Use Permit - Buca di Beppo - 1999September 10, 1999
VIA FACSIMILE AND OVERNIGHT MAIL
Steve Piasecki
Director of Community Development
City of Campbell
Department of Community Development
70 North First Street
Campbell, California 95008-1423
RE:
Buca di Beppo
1875 Bascom Avenue
Campbell, California 95008
Dear Mr. Piasecki:
Enclosed please find a check in the amount of $5,000 to insure that Buca, Inc. will install
an architecturally compatible roof screen for the rooftop equipment and that Buca, Inc.
will remove the temporary signage from the property referenced above.
If you have any questions, please contact the Buca construction manager, Dave Ward,
at 612-839-9917.
Sincerely,
Nancy Sartor
Construction Coordinator
/nks
Enclosure
CC:
Alan Ackerberg
Dave Ward
BUCA INC.
Home Office
1300 Nicollet Mall, Suite 3043
Minneapolis, MN 55403
Tel: 612/288-2382 "Fax: 612/827-6446
www.bucadibeppo.com
CITY OF CAMPBELL
Community Development Department - Current Planning
June 9, 1999
Steve Hale for Buca, Inc.
1048 Peppertree Drive
Fairfield, CA 94533
Re: UP 99-02 - 1875 S. Bascom Avenue - Buca di Beppo Italian Restaurant
Dear Applicant:
Please be advised that the Planning Commission, at its meeting of June 8, 1999, adopted
Resolution No. 3227 approving a Conditional Use Permit to allow an on-sale general
liquor license and operational hours after 11 p.m. in conjunction with a new restaurant on
the above referenced property.
This approval is effective in ten days, unless appealed in writing to the City Clerk. The
time within which judicial review of this decision must be sought is governed by
California Code of Civil Procedure, Section 1094.6.
If you have any questions, please do not hesitate to contact me at (408) 866-2140.
Sincerely,
Aki Irani
Planner
cc:
Pruneyard Associates (Property Owner)
1999 S. Bascom Avenue, Suite 200
Campbell, CA 95008
Frank Mills, Building Department
Rich Shipman, Police Department
Chris Veargason, County Fire
70 North First Street · Campbell, California 95008.1423 . ~L 408.866.2140 · Fax 408.866.8381 - 'rDD 408.866.2790
RESOLUTION NO. 3227
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A CONDITIONAL USE PERMIT
(up 99-02) TO ALLOW A GENERAL ON-SALE LIQUOR LICENSE
AND OPERATIONAL HOURS AFTER 11 P.M. IN CONSUNCTION
WITH A NEW RESTAURANT (BUCA DI BEPPO) ON PROPERTY
LOCATED AT 1875 S. BA$COM AVENUE IN A C-2-S (GENERAL
COMMERCIAL) ZONING DISTRICT. APPLICATION OF MR. STEVE
HALE, ON BEHALF OF BUCA DI BEPPO ITALIAN RESTAURANT.
FILE NO. UP 99-02.
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 99-02:
The proposed general on-sale liquor service and late night hours of operation past 11:00 p.m. in
conjunction with a permitted restaurant use is consistent with the commercial land use designation
of the General Plan and the C-2-S (General Commercial) zoning designation for the site with
approval of a Use Permit.
2. The proposed general on-sale liquor service and late night hours of operation past 11:00 p.m. are
incidental to the primary function of the site as a full service restaurant.
The restaurant is located in a tenant space within a commercial shopping center and is compatible
with the surrounding commercial uses within the shopping center and the surrounding uses within
the neighborhood.
4. The restaurant, with general on-sale liquor service, will not result in an over-concentration of such
uses in the area.
5. The restaurant, with general on-sale liquor service, will not create a nuisance due to noise, litter,
vandalism, traffic or other factors.
6. The restaurant, with general on-sale liquor service, will not significantly disturb the peace and
enjoyment of any nearby residential neighborhoods.
7. The restaurant, with general on-sale liquor service, will not significantly increase the demand on
city services.
