Services ['-] X [-] [-]
2. Police Protection Services [~ X ['"] ['"]
3. Schools x IZI 71 7-I
4. Parks or other recreational facilities X [--] [--] [--]
5. Maintenance of public facilities, including roads ~] X [--'] ['-]
6. Other governmental services X [--] ]-'] ['-']
7. Power or natural gas systems X 1-"] [-] [---]
8. Communication systems X [-] [-] [---]
9. Water systems ['-] X [-'] [-']
10. Sewer or septic tanks ['-] X [--] [-'-]
11. Storm water drainage [-"] X [-] ~']
12. Solid waste and disposal 1-'] X ~] [--]
The project will require public services such as fire and police services and street maintenance;
however, it will not result in any significant changes to the existing service. The utilities for this
project including water, power, storm drainage and sewage disposal will tie into existing service
mains and will not require new or altered service systems.
M. Mandatory Findings of Significance
Yes No
1. Does the project have the potential to degrade the quality of the environment, [--'] X
substantially reduce the habitat or a fish or wildlife species, cause a fish or
wildlife population to drop below self sustaining levels, threaten to eliminate a
plant or animal community, reduce the number or restrict the range of a rare or
endangered plant or animal or eliminate important examples of'the major periods
of California history or prehistory?
2. Does the project have the potential to achieve short term goals to the [--] X
disadvantage of long term goals?
Initial Study Page 10
Stoddard's restaurant/brewery and banquet facility April 20, 1998
3. Does the project have impacts which are individually limited, but cumulatively ['-] X
considerable? (A project may impact on two or more separate resources where
the impact on each resource is relatively small, but where the effect of the total
of those impacts on the environment is significant.)
4. Does the project have environmental effects which will cause substantial adverse l~ X
effects on human beings, either directly or indirectly?
IlL
On the basis of this initial evaluation
coordinator has determined that:
DETERMINATION AND RECOMMENDATION
and the information
available, the environmental
Check one)
X A) The proposed project could not have a significant effect on the environment. A Negative
Declaration should be prepared.
[--] B) Although the proposed project could have a significant effect on the environment, there will
not be a significant effect in this case because the mitigation measured described on the
attached sheet(s) have been added to the project. A Negative Declaration should be prepared.
[--] C) The proposed project may have a significant effect on the environment. An Environmental
Impact Report should be prepared.
Date: ~/~2/,9/q~ Signature:
SUPPLEMENTAL INFORMATION
Reference Documents:
1. CEQA Guidelines, 1994 version
2. Project Plans dated March 6, 1998 as received by the Planning Department
3. Campbell General Plan and Zoning Ordinance
4. Campbell Downtown Development Plan
5. Parking Management Plan
Initial Study Page 1 1
Stoddard's restaurant/brewery and banquet facility April 20, 1998
Trip Genera __ - PM Peak Hour
Retail Use Categories
Apparel Store (870)
General Merchandise (810)
Special Retail Center (814)
. rip Rate Size
per ksf (xl000sf)
3.33 2-9
4.80 214
4.93 60-145
Project Element
Quality Restaurant (831)
Office/Retail (710)
Subtotal
Existing Use - Apparel/Delivery
Subtotal w/o Banquet Facility
Trip Rate Size
per ksf (xl000sf)
9.72 7.500
3.39 1.287
3.50 7.710
Trips
73
4
77
-27
50
Banquet - 200 persons (a)
Total w/Banquet
33
83
Banquet- 600 persons (b)
Total wi Banquet
100
150
'Notes: (a) Assumes one end of trip in peak hour and 3.0
persons/vehicle.
(b) Assumes one end of trip in peak hour and 3.0 persons/vehicle.
11.
12.
Approval of Business License Application for Hypnotherapy - Heather Berrios,
CHT
This action approves the application of Heather Berrios, CHT for a business liceme for
hypnotherapy.
Approval of Solidtation Permit and Waiver of Fees - United Children's Fund
This action approves a Solicitation Permit and Waiver of Fees for the United Children's
Fund.
13.
Acceptance of Donation from Country Woman's Club
This action accepts a donation of an El Camino bell marker from the Country Woman's
Club.
