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Staff Report - Planning Commission - 2019.9.10 ITEM NO. 1 CITY OF CAMPBELL ∙ PLANNING COMMISSION Staff Report ∙ September 10, 2019 PLN2019-162 Nieto, A. Public Hearing to consider the application of Adrian Nieto, on behalf of 8x8, Inc., for a Sign Permit (PLN2019-162) to allow two freeway-oriented signs (54 sq. ft. each) and two monument signs (50 sq. ft. and 78 sq. ft. respectively) on property located at 675 Creekside Way in a P-D (Planned Development) Zoning District. STAFF RECOMMENDATION That the Planning Commission take the following action: 1. Adopt a Resolution, recommending that the City Council approve a Sign Permit (PLN2019- 162) to allow two freeway-oriented signs (54 sq. ft. each) and two monument signs (50 sq. ft. and 78 sq. ft. respectively) on property located at 675 Creekside Way. ENVIRONMENTAL DETERMINATION Staff recommends that the Planning Commission find that this project is Categorically Exempt under Section 15311, Class 11 of the California Environmental Quality Act (CEQA) pertaining to the construction and/or placement of on premise signs. DISCUSSION Project Site: The project site is a 3 ½ acre property located on the west side of Creekside Way, east of Highway 17 (reference Attachment 2 – Location Map). The property is developed with a ±173,000 square foot professional office building which is exclusively leased by 8x8 Inc.. The property is accessed from Creekside Way by a private street, and indirectly by a parking garage, that are shared with the Courtyard Marriot Hotel. Figure 1 – Site Plan & Proposed Sign Locations Staff Report ~ Planning Commission Meeting of September 10, 2019 Page 2 of 4 PLN2019-162 ~ 675 Creekside Way Proposal: The applicant is requesting approval of a sign permit to allow two identical freeway- oriented signs (54 sq. ft. each) and two monument signs (50 sq. ft. and 78 sq. ft. respectively) (reference Attachment 3 – Project Plans). Administrative Procedure: Signs are typically reviewed and approved by the Community Development Director (for code-compliant number/size of signs) or Planning Commission (for increases in the number/size of signs and sign programs). Requests for freeway-oriented signs, however, require City Council approval. As such, the Planning Commission’s action on this item will be forwarded as a recommendation to the City Council. Role of Decision-Making Body: The City’s Sign Ordinance provides sign criteria (number, area, and height) based on development type (e.g. professional office, commercial, multi-family). Recognizing a ‘one size fits all’ approach to sign regulation is not appropriate in all circumstances the code provides applicants the opportunity to request an increase in the number and/or size of signs to ensure adequate representation to communicate the identity and message of a business to the public. In review of such requests, the decision-making body is to determine whether or not a request is reasonable, while avoiding the creation of a cluttered visual environment which may detract from the visual quality of the City. ANALYSIS The following table serves to summarize and compare the applicant’s proposal to City-standards. Criteria Applicant’s Proposal Sign Ordinance Sign Detail Monument Signs Number Two (2) monument signs One (1) per parcel of land or commercial center; whichever is less Monument Id (left) & Directory Id (right) Area Monument Id: 78 sq. ft. Directory Id: 50 sq. ft. 50 sq. ft. max. per sign Height Monument Id: 7 ft. Directory Id: 14 ft. 14 ft. max Freeway Signs Number Two (2) freeway signs (One 173,000 sq. ft. tenant) One freeway sign per 50,000 sq. ft.; two per building; one sign per tenant Area 108 sq. ft. (54 sq. ft. x2); 732 sq. ft. frontage One sq. ft. per two linear feet of frontage; 125 sq. ft. max per sign 250 sq. ft. max total Staff Report ~ Planning Commission Meeting of September 10, 2019 Page 3 of 4 PLN2019-162 ~ 675 Creekside Way In review of the sign ordinance criteria, the applicant is requesting two additional signs (one freeway and one monument) and a slightly larger monument sign (78 sq. ft. vs. 50 sq. ft.) than what the code would grant by right. Office buildings are also limited to a total sign area of 80 sq. ft., which the proposal would also exceed (236 sq. ft. proposed). In consideration of the size of the property, the placement of the sign in relation to the ground (72-feet from grade) and the overall size/height of the building, that a single tenant is occupying the entire building, and visibility of proposed signs to the public, staff is supportive of the applicant’s request as explained in greater detail below and supported by findings included in the Draft Resolution (reference Attachment 1). Monument Signs: While the applicant’s request entails ‘two monument signs’, the ‘Directory Id’ sign1 (14-feet tall, reading Creekside @ 17) is an existing code-compliant monument sign that would be refaced to indicate ‘8x8’ and resurfaced