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PC Min - 08/27/2013CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. The Planning Commission meeting of August 27, 2013, was called to order at 7:30 p.m., in the Council Chambers, 70 North First Street, Campbell, California by Chair Reynolds and the following proceedings were had, to wit: AUGUST 27, 2013 CITY HALL COUNCIL CHAMBERS TUESDAY ROLL CALL Commissioners Present: Chair: Vice Chair: Commissioner: Commissioner: Commissioner: Commissioner: Philip C. Reynolds, Jr. Paul Resnikoff Brian Brennan Cynthia L. Dodd Pam Finch Elizabeth Gibbons Commissioners Absent: Staff Present: APPROVAL OF MINUTES Commissioner: Community Development Director: Planning Manager: Associate Planner: City Attorney: Recording Secretary: Bob Roseberry Paul Kermoyan Aki Honda Snelling Steve Prosser William Seligmann Corinne Shinn Motion: Upon motion by Commissioner Gibbons, seconded by Commissioner Finch, the Planning Commission minutes of the meeting of August 13, 2013, were approved as submitted. (4-0-1-2; Commissioner Roseberry was absent and Commissioners Brennan and Dodd abstained) COMMUNICATIONS There were no communications items. Campbell Planning Commission Minutes for August 27, 2013 Page 2 AGENDA MODIFICATIONS OR POSTPONEMENTS There were no agenda modifications or postponements. Director Paul Kermoyan welcomed newly appointed Commissioner Cynthia Dodd and new Planning Manager Aki Honda Snelling to their first Campbell Planning Commission meeting. Chair Reynolds also welcomed Commissioner Dodd and Planning Manager Aki Honda Snelling. ORAL REQUESTS There were no oral requests. PUBLIC HEARINGS *~* Chair Reynolds read Agenda Item No. 1 into the record as follows: 1. PLN2013-145 Public Hearing to consider the application of The Sports The Sports Basement for a Sign Exception and Modification (PLN2013-145) Basement of an existing Master Sign Plan of the Pruneyard Shopping Center to allow five wall signs/graphics for The Sports Basement (within a tenant spaces previously occupied by Hollywood Video and Barnes and Noble) on property located at 1875 S. Bascom Avenue, Suite 240, in a C-2 (General Commercial) Zoning District. Staff is recommending that the project be deemed Categorically exempt under CEQA. Planning Commission action final unless appealed in writing to the City Clerk within 10 calendar days. Project Planner: Steve Prosser, Associate Planner Mr. Steve Prosser, Associate Planner, presented the staff report as follows: • Reported that the applicant is seeking approval of a Sign Exception and modification of an existing Master Sign Plan. • Described the project site as being on the northwest corner of Bascom and Campbell Avenues within the Pruneyard Shopping Center. The tenant space is on the southeast corner of this property that was formerly occupied by Barnes and Noble and Hollywood Video and now houses The Sports Basement, a retail sporting goods store. • Explained that this business is asking for five wall signs, which is the same number of signs that the two previous tenants had. • Advised that a Master Sign Plan was approved in 2004 for the shopping center. In 2005, a Modification was granted to the Sign Plan to allow additional signage for some tenants including Barnes and Noble and Hollywood Video that exempted them from the provisions of the Master Sign Plan. Campbell Planning Commission Minutes for August 27, 2013 Page 3 • Said that the proposal at this time is for two wall signs along the Bascom frontage and one wall sign along the Campbell frontage and two wall signs on the tower element. • Stated that the intent behind a Master Sign Plan is to achieve well-designed signage that enhances a specific location. Such Plans should have some flexibility built in. • Reported that the existing Master Sign Plan was based on an expectation of a building remodel that never happened. The existing architecture is unique and does not allow the use of standard sign designs. This Master Sign Plan is seeking an exception for some tenant spaces due to that unique architecture as well as the sight distance from the public right-of-way and an increase in sign area based on a lack of visibility due to the site's mature landscaping. • Informed that SARC reviewed this proposal on August 13, 2013, and supported the number of signs proposed but suggested that the three larger signs be the same size of 90 square feet and the two tower sizes by 67 square feet each. • Recommended the adoption of a resolution approving a Sign Exception and Modification to apreviously-approved Master Sign Plan. • Added that the draft conditions of approval reflect SARC's recommendations. Commissioner Finch asked which of the two Bascom frontage signs is the bigger. Planner Steve Prosser replied the one on the bottom. Commissioner Resnikoff provided the Site and Architectural Review Committee report as follows: • SARC reviewed this project on August 13, 2013. • Advised that SARC recommended that Signs 1, 3 and 5 be approved at 90 square feet in size each and that Signs 2 and 4 be approved at 66 square feet. • Added that SARC's recommendations have been included in the conditions. Chair Reynolds opened the Public Hearing for Agenda Item No. 1. Peter Eckhart, Applicant: • Advised that he is the Construction Facilities Manager for The Sports Basement working out of San Francisco. • Said that he feels that the requested two different wall signs on the Bascom frontage are necessary. • Pointed out that they have assumed two tenant spaces, one is 32,000 square feet that was previously occupied by Barnes and Noble and the other 9,000 square foot site that was previously occupied by Hollywood Video. These two tenant spaces have been merged but are separated by a restaurant tenant, Tandori Oven. • Added that the signage they propose will help define the volume of their entire space and that it is a big store. • Said that they incorporated the green chalkboard