Marriott Courtyard Hotel - 2002CITY OF CAMPBELL
Community Development Department
February 13, 2006
Walter Brosch
District Manager
Campbell Townplace Suites
700 E. Campbell Avenue
Campbell, CA 95008
Re: Limit on Extended Stay -700 E. Campbell Avenne - Campbell Townplace Suites
Dear Hotel Manager:
Please accept this letter as a reminder of conditions of approval associated with the occupancies of the
Campbell Townplaces Suites and the need to pay a hotel transient occupancy tax. The City Council on
June 17, 2003, adopted Ordinance No. 2032 approving the hotel at 690/700 East Campbell Avenue.
Condition No.2 of that approval stated the following:
2. Limitation on Hotel Stay: The use of the property is for transient occupancy as a hotel.
No one shall occupy the hotel for a continuous period of more than nine (9) months.
As I understand, Kirk Heinrichs from the City Manager's Office has informed you that Chapter 3.34 of
the Campbell Municipal Code establishes the hotel occupancy tax for the stay of occupants for the first
thirty days of a hotel stay. Therefore, all guests are required to pay the transient occupancy tax for the
first 30 days. Guests who stay longer in the same room continuously may do so for only 9 months.
Transient tenancy is established by the individual who registers for the room and not by a corporation
that may be paying for the room.
Should you have any questions regarding this information, please contact me at (408) 866-2144 or via e-
mail at timh@cityofcampbell.com.
Associate Planner
Encl: City Council Ordinance No. 2032
cc: Sharon Fierro, Community Development Director
Jesse Takahashi, Interim Finance Director
Campbell Suites Group LLC, 8100 E. 22nnd Street Building 1800-2, Wichita, KS 67226
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CITY OF CAMPBELL
Community Development Department
December 8, 2005
Libby Glass
Barry Swenson Builder
777 North First Street, Fifth Floor
San Jose, CA 95112
Re: Building Final- Marriot's Townplace Suites
690-700 East Campbell A venue
Dear Libby:
The City of Campbell Planning Division has conducted a final inspection of the above referenced
development on December 7, 2005. Based upon a review of the City Council approval the following
items need to be addressed prior to a Planning Division final release to the Building Division:
I. Complete the painting of the perimeter metal fencing. It was noted that three areas had not been
painted at the time of inspection.
2. Complete and paint the roof cover over the entries.
3. Paint all roof mounted venting and flashings. It was noted the metal cap over the rounded activity
area was not painted.
4. It is recommended that the chimney cap be repainted the dark taupe color the current light color
looks unfinished.
5. Complete the painting of the trash enclosure area.
6. Paint the sprinkler back flow valves the dark taupe color.
7. Install benches adjacent to the drinking fountain.
8. Increase the height of the wood railing adjacent to the creek along the creektrail.
9. Complete the signing and designation of disabled parking spaces, please ensure that tow-away
notice signs are installed.
These items only identify those items noted by the Planning Division.
If you have any questions regarding these items, please feel free to phone me at (408) 866-2144 or via
email timh@ci.campbe1I.ca.us.
/(Z>t u.r
Tim J. Haley
Associate Planner
cc: Jackie Young Lind, Senior Planner
Bill Bruckart, Building Official
J:\Plan Check Letters\BLD 690-700 East Campbell - FinaLdoc
70 North First Street Campbell, California 95008-1436 TEL 408.866.2140 FAX 408.866.838\ TI1U 408.866.2790
Page 1 of 1
Jackie C. Young Lind
From: Jackie C. Young Lind
Sent: Tuesday, November 01, 200512:11 PM
To: Tim Haley; Edward Arango; Michelle Quinney; Bill Bruckart; Bob Kass; Syed Wahidi; Sharon Fierro;
Kirk Heinrichs
Subject: Marriott's Update - GOOD NEWS
Tim and I visited Marriott's today and spoke with Ted Winskowski, Barry Swenson, Superintendent. A good
amount of progress has been made since our last site visit.
Upon our return, Tim, Ed A. and I had a conference call with Jim, Barry Swenson, Project Manager.
THE GOOD NEWS IS: MARRIOTT'S HAS TRANSFERRED THEIR 11/18 ARRIVAL DATE GUESTS TO SAN
JOSE**.
Here's a schedule for upcoming work:
1. Demo Pac Bell boxes at vehicular entrance to site: Friday, 11/4.
2. Install differential pavement at entrance: Friday, 11/4 pm.
3. Install median in Campbell Avenue (saw cut, forms and pour): 6 days of work beginning Monday, 11/7.
4. State elevator inspection: Tuesday, 11/8 (Great news! A long lead item!)
5. Fire inspection: Wednesday, 11/9.
6. Overlay street (Union to project frontage): 3 days/side beginning Wednesday 11/9 (!! ... hmmm ... really?
Seems unrealistic...)
Jim understands that DPW will not sign off until improvements are complete. This is the party line, although we
continue to work on a cash deposit agreement in the event that there is a last minute flip out.
FYI:
1. Building inspections of suites are underway.
2. On-site landscaping and drinking fountain work underway.
3. Need to remove staged building materials at rear of building and erect fence.
4. SBC pulled in lines yesterday. Punch down to be completed.
5. Transition from public sidewalk to the creek trail seems overly steep to me (ADA compliant??)
Action Item: Ted needs a contact for the "finding posts"? for the creek trail railing. Bill? Ed?
6. We talked about the possibility of a DPW extension to off-site work hours over the course of the next few
weeks (e.g. nights and/or weekends). Ed and Jim will discuss this further. DPW would need to agree and
Swenson would need to cover the costs of overtime for any needed inspections (right now off-site work is limited
to weekday, 8am-4?pm).
** Marriott's takes three weeks for their corporate inspections (punch and Iife/safety) once the project
receives "final occupancy". (Jim will check with the owner to see if Marriott's will begin their corporate
inspections ahead of a Final Certificate of Occupancy. We discussed the possibility of issuing a Temporary
Certificate of Occupancy. A TCO could create a win/win situation: If a TCO is acceptable to Marriott's, they could
begin their corporate inspections AND the City could withhold guest occupancy (this would not "hold up" Marriott's
because they still need their three weeks.)
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5750 ALMADEN EXPWY
SAN JOSE, CA 95118-3686
TELEPHONE (408) 265-2600
FACIMILE 1408) 266-0271
www.vall eywater. 0 rg
AN EQUAL OPPORTUNITY EMPLOYER
File: 2606
Los Gatos Creek
X-Fac: Central Pipeline
August19,2005
Mr. Jim Shydlowski
Barry Swenson Builder
777 North First Street, Fifth Floor
San Jose, CA 95112
RECEIVED
AUG 2 3 2005
CITY OF C
PLANNIN~~~ELL
T.
Subject: Extension for Permit No. 04367-Campbell Towne Place Suites
Dear Mr. Shydlowski:
The Santa Clara Valley Water District (District) does hereby extend Permit No. 04367 for an
additional three months, until November 17, 2005. This extension is to be kept with the original
permit and a copy of both the original permit and this extension must be kept at the construction
site during construction of this project.
The special provisions associated with the previously issued permit shall apply for all identified
improvements.
Please reference District File No. 2606 on further correspondence regarding this matter. If you
have any questions, or need further information, you can contact me at (408) 265-2607,
extension 2253.
Sincerely,
lU~. Ct~,
~ Sue Tippets, PE
Engineering Unit Manager
Community Projects Review Unit
cc: Mr. Geoff Bradley, Community Development Department, City of Campbell
R. Blair, S. Tippets, V. Stephens, D. Honda, F Baronessa, D. Chesterman, B. Cane,
C. Haggerty, File (2)
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0819c-pl.doc
The mission of the Santo Claro Volley Water District is 0 healthy, safe and enhanced quality of living in Santo Claro County through watershed
stewardship and comprehensive management of water resources in a practical, cost-effective and environmentally sensitive manner.
.JAN. 11.2005 4:53AM
BARRY SWENSON BLDq
~O.3615 P. < rlJ-,t:Z
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BUILDER
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City of Cafll)bell
Building Department
Attn. Jim Hinckell
70 N. First St
Campbell, CA 95008
RE: Campbell Towne Place Suites Hotel
100 E. Campbell Ave.
Campbell, CA
Erosion Control Installation Review Report
Jim,
The erosion control installed at the Campbell Towne Place Suites Job Site was reviewed on
January 3, 2005. The following is a detailed report of the findings as well as the repairs done.
The rock entry had been removed In the previous month and is not needed, since the parking lot
in its entirety has been paved.
The silt fence at the west property Rne was found not to be installed with the fabric Into the soil
the required 12" in a number of areas, and a ten foot area of the silt fence near the redwood
tree, approximatelY 100. from Campbell Avenue, was loose and ready to fall over. On January
5, 2005 these items were repaired. The silt fence was properly installed by means of trenching,
with a trenching machine, a one foot deep ditch the entire length of the west side of the property
and then installing properly the silt fence. During this process the 10' section of fence that
needed repair was also fIXed. The fence is now completely In compliance.
In review of the fiber rolls on the North, South and East property lines, Fiber roll had been found
disturbed or missing near the main entrance an in the south east comer of the lot. Both areas
were repaired and the fiber rolls are installed per plans.
The fiber rolls around the catch basins were not instaDed at the time of inspection, since the
storm drain systems were not tied into the street storm drain line. However, after the review the
fiber rolls were installed in anticipation of the finishing of the storm drain lines.
The street area drain protection is not installed per plans, since the area drain has not yet been
installed. In its place the next Inlet down hili has been protected and was deaned out
The construction site currently has all pertinent erosion control measures in place and
functioning correctly. If you have any questions, please call me at (408) 811-0327.
Very truly yours,
wmJ. barrvswerosonbuilde". cor T:
A DIVISiON OF 13Ro-:EN VALLEY CCI~r'D;:J~" nO;\!
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City of Campbell -- Community Development Department
70 N. First Street, Campbell, CA 95008
MEMORANDUM
From:
Site and Architectural Review Committee
Tim Haley, Associate Pla4't-
Date: September 28, 2004
To:
Subject:
690-700 E. Campbell Avenue -- PLN 2004-103
Landscaping and Irrigation Plan
PROPOSAL
Two conditions of approval of the hotel project on the subject property required the applicant to submit
plans for the Committee's review. The project site is located on the south side of East Campbell
Avenue adjacent to Highway 17. The following conditions applied:
1. Landscaping plans shall include the following:
a. Fifty percent of trees planted on site shall be a minimum 24-inch boxed size and
twenty-five percent shall be 36-inch boxed tree sizes. All shrubs shall be a minimum of 5-
gallon size.
b. All trees planted on the westerly side of the building shall half 24 inch and half 36 inch
boxed tree sizes.
c. Installation of riparian species of plant materials along the Los Gatos Creek frontage
shall be required.
d. Removal of any trees shall require replacement of trees on site in accordance with
replacement standards of the City's Water Efficient Landscape Standards (WELS) and the Tree
Protection Ordinance.
e. All landscaping installed as required per the approved landscape plan shall be
maintained in good health.
f. Applicant shall obtain encroachment permits from the City of Campbell for all work
performed within the right-of-way.
g. The landscape plan shall illustrate appropriate quantities and sizes of plant materials to
ensure buffering of buildings and parking areas.
h. All on-site landscaping shall be installed prior to building occupancy. Landscaping in
the Santa Clara Valley Water District property shall be installed prior to building occupancy
unless otherwise approved by the Community Development Director.
i. The applicant shall protect existing trees during construction to ensure their continued
health. Protective fencing shall be installed around the drip line of the trees and the
recommendations of a certified arborist shall be followed to ensure the safety of the trees.
Plans for the protective fencing and the recommendations of a certified arborist shall be
reviewed and approved prior to the issuance of building permits. Damaged trees shall be
replaced according to the provisions of the Tree Protection Ordinance.
SARC Memorandum - SepLt::nlUcr 28, 2004
690- 700 East Campbell Avenue
page 2 of2
J. Landscape Plan to include landscape and irrigation installation between the project site
and the creek trail (enhancement planting) along the project frontage. Landscaping to be
consistent with Santa Clara Valley Water District requirements.
2. Fences and Retaining Walls: A fencing and wall plan shall be submitted for review and
approval of the Community Development Director.
a. Landscape treatment along East Campbell Avenue to include the installation of a decorative
treatment that creates architectural interest through use of the decorative stone proposed on the
building in the landscape treatment along the street edge. Final design to be reviewed and
approved by the Site and Architectural Review Committee.
Staff Recommendation:
Staff has reviewed the submitted plans and recommends their approval.
Attachment:
Reduced Plans
Location Map
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Community Development Department
September 21, 2004
Re: PLN2002-96 - Landscape Plan for 690-700 E. Campbell Avenue
Dear Applicant:
Please be advised that the above-referenced application has been scheduled for the following
meetings:
Site and Architectural Review Committee Meeting
Date: Tuesday, September 28, 2004
Time: 7:10 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Should you have any questions or comments, please do not hesitate to contact me at (408) 866-
2140.
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Tim J. Haley
Associate Planner
cc: Libby Glass/Campbell Suites Group, LLC (Applicant)
777 N. First Street, 5th Floor
San Jose, CA 95112
John Davis Family Trust (Property Owners)
381 A Stockton Street
San Jose, CA 95126
70 North First Street Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.871.5140 TJ)f) 408.866.2790
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BUILDER
MEMORANDUM
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C!7Y 9 2004
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TO:
City of Campbell
Libby Glass, Development Project Manager ~
FROM:
DA TE:
September 8, 2004
RE:
700 E. Campbell Avenue
This is to inform you that we are aware that notwithstanding issuance of the building
permit our final Lanscape Plan is pending approval by the Parks and Rec Board and
SARC.
Please contact me if you need anything further from me in this regard.
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August 27,2004
Luce, Forward, Hamilton & Scripps LLP
121 Spear Street, Suite 200
San Francisco, CA 94105
Attn: Ms. Trang M. Van
Re: Zoning Verification for 690 & 700 East Campbell Avenue, Campbell, CA
Dear Ms. Van:
In connection with the above referenced properties, I hereby certify and represent the following
statements are true as of the date of this letter:
1) The Zoning Designation of the properties is P-D (Planned Development). The General
Plan Designation is Central Commercial.
2) The following use or uses are allowed within this Zoning District, subject to approval of a
Planned Development Permit: See Campbell Municipal Code section 21.12.030.
3) The approved Planned Development Permit for the property indicates 96 parking spaces.
This number of parking spaces was found to be adequate for the proposed hotel use.
Please do not hesitate to contact me at (408) 866-2140, if you should have any questions
regarding the above information.
Sincerely,
~~
Tim J. Haley
Associate Planner
end: Section 21.12.030 Campbell Municipal Code
Ordinance No. 2032
70 North First Street. Campbell, California 95008-1436 . TEl. 408.866.2140 . FAX 408.871.5140 . mD 408.866.2790
R.lilcon Gcnter II
12"1 Spear Stre(~t
Suite 200
San Fr8nC!5GO, CA 94105~1S82
415256-4600
415.3504010 fax
LueE FORWARD
LUCEr FORWARD, HAM1UON & SCRIPPS l.lY
V'.(\;'i'N.!UC8.cmn
TRANG V AN, PARALEGAL
DIRECT DIAL NUMBER 415356.4630
DIRECT FAX NUMBER 4153563884
EMAIL ADDREsstvan@luce.com
August 23, 2004
32012-3
VIA U.S. MAIL
City of Campbell Planning Department
70 N. First Street
Campbell, CA 95008
Re: Request for Letter of Determination
690 & 700 E. Campbell Avenue, CampbelL CA 95008
APN: 412-09-051: 412-09-053
To Whom It May Concern:
Please issue a Letter of Determination for the property located at 690 & 700 E. Campbell
Avenue, Campbell. Enclosed please find a check in the amount of $60 for fees regarding same.
Also enclosed for your convenience is a self addressed stamped envelope.
In the Letter of Determination, please include clarification with respect to the following:
1. Zoning
2. Use
3. Parking
If you need any further information to complete the Letter of Determination, please feel free to
call me directly at (415) 356-4630. Thank you in advance for your assistance.
cc: Allan E. Low, Esq.
Luen Lam, Esq.
166437.1
CARMEL V ALLEY!DEL MAR . Los ANGELES . SAN DIEGO . SAN FRANCISCO
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August 5, 2004
J[j'j.:l Till (>rd'd/,I (It) 2002
Colleen Haggerty, Assistant Engineer
Community Projects Review Unit
Santa Clara Valley Water District
5750 Almaden Expressway
San Jose, CA 95118-3686
RE: District File No. 2606 -700 E. Campbell Avenue, Campbell, Calif.
PLN2002-96.
Dear Colleen:
As you are aware, the project proponent for the above referenced project is required to
plant "enhancement plantings" on District owned land adjacent to the property and the
Los Gatos Creek Trail.
Please accept this letter as notification that the City of Campbell will be responsible for
maintenance of this landscaping along with the other landscaping within the Santa Clara
Valley Water District lands adjacent to the creek trail.
If you should have any questions regarding the City's responsibility for maintenance of
these areas, you may contact John Iaquinto, Public Works Supervisor at (408) 866-2127.
Thank you for your assistance with this matter.
Sincerely,
4f~O~
Geoff 1. Bradley
Senior Planner
cc: Libby Glass, Project Manager
Barry Swenson Builder
John Iaquinto, Public Works Supervisor
J:\Correspondence\2004\700 E. Campbell Avenue - Mariott.doc
70 North First Street Campbell,California95008-1436. TEL 408.866.:2140 FAX408.871.5140. T1J1)408.866.:2790
b torr
AUG 0 4 2004
CIlY OF CAMPBELL
PLANNlliG DEPT.
File: 2606
Los Gatos Creek
5750 ALMADEN EXPWY
SAN JOSE, CA 95118-3686
TELEPHONE (408) 265-2600
FACIMILE 1408) 266-0271
www.valleywater.org
AN EQUAL OPPORTUNITY EMPLOYER
X-Fac:
Central Pipeline
July 30, 2004
Mr. Robert Seelenbacher
Barry Swenson Builder
777 North First Street, 5th Floor
San Jose, CA 95118-3686
Subject: Campbell Gateway Towneplace Suites, Assessor's Parcel Nos. 412-09-051,
412-09-052, and 412-09-053
Dear Mr. Seelenbacher:
The Santa Clara Valley Water District (District) has reviewed the following information:
· Response letter from Creegan + D'Angelo dated July 8, 2004; revised on-site grading
and drainage plans (Sheets C-O thru C-6); and revised plat and description for dedication
to the City of Campbell (City). This information was received on July 9, 2004.