Based on the foregoing findings of fact, the Planning Commission further finds and concludes that:
1. The establishment of the restaurant with incidental general on-sale liquor service and late night
hours of operation past 11:00 p.m. will aid in the enhancement and the harmonious development
Planning Commission Resolution No. 3227
UP 99-02 - 1875 S. Bascom Avenue - Buca di Bappo
Page 2
of the immediate area. The establishment, maintenance, or operation of the use will not be
detrimental to the public health, safety, peace, morals, comfort or general welfare of persons
residing or working in the neighborhood of such proposed use, or be detrimental or injurious to
property and improvements in the neighborhood or to the general welfare of the City.
2. The subject site is adequate in size and shape to accommodate the proposed uses and the
surrounding uses in the area.
3. The subject site is adequately served by streets of sufficient capacity to carry the kind and quantity
of traffic such uses would generate.
4. The proposed project is compatible with the adjacent land uses and the surrounding neighborhood.
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:
COMMUNITY DEVELOPMENT DEPARTMENT
1. Approved Project: Approval is granted for a Use Permit (UP 99-02) to allow general on-sale liquor
service and late night hours of operation past 11:00 p.m. as incidental uses in conjunction with the
establishment of the Buca di Beppo Italian Restaurant at the Pruneyard Shopping Center located on
property at 1875 S. Bascom Avenue. Approval shall substantially conform to the project exhibits
listed below, except as may be modified by the Conditions of Approval contained herein:
A. Site plan of the shopping center indicating the restaurant tenant space location
B. Floor plan of the restaurant with separate bar area.
C. Applicant's description letter of the restaurant operations.
2. Hours of operation: 6:00 a.m. to 12:00 a.m., Monday - Sunday (7 days a week).
Building Division Requirements: Prior to the issuance of building permits, the applicant shall
comply with all Building Code requirements and obtain necessary permits as determined by the
City's Building Division.
Location of Mechanical Equipment: No new roof-mounted and/or ground level mechanical
equipment, i.e. air conditioning units, shall be located on or adjacent to the building without
providing screening of the mechanical equipment from public view. Screening 'material and
method shall require review and approval by the Community Development Director prior to the
installation of such mechanical equipment.
Planning Commission Resolution No. 3227
UP 99-02 - 1875 S. Bascom Avenue - Buca di Bappo
Page 3
Alcohol Beverage Control: The applicant shall obtain all licenses and approvals as required by the
State Department of Alcohol and Beverage Control, prior to the sale of alcoholic beverages in
conjunction with this Use Permit.
o
Business Operation. The applicant shall operate and maintain this use in a manner which is not
objectionable, offensive or incompatible with surrounding uses. Operation of this use in violation
of the Use Permit or City of Campbell or State of California standards, codes and ordinances shall
be grounds for revocation of the Use Permit.
Signs: Any signs to be proposed to be erected on site shall require approval of Sign Permit. A
Sign Permit may be granted upon complete submission of a Sign application and approval by the
Community Development Department, in accordance with the City's Sign Ordinance. No sign
shall be permitted until the application is approved and a permit is issued.
FIRE DEPARTMENT
8. Review of this 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
make application to, and receive from the Building Department all applicable construction permits.
At time of building permit application, the architect shall provide a complete area summary and show
compliance with the California Building Code relative to any area or occupancy separation and exiting
requirements
PASSED AND ADOPTED this 8th day of June, 1999, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Francois, Gibbons, Hernandez, Jones, Keams, Lowe
None
Lindstrom
None
ATTEST ·
APPROVED:
Steve Piasecki, Secretary
Brad Jones, Chair
Planning Commission Minutes of June 8, 1999
Page 2
ORAL REQUESTS
There were no oral requests.
PUBLIC HEARING
Chairman Jones read Agenda Item No. 1 into the record.
UP 99-02
Hale, S.
