SA 95-241875
S.
BASCOM AVENUE SA 95-24
1 OF 2
CITY
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CITY of CAMPRF.LI
November 27, 1995 'NVV 2
It f UI CrhlvtlLU
PLANNING DEPT
Mr. Chris Meany
Pruneyard Shopping Center
1999 S. Bascom Avenue, 1200
Campbell, CA 95008
Dear Mr. Meany:
At its regular meeting of November 21, 1995, the City Council held a public
hearing to consider a modification to the existing freeway oriented sign
on the Pruneyard site.
After due consideration and discussion, the City Council adopted
Resolution No. 8901 denying a request for approval of a sign application
to allow a freeway -oriented sign on property located at 1875 South Bascom
Avenue. Please find certified copy of this Resolution enclosed for your
records.
Should you have any questions in regard to the City Council's action,
please do not hesitate to contact this office (866-2117) or Darryl Joneu,
Community Development Department.
l/Si(nncccee�)rR-eel y ,,''
n ni4 a Bybee
City Clerk
En—
"WimeiemN. Community Development Department
jh
70 N-th I Siroe1 Campbell, C•Binmu 9%004 147% rr/ 406.a66 1117 408 474.6889 Inn 406.666 7790
RESOLUTION NO.
BEING A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF EST FOR
APPROVALOFIDENYINGBELL
A SIGNAiPLICATIONRTOUALLOW A
FRED AT
1875EWAY-ORIENTES. BASCOM AVENUESIG• APPLICATION OFON PROPERTY OMR. CHR S
MEANY, ON BEHALF OF THE PRUNEYARD. FILE NO.:
SA 95-24.
After notification and public hearing as specified by law on the application of
Mr. Chris Meany, on behalf of the P,uneyard, for approval of a Sign
oriented sign, presentation by the Community
Application to allow a freeway
Development Director, proponents aniwas closed.
d opponents, the hearing
After due consideration of all evidence presented, the City Council did find as
follows with respell to application SA 95-24
1. The proposal does not demonstrate that the business operation is
dependent upon freeway identification.
2. The site is highly visible and accessible from Campbell and Bascom
Avenues. It has not been demonstrated that the site has limited
visibility due to its shape, location or any other factors.
3. The site currently maintains a 172 square foot freeway sign.
4. Barnes & Noble is not a regional use that depends upon freeway
signage to provide identification of the store location, and has not
historically been located on sites near freeways or expressways to
facilitate identification and access.
5. There is no evidence presented by the applicant that a hardship would
be created for Barnes & Noble if this use is not identified on the
freeway oriented sign.
6. The applicant has not demonstrated that Barnes & Nobel is dependent
upon freeway identification.
7. Barnes & Noble will be identified on freestanding signs that will be
located on the frontages of the parcel.
Based upon the foregoing findings of fact, the City Council concludes that:
City Council Resolution No. 8301
SA 95-24 — 1875 S. Bascom Avenue (The Pruneyard)
Page 2
1. The freeway sign will be detrimental to the public welfare or persons in
the neighborhood or the City as a whole.
PASSED AND ADOPTED this 11 -tday of November, 1995, by the following
roll call vote:
AYES: COUNCILMEMBERS: watson, Dougherty, Conant, Burr
NOES: COUNCILMEMBERS: None
ABSTAINED: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
APPROVEL��—L�� ;c'z
Donald R. Burr, Mayor
ATTEST:
Anne Bybee, City Clerk
ORAL RIF.01 TESTS
Jerry Caruso, 3896 W. Campbell Avenue, Campbell, appeared before the Council and spoke
regarding traffic on Campbell Avenue, and specifically expressed concerns regarding the speed
of vehicles.
Mayor Burr stated that this matter would be referred to staff for follow up.
Matthew Dian, 851 Almarida Drive, Campbell, appeared before the Council and spoke regarding
the resignation of Police Chief Cost. Mr. Dean indicated an interest in running for City Council,
and discussed a citizens group interest in a recall effort. Mr. Dean noted that he requested and
received support letters sent to the City Council in behalf of James Cost. Mr. Dean questioned
the reason that addresses were removed from the support letters he received.
In response to Mr. Dean, City Attorney Seligman stated that the removal of addresses from the
copies of letters which the City provided to him was done to protect the privacy interests of those
people submitting the letters.
In .19 . :1 ,►It 1t1it:/t INN1 1 I;11 , O
Application of Chris Many, on behalf of the Pruneyard, to Allow a Modification to
the Existing Freeway -oriented Sign on the Pruneyard Site, 1875 S. Bascom Avenue
(Cont'd. I1/7/95) (Resolution/Roll Call Vote)
This is the time and place for a public hearing to consider the application of Chris Meany,
on behalf of the Pruneyard, to allow a modification to the existing freeway -oriented sign
on the Pruncyard site, 1875 S. Bascom Avenue, Campbell.
Senior Planer Jones - Staff Report dated November 21, 1995.
Mayor Burr declared the public hearing open and asked if anyone in the audience wished
to be heard.
Chris Meany, William Wilson & Associates, 1875 S. Bascom Avenue, appeared before
the Council and spoke in support of a Sign Application to allow a freeway -oriented sign
stating that the sign is vital to the success of the Pruneyard Shopping Center.
There being no one else wishing to speak, Mayor Burr closed the public hearing.
M/S: Conant/Watson - to adopt Resolution 8"1 devying the application of Mr.
Chris Meany, on behalf of the Pruneyard Shopping Center, to allow a freeway -
oriented si„a located at 1875 S. Bascom Avenue. Motion adopted by the following
roll call vote:
Butts o ry Council Meeting 4
AYES: Councilmembers: Watson, Dougherty, Conant, Burr
NOES: Councilmembers: None
9. Appeal of Planning Commission Decision re: UP 95-15 - 1533 W. Campbell Avenue
(Resolution/Roll Call Vote)
This is the time and place for a public hearing to consider an Appeal by Tosco Northwest
Company and A&S Engineering of the Planning Commission decision regarding a Use
Permit at 1533 W. Campbell Avenue.
Community Development Director Piasecki - Staff Report dated November .21, 1995.
Mayor Burr declared the public hearing open and asked if anyone in the audience wished
to be heard.
Vince Padilla, A&S Engineering, Inc., appeared before the Council and spoke in support
of the Use Permit which would allow off -sale beer and wine sales during standard
operating hours of 6:00 a.m. to 11:00 p.m.
Thcre being no one else wishing to be heard, Mayor Burr closed the public hearing.
Vice Mayor Dougherty expressed concern regarding the over concentration of off -sale
beer and wine sales at this particular intersection.
Discussion followed at which time Councilmembers expressed their concerns that other
establishnunts have been approved for off -sale beer and wine sales, and that an issue of
fairness exists with this application.
M/S: Watson/Dougherty - to adopt Resolution 8902 overturning the Planning
Commission denial and approving off -sale beer and wine sales in conjunction with
on existing gasoline service station on property located at 1533 W. Campbell Avenue
in a C-1-S (Neighborhood Commercial) Zoning District, whir an added condition
that the Use Permit be reviewed is 6 mouthy.. Motion adopted by the following roll
call vote:
AYES: Councilmembers: Watson, Dougherty, Conant, Burr
NOES: Councilmembers: None
minutes ocity C:Ouflcil meeting s
PUBLIC HEARINGS AND INTROD "Ur"OF ORDINANCES
14. Application of Chris Mcany, on behalf of the Prunryard, to Allow a Modification to
the Existing Freeway -oriented Sip on the Pruneyartl Site, 1875 S. Bascom Avenge
(Cont'd. from 1013/95) (Resoloticu/Roll Call Vote)
Mav-r Burr stated that this item would be continued to the November 21, 1995 City
Council Meeting at the request of the applicant.
Recess/Reconvene
Mayor Burr declared a ten minute recess at this time. "he City Council reconvened at 8:40 p.m.
15. Appeal of Planning Commission Decision re: UP 95-15 - 1533 W. Campbell Avenue
(Resolution/Roll Call Vote)
This is the time and place for a public hearing to consider an Appeal of the Planning
Commission Decision re: UP 95-15 - 1533 W. Campbell Avenue,
Planner 1 Sciara - Staff Report dated November 7, 1995.
Mayor Burr declared the public hearing open and asked if anyone in the audience wished
to be heard.
There being no one wishing to speak, Mayor Burt closed the public hearing.
Ma} or Burt stated that he is not in favor of the sale of liquor/alcohol at any gas station.
However, there arc other gas stations in town that have been approved in the past and
expressed his concern about the issue of fairness with this application
Vice Mayor Dougherty stated one significant difference with this application is that this
location is surrounded by five other establishments that serve alcohol.
Councilmember Watson recommended that this matter be continued for two weeks to
allow the appellant an opportunity to discuss the appeal.
Mayor Burt asked the City Attorney for an opinion regarding whether the City can
prohibit the sale of alcohol at gas stations.
City Manager Ochenduszko stated that if the Council wishes to continue this item, he
would recommend that the public hearing be reopened and continued to the next Council
Meeting.
Mayor Burr reopened the public hearing
nuts or I117/9% City Council Meeting 7
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1YIIIIAM WII ti(1N h A5S(/1CIA71S
HIy
November 7, 1995 (� , 1? - C E I V E D
�yr1. NOV 0 7 M5
Ms, Anne Bybee L t'f CLERK'S OFFICE)
City Clerk
City of Campbell !
70 North First Street
Campbell, CA 95009-1423 t
Dear Ms Bybee 1
Our application for a freeway oriented sign is on the calendar for this evening's meeting of the
City Council. Our discussions with the planning staff have led us to believe that we should
prepare additional materials for our presentation Accordingly, we hereby request a two week
continuation of the hearing of our application
Yours truly,
Ll�
Christopher 1 ny
•�- ~-�
cc: Darryl Jones, Senior Planner, City of Campbell
11Pp1 �n1tll lww wn A,,
G111r ?IM I
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I m .imilr 01181.771 1s H
Licity
Council
Report
ITEM NO.:
CATEGORY: Public Hearing
MEETING DATE: November 7, 1995
TITLE Request to allow a modification to the existing freeway oriented
sign on the Pruneyard site
RECOMMENDATION
That the City Council deny the applicant's request to modify the existing
freeway oriented sign to add additional advertising.
BACKGROUND
A) The applicant made a request of the Planning Commission on July 2,5,
1995, to reccmmend approval to the City Council for a new freeway
oriented sign at the Pruneyard. The new sign is proposed to read
"Barnes & Noble". This sign will either be added to the existing
freeway oriented sign for the Pruneyard Inn or a new sign panel will be
constructed.
B) The Planning Commission continued the July 25th hearing until
September 12, 1995 to allow the applicant additional time to revise the
request. Subsequently the applicant proposed three alternatives for a
new freeway sign. On September 12, 1995 the Planning Commission
recommended denial of all three freeway sign alternatives.
C) The Planning Commission's recommendation was forwarded to the
City Council for a final decis4.on.
ANALYSIS
The sign ordinance permits permanent freeway oriented signs subject to the
sign proposal meeting the following criteria:
1. The sign shall be limited to identification of on -site businesses.
2. The applicant shall demonstrate that the business operation is
dependent upon freeway or expressway identification, and the denial of
the site identification will cause an undue hardship.