· Response letter from Barry Swenson Builder dated July 9,2004; response letter from
Hill Associates dated October 28, 2003; revised landscape plans Sheets RE-1, RE-2,
and RE-3; and copy of a letter from the owner's representative dated June 23, 2004.
This information was received on July 12, 2004.
The proposed project will require a District permit per Ordinance 83-2, since it is adjacent to
Los Gatos Creek and District fee title property, and includes work on District fee title property
and over the District's Central Pipeline, a 66-inch-diameter high pressure water line. Based on
our review of the proposed project as shown on the above information we have the following
comments:
1. The on-site grading plans as submitted are acceptable to the District with one minor
change-the elevation of the top of the Central Pipeline is approximately 186.5 feet to
186 feet, not 86.5 feet to 86 feet as indicated on the plans. The District will issue a
permit on the final signed plans that are approved by the City (civil, both on-site and
off-site improvements, and landscaping).
2. The plat and description submitted are acceptable to the District and will be forwarded to
the District's real estate department for processing.
The mission of the Santo Clara Volley Water District is a healthy, safe and enhanced quality of living in Santa Clara County through watershed
stewardship and comprehensive management of water resources in 0 practical, cost-effective and environmentally sensitive manner.
Mr. Robert Seelenbacher
Page 2
July 30, 2004
3. Plans showing the ornamental landscaping and irrigation need to be provided. The
landscaping plans submitted only show the riparian enhancement plantings proposed on
the District's property adjacent to Los Gatos Creek. Please provide landscaping and
irrigation plans for the rest of the site. The plans should show all landscaping adjacent to
or on District property and any irrigation lines or electrical lines for the irrigation system
that will be located on the District's property for the Central Pipeline (Assessor's Parcel
No. 412-09-052).
4. As requested previously, the City will need to provide written assurance to the District
that the proposed riparian enhancement plantings on District fee title property will be
maintained by the City. This will be required to be submitted prior to the issuance of a
District permit.
Please submit two sets of revised plans based on the above comments to the District for permit
review. Reference District File No. 2606 on further correspondence regarding this project.
If you have any questions or need further information, you can reach me at (408) 265-2607,
extension 2322.
Sincerely,
1 .-
,,~L( JVr.{l~
/ ;yColleen Hagg~rtYl P.E.
() v Assistant Civil Engineer
Community Projects Review Unit
cc: Mr. David Voorhies, Creegan + D'Angelo
Mr. Tim Haley, City of Campbell
S. Tippets, V. Stephens, D. Chesterman, C. Haggerty, File (2)
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July 30, 2004
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Libby Glass
Barry Swenson Builders
777 N. First Street, Floor 5
San Jose, CA 95112
Subject:
690-700 East Campbell Avenue - Four-story extended stay hotel
Building Permit No: BLD2003-1364 (Revised Submittal July 2004)
Dear Libby,
The Planning Division has reviewed your revised submittal for a building permit application
for a four-story hotel based upon the City Council's approval.
Based upon the revised plans, the Planning Division requests additional information or has the
following comments regarding the building permit submittal:
1. Approved Plans: The approved material board depicted a composite concrete roof tile. The
building permit submittal indicates a composition shingle material on some plans and a
concrete roof tile on others. Please modify the plans to be consistent with the approved
material sample board.
2. Landscape and Irrigation Plans - Condition No.3: Please provide four copies of the plans
separate from the Building Division submittal per Condition No.3. These plans need to
be reviewed by the Parks and Recreation Commission and the Site and Architectural
Review Committee and approved by the Community Development Director.
The landscape plans additionally lack information regarding the plant materials between
the hotel and the creektrail access.
3. Fencing and Retaining Walls- Condition No.5: Please submit two copies of the plans
detailing the perimeter fence and the retaining walls for approval of the Community
Development Director. Please note that the pillar details need to be reviewed by the Site
and Architectural Review Committee. Condition No. 5 also required the use of a
decorative stone material adjacent to the spa area.
Fencing details of a good neighbor wood fence are provided that do not related to this
project. Additionally, detail of the tubular steel fencing is not provided.
J:\Plan Check Letters\2003\BlD 2003-1364 -700 East Campbell Avenue.doc 2nd.doc
70 North First Street. Campbell, California 95008-1436 TEL 408.866.:2140 . FAX 408.871.5140 . 1'1)1) 408.866.:2790
fot
Plan Check Comments./vr 700 E. Campbell Avenue
Page 2 of2
4. Utility Boxes and Back-Flow Preventers No.7: Please provide a larger section of these
areas that illustrate the screening of these utilities via landscaping or architectural screens.
Previous developments have used dark paint colors to reduce their visibility.
5. Lighting Condition No.8: Please provide lighting details regarding fixtures (styles) and
their location on the building. Details of the lighted bollards do not appear to be provided.
6. Architectural Details Condition 12: Please provide the following:
· Color samples of the building
· Architectural details of the decorative window railings.
· Cultured ledgestone stone on the building base as previously proposed and
reviewed by the Community Development Director. Additionally, please provide a
detail of the transition between the ledgestone and stucco wall materials. This
transition is generally handled through a cap material or stucco transition.
Please do not hesitate to contact me at (408) 866-2144 or via e-mail at
timh((l),cityofcampbell.com , if you have any questions about these comments.
Sincerely,
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Associate Planner
cc: Frank Mills, Senior Building Inspector
Geoff Bradley, Senior Planner
May 20,2004
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SAN JOSE, CA 95118-3686
TELEPHONE (408) 265-2600
FACIMILE (408) 266-0271
www.valleywater.org
AN EQUAL OPPORTUNITY EMPLOYER
File:
2606
Los Gatos Creek
X-Fac:
Central Pipeline
Mr. David Voorhies
Creegan + D'Angelo
1075 North Tenth Street, Suite 100
San Jose, CA 95112-2923
Subject: Campbell Gateway Towneplace Suites, Assessor's Parcel Nos. 412-09-051,
412-09-052, and 412-09-053
Dear Mr. Voorhies:
The Santa Clara Valley Water District (District) has reviewed the following information received
on May 10,2004:
· Response letter from Creegan + D'Angelo dated May 7,2004; response letter from
Hill Associates (landscaping) dated October 28, 2003; and two letters from NB Houge
Construction (construction loading over pipeline) dated February 4, and
February 11, 2004; and a copy of the AES Geotechnical Investigation Report dated
October 2002.
· Street Improvement Plans sheets 1-5 of 5.
· On Site Engineering Grading and Drainage Plans sheets C-O through C-6 dated
October 10, 2003.
· Plans for the riparian enhancement planting, sheet RE-1, RE-2, and RE-3 dated
September 2, 2003.
The proposed project will require a District permit per Ordinance 83-2, since it is adjacent to
Los Gatos Creek and District fee title property, and includes work on District fee title property
and over the District's Central Pipeline, a 66-inch-diameter high pressure water line. Based on
our review of the proposed project, as shown on the above information, we have the following
comments:
1. On sheet C-1 (on-site improvement plans), note 1, states that the existing sanitary sewer
line to be abandoned should be either filled with slurry or crushed in place. The previous
The mission of the Santa Clara Valley Water District is a healthy, safe and enhanced quality of living in Santa Clara County through watershed
stewardship and comprehensive management of water resources in a practical, cost-effective ond environmentally sensitive manner.
Mr. David Voorhies
Page 2
May 20, 2004
plans stated it was to be either abandoned in place or removed. All portions of the
sanitary sewer located within the District's property should be either removed or filled
with slurry to prevent damage to the Central Pipeline.
2. On sheet C-1 (on-site improvement plans), the elevations shown for the top of the
Central Pipeline appear to be incorrect.
3. On sheet C-3, the plan should include a note indicating that the fire water line along the
westerly property line must be located completely on private property, as the District
does not allow longitudinal utility encroachments on the property.
4. On sheet 2 of the off-site improvement plans, a street light and electrical pull box are
proposed on District property for the Central Pipeline. These improvements should be
placed outside of District property and a minimum of 10 feet from the pipeline. The
plans need to show any electrical lines proposed to cross District property and/or the
Central Pipeline. Please note that the as-builts for the Central Pipeline show the outside
of the pipeline to be approximately 9 feet from the easterly property line, and the
improvement plans should accurately show the pipeline location and the approximate
outside edge of the pipeline.
5. The landscape plans submitted are the same as the ones submitted previously and no
changes have been made to them. Our September 26,2003, comments regarding the
landscaping and irrigation for the site still need to be addressed, and are listed below for
your information:
. Plans showing the rest of the landscaping and irrigation need to be submitted for
review, including details for all irrigation lines over the District's property and
Central Pipeline, and at the southern end of the building.
. The riparian enhancement plans need to clearly show the property lines on all
plan view sheets.
· On sheet RE-3, the word "mitigation" should be removed from note 1 as none of
the proposed planting is mitigation planting; it is voluntary enhancement planting.
· Sheet RE-3 shows seven 36 inch and 24 inch box size oak trees are proposed
on and directly adjacent to the District's property for Los Gatos Creek, and these
trees are listed on the plans as "non-riparian enhancement plants." Oak trees
are considered riparian species, and as such, all oaks used need to be grown
from local stock just as the shrubs and groundcover. We understand that larger
size trees may be desirable, but box size trees should be used on private
property only and should be an ornamental variety that is not listed on our
prohibited plant list (see enclosure). All riparian plants used on the District's
property for Los Gatos Creek are to be grown from local stock to preserve the
genetic integrity of the riparian plants. The District will require a copy of the
Mr. David Voorhies
Page 3
May 20, 2004
nursery contract for the contract grown plants as evidence of origin of the plant
material being used.
6. Comments Nos. 14 and 20 through No. 23 from our September 26,2003, letter still need
to be addressed.
7. Grading on district fee title property adjacent to Los Gatos Creek is strictly prohibited.
Please stake the property line and erect construction fencing to prevent impacts and
trespass onto the property.
8. The District shall not be responsible for maintaining, repairing, or replacing any of the
identified improvements which are constructed on our fee title property. This includes
utilities, curb, gutter, parking lots, or other items. As such, the property owner or
developer's representative will need to counter sign the construction and encroachment
permit acknowledging this condition.
9. The District requests written confirmation from the owner of the property that
acknowledges that this agency shall not be held liable, or compensation be required
should it be necessary to repair, maintain, replace, or relocate the Central Pipeline once
the site improvements are constructed and the hotel begins operations.
Please submit two sets of revised plans based on the above comments to the District for permit
review. Reference District File No. 2606 on further correspondence regarding this project.
If you have any questions or need further information, you can reach me at (408) 265-2607,
extension 2322.
.\
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'/ Assistant Civil Engineer
Community Projects Review Unit
cc: Mr. Tim Haley, City of Campbell
S. Tippets, V. Stephens, D. Chesterman, C. Haggerty, File (2)
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Community Development Department
May 11, 2004
Libby Glass
Barry Swenson Builders
777 N. First Street, Floor 5
San Jose, CA 95112
Subject:
690-700 East Campbell Avenue - Four-story extended stay hotel
Building Permit No: BLD2003-1364
Dear Libby,
I recently received a note that your office is again pursuing building permits for the above
reference hotel project. Consequently, I am sending you an updated plan check letter. Your
response to these items would be appreciated with a revised submittal.
The Planning Division has reviewed your building permit application for a four-story hotel
based upon the City Council's approval granted by Ordinance No.2032, on the referenced
property.
Based upon the submitted plans, the Planning Division requests additional information or has
the following comments regarding the building permit submittal:
1. Approved Plans: The approved material board depicted a composite concrete roof tile. The
building permit submittal indicates an asphalt composition shingle material. Please modify
the plans to be consistent with the approved material sample board.
2. Landscape and Irrigation Plans - Condition No.3: Please provide four copies of the plans
per Condition No.3. These plans need to be reviewed by the Parks and Recreation
Commission and the Site and Architectural Review Committee and approved by the
Community Development Director.
The landscape plans additional lack information regarding the plant materials between the
hotel and the creektrail access.
3. Fencing and Retaining Walls- Condition No.5: Please submit two copies of the plans
detailing the perimeter fence and the retaining walls for approval of the Community
Development Director. Please note that the pillar details need to be reviewed by the Site
and Architectural Review Committee.
J:\Plan Check Letters\2003\BLD 2003-1364 -700 East Campbell Avenue.doc 2nd.doc
70 North First Street Campbell, California 95008-1436 TEL 408.866.:2140 FAX 408.871.5140 . 1'1)1) 408.866.:2790
Plan Check Commentsfor, _) E. Campbell Avenue
Page 2 of2
Fencing details of a good neighbor wood fence are provided that do not related to this
proj ect.
4. Utility Boxes and Back-Flow Preventers No.7: Please provide a larger section of these
areas that illustrate the screening of these utilities via landscaping or architectural screens.
Previous developments have used dark paint colors to reduce their visibility.
5. Lighting Condition No.8: Please provide lighting details regarding fixtures (styles) and
their location on the building.
6. Driveways Condition No. 10: Please illustrate a decorative pavement treatment at the
entrance driveway as required by this condition.
7. Architectural Details Condition 12: Please provide color samples of the building and
architectural details ofthe decorative window railings.
Additionally, please provide a detail of the transition between the ledgestone and stucco
wall materials. This transition is generally handled through a cap material or stucco
transition.
8. Street Improvements Condition 41: The plans do not indicate the installation of a
public drinking fountain. Additionally, a recommendation to change the bench type to
a manufacturer and style as used along other portions of Campbell Avenue may be
forthcoming.
9. Downspouts: The building design has significant eaves that may create awkward
downspout locations and designs. It would be helpful to prepare a drainage plan that
anticipates these drainage facilities.
Please do not hesitate to contact me at (408) 866-2144 or via e-mail at
timh@citvofcampbell.com , if you have any questions about these comments.
Sin~_
Tiro J. Haley ~
Associate Planner
cc: Frank Mills, Senior Building Inspector
GeoffBradley, Senior Planner
Ed Arango, Associate Engineer
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Community Development Department - Current Planning
February 17, 2004
Libby Glass
Barry Swenson Builders
777 N. First Street, Floor 5
San Jose, CA 95112
Subject:
690-700 East Campbell A venue - (PLN 2002-96)
Extended Stay Hotel - Swimming Pool Proposal
Dear Libby,
The Planning Division has reviewed your preliminary submittal for minor changes to the hotel
project on the subject property. The proposed changes are as follows:
1) Reducing the number of suites from 95 to 86 rooms;
2) Minor changes in window locations to accommodate the new room configurations;
3) Reducing the number of parking spaces from 96 to 86;
4) Providing a swimming pool and sports court in the parking area; and
5) Eliminating the spa.
Based upon the submitted plans, the Community Development Director is supportive of these
changes in concept pursuant to section 21.06.080 of the Campbell Municipal Code, with the
exception of the sports court which should be retained as landscaping. Additionally, it is
recommended further study and details be provided to address the following issues:
1) Relocate the pool equipment building and trash enclosure area adjacent to the pool;
2) Provide further details of the wall, pillars and fencing around the pool. It is
recommended that open ornamental fencing, decorative pillars and solid walls be
provided around the pool that have a similar design to other fences and wall u.sed in the
project;
3) Please provide clearance from P. G. & E. regarding the pool location and easement at
the time of Building Department submittal;
4) Provide accessibility to the swimming pool per building code requirements; and
5) That the proposed changes will need to be reviewed and approved by the Building
Division, the Public Works Department and the Santa Clara County Fire Department.
J:\Plan Check Letters\BLD Swimming Pool Proposal-700 East Campbell Avenue.doc
70 North First Street. Campbell, California 95008-1436 TEL 408.866.:2!40 . FAX 408.866.8381 TOll 408.866.:2790
Plan Check Comments/a. . JO E. Campbell Avenue
Page 2 0/2
Please do not hesitate to contact me at (408) 866-2144 or Via e-mail at
timh@citvofcampbell.com, if you have any questions about these comments.
~~
Tim J. Haley
Associate Planner
cc: Frank Mills, Senior Building Inspector
Geoff Bradley, Senior Planner
Ed Arango, Associate Engineer
Wayne Hokanson, Santa Clara County Fire Department
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November 10, 2003
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Libby Glass
Barry Swenson Builders
777 N. First Street, Floor 5
San Jose, CA 95112
Subject:
690-700 East Campbell A venue - Four-story extended stay hotel
Building Permit No: BLD2003-1364
Dear Libby,
The Planning Division has reviewed your building permit application for a four-story hotel
based upon the City Council's approval granted by Ordinance No.2032, on the referenced
property.
Based upon the submitted plans, the Planning Division requests additional information or has
the following comments regarding the building permit submittal:
1. Approved Plans: The approved material board depicted a composite concrete roof tile. The
building permit submittal indicates an asphalt composition shingle material. Please modify
the plans to be consistent with the approved material sample board.
2. Landscape and Irrigation Plans - Condition No.3: Please provide four copies of the plans
per Condition No.3. These plans need to be reviewed by the Parks and Recreation
Commission and the Site and Architectural Review Committee and approved by the
Community Development Director.
The landscape plans additional lack information regarding the plant materials between the
hotel and the creektrail access.
3. Fencing and Retaining Walls- Condition No.5: Please submit two copies of the plans
detailing the perimeter fence and the retaining walls for approval of the Community
Development Director. Please note that the pillar details need to be reviewed by the Site
and Architectural Review Committee.
Fencing details of a good neighbor wood fence are provided that do not related to this
project.
J:\Plan Check Letters\BLD 2003-1364 -700 East Campbell Avenue.doc
70 North First Street Campbell, California 95008-1436 . TEL 408.866.:2140 lAX 408.871.5140 . TDD 408.866.:2790
Plan Check Comments for ; E. Campbell Avenue
Page 2 of2
4. Utility Boxes and Back-Flow Preventers No.7: Please provide a larger section of these
areas that illustrate the screening of these utilities via landscaping or architectural screens.
