PC Res 2950RESOLUTION NO. 2950
BEING A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF CAMPBELL RECOMMENDING
APPROVAL OF A SITE AND ARCHITECTURAL PERMIT
FOR SITE MODIFICATIONS AND A USE PERMIT FOR A
HOTEL EXPANSION AND RESTAURANT USES SERVING
ALCOHOL, UTILIZING SHARED ON-SITE PARKING AND
PROVIDING OUTDOOR SEATING FOR PROPERTY
LOCATED AT 1875 S. BASCOM AVENUE (THE
PRUNEYARD).
After notification and public hearing as specified by law on the application of
Mr. David Word, on behalf of Pruneyard Associates, for approval of a Site and
Architectural permit to reconfigure existing retail space, construct new retail
space, modify on-site pedestrian and vehicular drculation, and parking and
landscaping; and a Use Permit to allow hotel expansion, the sale of alcoholic
beverages at restaurants, outdoor seating and the continuation of shared
parking fadlities, after presentation by the Community Development
Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission
did find as follows with respect to applications S 94-08/UP 94-19:
The proposal is consistent with the General Plan and Zoning
designations which indicate a Commercial land use for this property.
The proposed site improvements of 13 percent on site landscaping and
streetscape improvements adequately address the aesthetic concerns
related to the project/site.
The proposed parking and circulation with the recommended
conditions of approval creates a project which integrates the proposed
uses on site.
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No substantial evidence has been presented which shows that the
project, subject to conditions of approval, will have a significant
negative impact on the environment.
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There is no evidence before the City determining that the proposed
project will have a significant negative impact on wildlife resources.
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The City of Campbell has prepared an Initial Study for the project in
order to determine if the project would have a significant
environmental impact.
Planning Commission Resolution No. 2950
S 94-08/UP 94-19 o- The Pruneyard
Adopted on January 24, 1995
Page 2
Adequate on site parking and circulation has been provided for the
proposed project and the commercial, office and retail uses on site.
All proposed uses are compatible within the site and with adjacent
land uses.
Traffic improvements are required based on potential traffic conflicts as
a result of the proposed project.
10.
Storm drainage easement is required to address additional runoff as a
result of this project.
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.
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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.
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.
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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.
These conditions are required as related and proportional to the
impacts of the project.
Planning Commission Resolution No. 2950
S 94-08/UP 94-19 -- The Pruneyard
Adopted on January 24, 1995
Page 3
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The proposed use (restaurants serving alcohol) will not result in an
over-concentration of such uses in the area, create a nuisance, disturb
the pease of nearby residents or cause a significant increase in the
demand on City services because the proposed use will operate within
hours allowed under the Ordinance.
Further, the applicants are notified as part of this application that they are
required to comply with all applicable Codes and Ordinances of the City of
Campbell and the State of California which pertain to this application and are
not herein specified. And, that this approval is granted subject to the
following Conditions of Approval:
1. Project Approval:
A.
D.
E.
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Approval of this project allows the following:
Site modifications, including reconfiguration and construction
of retail space in accordance with plans date stamped December
29, 1994 (Exhibit A).
On-site pedestrian and vehicular circulation;
Reconfigured parking and landscaping;
Use Permit to allow hotel expansion; and
Use Permit for restaurants with outdoor seating, on site sale of
alcohol and shared parking facilities.
Open area food kiosk to be located in plaza adjacent to UA
Cinema.
Future Site Construction (Hotel Expansion and Satellites): Final plans
for the hotel expansion and "satellite" retail pads are subject to review
by the Site and Architectural Review Committee and approval prior to
issuance of building permits. Retail pad on Campbell can be located
anywhere along Campbell Avenue subject to Site and Architectural
Review Committee approval.
Signs
A.
Signage Pro,am: Applicant shall prepare a master signage
program for all signs on site which are intended for the
advertisement of uses within the site. Said program shall
conform with the sign ordinance and shall include all wall
mounted, projecting and free standing signs. All new signs shall
conform to sign program in effect at the time of filing.
Planning Commission Resolution No. 2950
S 94-08/UP 94-19 - The Pruneyard
Adopted on January 24, 1995
Page 4
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Freeway Siens: All freeway oriented signs require final approval
from the City Council.
Parcel Map/Parcel Consolidation: Parcel map shall be recorded which
eliminates any conflicts with existing or proposed buildings and is not
in conflict with any health, safety or other codes as applicable.
Owner/Applicant shall also develop a formula for calculating
participation in Campisi extension in conjunction with filing of parcel
map. (Subject to further discussion)
Public/Street Improvements: Applicant shall construct improvements
found necessary by the City Engineer according to generally accepted
engineering practice. Applicant shall submit existing and proposed
street centerline, monuments, right-of-way lines, public street
improvements and public utility facilities on all required street
improvement plans as follows:
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Campbell Avenue Sidewalk Plans: Submit street improvement
plans for Campbell Avenue that include:
Demolition of existing curb and gutter, portion of the
roadway and street lighting system.
