Zoning Letter - 2014CITY of CAMPBELL
Community Development Department
April 2, 201.4
Shana Hines
The Planning & Zoning Resource Corporation
100 NE 5t" Street
Oklahoma City, OK 73104
Re: File No: I'LN2014-17
Address: 1875, 1901, 1995, and 1999 S. Bascom Ave., Campbell., CA (The Pruneyard)
APNs: 288-04-011 / 288-04-012 / 288-04-014 / 288-04-017 / 288-04-025 / 288-04-026
Application: Zoning Certification Letter
Dear Ms. Hines,
This letter is in response to your request for a Zoning Certification Letter for The Pruneyard
located at the above addresses. The following is a summary of the records of the City of
Campbell pertaining to the above referenced property.
Site Conditions: The subject site is a single lot for which there are multiple Assessor's parcels
(see attached Assessor's Parcel Map). The portion of the property identified as parcels 288-04-
01.7 and 288-04-025 on the assessment maps of the Santa Clara County Assessor's Office is
improved with fiwo multi-story buildings and two single-story buildings, which are used as a
commercial shopping center and hotel. The portion of the property identified as parcels 288-04-
011, 288-04-01.2, :?88-04-014, and 288-04-026 on the assessment maps of the Santa Clara County
Assessor's Office is improved with three multi-story buildings used as offices and one multi-
story building used as a parking structure.
Zoning /General Plan Designations: The portion of the property identified as parcels 288-04-
017 and 288-04-025 on the assessment maps of the Santa Clara County Assessor's Office is
located in the C-2 (General Commercial) Zoning District and is designated General Comrrtercinl
on the General 1?lan Land Use Map. This portion of the property is not located within any
planned-development, special, restrictive, or overlay district. The portion of the property
identified as parcels 288-04-O11, 288-04-012, 288-04-014, and 288-04-026 on the assessment maps
of the Santa Clara County Assessor's Office is located in the C-2 (General Commercial) Zoning
District and is designated General Commercial on the General Plan Land Use Map. This portion
of the property is also located in an "O" (Overlay) Combining District, which requires a
Conditional Use Permit for any building or proposed use per Campbell Municipal Code Section
21.14.030. The portion of property located in the "O" Combining District is not located within
any planned-development or other special or restrictive district.
Zonin~~Certification Letter -- 1875 1901 1995 and 1999 S Bascom Ave Paee 2 of 5
Surrounding_Land Uses: The following Zoning and General Plan Land Use Districts surround
the subject property:
^ North: P-D (Planned Development) and PF/OS (Public Facilities/Open Space) /
Commercial/Professional Office/Residential and Open Space
^ South: P-D (Planned Development) and C-2 (General Commercial) /General Commercial
^ East: C-2 (General Commercial) /Commercial/Prof. Office/Residential
^ West: P-D (Planned Development) /Central Commercial and Open Since
Land Use Entitlements: Numerous land use entitlements have been approved for the subject
properties, dating back as far as the 1960s. Due to the large number of approved permits, it is
not practical to address all entitlements. As a result, this letter focuses only on the principal land
use entitlements for the subject properties, which are listed below. Copies of the related
Resolutions and Ordinances are attached where available. Entitlements for signs, minor site and
architectural modifications, and work limited to individual tenant suites have been omitted. If
information on specific entitlements other than the ones referenced below is required, please
contact Planning Division staff for assistance. Additional fees may apply depending on the
nature and extent of the request.
Principal Entitlements for 1875 and 1995 S Bascom Avenue (APNs: 288-04-025 and 288-04-017)
^ "S" 68-65: Site and Architectural Approval for a Master Plan for the 30-acre Pruneyard
Commercial Complex, approved by the Planning Commission on November 4, 1968;
^ "S" 69-43: Site and Architectural Approval for Phase 1 of the Pruneyard Complex,
approved by the Planning Commission on June 2, 1969;
^ "S" 70-29: Site and Architectural Approval for Phase 2 of the Pruneyard Complex,
approved by the Planning Commission on May 18, 1970;
^ [Permit # w~known]: Site and Architectural Approval for Phases 3 and 4 of the Pruneyard
Complex, approved by the Planning Commission on July 20, 1970;
^ "S" 70-47: Site and Architectural Approval for Phases 5 and 6 of the Pruneyard Complex,
approved by the Planning Commission on September 8, 1970;
^ "S" 86-03: Site and Architectural Approval fora 79-room inn, approved by the Planning
Commission on March 25, 1986;
^ "M" 86-11: Modification of Site and Architectural Approval "S" 86-03 fora 94-unit motel,
restaurant, and retail space, approved by the Planning Commission on June 10, 1986;
^ "UP" 94-1~> and "S" 94-08: Master Use Permit for 18 restaurant uses; and Site and
Architectural Approval for hotel expansion and restaurant uses; approved by the City
Council on February 7, 1995;
^ "UP" 97-11: Conditional Use Permit for expansion of the Pruneyard Inn, approved by the
Planning Commission on November 11, 1997;
70 North First Stree~[ • Campbell, CA 95008-1423 • Tet (408) 866-2140 • Fnx (408) 866-5140 • e-htA~~ plannin a cityofcampbell.com
Zoning Certification Letter - 1875 1901 1995 and 1999 S Bascom Ave. Page 3 of 5
^ An application has been submitted for a Vesting Tentative Parcel Map and Variance to
allow subdivision of the Pruneyard Complex into multiple lots (PLN2013-221). This
application has been deemed incomplete.
^ An application has been submitted for a new Master Use Permit to govern uses at the
Pruneyard Shopping Center (PLN2013-222). This application has been deemed
incomplete.
