Loading...
Use Permit - Carrows - 2006May 10, 2006 Ms. Susan Sullivan Carrows Restaurants, Inc. 5780 Fleet Street, Suite 250 Carlsbad, CA 92008 Re: PLN2006-21 - 150 E. Hamilton Avenue - Use Permit - 24 Hour Operation Dear Applicant: Please be advised that at its meeting of May 9, 2006, the Planning Commission adopted Resolution No. 3717 granting a Conditional Use Permit (PLN2006-21) to allow 24-hour operations at the Carrows Restaurant on the above-referenced property. This action is effective in ten calendar days, unless appealed in writing to the City Clerk by 5 p.m. on Friday, May 19, 2006. The time within which judicial review of this action must be sought is governed by Section 1094.6 of the California Code of Civil Procedure, unless another statute (such as California Government Code Section 6500"9 or some other applicable provision) sets forth a more specific time period. If you have any questions, please do not hesitate to contact me at (408) 866-2140. Sincerely, Tim J. Haley Associate Planner cc: Shigeru & June Akiko Tachibana (Property Owners) 12321 Stonebrook Court Los Altos, CA 94022 70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . TOO 408.866.2790 RESOLUTION NO. 3717 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL APPROVING A CONDITIONAL USE PERMIT (PLN2006-21) TO ALLOW EXPANDED OPERATIONAL HOURS TO 24-HOUR OPERATION AT AN EXISTING CARROWS RESTAURANT ON PROPERTY OWNED BY SHIGERU & JUNE AKIKO TACHIBANA, TRUSTEES, LOCATED AT 150 E. HAMILTON AVENUE IN A C-2-S (GENERAL COMMERCIAL) ZONING DISTRICT. APPLICATION OF MS. SUSAN SULLIVAN, ON BEHALF OF CARROWS RESTAURANTS, INC. FILE NO: PLN2006-21. 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 PLN2006-21: 1. The proposed operational hours and late night activities in conjunction with a restaurant are consistent with the General Commercial General Plan land use designation. 2. The proposed operational hours and late night activities for a restaurant will be compatible with the C-2-S (General Commercial) zoning designation with approval of a Conditional Use Permit. 3. The project site consists of a 5,420 square foot restaurant on a .76 acre site that was originally constructed in 1978. 4. The project site is located on the south side of East Hamilton Avenue at the south west corner of N. Third Street and East Hamilton Avenue. The property is surrounded by office uses to the north and south, a restaurant use to the east and office use/residential uses to the west. 5. The proposed project is consistent with other commercial developments and uses in the surrounding area. 6. No exterior modifications to the building are proposed in conjunction with the proposed late night activities. 7. The Police Department has not expressed a concern with the proposed project. 8. The hours of operation shall be restricted to: a) Outdoor activities (e.g. parking lot cleaning, trash pick-up or sweeping and deliveries) shall be limited to 6:00 a.m. to 11 :00 p.m. b) Restaurant operation is permitted on a 24 hour basis. Planning Commission Resolution No. 3717 PLN2006-21 - 150 E. Hamilton Avenue - Use Permit - Carrows Restaurant Page 2 9. The project qualifies as a Categorically Exempt project per Section 15301, Class 1 (Existing Facilities) of the California Environmental Quality Act (CECA). 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. 2. The proposed use is allowed within the applicable zoning district with Conditional Use Permit approval, and complies with all other applicable provisions of this Zoning Code and the Municipal Code. 3. The proposed site is adequate in terms of size and shape to accommodate the fences and walls, landscaping, parking and loading facilities, yards, and other development features required in order to integrate the use with uses in the surrounding area. 4. The proposed site is adequately served by streets of sufficient capacity to carry the kind and quantity of traffic the use would be expected to generate. 5. The design, location, size, and operating characteristics of the proposed use are compatible with the existing and future land uses on-site and in the vicinity of the subject property. 6. The establishment, maintenance, or operation of the proposed use at the location proposed will not be detrimental to the comfort, health, morals, peace, safety, or general welfare of persons residing or working in the neighborhood of the proposed use, or be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City. 7. The establishment a restaurant use on a 24 hour basis will not result in an over concentration of such uses in the area. 8. The establishment of a restaurant on a 24 hour basis will not create a nuisance due to litter, noise, traffic, vandalism, or other factors. 9. The establishment of a restaurant on a twenty-four hour basis will not significantly increase the demand on City services. 10. No substantial evidence has been presented which shows that the project, as currently presented and subject to the required conditions of approval, will have a significant adverse impact on the environment. 11. There is a reasonable relationship and a rough proportionality between the conditions of approval and the impacts of the project. Planning Commission Resolution No. 3717 PLN2006-21 -- 150 E. Hamilton Avenue -- Use Permit - Carrows Restaurant Page 3 THEREFORE, BE IT RESOLVED that the Planning Commission approves a Conditional Use Permit (PLN2006-21) to allow expanded operational hours to 24-hour operation at an existing Carrows Restauarant on property owned by Shigeru & June Akiko Tachibana, Trustees, located at 150 E. Hamilton Avenue in a C-2-S (General Commercial) Zoning District. Where approval by the Director of Community Development, City Engineer, Public Works Director, City Attorney or Fire Department is required, that review shall be for compliance with all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and regulations and accepted engineering practices for the item under review. Additionally, the applicant is hereby notified that he/she is required to comply with all applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to this development and are not herein specified. COMMUNITY DEVELOPMENT DEPARTMENT Planning Division 1. Approved Proiect: Approval is granted for a Conditional Use Permit (PLN2006-21) to allow a restaurant use to be operated on a 24 hr. basis for a restaurant (Carrow's) located at 150 E. Hamilton Avenue. The project shall substantially conform to the plans received by the Planning Division on March 7, 2006, and project description received on March 7, 2006, except as may be modified by the conditions of approval contained herein. 2. Conditional Use Permit Approval Exoiration: The Conditional Use Permit approval shall be valid for one year from the date of final approval. Within this one-year period the use must be established on the property and the conditions of approval satisfied. Failure to meet this deadline will result in the Conditional Use Permit being void. 3. Revocation of Permit: Operation of the use in violation of the Conditional Use Permit or any standards, codes, or ordinances of the City of Campbell shall be grounds for consideration of revocation of the Conditional Use Permit by the Planning Commission. In the event complaints are received by the City regarding noise, the Community Development Director may immediately modify the hours of operation and/or limit the extended hours of operation, subject to the project being brought back to the Planning Commission for review. 4. Business Operational Hours: The hours of operation shall be allowed on a 24 hour basis. Outdoor activities (e.g. parking lot cleaning, trash pick-up or sweeping and deliveries) shall be limited to 6:00 a.m. to 11 :00 p.m. Planning Commission Resolution No. 3717 PLN2006-21 - 150 E. Hamilton Avenue -- Use Permit - Carrows Restaurant Page 4 5. Prooertv Maintenance: The owner/operator of the subject property shall maintain all exterior areas of the business free from graffiti, trash, rubbish, posters and stickers placed on the property. 6. Sianaoe: No signage is approved as part of the development application approved herein. All signage shall be installed and maintained consistent with the provision of the Sign Ordinance, Chapter 21.30 of the Campbell Municipal Code. 7. Location of Mechanical Eauioment: No roof-mounted mechanical equipment (i.e. air conditioning units, ventilation ducts or vents), shall be added to the existing building without providing screening of the mechanical equipment from public view and surrounding properties. The screening material and method shall be architecturally compatible with the building and requires review and approval by the Community Development Director and Building Division prior to installation of such screening. 8. Loiterina: There shall be no loitering allowed outside the business in the rear parking lot or the side parking lot areas. 9. Outdoor Storaae: No outdoor storage is permitted on the subject property. No equipment or materials shall be stored outside the building or within the parking lot. 10. Noise: a. Noise Standard: Any noises, sounds and/or voices, including but not limited to amplified sounds, loud speakers, sounds from audio sound systems, music, door alarm, cleaning equipment and/or public address system, generated by the subject use shall not be audible to a person of normal hearing capacity from any residential property. b. Noise Manaoement: In the event complaints are received by the City regarding noise, the Community Development Director may immediately modify the hours of operation and/or limit the extended hours of operation, subject to the project being brought back to the Planning Commission for review. c. Back Door: The alarm for the back door shall be modified to the satisfaction of the Community Development Director so as not to be heard from the exterior of the restaurant. 