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PC Res 4336RESOLUTION NO. 4336 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A TENTATIVE VESTING PARCEL MAP (PLN2015-77) TO ALLOW A THREE-LOT SUBDIVISION OF 'THE PRUNEYARD SHOPPING CENTER AND OFFICES PROPERTY, LOCATED AT 1875, 1887, 1901, 1919, 1995, & 1999 S: BASCOM AVENUE., After notification and public hearing, as specified by law and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. The Planning Commission finds as follows with regard to File No. PLN2015-77: Environmental Finding 1. An Initial Study has been prepared for the Pruneyard Shopping Center and Offices Expansion Project ("Proposed 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. Evidentiary Findings 1. The Project Site is The Pruneyard .Shopping Center and Offices, a 27 acre multi-use property encompassing three professional office buildings, ahotel, amulti-building retail shopping center, and amulti-level parking garage. The property is bounded by Bascom and Campbell Avenues to the east and south, Highway 17 to the west, and the Pruneridge Plaza Apartments and the Campisi Way terminus to the north. 2. The Project Site is within the C-2 (General Commercial) Zoning District and the C-2-O (General Commercial/Overlay) Combining Zoning District as depicted on the Campbell Zoning Map adopted pursuant to Campbell Municipal Code Section 21.040.030. 3. The Project. Site is designated by the General Plan Land Use Diagram as General Commercial, which corresponds with the above referenced Zoning District designations. 4. The Pruneyard Shopping Center and Offices Expansion Project ("Proposed Project") consists of the following components: • Zoning Map Amendment (PLN2015-357): To amend the Campbell Zoning Map to rezone a portion. of The Pruneyard from the C-2 (General Commercial) Zoning District to the C-2=0 (General Commercial /Overlay) Combining Zoning District for a consistent zoning designation over the entire property. Planning Commission Resolution No. 4336 Page 2 Recommending Approval of a Tentative Vesting Parcel Map • Master Use Permit (PLN2015-358): To allow the construction of a 100,000 square- foot (5-story) office building, four retail buildings constituting 18,600 square-feet, a 30,000 square-foot fitness facility or a 12,000 square-foot retail/office building, expansion of the existing parking structure (3 or 5 stories), various site improvements, alterations to existing buildings, establishment of a new land use program including specifying permitted and conditional uses, continued allowance of a shared parking program, and implementation of a transportation demand management program (TDM). • Tentative Vesting Parcel Map (PLN2015-77): To allow division of the property into three parcels. • Tree Removal Permit (PLN2015-335): To allow removal of on-site "protected" trees. • Master Sign Plan with a Freeway Oriented Sign (PLN2015-78): To allow a new comprehensive signage scheme including afreeway-oriented sign; an increase in sign area, height, and number. • Zoning Text Amendment (PLN2015-76): To revise various sections of the Campbell Zoning Code (Title 21 of the Campbell Municipal Code) to reference the land use program created by the Master Use Permit and to allow the signage proposed by the Master Sign Plan. 5. As noted above, the Tentative Vesting Parcel Map is part of the overall Proposed Project and has been reviewed in conjunction with all other aspects of the Proposed Project. 6. The Tentative Vesting Parcel Map is being approved concurrently with and subject to The Pruneyard Master Use Permit. 7. The Tentative Vesting Parcel Map will allow the creation of three parcels separately accommodating the hotel, the office buildings, and shopping center buildings. 8. The Tentative Vesting Parcel Map is consistent with the C-2-O (General Commercial/Overlay) Combining Zoning District and the General Plan Land use designation. 9. As part of the Tentative Vesting Parcel Map, a "Declaration of Covenants, Restrictions, and Easements," also referred to as the "Center Declaration," will be recorded, which will establish an owner's association (known as the "Center Association") for The Pruneyard. The Center Association will manage common areas, which will be defined as all areas outside of the envelope of the retail, hotel, and office structures, including parking lots, the parking garage, landscaping, plaza areas, and walkways. In this manner, each ownership interest can focus on its specialization while overall management of The Pruneyard, in terms of security, maintenance, and parking, can be coordinated by the Center Association. Establishment of the Center Association also creates a single entity with which the City can coordinate implementation of the Master Use Permit. Planning Commission. Resolution No. 4336 Page 3 Recommending Approval of a Tentative Vesting Parcel Map 10.The subdivision of The Pruneyard by the .Tentative Vesting Parcel Map will be coordinated with both the physical development of the property and along-term plan for its operation and maintenance pursuant to a Master Use Permit.