Principal Entitlements for 1901 S Bascom Avenue ~APNs: 288-04-011 / 288-04-012 / 288-04-014)
^ "S" 68-65: Site and Architectural Approval for a Master Plan for the 30-acre Pruneyard
Commerciaa Complex, approved by the Planning Commission on November 4, 1968;
^ "SDP" 1: Special Development Permit for an 18-story office building (Tower I), approved
by the City Council on January 13, 1969;
^ "SDP" 97-01, and "S" 97-20: Special Development Permit and Site and Architectural
Approval for a new six-story office tower (Tower III) and four-level parking garage;
approved b;y the City Council on January 20, 1.998;
• "SDP" 98-O1: Special Development Permit for expansion and modification of a previously
approved parking garage;
Principal Entitlements for 1999 S. Bascom Avenue (APN: 288-04-026)
^ "S" 68-65: Site and Architectural Approval for a Master Plan for the 30-acre Pruneyard
Commercial Complex, approved by the Planning Commission on November 4, 1968;
^ "SDP" 7: Special Development Permit fora 10-story office building (Tower II), approved
by the City ~; ouncil on January 10, 1972;
Site Plan: As noted. above, numerous land use entitlements for the subject properties have
included site plan approval. The Campbell Community Development Department maintains
microfiche and Laserfiche copies of approved site plans. Due to copyright restrictions and
equipment limitations, full copies of approved site plans cannot be provided.
Zoning Compliance/Non-Conformity: Hotels and professional offices are permitted uses in the
C-2 zoning District, subject to site and architectural approval. Shopping centers with floor area
greater than 10,000 square feet in the C-2 Zoning District require approval of a Conditional Use
Permit. The existing shopping center hotel complex and office towers were developed under
approved Conditional Use Permits, Special Development Permits, and Site and Architectural
Review Permits as noted above. The uses described in these approved permits are considered to
be legal. conforming uses.
Some aspects of the existing site layout, structures, and site improvements exceed typical
development sta~ldards (including building heights for Tower I and Tower II, floor area ratio,
parking, and setbacks for the two detached pad buildings along E. Campbell Ave.). However,
these aspects of the development were approved by the Planning Commission and/or City
70 North First Street • Campbell CA 95008-1423 • Tee (408) 866-2140 • Fnx (408) 866-5140 • e-r~niL plamiing(a ciryofcampbell.com
Zoning Certification Letter - 1875, 1901, 1995, and 1999 S. Bascom Ave. Page 4 of 5
Council through the land use entitlements listed above. As a result, the site layout, structures,
and site improvements described in the permits are considered to be legal and conforming.
Note that inspections are not performed in conjunction with Zoning Certification Letter
requests, and therefore staff cannot confirm that all existing development and uses on the
property are legall or conforming.
Replacement/Reconstruction: In the case of unintentional damage or destruction of the
structures or site improvements, replacement or reconstruction of any legal conforming
improvements would be permitted provided the necessary land use entitlements remain valid.
Land use entitlements which were previously approved and exercised, including those listed
above, will be considered valid for up to one year after unintentional destruction of the
improvements authorized by the permit(s). Replacement or reconstruction occurring after one
year has elapsed may require the property owner to seek approval of new land use
entitlements.
If any aspect of the development is determined to be legal non-conforming (none have been
identified at this time), replacement or reconstruction would be governed by the requirements
set forth in Campbell Municipal Code Chapter 21.58.
Code Violations: As of the date of this letter, there are no active code enforcement actions
pertaining to the subject sites. No inspection has been made in preparing this letter, and
therefore staff cannot confirm whether any code violations may exist.
Certificates of OccupaneX: Building permit records including certificates of occupancy, if any,
may be requested directly from the Building Division at (408) 866-2130.
Zoning Ordinances: The full text of the Campbell Municipal Code is available online at
http://www.cityofcampbell.com. Zoning Code excerpts are available on the Planning Division
Web page http://www.cityofcampbell.com/166/Zoning-and-Land-Use. Key excerpts for the
applicable zoning districts are attached.
If you have any questions regarding this letter, please contact me at (408) 866-2144 or by email
at MariyaH@cityofcampbell.com.
Sincerely,
~~~>~
MariyaH dge \~-~
Project Planner
Encl: Santa Clara County Assessor's Parcel Map, Book 288, Page 4
Campbell Municipal Code Section 21.10.050, C-2 zoning district
Campbell Municipal Code Section 21.14.030, "O" (Overlay) combining zoning district
Conditions of Approval for application S 68-65
City Council approval of application SDP 1
Conditions of Approval for application S 69-43
Conditions of Approval for application S 70-29
Conditions of Approval for application S 70-47
70 North First Street • Campbell, CA 95008-1423 • TES (408) 866-2140 • F.ax (408) 866-5140 • e-nano. planningcrcityofcampbell.com
Zoning Certification Letter - 1875 1901 1995 and 1999 S. Bascom Ave. Page 5 of 5
City Council approval of application SDP 7
Planning Commission approval of application S 86-03
Planning Commission approval of application M 86-11
Resolution No. 8776 pertaining to application S 94-08/UP 94-19
Resolution No. 3135 pertaining to application UP 97-11
Ordinance No. 1955 pertaining to application SDP 97-01/S 97-20
Ordinance No. 1966 pertaining to application SDP 98-O1
cc Aki Honda Snelling, Planning Manager
Laserfiche
70 North First Street • Campbell, CA 9008-1423 • TES (408) 866-2140 • Fax (408) 866-5140 • E-Mari planning~cityofeampbell.com