11. Trash & Clean Up: Trash and clean up shall not be done in the late evening or early morning hours. All trash and clean up shall be done between 6:00 a.m. and 11 :00 p.m. daily. 12. Parkina and Drivewavs: All parking and driveway areas shall be maintained in compliance with the standards in Chapter 21.28 (Parking & Loading) of the Campbell Municipal Code. Applicant shall provide signing and a restrictive barrier Planning Commission Resolution No. 3717 PLN2006-21 -- 150 E. Hamilton Avenue - Use Permit - Carrows Restaurant Page 5 along the southwesterly portion of the parking area (seven spaces) adjacent to the abutting residential use prohibiting parking between the hours of 11 p.m. to 6 a.m. 13. On-Site Liahtina: The applicant shall provide one new parking lot light adjacent to the Third Street driveway and shall repair and/or replace the existing light fixtures as necessary. Any proposed on-site lighting shall be shielded away from adjacent properties and directed on site. The design and type of lighting fixtures and lighting intensity of any exterior lighting shall be submitted to the Planning Division within 30 days of the Use Permit approval, and reviewed and approved by the Community Development Director. Lighting fixtures shall be of a decorative design to be compatible with the development and shall incorporate energy saving features. The lighting fixtures shall be installed within 45 days of approval of the submitted lighting plan. PASSED AND ADOPTED this 9th day of May, 2006, by the following roll call vote: AYES: Commissioners: Alderete, Doorley, Francois, Gibbons, Rocha and Roseberry None Ebner None NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: APPROVED: ~ ~~~ Bob AJderet, hair ATTEST: 0'-- ---, t ITEM NO.1 ,.\,;~.Of('CA41P~ ~ ~ U !"" o 0 .. .>. 10.. ~ . t. O-'CH""O' CITY OF CAMPBELL. PLANNING COMMISSION Staff Report . May 9, 2006 PLN2006-21 Sullivan, S. Continued Public Hearing to consider the application of Ms. Susan Sullivan, on behalf of Carrows Restaurants, Inc., for a Conditional Use Permit (PLN2006-21) to allow expanded operational hours to 24-hour operation for an existing Carrows Restaurant on property owned by Shigeru & June Akiko Tachibana, Trustees, located at 150 E. Hamilton Avenue in a C-2-S (General Commercial) Zoning District. STAFF RECOMMENDATION That the Planning Commission take the following action: 1. Adopt a Resolution, incorporating the attached findings, approving a Conditional Use Permit (PLN2006-21) to allow a twenty-four hour restaurant (Carrow's) on the subject property, subject to the attached conditions of approval. ENVIRONMENTAL DETERMINATION Staff recommends that the Planning Commission find that this project is Categorically Exempt under Section 15301, Class 1 of the California Environmental Quality Act (CEQA), pertaining to minor alterations to existing private structures. BACKGROUND This application was continued from the previous Planning Commission meeting of April 25, 2006, so that the applicant or their representative could be present to respond to recommended conditions of approval addressing restricted parking and noise concerns of the adjacent residential uses. Staff has recommended condition of approval No. 12 that requires signage and restrictive barriers to the seven parking spaces in the southwestern portion of the parking area between (10 p.m. and 6 a.m.) which are adjacent to residential uses. PROJECT DATA Net Lot Area: 33,345 square feet (0.76 acres) Site Utilization: Building Coverage: Landscape Coverage: Paving Coverage: 5,420 square feet (16.2 %) 10,125 square feet (30.4%) 17,800 square feet (53.4%) Proposed Hours of Operation: 24 hours daily --, Staff Report ~ Planning Cl,uilllission Meeting of May 9, 2006 PLN2006-21 ~ 150 E. Hamilton Avenue Page 2 of4 Approved Seating: 140 seats Parking: 58 Parking Spaces or 2.4 spaces per seat. Surrounding Uses: North: South: East: West: Commercial/Office Commercial/Office Commercial/Restaurant Commercial/ Office and Residential DISCUSSION Applicant's Proposal: The applicant is requesting approval of a Conditional Use Permit to allow the continued use of an existing restaurant on a 24 hour basis. Project Location: The project site is located on the south side of East Hamilton A venue at the southwest comer of North Third Street and East Hamilton Avenue. The property is surrounded by the following use: North: South: East: West: Commercial/Office Commercial/Office Commercial/Restaurant Commercial/ Office and Residential Background: On April 3, 2001, the City Council adopted Ordinance No. 2002, which is intended to eliminate non-permitted late night