backgrounds to their sign design when they learned recently about Equity Office's plans to repaint the center in a light cream color. Their original plan to use channel lettering would have been less visible as there would be no contrast with the building wall colors. Campbell Planning Commission Minutes for August 27, 2013 Page 4 • Pointed out that the lettering they propose is no larger than what was used for the Barnes and Noble signs. Their signage only exceeds the size because of the need to add a background. • Added that their signage is actually 125 square feet less than the previous signage that served the two previous occupants of their tenant space. • Said that their larger sign is proportional to the size of their space. • Urged the Commission to approval their design as submitted. Commissioner Brennan: • Pointed out that the Pruneyard is proposing a new Master Sign Plan that will come before the Commission soon. • Asked Mr. Eckhart if he has spoken with them about their plans. Peter Eckhart: • Responded that he was unaware of those plans and only found out about the color scheme change when he saw their color boards. • Admitted that he wished he had some say on wall color but no input is being offered by Equity Office in the color selection. • Added that tonight is the first time he has heard about it when reviewing the staff report. Chair Reynolds closed the Public Hearing for Agenda Item No. 1. Commissioner Gibbons: • Said that this has been a fascinating discussion. • Pointed out that signage is so important to a business as well as the aesthetic of a community. • Stated that the Pruneyard has had different owners over the last number of years and alterations to the sign plan as well as to the physical appearance of the complex have been made. • Recounted that it had been determined that they were going to get rid of the Spanish-style architecture and the Master Plan had been intended to help accommodate that transition. • Said that they came back advising the City that they had decided not to make those architectural changes and brought back the paseo look. It appears the style is up in the air once again. • Stated that this is a great tenant for the center and they are taking over a lot of space but need another exception to an existing exception. • Reminded that the original signage guidelines were approved because of the proposed changes to the architectural style for the center. That was the reason to consider a sign exception. • Advised that she is okay allowing three perimeter signs and two tower signs. The only difference is that the tower sign will dominate their visibility and serve as the most effective location sign for them. • Admitted that she is okay with requiring the three larger wall signs to be of equal size. It is appropriate because of the site architecture and the size of this tenant space. Campbell Planning Commission Minutes for August 27, 2013 Page 5 Commissioner Brennan: • Asked if the fact that a proposed update to the Center's Master Sign Plan coming back to the Planning Commission soon is relevant in context to approving this request tonight. • Admitted that he doesn't want to unnecessarily delay The Sports Basement's signage request. City Attorney William Seligmann: • Explained that the Commission has two options. • Said that because of possible changes to the Master Sign Program, the Commission could continue this application so they could be heard together. • Admitted that an extended delay for any length of time would require a moratorium during which no signage could be approved. • Said that a limited time approval could be considered or the Commission can decide to simply act on what is currently before it. Commissioner Brennan: • Stated that he is comfortable with the applicant's original request. • Said that it is not problematic aesthetically and he is inclined to allow them discretion. • Opined that the existing Master Sign Program's guidelines are weak and not applied consistently. • Questioned whether the smaller size would be equally effective to what they are asking for and he prefers to defer to the applicant on their need for the one larger sign on the Bascom frontage. Commissioner Resnikoff: • Said that the original request exceeded the number of signs allowed. • Assured that SARC never considered the signs on the Campbell and the south side of the Bascom frontage didn't make sense. • Pointed out that the proposed larger sign along the Bascom frontage would not be seen due to the mature trees that would already mostly screen it. • Asked Commissioner Brennan if his concern is that the Master Sign Plan might end up becoming less strict or that it could make whatever is approved here soon to be invalid? Commissioner Brennan: • Said that his concern is approving before the new regulations go into effect. • Said that they could go either way, either more or less strict than the existing Plan. • Added that there could be deviations with what is put into place. • Stated that it seems to him that the order (timing) in which the two applications are being considered seems odd. Commissioner Resnikoff: • Asked the City Attorney if all signs would have to be stopped until a new Master Sign Plan is adopted. Campbell Planning Commission Minutes for August 27, 2013 Page 6 City Attorney William Seligmann: • Cautioned that when a new Master Sign Plan is approved this applicant could be required to change the sign being approved tonight. • Admitted that it would be tricky to require such a change. Commissioner Resnikoff asked about the grandfathered signs that are already approved. City Attorney William Seligmann said that those signs cannot pre-empt the authority of a bigger picture Master Sign Plan. Commissioner Resnikoff: • Asked if the Commission might unintentionally be approving something that has to come down. • Asked if this sign, if approved, would be protected from that. Director Paul Kermoyan: • Explained