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SA 96-41CITY OF CAMPBELL 2200 S BASCOM AVE SA 96-41 1 OF 1 CITY OF CAMPBELL 2200 S. BASCOM AVE. SA 96-41 1 OF 1 .I s� ii t u 1 c� e J w CT' C W 0 m 2 1 VI c Cl) - -� m U U) c 0z o E O C W h G J Q. U Q LLu I _ JOSEPH T. PADILLA Design & Management Consullanf 1647 Belleville Way, Suite F Sunnyvale. California 94087 t408) 738-4007 Fabruary 10. 1997 C r of Campbell Department of City Planning h Building 70 North First Street Campbell, California 95008 Reference: 96035 - Mr. Chau 3 2200 5. Bascom Avenue Subject Moving LOGO Nigher io Mitigate Vandalism Problem The LOGO was originally was approved to 5e located 4 -5 abuve sidewalk g ode level. Upon installation it was found this location was too easily axessib!e to pedestrians and subjected LOGO to vandalism and owner associated abuse. To mitigale vanrral.sm and associated problems. sign was relocated 8 -0 above sidewalk level to place LOGO above normal reach of persons on sidewalk on sam•, fascia area as originally approved. To better support root mounted signs, new bra—ny supports were installed behind existing mansard roof as per attached detail drawings We highly recomn eriid you, approval of LOGO location and sign mounting details sit sign can pass final inspection. Sincerety, Joseph T Padilla Attachments .� ,`��; kc$ OF CAM CITY of CAMPbELL Community D,.elop•xnt Department Current i'lanninµ August 29, 1996 Mr. Patrick Chao 151 S. El Camino Real Sunnyvale, CA 94086 Re: SA 96-41 — 2200 S. Bascom Avenue — Mr. Chao's Chinese Fast Food Dear Mr. Chan: Please be advised that the Planning Commission. at its meeting of August 27, 1996, approved your Sign Application for the above -referenced project. Two copies ofthe stampod approved plan are enclosed. This approval is effective 10 days following the Planning Commission's action, unless appealed If you have any questions regarding the Commission's approval, please do not hesitate to contact the undersigned at (408) 866-2140. Sincerely, Gloria Sciara Planner I Attachments. Approved Plans cc: Mr. Joseph T. Padilla Padilla Associates Management Consultants 1647 Pelleville Way, Suite F Sunnyvale, CA 94087 70 Noah Fra Street GmpWl, Celitornia a5oo8. 1423 ni 409 M6n 2I41l nob 57Q 2572 nv, 404 Sen .Ian Planning Commission Minutes of August 27, 19;#6 Page 8 MISCELLANEOUS Chairman Lindstrom read Agenda Item To. 3 into the reeord. 3 SA 96-41 Hearing to consider the application of Mr. Patrick Chan for Cbau, Patrick approval of a Sign Application to allow a roof -mounted sign and additional signage for a restaurant located at 2200 S. Ratown Avaeae in a C-2-S (General Commercial) 7oning District. Ms. Gloria Sciara, Planner I, presented the staff report as follows: • Applicant is seeking approval of an exception to the Sign Ordinance to allow two roof - mounted signs, attached to the lower portion ofthe root:. • Site is located on Bascom Avenue, at Apricot Avenue. • Building was developed in the 1960's under the County's jurisdiction. • Site was annc::ed into Campbell in the 1980's. • Building is currently -,cant and was formerly occupied by a fast food restaurant. • All signs from previous tenant have beer. removed. • Staff approved a freestanding sign. • Applicant proposes to remove the feestanding sign Ana replace with the two lower roof - mounted signs and one wall sign. • Site constraints, site layout and architectural features of the building, limit the visibility of wall signs and make the roof -mounted sign a more viable option. • Applicant also proposes a cabinet sign with channel letters. • Signs will face each frontage, the parking lot and Bascom Avenue. • Two signs are all,)wed under the Sign Ordinance • Staff finds the proposal reasonable and recommends approval. Commissioner Lowe presented the Site and Architectural Review Committee report as follows: • Signage requested is three instead of the two allowed under the Ordinance. • Sign area, however, is less than allowed under the Ordinance. • Request is reasonable. • Applicant will remove freestanding sign. • A good job was done by staff and applicant. Commissioner Gibbons asked whether wall