- adopted by separate action. The Master Use Permit establishes a comprehensive framework for The Pruneyard that in addition to providing the parameters for the development will also provide a cohesive structure intended to bind all the property owners together for the mutual benefit of The Pruneyard by imposing joint responsibility and an obligation to cooperate with each other and the City. 11. Without the concurrent approval of the Master Use Permit, the Tentative Vesting Parcel Map could not be supported by the City as subdivision of The Pruneyard would limit the long-term development potential of the site by constraining the location and type of new development due to creation of new property lines. 12. The three parcels that will be created will have frontage upon a public street, specifically, Bascom Avenue, East Campbell Avenue, and Campisi Way. 13. The City's approval of Tentative Vesting Parcel Map is subject to implementation of various public improvements, including dedication of land and construction and/or rehabilitation of public facilities (e.g., driveway cuts, ramps, sidewalks, streetlights, etc.) and payment of monetary contributions to future public improvements, consistent with the City's authority under the Subdivision Map Act and Chapter 11.24 (Street Improvements) of the Campbell Municipal Code. 14. The required public improvements and monetary contributions further the following General Plan policies and strategies Strategy LUT-1.4d: Through Traffic on Arterials: Design and maintain regional arterial streets to efficiently accommodate through traffic. Strategy LUT-1.5f: Transportation Impact Mitigation: Development that impacts the transportation system. Evaluate the establishment of a Complete Streets Impact fee policy to ' be imposed on new development and applied toward improving the City's multimodal transportation system. Policy LUT-2.1: Multi-modal Transportation: Develop and implement a multi-modal transportation network that balances transportation options aimed at reducing automobile traffic and greenhouse gas emissions, while promoting healthier travel alternatives for all users. ' Strategy LUT-2.1 b: Bicvcle Plan Implementation: Use the development review process and the Capital Improvement Program to identify opportunities to implement bicycle connections, .parking, storage and other related improvements. Strategy LUT-2.1i: Street Design and Improvements: Design streets and sidewalks so as to provide a comfortable, accessible and safe pedestrian experience. Strategy LUT-2.1c: Bicvcle Facilities: Require adequate and secure bicycle facilities at employment centers, activity centers, and residential projects. Strategy LUT-2.1k: Private Development: Developers will be required to make public improvements related to their project to improve and enhance bicycle, pedestrian and transit opportunities consistent with City policy. Planning Commission Resolution No. 4336 Recommending Approval of a Tentative Vesting Parcel Map Page 4 Strategy LUT-2.2a: Roadways for a Variety of Users: Design roadway space for a variety of users, including motor vehicles, transit vehicles, bicycles, and pedestrians when constructing or modifying roadways. Strategy LUT-2.3a: Intersection Level of Service: To the extent possible, maintain level of service (LOS) on designated intersections consistent with the Santa Clara County ' Congestion Management Plan. Strategy LUT-7.2a: Public Improvements Installation: Develop and adopt an ordinance ensuring that property owners of new, infill and substantial remodeling development projects install, upgrade or repair street and public improvements adjacent to the subject property, where and when appropriate. Strategy LUT-7.2g: Landscaped and Tree Lined Streets: Provide attractive, user friendly, tree-lined streets and install creative landscaping in street improvement projects, where feasible. Strategy LUT-7.2h: Consistent Right-of-Way Treatment: Design consistent right-of-way treatment on individual streets. Strategy LUT-7.21: Street Trees: Where sidewalks are directly adjacent to curbs and no planting strip exists, explore ways to add planting pockets with street trees and water . efficient landscaping to increase shade and reduce the apparent width of wide ' streets. Strategy LUT-7.2n: Consistency with Plans: Ensure that new development and substantial remodeling projects are consistent with Specific Plans, Area Plans, City Standard Details and adopted Streetscape Standards to create cohesive design. Strategy LUT-7.3a: Consistency with Plans: Intersection Design: Incorporate pedestrian and bicycle features and auto safety components in intersection design and improvement projects, such as curb cuts to accommodate bicycle trailers, bicycle crossing buttons at traffic signals, appropriately designed bulb-outs to shorten pedestrian crossings but still facilitating bicyclists, and bicycle sensors at major intersections. Develop a comprehensive policy incorporating strategies that facilitate the movement of pedestrians and bicyclists through intersections that includes periodic safety risk evaluations and corresponding safety measures. Strategy