uses. The ordinance requires businesses in the City's commercial zoning districts to obtain a Conditional Use Permit to operate between 11 :00 p.m. and 6:00 a.m. Even businesses that were previously "grand fathered" are required to comply with the standard hours of operation or obtain a Conditional Use Permit from the Planning Commission for late night operations. In February 2006, the City received a complaint regarding late night noise in the parking area adjacent to the service area of this restaurant. Subsequent to an investigation of this complaint, staff notified the business owner of the need to obtain a Conditional Use Permit. The subject property is currently developed with a single-story restaurant that was constructed in approximately 1978. The Carrow's Restaurant has operated on a 24 hour basis at this site since 1986. ANALYSIS General Plan Designation: The General Plan land use designation for the project site is General Commercial. The proposed restaurant use is consistent with this land use designation. Zoning Designation: The zoning designation for the project site is C-2-S (General Commercial). The C-2-S Zoning District allows a restaurant use as a permitted use and requires that late night businesses obtain a Conditional Use Permit. The proposed project would be consistent with the Zoning Ordinance with approval of a Conditional Use Permit. Staff Report ~ Planning C0..1mission Meeting of May 9, 2006 PLN2006-21 ~ 150 E. Hamilton Avenue Page 3 of4 24 Hour Activities: The applicant is requesting approval to operate the restaurant daily on a 24 hour basis. Staff finds the restaurant hours are reasonable for a general service type of restaurant that is situated on an arterial street and is not in close proximity to sensitive land uses such as residences. Staff is recommending a condition of approval that restricts outdoor activities (e.g. cleaning activities and deliveries) to 6 a.m. to 11 p.m. No outdoor seating is proposed nor is any outdoor seating permitted with this request. A condition of approval has been added that allows for review of the Conditional Use Permit by the Planning Commission if verified complaints are received by the City. If staff is unable to immediately resolve the matter with the business owner/operator, the Community Development Director may immediately modify the hours of operation and/or limit the extended hours of operation, subject to the project being brought back to the Planning Commission for review. Parking: Pursuant to the Campbell Parking and Loading Ordinance, one parking space is required for each three seats for a restaurant use. The approved building has 140 seats and yields a parking requirement of 47 parking spaces. The current parking configuration provides 58 parking spaces (55 standard/compact, 3 accessible). Landscaping: Approximately 30 percent of the project site is landscaped. A minimum of 10 percent is required by the Zoning Ordinance. Lighting: No changes to the exterior lighting are proposed. Staff, however, is recommending that a parking lot light standard adjacent to the Third Street driveway be replaced in that it appears to have been removed. Exterior Modifications: No exterior modifications to the building or project site are proposed in conjunction with the late night operations request. Police Department Review: The Campbell Police Department has reviewed the application and has no concerns or objections to the proposed 24 hour operation. Site and Architectural Review Committee: The Site and Architectural Review Committee did not review this application, as there are no proposed changes to the exterior of the building or site configuration. Staff Report - Planning COhlmission Meeting of May 9, 2006 PLN2006-21 - 150 E. Hamilton Avenue Attachments: 1. Findings for Approval of File No. PLN2006-21 2. Conditions of Approval for File No. PLN2006-21 3. Applicant's Business Description 4. Exhibits 5. Location Map Prepared by: Approved by: Page 4 of4 Attachment # 1 FINDINGS FOR APPROVAL OF FILE NO. PLN2006-21 SITE ADDRESS: APPLICANT: P.C. MEETING: 150 E. Hamilton Avenue Susan Sullivan, on behalf of Carrow's Restaurants May 9, 2006 Findings for approval of a Conditional Use Permit to allow late night operational hours for a 24 hour restaurant on property located at 150 E. Hamilton Avenue. The Planning Commission finds as follows with regard to file number PLN2006-21: 1. The proposed operational hours and late night activities in conjunction with a restaurant are consistent with the General Commercial General Plan land use designation. 2. The proposed operational hours and late night activities for a restaurant will be compatible with the C-2-S (General Commercial) zoning designation with approval of a Conditional Use Permit. 3. The project site consists of a 5,420 square foot restaurant on a .76 acre site that was originally constructed in 1978. 