space appears behind the sign. Ms Gloria Sciara answered that the signs are on a raceway which is not visible nor lighted. Commissioner Alne asked if wall signs were not more appropriate. Planning Commission Minutes of August 27, 1996 Page 9 Ms. Gloria Seism answered that wall signs are not visible from the street due to the buildings architectural design and low hanging roof fine which leaves little wall space visiMe. Commissioner Aloe identified wall area on the south wall and asked why no signage was proposed for that location. Ms. Gloria Sciara replied that that space is too small to accommodate the required signed. Commissioner Alne asked why not place a dormer on the building much like the Pnmeyard had to do. Campbell does not want r.rof-mounted signs. This is unfair to treat this •ppbcation differently from the Pruneyard. Commissioner Lowe replied that this is not really the roof but rather on a rail at the bottom level ofthe roof He is still supportive. Motion: Upon motion of Commissioner Lowe, seconded by Commissioner Kearns, the Planning Commission moved to approve SA 9641 to allow two roof - mounted signs and one wall sign or! property located at 2200 S. Bascom Avenue. (5-1-1; Commissioner Alne voted against and Commissioner Meyer -Kennedy was absent.) The decision of the Planning Commission is final, unless appealed in writing to the City Clerk within 10 days. At this juncture, Chairman Lindstrom asked Community Development Director Steve Piasecki to presect his report. Immediately following, the Commission will convene to the Alcove to conduct the two Study Session discussions in a round table format. REEQRT OF THE COMMUNITY DEVELOPMENT DIRECTOR The written report of Mr. Steve Piaser.4 Community Development Director was accepted as presented with the following comments- • The position of Landscape Advisor is currently vacant as Ms. Susan Landry resigned to accept a contract position with the City to design the Percolation Pond Project as potential open space. Former Planning Commissioner David Fox has expressed his willingness to serve the City in this capacity. Commissioner Alne stated thet Mr. Fox is well qualified to serve in this capacity. Chairman Lindstrom suggested a continuance in order to get new people into the system Commissioner Lowe said that he was unfamiliar with Mr. Fox. 0 n u ITEM NO. 3 STAFF REPORT — PL%NNIA'G COMMISSION MEETING OF AUGU51' 27, 1996 SA 96- 41 Public hearing to consider the application of Joseph Padilla on behalf Padilla, J. Mr. Chau's Restaurant for approval of a sign exception to allow two roof mounted signs and one wall sign on property located at 2200 S. Bascom %venue in a C-2-S (General Commercial) Zoning District. STAFF RECOMMENDATION That the Planning Commission take the following action: Adopt the attached findings APPROVING the request for the sign exception, subject to the conditions ofapproval for sign application SA 96-41. ENVIRONMENTAL DETERMINATION This project is a Class I Categorical Exemption from the CEQA Guidelines pursuant to section 15301, "Existing Facilities," consequently, vo additional review is required. PROJECT DATA Building Frontage Southern Elevation: 64 linear feel Westem Elevation: 29 linear feet Signs Permitted: Freestanding Sign: 50 square feet One Wall Sign: 50 square feet Total Sign Area Permitted. 100 square feet Proposed signs: South Elevation (Parking Lot): 40 square feet West Elevation (Bascom Ave): 27 square feet Logo Wall Sign (Bascom Ave): 15 square feet Total Sign Area Requested. 82 square feet DISCUSSION Applicant's Proposal: The applicant is requesting an exception to the Sign Ordinance to allow two signs mounted on the lower portion of the mansard roof'. and one wall sign on an existing building to identify a restaurant use. The property is located at 2200 S. Bascom Avenue, at the intersection of Apricot Avenac and Bascom Avenue. The sign concept consists of a logo reading "Mr Chau's Chinese fast food" in a cabinet format Staff Report - Planning Commission Meeting of August 27. 