PC Res 4697RESOLUTION NO. 4697
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF CAMPBELL GRANTING APPROVAL OF A CONDITIONAL USE
PERMIT WITH SITE AND ARCHITECTURAL REVIEW TO ALLOW
CONSTRUCTION OF AN APPROXIMATELY 3,100 SQUARE-FOOT TWO-
LEVEL COMMERCIAL BUILDING WITH A ROOFTOP DECK INCLUDING
A PREFAB KITCHEN MODULE, A GROUND-LEVEL PATIO BOUNDED BY
A 6-FOOT FENCE, AND THE ASSOCIATED REALIGNMENT OF THE
CIVIC CENTER DRIVE CURB-LINE TO ACCOMMODATE REFUSE
PICKUP AND DELIVERIES; AND TO ALLOW USE OF THE PROPERTY
AS A LIQUOR ESTABLISHMENT ("TAPROOM") INCLUSIVE OF ON-SITE
BEER AND WINE BEVERAGE SERVICE WITH INCIDENTAL OFF-SITE
SALES, ANCILLARY LIVE ENTERTAINMENT, AND LATE NIGHT
ACTIVITIES (STAFF CLOSING/CLEAN-UP AFTER 11:00 PM AND
BEFORE 6:00 AM); AND A TREE REMOVAL PERMIT TO ALLOW
REMOVAL OF A 12-INCH TREE, ON PROPERTY LOCATED AT 48 CIVIC
CENTER DRIVE. FILE NO.: PLN-2023-59.
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 did find as follows with regard to application PLN-2023-59:
1. The Project Site is an approximately 4,500 square-foot parcel located in Downtown
Campbell along Civic Center Drive, between Central and Harison Avenues.
2. The Project Site is within the Central Business Mixed-Use (CB-MU) Zoning District as
shown on the Campbell Zoning Map.
3. The Project Site is designated Central Business Mixed-Use as shown on the Campbell
General Plan Map
4. The Project Site is also within the boundary of and subject to the Campbell Downtown
Development Plan.
5. The Proposed Project is an application for a Conditional Use Permit with Site and
Architectural Review to allow construction of an approximately 3,100 square-foot two-
level commercial building with a rooftop deck including a prefab kitchen module, a
ground-level patio bounded by a 6-foot fence, and the associated realignment of the Civic
Center Drive curb-line to accommodate refuse pickup and deliveries; and establishment
of a "taproom" inclusive of on-site beer and wine beverage service with incidental off-site
sales, ancillary food service, and live entertainment, with a 11:00 PM daily public closing
time.
6. The specific conditional uses of the Proposed Project include a (1) Liquor Establishment
("taproom"), (2) Late Night Activities (staff closing/clean-up after 11:00 PM and before
6:00 AM), and (3) a Dancing and/or Live Entertainment Establishment (ancillary live
entertainment), which all may be allowed by approval of Conditional Use Permit in the
CB-MU Zoning District.
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7. In accordance with the definition below, the proposed "taproom," being a land use that
would principally include the provision of beer and wine beverages for on-site
consumption with ancillary food service, constitutes a Liquor Establishment.
"Liquor establishments" means a retail activity that is primarily devoted to the selling of alcoholic
beverages as a stand-alone bar or tavern, or in conjunction with a restaurant or nightclub facility, for
consumption on the premises.
8. The proposed "taproom" includes public business hours of 6:00 AM to 11:00 PM with
staff-clean-up activity one hour before (5:00 AM) and after (12:00 AM), which renders
the proposal a Late-Night Activity, as per the definition, below:
"Late night activities" means land use activities operating between the hours of 11:00 p.m. and 6:00
a.m., including, but not limited to, the provision of goods and services to the public and all ancillary
activities such as property maintenance, janitorial services, street and parking lot sweeping, deliveries,
and similar activities. "Late night activities" do not include the lawful, reasonable and customary use
of residential uses or professional offices in a manner that does not interfere with the reasonable use
and enjoyment of other properties.
9. The proposed "taproom" would "host local musicians to provide casual background
music," constituting a Dancing and/or Live Entertainment Establishment, as per the
definition, below:
"Dancing and/or live entertainment establishment" means a commercial facility that offers a venue
intended to allow patrons to dance and/or listen to live entertainment, as defined by Section
5.24.010(b). Does not include non-commercial expressive activity protected by the United States or
California constitutions or the listening of recorded music without a dancing venue.
10. The incidental sale of alcoholic beverage for off-site consumption does not constitute a
Liquor Store, in that the proposed "taproom" would not be "primarily devoted to the selling
of alcoholic beverages, including beer and wine, for consumption off the premises," as
per the definition, below, such that the special use provisions provided in CMC Section
21.36.110 do not apply. This determination is consistent with the prior Planning
Commission approval of Conditional Use Permit PLN2013-133, approved by Resolution
No. 4108 for 193. E. Campbell Avenue.
"Liquor stores" means a retail activity that is primarily devoted to the selling of
alcoholic beverages, including beer and wine, for consumption off the premises.
Liquor stores shall comply with the provisions of Section 21.36.110.
11. The City's new General Plan and revised Zoning Code went into effect on June 2, 2023.
New Campbell Municipal Code (CMC) Section 21.030.050 provides a limited "safe
harbor" provision for applications submitted prior to this date, indicating that they "may
be carried out, or extended, in accordance with the development standards and
permitting procedures in effect at the time of project submittal…" This application was
received by the City on May 22, 2023, and therefore is evaluated under the provisions of
the Zoning Code prior to the recent update.
12. The City Council adopted the Downtown Alcohol Beverage Policy, consistent with the
goals and strategies of the Campbell General Plan and Downtown Development Plan.
Conformance to the provisions of the Downtown Alcohol Beverage Policy is the basis by
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which the City reviews new and modified applications for alcohol beverage service. The
Policy sets forth limitations to the hours of operation, amount of bar area seating, and
alcohol beverage service that are necessary to protect the public health, safety and
welfare.
13. The Downtown Alcohol Beverage Policy "strong discourages" new stand-alone bars,
including "nightclubs, ultra-lounges or similar establishments typically offering live
entertainment and late night alcohol service." However, the Policy makes allowance to
permit "wine bars" and "wine tasting establishments" that close at 11:00 PM.
14. The proposed "taproom" is materially similar to a "wine bar" in that a "taproom" also
offers a variety of beverage options from multiple producers in range of serving sizes.
Additionally, in keeping with the generally understood concept of a "wine bar", where
food is offered to accentuate the beverage experience, the proposed "taproom" would
include food preparation facilities, allowing it to be licensed under a "Type 41" license
(On-Sale Beer & Wine – Eating Place) or "Type 40" license (On-Sale Beer Only), both
of which require provision of food.
