CC Resolution 12706RESOLUTION NO. 12706
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING AN AMENDMENT TO THE PRUNEYARD
MASTER USE PERMIT TO ALLOW (1) A REVISED PHASING PLAN TO
ALLOW THE APPROVED OFFICE BUILDING AND A PARTIAL EXPANSION
OF THE EXISTING PARKING STRUCTURE TO BE CONSTRUCTED AS
PHASE 3 AHEAD OF THE APPROVED RETAIL BUILDINGS (AS NEW
PHASE 4), FURTHER EXPANSION OF THE EXISTING PARKING
STRUCTURE IN PHASE 4, AND A FOUR-YEAR EXTENSION OF THE
PERMIT DEADLINE FOR NEW PHASE 4 FROM DECEMBER 2022 TO
DECEMBER 2026, (2) MINOR ARCHITECTURAL CHANGES, A NOMINAL
INCREASE IN BUILDING AREA, AND ELIMINATION OF THE
UNDERGROUND PARKING TO THE APPROVED OFFICE BUILDING, AND
ASSOCIATED SITE/PARKING LAYOUT CHANGES, (3) A REVISED DESIGN
FOR THE PARKING STRUCTURE EXPANSION TO INCORPORATE
ENHANCED ARCHITECTURAL TREATMENT AND ASSOCIATED SITE
LAYOUT/CIRCULATION CHANGES AROUND THE TRAFFIC CIRCLE TO
INCREASE PEDESTRIAN CONNECTIVITY, (4) A CHANGE TO THE LAND
USE PROGRAM TO ALLOW MEDICAL SERVICE CLINICS AS A
PERMITTED USE WITHIN THE OFFICE PARCEL, AND (5) REVISE THE
PARKING MANAGEMENT PLAN TO ALLOW EXCLUSIVE USE OF
APPROXIMATELY 60 PARKING STALLS FOR THE NEW OFFICE
BUILDING TENANT(S) DURING TYPICAL OFFICE HOURS, (6) REQUIRE
IMPLEMENTATION OF THE VALET PARKING PROGRAM ONLY AT THE
COMPLETION OF PHASE 3 (WHICH IS NOT REQUIRED AT THE CURRENT
PHASE) WHEN CERTAIN OCCUPANCY THRESHOLDS ARE MET, AND (7)
VARIOUS NON -MATERIAL TEXT CLARIFICATIONS, FOR THE
PRUNEYARD SHOPPING CENTER AND OFFICES LOCATED AT 1875,
1887, 1901, 1919, 1995, & 1999 S. BASCOM AVENUE AND 777 E.
CAMPBELL AVENUE. FILE NO: PLN-2020-54
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. PLN-2020-54
Environmental Finding
1. The City has a prepared an Addendum to the previously adopted Mitigated Negative
Declaration, pursuant to CEQA Guidelines Sec. 15164. The Addendum establishes
that the proposed MUP Amendment would not result in any new significant impacts
not previously disclosed in the adopted Mitigated Negative Declaration nor would it
result in a substantial increase in the magnitude of any previously identified
significant environmental impacts such that the adopted Mitigated Negative
Declaration would continue to provide a full and adequate environmental review
required by CEQA. The addendum will not be circulated for public review but will be
attached to the adopted Mitigated Negative Declaration and posted to the City's
website as required by the CEQA Guidelines.
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Approval of a Master Use Permit Amendment
Evidentiary Findings
1. The Project Site is The Pruneyard Shopping Center and Offices, a 27 acre multi -use
property encompassing three professional office buildings, a hotel, a multi -building
retail shopping center, and a multi -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-2-0 (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. On October 18, 2016, the City Council adopted Resolution Nos. 12068-12071 and
introduced Ordinance Nos. 2212 and 2213, approving 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.
• 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 a freeway -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.
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5. The Pruneyard Master Use Permit was adopted pursuant to Campbell Municipal
Code (CIVIC) Section 21.14.030 ('0' overlay/combining zoning district), which
requires adoption of a "Master Use Permit" to create, establish, erect, construct,
enlarge, place, or install any building, structure, or use within a regional commercial
center located within the 'O' overlay/combining zoning district.
