Mar 17, 2015

Transcription

Mar 17, 2015

City Council Agenda
City of Campbell, 70 North First Street, Campbell, California
____________________________________________________________
CAMPBELL CITY COUNCIL STUDY SESSION
Tuesday, March 17, 2015 – 6:00 p.m.
City Council Chamber – 70 N. First Street
CALL TO ORDER, ROLL CALL
ORAL REQUESTS
NEW BUSINESS
A.
Report from Ellis Partners to Improve the Pruneyard Shopping Center
including Potential Subdivision and Freeway-oriented Sign
ADJOURN
City Council Study Session – March 17, 2015
Pruneyard Master Plan
Page 2 of 5
Subdivision: The Pruneyard exists as a single 27.3 acre parcel. In the early 1990's, this
fact was a matter of contention with the former property ownership who asserted that
the center consisted of several purportedly legal parcels. It was ultimately determined
that these "parcels" were created by recordation of illegal grant deeds inconsistent with
the City's Subdivision Ordinance. In the subsequent years, several unsuccessful
attempts were made to subdivide the Pruneyard. Most recently, Equity Office filed a
Tentative Parcel Map application in 2013, which expired due to inactivity prior to the
sale of the property to Ellis.
As described by Ellis' proposal description (reference Attachment 3) and by the
company's legal counsel (reference Attachment 4), the conceptual subdivision would
create three parcels separately accommodating the hotel, the office buildings, and
shopping center buildings. It is anticipated that the configuration would provide each
parcel frontage and access to an adjacent public street. As such, the City's Subdivision
Ordinance grants decision-making authority to the Community Development Director.
However, should Ellis proceed, the proposal would be referred to the Planning
Commission to be considered concurrent with the other development applications.
There are two approaches to analyzing the concept of a subdivided Pruneyard, each
that provides the City an opportunity to determine consequences of such actions.
Historically, the City has been resistant to efforts to subdivide the Pruneyard property.
As articulated by former Planning Director Steve Piasecki in an August 12, 1992 letter
(reference Attachment 5) excerpted below, singular ownership provides the greatest
development flexibility and also facilitates the long-term maintenance of the center.
Moreover, preservation of the single parcel configuration of the Pruneyard provides
assurance that a single ownership entity maintains a vested interest in the entire
property, not just their asset class. Among economic development officials consulted by
staff, this a common position due to the challenges experienced by fragmented
ownership of large commercial centers.
The long term viability of The Pruneyard is essential to the economic and fiscal health of the City. The
application to subdivide the Pruneyard center into four parcels may compromise the long term viability of
the center and limit the development options of subsequent property owners.
As a single parcel the property owner(s) have the greatest possible flexibility when planning new buildings
uses or building expansions. Subdivision into four parcels carves up the buildable area and severely limits
the flexibility for future uses…
The General Plan provides guidance supportive of this approach. Strategy LUT 13-2.d
both encourages lot consolidation and discourages reductions in lot sizes, so as to
ensure the viability of commercial properties for retail development. Similarly, within the
"Pruneyard/Creekside Area," the consolidation of property—not division—is
encouraged. This policy guidance recognizes that creation and/or preservation of large
lots fosters more logical development. These policies also reflect the unfortunate reality