15. Based on the aforementioned similarities, a "taproom" may be considered similar to a
"wine bar" room pursuant to CMC 21.020.010.F.1, and therefore allowable under the
Downtown Alcohol Beverage Policy. This determination is consistent with the prior
Planning Commission approval of Conditional Use Permit PLN2019-67, approved by
Resolution No. 4514 for 469 E. Campbell Avenue, which found that a "brewery-tasting
room" was materially similar to a "wine tasting establishment" under the Downtown
Alcohol Beverage Policy.
16. Although the Downtown Alcohol Beverage Policy does not provide specific guidance
regarding live entertainment or outdoor seating relative to "wine bars," the prior Planning
Commission approval of Conditional Use Permit PLN2012-205, approved by Resolution
No. 4091 for 234 E. Campbell Avenue, determined that these elements were permissible
for a "wine bar". This determination would also extend to the proposed "taproom" as a
comparable use to a "wine bar" under the Downtown Alcohol Beverage Policy.
17. A public closing time of 11:00 PM for the proposed "taproom" is consistent with the
Downtown Alcohol Beverage Policy provisions for "wine bars" and "wine tasting
establishments".
18. A prohibition on an age restriction, requiring that minors be permitted within the
establishment at all times that the business is open to the public, is consistent with the
purpose and intent of the Downtown Alcohol Beverage Policy, and would be conducive
to a "family friend" environment.
19. The overconcentration 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.
20. For purposes of its overconcentration analysis, the Planning Commission recognizes the
"special planning areas" as mapped by General Plan Figure LU-2, including the
Downtown Development Plan.
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21. Approval of the Proposed Project would result in 29 alcohol-serving establishments in
the Downtown Development Plan area or approximately 1.31 establishments per acre,
comparable to the Pruneyard Shopping Center, which is permitted 25 alcohol-serving
establishments or approximately one per acre, pursuant to its Master Use Permit.
22. Prior overconcentration analyses in Downtown Campbell excluded the Civic Center, as
well as other areas of the Downtown Development Plan boundary that overlap with other
area/master plan boundaries. However, with adoption of the new General Plan, all of the
plan boundaries have now been "officially" established such that this and future analysis
will refer to the boundaries as mapped by Figure LU-2 (Special Planning Areas).
23. The Downtown Alcohol Beverage Policy provides that all Conditional Use Permits issued
to establishments for alcoholic beverage service on-site are subject to Sections
21.68.020, 21.68.030 and 21.68.040 of the Campbell Municipal Code authorizing the
appropriate decision-making body to modify or revoke a Conditional Use Permit if it is
determined that the sale of alcohol has become a nuisance to the City's public health,
safety or welfare.
24. As conditioned, live entertainment would cease at 10:00 PM on Friday and Saturday and
9:00 PM the remainder of the week and would remain an ancillary element of the
"taproom" through operational controls, such as a prohibition of a cover charge. Although
the Downtown Alcohol Beverage Policy allows live entertainment until 11:00 PM, the
standard likely contemplated businesses largely located along Campbell Avenue further
away from residential properties. Given the project site's proximity to residences along
Harrison Avenue, an earlier ending time is warranted.
25. With incorporation of a noise-limiting feature in the speaker system, as conditioned and
recommended by an acoustic study, the live entertainment will not result in sound that
would exceed the standard set forth in CMC Sec. 21.16.070.
26. Due to the compact nature of the Project Site, removal of one 12-inch (DBH) tree is
necessary to allow reasonable use of property as its retention would entirely compromise
the footprint of the proposed building, rendering the property undevelopable.
27. The Proposed Project is not subject to a parking requirement pursuant to AB-2097 due
to its proximity to the Downtown Campbell Light-Rail Station.
28. As part of the longer streetscape view, the proposed 6-ft tall fence is intended maintain
the "taproom" use on the property.
29. The proposed reconfiguration of the public right-of-way would include feathering of the
curb-line to create a loading zone and space for vehicular deacceleration to allow the
property to be serviced by collection vehicles and delivery trucks. This layout has been
evaluated by a professional traffic engineering consultant and found to satisfy the
minimum site distance requirements established by the California Department of
Transportation (Caltrans).
30. Based on trip generation values provided by the Institute of Transportation Engineers
(ITE) Trip Generation Manual, the Proposed Project would result in less than 100 new
AM or PM trips, therefore not requiring preparation of a traffic impact analysis pursuant
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to the Congestion Management Program, as specified by the VTA Transportation Impact
Analysis (TIA) Guidelines. Additionally, since the project site is ½ mile from the
Downtown Campbell light-rail station, a Vehicles-Miles-Traveled (VMT) analysis is not
required per the City's VMT policy.
31. The Proposed Project would be consistent with the design standards for the CB-MU
Zoning District provided in CMC Sec. 21.11.060.G, including "building mass", "building
form and composition," "storefronts," "materials, colors, and finishes," and "other
elements," as established in the administrative record.
32. The Proposed Project, as conditioned, would be consistent with the following General
Plan policies and Actions:
Action CD-3.5: Design commercial and office buildings city-wide to have minimal setbacks from
the sidewalk except to allow for pedestrian oriented features such as plazas,
recessed entryways, and wider sidewalks for outdoor cafes. Discourage parking
areas between the public right-of-way and the front façade of the building.
Action ED-6.a: Encourage development projects and activities in the Downtown that are
distinctive, are designed to reflect Campbell’s history, and include components
that promote a sense of place, either through providing public spaces, venues for
community activities, or community art and culture.
Action ED-6.c: Promote diverse community uses, including but not limited to, distinctive outdoor
dining areas, public art, and social gathering areas in mixed-use and commercial
areas of Downtown.
Action ED-6.d: Implement lighting, streetscape, and public art improvements to make Downtown
a safer, more pedestrian-friendly place.
Goal ED-6: Encourage and support Downtown as the heart of Campbell’s cultural and civic
life, and a place where residents, workers, and visitors can share in the heritage,
vibrancy, and vitality, of Campbell.
Policy CD-1.3: Through implementation of the city’s design review process, encourage creative,
high-quality, innovative, and distinctive architectural and site designs that help
create unique, vibrant places.
Policy CD-1.5: Orient building entrances toward the street and provide parking to the side of, in
the rear of, or below buildings, wherever possible.
Policy ED-2.4: Encourage the revitalization of existing shopping centers, business parks,
industrial areas, and key corridors as needed in order to meet the economic
development goals of the city.
Policy ED-6.2: Position Downtown as the local focal point for fine dining, arts, culture, history,
entertainment, and boutique retail activity
Policy ED-6.4: Promote and prioritize new and expanded development in Downtown, consistent
with the standards established by the zoning code, the Downtown Development
Plan, and the East Campbell Avenue Master Plan.
Policy LU-5.1: Ensure that new development within the Downtown Area complies with the
requirements of the Campbell Downtown Development Plan.
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Policy LU-5.4: Encourage restaurant and specialty retail uses in the Downtown commercial area
that will foster a balance of day and evening activity.
Policy LU-5.6: Continue to implement the Downtown Alcohol Beverage Policy.
