PC Res 3135RESOLUTION NO. 3135
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A CONDITIONAL USE
PERMIT (UP 97-11) TO ALLOW A 54-ROOM HOTEL EXPANSION
ON PROPERTY LOCATED AT 1875 S. BASCOM AVENUE IN A C-
2-S (GENERAL COMMERCIAL) ZONING DISTRICT.
APPLICATION OF MR. DAVID WORD, ON BEHALF OF WILLIAM
WILSON & ASSOCIATES. FILE NO. UP 97-11.
After notification and public hearing, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the heating was closed
After due consideration of all evidence presented, the Planning Commission finds as follows
with respect to application UP 97-11'
A Special Development Permit and Site and Architectural Permit propose the construction
of one 130,000 gross square foot, six-story office building, and a four level parking garage
containing 730 parking spaces on the western side of the project site.
The Conditional Use Permit application proposes a 54 room expansion to the Pruneyard
Inn.
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The proposed development applications, as conditioned, are consistent with the General
Plan and Zoning designations which indicate a Commercial land uses for this property.
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The proposed landscape plan and site amenities ~vill improve the appearance of the
proposed project.
The proposed parking and circulation modifications, with the recommended conditions of
approval, improves the general on-site circulation of the site.
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Under the direction of the City of Campbell, an Expanded Initial Study was prepared by
David J. Powers and Associates, Inc., for the project in compliance with the California
Environmental Quality Act.
No substantial evidence has been presented which shows that the project, subject to
implementation of mitigation measures identified in the Expanded Initial Study, will have
a significant adverse environmental impact.
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The traffic study prepared by Linscott, Law & Greenspan demonstrates that the proposed
parking shared parking concept is sufficient to support the proposed development and the
existing uses on the property.
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The traffic study prepared by Linscott, Law & Greenspan indicates that the proposed
office development will generate 1,711 vehicle trips per day during weekdays.
Planning Commission Resolution No. 3135
UP 97-11 - 1875 S. Bascom Avenue - Pruneyard Inn
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The existing development on the property consists of movie theaters, retail, office, and
hotel uses. The proposed development is consistent with the existing uses on the property
with adjacent land uses, subject to the conditions of approval.
The Circulation Element of the Campbell General Plan identifies the extension of Campisi
Way as an improvement the City's circulation system.
The purpose of the Campisi Extension is to provide direct access to the Pruneyard by
allowing traffic from Highway 17 and Hamilton Avenue west of Highway 17 to bypass
Bascom Avenue.
The Campisi Extension is identified in the Circulation Element as a necessary circulation
improvement to the Hamilton and Bascom commercial district area.
City traffic engineering estimates conclude that the extension of Campisi Way will result
in the following:
· Eliminates 252 northbound left tums at the Hamilton/Bascom intersection during the
PM peak hour.
· Reduces the PM peak hour delays at the Hamilton/Bascom intersection eight seconds
below existing conditions.
· Approximately 5,860 vehicles per day generated by the Pruneyard would use the
extension.
· Traffic utilizing the extension would almost exclusively have an origin or destination
at the Prtmeyard.
· Reduces travel time to and from the Pmneyard and both Highway 17 and Hamilton
Avenue west of Highway 17.
· Increases the amount of unused capacity at the Hamilton/Bascom intersection.
· Has a positive impact on congestion in the vicinity of the Pmneyard.
· Would off-set the project's traffic impacts that travel between the Pmneyard and both
Highway 17 and locations on Hamilton Avenue west of Highway 17.
The extension of Campisi Way to the Pmneyard property directly benefits the Pruneyard.
The developer will be required to contribute a proportional share of the costs of
construction to extend Campisi Way. There is a reasonal relationship between the amount
of the contribution and the cost of the Campisi Way extension in that the project site
would be the primary beneficiary of the extension.
Planning Commission Resolution No. 3135
LIP 97-11 - 1875 S. Bascom Avenue - Pruneyard Inn
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The costs of construction to extend Campisi Way includes design/engineering, land
acquisition, severance costs, construction, and demolition of structures at the Aloha
Apartments necessary to accommodate the roadway.
