Sign - Compuware - 2000ITEM NO. 1
STAFF REPORT - PLANNING COMMISSION MEETING OF
MARCH 14, 2000
PLN2000-13
Allen, J. M.
Public hearing to consider the application of Ms. Joanne Markham Allen,
on behalf of Compuware Corporation, for approval of a Sign Exception
(PLN2000-13) for two (2) building mounted freeway-oriented signs to be
located on a six-story office building on property located at 1919 S.
Baseom Avenue in a C-2-O (General Commercial, Overlay District)
Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
1. REMOVE this item from the Planning Commission agenda as requested by the applicant.
BACKGROUND
On March 7, 2000, the applicant's representative, Mr. Charles H. Bonno, submitted a letter
requesting that this item be removed from the Planning Commission agenda until such time
Compuware Corporation is able to provide additional documentation required to support its
application.
Attachment
1. Letter of Request
2. Location Map
Prepared by:
Approved by:
Aki R. Irani, Planner I
Sharon Fierro, Interim Community Development Director
03/07/2000 10:22 408-401-2715 C.H.BONNO PAGE 02
Charles H. Bonno
Corporate Eeal Estate
200 Wkllow Hill Court
Los Gatos, California 95032.1824
T~lephone 408.871.11]$2
Facsimile $31,401.2715
E-Mail jb~bormo.com
VIA FACSIMILE
March 7,2000
Ms. Aki Irani
Community Development Department
City of Campbell
70 North First Street
Campbell, CA 95008.1423
Reference: Compuware Sign Application of January 25, 2000
Dear Ms. bani:
This will confirm our telephone conversation of this morning regarding tee subject
application. Compuware Corporation asks that its application be continued by the Planning
Commis.sion to allow Compuware additional time to prepare the documentation required to
support ,ts application.
Do not hesitate to call me with any questions regarding this matter.
Sincerely,
Charl~ H. Bonno
CC:
Jo Ann Markham Allen, Compuware Corporation
Frank Slootman, Compuware Corporation
~.OF ' CA~
CITY OF CAMPBELL
Community Development Department · Current Planning
March 3, 2000
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Planning Commission of the City of Campbell has set the time of
7:30 p.m., or shortly thereafter, on Tuesday, March 14, 2000, in the City Hall Council
Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the
application of Mr. Jack Bonno, on behalf of Compuware, for a Sign Application (PLN2000-13)
to allow freeway-oriented wall signs (visible from Highway 17 on the Pruneyard Tower UI) on
property located at 1919 S. Bascom Avenue in a C-2-O (General Commercial/Overlay) Zoning
District. This project is Categorically Exempt.
Interested persons may appear and be heard at this hearing. Please be advised that if you
challenge the nature of the above 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 in written
correspondence delivered to the City of Campbell Planning Commission at, or prior to, the
Public Hearing. Questions may be addressed to the Community Development Department at
(408) 866-2140
Decisions of the Planning Commission may be appealed to the City Council. Appeals must be
submitted to the City Clerk in writing within 10 calendar days of an action by the Commission.
In compliance with the Americans with Disabilities Act, listening assistive devices are available
for all meetings held in the Council Chambers. If you require accommodation, please contact the
Community Development Department at (408) 866-2140, at least one week in advance of the
meeting.
PLEASE NOTE:
When calling about this Notice,
please refer to File No. PLN2000-13
Address: 1919 S. Bascom Avenue
PLANNING COMMISSION
CITY OF CAMPBELL
SHARON FIF. RRO
SECRETARY
70 North First Street · Campbell, California 95OO8.1423 · TEL 408.866.2140 · FaX 408.866.8381 · TOD 408.866.2790
COMPUWARECORPORATION
1919 SOUTH BASCOM AVENUE
CAMPBELL, CALIFORNIA 95008
(408) 371-6500
(408) 558-1000 FAX
January 25, 2000
Chairperson Elizabeth Gibbons and Members of the Planning Commission
City of Campbell
70 N. First Street
Campbell, CA 95008
Reference: Compuware Corporation Sign Proposal
Dear Chairperson Gibbons and Members of the Planning Commission:
I am writing to you in connection with the application we are submitting regarding
signage for the new six-story building we have leased at the PruneYard in Campbell. For
your reference I have enclosed a rendering of the proposed signage.
The purpose of this letter is to provide you with some background on Compuware, some
detail about the sign application and the reasons why Compuware believes the signage
program is an essential part of our business operations, particularly our effort to increase
sales in the Silicon Valley market.
Compuware Background
Compuware Corporation is a multi-billion Michigan based software applications testing
and development company. Although not well known on the West Coast, the 26-year-old
NASDAQ Company enjoys sales of over $2.0 billion annually.
Compuware leased interim space in the renovated PruneYard Towers in 1996 and then
leased the entire new six story 120,000 SF building at 1919 S. Bascom, also at the
PruneYard, and relocated into three floors in April, 1999. We leased more space than
initially required as part of our strategic plan to control sufficient space to accommodate
our growth during our ten-year lease term, which has options to extend to 2019. In the
meantime we have sub-leased the remaining space to another firm but have retained the
right to recover it based on our needs. The opening of this facility in Campbell signals the
beginning of a long-term campaign to heighten the profile of the firm in Silicon Valley
and increase sales in the region. In addition to its being one of the largest Compuware
locations outside of our corporate offices in Michigan, the Campbell facility may also be
in a position to be designated with the State Board of Equalization as the California point
of sale for tax allocation purposes.