6. The Pruneyard Shopping Center and Offices satisfies the definition of a "regional
commercial center" specified by CIVIC Chapter 21.72 (Definitions).
7. The Pruneyard Master Use Permit was "established" upon issuance of a Building
Permit Phase 1 (A/B) on January 17, 2017, pursuant to CIVIC Section 21.56.030.B.1,
at which time the Master Use Permit became controlling upon The Pruneyard.
8. The Master Use Permit provided for a phasing plan as follows, with deadlines to
obtain a Building Permit for each phase:
• Phase 1/A (December 1, 2017): New paint on existing buildings in central plaza
and seating areas, removal of arcade comers at select locations to improve
visibility of retailers, entry improvements at Bascom Avenue, and a variety of
other localized modification
Phase 1/B (December 1, 2017) Major renovation of central plaza, relocation of
palm trees, enhanced pedestrian and bicycle pathways, construction of a new
retail building (R4), renovation of Palisade Builders "greenhouse" windows, and
renovation of towers.
• Phase 2 (December 1, 2022): Construction of new retail building (R5).
• Phase 3 (December 31, 2026): Construction of new retail buildings (R1, R2, R3)
and parking structure (G1) expansion, and creation of west plaza.
Phase 4 (December31, 2026): Construction of new office building (01).
9. The Proposed Project is an Amendment to the Pruneyard Master Use Permit to
allow for (1) a revised phasing plan to allow the approved office building and a partial
expansion of the existing parking structure to be constructed as Phase 3 ahead of
the approved retail buildings (as new Phase 4), further expansion of the existing
parking structure in Phase 4, and a four-year extension of the permit deadline for
new Phase 4 from December 2022 to December 2026, (2) minor architectural
changes, a nominal increase in building area, and elimination of the underground
parking to the approved office building, and associated site/parking layout changes,
(3) a revised design for the parking structure expansion to incorporate enhanced
architectural treatment and associated site layout/circulation changes around the
traffic circle to increase pedestrian connectivity, (4) a change to the land use
program to allow medical service clinics as a permitted use within the office parcel,
and (5) revise the parking management plan to allow exclusive use of approximately
60 parking stalls for the new office building tenant(s) during typical office hours, (6)
require implementation of the valet parking program only at the completion of Phase
3 (which is not required at the current phase) when certain occupancy thresholds are
met, and (7) various non -material text clarifications.
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Approval of a Master Use Permit Amendment
10.As specified by Part I, Section D (Approved Phasing) and Section G (Amendments)
of the Pruneyard Master Use Permit, a request for an extension to the approved
phasing deadlines or to allow a building addition and/or alteration beyond the scope
permitted by Part III, Section C (Architectural Modifications), a land use not
specifically permitted by Part IV, Section D (Land Uses Allowed), or any other
proposal that the Community Development Director determines to constitute a
"major change" as defined by CMC Section 21.56.060.D.1, shall require an
Amendment to the Master Use Permit.
11. Pursuant to CMC Section 21.14.030.C.3, upon application for an Amendment, the
City Council, upon recommendation of the Planning Commission, shall approve,
conditionally approve, or deny a request for an amendment by resolution with
respect to the considerations provided in subsection D (Consideration in review of
applications) and the findings for a Conditional Use Permit provided in Section
21.46.040 (Findings and decision) in compliance with procedures prescribed by
Campbell Municipal Code Chapter 21.64 (Public Hearings):
12. Properties within the Overlay Combining Zoning District are not subject to the City's
standard parking requirements due to the special conditions and situations;
therefore, a Parking Modification Permit is not necessary.