Public Hearing to consider the application of Mr. Steve Hale, on
behalf of Buca di Beppo Italian Restaurant, for approval of a
Conditional Use Permit (UP 99-02) to allow a general on-sale
liquor license and operational hours after 11 p.m. in conjunction
with a new restaurant at 1875 S. Bascom Avenue in a C-2-S
(General Commercial) Zoning District. This project is
Categorically Exempt. Planning Commission decision final unless
appealed in writing to the City Clerk within 10 days.
Ms. Aki Irani, Planner I, presented the staff report as follows:
· Advised that the applicant, Mr. Steve Hale, is seeking approval of a Conditional Use Permit
to allow general on-sale liquor and late hours of operation for a new 8,500 square foot
restaurant to be located at the Pruneyard, 1875 S. Bascom Avenue, behind the Mrs. Fields'
Cookie Building. The Site is zoned C-2 (General Commercial).
· The restaurant will serve liquor within the restaurant as well as at a small separate bar area.
· The late hours are to allow staff the opportunity to clean up after closing to the public at 11
p.m.
· Staff is supportive and recommends approval.
Chairman Jones opened the Public Hearing for Agenda Item No. 1.
Mr. Steve Hale, Applicant, 1048 Peppertree Drive, Fairfield, CA:
· Advised that Buca di Beppo is excited to be coming to Campbell and feels that this will be a
"gangbuster" store for them.
· Encourage the Planning Commissioners to try them out for dinner once open.
Commissioner Francois asked if there are other Buca di Beppo locations.
Mr. Steve Hale advised that the Campbell restaurant will be the 25th store. The first was
established in Minnesota and there are six in California.
Mr. Steve Piasecki, Community Development Director, advised that the nearest one is located in
Palo Alto.
Commissioner Lowe advised that he dined at the Palo Alto Buca di Beppo this past Sunday.
Chairman Jones closed the Public Heating for Agenda Item No. 1.
Planning Commission Minutes of June 8, 1999
Page 3
Motion:
Upon motion of Commissioner Lowe, seconded by Commissioner Francois,
the Planning Commission adopted Resolution No. 3227 granting a
Conditional Use Permit (UP 99-02) to allow a general on-sale liquor license
and operational hours after 11 p.m. in conjunction with a new restaurant
(Buca di Beppo Italian Restaurant) on property located at 1875 S Bascom
Avenue, by the following roll call vote:
AYES: Francois, Gibbons, Hernandez, Jones, Kearns, Lowe
NOES: None
ABSENT: Lindstrom
ABSTAIN: None
This approval is final unless appealed in writing to the City Clerk within 10 days.
Chairman Jones read Agenda Item No. 2 into the record.
2. S 99-02
Dolph, M.
Public Hearing to consider the application of Mr. Michael Dolph,
on behalf of Angelo and Mary Denevi, for a Site and Architectural
Approval (S 99-02) to allow a single family residence and
detached garage on property located at 1288 Munro Avenue in an
R-l-9 (Single Family Residential) Zoning District. This project is
Categorically Exempt. Planning Commission decision final unless
appealed in writing to the City Clerk within 10 days.
Ms. Barbara Schoetz Ryan, Planner I, presented the staff report as follows:
· Advised that the applicant is seeking a Site and Architectural Approval
to allow the
construction of a new single family dwelling at 1288 Munro Avenue in an R-l-9 (Single
Family Residential) Zoning District.
· The project site is on the south side of Munro Avenue, three lots west of Burrows and San
Tomas Aquino Road.
· The proposal is consistent with the setbacks, height and FAR requirements. The home will
be set back 25 feet from the front property line, 5 feet more than required but consistent with
the other homes in the area.
· There are two large Coast Live Oak trees on the property that will be retained. The garage
was reduced and moved forward to facilitate saving these trees, staying out of their drip line.
· The home design utilizes stucco with asphalt shingle roof and white trim. There is a bay
window at the front and four fluted roman door columns. The garage will accommodatetwo-
cars.
· SARC had concerns about the columns but the applicant desires to keep them in the design.