LUT-7.3b: Street Lighting: Install, maintain, and repair city-wide street lighting as needed (some Area Plans have specific lighting standards). Encourage the use of new energy efficient lighting technologies Strategy LUT-7.3c: Traffic Control Devices: Ensure traffic control devices function properly Strategy LUT-10.2a: Streetscape Standards: Implement Streetscape Standards with landscaped boulevard treatment on arterial streets, and implement the installation of street trees per the Standard Street Improvements: Strategy LUT-11.1 d: Bicycle and Pedestrian Connections in Development: Encourage new or redeveloping projects to provide logical bicycle and pedestrian connections on site, between parking areas, buildings, and street sidewalks and to existing or planned public right-of-way facilities and encourage pedestrian passages between street-front sidewalks and rear-lot parking areas. Ensure that the bicycle and pedestrian connections interface safely. Strategy LUT-11.1 d: Americans with Disabilities Act (ADA): Address the needs of people with disabilities and comply with the requirements of the ADA during the planning and implementation of transportation and parking improvement projects. 15. The Tentative Vesting Parcel Map has been distributed to local agencies, including Pacific ,Gas and Electric, West Valley Sanitation District, Santa Clara Valley Transportation Authority and the Santa Clara Valley Water District. Planning Commission Resolution No. 4336 - Page 5 Recommending Approval of a Tentative Vesting Parcel Map Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: - 1.- The Tentative Vesting Parcel Map is consistent with ,the General Plan and Zoning Ordinance of the City. - 2. The Tentative Vesting Parcel Map does not impair the balance between the housing needs of the region and the public service needs of its residents and available fiscal and environmental resources. 3. The Tentative Vesting Parcel Map provides, to the extent feasible, for future passive or natural heating and cooling opportunities. 4. The development and uses that will be facilitated by the Tentative Vesting Parcel Map will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. 5. There is a reasonable relationship and, a rough proportionality between the Conditions of Approval and the impacts of the project. J 6. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. THEREFORE, BE IT RESOLVED that the Planning Commission recommends approval of Tentative Vesting Parcel Map to allow athree-lot subdivision of The Pruneyard Shopping Center and Offices property, located at 1875, 1887, 1901, 1919, 1995, & 1999 S. Bascom Avenue, subject to the attached recommended Conditions of Approval (attached Exhibit A). PASSED AND ADOPTED this 13th day of September, 2016, by the following roll call vote: AYES: Commissioners: Bonhagen, Dodd,. Hernandez, Reynolds, Young, .and Kendall NOES: Commissioners: ABSENT: Commissioners: Rich ABSTAIN: Commissioners: ATTEST: Secretary APPROVED: EXHIBIT A RECOMMENDED CONDITIONS OF APPROVAL Tentative Vesting Parcel Map (PLN2015-77) 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 Approved Proiect: Approval is granted for a Tentative Vesting Parcel Map to allow a three-lot subdivision of The Pruneyard Shopping Center and Offices property, located 1875, 1887, 1901, 1919, 1995, & 1999 S. Bascom Avenue. The Parcel Map shall substantially conform to the Tentative Vesting Parcel Map (and associated civil sheets), included within the Revised Project Plans (Sheet TM-1 and TM-2), dated as received by the Planning Division on April 29, 2016 except as may be modified by the Conditions of Approval herein and as necessary to maintain consistency with the Pruneyard Master Use Permit. 2. Approval Expiration: The Tentative Vesting Parcel Map approval is valid for a period of two years from the date of City Council action. Recordation of a Parcel Map, in compliance with the provisions of the Master Use Permit, shall occur within the two- yearapproval period. 3. Master Use Permit: The Tentative Vesting Parcel Map is contingent upon approval of the Pruneyard Master Use Permit. A Parcel Map shall not be recorded if the Master Use Permit is voluntary or involuntary revoked, expires without being effectuated, or held to be invalid or void by a court of competent jurisdiction. 4. Required Improvements: As specified by The- Pruneyard Master Use_Permit, building permits for Phase 1 A/B of the approved project shall be issued and separation of the . hotel structure, as required by the California Building Code, shall be completed, prior recordation of the Parcel Map. 5. Declaration of Covenants. Restrictions, and Easements: Recordation of a Parcel Map is contingent upon establishment and concurrent recording of a Declaration of Covenants, Restrictions and Parking Easements ("Pruneyard Declaration") providing for an owner's association (Center Association) which shall manage all property identified as 'Common Areas' on Sheet A1.16 (Common Area Diagram) of the Approved Development Plans, and naming the City of Campbell as a third-party beneficiary, as more specifically described in