13. Due to the economic uncertainty created by the COVID-19 pandemic, the amended
Master Use Permit would allow the approved expansion of the parking structure to
occur in two phases. The first expansion would occur with construction of the new
office building in new Phase 3. The second expansion would occur with construction
of the new retail buildings in new Phase 4. The applicant procured a supplemental
parking analysis, which was peer -reviewed by the City's traffic consultant that
documents that the proposed expansion would be generally sufficient to
accommodate the demand generated by the new office building during Phase 3,
except during the holiday period, which may require implementation of a valet
parking program. As conditioned, the exact sizing of the second garage expansion in
Phase 4 would be determined through review of an "Architectural Modification" to be
reviewed by the SARC and Planning Commission for consideration of the final
Phase 4 layout and parking configuration.
14.The approval duration of the Master Use Permit, as amended, is consistent with the
Campbell Municipal Code that allows the City to establish expiration dates within a
permit or project approval.
15.The Master Use Permit, as amended, remains consistent with the purpose and
intent the General Commercial Land Use Designation.
16.The Master Use Permit, as amended remains consistent with General Plan goal,
policies, and strategies for the Pruneyard/Creekside, listed below, by substantially
improving the aesthetic character and pedestrian -orientation of The Pruneyard,
strengthening the center's linkage to Downtown Campbell, enhancing the connection
to the Los Gatos Creek Trail, activating the southwest corner adjacent to the new
"portals" opening with the new office and retail buildings, taking advantage of
development capacities within an appropriately designated part of the City, sharing
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roval of a Master Use Permit Amendment
parking facilities amongst different uses, and maintaining consistency with the
adopted land use maximums.
Goal LUT-14:
The Pruneyard/ Creekside Area as an active, connected "urban village" with
a mixture of commercial, office, residential, entertainment and recreational
uses functioning as a community and regional focal point.
Policy LUT-14.2:
Development Intensities: Allow higher development intensities within the
Pruneyard / Creekside area.
Strategy LUT-142a:
Maximum Height: Allow new buildings and redeveloped buildings to develop
at the maximum height in the Pruneyard/Creekside Area, subject to traffic
and environmental constraints.
Strategy LUT-14.2b:
Floor Area Ratio (FAR): Allow a maximum FAR of 2.0 for new development
or redevelopment within the Pruneyard/Creekside Area.
Policy LUT-14.3:
Physically Connected: Encourage new development in the Pruneyard/
Creekside Area that is physically connected to existing development and
oriented towards the creek trail with appropriate setbacks, and that provides
logical connections and access to the creek trail.
Strategy LUT-14.3d:
Links to Los Gatos Creek: Ensure that new development provides visual and
pedestrian linkages with Los Gatos Creek.
Strategy LUT-14.4a:
Floor Area Ratio: Allow sites of greater than 3 acres to maximize densities of
up to 2.0 FAR for non-residential uses and up to a maximum residential
density of 27 units per gross acre. Project densities on parcels of smaller
size will be reduced on a sliding scale as indicated below:
Strategy LUT-14.4d:
Policy LUT-14.5:
Minimum Acres
Maximum FAR
Allowable Density Range
Up to .99
.30
Up to 8 du/acre
1.0 to 1.99
.50
8 to 16
2.0 to 2.99
1.0
8 to 21
3.0 and above
2.0
8 to 27
Parking Facilities: Joint use of parking facilities may be utilized with mixed -
use development formats on larger parcels.
Building Orientation: Orient buildings toward public streets. New buildings on
corner lots should frame the intersection through the use of reduced
setbacks where necessary for access, facades that incorporate prominent
entries, windows, design details and landscaping.
Strategy LUT-14.5b: Non-residential Entries: Orient entries of non-residential developments
toward the public street and provide street -level windows and glass front
display bays for all street -level office and retail.
Strategy LUT-14.5c: Parking Lots: Encourage parking lots at the side of or rear of, or below
buildings. Parking lots are strongly discouraged between buildings and the
sidewalk.
Strategy LUT-14.6b: Ground Floor Retail Uses. Ensure ground floor retail uses on Bascom and
Hamilton Avenues, with vibrant street level elevations.
Strategy LUT-14.6c: Decorative Features: Development projects should incorporate decorative
features including plazas that incorporate amenities such as public art,
special paving, tile, and fountains.