· This project is exempt from CEQA review.
'OtCCFi^V.~°
ITEM NO. 1
STAFF REPORT - PLANNING COMMISSION MEETING OF
JUNE 8, 1999
UP 99-02
Hale, S.
Public Hearing to consider the application of Mr. Steve Hale, on behalf of
Buca di Beppo Italian Restaurant, for approval of a Conditional Use
Permit (UP 99-02) to allow a general on-sale liquor license and late night
hours of operation past 11 p.m. in conjunction with the establishment of a
new restaurant on property located at 1875 S. Bascom Avenue in a C-2-S
(General Commercial) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
Adopt a Resolution, incorporating the attached findings, approving a Use Permit (UP 99-02)
to allow a general on-sale liquor license and late night hours of operation past 11 p.m. in
conjunction with the establishment of a new restaurant, subject to the attached Conditions of
Approval.
ENVIRONMENTAL DETERMINATION
This project is categorically exempt under Section 15321 Class 21(a)
Environmental Quality Act; therefore, no environmental action is required.
of the California
PROJECT DATA
Site Area:
Restaurant Tenant Space:
Number of Seats:
Hours of Operation:
29 acres approximately (Pmneyard Shopping Center)
8,500 square feet
269 seats
6:00 a.m. to 12:00 a.m., seven (7) days a week
DISCUSSION
Applicant's Proposal: The applicant, Steve Hale on behalf of Buca di Beppo Italian Restaurant, is
requesting approval of a Conditional Use Permit (UP 99-02) to allow a general on-sale liquor
license and late night hours of operation beyond 11:00 p.m. in conjunction with the establishment
of a new restaurant to be located within a tenant space in the Pmneyard Shopping Center at 1875
S. Bascom Avenue. The shopping center is located on the northwest comer of S. Bascom Avenue
and E. Campbell Avenue and is surrounded by an apartment complex to the north, retail and
commercial uses to the south across E. Campbell Avenue, retail and commercial uses to the east
across S. Bascom Avenue and Highway 17 to the west.
Background: The proposed tenant space location for the restaurant was formerly used as retail
commercial space within the shopping center. Buca di Beppo Italian Restaurant intends to
occupy the 8,500 square foot tenant space which is located on the ground floor of the shopping
center behind Mrs. Fields Cookies. The conversion of the proposed tenant space to a restaurant
use will not involve a net increase in the number of restaurants and/or restaurant square footage
Staff Report - Planning Commission Meeting of June 8, 1999
1875 S. Bascom Ave. - UP 99-02
Page 2
than were previously-approved for the Pmneyard Shopping Center, given that an 8,500 square
foot restaurant formerly located on the second floor of the shopping center, Martha's Restaurant,
has moved out and that restaurant tenant space has been converted to commercial space.
ANALYSIS
General Plan Designation: The General Plan land use designation for the project site is
commercial. The proposed general on-sale liquor service and late night hours of operation past
11 p.m. as incidental uses in conjunction with the establishment of a new restaurant at the
Pruneyard Shopping Center are consistent with the commercial land use designation of the site.
Zoning Designation: The zoning designation for the project site is C-2-S (General Commercial).
A restaurant is a permitted use within the C-2-S zone. The general on-sale liquor license and late
night hours of operation beyond 11 p.m. are incidental uses and are permitted under the Zoning
Ordinance with approval of a Use Permit.
Conditional Use Permit
General On-Sale Liquor License: Buca di Beppo is requesting approval of a Use Permit to allow
general on-sale liquor service for the restaurant. The restaurant is a full-service restaurant with a
minor portion of the floor area devoted to a separate bar area. The serving of alcoholic beverages
is ancillary to the primary use as a full-service restaurant. Under the C-2-S Zoning Ordinance,
serving of alcoholic beverages requires approval of a Conditional Use Permit. Staff has reviewed
the request and has determined that the incidental serving of alcoholic beverages is consistent
and compatible with restaurant uses. A condition of approval has also been added to ensure that
the applicant obtains necessary approvals as required by the State Department of Alcoholic
Beverage Control.