to match the color scheme of the tenant. The new ‘Monument Id’ sign (7-feet tall, reading 8x8) would be interior to the project and located over 280-feet back from the street in a small landscape strip in front of the lobby. While the ‘Monument Id’ sign would be slightly larger (78 sq. ft. vs. 50 sq. ft.) it would also be half as tall (7-feet vs. 14-feet) than what code would allow (reference Attachment 2 – Project Plans). Recognizing the new monument sign serves to identify the entrance to the building, and not the business from the street, staff is supportive of the request. Freeway-Oriented Signs: Professional office uses located within one-hundred feet of a freeway interchange are permitted one (1) freeway sign per tenant with at least 50,000 sq. ft. of gross floor area, provided there are no more than two (2) freeway-oriented signs per building. With a building area of ±173,000 square feet and frontage of 732 linear feet2, the site qualifies for two freeway signs with up to 250 sq. ft. of sign area, provided that no one sign exceeds 125 sq. ft.. 1 The Directory Id sign already exists, having been approved through an administrative sign permit. The applicant is proposing to reface this sign to capture the new tenant, 8x8. 2 One foot of sign area is allowed for each two feet of frontage; but in no case more than 250 sq. ft. (732 / 2 = 366). Staff Report ~ Planning Commission Meeting of September 10, 2019 Page 4 of 4 PLN2019-162 ~ 675 Creekside Way As previously noted, 8x8 Inc. will lease the entire building, precluding the possibility of other tenants applying for additional freeway-oriented signs. While the code limits a single tenant to a single freeway-oriented sign, the applicant has proposed two identical 58 sq. ft. signs with a combined area that would be 17 sq. ft. less than what 8x8 Inc. would be allowed to have for a single sign (108 sq. ft. vs. 125 sq. ft.). As the signs would be identical in appearance, they would also contribute to significantly less ‘visual clutter’ than what could occur with distinct tenants, which would have their own unique colors, logos, and sign dimensions. Recognizing the code supports two freeway signs with a total sign area of 250 sq. ft. for the subject site, where two freeway signs with a combined area of 108 sq. ft. have been proposed, the proposal may be found consistent with the spirit of the sign ordinance and reasonable to adequately communicate the business identity to the public. Staff is supportive of the request with the incorporation of conditions of approval requiring that: 1) the two signs remain identical in appearance and 2) that one of the two signs is removed in the event the building is ever leased by a second tenant with at least 50,000 sq. ft. of gross floor area. These conditions have been incorporated into the Draft Resolution (reference Attachment 1). Attachments: 1. Draft Resolution 2. Location Map 3. Project Plans Prepared by: ___________________________________________________ Stephen Rose, Associate Planner Approved by: ___________________________________________________ Paul Kermoyan, Community Development Director Attachment 1 RESOLUTION NO. BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION APPROVING A SIGN PERMIT (PLN2019- 162) TO ALLOW TWO FREEWAY-ORIENTED SIGNS (54 SQ. FT. EACH) AND TWO MONUMENT SIGNS (50 SQ. FT. AND 78 SQ. FT. RESPECTIVELY) ON PROPERTY LOCATED AT 675 CREEKSIDE WAY. After notification and public hearing, as specified by law and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. The Planning Commission finds as follows with regard to file number PLN2019-0162: Evidentiary Findings 1. The proposed project (“project”) is for a Sign Permit (PLN2019-162) to allow two freeway-oriented signs (54 sq. ft. each) and two monument signs (50 sq. ft. and 78 sq. ft. respectively) on property located at 675 Creekside Way in the P-D (Planned Development) zoning district. 2. This project may be found Categorically Exempt under Section 15311, Class 11 of the California Environmental Quality Act (CEQA) pertaining to the construction and/or placement of on premise signs. 3. The project site is a ±3 ½ acre property located on the west side of Creekside Way, east of Highway 17. 4. The project site is zoned P-D (Planned Development) with a Professional Office General Plan land use designation. 5. The property is developed with a ±173,000 square-foot office building which is leased by a single tenant (d.b.a. 8x8 Inc.). 6. The property is accessed from Creekside Way by a private street, and indirectly by a parking garage, that are shared with the Courtyard Marriot Hotel. 