Corporate Headquarters: 31440 NORTHWESTERN HIGHWAY · FARMINGTON HILLS, MICHIGAN 48334-2564 · (248) 737-7300
Chairperson Elizabeth Gibbons and Members of the Planning Commission
City of Campbell
January 25, 2000
Page 2
The staff and employees of Compuware located in the new building are delighted with
their new home and especially appreciate the enhanced retail environment at PruneYard.
Compuware now seeks to make application to the City of Campbell to install building
signs at the top of its new building.
Compuware Sign Application
The application has been forwarded to your staff under separate cover together with the
plans and specifications. The application is approved by the owners of PruneYard (they
signed the application). In addition to the rendering enclosed with this letter, you will
receive a photomontage of the signage as it will appear on the building.
We have reviewed applicable provisions of the sign ordinance:
Section 21.53. O0 Permanent Signs - General
All permanent signs shall be designed so as to be architecturally compatible with and
suitable for the buildings and structures with which they are associated as well as the
surrounding area. Insofar as possible, freestanding signs shall be of similar design,
proportion, materials and color as the associated building, so as to tie the two together.
The design of the signs is architecturally compatible and suitable for the
building and integrates well with the materials and colors of the building
as indicated on the rendering accompanying this letter.
Freeway-Oriented Signs. Signs oriented to freeways or expressways shall
comply with the following criteria:
1. Permanent signs oriented to freeways or expressways shall be limited to
identification of on-site business.
The proposed signs consist only of our name: Compuware.
2. The applicant shall demonstrate the business operation is dependent on
freeway or expressway identification and that denial of said identification
would cause undue hardship.
The freeway-oriented signage is needed because Compuware, as a
relative newcomer to Silicon Valley, is dependent on the identity
achieved to help establish itself in the west coast region and increase
business-to-business sales. An integral part of Compuware's sales
Chairperson Elizabeth Gibbons and Members of the Planning Commission
City of Campbell
January 25, 2000
Page 3
methodology is to provide "hands on" experience with new products.
Both our Campbell location, with its easy access from all over the
valley and the San Jose Airport, as well as its design, are intended to
facilitate this sales process by making it easier for out of area
customers to visit and experience our offerings. Denial of the identity
established by freeway oriented building signs would create an undue
hardship on Compuware as it seeks to improve its identity and increase
its west coast sales.
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.
· Several considerations are applicable:
a. The site is depressed from the adjacent freeway.
b. The building is not readily visible from Bascom Avenue
because of the PruneYard Shopping Center.
c. Both visibility and access from Campbell Avenue are limited
because the building does not face this street. In fact, it has a
Bascom address.
d. Building signage is a cleaner and better approach to tenant
identification of our building.
4. The sign shall be the minimum height and size necessary to achieve
visibility from the freeway, expressway or other public facility.
The sign is proportional to the architectural scale of the building and is
the minimum size needed for freeway visibility. Compuware is
requesting no other freestanding/pylon signs.
5. The sign shall not move, nor be animated, nor have any flashing or
moving lights.
· The signs are illuminated (backlit, freestanding letters) and do not
move, are not animated and do not have any flashing lights.
o
Additional landscaping or architectural modifications may be an added
condition of approval to 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.
Chairperson Elizabeth Gibbons and Members of the Planning Commission
City of Campbell
January 25, 2000
Page 4
· The structural support for the signs will be hidden from view (behind
the letters).
We look forward to the opportunity to meet with you and other members of the
commission to review our application. In the meantime, please do not hesitate to contact
Jack Bonno at 408.871.1882 (or jbObonno.com) with any questions regarding this
matter.
Thank you for your consideration of this application.
Vice President
Compuware Corporation
CC:
Sharon Fierro, City of Campbell
Aki Irani, City of Campbell
Michael Lax, Compuware Corporation
Edie Rodriguez, Compuware Corporation
J. A. Markham Allen, Compuware Corporation
Hunter Austin, Consultant to the City of Campbell
Charles H. Bonno, Consultant to Compuware
To:
ITEM
City Clerk
Please collect and eipt
for the following ~,,,,nies.
Planning File No.:
AMOUNT
Maior:
A. I+ acres o General Plan Amendment
Zone Change
Planned Development Permit
EIR Review
$4,650.00
4,650.00
4,650.00
4,650.00
0-1 acre General Plan Amendment (552.4660)
Zone Change
Planned Development Permit
EIR Review
3,375.00
3,375.00
3,375.00
3,375.00
Minor:
A. Subdivision Map (5+ Lots)
Site and Architectural 10+ K S.F.
Tentative Parcel Map (4<Lots)
Bo
Site and Architectural 0-10 K. S.F.