that the proposed Modification to the Pruneyard's Master Sign Plan is tied to their request for a Master Use Permit for the center. • Cautioned that they may not be ready to proceed for 6 to 8 months. It is a planning vehicle to create an area plan for the Pruneyard that ties in signs to the Master Use Permit. • Said that there are two positions in regard to Master Use Permits. One is that they have some flexibility and the other is why have it at all if there are deviations allowed. Commissioner Gibbons: • Said that it is most likely if this sign is approved, it would be grandfathered into what is done with the Master Sign Plan for the Center is updated. • Pointed out that there are other tenants there with approved signs different from the existing Master Sign Program. • Reiterated the complications the architecture has on signage because of the use of the roofs, overhangs and covered walkways that obscure visibility of signage. Pedestrians are mostly within covered walkways on this property. • Added that a variation from the approved Master Plan to allow signs on the roof was later approved. • Said there is still the question of whether Pruneyard will incorporate architectural changes to its site. The Pruneyard has to make its mind up as to what they are going to do. • Reiterated that there will be "legacy" signs that have already been approved for this site. • Admitted that it will be very hard to figure out and implement a new Master Sign Program for this Center and she doesn't envy the Planning Commission having to figure it out down the road. Campbell Planning Commission Minutes for August 27, 2013 Page 7 • Suggested that the Commission work with the specific request before it this evening. More signs have previously been allowed to serve these two tenant spaces now being used together by The Sports Basement. It is okay to go ahead. • Said that as there are different parapet heights, the Barnes and Noble sign is bigger. • Stated that The Sports Basement is trying to build a recognizable logo around the space. • Stated that she likes the idea of all three wall signs being equal in size. Commissioner Finch: • Stated that she agrees with the application regarding the need for the one sign to be larger than the other two. • Said that going with the larger one on the right is okay and fits in more aesthetically. Chair Reynolds: • Pointed out that this business is taking up a lot of space at this Center and needs sufficient signage. • Added that this complex changes over the years. • Said that the Town & Country style of architectural design is antiquated. Pruneyard is just one of a couple remaining in the Bay Area as most of the others have been demolished and rebuilt. • Suggested that the applicant be allowed to go forward with their design. • Said that when the Pruneyard comes forward with their proposed Master Plan, the Commission will take a look at and consider everything at that time. • Said that this has been a very interesting discussion and he would be supporting the applicant's request. Motion: Upon motion of Commissioner Brennan, seconded by Commissioner Finch, the Planning Commission adopted Resolution No. 4112 approving a Sign Exception and Modification (PLN2013-145) of an existing Master Sign Plan of the Pruneyard Shopping Center to allow five wall signs/graphics for The Sports Basement (occupying two tenant spaces previously occupied by Hollywood Video and Barnes and Noble) on property located at 1875 S. Bascom Avenue, Suite 240, subject to the findings and conditions of approval with a change to condition 2 to allow the larger wall sign requested, by the following roll call vote: AYES: Brennan, Dodd, Finch and Reynolds NOES: Gibbons and Resnikoff ABSENT: Roseberry ABSTAIN: None Chair Reynolds advised that this action is final unless appealed in writing to the City Clerk within 10 calendar days. *~* Campbell Planning Commission Minutes for August 27, 2013 Page 8 MISCELLANEOUS 2. Recognizing and honoring outgoing Planning Commissioners Brennan and Gibbons for their service on the Planning Commission as their terms conclude with this meeting. Chair Reynolds made some parting comments about Commissioner Gibbons as follows: • Said that it has been an honor serving with her and that he would miss her participation on the Commission. • Recognized her 17 years of service on the Commission. • Stated that Commissioner Gibbons taught everyone and shared her knowledge and experience as an architect. She is an institution to this Commission. Commissioner Gibbons: • Thanked Chair Reynolds for his kind words and the entire Commission, both past and present, for many years of wonderful discussions. • Said that every member of the Planning Commission cares about the community and contributes a lot even if not everyone agrees every time. Each member knows what he or she is here. Chair Reynolds made some parting comments about Commissioner Brennan as follows: • Stated that it has been a "ton of fun" having Commissioner Brennan on the Commission. • Said that it is clear that small things do make a difference. The Commission is able to learn, to laugh and to disagree. • Added that it has been a real honor to serve with Commissioner Brennan during his tenure on the Commission. *** REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR Director Paul Kermoyan offered the following updates in addition to his written report: • Advised that on September 10th, the Commission would conduct a Study Session on the Wireless Telecommunications Ordinance. • Said that discussion will include what is working, what is not working and how to improve this Ordinance. ADJOURNMENT The Planning Commission meeting adjourned at 8:17 p.m. immediately to a study session and subsequently to the next Regular Planning Commission Meeting of September 10, 2013. Campbell Planning Commission Minutes for August 27, 2013 Page 9 SUBMITTED BY APPROVED BY: ATTEST: r Corinne inn, Recording Secretary