City Council Report — November 7, 1995
1875 S. Bascom Avenue — SA 95-24
Paee 2
3. The applicant shall demonstrate that the signage is necessary due to
limited visibility of the parcel because of its shape and location or other
factors unique to the site.
4. The sign shall be of the minimum height and size necessary to achieve
visibility from the freeway, expressway or public facility.
5. The sign should not move, be animated or have any Flashing or roving
lights.
6. Additional':ndscape and architectural modifications may be added as a
condition of approval to screen the sign or its Supporting structure to
soften and enhance the appearance of the site or the sign as viewed
from off -site locations.
An example of a business directly dependent upon freeway identification
includes hotels and motels, which cater to the motoring public. The Planning
staff and the Planning Commission were both unable to make all the required
findings required in the Sign Ordinance to recommend approval :)f the
applicant's request for a freeway oriented sign. More specifically, the
applicant has not adequately demonstrated that the business is directly
dependent upon freeway identification, and that a hardship would be created
if the sign is not approved.
The City Council previously approved a freeway sign for Fry's Electronics,
Canyon Creek Apartments, and Breuners based on the regional nature of
these uses, limited business frontage, and difficulties in accessing and locating
these sites. It was determined that the additional signage would not be
detrimental to the public welfare of the city. The City reviewed these requests
independently and considered factors such as the public interest and
convenience, and individual site characteristics and business needs.
FISCAL IMPACTS
None.
ALTERNATIVES
A) Approve one of the sign alternatives proposed by the applicant;
B) Approve one of the sign alternatives subject to further modifications
being made by the applicant, as directed by the City Council;
City Council Report — November 7,1995
1M S. Bascom Avenue — SA 95-24
Page 3
Q Continue the public hearing on this item for further redesign and
justification of the applicant's request.
Attachments:
1. Resolution Denying Freeway Oriented sign;
2. Resolution Approving Freeway Oriented sign;
3. Sign Alternatives A, B, & C;
4. Planning Commission Report, September 12, 1995;
Prepared By: A ]�►�
Darryl
Submitted Bv:
Approved By:,
Steve Piasecki, Community Development Director
Mark J. Ochenduszko, City Manager
RESOLUTION NO.
BEING A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF CAMPBELL DENYING A REQUEST FOR
APPROVAL OF A SIGN APPLICATION TO ALLOW A
FREEWAY -ORIENTED SIGN ON PROPERTY LOCATED AT
1875 S. BASCOM AVENUE. APPLICATION OF MR. CHRIS
MEANY, ON BEHALF OF THE PRUNEYARD. FILE NO.:
SA 95-24.
After notification and public hearing as specified by law on the application of
Mr. Chris Meany, on behalf of the Pruneyard, for approval of a Sign
Application to allow a freeway -oriented sign, presentation by the Community
Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the City Council did find as
follows with respect to application SA 95-24:
1. The proposal does not demonstrate that the business operation is
dependent upon treeway identification.
2. The site is highly visible and accessible from Campbell and Bascom
Avenues. It has not been demonstrated that the site has limited
visibility due to its shape, location or any other factors.
3. The site currently maintains a 172 square foot freeway sign.
4. Barnes & Noble is not a regional use that depends upon freeway
signage to provide identification of the store location, and has not
historically been located on sites near freeways or expressways to
facilitate identification and access.
5. There is no evidence presented by the applicant that a hardship would
be created for Barnes & Noble if this use is not identified on the
freeway oriented sign.
6. The applicant has not demonstrated that Barnes & Nobel is dependent
upon freeway identification.
7. Barnes & Noble will be identified on freestanding signs that will be
located on the frontages of the parcel.
Based upon the foregoing findings of fact, the City Council concludes that:
City Council Resolution No.
SA 95-24 — 1875 S. Bascom Avenue (The Pruneyard)
Page 2
The freeway sign will be detrimental to the public welfare or persons in
the neighborhood or the City as a whole.
PASSED AND ADOPTED this 7th day of November, 1995, by the following
roll call vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSTAINED: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
ATIEST:
Anne Bybee, City Clerk
APPROVED:
Donald R. Burr, Mayor
to ILI, . Ii►
_Barnes �P .Noble
Boo�aetlas s►nc. 1 "7
ALT A
Existing sign reused, only text is changed.
Barnes N ,-� oble
�r BookaeUers Since t8.73
Z
I
ALL B
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IO THS P RPNEY ARD O I
j Barnes Noble.
o
"p Sine 11173
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ALT C
r
10. Mee" Imvestmanot Report - Joky, 1"s
This action is to rote ad file the Moodily invesemmt Report for July, 1995.
11. Momtbly Imvaetmomt Repert - Augmsk 11"S
This action is to am and file for Monthly Imroamaem Report for Augluut, 1995.
12. Budget Adjustment - Community Coster Room - Deorolldes of Blandon on the
East side of the Stsd ism (Resoludes Ball COB Vote)
Resolution not, atahorines am adjustment to the Rsal year 1995-96 budget to provide
funding for the demolitim of the bleaches on the East side of the Community Center
Stadium,
MIS: Watsoe/Doagilierty - to approve the Comment Caktdar. Mediae twtspoad by t<te
following roll call vote:
AYES Couscnmemben: Wataoe, Doaghetry, Barr
NOES Caucllmembm: Name
ABSENT: Couscilmemben. Comet
ORAL REOUES)
Spencer Hartington, 1469 Bonpte Court Son Jose, appeved before the Council &A- egnsmed
a complaint regarling the towing of his vehicle and his dissatisfaction with how the complaint
was handled by staff.
,Mayor Burr referred this matter to the City Attorney far follow up smith Mr. Harris".
PUBLIC HL&WGS AND QVTRODUCTION OF ORDINANCES
13. Application of Chris Mealy, as bsltalf of the Pruseyank for Approval of the
Remodel and Rodmip of as Existing Freeway-Orbmtod Sip to Iadmfla Mram 1.
Noble Bookstore on Property Lea dot at I1173 S. Bmseom Avenue (RossbodewVAN
Can Vote)
Recommended Coademm" to Il/7/!S Cassell Mooting
Community Development Direew Pimmki - Suff Report tlemd October 3, 1995,
Mayor Barr stated Nut tlih matter w"M be tostimuad to The Nuvember 7, 11"S
City Conned Mord ag.
orates O 7VYW W N
P.2. 2
p
C' RU N EYAR
W1i 11 AM WILSON 6& A`S()CIATES
October 1, 1995
Mr Darryl Jones
Senior Planner
City of Campbell
10 North First Street
Campbell. CA 9500S
Dear Darryl'
As we disasad Itst week we bar. commssiooed addi kxw studies to support our 1`9411014 !sr a
f.,,w,y oriented sip and tSose studies will not be complete for another week or two.
Accor&WY. we have requested. and ytw have grained, a four week continuance of the hearilt; of
our application by the Town Council that was sdwklkd for this evea:rig.
Thank you for your contuwirit help
(Yours truly,
l
1„9 5- A 6,., ^ A-,,-
S.01 NO
C..y1,a CA tedla
y,jeri'm 4411a/ 1714AV
(.+awai Null) 471 dell
City
Council
Report
ITEM NO.:
CATEGORY: Public Hearing
MEETING DATE: October 3,1995
TITLE
Request to allow a modification to the existing freeway oriented sign on the
Pruneyard site
RECOMMEWDATION
1. That the City Council continue the request to modify the existing
freeway oriented sign for 30 days at the applicant's request.
BACKGROUND
A) This application was scheduled for the October 3, 1995 City Council
meeting after a recommendation for denial of the freeway sign request.
B) The applicant made a verbal request to continue this application to
prepare additional information, for the City Councils' consideration.
FISCAL IMPACTS
None.
Prepared By
Darryl I o es, Se, ' lann�r
1 I
Submitted By:
Steve Piasecki, Community Development Director
Approved By:
Mark J. Ochenduszko, City Manager
LJCity '
Council
Report
114
ITEM NO.:
CATEGORY Public Hearing
MEETING DATE: October 3, 1995
TITLE
Request to allow a modification to the existing freeway oriented sign on the
Pruneyard site
RECOMMENDATION
1. That the City Council deny the applicant's request to modify the existing
freeway oriented sign to add additional advertising
BACKGROUND
A) The applicant made a request of the Planning Commission on July 25, 1995 to
recommend approval to the City Council for a new freeway oriented sign at
the Pruneyard. The new sign is proposed to read "Barney & Noble".
B) The Planning Commission continued '.he hearing until September 12, 1995 to
allow the applicant to revise the request. The applicant is now proposing
three alternatives for the freeway sign. On September 12, 1995 the Planning
Commission recommended denial of all three freeway sign alternatives.
C) The Planning Commission's -ecommendation was forwarded to the City
Council for a final decision.
ANALYSIS
Both staff and the Planning Commission was unable to make all the required
findings requhvWin the Sign Ordinance to recommend approval of the applicant's ---
request for a freeway oriented sign. The applicant has not adequately demonstrated
that the business is directly dependent upon freeway identification, and that a
hardship wculd be created if the sign is not approved.
FISCAL IMPACT'S
None.
ALTERNATIVES
A) Approve one of the signs as proposed; or
B) Approve one of the signs subject to modifications made by the applicant, as
directed by the City Council; or
C) Continue the public hearing on this item
--a OA
City Council Report — October 3, 1995
SA 95-24 — 1875 S. Bascom Avenue — Freeway -Oriented Sign
Page 2
Attachments:
1. Alternatives A, B, & C;
2. Draft City Council Resolution
3 Planning Commission Report, September 12, 1995;
4. Planning Commission Minutes of September 12, 1995; and
S. Planning Commission Resolution of September 12, 1995.
Prepared By:
Darryl JA. Jones, Senior Planner
Submitted By:� �—
Steve Piasecki, Community Development Director
Approved By: ---
Mark J. Ochenduszko, City Manager
(-41,
i 9
CITY ter CAMPBELL
September 1, 1995
NOTICE OF HEARING
Notice is hereby given that the Planning Commission of the City of Campbell has
set the time of 7:30 p.m., or shor(ly thereafter, on Tuesday, September 12, 1995, in the
City Hall Council Chambers, 70 North First Street, Campbell, California, for a Public
Hearing to consider the application of Mr. Chris Meany, on behalf of Pruneyard
Shopping Center, for approval of a Sign Application (SA 95-24) to allow a freeway -
oriented sign on property located at 1875 S. Bascom Avenue in a C-2-S (General
Commercial) Zoning District. This project is Categorically Exempt.
Interested persons may appear and be heard at this hearing. Please be advised that if
you challenge the nature of the above project in court, you may be limited to raising
only those issues you or someone else raised at the public hearing described in this
Notice, or in written correspondence delivered to the City of Campbell Planning
Commission at, or prior to , the public hearing. Questions may be addressed to the
Planning Office at (408) 866-2140.
Decisions of the Planning Commission may be appealed to the City Council.
Appeals must be submitted to the City Clerk in writing within 10 calendar days of an
action by the Commission.
in compliance with the Americans with Disabilities Act, listening assistive devices
are available for all meetings held in the Council Chambers. If you require
accommodation, please coniact the Community Development Department at 866-
2140, at least one week in advance of the meeting.
