Pre-App - 2012Community L3eveiopment Beparanent
January 25, 2012
Matt Edwards
Equity Office
800 Bellevue Way NE, #400
Bellevue, WA 98004
Re: File No: PRE2011-10
Address: 1995 S. Bascom Avenue
Application: Administrative Pre-Application
Dear Mr. Edwards,
Thank you for your November 29, 2011 submittal of a preliminary application requesting
information regarding how to create a condominium of the Pruneyard Plaza Hotel located at the
above referenced address as well as a general inquiry on creating commercial condominiums out
of the retail component. Due to difficulties that arose from a previously submitted Lot Line
Adjustment, review of your pre-application request was suspended until the lot line adjustment
issues were resolved. Now that those issues have been resolved and the previously submitted Lot
Land Adjustment has been rescinded, review of your most recent request has been completed.
The purpose of this letter is to provide comment on the pre-application narrative and the next
steps necessary to move forward with a future condominium unit request. Please note that this
review letter is limited to the proposed development concept and should not be construed as a
substitute for formal project review.
1. Background: The issue of subdividing the Pruneyard various uses (office, retail, hotel)
has been discussed between the City and each successive owner of the Shopping Center.
The City has historically discouraged separating the Center in any way that allows for
each use component to be under independent ownership. The reasoning behind the City's
long standing position is that the center was originally developed with common access,
common utilities, and shared parking that irrevocably ties the center together. By creating
independent ownership, control of the center is diluted to a point where there would be a
concern that uniform maintenance, on-site improvements, and future development of the
site could become problematic or difficult to control.
2. Pruneyard Plaza Hotel Condominium: Notwithstanding the above, staff has evaluated
your request for the hotel condominium. Your request stated that due to the specialized
skills and knowledge necessary to successfully manage a hotel property, it would be
beneficial to provide an ownership opportunity to the existing or future management
PRE2011-10 ~ 1995 S. Bascom Avenue
Pg. 2 of 3
corporation to ensure the highest quality experience for the patrons. Staff has determined
that due to the fact that the hotel component is unique and a distinctly different use from
both the retail and office components, there is not as much of a concern creating the hotel
condominium. Therefore, staff may be supportive dependent on resolution of the
following issues:
a. Site Circulation, Common Area Maintenance, In_ ess/Egress: Staff has a concern
regarding ensuring maintenance of the common areas. Any approval would require
documentation of responsibility for common areas, ingress/egress, site circulation,
and parking.
b. CC&R's: The proposed condominium development would require revised or new
CC&R's. The new CC&Rs should ensure common ingress/egress, shared parking,
and ongoing maintenance throughout the project site.
3. Mandatory Pre-Application: Any request for a Zone Change would require a Mandatory
Pre-Application that includes review of the proposal by the Planning Commission at a
Study Session. In addition to the required submittal documents, an application fee of
$2,065 will be collected.
4. Permit and Fee Requirements: This proposal would require an application for a Zoning
Map Amendment, a Planned Development Permit, a Tentative Parcel Map, and
preparation of an initial study pursuant to the California Environmental Quality Act
(CEQA). The current review fees are listed below. Please note that these fees are subject
to change at the beginning of the fiscal year (July 1) and are due upon application
submittal (unless otherwise noted).
• Zoning Map Amendment:
• Planned Development Permit:
• Tentative Parcel Map:
• Initial Study (CEQA Review):
• Fire Dept. Review Fee:
$8,050
$16,215
$5,485
$5,000 deposit (may not be necessary)
$420
5. Pruneyard Retail Shop Condominiums: In response to the proposed conversion of the
existing retail component of the shopping center to commercial condominiums, staff is
not supportive of this request. As previously discussed, the City has historically not been
supportive of subdividing the Shopping Center due to the loss of consolidated control that
would occur with the introduction of multiple property owners for such a large site.
Single ownership ensures uniform development, ongoing maintenance, and oversight of
site circulation and shared parking. Additionally, the City's position is supported by the
required finding necessary to approve a Planned Development Permit. Pursuant to the
City Zoning Code, in order to support this proposal, the City would be required to find
that the proposed development clearly would result in a more desirable environment and
use of land than would be possible under any other zoning district classification. As the
creation of individual retail commercial condominiums would allow for independent
ownership of each tenant space where there is currently one owner, the City's ability to
70 North First Street • Campbell, CA 95008-1423 • Tel. (408) 866-2140 • Fnx (408) 866-5140 • E~ ^• 4IL planning@cityofcampbell.com
PRE2011-10 ~ 1995 S. Bascom Avenue
Pg. 3 of 3
ensure uniform development and operation of the site would be compromised and
therefore would not create a more desirable environment and use of land.
In addition to the Planning Division, the preliminary project narrative was reviewed by the
Building Division, the Public Works Department, and County Fire Department. Cornments from
Public Works are enclosed. These comments are in the form of anticipated conditions of
approval and post-entitlement requirements. Both the Fire District and the Building Department
had no comment regarding your proposal. Also enclosed are the application packets for the
required pre-application and formal applications for this project.
If you should have any questions regarding these comments, I may be contacted at (408) 866-
2142 or by email at stevep(a~cityofcampbell.com.
Sincerely,
Steve Prosser
Associate Planner
encl: Public Works Comment Sheet
Pre-Application Tier 2 ~ Mandatory
Planned Development Permit Application
Zoning Change Application
Tentative Parcel Map
cc: Paul Kermoyan, Planning Manager
Ed Arango, Associate Engineer
CA-Pruneyard Limited Partnership, 800 Bellevue Way NE #400, Bellevue, WA, 98004
Ray Hashimoto, HMH Architects, 1570 Oakland Road, San Jose, CA 95131
70 North First Street • Campbell, CA 95008-1423 -'EL (408) 866-2140 • FAx (408) 866-5140 • E-Nto[t,planning@cityofcampbell.com