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· The contribution of a proportional share of the costs to construct the extension of
Campisi Way to the Pruneyard property is roughly proportional and reasonably related
to the projects impacts.
· There is a reasonable relationship between the use of the contribution and the type of
development project being proposed in that the extension of Campisi Way would off-
set the traffic impacts identified for this type of project.
· There is a reasonable relationship between the need for the Campisi Way extension
and the type of development being proposed in that the project will generate 1,711
vehicle trips per day during weekdays which would impact already congested City
streets and Campisi Way would mitigate this impact.
19.
Subsequent developments in the Hamilton and Bascom commercial district will be
required to share in the costs of constructing the Campisi Way extension if the projects
generate traffic that would pass through Hamilton/Bascom intersection.
20.
The proposed use of the pre-cast concrete material on the facade of the new office tower
has not been demonstrated to be consistent or architecturally compatible with the other
building materials or paving treatments or buildings within the Pruneyard.
21.
The proposed light green paint color on the roof on the elevator tower of the parking
garage and on the roof screen of the new office tower is not compatible with the building
colors of the proposed office tower.
22.
The conditions of approval require details and revisions to the proposed building materials
and paint colors so that they are architecturally compatible with the existing and proposed
development.
23 The proposed parking garage is highly visible from Highway 17.
24.
The proximity of the garage to the western property line does not allow the installation of
sufficient landscaping to adequately screen the parking garage from Highway 17.
25.
Existing off-site landscaping within the Caltrans right-of-way adjacent to the westem
property line is not sufficient to screen the proposed parking garage or the property from
Highway 17.
Planning Commission Resolution No. 3135
UP 97-11 - 1875 S. Bascom Avenue - Pruneyard Inn
Page 4
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The conditions of approval require supplemental off-site landscaping of 24" box Redwood
trees in the adjacent Caltrans right-of-way to adequately screen the parking garage from
Highway 17.
27.
The proposed location of the parking garage necessitate the relocation of access to the Los
Gatos Creek Trail access from the Pruneyard.
28.
The proposed relocation of the Los Gatos Creek Trail access indicated on the site plans on
the west side of the parking garage blocks visibility of the access and may compromise
safety of pedestrians using the facility.
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A condition of approval requires the applicant to investigate alternative locations that
provide more safety to users of the access or to install security cameras to monitor activity
along the Creek Trail in the event that an alternative location is not found.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
The proposed project, with conditions of approval, is consistent with the policies of the
General Plan and the Zoning Ordinance in effect at the time of the application submittal
and is consistent with uses in the immediate area.
The proposed project will aid in the enhancement and the harmonious development of the
immediate area. The establishment, maintenance, or operation of the use will not be
detrimental to the public health, safety, peace, morals, comfort or general welfare of
persons residing or working in the neighborhood of such proposed use.
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The proposed use will not be detrimental or injurious to property and improvements in the
neighborhood or to the general welfare of the City and its residents.
The proposed project with the conditions imposed, will not have a significant adverse
impact on the environment and a Negative Declaration has been prepared for the project.
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The proposed site is adequate in size and shape to accommodate the proposed use and site
improvements.
6. These conditions are required as related and proportional to the impacts of the project.
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions is in accordance with the ordinance of the City of Campbell and the State of
California. Additionally, the applicant is hereby notified that he/she is required to comply with
Planning Commission Resolution No. 3135
UP 97-11 - 1875 S. Bascom Avenue - Pruneyard Inn
Page 5
all applicable Codes or Ordinances of the City of Campbell and the State of Califomia that
pertain to this development and are not herein specified.
Project Approval - Approval is granted for a Special Development Permit (SDP 97-01) and
Site and Architectural Review Permit (S 97-20) allowing development on property located
at 1999 S. Bascom Avenue consisting of the following:
· A six story, 130,000 gross square foot office building and;
· A four level parking garage containing 730 parking spaces;
Project approval shall substantially comply with project plans prepared by Hornberger and
Worstell, Inc. stamp dated 10/30/97, except as modified by the Conditions of Approval
contained herein.