that fragmented ownership has hindered redevelopment of numerous properties
throughout the City.
Strategy LUT-13.2d: Large Retailers on Hamilton Avenue: Encourage large retailers to locate along
Hamilton Avenue and Bascom Avenue by maintaining large parcels, encouraging lot
consolidation, and discouraging parcel adjustments that reduce lot sizes.
Policy LUT-14.4:
Parcel Consolidation: Encourage the consolidation of properties to obtain more
logical building sites and coordinated development opportunities in the
Pruneyard/Creekside Area.
Page 3 of 5
Although the City has been resistant to past efforts to subdivide the Pruneyard, there
may be an opportunity to structure a land use framework to resolve City concerns. Ellis
has identified Jack London Square in Oakland as an example where separated
ownership interest can result in a successfully operated commercial center (reference
Attachment 6 – Jack London Square Ownership Map). The subdivision concept is
predicated on delineation between common and exclusive operating areas, as depicted
on Page 5 ('Common Areas') of Attachment 2. All areas outside of the envelope of the
retail, hotel, and office structures would be operated pursuant to an "Operating,
Maintenance and Parking Easement Agreement" (OMPEA) and managed by an
Owner's Association. In this manner, each ownership interest can focus on its
specialization while overall management of the center, in terms of security,
maintenance, and parking, can be coordinated by the Owner's Association.
Land Use Program: The Pruneyard currently operates pursuant to a Conditional Use
Permit approved in 1994, which restricts the shopping center to 18 restaurants and/or
food uses. This restriction was implemented to facilitate a balance between hotel,
restaurant, office, and retail activities that could thrive in spite of an overall parking
deficiency. However, this approval provides no specificity in terms of the size (squarefootage) or capacity (seating) of the approved number of restaurants, nor does it
provide any common operational standards. As a result, the City has processed
multiple Conditional Use Permits over the years to allow new uses, expansion or
relocation of restaurants, and intensification of alcohol service, while still limiting the
overall number of restaurant to 18, consistent with the 1994 Conditional Use Permit.
The City has long desired to further define the center's approved mix of uses. The
scope of the proposed expansion will necessitate revaluation of the land use program
for the center. Staff envisions the eventual project approvals will incorporate a "Master"
Use Permit (MUP) akin to an area plan that will govern the Pruneyard's land use mix for
years to come. It is anticipated that the MUP would incorporate an umbrella approval for
new and existing uses consistent with the City's current zoning and use permit
requirements. Included, would be a mechanism for internal review of new and/or
modified uses that could be approved administratively when found consistent with the
MUP. This process would eliminate the current practice of requiring individual tenants to
return to the Planning Commission to obtain separate land use entitlements, while still
maintaining the ability to apply appropriate conditions of approval. The goal of this
regulatory framework is to expedite review of new land uses in order to facilitate a
vibrant and diverse Pruneyard, achieving the aims of Strategies LUT-5.3d and LUT5.3c:
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-5.3c:
Revitalization of Shopping Centers: Encourage the maintenance and revitalization of
commercial shopping centers.
Page 4 of 5
Freeway-Oriented Sign: The preliminary materials depict a conceptual sign placed atop
the Pruneyard Place office building or alternatively atop Tower 1. Ellis' letter draws a
