PC Res 3159RESOLUTION NO. 3159
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL GRANTING A SITE AND
ARCHITECTURAL APPROVAL TO ALLOW THE
CONSTRUCTION OF A TWO-STORY, 33,690 SQUARE FOOT
BUILDING IN THE DOWNTOWN AREA AS A
RESTAURANT/BREWERY AND BANQUET HALL ON
PROPERTY LOCATED AT 200 E. CAMPBELL AVENUE IN A
C-3-S (CENTRAL BUSINESS DISTRICT) ZONING DISTRICT
CONTINGENT UPON THE APPROVAL OF A PARKING
ADJUSTMENT BY THE CITY COUNCIL. APPLICATION OF
MR. NICK GERA, ON BEHALF OF STODDARD'S BREWHOUSE
& EATERY. FILE NO. S 98-01.
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 S 98-01:
An initial study was prepared for this project which concludes that there are no
significant environmental impacts with the development of this project.
Consequently, a Negative Declaration has been prepared for this project.
The project will entail construction of a two-story, 33,690 square foot building. The
restaurant/brewery portion of the building will consist of 11,308 square feet. The
banquet hall facility with associated retail/office area will consist of 22,382 square
feet.
The restaurant portion of the building will be limited to a maximum seating capacity
of 255 persons and the banquet hall portion of the building will be limited to a
maximum seating capacity of 600 persons.
The proposed restaurant/brewery and banquet facility is consistent with the
commercial land use of the General Plan, the C-3-S (Central Business District) zoning
designation for the site, the Central Campbell Redevelopment Plan and the Campbell
Downtown Development Plan. The proposed project achieves the following
objectives:
Planning Commission Resolution No. 3159
S 98-01 -200 E. Campbell Avenue- Stoddard's Brewhouse & Eatery
Page 2
a) Enhances the downtown as the civic, economic and cultural center of activity for
the City of Campbell.
b) Enhances the identity of the downtown as a central business district that serves as
a meeting place for local residents as well as a destination.
c) Facilitates the development of downtown as an economically viable commercial
district.
d) Encourages a mix of economically viable commercial uses in the downtown
creating a balance of daytime and evening activities.
e) Enhances the retail continuity and pedestrian-oriented environment of the
downtown.
f) Ensures that the new building in the downtown will be of high architectural
design quality and encourages architectural diversity in the downtown.
5. The proposed project meets the setback, height limitation, and floor area ratio
requirements of the C-3-S (Central Business District) zoning ordinance.
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The proposed project will provide 50 on-site parking spaces (60 on-site spaces using
valet service) and additional on-street and off-site parking spaces to adequately
accommodate both the restaurant and the banquet hall facility uses.
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The on-site parking spaces alone will not accommodate needs for the restaurant and
banquet facility as required for Parking Zone 2 of the C-3-S zoning regulations;
however, a parking management plan has been provided which indicates a procedure
to facilitate parking demand for the project by a combined use of off-site and
available on-street parking spaces.
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Approval of the parking management plan by the City Council as a request for a
parking adjustment will allow compliance of the project with the parking regulations
of the C-3-S zoning ordinance.
9. Adequate circulation will be provided on the site and surrounding the site to
adequately accommodate the estimated traffic associated with the project.
10. The proposed project is well designed and is architecturally compatible with the
surrounding neighborhood and uses.
11. The proposed project is compatible with the surrounding area.
Planning Commission Resolution No. 3159
S 98-01 - 200 E. Campbell Avenue - Stoddard's Brewhouse & Eatery
Page 3
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 and the City's zoning
ordinance.
2. The proposed project will aid in the harmonious development of the immediate area.
The establishment, maintenance or operation of the use applied for will not be
detrimental to the health, safety, peace, morals, comfort or general welfare of persons
residing or working in the neighborhood of such proposed use, or be detrimental or
injurious to property and improvements in the neighborhood or to the general welfare
of the City.
4. The proposed project is adequately served by streets of sufficient capacity to carry the
kind and quantity of traffic such uses would generate.