Project Approval: Approval is granted for a Use Permit (UP 97-11) allowing development
on property located at 1875 S. Bascom Avenue consisting of the following:
· A 54 room hotel addition;
Project approval shall substantially comply with project plans prepared by Homberger and
Worstell, Inc. stamp dated 10/30/97, except as modified by the Conditions of Approval
contained herein.
3. Revised Office Building Elevations
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Building Materials - Applicant shall continue to work with staff on resolving the
exterior treatment of building facade (substitution of the pre-cast concrete material) and
the design of the roof screen (eliminate angled design) or integrate similar roof screens
on the two existing office buildings to provide consistency with the architectural design
of the existing office development. The Exterior facade details shall be referred to the
Site and Architectural Review Committee and Planning Commission for review and
approval prior to issuance of building permits for the office structure.
Garage Materials and Colors: Applicant shall work with staff to select appropriate
building colors for the parking garage, the roof of tower, and the roof screen on the
office building, and alternative material for the elevator tower roof that is
architecturally compatible with the existing developments on the subject property. The
roof materials and colors of the parking garage shall be referred to the Site and
Architectural Review Committee and Planning Commission for review and approval
prior to issuance of building permits.
Planning Commission Resolution No. 3135
UP 97-11 - 1875 S. Bascom Avenue - Pruneyard Inn
Page 6
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Approved Materials/Treatment- Applicant shall submit final sample materials indicating
pedestrian level details, hardscape, mesh screening for the parking garage, and samples of
actual finishes and colors that will be utilized on all new buildings, walkways, and
courtyard areas for review and approval by the Site and Architectural Review Committee
and Planning Commission.
Architectural Details- Applicant shall submit a site plan and illustrated brochures
indicating the location and design of architectural features such as outdoor furniture,
bicycle parking facilities, and non-fixed landscape planters that will utilized in the new
building areas for approval by the Community Development Director.
Final Site Plan - Applicant shall submit a final site plan indicating circulation and parking
modifications for review and subject to approval by the Community Development Director
and the Public Works Director for substantial compliance with approved plans prior to
issuance of building permits.
Development Schedule - Construction of the office tower, parking garage and hotel
expansion shall commence within one year from the date of project approval and shall be
completed within one year following the commencement of construction.
Parking and Driveways - All parking and driveway areas shall be developed in compliance
with the approval and plans and Chapter 21.50 (Parking and Loading) of the Campbell
Municipal Code subject to review by the Community Development Director.
On-site Lighting: On-site lighting shall be shielded away from adjacent properties and
directed on site. Details of project lighting shall be approved by the Planning Department
prior to the issuance of building permits.
Landscape Plan:: Applicant shall submit four (4) sets of the final landscaping plan
ndicating the type and size of plant material including on-site trees, planting details and
irrigation system to the Community Development Director for review and approval prior to
the issuance of building permits. The plan shall include the number of trees proposed for
removal or relocation due to construction, or circulation improvements. Any trees subject
to removal or relocation shall be identified by size, type, number and species.
Tree Protection: A tree protection plan prepared by a licensed arborist shall be submitted to
the Planning Division providing tree protection measures during all phases of demolition,
resurfacing, or construction. An trees damaged during construction shall be replaced with
three trees for every one removed. The size of replacement trees shall be 24 inch box.
Planning Commission Resolution No. 3135
UP 97-11 - 1875 S. Bascom Avenue - Pruneyard Inn
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Off-site Landscaping: The applicant shall submit landscaping plans indicating installation
of 24-inch box Redwood trees and irrigation along the Caltrans right-of-way adjacent to
the western property line to supplement existing landscaping in order to screen the site
from view from Highway 17. The plan shall be submitted to the Campbell Community
Development Director for approval prior to submittal to the California Department of
Transportation (Caltrans). The planting of trees shall be spaced consistent with the spacing
of trees along the Highway 17 right-of-way northern of Hamilton Avenue. All necessary
approvals and permits for landscaping on land located in the Caltrans right-of-way must be
obtained at the expense of the applicant from the California Department of Transportation.