reference to the Council's recent approval of freeway-oriented signage for professional
office or R&D tenants (over 50,000 sq. ft.) located in buildings within 100 feet a freeway
interchange. However, since the sign is intended to identify the Pruneyard as a whole,
rather than any particular office tenant, the newly adopted signage standards are not
applicable to the proposed sign, irrespective of proximity to the freeway.
Similarly, the freeway-oriented allowance for signs intended to identify “retail stores that
occupy at least fifty thousand square feet of building space” is also not applicable. This
provision is intended to allow identification of a singular business entity (e.g., Fry’s or
Kohl’s), rather than an assemblage of businesses found in a shopping center.
Therefore, the sign cannot be considered under the "retail store" provisions either. As a
result, there is no provision in the Sign Ordinance to allow a freeway-oriented
sign for the Pruneyard. Therefore, a Zoning Text Amendment would be required
to allow such a sign.
Additionally, the existence of the Double Tree Hotel sign must also be considered in
relation to the proposed subdivision. The sign's placement at the northwest corner of
the property—next to the parking garage—is predicated on the hotel and the sign both
being located on the same "site," as defined the freeway-oriented sign section
(reference Attachment 7 – Sign Ordinance Excerpt). Under this definition, a freewayoriented sign may only be placed on the building where the business is located (i.e., an
attached wall sign), or within the parking lot occupied/utilized by that business (i.e., a
free-standing sign), that is also located on the same parcel. If a subdivision is approved,
the existing sign will may longer be on the same parcel as the hotel, meaning it is no
longer located on the same "site" as the use it is intended to identify. This would result
in the sign being out of compliance with the Sign Ordinance. As such, approval of a
subdivision may require removal of the existing Double Tree sign, unless a
Zoning Text Amendment allows its retention.
NEXT STEPS
As noted, the Planning Commission will conduct a study session to scope out issues
associated with a future "master plan" concept in terms of use, design, site layout,
parking, traffic, sharing of facilities, signage, landscaping, overall intensity of
development, and internal permit processing. The Council may of course provide
feedback on the provided referenced master plan materials. However, the purpose of
this study session is to seek direction on the conceptually contemplated subdivision
plan and the freeway-oriented sign, specifically:
Question: What is the City Council's impression of subdividing the Pruneyard?
The Council may also consider the possibility of parceling the hotel into a separate lot,
while maintaining the office and shopping center on the same property, since the hotel
already exists as a nearly independent element of the center.
Page 5 of 5
Question: Should the City consider an amendment to the Sign Ordinance to allow a
freeway-oriented sign for the shopping center and/or retention of the Double Tree sign,
(if a subdivision is approved)?
If the Council is amenable to a Sign Ordinance amendment(s), the necessary changes
should considered as part of the Community Development Department's Work Plan
item to prepare comprehensive Sign Ordinance update.
Question: Is the Council supportive of a "Master" Use Permit for the shopping center
that will define the mix of allowable uses and provide for an internal permit process
allowing administrative decision-making for new uses?
Attachments
1.
2.
3.
4.
5.
6.
7.
Study Session Materials (Subdivision Plan and Freeway-Oriented Sign Concept)
