PC Res 3303RESOLUTION NO. 3303
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A
PLANNED DEVELOPMENT PERMIT (PLN2000-88) TO ALLOW
THE CONSTRUCTION OF A 170,000 SQUARE FOOT OFFICE
BUILDING, 210 ROOM HOTEL AND TWO RELATED PARKING
STRUCTURES AND A TREE REMOVAL PERMIT (PLN2000-109)
TO ALLOW THE REMOVAL OF APPROXIMATELY 50 TREES
ON PROPERTY LOCATED AT 649 CREEKSIDE WAY IN A PD
(PLANNED DEVELOPMENT) ZONING DISTRICT.
APPLICATION OF MR. DON BRAGG, ON BEHALF OF
PROMETHEUS REAL ESTATE GROUP.
After notification and public hearing, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission finds as follows
with regard to File No. PLN2000-88/109 (PD/TRP):
The proposed project is located on property designated as a Commercial and Public-Semi
Public Land Use on the Land Use Element of the General Plan and is zoned P-D (Planned
Development).
The proposed project consists of a mixed-use development including a 170,000 square foot
office building, a 210 room hotel and two related parking structures on property located at
649 Creekside Way.
3. The proposed office and hotel use is consistent with the Land Use Element of the General
Plan.
The proposed hotel and office, as conditioned, is well designed and architecturally
compatible with other developments in the surrounding area and is consistent with the
development standards for commercial uses.
5. The proposed project is compatible with the commercial uses in this neighborhood.
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The proposed project is conditioned to prepare a landscaping plan that will require the
installation of landscaping on the project site to mitigate removal of existing trees and
provide an attractive landscaping concept that incorporates a variety of landscaping materials
and pavement treatments to enhance the project. The landscape plan will incorporate
landscaping plantings that will buffer the building mass towards public right-of-ways and
Los Gatos Creek.
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The proposed project illustrates the provision of 964 parking stalls thus providing adequate parking
for the existing and proposed office/hotel uses, based upon the parking analysis and concepts of
share parking and varied parking demands.
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The proposed project is located on Creekside Way at the heart of a heavily congested traffic
corridor that includes Hamilton Avenue, Bascom Avenue and Highway 17, and which connects
Hamilton Avenue with an off-ramp from Highway 17 and with Bascom Avenue at Campisi Way.
The proposed project will increase the peak-hour traffic congestion in the vicinity of Bascom and
Hamilton Avenues by approximately two to three percent (2% - 3%), as well as generating
significant pedestrian and vehicular trips to the restaurants and other amenities located at the
Pruneyard Shopping Center.
10. The extension of Campisi Way into the Pruneyard and the interconnection of a new signal at the
proposed northerly entrance to the development with the existing SMART Corridor system would
partially mitigate the pedestrian and vehicular traffic impacts of the project.
11. The cost of interconnecting the traffic signal at the northerly entrance to the development with the
existing SMART Corridor is approximately $50,000.
12. The estimated cost of extending Campisi Way into the Pruneyard is approximately $1,500,000, of
which $350,000 represents the cost attributable to the project.
13. The project, as conditioned, addresses the pedestrian and vehicular needs of the proposed project
and addresses the anticipated traffic impacts of the development. The required improvements are
proportional to and related to the additional traffic generated by the proposed project.
14. The removal of the existing trees on-site is necessary as it restricts the economic enjoyment of the
property and creates an unusual hardship for the property owner to develop the project as proposed
without their removal.
15. An initial study was prepared for this project and no significant environmental impacts were found.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that:
1. The proposed development and uses clearly will result in a more desirable environment and use of
the land than would be possible under any other zoning classification.
2. The development and uses will be compatible with the General Plan of the City and will aid in the
harmonious development of the immediate area.
3. No residential units are proposed as part of the proposed project.
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4. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
5. There is a reasonable relationship between the $50,000 interconnection fee's use and the type of
development project on which the fee is imposed.
6. There is a reasonable relationship between the $350,000 Campisi extension fee's use and the type
of development project on which the fee is imposed.
7. There is a reasonable relationship between the need for the SMART Corridor interconnection and
the type of development project on which the interconnection fee is imposed.
8. There is a reasonable relationship between the need for the extension of Campisi Way and the type
of development project on which the fee is imposed.
There is a reasonable relationship between the amount of the interconnection fee and the cost of the
public facility or portion of the public facility attributable to the development on which the fee is
imposed.
10. There is a reasonable relationship between the amount of the Campisi extension fee and the cost of
the public facility or portion of the public facility attributable to the development on which the fee
is imposed.