17.The Master Use Permit, as amended is also remains consistent with the following
General Plan strategies and policies with regards to the appropriate type, intensity,
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and location of development, provision of transportation features and programs,
suitable pedestrian and bicycle access and amenities, safe and efficient site layout,
creative and high quality architectural design, pedestrian -oriented urban form,
maintaining a balanced mix of uses, implementation of public improvements, and
provision of a variety of uses within the community.
Strategy LUT-1.5a: Transit -Oriented Development: Encourage transit -oriented development
including employment centers such as office and research and development
facilities and the city's highest density residential projects by coordinating the
location, intensity, and mix of land uses with transportation resources, such
as Light Rail.
Strategy LUT-1.5d:
Higher Floor Area Ratios (FARM: Develop provisions for allowing higher
FARs in new projects that provide a mix of uses, maintain a jobs/housing
balance or are located within proximity to Light Rail.
Strategy LUT-2.1c:
Bicycle 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.
Strategy LUT-2.1q:
Transportation Demand Management (TDM): For new employment centers
require TDM site design measures including carpool and van pool parking,
bicycle storage, and discounted public transit programs.
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.
Policy LUT-2.4:
Jobs and Housing Balance: Maintain Campbell's balance of jobs and housing
units to encourage residents to work in Campbell, and to limit the impact on
the regional transportation system.
Strategy LUT-2.4a:
Full Range of Land Uses: Provide for a full range of land uses within the City,
and for mixed -uses within specific development projects
Policy LUT-5.3:
Variety of Commercial and Office Uses: Maintain a variety of attractive and
convenient commercial and office uses that provide needed goods, services
and entertainment
Strategy LUT-5.3b:
Minimal Setbacks: Design commercial and office buildings city-wide to have
minimal setbacks from the sidewalk except to allow for pedestrian oriented
features such as plazas, recessed entryways, and wider sidewalks for
outdoor cafes. Discourage parking areas between the public right -of way and
the front fagade of the building.
Strategy LUT-5.3c:
Revitalization of Shopping Centers: Encourage the maintenance and
revitalization of commercial shopping centers.
Strategy LUT-5.3d:
Commercial Centers: Review the design, use and upgrading of commercial
centers via the discretionary permit process, and ensure that conditions of
approval are adopted that require businesses to be well kept and operated in
a way that limit impacts to adjacent uses.
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-9.1c:
Land Use Objectives and Redevelopment Plans: Permit only those uses that
are compatible with land use objectives and redevelopment plans.
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Page 7
Policy LUT-9.3: Design and Planning Compatibility: Promote high quality, creative design and
site planning that is compatible with surrounding development, public spaces
and natural resources.
Strategy LUT-9.3d: Building Design: Design buildings to revitalize streets and public spaces by
orienting the building to the street, including human scale details and
massing that engages the pedestrian.
Strategy LUT-9.3e: Buildinq Materials: Encourage the use of long-lasting, high quality building
materials on all buildings to ensure the long-term quality of the built
environment.
Strategy LUT-9.3f: Development Orientation: Orient new development toward public and private
amenities or open space, in particular: [Orient high activity areas such as
outdoor dining areas and plazas, and major pedestrian routes toward the
amenity or open space].
Strategy LUT-9.3g: Pedestrian Amenities: Incorporate pedestrian amenities such as plazas,
landscaped areas with seating, pedestrian walkways into new developments.
Strategy LUT-9.3i: Master Plan of Phased Sites. Ensure developers of phased multi -building
complexes provide a master plan demonstrating how the entire site will be
developed.
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-11.1d: 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.
Policy LUT-11.2: Services Within Walking Distance: Encourage neighborhood services within
walking distance of residential uses.
Strategy LUT-12.1c: Parking Lot Design: Design parking lots to minimize impacts on the street
system by providing adequate sized driveways, sufficient queuing and
efficient circulation.
Strategy LUT-13.1: Variety of Uses: Attract and maintain a variety of uses that create an
economic balance within the City while maintaining a balance with other
community land use needs, such as housing and open space, and while
providing high quality services to the community.