Variance (Non-residential)
Text Amendments
Use Permit
3,375.00
2,257.50
2,257.50
1,627.50
1,627.50
1,627.50
1,627.50
Miscellaneous
A. Variance (Residential)
Modifications of Approval
Modification PD Permit
Reinstatements
Revised Development Schedule
Extensions of Time
1,010.00
1,010.00
1,010.00
1,010.00
1,010.00
1,010.00
Site and Architectural (Res/Each House)
Signs (Each Sign)
Fence Exception
Promotional Events
126.00
126.00
126.00
126.00
Appeals
Downtown Development Permit
Historic Preservation Zone, Use Permit, HP Permit
IV. Other
Maps
General Plan Text
Zoning Ordinance
Copies (per page)
Refundable Deposit -- Account 2203
Fire Department Review -- Account 01.303.3322
Architectural Approval
Project Plan Review
Subdivision
Park Impact Fee - Account 295.535.4920
Tree Replacement In-Lieu Fees - Account 101.701.4971
For City Clerk Only Receipt No:
Amount Paid.4~.~'~./5).O .
Received by: '~e~- '~'~~
Date:
6.50
19.00
23.00
1.00 (1*t page, .10 ea add'l)
52.50
157.50
100+10perloffunit
RECEIVED
FEB O 7 2000
CITY, C K'S OFFICE.{
Exception for Major Projects: It is anticipated that thc application processing costs of selected major
projects will significantly exceed the above fees. In these cases, the Community Development Dffector may
collect a deposit and charge actual time spent to process the application based upon current hourly rates.
Note: Adopted by Resolution No. 9539 by City Council, City of Campbell, 06/01/99.
Application ,
BU3~ ~~: ComPuwar% Corporation , .~
~")~S: ~901 ~ou~h ~a~ Ave. . . ~O~: ~40~ 558-122~
ffSTA~:_Campbel!, ~A ~: _95008
~OFBUS~SS: West Coas= Headquarters . ~O: _
Software Development
APPL~ANT: Joa~ne Markham Allen .
AD~$S' -1901 South Bascom .Av~, _ ~H~:~ ~-!~9~
~/~A~: CamDbell, _CA . _ ~: 95008
PP.0Pl
SION'
A~
Cl'
KTYOWNEK: Pruneyard Associate~.: LnP_
DIL~SS: 1999 .South Bascom Ave.
~/~TAT~: _Campbell ! CA
TFJ~,~iON~: qOo_% 37!-4700
~ 95nn~
In&kcs
Condit
Approved aa Presented:
Conditionally Approved:
Denied:
FOR OFFICE USE ONLY
by: ~r S~eve Pie~cld, AIC?, ~ D~velopmmt Dirmor
200 Willow Hill Court
Los Gatos, California 95032-1824
Bus: 408-871-1882
Bus Fax: 831-401-2715
E-maih jb@bonno.com
R~M. ~8
.O¥' CA~t~
CITY OF CAMPBELL
City Clerk's Office
January 21, 1998
Mr. David Word
Pruneyard Associates
1999 South Bascom Avenue
Suite 200
Campbell, CA 95008
Dear Mr. Word:
At the regular meeting of January 20, 1998, the City Council gave second
reading to Ordinance 1955 approving a Special Development Permit (SDP 97-01)
and Site and Architectural Approval (S97-20) to allow the construction of a
six-story, 130,000 square foot office building and-a four-level parking
garage on property located at 1999 S. Bascom Avenue in a C-2-0 (General
Commercial/Overlay) Zoning District, subject to the attached Conditions of
Approval. Please find certified copy of this Ordinance enclosed for your
records.
Please do not hesitate to contact this office (866-2117) or Gloria Sciara,
Community Development Department, should you have any questions in regard
to the City Council's action.
Sincerely,
City Clerk
Enc.
...... ommunity D e v e 1 o pme n t.~·~~Q~:~.~ ..~ ~ Dept.
~B~b Kass, Public Works Department
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2117 · F~,X 408.374.6889 · aDD 408.866.2790
ORDINANCE NO.
BEING AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF CAMPBELL APPROVING A SPECIAL DEVELOPMENT
PERMIT (SDP 97-01) AND SITE AND ARCHITECTURAL
APPROVAL (S 97-20) TO ALLOW THE CONSTRUCTION OF A SLX-
STORY, 130,000 SQUARE FOOT OFFICE BUTLDING AND A FOUR-
LEVEL PARKING GARAGE ON PROPERTY LOCATED AT 1999 S.
BASCOM AVENUE IN A C-2-0 (GENERAL
COMMERCIAL/OVERLAY) ZONING DISTRICT. APPLICATION
OF MR. DAVID WORD, ON BEHALF OF PRUNEYARD
ASSOCIATES, LLC. FILE NO. SDP 97-01/S 97-20.
After notification and public hearing, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the heating was closed.
After due consideration of all evidence presented, the City Council finds as follows with respect
to application SDP 97-01/S 97-20: '
o
o
o
A Special Development Eermit and Site and Architectural Permit proposes the
construction of one 130,000 gross square foot, six-story office building, and a four level
parking garage containing 730 parking spaces on the western side of the project site.
The proposed development applications, as conditioned, are consistent with the General
Plan and Zoning designations which indicate commercial land uses for this property.
The proposed landscape plan and site amenities will improve the appearance of the
proposed project.