PLANNING COMMISSION
CITY OF CAMPBELL
STEVE PIASECKI
SECRETARY
PLEASE NOTE: When calling about this Notice,
please refer to File No. SA 95-24
Address: 1875 S. Bascom Avenue
7o North Flnt Street Campbell. Calih is 99(1()lt 1473 III 40M 966 1140 IAr 408 174.W1 t— 408. 866. 1790
CITY OF CAMPBLLL
Community Develupmvnt Department Current Plan—R
September 13, 1995
Mr. Chris Mearly
Pruneyard Associates, L.P.
1999 S. Bascom Avenue, Suite 200
Campbell, CA 95008
Re: SA 95-24 — 1975 S. Bascom Avenue — Pruneyard Shopping Center
Dear Mr. Meany:
Please be advised that at its meeting of September 12, 1995, the Planning
Commission adopted Resolution No. 2995 denying your sign request to allow the
remodel of the existing Pruneyard Inn freeway -oriented sign to include Barnes 61:
Nob!e, on property located at 1875 S. Bascom Avenue in a C'2-S (General
Conlmerclal) Zoning District. lies matter will by forwarded to the City Council at
its meeting of October 3, 1995, at which time you will have another opportunity to
make your casa before the Council to support your position that your request meets
the criteria set forth within Campbell's Sign Ordinance.
If you have any questions regarding this derision, please do not hesitate to contact
the undersigned at (408) 866.2140.
Sin rely,
Darryl )
Senior ne
or Anne Bybee, City Clerk
7o Nar,h Fi, t tithe (.amphdi !ilJornn 95001. 1421 11, 408 $66 2140 1a1 401. 179 2577 not 408. 166 1740
RESOLUTION NO. 2995
BEING A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF CAMPBELL RECOMMENDING THAT THE
CiTY COUNCIL DENY A REQUEST FOR APPROVAL OF A
SIGN APPLICATION FOR A FREEWAY -ORIENTED SiGN
FOR PROPERTY LOCATED AT 1975 S. BASCOM AVENUE
(THE PRUNEYARD). APPLICATION OF MR. CHRIS
MEANY, ON BEHALF OF THE PRUNEYARD. FiLE NO.:
SA 95-24.
After notification and public hearing as specified by law on the application of
Mr. Chris Meany, on behalf of the Pruneyard, for approval of a Sign
Application to allow a freeway -oriented sign, 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 application SA 95-24:
1. The proposal does not demonstrate that the business operation is
dependent upon freeway identification.
2. The site is highly visible end accessible from Campbell and Bascom
Avenues. It has not been demonstrated that the site has limited
visibility due to its shape, location or any other factors.
3. The site currently maintains a 172 square foot freeway sign.
4. Barnes & Noble is not a regional use that depends upon freeway
sigaage to provide identification of the store location, and has not
historically been located on site near freeways or expressways to
facilitate identification and access.
5. There is no evidence presented by the applicant that a hardship would
be created for Barnes & Noble if this rise is not identified on the
freeway oriented sign.
6. The applicant has not demonstrated that Barnes & Nobel is dependent
upon freeway identification.
7. Baines & Noble will be identified on freestanding signs that will be
located on the frontages of the parcel.
Based upon the foregoing findings of fact, the Planning Commission
concludes that:
Planning Commission Resolution No. 2995
SA 95-24 — 1875 S. Bascom Avenue (The Pruneyard)
Page 2
1. The freeway sign will be detrimental to the public welfare or persons in
the neighbonccod or the City as a whole.
PASSED AND ADOPTED this 12th day of September, 1995, by the following
roll call vote:
AYES: Commissioners: Alne, 1-Eggins, Lindstrom, Lowe,
Meyer -Kennedy
NOES: Commissioners: None
ABSTAINED: Commissioners: None
ABSENT: Commissioners: Kearns
APPROVED: _
Jane Meyer -Kennedy, Chair
ATTEST:
Steve Pissecki, Secretary
Planning Commission Minutes of September 12 1995
Page 2
CQMMLWCAIIQM
There were no communication items.
A�EIYL?AMUD Ftre pNS ntt opqWth _ ,r. �
There were .no modifications or postponements.
pt2l_1 EQ t M: Them were no oral requests.
ELMLWJffAR=
Chairwoman Meyer -Kennedy read Agenda Item No. 1 into the record.
1. SA 95-24 Continued Public Hearing to consider the application of Mr.
Chris Meany, on behalf of the Pruneyard Shopping Center, for
approval of a Sign Application (SA 95-24) to allo:v a freeway -
oriented sign on property located at 1875 S. Bascom Avenue in
a C-2-S (General Commercial) Zoning District.
Mr. Darryl M. Janes, Senior Planner, presented the staff report as follows:
• This matttr was before the Planning Commission at its meeting of July 25,
1995. The Commission asked the applicant to revise their proposal include a logo design at the top of the sign to identify the Pruneyato
Shopping Center.rd
The applicant has redesigned their sign and offer three alternative designs as
follows:
Alternative 1: Same size sign but panel to be re -faced to include the
Pruneyard Inn and Barnes & Noble
Alternative 2: Two smaller panels which actually represents a reduction
in sign area. One panel for Pruneyard Inn and the other
for Barnes 4r Noble.
Alternative 3: Two smaller panels as above but with an additional
architectural element at the top with the Pruneyard logo.
Staff has no additional informati-m to provide since the last meeting with
the ,exception of these new proposed designs
Staff continues to recommend denial of this request because the applicant has
rot met the criteria set forth in the Sign Ordinance for approval of a free•Nay-
oriented sign.
If the Planning Commission decides to support this application, staff has
provided a draft resolution and Conditions of Approval.
Planning Commission Minutes of September 12, 1995
Page 3
Commissioner Alne asked Mr. Jones whether staff challenges the applicant's
position that Barnes & Nobel needs to draw from the south in order to support its
business.
Mr. Darryl Jones responded that the applicant has not proven their position.
Commissioner Alne asked Mr. Jones whether staff had asked the applicant to
provide supporting documentation of this need to draw customers from the
south.
Mr. Darryl Jones replied that staff disagrees with their assertion and the applicant
provided nothing that -convinced staff otherwise.
William Seligmann, City Attorney, advised the Commission that the applicant
has the burden to make their position before the Planning Commission.
Mr. Darryl Jones advised the Commission that SARC was not given the
opportunity to review these new alternative designs as the applicant submitted
them too late to allow the scheduling of a SARC meeting.
Chairwoman Meyer -Kennedy advised the Commission that while she was not in
attendance at the July 25th meeting. she has listened to the tape recording of the
discussion on this item as well as having read the minutes from that meeting and
is therefore eligible to vote on this matter.
Chairwoman Meyer -Kennedy opened the Public Hearing for Agenda Item No. 1.
Ms. Mollie Choate, William Wilson & Associates.
• Thanked staff for its diligence and hart work
• Extended Chris Meany's regrets at being unavailable for tonight's meeting.
• Introduced Mr. Don Logan, the project architect, who is available to discuss
the new designs.
Mr. Don. Logan, Architect.
• Produced color drawings of the proposed signs.
• Advised that this is a sign that is already in place and their efforts will simply
improve the sign to the benefit of the City and the Pruneyard. Said, 'This
sign is not going away. We can make it better."
• The three alternative designs are an attempt to make a better looking sign:
Alternative 1: Panel same size but includes Barnes & Noble. Sign area
the same at 170 square feet.
Planning Commission Minutes of September 12, 1995
Page 4
Alternative 2: Divide the existing panel into two separate panels which
actually represents a reduction to 159 square :eet of sign
area.
Alternative 3: Their favor choice as it incorporates the Pruneyard logo
into the sign design.
• Chris Meany has presented his arguments in support of the need for this
freeway -oriented sign.
• Sign change will enhance the appearance.
Commissioner Alne asked whetl,er the applicant can make a case for the claim
that Barnes & Noble depends on freeway identification without which they would
be facing hardship. The issue is whether there is a sign at all. Asked whether the
market area requirement for Barnes & Noble is larger than Campbell residents
and traffic off of Bascom Avenue. Can they prove this need. The lack of such
evidence allows staff to simply say that position is not valid.
Mr. Don Logan advised the Commission that he is the designer of the sign.
Bookstores are in fierce competition as they become larger and larger to
incorporate large stock, music and software. They are looking for every
advantage they can get. Stated that he believed that Barnes & Noble could provide
data to support their position.
Commissioner Alne asked Mr. Logan what the cost per square foot is currently to
build a store such as Barnes & Noble.
Mr. Don Logan replied that the cost is approximately S100 per square foot
Commissioner Aine advised that a store the size of the proposed Barnes & Noble
would require that every citizen of the City of Campbell spend $100 to cover the
cort of building this new location.
Commissioner Lowe asked Mr. Logan whether he represented the Prune.yard or
Barnes i Noble.
Mr. Logan replied that he worked for the Pruneyard.
Commissioner Lowe advised that he found the designs to be nice but that he did
not feel that Barnes & Noble belonged on the sign.
MOTION: On motion o'( Commissioner Lowe, seconded by Commissioner
Lindstrom, the Planning :,ommission moved to close the Public
Hearing (50-i, Commissioner Kearns was absent).
Planning Commission Minutes of September 12, 1995
Page 5
Commissioner iuwe advised that he did not feel that he could recommend
approval and suggested that the matter be tabled to allow the applicant time to
better prove the need for this sign.
Commissioner Alne concurred. He wondered aloud as to why Barnes & Noble
was not present to substantiate their need for a regional drawing sign.
Commissioner Lindstrom proposed making a motion to deny this application.
Since the Commisson does not have final say, it can deny the application and the
applicant will have another opportunity to prove is case before the Council.
Commissioner Lowe sought clarification that Council would review the matter.
Commissioner Lindstrom responded that Council would receive the Planning
Commission's resolution denying the application.
Chairwoman Meyer -Kennedy advised that she will not support the sign as she is
on record as being against freeway -oriented signs.
MOTION: On motion of Commissioner Lindstrom, seconded by
Commissioner Higgins, the Planning Commission adopted
Resolution No. 299S, recommending denial of a sign application to
allow the inclusion of Barnes & Nobel on an existing freeway -
oriented sign located at 1875 S. Bascom Avenue, by the following
roll -call vote:
AYES: Alne, Higgins, Lindstrom, Lowe, Meyer -Kennedy
NOES: None
ABSENT: Kearns
ABSTAIN: None
This matter will be forwarded to the City Council for consideration at its meeting
of October 3,1995.
Chairwoman Meyer -Kennedy read Agenda Item No. 2 into the record.
i
ITEM NO.1
STAFF REPORT - PLANNING COMMISSION MEETING
OF SEPMMBER 12, 1995
SA 95-24 Continuation of Public Hearing to consider the application of
Meany, C. Mr. Chris Meany on behalf of the PruneYard Shopping Center,
for approval of a sign Application (SA 95-24) to allow a freeway
oriented sign at 1875 S. Bascom Avenue in a C-2 (General
Commercial) zoning district.
SI.A•FF RECOMRIEP!DA'QQh
That the Planning Commission take the following action:
1. Adopt a Resolution incorporating the attached findings for
denial of a sign application to allow modification of an existing
freeway oriented sign.
li tom[
The proposed sign application is categorically exempt under section 15311 (a),
Class 11 of CEQA, therefore no environmental action is required.