Strategy LUT-13.1c: Fiscal Effects of Land Use: Evaluate the fiscal effects of different land uses
on City revenues and services.
18.The City Council has considered traffic safety, traffic congestion, and site circulation,
including the effect of the site development plan on traffic conditions on abutting
streets, the layout of the site with respect to locations and dimensions of vehicular
and pedestrian entrances, exit driveways and walkways, the arrangement and
adequacy of off-street parking facilities to prevent traffic congestion, the location,
arrangement and dimensions of truck loading and unloading facilities, the circulation
patterns within the boundaries of the development; and the surfacing and lighting of
off-street parking facilities.
19.The City Council has also considered landscaping improvements, including the
location, height and material of walls, fences, hedges, and screen plantings to insure
City Council Resolution 12706
Approval of a Master Use Permit Amendment
harmony with adjacent development or to conceal storage areas, utility installations
or other unsightly development, the planting of ground cover or other surfacing to
prevent dust and erosion; and the unnecessary destruction of existing healthy trees.
20.The City Council has also considered the building and site layout, including the
general silhouette and mass of buildings, including location on the site, elevations
and relation to natural plant coverage, all in relationship to the neighborhood, the
exterior design of buildings in relation to adjoining structures in height, bulk, and
area openings, breaks in the facade facing on the street, line and pitch of roof, and
arrangement of structures on the parcel, and special conditions and situations
concerning the property and the adjoining properties.
Based upon the foregoing findings of fact, the City Council further finds and concludes
that:
1. The uses (permitted and conditional) allowed by the Master Use Permit, as
amended, are allowed within the C-2 General Commercial Zoning District, and
comply with all other applicable provisions of this Zoning Code and the Campbell
Municipal Code;
2. The Master Use Permit, as amended is consistent with the General Plan;
3. The Project Site is adequate in terms of size and shape to accommodate the fences
and walls, landscaping, parking and loading facilities, yards, and other development
features required in order to integrate the use with uses in the surrounding area;
4. The Project Site is adequately served by streets of sufficient capacity to carry the
kind and quantity of traffic the use would be expected to generate;
5. The design, location, size, and operating characteristics of the development
approved by the Master Use Permit, as amended, are compatible with the existing
and future land uses on -site and in the vicinity of the subject property;
6. The establishment, maintenance, or operation of the Master Use Permit, as
amended, on the Project Site will not be detrimental to the comfort, health, morals,
peace, safety, or general welfare of persons residing or working in the neighborhood
of the proposed use, or be detrimental or injurious to property and improvements in
the neighborhood or to the general welfare of the city;
7. The Master Use Permit, as amended, will aid in the harmonious development of the
immediate area;
8. The Master Use Permit, as amended, is consistent with applicable adopted design
guidelines;
9. The Master Use Permit, as amended, will not result in an over concentration of liquor
establishments uses in the surrounding area;
10.The Master Use Permit, as amended, will not create a nuisance due to litter, noise,
traffic, vandalism, or other factors;
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Approval of a Master Use Permit Amendment
11.The Master Use Permit, as amended, will not significantly disturb the peace and
enjoyment of the nearby residential neighborhood; and
12.The Master Use Permit, as amended, will not significantly increase the demand on
city services.
13.There is a reasonable relationship and a rough proportionality between the
Conditions of Approval and the impacts of the project.
14.There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
15. No substantial evidence has been presented from which a reasonable argument
could be made that shows that the project, as currently presented and subject to the
required conditions of approval, will have a significant adverse impact on the
environment.