Previous developments have used dark paint colors to reduce their visibility.
5. Lighting Condition No.8: Please provide lighting details regarding fixtures (styles) and
their location on the building.
6. Drivewavs Condition No. 10: Please illustrate a decorative pavement treatment at the
entrance driveway as required by this condition.
7. Architectural Details Condition 12: Please provide color samples of the building and
architectural details of the decorative window railings.
Additionally, please provide a detail of the transition between the ledgestone and stucco
wall materials. This transition is generally handled through a cap material or stucco
transition.
8. Street Improvements Condition 41: The plans do not indicate the installation of a
public drinking fountain. Additionally, a recommendation to change the bench type to
a manufacturer and style as used along other portions of Campbell A venue may be
forthcoming.
9. Downspouts: The building design has significant eaves that may create awkward
downspout locations and designs. It would be helpful to prepare a drainage plan that
anticipates these drainage facilities.
Please do not hesitate to contact me at (408) 866-2144 or VIa e-mail at
timh@citvofcampbel1.com , if you have any questions about these comments.
Silf~
Tim J. Haley
Associate Planner
cc: Frank Mills, Senior Building Inspector
Geoff Bradley, Senior Planner
Ed Arango, Associate Engineer
5750 ALMADEN EXPWY
SAN JOSE, CA 95118-3686
TELEPHONE (4081 265-2600
FACSIMilE (408) 266-0271
www.valleywater.org
AN EQUAL OPPORTUNITY EMPLOYER
RECEIVED
SEP 3 0 2003
CITY OF CAMPBELL
PLANNING DEPT.
File: 2606
Los Gatos Creek
X-Fac: Central Pipeline
September 26, 2003
Mr. David Voorhies
Creegan + D'Angelo
1075 North Tenth Street, Suite 100
San Jose, CA 95112-2923
Subject: Campbell Gateway Towneplace Suites, Assessor's Parcel Nos. 412-09-051, -052,
and -053
Dear Mr. Voorhies:
The Santa Clara Valley Water District (District) has reviewed the following information submitted
to the District:
· Preliminary plat, description, and closure calculations for the quitclaim to the City dated
August 8, 2003, and received on August 11, 2003.
· Architectural plan sheet A 1.1 and A3.1 dated April 21, 2003, and received on August 28,
2003.
· Civil plan sheets C-O through C-5 dated August 25, 2003, and received on August 28,
2003.
Response letter from Creegan + D'Angelo dated August 27,2003, with letter from AES
Engineering (slope stability), NB Houge Construction (construction loading over
pipeline), and a certificate of insurance from Barry Swenson Builder and received on
August 28,2003.
· Plans for the riparian enhancement planting, sheet RE-1, RE-2, and RE-3, and
specifications dated September 2, 2003, and received on September 4, 2003.
· Revised paving plan, sheet C-4, dated August 25,2003, and received September 10,
2003.
The proposed project will require a District permit per Ordinance 83-2, since it is adjacent to Los
Gates Creek and District fee title property and includes work on District fee title property and
over the District's Central Pipeline, a 66-inch-diameter high pressure water line. Based on our
review of the proposed project as shown on the above referenced plans we have the following
comments:
Tne mission of tne Santa Clara Valley Water District is a healthy, safe and enhanced quality of living in Santa Clara County through watershed ^
stewardship and comprehensive management of water resources in a practicol, cost-€ffective and environmentally sensitive manner. ....
Mr. David Voorhies
Page 2
September 26, 2003
1. The insurance certificate provided is acceptable. Please have renewals sent to the
District with the additional insured endorsement for the duration of the project
construction.
2. As-built plans showing all work, including all utility installations and abandonments, done
on District fee title property will need to be submitted to the District at the completion of
the project.
3. Sheet C-1 does not show the extent of removal of the existing District maintenance road
located adjacent to the site. Please clearly show the limits of existing pavement
removal.
4. Sheet C-3 shows a fire hydrant located on the east side of the District's fee title property
with a fire service line crossing the right of way and continuing north along the west
property line for the 66-inch-diameter Central Pipeline. Improvements and utility
crossings on the District property are to be minimized. The plan should include a note
indicating that the line along the westerly property line must be located completely on
private property, as the District does not allow longitudinal utility encroachments on the
property.
The preferred hydrant located would be west of the District's property. If the hydrant
must be located near the currently proposed location, it should be moved to private
property on the parking island in the middle of the parking lot. Any required crossing of
the service line through District property should be made perpendicular to the alignment
of the Central Pipeline. Please revise the plans accordingly. Details and cross sections
will be required for any service line located on District property.
5. Cross sections showing the Central Pipeline in relation to the proposed improvements
and the foundation excavation for the building need to be included in the civil plans;
currently the sections are only shown on the architectural plans. In addition, it doesn't
appear that the pipeline is correctly shown on the plans per the as-built drawings we
previously transmitted.
6. The civil plans need to include specific notes to ensure the protection of the Central
Pipeline during construction of this project, such as the restriction regarding loading in
excess of H20. Also, note that the grades on the District's property are to remain
generally as they exist currently; demolition for construction of the parking lot is
acceptable however no additional excavation on District property is to occur.
7. Sheet C-5 shows that the stabilized construction entrance for the project will be located
on the District's property and over the Central Pipeline. In order to protect our pipeline
we will require that the construction entrance not be located on District fee title property.
In addition, steel plates are to be placed over the pipeline for added protection.
8. Equipment storage and stockpiling of materials should be located outside of the District's
fee title property.
Mr. David Voorhies
Page 3
September 26, 2003
9. More information needs to be provided regarding the construction methods and
equipment that will be used on site. Please provide a list and information on the type of
equipment that will be used for the building foundation excavation and identify the depth,
horizontal extent, dewatering, type of footings to be installed, and shoring for the
excavation. Though no excavation is proposed on District property we need details of
the proposed excavation to determine if it poses any risk to the pipeline and if so what
measure can be taken to mitigate any impacts.
10. Please transmit a copy of the geotechnical report for the foundation subgrade
preparation and the structural plans for the foundation.
11. Cross sections showing all utilities crossing the District's property and the Central
Pipeline must be included in the civil plans. Cross sections must clearly show the depth
of the proposed utility and clearance to the Central Pipeline. Below grade electrical
power conduits in the vicinity of the pipeline may require special insulating measures to
prevent stray currents from creating corrosive conditions.
12. Please note that about three years ago a joint trench was installed .over the Central
Pipeline at Campbell Avenue to provide underground utility service to the project site
and an insulating blanket was placed between the joint trench and the Central Pipeline.
The insulating blanket is not to be disturbed by the proposed construction, though if this
is not possible the blanket will need to be replaced and details showing this will need to
be included in the plans. Enclosed is a plan sheet showing the joint trench and
insulating blanket installation.
13. Sheet A 1.1 doesn't clearly or correctly show the location of the proposed removable
bollards at the District's' maintenance road at Campbell Avenue.
14. As requested in our October 9, 2003 letter, the City should provide written assurance to
the District that the proposed riparian enhancement plantings on District fee title property
will be maintained by the City. This will be required prior to issuance of the District
permit for the project.
15. Plans showing the rest of the landscaping and irrigation need to be submitted for review,
including details for all irrigation lines over the District's property and Central Pipeline.
16. The riparian enhancement plans need to clearly show the property line on all plan view
sheets.
17. On sheet RE-3 the word "mitigation" should be removed from note No. 1 as none of the
proposed planting is mitigation planting; it is voluntary enhancement planting.
18. Sheet RE-3 shows seven 36-inch and 24-inch box size oak trees are proposed on and
directly adjacent to the District's property for Los Gatas Creek, and these trees are listed
on the plans as "non-riparian enhancement plants." Oak trees are considered riparian
species and as such all oaks used need to be grown from local stock just as the shrubs
and groundcover. We understand that larger size trees may be desirable, but box size
trees should be used on private property only and should be an ornamental variety that
Mr. David Voorhies
Page 4
September 26, 2003
is not listed on our prohibited plant list (see enclosure). All riparian plants used on the
District's property for Los Gatos Creek are to be grown from local stock to preserve the
genetic integrity of the riparian plants. The District will require a copy of the nursery
contract for the contract grown plants as evidence of origin of the plant material being
used.
19. The riparian enhancement plant list is acceptable; however, please note that arbutus
menziessi 'marina' must not be substituted for the local grown arbutus menziessi and
that the madrone can be difficult to grow container cultures.
20. The plat legend for the street dedication from the District to the City should indicate that
the area being dedicated to the City will have a District easement for the pipeline
reserved.
21. The description should indicate the area of the property in acres as well as square feet.
22. The description needs the reservation of a District easement for our water pipeline as
part of this quitclaim to the City.
23. The final plat and description will need to be signed and stamped by a licensed land
surveyor or qualified registered civil engineer.
Please submit two sets of revised plans based on the above comments to the District for permit
review. Reference District File No. 2606 on further correspondence regarding this project.
If you have any questions or need further information, you can reach me at (408) 265-2607,
extension 2322.
r.el)p
Colleen Haggerty, P.E.
Assistant Engineer
Community Projects Review Unit
Enclosure: Prohibited Plant List; Plan Sheet Showing Joint Trench and Insulating Blanket
Installation
cc: Mr. Tim Haley, Planning Department, City of Campbell
S. Tippets, V. Stephens, D. Chesterman, C. Haggerty, File (2)
ch:jl
0926c-pl.doc
5750 ALMADEN EXPWY
SAN JOSE, CA 95118-3686
TELEPHONE (4081 265-2600
FACSIMILE 14081 266-0271
www.valleywater. org
AN EQUAL OPPORTUNITY EMPLOYER
FiU6
File: 2606
Los Gatos Creek
July 29, 2003
Mr. David Voorhies
Creegan + D'Angelo
1075 North Tenth Street, Suite 100
San Jose, CA 95112-2923
Subject: Campbell Gateway Towneplace Suites, 412-09-051, 052, 053
Dear Mr. Voorhies:
The Santa Clara Valley Water District (District) has reviewed the Conceptual Grading and
Drainage Plan, prepared by Creegan + D'Angelo, dated November 5, 2002, and submitted to
the District on June 19, 2003.
The proposed project will require a District permit per Ordinance 83-2, since it is adjacent to Los
Gatos Creek and District fee title property and includes work on District fee title property and
over the District's Central Pipeline, a 66-inch diameter high pressure water line.
Based on our review of the proposed project as shown on the above-referenced plans, we have
the following comments:
1 . The District has previously provided comments regarding our concerns about the
project's mass in relation to the trail and its users. The latest plans submitted show that
the building footprint has been modified from the previous plans. The changes include
increasing the building length approximately 10 feet and moving the building closer to
the property line. Previously, the setback at Section A was 18.5 feet and now it is
18 feet and at the northerly end of the building (closest point to the property line), the
building was 14.9 feet from the property line and now it is 10 feet. Placement of
approximately 2.5 feet of fill for the building site will further increase the apparent size of
the project to trail users. Also, the fencing proposed along the westerly property line
may add to the apparent mass of the project from the trail depending on the height and
type of fencing used. It is unclear why these changes, though seemingly minor, have
occurred considering the fact that the District, the Planning Commission, and various
City residents have voiced concern about the size, proximity, and mass of this project in
relation to the trail.
2. The District understands the City will be requesting dedication of 10 feet along Campbell
Avenue for the new sidewalk and street improvements. The District is agreeable to the
quitclaim of the fee title property (approximately 30 feet by 10 feet) along Campbell
The mission of the Santa Clara Valley Water District is a healthy, safe and enhanced quality of living in Santa Clora County through watershed
stewardship and comprehensive management of water resources in 0 practical, cost-effective and environmentally sensitive manner.
(;
Mr. David Voorhies
Page 2
July 29, 2003
Avenue, with an easement reservation, for the new public improvements. Please submit
plats and descriptions for the area to be quitclaimed for our review.
3. The District currently accesses the creek from the paved maintenance road located to
the west of the project property. It appears that at the entrance of this road from
Campbell Avenue, a driveway is proposed along with sidewalk and curb and gutter
improvements. To maintain adequate access to the District maintenance road, a
reinforced concrete maintenance road driveway (see enclosed detail) 18 feet wide will
need to be constructed in place of the proposed 10-foot-wide driveway. Removable
bollards will also need to be installed to prevent unauthorized vehicles from accessing
the road. In addition, the footprint of the new paved area should, at a minimum, conform
to the existing paved area to provide adequate room for District vehicles to maneuver in
and out of the site with equipment (see enclosed plan). Please revise the plans as
necessary to maintain the District's access to the maintenance road and creek.
4. All pavement placed on District property needs to be designed for H-20 loading and the
driveway approach should be reinforced per the enclosed detail to minimize damage if
District access through the site is required.
5. Details for all improvements to be placed on District property must be provided including
pavement section, utility crossings, fencing, driveway details, and removable bollard
details.
6. Details need to be provided for the proposed retaining wall along the top of bank,
including grading required on the slope and footing details. Please note that no portion
of the wall, including the footings, is to be located on the District's fee title property.
7. More information is needed on the plans to show that runoff from the street will not be
directed to the District's maintenance road and Los Gatos Creek at the new driveway
approach and that runoff from the site will not be directed to the District's property
(Assessor's Parcel Nos. 412-09-049 and 412-09-050). The plans show that some inlets
will be provided between the building and property line; however, there are no swales
shown to direct the runoff from the south and the southwest portions of the building to
the storm drain system and there is not enough elevation information provided to
indicate that the site will be graded to direct all the site runoff to the storm drain system.
Please provide adequate drainage facilities and elevations on the plans to ensure that
drainage from the site is not directed to Los Gatos Creek.
8. It is unclear if the two gates shown along the easterly fence are proposed to be used for
guest access to the trail or if they are only to provide staff access around the fence for
maintenance purposes. Private trail access points along the trail are discouraged, and if
the purpose is maintenance of the property outside of the fence, the fence could be
located at the property line to eliminate the need for the gates. Please clarify the
intended use for the gates or modify the plan as necessary.
9. The foundation for the building may require special design considerations and a slope
stability analysis for the project should be completed. The slope stability analysis should
Mr. David Voorhies
Page 3
July 29,2003
include both the 1 OO-year and 1 O-year water surface elevations in Los Gatos Creek as
design parameters with rapid drawdown of the water surface in the creek to simulate
likely storm events.
10. Cross sections through the District's Central Pipeline and the building foundation,
information regarding the construction methods to be used for construction over the
Central Pipeline, and information regarding the construction methods to be used for the
building foundation need to be provided for District review. Construction of the proposed
improvements is not to impact the Central Pipeline and the applicant must demonstrate
this by providing the above information and any additional information on how the
pipeline will be protected during construction. Enclosed for your use is a copy of the
as-built plan for the Central Pipeline.
11. Grading, landscaping, irrigation, utility work, erosion and sediment control measures,
etc., and details as necessary need to be shown on the plans and reviewed by the
District prior to permit issuance.
12. New, more stringent water quality regulations of the Clean Water Act have recently been
triggered because the National Pollutant Discharge Elimination System permits program
has failed to protect beneficial uses of the County's creeks and the South San Francisco
Bay, as evidenced by such observations as violations of ambient water quality criteria;
high concentrations of toxic substances; and fish consumption health advisories. These
new regulations require that the Total Maximum Daily Loads (TMDL) of sediment, heavy
metals, exotic species, pesticides, and other pollutants are to be calculated for
discharges to South San Francisco Bay. It is likely that since the South San Francisco
Bay has been identified as an impaired water body that TMDLs for these pollutants will
establish load allocations for discharges, which may affect not only direct discharges to
the Bay but also those to the creeks and tributaries that flow into the Bay.
This site is located within the Los Gatos Creek watershed and runoff from the site
discharges to Los Gatos Creek which in turn flows into the Guadalupe River and into the
Bay. Therefore, it is highly recommended that postconstruction control measures for
storm water quality protection be included in the redevelopment of this site, in an effort to
protect the quality of water entering Los Gatos Creek and eventually the Bay.
Redevelopment of sites, such as this one, provides the opportunity to include site
features to aid in improving water quality in an urban area such as the City of Campbell
and Santa Clara County. Such measures may include directing runoff from parking lots
and roofs to appropriate landscaping areas to allow pollutants to be reduced in the water
that will eventually be discharged to Los Gatos Creek. A good source to reference for
information regarding how to include such features in the final site design is the Start at
the Source Design Guidance Manual for Storm water Quality Protection, a copy of which
can be obtained through the Bay Area Stormwater Management Agencies Association.
13. The project proponent is reminded that the surface use of the District's property does not
provide for compensation for the replacement of improvements constructed on District
property that must be removed for the maintenance and operation of the District's
Mr. David Voorhies
Page 4
July 29,2003
Central Pipeline. In addition, in the event that maintenance or repairs are necessary,
portions of the proposed parking lot and driveway may be inaccessible.
14. The use of vehicles or equipment that exceeds H20 loading is prohibited on the District's
fee title property at all times. Please provide information regarding the equipment that
will be used on site to perform activities such as pile driving, grading, and demolition.
15. Prior to issuance of a permit, the District will require that a certificate of insurance from
the contractor be provided, to cover construction activities that occur on District fee title
property. Enclosed for your use are the requirements for the certificate of insurance.
The majority of the above comments were provided previously to the applicant and the City (see
enclosed letters dated September 9,2002 and October 9,2002) and have not been addressed
by the plan submitted. Please submit two sets of revised plans based on the above comments
and all other applicable comments in the enclosed letters to the District for permit review.
Reference District File No. 2606 on further correspondence regarding this project.
If you have any questions or need further information, you can reach me at (408) 265-2607,
extension 2322.
