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PC Min 03/14/2000CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. TUESDAY MARCH 14, 2000 CITY HALL COUNCIL CHAMBERS The Planning Commission meeting of March 14, 2000, was called to order at 7:30 p.m., in the Council Chambers, 70 North First Street, Campbell, California by Chairperson Gibbons, and the following proceedings were had, to wit: ROLL CALL Commissioners Present: Chair: Vice Chair: Commissioner: Commissioner: Commissioner: Commissioner: Elizabeth Gibbons Mel Lindstrom Tom Francois Joseph D. Hemandez Susan A. Keams Dennis Lowe Commissioners Absent: Commissioner: Brad Jones Staff Present: Interim Community Development Director: City Attorney: Reporting Secretary: Sharon Fierro William Seligmann Corinne A. Shinn APPROVAL OF MINUTES Motion: On motion of Commissioner Lindstrom, seconded by Commissioner Francois, the Planning Commission minutes of February 22, 2000, were approved. (6-0-1, Commissioner Jones was absent.) COMMUNICATIONS. There were no communication items. AGENDA MODIFICATIONS OR POSTPONEMENTS There were no agenda modifications or postponements. ORAL REQUESTS There were no oral requests. Planning Commission Minutes of March 14, 2000 Page 2 PUBLIC HEARING Chairperson Gibbons read Agenda Item No. 1 into the record. 1 PLN2000-13 Bonno, J. Public Hearing to consider the application of Mr. Jack Bonno, on behalf of Compuware, for a Sign Application (PLN2000-13) to allow freeway-oriented wall signs (visible from Highway 17 on the Pmneyard Tower m) on property located at 1919 S. Bascom Avenue in a C-2-O (General Commercial/Overlay) Zoning District. This project is Categorically Exempt. Tentative City Council Meeting Date: April 4, 2000. Motion: Upon motion of Commissioner Lowe, seconded by Commissioner Kearns, the Planning Commission tabled consideration of a Sign Application (PLN2000- 13) to allow freeway-oriented wall signs (visible from Highway 17 on the Pruneyard Tower III), on property located at 1919 S. Bascom Avenue, to a date uncertain. (6-0-1; Commissioner Jones was absent) Chairperson Gibbons read Agenda Item No. 2 into the record. PLN2000-14 Zhao, R. Public Hearing to consider the application of Mr. Raymond Zhao, on behalf of Scandinavian Concepts, for a Sign Application (PLN2000- 14) to allow an expressway-oriented wall sign (visible from San Tomas Expressway at Hamilton Avenue) for a retail furniture store on property located at 651 W. Hamilton Avenue in a PD (Planned Development) Zoning District. This project is Categorically Exempt. Tentative City Council Meeting Date: April 4, 2000. Ms. Sharon Fierro, Interim Community Development Director, presented the staff report as follows: · Advised that the applicant is seeking approval of a 100 square foot, roof-mounted, expressway-oriented sign for a furniture store (Scandinavian Concepts) located at the northwest comer of San Tomas Expressway and W. Hamilton Avenue. This site was previously occupied by a fabric store. · This sign will require final approval by the City Council. The Planning Commission will provide a recommendation to Council. · Findings must be met to support both the roof-mounted aspect of the sign as well as the expressway-oriented aspect of the application. · Regarding the expressway orientation, findings would need to be made that to deny the signage would cause undue hardship due to limited visibility of the site. · Regarding the roof-mounting of signs, findings would have to be made that the location is difficult to locate without the roof-mounted sign. Planning Commission Minutes of March 14, 2000 Page 3 · Informed that there is an existing 37.5 square foot cabinet sign, meeting the center's approved sign program criteria, for this business and that the applicant is utilizing temporary banners under the City's Temporary Sign Ordinance, which allows 120 days of temporary signage of up to 40 square feet. · The existing monument sign for the center is in disrepair. Staff has been working with the property owners to have a replacement monument sign approved for the site. However, issues regarding the maintenance of the center have stalled the process. The building was missing many roof shingles, has a problem with graffiti, is painted a multitude of colors and the landscaping has been neglected. It is a tired old shopping center. · Scandinavian Concepts is a key tenant for the center. This shopping center is not difficult to find as it is located at a busy intersection of the City. With an adequate monument sign, there should be sufficient identification for this business. · Staff has prepared findings for either approval or denial. If the Commission decides to recommend approval, staff has developed Conditions of Approval. · Staff recommends that the Commission adopt a resolution recommending that Council deny this sign request. · Other options include approving the request as submitted by the applicant for expressway- oriented, roof-mounted sign; approving expressway-oriented, wall-mounted sign; or disapproving any signage until the required site improvements are made and a new monument sign can be approved at staff level. Commissioner Hemandez asked what the status is regarding the required improvements to the site. Ms. Sharon Fierro, Interim Community Development Director, advised that the property owners have provided staff with a copy of an agreement with a landscaping company but that a landscape plan has not yet been submitted. Once that landscape plan is provided, staff can approve the new monument sign. Commissioner Lindstrom presented the Site and Architectural Review Committee meeting as follows: · This project was reviewed on February 22, 2000. · SARC cannot recommend approval of this request until improvements on the site are made. Therefore, SARC recommends denial of this request. Chairperson Gibbons opened the Public Hearing for Agenda Item No. 2. Mr. Raymond Zhao, Representative for Scandinavian Concepts, 1600 E1 Camino Real, San Bruno: · Expressed the need for easy access to his location. · Stated that if a customer cannot find his business, he risks losing their patronage for 10 years if they purchase their furniture elsewhere since people replace furniture every 10 years or more. Plannin[g Commission Minutes of March 14, 2000 Pa[ge 4 · Advised that most of his customers come to his Campbell location from quite a distance away and therefore are not familiar with the area. · Said that his business is down by as much as $20,000 