Extended Operational Hours: Commercial uses which operate beyond 11 p.m. are required to
receive approval of a Use Permit. The applicant is requesting approval to extend the hours of
operation till 12:00 a.m. Although the restaurant will close its doors to the public at 11:00 p.m.,
the applicant is including clean-up time and time for employees to leave after the restaurant
closes to the public. According to the applicant's description letter, the last employees are
anticipated to leave between 11:30 p.m. and 12:00 a.m. The applicant is requesting late night
hours of operation till 12:00 a.m., seven (7) days a week. Staff does not anticipate that the
extended hours of operation will impact the surrounding residential neighborhood relative to
noise and traffic, given that the proposed restaurant tenant space is located in the middle of the
shopping center and is not directly adjacent to any residential uses.
Police Department Review: The Campbell Police Department has reviewed the application and
has no concerns or objections to the incidental general on-sale liquor license and the proposed
late night hours of operation till 12:00 a.m. for the restaurant.
Staff Report - Planning Commission Meeting of June 8, 1999
1875 S. Bascom Ave. - UP 99-02
Page 3
Site and Architectural Review Committee: The Site and Architectural Review Committee did not
review this application in that no design changes are proposed with the request.
Attachments:
1. Findings for approval of UP 99-02
2. Conditions of Approval for UP 99-02
3. Letter of Request for general on-sale liquor license and late night hours of operation
4. Exhibits
5. Location Map
Prepared by:
Aki R. Irani, Planner I
Approved by: ~ ~v~
Sharon Fierro, Senior Planner
Attachment #1
FINDINGS FOR APPROVAL OF FILE NO. UP 99-02
SITE ADDRESS: 1875 S. Bascom Avenue
APPLICANT: Steve Hale, on behalf of Buca di Beppo
P.C. MEETING: June 8, 1999
Findings for Approval of a Use Permit (UP 99-02) to allow general on-sale liquor service and
late night hours of operation past 11:00 p.m. as ancillary uses in conjunction with the
establishment of a full-service restaurant
The Planning Commission finds as follows with regard to File No. UP 99-02:
The proposed general on-sale liquor service and late night hours of operation past 11:00 p.m.
in conjunction with a permitted restaurant use is consistent with the commercial land use
designation of the General Plan and the C-2-S (General Commercial) zoning designation for
the site with approval of a Use Permit.
2. The proposed general on-sale liquor service and late night hours of operation past 11:00 p.m.
are incidental to the primary function of the site as a full service restaurant.
o
The restaurant is located in a tenant space within a commercial shopping center and is
compatible with the surrounding commercial uses within the shopping center and the
surrounding uses within the neighborhood.
4. The restaurant, with general on-sale liquor service, will not result in an over-concentration of
such uses in the area.
5. The restaurant, with general on-sale liquor service, will not create a nuisance due to noise,
litter, vandalism, traffic or other factors.
6. The restaurant, with general on-sale liquor service, will not significantly disturb the peace
and enjoyment of any nearby residential neighborhoods.
7. The restaurant, with general on-sale liquor service, will not significantly increase the demand
on city services.
Based on the foregoing findings of fact, the Planning Commission further finds and concludes
that:
o
The establishment of the restaurant with incidental general on-sale liquor service and late
night hours of operation past 11:00 p.m. will aid in the enhancement and the harmonious
development of the immediate area. The establishment, maintenance, or operation of the
use will not be detrimental to the public health, safety, peace, morals, comfort or general
welfare of persons residing or working in the neighborhood of such proposed use, or be
Findings - Planning Commission Meeting of June 8, 1999
1875 S. Bascom Ave. - UP 99-02
Page 2
detrimental or injurious to property and improvements in the neighborhood or to the general
welfare of the City.
2. The subject site is adequate in size and shape to accommodate the proposed uses and the
surrounding uses in the area.