The proposed parking and circulation modifications, with the recommended conditions of
approval, improves the general on-site circulation of the site.
Ufider the direction of the City of Campbell, an Expanded Initial Study was prepared by
David J. Powers and Associates, Inc. for the project in compliance with the California
Environmental Quality Act.
No substantial evidence has been presented which shows that the project, subject to
implementation of mitigation measures identified in the Expanded Initial Study, will have
a significant adverse environmental impact.
The traffic study prepared by Linscott, Law & Greenspan 'demonstrates that the proposed
shared parking concept is sufficient to support the proposed development and the existing
uses on the property.
City Council Ordinance No.__
SDP 97-01/S 97-20- 1999 S. Bascom Avenue- Pruneyard
Page 2
o
10.
11.
12.
13.
14.
The traffic study prepared by Linscott, Law & Greenspan indicates that the proposed
office development will generate 1,711 vehicle trips per day during weekdays.
The existing development on the property consists of movie theaters, retail, office, and
hotel uses. The proposed development is consistent with the existing uses on the property
with adjacent land uses, subject to the conditions of approval.
The Circulation Element of the Campbell General Plan identifies the extension of Campisi
Way as an improvement to the City's circulation system.
The purpose of the Campisi Extension is to provide direct access to the Pnmeyard by
allowing traffic from Highway 17 and Hamilton Avenue west of Highway 17 to bypass
Bascom Avenue.
The Campisi Extension is identified in the Circulation Element as a necessary circulation
improvement to the Hamilton and Bascom commercial district area.
City traffic engineering estimates conclude that the extension of Campisi Way will result
in the following:
Eliminates 252 northbound left roms at the Hamilton/Bascom intersection during the
PM peak hour.
· Reduces the PM peak hour delays at the Hamilton/Bascom intersection eight seconds
below existing conditions.
· Approximately 5,860 vehicles per day generated by the Pnmeyard would use the
extension.
· Traffic utilizing the extension would almost exclusively have an origin or destination
at the Pruneyard.
· Reduces travel time to and from the Pmneyard and both Highway 17 and Hamilton
Avenue west of Highway 17.
· Increases the amount of unused capacity at the Harnilton/Bascom intersection.
· Has a positive impact on congestion in the vicinity of the Pruneyard.
· Would off-set the project's traffic impacts that travel between the Pruneyard and both
Highway 17 and locations on Hamilton Avenue west of Highway 17.
The developer will be required to contribute a $600,000 share of the private costs of
construction to extend Campisi Way as a condition of approval. There is a reasonable
relationship between the amount of the contribution and the cost of the Campisi Way
extension in that the project site would be the primary beneficiary of the extension.
City Council Ordinance No.__
SDP 97-01/S 97-20- 1999 S. Bascom Avenue- Pruneyard
Page 3
15.
16.
17.
18.
19.
20.
21.
22.
23.
The costs of consmaction to extend Campisi Way include design/engineering, land
acquisition, severance costs, construction, and demolition of structures at the Aloha
Apartments necessary to accommodate the roadway.
The contribution of $600,000 for a share of the costs to construct the extension of
Campisi Way to the Pnmeyard property is roughly proportional and reasonably related to
the project's impacts.
There is a reasonable relationship between the use of the contribution and the type of
development project being proposed in that the extension of Campisi Way would off-set
the traffic impacts identified for this type of project.
There is a reasonable relationship between the need for the Campisi Way extension and
the type of development being proposed in that the project will generate 1,711 vehicle
trips per day during weekdays which would impact already congested City streets and
Campisi Way would mitigate this impact.
Subsequent developments in the Hamilton and Bascom commercial district will be
required to share in the costs of constructing the Campisi Way extension if the projects
generate traffic that would pass through the Hamilton/Bascom intersection.
The proposed light green paint color on the roof on the elevator tower of the parking
garage and on the roof screen of the new office tower is not compatible with the building
colors of the proposed office tower.
The conditions of approval require details and revisions to some of the proposed building
materials and paint colors so that they are architecturally compatible with the existing and
pr_oposed development.
The proposed parking garage is highly visible from Highway 17.
The proximity of the garage to the western property line does not allow the installation of
sufficient landscaping to adequately screen the parking garage fi-om Highway 17.
Existing off-site landscaping within the Caltrans right-of-way adjacent to the western
property line is not sufficient to screen the proposed park4,ng garage or the property from
Highway 17.
The conditions of approval require supplemental off-site landscaping of 24" box Redwood
trees in the adjacent Caltrans right-of-way to adequately screen the parking garage fi:om
Highway 17.
City Council Ordinance No.
SDP 97-01/S 97-20 - 1999 S. Bascom Avenue - Pruneyard
Pa~e 4
24.
25.
The proposed location of the parking garage necessitate the relocation of access to the Los
Gatos Creek Trail access from the Pnmeyard.
The proposed relocation of the Los Gatos Creek Trail access indicated on the site plans on
the west side of the parking garage blocks visibility of the access and may compromise
safety of pedestrians using the facility.
Based upon the foregoing findings of fact, the City Council further finds and concludes that:
The proposed project, with conditions of approval, is consistent with the policies of the
General Plan and the Zoning Ordinance in effect at the time of the application submittal
and is consistent with uses in the immediate area.