The applicant is hereby notified, as part of this application, that he/she is required to
meet the following conditions is in accordance with the ordinance of the City of
Campbell and the State of California. Additionally, the applicant is hereby notified that
he/she is required to comply with all applicable Codes or Ordinances of the City of
Campbell and the State of California that pertain to this development and are not herein
specified:
COMMUNITY DEVELOPMENT DEPARTMENT
1. Approved Project: Approval is granted for a Site and Architectural Review Permit to
allow the development of a two-story, 33,690 square foot building to accommodate a
restaurant with associated on-site microbrewery, and a banquet hall facility with
incidental retail/office space on property located at 200 E. Campbell Avenue. The
restaurant/brewery portion of the building will consist of approximately 11,300
square feet. The remaining space, approximately 22,380 square feet, will consist of
the banquet hall facility and associated retail/office space. Project approval shall
substantially comply with the following project plans, except as modified by the
Conditions of Approval herein:
Planning Commission Resolution No. 3159
S 98-01 - 200 E. Campbell Avenue - Stoddard's Brewhouse & Eatery
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a. Project plans prepared by Bruno Marcelic, Architect, including a proposed site
plan, existing site plan, floor plans, and elevations, dated as received by the
Planning Department on March 6, 1998.
b. Color/materials board
c. Colored elevations and proposed site plan.
d. Colored perspective of the building.
Construction Mitigation Measures: The applicant shall implement measures as
specified in the Initial Study including the following:
a. Construction activities will be limited to daytime hours of 8:00 am to 5:00 p.m.
weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on
Sundays and Holidays unless an exception is granted by the Building Official.
b. No pile driving is allowed for construction of the project.
c. All internal combustion engines for construction equipment used on the site will
be properly muffled and maintained.
d. All stationary noise generating construction equipment, such as air compressors
and portable power generator, will be located as far as practical from the existing
residences and businesses.
e. All active construction areas shall be watered at least twice daily.
f. Cover all trucks hauling soil and other loose materials prior to leaving the site.
g. Pave, apply water, or apply non-toxic soil stabilizers on all unpaved surfaces, and
staging areas at the construction site.
h. Sweep daily all paved access roads, parking areas, staging areas, and adjacent
public streets as directed by the City Engineer.
i. Enclose, cover, water or apply soil binders to exposed stockpiles.
j. Install sandbags or other erosion control measures to prevent runoff to all
roadways, waterways or pubic walkways accessed by the public.
k. Construction equipment, vehicles, and/or workers associated with the
development of this project site shall not be permitted to park on any residential
streets.
Seating Capacity: The maximum seating capacity of the banquet hall facility shall
not exceed 600 persons at any one time. The maximum seating capacity of the
restaurant/brewery shall not exceed 255 persons at any one time.
Planning Commission Resolution No. 3159
S 98-01 - 200 E. Campbell Avenue - Stoddard's Brewhouse & Eatery
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Hours of Operation:
a. The hours of operation for the restaurant/brewery shall be limited to:
Monday- Saturday 8:00 a.m. to 2:00 a.m.
& Holidays
Sunday 8:00 a.m. to 12:00 a.m.
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The hours of operation for the banquet hall facility shall be limited to:
Sunday - Thursday 8:00 a.m. to 11:00 p.m.
Friday- Saturday 8:00 a.m. to 12:00 a.m.
& Holidays
Parking Management Plan: Parking to accommodate both the restaurant/brewery and
banquet hall facility shall comply with the attached Parking Management Plan
prepared by the Campbell Redevelopment Agency staff, dated April 24, 1998. There
will be a minimum of 50 on-site parking spaces (60 on-site spaces using valet service)
for the building which shall be provided for use by customers of the restaurant.
Employees of the restaurant/brewery and the banquet hall facility shall not be
permitted to park on residential streets. Operators of the banquet hall facility shall
comply with the attached Parking Management Plan for use of the banquet hall
facility and shall require that:
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Use of the City's public First Street parking garage for banquet events shall be
restricted to the following hours:
Monday - Thursday
Friday
Saturday
Sunday
Holidays
5:30 p.m. to 11:30 p.m.