11. The conditions for approval of this project are reasonably and roughly proportional in nature and
extent to the impacts of the proposed development.
12. No substantial evidence has been presented which shows that the project, as currently presented,
and subject to the required conditions of approval, will have a significant adverse impact on the
environment.
13. No evidence has been presented which shows that the project will have a substantial impact on
plant or animal life.
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinances of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each condition
where necessary. 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:
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COMMUNITY DEVELOPMENT DEPARTMENT
1. Declaration of Acceptance of All Conditions: Within thirty (30) days of Council approval shall file
with the City Clerk a Declaration of Acceptance of all conditions. Until said Declaration is filed,
the proposed Planned Development Permit shall not be valid for any permits sought from the City.
Approved Project: Approval is granted to construct a mixed-use development including a 170,000
square foot office building; a 210-room hotel and two related parking structures on property located
at 649 Creekside Way. The building and site design shall substantially conform to the site plan and
elevations prepared by Gensler, Architect, dated July 25, 2000 and September 25, 1998, consisting
of 17 sheets, except as may be modified by the Conditions of Approval herein.
3. Project Phasing: Project approval is hereby grated in two phases:
· Phase One - 210 room hotel, two six-level parking structures and prqject landscaping:
Construction to commence within one (1) year of City Council approval. Construction to be
completed within one (1) year of commencement.
· Phase Two - 170,000 square foot office building and remaining surface parking: Construction
to commence within five (5) years of City Council approval. Construction to be completed
within one (1) year of commencement.
Building Elevations, Details and Colors: The applicant shall submit detailed building elevations
and exhibits depicting high quality materials with significant architectural details for the new
buildings and parking structures. Detailed elevations and exhibits shall be reviewed by and
approved by the Community Development Director upon recommendation of the Architectural
Advisor, prior to the issuance of building permits. Project details include, but are not limited to,
the following:
A. Provision of details of materials to be used for exterior walls and glazing and architectural
accents.
B. Provision of a color/material sample board specifying color palette, textures and materials.
C. Provision of roof samples that show the color and material of the proposed roofing.
D. Provision of window schedules for high quality windows and window treatments showing the
windows recessed from the outer wall of the building.
E. The hotel color scheme shall be muted and final colors for the project shall be subject to
approval of the CDD.
F. Additional enhancements shall be made to the sound wall, retaining wall and the first floor of
the hotel to enhance elevations visible to the public, subject to approval by the CDD.
G. Enhance the elevations of the parking garages by incorporating architectural elements from the
approved building designs, subject to approval by the CDD.
H. Provide documentation that the building materials will not cause a reflected glare, subject to
approval by the CDD.
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Landscaping: The applicants shall submit four copies of a detailed landscape and irrigation plan to
be reviewed and approved by the Community Development Director, prior to issuance of any
building permits for the site.
A. The applicant shall work with the City and Caltrans to landscape the excess Caltrans right-of-
way on the north side of the site, between the Highway 17 off ramp and Hamilton Avenue,
using drought tolerant plant material. The City will not delay the issuance of building permits
as long as the coordination between the applicants and Caltrans is underway.
B. Fifty percent of trees planted on site shall be a minimum 24-inch boxed size and fifty percent
shall be 36-inch boxed tree sizes. All shrubs shall be a minimum of 5-gallon size.
C. Final landscape plans shall increase the density of landscaping material. Where mature trees
are removed, 36-inch box trees shall be planted.
D. Removal of any trees shall require replacement of trees on site in accordance with replacement
standards of the City's Water Efficient Landscape Standards (WELS) and the Tree Protection
Ordinance.
E. All landscaping installed as required per the approved landscape plan shall be maintained in
good health.
F. Applicant shall obtain encroachment permits from the City of Campbell for all work performed
within the right-of-way.
G. The landscape plan shall illustrate appropriate quantities and sizes of plant materials to ensure
buffering of buildings/structures and parking areas.
H. All landscaping shall be installed prior to building occupancy for each building.
I. The applicant shall protect existing trees during construction to ensure their continued health.
Protective fencing shall be installed around the drip line of the trees and the recommendations
of a certified arborist shall be followed to ensure the safety of the trees. Plans for the protective
fencing and the recommendations of a certified arborist shall be reviewed and approved prior to
the issuance of building permits. Damaged trees shall be replaced according to the provisions
of the Tree Protection Ordinance.
Fences and Wall Plan: A decorative wall plan shall be provided for the retaining wall between the
surface parking area and the freeway and the screen wall between the hotel site and the public
right-of-way, to the satisfaction of the Community Development Director. Such walls shall be a
design that incorporates architectural details and materials that complement the building and site.