Action SA-4.a: As part of the development review process, continue to consult with the Police
Department in order to ensure that the project does not impair the provision of
police services through inappropriate site design. The use of physical site
planning as an effective means of preventing crime, including lighting, visibility,
and video surveillance requirements shall be determined by the Police
Department, where applicable
33. The Proposed Project, as conditioned, would be consistent with the following Downtown
Development Plan policies and Goal:
Policy D-1.1: Building Orientation and Layout: New development and major rehabilitation
projects shall orient buildings on the street to create a continuous development
pattern geared to the pedestrian.
Policy D-1.2: Building Articulation: Given the unique character of the Downtown district, new
development and major rehabilitation projects shall incorporate the traditional
architectural style, articulation and details that reflect the City’s history and
promote its future.
Policy LU-4.1: Downtown Character: Require new development to be sensitive to the unique
character that defines Downtown Campbell.
Policy LU-6.1: Expansion of Downtown: Facilitate and encourage the evolution of the Downtown
beyond the loop streets, eastward to the Hwy 17 overpass and westward to the
Community Center, through public improvements, urban design and land use
patterns that connect, both visually and physically this stretch of Campbell
Avenue.
Policy LU-7.1: Urban/Small Town Densities: Downtown development should achieve densities
and development patterns consistent with urban centers and central businesses
districts, while maintaining a small town scale.
34. The Proposed Project is required by a Condition of Approval to including the installation
of additional lighting and security cameras, and preparation of a security plan for review
and approval by the Police Department, in furtherance of General Plan Action SA-4.a.
35. The requirement for a bicycle rack would support alternative transportation solutions.
36. In-lieu of construction of an ADA compliant curb ramp along the project frontage as part
of the future reconfiguration Harrison Avenue and Civic Center Drive intersection,
included in the Downtown PDA Enhancement Project (22-NN), as permitted by CMC
Section 11.24.040 (Requirements—General), the applicant shall be obligated to pay
$10,000 for its proportional share of the construction of the aforementioned
improvement. This fee is imposed pursuant to the Mitigation Fee Act (Government Code
§ 66000 et seq.) such that the $10,000 fee will be used to improve accessibility
compliance within the City's right-of-way in furtherance of the Americans with Disability
Act and would be benefit to customers of the proposed "taproom" some of whom may
be disabled.
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37. In review of the Proposed Project, the Planning Commission considered traffic safety,
traffic congestion, site circulation, adequacy of landscaping, and the appropriateness of
proposed structures and site layout, pursuant to Campbell Municipal Code Sec.
21.42.040 (Considerations in review of applications).
38. The Planning Commission's review of the proposed project further encompassed zoning
and General Plan land use conformance, noise impacts, parking, property maintenance,
odors, security and enforcement, and neighborhood impacts.
39. The Planning Commission also weighed the public need for, and the benefit to be derived
from, the project, against any impacts it may cause.
40. 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.
41. There is a reasonable relationship and a rough proportionality between the Conditions
of Approval and the impacts of the project.
42. No substantial evidence has been presented from which a reasonable argument could
be made that shows that the project, as currently presented and subject to the required
conditions of approval, will have a significant adverse impact on the environment;
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
Site and Architectural Review Permit Finding (CMC Sec. 21.42.060.B):
1. The project will be consistent with the General Plan;
2. The project will be consistent with the Zoning Code;
3. The project will aid in the harmonious development of the immediate area;
4. The project is consistent with applicable adopted design guidelines, development
agreement, overlay district, area plan, neighborhood plan, and specific plan(s);
Conditional Use Permit Findings (CMC Sec. 21.46.040.A):
5. 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;
6. The proposed use is consistent with the General Plan;
7. 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;
8. 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;
Planning Commission Resolution No. 4697 Page 8 of 9
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9. 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;
10. 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;
Special Findings for Liquor Establishments (CMC 21.46.070):
11. The establishment will not result in an over concentration of these uses in the
surrounding area;
12. The establishment will not create a nuisance due to litter, noise, traffic, vandalism, or
other factors;
13. The establishment will not significantly disturb the peace and enjoyment of the nearby
residential neighborhood;
14. The establishment will not significantly increase the demand on city services;
15. The establishment would be consistent with the Downtown Alcohol Beverage Policy;
Undue Concentration Finding (BPC Sec. 23958):
16. The public convenience or necessity would be served by the issuance of an on-sale
general liquor license;
Fence Exception Findings (CMC Sec. 21.42.060.B)
17. The [increased height] would not impair pedestrian or vehicular safety;
18. The [increased height] would result in a more desirable site layout;
19. The [increased height] would not be detrimental to the health, safety, peace, morals,
comfort or general welfare of persons residing or working in the neighborhood of the
change;
20. The [increased height] would not be detrimental or injurious to property and
improvements in the neighborhood or to the general welfare of the city;
Environmental Finding(s) (CMC Sec. 21.38.050):
21. The project is Categorically Exempt under Section 15332 of the California Environmental
Quality Act (CEQA), pertaining to In-Fill Development Projects which are found
consistent with all applicable general plan policies and zoning regulations, are under five
acres in size, and substantially surrounded by urban uses; and
22. There are no unusual circumstances that would prevent the project from qualifying as
Categorically Exempt per Section 15300.2c of the CEQA Guidelines.
Planning Commission Resolution No. 4697 Page 9 of 9
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THEREFORE, BE IT RESOLVED that the Planning Commission grants approval of a
Conditional Use Permit with Site and Architectural Review to allow construction of an
approximately 3,100 square-foot two-level commercial building with a rooftop deck including
a prefab kitchen module, a ground-level patio bounded by a 6-foot fence, and the associated
realignment of the civic center drive curb-line to accommodate refuse pickup and deliveries;
and to allow use of the property as a liquor establishment ("taproom") inclusive of beer and
wine beverage service with incidental off-site sales, ancillary live entertainment, and late
night activities (staff closing/clean-up after 11:00 pm and before 6:00 am); and a Tree
Removal Permit to allow removal of a 12-inch tree, on property located at 48 Civic Center
Drive, subject to the attached Conditions of Approval (Exhibit A).
PASSED AND ADOPTED this 13th day of February, 2024, by the following roll call vote:
AYES: Commissioners: Zisser, Kamkar, Krey, Ostrowski, Buchbinder, Fields
NOES: Commissioners:
ABSENT: Commissioners: Majewski
ABSTAIN: Commissioners:
APPROVED:
Alan Zisser, Chair
ATTEST:
Rob Eastwood, Secretary
Alan Zisser (Feb 21, 2024 16:00 PST)
EXHIBIT A
CONDITIONS OF APPROVAL
PLN-2023-59
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.
