Location: 2060 S. Bascom Avenue (corner of Arroyo Seco Drive)
Land Use Designation: General Commercial
Lot Size: 46,540 square feet
Application File #s: Conditional Use Permit with Site and Architectural Review and Environmental Review (PLN2018-206); Tree Removal Permit (PLN2018-207)
Applicant / Property Owner: Chick-fil-A / National Retail Properties LP
Staff Planner: Cindy McCormick, Senior Planner; firstname.lastname@example.org (408) 871-5103
Following the Planning Commission approval (3-2) of this application, an appeal was filed. The appeal is tentatively scheduled for the February 4th, 2020 City Council hearing. The appellant is not available in January.
BACKGROUND: A pre-application study session meeting with the Planning Commission was held on April 10 2018, in the Campbell City Council Chambers. Comments from that meeting (including any subsequent emails and letters) will be considered as part of the review of the formal application. A formal application was received on Monday, June 18, 2018 and was reviewed by the City's development review team, consisting of Planning, Public Works, Building, and Fire Department staff. The application has also been reviewed for potentially significant environmental impacts including traffic.
A Planning Commission Meeting was held on November 12, 2019 @ 7:30 p.m. The Staff Report can be reviewed by clicking on this link: Staff Report. The Planning Commission approved the project with a 3-2 vote.
An environmental analysis was also performed for the project. The CEQA Initial Study, Draft Mitigated Negative Declaration, and associated Traffic Impact Study for the project are complete and available for public review:
Comments on the environmental review or any part of the application are welcome and can be emailed directly to the staff planner, Cindy McCormick, email@example.com
APPLICATION SUMMARY: The applicant is proposing to demolish the existing Denny’s restaurant and replace it with a new Chick-fil-A drive-thru restaurant. The proposed plans illustrate a 4,554 square-foot restaurant building with a 90-seat dining room and a 16-seat outdoor patio. The plans also include 53 on-site parking stalls and a drive-through lane with a capacity for approximately 22 vehicles. The proposed hours are: 6:00 a.m. to 11:00 p.m. Monday through Saturday (closed Sunday). Five trees are proposed for removal including a palm tree, a flowering pear tree, a carrotwood tree, and two (2) jacaranda trees.
FREQUENTLY ASKED QUESTIONS
Who can I contact if I have more questions or comments?
Questions and comments may be addressed to Senior Planner Cindy McCormick at firstname.lastname@example.org or (408) 871-5103
Why did the City accept the application?
The City is obligated to accept an application that proposes a use of land and/or structure that is allowable under the City's Zoning Ordinance. However, the City's acceptance of an application for review does not require the City to approve the project.
What is the permit process?
The application has been reviewed by the City's development review team, consisting of Planning, Public Works, Building, and Fire Department staff. The application will be also reviewed by the following bodies on the dates provided above.
The Site and Architectural Review Committee (SARC), which is a sub-committee of the Planning Commission, will review the proposed architectural design of the project and site layout. If the SARC agrees with the proposed design plans, the application is forwarded to the Planning Commission.
The Planning Commission will then review the application at a public meeting. In particular, the Planning Commission will look at the potential traffic, parking, circulation, public safety, noise, lighting, odor, and air quality impacts of the project. At this public meeting, comments from any member of the public will be heard. The Planning Commission takes these comments into consideration when making a decision to approve or deny the application. The Planning Commission's decision is final in 10 calendar days, unless an appeal is filed. If the decision is appealed, a public hearing with the City Council will be scheduled.
If approved and the business decides to move, or close, another restaurant could occupy the building under the same operational characteristics (e.g., hours, seat count, parking spaces) without a formal public review. As such, the City’s review of land use is longer term in nature.
Is the City looking at traffic impacts?
Yes. A traffic study has been prepared to analyze the potential traffic impacts of the project. Specifically, the traffic study will estimate the parking demand and number of vehicle trips that the proposed restaurant will generate. The traffic study will also analyze driveway access, on-site circulation, drive-through queuing, and neighborhood traffic on Campbell Avenue, Arroyo Seco Drive, and El Solyo Avenue east of Bascom Avenue.
Campbell already has a number of fast food restaurants. Why does the City need another one?
The City does not regulate the type of food offered by restaurants. While the City may consider differences in traffic, parking, odor, or other factors based on specific aspects of the business operation – the decision as to what food to serve, and how it is priced, is left up to the prospective tenant.
Why can't the City find a different business for this location?
Development of private property is generally a function of the property owner, brokers, and prospective business tenants. The City does not target specific businesses.
Has a decision been made? If not, when will a decision be made?
No. A decision will be made when all required reviews have been completed. Once staff has completed their review, the application will be considered by the Planning Commission at a public hearing that is open to public review and comment. The Planning Commission is the decision making body. However, that decision can be appealed to the City Council
Where and at what time are Planning Commission and City Council meetings held?
The Planning Commission generally meets on the second and fourth Tuesday of every month. The City Council meets on the first and third Tuesday of every month. Both meetings begin at 7:30 PM and are held in the City Council Chambers at City Hall, located at 70 N. First Street.
How can the public be involved and offer input?
The public can provide input at any time prior to a decision being made.
If you would like your comments to be included in the packet that is posted online on the Thursday before the public hearing, please send them directly to the project planner (see contact info above) at least one week prior to the formal public hearing. If you would like to comment after the packet is posted, please also send your comments to: email@example.com so your formal comments can be included in the public record. All formal written comments received prior to the Hearing will be forwarded to the Planning Commission (and City Council if appealed).
The public is also welcome to comment in person at the public hearings on the project. If you cannot attend the meeting, the City will broadcast the Planning Commission meeting live on cable channel 26 and on our website. The following day, an archived recording of the meeting can be accessed from the City’s Agendas & Minutes page.
Note: If approved, code violations or failure to comply with any conditions of approval can also be submitted to the City.
Can I provide input directly to the Planning Commission or City Council?
All members of the public will be provided the opportunity to directly address the Planning Commission during the public hearing. Correspondence will be forwarded, since Commissioners cannot be contacted directly via e-mail or phone.
While the application is not being considered by the City Council at this time, you may contact members of the City Council directly as follows: