Sign - Kirkwood Plaza-2004June 9, 2004
Northwest Signs
325 Washington Street
Santa Cruz, CA 95060
Re:
PLN2004-35 -1630 W. Campbell Avenue - Sign Exception - Kirkwood Plaza
Dear Applicant:
Please be advised that at its meeting of June 8, 2004, the Planning Commission adopted
Resolution No. 3574 granting a Sign Exception to allow the installation of a freestanding
monument sign on the above referenced property.
This action is effective in ten calendar days, unless appealed in writing to the City Clerk by 5
p.m. on Friday, June 18, 2004. California Code of Civil Procedure, Section 1094.6, governs the
time within which judicial review of this decision must be sought.
If you have any questions, please do not hesitate to contact me at (408) 866-2140.
Sincerely,
Stephanie Willsey
Planner I
Cc:
Ed Arango, Public Works
Frank Mills, Building
Chris Veargason, County Fire
Kirkorian Enterprises (Property Owners)
1630 W. Campbell Avenue
Campbell, CA 95008
70 North First Street. Campbell, California 95008-1436
TEl.408.866.:!140. FAX 408.871_5140
Tn ) 408.866.2790
RESOLUTION NO. 3574
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF CAMPBELL GRANTING A SIGN EXCEPTION (pLN2004-35) TO
ALLOW A FREESTANDING MONUMENT SIGN ON PROPERTY OWNED
BY KIRKORIAN ENTERPRISES LOCATED AT 1630 W. CAMPBELL
AVENUE IN A C-I-S (NEIGHBORHOOD COMMERCIAL) ZONING
DISTRICT. APPLICATION OF NORTHWEST SIGNS, ON BEHALF OF
KIRKORIAN ENTERPRISES. FILE NO.: PLN2004-3S.
After notification and public hearing, as specified by law, and after 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 PLN2004-35:
1. The proposed sign is architecturally compatible with the buildings in terms of color, style and
design and would be constructed of high quality durable materials.
2. The proposed freestanding sign would replace an existing freestanding sign near the
driveway entrance for Nob Hill Foods.
3. The sign would be 15 feet 9-inches tall and 62 square feet in sign area.
4. The sign height, which exceeds the height limitation by one-feet nine-inches, and the sign
area, which exceeds the maximum size limitation by 12 square feet, would best serve the
public welfare and would be in keeping with the purposes of the Sign Ordinance.
5. The sign would serve as the major tenant anchor sign and is an appropriate size in
comparison to the size of the shopping center.
6. The project qualifies as Categorically Exempt project W1der Section 15303. Class 3 of the
California Environmental Quality Act (CEQA), pertaining to the construction of new small
accessory structures.
Based on the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed sign is consistent with the purposes of the Sign Ordinance by preserving and
improving the visual character of the community.
2. The proposed sign would not be detrimental to the public welfare or persons in the
neighborhood or the City as a whole and allows for reasonable business identification.
3. The proposed sign will promote the economic vitality of the City by providing adequate
identification and visibility of the businesses.
Planning Commission Resolution No. 3574
PLN2004-35 -1630 W. Campbell Avenue - Sign Exception - Kirkwood Plaza
Page 2
4. The use is of such size and is located in reference to surrounding uses and traffic circulation
system so that a larger and higher sign would best serve the public welfare and would be in
keeping with the purposes of the Sign Ordinance.
5. No substantial evidence has been presented from which a reasonable argument could be
made that shows that the project, as currently presented and subject to the required conditions
of approval, will have a significant adverse impact on the environment.
6. There is a reasonable relationship and a rough proportionality between the conditions of
approval and the impacts of the project.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission grants a Sign
Exception (pLN2004-35) to allow a freestanding monument sign on property owned by
Kirkorian Enterprises located at 1630 W. Campbell Avenue in a C-I-S (Neighborhood
Commercial), subject to the following conditions.
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~P ARTMENT
Plannin~ Division:
1. Approved Plans: Approval is granted for a Sign Exception (pLN2004-3S) to allow a
freestanding monument sign located at 1630 W. Campbell Avenue. The sign design and
location submitted for building permits shall substantially conform to the project plans
stamped as received by the Planning Division on May 13, 2004.
2. Development J\p,proval Expiration: The Sign Exception approval shall be valid for one year
from the date of final approval. Within this one-year period a building pennit must be issued
or the Sign Exception shall expire and be deemed void without further notification by the
City.