19m6 SA 96-41 - 2200 S. Bascom Avenue -Mr. Chan's Restaurant page 2 and 'individual channel letters reading "Mr. Chau's" adjacent to the logo. The proposed signs will be oriented along the business frontages facing the parking lot and Bascom Avenue. The sign facing Bascom Avenue cannot a tirely be accommodated on the roof, so the lago portion ofthe sign is featured on a block wall below the eave. Sign colors for the logo are teal and beige for the design element and red fo- all lettering. The channel letter portion ofthe sign is red with bronze returns. Each ofthe signs are internally illuminated. Background: The site was originally dev, sped in the early 1960's as a restaurant use under the jurisdiction of Santa Clara Cot.. ty. When the property was annexed to the City in 1980, the site was occupied by a fast food restaurant (Foster's Freeze). Since this time no further development has taken place on the property Under the C-2-S zoning district, a fast food restaurant requires the provision of a use permit. However, since the use has been in continuous operation and has not been vacant for more than one v-;.,, a use permit is not required to continue a fast food operation. The Foster's Freeze resaurant that previously occupied the site closed approximately six months ago. The applicant is now seeking to occupy the site with a new fast food restaurant. and is seeking signage to identify the new use. The site is developed with an existing one story stucco building with t mansard style roof Signage for the previous tenant consisted of two roof mounted signs and one wall sign and a freestanding sign. The signage on the building has been removed. The remaining freestanding sign conforms to current code and could be refaced. The applicant maintains that the freestanding sign is not highly visible, and is proposing to remove the sign as par ofthe request to allow the roof mounted signs. Amendments to the sign ordinance in 1994 prohibits roof mounted signs unless approval is granted by the Planning Commission. ANALYSIS S�_Ordinance Provisions: The Sign Ordinance allows businesses one wall sign and identification on a freestanding sign. Maximum sign area is 50 square fee-, for each sign for a total of 100 square feet. The proposed sign arec would idll within the allowable sign area, however, it would be distributed among three signs rather than two sign Additionally, two ofthe signs would be mounted on part ofthe root. Uesip/Site Layou;:_ The applicant is requesting a sign exception because the building design and site layout poses practical difficulties in complying with the sign ordinance and will not allow adequate visibility ofthe use These issues include Staff Report -Planning Commission Meeting of August 27. 1996 SA 96-41 - 2200 S. Bascom Avenue -Mr. Chan's Restaurant page 3 • The available wall area to place a sign would not provide adequate identification from the street• . The portion of the building visible to the street cannot accommodate a wall sign because it is covered with windows. The presence of an existing low shedding mansard roof prevents mmmting of the sign below the eave due to clearance/ safety codes. The existing fascia is only 8" in height, which restricts the size, location, and visibility of a sign ifthe sign cannot project above the eave. Planning Commission Authority The Planning Commission may authorize more signs, larg,r signs or higher signs when it feels that the use would be inade ,uately identified when based upon the following factors: I. That the use or uses for which the signs are to be erected would not be adeq ately identified; or 2. The site is unusually difficult to locate in comparison to similar uses without exceeding the standards provided in the Sign Ordinance: or 3. The use is such a size and is so located in reference to surrounding uses and/or traffic circulation that variation from the Sign Ordinance is warranted. Because of the ex :zing building elevations, the size and location of a sign that can ba placed on the building is very limited, and wooid not likely provide adequate identification of the use. Therefore, staff finds that the request is reasonable and in keeping with the intent and purpose ofthe Sign Ordinance and is supportive of the request, subject to the attached conditions of approval. SITE AND ARCHITECTURAL REVIEW COMMITTEE The Site and Architectural Review Committee considered the applicant's request far three signs at its meeting of August 15. 