The wall design shall be submitted for review and approval by the Community Development
Director, prior to the issuance of building permits.
Parking and Driveways: All parking and driveway areas shall be developed in compliance with
the approved plans, subject to the review of the Community Development Director.
Signing Program: No signing is approved as a part of this development application approved
herein. The applicant shall submit a sign program indicating all signs for the site. No sign shall be
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installed until such application is approved and a permit issued by the Community Development
Director as specified in Chapter 21.53 of the Zoning Ordinance (Sign Ordinance).
Mechanical Equipment: All roof mounted and ground mounted equipment shall be screened with
architecturally compatible materials, subject to approval of the Community Development Director,
prior to the issuance of building permits.
10. Garbage Collection: Trash Containers of a size and quantity necessary to serve the new building
shall be in areas approved by the Fire Department and Community Development Director. Unless
otherwise noted, enclosures, shall consist of a concrete floor surrounded by a solid wall or fence
and have self closing doors of a size specified by the Fire Department. All enclosures to be
construct at grade level and have a level area adjacent to the trash enclosure area to service the
containers and to be architecturally compatible with the building walls.
Building Division
11. Permits Required: A building permit application shall be required for the proposed structure. The
building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the
permit.
12. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
13. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24
in. X 36 in.
14. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the Building
Official, containing foundation and retaining wall design recommendations shall be submitted with
the building permit application. This report shall be prepared by a licensed civil engineer
specializing in soils mechanics.
15. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land surveyor
shall be submitted to the project building inspector upon foundation inspection. This certificate
shall certify compliance with the recommendations as specified in the soils report and the building
pad elevation and on-site retaining wall locations and elevations are prepared according to
approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or
registered civil engineer for the following items:
A. pad elevation
B. finish floor elevation (first floor)
C. foundation comer locations
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16. Title 24 Energy Compliance: Califomia Title 24 Energy Standards Compliance forms shall be
blue-lined on the construction plans. Compliance with the Standards shall be demonstrated for
conditioning of the building envelope and lighting of the building.
17. Special Inspections: When a special inspection is required by U.B.C. Section 1701, the architect or
engineer of record shall prepare an inspection program that shall be submitted to the Building
Official for approval prior to issuance of the building permits, in accordance with U.B.C Section
106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building Inspection
Division Counter.
18.Non-Point Source Pollution Control Program Specification Sheet: The City of Campbell, standard
Santa Clara Valley Non-point Source Pollution Control Program specification sheet shall be part of
plan submittal. The specification sheet (size 24" X 36") is available at the Building Division
service counter.
19. Title 24 Accessibility - Commercial: On site general path of travel shall comply with the latest
California Title 24 Accessibility Standards. Work shall include but not be limited to accessibility
to building entrances from parking facilities and sidewalks.
20. Approvals Required: The project requires the following agency approval prior to issuance of the
building permit:
A. West Valley Sanitation District
B. Santa Clara County Fire Department
C. School District:
i. Campbell Union School District (378-3405)
ii. Campbell Union High School District (371-0960)
iii. Moreland School District (874-2900)
SANTA CLARA COUNTY FIRE DEPARTMENT
21. Review Limitations: Review of this development proposal is limited to acceptability of
site access and water supply as they pertain to Fire Department operations and shall not be
construed as a substitute for formal plan review to determine compliance with adopted
model codes. Prior to performing any work, the applicant shall apply to the Building
Department for applicable construction permits.
22. Required Fire Flow: Required fire flow for this project is 7,500 GPM at 20 psi residual
pressure. The required fire flow is not available from area water mains and fire hydrant(s),
which are spaced at the required spacing. This figure is based upon Type V-Non rated
construction. The fire flow may be reduced based upon construction type.
23. Automatic Fire Sprinkler System Required: Buildings requiring a fire flow in excess of
2,000 GPM or in excess of two stories in height or 35 feet in height shall be equipped
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24.
25.
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throughout with an approved automatic fire sprinkler system. The fire sprinkler system
shall be hydraulically designed per National Fire Protection Association (NFPA) Standard
# 13, 1994 Edition.
Final Required Fire Flow: Required fire flow may be reduced up to 50% in buildings
equipped with automatic fire sprinkler systems but can be no less than 1500 GMP.
Therefore, the final required fire flow is 3,750 GPM at 20 psi residual pressure. This flow
shall be taken from any two fire hydrants, on or near the site, as long as they are spaced at a
maximum spacing of 250 feet.