The submittal of the off-site landscape plans shall be coordinated by the Campbell
Community Development Department. The applicant shall be responsible for maintaining
the trees for the first five years following their installation.
Signage Program - No signage is approved as part of the development applications
approved herein (SDP 97-01, S 97-20, UP 97-11). The applicant shall submit a sign
program indicating all new signs for the site which are intended for the advertisement of
uses within the site. No sign shall be installed until such application is approved and a
permit issued by the Community Development Department, Planning Commission or City
Council as specified in Section 21.53. of the Zoning Ordinance (Sign Ordinance).
Freeway Signs - All new or refaced freeway oriented signs require approval from the City
Council.
Construction Mitigation Measures: The applicant shall implement mitigation measures as
specified in the Expanded Initial Study dated 10/22/97 (pages 39-40) prepared by David J.
Powers and Associates, Inc. including the following:
1. Construction activities will be limited to daytime hours of 8:00 am to 5:00 p.m.
weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on Sundays
and Holidays.
2. No pile driving is allowed for construction of the garage.
3. All internal combustion engines for construction equipment used on the site will be
properly muffled and maintained.
4. Unnecessary idling of internal combustion engines is strictly prohibited.
5. All stationary noise generating construction equipment, such as air compressors and
portable power generator, will be located as far as practical from the existing
residences and businesses.
6. Occupants of the Aloha Apartment complex and tenants of the Pruneyard will be
notified of the construction schedule in writing, and an on-site contact person and
phone number shall be provided in the notice.
7. All active construction areas shall be watered at least twice daily.
8. Cover all trucks hauling soil and other loose materials stationed or prior to leaving the
site.
Planning Commission Resolution No. 3135
UP 97-11 - 1875 S. Bascom Avenue - Pruneyard Inn
Page 8
9. Pave, apply water, or apply non-toxic soil stabilizers on all unpaved surfaces, and
staging areas at the construction site.
10. Sweep daily all paved access roads, parking areas, staging areas, and adjacent public
streets as directed by the City Engineer.
11. Enclose, cover, water or apply soil binders to exposed stockpiles.
12. Limit traffic speeds on unpaved surfaces to 15 mph.
13. Install sandbags or other erosion control measures to prevent runoff to all roadways,
waterways or pubic walkways accessed by the public.
14. Replant vegetation in disturbed areas as soon as possible.
15. Establish a program for participation of vehicle trip reduction by construction crews.
16. Provide a monthly status report to the Building Official verifying conditions of the site,
progress of construction and the implementation of construction mitigation measures.
16.
Parking during Construction: Prior to the issuance of building permits, the applicant shall
submit a diagrammatic site plan and narrative description indicating the location(s) and
number of parking spaces that will be displaced during construction, the proposed stacking
area and the number of cars accommodated on-site in the stacking area, the number and
schedule of attendants supervising the temporary parking arrangements, and the location of
off-site parking and shuttle for tenants of the Pruneyard. The temporary parking plan shall
be subject to review and approval by the Community Development Director and the Public
Works Director prior to issuance of building permits.
17.
Archaeological Mitigation and Monitoring Program: Provide an archaeological monitoring
program prepared by a qualified archaeologist to monitor all subsurface excavation and
construction for review and approval by the Community Development Director prior to the
issuance of building permits. The program shall be consistent with the mitigation
measures specified in the Expanded Initial Study dated 10/22/97 (page 41) prepared by
David J. Powers and Associates, Inc.
18.
Demolition Permit - The applicant is required to obtain a demolition permit, subject to
review and approval by the Building Official prior to the demolition of structures or other
on-site improvements that will be removed in conjunction with the approved plans.