The proposed project will aid in the enhancement and the harmonious development of the
immediate area. The establishment, maintenance, or operation of the use will not be
detrimental to the public health, safety, peace, morals, comfort or general welfare of
persons residing or working in the neighborhood of such proposed use.
The proposed use will not be detrimental or injurious to property and improvements in the
neighborhood or to the general welfare of the City and its residents.
The proposed project with the conditions imposed, will not have a significant adverse
impact on the environment and a Mitigated Negative Declaration has been prepared for
the project.
The proposed site is adequate in size and shape to accommodate the proposed use and site
in)provements.
6. These conditions are required as related and proportional to the impacts of the project.
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinance of the City of Campbell and the State of
California. 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 Califomia that
pertain to this development and are not herein specified.
City Council Ordinance No.__
SDP 97-01/S 97-20 - 1999 S. Bascom Avenue - Pruneyard
Page 5
Project Approval: Approval is granted for a Special Development Permit (SDP 97-01) and
Site and Architectural Review Permit (S 97-20) allowing development on property located
at 1999 S. Bascom Avenue consisting of the following:
· A six story, 130,000 gross square foot office building and;
· A four level parking garage containing 730 parking spaces;
Project approval shall substantially comply with project plans prepared by Homberger and
Worstell, Inc. stamp dated 10/30/97, except as modified by the Conditions of Approval
contained herein.
Revised Office Building Elevations
Ao
Building Materials: Applicant shall continue to work with staff on resolving the design
of the roof screen (eliminate angled design) or integrate similar roof screens on the two
existing office buildings-to provide consistency with the architectural design of the
existing office development. The Exterior facade detail of the roof enclosure shall be
subject to review and approval by the Community Development Director prior to
issuance of building permits for the office structure.
Garage Materials and Colors: Applicant shall work with staff to select appropriate
building colors for the parking garage, the roof of tower and alternative material for
the elevator tower roof that is architecturally compatible with the existing
developments on the subject property. The roof materials and colors of the parking
garage shall be subject to review and approval by the Community Development
Director prior to issuance of building permits.
Approved Materials/Treatment: Applicant shall submit final sample materials indicating
pedestrian level details, hardscape, mesh screening for the parking garage, and samples of
actual finishes and colors that will be utilized on all new buildings, walkways, and
courtyard areas shall be subject to review and approval by the Community Development
Director prior to issuance of building permits.
Architectural Details: Applicant shall submit a site plan and illustrated brochures
indicating the location and design of architectural features such as outdoor furniture,
bicycle parking facilities, and non-fixed landscape planters,that will be utilized in the new
building areas for approval by the Community Development Director.
Final Site Plan: _Applicant shall submit a final site plan indicating circulation and parking
modifications for review and subject to approval by the Community Development Director
and the Public Works Director for substantial compliance with approved plans prior to
issuance of building permits.
City Council Ordinance No. __
SDP 97-01/S 97-20- 1999 S. Bascom Avenue- Pnmeyard
Page 6
o
o
10.
11.
Development Schedule: Construction of the office tower, parking garage and hotel
expansion shall commence within one year from the date of project approval and shall be
completed within one year following the commencement of construction.
Parking and Driveways: All parking and driveway areas shall be developed in compliance
~,ith the approval and plans and Chapter 21.50 (Parking and Loading) of the Campbell
Municipal Code subject to review by the Community Development Director.
On-site Lighting: On-site lighting shall be shielded away fi:om adjacent properties and
directed on site. Details of project lighting shall be approved by the Planning Department
prior to the issuance of building permits.
Landscape Plan: Applicant shall submit four (4) sets of the final landscaping plan
indicating the type and size of plant material including on-site trees, planting details and
irrigation system to the Community Development Director for review and approval prior to
the issuance of building permits. The plan shall include the number of trees proposed for
removal or relocation due to construction, or circulation improvements. Any trees subject
to removal or relocation shall be identified by size, type, number and species.
Tree Protection: A tree protection plan prepared by a licensed arborist shall be sUbmitted
to the Planning Division providing tree protection measures during all phases of
demolition, resurfacing, or construction. All trees damaged during construction shall be
replaced with three trees for every one removed. The size of replacement trees shall be 24
inch box.
Off-site Landscaping: The applicant shall submit landscaping plans indicating installation
of 24-inch box Redwood trees and irrigation along the Caltrans right-of-way adjacent to
the western property line to supplement existing landscaping in order to screen the site
fromm view fi:om Highway 17. The plan shall be submitted to the Campbell Community
Development Director for approval prior to submittal to the California Department of
Transportation (Caltrans). The planting of trees shall be spaced consistent with the spacing
of trees along the Highway 17 right-of-way northern of Hamilton Avenue. All necessary
approvals and permits for landscaping on land located in the Caltrans right-of-way must be
obtained at the expense of the applicant fi'om the California Department of Transportation.
The submittal of the off-site landscape plans shall be coordinated by the Campbell
Community Development Department. The applicant shall be responsible for maintaining
the trees for the first five years following their installation.
City Council Ordinance No.__
SDP 97-01/S 97-20- 1999 S. Bascom Avenue- Pnmeyard
Pa~e 7
12.