4. The project site is located on the south side of East Hamilton A venue at the south west comer ofN. Third Street and East Hamilton Avenue. The property is surrounded by office uses to the north and south, a restaurant use to the east and office use/residential uses to the west. 5. The proposed project is consistent with other commercial developments and uses in the surrounding area. 6. No exterior modifications to the building are proposed in conjunction with the proposed late night activities. 7. The Police Department has not expressed a concern with the proposed project. 8. The hours of operation shall be restricted to: a) Outdoor activities (e.g. parking lot cleaning, trash pick-up or sweeping and deliveries) shall be limited to 6:00 a.m. to 11 :00 p.m. b) Restaurant operation is permitted on a 24 hour basis. 9. The project qualifies as a Categorically Exempt project per Section 15301, Class 1 (Existing Facilities) of the California Environmental Quality Act (CEQA). Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed project is consistent with the General Plan. Attachment # 1 Page 2 of2 2. The proposed use is allowed within the applicable zoning district with Conditional Use Permit approval, and complies with all other applicable provisions of this Zoning Code and the Municipal Code. 3. The proposed site is adequate in tenns of size and shape to accommodate the fences and walls, landscaping, parking and loading facilities, yards, and other development features required in order to integrate the use with uses in the surrounding area. 4. The proposed site is adequately served by streets of sufficient capacity to carry the kind and quantity of traffic the use would be expected to generate. 5. The design, location, size, and operating characteristics of the proposed use are compatible with the existing and future land uses on-site and in the vicinity of the subject property. 6. The establishment, maintenance, or operation of the proposed use at the location proposed will not be detrimental to the comfort, health, morals, peace, safety, or general welfare of persons residing or working in the neighborhood of the proposed use, or be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City. 7. The establishment a restaurant use on a 24 hour basis will not result in an over concentration of such uses in the area. 8. The establishment of a restaurant on a 24 hour basis will not create a nuisance due to litter, noise, traffic, vandalism, or other factors. 9. The establishment of a restaurant on a twenty-four hour basis will not significantly increase the demand on City services. 10. No substantial evidence has been presented which shows that the project, as currently presented and subject to the required conditions of approval, will have a significant adverse impact on the environment. 11. There is a reasonable relationship and a rough proportionality between the conditions of approval and the impacts of the project. Attachment #2 revised CONDITIONS OF APPROVAL FOR FILE NO. PLN2006-21 SITE ADDRESS: APPLICANT: P.C. MEETING: 150 E. Hamilton Avenue Susan Sullivan, on behalf of Carrow's Restaurants, Inc. April 25, 2006 The applicant is hereby notified, as part of this application, that he/she is required to meet the following conditions in accordance with the ordinances of the City of Campbell and the State of California. Where approval by the Community Development Director, City Engineer, Public Works Director, City Attorney, or Fire Department is required, that review shall be for compliance with all applicable Conditions of Approval, adopted policies and guidelines, ordinances, laws and regulations, and accepted engineering practices for the item under review. Additionally, the applicant is hereby notified that he/she is required to comply with all applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to this development and are not herein specified: COMMUNITY DEVELOPMENT DEPARTMENT Planning Division 1. Approved Proiect: Approval is granted for a Conditional Use Permit (PLN2006-21) to allow a restaurant use to be operated on a 24 hr. basis for a restaurant (Carrow's) located at 150 E. Hamilton A venue. The project shall substantially conform to the plans received by the Planning Division on March 7, 2006, and project description received on March 7, 2006, except as may be modified by the conditions of approval contained herein. 