5:30 p.m. to 12:30 a.m.
8:00 a.m. to 12:30 a.m.
8:00 a.m. to 11:30 p.m.
8:00 a.m. to 12:30 a.m.
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For any event that exceeds 250 persons, the operator of the banquet hall facility
shall provide a minimum 60-day notice to the Community Development Director
which includes the time, day, parking and transport plan for the event. The
Community Development Director, upon recommendations from the Chief of
Police and Traffic Engineer, shall respond to the adequacy of the plan within ten
(10) days.
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There shall be parking and traffic control at the First Street Public Parking Garage
for any banquet event that exceeds 250 persons as required by the Chief of Police.
This may include a uniformed police officer directing traffic, if deemed necessary
by the Chief of Police, to keep exiting traffic out of residential areas.
Planning Commission Resolution No. 3159
S 98-01 - 200 E. Campbell Avenue - Stoddard's Brewhouse & Eatery
Page 6
d. A fee shall not be charged for use of the valet and/or shuttle parking services.
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Use of the Campbell Community Center parking facilities is limited to a
maximum of 100 parking spaces at the Campbell Avenue parking lot to be used
for the banquet hall use during weekday hours between 8:00 a.m. and 5:30 p.m.
with prior written approval from either the Director of Community Services and
Recreation or the City Manager.
Written requests for permission to use parking at the Community Center must be
received a minimum of 30 days in advance for use of 50 parking spaces or less,
and a minimum of 60 days in advance for use of more than 50 parking spaces.
Request shall be addressed to:
Director of Recreation and Community Services
Recreation and Community Services
1 West Campbell Avenue #C31
Campbell, CA 95008
Use of Community Center parking for banquet use is prohibited weekdays after
5:30 p.m. and on weekends.
The City reserves the right to deny the use of the Community Center parking at its
discretion if it disrupts the operation, function, management or use of the
Community Center as determined by the City Manager and/or the Director of
Community Services and Recreation.
The applicant shall enter into a parking agreement with the City that identifies the
terms and conditions under which the Community Center parking may be used.
This agreement must be executed prior to the issuance of a certificate of use and
occupancy for the banquet facility.
Valet parking will be used in association with both Downtown parking facilities
and Community Center parking.
Shuttle or passenger buses must be used to shuttle banquet users between the
Community Center and the banquet facility when the Community Center parking
lot is being used.
Planning Commission Resolution No. 3159
S 98-01 - 200 E. Campbell Avenue - Stoddard's Brewhouse & Eatery
Page 7
All contracts for banquet facility users shall include a map and instructions for
designated parking areas and proper use and location of valet and shuttle bus
services. The map shall identify the residential streets where parking and
through-traffic is prohibited.
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Proof of automobile insurance for shuttle and valet vehicles shall be provided and
liability insurance shall be provided as required by the City for use of public
parking facilities.
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Modification to the Parking Management Plan: Minor modifications to the approved
Parking Management Plan relating to the number of spaces and location of parking
spaces may be approved by the Community Development Director. The Community
Development Director shall make the determination as to whether a proposed
modification is consider a minor or major modification. Approval of any major
modification to the Parking Management Plan as determined by the Community
Development Director and/or any appeal of the Planning Director's determination of
the Parking Management Plan shall be made to the City Council.
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Parking and Driveways: All parking and driveway areas shall be developed in
compliance with Chapter 21.50 of the Campbell Municipal Code, except as may be
modified by the Parking Management Plan and approved by the City Council for a
parking adjustment.
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Noise:
a. Exterior Doors: All doors providing access from the banquet facility to the
exterior of the building shall be self-closing doors and shall not be propped open
during banquet facility events. All doors located on the south elevation of the
building facing Orchard City Drive shall be used for exiting purposes only and
shall be kept closed at all times, except for emergency purposes.
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Nighttime Exiting: Occupants of the building during nighttime hours after 9 p.m.
shall be required to exit the building from the entrance of the banquet hall and/or
restaurant along Second Street and/or E. Campbell Avenue.