MORK PAU
Freeway Sign Existing Sign
Sirialofi Height Dim mli!?lOs! LSLttLsiu
170 sf 35'-0" 8' -6" X 20' 1'-6" - 3'-0"
Al rai to A Proposed
heiggm
Sign
170�sfw
Dimenawm Utter Si.0
A)1.ernalt_6 Proposed
Sia f2fi Htigm
Sign
158 sf 35 4Y'
Dimensim i et�LSin
4'-8" X 17 (2) 1'-61
(2 sign panels 4179 st each)
Alternate C Proposed
Sign
Sign1eE! Height
Dimenaiow 16ttet Sirs
216 sf 35'-0"
4'-8" X 17 (2) 1'�••
(58 sf logo and 158 sf sign area- 2 sign panels 0 79 sf each)
Staff Report — Planning Commission Meeting of September 12, 1995
SA 95.24 -- 1875 S. Bascom Avenue — The Pruneyard
Page 2
FREEWAY SIGN REQUEST
Background: This application originally came before the Planning
Commission at its July 25, 1995 meeting. At that time the application also
included consideration of three on -site freestanding signs. The Planning
Commission approved the applicant's request for the freestanding signs at the
July meeting.
After farther discussion the Commission suggested continuation of this item
to allow the applicant an opportunity to come up with a revised design which
includes the Pruneyard logo. The applicant concurred with the Commission
and asked for additional time at a subsequent meeting to come back with a
redesigned freeway -oriented sign.
P- Mvtous Freeway 5i&n Aoyroval;: Below i; a list of recent freeway sign
requests and approvals:
FF—
Content Leiter Size (ft) Sign Area (sf) Dimensions Height (fd
pbell Inn 2,g — 165
_ _ 8.25' X 2tY 35
lectronics 3 - 7 240 12.6' X 19' 45
aners 1.5 - 2.66 130 11' X 12 29
Canyon Creek _ 2 72 4.5' X 16' 29
PruneYard 1.5 - 3 72 4.5' X 16' 35'
P-rvxiQu
lJolification for FreewaySiiz++c: The basis for approval of other
freeway oriented signs is listed below:
PruneYAEjU_CAfipjXU Inn: The provision of hotel/motel services is
typically dependent upon freeway identification to the motoring public
Fa's F.1 ni : The site has limited frontage, is difficult to access, and
is dependent on a regional base for sales.
Breuners: The tenant has typically been located adjacent to freeways
and is a low traffic generator which relies on regional identification.
The site has limited visibility and has an existing freeway sign at the
site.
Staff Report — Planning Commission Meeting of September 12, 1995
SA 9.5-24 — 1875 S. Bascom Avenue - The Pruneyard
Page 3
Canyon Creek Apartments: The site is located in a predominately
industrial area with no history of residential development, it has
difficult and unusual access points, and depends upon freeway
identification due to limited visibility of the site.
Freeway Sign Criteria
The sign ordinance permits permanent freeway oriented signs subject to the
sign proposal meeting the following criteria:
1. The sign shall be limited to identification of on -site businesses.
2. The applicant shall demonstrate d-ict he business operation is
dependent upon the freeway or expressway identification and the
denial of the site identification will cause an undue hardship.
3. The applicant shall demonstrate that the signage is necessary due to
limited visibility of the parcel due to its shape and location or other
factors unique to the site.
4. The sign shall be of the minimum height and size necessary to achieve
visibility from the freeway, expressway or public facility.
5. The sign should not move, be animated or have any flashing or roving
lights.
6. Additional landscape and architectural modification may be added as a
condition of approval to screen the sign or it's supporting structure to
soften and enhance the appearance of the site or the sign as viewed
from off -site locations.
Applicant's Statement of lustification
The applicant has submitted a letter which outlines the request for a freeway
oriented sign, and is attached for the Commissions' review. A summary of
the rationale is listed below:
Staff Report - Planning Commission Meeting of September 12, 1995
SA 95-24 - 1875 S. Bascom Avenue - The Pruneyard
Page 4
The complete revitalization of the center depends on having a viable
anchor tenant. A tenant of this size needs the accompany signiage. The
freeway sign would allow the center to attract consumers south of
Campbell to the Pruneyard Shopping Center.
The tenant will be an on -site business.
The tenant mix at the center is enhances with this tenant and it's
success is important to the overall revitalization of the shopping
center.
The Pruneyard is a 30 acre site with 3,000 linear feet of frontage on
three sides of the property.
The proposed sign is relatively small and will be attached to an existing
sign structure.
The configuration of the building on the site results in limited
visibility of the re'.eil portion of the site.
Staff is unable to make all of the required findings to support the placement
of an additional sign on the existing freeway oriented sign supports as
indicated below:
The propose use for which the sign is being requested has not
demonstrated that the business operation is dependent upon freeway
identification.
The site is highly visible and accessible from Campbell and Bascom
Avenues. it has not been demonstrated that the site has limited
visibility of the parcel due to its shape, location or any other factors.
The proposed use has not demonstrated how a denial of a freeway
oriented sign would cause an undue hardship.
o��.�r-rr tRAI REVIEW COMMITTEE
This item has been reviewed by the Site and Architectural Review
Committee on July 13, and July 25, 1995. The SARC was supportive of the
revised plans for the fr eway oriented sign.
Staff Report — Planning Commission Meeting of September 12, 1995
SA 95-24 — 1875 S. Bascom Avenue — The Pruneyard
Page 5
If the Commission chooses to support modificati of the existing freeway
oriented sign and forwards a recommendation of approval to the City
Council, staff has prepared a draft resolution of approval for the
Commission's review.
Attachments
1. 1,esolution of Denial (including findings for denial);
2. Resolution of Approval (including findings and conditions
approval);
3. Minutes of July 25, 1995 Planning Commission meeting;
4. Applicant's Statement;
5. Exhibits (Sign Alternatives A, B, & C);
6. Location Map.
Prepared by: _
Vloor Planner
Approved b
mmunity Development Director
° T H► P R 11 N I Y A— l) o o.
August 8, 1995
RECEIVED
AIR i . lygr
_I I r L t wMVbtU
Planning Department PLANNING DEPT
City of Campbell
70 North Street
Campbell, CA 95008
Attention: Darryl Jones. Senior Planner
Dear Darryl.
The hearing on our application to modify the existing freeway oriented sign at the PruneYard
was continued until the August 22, 1995 meeting of the Planning Commission. Due to numerous
scheduling conflicts, we request that the Planning Commission further continue the hearing_ until
the scheduled September 12, 1995 meeting of the Planning Commission.
Your consideration in this matter is greatly appreciated.
Yours truly,
Christopher Meany
CITY of CAMPBELL
Community 13-1.,—n, D,,ris—eot Current I'lannmtt
July 27,1995
Mr. Chris Meany
Pruneyard Associates; L.P.
1999 S. Bascom Avenue, Suite 200
Campbell, CA 95008
Re: SA 9S-24 — 1875 S. Bascom Avenue — Pnmeya;d Shopping Center
Dear Mr. Meany:
Please be advised that at its meeting of July 25, 1995, the Planning Commission
approved a portion of your signing request to allow three freestanding signs at the
Pruneyard Shopping Center. This approval is effective in 10 calendar days, unless
appealed in writing prior to that time.
The consideration of the proposed freeway —oriented sign was continued to the
Panning Commission meeting of August 22, 1995, in order to allow you to consider
and prepare design revisions.
If you have any questions regarding this decision, please do not hesitate to contact
the undersigned at (408) 866-2140.
�DarryR
n
70 North First Street Campbell. CGbtornia 95009. 1413 tit 401 866.1140 t.3 408 379 2572 m0 409 066 1790
Panning Commission Minutes of July 25, 1995 Page 4
Mr. Chris Meany replied that the proposed hours of operation were fine.
MOTION: On motion of Commissioner Lowe, seconded by Commissioner
Alne, the Planning Commission moved to close the Public Hearing
(5-0-2, Commissioners Meyer -Kennedy and Perrin were absent).
MOTION: On motion of Commissioner Alne, seconded by Commissioner
Kearns, the Planning Commission adopted Resolution No. 2989
approving a Conditional Use Permit to allow the establishment of a
Barnes k Noble Bookstore on prc ?erty located at 1875 S. Bascom
Avenue (the Pruneyard Shopping Center), striking out Condition
N_ 3 which restricted the number of employees per shift to 10, by
the following roll -call vote:
AYES: Alne, Higgins, Kearns, Lindstrom, Lowe
NOES: None
ABSENT: Meyer -Kennedy and Perrine
ABSTAIN: None
This approval is effective in 10 days unless appealed in writing to the City Clerk.
Commissioner Perrine arrived at this time (approximately 7:50 p.m.).
Acting Chairman Lindstrom read Agenda Item No. '_ into the record.
2. SA 9524 Public Hearing to consider the application of Mr. Chris Meany,
on behalf of the Pruneyard Shopping Center, for approval of a
Sign Application (SA 95-24) to allow a freeway -oriented sign
and freestanding signs on property located at 1875 S. Bascom
Avenue in a C-2-S (General Commercial) Zoning District.
Mr. Darryl M. Jones, Senior Planner, presented the staff report as follows:
• The two ex`.sting 23-ft high freestanding signs will remain on site. In
addition the applicant proposes to add 48 square feet to the two signs to
include the Pruneyard logo and to identify Barnes & Noble. '.r. addition, a
third sign at the corner of Bascom and Campbell will not be increased in
height 44 feet but will be increased by 62 square feet with the addition of the
Pruneyard logo.
• The legs on the corner sign are currently four feet apart and will be moved to
12 feet apart without changing the size or height o.' the sign.
• Staff and SARC had expressed concerns to the applicant that despite :he
major renovations in the works for the Pruneyard, their signage was not
keeping up. The applicant has responded with an updated, more modern
Planning Commission Minutes of July 25, 1995
sign design.
• In addition to the three freestanding signs, the applicant is proposing a 72
squarefoot, 4 1 /2 foot wide by 16 foot long freeway -oriented sign.
• Staff is supportive of the three freestanding signs.
• Staff is = supportive of the freeway -oriented sign as the applicant has not
demonstrated that the request meets the criteria outlined in the Sign
Ordinance to warrant such a sign.
Commissioner Lowe asked how this request compared to the Breuners freeway -
oriented sign request.
Mr. Darryl M. Jones responded that this request was substantially less.
Commissioner Lowe asked what connection Barnes & Noble had with the
Pruneyard Inn that would make including Barnes & Noble appropriate on their
sign.
Mr. Darryl M. Jones answered that he was unable to determine a connection
between the two uses which is why staff was not supportive of the freeway -
oriented sign request.
Acting Chairman Lindstrom suggested that the discussion regarding the
freestanding signs be held first with a discussion regarding the freeway -oriented
signs to occur separately after concluding discussion on the freestanding signs.
Commissioner Kearns presented the Site and Architectural Review Committee
report as follows:
• SARC was not supportive of the applicant's proposal at the first meeting
regarding this sign application. SARC wanted to see a more modern sign
design.
• A new design was created which SARC supports, including the freeway -
oriented sign.
Commissioner Alne added that one of the reasons that the square footage of the
sign is being deemed greater is that the added Pruneyard log is counted as sign
footage while the previous geometrical design on the sign was not. SARC found
that the Prun,yard logo represents an improvement over the previous design on
the sign.
Acting Chairman Lindstrom added that the sign has been streamlined. In his
opinion, technically no added square footage has been added.
Acting Chairman Lindstrom opened the Public Hearing for Agenda Item No. 2.
Planning Commission Minutes of July 25 1995 Page b
Mr. Chris Meany, William Wilson & Associates, applicant:
• This request is part of a continuing effort to rework the Pruneyard.