THEREFORE, BE IT RESOLVED that the City Council approves an Amendment to the
Pruneyard Master Use Permit, included in attached EXHIBIT B, to allow for (1) a
revised phasing plan to allow the approved office building and a partial expansion of the
existing parking structure to be constructed as Phase 3 ahead of the approved retail
buildings (as new Phase 4), further expansion of the existing parking structure in Phase
4, and a four-year extension of the permit deadline for new Phase 4 from December
2022 to December 2026, (2) minor architectural changes, a nominal increase in building
area, and elimination of the underground parking to the approved office building, and
associated site/parking layout changes, (3) a revised design for the parking structure
expansion to incorporate enhanced architectural treatment and associated site
layout/circulation changes around the traffic circle to increase pedestrian connectivity,
(4) a change to the land use program to allow medical service clinics as a permitted use
within the office parcel, and (5) revise the parking management plan to allow exclusive
use of approximately 60 parking stalls for the new office building tenant(s) during typical
office hours, (6) require implementation of the valet parking program only at the
completion of Phase 3 (which is not required at the current phase) when certain
occupancy thresholds are met, and (7) various non -material text clarifications, for The
Pruneyard Shopping Center and Offices, located at 1875, 1887, 1901, 1919, 1995, &
1999 S. Bascom Avenue and 777 E. Campbell Avenue, subject to the attached
Conditions of Approval (attached Exhibit A).
PASSED AND ADOPTED this 4th day of May, 2021, by the following roll call vote:
AYES: COUNCILMEMBERS: Bybee, Landry, Lopez, Resnikoff, Gibbons
NOES: COUNCILMEMBERS: None
ABSTAINED: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
APPROVE . le" -A
eth "Liz" Gibbons, Mayor
ATTEST: Q
Andrea SaDders, Deputy City Clerk
EXHIBIT A
CONDITIONS OF APPROVAL
Master Use Permit Amendment
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. Approval of Master Use Permit: Approval is granted for an Amendment to the
Pruneyard Master Use Permit to allow (1) a revised phasing plan to allow the
approved office building and a partial expansion of the existing parking structure to be
constructed as Phase 3 ahead of the approved retail buildings (as new Phase 4),
further expansion of the existing parking structure in Phase 4, and a four-year
extension of the permit deadline for new Phase 4 from December 2022 to December
2026, (2) minor architectural changes, a nominal increase in building area, and
elimination of the underground parking to the approved office building, and associated
site/parking layout changes, (3) a revised design for the parking structure expansion
to incorporate enhanced architectural treatment and associated site layout/circulation
changes around the traffic circle to increase pedestrian connectivity, (4) a change to
the land use program to allow medical service clinics as a permitted use within the
office parcel, and (5) revise the parking management plan to allow exclusive use of
approximately 60 parking stalls for the new office building tenant(s) during typical
office hours, (6) require implementation of the valet parking program only at the
completion of Phase 3 (which is not required at the current phase) when certain
occupancy thresholds are met, and (7) various non -material text clarifications, for The
Pruneyard Shopping Center and Offices located at 1875, 1887, 1901, 1919, 1995, &
1999 S. Bascom Avenue and 777 E. Campbell Avenue.
2. Approved Development Plans: The amended Master Use Permit incorporates by
reference, and inclusion as Appendix A, those original Development Plans dated as
received by the City of Campbell Planning Division on April 29, 2016, consisting of
architectural and landscape drawings prepared by Lowney Architecture and civil
drawings prepared by HMH ("Approved Development Plans"). The Approved
Development Plans are amended by the 'Revised Development Plans" dated as
received by the City of Campbell Planning Division on October 27, 2020, consisting
of architectural and landscape drawings prepared by KSH Architects and civil
drawings prepared by HMH, which are also incorporated by reference and inclusion
as Appendix A-1 of the amended Master Use Permit.
3. Approval Effectiveness: Having being "established" upon issuance of a Building
Permit for Phase 1 (A/B) in compliance with Campbell Municipal Code Section
21.56.030.B.1 (Issuance of Building Permit), the Amendment to the Master Use
Permit shall be in effect immediately upon City Council action to approve this
Resolution.
Conditions of Approval
Pruneyard Master Use Permit Amendment
Page 2
4. Previous Conditions of Approval: Upon approval of this Resolution, the previously
approved Conditions of Approval provided in City Council Resolution No. 12068
(Approving a Master Use Permit) shall be permanently superseded in their entirety by
the Conditions of Approval specified herein, except as incorporated by reference by
Condition of Approval No. 12.