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Noise Standard: Any noises, sounds, and/or voices, including but not limited to
amplified sounds, loud speakers, sounds from microphones, audio sound systems,
music, and/or public address system, generated by uses within the building shall
not be audible to a person of normal hearing acuity from any residential property
located south of Orchard City Drive.
Planning Commission Resolution No. 3159
S 98-01 - 200 E. Campbell Avenue - Stoddard's Brewhouse & Eatery
Page 8
Noise Management: In the event complaints are received by the City regarding
noise, the Community Development Director, upon confirmation that the noises
are generated by uses in the building, may limit the operational hours of the uses
within the building and/or may require a Noise Management Plan to be submitted
by the applicant consisting of an acoustical study by a qualified acoustical
engineer for recommendations to attenuate the noise. The Noise Management
Plan shall require implementation of the mitigation measures as determined in the
acoustical study to comply with the noise conditions as herein included in these
Conditions of Approval. Actions by the Community Development Director may
be appealed to the Planning Commission, but the reduced hours for either the
restaurant/brewery and/or banquet facility shall be effective immediately upon
notification by the Community Development Director.
Construction: The applicant shall incorporate construction methods and/or
materials for the construction of the building to provide sound attenuation for the
building. Such methods may include the use of sound baffling insulation, double-
paned windows, acoustical ceiling and flooring material and other state-of-the-art
acoustical construction technology.
f. Exterior Speakers: No audio sound system, music, public address system or
speakers are permitted outside of the building.
Recordation of Conditions of Approval: A deed restriction containing all conditions
of approval shall be recorded with the Santa Clara County Recorder's Office and shall
be an on-going obligation of the business owner(s) and property owner(s).
10. Notification of Conditions of Approval: The applicant shall be responsible for
providing all primary persons reserving and/or using the banquet facility with
notification of the conditions of approval pertaining to noise and operation of the
facility prior to the occurrence of the event to be held at the banquet facility. Such
conditions of approval pertaining to noise and operation of the facility shall also be
conspicuously posted within the banquet facility.
11. On-site Lighting: On site lighting shall be shielded away from residential uses.
Details of project lighting shall be approved by the Planning Department prior to
issuance of building permits.
Planning Commission Resolution No. 3159
S 98-01 - 200 E. Campbell Avenue - Stoddard's Brewhouse & Eatery
Page 9
12. Landscaping: The applicant shall submit four (4) sets of landscape and irrigation
plans indicating the type and size of plant material, including on-site trees, planting
details and irrigation system to the Community Development Director for review and
approval prior to issuance of building permits. Landscape plan shall be consistent
with the City's Water Efficient Landscape Standards (WELS) and shall include the
following:
a. Protection of existing trees to be retained consistent with WELS.
b. Replacement of trees per the replacement ratio as required under WELS.
13. Property Maintenance: The property is to be maintained free of any combustible
trash, debris and weeds until the time that actual construction commences. The
existing structure shall be secured by having windows boarded up and doors sealed
shut, and/or be demolished, partially demolished or removed from the property
(Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code).
14. Signage: Sign applications shall be submitted to the Community Development
Department for both the restaurant and banquet hall facility uses in accordance with
the provisions of the Sign Ordinance. No sign shall be permitted until the application
is approved and a permit is issued.
15. Garbage Collection - Trash containers of a size and quantity necessary to serve new
or modified building areas shall be located in areas approved by the Fire Department.
Unless otherwise noted, enclosures, shall consist of a concrete floor surrounded by a
solid wall or fence and have self-closing doors of a size specified by the Fire
Department. All enclosures to be constructed at grade level and have a level area
adjacent to the trash enclosure area to service these containers.
16. Mechanical Equipment - All roof-mounted and ground level mechanical equipment
on new or remodeled structures on site which are visible from the public right of way
shall be screened with similar building materials subject to the approval of the
Community Development Director.
17. Disabled Accessibility - All new and remodeled buildings shall provide disabled
access in accordance with the Uniform Building Code (UBC), and the Uniform
Federal Accessibility Standards (UFAS) and the Federal Americans with Disabilities
Act (ADA).