• Acknowledged that Darryl Jones had come up with the design at the top of
the sign, bettering the efforts of their architects.
• Reviewed the earlier site approvals to demolish smaller units at the
Pruneyard to bring in new anchor tenants and bisect the center with a
thrcugh street as well as architecturally improving the appearance of the
architecture.
• William Wilson & Associates has worked diligently to secure the best anchor
tenant available.
• Their market research offered them fair viable options for the reworking of
the Pruneyard:
1. Supermarket (An option they felt would limit the draw to the
Pruneyard as well as being less exciting. This use would represent a
neighborhood use instead of a community use.)
2. Discount Orientation (Currently a very accepted practice but which
would not take advantage of the 30-plus years of good will generated by
the Pruneyard).
3. Electronics.
4. Entertainment/Lifestyle Retail Center. (Not just convenience but a
pleasant way to spend time.)
• They selected the fourth option -- Enter tainment/Lifestyle Retail Center —
with restaurants, movie theaters and a bookstore. They plan to recast the
Pruneyard as an entertaining place to vi+it and stay. In his opinion, Barnes
& Noble Superstore is the most exciting retail store today.
+ Barnes & Noble will have a huge maga�ine selection and more than 125,000
titles of books. Also included will be Foftware, music, a cafe and couches and
fireplaces for ambiance. It will be a "community center."
• Pylon signage is required for an anchor tenant.
• When the center was originally approved, it included pylon signs with the
names of anchor tenants included.
• Today the Pruneyard Center is faced with the physical constraints of its
loca'.ion and building design. The low hanging roof shadows the front
windows. The interior businesses rely on the exterior business to draw to
the center.
• Their original request was simply to add Barnes & Noble to the existing signs.
However, they are thankful that they were forced by staff and ;ARC to
imy rove the design and appearance of the signs.
• The freeway -oriented sign is important if not controversial.
• He disagrees with staff's contention that the required criteria for approval of a
freeway -oriented sign has not been met.
Requirement l: That the tenant be located on sjg. Barnes & Noble will be
located on site.
Requirement 2. That the use depend upon the fregwLU -- Barnes &
Plannine Commission Minutes of July 25, 1995 Page 7
Noble will utilize 32,000 square feet of tenant space. They
must generate big dollars to survive. They must draw
from P— entire region in order to succeed. Highway 280
limits the draw from the north since Valley Fair is such a
draw from that area. In addition Highway 17 acts as a
"wall" separating the Pruneyard from the freeway. The
Pruneyard must draw both from the east and from the
south. Traffic to the Wirth currently goes to Old Town in
Los Gatos. This area is congested and has limited
parking. A sign facing Highway 17 is a way to draw traffic
to the Pruneyard from the south.
Requirement 3: Site muss have i demonstrated 1iEaj.L0 visibility or
unique characteri;lis,_ The Pruneyard meets this with its
limited exposure to the interior businesses. They are
dependent on the pylon signs. The Pruneyard is a M acre
site with 3,000 square feet of linear frontage. They need
exposure.
Requirement 4: Minimu m heieht and size reg �rtd. While there is no
direct connection between the Pruneyard Inn and Barnes
& Noble, they felt that the City world be more supportive
of adding a second name to the existing Pruneyard Inn
sign as opposed to installing a completely separate sign.
Requirement 5: That the sign not be lit or moving. They are willing to do
without lighting if necessary.
Commissioner Lowe sought clarification regarding which hotel was at the
Pruneyard Shopping Center.
Mr. Chris Meany responded that the hotel located within the Pruneyard was the
Pruneyard Inn.
Commissioner Higgins advised Commissioner Lowe that he may have this hotel
confused with the Campbell Inn which is located on Campbell Avenue just
beyond the Highway 17 overpass.
Commissioner Perrine suggested that the Pruneyard logo be added to the freeway -
oriented sign to connect the sign to the center.
Mr. Chris Meany supported this suggestion.
Commissioner Alne advised that he felt Mr. Meany's points were valid.
• The Pruneyard is a major center for Campbell. He wants to see it a success. It
has been less and less successful over the last 10 or so years. It could become
the most significant center in Campbell.
Planning Commission Minutes of July 25, 1995 Page 8
• The overhang does shade the business frontages. The center does need
sufficient signage.
• The request does not represent a significantly larger sign footage that the
original signage.
• The logo is an improvement over the current sign design.
• The logo should also be added to the freeway -oriented sign.
• The number of signs is appropriate for the size of the site. They don't look
overwhelming.
• The new design is more attractive, less spindly or artificial looking.
• Barnes & Noble will need lots of foot traffic in order to pay for the size of its
store.
Commissioner Kearns advised that she agreed with Commissioner Alne.
Commissioner Perrin added the he too agreed with Commissioner Alne.
Commissioner Lowe stated that he is astounded by this opinion in light of the
more than two-hour discussion that took place when the proposed freeway -
oriented sign for Breuners was discussed. He could not understand how the
Commission seemed intent on rubber stamping this Pruneyard request. Wished
that he had attended SARC so that he would be more able to buy in on this request
as those Commissioners had wbo have participated in SARC.
Commissioner Alne advised Commissioner Lowe that current discussion is
regarding the freestanding signs but not the freeway -oriented sign.
Commissioner Lowe responded that he had no argument against the three
freestanding signs.
MOTION: On motion of Commissioner Kearns, seconded by Commissioner
Higgins, the Planning Commission moved to close the Public
Hearing (6-0-1; Commissioner Meyer -Kennedy was absent).
MOTION: On motion of Commissioner Alne, seconded by Commissioner
Perrine, the Planning Commission approved SA 95-24 allowing
three freestanding signs on property located at 1875 S. Bascom
Avenue (the Pruneyard Shopping Center) (6-0-1; Commissioner
Meyer -Kennedy seas absent).
Acting Chairman Lindstrom asked for discussion regarding the freeway -oriented
sign at this point.
Commissione- Alne stated that he felt the argument was valid that Barnes and
Noble would have to go beyond Campbell to support itself. Competition with Los
Planner Commission Minutes of July 25, 1995 Pace 9
Gatos is not an unpleasant possibility. Would like to see the Pruneyard logo
added to the freeway -oriented sign. He is sympathetic to the request. This
freeway -oriented sign will serve as a daily reminder of the availability of the
Barnes & Noble Bookstore.
Commissioner Kearns stated that she concurred with Commissioner Alne's
views.
Commissioner Higgins advised that she shared Commissioner Lowe's position.
Stated that while she and Commissioner Lowe were supportive of the Breuner's
freeway -oriented sign, it was unsuccessful. Stated that she could not support this
request.
Commissioner Lowe apologized for his previous statements and snfusion. The
City should hold to a standard. Since Breunees sign was denied this one should
also be denied. He added that he could support a Pruneyard logo but not the
inclusion of a Barnes & Noble sign on the freeway -oriented sign.
Commissioner Perrine stated that his viewpoint was swayed upon learning that
Barnes & Noble will rely on freeway to help draw from Highway 17 In the
available space, this sign can be handled.
Commissioner Lor -e asked how this request differs from the Breuner's request.
Commissioner Perrine suggested one difference being that Barnes & Noble was
not visible from the freeway.
Commissioner Kearns added that this is the largest retail center in Campbell.
Commissioner Alne stated that the argument for being identified as a regional
business has been met by Barnes & Noble but was not achieved in rationalizing
SportsMart and Office Depot. This is the best way to capture the purchasing public.
Commissioner Higgins added that if the sign is changed in any way, it should be
changed to include the Pruneyard logo. She stated that she could not support
adding Barnes & Noble to the sign as it would seem hypocritical on the part of the
Commission. The Barnes & Noble Bookstore on Stevens Creek and San Tomas is
packed all the time without freeway signage.
Acting Chairman Lindstrom advised that the Planning Commission does not
have the final decision on this freeway -oriented sign but rather forwards a
recommendation to the Council. He does not see how adding Barnes & Noble to
the freeway -oriented sign can help Barnes & Noble or the Pruneyard. Does not
feel that an exception is warranted. There will be three beautiful signs, one of
which is visible from the freeway. No unique reason has been brought forward to
Planning Commission Minutes of July 25, 1995 Page 10
support this addition to the freeway -oriented sign.
Commissioner Perrine suggested that the Commission continue the discussion of
the freeway -oriented sign to the August meeting to see if the applicant can't come
up with a revised design including the Pruneyard logo.
Acting Chairperson Lindstrom suggested sending the item forward to Council
with a recommendation.
Commissioner Alne advised that the Council does pay attention to the
recommendation put forth by the Planning Commission. The applicant should
have the opportunity to redesign the sign to include the Prune) -d logo.
MOTION: On motion of Commissioner Perrine seconded by Commissioner
Alne, the Planning Commission moved to reopen the Public
Hearing (6.0-1; Commissioner Meyer -Kennedy was absent).
Mr. Chris Meany, Applicant.
• Would like the opportunity to come back with a redesigned freeway -oriented
sign.
• Will see if the Pruneyard Inn would consider a reduced sign so that the
overall signage on this freeway -oriented sign will not be as great.
Commissioner Lowe asked if Barnes & Noble was the only regional tenant.
Mr. Chris Meany said that they were.
Commissioner Lowe asked Mr. Meany to define a regional tenant.
Mr. Chris Meany advised that there were three oa�i, types of businesses --
neighborhood, commercial and regional.
MOTION: On motion of Commissioner Perrine seconded by Commissioner
Alne, the Planning Commission moved to continue discussion of
the freeway -oriented sign for one month -- to the Planning
Commission meeting of August 21, 1995 — (6-0-1; Commissioner
Meyer -Kennedy was absent).
This approval of the three freestanding signs is effective in 10 days unless
appealed in writing to the City Clerk. The freeway -oriented sign will be agendized
for further discussion on August 22, 1995.
ITEM NO.2
STAFF REPORT - PLANNING COMMISSIO 4 MEETING
OF JULY 25,1995
SA 95-24 Public Hearing to consider the application of Mr. Chris Meany
Meany, C. on behalf of the Pruneyard Shopping Center, for approval of a Sign
Application (SA 95.24) to allow a freeway oriented sign and three
freestanding signs on property located at 1875 S. Bascom Avenue in a
C-2 (General Commercial) zoning district.
STAFF RECOMMENDATION
That the Planning Commission take the following actions:
1. Take an action approving three on -site freestanding signs, subject to
the attached conditions of approval.
2. Adopt a Resolution, incorporating the attached findings,
recommending denial of the freeway oriented sign to the City Council.
ENVIRONMENTAL DETERMINATION
The proposed sign application is categorically exempt under Section 15311 (a), Class
11 of CEQA, therefore no environmental action is required.