Public Fire Hydrant(s) Required: Provide public fire hydrant(s) at location(s) to be
determined jointly by the Fire Department and the San Jose Water Company. Maximum
hydrant spacing shall be 250 feet, with a minimum single hydrant flow of 1500 GPM at 20
psi, residual. If area fire hydrants exist, reflect their location on the civil drawings included
with the building permit submittal. Required fees to be paid ASAP to prevent engineering
delays.
Private Fire Hydrant(s) Required: Provide four private on-site fire hydrant(s) installed per
NFPA Std. #24, at location(s) to be determined by the Fire Department. Maximum hydrant
spacing shall be 250 feet and the minimum single flow hydrant shall be 1500 GMP at 20
psi residual pressure. Prior to design, the project civil engineer shall meet with the Fire
Department water supply officer to jointly spot the hydrant locations.
Timing of Required Water Supply Installations: Required Fire Service and Fire Hydrant
installations shall be installed, tested and accepted by the Fire Department prior to the start
of framing. Bulk construction materials shall not be delivered to the site until installations
are completed as stated above. Building permit issuance may be withheld until
installations are completed.
Hose Valves/Standpipes Required: Buildings three stories or more in height, or where
emergency access has been deemed minimal, shall be equipped with approved standpipes
and 2 1/z-inch hose valves located in the stair enclosure.
Fire Apparatus (Ladder Truck) Access Roads Required: Provide access roadways with a
paved all weather surface and a minimum unobstructed width of 30 feet, vertical clearance
of 13 feet, 6 inches; minimum circulating turning radius of 45 feet outside and 31 feet
inside; a maximum slope of 10% and vehicle loading of 52,000 pounds.
Fire Department (Engine) Roadway Tm-Around Required: Provide an approved Fire
Department engine roadway turnaround with a minimum radius of 36 feet outside and 23
feet inside. Installations shall conform with Fire Department Standard Details and
Specifications A-1. Cul-de-sac diameters shall be no less than 72 feet.
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Fire Land Markings Required: Provide markings for all roadways within the project.
Markings shall be per Fire Department specifications. Installations shall also conform to
Local Government Standards and Fire Department Standard Details and Specifications A-
6.
Parking Along Roadways: The required width of fire access roadways shall not be
obstructed in any manner. Parking shall not be allowed along roadways less than 28 feet in
width. Parking will be allowed along one side of the street for roadways 28-35 feet in
width. For roadways equal to or greater than 36 feet, parking will be allowed on both sides
of the roadway. Roadway widths shall be measured face to face of curb. Parking spaces
are based on an 8 foot wide space.
Timing of Required Roadway Installations: Required driveways and/or access roads
through first lift of asphalt shall be inspected and accepted by the Fire Department prior to
the start of construction. Bulk combustible materials shall not be delivered to the site until
installations are completed as stated above. Building permit issuance may be held until
installations are completed.
Fire Department Kev Box Required: Provide an approved Fire Department key box and
appropriate building keys. Installations shall conform with Fire Department Standard
Detail and Specification K-1.
Fire Apparatus Site Access and Turn Around (Rear Yard of Hotel): It is noted that in
meetings with a previous applicant, fire apparatus site access and tm-around within the
rear yard area of the hotel is required. Additionally, should the project be constructed in
phases, similar site access to the North-West comer of the hotel shall be provided. Contact
the Fire Department for further details, if necessary.
Hose Valve Requirements - Parking Structures: The parking structures shall also comply
with the hose valve requirements identified in the early developmental review comments.
No Obstructions within Emergency Vehicle Accessway Between Hotel and Office
Buildings: The landscape plan reflects a raised planter within the perimeter of the 20-foot
emergency vehicle accessway, located between the hotel and office building. There shall
be no physical obstructions located within this area.
Emergency Gate/Access Gate Requirements: When open, gates shall not obstruct any
portion of the required access roadway or driveway width. If provided, all locks shall be
Fire Department approved. Installations shall conform with Fire Department Standard
Details and Specifications G-1.
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PUBLIC WORKS DEPARTMENT
39. Preliminary Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a current Preliminary Title Report.
40.
Public Service Easement: Prior to issuance of any grading or building permits for the site,
the applicant shall grant a 5 foot Public Service Easement on private property contiguous
with the public right-of-way along the Creekside frontage. The applicant shall cause all
documents to be prepared by a registered civil engineer/land surveyor, as necessary, for the
City's review and recordation.
41.
Easements: Prior to issuance of any grading or building permits for the site, the applicant
shall obtain construction easements as needed to complete the construction of the new
signalized intersection and obtain and cause easements as necessary to be recorded for
traffic signal maintenance for both the east and west legs of the new signalized intersection.