Conceptual Master Plan
Ellis Proposal Description
Ellis Legal Counsel Letter
Steve Piasecki, dated August 12, 1992
Jack London Square Ownership Map
Sign Ordinance Excerpt
Page 5 of 5
Question: Should the City consider an amendment to the Sign Ordinance to allow a
freeway-oriented sign for the shopping center and/or retention of the Double Tree sign,
(if a subdivision is approved)?
If the Council is amenable to a Sign Ordinance amendment(s), the necessary changes
should considered as part of the Community Development Department's Work Plan
item to prepare comprehensive Sign Ordinance update.
Question: Is the Council supportive of a "Master" Use Permit for the shopping center
that will define the mix of allowable uses and provide for an internal permit process
allowing administrative decision-making for new uses?
Attachments
1.
2.
3.
4.
5.
6.
7.
Study Session Materials (Subdivision Plan and Freeway-Oriented Sign Concept)
Conceptual Master Plan
Ellis Proposal Description
Ellis Legal Counsel Letter
Steve Piasacki, dated August 12, 1992
Jack London Square Ownership Map
Sign Ordinance Excerpt
THE PRUNEYARD:
THE PRUNEYARD DEVELOPMENT APPLICATION FOR CITY COUNCIL STUDY SESSION
February, 11 2015
2
S. BASCOM AVE.
1 STORY
RESTAURANT
2 STORY
MIXED
RETAIL
19 STORY
OFFICE
TOWER 1
OFFICE PARCEL
RETAIL PARCEL
6 STORY
OFFICE
TOWER
PRUNEYARD
PLACE
2 STORY
MIXED RETAIL
4
2 STORY
MIXED RETAIL
10 STORY
OFFICE
TOWER 2
1 STORY
RESTAURANT
1 STORY
BANK
E. CAMPBELL AVE.
N
THE PRUNEYARD EXISTING SITE PLAN: PARCEL MAP
*CONCEPTUAL DRAFT FOR CITY COUNCIL SESSION*
3 STORY
HOTEL
2 STORY
MIXED RETAIL
HWY 17
HOTEL PARCEL
4 STORY
PARKING STRUCTURE
1 EXISTING AREA SEPARATION
WALLS AND EXIT CORRIDOR
2 1 HOUR RATED WALL UPGRADE
REQUIRED
2A NO CHANGE TO WALL REQUIRED
3 NO CHANGE TO WALL REQUIRED
4A REMOVE AND RECONFIGURE EXIT
STAIR SO HOTEL WALL IS >10' FOR
PROPOSED OPPENINGS
6A RECONFIGURE OPPENINGS TO
COMPLY WITH ALLOWABLE % OF
WALL
7 1 HOUR RATED WALL REQUIRED
(BOTH BUILDINGS)
8 1 HOUR RATED WALL REQUIRED
10 1 HOUR RATED WALL AT HOTEL
REQUIRED & 2 HOUR AT RETAIL
REQUIRED
THE PRUNEYARD: HOTEL PARCEL REPORT
Low Rise Office Building (On CA-17 Southbound)
200 sq. ft. sign
©2013 GNU Group. All rights reserved.
Skyline Sign
February 11, 2015
Design Snapshot ™ Package
15-ELSP-003 Pruneyard Retail Re-Imaging
DS.1.01
Low Rise Office Building (On CA-17 Northbound)
200 sq. ft. sign
Skyline Sign
February 11, 2015
DS.1.02
Tower (On CA-17 Southbound)
200 sq. ft. sign
Skyline Sign
February 10, 2015
DS.1.01
Tower (On CA-17 Northbound)
200 sq. ft. sign
Skyline Sign
February 10, 2015
DS.1.02
40'-11 1/2"
1'-5 3/8"
3'-6 1/4"
20'-6 7/8"
THE PRUNEYARD
CITY OF CAMPBELL
LOW RISE OFFICE BUILDING SIGN DETAIL
Front View
Scale: 1/4” = 1’-0”
NOTE: Sign area and content to be considered. Design and font to be developed at a later date.
Skyline Sign
February 11, 2015
DS.1.03
Skyline Sign
February 11, 2015
DS.1.04
THE PRUNEYARD:
CONCEPTUAL MASTER PLAN DRAFT FOR CITY COUNCIL REVIEW
1
February, 11 2015
2
N
THE PRUNEYARD EXISTING SITE PLAN: AERIAL
1,000’ RADIUS
S. BASCOM AVE.
1 STORY
RESTAURANT
2 STORY
MIXED
RETAIL
19 STORY
OFFICE
TOWER 1
2 STORY
MIXED RETAIL
6 STORY
OFFICE
TOWER
PRUNEYARD
PLACE
3
2 STORY
MIXED RETAIL
10 STORY
OFFICE
TOWER 2
1 STORY
RESTAURANT
1 STORY
BANK
E. CAMPBELL AVE.
N
THE PRUNEYARD EXISTING SITE PLAN
3 STORY
HOTEL
2 STORY
MIXED RETAIL
HWY 17
4 STORY
PARKING STRUCTURE
S. BASCOM AVE.
1 STORY
RESTAURANT
2 STORY
MIXED
RETAIL
19 STORY
OFFICE
TOWER 1
2 STORY
MIXED RETAIL
6 STORY
OFFICE
TOWER
PRUNEYARD
PLACE
4
2 STORY
MIXED RETAIL
10 STORY
OFFICE
TOWER 2
1 STORY
RESTAURANT
1 STORY
BANK
E. CAMPBELL AVE.
NEW PROPOSED BUILDINGS
NEW SITE WORK
N
THE PRUNEYARD MASTER PLAN: NEW AREA OF WORK OVERLAY
3 STORY
HOTEL
2 STORY
MIXED RETAIL
HWY 17
4 STORY
PARKING STRUCTURE
PROPERTY LINE
HOTEL PARCEL