7. The property has a freeway frontage of 732 linear feet. 8. One square foot of sign area is allowed for each two feet of frontage, but no more than 250 square feet. 9. With a building area of ±173,000 square feet and frontage of 732 linear feet, the site qualifies for two freeway signs with up to 250 sq. ft. of sign area, provided that no individual sign exceeds 125 sq. ft. in area. 10. The freeway frontage would qualify the property for 250 square feet of freeway sign area. No freeway sign may exceed 125 square feet. Planning Commission Resolution No. Page 2 of 4 Recommending Adoption of a Resolution Approving a Sign Permit (PLN2019-162) 11. The applicant is requesting two additional signs (one freeway and one monument) and a slightly larger monument sign than (78 sq. ft. vs. 50 sq. ft.) what the code would grant by right. 12. The two freeway oriented signs would be identical in appearance and have a combined area that would be 17-square feet less than what would be allowed for a single sign for this building and tenant (108 sq. ft. vs. 125 sq. ft.). 13. A condition of approval requires the two freeway oriented signs to be identical in appearance. 14. The applicant’s request entails two-monument signs, a ‘Directory Id’ sign (14-feet tall, reading Creekside @ 17) and a ‘Monument Id’ sign (7-feet tall, reading 8x8). 15. The ‘Directory Id’ sign is an existing code-compliant monument sign that would be refaced to indicate ‘8x8’ and resurfaced to match the color scheme of the tenant. 16. The new ‘Monument Id’ sign (7-feet tall, reading 8x8) would be interior to the project and located over 280-feet back from the street in a small landscape strip in front of the lobby. While the ‘Monument Id’ sign would be slightly larger (78 sq. ft. vs. 50 sq. ft.) it would also be half as tall (7-feet vs. 14-feet) than what code would allow. 17. Office buildings are also limited to a total sign area of 80 sq. ft., which the proposal would also exceed (236 sq. ft. proposed). Based on the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. In consideration of the size of the property, the size of the tenant, and visibility of proposed signs to the public, the request is reasonable and will not create a cluttered visual environment which detracts from the visual quality of the City. 2. As the freeway signs would be identical in appearance, they would contribute to significantly less ‘visual clutter’ than what could occur with three distinct tenants, each with their own their own unique color, logos, and dimensions. 3. The location and design of the proposed signs do not obscure existing or adjacent signs from view and the design complies with applicable design criteria; 4. Both the location of the proposed signs and the design of their visual elements (lettering, words, figures, colors, decorative motifs, spacing, and proportions) are legible under normal viewing condition; 5. The proposed signs are consistent with the Sign Ordinance with the approval of a Sign Permit; Planning Commission Resolution No. Page 3 of 4 Recommending Adoption of a Resolution Approving a Sign Permit (PLN2019-162) 6. A condition of approval has been incorporated into the sign permit that that indicates the sign permit shall expire six months from the date of approval unless the sign has been erected in compliance with approvals; Findings for Additional Sign Area (CMC Sec. 21.30.030.C.4): 7. The signs otherwise allowed would not be visible to the public due to issues of distance or obstructions that are beyond the control of the owner of the site on which the signs are or would be located; 8. The signs are not proposed to be increased in size or height more than is necessary to allow the signs to be visible and intelligible to a person of normal sight; 9. No sign exceeds forty-five feet in height or three-hundred fifty square feet in area; Findings for Additional Signs (CMC Sec. 21.30.030.C.5): 10. The signs otherwise allowed would not be visible to the public due to issues of distance or obstructions that are beyond the control of the owner of the site on which the signs are or would be located; 11. The signs could not be made visible and intelligible to a person of normal sight by allowing an increase in the area or height of the sign; 12. The additional signs comply with all the other requirements, except for the limitations on the number of signs (while the monument Id sign also exceeds the maximum sign area, separate findings have been made to support that request); 13. The number of signs allowed does not exceed the minimum number of signs necessary to make the signs visible to the public due to issues of distance or obstructions that are beyond the control of the owner of the site on which the signs are or would be located, which could not be accomplished by the number of signs otherwise allowed; Environmental Finding(s): 14. The project is Categorically Exempt under Section 15311, Class 11 of the California Environmental Quality Act (CEQA) pertaining to the construction and/or placement of on premise signs; and 15. No substantial evidence has been presented from which a reasonable argument could be made that shows that the project, as currently presented will have a significant adverse impact on the environment. THEREFORE, BE IT RESOLVED that the Planning Commission recommends that the City Council