2. Conditional Use Permit Approval Expiration: The Conditional Use Permit approval shall be valid for one year from the date of final approval. Within this one-year period the use must be established on the property and the conditions of approval satisfied. Failure to meet this deadline will result in the Conditional Use Permit being void. 3. Revocation of Permit: Operation of the use in violation of the Conditional Use Permit or any standards, codes, or ordinances of the City of Campbell shall be grounds for consideration of revocation of the Conditional Use Permit by the Planning Commission. In the event complaints are received by the City regarding noise, the Community Development Director may immediately modify the hours of operation and/or limit the extended hours of operation, subject to the project being brought back to the Planning Commission for review. 4. Business Operational Hours: The hours of operation shall be allowed on a 24 hour basis. Outdoor activities (e.g. parking lot cleaning, trash pick-up or sweeping and deliveries) shall be limited to 6:00 a.m. to 11 :00 p.m. 5. Property Maintenance: The owner/operator of the subject property shall maintain all exterior areas of the business free from graffiti, trash, rubbish, posters and stickers placed on the property. Attachment #2 Page 2 of3 6. Signage: No signage is approved as part of the development application approved herein. All signage shall be installed and maintained consistent with the provision of the Sign Ordinance, Chapter 21.30 of the Campbell Municipal Code. 7. Location of Mechanical Equipment: No roof-mounted mechanical equipment (Le. air conditioning units, ventilation ducts or vents), shall be added to the existing building without providing screening of the mechanical equipment from public view and surrounding properties. The screening material and method shall be architecturally compatible with the building and requires review and approval by the Community Development Director and Building Division prior to installation of such screening. 8. Loitering: There shall be no loitering allowed outside the business in the rear parking lot or the side parking lot areas. 9. Outdoor Storage: No outdoor storage is permitted on the subject property. No equipment or materials shall be stored outside the building or within the parking lot. 10. Noise: a. Noise Standard: Any noises, sounds and/or voices, including but not limited to amplified sounds, loud speakers, sounds from audio sound systems, music, and/or public address system, generated by the subject use shall not be audible to a person of normal hearing capacity from any residential property. b. Noise Management: In the event complaints are received by the City regarding noise, the Community Development Director may immediately modify the hours of operation and/or limit the extended hours of operation, subject to the project being brought back to the Planning Commission for review. c. Back Door: The back door to the business leading to the rear parking area shall be closed at all times during business hours. 11. Trash & Clean Up: Trash and clean up shall not be done in the late evening or early morning hours. All trash and clean up shall be done between 6:00 a.m. and 11 :00 p.m. daily. 12. Parking and Driveways: All parking and driveway areas shall be maintained in compliance with the standards in Chapter 21.28 (Parking & Loading) of the Campbell Municipal Code. Applicant shall provide signing and a restrictive barrier along the southwesterly portion 0/ the parking area (seven spaces) adjacent to the abutting residential use prohibiting parking between the hours 0/10 p.m. to 6 a.m. 13. On-Site Lighting: The applicant shall provide one new parking lot light adjacent to the Third Street driveway and shall repair and/or replace the existing light fixtures as necessary. Any proposed on-site lighting shall be shielded away from adjacent properties and directed on site. The design and type of lighting fixtures and lighting intensity of any exterior lighting shall be submitted to the Planning Division within 30 days of the Use Permit approval, and reviewed and approved by the Community Development Director. Lighting fixtures shall be of a decorative design to be compatible with the development and shall incorporate energy saving Attachment #2 Page 3 of3 features. The lighting fixtures shall be installed within 45 days of approval of the submitted lighting plan. Attachment #3 A TT ACHMENT TO USE PERMIT APPLICA nON CARROWS RESTAURANTS, INC. 150 E. HAMILTON AVENUE CAMPBELL, CALIFORNIA The use being requested under the above title application is to amend the hours of operation for an existing restaurant to twenty-four hours per day, seven days per week. Carrows Restaurants, Inc. has continually occupied the property and operated thereon its Carrows restaurant since 1986. The Carrows restaurant concept is that of a family restaurant serving breakfast, lunch and dinner. The patrons frequenting Carrows are families with small children and married couples. To allow the operation of the concept on a twenty-four hour basis will not impact traffic as the restaurant is frequented by the neighboring community nor will it generate additional noise for this same reason.