19. Traffic Circulation
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Campisi Dedication - Applicant shall reserve a "no build" area on the subject property
to provide for the future extension of Campisi Way in a form acceptable to the City
Attorney and the City Engineer.
Planning Commission Resolution No. 3135
UP 97-11 - 1875 S. Bascom Avenue - Pruneyard Inn
Page 9
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Campisi Way Contribution: The Applicant shall contribute 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 cost to extend Campisi Way will include
design/engineering, land acquisition, severance costs, construction, and demolition of
structures at the Aloha Apartments necessary to accommodate the roadway.
Expenditure of Funds: The funds collected for the extension of Campisi Way shall be
deposited, invested and accounted for pursuant to California Government Code Section
66006. If the necessary funds are not appropriated by the City for the construction of
the Campisi Way extension within five years, the applicant shall contribute funds to
improve traffic circulation in the vicinity of the Pruneyard to offset vehicle trips
generated by the new development. The extension of Campisi Way is not required prior
to the development or occupancy of the approved projects permitted under SDP 97-01,
S 97-20, and UP 97-11.
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On-site Property Modifications: The applicant shall be responsible for the costs of all
on-site modifications(e.g, parking, curbs, flat work, etc.) necessary to accommodate a
future terminus of Campisi Way to the Pmneyard property, at the time the extension is
constructed.
E. Replacement Parking: The applicant shall work with the City to accommodate parking
displaced by the Campisi expansion.
Los Gatos Creek Trail Access: Applicant shall prepare appropriate plans and/or studies as
directed by the City Engineer to determine an appropriate location to relocate the existing
access to the Los Gatos Creek Trail from the Pruneyard property. Construction of the
connection shall be completed by the applicant prior to the issuance of a certificate of
occupancy for the new office building. In the event that an alternate location is not found
or an alternative location includes area of limited visibility, the applicant shall install
closed circuit security cameras to monitor activity along the Creek Trail connection shown
on the site plans.
Public Storm Drainage Facilities: Applicant shall undertake a study in accordance with
generally accepted engineer practice to determine requirements for relocation of public
storm drainage facilities, if any, and for relocation of public utilities, if any, as required to
meet these conditions of approval. If required, submit storm drainage relocation plans
and/or public utility relocation plans.
Planning Commission Resolution No. 3135
LIP 97-11 - 1875 S. Bascom Avenue- Pruneyard Inn
Page 10
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Replacement of Pavement Surfaces - The applicant shall work with staff to ascertain the
condition of existing paved surfaces throughout the Pruneyard and prepare a site plan
identifying failed pavement. Areas showing failure or disrepair shall be replaced or
rehabilitated if possible as determined by City staff. Prior to the installation of new
pavement or asphalt surfaces, the applicant shall prepare a plan for review and approval by
the Land Development Division of the Public Works Department providing section details
of the replacement pavement.
23. Speed Bumps - Submit plans showing the location and replacement of all on-site speed
bumps with City-approved speed undulations (speed bumps).
24.
Underground Utilities - Install new on-site utilities underground per Section 20.36.150 of
the Campbell Municipal Code for any new or remodeled buildings. Provide evidence from
all utility companies that the proposed development modifications can be served. Comply
with the plan submittal, permit and fee requirements of the utilities associated with new or
modified service connections.
25.
Grading Plans: All grading plans shall meet City standards as deemed appropriate for the
proposed development. A grading permit shall be required in conjunction with building
permits.
26.
Drainage Plans: Submit grading and drainage plans with hydrology and hydraulic
calculations for existing on-site drainage improvements and for proposed on-site grading
improvements showing proposed pad elevations of new structures, existing and proposed
on-site and off-site grading and storm drainage systems and controlled site drainage onto
public right-of-way.
27.
Grading/Erosion Control Plans - Submit final grading, grading and erosion control plans
to the Community Development and Public Works Departments for approval prior to
issuance of building or grading permits.
28.