Sincerely,
~
Colleen Haggerty
Assistant Engineer
Community Projects Review Unit
Enclosures:
1. District Standard Driveway Detail
2. Red-Lined Plan Sheets
3. District Comment Letter Dated September 9,2002
4. District Comment Letter Dated October 9,2002
5. Certificate of Insurance Requirements
6. Central Pipeline As-Built Plan Sheet CSP 23
cc: Mr. Tim Haley, Planning Department, City of Campbell
S. Tippets, V. Stephens, D. Chesterman, C. Haggerty, File (2)
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0728b-pl.doc
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City of Campbell -- Community Development Department
70 N. First Street, Campbell, CA 95008
MEMORANDUM
To:
Distribution
TimJ.4
Date: June 24, 2003
From:
Subject: Campbell Suite Group - 690/700 East Campbell Avenue
Please find attached a copy of City Council Ordinance No. 2032 which approved a Planned
Development Permit for the construction of an extended stay hotel on the subject site.
If you should have any questions regarding the City Council action, please do not hesitate to contact
me at 866-2144.
distribution: Bill Bruckart, Building Official
Ed Arango, Associate Engineer
Wayne Hokanson, Deputy Fire Marshall II
MEMORANDUM
Date:
Tim Haley
A ociate Planner, Comm. Development Department
. {;'tJ
J Hemsley
e uty City Clerk
To:
From:
Subject:
Planned Development Permit (PLN 2002-96) - Campbell Suites Group,
LLC - 690-700 E. Campbell Avenue
At the regular meeting of June 17, 2003, the City Council gave second reading to
Ordinance No. 2032 approving a Planned Development Permit (PLN 2002-96) to allow
the construction of a new 95 room extended stay hotel for property owned by the John
Davis Family Trust located at 690-700 E. Campbell Avenue in a PD (Planned
Development) Zoning District. A certified copy of the adopted Ordinance is attached
for your records.
A certified copy of the Ordinance has been forwarded to the applicant, Ms. Libby
Glass, on behalf of Campbell Suites Group, LLC.
A Summary of this Ordinance will be published in the Campbell Express dated June 25,
2003.
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CITY OF CAMPBELL
City Clerk's Office
June 20, 2003
Campbell Suites Group, LLC
Attn: Ms. Libby Glass
777 N. First Street, 5th Floor
San Jose, CA 95112
Dear Ms. Glass:
At the regular meeting of June 17, 2003, the City Council adopted the following Ordinance in
regard to your project located at 690-700 E. Campbell Avenue:
Ordinance No. 2032 approving a Planned Development Permit (PLN 2002-96) to allow
the construction of a 95-unit extended stay hotel on property owned by the John Davis
Family Trust located at 690-700 E. Campbell Avenue in a P-D (Planned Development)
Zoning District.
A certified copy of the above mentioned Ordinance is attached for your records.
Please be advised that the Ordinance becomes effective 30 days from the date of adoption.
Should you have any questions in regard to the City Council's action, please do not hesitate to
contact this office (866-2117) or Tim Haley, Associate Planner, Community Development
Department.
Enc.
cc. John Davis Family Trust, 381 A Stockton Street, San Jose, CA 95126
Tim Haley, Associate Planner
70 North First Street. Campbell, California 95008.1423 . TEL 408.866.2117 . FAX 408.374.6889 . TOD 408.866.2790
2. Payment of Bills and Claims
This action approves the list of bills and claims for payment as follows: payroll related
checks dated May 29,2003 in the amount of $10,003.48; bills and claims checks dated
June 2,2003 in the amount of $137,981.47; payroll related checks dated June 5, 2003
in the amount of $196,548.35; and bills and claims checks dated June 9, 2003 in the
amount of $135,610.72; for a combined total of $480,144.02
3. Ordinance 2032 Application of Ms. Libby Glass, on behalf of Campbell Suites
Group, LLC, for a Planned Development Permit (PLN2002-96) to allow the
construction of a new 95 room extended stay hotel for property owned by the John
Davis Family Trust located at 690-700 E. Campbell A venue in a PD (planned
Development) Zoning District (Second Reading/Roll Call Vote)
Second reading of Ordinance 2032 approves a Planned Development Permit (PLN2002-
96) to allow the construction of a new 95 room extended stay hotel for property owned
by the John Davis Family Trust located at 690-700 E. Campbell A venue in a PD
(Planned Development) Zoning District.
7. Approval of Agreement for Traffic Enforcement Services on Santa Clara County
Expressways (Resolution/Roll Call Vote)
Resolution 10196 authorized the Mayor to execute an Agreement between the
California Highway Patrol, Santa Clara County, and the Cities of Campbell, Milpitas,
San Jose, Santa Clara, and Sunnyvale for traffic enforcement services on the San
Tomas, Lawrence and Montague Expressways.
8. Accept Donation from Orchard City Grange
This action accepts a donation in the amount of $500 from the Orchard City Grange.
9. Accept Donation of $25,000 from the Friends of the Heritage Theatre for the
Heritage Theatre Capital Campaign
This action accepts a donation of $25,000 from The Friends of the Heritage Theatre as
a contribution to the Heritage Theatre Capital Fund.
M/S: Kennedy/Burr - to approve the Consent Calendar with the exception of Items 4, 5,
and 6. Motion adopted by the following roll call vote:
AYES: Councilmembers: Watson, Kennedy, Dean, Burr, Furtado
NOES: Councilmembers: None
ABSTAIN: Councilmembers: Dean (Item No.1 and Item No.3)
Minutes of 6/17/03 City Council Meeting
3
ORDINANCE NO. ---2.Q..32
BEING AN ORDINANCE OF THE CITY COUNCil... OF THE CITY OF
CAMPBELL APPROVING A PLANNED DEVELOPMENT PERMIT
(pLN2002-96) TO ALLOW THE CONSTRUCTION OF A 95-UNIT
EXTENDED STAY HOTEL ON PROPERTY OWNED BY THE JOHN
DAVIS FAMILY TRUST LOCATED AT 690-700 EAST CAMPBELL
A VENUE IN A P-D (PLANNED DEVELOPMENT) ZONING
DISTRICT. APPLICATION OF MS. LIBBY GLASS, ON BEHALF OF
CAMPBELL SUITES GROUP, LLC. FILE NO. PLN2002-96
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 City Council did find as follows with
respect to application PLN2002-96:
1. The proposed hotel use is consistent with the Central Commercial land use designation of
General Plan.
2. The proposal is consistent with General Plan strategy LUT-13.1a: Attract major hotels to
Campbell as a convenience for local residents and businesses, as well as a tax generator for
the community.
3. The proposed project, as conditioned, is consistent with the Planned Development Zoning
Ordinance.
4. The site plan proposes the construction of a four-story 95-suite hotel, 96 parking spaces and
associate landscaping.
5. The project provides 96 off-street parking spaces, where 99 spaces are required, however, the
proposed parking is consistent with another extended stay hotel recently approved in the City
and is found to be adequate.
6. The completed project would consist of a four-story hotel of 50,045 square feet with a
building coverage of 21 percent, landscaping coverage of 19 percent and paving coverage of
59 percent.
7. The proposed project will have a floor area ratio of .80.
8. The project includes a Condition of Approval that no one shall occupy the hotel for a
continuous period of more than nine (9) months, ensuring that the hotel cannot transition to
permanent housing. Transient occupancy tax shall be collected for all occupancies during the
first 30 days of any occupancy
City Council Ordinance
PLN2002-96 - 690-700 E. Campbell A venue - Planned Development Permit -- Hotel
Page 2
9. The proposed project is surrounded by hotel uses to the north, a recreational and open space
uses to the south, Highway 17 to the east and Los Gatos Creek and Campbell Park to the
west.
10. The proposed massing and design of the building is compatible with the surroundings and is
reduced in appearance by stepping of the building towards Campbell A venue and use of
varied building materials as architectural treatments.
11. The proposed hotel, as conditioned, presents a significant landscape treatment along the Los
Gatos Creek Trail.
12. A Mitigated Negative Declaration has been prepared for this project concluding that there are
no significant unmitigated impacts associated with this project, pursuant to the California
Environmental Quality Act (CEQA).
Based upon the foregoing findings of fact, the City Council further finds and concludes that:
1. The proposed development will result in a more desirable environment and use of the land
than would be possible under any other zoning classification.
2. The development will be compatible with the General Plan of the City and will aid in the
harmonious development of the immediate area.
3. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
4. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
5. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
6. No substantial evidence has been presented from which a reasonable argument could be
made that shows that the project, as currently presented and subject to the required
Conditions of Approval, will have a significant adverse impact on the environment.
The City Council of the City of Campbell does ordain as follows:
SECTION ONE: That this Ordinance be adopted to approve a Planned Development Permit
(PLN2002-96) to allow the construction of a 95-unit extended stay hotel on property owned by
the John Davis Trust located at 690-700 E. Campbell Avenue, together with the attached
Exhibit "A" (Conditions of Approval), Exhibit "B" (Project Plans) and Exhibit "C" (Map of Said
Property) .
Exhibit A - Conditions of A )Val
.
PLN2002-96 - 690-700 E. Campbell A venue - Planned Development Permit -- Hotel
Page 2
a. Fifty percent of trees planted on site shall be a minimum 24-inch boxed size and twenty-
five percent shall be 36-inch boxed tree sizes. All shrubs shall be a minimum of 5-gallon
SIze.
b. All trees planted on the westerly side of the building shall half 24 inch and half 36 inch
boxed tree sizes.
c. Installation of riparian species of plant materials along the Los Gatos Creek frontage shall
be required.
d. Removal of any trees shall require replacement of trees on site in accordance with
replacement standards of the City's Water Efficient Landscape Standards (WELS) and
the Tree Protection Ordinance.
e. All landscaping installed as required per the approved landscape plan shall be maintained
in good health.
f. Applicant shall obtain encroachment permits from the City of Campbell for all work
performed within the right-of-way.
g. The landscape plan shall illustrate appropriate quantities and sizes of plant materials to
ensure buffering of buildings and parking areas.
h. All on-site landscaping shall be installed prior to building occupancy. Landscaping in the
Santa Clara Valley Water District property shall be installed prior to building occupancy
unless otherwise approved by the Community Development Director.
1. The applicant shall protect existing trees during construction to ensure their continued
health. Protective fencing shall be installed around the drip line of the trees and the
recommendations of a certified arborist shall be followed to ensure the safety of the
trees. Plans for the protective fencing and the recommendations of a certified arborist
shall be reviewed and approved prior to the issuance of building permits. Damaged trees
shall be replaced according to the provisions of the Tree Protection Ordinance.
J. Landscape Plan to include landscape and irrigation installation between the project site
and the creek trail (enhancement planting) along the project frontage. Landscaping to be
consistent with Santa Clara Valley Water District requirements.
4. Permit Expiration: The Planned Development Permit is valid for a period of two years from
the date of final City Council approval. A building permit must be obtained within this two-
year period or the Planned Development Permit shall be void. Construction shall be
completed within 18 months of building permit issuance.
5. Fences and Retaining Walls: Prior to the issuance of building permits, a fencing and wall
plan shall be submitted for review and approval of the Community Development Director.
a. Fencing along the property lines shall be installed and maintained at the expense of the
applicant.
b. Fencing shall be limited to six (6) feet in height and be a tubular steel style painted a dark
color.
c. Retaining walls adjacent to the spa area shall be faced with decorative rock similar to the
building entrance and lobby.
Exhibit A - Conditions of AT wal
PLN2002-96 - 690-700 E. Campbell A venue - Planned Development .permit -- Hotel
Page 1
NOW, THEREFORE, BE IT ORDAINED that the City Council approves a Planned
Development Permit (PLN2002-96) to allow the construction of a new 95 room extended stay
hotel on property located at 690-700 E. Campbell Avenue in a P-D (Planned Development)
Zoning District, subject to the following conditions:
Where approval by the Director of Community Development, City Engineer, Public Works
Director, City Attorney or Fire Department is required, that review shall be for compliance with
all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and
regulations and accepted engineering practices for the item under review. 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
Planning Division
1. Approved Proiect: Approval is granted for a Planned Development Permit to allow the
construction of a four-story, 95 room hotel located at 690/700 East Campbell Avenue. The
building designs and site design shall substantially conform to the project exhibits listed
below, except as may be modified by the Conditions of Approval herein:
a. Project plans prepared by Barry Swenson Builder dated revision November 5, 2002,
including a site plan, building elevations, floor plans, roof plans, fencing plan and a
conceptual landscaping plan.
b. Colored elevation and material board submitted by Barry Swenson Builders and received
by the Planning Division on November 18, 2002.
c. Conceptual Grading and Drainage Plan prepared by Creegan + D'Angelo, dated
November 5,2002.
2. Limitation on Hotel Stav: The use of the property is for transient occupancy as a hotel. No
one shall occupy the hotel for a continuous period of more than nine (9) months.
3. Landscaping: The applicant shall submit four sets of landscape and irrigation plans to the
Planning Division, prior to the issuance of building permits, for review by the Parks and
Recreation Commission, the Site and Architectural Review Committee and approval by the
Community Development Director. Landscape and irrigation plans shall be consistent with
the Conceptual Landscape Plan already submitted and the City's Water Efficient
Landscaping Standards (WELS).
Landscaping plans shall include the following:
City Council Ordinance
PLN2002-96 - 690-700 E. Campbell A venue - Planned Development Permit -- Hotel
Page 3
SECTION TWO: This Ordinance shall become effective thirty (30) days following its passage
and adoption and shall be published, one time within fifteen (15) days upon passage and
adoption in the Campbell Express, a newspaper of general circulation in the City of Campbell,
County of Santa Clara.
PASSED AND ADOPTED this 17th day of
role call vote:
June
, 2003, by the following
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
Watson, Kennedy, Burr, Furtado
None
None
Dean
APPROVED
ATTEST:
~(aJ~
Exhibit A - Conditions of AI )Val
PLN2002-96 - 690-700 E. Campbell A venue - Planned Development Permit -- Hotel
Page 3
d. Landscape treatment along East Campbell A venue to include the installation of a
decorative treatment that creates architectural interest through use of the decorative stone
proposed on the building in the landscape treatment along the street edge. Final design to
be reviewed and approved by the Site and Architectural Review Committee.
6. Propertv Maintenance and Graffiti Removal: The property is to be maintained free of any
combustible trash, debris, and weeds until the time that actual construction commences. Any
vacant existing structures shall be secured, by having windows boarded up and doors sealed
shut, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed.
Uniform Fire Code).
The property owner shall be responsible for the removal of any graffiti from walls, fences or
structures on the project site within one week of notification by the Community Development
Director or their designate.
7. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to
installation of PG&E utility (transformer) boxes and San Jose Water Company back-flow
preventers, indicating the location of the boxes and screening (if the boxes are above ground)
for approval by the Community Development Director.
8. On-Site Li~hting: On-site lighting shall be shielded away from adjacent properties and the
creek trail and directed on site. The design and type of lighting fixtures and lighting intensity
of any proposed exterior lighting for the project shall be reviewed and approved by the
Community Development Director, prior to installation of the lighting for compliance with
all applicable Conditions of Approval, ordinances, laws and regulations. Lighting fixtures
shall be of a decorative design to be compatible with the hotel development and shall
incorporate energy saving features.
a. Lighting near the Los Gatos Creek Trail shall be low level lighting near the spa area only.
9. Construction Mitigation Measures: The applicant shall implement the following construction
mitigation measures:
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.
Exhibit A - Conditions of Al )Val
PLN2002-96 - 690-700 E. Campbell A venue - Planned Development Permit -- Hotel
Page 4
e. All active construction areas shall be watered at least twice daily.
f. Cover all trucks hauling soil and other loose materials stationed or 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.
10. Parking and Driveways: All parking and driveway areas shall be developed in compliance
with Chapter 21.50 of the Campbell Municipal Code except that unistall parking spaces will
be permitted.
a. The applicant shall provide a decorative pavement treatment for the entry driveway no
less than fifteen (15) in depth. The design and material to be used for the decorative
pavement shall be reviewed and approved by the Community Development Director,
prior to issuance of building permits for the project.
11. Contractor Contact Information Posting: The project site shall be posted with the name and
contact number of the lead contractor in a location visible from the public street prior to the
issuance of building permits.
12. Architectural Details: Prior to the issuance of building permits the applicant shall submit the
follow for review and approval by the Community Development Director:
a. Color samples of paint for walls and building trim. Pinal color approval subject to field
approval of color swatch on building for conformance with approved color scheme.
b. Details of decorative railings at the windows.
c. In addition to the smooth stucco base treatment, provide additional cultured stone base
treatment, no less than 30 inches in height, at the base of the entire building, per details
approved by the Community Development Director prior to issuance of building permits.
13. Trash and Recyclin~ Enclosure: The applicant shall submit details regarding the design and
location of a trash and recycling enclosure(s) to the Planning Division for review and
approval by the Community Development Director prior to the issuance of building permits
for the project. Unless otherwise noted, enclosures shall consist of a concrete floor
surrounded by a six-foot high solid wall and have decorative doors and designed to be
architectural compatible to the hotel. The enclosure shall be constructed at grade level and
have a level area adjacent to the trash enclosure area to service the containers.
14. On-Site Management: An on-site manager shall be present at all times the hotel IS III
operation to provide effective control of the premises.
Exhibit A - Conditions of Al )val
PLN2002-96 - 690-700 E. Campbell A venue - Planned Development Permit -- Hotel
Page 5
Building Division
15. Permit Required: A building permit application shall be required for the proposed structure. The
building permit shall include Electrical!Plumbing/Mechanical fees when such work is part of the
permit.
16. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
17. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
18. Plan Preparation: This project requires plans prepared under the direction and oversight of a
California licensed Engineer or Architect. Plans submitted for building permits shall be "wet
stamped" and signed by the qualifying professional person.
19. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the
Building Official, containing foundation and retaining wall design recommendations shall be
submitted with the building permit application. This report shall be prepared by a licensed
engineer specializing in soils mechanics.
20. Site Plan: Application for building permit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. Site plan
shall also include site drainage details. Site address and parcel numbers shall also be clearly
called out. Site parking and path of travel to public sidewalks shall be detailed.
21. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land
surveyor shall be submitted to the project's building inspector upon foundation inspection.
This certificate shall certify compliance with the recommendations as specified in the soils
report and the building pad elevation and on-site retaining wall locations and elevations are
prepared according to approved plans. Horizontal and vertical controls shall be set and
certified by a licensed surveyor or registered civil engineer for the following items:
a. pad elevation
b. finish floor elevation (first floor)
c. foundation comer locations
22. TITLE 24 Energv Compliance: California Title 24 Energy Standards Compliance forms
shall be blue-lined on the construction plans. Compliance with the Standards shall be
demonstrated for conditioning of the building envelope and lighting of the building.