the "Summary of Proposed Documentation for the Pruneyard Campbell Subdivision" memorandum from Hanna & Van Atta, dated August 11, 2015. Prior to recordation of the Parcel Map, the Pruneyard Declaration shall be reviewed by the City Attorney and Community Development Director for consistency with the provisions and requirements of the Master Use Permit and the aforementioned Hanna & Van Atta memorandum. Recommended Conditions of Approval Tentative Vesting Parcel Map Page 2 The Pruneyard Declaration shall be considered a component of the Master Use Permit, incorporated by reference and inclusion . as, Appendix C. All material revisions, amendments, or addendums to the Pruneyard Declaration shall require approval of the City Attorney and Community Development Director to verify consistency with the Master Use Permit. PUBLIC WORKS DEPARTIVIENT 7. Response Letter: Upon submittal of the Parcel Map, the Street Improvement Plans and the Grading and Drainage Plans, the applicant shall provide an itemized response letter verifying that all the Public Works Conditions of Approval have been met. 8. Parcel Map: The applicant shall submit a Parcel Map for recordation upon approval by the City, pay various fees/deposits and submit the map in a digital format acceptable to the City. 9. Covenants, Conditions, and Restrictions: Upon submittal of the Parcel Map, provide a draft of the CC&Rs for review by the City prior to recordation of the Parcel Map. Maintenance of the stormwater treatment and cross-easement facilities shall be part of the CC&Rs. Additional language shall be added for areas where biotreatment facilities will be constructed in designated easement areas. The CC&R's shall be recorded concurrently with the Parcel Map. . 10..Preliminary Title Report: Upon submittal of the Parcel Map, the applicant shall provide a current (within the past 6 months) Preliminary'Title Report. 11. Right-of-Way for Public Street Purposes: Prior to recordation of the Parcel Map or prior to issuance of any grading or building permits for the site for Phase 2, 3, 4, whichever comes first, right-of-way, as depicted on Sheet TM-1, shall be granted in fee for public street purposes along the Campbell Avenue frontage west of Union Avenue to provide a widened and enhanced. pedestrian corridor and to provide a stronger connection between the pedestrian corridor beneath HWY-17 and the Pruneyard. The applicant shall submit the necessary documents for approval by the City Engineer, process the submittal with City staff's comments and fully complete the right-of-way process. 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. 12. Existing Right-of-Way for Public Street Purposes: Upon recordation of the Parcel Map or prior to issuance of any grading or building .permits for the site, the applicant shall submit the necessary documents for approval by the City Engineer, process the submittal with City staff's comments and fully complete the right-of-way process for the Recorded Grant Deed for Public Street Purposes, Document No. 13496778 to be granted in fee to the City of Campbell, as the original intent was to be in fee. Plans Resubmittal #2 dated 12/15/15, all show the incorrect property line as interpreted by the City.. The City has referenced .this in previous completeness comments; applicant has not reflected the property line changes in the plans. Recommended Conditions of Approval Tentative Vestina Parcel Maa Page 3 13. Private Easements: Upon recordation of the Parcel Map, the applicant shall cause private easements to be recorded or quit claimed for (private utilities, private storm drains, reciprocal ingress and egress, emergency vehicles, etc.). 14. Monumentation for Parcel Map: Prior to recordation of the Parcel Map, the applicant shall provide a cash deposit (100% of the monument estimate) for setting all monuments shown on the map. Monuments shall be set per section 20.76.010 of the Campbell Municipal Code including but not limited to setting permanent pipe monuments (three-fourths inch galvanized steel pipe two feet -long approximately six inches below finished grade) at each boundary of all lot corners within a subdivision, along the exterior boundary lines at intervals of approximately five hundred feet and at all beginning of curves and ending of curves on property lines, and monument boxes at intersections of all street monument line tangents. Although not shown on the Tentative Parcel Map (TM-1) dated 12/15/2015, monuments shall be set at intersections of all street monument line tangents i.e. at S Bascom Ave/Pruneyard, E. Campbell Ave/Union Ave and Campisi Way. 15. Demolition: Prior to recordation of the Parcel Map the applicant shall obtain a building permit or demolition permit that will be necessary to remove any nonconforming structures and obtain a Building Final for this work as outlined in the permit. 16. Soils Report: Upon submittal of the Parcel Map, applicant shall provide a preliminary soils report prepared by a registered geotechnical or civil engineer. 