PLANNING DIVISION
1. Approved Project: Approval is granted for a Conditional Use Permit with Site and
Architectural Review to allow construction of an approximately 3,100 square-foot two-
level commercial building with a rooftop deck including a prefab kitchen module, a
ground-level patio bounded by a 6-foot fence, and the associated realignment of the civic
center drive curb-line to accommodate refuse pickup and deliveries; and to allow use of
the property as a liquor establishment ("taproom") inclusive of beer and wine beverage
service with incidental off-site sales, ancillary live entertainment, and late night activities
(staff closing/clean-up after 11:00 pm and before 6:00 am); and a Tree Removal Permit
to allow removal of a 12-inch tree, on property located at 48 Civic Center Drive, on
property located at 48 Civic Center Drive. The project shall substantially conform to the
Approved Project Plans and Written Description included as Attachments B and C in the
February 13, 2024, Planning Commission Staff Report, except as may be modified by
conditions of approval contained herein.
2. Permit Expiration: Approval of the Conditional Use Permit with Site and Architectural
Review and Tree Removal Permit ("Approval") shall be valid for one (1) year from the
effective date of the Planning Commission action. Within this one-year period a Building
Permit must be issued pursuant to CMC Sec. 21.56.030.B.1. Failure to meet this
deadline or expiration of an issued Building Permit shall result in the Approval being
rendered void. Once established, this Approval shall be valid in perpetuity on the Project
Site, subject to continued maintenance of an ABC liquor license as provided for in
Condition of Approval No. 11 (Operational Standards). Discontinuation of alcohol service
for a continuous period of twelve months, as evidenced by surrender or revocation of the
ABC license, shall void the Approval upon an affirmative determination by the Planning
Commission in a public hearing that the use has been discontinued.
3. Plan Revisions: The construction plans submitted for a Building Permit shall incorporate
appropriate notes and details to demonstrate compliance the relevant requirements of
Condition of Approval No. 11 (Operational Standards), and include the following
revisions/information to the satisfaction of the Community Development Director: (1)
installation of lighting on the westerly side of the building (wall-mounted pack lights or
overhead lights) to illuminate the adjacent walkway; (2) installation of lighting integrated
into the patio fence; (3) installation of a security camera system as per the required
Security Plan; (3) replacement of the landscaping adjacent to the entrance with concrete
sidewalk; (4) installation of a bicycle rack; (5) construction details for the rooftop glass
panels consistent with the Noise Study recommendations; and (6) specifications for the
obscuring storefront film in front of the loading/trash room.
Exhibit A – Conditions of Approval ~ 48 Civic Center Dr. Page 2 of 14
PLN-2023-59 – Conditional Use Permit w/Site and Arch. Review
4. Signage: No signage has been approved as part of this Approval. New signage shall
not be installed prior to approval of a Sign Permit consistent with the signage standards
for the CB-MU Zoning District.
5. Minor Revisions: Architectural refinements and other minor revisions to the Approved
Project Plans may be administratively reviewed and approved by the Community
Development Director pursuant to CMC Sec. 21.56.060.
6. Material Samples: Prior to issuance of a building permit, a sample of the brick and wood
materials shall be submitted for review and approval by the Community Development
Director.
7. Timing of Tree Removal: The 12-inch tree authorized for removal shall only be removed
upon issuance of a Building Permit.
8. Water Efficient Landscape Standards: This project is subject to the California Model
Water Efficient Landscape Ordinance (MWELO) and may comply with the Prescriptive
Compliance Option in Appendix D. The Building Permit application submittal shall
demonstrate compliance with the applicable MWELO and landscaping requirements and
shall include Planting and Irrigation Plans that meet all requirements of the Prescriptive
Compliance Option in Appendix D and a completed landscape Documentation Package.
9. Lighting Design: The final design and type of lighting fixtures and lighting intensity of any
proposed exterior lighting for the project shall be reviewed and approved by the
Community Development Director for compliance with the City of Campbell Lighting
Design Standards (CMC Sec. 21.18.090).
10. Planning Final Required: Planning Division clearance is required prior to Building Permit
final. Construction not in substantial compliance with the approved project plans shall not
be approved without prior authorization of the necessary approving body.
11. Operational Standards: Consistent with the Downtown Alcohol Beverage Policy and
other City standards, the following operational standards shall apply:
a. Approved Use: The approved use is a Liquor Establishment commonly known as a
"taproom," limited to beer and wine service with incidental off-site sale of beer and
wine products, with Late-Night Activities (staff clean-up activity after 11:00 PM and
before 6:00 AM) and ancillary Live Entertainment, as defined by the Campbell
Municipal Code and limited by the operational standards listed herein.
b. Liquor License: The applicant shall obtain and maintain in good standing a license
from the State Department of Alcoholic Beverage Control for the sale of beer and/or
wine beverages for on-site consumption and incidental off-site sale, limited to either
a "Type 41" license (On-Sale Beer & Wine – Eating Place) or "Type 40" license (On-
Sale Beer Only).
c. Age Restriction: At no time shall the establishment institute an age restriction in
order for individuals to patronize the business (i.e., minors shall be permitted within
the establishment at all times that the business is open to the public).
Exhibit A – Conditions of Approval ~ 48 Civic Center Dr. Page 3 of 14
PLN-2023-59 – Conditional Use Permit w/Site and Arch. Review
d. Hours of Operation: Hours of operation shall be as follows. By the end of "Business
Hours" all patrons shall have exited the establishment. By the end of the
Operational Hours" all employees shall be off the premises (except for emergencies).
• Business Hours 6:00 AM – 11:00 PM, daily
• Operational Hours: 5:00 AM – 12:00 AM, daily
e. Food Service: Food service shall be available at all times during "Business Hours"
throughout the entire establishment (indoors and outdoors).
f. Beverage Service. Beer and wine beverages shall be offered in both full-size
servings as well as smaller "taster"/"flight" portions.
g. Seating/Patron Occupancy: Indoor and outdoor patron occupancy shall be limited
to the maximum occupancy capacities of certain rooms as determined by the
California Building Code (CBC).
h. Floor Plan Layout: Tables and chairs shall be provided in a configuration consistent
with the Approved Project Plans, and shall not be stacked, removed, or otherwise
relocated to create large open spaces for patrons to congregate.
i. Off-Site Sale: The retail sale of beer and/or wine products for off-site consumption
shall be limited to the "merchandise"/ "grab and go" areas depicted on the Approved
Project Plans. During Downtown Special Events authorized by the City Council that
include the sale of alcoholic beverages (e.g., "Oktoberfest" and "Boogie on the
Bayou"), the establishment shall be prohibited from selling alcoholic products for off-
site consumption.
j. Noise: Regardless of decibel level or source, no noise generated by the
establishment shall obstruct the free use of neighboring properties so as to
unreasonably interfere with the comfortable enjoyment of the residents. In the event
verified complaints are received by the City regarding such noise, the Community
Development Director may immediately curtail the "business hours", "hours of
operation", and/or "live entertainment hours", pursuant to Condition of Approval No.