each month at this location because of the difficulty in locating the site. · Said that he does lots of advertising. · Advised that existing trees on the site block visibility of the existing signs from the roadway. Commissioner Keams asked if Mr. Zhao would support a wall-mounted sign in place of a roof- mounted sign. Mr. Raymond Zhao replied that he would support a wall sign in place of a roof sign. Commissioner Francois: · Advised that, as a former business owner, he can sympathize with Mr. Zhao's position. · Stated that the site needs improvements. Expressed appreciation for the improvements made to date. Mr. Raymond Zhao advised that the owner has promised that the landscaping will be in by the end of the month. Chairperson Gibbons: · Advised that, at the present time, the neglected appearance of the Riverside Plaza Shopping Center does not reflect the quality of the Scandinavian Concept business. · Stated that to approve this sign application, the Planning Commission must make two significant exceptions. · Stated that she is not comfortable going forward while the center is in its current state. · Asked the applicant how he is advertising this site. Mr. Raymond Zhao provided copies of some of his newspaper ads, stating that he believes this location can do well but at the present time produces just a third of the San Bruno store volume. Chairperson Gibbons stated that this sign request can be considered at a different point once the required site improvements are in place. Stated that she is comfortable with SARC's recommendation. Commissioner Francois: · Stated that the problem is with identity. Something needs to be done with the center first. · Said that this is a nice store and Mr. Zhao is a hard-working man. · Advised that the Commission cannot make exceptions while the center is in this neglected condition. Mr. Raymond Zhao advised that he has waited a year and a half for a sign approval. Planning Commission Minutes of March 14, 2000 Page 5 Ms. Sharon Fierro, Interim Community Development Director, advised that Planner Aki Irani met last week with the shopping center's owner regarding a paint color scheme for the center. Chairperson Gibbons suggested postponing a decision to allow the shopping center owner the opportunity to make more progress on the site improvements. Ms. Sharon Fierro advised that it will take longer than a couple of weeks to get the necessary work done. Commissioner Lindstrom said that the Commission should see how the improvements go before approving any signs. Recommended denial of this sign request. Commissioner Kearns asked if the replacement monument sign would be in a more visible location. Ms. Sharon Fierro stated that the new sign would be more visible. Mr. Alvin Chan, Owner, Riverside Shopping Center, 805 Clay Street, San Francisco: · Advised that he purchased this center in 1972. · Stated that this is an old shopping center which cannot compare with newer shopping centers. · Advised that he has spent about $100,000 to date in improving the center, money that is not recovered and does not result in more income to the center. · Advised that a long-term, low rental rate lease with Lucky's ended in 1998. · Said that in November they received a letter from staff with seven requirements. These things will be done within the next two weeks. Commissioner Francois advised Mr. Chan that Mr. Zhao needs his help to accomplish his need for adequate identification of his business. Mr. Alvin Chan advised that they just completed the painting of the back wall, that the old monument sign will be removed and a new monument sign installed in its place. Chairperson Gibbons closed the Public Hearing for Agenda Item No. 2. Commissioner Lowe: · Stated that this site is not difficult to locate as it is on a major intersection. · Advised that the sign architecture is incompatible. · Suggested that the applicant has not sufficiently demonstrated that an expressway-oriented sign is needed. · Said that the applicant needs better advertising so that his customers can located his business. · Said that a monument sign is adequate signage for this site and business. Commissioner Keams asked whether the applicant would have to reapply should this application be denied. Planning Commission Minutes of March 14, 2000 Page 6 Ms. Sharon Fierro said that if Council ultimately denies this application and the applicant wants to bring an alternative request to the Commission, the applicant would have to pay a new filing fee of $126. Commissioner Kearns advised that a visible sign on the wall is more acceptable than a roof- mounted sign. Ms. Sharon Fierro advised that there are two issues, consideration of a roof-mounted versus wall- mounted sign and signage visible from an expressway/highway. Neither roof-mounted signs nor signage visible from an expressway or freeway are allowed without the granting of an exception. Motion: Upon motion of Commissioner Lindstrom, seconded by Commissioner Lowe, the Planning Commission Adopted Resolution No. 3262 recommending denial of a Sign Application (PLN2000-14) to allow an expressway-oriented wall sign (visible from San Tomas Expressway at Hamilton Avenue) for a retail furniture store on property located at 651 W. Hamilton Avenue, by the following roll call vote: AYES: Francois, Gibbons, Hernandez, Kearns, Lindstrom, Lowe NOES: None ABSENT: Jones ABSTAIN: None Chairperson Gibbons advised that this action provides a recommendation to Council. This project will be considered by the City Council at its meeting of April 4, 2000, for a final decision. REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR The written report of Ms. Sharon Fierro, Interim Community Development Director, was accepted as presented, with the added comment: · Advised that there will be three items for the next Planning Commission agenda, including an opportunity to review and comment on the Downtown Parking Structure. · Said that a flyer was included in her report that provides details regarding information open houses on the Vasona Light Rail Project, one of which will occur in Campbell. ADJOURNMENT The Planning Commission meeting adjourned at 8:17 p.m. to the Planning Commission meeting of March 28, 2000, in the Council Chambers, City Hall, 70 North First Street, Campbell, California. Planning Commission Minutes of March 14, 2000 Page 7 SUBMITTED BY: APPROVED BY: Corinne A. Shinn, Recording Secretary ~-~.~'~ , - . j ~-'Eiiz~b~thGibbons, Chair ATTEST: Sharon Fierro, Secretary