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Construction of new concrete curb and gutter with new
curb face located 10 feet southerly of existing curb face, 9.5
foot wide sidewalk and street lighting system. The design
should transition to the existing curb face at the Bascom
Avenue curb return to minimize changes to street
improvements at the Bascom Avenue/Campbell Avenue
intersection.
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Pavement Striping, Markers and $ignage Plans: Submit
pavement striping, markers and signage plans along
Campbell Avenue to reflect proposed vehicle lanes,
bicycle lanes and on-street parking associated with the
relocated curb and gutter.
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Relocation of Public Storm Drainage Facilities -
Applicant shall undertake a study in accordance with
generally accepted engineering practice to determine
requirements for relocation of public storm drainage
Planning Commission Resolution No. 2950
S 94-08/UP 94-19 -- The Pruneyard
Adopted on January 24, 1995
Page 5
facilities, if required, to meet the conditions of approval.
If required, submit storm drainage relocation plans and/or
public utility relocation plans. On street improvement
plans for Campbell Avenue shall include the location of
existing public utilities behind existing back of curb and
identify remaining utilities to be relocated, if any, relative
to the proposed new face of curb.
Traffic Signal Interconnect: Design and construct a traffic signal
interconnect conduit below the sidewalk along Campbell
Avenue with conductors connecting the existing Bascom
Avenue/Campbell Avenue signal with the proposed modified
signal at Campbell Avenue/Union Avenue. Extend the conduit
with pull rope westerly to a new pullbox at the westerly limits of
the Pruneyard parcel adjacent to the Highway 17 right-of-way.
Luminaires: Install new city-provided luminaires, if necessary
as determined by the City Engineer, on Campbell and Bascom
Avenues (to be furnished at no cost to the developer) in
conjunction with the Bascom and Campbell Avenue sidewalk
improvements.
Relocation of Traffic Signals and Loop Detectors: Submit plans
for relocation of traffic signals and loop detectors at the Bascom
Avenue/Campbell Avenue intersection if relocation of traffic
signal facilities are necessitated due to proposed street
improvements and conditions of approval. APPLICANT
PROPOSES TO ELIMINATE THIS CONDITION.
Driveway Approaches: Relocate the two existing westerly
Campbell Avenue driveway approaches (northbound into
Pruneyard and southbound from Pruneyard) to a combined
driveway with a fully signalized intersection at Union Avenue.
Replace existing driveways with curb, gutter and sidewalk to
conform to proposed Campbell Avenue street improvements.
APPLICANT PROPOSES TO ELIMINATE THIS CONDrrION.
Boulevard Treatment/Bascom Avenue: Submit plans for
review and approval of the Planning and Public Works
Departments for construction of Bascom Avenue boulevard
treatments that include construction/modification of concrete
sidewalks, street trees, landscaping and irrigation in
Planning Commission Resolution No. 2950
$ 94-08/UP 94-19 -- The Pruneyard
Adopted on January 24, 1995
Page 6
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conformance with the City's Streetscape Policy.
Bascom Avenue (Northern) Driveway Modifications: Submit
engineered design plans for two northbound left turn lanes from
the site. Design to include: loop detectors, sidewalks and street
striping and landscaped pedestrian median. Construction of
improvements shall be provided by the City at the City's
expense.
Speed Bumps: Submit plans showing the location and
replacement of all on-site speed bumps with City-approved
speed undulations (speed bumps).
Relocate Bascom Avenue Driveway: Relocate the existing
southerly Bascom Avenue driveway approximately 160 feet
northerly. Replace existing driveway approach with curb, gutter
and sidewalk to conform to Bascom Avenue boulevard
treatment design.
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.
Grading and Drainage Plans: All grading plans shall meet City
standards as deemed appropriate for the proposed development.
A grading permit shall be issued in conjunction with building
permits.
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.
Planning Commission Resolution No. 2950
$ 94-08/UP 94-19 -- The Pruneyard
Adopted on January 24, 1995
Page 7
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Grading/Erosion Control Plans: Submit final grading, grading
and erosion control plans to the Planning and Public Works
Departments for approval prior to issuance of building or
grading permits.
Storm Drainage Easement: Record a 20-foot wide storm
drainage easement parallel and immediately adjacent to
the westerly boundary of the Pruneyard.
Encroachment Permits: Submit application for an
encroachment permit(s), pay fees and post surety for all
construction within the City's right-of-way.
National Pollutant Discharge Elimination Permit (NPDES): Be
advised that the Regional Water Quality Control Board will
require that all construction on sites larger than five acres will
require the project to be covered by 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.
Utilities: All utilities and utility pedestals for new or modified
building areas shall be diagramed 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.
Site Plan
A. Final Site Plan: All final site plans including satellite pad
locations, and location of pedestrian walkway and landscaping,
shall be submitted to the City for review and subject to approval
by the Community Development Director for substantial
compliance with approved plans prior to issuance of building
permits.
Development Schedule: Applicant shall begin construction
within one (1) year of final approval.
Planning Commission Resolution No. 2950
$ 94-08/UP 94-19 -o The Pruneyard
Adopted on January 24, 1995
Page 8
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Parking and Striping: Consistent site parking striping (either 60,
75 or 90 degree angled parking) within specified areas.