3. The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such uses would generate.
4. The proposed project is compatible with the adjacent land uses and the surrounding
neighborhood.
Attachment #2
PLANNING COMMISSION CONDITIONS OF APPROVAL FOR FILE NO. UP 99-02
SITE ADDRESS: 1875 S. Bascom Avenue
APPLICANT: Steve Hale, on behalf of Buca di Beppo
P.C. MEETING: June 8, 1999
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinances of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. Additionally, the applicant is hereby notified that he/she is required
to comply with all applicable Codes or Ordinances of the City of Campbell and the State of
California that pertain to this development and are not herein specified:
COMMUNITY DEVELOPMENT DEPARTMENT
1. Approved Project: Approval is granted for a Use Permit (UP 99-02) to allow general on-sale
liquor service and late night hours of operation past 11:00 p.m. as incidental uses in
conjunction with the establishment of the Buca di Beppo Italian Restaurant at the Pruneyard
Shopping Center located on property at 1875 S. Bascom Avenue. Approval shall substantially
conform to the project exhibits listed below, except as may be modified by the Conditions of
Approval contained herein:
A. Site plan of the shopping center indicating the restaurant tenant space location
B. Floor plan of the restaurant with separate bar area.
C. Applicant' s description letter of the restaurant operations.
2. Hours of operation: 6:00 a.m. to 12:00 a.m., Monday - Sunday (7 days a week).
Building Division Requirements: Prior to the issuance of building permits, the applicant shall
comply with all Building Code requirements and obtain necessary permits as determined by
the City's Building Division.
Location of Mechanical Equipment: No new roof-mounted and/or ground level mechanical
equipment, i.e. air conditioning units, shall be located on or adjacent to the building without
providing screening of the mechanical equipment from public view. Screening material and
method shall require review and approval by the Community Development Director prior to
the installation of such mechanical equipment.
Alcohol Beverage Control: The applicant shall obtain all licenses and approvals as required
by the State Department of Alcohol and Beverage Control, prior to the sale of alcoholic
beverages in conjunction with this Use Permit.
Business Operation. The applicant shall operate and maintain this use in a manner which is
not objectionable, offensive or incompatible with surrounding uses. Operation of this use in
violation of the Use Permit or City of Campbell or State of California standards, codes and
ordinances shall be grounds for revocation of the Use Permit.
Conditions of Approval - Planning Commission Meeting of June 8, 1999
1875 S. Bascom Ave. - UP 99-02
Page 2
Signs: Any signs to be proposed to be erected on site shall require approval of Sign Permit.
A Sign Permit may be granted upon complete submission of a Sign application and approval
by the Community Development Department, in accordance with the City's Sign Ordinance.
No sign shall be permitted until the application is approved and a permit is issued.
FIRE DEPARTMENT
8. Review of this 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 make application to, and receive from the Building Department all
applicable construction permits.
o
At time of building permit application, the architect shall provide a complete area summary
and show compliance with the California Building Code relative to any area or occupancy
separation and exiting requirements.
PROJECT NARRATIVE
PROPOSED BUCA DI BEPPO
PRUNEYARD CENTER SPACE #155
CAMPBELL, CALIFORNIA
Proposed Use:
Square Footage:
Operations:
Adjacent Uses:
Comments:
Buca di Beppo is a true family style Italian restaurant with full
liquor service. The atmosphere is very festive and brings back
memories of early immigrant restaurants that might have been
found in the 1950's. The portions are large, the service is
friendly and crowding in together is encouraged. It is also
intended that this location will offer a patio dining area in the
walkway and plaza that fronts the proposed location.
The existing space is approximately 8,500 SF and is currently
vacant. This restaurant use will be replacing the former
Martha's restaurant, approximately 8,500 SF located in
another space in the Pruneyard, which has now become
standard retail use.
The first employees arrive on site at approximately 9:30 AM
and the last employees leave around 11:30-Midnight.
Public Hours- Monday thru Saturday 4:00PM to II:00PM
Sunday noon to ll:00PM
There are 25 employees on the highest shift.