PROJECT DATA
Gross ;.ot Area: 1,386,000 sf 31.8 acres
Net Lot Area: 1,270,000 sf 29.1 acres
ON -SITE SIGNAGE
(major pylon signs)
Existing Proposed
5�ig-n-s-ta9 Height Siens (sf) Heiaht
Freestanding Sign #1 240 sf 23'-0" 288 sf 23'-0"
(Bascom Avenue)
Freestanding Sign #2 266 sf 44'-0" 328 sf 44'-0"
(Bascom & Campbell)
Freestanding Sign #3 240 sf 23'-0" 288 sf 2314"
(Campbell Avenue)
Staff Report — Planning Commission Meeting of July 25, 1995
SA 95-t4 — 1875 S. Bascom Avenue -- The Pruneyard
Page 2
FREEWAY SIGN
Existing Proposed
SimfsD digit s (sf) Hsi"
Freeway Sign 172 si 35'-0" 244 sf 35'-V'
(® Creektrail)
TOTAL SITE SIGNAGE PROPOSED = 1148 sf
DICA315 N
Applicant's Proposal for Freestanding Signs: The applicant proposes to modify the
three existing major freestanding pylon signs on the PruneYard site. All three signs
are currently non -conforming signs based on the current criteria outlined in the
city's sign ordinance. The ordinance calls for a height limit of 14 feet to the top of a
sign (including the structure). All three major on -site signs exceed the 14 foot
height limitation. Consequently, any change to a legal non -conforming sign
removes the legal non -conforming status of the sign and regLires that the applicant
either modify the sign to comply with current sign ordinance standards, or seek
approval of an exception to the sign ordinance by the Planning Commission.
Likewise, me applicant proposes to add a cabinet sign to the existing support poles of
the "PruneYard Inn" freeway oriented sign. The existing sign is illuminated, and
the applicant is requesting approval of illumination for the proposed sign addition.
This application does not include any proposed signage for the building which
Barnes & Noble intends to occupy. All building signage must comply with the sign
ordin, nce or receive approval of an exception by the Planning Commission.
ANALYSIS
FREESTA. 'DING SIGNS
Sign Design (Freestanding Signs � Review of this application required review by
the city Planning staff and the Site and Architectural Review Committee (SARC).
The original proposal was not supported and revisions were requested of the
applicant. These details will be discussed further later in the staff report.
Each major freestanding sign on site will be modified to have the new PruneYard
logo at the top of each sign structure. According to the definition of a "sign" in the
city's sign ordinance, this portion of the sign structure must be included in the total
sign area calculations of each sign. The overall height of each structure will not be
Staff Report — Planning Commission Meeting of July 25, 1995
SA 95-24 — 1875 S. Bascom Avenue — The Pruneyard
Page 3
increased or decreased from existing conditions.
The name of the chor tenant for the center, Barnes & Noble, will be located
within one of the existing cabinet panels where "The PruneYard Shopping Center"
is currently located. Minimal additional signage is bung proposed for these pylons.
The modification will also include the elimination of the semi -circle "sunburst"
elements at the end of each sign cabinet.
Freestanding Signs #1 & #3: Freestanding signs #1 (located at Bascom Avenue at the
northern most driveway) & #3 (located on Campbell Avenue near Union Avenue)
will be exact replicas. Each sign will re, ain at 13 feet in height and contain the
same sign area with the exception of the new logo added to the top of the existing
structure. The logo will add 48 square feet to the total sign area. The proposed
Barnes 6r Noble sign will be on the upper sign/cabinet panel, and will be oriented
closest to the street. There will be no other proposed modifications to these signs.
The total sign area proposed for each structure is 288 square feet.
Freestanding Sign #2: Freestanding Sign #2 located at the corner of Bascom and
Campbell will also be modified by increasing the inside support column distance
from 4 to 12 feet apart. Both staff and the SARC had concerns regarding the existing
configuration of the structure with the only modification being the .addition of
signs. The structure appeared gangly and outdated, especially when compared to the
overall site improvements planned for the center. The SARC and staff were not as
supportive of modifications to signage on this structure without additional
modifications. The revisions proposed by the applicant are now more consistent
with the overall upgrades for the site and the shopping center. The logo added to
the top of this structure will add 62 square feet of sign area, and the total sign area
proposed on this location is 328 square feet.
Similar Freestanding Sign Approvals: Similar freestanding sign approvals which
exceeded 50 square feet include the following projects
Floor
.Area (sf)
Parcel
Area (ac)
Parcel
Frontage Of)
Sign
Height (ft)
Sign Area
(sf)
Home Depot
105,000
9.75
800
14
100
Fry's
64,000
3.75
2G0
15
126
Breuners
134,000
10
500
29
83
PruneYard
260,000
30
3,000
44
918
Staff Report — Planning Commission Meeting of July 25, 1995
SA 95-24 — 1875 S. Bascom Avenue -- The Pruneyard
Page 4
FREEWAY SIGN REQUEST
Freeway Oriented Sign: The applicant is requesting recommendation of approval for
a Freeway Orien'ad Sign on #ae PruneYard site. There is an existing freeway sign
which identifies the PruneYard Inn. The proposal request a 72 square foot freeway
oriented sign to be located below the existing PruneYard Inn sign. The applicant
also proposes to illuminate the ;ign.
Previous Freeway Sign Approvals: Below is a list of recent freeway sign requests
and approvals:
Sign Content
Letter Size (ft)
Sign Area (sf)
Dimensions
Height (ft)
Campbell Inn
2.5
165
8.25' X 20'
35
Fry's Electronics
3-7
240
12.6' X 19'
45
Breuners
1.5 - 2.66
130
11' X 12'
29
Canyon Creek
2
72
4.5' X 16'
29
PruneYard
1.5 - 2
72
4.5' X 16'
35•
Previous lustification for Freeway Signs: The basis for approval of other freeway
oriented signs is listed below:
LrimeYard Z Campbell Inn: The provision of hotel/motel services is typically
dependent upon freeway identification to the motoring public.
Fry s ElectroniCss: The site has limited frontage, is difficult to access, and is
dependent on a regional base for sales.
Canyon Creek Apartments: The site is located in a predominately industrial
area with no history of residential development, it has difficult and unusual
access points, and depends upon freeway identification due to limited
visibility of the site.
Breuners: The tenant has typically been located adjacent to freeways and is a
low traffic generator which relies o:. regional identification. The site has
limited visibility and has an existing freeway sign at the site.
Staff Report — Planning Commission Meeting of July 25, 1995
SA 95.24 — 1875 S. Bascom Avenue -- The Pruneyard
Page 5
FreewaSign Criteria
The sign ordinance permits permanent freeway oriented signs subject to the sign
proposal meeting the following criteria:
1. The sign shall be limited to identification of on -site businesses.
2. The applicant shall demonstrate that he business operation is dependent
upon the freeway or expressway identification and the denial of the site
identification will cause an undue hardship.
3. The applicant shall demonstrate th,,t the signage is necessary due to limited
visibility of the parcel due to its shape and locatio or other factors unique to
the site.
4. The sign shall be of the minimum height and size necessary to achieve
visibility from the freeway, expressway or public facility.
5. The sign should not move, be animated or have any flashing or roving lights.
6. Additional landsc, pe and architectural modification may be added as a
condition of approval to screen the sign or it's supporting structure to soften
a d enhance the appearance of the site or the sign as viewed from off -site
locations.
Applicant's Statement of Justification
The applicant has submitted a letter which outlines the request for a freeway
oriented sign, and is attached for the Commissions' review. A summary of the
rationale is listed below:
The complete revitalization of the center depends on having a viable anchor
tenant. A tenant of this size needs the accompany signage. The freeway sign
would allow the center to attract consumers south of Campbell to the
Pruneyard Shopping Center.
The tenant will be an on -site business
The tenant mix at the center is enhanced with this tenant and it's success is
important to the overall revitalization of the shopping center
Staff Report — Planning Commission Meeting of July 25, 1995
SA 95-24 — 1875 S. Bascom Avenue -- The Pruneyard
Page 6
The Pruneyard is a 30 acre site with 3,000 linear feet of frontage on three sides
of the property.
The proposed sign is relative small and will be attached to an existing sign
structure.
The configuration of the building on the site results in limited visibility of
the retail portion of the site.
Staff is unable to make all of the required findings to support the placement of an
additional sign on the existing free:vay oriented sign supForts as indicated below!
The propose use for which the sign is being requested has not demonstrated
that the business operation is dependent upon freeway identification.
The site is highly visible and accessible from Campbell and Bascom Avenues.
It has not been demonstrated that the site has limited visibility of the parcel
due to its shape; location or any other factors
The proposed u;e has not demonstrated how a denial of a freeway oriented
sign would camw an undue hardship.
SUMMARY
The total sign area existing at the site = 918 sf
(including the freeway sign)
The total sign area proposed for the site = 1148 sf
(including the freeway sign)
SITE .Np ABcHITE TURAL REVIEW COMMITTEE_
This item was reviewed by the Site and Architectural Review Committee at the
meeting of July 13, 1995. At that time the SARC had concerns over the amount of
signage proposed because the applicant proposed to add a third sign panel to each
freestanding sign. The applicant as directed to revise the submittal for review at a
subsequen'. SARC meeting prior to the July 25, 1995 Planning Commission hearing.
The SARC was not supportive of the freeway sign application.
The applicant submitted revised drawings and design scheme for the site signage
submittaland n July 0, 9t95. The SARC was supportive of the revised pla she revised
Staff Report — Planning Commission Meeting of July 25, 1995
SA 95-24 — 1875 S. Bascom Avenue — The Pruneyard
Page 7
Attachments
1. Findings for approval of t'reestanoing signs;
2. Findings for denial of Freeway sign;
3. Conditions of Approval;
4. Applicant's Statement;
5. Exhibits
6. Location Map
Prepared by:
14aWO—jod0j,enior Planner
Approved by 0 1
e Y iasec i, Community Development Director
Attachment No. 1
FINDINGS FOR Mga (FREEWAY-ORIENTT ) SIGNS) — FILE NO. SA 95-24
ADDRESS: 1875 S. BASCOM AVENUE
APPLICANT: CHRIS MEANY, FOR THE PRUNEYARD
P.L :,,,;LNG: JULY 25,1995
The Planning Commission of the City of Campbell, California, finds as follows with
regard to Application No. SA 95-24:
1. The site currently maintains a 172 square foot freeway sign.
2. Barnes & Noble is not a regional use that depends upon freeway signage to
provide identification of the store location, and has not historically been
located on sites dear freeways or expressways to facilitate identification and
access.
3. There is no evidence presented by the applicant that a hardship would be
created for Barnes do Noble if this use is not identified on the freeway oriented
sign.
4. The applicant has not demonstrated that Barnes do Nobel is dependent upon
freeway identification.
5. Barnes 6r Noble will be identified on the freestanding sign that will be located
on the frontage of the parcel.
6. The freestanding sign is highly visible from :he Bascom Avenue and
Campbell Avenue frontages.
Based upor. the foregoing findings of fact, the Planning Commission concludes that:
1. The freewav sign will be oetrimental to the public welfare or persons in the
neighborhood or the City as a whole.
2. The proposed business (Barnes & Noble) is not dependent upon freeway
identification, and denial of the identification would not create an undue
hardship for this use.
FINDINGS FOR APPROVAL ( FREESTANDING SIGNS) — FILE NO. SA 95-24
ADDRESS: 1875 S. BASCOM AVENUE
APPLICANT: CHRIS MEANY, FOR THE PRUNEYARD
P.C. MEETING: JULY 25, 1995
The Planning Commission of the City of Campbell, California, finds as follows with
regard to Application No. SA 95-24:
The sign height and reduced sign area recommended by staff is the minimum
size necessary to provide identification of the use from local streets..
2. The site currently maintains 918 square feet of freestanding signs.
3. The signs have no flashing, moving or roving parts or lights.
4. Barnes k Noble will be identified on the freestanding signs that will be
located on the frontages of this parcel.