Planning Commission Resolution No. 3159
S 98-01 - 200 E. Campbell Avenue - Stoddard's Brewhouse & Eatery
Page 10
18. Adjustment in Parking Standards: The applicant shall obtain an adjustment in the
parking standards by the City Council consistent with the requirements of the C-3-S
(Central Business District) zoning district prior to issuance of building permits.
19. Outdoor seating: Outdoor seating shall only be permitted for the restaurant use. No
outdoor seating is permitted for the banquet hall facility. Outdoor seating for the
restaurant shall comply with Chapter 21.26.020 Section 4 A and B of the Campbell
Municipal Code. Hours of operation for use of the outdoor seating area shall be
allowed until 12 a.m.
20. Complaints: The applicants and/or operators of the restaurant/brewery and banquet
hall facility shall operate and maintain the uses in a manner which is not
objectionable, offensive, or incompatible with surrounding uses. In the event that
complaints are received regarding noise, litter, vandalism, traffic or other such factors
associated with a late night operation, the Community Development Director may
limit the operational hours of the proposed use. This action may be appealed to the
Planning Commission, but the reduced hours for either the restaurant/brewery and/or
banquet facility shall be effective immediately upon notification by the Community
Development Director. The applicant shall sign an agreement acknowledging this
restriction on operational hours.
21. Live Entertainment Permit: Applicant shall be required to obtain all necessary City
permits prior to incorporating live entertainment at this location in compliance with
the C-3-S (Central Business District) Zoning requirements.
Building Division Requirements:
22. Building Code Compliance: The approved project must comply with all applicable
Building Codes as determined by the Campbell Building Official and as required
by the Uniform Building Code.
23. Disabled-accessible Parking: The applicant shall provide disabled-accessible
parking as required by Title 24 of the Uniform Building Code prior to issuance of a
certificate of occupancy for the building.
Planning Commission Resolution No. 3159
S 98-01 - 200 E. Campbell Avenue - Stoddard's Brewhouse & Eatery
Page 11
CENTRAL FIRE DISTRICT:
24. Development Review: Review of this Developmental proposal is limited to
acceptability of site access and water supply as they pertain to fire department
operations, and shall not be construed as a substitute for formal plan review to
determine compliance with adopted model codes. Prior to performing any work,
the applicant shall apply to the Building Division for applicable construction
permits.
25. Required Fire Flow: Required fire flow for this project is 3,000 Gallons Per
Minute at 20 pounds per square inch residual pressure. The required flow is
available from area water mains and fire hydrant(s) which are spaced at the required
spacing. This is based upon minimum construction type IV being permitted.
26. Automatic Fire Sprinkler System Required: Buildings requiring a fire flow in
excess of 2,000 Gallons Per Minute and/or in excess of two stories in height (35
feet) shall be equipped throughout with an approved automatic fire sprinkler
system. The fire sprinkler system shall be hydraulically designed per National Fire
Protection Association (NFPA) Standard #13, 1994 Edition.
27. Final Required Fire Flow: Required fire flow may be reduced up to 50% in
buildings equipped with automatic fire sprinkler systems, but can be no less than
1,500 Gallons Per Minute. Therefore, the final required fire flow is 2,375 Gallons
Per Minute at 20 pounds per square inch residual pressure. This flow shall be taken
from any two (2) fire hydrants, on or near the site so long as they are spaced at a
maximum spacing of 250 feet.
28. Building Construction: The building shall be constructed as Type I, Type II-Fire
resistive, Type II-one hour, Type III-one hour or Type IV as outlined in the
California Building Code (Title 24, part 2) At time of building permit submittal,
reflect the proposed type of construction on the plans.
29. Area Calculations: At time of building permit submittal, the plans shall reflect
allowable area calculations, to include a sum of area ratios.
30. West Exterior Wall: The west exterior wall shall be constructed as one-hour fire
resistive to include a complying parapet based upon the proximity to the property
line.