Parking and Driveways;. All parking and driveway areas shall be
developed in compliance with Chapter 21.50 of the Campbell
Municipal Code, including parking modifications as approved by
Pedestrian Connections: Applicant shall install pedestrian
walkway connections from the public right of way as indicated
on the site plan. Site plan shall reflect site improvements
including pedestrian connections throughout the site.
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Future Development: Applicant shall obtain a Special
Development Permit from the City Council for all future
development occurring in the Office (O) Overlay zone.
Dedication to City: Applicant shall dedicate additional right of way on
Bascom Avenue to back of sidewalk and record proper right of way to
City as specified by the Public Works Department. Area to be dedicated
shall include the 10-foot wide landscaped parkway and the 7-foot wide
public sidewalk.
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.
New
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Retail Building Elevations
Building Design: Applicant shall continue to work with staff on
resolving articulation of building facade to provide consistency
of building elements and details within the retail center.
Exterior facade details shall be resolved prior to issuance of
building permits.
Building Treatment: Applicant shall submit plans indicating
pedestrian level building treatment, colors and materials. Plans
shall include architectural features such as street furniture,
bicycle parking facilities, landscape planters, windows, and the
like. These plans shall be consistent with the center and City of
Planning Commission Resolution No. 2950
S 94-08/UP 94-19 - The Pruneyard
Adopted on January 24, 1995
Page 9
10.
11.
12.
13.
Campbell design and development standards, and are subject to
review and approval by the Community Development
Department.
Demolition Permit: Applicant is required to obtain a building permit,
subject to review and approval by the Building Official prior to
issuance of a demolition permit unless otherwise approved by the
Building Official.
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).
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.
Fire Protection
A. Warehouse/Retail: All new or remodeled buildings shall
comply with requirements of the Central Fire District. Applicant
shall provide Fire sprinklers and Type V- one hour construction
for the new warehouse retail, as permitted for allowable area
increases. UBC 506 A.
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Hotel Expansion: All new construction shall provide one (1)
hour fire resistive construction for all walls and floors of the
new hotel expansion. UBC 1202 B.
Area Separation/Hotel Expansion: All new construction shall
provide an area separation for the new hotel expansion as
required subject to allowable area increases for the existing hotel.
UBC 506 A.
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Exiting Requirements: All new and renovated tenant spaces
(units) with retail occupancies that allow 50 or more persons
based on 30 sq. ft. per occupant must show two means of egress
separated by one half of the overall diagonal dimensions of
served area. UBC chapter 3303 - Table 33A
Planning Commission Resolution No.
S 94-08/UP 94-19 -- The Pruneyard
Adopted on January 24, 1995
Page 10
2950
14.
Landscaping
A. Site Landscape Plan: Applicant shall provide the required 10%
landscaping on site per the zoning ordinance. All landscaping
shall satisfy the City's Water Efficient Landscape (WELS)
standards. All landscape plans shall be submitted to the City for
review and subject to approval by the Community Development
Director.
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Tree Wells: Applicant shall install 15-gallon shade trees in
designated locations on site in all perimeter parking areas of a
size and type acceptable to the City in conformance with the
approved site plan.
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Tree Protection Plan: Applicant shall provide tree protection
plan indicating trees to be protected and maintained on site.
Streetscape Trees and Landscaping: All street trees shall be
installed and maintained in accordance with the Streetscape
Guidelines for Bascom and Campbell Avenues including the
size and type as specified by the City and approved on the final
site plan.
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Northwest Corner: Applicant shall install landscaping from
Creek Trail Access to hotel expansion along northern property
line. Improvements shall include pedestrian connection from
Creek Trail into site.
15.
Site Construction
A. Construction and Equipment: Applicant shall utilize
construction equipment which adequately muffles noise in
accordance with Section 18.02.030 of the City of Campbell
Municipal Code. Construction activities and construction
equipment shall comply with all air quality emission policies as
determined by the Bay Area Air Quality Management District
and the Building Official for the City of Campbell.
Planning Commission Resolution No. 2950
S 94-08/UP 94-19 - The Pruneyard
Adopted on January 24, 1995
Page 11
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Construction Activities:
1. Hours of construction shall be limited to 8 a.m. to 5 p.m.,
Monday - Friday. (APPLICANT SEEKS A CONSTRUCT-
ION START TIME OF 7 a.m. AND APPROVAL OF SAT-
URDAY CONSTRUCTION HOURS FROM 7 a.m. to 5
p.m.)
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The construction site shall be sprinklered with water, as
necessary, but not less than twice per day, in areas of new
construction or grading where dirt is exposed, to control
dust.
Haul trucks and material stockpiles shall be covered.
The construction area and surrounding streets shall be
swept as necessary, but not less than once daily. All areas
shall be adequately fenced for safety per the Building
Offidal.
16.
Liquor Licenses: Approval is granted to allow the serving of alcoholic
beverages (including beer and wine) with meals, at existing or future
sit-down restaurants as designated on the approved site plan.
PASSED AND ADOPTED this 24th day of January, 1995, by the following roll
call vote:
AYES: Commissioner:
NOES: Commissioner:
ABSTAINED: Commissioner:
ABSENT: Commissioner: