PC Res 4345RESOLUTION NO. 4345
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A CONDITIONAL USE PERMIT
(PLN2016-320) AND A MODIFICATION (PLN2016-321) TO A
PREVIOUSLY-APPROVED ADMINISTRATIVE PLANNED
DEVELOPMENT PERMIT (PLN2006-71) TO ALLOW BEER AND
WINE SERVICE ("LIQUOR ESTABLISHMENT") IN CONJUNCTION
WITH AN EXISTING RESTAURANT ON PROPERTY LOCATED AT
533 E. CAMPBELL AVENUE IN THE P-D (PLANNED
DEVELOPMENT) ZONING DISTRICT. FILE NO.: PLN2016-320/321
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 file number PLN20160-320/321:
1. The project site is a 1.4 acre shopping center commonly known as Lloyd Square,
located along East Campbell Avenue between Foot and Page Streets, consisting of a
12,600 square-foot building towards the rear and a smaller 5,000 square-foot building at
the southwest corner of the site, improved with 86 parking stalls.
2. The project site is also within the boundaries of the East Campbell Avenue Master Plan.
3. The East Campbell Avenue Master Plan specifies that allowable land uses are the
same as those allowed within the Historic Downtown core (i.e., within the C-3 Zoning
District), with a specific emphasis on retail and restaurants on the ground floor:
In general, the vision for this Plan area shall be ground floor retail/restaurant, with upper floor
residential/office. It is expected that a variety of ground floor retail businesses and eating
establishments shall be maintained to achieve a balanced and distinctive pedestrian-oriented
experience, without an overconcentration of any one type of use. [Pg. 30]
4. The Proposed Project is an application for a Conditional Use Permit (PLN2016-320)
and a Modification (PLN2016-321) to apreviously-approved Administrative Planned
Development Permit (PLN2006-71) to allow beer and wine service ("liquor
establishment") in conjunction with an existing restaurant.
5. Pursuant to the East Campbell Avenue Master Plan, a restaurant is an allowable land
use subject to approval of an Administrative Planned Development Permit, except that
alcohol service shall require approval of a Conditional Use permit
6. The approval of a Conditional Use Permit incorporates applicable operational
standards of the Downtown Alcohol Beverage Policy. J
7. Alcohol beverage service in the restaurant shall be ancillary and subordinate to the
primary purpose of serving food.
8. Policies found within the Campbell General Plan and Downtown Campbell "
Development Plan articulate a desire to promote and enhance a downtown
environment that provides a desirable balance of land uses including shopping,
Planning Commission Resolution No. 4345 Page 2
PLN2016-320/321 -Conditional Use Permit /Mod. to Admin. P-D Permit
533 E. Campbell Avenue
services, and entertainment. This vision is evidenced in policies that encourage a mix
of day and evening activities, a distinctive retail presence, a diversity of eating
establishments, support for neighborhood-serving businesses, and protection of
surrounding residential neighborhoods.
9. The over-concentration of late night alcohol serving establishments within a compact
downtown district can create a cumulative impact that overwhelms the area creating an
undesirable result such as drunk in public, vandalism, and disorderly conduct.
10.Alcohol beverage service in the restaurant shall be ancillary and subordinate to the
primary purpose of serving food.
11.A public closing time of 10:00 PM for the restaurant is appropriate to ensure that
alcohol service remains ancillary to food service and therefore would not result in an
overconcentration of alcohol-serving (liquor) establishments.
Based upon the foregoing findings of fact, the City Council further finds and concludes
that:
1. 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 Campbell Municipal Code;
2. The proposed use is consistent with the General Plan;
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 will be consistent with the Campbell Downtown Alcohol Policy;
8. As conditioned, the establishment will not result in an over-concentration of these uses
in the surrounding area;
9. As conditioned, the establishment will not create a nuisance due to litter, noise,, traffic,
vandalism, or other factors;
Planning Commission Resolution No. 4345 Page 3
PLN2016-320/321, -Conditional Use Permit /Mod: to Admin. P-D Permit
533 E. Campbell Avenue
10.As conditioned, the establishment will not significantly disturb the peace and enjoyment
of the nearby residential neighborhood;
11.As conditioned, the establishment will not significantly increase the demand on city
services;
12. The proposed development or uses clearly would result in a more desirable
environment and use of land than would be possible under any other zoning district
classification;
13. The proposed development would be compatible with the general plan and will aid in
the harmonious development of the immediate area;
14. The proposed development would not be detrimental to the health, safety or welfare of
the neighborhood or of the city as a whole; and
15.The project is Categorically Exempt under Section 15060(c)(2) of the California
Environment Quality Act (CEQA), pertaining to activities that will not result in a direct or
reasonably foreseeable indirect physical change to the environment.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Conditional
Use Permit (PLN2016-320) and a Modification (PLN2016-321) to apreviously-approved
Administrative Planned Development Permit (PLN2006-71) to allow beer and wine service
("liquor establishment") in conjunction with an existing restaurant ,subject to the attached
Conditions of Approval (attached Exhibit A).