1 Q96. At the time that the proposal was presented to the Committee, the applicant intended to reface the existing freestanding sign in addition to the sign request. After discussion with the Committee, the applicant proposed the elimination of the freestanding sign in lieu of the two roof mounted signs end one wall Was unavailable for titis meeting. therefore. a formal sign. A quorum of the Committee w reccmmendation could not he made by the Site and Architectural Review Committee. 0 Staff Report - Planning Commission Meeting of August 27, 1996 SA 96-41 -2200 S. Bascom Avenue - Mr. Chau's Restauunt The one member of the Committee present at the meeting was supportive of the proposal to allow three signs, subject to the elimination of the freestanding sign. The committee member cited that the cumulative sign area is consistent with the allowable sign area under the ordinance, and that the !ocation of the logo on the block wall facing Bascom Avenue is architecturally compatible with the building. Following the SARC meeting, the applicant has modified the sign request by eliminating the freestanding sign from the sign proposal, and is currently reflected in the sign application before the Comm :lion. Attachments I. Findings 2. Conditions of Approval 3. Applicant's Statement 4. Reduced Exhibit 5. Location map Prepared by: dr-LL�— loria Sciara, Planner 1 Approved by: nn�— Darryl M. s, S Planner Attachment #1 FINDINGS FOR APPROVAL OF FILE. NO. SA 96-41 SITE ADDRESS: 2200 S. BASCOM AVENUE APPLICANT: JOSEPH PADILLA FOR MR. CHAU'S PC MEETING: A'1GUST 27, 1946 The Planning Commission ofthe City of Campbell, California, finds as follows with regard to Application No. SA 96-41. 1. The revised sign proposal for three wall signs will be sufficient to identify the use. 2. The building is so located on the site and with the existing elevations that the sign proposal is a reasonable :;stribution ofthe sign area permitted 3 The presence of an existing mansard style roof restricts the placement of sights on the building walls. 4. The applicant's request is equivalent to the sign area normally allowed for similarly located uses where a freestanding sign is not utilized. 5. The location ofthe signs on part ofthe roof line, is the most appropriate locaticn for signage given the existing site and architectural features ofthe property. Based upon the foregoing f,.dings of fact, the Planning Commission concludes that: I. The use for which the sign would be erected would not be adequately identified or are unusually located in comparison to similar uses without exceeding the standards ofthe Sign Ordinance. 2. The size and design ofthe sign s in the best it . rest ofthe community's welfare, persons in the neighborhood or the City at a whole. 3. The sign proposal will preserve and improve the visual quality ofthe City 4. The proposal will promote the economic vitality ofthe City by maintaining the identification, visihilitv and individual character ofthe business 5. The proposed sign is architecturally compatible with the existing building and the surrounding environment. 6. The proposal will not create a hazaro to pedestrians or motorists. Attachment No. 2 CONDITIONS OF APPROVAL FOR FILE NO. SA 96-41 ADDRESS: 2200 S. BASCOM AVENUE APPLICANT: JOSEPH PADILLA FOR MR CHAU'S P.C. MEETING: AUGUST 27, 1996 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 ampbell and the State of California. Additionally, the applicant is hereby notified that he/she is required to comply with all applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to this development and are not herein specified: APPRO` , ED PROJECT 1. Projo t Anoro�al: Approval is granted for two roof mounted signs and one logo sign mounted on the block wall as indicated on the plans prepared by Mr. Joseph Padilla dated 7/26/96. Sign sizes, content and location on the building shall correspond to the approved plans. A. Bluminatiin: Al! signs shall be internally illumn._ted as specified on the approved plans. 