17. Grading and Drainage Plan: Upon submittal of any grading or building permits for the site for Phase 2, 3, 4, the applicant shall conduct hydrology studies based on a ten- yearstorm frequency, prepare an engineered grading and drainage plan, and pay fees required to obtain necessary grading permits. Prior to occupancy, the design engineer shall provide written certification that the development has been built per the engineered grading and drainage plans. - . In addition, a plan review letter will be required of the Geotechnical engineer for the entire grading and drainage system which should include but is not limited to a review of the subsurface of the non-compacted biotreatment material that may have potential for subsurface failure and surface failure due to vehicle loads. 18. Drainage System: Prior to occupancy clearance, the applicant shall refurbish, remodel, and reconstruct the on-site drainage system, as necessary to resolve functional deficiencies, to demonstrate that the facilities are functioning normally in accordance with the requirements of the City. 19. Santa Clara Valley Water District (SCVWD): Prior to issuance of any grading or building permits for the site for Phase 3, the applicant shall obtain clearance from the SCVWD. 20. State General Construction Activity Permit: Prior to issuance of any grading or building permits for the site for Phase 2, 3, 4, the applicant shall comply with the State General Recommended Conditions of Approval Tentative Vesting Parcel Map Page 4 Construction Activity Permit requirements including paying fees, filing a Notice of Intent and providing a Storm Water Pollution Prevention Plan (SWPPP). The applicant shall provide the City with a copy of the filed Notice of Intent and SWPPP and the WDID number shall be placed on the cover sheet of the Grading and Drainage Plans. 21. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building permits for the site for Phase 2, 3, 4, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permit requirements, Santa Clara Valley Water District requirements, and the Campbell Municipal Code regarding stormwater pollution prevention in affect at the time permits are issued. Current requirements stipulate that the project must include source control, site design and treatment measures to achieve compliance with Provision C.3. of the NPDES Permit. Measures may include, but are not limited to, minimization of impervious surface area, vegetated swales, infiltration areas, and treatment devices, but is subject to change. The primary objectives are to improve the quality and reduce the quantity of stormwater runoff to the bay. Resource's to achieve these objectives include Stormwater Best Management Practices Handbook for New Development and Redevelopment ("CA BMP Handbook") by the California Stormwater Quality Association (CASQA)., 2003; Start at the Source: A Design Guidance Manual for Stormwater Quality Protection ("Start at the Source") by the Bay Area Stormwater Management Agencies Association ~(BASMAA), 1999; and Using Site Design Techniques to Meet Development Standards for Stormwater Quality: A Companion Document to Start at the Source ("Using Site Design Techniques") by BASMAA, 2003. This application is requestin g to construct this project over a 15 near period, therefore the applicant may need to subsequently revise plans based on storm water requirements that are in effect at the time the building permits are actually pulled. Approval of a 15 y ear master plan should not be seen as locking in the stormwater treatment requirements to those of the current NPDES Permit. Should these potential changes imp act the site design , the ap plicant may need to get approval from the approving body. Upon submission of the Parcel Map the applicant shall calculate and submit to the City the amount of impervious surface created by the development including the types of stormwater controls to be used. The applicant shall submit preliminary sizing and design showing stormwater controls meet the City's requirements Prior to issuance of a Building Permit for Phase 2, 3 or 4: a. The applicant's designer or engineer shall submit the required certification indicating that sizing, selection, and design of treatment BMP's for the project site has been completed to meet the requirements of the City of Campbell's NPDES permit, No. 01-119, Provision C.3 in effect at the time. The current requirements are as included in the NPDES permit. b. Under current requirements, the applicant shall sign the "Covenants for the Operation and Maintenance ,of Stormwater Facilities" and submit a Stormwater Management Plan. Recommended Conditions of Approval Page 5 Tentative Vestina Parcel Map Prior to Construction: a. Complete the Biotreatment Soil Mix Verification Checklist. b. Complete the Biotreatment Soil Mix Supplier Certification Statement. Prior to occupancy: a. A qualified BMP certifier is required to inspect the stormwater management facilities, submit a complete set of as-built drawings to Public Works Engineering, and certify on these drawings that: 1. The stormwater management facilities were constructed in compliance with the approved plans. 2. The as-built drawings show all pertinent constructed dimensions, elevations, shapes, and materials. 