CC Resolution 12069RESOLUTION NO. 12069
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF CAMPBELL APPROVING A TENTATIVE VESTING PARCEL
MAP (PLN2015-77) TO ALLOW ATHREE-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 City Council 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-O (General Commercial /Overlay) Combining Zoning District for
a consistent zoning designation over the entire property.
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City Council Resolution Page 2
Approval of a Tentative Vesting Parcel Map
The Pruneyard Shopping Center and Offices Expansion Project
• 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
City Council Resolution Page 3
Approval of a Tentative Vesting Parcel Map
The Pruneyard Shopping Center and Offices Expansion Project
creates a single entity with which the City can coordinate implementation of the Master
Use Permit.
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.)
arid 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 Mitioation: 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-2.1b: 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-2.1 is 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.
City Council Resolution Page 4
Approval of a Tentative Vesting Parcel Map
The Pruneyard Shopping Center and Offices Expansion Project
Strategy LUT-2.1 k: 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.
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: Consistencv 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: Consistencv 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 tADA): 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.
City Council Resolution Page 5
Approval of a Tentative Vesting Parcel Map
The Pruneyard Shopping Center and Offices Expansion Project
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.
Based upon the foregoing findings of fact, the City Council 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 proportiohality between the Conditions
of Approval and the impacts of the project.
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 City Council approves 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 Conditions of Approval (attached Exhibit A).
PASSED AND ADOPTED this 18th day of October, 2016, by the following roll call vote:
AYES: COUNCILMEMBERS: Kotowski, Resnikoff, Gibbons, Baker
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: Cristina
ABSTAIN: COUNCILMEMBERS: None
APPROVED: ~`~-~'
Ja on T. Baker, Mayor
ATTEST: b -
Wendy ood, City Clerk
EXHIBIT A
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
1. Approved Project: 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.
Conditions of Approval Page 2
Tentative Vesting Parcel Map
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 DEPARTMENT
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 staffs 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.
Conditions of Approval Page 3
Tentative Vesting Parcel Map
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-
year storm 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
Conditions of Approval Page 4
Tentative Vesting Parcel Map
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.
Resources 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.
requirements that are in effect at the time the building permits are actually
pulled. Approval of a 15 year master plan should not be seen as locking in the
stormwater treatment requirements to those of the current NPDES Permit. Should
these potential changes impact the site design, the applicant 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.
Conditions of Approval
Tentative Vesting Parcel
i
Page 5
b.~ Under current requirements, the applicant shall sign the "Covenants for the
Operation and Maintenance of Stormwater Facilities" and submit a Stormwater
Management Plan.
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
Conditions of Approval
Tentative Vesting Parcel
Page 6
reconstructed or overlaid within the previous five years will require boring and jacking
for all new utility installations. Bascom Avenue, Campbell Avenue and Campisi Way
have not been reconstructed or overlaid in the last 5 years. The pavement restoration
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.
Conditions of Approval
Tentative Vesting Parcel
Page 7
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.
h. Replace all existing turt 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.
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:
Conditions of Approval
Tentative Vesting Parcel
Page 8
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-emption upgrades at the intersections of East Campbell
Avenue /South Bascom Avenue and Pruneyard /South Bascom Avenue.
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
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 Occuoancy
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 Landscaoing: 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/projecUpermit, at the discretion of the
Conditions of Approval
Tentative Vesting Parcel
Page 9
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.