2. Freestanding Sign The existu:g freestanding sign must be removed prior to installation of all new signage approved w'h SA 96-41. 3. Permits. Applicant shall obtain all necessary permits :Tor the Building Division prior to tnsr^:iation of signs. JOSEPH T. PADILLA L'esign i Yaregem.nl Cgns+ztar� 164; Be" - --e Wd", CcAe r Sunnyvale, CaBfomia 94081 1we. 736 - 4007 August 9, 1996 Cry oil Campbell F4mitg CtMemiasion 70 North First Street Campbell, California 95008 RE: Yr. Chaos Chinese Fast F. d 2200 S. Bascure - Campbell SUBJECT: Request to Emm-ed Standard s "A -- We hr�eby request an exception to the standard sign requirr.ments based on the Wowing reasons A Root Mommed SiyK - a) High mansard roof - Building has a mansard roof with no fascade suitable for appropriate size Business Identlfecation signage b) Prior Use - Subject site is the old Foster Freeze site. Building was designed, and Fastei s Freeze user roof -mounted signs similar to signs proposed in Plans submitted for approval oy Mr. Chau's. c) Poor Visibility - Mounting signage on walls fails tq provide adequate visibility and would impact on eeenoretc viability of new business. d) Limited Wall Area - as shown on Plans, site was designed for use of roof- mourned signage. There is limited wall area inadequate for fat appropriate Business ID Signage R flddir"mil Signs - a) Difficult Site - To promote the economic vitality of the new business requires use of additional sigrtage b) Two Frontages - Business has two frontages, one facing the street, the second faces the parking lot. The Parking Lot side is the main entrance and the longest (64 feet vs 29 112 feet`. c) Visibility - Sign ovet main entrance provides required visibility for northbound traffx: on Bascom d) Additional Visibility - Logo only (an roof) on north side, provides re - gutted visibility for southbound traffic on Bascom Avenue Mr. CHAU's Chinese Fast Food restaurant is trying to successfully revitalize this she by developing and operating a clean, modem restaurant operrtion. Mr. Chau's needs planned signage program to promote this difficult site. Prior operators closed this location because h was not generating adequate business to mainta.-t profitable operations Limning signage to less than previously used at this she would subject Mr. Chao's to undue constraints that would be injurious to the success and o-Lonomrc vitality of his new festauranl operations. Sincet ety, Juseph"T Padilla m A1una M Scra ra - Oannrt i MEMORANDUM ��� CITY Of CAMPBELL ask-Y230 7..- . Date. 8n0/96 8 ) Y - g „,f Y' To: Steve Piasedu. Community Duel rent Director From Tim Halcy. Associate Pbuure RE Site and Architectural Review Committee Meeting Notes - August 15. 19% The Site and Arclutectund Review COmrunee(SARC) Item on August 15, 1996, to discuss the followi app"canons and make the f00owing recomng mendations. Only one rtmttober Of the Committee members Bras Present, consequenth, rho formal action could be taken by the Committee. The following ar,)lications were reviewed 1) M 96-1 IfS 95-14) - 555 McGlinxe Lane - T 1 M,i � A modiof fication to a ppcha g ��n6 appra al pneviaa site and arclweetural approsal to allow a a change in building ele,auons and building materials fvm a split face block to a sumo wall material_ The Committee r Member present urea, supportive of the plan rtns su visiobject to a condition that a provide architetecu rar mttt� trellis structure provide >fong the McGlirmMr LUXekvatior to break up the wall height and to hi. 2) S 96-10 - 53 CMua. A%e lK Applicant is _nuc Emih CI n regmresting apprr.-,y of a site and architectural application to allow the move on of a single family residence 6, the project site. The Committee member present was wpponne of the project, subject to the condition that the applicant provid: further details of the follonmg terns: a) Submittal da roofing plan b) Submittal of mixd clemauons dcyuctrng existing siding malenals, details go the south el-vmonof the porch do mcuding the gable, door and wiadmv selections and clanfication dthe Proposed window on . 