3. All variations in construction from the approved design plan have been identified, including omissions to and additions from the approved plan. 4. Any changes are in conformance with local, state, or federal regulations. 22. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 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. Utility locations shall not cause damage to any existing street trees. Where there are utility conflicts due to established tree roots or where a new tree will be installed, alternate locations for utilities shall be explored. Include utility trench details where necessary. 23. Water Meter(s) and Sewer Cleanout(s): Proposed water meter(s) and sewer cleanout(s) shall be relocated or installed on private property behind the public right-of- way line. If however, existing utilities services are being upsized, all boxes and appurtenances shall be relocated onto private property. 24. Utility Coordination Plan: Prior to issuance of any grading or building permits for the site for Phase 2, 3, 4, whichever comes first, the applicant shall submit a utility coordination plan and schedule for approval by the City Engineer for installation and/or abandonment of all utilities. The plan shall clearly show the location and size of all existing utilities .and the associated main lines; indicate which utilities and services are to remain; which utilities and services are to be abandoned, and where new utilities and services will be installed. Joint trenches for new utilities shall be used whenever possible. 25. Pavement Restoration: Based on the utility coordination plan, the applicant shall prepare a pavement restoration plan, for public right of way areas, for approval by the City Engineer prior to any utility installation or abandonment. Streets that have been reconstructed or overlaid within the previous five years will require boring and jacking for all nevv utility installations. Bascom Avenue, Campbell Avenue and Campisi Way have not been reconstructed or overlaid in the last 5 years. The pavement restoration Recommended Conditions of Approval Tentative Vesting Parcel Map Page 6 plan shall indicate how the street pavement shall be restored following the installation or abandonment of all utilities necessary for the project. Pavement work shall extend to the most distant utility trench and pavement restoration shall encompass all utility trenches creating one rectangle. Where new pavement restoration work occurs, new pavement marking and striping will be required along the frontage; intermittent patching will not be allowed. 26. Street Improvement Agreements/Plans/Encroachment Permit/Fees/Deposits: Prior to recordation of the Parcel Map or prior to issuance of any grading or building permits for the site for Phase 2, 3, 4, or whichever comes first, the applicant shall execute a street improvement agreement, 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 plans shall include the following, unless otherwise approved by the City Engineer: a. Show location of all existing utilities within the new and existing public right of way. b. Relocation of all existing utility boxes, covers, poles, etc. to outside of sidewalk area along E. Campbell Avenue west of the Union Avenue driveway. No utility boxes, covers, etc. will be allowed in this sidewalk area. c. Upgrade all existing driveway approaches to be ADA compliant. d. E. Campbell Avenue (North side of Campbell Ave between the westerly boundary of Pruneyard and Union- Avenue) - As depicted on Sheet 1.12a, Installation of City Standard ten ft. sidewalk, five ft. no mow (fine fescue and hair grass- Deschampsia) turf between the sidewalk and the curb, approved street trees at 30' to 40' feet on center, and sub-surface drip irrigation such as Eco- Mats (or approved equal) in the park strip. This will enhance the connection of the City's Portals project west of Union Avenue. Except as depicted on Sheet 1.12a, any Traffic Signal equipment, poles and appurtenance within the 10' of sidewalk shall be removed and relocated outside of this area. Additional Traffic Signal Easements may be required for the relocation of equipment and poles. e. Installation of ADA compliant alley type driveway approaches and necessary City standard curb, gutter, and sidewalk. Refer to Condition 21 related to Union Avenue Driveway. Installation of ADA ramps along Campbell Avenue, Bascom Avenue and Campisi Way. f. Retrofit existing HPS lamp streetlights with LED lamp streetlights; upgrade conduits, fuses, conductors and related facilities in accordance with the City of Campbell's Street Lighting Policies. LED's for street lights contiguous along project frontage: g. Enhance and beautify the Creek Trail Entrance including landscaping, signage and lighting along the westerly wall of the parking garage leading to and from the Creek Trail and the Pruneyard. Recommended Conditions of Approval Tentative Vesting Parcel Map Page 7 Replace all.existing turf and sprinkler system with no mow (fine fescue and hair grass Deschampsia) turf, and sub-surface drip irrigation such as Eco-Mats (or approved