M/S: Conant/Furtado - to approve the Consent Calendar. Motion adopted by the
following roll call vote:
AYES : Councilmembers: Conant, Furtado, Dougherty, Watson
NOES : Councilmembers: Dougherty - Item 9
ABSENT: Councilmembers: Dean
ORAL REQUESTS
Lloyd Taylor, President and Betty Deal, Executive Director, Campbell Chamber of
Commerce, appeared before the City Council and expressed their appreciation for the City's
support of the Pmnefestival which was a successful event.
PUBLIC HEARINGS AND INTRODUCTION OF ORDINANCEg
14.
Review and Approval of Parking Adjustment in Accordance with C-3-S (Central
Business District) Zoning Ordinance, Site and Architectural Review Permit (S 98-
01) and Use Permit (98-01) to allow development of a restaurant/brewery and
banquet hall facility to be located on property at 200 East Campbell Avenue
(Resolution/Roll Call Vote)
This is the time and place for a public hearing to consider approval of a Parking
Adjustment in Accordance with C-3-S (Central Business District) Zoning Ordinance,
Site and Architectural Review Permit (S 98-01) and Use Permit (98-01) to allow
development of a restaurant/brewery and banquet hall facility to be located on property
at 200 East Campbell Avenue.
Planner I Irani - Staff Report dated May 19, 1998.
Minutes of 5/19/98 City Council Meeting 4
Mayor Watson declared the public hearing open and asked if anyone in the audience
wished to be heard.
Don Baptist, 1479 Whiterock, San Jose, appeared before the City Council and
expressed his concerns regarding the proposed project citing inadequate parking and
aesthetic issues with the size of the building.
Steve Werthmann, 790 Dry Creek Road, Campbell, appeared before the City Council
and expressed his concerns regarding the proposed project citing parking concerns, and
the impact this project will have on the potential development of his property located
across the street.
There being no one else wishing to be heard, Mayor Watson closed the public hearing.
Following discussion, M/S: Conant/Dougherty - that the City Council adopt
Resolution 9382 approving a Parking Adjustment, subject to compliance with a
Parking Management Plan, to accommodate the establishment of a new
restaurant/brewery (Stoddard's Brewhouse & Eatery) and banquet hah facility on
property located at 200 E. Campbell Avenue in a C-3-S (Central Business District)
Zoning District. Motion adopted by the following roll call vote:
AYES : Councilmembers: Conant, Furtado, Dougherty, Watson
NOES : Councilmembers: None
ABSENT: Councilmembers: Dean
UNFINISHED BUSINESS
15.
Approval of Capri Drive Traffic Mitigations
Councilmember Dougherty stated that he would be abstaining on this item due to a
conflict of interest and left the Council Chamber.
Traffic Engineer Eakland - Staff Report dated May 19, 1998.
Following the staff presentation and Council discussion, Mayor Watson asked if anyone
in the audience wished to speak on this item.
Irvin McVea, 621 W. Parr Avenue, Campbell, appeared before the City Council and
expressed concerns regarding speed and the volume of traffic, including large trucks,
on his street. Mr. McVea spoke in support of the staff recommendation for partial
street closure.
Minutes of 5/19/98 City Council Meeting
Council
Report
ITEM NO:
CATEGORY: Public Hearing
MEETING DATE: May 19, 1998
TITLE
Review and Approval of a Parking Adjustment in accordance with the C-3-S (Central
Business District) zoning ordinance, a Site and Architectural Review Permit (S 98-01)
and a Use Permit (UP 98-01) to allow development of a restaurant/brewery and banquet
hall facility to be located on property at 200 East Campbell Avenue.
RECOMMENDATION
The Planning Commission recommends that the City Council take the following action:
Adopt a Resolution approving a parking adjustment to allow a reduction of required
on-site parking spaces for the proposed development and to require compliance with
the attached Parking Management Plan, based upon the findings that the proposed use
of public, shared parking facilities, on-street parking and private parking spaces will
adequately compensate for additional parking needed for the project.
Environmental Determination: A Negative Declaration was previously granted for this
project by the Planning Commission on April 28, 1998. No further environmental action
is required.
