PC Res 4333 (2)RESOLUTION NO. 4333
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL DETERMINING THAT A NONCONFORMING
USE (LIQUOR ESTABLISHMENT) HAD DISCONTINUED FOR A
CONTINUOUS PERIOD OF SIX-MONTHS (PLN2016-293),
THEREBY LOSING ITS VESTED RIGHT TO CONTINUE
OPERATION ON PROPERTY LOCATED AT 260 E. CAMPBELL
AVENUE.
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 the discontinuation of a
nonconforming use (PLN2016-293): ~
Environmental Finding
1. The project is Categorically Exempt under Section 15321(a) of the California
Environment Quality Act (CEQA), pertaining to enforcement actions by regulatory
agencies to enforce or revoke an entitlement for a use issued, adopted or prescribed by
the regulatory agency.
Evidentiary Findings
2. The project site is located at 260 E. Campbell Avenue, Campbell CA 95008.
3. The project site is located on the south side of E. Campbell Avenue, east of S. Second
Street and west of S. First Street.
4. The subject property is zoned C-3 (Central Commercial) and has a General Plan Land
Use Designation of Central Commercial.
5. The Cardiff Lounge, under different ownership and name, had continuously operated as
a bar in its present location since the 1960's, before the enactment of the current zoning
ordinance.
6. On July 23, 1979, the City Council approved (by minute action) UP 79-16 for 260 and
266 E. Campbell Avenue allowing for the remodel of 266 E. Campbell Avenue.
7. On November 28, 1988, the City Council approved aCity-Initiated zone change of the
Downtown Core Area to C-3, thereby enacting requirements for liquor establishments to
be approved by a Conditional Use Permit.
8. On December 14, 2004, the Planning Commission adopted Resolution No. 3618
approving a Conditional Use Permit to allow late night activities and live entertainment in
association with the existing bar.
9. A bar is defined as a liquor establishment pursuant to CMC21.72.020.L. Definitions, "L.".
and means a retail activity that is primarily devoted to the selling of alcoholic beverages
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Determination of Discontinued Use (PLN2016-293)
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as a stand-alone bar or tavern, or in conjunction with a restaurant or nightclub facility, for
consumption on the premises.
10. The C-3 zoning district requires a Conditional Use Permit to establish a liquor
establishment.
11. While both Use Permits, UP 79-16 and PLN2006-63, serve to acknowledge the
presence of the existing bar, neither serves to establish a Use Permit for the operation of
a liquor establishment.
12. The liquor establishment, therefore, existed as a nonconforming use due to a lack of a
Conditional Use Permit.
13. Between February 26, 2016 and August 26, 2016, the Cardiff Lounge was closed,
ceasing to operate and conduct alcohol sales.
14. While the business owner made efforts to resume operations during this time, whether
or not the business had been open and conducting alcohol sales serves to establish a
`bright-line' for whether the operation of a liquor establishment (by definition) had been
discontinued.
15. Pursuant to CMC 21.10.60.E (Nonconforming uses and structures in the C-3- (Central
Business District) zoning district: Whenever a nonconforming use has been abandoned
or discontinued for a continuous period of six months, the nonconforming use shall not
be reestablished, and the use of the structure and site shall comply with the regulations
for the C-3 zoning district.
16. The City of Campbell lacks a codified definition for what constitutes an `abandoned' or
`discontinued' use.
17. The City of Campbell lacks a codified definition for what constitutes a `month'.
18. Campbell Municipal Code Section 21.72.10 provides that when a word is not defined,
the most common dictionary definition is presumed to be correct.
19. Merriam-Webster defines `Abandoned' as: given up: left empty or unused <abandoned
houses>.
20. Merriam-Webster defines `Discontinue' as: to break the continuity of: cease to operate,
administer, use, produce or take.
21. Merriam-Webster defines `Month' as: a measure of time corresponding nearly to the
period of the moon's revolution and amounting to approximately 4 weeks or 30 days or
'/ z of a year.
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
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Determination of Discontinued Use (PLN2016-293)
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22. Cardiff & Cocktails discontinued operation of the liquor establishment for at least six
months, thereby losing its vested right to continue operation.
THEREFORE, BE IT RESOLVED that the Planning Commission has determined that a
nonconforming use (liquor establishment) had discontinued for a continuous period of six-
months (PLN2016-293), thereby losing its vested right to continue operation at 260 E.
Campbell Avenue, subject to the attached Conditions of Approval (attached Exhibit A).
PASSED AND ADOPTED this 27th day of September, 2016, by the following roll call vote:
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners
ABSTAIN: Commissioners:
Dodd, Hernandez,
Reynolds
Bonhagen, Rich
,None
~;
Kendall, and Young
APPROVED:
ATTEST: `~'
Paul Kermoyan, Secretary
EXHIBIT A
CONDITIONS OF APPROVAL
Determination of Discontinued Use (PLN2016-293)
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
Discontinuation of Use: The Planning Commission determination shall be effective
immediately and the business shall cease and desist operation of a liquor establishment
until such time that a Conditional Use Permit is obtained. Should the business continue
to operate without a permit, the City will assess a $1,000 per day fine until the violation
has been resolved. Please note that failure to comply with this Condition of Approval
may result in further actions, including but not limited to criminal prosecution, civil suits
or administrative proceedings.
2. Sign: The `Open' sign on the front facade shall be removed within fourteen (14)
calendar days. Please be advised that this sign had been installed without the benefit of
a building permit and does not comply with the C-3 (Central Business District) sign
requirements (which prohibit exposed neon lighting).