12 (Revocation of Permit).
k. Maximum Occupancy Sign: The establishment shall include and maintain three (3)
maximum occupancy signs of a size to be determined by the Community
Development Director, conspicuously posted within the (1) interior seating area, (2)
ground-level patio, and (3) upper-level deck, which shall include the maximum
occupancies and include a visual depiction of the floor plan included in the approved
construction drawings submitted for a Building Permit. It is the responsibility of the
establishment to provide adequate entrance controls to ensure that patron occupancy
is not exceeded.
l. Doors and Windows: All doors and windows shall remain closed after 10:00 PM.
m. Queuing: The establishment owner shall ensure that patrons do not form a queue
outside of the building entrance blocking the public sidewalk.
Exhibit A – Conditions of Approval ~ 48 Civic Center Dr. Page 4 of 14
PLN-2023-59 – Conditional Use Permit w/Site and Arch. Review
n. Special Events: The Community Development Director may allow special events
through consideration of a Temporary Use Permit application in compliance with
Chapter 21.45 of the Campbell Municipal Code, even if such events would otherwise
conflict with the Conditions of Approval provided herein.
o. Live Entertainment: Ancillary live entertainment is permitted, subject to the following
standards:
i. Allowance: Live entertainment is limited to live musicians (i.e., singers, bands,
and instrumentalists) intended to serve as an ancillary element beverage and
food service.
ii. Location: Live entertainment may be performed on either the ground-level
patio or upper-level deck, but not both areas simultaneously. A Live
Entertainment Permit may more precisely restrict the exact location that live
entertainment may be conducted.
iii. Amplification: Amplified music shall be channeled through a built-in speaker
system. The speaker system shall include an electronic limiting feature to
ensure speaker sound levels do not exceed 95 dBA as measured at a distance
of 3-feet. Stand-alone amplification systems are prohibited.
iv. Live Entertainment Hours: Live entertainment shall be permitted daily, ending
at 10:00 PM Friday and Saturday, and 9:00 PM the remainder of the week.
v. Noise: The sound generated by the live entertainment is subject to the general
noise standard provided by Condition of Approval No. 11.j (Noise). If the City
receives verified noise complaints related to live entertainment, the
establishment owner shall cooperate with the Community Development
Director to address the complaints through operational changes, including, but
not limited to, a reduction in amplification level, a change in the location of live
entertainment performances, alternative speaker placement, and/or
preparation of a new noise study (at the business owner's expense). If the
complaints cannot be resolved through these measures, the Community
Development Director may curtail the approved live entertainment hours, as
provided for by Condition of Approval No. 12 (Revocation of Permit).
vi. Live Entertainment Permit: The establishment owner shall secure approval of
a Live Entertainment Permit in compliance with CMC Section 5.24 prior to the
commencement of any live entertainment performances.
vii. Dancing: No part of the outdoor seating areas shall be cleared to create a
dance floor; however, this restriction shall not be construed as to preclude
spontaneous dancing by patrons.
viii. Security: Security shall be provided if required by a Live Entertainment Permit.
ix. Cover Charge: At no time shall a cover charge be required or a donation
necessary in order to patronize the establishment.
Exhibit A – Conditions of Approval ~ 48 Civic Center Dr. Page 5 of 14
PLN-2023-59 – Conditional Use Permit w/Site and Arch. Review
p. Security Plan: If deemed necessary by the Police Department, the establishment
owner shall prepare a security plan to the satisfaction of the Police Chief, including,
but not limited to, provision of private security, installation of a security camera
system, installation of security lighting, and/or installation of security signage.
q. Smoking: "No Smoking" signs shall be posted on the premises in compliance with
CMC Section 6.11.060. Smoking shall be prohibited on the property and on the public
sidewalk within twenty feet of the building. It is the responsibility of the establishment
owner to ensure patron compliance with this restriction.
r. Seating Furniture: Outdoor furniture shall be of durable and weather-resistant
material, specifically metal and/or wood, or a composite material (e.g., polypropylene)
if the majority of the furniture piece consists of metal or wood. The exact design of
outdoor furniture, including tables, chairs, umbrellas, and heaters, shall be subject to
approval by the Community Development Director for compliance with this
requirement. All outdoor furniture shall be kept clean and in good repair and replaced
and/or fixed as necessary.
s. Storefront Transparency: Except for the storefront system in front of the
loading/trash room, all storefront glazing shall be transparent and not be obscured
through signage, "black-out" tinting, curtains, or similar obstructions.
t. Taxicab Service: The establishment shall post in a conspicuous place the telephone
numbers of local taxicab services.
u. Loitering: There shall be no loitering allowed outside the establishment. The
establishment owner is responsible for monitoring the premises to prevent loitering,
including contacting the Police Department as necessary to enforce this requirement.
v. Visual Clearance: The establishment shall maintain the adjacent sidewalk free of
any objects that could block the vehicular line of sight along Civic Center Drive.
w. Trash Disposal and Clean-Up: Refuse and recycling receptacles shall be kept within
the trash room except during collection in compliance with CMC Chapter 6.04
(Garbage and Rubbish Disposal). The door to the trash room shall remain closed at
all times except for when receptacles are being moved.
x. Property Maintenance: All exterior areas of the business shall be kept free from
graffiti, trash, rubbish, and litter placed on the property, in compliance with CMC
Section 21.16.110 (Site Maintenance). The establishment owner shall regularly
power-wash the driveway and adjacent public sidewalk leading from the trash room
to the loading zone to ensure the concrete surface remains unsoiled from refuse
receptacles.
y. Landscape Maintenance: All landscaping shall be maintained in compliance with
Campbell Municipal Code Section 21.26.040 (Landscaping Maintenance
Requirements) and Section 21.16.110.C.2 (Landscape Maintenance). Dead or
unhealthy plants shall be replaced with healthy plants of the same or similar type.
Exhibit A – Conditions of Approval ~ 48 Civic Center Dr. Page 6 of 14
PLN-2023-59 – Conditional Use Permit w/Site and Arch. Review
z. 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.
aa. Designated Driver Program: The establishment shall maintain and actively promote
a designated driver program (e.g., complimentary non-alcoholic beverages for
designated drivers, provision of non-alcoholic beer or wine beverages, etc.).
bb. Outdoor Storage: Outdoor storage, including but not limited to, linens, kegs, boxes,
cartons, is prohibited. When not in use, propane canisters shall be stored in the
designated storage area.
cc. City Meetings: At the discretion of the Police Chief, periodic meetings will be
conducted with representatives from the Police Department and Department of
Alcohol Beverage Control for on-going employee training on alcoholic beverage
service to the general public.
12. Revocation of Permit: Exercise of this Approval is subject to Sections 21.68.020,
21.68.030 and 21.68.040 of the Campbell Municipal Code authorizing the appropriate
decision making body to modify or revoke a Conditional Use Permit if it is determined
that the sale of alcohol, live entertainment and/or late-night activities has become a
nuisance to the City’s public health, safety or welfare or for violation of this Approval or
any standards, codes, or ordinances of the City of Campbell.