BACKGROUND
On April 28, 1998, the Planning Commission approved (with a 7-0-0 vote) applications
submitted by Nick Gera, on behalf of Stoddard's Brewhouse & Eatery, to redevelop the
former Wells Fargo Bank site (most recently occupied by Tiny Tots Diaper Service)
located at the southwest comer of S. Second Street and East Campbell Avenue in the
Downtown Area. A Site and Architectural Review Permit (S 98-01) and a Use Permit
(UP 98-01) were approved to allow development of the two-story, 33,690 square foot
building for a restaurant/brewery and banquet hall facility with late night hours of
operation and on-sale general liquor service, contingent upon the applicant's ability to
obtain approval of a parking adjustment by the City Council.
The Planning Commission found the proposed project to be consistent with the
Commercial land use designation of the General Plan, the Central Campbell
Redevelopment Plan and the intent of the C-3-S (Central Business District) zoning
ordinance. The project is consistent with the C-3-S zoning ordinance, except for an
approval needed for a reduction of required on-site parking and provision for additional
off-site parking for the use. The C-3-S zoning ordinance allows adjustments to the
parking requirements upon approval by the City Council if adequate shared parking is
provided to compensate for the lack of parking designated for the proposed business(es).
The applicant has submitted a Parking Management Plan to show that adequate parking
can be accommodated for the project using publicly shared parking facilities, available
on-street parking spaces and off-site private parking spaces, in addition to the on-site
City Council Report - May 19, 1998
S 98-01/UP 98-01 - 200 East Campbell Avenue
Page 2
parking spaces provided. The Planning Commission was supportive of the proposed
parking adjustment to allow a reduction of required on-site parking spaces provided that
the project complies with the attached Parking Management Plan.
ANALYSIS
Parking Adjustment: A Parking Adjustment is requested by the applicant to allow the
reduction of on-site required parking spaces for the project, subject to the project's
compliance with the proposed Parking Management Plan to adequately compensate for
additional parking needed for the project. The proposed development, including the
restaurant/brewery and banquet hall facility with associated retail and office space,
requires a total of 285 parking spaces. The proposed development is providing a total of
60 on-site parking spaces (with valet service). The downtown zoning district (C-3-S)
allows the City Council to adjust the parking requirements for expansions or changes in
use to existing buildings and for new buildings (as in this case), as it is a zone which
encourages joint parking and promotes a mix of uses.
A Parking Management Plan has been prepared by the Campbell Redevelopment Agency
Staff to allow the project to meet the additional parking demand which cannot be
accommodated on the project site. The 60 on-site parking spaces will be used to provide
parking for the customers of the restaurant, with additional restaurant parking to be
supplemented by available on-street parking within one (1) block of the project site. The
restaurant, by code, requires a total of 85 parking spaces for a maximum seating capacity
of 255 persons. It is anticipated that the additional 25 spaces needed for the restaurant
will be provided by available on-street parking.
The banquet hall facility will be accommodated by off-site parking spaces, which will
include use of the City's public parking garage on First Street, the Community Center and
surrounding private parking spaces through parking agreements. The typical banquet
event will have approximately 150-200 persons. However, the maximum seating
capacity of the banquet facility will accommodate 600 persons. Such large banquet
events are anticipated to occur only a few times a year.
The Parking Management Plan provides for parking for the banquet events and requires
that for any event which exceeds 250 persons, the Community Development Director be
notified of the time, day and number of persons associated with the event to determine
what traffic and parking controls are necessary. This may include a requirement for
alternative means of transportation to the site (i.e. transportation of guests by bus) if such
events occur during the weekday, daytime hours and which exceed the parking supply per
the Parking Management Plan.
City Council Report- May 19, 1998
S 98-01/UP 98-01 - 200 East Campbell Avenue
Page 3
ALTERNATIVES
1. Deny the requested parking adjustment and Parking Management Plan~
2. Approve the parking adjustment request, subject to additional conditions of approval
and/or modification of the Parking Management Plan.
3. Continue for further review.
4. Refer the application back to the Planning Commission.
FISCAL IMPACTS
This project will generate approximately $40,000 annually (appreciating approximately
2% a year) in tax increment to the Redevelopment Agency and will average
approximately $35,000 a year for the first five (5) years in sales tax to the General Fund.