This is an in-line space in the Pruneyard Shopping Center
The proposed Buca di Beppo should be very complimentary to
the mix of tenants at The Pruneyard. It is a quality operation
and will be replacing a restaurant of the same size, which
should insure that traffic, parking, utilities and other impacts
will be very small or non-existant.
CITY OF CAMPBELL
Community Development Department · Current Planning
May28,1999
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Planning Commission of the City of Campbell has set the
time of 7:30 p.m., or shortly thereafter, on Tuesday, June 8, 1999, in the City Hall
Council Chambers, 70 North First Street, Campbell, California, for a Public Hearing to
consider the application of Mr. Steve Hale, on behalf of Buca di Beppo Italian Restaurant,
for approval of a Conditional Use Permit (UP 99-02) to allow a general on-sale liquor
license and operational hours after 11 p.m. in conjunction with a new restaurant at 1875
S. Bascom Avenue in a C-2-S (General Commercial) Zoning District. This project is
Categorically Exempt.
Interested persons may appear and be heard at this hearing. Please be advised that if you
challenge the nature of the above project in court, you may be limited to raising only
those issues you or someone else raised at the Public Hearing described in this Notice, or
in written correspondence delivered to the City of Campbell Planning Commission at, or
prior to, the Public Heating. Questions may be addressed to the Community
Development Department at (408) 866-2140.
Decisions of the Planning Commission may be appealed to the City Council. Appeals
must be submitted to the City Clerk in writing within 10 calendar days of an action by the
Commission.
In compliance with the Americans with Disabilities Act, listening assistive devices are
available for all meetings held in the Council Chambers. If you require accommodation,
please contact the Community Development Department at (408) 866-2140, at least one
week in advance of the meeting.
PLANNING COMMISSION
CITY OF CAMPBELL
STEVE PIASECKI
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. UP 99-02
Address: 1875 S. Bascom Avenue
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 - FAX 408.866.8381 · TDD 408.866.2790
PROJECT NARRATIVE
PROPOSED BUCA DI BEPPO
PRUNEYARD CENTER SPACE #155
CAMPBELL, CALIFORNIA
Proposed Use:
Square Footage:
Operations:
Adjacent Uses:
Comments:
Buca di Beppo is a true family style Italian restaurant with full
liquor service. The atmosphere is very festive and brings back
memories of early immigrant restaurants that might have been
found in the 1950's. The portions are large, the service is
friendly and crowding in together is encouraged. It is also
intended that this location will offer a patio dining area in the
walkway and plaza that fronts the proposed location.
The existing space is approximately 8,500 SF and is currently
vacant. This restaurant use will be replacing the former
Martha's restaurant, approximately 8,500 SF located in
another space in the Pruneyard, which has now become
standard retail use.
The first employees arrive on site at approximately 9:30 AM
and the last employees leave around 11:30-Midnight.
Public Hours- Monday thru Saturday 4:00PM to ll:00PM
Sunday noon to ll:00PM
There are 25 employees on the highest shift.
This is an in-line space in the Pruneyard Shopping Center
The proposed Buca di Beppo should be very complimentary to
the mix of tenants at The Pruneyard. It is a quality operation
and will be replacing a restaurant of the same size, which
should insure that traffic, parking, utilities and other impacts
will be very small or non-existant.
~.0¥ ' C A'~t~
CITY OF CAMPBELL
Community Development Department · Current Planning
Mr. Steve Hale
The Stacey Company, Inc.
1048 Peppertree Drive
Fairfield, California 94533
April 15,1999
Review of Pre-application (PA 99-14) to review the establishment of a new restaurant,
Buca di Beppo, at the Pruneyard Shopping Center located at 1875 S. Bascom Avenue
Dear Mr. Hale:
The Community Development Department has reviewed your Pre-application (PA 99-14) to
establish a new restaurant, Buca di Beppo, at the Pruneyard Shopping Center and has
determined that the proposed 8,500 square foot restaurant is a permitted use at the shopping
center. As indicated in a letter sent by the City to the Pruneyard Associates on December 11,
1998, it is understood that the new restaurant will not increase the total number of restaurants
currently permitted by the Master Use Permit (UP 94-19) for the shopping center, given that
the new restaurant will be equivalent in size to the square footage allocated to a former
restaurant tenant space, Martha's, which has now been converted to retail space.