At the discretion of the Community Development Director, if the establishment generates
three (3) verified complaints related to violations of conditions of approval (e.g., noise,
etc.) and/or related to the service of alcohol within a twelve (12) month period, a public
hearing before the Planning Commission may be scheduled to consider modifying
Conditions of Approval or revoking of the Approval. The Community Development
Director may commence proceedings for the revocation or modification of the Approval
upon the occurrence of less than three (3) verified complaints if the Community
Development Director determines that the alleged violation warrants such an action. The
Director may also at such time immediately restrict the approved "business hours",
"hours of operation", and/or "live entertainment hours" to address complaints in a timely
manner. In exercising this authority, the decision making body may consider the following
factors, among others:
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.
Exhibit A – Conditions of Approval ~ 48 Civic Center Dr. Page 7 of 14
PLN-2023-59 – Conditional Use Permit w/Site and Arch. Review
BUILDING DIVISION
13. Permit Required: A building permit application shall be required for the proposed project.
The building permit shall include Electrical/Plumbing/Mechanical fees when such work is
part of the permit.
14. Conditions of Approval: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
15. Deferred Submittals: Upon submittal for a Building Permit, include a Deferred Submittal
Heading on the cover sheet for Fire Sprinklers, Alarm Systems, and Manufactured Truss
Systems.
16. Life Safety/Egress Sheet: Upon submittal for a Building Permit, include a Life
Safety/Egress sheet that shows any fire/egress elements such as: exit signs, emergency
lighting, fire extinguishers, property line fire walls, panic hardware, FDC's, and the egress
path with the discharge area and the occupied roof exits.
17. Accessibility Sheet: Upon submittal for a Building Permit, include an Accessibility Plan
that shows an accessible path from the sidewalk and accessible parking into the building
to designated and random accessible seating (4 tops, 2 tops, bar, and rooftop), path to
the restroom, detail of the restroom, and accessible common areas that include
employees and patrons.
18. Construction Activities: The applicant shall abide by the following requirements during
construction and demolition activity:
a. General City Requirements: Construction activity shall comply with these general City
construction requirements:
a. The project site shall be posted with the name and contact number of the lead
contractor in a location visible from the public street prior to the issuance of
building permits.
b. Construction activities shall be limited to weekdays between 8:00 a.m. and
5:00 p.m. and Saturdays between 9:00 a.m. and 4:00 p.m. No construction
shall take place on Sundays or holidays unless an exception is granted by the
Building Official.
c. All construction equipment with internal combustion engines used on the
project site shall be properly muffled and maintained in good working
condition.
d. Unnecessary idling of internal combustion engines shall be strictly prohibited.
e. All stationary noise-generating construction equipment, such as air
compressors and portable power generators, shall be located as far as
possible from noise-sensitive receptors such as existing residences and
businesses.
f. The property shall be properly enclosed with construction fencing to prevent
unauthorized access to the site during construction. The construction site shall
Exhibit A – Conditions of Approval ~ 48 Civic Center Dr. Page 8 of 14
PLN-2023-59 – Conditional Use Permit w/Site and Arch. Review
be secured to prevent vandalism and/or theft during hours when no work is
being done.
b. Noise Attenuation Measures: Due to the proximity of adjacent residences, the
following noise attenuation measures shall be implemented:
a. All construction equipment shall be properly maintained in good working order.
b. Prior to construction activities, designate a “Construction Noise Coordinator”
who would be responsible for responding to any local complaints about
construction noise. The Construction Noise Coordinator shall determine the
cause of the complaint and shall require that reasonable measures warranted
to correct the problem be implemented (potentially including temporary noise
barriers). The telephone number for the Construction Noise Coordinator shall
be conspicuously posted at the construction site.
c. The construction contractor shall provide, at least three weeks prior to the start
of construction activities, written notification to all nearby residential units
within 200 feet of the construction site informing them of the estimated start
date and duration of construction activities.
d. Locate temporary generators and air compressors (if utilized) as far away from
sensitive noise receptors as necessary to reduce noise.
c. BAAQMD Required Fugitive Dust Control Measures: The applicant shall require their
construction contractors to reduce construction-related fugitive dust by implementing
BAAQMD’s basic control measures at all construction and staging areas, including:
a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded
areas, and unpaved access roads) shall be watered two times per day.
b. All haul trucks transporting soil, sand, or other loose material off site shall be
covered.
c. All visible mud or dirt track-out onto adjacent public roads shall be removed
using wet power vacuum street sweepers at least once per day. The use of
dry power sweeping is prohibited.
d. All vehicle speeds on unpaved roads shall be limited to 15 miles per hour.
e. All roadways, driveways, and sidewalks to be paved shall be completed as
soon as possible. Building pads shall be laid as soon as possible after grading
unless seeding or soil binders are used.
f. A publicly visible sign shall be posted with the telephone number and person
to contact the builder regarding dust complaints. This person shall respond
and take corrective action within 48 hours. The Air District’s phone number
shall also be visible to ensure compliance with applicable regulations.
d. BAAQMD Required Basic Exhaust Emissions Reduction Measures. The applicant
shall require their construction contractors to implement the following measures
during construction to reduce exhaust emissions:
a. Idling times shall be minimized either by shutting equipment off when not in
use or reducing the maximum idling time to five minutes (as required by the
California airborne toxics control measure Title 13, Section 2485 of California
Exhibit A – Conditions of Approval ~ 48 Civic Center Dr. Page 9 of 14
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Code of Regulations). Clear signage shall be provided for construction workers
at all access points.
b. All construction equipment shall be maintained and properly tuned in
accordance with manufacturer’s specifications. All equipment shall be checked
by a certified mechanic and determined to be running in proper condition prior
to operation.
e. Construction Hours/Fines/Stop Work Notice: Failure to comply with above
requirements that result in verified complaints may result in the issuance of a Stop
Work Notice issued to the project with cessation of work for a minimum of seven (7)
days from the date of issuance and an Administrative fine of up to $1,000.00.
f. Timely Completion: Once under construction it shall be the obligation of the property
owner and contractor to demonstrate continued progress on the project. In the event
the building permit expires, the City may impose fines or exercise administrative
remedies to compel timely completion of work.
PUBLIC WORKS DEPARTMENT
19. Construction Drawings: The applicant shall submit the following permit applications prior
to, or concurrent with the main Building permit application:
a. Encroachment Permit for Street Improvement Plans: The frontage
improvements for the project shall be shown on a separate street improvement
plan as detailed here: https://www.campbellca.gov/187/Street-Improvements
b. Building Permit for On-Site / Grading & Drainage Plans: The on-site grading,
drainage, stormwater, landscaping, ADA and site improvements for the project
shall be shown on a separate building permit plan as detailed here:
https://www.campbellca.gov/DocumentCenter/View/16594
c. Street Dedication: The street dedication documents required for this project
shall be submitted for review by the City Survey
20. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall fully complete the process to cause additional
right-of-way to be granted in fee for public street purposes along the Civic Cetner Drive
frontage to accommodate the existing constructed sidewalk, unless otherwise approved
by the City Engineer. The applicant shall submit the necessary documents for approval
by the City Engineer, process the submittal with City staff’s comments and fully
complete the right-of- way process. The applicant shall cause all documents to be
prepared by a registered civil engineer/land surveyor, as necessary, for the City’s
review and recordation.
21. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the
site, the applicant shall conduct hydrology studies based on a ten-year storm frequency,
prepare an engineered grading and drainage plan, and pay fees required to obtain
necessary grading permits. Prior to occupancy, the design engineer shall provide
written certification that the development has been built per the engineered grading and
drainage plans.
Exhibit A – Conditions of Approval ~ 48 Civic Center Dr. Page 10 of 14
PLN-2023-59 – Conditional Use Permit w/Site and Arch. Review
22. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permit requirements, Santa Clara Valley Water District requirements,
and the Campbell Municipal Code regarding stormwater pollution prevention.
Specifically the project must include source control, site design and treatment measures
to achieve compliance with Provision C.3. of the NPDES Permit. Measures may
include, but are not limited to, minimization of impervious surface area, vegetated
swales, infiltration areas, and treatment devices. The primary objectives are to improve
the quality and reduce the quantity of stormwater runoff to the bay. The construction,
operation & maintenance of stormwater treatment facilities on-site and off-site will be
the applicant's sole responsibility.
Resources to achieve these objectives include Stormwater Best Management Practices
Handbook for New Development and Redevelopment (“CA BMP Handbook”) by the
California Stormwater Quality Association (CASQA), 2003; Start at the Source: A
Design Guidance Manual for Stormwater Quality Protection (“Start at the Source”) by
the Bay Area Stormwater Management Agencies Association (BASMAA), 1999; and
Using Site Design Techniques to Meet Development Standards for Stormwater Quality:
A Companion Document to Start at the Source (“Using Site Design Techniques”) by
BASMAA, 2003.
The applicant shall calculate and submit to the City the amount of impervious surface
created by the development including the types of stormwater controls to be used. The
applicant shall submit preliminary sizing and design showing stormwater controls meet
the City’s requirements.
Prior to issuance of any grading or building permits:
a. The applicant’s designer or engineer shall submit the required certification
indicating that sizing, selection, and design of treatment BMP’s for the project
site has been completed to meet the requirements of the City of Campbell’s
NPDES permit, Provision C.3.
b. The applicant shall sign the “Covenants for the Operation and Maintenance of
Stormwater Facilities” and submit a Stormwater Management Plan.
Prior to occupancy:
a. A qualified BMP certifier is required to inspect the stormwater management
facilities, submit a complete set of as-built drawings to Public Works
Engineering, and certify on these drawings that:
1. The stormwater management facilities were constructed in
compliance with the approved plans.
2. Any changes are in conformance with local, state, or federal regulations.
3. The as-built drawings show all pertinent constructed dimensions,
elevations, shapes, and materials.
4. All variations in construction from the approved design plan have
been identified, including omissions to and additions from the
approved plan.
Exhibit A – Conditions of Approval ~ 48 Civic Center Dr. Page 11 of 14
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23. Maintenance of Stormwater / Landscaping Facilities: Owner(s), current and future, are
required to maintain the landscaped bio-treatment areas and tree wells in the public right
of way. This includes, but is not limited to: trees, plantings, irrigation, etc. Trees shall not
be pruned in a manner that would not allow the tree to grow to a mature height. Execution
of a Maintenance Agreement will be required prior to Building Permit Final.
24. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 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 companies.
Utility locations shall not cause damage to any existing street trees. Where there are
utility conflicts due to established tree roots or where a new tree will be installed,
alternate locations for utilities shall be explored. Include utility trench details where
necessary.
25. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and
sewer cleanout(s) shall be relocated or installed on private property behind the public
right-of-way line.
26. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant
shall submit a utility coordination plan and schedule for approval by the City Engineer
for installation and/or abandonment of all utilities. The plan shall clearly show the
location and size of all existing utilities and the associated main lines; indicate which
utilities and services are to remain; which utilities and services are to be abandoned,
and where new utilities and services will be installed. Joint trenches for new utilities
shall be used whenever possible.
27. Pavement Restoration: The applicant shall restore the pavement in compliance with
City standard requirements. In the event that the roadway has recently received a
pavement treatment or reconstruction, the project will be subject to the City’s Street Cut
Moratorium. The applicant will be required to perform enhanced pavement restoration
consistent with the restoration requirements associated with the Street Cut Moratorium.
The City’s Pavement Maintenance Program website
(https://www.ci.campbell.ca.us/219) has detailed information on the streets currently
under moratorium and the enhanced restoration requirements.
28. Street Improvement Agreements / Plans / Encroachment Permit / Fees / Deposits: Prior
to issuance of any grading or building permits for the site, the applicant shall execute a
street improvement agreement, cause plans for public street improvements to be
prepared by a registered civil engineer, pay various fees and deposits, post security
and provide insurance necessary to obtain an encroachment permit for construction of
the standard public street improvements, as required by the City Engineer. The plans
shall include the following, unless otherwise approved by the City Engineer:
a. Show location of all existing utilities within the new and existing public right of
way.
b. Relocation of all existing utilities including utility boxes, covers, poles, etc.
outside of sidewalk area. No utility boxes, covers, etc. will be allowed in the
sidewalk area.
Exhibit A – Conditions of Approval ~ 48 Civic Center Dr. Page 12 of 14
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c. Installation of City approved street trees, tree wells and irrigation at 30 feet on
center.
d. Installation of City standard curb, gutter, sidewalk and ADA compliant curb
cut for dumpster roll-out.
e. Installation of stormwater treatment facilities needed to comply with MRP 3.0.
The plants and fencing shall not exceed a height of three (3) feet.
f. Storm drain pipe installed in the right-of-way shall be either RCP or Ductile Iron
Pipe.
g. Installation of asphalt concrete overlay per street pavement restoration plan
for utility installation and/or abandonment, as required by the City Engineer.
h. Installation of streetlights, conduits, conductors and related facilities in
accordance with the City of Campbell’s Street Lighting Policies.
i. Installation of traffic control, stripes and signs. The striping shall be
consistent with the recommendations in the project’s Traffic Safety Analysis
report.
j. Construction of conforms to existing public and private improvements, as
necessary.
k. Submit final plans in a digital format acceptable to the City.
29. In-lieu Contribution: Prior to issuance of the building permit, the applicant shall
contribute $10,000 towards the construction of a future ADA curb ramp along the
project’s frontage as part of the Campbell Downtown PDA Enhancement Project (22-
NN).