equal) in the park strip on Bascom Avenue. Installation of traffic control, stripes and signs. , Construction of conforms to existing public and private improvements, as necessary. k. Submit final plans in a digital format acceptable to the City. 27. Street Improvement Agreements/Plans/Encroachment Permit/Fees/Deposits: Prior to issuance of any grading or building permits for Phase 4 of the proposed five-story Office and two-story underground Parking, the applicant shall execute a street improvement agreement, 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 plans shall include the following, unless otherwise approved by the City Engineer: a. Removal of the dip and reconstruction of the northern entrance of Union/Campbell driveway intersection. Transition and conform onsite and into street section and as far back into the property site, as necessary to create a smooth entryway. b. Ultimate frontage improvements along Campbell Avenue, including the relocation of the existing traffic signal controller cabinet out of the sidewalk. c. Installation of traffic control, stripes and signs. d. Construction of conforms to existing public and private improvements, as necessary. e. Submit final plans in a digital format acceptable to the City. 28. Traffic Operations Improvements: All payments are valuated in 2016 dollars. Adjustments will be made at the time of required payment based on the Engineering News Record Construction Cost Index for San Francisco. a. Traffic Signal Improvements to Existing Signals: Prior to recordation of the Parcel Map or prior to issuance of any grading or building permits for the- site for Phase 2, 3, 4, whichever comes first, the applicant shall provide the following: i. Post a $20,000.00 payment for the purchase and installation of video detection equipment at the intersection of East Campbell Avenue /South Bascom Avenue. ii. Post a $20,000.00 payment for the purchase and installation of traffic signal pre-emptiori upgrades at the intersections of East Campbell Avenue /South Bascom Avenue and Pruneyard /South Bascom Avenue. b. Green Bike Lanes: Prior to recordation of the Parcel Map or prior to issuance of any grading or building permits for the site for Phase 2, 3, 4, whichever comes Recommended Conditions of Approval Tentative Vesting Parcel Map ~~ Page 8 first, the applicant shall post a $50,000.00 payment for the purchase and installation of Green Bike Lanes and Conversion of Bike Route Shoulders to Bike Lanes along the Pruneyard frontage along Bascom Avenue and Campbell Avenue. c. New Traffic Signal Contribution: Prior to issuance of any grading or building permit for Phase 3 the applicant shall post a $84,147.00 payment, towards the construction of a future traffic signal at the intersection of East.Campbell Avenue and Page Street. d. Corridor Signal Timing Study: Prior to issuance of any grading or building permit for Phase 4, the applicant shall post a $90,000.00 payment for a Corridor Signal Timing Study leading into and out of the Pruneyard. 29. Completion of Street Improvements for Building Permits and Issuance of Occupancy Phasing: The Owner shall provide, construct and install at his/her own proper cost and expense, street improvements as described in this Condition of Approval within 24 months of execution of the Street Improvement Agreement. Prior to allowing occupancy and/or Building Final for Phase 2, 3, or 4, (in any order) the applicant shall have complied with the Street Improvement Agreement. The design engineer shall submit .Record drawings to the City prior to release of any deposits. 30. Maintenance of Landscaping: Owner(s), current and future, are required to maintain the landscaped park strip and tree wells in the public right of way. This includes, but is not limited to: trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a manner that would not allow the tree to grow to a mature height. 31. Utility Encroachment Permit: Separate encroachment permits for the installation of utilities to serve the development will be required (including water, sewer, gas, electric, etc.). Applicant shall apply for and pay all necessary fees for utility permits for sanitary sewer, gas, water, electric and all other utility work. 32. Additional Street Improvements: Should it be discovered after the approval process that new utility main lines, extra utility work or other work is required to service the development, and should those facilities or other work affect any public improvements, the City may add conditions to the development/project/perrriit, at the discretion of the City Engineer, to restore pavement, sidewalk or other similar public improvements to the satisfaction of the City into the project. 33. Campisi Way Feasibility Study: Prior to recordation of the Parcel Map or prior to issuance of any grading or building permits for the site for Phase 2, 3, 4, whichever comes first, the applicant shall post a $45,000.00 payment towards the preparation of a site investigation and feasibility study on the repair of the Campisi Way roadway settlement, as Campisi Way is a major point of connection and access for the Pruneyard.