Site and Arch - 1998.0¥
CITY OF CAMPBELL
Public Works Department
May 22, 1998
Mr. Nick Gera
100 S. Murphy Avenue, Suite 102
Sunnyvale, CA 94086
Re: S 98-01/UP 98-01 - 200 E. Campbell Avenue - Stoddard's Brewhouse & Eatery
Dear Mr. Gera:
The Planning Commission, at its meeting of April 28, 1998, adopted Resolutions 3159 and
3160 granting Site and Architectural Approval and a Conditional Use Permit to allow the
construction of a two-story, 33,690 square foot building in the downtown area as a
restaurant/brewery and banquet hall. Subsequently, the City Council adopted Resolution 9382
approving a parking adjustment to accommodate the 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.
SinceLel/y, /--_
cc: Michelle Quinney, City Engineer
Frank Cauthorn, Building Official
Aki Irani, Planner I
h:\word/landdev/200ecamp(mp)
70 North First Street · Campbell, California 95008. 1423 · TEL 408.866.2150 - V^X 408.376.0958 - TDD 408.866.2790
MEMORANDUM
To:
From:
D ate:
A~,,rani, Planner I, Comm. Development
Ja~.,, l:t~msley, Deputy City Clerk
M~ii21,1998
Department
Subject:
Review and approval of a Parking Adjustment in accordance with C-3-S
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 a
and banquet hall facility on property located at 200 E. Campbell Ave.
After opening and closing a public hearing to consider the above subject, the City
Council adopted Resolution No. 9382 approving a parking adjustment to allow a
reduction of required on-site parking spaces for the proposed development and to
require compliance with the 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.
Please find certified copy of this Resolution attached for your records, together with a
copy of the letter mailed to Mr. Nick Gera representing Stoddards.
~.o¥'CA~
CITY OF CAMPBELL
City Clerk's Office
May 21, 1998
Nick Gera
100 S. Murphy Avenue, #102
Sunnyvale, CA 94086
Dear Mr. Gera:
At the regular meeting of May 19, 1998, the City Council held a public hearing to review 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 located
at 200 E. Campbell Avenue.
After due discussion and consideration, the City Council adopted Resolution No. 9382
approving a parking adjustment to allow a reduction of required on-site parking spaces for the
proposed development and to require compliance with the 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. Please find certified copy of this Resolution attached for your records.
Should you have any questions in regard to the City Council's action, please do not hesitate to
contact thii office (866-2117) or Aki Irani, Community Development Department.
Sincerely,
Anne Bybee
City Clerk
cc?Aki Irani, Community Development Department
Kirk Heinrichs, Redevelopment Agency
70 North First Street · Campbell, California 95OO8.1423 · TEL 408.866.2117 - F^X 408.374.6889 . TDD 408.866.2790
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
Califomia 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.
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.
o
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:
NOES:
ABSENT:
ABSTAIN:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
Conant, Furtado, Dougherty,
None
Dean
None
Watson
ATTEST ·
APPROVED:
Anne Bybee, City Cleik
'[HE FOREGO[NO 1N$'I'RU~'"V-NT IS A
AND CORRECT COPY OF THE ORl(~lli~l-
ON FILE IN THIS OFFtCE.
Al'TEST: ANNE BYBEE, CITY (3LERK,
OF ~ikMPBELL, CALIFORNia.
PARKING MANAGEMENT PLAN
Stoddard's Brewhouse & Eatery
and
Banquet Facility
200 East Campbell Avenue - Campbell, California
Prepared by
Cmpbell Redevelopment Agency S~ff
April 24, 1998
Proposal for Stoddax,.. s Brewhouse & Eater), and Banquet Facility at .,.oO E. 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 fn'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 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.
2
Proposal for Stoddam s Brewhouse & Eatery and Banquet Facility at 200 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
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
~ ~ Parking~
Use Ratio Seats : Required,
Restaurant : 1 per 3 255~ 85i
Banquet 1 per 3 : 200', 67!
i TOTAL , 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 .t~lock 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
Proposal for Stoddara s Brewhouse & Eatery and Banquet Facility at 200 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 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 1s~ 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 Brewhouse & Eatery and Banquet Facility at 200 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.
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.
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. (8am - 5.'30pm)
Week Nights & Weekends
(5:30pm-12:30am)
On Site 50 ; 50 j
On Site Valet I 10 ~ 10 i
On Street(with in 1 block) 25 ~ 35 ~
Restaurant Parking 85 95
Parking Structure 0 200
Parking Agreements 30 60 ~
Community Center 100 0" ~
Banquet Parking i 130 i 260 i
JTOTAL PAP, KiNG I 215 · I 355 . I
Proposal for Stoddara ~ Brewhouse & Eatery and Banquet Facility at n JO E. 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 14 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 zOO E. Campbell Avenue
Conclusion
The proposal to bring both Stoddard's Brewhouse & Eatery and a f'n'st 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 tree 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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Z
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11.