Attachments:
1. Memo from Kirk Heinrichs, Redevelopment Agency Manager, dated May 15,1998.
2. Draft City Council Resolution.
3. Parking Management Plan.
4. Planning Commission Resolutions and Minutes
5. Planning Commission Report
6. Reduced Exhibits
7. Location Map
Prepared by:
Steve Piasecki, Community Development Director
Approved by:.
Bernard Strojny, City Manager
MEMORANDUM
' O.~CH A~.O '
CITY OF CAMPBELL
To: Mayor Watson and Councilmembers Date: May 15, 1998
From:
Kirk Heinrichs, Redevelopment Manager
Subject: Stoddard's Restaurant and Banquet Facility
Back~round
In 1992, the Redevelopment Agency demonstrated its commitment to downtown revitalization with
the implementation of the Downtown Streetscape Project replacing infrastructure and beautifying the
appearance of the downtown. This $2.5 million public works project combined with modifications to
the downtown development standards, was intended to help establish the framework for creating an
attractive and functional environment for retail and restaurant business to be successful.
In recent years the Agency has been working hard to convince the business and development
community that downtown Campbell is an economically viable oppommity. Over the last two years
we are just beginning to see the fruits of our labor as a strong economy has helped attract new
business downtown such as Mio Vicino, LZ Premium, the new housing development at 100 Harrison
Avenue, the recent approval of a mixed use project on the Bank of America site, and the approval of
Katie Blooms and King's Head Restaurants.
The downtown is experiencing unprecedented interest by new business owners and entrepreneurs who
are beginning to appreciate the oppommities Campbell offers.
On a small scale, we're seeing private investment on the part of property/business owners in their
properties as a part of the Storefront Improvement Program whereby building fronts are
architecturally upgraded to create a more desirable appearance. The response to the program has been
excellent and with the good weather we should begin seeing those improvements take place. On a
larger scale, some property owners are looking to redevelop their properties to more fully realize their
value. The next 24 to 36 months could be significant in terms of the downtown turning the comer
and becoming the success that was envisioned under the Downtown Development Plan.
Discussion
Since the loss of Renzo's there is no banquet facility in Campbell. The City Council has publicly
expressed its desire to have a quality facility that meets the needs of the community. Staffhas been
working for nearly a year with the land owner and business principals of Stoddard's in developing a
project that both satisfies the business goals of the owners and redevelopment goals for downtown
Campbell. Staff believes that both the architectural presence of the building and the use itself will
serve as a major anchor downtown in attracting both new business and people that will spend money
and time downtown.
The applicant worked with staff in developing a comprehensive Parking Management Plan using
available parking resources while meeting the business needs of Stoddard's.
It is clearly understood that the success of the parking plan is dependent upon a coordinated effort
between staff and Stoddard's It is also understood that the significant financial investment of the
project proponents in the land acquisition and property development is a strong incentive to ensure a
workable parking plan.
While parking is a challenge, it is also part of the growing pains experienced by every successful
downtown. Staff is currently working on several fronts to address the parking issue.
A study of the loop streets is being completed and a report will be forwarded in June to the City
Council. Among the recommendations to be considered will be the addition of on-street parking
spaces around the loop streets. The 1997/98 CIP includes implementation of the Loop Street parking
this year.
Additionally, the proposed 1998/99 CIP includes a Downtown Parking Demand Study that will
identify future parking demand downtown and identify the cost and preferred location for a new
downtown parking structure.
This is an exciting time for the downtown area with renewed interest and vitality. While there will be
challenges along the way, they are not unique to Campbell and we are planning to meet those
challenges and return downtown Campbell to its rightful place as the identity and center of the City.
cc: Bernie Strojny, City Manager
Steve Piasecki, Community Development Director
CITY OF CAMPBELL
Community Development Department · Current Planning
April 16, 1999
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, April 27, 1999, in the City Hall
Council Chambers, 70 North First Street, Campbell, California, for a Public Hearing to
consider the application of Mr. Nick Gera and Mr. Bob Stoddard, for approval of an
Extension (R 99-01) of a previously-approved Site and Architectural Permit (S 98-01) to
allow the construction of a two-story, 33,600 square foot building as a restaurant/brewery
and banquet hall and Conditional Use Permit (UP 98-01) to allow extended hours of
operation and on-sale general liquor service on property located at 200 E. Campbell
Avenue in the C-3-S (Central Business District) Zoning District. A Negative Declaration
was previously approved for this project.
