CC Resolution 9382
RESOLUTION NO. 9382
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING A PARKING ADJUSTMENT, SUBJECT
TO COMPLIANCE WITH A PARKING MANAGEMENT PLAN, TO
ACCOMMODATE THE ESTABLISHMENT OF A NEW
RESTAURANT/BREWERY (STODDARD'S BREWHOUSE &
EATERY) AND BANQUET HALL FACILITY ON PROPERTY
LOCATED AT 200 E. CAMPBELL AVENUE IN A C-3-S
(CENTRAL BUSINESS DISTRICT) ZONING DISTRICT.
APPLICATION OF MR. NICK GERA. FILE NO. S 98-01/UP 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.
The City Council finds as follows with regard to S 98-01/UP 98-01:
1. A Negative Declaration was granted for this project consistent with the provisions of the
California Environmental Quality Act.
2. The proposed project illustrates the provisions of 50 on-site parking spaces (60 on-site
spaces using valet service) and additional parking provided through compliance with a
Parking Management Plan.
3. A Parking Management Plan has been prepared which specifies a procedure to
accommodate additional parking available for the project through private parking
agreements, on-street available parking and use of publicly shared parking facilities.
4. The proposed mixed land uses of restaurant, office, retail and banquet hall uses warrant a
review of the utilization of a shared parking concept to compensate for lack of parking
required for the uses.
5. The analysis of the varied uses proposed results in a requirement of285 parking spaces.
6. The proposed project, subject to the proposed Parking Management Plan will ensure
adequate parking facilities for the proposed uses.
Based upon the foregoing findings of fact, the City Council further finds and concludes that:
1. The development and proposed land use are compatible with the General Plan of the City
and will aid in the harmonious development of the immediate area.
City Council Resolution 9382
Parking Management Program - 200 E. Campbell Avenue - Stoddard's Brewhouse & Eatery
Page 2
2. An adjustment in the parking requirement for this project is warranted due to the mixed
uses proposed.
3. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
Based upon the above findings, the City Council approves an adjustment in required parking,
subject to compliance with the Parking Management Plan, by upholding the Planning
Commission's Resolutions 3158,3159 and 3160.
PASSED AND ADOPTED this 19th day of
vote:
May
, 1998, by the following roll call
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
Conant, Furtado, Dougherty, Watson
None
Dean
None
ATTEST:
~&~
Anne Bybee, City Clerk
~c-
atson, Mayor
PARKING MANAGEMENT PLAN
Stoddard's Brewhouse & Eatery
and
Banquet Facility
200 East Campbell Avenue - Campbell, California
Prepared by
Campbell Redevelopment Agency Staff
April 24, 1998
Proposal for Stoddar... :; Brewhouse & Eatery and Banquet Facility at LOa E. Campbell Avenue
Project Location
The project site is located at 200
East Campbell Avenue. Originally
built as a Wells Fargo Bank branch,
most recently utilized as the retail
location for Tiny Tots Diapers
Service and Children's Clothing.
The site is bordered by East
Campbell Avenue, Second Street
and Orchard City Drive.
Project Summary
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The proposal for the property at 200 E. Campbell Avenue involves the
conversion of the existing single story building into a high quality destination
restaurant and brew pub operated by Stoddard's Brewhouse & Eatery. In
addition, a proposed second story addition over the existing building and a
portion of the parking lot would accommodate a first rate banquet facility.
If approvals are granted, construction is scheduled to start in September 1998
and opening for business in the Fall of 1999. See Attachment A - Project
Schedule.
Stoddard's Brewhouse & Eatery
Stoddard's Brewhouse & Eatery currently operates a successful location in
downtown Sunnyvale on historic Murphy Avenue. Stoddard's opened in 1993
and was instrumental in revitalizing downtown Sunnyvale. All of the Stoddard's
award winning beers are brewed on the premises. The restaurant business is an
integral part of the business and serves lunch and dinner seven days a week. The
Downtown Campbell location would be the first expansion of the Stoddard's
Brewhouse & Eatery.
The following is the floor area involved in the Stoddard's portion of the
proposal, similar in size to the Sunnyvale location:
First Floor - Stoddard's Brewhouse & Eatery
11,500 s.f. total (7,500 s.f. restaurant portion)
255 seats
The brewery would typically be open Sunday through Thursday 11 am to 10
pm. Friday and Saturday 11 am to 2 am.