Applicant shall prepare an acoustical analysis prepared by a licensed acoustical engineer
detailing building and architectural treatments to mitigate potential sound impacts from
Exhibit A - Conditions of Ai )Val
PLN2002-96 - 690-700 E. Campbell A venue - Planned Development Permit -- Hotel
Page 6
Highway 17. Sound attenuation measures shall comply with California State Building Code,
Volume 1, Appendix Chapter 12, Division ITA.
23. Special Inspections: When a special inspection is required by u.B.c. Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted to
the Building Official for approval prior to issuance of the building penmts, in accordance
with u.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
24. Non- Point Source Pollution: The City of Campbell, standard Santa Clara Valley Non-point
Source Pollution Control Program specification sheet shall be part of plan submittal. The
specification sheet (size 24" X 36") is available at the Building Division service counter.
25. TITLE 24 Accessibilitv- Commercial: On site general path of travel shall comply with the
latest California Title 24 Accessibility Standards. Work shall include but not be limited to
accessibility to building entrances from parking facilities and sidewalks.
26. TITLE 24 Accessibility -Commercial: Projects seeking to use the Title 24 Hardship
exemption clause shall blue-line completed, City of Campbell "20%" exemption form on
submitted construction plans. Form is available at Building Division service counter.
27. Approval required: The project requires the following agency approval prior to issuance of
the building permit:
a. West Valley Sanitation District
b. Santa Clara County Fire Department
c. School District:
i) Campbell Union School District (378-3405)
ii) Campbell Union High School District (371-0960)
iii) Moreland School District (874-2900)
iv) Cambrian School District (377-2103)
d. Bay Area Air Quality Management District (Demolitions Only)
e. Santa Clara County Department of Environmental Health
28. P. G. & E. Applicant shall contact Pacific Gas and Electric Company (P.G.& E.) on issues
related to the relationship of this proposed project to overhead high voltage power lines in the
area. Applicant shall also be responsible to contact P.G. & E. concerning scheduling of
improvements to supply gas and electric power to the proposed project.
COUNTY FIRE DEPARTMENT
29. Application: Prior to building permit review, the applicant shall submit an application for
use of alternate materials, methods of construction, or Modification of code to this
department for review and approval.
Exhibit A - Conditions of Ai )val
PLN2002-96 - 690-700 E. Campbell A venue - Planned Development Permit -- Hotel
Page 7
30. Fire Sprinkler: In addition to a full NFP A 13 fire sprinkler system installed throughout the
building, attic sprinklers protection shall be installed within the scope of the project. In
addition to above, fire sprinkler protection of all usable spaces including guest room closets
and bathrooms shall be provided.
31. Wet Standpipes: Wet standpipe systems shall be installed within the stair enclosures. Note: 2
1/2 inch outlets only, no hoses.
32. Fire Alarm System: A monitored manual and automatic fire alarm system including smoke
detection within all exit corridors and common areas shall be installed. The fire alarm system
would annunciate all initiating devices by floor and device type at the main alarm panel.
33. Hvdrant: One additional public hydrant shall be installed in addition to the currently required
l/public/1 private hydrant. CA total of three fire hydrants are now required).
34. Public Address System: A public address system shall be installed throughout the building.
35. Fire Apparatus Access: There shall be provisions for emergency fire apparatus to make a left
turn from Campbell Avenue heading westbound directly into the project driveway.
36. Timin~ of Required Roadwav Installations: Required access roads, up through first lift of
asphalt, shall be installed and accepted by the Fire Department prior to the start of
construction. Bulk combustible materials shall not be delivered to the site until installation is
complete. During construction, emergency access roads shall be maintained clear and
unimpeded. Note that building permit issuance will be withheld until installations are
complete.
37. Premises Identification: Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible and legible from the street or
road fronting the property. Numbers shall contrast with their background.
38. Fire Lane Marking Required: Roadways deemed necessary to facilitate emergency vehicle
access, shall be identified in accordance with Fire Department Standards Details and
Specification A-6 and Local Government Standards.
PUBLIC WORKS DEPARTMENT
39. Preliminary Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a current Preliminary Title Report.
40. Right-of-Wav for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall cause right-of-way to be granted for public street
purposes along the Campbell Avenue frontage to accommodate a half-street of 38 feet
Exhibit A - Conditions of Aj, oval
PLN2002-96 - 690-700 E. Campbell A venue - Planned Development Permit -- Hotel
Page 8
southerly of the centerline of the existing median island. The applicant shall cause all
documents to be prepared by a registered civil engineer/land surveyor, as necessary, for the
City's review and recordation.
41. Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant shall execute a street improvement agreement and shall cause plans for public street
improvements to be prepared by a registered civil engineer, pay various fees and deposits,
post security and provide insurance necessary to obtain an encroachment permit for
construction of the standard public street improvements, as required by the City Engineer.
The fee for a non-utility encroachment permit application is currently $260.00. The plans
shall include the following:
a. Removal of existing street improvements and related improvements along the property
frontage;
b. Installation of new curb and gutter at 28 feet from the centerline of the existing median
island;
c. Installation of new sidewalk;
d. Installation of decorative and conventional street lights, conduits, conductors, and related
improvements in accordance with Campbell Street Lighting Policy;
e. Installation of street trees, tree wells, and irrigation system along the street frontage and
median;
f. Modification of the existing median to accommodate emergency vehicles;
g. Installation of signal interconnect conduit along the frontage;
h. Installation of traffic control signage and stripes as necessary;
1. Construction of conforms to existing public and private improvements, as necessary.
J. Provide for installation and maintenance of public drinking fountain at pedestrian plaza.
42. Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and Sewer
Cleanout(s) shall be installed on private property behind the public right-of-way line.
43. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall
provide a Soils Report prepared by a registered geotechnical or civil engineer.
44. Utilities: All new on-site Utilities and existing boundary line along Campbell A venue 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 companies.
45. Utilitv Coordination Plan: Prior to issuance of building permits for the site, the applicant
shall submit a utility coordination plan and schedule for approval by the City Engineer for
installation and/or abandonment of all utilities. Streets, which have been resurfaced within
the previous five years, will require boring and jacking for all new utility installations.
Applicant shall also prepare pavement restoration plans for approval by the City Engineer
prior to any utility installation or abandonment.
Exhibit A - Conditions of Al IvaI
PLN2002-96 - 690-700 E. Campbell A venue - Planned Development Permit -- Hotel
Page 9
46. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site,
the applicant shall conduct hydrology studies based on a ten-year storm frequency, prepare
an engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading
permits. The plans shall comply with the 1998 edition of the California Building Code
including Chapters 10, 11, 18,33, and Appendix Chapter 33.
47. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site, the
applicant shall pay the required Storm Drain Area fee which is $2,500.00 per acre.
48. Santa Clara Vallev Water District (SCVWD): Prior to issuance of any permits for grading or
building, the applicant shall obtain a clearance and permit from the SCVWD.
49. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements, the California Storm Water Best Management
Practices Handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District requirements, and the City of Campbell Municipal Code regarding Stonn
Water Pollution Prevention.
The City will provide the applicant with information to assist in complying with this
condition of approval. The primary objective is to improve the quality and reduce the
quantity of storm water runoff to the Bay.
50. Parking Encumbrance: Prior to issuance of any grading or building permits, the applicant
shall cause appropriate encumbrances to be made to ensure the provision of the legal right to
use the proposed parking lot improvements on adjacent lots.
51. Short-Term Air Quality Mitigation Measures: The following practices should be followed
during all phases of site preparation and construction activities:
a. Use dust-proof chutes for loading construction debris onto trucks.
b. Water or cover stockpiles of debris, soil, and other materials that can be blown by the
wind.
c. Cover all trucks hauling soil, sand, and other loose materials or require all trucks to
maintain at least two feet of freeboard.
d. Sweep daily (with water sweepers) all paved access roads, parking areas, and staging
areas at the construction site.
e. Sweep streets daily (with water sweepers) if visible soil material is carried onto adjacent
public streets, as directed by the City Engineer.
f. Enclose, cover, water twice daily or, or apply (non-toxic) soil stabilizers to exposed
stockpiles (dirt, sand, etc.).
g. Install sandbags or other erosion control measures to prevent silt runoff to public
roadways.(Building Division)
Exhibit A - Conditions of At val
PLN2002-96 - 690-700 E. Campbell A venue - Planned Development Permit -- Hotel
Page 10
52. Design-Specific Geotechnical Analvsis: Prior to issuance of building permits for the project,
a design-specific geotechnical analysis shall be prepared by a registered geotechnical
engineer, and all recommendations of the analysis shall be incorporated into the project's
final engineering design to minimize the damage from seismic shaking. The project sponsor
shall use standard engineering techniques and conform to the requirements of the Uniform
Building Code to reduce the potential for seismic damage and risk to future
occupants.(Building Division)
53. Archaeological or Paleontological Resource Discoverv: If archaeological or paleontological
resources are encountered during excavation or construction, construction personnel shall be
instructed to immediately suspend all activity in the immediate vicinity of the suspected
resources and the City and a licensed archeologist or paleontologist shall be contacted to
evaluate the situation. A licensed archeologist or paleontologist shall be retained to inspect
the discovery and make any necessary recommendations to evaluate the find under current
CEQA guidelines prior to the submittal of a resource mitigation plan and monitoring
program to the City for review and approval prior to the continuation of anyon-site
construction activity.(Building Division)
54. Human Burial or Skeletal Element Discoverv: In the event a human burial or skeletal element
is identified during monitoring, work in that location shall stop immediately until the find can
be properly treated. The City and the Santa Clara County Coroner's office shall be notified.
If deemed prehistoric, the Coroner's office would notify the Native American Heritage
Commission who would identify a "Most Likely Descendant." The archeological consultant
and MLD in conjunction with the project sponsor shall formulate an appropriate treatment
plan for the find, which might include, but not be limited to, respectful scientific recording
and removal, being left in place, removal and reburial on site, or elsewhere. Associated grave
goods are to be treated in the same manner (Building Division)
CALIFORNIA DEPARTMENT OF FISH AND GAME
CERTIFICATE OF FEE EXEMPTION
De Minimis Impact Finding
Project TitleILocation (include county):
Campbell Gateway Townplace Suites
Campbell Suites, L.L.C.(PLN 2002-96,PLN 2002-116, and PLN 2002-129)
690 & 700 East Campbell A venue
Campbell, Santa Clara County, CA 95008
Project Description:
Four-story 95 unit extended stay hotel
Findings of Exemption (attach as necessary):
The City Council granted a Negative Declaration based upon the findings in the
initial study prepared for this project which determined that no effects to wildlife or
the environment will result from the development of this project.
Certification:
I hereby certify that the public agency has made the above finding and that the
project will not individually or cumulatively have an adverse effect on wildlife
resources, as defined in Section 711.2 of the Fish and Game Code.
~
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Planning lcial
Title: A~t.\Arc:: P~""''€tZ-
City of Campbell
Date: ~I 07
Page 1 of 2
Corinne Shinn
From: Sharon Fierro
Sent: Monday, June 16, 2003 4:37 PM
To: Geoff Bradley; Corinne Shinn
Subject: FW: Marriott Hotel - Not A Good Idea!!
fat the file
-----Original Message-----
From: Marlene Pomeroy
Sent: Monday, June 16, 2003 3:55 PM
To: Bob Kass; Bernie Strojny; Sharon Fierro; Geoff Bradley; Matthew Jue
Subject: FW: Marriott Hotel - Not A Good Idea!!
This e-mail was sent to the Council and the generic Public Works e-mail address. Just forwarding to all parties
involved.
marlene
-----Original Message-----
From: City of Campbell Public Works
Sent: Monday, June 16, 2003 3:52 PM
To: Joanne 0' Ambrosia; Marlene Pomeroy
Subject: FW: Marriott Hotel - Not A Good Idea!!
From: Melissa Wilhite[SMTP:MELOUB78@YAHOO.COM]
Sent: Monday, June 16, 2003 3:51:44 PM
To: campbellreporter@svcn.com
Cc: danf@cLcampbell.ca.us; donb@cLcampbell.ca.us; matthewd@cLcampbell.ca.us;
janek@cLcampbell.ca.us; jeanette@cLcampbell.ca.us; publicworks@cLcampbell.ca.us
Subject: Marriott Hotel - Not A Good Idea!!
Auto forwarded by a Rule
To Whom it May Concern:
I just recently moved to Campbell to get away from the hustle and bustle of downtown San Jose. To my
dismay, I recently learned of the approval of the Marriott Hotel, which will soon be found right around
the comer from my new home. I was very diappointed to learn that the city council reversed the
planning commission's decision to allow Marriott to build a hotel in my neighborhood.
I find it hard to believe that the Campbell City Traffic Engineer does not think that the traffic in and
around the proposed hotel site will be impacted. Have you driven in this area during the morning and
afternoon rush hours? Of course, it is not comparable to downtown San Jose, but add to it a few more
cars from the hotel, and it could get a little out of control.
As for the city council members supporting the idea of "having a hotel within walking distance of the
Pruneyard Shopping Center" (Campbell Reporter, June 11,2003), are there not already the Pruneyard
6/16/03
Page 2 of 2
Inn and the Campbell Inn?
I am very upset about the Marriott Hotel being built in Campbell, and I hope that everyone else who
feels this way will take the time and effort to voice their oppinion.
Melissa Wilhite
Union A venue
Campbell, CA
Do you Yahoo!?
SBC Yahoo! DSL - Now only $29.95 per month!
6/16/03
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CITY OF CAMPBELL
City Clerk's Office
June 6, 2003
Ms. Libby Glass
Campbell Suites Group, LLC
777 N. First Street, 5th Floor
San Jose, CA 95112
Dear Ms. Glass:
At the regular meeting of June 3, 2003, the City Council held a public hearing to consider your
application, on behalf of Campbell Suites Group, LLC for approval of the following:
1. A Planned Development Permit (PLN 2002-96) to allow the construction of a 95 unit
extended stay hotel;
2. A Tree Removal Permit (PLN 2002-116) to allow the removal of two protected trees;
and
3. A Sign Application (pLN 2002-169) for a freeway oriented sign
on property owned by John Davis Family Trust and located at 690-700 E. Campbell A venue.
After hearing public testimony, and City Council discussion and consideration, the Campbell
City Council took the following action:
1. Adopted Resolution No. 10191 granting a Mitigated Negative Declaration for the
Campbell Gateway Townplace Suites Project;
2. Gave first reading to Ordinance No. 2032 approving a Planned Development Permit
(PLN 2002-96) to allow the construction of a 95-unit Extended Stay Hotel on property
located at 690-700 E. Campbell Avenue, incorporating findings and subject to the
Conditions of Approval. Please note that additional Condition #41.j., on Page 8 of the
Conditions of Approval, has been added per direction of the City Council. Second
reading will be given to this Ordinance at the regularly scheduled meeting of June 17,
2003. Please be aware that a certified copy of the Ordinance will be forwarded to you
at that time.
70 North First Street. Campbell, California 95008.1423 . TEL 408.866.2117 . FAX 408.374.6889 . TOD 408.866.2790
(
Continued
Page 2
3. Adopted Resolution No. 10192 approving a Tree Removal Permit (PLN 2002-116) to
allow the removal of two trees on property located at 690-700 E. Campbell Avenue;
and
4. Adopted Resolution No. 10193 approving a Sign Application (pLN 2002-124) for a
Freeway Oriented Sign on property located at 690-700 E. Campbell A venue,
incorporating findings and subject to the Conditions of Approval.
A certified copy of Resolution No. 10191, 10192, and 10193 is enclosed for your records.
Please do not hesitate to contact this office (866-2117) or Tim Haley, Associate Planner,
Community Development Department, should you have any questions in regard to the City
Council's action.
Enc.
cc. Tim Haley, Associate Planner, Community Development Dept.
John Davis Family Trust, 381 A Stockton Street, San Jose, CA 95126
RESOLUTION NO. ---1.0191
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL ADOPTING A MITIGATED NEGATIVE DECLARATION
FOR THE CAMPBELL GATEWAY TOWNPLACE SUITES PROJECT
ON PROPERTY OWNED BY THE JOHN DA VIS FAMILY TRUST
LOCATED AT 690-700 EAST CAMPBELL AVENUE IN A P-D
(PLANNED DEVELOPMENT) ZONING DISTRICT. APPUCA TION
OF MS. LIBBY GLASS, ON BEHALF OF CAMPBELL SUITES
GROUP, LLC.
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 City Council did find as follows:
1. An Initial Study has been prepared for the Campbell Gateway Townplace Suites Project,
which provides documentation for the factual basis for concluding that a Mitigated Negative
Declaration may be adopted since no substantial evidence exists, in light of the whole record,
that the project may have a significant effect on the environment. The project consists of the
development of a four-story hotel with 95 units.
2. Higgins Associates, Civil and Traffic Engineers of Gilroy, California prepared an Analysis of
Transportation Impacts to evaluate the potential traffic impacts of the project and found that
the proposed project would not cause significant traffic impacts on the local transportation
facilities.
3. The Mitigated Negative Declaration describes the reasons that the Campbell Gateway
Townplace Suites Project will not have a significant effect on the environment and therefore
does not require the preparation of an Environmental Impact Report pursuant to Section
15071 of the California Environmental Quality Act Guidelines.
4. Santa Clara Valley Water District (SCVWD) is the only agency responsible for resources
affected by the Campbell Gateway Townplace Suites in that the project is within 50 feet of
their facilities. The project conditions of approval require the applicant to obtain a permit
from the SCVWD prior to the issuance of any building or grading permits for the project.
5. The City of Campbell provided a Notice of Intent to adopt a Mitigated Negative Declaration
to the public via the Campbell Express and the County Clerk.
6. The City of Campbell provided a 20-day public review period of the Mitigated Negative
Declaration pursuant to Section 15073 of the California Environmental Quality Act
Guidelines. The 20-day public review period for the draft Mitigated Negative Declaration
was between October 16, 2002 and November 4,2002. Comments from Santa Clara Valley
water District are attached to the initial study.