Approval of Business License Application for Hypnotherapy - Heather Berrios,
CHT
This action approves the application of Heather Berrios, CHT for a business license for
hypnotherapy.
12. 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 E1 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 REOUESTS
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 Prunefestival which was a successful event.
PUBLIC HEARINGS AND INTRODUCTION OF ORDINANCES
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
Adjustmem 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 hall 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 tracks,
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 restauranffbrewery 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 98-01FLIP 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:
Reviewed bY:c.,.
Steve Piasecki, Community Development Director
Approved by:
Bernard Strojny, City Manager
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
Office ~f the County Clerk
191 North First Street
San Jose, California 95113
(4O8) 299-2968
*ENVIRONMENTAL DECLARATION
NAME OF LEAD AGENCY:
NAME OF APPLICANT:
CLASSIFICATION OF ENVIRONMENTAL DOCUMENT:
FOR COURT
USE ONLY
£0~7326
( ) NOTICE OF PREPARATION
--NO FEE--
) NOTICE OF EXEMPTION/STATEMENT OF EXEMPTION
--NO FEE--
NOTICE OF DETERMINATION
( ~ ) A--NEGATIVE DECLARATION PURSUANT TO SECTION 21080(C) OF THE PUBLIC
RESOURCES CODE
$1,250.00 (Twelve Hundred Fifty Dollars)--STATE FILING FEE
(',~)
$25.00 (Twenty-five Dollars)--CLERK FEE
B--CERTIFICATE OF EXEMPTION DE MINIMIS IMPACT FINDING --NO FEE--
NOTICE OF DETERMINATION
( ) A--ENVIRONMENTAL IMPACT REPORT PURSUANT TO SECTION 21152 OF THE
PUBLIC RESOURCES CODE
$850.00 (Eight Hundred Fifty Dollars)--STATE FILING FEE
$25.00 (Twenty-Five Dollars)--CLERK FEE
) B--CERTIFICATE OF EXEMPTION DE MINIMIS IMPACT FINDING --NO FEE--
*THIS FORM MUST BE COMPLETED AND FILED WITH ALL ENVIRONMENTAL DOCUMENTS
FILED WITH THE SANTA CLARA COUNTY CLERK'S OFFICE.
MAKE CHECKS PAYABLE TO: COUNTY CLERK
3882REV 6/91
t{l
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E007326
City of Campbell
70 N. First Street
Campbell, CA 95008
(408) 866-2140
NOTICE OF DETERMINATION
Office of Planning & Research
1400 Tenth Street, Room 121
Sacramento, CA 95814
County Clerk's Office
Santa Clara County
191 N. First Street
San Jose, CA 95113
(3 copies & cover sheet filled out by planner)
Subject: FiLing of Notice of Determination in comphance with Section 21108 or 21152 of the Pubhc Resources Code.
Project Title:
State Clearinghouse Number (If submitted to Clearinghouse)
Lead Agency Contact Person
Phone (,408) 866-2140
Vroject Location (include County) ~O ~-. ff---~)~{::'~,~ ,Z~/~--TX~t~--/ff.~te~--4~,
This is to advise that the f~Oc, bl/d/d ~I 6~MMi5¢ 1~/4 has approved the above-described project on
~ Lead Agency O Responsible Agency
/-4 - ~ ~ ~Ttg and has made the following determinations regarding the above described project:
Date
1. The project ( 0 will <~ will not) have a signification effect on the environment.
2. (2~) An Environmental Impact Report was prepared for this project pursuant to the provisions of CEQA.
~ Negative Declaration was prepared for this project pursuant to the provisions of CEQA.
3. Mitigation measures (C~) were ~ were not ) made a condition of approval of the project.
4. A statement of Overriding Considerations ( <~ was~2) was not ) adopted for this projectl
This is to certify that the £mal EIR with comments and responses and record of project approval is available to the
General Public at the Community Development Department, City of Campbell, 70 N. First Street, Campbell, CA
95008,(408)866-2140.
Signature(Public Agency)~/X~..~J~ Date: ~-~ff)-'/~Title: ~&,~A/J~/~--- ~
Date received for filing and p°stinl~i~a/~)P~: ~"~--a ~ ~ ]'.ROU~}I JUN ~. ~} ~
E007326
CALIFORNIA DEPARTMENT OF FISH AND GAME
CERTIFICATE OF FEE EXEMPTION
De Minimis Impact Finding
Project Title/Location (include county):
S 98-01/UP 98-01
200 East Campbell Avenue
Campbell, CA 95008
Santa Clara County
Project Description:
Project entails a Site and Architectural Review Permit (S 98-01) and a Use Permit (UP 98-01) to allow
development of a two-story, 33,700 square foot building for a restaurant with associated microbrewery and
a banquet hall facility with associated retail and office space, with late night hours of operation and on-sale
general liquor service.
Findings of Exemption (attach as necessary):
The Planning Commission granted a Negative Declaration based upon the findings in the initial study
prepared for this project which determined that no effects to wildlife or the environment will result from
development of this project.