13.
14.
Silage Prom'm: No signage is approved as part of the development applications approved
herein (SDP 97-01, S 97-20, UP 97-11). The applicant shall submit a sign program
indicating all new signs for the site which are intended for the advertisement of uses within
the site. No sign shall be installed until such application is approved and a permit issued by
the Community Development Department, Planning Commission or City Council as
specified in Section 21.53. of the Zoning Ordinance (Sign Ordinance).
Freeway Si~s: All new or refaced freeway oriented signs require approval from the City
Council.
Construction Mitigation Measures: The applicant shall implement mitigation measures as
specified in the Expanded Initial Study dated 10/22/97 (pages 39-40) prepared by David J.
Powers and Associates, Inc. including the following:
1. 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. --
2. No pile driving is allowed for construction of the garage.
3. All internal combustion engines for construction equipment used on the site will be
properly muffled and maintained.
4. Unnecessary idling of internal combustion engines is strictly prohibited.
5. 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.
6. Occupants of the Aloha Apartment complex and tenants of the Pmneyard will be notified
of the construction schedule in writing, and an on-site contact person and phone number
shall be provided in the notice.
All active construction areas shall be watered at least twice daily.
Cover all macks hauling soil and other loose materials stationed or prior to leaving the
site.
Pave, apply water, or apply non-toxic soil stabilizers on all unpaved surfaces, and staging
areas at the construction site.
Sweep daily all paved access roads, parking areas, staging areas, and adjacent public
streets as directed by the City Engineer.
Enclose, cover, water or apply soil binders to exposed stockpiles.
Limit traffic speeds on unpaved surfaces to 15 mph.
Install sandbags or other erosion control measures to, prevent runoff to all roadways,
waterways or pubic walk'ways accessed by the public.
Replant vegetation in disturbed areas as soon as possible.
Establish a program for participation of vehicle trip reduction by construction crews.
Provide a monthly status report to the Building Official verifying conditions of the site,
progress of construction and the implementation of construction mitigation measures.
8.
9.
10.
11.
12.
13.
14.
15.
16.
City Council Ordinance No.__
SDP 97-01/S 97-20- 1999 S. Bascom Avenue- Pruneyard
Page 8
15.
16.
17.
Parking during Construction: Prior to the issuance of building permits, the applicant shall
submit a diagrammatic site plan and narrative description indicating the location(s) and
number of parking spaces that will be displaced during construction, any proposed stacking
area and the number of cars accommodated on-site in the stacking area, the number and
schedule of attendants supervising the temporary parking an-angements, and the location of
off-site parking and zhuttle for tenants of the Pmneyard. The temporary parking plan shall be
subject to review and approval by the City Council prior to issuance of building permits.
Archaeolo~cal Mitigation and Monitoring Program: Provide an archaeological monitoring
program prepared by a qualified archaeologist to monitor all subsurface excavation and
construction for review and approval by the Community Development Director prior to the
issuance of building permits. The program shall be consistent with the mitigation measures
specified in the Expanded Initial Study dated 10/22/97 (page 41) prepared by David J. Powers
and Associates, Inc.
Demolition Permit: The applicant is required to obtain a demolition permit, subject to review
and approval by the Building Official prior to the demolition of structures or other on-site
improvements that will be removed in conjunction with the approved plans.
Traffic Circulation
Ao
Campisi Dedication: Applicant shall reserve a "no build" area on the subject property to
provide for the furore extension of Campisi Way in a form acceptable to the City Attorney
and the City Engineer.
Campisi Way Agreement and Contribution: The applicant shall agree to enter into a street
improvement agreement to design and conslruct Campisi Way fi:om its present terminus
onto the Pruneyard property and to contribute a minimum of $600,000.00 as a proportional
share of the cost to extend Campisi Way to the Pnmeyard property consistent with the
Circulation Element of the Campbell General Plan. The cost to extend Campisi Way will
include design/engineering, land acquisition, severance costs, construction, and demolition
of structures at the Aloha Apartments necessary to accommodate the roadway. The
agreement shall stipulate that the applicant will be responsible for designing, bidding and
constructing the roadway with the City contributing up to $600,000.00 toward the costs of
acquisition and/or construction of the roadway. Any project cost savings below $1.2
million shall be shared equally between the City and the, applicant. The distribution of any
cost over $1.2 million shall be resolved in the street improvement agreement. The
agreement shall identify a development and improvement schedule that reasonably
corresponds with the planned occupancy of the new office building.
City Council Ordinance No.
SDP 97-01/S 97-20- 1999 S. Bascom Avenue- Pruneyard
Page 9
The agreement shall be in a form acceptable to the City Attorney and contain such
additional terms as are reasonable or customary to carry out the intent of this condition.
Expenditure of Funds: The funds collected for the extension of Campisi Way shall be
deposited, invested and accounted for pursuant to California Government Code Section
66006. If the necessary funds are not appropriated by the City for the construction of
the Campisi Way extension within five years, the City shall retain $400,000 to be used
to improve traffic circulation in the vicinity of the Pnmeyard to offset vehicle trips
generated by the new development and shall refund $200,000 to the applicant. The
extension of Campisi Way is not required prior to the development or occupancy of the
approved projects permitted under SDP 97-01, S 97-20, and LIP 97-11.