Modified Storm Drainage Easement - The applicant shall modify the existing 20-foot wide
City storm drainage easement that lies parallel and immediately adjacent to the westerly
property line of the Pruneyard to reflect the allowed encroachment of approximately 175
feet in length of the western building wall of the parking garage. The encroachment into
the easement in a westerly direction, shall not exceed four feet six inches. The revised
easement description shall be subject to review and approval by the City Engineer and the
City Attorney.
29. Encroachment Permits - Submit application for an encroachment permit(s), pay fees and
post surety for any construction within the City's right-of-way.
Planning Commission Resolution No. 3135
LIP 97-11 - 1875 S. Bascom Avenue- Pruneyard Inn
Page 11
30.
National Pollutant Discharge Elimination Permit (NPDES) - The applicant is advised that
the Regional Water Quality Control Board requires that all construction projects on sites
larger than five acres must obtain a National Pollutant Discharge Elimination (NPDES)
permit. Permit conditions may require construction and post-construction storm water
management plans. The applicant is responsible for obtaining this permit, providing plans
and paying associated fees. Copies of the permits shall be provided to the Community
Development and Public Works Departments prior to the issuance of building permits.
The applicant shall comply with the California Storm Water Best Management Practices
Handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water
District.
31.
Utilities - All utilities and utility pedestals for new or modified building areas shall be
diagrammed on a site utility plan indicating the location of the pedestals and how the
equipment will be screened prior to the installation of any utility pedestals (transformers)
on site, subject to the review and approval by the Community Development Director.
32.
Garbage Collection - Trash containers of a size and quantity necessary to serve new or
modified building areas shall be located in areas approved by the Fire Department. Unless
otherwise noted, enclosures, shall consist of a concrete floor surrounded by a solid wall or
fence and have self-closing doors of a size specified by the Fire Department. All
enclosures to be constructed at grade level and have a level area adjacent to the trash
enclosure area to service these containers.
33.
Mechanical Equipment - All roof-mounted and ground level mechanical equipment, on
new or remodeled structures on site, which are visible from the public right of way shall be
screened with similar building materials subject to the approval of the Community
Development Director.
34.
Handicapped Accessibility - All new and remodeled buildings shall provide handicap
access in accordance with the Uniform Building Code (UBC), and the Uniform Federal
Accessibility Standards (UFAS) and the Federal Americans with Disabilities Act (ADA).
35.
Truck Deliveries and Trash Collection: Trash pick-up and Truck deliveries adjacent to the
northern boundary of the site will not be allowed earlier than 6:00 a.m. prior to and
following the development approval of SDP 97-01/S 97-20/UP 97-11.
36.
Transportation Demand Management: Applicant shall participate in a Transportation
Demand Management (TDM) program for future tenants and incorporate participation in
such program through the covenants, conditions and restrictions. This program shall
incorporate, but is not limited to the following:
Planning Commission Resolution No. 3135
UP 97-11 - 1875 S. Bascom Avenue - Pruneyard Inn
Page 12
37.
1. Provision of Bicycle Parking Facilities.
2. Participation in shuttle/car pool service to public transit facilities such as light rail
stations or park and ride lots when these facilities are constructed.
3. Accommodation of bus stop locations, if public bus service is provided to the site.
4. Van car pool priority parking spaces.
5. Provision of changing facilities for employees bicycling to work in the new office
building.
Car Detailing Station: The applicant shall provide a detailed operational statement and
plans indicating the location of the car detailing station on the ground floor of the parking
garage for review and approval by the Community Development Director and the Public
Works Director. The operation of the car detailing station shall comply with all
regulations, and practices and obtain all necessary permits to comply with the non-point
source pollution controls/management.
PASSED AND ADOPTED this 11th day of November, 1997, by the following roll call vote:
AYES: Commissioners: Francois, Gibbons,
Meyer-Kennedy
NOES: Commissioners: None
ABSENT: Commissioners: None
ABSTAIN: Commissioners: None
Jones, Keams, Lindstrom,
Lowe,
APPROVED:
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ATTEST ' ·
t_~ Steve Pfasecki, Secretary
· S~fis~.n A. Keams, Chh~r