1
Proposal for Stoddara s Brewhouse & Eatery and Banquet Facility at 200 E. Campbell Avenue
Banquet Facility
The banquet facility is the outgrowth of another successful business; The
Historic Del Monte Building, also on Murphy A venue in Sunnyvale. The Del
Monte Building was previously a fruit packing warehouse that was relocated and
completely refurbished into it's present state as an elegant banquet hall hosting
weddings, community events, parties and corporate events. The size of the
Campbell facility is based on the capacity of the Del Monte Building, however it
is proposed on one level, instead of two as in the Del Monte Building. The
single large space may be subdivided into three smaller rooms to accommodate
groups from 40 up to 600.
The existing Del Monte Building has demonstrated a very strong demand for
this type of banquet facility in Silicon Valley. The Campbell location is
desirable because of the central location in the Valley and the location in a
traditional downtown where people have the opportunity to stroll and shop in a
relaxed setting.
The targeted groups for the use of the hall are wedding receptions, corporations,
and various community groups. Weddings are a strong Saturday user and less
frequently, Sundays. Corporations are typically midweek and consist of
seminars and meetings. Typical businesses are Hewlett-Packard, Intel, National
Semi-Conductor and Netscape.
Community groups include sports organizations, civic groups and various non-
profits. Based on past experience, 80 percent of the room bookings are for
weekends and evenings. The average event size is 150-200 people, based on the
Sunnyvale location.
The following is a summary of the proposed banquet facility size:
Second Floor - Banquet Facility
19,430 s.f total
600 seats
It is important to note that the banquet hall is utilized on a variable basis, with
room bookings averaging from 2-3 per week. Hours would typically be 8 am to
12 pm.
2
Proposal for Stoddara s Brewhouse & Eatery and Banquet Facility at 2UO E. Campbell Avenue
Parking Management Plan
The parking for the restaurant is based on 1 space per 3 seats, or 85 spaces. The
parking for the banquet facility is based on 1 space per 3 seats, or 200 spaces.
The total parking required for the proposal is 285 spaces, while the average
banquet event would require 152 spaces (see Tables 1 & 1A below). A total of
285 available parking spaces are proposed for the weekday daytime hours, while
355 available spaces are proposed for the weeknights and weekends (See Table
2).
Use
Restaurant
Banquet
Table 1 - Parking Required by Ordinance
Parking!
Requiredl
85i
200
285!
Seats
255
600
855
Table 1A - Required Parking for Average Events
Parkingl
Requiredl
851
!
671
1521
Use
Restaurant
Banquet
. Ratio
! 1 per 3
! 1 per 3
I TOTAL
Seats
255
200'
455
The parking for this mixed-use project is proposed to be provided through four
different types of parking facilities: on-site, on-street, off-site public facilities
and off-site private facilities. See Attachment B -Parking Location Map.
On-Site Parking
A goal of the project planning has been to maintain the existing on-site parking.
Currently there are 52 spaces, and 50 are proposed for the project. The intent of
the on-site spaces is to serve the restaurant & brewery, which requires one space
per 3 seats. The use of on-site valet parking can accommodate approximately 10
additional vehicles for busy periods. A total of 60 on-site spaces, in combination
with 25-35 nearby on-street spaces can accommodate 255 seats, utilizing Zone 2
parking standards (1 space per 3 seats).
On-Street Parking
Currently there are 60 on-street parking spaces within one ,block of the project
site. It is reasonable to assume that customers of the restaurant may utilize a
portion of these parking spaces. A range of 25 to 35 on-street spaces are
indicated as contributing to the restaurant parking demand. In addition, people
3
Proposal for Stoddara s Brewhouse & Eatery and Banquet Facility at 2UO E. Campbell Avenue
will park in other areas of the downtown, visit other locations, and then walk to
the restaurant for lunch or dinner.
Additional parking along 2nd Street will be created due to the elimination of two
of the existing driveways. Currently there are five on-street spaces, where seven
are proposed.
Additionally, under the Loop Streets Enhancement Plan, additional on-street
parking along the loop streets is proposed. Approximately 65-80 spaces are
planned. An consultant's report will be forwarded to the City Council in June.
Subject to Council approval, the implementation of the loop street parking is.
scheduled for this year under the 1998 CIP. The proposed Stoddard's project is
scheduled for completion in the Fall of 1999.
First Street Parking Structure
The parking structure located behind Water Tower I on 1 sl Street is located two
blocks from the project site and contains 300 spaces. This is a city owned
parking structure. The proposal is to utilize up to 200 spaces during evenings
and weekends, and no use during the weekday, for the banquet use. Water
Tower I & II depend heavily on the parking structure between 8 am and 5 pm
Monday through Friday. In the evening and on the weekends both levels of the
structure are virtually empty (Based on March 1998 parking survey).
Vehicles from the banquet hall can be directed to the structure by signage and
valet service would also utilize the structure.