PARCEL LINE
RETAIL PARCEL
5
OFFICE PARCEL
N
THE PRUNEYARD MASTER PLAN: PARCEL MAP
KEY
PROPERTY LINE
COMMON AREAS
BUILDING AREA
6
N
THE PRUNEYARD MASTER PLAN: COMMON AREAS
KEY
102
SPACES
EXISTING HOTEL
EXISTING RETAIL
NORTH
R3
6,000sf
OFFICE ABOVE
6,000sf
RETAIL
R4
1,450sf
RETAIL
7 SPACES
EXISTING
TOWER 1
78
SPACES
48 SPACES
R2
5,400sf
RETAIL
EXISTING
TRADER JOE’S
EXISTING
PRUNEYARD
PLACE
91
SPACES
60
SPACES
S. BASCOM AVE.
580
SPACES
EXISTING 4-LEVEL
GARAGE
111
SPACES
7
R1
4,950sf
RETAIL
EXISTING RETAIL
SOUTH
EXISTING
MOVIE
THEATER
89
SPACES
O1
FIVE STORY
100,00sf
OFFICE
106
SPACES
EXISTING
TOWER 2
85
SPACES
74 SPACES
25 SPACES
65
SPACES
129 SPACES
EXISTING
RESTAURANT
R5
5,500sf
RETAIL
EXISTING
BANK
E. CAMPBELL AVE.
N
THE PRUNEYARD MASTER PLAN: Proposed Improvements
34 SPACES
55
SPACES
HWY 17
G1
5-LEVEL GARAGE
EXPANSION
D
D
E
CAMPISI WAY
A
F
D
G
CAMPISI WAY
C
A
D
EXISTING
TRADER JOE’S
S. BASCOM AVE.
C
B
R4
8
EXISTING RETAIL
SOUTH
A
B
C
D
E
F
G
NEW SEATING AREA
NEW 1,450 SF RETAIL
NEW PAVING FOR PEDESTRIAN PRIORITY CIRCULATION
NEW SEATING AREAS FOR OUTDOOR DINING
NEW CASUAL SEATING GROUP
NEW KID’S PLAY AREA
NEW ENTRY/EXIT SEQUENCE/EXPERIENCE
N
EXISTING RETAIL
NORTH
R4
9
10
R4
O1
F
G
EXISTING
PRUNEYARD PLACE
EXISTING
GARAGE
H
EXISTING
TOWER 1
EXISTING
TOWER 2
A
11
G1
E
B
B
B
EXISTING
RESTAURANT
E
R3
D
D
R2
R1
C
B
R5
A
B
C
D
E
NEW 5-LEVEL, 580 SPACE GARAGE
NEW 21,850 SF RETAIL/6,000 SF OFFICE BUILDINGS
NEW PAVING FOR PEDESTRIAN PRIORITY CIRCULATION
F
G
H
NEW 100,000 SF OFFICE BUILDING (5-STORIES) WITH 65 SPACE PARKING STRUCTURE, BELOW
NEW ON GRADE PARKING FIELD
MODIFIED ENTRY/EXIT OFF OF E. CAMPBELL AVE
NEW TEASER PARKING AND ENTRY INTO GARAGE
NEW VALET DROP-OFF AREA
N
R3
O1
R2
R1
12
R5
G1
R5
R1
R2
G1
R3
13
O1
THE PRUNEYARD MASTER PLAN: Site Photos
14
THE PRUNEYARD MASTER PLAN: Site Photos
15
NW CORNER OF BASCOM
16
EAST SIDE OF BASCOM AT TACO BRAVO
EAST SIDE OF BASCOM AT BAJA FRESH
THE PRUNEYARD MASTER PLAN: Context Photos
NE CORNER OF BASCOM
CAMPBELL AND BARBANO
17
CAMPBELL AND UNION
CAMPBELL AND 17
THE PRUNEYARD MASTER PLAN: Context Photos
CAMPBELL AND BASCOM
CITY OF CAMPBEll
70
CAMPBELL
408
FAX
STREET
FIRST
NORTH
95008
CALIFORNIA
866
2100
2572
408 379
August 12
Planning
Department
1992
Mr Thomas E Rotticci
Sectras Corporation
50 California Street
San Francisco CA 94111
Mr Mark West
Perpetual Asset Management Company
707 Broadway Suite 1200
San
Inc
Diego CA 92101
1999 S Bascom Avenue
031875
Re PM 92
The
Pruneyard
Parcel
Map
Issues
Dear Mr Rotticci and Mr West
within
pruneyard Center is the largest retail office complex
to
essential
is
the City of Campbell The long term viability of The pruneyard
to subdivide the
the economic and fiscal health of the City The application
term viability of
Pruneyard center into four parcels may compromise the long
owners
the center and limit the development options of subsequent property
The 27
acre
s have
greatest possible flexibility
single parcel the property owner
Subdivision into
when planning new buildings uses or building expansions
limits the flexibility for
four parcels carves up the buildable area and severely
in the
future uses These development issues are not directly addressed
the City and
technical application materials These issues are important to
need to addressed as the application is processed
As
the
a
Bank of America
HomeFed Bank and
application
should
evaluate
submitting
an
the Planned Development District and prepare a
term development for
plan which delineates the long
on notice of the
would
to rezone
to
development
put prospective purchasers
property This plan
the
and
s
City plans for the center and outline public
s
property owner
and development responsibilities for subsequent property
master
the
improvement
owners
Such
a
plan
would
attempt
to
anticipate
the cumulative
impacts