Do
On-site Property Modifications: The applicant shall be responsible for the costs of all
on-site modifications(e.g, parking, curbs, flat work, etc.) necessary to accommodate a
furore terminus of Campisi Way to the Pruneyard property, at the time the extension is
constructed. -
E. Replacement Parking: The applicant shall work with the City to accommodate parking
displaced by the Campisi expansion.
19.
Los Gatos Creek Trail Access: Applicant shall prepare appropriate plans and/or studies as
directed by the City Engineer to determine an appropriate location to relocate the existing
access to the Los Gatos Creek Trail fi.om the Pmneyard property. Construction of the
connection shall be completed by the applicant prior to the. issuance of a certificate of
occupancy for the new office building. If the Campisi Way extension is implemented then
the existing access off of Campisi Way will satisfy this condition.
20.
Public Storm Drainage Facilities: Applicant shall undertake a study in accordance with
generally accepted engineer practice to determine requirements for relocation of public
storm drainage facilities, if any, and for relocation of public utilities, if any, as required to
meet these conditions of approval. If required, submit storm drainage relocation plans
and/or public utility relocation plans.
21.
Replacement of Pavement Surfaces: The applicant shall work with staff to ascertain the
condition of existing paved surfaces throughout the Pnmeyard and prepare a site plan
identifying failed pavement. Areas showing failure or ,disrepair shall be replaced or
rehabilitated if possible as determined by City staff. Prior to the installation of new
pavement or asphalt surfaces, the applicant shall prepare a plan for review and approval by
the Land Development Division of the Public Works Department providing section details
of the replacement pavement.
City Council Ordinance No.
SDP 97-01/S 97-20- 1999 S. Bascom Avenue- Pruneyard
Page 10
22. Speed Bumps: Submit plans showing the location and replacement of all on-site speed
bumps with City-approved speed undulations (speed bumps).
23.
Under~ound Utilities: Install new on-site utilities underground per Section 20.36.150 of
the Campbell Municipal Code for any new or remodeled buildings. Provide evidence from
all utility companies that the proposed de'.'elopment modifications can be served. Comply
with the plan submittal, permit and fee requirements of the utilities associated with new or
modified service connections.
24.
Grading Plans: All grading plans shall meet City standards as deemed appropriate for the
proposed development. A grading permit shall be required in conjunction with building
permits.
25.
Drainage Plans: Submit grading and drainage plans with hydrology and hydraulic
calculations for existing on-site drainage improvements and for proposed on-site grading
improvements showing proposed pad elevations of new structures, existing and proposed
on-site and off-site grading and storm drainage systems and controlled site drainage onto
public right-of-way.
26.
Grading/Erosion Control Plans: Submit final grading, grading and erosion control Plans to
the Community Development and Public Works Departments for approval prior to issuance
of building or grading permits.
27.
Modified Storm Drainage Easement: The applicant shall modify the existing 20-foot wide
City storm drainage easement that lies parallel and immediately adjacent to the westerly
property line of the Pruneyard to reflect the allowed encroachment of approximately 175
feet in length of the western building wall of the parking garage. The encroachment into
the easement in a westerly direction, shall not exceed four feet six inches. The revised
easement description shall be subject to review and approval by the City Engineer and the
City Attorney.
28. Encroachment Permits: Submit application for an encroachment permit(s), pay fees and
post surety for any construction within the City's right-of-way.
29.
National Pollutant Discharge Elimination Permit 12qPDES): The applicant is advised that
the Regional Water Quality Control Board requires that all construction projects on sites
larger than five acres must obtain a National Pollutant Discharge Elimination (NPDES)
permit.. Permit conditions may require construction and post-construction storm water
management plans. The applicant is responsible for obtaining this permit, providing plans
and paying associated fees. Copies of the permits shall be provided to the Community
Development and Public Works Departments prior to the issuance of building permits.
City Council Ordinance No.
SDP 97-01/S 97-20- 1999 S. Bascom Avenue- Pruneyard
Page 11
30.
31.
32.
33.
34.
35.
The applicant shall comply with the California Storm Water Best Management Practices
Handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water
District.
Utilities: All utilities and utility pedestals for new or modified building areas shall be
diagrammed on a site utility plan indicating the location of the pedestals and how the
equipment will be screened prior to the installation of any utility pedestals (transformers)
on site, subject to the review and approval by the Community Development Director.
Garbage Collection: Trash containers of a size and quantity necessary to serve new or
modified building areas shall be located in areas approved by the Fire Department. Unless
otherwise noted, enclosures, shall consist of a concrete floor sun'ounded by a solid wall or
fence and have self-closing doors of a size specified by the Fire Department. All
enclosures to be constructed at grade level 'and have a level area adjacent to the trash
enclosure area to service these containers.
Mechanical Equipment: All roof-mounted and ground level mechanical equipment, on
new or remodeled structures on site, which are visible from the public right of way shall be
screened with similar building materials subject to the approval of the Community
Development Director.