5. the freestanding signs are highly visible from the Bascom Avenue and
Campbell Avenue frontages.
Based upon the foregoing findings of fact, the Planning Commission concludes that:
1. The use is of such sim and is so located in reference to the surrounding uses
and the traffic circulation system that additional signage is appropriate.
2. The signs will not be detrimental to the public welfare or persons in the
neighborhood or the City as a whole.
3. The site occupies 30 acres and 260,000 square feet of retail space.
4. The total amount of freestanding signs is proportional to the frontage of the
parcel.
CONDITIONS OF APPROVAL FOR FILE NO. SA 95-24 Attachment No. 2
ADDRESS: 1875 S. BASCOM AVENUE
APPLICANT: CHRIS MEANY, FOR THE FRUNEYARD
P.C. MEETING: JULY 25, 1995
The applicant is hereby notified, as part of this application, that he/she is required to
meet the following conditions in accordance with the Ordinance of the City of
Campbell and the State of California. Additionally, the applicant is hereby notified
Of
that he/she is required to comp;y with all applicable
herein specified: Codes or Ordinances of the City
Campbell and the State of California that pertain to this development and are not
he
APPROVED PROftCT
1�: Approval for this project is granted to modify and/or
construct three freestanding signs.
2• 2en Height: Sign height for signs #1 and #3 shall not exceed 23 feet as
indicated on the plans. Sign height for sign #2 shall not exceed 44 feet in
height.
3. Lett r Sign Stze.- Letter and sign size shall be subject to review and approval
by the Community Development Director.
4• Sign Content: Sign display area shall identify Barnes an i Noble only.
5.Ei9-n--Q1jtnldfi-Q—nLIllumin tiQR� The sign face
oriented toward local
streets and away from he residential area to the nolrtheto avoid impacting he
residential area. Approval is granted to illuminate the sign letters only. The
background shall not be illuminated. The intensity of illumination shall
meet the specifications per the plans. The sign letters shall be illuminated
only during regular business hours.
6. Permits: Applicant shall obtain all necessary permits from the Building
Division prior to installation.
7. Landscape Plan: The applicant shall submit a landscape plan indicating
screening of pole support within a planter area to make the support less
visible.
T I I E P R t l N E Y A 1: [)
July 20. 1995
Planning Department
City of Campbell
70 North First Street
Campbell, CA 95008
Attention: Darryl Jones, Senior Plannar
Dear Dam l:
In your review of our application to modify the existing freeway oriented sign at the PruneYard
to accommodate Barnes & Noble please consider our compliance with the criteria enumerated in
the Campbell Municipal Code Chapter 21.53.090.A (freeway oriented signs):
I. Barnes & Noble gill be an on -site husiness.
2. the PruncYard is a 260.000 square foot specialty shopping center constructed in 1969.
The shopping center was a premier retail center for the southwestern Santa Clara valley
during much of the 1970s and 1980s. I Inlortunately, like may other specialty centers of
its vintage (e.g. F.I Paseo de Saratoga), the outdated configuration, unit sires and retail
focus of the PruneYard has rendered it non-competitive. Occupancy has been falling for
a number of years and is currently hovering at 60%.
Together with you and other members of the stall, Planning Commission and Town
Council, we have developed a renovation program for the PruneYard that will allow it to
survive and serve our community. \ central element of that plan is anew building to
house a new anchor tenant for the center. The new anchor will give the center a new
merchandising focus and will draw shoppers that can support the retenanting of the
center.
Based on current market conditions and the physical constraints of the PruneYard, we
believe that there are four types of tenants that could anchor the renovation:
supermarkets, discount apparel, electronics and entertainment oriented specialty retail A
discount apparel or electronics anchor would offer the least benefit for retenanting and
would establish a down-market feel in the center. A supc"arket would narrow the draw
of the center, but would provide adequate retenanting potential. However, with the most
competitive supermarkets now n;aring 60.000 square feet, the space available at the
PruneYard may be too small.
1875
S.
BASCOM AVENUE SA 95-24
2 OF 2
CITY
OF
CAMPBELL PLAN.
12/99 r
Planning Department
Sign Application
July 20. 1995
Page 2
We strongly believe that an entertainment crientcd retailer is the best anchor for the
renovation and that Barnes & Noble is the best entertainment oriented retailer in the
market today. The proposed Baines & Noble at the PruncYard will he a 32.000 square
foot superstore with books and magazines, music, computer software and a cafe. The
store will compliment the restaurants and movie theater% at the PruncYard, and will
attract other entertainment and lifestyle oriented retailers. The new tenant mix will allow
us to market the center as a most inviting place to spend your free time (browse books at
Barnes & Noble while waiting for your table at Martha's. have dessert ai Campbell
Coffee while deciding which movie to see at I Inked Artists).
While the size and depth of offering of the planned Barnes & Noble superstore w ill create
the retail draw necessary to retenant the center, that same size will require a business
volume that can not be supported by C',mpbell residents alone. the PruneYard's natural
trade area will always he constrained to the nor'h by 280 and the Sterns Creek retail
corridor. 'l o the west. Highway 17 acts as a harrier (though the allegiance of C'amplx l
residents allows us to draw from all of Campbell). To succeed. Barnes & Noble will have
to draw from the cast and south.
We believe that the increasing congestion in downtown Los Gatos is creating an
opportunity lift the PruncYard to draw shoppers from Los Gatos. Saratoga and other
towns to our south. Those shoppers routinely drive past Campbell on highway 17 on
their way to shop Stevens Creek or to work in downtcwn San Jose. A Barnes & Noble
sign facing the freeway will allow us to draw those shoppers and provide the necessary
gales volume for a superstore.
In summary, a freeway sign will allow us to extend the PmncYard's trade area to the
south, allowing us to secure the best anchor tenant in the market, allowing us to
successfully retenant the 260.000 square foot PruncYard Shopping ('enter.
A. As noted above, the success of the Barnes & Noble store depends on extending
the PruneYard's natural trade area to the south. The only exposure that the shopping
center has to most potential customers from the south is Highway 17
B. The PruneYard is a 30 acre site with approximately 3.000 Lt. of frontage on
Bascom Avenue. Campbell Avenue and Highway 17 Including the addition of this
freeway oriented sign, the PruncYard will have a total sign area of approximately 1.100
square feet. (liven the scale of the property, we believe the requested sign area is
appropriate. #3 �1rY cxtrMAc�{_
UF' ReT1►+� K�trg
S Qtegc S o TV
fi'O#A tk%1?T 11
Planning Department
Sign Application
July 20, 1995
Page 3
4. The Barnes & Noble sign panel will be attached to the existing freeway oriented pylon
sign: the Barnes & Noble sign will be below the sign for the PruneYard Inn. Total area
of the Barnes & Noble sign will he 72 square feet. The Bames & Noble sign will not
increase either the height or width of the existing pylon.
5. The existing PruneYard Inn sign has intemally illuminated letters. We would like for the
Barnes & Noble sign to have intemally illuminated letters as well. However. if the staff
and commission can not recommend an illuminated sign, we will accept a sign without
illumination.
Thank you very much for your continuing help and consideration.
Yours truly,
Christopher4cany
Retail Project Director
cc: David Word
TLL --I '4r. 10: 1'. FL�K?V TPLrT Il
F . 1 �.
CHRISMPHER MEANY
8T0 MARKET STREET, SUITE 1100
SAN FRANCISCO. CAIIPORNIA 941M
TEL (415) 292-5552 FAx (415) M-3903
F A C S I M I L C T R A N S M I S S I 0 N
To Darryl Jones
City of Campbell
(408)866-9381
From Chris Meany
Date July 21, 1995
Re. PruneYard
Pages: 5 indudmil cover page
Message. Please accept the attached letter as a replacement for tlx letter forwarded to you
yesterday
Thank you
This facsimile rransnission u intended only for the use of the individual or entity to which it is
oddresaed and may contain information that is priveleged, confidential and exempt 6om
disclosure. if the reader of this nmsage is not the intended recipient, you are hereby notified the
any disamnineion, distribution or copying of this communication is strictly prohibited.
if you have received this message in error. Please ratify us immediately by telephone (eoUsa) said
return the onlii al message by mail. Thank you
a_ T H E P RU N E Y A R D �►
will I NM wll`,?N & ASSOCIATES
July 20, 1995
Planning Department
City of Campbell
70 North First Street
Campbell, CA 95008
Attention: Darryl Jones, Senior Planner
Dear Darryl:
In your review of our application to modify the existing freeway oriented sign at the PruuneYard
to accommodate Banes R Noble please consider our compliance with the criteria enumerated in
the Campbell Municipal Code Chapter 21.53.090.A (freeway oriented signs):
I . Banes & Noble will be an on -site business.
2. The PnneYard is a 260,000 square foot specialty shopping center constructed in 1969.
The shopping center was a premier retail center for the southwestern Santa Clan valley
during much of the 1970s and 1980s. Unfortunately, like may other specialty centers of
its vintage (e.g. El Paseo de Saratoga), the outdated configuration, unit sizes and retail
focus of the PruneYard has tendered it non-competitive. occupancy has been falling for
a number of rears and is currently hovering at 60%.
Together with you and other members of the staff, Planning Commission and Town
Council, we have developed a renovation program for the PnmeYard that will allow it to
survive and serve our community. A central element of that plan is anew building to
house a new anchor tenant for the center. The new anchor will give the center a new
merchandising focus and will draw shoppers that can support the retenanting of the
center.
Based on current market conditions and the physical constraints of the PnneYard, we
believe that there are four types of tenants that could anchor the renovation:
supermarkets, discount apparel, electronics and entertainment oriented specialty retail. A
discount apparel or electronics anchor would offer the least benefit for retenanting and
would establish a down-market feel in the center. A supermarket would narrow the draw
of the center, but would provide adequate reteranting potential. However, with the most
competitive supermarkets now nearing 60,000 square feet, the space available at the
Pr neYard may be too small.
r!nN .oulh tGn•on I,rrnrc
r'.mrrhJf l' 1 � ee'/
I0'd OIO•ON 81:Si S6,0z inc I£8£-iL£-80C:QI OOSSU 8 NOSIIIA WUIIIIM
Planning l3epartment
Sign Application
July 20. 1995
Page 2
We strongly believe that an entertainment oriented retailer is the best anchor for the
renovation and that Banes & Noble is the best entertainment oriented retailer in the
market today. The proposed 9amcs & Noble at the PnuneYard will be a 32,000 square
foot superstore with books and magazines, music, computr software and a cafe. The
store will ,compliment the restaurants and movie theaters at the pro eYard, andwill
attract other entertainment and lifestyle oriented retailers. The new tenant mix wt��
allow
us to mallet the center as a most inviting place to spend your free time (bxo
wsc Barnes & Noble while waiting for your table at MaAhe's, have dcW-rt at Campbell
Coffee while deciding which movie to see at United Artists).
will create
While the sin and depth of offering of the planned Barnes & Noble superstore
will require a
the retail draw necessary to retenant the center, that same sin The PrmeYard's natural
business
volume that can not be supported by �arnPbcll residents alone.
trade area will always be constrained to the north by 2g0 and the Stevens Creek retail
17 acts as a barrier (though the allegiance
corridor. To the west, Highway of Campbell
residents allows us to draw from ell of Campbell). To succeed. Barnes &Noble will have
to draw from the cast and south.