Although the proposed restaurant is a permitted use, please note that establishment of on-sale
general liquor service will require approval of a Conditional Use Permit by the City. A
Conditional Use Permit is a discretionary permit which will require approval by the Planning
Commission through a public hearing process. In addition, any proposed hours of operation
for the restaurant before 6 a.m. and after 11 p.m. and/or live entertainment will require
approval through a Conditional Use Permit. Please find enclosed an application for a
Conditional Use Permit. The fee for a Conditional Use Permit is $1,550. The application
process takes approximately 5-7 weeks from the time the application is submitted to the time
that the application is presented to the Planning Commission.
Upon reviewing the proposed conceptual sign for the restaurant, Planning Staff requests that
additional information be provided for further review that includes the size of the sign, method
of attachment, lighting type, materials and colors. The proposed sign appears to exceed the
allowable sign area for the proposed tenant space per the City's Sign Ordinance (Chapter
21.53.090 (D) of the Campbell Municipal Code). It also appears that the sign may include
animated or moving lights, please note that such animated signs are prohibited by the Sign
Ordinance. Planning Staff recommends that alternative sign designs be proposed for our
review that may be considered more architecturally compatible for the tenant space and in
compliance with the City's Sign Ordinance.
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 . FAX 408.866.8381 · mD 408.866.2790
PA 99-14 - Buca di Beppo
Page 2
With respect to other departmental reviews of the Pre-application, please find attached
additional preliminary comments/conditions from the Central Fire District and the City's
Building Division.
Should you have any questions regarding the above referenced comments and/or the enclosed
attachments, please do not hesitate to contact me at the Community Development Department
at (408) 866-2142.
Sincerely,
Aki R. Irani
Planner I
enclosure
cc: File
CITY OF CAMPBELL
Community Development Department - Current l~lanning
December 11, 1998
Ms. Jeanne Shook-Arterberry
Pruneyard Associates
1999 S. Bascom Avenue, Suite 200
Campbell, CA 95008
Re: Allowable Restaurants at the Pruneyard
Dear Jeanne:
The Master Use Permit (UP 94-19) granted by the Planning Commission established 18
restaurant uses at the Pruneyard. The addition of Buca de Beppo would bring the total number of
restaurants operating at the Pruneyard to 17. Additionally, we recognize that the square footage
allocated for Buca's is equivalent to the space formerly occupied by Martha's.
If you have any questions or comments, please do not hesitate to contact me at (408) 866-2140.
Sincerely,
Planner II
70 North First Street · Campbell, California 95008. 1423 · TEL 408.866.2140 . F^X408.866.8381 - TDD408.866.2790
CITY OF CAMPBELL
Communit7 Development Department · Current Planning
December 1 t, 1998
Ms. Jeanne Shook-Arterberry
Pruneyard Associates
1999 S. Bascom Avenue, Suite 200
Campbell, CA 95008
Re: Allowable Restaurants at the Pruneyard
Dear Jeanne:
The Master Use Permit (UP 94-19) ~anted by the Planning Commission established 18
restaurant uses at the Pruneyard. The addition of Buca de Beppo would bring the total number of
restaurants operating at the Pmneyard to 17. Additionally, we recognize that the square footage
allocated for Buca's is equivalent to the space formerly occupied by Martha's.
If you have any questions or comments, please do not hesitate to contact me at (408) 866-2140.
Sincerely,
~'fGloria Sciara, AICP
Planner II
70 North First Street · Campbell, California 95008. 1423 · TEL 408.866.2140 · FAX 408.866.8381 · TDD 408.866.2790