City Council Resolution
PLN2002-96 - 690-700 E. Campbell A venue - Mitigated Negative Declaration -- Hotel
Page 2
7. The mitigation measures address potential short-term air quality impacts associated with
construction, paleontological or archaeological resources that might be encountered during
project construction, strong seismic ground shaking associated with potential geologic
impacts, and potential noise impacts during project construction. The mitigation measures are
included as Conditions of Approval of the Planned Development Permit.
8. The City Council hereby finds and determines that the Mitigated Negative Declaration
reflects the independent judgment of the City Council.
Based upon the foregoing findings of fact, the City Council further finds and concludes that:
1. No substantial evidence has been presented from which a reasonable argument could be
made that shows that the project, as currently presented and subject to the required
Conditions of Approval, will have a significant adverse impact on the environment.
2. The Custodian of the Record for this Mitigated Negative Declaration and Initial Study is the
City Clerk of the City of Campbell, located at 70 North First Street, Campbell, California.
NOW, THEREFORE, BE IT RESOLVED that the City Council adopts a Mitigated Negative
Declaration for the Campbell Gateway Townplace Suites Project on property owned by the John
Davis Family Trust located at 690-700 E. Campbell Avenue in a P-D (planned Development) Zoning
District.
PASSED AND ADOPTED this ---1J:iL day of
vote:
.Tune , 2003, by the following roll call
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCILMEMBERS: Watson, Kennedy, Burr, Furtado
COUNCILMEMBERS: None
COUNCILMEMBERS: Dean
COUNCILMEMBERS: None
APPROVED: G)~ ~ ~~~
Daniel E. Furtado, Mayor
ATTEST: ~J.u. -
Anne Bybee, Cit;t~;--
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RESOLUTION NO.
BEING A RESOLUTION OF THE CITY COUNCn... OF THE CITY OF
CAMPBELL APPROVING A TREE REMOV AL PERMIT (PLN2002-
116) TO ALLOW THE REMOVAL OF TWO TREES ON PROPERTY
OWNED BY THE JOHN DAVIS FAMILY TRUST LOCATED AT 690-
700 EAST CAMPBELL A VENUE IN A P-D (PLANNED
DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MS.
LIBBY GLASS, ON BEHALF OF CAMPBELL SUITES GROUP, LLC.
FILE NO. PLN2002-116
10192
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 City Council did find as follows with
respect to application PLN2002-116:
1. The proposed Tree Removal Permit is consistent with the proposed P-D (Planned
Development) zoning designation and the Central Commercial designation.
2. The proposed tree replacement requirement of one 24-inch box size tree and one 36-inch box
size tree is consistent with the requirements of the Tree Protection Ordinance. A total of 50
trees will be planted on the project site with 50 percent being 24-inch box size trees and 25
percent 36-inch box trees and the remainder 15-gallon sizes.
3. The proposed replacement trees will be a sufficient replacement for the trees to be removed
and will continue the diversity of tree species found in the community.
4. The project will include the removal of two protected trees (one Carob and one Monterey
Pine) due to parking improvements and driveway locations.
Based upon the foregoing findings of fact, the City Council further finds and concludes that:
1. The trees would prohibit the configuration of the driveways and parking facilities for the
proposed hotel use.
2. The retention of the trees restricts the economic enjoyment of the property and creates an
unusual hardship for the property owner by severely limiting the use of the property in a
manner not typically experienced by owners of similarly zoned and situated properties, and
the applicant has demonstrated to the satisfaction of the Planning Commission that there are
no reasonable alternatives to preserve the trees.
3. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
City Council Resolution
PLN2002-116 - 690-700 E. Campbell Avenue - Tree Removal Permit
Page 2
NOW, THEREFORE, BE IT RESOLVED that the City Council approves a Tree Removal
Permit (PLN2002-116) to allow the removal of two trees on property owned by the John Davis
Family Trust located at 690-700 E. Campbell A venue in a P-D (Planned Development) Zoning
District.
PASSED AND ADOPTED this 3rd day of
vote:
June
, 2003, by the following roll call
AYES:
NOES:
ABSENT:
ABSTAIN :
ATTEST:
COUNCILMEMBERS: Watson, Kennedy, Burr, Furtado
COUNCILMEMBERS: None
COUNCILMEMBERS: Dean
COUNCILMEMBERS: None .2J-
APPROVED: \~.-~ ~
~ Daniel E. Furtado, Mayor
Anne Bybee, City Clerk
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RESOLUTION NO.
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING A SIGN APPUCATION (pLN2002-124)
FOR A FREEWAY ORIENTED SIGN ON PROPERTY OWNED BY
THE JOHN DAVIS FAMILY TRUST LOCATED AT 690-700 EAST
CAMPBELL A VENUE IN A P-D (pLANNED DEVELOPMENT)
ZONING DISTRICT. APPUCATION OF MS. LIBBY GLASS, ON
BEHALF OF CAMPBELL SUITES GROUP, LLC. FILE NO. PLN2002-
129
10193
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 City Council did find as follows with
respect to application PLN2002-129:
1. The proposed freeway-oriented sign is limited to identification of an on-site business located
on the project site.
2. The applicant has demonstrated that the business operation is dependent upon freeway
identification and that denial of said identification would cause an undue hardship.
3. The hotel project is unusually difficult to locate due to its limited access from East Campbell
A venue and lack of direct freeway access.
4. The applicant has demonstrated that the signage is similar to other similarly situated hotel
businesses in the area.
5. The proposed freeway-oriented sign would best serve the public welfare and is necessary to
provide adequate visibility from Highway 17.
6. The height and sign area are the minimums necessary to provide adequate freeway
identification for the hotel use.
7. The proposed sign, as conditioned, is architecturally compatible in design and consistent with
the proposed hotel.
Based on the foregoing findings of fact, the City Council further finds and concludes that:
1. The proposed sign will promote the economic viability of the City by providing adequate
identification and visibility of the new business, and will also best serve the traveling public
in keeping with the principles and purposes of the City's Sign Ordinance.
2. The proposed freeway-oriented sign will aid in the harmonious development of the area.
City Council Resolution
PLN2002-129 - 690-700 E. Campbell A venue - Freeway Oriented Sign -- Hotel
Page 2
3. The proposed freeway-oriented sign is consistent with the City's Zoning Ordinance and
General Plan.
NOW, THEREFORE, BE IT RESOLVED that the City Council approves a Sign Application
(PLN2002-129) for a freeway-oriented sign on property located at 690-700 E. Campbell Avenue in a P-
D (Planned Development) Zoning District, subject to the following conditions:
Where approval by the Director of Community Development, City Engineer, Public Works
Director, City Attorney or Fire Department is required, that review shall be for compliance with
all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and
regulations and accepted engineering practices for the item under review. Additionally, the
applicant is hereby notified that helshe 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.
CO~TYDEVELOPMENTDEPARTMENT
Planning Division
1. Approved Proiect: Approval is granted for two freestanding signs at 690/700 East Campbell
Avenue. The signs shall substantially conform to the Sign Plan prepared by Barry Swenson
Builders, dated October 9, 2002 and revised November 5, 2002 except as may be modified
by the Conditions of Approval herein. This sign approval is valid only in conjunction with a
valid Planned Development approval. The sign area and letter design shall substantial
comply with the style and lettering reading 'Marriott Townplace Suites'.
2. Revised Plan: Applicant shall submit a revised sign elevation of the freeway-oriented sign for
review and approval of the Community Development Director, prior to submittal to the
Building Division for permits. Revisions to incorporate decorative details complementary to
the hotel building through building materials, colors and design elements.
3. Approval Expiration: The sign approval is valid for a period of two years from the date of
final City Council approval unless an extension is granted prior to the expiration date.
4. Landscaping: The applicant shall submit a landscape plan for review and approval of the
Community Development Director prior to submittal to the Building Division providing for
the installation of foundation plantings at the base of the sign to introduce planting materials
to screen the base and support structures of the sign.
5. Sign Maintenance: The property owner 1 applicant shall maintain the sign in a state of good
condition. Deterioration of illumination and/or sign materials shall be removed or replaced
within 30 days of notification by the Community Development Director.
City Council Resolution
PLN2002-129 - 690-700 E. Campbell A venue - Freeway Oriented Sign -- Hotel
Page 3
PASSED AND ADOPTED this 3rd
vote:
day of June
, 2003, by the following roll call
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCILMEMBERS: WatlOn, Kennedy, Burr, Furtado
COUNCll..MEMBERS: None
COUNCILMEMBERS: Dean
COUNCILMEMBERS: None ^- .-L
APPROVED:~~ -=>~,,~
,
ATTEST:
~
Anne Bybee, City Clerk
Daniel E. Furtado, Mayor
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6. Amendment to the Classification and Salary Plan - Park Maintenance Worker I,
Park Maintenance Worker II, Park Maintenance Lead Worker, Street
Maintenance Worker I, Street Maintenance Worker II, Street Maintenance Lead
Worker, Mechanic I, Mechanic II (Resolution/Roll Call Vote)
Resolution 10189 amends the Classification and Salary Plan for the positions of Park
Maintenance Worker I, Park Maintenance Worker II, Park Maintenance Lead Worker,
Street Maintenance Worker I, Street Maintenance Worker II, Street Maintenance Lead
Worker, Mechanic I and Mechanic II.
7. Proposition 4 - Gann Spending Limitation FY 2003/04 (ResolutionlRoll Call Vote)
This action adopts the increase in California per capita income and County population
growth as the calculation factors to be used in determining the City's spending
limitation for FY 2003/04 and approves Resolution 10190 establishing the City of
Campbell's FY 2003/04 appropriations limit as $35,562,467.
M/S: Burr/Kennedy - that the City Council approve the Consent Calendar. Motion
adopted by the following roll call vote:
AYES: Councilmembers: Watson, Kennedy, Burr, Furtado
NOES: Councilmembers: Dean
ORAL REQUESTS
a. Clare Lee, 4713 Cherrywood Drive, San Jose, appeared before the City Council and
spoke regarding the persecution of the Falun Gong in China.
b. Alan Aerts, 498 Salmar Avenue, Campbell, appeared before the City Council and
invited the City Council to a charity event scheduled for Saturday, September 13 to
benefit the American Cancer Society, American Diabetes Association, Guide Dogs for
the Blind and Special Olympics.
PUBLIC HEARINGS AND INTRODUCTION OF ORDINANCES
8. Application of Ms. Libby Glass, on behalf of Campbell Suites Group, LLC, for a
Planned Development Permit (PLN2002-96) to allow the construction of a new 95
room extended stay hotel and a Tree Removal Permit (pLN2002-116) to allow the
removal of two trees and a Sign Application (pLN2002-124) for a freeway-oriented
sign on property owned by the John Davis Family Trust located at 690-700 E.
Campbell A venue in a PD (planned Development) Zoning District (Resolution/Roll
Call Vote)
Minutes of 6/3/2003 City Council Meeting
3
This is the time and place for a public hearing to consider the application of Ms. Libby
Glass, on behalf of Campbell Suites Group, LLC, for a Planned Development Permit
(PLN2002-96) to allow the construction of a new 95 room extended stay hotel and a
Tree Removal Permit (PLN2002-116) to allow the removal of two trees and a Sign
Application (PLN2002-124) for a freeway-oriented sign on property owned by the John
Davis Family Trust located at 690-700 E. Campbell A venue in a PD (Planned
Development) Zoning District.
City Attorney Seligmann stated that he would need to recuse himself from this item due
to a professional conflict and left the Council Chamber.
Consulting City Attorney, Kirsten Powell, Logan & Powell, was present to provide
legal counsel on this item.
Community Development Director Fierro - Staff Report dated June 3, 2003.
Mayor Furtado declared the public hearing open and asked if anyone in the audience
wished to. be heard.
Libby Glass, Applicant, appeared before the City Council and spoke in support of the
project. Ms. Glass identified the various consultants involved with the project and was
available to answer any questions.
Bill Hemrick, President of TMH Hotels, appeared before the City Council and spoke in
support of the project.
Jeff Current, Project Architect for Barry Swenson Builder, appeared before the City
Council and spoke in support of the project. Mr. Current requested that Condition of
Approval12c be removed.
Adam Moutafian, 416 San Benito Avenue, Los Gatos, appeared before the City Council
and spoke in support of the project.
Ola Marra Cook, 927 Sheila Court, Campbell, appeared before the City Council and
spoke against the project.
Eileen Tanaka, 360 E. Campbell A venue, Campbell, appeared before the City Council
and spoke in support 'Of the project.
Jeff Hofstrand, 577 Hawthorne A venue, Campbell, appeared before the City Council
and spoke against the project citing concerns about size of the project and traffic.
Max Aghazadeh, 1429 Theresa A venue, Campbell, appeared before the City Council
and spoke in support of the project.
Minutes of 6/3/2003 City Council Meeting
4
Cynthia Aghazadeh, 1429 Theresa Avenue, Campbell, appeared before the City
Council and spoke in support of the project.
Lloyd Taylor, 5011 Moorpark A venue, San Jose, appeared before the City Council and
spoke against the project citing concerns about the size of the building.
Meg Stein, 1203 Hazel A venue, Campbell, appeared before the City Council and spoke
against the project citing concerns about the size of the building.
Marilyn Gadway, 2155 Lilac Lane, Morgan Hill, appeared before the City Council and
spoke in support of the project.
Frank Leamy, owner of Mama Mia's Restaurant, Campbell, appeared before the City
Council and spoke in support of the project.
Peter and Audrey Kiehtreiber, 1509 Walnut Drive, Campbell, appeared before the City
Council and spoke against the project citing concerns about size of the building and
traffic.
Paul Hoyle, 1995 S. Bascom Avenue, Campbell, appeared before the City Council and
spoke against the project stating that he believes a new hotel will dilute the market
affecting the occupancy rates of existing hotels.
James Zurer, 1875 Blossom Hill Road #100, San Jose, appeared before the City
Council and spoke in support of the project.
Carrie Williams, 600 Maple A venue, Campbell, appeared before the City Council and
spoke in support of the project.
Grail Nitsch, 546 H4rrison Avenue, Campbell, appeared before the City Council and
spoke in support of the project.
Jose Costa, 1032 N. Central A venue, Campbell, appeared before the City Council and
spoke in support of the project.
There being no one else wishing to speak, Mayor Furtado closed the public hearing.
City Council discussion followed during which individual Councilmembers spoke in
support of the project.
MIS: Burr/Kennedy - that the City Council adopt Resolution 10191 granting a
Mitigated Negative Declaration for the Campbell Gateway Towneplace Suites
Project on property owned by the John Davis Family Trust located at 690-700 E.
Campbell A venue in a PD (Planned Development) Zoning District; introduce
Ordinance 2032 approving a Planned Development Permit (pLN2002-96) to allow
the construction of a 95-unit extended stay hotel on property owned by the John
Minutes of 6/3/2003 City Council Meeting
5
Davis Family Trust located at 690-700 E. Campbell A venue in a PD (Planned
Development) Zoning District, subject to Conditions of Approval including the
requirement that a drinking fountain be located in the public area as an added
Condition of Approval, for first reading; adopt Resolution 10192 approving a Tree
Removal Permit (pLN2002-116) to allow the removal of two trees on property
owned by the John Davis Family Trust located at 690-700 E. Campbell Avenue in a
PD (planned Development) Zoning District and incorporating Findings; and adopt
Resolution 10193 approving a Sign Application (PLN2002-124) for a freeway
oriented sign on property owned by the John Davis Family Trust located at 690-700
E. Campbell A venue in a PD (Planned Development) Zoning District,
incorporating Findings and subject to Conditions of Approval. Motion adopted by
the following roll call vote:
AYES: Councilmembers: Watson, Kennedy, Burr, Furtado
NOES: Councilmembers: Dean
The City Clerk read the title of Ordinance 2032.
M/S: Burr/Watson - that further reading of Ordinance 2032 be waived. Motion
adopted by a 4-0-1 vote, Councilmember Dean absent.
Recess/Reconvene:
Mayor Furtado declared a five minute recess. The City Council reconvened at 9:00 p.m.
City Attorney Seligmann returned to the Council Chamber.
9. * Adoption of Fiscal Year 2003/04 Operating and Capital Budget (Resolution/Roll
Call Vote)
This is the time and place for a public hearing to consider adoption of the Fiscal Year
2003/04 Operating and Capital Budget.
Finance Director Conner - Staff Report dated June 3, 2003.
Mayor Furtado declared the public hearing open and asked if anyone in the audience
wished to be heard. .
There being no one wishing to speak, Mayor Furtado closed the public hearing.
MIS: KennedylBurr - that the City Council adopt Resolution 10194 and
Redevelopment Agency adopt Resolution 2003-6 adopting the fiscal year 2003-04
City and Operating Budgets in the amounts of $39,029,918 and $8.908,920
respectively, for a combined Operating Budget of $47,938,838; and adopt the fiscal
year 2003-04 City and RDA Capital Budgets in the amounts of $4,343,466 and
Minutes of 6/3/2003 City Council Meeting
6
( 'II (If Cilill/JiJel/
City
Council.
Report
ITEM NO:
CATEGORY:
MEETING DATE:
8.
Public Hearing
June 3, 2003
TITLE
Public Hearing to consider the application of Ms. Libby Glass on behalf of
Campbell Suites Group, L.L.C., for a Planned Development Permit (PLN 2002-96)
to allow the construction of a 95 unit extended stay hotel, a Tree Removal Permit
(pLN 2002-116) to allow the removal of two protected trees and a Sign Applic,ation
(pLN 2002-129) for a freeway oriented sign on property owned by John Davis
Family Trust located at 690-700 East Campbell Avenue in the P-D (planned
Development) Zoning District. Adoption of a Mitigated Negative Declaration.
CITY COUNCIL ACTION
The City Council may take one of the following a.ctions:
1. Deny: Accept the Planning Commission recommendation and:
a) Take first reading of an Ordinance denying a Planned Development Permit to
allow the construction of a four-story 95-unit hotel on the project site. (No action on
the Mitigated Negative Declaration is required if the project is denied.)