adopt the attached Resolution (reference Exhibit A) approving a Sign Permit (PLN2019-0162) to allow two freeway-oriented signs (54 sq. ft. each) and two monument signs (50 sq. ft. and 78 sq. ft. respectively) on property located at 675 Creekside Way. Planning Commission Resolution No. Page 4 of 4 Recommending Adoption of a Resolution Approving a Sign Permit (PLN2019-162) PASSED AND ADOPTED this 10th day of September, 2019, by the following roll call vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTAIN: Commissioners: APPROVED: Andrew Rivlin, Chair ATTEST: Paul Kermoyan, Secretary Exhibit A Resolution No. _____ BEING AN RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CAMPBELL APPROVING A SIGN PERMIT (PLN2019-162) TO ALLOW TWO FREEWAY-ORIENTED SIGNS (54 SQ. FT. EACH) AND TWO MONUMENT SIGNS (50 SQ. FT. AND 78 SQ. FT. RESPECTIVELY) ON PROPERTY LOCATED AT 675 CREEKSIDE WAY. After notification and public hearing, as specified by law and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. The City Council finds as follows with regard to the approval of a Sign Permit (PLN2019- 162): 18. The proposed project (“project”) is for a Sign Permit (PLN2019-162) to allow two freeway-oriented signs (54 sq. ft. each) and two monument signs (50 sq. ft. and 78 sq. ft. respectively) on property located at 675 Creekside Way in the P-D (Planned Development) zoning district. 19. This project may be found Categorically Exempt under Section 15311, Class 11 of the California Environmental Quality Act (CEQA) pertaining to the construction and/or placement of on premise signs. 20. The project site is a ±3 ½ acre property located on the west side of Creekside Way, east of Highway 17. 21. The project site is zoned P-D (Planned Development) with a Professional Office General Plan land use designation. 22. The property is developed with a ±173,000 square-foot office building which is leased by a single tenant (d.b.a. 8x8 Inc.). 23. The property is accessed from Creekside Way by a private street, and indirectly by a parking garage, that are shared with the Courtyard Marriot Hotel. 24. The property has a freeway frontage of 732 linear feet. 25. One square foot of sign area is allowed for each two feet of frontage, but no more than 250 square feet. 26. With a building area of ±173,000 square feet and frontage of 732 linear feet, the site qualifies for two freeway signs with up to 250 sq. ft. of sign area, provided that no individual sign exceeds 125 sq. ft. in area. 27. The freeway frontage would qualify the property for 250 square feet of freeway sign area. No freeway sign may exceed 125 square feet. 28. The applicant is requesting two additional signs (one freeway and one monument) and a slightly larger monument sign than (78 sq. ft. vs. 50 sq. ft.) what the code would grant by right. City Council Resolution No. Page 2 of 4 Approval of a Sign Permit (PLN2019-162) 29. The two freeway oriented signs would be identical in appearance and have a combined area that would be 17-square feet less than what would be allowed for a single sign for this building and tenant (108 sq. ft. vs. 125 sq. ft.). 30. A condition of approval requires the two freeway oriented signs to be identical in appearance. 31. The applicant’s request entails two-monument signs, a ‘Directory Id’ sign (14-feet tall, reading Creekside @ 17) and a ‘Monument Id’ sign (7-feet tall, reading 8x8). 32. The ‘Directory Id’ sign is an existing code-compliant monument sign that would be refaced to indicate ‘8x8’ and resurfaced to match the color scheme of the tenant. 33. The new ‘Monument Id’ sign (7-feet tall, reading 8x8) would be interior to the project and located over 280-feet back from the street in a small landscape strip in front of the lobby. While the ‘Monument Id’ sign would be slightly larger (78 sq. ft. vs. 50 sq. ft.) it would also be half as tall (7-feet vs. 14-feet) than what code would allow. 34. Office buildings are also limited to a total sign area of 80 sq. ft., which the proposal would also exceed (236 sq. ft. proposed). Based on the foregoing findings of fact, the City Council further finds and concludes that: 1. The location and design of the proposed signs do not obscure existing or adjacent signs from view and the design complies with applicable design criteria; 2. Both the location of the proposed signs and the design of their visual elements (lettering, words, figures, colors, decorative motifs, spacing, and proportions) are legible under normal viewing condition; 3. The proposed signs are consistent with the Sign Ordinance with the approval of a Sign Permit; 4. A condition of approval has been incorporated into the sign permit that that indicates the sign permit shall expire six months from the date of approval unless the sign has been erected in compliance with approvals; Findings for Additional Sign Area (CMC Sec. 21.30.030.C.4): 5. The signs otherwise allowed would not be visible to the public due to issues of distance or obstructions that are