Certification:
I hereby certify that the public agency has made the above finding and that the project will not individually
or cumulatively have an adverse effect on wildlife resources, as defined in Section 711.2 of the Fish and
Game Code.
Signature: ~ ' ~-~7. &~
Title:
City of Campbell
CITY OF CAMPBELL
Community Development Department · Current Planning
May 5, 1998
Mr. Nick Gera
100 S. Murphy Avenue, Suite 102
Sunnyvale, CA 94086
Re: S 98-01/UP 98-01 - 200 E. Campbell Avenue - Stoddard's Brewhouse & Eatery
Dear Applicant:
Please be advised ~at the Planning Commission, at its meeting of April 28, 1998, adopted the
following Resolutions:
1. Resolution No. 3158 recommending approval of a parking adjustment, subject to compliance
with a Parking Management Plan, to accommodate the establishment of a new
restaurant/brewery and banquet hall; and
2. Resolution No. 3159 granting a Site and Architectural Approval to allow the conslzuction of
a two-story, 33,690 square foot building in the downtown area as a restaurant/brewery and
banquet hall contingent upon the approval of a Parking Adjustment by the City Council; and
3. Resolution No. 3160 approving a Conditional Use Permit to allow extended hours of
operation and on-sale general liquor service contingent upon the approval of a Parking
Adjustment by the City Council.
This project will be considered by Council at its meeting of May 19, 1998. If you have any
questions regarding the Commission's action, please do not hesitate to contact the undersigned at
(408) 866-2140.
Sincerely,
Planner I
cci
Harold Housley, Public Works
Frank Cauthorn, Building
Wayne Hokanson, Central Fire
GeoffBradley, Redevelopment
70 North First Street - Campbell, California 95008.1423 - T~L 408.866.2140 · v~x 408.866.82181 · TDD 408.866.2790
RESOLUTION NO. 3158
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A
PARKING ADJUSTMENT, SUBJECT TO COMPLIANCE WITH A
PARKING MANAGEMENT PLAN, TO ACCOMMODATE THE
ESTABLISHMENT OF A ~r 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 Planning Commission 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.
o
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 Planning Commission 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.
Planning Commission Resolution No. 3158
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 Planning Commission recommends approval of an
adjustment in required parking, subject to compliance with the Parking Management-Plan, by
upholding the Planning Commission's Resolutions 3159 and 3160.
PASSED AND ADOPTED this 28t~ day of April, 1998, by the following roll call vote:
AYES: Commissioners: Francois, Gibbons,
Meyer-Kennedy
NOES: Commissioners: None
ABSENT: Commissioners: None
ABSTAIN: Commissioners: None
Jones, Kearns, Lindstrom, Lowe,
APPROVED:
Dennis Lowe, Chair
ATTEST:
Steve Piasecki, Secretary
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
RESTAURaM'qT/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 PAR_KING
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
o
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.
The proposed project meets the setback, height limitation, and floor area ratio
requirements of the C-3-S (Central Business District) zoning ordinance.
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.
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 sun'ounding 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.
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 Proiect: 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
Page 4
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 runoff to all
roadways, waterways or pubic walk-ways 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.
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:
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 fi.om 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 tmiformed 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.
jo
k°
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 fi:om 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.
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
o
o
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.
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.
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.
Planning Commission Resolution No. 3159
S 98-01 - 200 E. Campbell Avenue- Stoddard's Brewhouse & Eatery
Page 8
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.
°
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 flee 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 fi'om the public fight 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 CUBC), 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 lll-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 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.
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
Kearns, 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 PERIvlIT 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 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 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.
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.
o
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.
Planning Commission Resolution No. 3160
UP 98-01 - 200 E. Campbell Avenue - Stoddard's Brewery & Eatery
Page 2
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 g~neral 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 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 fi:om 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 Capaci _ty: 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
o
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.
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:
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.
bo
For any event that exceeds 250 persons, the operator of the banquet hail 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
UP 98-01 -200 E. Campbell Avenue- Stoddard's Brewery & Eatery
Page 5
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.
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 fight 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.
ko
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.
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.
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
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 fi.om 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 fi.om 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 not be audible to a
person of normal heating 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.
Planning Commission Resolution No. 3160
UP 98-01 - 200 E. Campbell Avenue - Stoddard's Brewery & Eatery
Page 7
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 fi.om 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
LIP 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 Un/form
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 28~ day of April, 1998, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Francois, Gibbons, Jones, Kearns, Lindstrom, Lowe,
Meyer-Kennedy
None
None
None
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 from 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 willtell 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 Heinrichs:
· 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 Kearns 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 Heinfichs:
· 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. Worthman.
· 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 already hear music from 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 from 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 truck.
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
The granting of a Negative Declaration for this project.
the following roll call vote:
Francois, Gibbons, Jones, Kearns, Lindstrom, Lowe, Meyer-
Kennedy
None
None
None
e
by
AYES:
NOES:
ABSENT:
ABSTAIN:
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 Hearing 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.