5. Approval Duration/Phasing: Approved development may only occur in according to
the pre -approved phasing and duration periods as specified by the Part I, Section D
(Approved Phasing) of the amended Master Use Permit. Further extensions or
revisions to the approval/phasing periods shall be processed as an Amendment.
6. Phase 4: The final build -out of new Phase 4, including the design and stall count of
the second expansion of the parking structure ('G1') and related site work, is subject
to additional City review and approval. Prior to issuance of Building Permits, the
Owner shall submit architectural and site improvement drawings for all Phase 4
related work, including an associated shared parking analysis and proposed valet
parking plan. These materials shall be reviewed as an Architectural Modification
pursuant to Part III, Section C (Architectural Modification) of the amended Master
Use Permit, which the Community Development Director shall forward to the
Planning Commission for consideration and decision.
7. Caltrans Right -of -Way Improvements: The property owner shall continue to make a
good faith effort to secure an agreement to construct a public plaza, consistent with
the Approved Development Plans, within the Caltrans right-of-way located adjacent
to the southwest corner of The Pruneyard property, construction of which shall only
be required as part of Phase 3 of the project.
8. Mitigation Measures: Development approved by the amended Master Use Permit is
subject to all applicable Mitigation Measures identified in the adopted Mitigated
Negative Declaration, as approved by City Council Resolution No. 12067, which are
herein incorporated by reference.
9. Master Sign Plan: As approved by City Council Resolution No. 12070, the "final"
Master Sign Plan is incorporated by reference into the amended Pruneyard Master
Use Permit by inclusion as Appendix B. Review and approval of signs shall be in
compliance with the provisions of the amended Master Use Permit.
10. Administrative Procedures: Decisions on Architectural Modifications and Conditional
Use Authorizations shall be made in compliance with the procedures prescribed by
Campbell Municipal Code Chapter 21.71 (Administrative Decision Process).
11. Public Art: The project shall incorporate public art installations within office building
plaza as referenced by Condition of Approval No. 7, above. The design of the public
art installation within the office building plaza shall be reviewed by the Campbell
Civic Improvement Commission.
Conditions of Approval
Pruneyard Master Use Permit Amendment
PUBLIC WORKS DEPARTMENT
Page 3
12. Prior to issuance of any Grading or Building Permits for the site, the applicant is
required to complete the Conditions of Approval for the Master Use Permit for The
Pruneyard project approved by the City Council October 18, 2016 (PLN2015-76, 77,
78, 79), with the understanding that the New Office Building and Parking Garage
expansion shall satisfy all conditions of approval originally required of Phase 3, and
the future Retail expansion will berequired to satisfy all Phase 4 and any outstanding
requirements. Specifically:
a. Originally approved Condition No. 27 (Street Improvements) shall now
refer to Phase 3 and include an additional requirement that the project
shall restore the pavement along the East Campbell Avenue frontage to
the satisfaction of the City Engineer.
b. Originally approved Condition No. 28(c) (New Traffic Signal
Contribution) shall now refer to Phase 3.
c. Originally approved Condition No. 28(d) (Corridor Signal Timing Study)
shall nowrefer to Phase 4.
13. The public sidewalk along the East Campbell Avenue frontage shall be standard
City sidewalk and not the contrasting colored concrete proposed to match the plaza
area. The ground cover proposed for the park strip will be evaluated at the street
improvement plan stage. The proposed design for the curb ramps at the driveway
opposite Union Avenue willbe refined at the street improvement plan stage.
14. Any Public Service or Traffic Signal easements necessary to implement the Phase 3
frontage improvements along East Campbell Avenue shall be provided prior to
occupancy of the Office Building.
15. The right-of-way dedication shown on the Tentative Map is no longer required based
on thecurrent design of the street improvements.
FIRE DEPARTMENT
16. Plans for new Phase 3 are approved with the conditions provided in the DRC
Comment Sheet, dated November 23, 2020. Plans for new Phase 4 have not been
reviewed and a full submittal will be required at the time of its development.
EXHIBIT B
PLACEHOLDER
Amended