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
STEVE PIASECKI
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. R 99-01 (UP 98-01/S 98-01)
Address: 200 E. Campbell Avenue
70 North First Street . Campbell, California 95008.1423 · TEL 408.866.2140 · F^X 408.866.8381 · TDD 408.866.2790
03/26/99 11:24 ff408 379 2572 CITY OF CAMPBELL ~001/001
ORCH AS.0
File No.
] elnstatemenl and
Extension of Approval
Planning Department 70 North First Street, Campbell, California 95008 (408) 866-2140
~D~SS: / C?.5'~ S- (_.4/~',,¢/,¢/ A/,4",4 /)/Z
TELEPHONE:
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THE FOLLOWING ITEMS MUST BE WITH TH~S APPLICATION:
1. ~ A letter from the property owner stating why this reinstatement and/or extension is being
request~l mad for how long.
2. Filin~ Fe,¢:. -- $960 - receipt must be submitted to the Planning Department.
3. Plan___.!s- 15 sets oflegiblc reduced plans (g Vz"oy 11"). Ojg-- {l"Yxl'/I~
AFFIDAVIT/SIGNATLfKE(S):
The undersigned person(s), having an interest in the above-described property, hereby make this
application in accordance with the provisions of the Campbell Mumcipal Code; and, hereby certify
that the information given herein is true and con'¢ct to the best of my/our knowledge and belief.
Applicant's Signature / D~te Prop~'y Owner's Signature
NOTE: Staff is required by State Law to notify applicants of the completeness of their applications within 30 days.
Only those applications which are found complete will be placed on the Plannfil$ Commission Ageaada.
OFI:ICI/USE ONLY
:e~ Pal&
Completeness Letter:
300 Foot Notices:
Press No,ice Published:
Categorical Exemption:
Receipt No..'
PC Me~iag:.
PC Act/on:
CC M~eiing:.
CC. Action/
P. vsd. 03t2a/g8
To:
City Clerk
Please ~llect and receipt
for tht .owing monies.
ITEM
Maior:
A. 1+ acres - General Plan Amendment
Zone Change
Planned Development Permit
EIR Review
Planning File No.:
Address:
AMO~
$4,425
4,425
4,425
4,425
0-1 acre General Plan Amendment (552.4660)
Zone Change
Planned Development Permit
EIR Review
3,225
3,225
3,225
3,225
II.
Minor:
A. Subdivision Map (5+ Lots) 3,225
Site and Architectural 10+ K S.F. 2,150
Tentative Parcel Map (4<Lots) 2,150
Site and Architectural 0-10 K.S.F. 1,550
Variance (Non-residential) 1,550
. Text Amendments 1,550
Use Permit 1,550
III. Miscellaneous
A. Variance (Residential) 960
Modifications of Approval 960
Modification PD Permit 960
Reinstatements 960
Revised Development Schedule 960
Extensions of Time 960
Lot Line Adjustments 500
Site and Architectural (Res/Each House) 120
Signs (Each Sign) 120
Fence Exception 120
Promotional Events 120
Appeals
Downtown Development Permit
Historic Preservation Zone, Use Permit, HP Permit
IV. Other
Maps 6.25
General Plan Text 18.00
Zoning Ordinance 22.00
Copies (per page) 1.00
Refundable Deposit -- Account 2203
Fire Department Review -- Account 01.303.3322
Architectural Approval 50.00
Project Plan Review 150.00
Subdivision 100+ 10 per lot/unit
Park Impact Fee - Account 295.535.4920
For City Clerk Only Receipt No:~k
Amount Paid'Vlsi \ 0~[0 O o O.
Received b y :~._~
Date:_~3~
Exception for Major Projects: It is anticipated that the application processing costs of selected major
projects will significantly exceed the above fees. In these cases, the Community Development Director
may collect a deposit and charge actual time spent to process the application based upon current hourly
rates.
Note: Adopted by Resolution No. 8841 by City Council, City of Campbell, 6/20/95.