Handicapped Accessibility: All new and remodeled buildings shall provide handicap
access in accordance with the Uniform Building Code (UBC), and the Uniform Federal
Accessibility Standards (T,rFAS) and the Federal Americans with Disabilities Act (ADA).
Truck Deliveries and Trash Collection: Trash pick-up and Truck deliveries adjacent to the
northern boundary of the site will not be allowed earlier than 6:00 a.m. prior to and
following the development approval of SDP 97-01/S 97-20/UP 97-11.
Transportation Demand Management: Applicant shall participate in a Transportation
Demand Management (TDM) program for future tenants and incorporate participation in
such program through the covenants, conditions and restrictions. This program shall
incorporate, but is not limited to the following:
1. Provision of Bicycle Parking Facilities.
2. Participation in shuttle/car pool service to public transit facilities such as light rail
stations or park and ride lots when these facilities are cohstmcted.
3. Accommodation of bus stop locations, if public bus service is provided to the site.
4. Van car pool priority parking spaces.
5. Provision of changing facilities for employees bicycling to work in the new office
building.
City Council Ordinance No.
SDP 97-01/S 97-20 - 1999 S. Bascom Avenue - Pruneyard
Pa~e 12
36.
Car Detailing Station: The applicant shall provide a detailed operational statement and
plans indicating the location of the car detailing station on the ground floor of the parking
garage for review and approval by the Community Development Director and the Public
Works Director. The operation of the car detailing station shall comply with all
regulations, and practices and obtain all necessary permits to comply with the non-point
source pollution controls/management
PASSED AND ADOPTED this 20th day of January
vote:
,, 199 8, by the following roll call
AYES: COUNCILlViEMBERS: Conant, FurtadO,
NOES: COUNCILlVlEMBERS: None
ABSENT: COUNCILMEMBERS: None
ABSTAIN: COUNCILMEMBERS: Dean
ATTEST:
Dougherty, Watson
,~ette W~tson, Mayor
Anne Bybee, City Clerk
PLA,¥,VI,¥G, DESIG,¥
~' I~ABRICA?'IO,¥ $1~1¢E 1955
4517 Franklin Blvd.
Sacramento, CA 95820
91&A$2.8000
Fax 916. 452.3331
License #559090
l
24'-9-114"
ii LETTERS
iii
FACE AT~
WITH APl
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AISOYE DESCRIPTION 15 PRELIMINARY
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Project
COMFUWARE
Company
ERNST & YOUNG
Work Otggr
10256
Drawn By
JET
Oa~
03-02-99
Revisions
03-26-99 JET
Drawing Title
ON BUILDING LETTERS
Scale
AS NOTED
Sheet
1
24'-9-1/4"
0NORTH ELEVATION
SCALE: 1/16" = 1'-0"
PLA,¥,¥1,¥G, D£SlG,¥ & FABRICA~'IO,¥ S1~¥C~ 1955
4517 Franklin Blvd.
Sacramento, CA 95820
916.452.8000
Fax 916. 452.3331
License #559090
73'-5-318"
FABPJCATED ALUMINUM LETTERS
WITH 8" DEEP RETURNS
PAINT ALUMINUM RETURNS
COLOR: BRONZE
LETTERS ARE INTERNALLY ILLUMINATED
WITH BRIGHT WHITE NEON
LETTER FACES ARE TRANSLUCENT
WHITE LEXAN
120V ELECTRICAL SOURCE TO DE PROVIDED
TO SIGN LOCATION BY OTHERS.
MECHANICALLY ATTACH LETTERS TO BUILDING
FACE AT WINDOW MULLION5
WITH ADDITIONAL SUPPORT BARS FROM ROOFTOP
IF REQUIRED. IF ADDITIONAL SUPPORT 15 REQUIRED,
BARS WILL BE ALIGNED WITH VERTICAL WINDOW
MULLIONS, AND PAINTED TO MATCH MULLIONS.
NOTE: THE ABOVE DESCRIPTION 15 PRELIMINARY
ANO SUBJECT TO CHANGE.
UFON CONCEPT APPROVAL A SITE SURVEY MUST
BE CONDUCTED TO ENSURE MOUNTING METHOD
AS DESCRIBED ABOYE 15 SUFFICIENT ANO
AND APPROPRIATE FOR ACTUAL BUILDING MATERIAL5
AND DIMENSIONS.
Project
COMPUWARE
Company
E~NST & YOUNG
l~ork Order
10256
Draum By
JET
Date
03-02-99
Revisions
03-26-99 JET
Drawing Title
ON BUILDING LETTEP-,,.5
Scale
AS NOTED
Sheet No.
2
NORTH 51~N
SOUTH ~N
!
/ CAMFI~ELL AVE.
NORTH
PLAN,¥1,¥G, D~$1G,¥ & I~ABRICA TIO,¥ $1N¢~ 1955
4517 Franklin Blvd.
Sacramento, CA 95820
Fax 91~. 452.3331
License #559090
Project
COMPUWAP, E
Company
ERNST & YOUNG
Fork. Order
10256
Oraum By
..JET
Date
Q3o20o99 JET
Revisions
Drawing Title
PLOT PLAN
QPLAN VIEW OF SITE
SCALE: NTS
Scale
AS NOTED
Sheet No.
3