PASSED AND ADOPTED this 17th day of November, 2016, by the following roll call vote:
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners:
ABSTAIN: Commissioners:
Dodd, Hernandez, Young, Rich and Kendall
Reynolds
APPROVED:
is Dodd, Chair
ATTEST:
Paul Rermdyan, Secretary
Exhibit A
CONDITIONS OF APPROVAL
Conditional Use Permit (PLN2016-320/321)
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 Project: Approval is granted for a Conditional Use Permit (PLN2016-320) and
a Modification (PLN2016-321) to a previously-approved Administrative Planned
Development Permit (PLN2006-71) to allow beer and wine service ("liquor
establishment") in conjunction with an existing restaurant on property located at 533 E.
Campbell Avenue. The project shall substantially conform to the project plans and
revised project description stamped as received by the Planning Division on October 6,
2016, respectively, except as may be modified by the conditions of approval contained
herein.
1. Approval Expiration: The Approval granted herein shall be valid for one year from the
effective date of Planning Commission action. Within this one-year period a Type 41 (On-
Sale Beer and Wine for Bona Fide Public Eating Place) license from the Department of
Alcoholic Beverage Control (ABC) must be .secured. Failure to meet this deadline will
result in the Approval being rendered void. Once established, this Approval shall be valid
in perpetuity on the property, subject to continued maintenance of the Type 41 License.
Discontinuation of alcohol service fora continuous period of twelve months, as
evidenced by surrender or revocation of the ABC license, shall void the Approval. If this
Approval expires or is voided, operation of ,the restaurant shall revert back to the
original Administrative Planned Development Permit (PLN2006-171) as approved by
the Community Development Director on January 2, 2007.
2. Previous Conditions of Approval: Upon the effective date of this Approval, the previously
approved Conditions of Approval provided in Community Development Director's
January 2, 2007 approval of an Administrative Planned Development Permit
(PLN2006-171) shall be void and shall permanently be superseded in their entirety by the
Conditions of Approval specified herein, except as noted by Condition No. 2.
3. Operational Standards: Consistent with Downtown Alcohol Beverage Policy and other
City standards, any restaurant operating pursuant to the Conditional Use Permit
approved herein shall conform to the following operational standards.
a. Restaurant Seating/Patron Occupancy: Total indoor patron occupancy shall
be limited to 39 seated persons, subject to the maximum occupancy capacities
of certain rooms as determined by the California Building Code (CBC). At no
time shall there be more than 39 patrons within the establishment, excluding
r
Conditions of Approval Page 2
PLN2016-320/321 ~ 533 E. Campbell Ave.
those waiting for service. It is the responsibility of the business owner to provide
adequate entrance controls to ensure that patron occupancy is not exceeded.
Maximum Occupancy signs shall be posted conspicuously within the premises.
b. Bar Area Seating: No bar area, as defined by the Campbell Municipal Code, is
permitted in association with the restaurant.
c. Floor Plan: All chairs and tables shall consistent of standard-height furniture
(i.e., not "high-top"). All tables and chairs shall be placed in such a manner to
allow sufficient area for dining and shall not be stacked or removed from the
dining area or placed outside. At no time shall the seating be reconfigured to
created large open spaces for patrons to congregate, dance, drink, or socialize.
d. Hours of Operation: Hours of operation shall be as follows. By the end of
'Business Hours' all patrons shall have exited the restaurant. By the end of the
'Operational Hours' all employees shall be off the premises.