beyond the control of the owner of the site on which the signs are or would be located; 6. The signs are not proposed to be increased in size or height more than is necessary to allow the signs to be visible and intelligible to a person of normal sight; 7. No sign exceeds forty-five feet in height or three-hundred fifty square feet in area; City Council Resolution No. Page 3 of 4 Approval of a Sign Permit (PLN2019-162) Findings for Additional Signs (CMC Sec. 21.30.030.C.5): 8. The signs otherwise allowed would not be visible to the public due to issues of distance or obstructions that are beyond the control of the owner of the site on which the signs are or would be located; 9. The signs could not be made visible and intelligible to a person of normal sight by allowing an increase in the area or height of the sign; 10. The additional signs comply with all the other requirements, except for the limitations on the number of signs (while the monument Id sign also exceeds the maximum sign area, separate findings have been made to support that request); 11. The number of signs allowed does not exceed the minimum number of signs necessary to make the signs visible to the public due to issues of distance or obstructions that are beyond the control of the owner of the site on which the signs are or would be located, which could not be accomplished by the number of signs otherwise allowed; Environmental Finding(s): 12. The project is Categorically Exempt under Section 15311, Class 11 of the California Environmental Quality Act (CEQA) pertaining to the construction and/or placement of on premise signs; and 13. No substantial evidence has been presented from which a reasonable argument could be made that shows that the project, as currently presented will have a significant adverse impact on the environment. THEREFORE, BE IT RESOLVED that the City Council approves a Sign Permit (PLN2019- 0162) to allow two freeway-oriented signs (54 sq. ft. each) and two monument signs (50 sq. ft. and 78 sq. ft. respectively) on property located at 675 Creekside Way, subject to the attached Conditions of Approval (attached Exhibit “A-1”). PASSED AND ADOPTED this _____ day of ____________, 2019 by the following roll call vote: AYES: Councilmembers: NOES: Councilmembers: ABSENT: Councilmembers: ABSTAIN: Councilmembers: APPROVED: ________________________ Richard M. Waterman, Mayor City Council Resolution No. Page 4 of 4 Approval of a Sign Permit (PLN2019-162) ATTEST: _______________________________ Wendy Wood, City Clerk Exhibit A-1 CONDITIONS OF APPROVAL Sign Permit (PLN2019-162) 675 Creekside Way Where approval by the Director of Community Development, City Engineer, Public Works Director, City Attorney or Fire Department is required, that review shall be for compliance with all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and regulations and accepted engineering practices for the item under review. 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. COMMUNITY DEVELOPMENT DEPARTMENT Planning Division: 1. Approved Project: Approval is granted for a Sign Permit (PLN2019-162) to allow two freeway-oriented signs (54 sq. ft. each) and two monument signs (50 sq. ft. and 78 sq. ft. respectively) on property located at 675 Creekside Way. The project shall substantially conform to the project plans stamped as received by the Planning Division on August 16, 2019, except as modified by the conditions of approval herein. 2. Approval Expiration: Any building permits or sign approvals issued by the City shall be valid for six months from the effective date of final City Council approval. Within this six-month period, the sign must be erected in compliance with the approval consistent with CMC 21.30.030 – Permit expiration. 3. Sign Maintenance: The signs shall be maintained in good condition at all times and shall be repaired or replaced as necessary. 4. Building Permits Required: The applicant shall obtain all necessary building and/or electrical permits from the Building Division prior to the installation of any new signs. 5. Freeway Oriented Signs: The two freeway oriented signs shall be identical in size and appearance as set forth in the approved project plans. 6. Second-Tenant: One of the two freeway oriented signs shall be removed in the event the building is ever leased by a second tenant with at least 50,000 sq. ft. of gross floor area. 7. Illumination: The freeway oriented signs shall be adjustable in brightness to ensure consistency in appearance/brightness. The sign brightness may also be reduced in intensity to avoid adverse community impacts to the satisfaction of the Community Development Director. 188 This map is based on GIS Information and reflects the most current information at the time of this printing. The map is intended for reference purposes only and the City and its staff is not responsible for errors. 675 Creekside Way (8x8) 2,257Campbell IT, GIS Services 376 1:WGS_1984_Web_Mercator_Auxiliary_Sphere Feet 3760 Scale