30. Street Improvements Completed for Occupancy and Building Permit Final: Prior to
allowing occupancy and/or final building permit signoff for any and/or all buildings, the
applicant shall have the required street improvements installed and accepted by the
City, and the design engineer shall submit as-built drawings to the City.
31. Utility Encroachment Permit: Separate encroachment permits for the installation of
utilities to serve the development will be required (including water, sewer, gas, electric,
etc.). Applicant shall apply for and pay all necessary fees for utility permits for sanitary
sewer, gas, water, electric and all other utility work.
32. Additional Street Improvements: Should it be discovered after the approval process
that new utility main lines, extra utility work or other work is required to service the
development, and should those facilities or other work affect any public improvements,
the City may add conditions to the development/project/permit, at the discretion of the
City Engineer, to restore pavement or other public improvements to the satisfaction of
the City.
33. Coordination with Capital Improvement/Other Projects: The City of Campbell is in the
process of redesigning the intersection of Civic Center Drive and Harrison Avenue as
part of the Campbell Downtown PDA Enhancement Project (22-NN).
34. Trash Enclosure Requirements: The following standards pertain to the trash room:
Exhibit A – Conditions of Approval ~ 48 Civic Center Dr. Page 13 of 14
PLN-2023-59 – Conditional Use Permit w/Site and Arch. Review
(a) NPDES Permit No. CAS612008 (CRWQCB): C.3.a.i. (7):
For all new development and redevelopment projects that are subject to the
Permittee’s planning, building, development, or other comparable review, but not
regulated by Provision C.3, encourage the inclusion of adequate source control
measures to limit pollutant generation, discharge, and runoff. These source control
measures should include:
o Covered trash, food waste, and compactor enclosures.
(b) Campbell Municipal Code 14.02.030 "Stormwater Pollution Control /
Requirements". The code states that no pollutants or water containing pollutants
can be discharged into the City's storm drain system. Trash enclosures contain
pollutants. During a rain event (or during general cleaning) water washes over and
into roofless enclosures, collecting pollutants and discharging to the City's storm
drain system. Applicants are required to show how new trash enclosures will not
discharge pollutants into the storm drain system. One possible method is to provide
a sanitary drain in the trash enclosure.
(c) West Valley Sanitation District (WVSD), the local sanitary sewer agency, will
require a roof on the enclosure if the trash enclosure drain connects to their
sanitary sewer system.
COUNTY FIRE DISTRICT
35. Buildings and Facilities Access: Approved fire apparatus access roads shall be
provided for every facility, building or portion of a building hereafter constructed or
moved into or with the jurisdiction. The fire apparatus access road shall comply with the
requirements of this section and shall extend to within 150 feet of all portions of the
facility and all portions of the exterior walls of the first story of the building as measured
by an approved route around the exterior of the building or facility. [CFC, Section
503.1.1]. Fire department access cannot be met to all portions of the proposed building
due to zero lot line. Rated walls and no wall openings in accordance with CA Building
Code Ch. 705 on zero lot line need proposed on Sheet PA0.2 in order to avoid need for
fire department access. Will be evaluated at building permit review.
36. Fire Alarm Requirements: Refer to CFC Sec. 907 and the currently adopted edition of
NFPA 72 for fire alarm requirements.
37. Required Fire Flow: The minimum required fire flow for this project is 2,250 Gallons Per
Minute (GPM) at 20 psi residual pressure.
38. Trash enclosure: Trash enclosure will need to comply with 2022 CFC section 304.
39. Fire Sprinklers Required: Approved automatic sprinkler systems in new and existing
buildings and structures shall be provided in the locations described in this Section or
in Sections 903.2.1 through 903.2.18.
40. Fire Department Connection: The fire department connection (FDC) for the structure in
support of the sprinkler system shall be installed at the street on the street address side
Exhibit A – Conditions of Approval ~ 48 Civic Center Dr. Page 14 of 14
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of the building. It shall be located within 100 feet of a public fire hydrant and within ten
(10) feet of the main PIV (unless otherwise approved by the Chief due to practical
difficulties). FDC's shall be equipped with a minimum of two (2), two-and-one-half (2-
1/2”) inch national standard threaded inlet couplings. Orientation of the FDC shall be
such that hose lines may be readily and conveniently attached to the inlets without
interference. FDC's shall be painted safety yellow [SCCFD, SP-2 Standard].
41. Two-way Communication System Required: Two-way communication systems shall be
designed and installed in accordance with NFPA 72 (2016 edition), the California
Electrical Code (2013 edition), the California Fire Code (2016 edition), the California
Building Code (2016 edition), and the city ordinances where two way system is being
installed, policies, and standards. Other standards also contain design/installation
criteria for specific life safety related equipment. These other standards are referred to
in NFPA 72.
42. Construction Site Fire Safety: All construction sites must comply with applicable
provisions of the CFC Chapter 33 and our Standard Detail and Specification S1-7.
Provide appropriate notations on subsequent plan submittals, as appropriate to the
project. CFC Chp. 33.
43. Address identification: New and existing buildings shall have approved address
numbers, building numbers or approved building identification placed in a position that is
plainly legible and visible from the street or road fronting the property. These numbers
shall contrast with their background. Where required by the fire code official, address
numbers shall be provided in additional approved locations to facilitate emergency
response. Address numbers shall be Arabic numbers or alphabetical letters. Numbers
shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch
(12.7 mm). Where access is by means of a private road and the building cannot be
viewed from the public way, a monument, pole or other sign or means shall be used to
identify the structure. Address numbers shall be maintained. CFC Sec. 505.1.
Resol 4697 - 48 Civic Center Dr.
Final Audit Report 2024-02-22
Created:2024-02-20
By:Ken Ramirez (kenr@campbellca.gov)
Status:Signed
Transaction ID:CBJCHBCAABAA9oFXbeJycSi-ysIen1k7U75ES-TyBjVm
"Resol 4697 - 48 Civic Center Dr." History
Document created by Ken Ramirez (kenr@campbellca.gov)
2024-02-20 - 7:48:44 PM GMT
Document emailed to Rob Eastwood (robe@campbellca.gov) for signature
2024-02-20 - 7:48:49 PM GMT
Document emailed to Alan Zisser (alanzisser@gmail.com) for signature
2024-02-20 - 7:48:49 PM GMT
Email viewed by Rob Eastwood (robe@campbellca.gov)
2024-02-20 - 8:21:16 PM GMT
Document e-signed by Rob Eastwood (robe@campbellca.gov)
Signature Date: 2024-02-20 - 8:21:27 PM GMT - Time Source: server
Email viewed by Alan Zisser (alanzisser@gmail.com)
2024-02-22 - 0:00:02 AM GMT
Document e-signed by Alan Zisser (alanzisser@gmail.com)
Signature Date: 2024-02-22 - 0:00:23 AM GMT - Time Source: server
Agreement completed.
2024-02-22 - 0:00:23 AM GMT