• Business Hours 10:00 AM - 10:00 PM, Sunday -Saturday
• Operational Hours 8:00 AM - 11:00 PM, Sunday -Saturday
e. Food Service: Full menu food service shall be provided at all times during the
Business Hours (i.e., the kitchen shall not be closed).
f. Live Entertainment: No live entertainment is permitted as part of this Approval,
including live music, disc jockey, karaoke, and dancing. Future requests for live
entertainment shall require approval by the Planning Commission.
g. Alcohol Beverage Service: Alcohol beverage service shall only be allowed in
conjunction with food service.
h. Outdoor Seating: Outdoor seating is not permitted by this Approval.
Loitering: There shall be no loitering allowed outside the business. The
business owner is responsible for monitoring the premises to prevent loitering.
Noise: Unreasonable levels of noise, 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 establishment shall not
be audible to a person of normal hearing capacity from any residential property.
In the event verified complaints are received by the City regarding such
unreasonable noise, the Community Development Director may immediately
modify the business hours/hours of operation, subject to the project being
brought back to the Planning Commission for review.
k. Smoking: "No Smoking" signs shall be posted on the premises in compliance
with CMC 6.11.060.
Conditions of Approval
PLN2016-320/321 ~ 533 E. Campbell Ave.
Page 3
Trash & Clean Up: All trash, normal clean up, carpet cleaning, etc. shall occur
during the approved `Operational Hours'. Refuse and recycling receptacles shall
be kept within the enclosure except during collection in compliance with Chapter
6.04 of the Campbell Municipal Code.
m. Liquor License: The applicant shall obtain and maintain in good standing a
Type 41 (On-Sale Beer and Wine for Bona Fide Public Eating Place) license
from the State Department of Alcoholic Beverage Control for the sale of beer
and wine beverages in conjunction and restaurant. The license shall include the
Business Hour restrictions consistent with the Conditional Use Permit approved
herein. A copy of the issued license shall be provided to the Community
Development Department prior to issuance of a Business License.
n. Employee Training: The establishment shall use an employee training manual
that addresses alcoholic beverage service consistent with the standards of the
California Restaurant Association and the Department of Alcoholic Beverage
Control.
o. Designated Driver Program: The establishment shall maintain and actively
promote a designated driver program (e.g., complimentary non-alcoholic
beverages for designated drivers), including posting in a conspicuous place
contact information for local designated driver services.
p. Taxicab Service: The establishment shall post in a conspicuous place the
telephone numbers of local taxicab services.
q. Outdoor Activity: Other than outdoor seating as permitted by an Outdoor
Seating Permit, no outdoor activity (e.g., cooking) is permitted in association with
the establishment.
4. Revocation of Permit: Operation of tr
to the Approval granted herein is
21.68.040 of the Campbell Municipal
body to modify or revoke a land use
has become a nuisance to the City's
the Conditional Use Permit or any
Campbell.
~e restaurant with beer and wine service pursuant
subject to Sections 21.68.020, 21.68.030 and
Code authorizing the appropriate decision making
permit if it is determined that the sale of alcohol
public health, safety or welfare or for violation of
standards, codes, or ordinances of the City of
At the discretion of the Community Development Director, if the establishment
generates three (3) verifiable complaints related to violations of conditions of approval
and/or related to the service of alcohol within a six (6) month period, a public hearing
before the Planning Commission may be scheduled to consider modifying conditions of
approval or revoking the Conditional Use Permit. The Community Development
Director may commence proceedings for the revocation or modification of use permits
upon the occurrence of less than three (3) complaints if the Community Development
Director determines that the alleged violation warrants such an action. In exercising this
authority, the decision making body may consider the following factors, among others:
Conditions of Approval Page 4
PLN2016-320/321 ~ 533 E. Campbell Ave.
a. The number and types of Police Department calls for service at or near the
establishment that are reasonably determined to be a direct result of patrons
actions;
b. The number of complaints received from residents, business owners and other
citizens concerning the operation of an establishment,
c. The number of arrests for alcohol, drug, disturbing the peace, fighting and public
nuisance violations associated with an establishment;
d. The number and kinds of complaints received from the State Alcoholic Beverage
Control office and the County Health Department; and
e. Violation of conditions of approval.