The applicant shall cause all documents to be prepared by a registered civil
engineer/surveyor and submitted to the City for review and recordation.
42.
Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant shall execute a Street Improvement Agreement and shall cause plans for public
street improvements to be prepared by a registered civil engineer, pay fees, post security
and provide insurance necessary to obtain an encroachment permit for construction of the
standard public street improvements, as required by the City Engineer. The fee for a non-
utility encroachment permit is $245.00. The fee for a minor non-utility encroachment
permit is $50.00. The plans shall include the following:
· Installation of all existing and proposed water meters and sewer cleanouts on private
property behind the public right-of-way line.
· Removal of existing driveway approaches and construction of new (ADA compliant)
driveway approaches.
· New signalized intersection at the proposed northerly entrance to the development.
Signalization shall also incorporate driveway of the office park development to the east
of the project site. Intersection improvements shall include necessary signing and
striping, accessibility ramps, interconnect cable to adjacent intersections, street lighting,
median island modifications and shall address visibility concerns. Plans shall include
full topography of the existing improvements in and adjacent to all the public right-of-
way surrounding the new intersection and shall show proposed improvements.
· New intersection shall be interconnected with adjacent signals. Prior to issuance of any
building permits for the site, the applicant shall contribute $50,000 to the City of
Campbell for the purchase and installation of miscellaneous traffic signal
improvements at the adjacent signalized intersection to allow the new signal to be
interconnected. (Purchase and installation by the City shall include video detection
equipment for the intersections of Creekside/Highway 17 and Campisi/Bascom, new
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43.
44.
45.
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controller for Creekside/Campisi, and connection of the new video cameras to the
SMART Corridor fiber optic system.)
Campisi Way Contribution: The applicant shall contribute $350,000.00, in cash or a letter
of credit or the equivalent security, prior to issuance of building permits, as a proportional
share of the cost to extend Campisi Way to the Pruneyard property consistent with the
Circulation Element of the Campbell General Plan. The funds contributed for the
extension of Campisi Way shall be deposited, invested and accounted for pursuant to
California Government Code Section 66006. The extension of Campisi Way is not
required prior to the development or occupancy of the approved project.
Soils Report: Prior to issuance of any grading or building permits for the site, applicant
shall provide a soils report prepared by a registered geotechnical or civil engineer.
Utilities: All new on-site utilities shall be installed underground per Section 20.36.150 of
the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant
shall comply with all plan submittals, permitting, and fee requirements of the serving utility
companies.
Utility Installation Plan: Prior to issuance of building permits for the site, the applicant
shall submit a Utility Installation Coordination Plan and Schedule for approval by the City
Engineer for installation and/or abandonment of all utilities. Streets which have been
resurfaced within the previous 5 years will require boring and jacking for all new utility
installations. Applicant shall also prepare pavement restoration plans for approval by the
City Engineer prior to any utility installation or abandonment.
Maintenance Security: Prior to issuance of occupancy approval for the site, all public street
improvements required by the street improvement agreement and the encroachment permit
must be completed and accepted by the City and the applicant must provide a one-year
Maintenance Security in an amount of 25% of the Faithful Performance Bond.
Grading and Drainage Plan: Prior to issuance of any grading or building permits for the
site, the applicant shall conduct hydrology studies based on a 10 year storm frequency,
prepare an engineered Grading and Drainage Plan, and pay fees required to obtain
necessary grading permits. The plans shall comply with the 1998 edition of the California
Building Code including Chapters 10, 11, 18, 33, and Appendix Chapter 33.
Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollutant Discharge Elimination
(NPDES) permitting requirements and the California Storm Water Best Management
Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding Storm Water Pollution
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Prevention.
50.
.qanta Clara Valley Water Di~trlct (RCVWD)' Prior to issuance of any permits for grading,
landscaping, or building, or the recordation of the final map, the applicant shall obtain
clearance from the SCVWD.
51.
Agreement~/CC~R'~ far ~qnrface Parking: Any agreements and/or CC&R's that obligate
the existing surface parking on this site to benefit the office building to the east shall be
amended to reflect the parking obligation transferring to Parking Garage D, to the
satisfaction of the Community Development Director, the City Engineer and the City
Attorney.
PASSED AND ADOPTED this 12th day of September, 2000, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
COMMISSIONERS: Doorley, Hemandez, Lindstrom
COMMISSIONERS: Gibbons, Jones
COMMISSIONERS: Francois, Lowe
COMMISSIONERS: None
APPROVED: ~~'~ ~ ~)'~
//~z~eth Gibbons, Chair
ATTEST'
sharSn Fierro, Secretary