of
of the
the application A master plan could be structured to address many
dated
technical issues raised in the enclosed Notice of Incompleteness letter
August 12 1992
Pruneyard
I
am
glad
Tentativ
we
had
an
Jap
opportunity
the issue of subdivision and
in
a manner
which is
I
I
i
Director of
Planning
cc
Kevin
12
8
92
2
to meet on
Monday August 10
long
viability
satisfactory to the City and
Sincerely
C
page
Hanson HomeFed Bank
Chuck Toeniskoetter
Mayor Don Burr
Joan Bollier City Engineer
term
of the
the
1992 I
center can be
property
owners
hope
resolved
Jack London Square Ownership
Garage
Office/
Retail
Office/
Retail
Retail/
Garage
Theater
Office/
Retail
Parking
Lot
Restaurant/
Entertainment
Office/
Retail
Office/
Retail
Parking Lot
Retail
Retail
Restaurants
Hotel
Land
Restaurant
Harbor Master’s
Building
Restaurant
Owner:
Jack London Square Ventures LLC
JLSV Land LLC
JLSV F-3 LLC
10 Clay Street LLC
Waterfront Investors LLC
City of Oakland acting by and through its Board of Port Commissioners
21.30.080 - Permanent signs.
…
E. Freeway-oriented signs. Signs located on parcels adjoining a freeway or
expressway and oriented to freeways or expressways shall comply with the
following standards:
1. Freeway oriented signs shall be limited to one on-site freestanding or wall
mounted sign for each parcel or commercial center, whichever is less, that
adjoins an expressway or freeway except that the uses identified in Section
21.30.0BOE.2.e shall be allowed one wall mounted freeway oriented sign for
each 50,000 square feet of building space occupied by a tenant, provided that
there be no more than two freeway oriented wall mounted signs on a building
and no tenant shall be allowed more than one freeway oriented sign.
Notwithstanding the definition of "site" contained in Section 21.30.020 of this
chapter, as applied to freeway-oriented signs, the term "site" shall mean only
the space occupied by the subject business and any associated parking area or
other common areas utilized by the subject business on the same parcel. "Site,"
as applied to freeway-oriented signs shall not include other tenant spaces or
business locations whether or not located on the same parcel or commercial
center;
2. The signs shall be limited to parcels that have the following businesses that
traditionally draw a significant number of patrons from persons using regional
expressways and freeways:
a. Gasoline stations;
b. Hotels and motels;
c.
Commercial schools occupying at least fifteen thousand square feet of
building space;
d. Retail stores that occupy at least fifty thousand square feet of building
space.
e. Professional Office or Research and Development; properties adjoining a
freeway, located within 100 feet of a freeway interchange with a building
tenant(s) that occupies at least 50,000 square feet of building space.
3. The business itself is not directly identifiable from the freeway or expressway;
4. A freestanding freeway-oriented sign shall be the minimum height and size
necessary to achieve visibility from the freeway, or expressway, and shall not
exceed forty-five feet in height and three hundred fifty square feet in area.
5. Freeway oriented wall mounted signs shall be limited to one (1) square foot of
sign area for each two (2) linear feet of freeway property frontage, but in no
case shall a single sign exceed 125 square feet total and the total sign area for
freeway oriented wall mounted signs on a building shall not exceed 200 square
feet.

Mar 17, 2015

Transcription

Similar documents

Seven for All Mankind

La Centerra at Cinco Ranch

Toledo, OH - BLVD Strategies

Retail Leasing Opportunity

Rooms To Go Distribution Center

folleto window light - Multimedia Content Management

$83,300.00

Retail ConnectSM

Conceptual Map - West Creek Business Park