2. Approve: Adopt a Resolution granting a Mitigated Negative Declaration for the proposed
project; and;
a) Take first reading of an Ordinance approving a Planned Development Permit to
allow the construction of a four story, 95 unit hotel, subject to the attached conditions
of approval; and
b) Adopt a Resolution, incorporating the attached findings approving a Tree Removal
Permit; and
c) Adopt a Resolution, incorporating the attached findings approving a freeway-
oriented sign.
3. Continue this application for further review and/or modifications and/or referral back to the
Planning Commission.
ENVIRONMENTAL DETERMINATION
In accordance with the California Environmental Quality Act (CEQA), the City conducted an Initial
Study for this project. The results of the study determined that no significant unmitigated impacts
would be created as a result of this project. Based upon the information provided in the Initial Study,
staff recommends that the City Council adopt the Mitigated Negative Declaration prepared for this
proJect. The Initial Study and the Mitigated Negative Declaration are included as an attachment to
this report. The mitigation measures address potential short-term air quality impacts associated with
construction, paleontological or archaeological resources that might be encountered during project
construction, strong seismic ground shaking associated with potential geologic impacts and potential
noise impacts during project construction.
City Council Report
PLN2001-129/130 & 2002-05 - 690-700 East Campbell Avenue
Planned Development Permit, Tree Removal Permit & Freeway-oriented Sign
Page 2
The mitigation measures are included as Conditions of Approval of the Planned Development
Permit. The 20-day public review period for the draft Mitigated Negative Declaration was between
October 16, 2002, and November 4, 2002. Comments received from the Santa Clara Valley Water
District are attached to the Planning Commission report dated May 13, 2003. The Planning
Commission took no action in regards to an environmental determination for the project. No action
is required under CEQA on the Mitigated Negative Declaration if the project is denied by the City
Council.
BACKGROUND
Applicant's Proposal: The applicant is requesting approval of a Planned Development Permit
(pLN2002-93) to allow the construction of a four-story, 95 unit extended-stay hotel, a Tree Removal
Permit (pLN 2002-116) to remove two protected trees and a Sign Application (pLN 2002-129) to
permit a freeway-oriented sign. An extended-stay hotel is a business hotel typically with weekly
stays and kitchen facilities in each room.
The proposed owner and operator of the hotel is TMH Hotels, Inc. TMH Hotels would operate the
Towneplace Suites by Marriott hotel under a franchise agreement with Marriott Hotels. This owner
currently has similar hotels in operation in Redwood City, San Jose (Saratoga Avenue) and one
under construction in Sunnyvale.
The project site is located on the south side of East Campbell A venue between Los Gatos Creek and
Highway 17. The subject property is currently developed with Andy's BBQ Restaurant and two
single-family residences. The 1.4-acre site (two parcels owned by the applicant and one parcel
owned by Santa Clara Valley Water District that the property owner has surface development rights)
is bisected by both the 30-foot wide Santa Clara Valley Water District owned land and an 80-foot
wide PG&E easement. The property is adjacent to the Los Gatos Creek Trail and directly across Los
Gatos Creek from Campbell Park.
Staff and the applicant have explored a number of development scenarios on the property, all of
which included significant new multi-story buildings.
The attached Planning Commission Report discusses the project background and various land use
alternatives for the project site. The report also describes the related General Plan Policies, the
Zoning Designation, and a description of the proposed project.
Planning Commission Public Hearing: The Planning Commission held a Public Hearing on the
proposed project on May 13, 2003. Eleven members of the public addressed the Commission. The
issues and concerns raised by the public included the following:
· Proposed hotel is too tall and/or too large for the site;
· The site should be used for affordable housing;
· Did not believe photo-simulations were accurate depictions of the proposal;
· Desire for a heritage orchard on the property;
· Make the site part of Campbell Park;
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City Council Report
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Planned Development Permit, Tree Removal Permit & Freeway-oriented Sign
Page 3
.
Affect on other hotels in Campbell;
Concerns over the traffic to be generated by the proposed hotel; and
Proposed hotel would be good for business in the Historic Downtown.
.
.
The minutes of the meeting are included as Attachment No.6 of this report.
The Planning Commission, after receiving the testimony at the public hearing and deliberating at its
meeting of May 13, 2003, forwarded a recommendation to the City Council by a 6-1 vote to deny
the proposed project. A copy of the Planning Commission's draft resolution is included as
Attachment No.6.
The Planning Commission's discussion focused on the following issues:
1. Scale/Compatibility: The scale and massing of a four-story hotel and whether it would be
compatible with the Los Gatos Creek Trail and Campbell Park;
2. Image: The perceived image of a four-story hotel as viewed from Highway 17 and adjacent
to the Historic Downtown area; and
3. Feasibility: Whether or not the local economy can support another hotel.
These issues will be discussed throughout the remainder of this report in the appropriate subject
areas.
ANALYSIS
Strategic Plan: The strategic plan contains a number of major community goals that relate to the
proposal:
· A safe, clean, comfortable and healthy environment.
· A physically connected and involved community with a strong sense of identity.
· Attractive residential neighborhoods and business districts.
· Friendly, small town atmosphere.
· Fiscally self-reliant City government with effective basic municipal services.
The plan contains Objectives in support of the goals. Specific Land Use Objectives include:
· A balanced small town.
· An attractive community with an enhanced image.
· An economically diverse and viable community.
· A vibrant downtown that serves as the focal point of the community.
The proposed hotel addresses many of these goals and objectives through the redevelopment of a
underutilized, blighted property. The hotel would also generate spin-off benefits to businesses in the
Downtown and Pruneyard.
The use of the property for a park or heritage orchard is not feasible due to the prohibitively high
cost of property acquisition. Additionally, the area near the site is currently well served by Campbell
Park and is not an underserved area for park space.
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City Council Report
PLN2001-129/130 & 2002-05 - 690-700 East Campbell Avenue
Planned Development Permit, Tree Removal Permit & Freeway-oriented Sign
Page 4
General Plan Designation: The General Plan land use designation for the project site is Central
Commercial. The Central Commercial designation calls for a mix of shopping, services and
entertainment uses in the Downtown area. A hotel is a visitor serving land use that is consistent with
the Central Commercial land use designation.
The proposed hotel use is in a transition area between the Downtown and the Pruneyard. The
General Plan vision calls for connecting the Community Center, the Downtown and the Pruneyard
into an active, cohesive, pedestrian oriented heart of the community. The project site is located 500
feet from the Pruneyard and 1,000 feet from Historic Downtown, providing ample pedestrian
opportunities.
The Central Commercial designation does not support a residential-only project. The Planning
Commission report details the different development scenarios considered and the issues related
with them.
The proposed project complies with the following General Plan Land Use Element Strategies and
Policies:
LUT-13.1a: Hotels: Attract major hotels to Campbell as a: convenience for local residents
and businesses, as well as a tax generator for the community.
The proposal for a major hotel at this location is appropriate given the proximity to both the
Downtown and the Pruneyard as well as visibility from Highway 17. Currently, Campbell is home
to four other hotels, as follows:
HOTEL No. of Rooms Tvpe
Motel 6 49 Economv Hotel
Campbell Inn 95 Standard Hotel
Larkspur Landing 117 Extended Stay Hotel
Prune Y ard Inn 171 Standard Hotel
TOTAL 432
Typically the City does not discourage competition among businesses and does not attempt to
regulate new businesses based on market conditions. However, the applicant has provided ample
evidence that the proposed hotel would be able to be constructed and successfully operated within
the local economy.
LUT-14.3c: Development along Los Gatos Creek: Ensure that new projects adjacent to the
Los Gatos Creek participate in developing the creek as a landscaped parkway and extend the
landscape theme into creekside development to enhance exposure to the creek, provide
passive recreation (seating areas) and integrate the creek and new development.
LUT-14.3d: Links to Los Gatos Creek: Ensure that new development provides visual and
pedestrian linkages with Los Gatos Creek.
This General Plan Land Use policy clearly anticipates that development will take place adjacent to
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City Council Report
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Planned Development Permit, Tree Removal Permit & Freeway-oriented Sign
Page 5
the Los Gatos Creek. The project provides landscaping that enhances the site and reduces the visual
mass of the building as viewed from the Creek Trail. The proposal includes significant landscaping
in the area between the building and the Creek Trail, including the installation of 20 new trees and
the retention of five existing trees. All of the new trees along the Creek trail are required to be 24
and 36-inch box size.
As the attached photo-simulations and landscape sections show, the existing and proposed
landscaping would significantly screen the proposed building. The hotel would offer approximately
one half of the rooms overlooking the creek and providing passive security and observation of this
area.
The project includes the construction of an enhanced trail entrance where the Creek Trail and
Campbell A venue intersect. This circular area adjacent to the public sidewalk includes a pedestrian
plaza, two benches, a specimen tree and a bike rack. An attached diagram provides an enlarged plan
view of this area. Earlier discussions with the developer included the provision of a water fountain
as an enhancement to this area. The applicant objected to this as a condition of approval due to
concern over potential maintenance issues. If the City Council wishes the drinking fountain to be
included in the proiect, Condition of Approval No. 40 - Street Improvements, could be modified to
require the installation.
LUT-9.3d: Building Design: Design buildings to revitalize streets and public spaces by
orienting the building to the street, including human scale details and massing that engages
the pedestrian.
The building has been designed to provide an engaging street elevation. The half round projection at
the front of the building is the gathering spot for the hotel, providing couches, television and a
fireplace. The activity in this area will be visible from the street through large windows.
LUT-9-3e: Building Materials: Encourage the use of long lasting, high quality building
materials on all buildings to ensure the long-term quality of the built environment.
The proposed building includes a concrete tile roof, vertical board siding, three layer stucco and
cultured rock accent material. Staff finds that the materials will be long lasting and durable.
LUT-9.3f: Development Orientation: Orient new development towards public and private
amenities or open space, in particular:
· Orient front entrances, living/office area and windows toward the amenity or open
space.
Zoning Designation: The zoning designation for the project site is P-D (planned Development).
The applicant is requesting approval of a Planned Development Permit consistent with the Planned
Development Permit ordinance and a use consistent with the General Plan land use. The P-D
application allows for consideration of the following:
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Planned Development Permit, Tree Removal Permit & Freeway-oriented Sign
Page 6
1. Consideration of the general silhouette and mass, including location on the site, elevations
and relation to natural plant coverage, all in relationship to the neighborhood;
2. Consideration of exterior design in relation to adjoining structures in height, bulk and area
openings, breaks in the fa~ade facing onto the street.
3. Consideration of the appropriateness and compatibility of the proposed uses in relation to the
adjacent uses and the area as a whole.
In regards to evaluating the above considerations, the most serious concern expressed by the
Planning Commission is the appearance of the hotel as viewed from the creek trail. The hotel is 46
feet tall from the ground to the highest point of the roof. The distance from the ground to the eave of
the roof is 36 feet. However, the site is roughly level whereas the Creek Trail slopes down from
Campbell Avenue to the south. The grade differential between the Creek Trail and the site is six to
seven feet at the southern end of the site.
A number of the Planning Commissioners and members of the public stated that the hotel use
appeared to be a good use of the property.
Under the P-D zoning, the City Council has the ability to determine whether the proposal is
appropriate.
Site Plan: A number of comments concerned the appearance of the proposed hotel from Campbell
Park. The building is located approximately 250 feet from Campbell Park at the southern end of the
site and 200 feet at the northern end of the site. The proposed building would be 10 to 20 feet from
the westerly property line and 18 to 23 feet from the edge of the existing Los Gatos Creek trail. The
conceptual grading and drainage plan indicates the building as 32 to 40 feet from the easterly top of
the Los Gatos Creek top of bank. The building is setback 10 to 20 feet from the top of bank as
defined by SCVWD. The following table summarizes the setbacks:
Minimum Maximum
Setback Setback
Western Property Linel SCCWD Top of Bank 10 ft. 20 ft.
Edge of Creek Trail 18 ft. 23 ft.
Creek Top of Bank 32 ft. 40 ft.
The District has requested a 20-foot setback from the SCVWD defined top of bank:. This requested
setback was to provide an additional buffer to the Creek Trail and Los Gatos Creek. Thi& request
was not based on the need to provide creek bank: stability, erosion control or water quality impacts.
This request has not been accommodated due to the extremely constrained site. This project will
enhance the stability of the adjacent slope and will direct run-off into the storm drain system after
being appropriately filtered.
At the request of the Planning Commission and staff, the applicant has explored a number of
building configurations on the site. Due to the constraints of the easements; however, the proposed
building placement is the most viable. The building mass steps down from four to three and one-
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Planned Development Permit, Tree Removal Permit & Freeway-oriented Sign
Page 7
and-a-half stories as the building nears Campbell A venue. A letter from the applicant is attached
discussing the infeasibility of alternative site layouts and building designs.
The parking facilities for the project as well as the entrances to the hotel are proposed from the
easterly side of the project site. A spa area is proposed at the northwestern comer of the building.
Architecture: A majority of the discussion by both the public and the Planning Commission at the
May 13, 2003 meeting concerned the relative merits of the height and massing of the proposed
building. Many speakers indicated they thought it was a very attractive building but expressed
concern that the building was too tall and massive, especially as viewed from the following vantage
points:
. Trail users headed north and south on the Creek trail;
. People in Campbell Park looking towards the site;
. Viewing the building traveling westbound on Campbell Avenue.
The proposed hotel is a predominately four-story craftsman style building. The front portion of the
building is one and three stories. The elevations introduce three wall treatments of smooth tooled
stucco surface at the building base, a stucco wall material as the body and a board and batten
material at the fourth floor. The building footprint has been articulated with three to five foot offsets
to provide visual interest along both the Creek Trail and the Highway 17 elevations.
The proposed exterior paint colors consist a beige, gray and taupe color scheme. Roofing is shown
as gray concrete tile. Ledgestone, a material commonly used in Craftsman-styled buildings, is used
at the base of the building. Included in the attachments is two different photo-simulations that
indicate two different base treatments. Staff is recommending the cultured stone treatment while the
applicant prefers the smooth stucco treatment.
The attached photo-simulations were prepared by a company (Focus 360) that specializes in the
accurate depiction of development proposals. Attachment No. 13 details the technical aspects' of
how this is done.
The proposed design is very detailed and would be one of the most attractive buildings near the
Downtown area and would set a high standard for other new developments. The location also
provides an attractive gateway for the Downtown and would compliment Campbell Park and the
Creek Trail.
Street Improvements and Circulation: The project includes the dedication of 10 feet of land and the
installation of curb, gutter, sidewalk, street trees and lighting along Campbell A venue.
The project also proposes an enhanced entry to the creek trail accommodating benches and a small
plaza at the northwestern comer of the property thus providing a more visible entry to the creek trail.
This portion of Campbell A venue is used by pedestrians accessing the Los Gatos Creek trail and
Campbell Park. The proposed public improvements along Campbell Avenue will provide a major
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Planned Development Permit, Tree Removal Permit & Freeway-oriented Sign
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improvement in an area of very high visibility and high pedestrian activity.
A traffic impact analysis has been prepared for the proposed project, which concludes that the
proposed driveway and existing circulation system along East Campbell Avenue will be adequately
improved to accommodate the anticipated traffic associated with the proposed hotel. The City's
Traffic Engineer has reviewed the analysis and agrees with the conclusions.
Because of the site location on Campbell A venue between the Los Gatos Creek bridge and the
Highway 17 overpass, road widening to accommodate a center turn lane is not feasible. As a result,
left turns are not permitted into or out of the site. This situation currently exists with the 95-room
Campbell Inn on the north side of Campbell A venue and the existing restaurant located at the site.
A concern expressed at the Planning Commission meeting was the possibility of increased traffic in
the Page/Poplar neighborhood due to drivers seeking to reverse direction on Campbell Avenue to
reach the site. The City's Traffic Engineer has evaluated this situation and believes that it is highly
unlikely that a motorist wishing to make a V-turn would turn right onto a side-street (poplar to
Maple to Page) in order to make a difficult left-turn across four lanes of heavy traffic on Campbell
A venue from Page Street. More likely, motorists would make a left-turn at Gilman and make a U-
turn on Gilman, or make a V-turn at Dillon A venue, where V-turns are allowed.
The hotel operator as a normal business practice, would also provide detailed directions to guest
traveling to the hotel from the San Jose Airport and other locations. The hotel will also maintain
maps and directions to local restaurants and sites of interest within the area, using the most
convenient and direct routes.
The applicant has also provided actual driveway counts from the TownePlace Suites located on
Saratoga A venue in San Jose. This analysis shows that the actual traffic counts for an extended stay
hotel are lower than the Institute of Traffic Engineers (ITE) traffic data used for the traffic analysis.
The traffic counts that were used in the original traffic analysis were based on a standard hotel rather
an extended stay hotel. This letter is included as Attachment No.9.
Of all the possible development scenarios explored for the site, the hotel use generates the least total
traffic and peak hour traffic.
The proposed hotel is also located within a 1,4 mile walk of the Downtown Campbell Station now
under construction for the Vasona Light Rail Line. The construction of the hotel would support
increased transit usage.
Landscaoingffrees: The proposed landscaping represents nineteen percent of the total lot area. The
conceptual landscape plan proposes the installation of approximately fifty trees. Staff is
recommending that a detailed landscaping plan be prepared as a condition of approval wherein
seventy-five percent of the trees shall be 24 and 36-inch boxed sizes. These larger trees would be
planted to compensate for the removal of the existing trees and to provide a significant plant buffer
between the building and the creek trail.
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Planned Development Permit, Tree Removal Permit & Freeway-oriented Sign
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The attached photo-simulations show the significant landscape treatment at both one year and five
years after planting. The applicant has provided additional exhibits that illustrate the landscape
concept between the creek trail and the building.
Viewscape: While the building will be visible from certain vantage points along Highway 17, the
view is softened by trees and significant shrubs planted on the shoulder of the road in the Caltrans
right-of-way. New evergreen trees planted in the parking lot will eventually provide further
screening. The current view from Highway 17 is the rooftop of Andy's BBQ Restaurant.
New landscaping along the creek frontage and existing vegetation in the creek channel will further
soften the views from Campbell Park and the Creek trail.
Concerns were expressed that the four-story hotel is too tall and might be visible from areas as
distant as the downtown. Attachment 8, "Building Heights in Campbell- A Comparative Analysis"
provides the heights of well-known buildings in Campbell for comparison purposes. Buildings of
similar height include the Heritage Theatre and Water Tower II Offices in the downtown area.
The proposed building and landscaping would partially screen the current view of the high-voltage
electrical towers as viewed from Campbell Park and would also shield Campbell Park and portions
of the Creek trail from freeway noise.
Due to the constraints of the site, any redevelopment of the property is going to result in a taller
building than what currently exists.
Freewav Oriented Sign: The applicant is requesting approval of two freestanding signs. A freeway
oriented sign in the parking lot, with a sign height of 30 feet and a sign area of 112 square feet, and
a monument sign of 36 square feet at the project entrance. The applicant investigated building
mounted signs that are visible from the freeway versus the pylon freestanding sign; however, they
concluded, and staff concurs, that a freestanding sign provided more effective identification for the
project with less obtrusive signing.
The proposed monument sign incorporates elements of the building materials and shape and is
found to be architecturally compatible and consistent with the provisions of the Sign Ordinance.
Freeway-oriented signs must be considered by the City Council upon recommendation from the
Planning Commission. The Planning Commission referred this matter to the City Council without a
recommendation. Applications for such signs shall be considered in accord with the guidelines as
follow:
1. Permanent signs oriented to freeways or expressways shall be limited to identification of
on-site businesses.
2. The applicant shall demonstrate that the business operation is dependent upon freeway or
expressway identification and that denial of said identification would cause an undue
hardship.
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3. The applicant shall demonstrate that the signage is necessary due to limited visibility of
the parcel due to its shape and location or other factors unique to the site.
4. The sign shall be the minimum height and size necessary to achieve visibility from the
freeway, expressway or public facility.
5. The sign shall not move, nor be animated, nor have flashing or moving lights.
6. Additional landscaping or architectural modification may be an added condition of
approval of said signing to screen the sign or its supporting structure or to soften and/or
enhance the appearance of the sign or the site as viewed from off-site locations.
A letter from the applicant supporting the sign request is attached to the Planning Commission
report.
Staff finds that a freeway-oriented sign is justified with the proposed use and location. Hotels are
typically located near major thoroughfares and are dependent on identification from the freeway.
The proposed freeway oriented sign is similar in area and height to the signs identifying the
Campbell and Pruneyard Inns.
ALTERNA TIVES
The alternative actions the City Council may take are listed on page one under "City Council
Actions".
FISCAL IMPACTS
No negative fiscal impacts to the City as a result of the project have been identified.
A transient occupancy tax (TOT) of approximately $200,000 to $250,000 annually would be
potentially generated by this project based upon review of similar hotels. This is based on an
occupancy rate of 70% and a room rate of $100 per night, an estimate based on current economic
conditions and the trend at the Townhouse Suites on Saratoga Avenue in San Jose. The Transient
Occupancy Tax (10% of room rate) would be collected on the first thirty days of each stay as
required by the Campbell Municipal Code.
Revenue from Transit Occupancy Tax currently provides approximately $1.1 million (4.5%) of total
General Fund revenues. Like sales tax, it is an important contributor to the overall fiscal well being
of the community. The City has enjoyed a diversified sales tax base in the past that has provided a
cushion against a fluctuating economy. A similar approach in regards to hotels could be equally
successful. Hotels rooms in Campbell would increase from 432 to 527 rooms. The addition of a 95-
unit hotel would increase of the number of rooms available in Campbell by 22 percent.
Of all the potential land uses, the hotel use would provide the greatest amount of revenue to help
support City services and will assist in further diversifying the City's revenue base.
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Attachments:
1. Draft City Council Resolution Granting a Mitigated Negative Declaration - Resolution
2. Draft City Council Ordinance Denying Planned Development Permit - Ordinance
3. Draft City Council Ordinance Approving Planned Development Permit - Ordinance
4. Draft City Council Resolution Approving Tree Removal Permit - Resolution
5. Draft City Council Resolution Approving Freeway Oriented Sign - Resolution
6. Planning Commission Resolution and Minutes
7. Planning Commission Report including Attachments
8. Building Heights in Campbell- A Comparative Analysis
9. Letters from Applicant
a. Discussing alternative building designs - May 21,2003
b. Additional traffic analysis - May 28, 2003
10. Project Exhibits including photo-simulations
11. Exhibits depicting landscape design along Creek trail
12. Enlarged view of Pedestrian Plaza
13. Photo-simulation explanation from Focus 360
14. Correspondence: Letter from Peter and Audrey Kiehtreiber - May 15,2003
Letter from Bret Rust - Campbell Inn - January 13, 2003
Letter from Kenneth S. Manrao - January 29, 2003.
~
Prepared by: \ ~ ~
Timothy Haley, Associate Planner.
Prepared by:
Reviewed by:
Geoff r. Bradley, Senior Planner
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Sharon Fierro, Community Development Director
Reviewed by
Approved by:
J:\Reports\cOUNCIL REPORTS\cc Report -- 690-700 E. Campbell A venue-2.doc
Attachment #8
Buildings Heights in Campbell
A Comparative Analysis
Common Name Address No. of Wall Total
storie height height
s
Two StOry Buldings
Heritaae Theatre 1 W. Campbell Avenue 2 30 ft. 47 ft.
Campbell Medical Offices 476 E. Campbell Avenue 2 29 ft. 31 ft.
Stoddard's Brewhouse 200 E. Campbell Avenue 2 32 ft. 37 ft.
Camobell Technoloav Park Campbell Technology Parkway 2 34 ft. 50 ft. *
Water Tower I 300 Orchard City Drive 2 28 ft. 34 ft.
Three Story Buildings
Avalon Apartment at Campbell 500 Railway Avenue 3 29 ft. 40 ft.
Campbell Gateway (Stacks) 125 E. Campbell Avenue 3 31 ft. 40 ft.
Lincoln Court Offices 2105 S. Bascom Avenue 3 46 ft. 52 ft.
AI-Cal Title 901 Campisi Way 3 49 ft. 57 ft.
Water Tower II Central Ave. 3 20 ft. 47 ft.
Four Story Buildings
Pruneyard Garage 1909 S. Bascom Avenue 4 31 ft. 40 ft.
levels
Larkspur LandinQ 550 W. Hamilton Avenue 4 38 ft. 53 ft.
Marriott Towneplace Suites 690 E. Campbell Ave. 4 36 ft. 46 ft.
Over Four Story Buildings
Pruneyard Office BuildinQ 1919 S. Bascom Avenue 6 75 ft. 90 ft.
900 East Hamilton Avenue 900 E. Hamilton Avenue 6 75 ft. 89 ft.
Water Tower (Hyde Park) 90 S. First Street n.a. n.a. 1 30 ft.
* Indicates height of entry tower
Campbell Community Development Department
5/22/03
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Attachment #9A
IMA Plaza /250 North Water, Suite 325 I Post Offfce Box 2176/ Wichita, Kansas 67201
Phone (316) 262. 2841 I Fax (316) 262. 1214
May 21,2003
Mr. GeoffBradley
City of Campbell Planning Department
70 North First Street
Campbell, CA 95008
Re: One Building vs. Two.Building Marriott Site Plan
Dear Geoff,
There are several reasons for our decision to proceed with a one-building site plan instead of a
two-building plan. First, there are many operational advantages to a one-building design, such as
guest preference: secqrity and operational costs. Second, Marriott has moved away from the two
building nwdel. Their current design calls for a single building. Next, there is not enough on-
graQ.e parking to accommodate a tWo-building hotel. Two buildings simply won't fit on the site.
Finally, the construction costs for two buildings is significantly higher than the cost for one
building. A two-building design is not financially feasible at this location.
Security is much easier lo control with one building as there are fewer entrances, guests don't
have to leave their building for services, there is ne'9'er a building without a staff member in it.
and generally things ate easier for the staff to watch and control.
There are a number of operational cost issues related to a second building. For instance. the two-
building hotel costs far more to heat and cool because of the additional common space.
Employees' waste a considerable amount oftime and energy moving from building to building.
On-going maintenance of two buildings is significantly costlier than one.
Marriott introduced the TownePlace Suites concept as a two-building prototype and
subsequently lcamed through experience that one building was preferable and has changed the
prototype to one building. Please see-the attached letter from the Marriott Brand Vice President
which outlines some ofManiott's reasons for changing its prototype to a one-building site plan.
Nearly ~o years ago, we explored a two-bl.\ilding design in an attempt to build a three-story
project. We found that a design of two or three stories of rooms over on-grade parking niakes it
impossible to provide enough parking (or the hotel. We lost a significant number of parking
spaces because the structural elements for the podium take away from the surface area needed
for parking. leaving far less than one parking space per room. The hotel requires a minimum of
one space per guest room. We tried a number of different layouts, however, each design yielded
too few parking spaces to be feasible.
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Finally, the cost to construct a second building is significantly higher than the cost of ~>ne
building. One of the largest additional costs is the cost of the podium. Other additional costs
include structural elements, roof area, and common area. We investigated the cost of a second
building with our subcontractors during the initial design phase, and found that the cost ot a
second buil~g would make the project totally infeasible.
We.looked at numerous site layouts in-house and with Staff. We even had two other architects
submit design ideas and we investigated the possibility oflUlderground and structured parking.
Frankly, a threec.story building is significantly more cost effective than a four-story building. We
would be much better off financially with a three-story building. However. despite months of
design attempts and working closely with Staff, we found it impossible to physically locate a
three-story project on this challenging site with anything close to the required 95 rooms. Having
said that, we also found it impossible for the hotel to support the construction costs for a two-
building project. In conclusion, a two.building plan provides significant operational challenges,
and is not physically or fmancially viable in this location.
~lease feel free to call me with any questions.
Best regards,
=tmnriek
enclosure
DS'MAY. 28. 20031110: 20AM
BARRY SWENSON BLDR
r-3!NO. 505? P. 2/8
MHIGGINS ASSOCIATES
CIVIL & TRAffIC ENGINEERS
Attachment #9B
May 28, 2003
MEMORAND~
TO: Libby Glass
FROM: Dan Takacs
SUBJECT: TowneP1ace Suites, CampbeD Trip Generation Analysis
This memorandum summarizes a trip generation analysis fur the proposed Marriott
TownePlace SuileS project located in Campbell. California. To veritY the trip generation
associated with the proposed project, a trip generation survey was conducted of an
existing TownePJace Suites located on Saratoga Avenue in. San Jose, California.
The location of the existing hotel is shown on Exhibit 1. The existing hotel consists of
101l'OOms.
A manual count of vehicles entering and exiting the driveway serving the existing hotel
was ronducted on Thursday May 22, 2003 between 7:00 AM aud 9:00 AM and between
4:00 PM and 6:00 PM. The results of the manual coUllls are shown on Exhibit 2. A total
of 73 vehicles were coUDted entering aud exiting via the driveway during the AM survey
period and 36 vehicles were obse1ved during the PM survey period. The highest ODea
hour volume of driveway traffic was observed between 7:30 AM and 8:30 AM when 41
vehicles entered and exiled the property and between 5:00 PM and 6:00 PM when 22
vehicles entered and exited the property.
The hotel occ~y on Wedoesday' evening was used to calculate the trip genemion rate
for the Thursday AM peak hour. For hotel projects, the occupancy during the night
befure the surveyed AM peat period is a more importaDl determinant of AM peak hour
trip generation tllan the occupancy during the night of the .surveyed AM peak period. On
Wednesday evening~ 88 rooms were occupied.. Therefore, the AM peak hour trip
generation rate for the Thursday AM peak bour is 0.41 trips per occupied room
The hotel occupancy on lbursday evening was used to ca.1culate the trip geDmltion late
for the PM peak hour. On Thursday evening. 73 rooms were occupied. Therefore. the
PM peak hour trip gCDCn1tion rate for the Thursday PM peak hour is 0.30 trips per
occupied room.
1309-8 First Street. Gilroy, Q)Jifornia. 95020-4-738. vob!408 848-3122. JlAJ/408 -848-2202 . www.kbhiggins.com
U~MAY, 28. 2003~"1 0: 20AM
BARRY SWENSON BLDR
T-;NO, 50513 p, 3/8
Exhibit 3 compares the trip generation rates tOr the surveyed T ownePlace Suites with the
Business Hotel trip generation rates published by the Institute of Transportation
Engineers (ITE). The ITE trip generation rates fur the Business HotellaDd use category
were used to evaluate potential traffic related impacts associated with the proposed
TownePlace Suites, Campbell. For comparison purposes. ITE trip generation rates for
the A1l Suites Hotel land use category are also presented on Exhibit 3.
The trip generation rate during the AM peak hour for the surveyed hotel is about 19%
less than the ITE trip generation rate for the Business Hotel land use c:ateg01Y. The trip
generation rate during the PM peak hour for the smveyed hotel is about one.balf of the
ITE trip generation rate fur the Business Hotel land use category. Also, the directional
distribution for the smveyed hotel shows a higher percentage of outbound trips during the
AM peak hour than the ITE data for tbe Business Hotel categOJy.
Based OD. the nip generation rates det.ermiDed from the survey of the existing T ownePJace
Suites Hotel, the proposed project will result in the generation of 45 new trips during the
AM peak hour and 10 new trips during the PM peak hour. These totals are presented. at
the bott0111 of the table shown on Exhibit 3. The net new trips generated by the project
accoUlrt for 1rips currently being geoerated by the existing restaurant on the project site.
The net new 45 AM peak hour trips calculated using the survey data compares with an
estimate of 55 net JJI:JW AM peak hour trips cakulated using the lTE Business Hotel trip
rates. The net new to PM peak hour trips calculated using the survey data compares with
an estimate of 40 net new PM peak hour trips calculated using the ITE Business Hotel
trip rates.
Exhibit 4 shows the estiInated number of new u-turn movements calculated using the ITE
trip generation rates aod the number of u-turn movements calculated using the results of
the trip generation survey of the existing hotel In the August 20, 2002 letter report
prepared to analyze potential traffic related impacts associated with the project, it was
estimated that the project would generate 18 new u-turn movements west of the project
site and 10 new u-turn movements east of the project site during the AM peak hour.
DuriDg the PM peak hour, it was estimated that the project would generate 14 new u~tum
movements west ofthe project site and 7 new u~tum movements east of the project site.
Based on the revised trip generation estimate for the project using the TownePJace Suites.
San Jose trip generation survey, the project will generate an estimated 6 new u-turn
movements west of the project site and 15 new u-tums east of the project site during the
AM peak. hour. DuriD& the PM peak hour; me project will gea:l31e 3 new u-turn
movements west of the project site and 2 new u-turn movements east of tile project site
during the PM peak bour using the revised trip generation estimate. The ~ted
number of new u-turn movements east of the project site is bjgher during the AM peak
hour using the trip generation rates based on the survey data versus the ITE trip rates
because the data. from the surveyed hotel show a higber percentage of outboUDd. trips
duriDg the AM peak. hour than the ITE data. The lTE directiooal split is S9% iD/41 % out
while the directional split fur the surveyed hotel is 24% inf76% out.
2
U;MAY. 28. 2003a'1 0 20AM'
BARRY SWENSON BLDR
r-NO. 50504/D8 P. 4/8
As shown on Exhibit 4, based on the ITE trip generation estimate for the project, the
project will generate an estimated 28 total new u-tum moven.lellts during the AM peak
hour (or an average of 1 OI:W u..turn movement per 2.1 IUinutes) and 21 total new u-turn
mov~1:$ during the PM peale. hour (or an average of 1 new u-turn movemmt per 2.9
miDutes). Based. on the project trip generation estimate using the results of the trip
geneTation survey study, the project will generate an estimated 21 total new u-tmn
movements during the AM peak hour (or an average of J new u-turn movemcot per 2.9
minutes) and 5 total new u-turn movements during the PM peak hour (or an average of 1
DeW u-turn movement per 12.0 minutes).
Please can me if you have any questions regarding this information.
3
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NOTICE OF INTENT
INTENT TO ADOPT A MITIGATED NEGATIVE DECLARATION
CITY OF CAMPBELL, CALIFORNIA
Notice is hereby given of the intent of the City of Campbell City Council to adopt a Mitigated
Negative Declaration for the development of a 95 room extended stay hotel at 690-700 East
Campbell A venue.
The proposed project is a Planned Development Permit for the construction of a hotel which
consists of a four story. 50,000 square foot building and related parking and landscaping; and a
Tree Removal Permit for the removal of two trees, a 22 inch diameter Carob tree and a 35 inch
diameter Monterey Pine tree. The site currently contains Andy's BBQ Restaurant and two single
family homes.
Based on the Initial Study, it has been concluded that the project described above will not have a
significant effect on the environment and a draft Mitigated Negative Declaration has been
prepared.
The public review period for the draft Mitigated Negative Declaration begins on October 9, 2002
and ends on October 29, 2002. Any comments must be submitted to the Community
Development Department by 5:00 p.m. on October 29, 2002. Copies of the Initial Study and draft
Mitigated Negative Declaration are available for review from 8:00 a.m. to 5:00 p.m. at the
Community Development Department, City Hall, 70 North First Street, Campbell, California.
Notice is also hereby given that this project has been scheduled for a Planning Commission public
hearing at 7:30 p.m., or shortly thereafter, on November 12, 2002, in the City Hall Council
Chambers, 70 North First Street, Campbell, California.
Interested persons may attend this public hearing and comment upon the project or provide written
comments submitted before the public hearing date. Please be advised that if you challenge the
nature of this project in court, you may be limited to raising only those issues you or someone else
raised at the public hearing described in this notice or written correspondence delivered to the City
of Campbell Community Development at, or prior to the public hearing. Questions may be
addressed to Geoff I. Bradley, Senior Planner, at (408) 866-2124.
CITY OF CAMPBELL
ANNE BYBEE
CITY CLERK
Del 3 0 ZCC~ NOV 1 9 zoaz
peSTED ON _.____ THROl'U!
IN THF. UFFICi:' 01 TilE COL'>,TY CL1::RK-l\.ECGHDER
UHLi\lDA D/.\':JS, ('OUl'<rY Cl'[I~I(
BY._~ __ DEPUTY
B. HORIUCHli
Pub. October 9,2002