Planning Commission Resolution No. 3159
S 98-01 - 200 E. Campbell Avenue - Stoddard's Brewhouse & Eatery
Page 12
31. Occupancy Separation: Based upon the proposed mixed uses, complying
occupancy separations shall be provided as follows: A-2.1/B = One hour, A-2.1/S-
3 = Three hours, B/S-3 = One hour. At time of building permit submittal, the
plans shall clearly reflect the required rating and tested assembly number.
32. Exits: A minimum of four (4) separate exits shall be provided from the second
floor as the gross occupant load exceeds 1,000 persons.
33. Fire Department Key Box Required: Provide an approved fire department key box
and appropriate building keys. Installations shall conform with Fire Department
Standard Detail and Specification K-1.
PUBLIC WORKS DEPARTMENT:
34. Preliminary Title Report: Prior to issuance of any Grading, Drainage, or Building
Permits for the site, the applicant shall provide a current Preliminary Title Report.
35. Right-of-Way for Public Street Purposes: Prior to issuance of any Grading, Drainage,
or Building Permits for the site, the applicant shall grant additional Right-of-Way for
Public Street Purposes along the Orchard City Drive frontage to accommodate a 10'
right-of-way from existing face of curb. Applicant shall cause to be prepared all
documents necessary to record dedication and submit to the City for review.
36. Street Improvements: Prior to issuance of any Grading, Drainage or Building Permits
for the site, the applicant shall cause plans for public Street Improvements to be
prepared by a registered civil engineer, pay fees, execute a street improvement
agreement, post security and provide insurance necessary to obtain an encroachment
permit for construction of the improvements, as required by the City Engineer. The
plans shall include the following:
a) City standard commercial 10' sidewalk with street trees 40' on center and
irrigation along Orchard City Drive.
b) Installation of City standard driveway approach on Second Street.
c) Removal of driveways on Campbell Avenue and Second Street and install
curb, gutter, sidewalk, and conforms as needed.
d) Installation of all water meters and sewer cleanouts on private property
behind the public right-of-way line.
Planning Commission Resolution No. 3159
S 98-01 - 200 E. Campbell Avenue - Stoddard's Brewhouse & Eatery
Page 13
e) Remove and replace damaged sidewalk and curb and gutter along Second
Street and Campbell frontages.
f) Installation of traffic signs and markings related to parking and driveway
installation as required by the City Engineer.
37. Utilities: All new on-site Utilities shall be installed underground per Section
20.36.150 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 company.
38. Utility Coordination Plan: Prior to issuance of Building Permits, a applicant shall
submit a Utility Coordination Plan and Schedule for approval by the City Engineer
for installation of all utilities. The Plan shall minimize the damage to all public
facilities.
39. Maintenance Security: Prior to issuance of occupancy approval for the site, all public
street improvements required by the encroachment permit must be completed and
accepted by the City and the applicant must provide a one-year Maintenance Security
in an amount of 25% of the Faithful Performance Bond.
40. Grading and Drainage Plan: Prior to the issuance of any Grading, Drainage or
Building Permits for the site, the applicant shall prepare an engineered Grading and
Drainage Plan, and pay fees required to obtain necessary grading permits. The plans
shall comply with the 1994 edition of the Uniform Building Code including Chapters
18, 33, and Appendix Chapter 33.
41. Storm Water Management: Comply with the California Storm Water Best
Management Practices Handbook, prepared by the Storm Water Quality Task Force,
Santa Clara Valley Water District.
42. Parcel Map: The applicant shall be required to submit a parcel map to be approved
and recorded prior to issuance of any Building Permits for the project.
Planning Commission Resolution No. 3159
S 98-01 - 200 E. Campbell Avenue - Stoddard's Brewhouse & Eatery
Page 14
PASSED AND ADOPTED this 28th day of April, 1998, by the following roll call vote:
AYES: Commissioners: Francois, Gibbons, Jones,
Lowe, Meyer-Kennedy
NOES: Commissioners: None
ABSENT: Commissioners: None
ABSTAIN: Commissioners: None
Keams, Lindstrom,
APPROVED:
Steve Piasecki, S~cretary
Dennis Lowe, Chair