3u SA 96-41 - 2200 B —_ and. asopm Avenue -Patrice Chao Applicant is Wiesung approval of roof —led sigtmage :ud an additional wall sign. The Committee member present concluded that the design of the banding with a low mansard style roof and the location of the building an the project site warranted time consideration d a sign exception Consoquently, two roof mounted signs and a logo wall mourned were suppened. The recommcnde.: "gmng was similar to the area that would be per Ja freestanding sign and one wall ance sign wee., approved as c urrentlY permitted by the sign a Project Files Planning Commission tJ � 'se 10 OffM4f0 � CY. Y of CAMPBELL Communitv Development Department Current Planning August 8, 1996 Re: SA 96-41 — 2200 S. Bascom Avtame — Mr. Chou's Chinese Fast Food Dear Applicant: Please be adt :sed that the above -referenced application has been accepted as complete. Thi matter has been scheduled for the following meetings: Site and Architectural Review Committee Meeting Date: Thursday, August 15, 1996 Time: 4:15 p.m. Location: Doetsch Conference Room, City Hall, 70 N. First Street P1Jno g Commission Meeting Date: Tuesday, August 27, 1996 Tune: 7:30 p.m. Location: City Hall Council Chambers, 70 N. First Street, Campbell Should you have any questions or comments, please do not hesitate to contact me at (408) 86& 2140. Sincerely, Gloria Sciara Planner l cc: Patrick Chou (Applicant/Propetty Owncr) 151 S. El Camino Real Sunnyvale, CA 94086 70 North Fint Street Campbell, California 94008, 1423 TtL. 409.866 1140 408 479.2372 inn 408. 866. 2790 Sign - Application Pfaening Der _ 70 Narth Finr Strad.6nrpaall, 95110a (lea) K62140 Mr. CHAU's Chinese Fast Food ADORES& 2200 S. Bascom Avenue TELEPHONE ) CITY/STATE- Campbell, California jNM0FiRJ51t,M& Rtatjrant ZONM- f s — AI XJ::Af fl Owner liI ]Tf R71@ ( ) A17DRI3& Cfi1(/STATE rpamyawh t. Patrick Chau ADORM 151 S. El Camino Real 1I].F7IJONE fins:) 732_99R2 QIY/$TATE Sunnyvale, California ZIP ?4086 To be selected by owners S NO3vVANy: ADDRffis 7IIiTt101� r 1 _ QIY/SfATE ZII'. In accordance with Sections 2133.030 and 21.53.110 of the City of Campbell Municipal Code, undersigned herby makes application for aprroval of the attached sign plans and to alalde the Sip Regulations the City and the Conditions of Approval for this application. i T Applicant's Signature Date Property s Sgnat-m Date FOR OFFICE USE ONLY Approved as Presented: Conditionally Approved: Denied: by: / for Steve Piasecki, A.I.C.P., Director of Planning DaN Rvd.7/1/92 To: City Ctierkko Please col and receipt for the following monks. FlleN c I. dd�pt �:ii A. I+ acres - GenwalplanAmeribrientz"W Change $4A25 Plaruad Development Permit FIR Review 4AB 4A25 B. 4i acre Change ndnnent {A25 Zone 3,225 planned Developmett Permit EIR Review 3,225 3=5 tl. )'siOQG 3=5 A' Subdivision Map (5+ Iota) Site and Architectural ]0+ K S.F. 3= Tentative Pared Map (4<L.ota) Z150 B. Site and Architectural 0.10 K S.F. 2,150 Variance (Non-residential) Text Amendments IM0 1550 Use Permit I,550 Ill. —'+ncge 1,550 Aan(ResidentiaU ModlHcations of Approval Modification PD Pemit %0 960 Relnststements %0 Revised Development Schedule 960 Extensions of Time 960 B. Lot Une Adjustments 960 Site and Architectural (Res) (Each House) Signs (Each Sign) 500 120 F '-- Exception 120 . Promotional Events 120 C. Appeals 120 Downtown Development Permit 0 Historic Preservation Zone, Use Permit, lip Permit 0 IV.Othgr 0 Maps General Plan Text 625 Zoning Ordinance 18.00 CDP1- (PerRefundable Dep sit - Account 2203 Fire Department Review - Account 1 01.303,3322 lam Pr och Pro*"Revieepwroval 50 Subdivision 100+10 per lot/unit Park Impact Fee- Account 295535-4920 150 For City Clerk Only: "7 5351J p` . C C I V E ID RRnYhed by — " AUG Q 8 19% Exception for Major )0 Projects: ccrr CLERK'S OFFICE Selected rna r It is anticipated that the application Prone+sing cosh of ju Projects will significantly exceed the above fees. In these cases, Community Development Director may the collect a deposit and charge actual tune Spent 'o Process the application based upon current hourly rates. Note Adop,ed by Resolution No. 8841 by CityCoundl, City of Campbell, 6/20/95.