We believe that the increasing eongesCon in downtown Los Gatos is creating an
opportunity for the PruneYard to draw shoppers from Los Gatos, Saratoga and other
towns to our south. Those shoppers routinely drive past Campbell on Highway 17 on
their way to slap Stevens Creek or to work in downtown San Jose. v Barnes &&ide Noble
sign facing the freeway will allow us to draw those shoppers and pro
essary
sales volume for a superstore.
In summary, a freeway sign will allow us to extend the PnmeYard's trade area to the
et, allowing us
south, allowing us to secure the besor footenant in the pruncYmd Shopping Center. a
successfully retenant the 260,000 square
A. As noted above, the success of the Barnes & Noble store depends on extending
the PruneYard's natural trade area to the south. The only exposure flat the shopping
center has to most potential customers from the south is Highway 17.
B. The pnmeYard is a 30 acre site with approximately 3,000 IT of frontage on
Bascom Avenue, Campbell Avenue and Highway 17. Including the addi�ion�otflY Is100
freeway oriented sign, the PnmeYard will have believe the reql sign uested of ad sign area is
square feet. Given the scale of the property,
appropriate.
ZO'd 010'ON 6I:Sl S6,0Z -1nf 1£8E-1Z4-800:0 DOSStl 8 NOS1IM WUIIIIIA
Planning Department
Sign Application
July 20,1995
Page 3
Tho Barnes & Noble sign panel will be attached to the existing freeway oriented pylon
sign; the Barnes do Noble sign will be below die sign for the PruneYard Inn. Total area
of the Barnes & Noble sign will be 72 square feet. The Barnes & Noble sign will not
increase either the height or width of the existing pylon.
The existing PruncYard Inn sign has internally illuminated letters. We would like for the
Barnes & Noble sign to have internally illuminated letters as well. However, if the staff
and commission can not recommend an illuminated sign, we will accept a sign without
illumination.
Thank you very much for your continuing help and consideration.
Yours truly, PP
ChristopherQ��einy
Retail Project Director
cc: David Word
£0'4 OIO'ON OZ:Si S6.OZ nC i£8£-IG£-80V:0I JOSSU 8 NOSIIA NtlIIIIR
.2
( Ill (11 CAMPBELL
(nnuuunitIIr.. Iq.m.m I1, p,tn ni. n I un.nt I'lannmc
July 14, 1995
NOTICE OF HEARING
Notice is hereby given that the Planning Commission of the City of Campbell has
set the time of 7:30 p.m., or shortly thereafter, on Tuesday, July 25, 1995, in the City
Hall Council Chambers, 70 North First Street, Campbell, California, for a Public
Hearing to consider the application of Mr. Chris Meany for approval of a Sign
Application (SA 95-24) to allow a freeway -oriented sign and freestanding signs on
property located at 1875 S. Bascom Avenue (The Pruneyard) in a C-2-S (General
Commercial) Zoning District. This project is Categorically Exempt.
Interested persons may appear and be heard at this hearing. Please be advised that if
you challenge the nature of the above project in court, you may be limited to raising
only those issues you or someone else raised at the public hearing described in this
Notice, or in written correspondence delivered to the City of Campbell Planning
Commission at, or prior to , the public hearing. Questions may be addressed to the
Planning Office at (408) 866-2140.
Decisions of the Planning Commission may be appealed to the City Council.
Appeals must be submitted to the City Clark in writing within 10 calendar days of an
action by the Commission.
In compliance with the Americans with Disabilities Act, listening assistive devices
are available for all meetings held in the Council Chambers. If you require
accommodation, please contact the Community Development Department at 866-
2140, at ieast one week in advance of the meeting.
PLANNING COMMISSION
CITY OF CAMPBELL
STEVE PIASECKI
SECRETARY
PLEASE NOTE: When calling about this Notice,
please refer to File No. SA 95-24
Address: 1875 S. Bascom Avenue
70 Nwth Fin( Street (ltmpbell, (Cahl-nla QUM 1424 11 408. 666. 211U ,, 400 174 2171 im 408,466. 2790
i T l
CITY ou CAMPBELL
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SARC MINUTES (lu•r 13. 199s)
ITEM NO. 1 215 SA 95.24 1875 S. Bascom Avenue Chris Meanv
Review of proposed freeway oriented and freestanding signs.
Project applicant, Chris Meany, made request for freeway oriented and freestanding signs
on site Stated understanding of difficulty in approving freeway sign
SARC members stated concerns regarding number of signs on site. More specific plans
and modifications to sign application were required Referred review of sign
modifications to a special SARC meeting at a date and time to be specified prior to the
7/2'1/95 Planning Commission meeting, and to work with staff on the designs.
Resubmittal should consider maintaining existing total size of signage for each
freestanding sign. Sign at Bascom & Campbell Avenues should add Barnes & Noble in
place of existing readerboard sign
Applicant agreed to reconsider sign application submittal for the freestanding signs.
Applicant would like to pursue freeway sign as a separate phase of application, and stated
his desire to pursue freeway sign request at City Council.
ITEM NO, 2 10:OP EL-w Review 1875 S. Bascom Avenue Chris Meanv
Building design review for pad buildings (Bank of America & Outback
Steakhouse) at the Pruneyard Shopping Center
Applicant's architect, Donn Logan, gave presentation regarding redevelopment of the
Pruneyard and the new Bank of America building, noting the following:
•Use of building color similar to new retail building
-Arcade and trellis elements added to building
• Awnings added
SARC approved the building with final details to be worked out w/staff, including
-Awning over window on East elevation
-Further detail work on cornice
-Take a second look at drive through (reduce length of overhang or add support column
at the end of the overhang to help provide terminus or conclusion to building and
reduce horizontal feel of building.
-Add reveals in stucco wall panels.
•Re -analyze arcade proportions
70 No th hi S, e i t am�h •It, tilllnrn... is nIN 11?i ill IeIN MM1M1 ?l iii JI,N NM1M1 NiNI line Ii r r,.
r i r 1. I R U N i Y A R, 1 o.
July 13. 1995 RECEIVED
J U L 13 1995
Planning Department CITY OF CAMPBELL
City of Campbell PLANNING DEPT.
70 North First Street
Campbell. CA 95008
Attention: Darryl Jones. Senior Planner
Dear Darrv'I
Enclosed please find our Sign Application to modify the four existing pylon signs at the
PruneYard Shopping Center to permit occupancy of the center by Barnes & Noble.
As you know from our I Ise Permit Application. Barnes & Noble has leased approximately
32.000 square feet of the new mini -box to he built at the PruneYard. the store will be one of
the company's large format superstores and will leature books and periodicals. extensive music
and software departments. and a cafe.
Barnes & Noble requires sign panels on our four existing pylons. Three of the existing pylon
signs feature the shopping center and its anchor tenants. Barnes & Noble ,,ill be the new anchor
tenant of the shopping center and it is appropriate to add its name to the existing signs. Our
request to add Bathes & Noble to the three shopping center pylons is consistent with existing
project approvals.
The fourth pylon faces Highway ! 7 and features the PruneYard Inn. We request approval to add
a sign panel with the Barnes & Noble name to the existing pylon below the panel for the
PruneYard Inn. The Barnes & Noble panel will be unlighted and will not increase the height or
width of the existing pylon.
Our application includes
• Sign Application:
• Sign Application fee of S 120.00; and
• three copies of the site plan with illustrations of the proposed pylon signs.
Yours truly.
1, _�- � -
t, Kristopher IK*any,
Retail ProjecfDircctor
File No. SA '12 - Z -1
Sign
Application
® PIMM-S t 7a North Fint Strut. CGmpbdl. Catifonca 95008 (408) 866.2140
MJWJEENAME Barnes 6 Noble
.-I= 1875 South Bascom Avenue, 11240
Q1Y/SfATE Campbell, CA
TYMOFMJSNESS book/music/sottware/cute
AiiiJCANr PruneYard Associates, L.P.
AHEM 1999 South Bascom Avenue, Suite 200
C[IY/STA. Campbell, CA
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PruneYard Associates, L.P.
ADDRESS:1999 South Bascom Avenue, Suite 200
Q1Y/STA7E Campbell, CA
9340 %VANY:
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in accordance with Secaons 2153.030 and 2153.110 of the City of Campbell Municipal Code, the undersigned
herby makes application for approval of the attached sign plans and agrees to abide by the Sign Regulations
the City and the Conditions of Approval for this application.
Applicant's Signature Dare Propety0wrie's Signature are
FOR OFFICE USE ONLY
Approved as Presented:
Conditionally Approved:
[3 Denied:
by:
for Steve Piaseckl, A.LC.P., Director o1 Planning
Date
Rvd.7/1/92
• I— Rest
To: Oy Lk past
eNoa SA `lG - Z-+
Piesur col, t and receipt AM
k 7� 3 . t rrcgLariA �-a,ys
for the knowft mares
t. • ll�iol:
aaaranar
A. I+ acres - Goveral Plan Amedmm
f4A25 —
7cne Chang
4 25 —
PWvW Developrnent Permit
4A23 —
EiR Review
4A25 —
B. 0.1 acre General Ran Amedment
3= —
7o,e anBe
3325 —
Planned Deer rent Permit
3= —
E3R Review
3= —
11. Minor.
A. Subdivision Map (54 lots)
3=5
Site and ArcNleclural 10t K SF.
Z150 —
Tentative Farad Map W1.416)
2,150 —
B. Site and Arciductural 0-10 K S.F.
I-W —
Variance (Non-residential)
IMD —
Text Amendments
1-MID
Use Permit
1,3W —
111. Miscell.Rm1LL
A. Vartance (Residential)
%0 —
Modifications of Approval
960 _—
Modification PD Permit
%0
Reirotatements
960 —
Revised Devetopirsnt Schedule
960 —
Extefti—of Ti"
960 —
B. lot Une Adosun nts
Sm —
Sid Architectural (Res.) (Fach Hour)
Si;;p; (Fades Sign)
-
Per aeIM—
Promod" Events
IW
C. Appeals
0 —
Downtown Deveiopnmr Permit
0 —
mstoric pneaevadm 7.one, Use Permit. HP Per. t
0 —
IV. fir,
Ma
6� —
General Ran Text
675 —
la dmordhana
22 —
Copies (Par pw)
1 —
Refu,dab4 Deposit - Acmror 3521
Fire Department Review - Account 0130.33322
—Architectural Approval-
m —
Project Plan Review
150
Subdivision 10D. t: parlor/aeN ._ ..�
I v
Park Unpoct Fee - Account 0953De3395
^ = D
g ��61
JUL 1 3 '995
For Clerk Only: Annsaffld , a z',
- CITY CLERK'S OFFICE
P, b),.
Daft--
Exception for Maya Projets: It Is anW"ted that the application Pcoassirg costs of
selected mjor ptojeds will significantly exceed the above
fees. in Chess cues, the
Community Development Director my collect a deposit and
charg act al tins, spent to
process the application based upon cvrtent hourly rant.
Note Adopted by Resolution No. 8324 by City Council, City of Campbell, 6/11 /92.
Barnes Noble
_Bookasuer. since /Q73
ALT A
Existing sign reused, only text is changed.
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Barnes Noble
t Booksouers Since 1873
O
u X
� W
ALT B
4 THE PIRUNEYAED p
Hun
O
o 4 BarnesfNoble
Bookttlltrs Ssnct ld73
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T
ALT C