Campbell Community Center
The Campbell Community Center contains 694 parking spaces, 420 of which
are located in the Campbell A venue Parking Lot. Based on a parking survey
conducted in October 1997, and allowing for future uses and tenants, it is
estimated that up to 100 parking spaces could be utilized for the banquet facility
weekdays 8 am - 5:30 pm.
Community Center (Campbell A venue parking lot) parking would be utilized on
the infrequent occasions during weekdays when the Campbell A venue lot is not
heavily used. This lot would be accessed by shuttle bus for corporate type of
events. This will allow for usage of the parking facility while avoiding the need
to have people walk the distance between the two sites.
The operators of the banquet facility would arrange use of the Community
Center parking ahead of time to avoid conflicts with special events.
4
Proposal for Stoddara s Brewhouse & Eatery and Banquet Facility at 200 E. Campbell Avenue
Parking Agreements
Parking agreements are proposed for 30 spaces during the weekdays and 60
spaces during the weekend. This includes a number of nearby office buildings
that have parking that may be utilized in the evening hours and on the
weekends. All three property owners have expressed a willingness to consider
shared use of their parking facilities. The parking plan calls for entering into
one or more parking agreements at one or more of the locations listed below.
The numbers on the left refer to the Parking Location Map (Attachment A).
1. 150 E. Campbell Avenue is located immediately to the west of the
project site and is a two story office building with 29 parking spaces.
2. 155 E. Campbell Avenue (Litle/Neal Real Estate) is located on the
north east corner of E. Campbell Avenue and is a two story office
building with 32 parking spaces.
3. Heritage Village Offices is located at the corner of Winchester
Boulevard and E. Campbell Avenue and has 90 parking spaces in the
parking lot closest to the project site. Despite 100 percent occupancy,
this parking lot is rarely more than half full.
The following is a summary of the parking resources discussed:
Table 2 - Proposed Parking
Parking Resources
; On Site
; On Site Valet
. On Street(with in 1 block) ;
,Restaurant Parking
Mon.-Fri. (8am - 5:30pm)
50
10
25
85
Week Nights & Weekends
(5:30pm-12:30am)
50
10
35
95
Parking Structure 0 200
Parking Agreements 30 60
Community Center 100 0
Banquet Parking 130 260
--
ITOTAL PARKING 215 I .... 355
5
Proposal for Stoddaro j Brewhouse & Eatery and Banquet Facility at 2uO E. Campbell Avenue
Parking Demand Strategies
A number of measures can be taken to lessen the need for parking, such as
restricted employee parking, the use of valet parking, and the use of charter and
shuttle buses. Due to the available parking, events over 350 people during the
weekday, alternative arrangements must be made, such as using charter buses
from the corporate location.
Employee Parking
Employees will be required to park off-site, freeing up on-site spaces for
customers. The restaurant and brewery would have approximately 15-25 people
on staff at one time and the banquet would have 1-4 employees depending on the
size of the event.
Charter Buses
For large corporate events utilizing the banquet hall, the people attending the
event can meet at the corporate location and take a charter bus to the banquet
hall. This minimizes the need for on-site parking at the banquet hall and
provides a safe and convenient method of reaching the facility. This is currently
being used successfully at the Sunnyvale location. A loading and unloading zone
is proposed on Second Street for this purpose.
Valet Parking
Valet parking will be offered for free to customers to encourage the use of this
service. This will help minimize patrons attempting to park in other areas not
designated. Valet parking will maximize the use of both on and off-site parking
locations. Up to eight valet parking attendants can be used to accommodate valet
parking for the banquet facility.
Shuttle Bus
A shuttle bus will operate between the project location and the Community
Center for large events that need to utilize the Community Center parking lot as
well as the parking structure. This bus or van will pick people up and drop them
off as needed.
6
Proposal for Stoddara :; Brewhouse & Eatery and Banquet Facility at :wo E. Campbell A venue
Conclusion
The proposal to bring both Stoddard's Brewhouse & Eatery and a first rate
banquet facility to Downtown Campbell is a statement of confidence in the
future of Downtown Campbell. We believe that this project, in concert with the
other welcome developments in and around the downtown, will provide a push
in the right direction in making Downtown a true destination. The project
proponents are confident the parking management plan will work from a
business and marketing perspective.
In summary, the restaurant will have sufficient parking on-site, complimented
by existing and planned on-street parking. The banquet facility will utilize
existing parking resources in and around the downtown: the parking structure,
the Community Center, and private parking areas through mutually beneficial
parking agreements. This will function smoothly due to the commitment to the
use of valet, shuttle bus, restricted employee parking and the use of charter
buses for the largest weekday events.
7
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