3. Sign Maintenance: The sign shall be maintained in good condition at all times and shall be
repaired or replaced as necessary.
Buildin2 Division:
4. Pennits Require4: A building permit application shall be required for the proposed signs.
Planning Commission Resolution No. 3574
PLN2004-35 - 1630 W. Campbell Avenue - Sign Exception - Kirkwood Plaza
Page 3
The building permit shall include Electrica1/Plumbing/Mechanical fees when such work is
part of the permit. Prior to perfonning any work, the applicant shall make application to, and
receive from, the Building Division, all applicable construction permits.
PASSED AND ADOPTED this 8th day of J Wle, 2004, by the following roll call vote:
Doorley, Francois, Gibbons, Hernandez, Rocha and
Roseberry
NOES: Commissioners: None
ABSENT: Commissioners: Alderete
ABSTAIN: Comnrimonms: ~:OVED: ~~
ATIEST: ~/h~ ~~~ Ge Doorley, .
Sharon Fierro, Secretary
AYES:
Commissioners:
MEMORANDUM
To:
Planning Commission
Date: June 8, 2004
From:
Stephanie Willsey, Planner I
~
Subject:
PLN2004-35 - Sign Exception - 1630 W. Campbell Avenue
Please find attached revised findings of approval for Item #4. The revised findings are in bold text.
Attachments: Revised Findings of Approval
Attachment # 1
FINDINGS FOR APPROVAL OF FILE NO. PLN2004-35
SITE ADDRESS:
APPLICANT:
DATE:
1630 W. Campbell Avenue
Northwest Signs
June 8, 2004
Findings for approval of a Sign Exception (PLN2004-35) to allow a freestanding monument sign
on property located at 1630 W. Campbell Avenue.
The Planning Commission finds as follows with regard to File No. PLN2004-35:
1. The proposed sign is architecturally compatible with the buildings in tenus of color, style and
design and would be constructed of high quality durable materials.
2. The proposed freestanding sign would replace an existing freestanding sign near the
driveway entrance for Nob Hill Foods.
3. The sign would be 15 feet 9-inches tall and 62 square feet in sign area.
4. The sign height, which exceeds the height limitation by one-feet nine-inches, and the
sign area, which exceeds the maximum size limitation by 12 square feet, would best
serve the public welfare and would be in keeping with the purposes of the Sign
Ordinance.
5. The sign would serve as the major tenant anchor sign and is an appropriate SIze III
comparison to the size of the shopping center.
6. The project qualifies as Categorically Exempt project under Section 15303, Class 3 of the
California Environmental Quality Act (CEQA), pertaining to the construction of new small
accessory structures.
Based on the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed sign is consistent with the purposes of the Sign Ordinance by preserving and
improving the visual character of the community.
2. The proposed sign would not be detrimental to the public welfare or persons in the
neighborhood or the City as a whole and allows for reasonable business identification.
3. The proposed sign will promote the economic vitality of the City by providing adequate
identification and visibility of the businesses.
4. The use is of such size and is located in reference to surrounding uses and traffic
circulation system so that a larger and higher sign would best serve the public welfare
and would be in keeping with the purposes of the Sign Ordinance.
Attachment # 1
Page 2of2
5. No substantial evidence has been presented from which a reasonable argument could be
made that shows that the project, as currently presented and subject to the required conditions
of approval, will have a significant adverse impact on the environment.
6. There is a reasonable relationship and a rough proportionality between the conditions of
approval and the impacts of the project.
CITY OF CAMPBELL. PLANNING COMMISSION
Staff Report. June 8, 2004
PLN2004-35
Northwest Signs
Public Hearing to consider the application of Northwest Signs, on behalf of
Kirkorian Enterprises, for a Sign Exception (PLN2004-35) to allow a
freestanding monument sign on property owned by Kirkorian Enterprises
located at 1630 W. Campbell Avenue, in a C-1-S (Neighborhood
Commercial) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
1. Adopt a Resolution, incorporating the attached findings, approving a Sign Exception
(PLN2004-35) to allow a freestanding monument sign, subject to the attached conditions of
approval.
ENVIRONMENTAL DETERMINATION
Staff recommends that the Planning Commission find that this project is Categorically Exempt
under Section 15303, Class 3 of the California Environmental Quality Act (CEQA), pertaining to
the construction of new small accessory structures.
PROJECT DATA
Sign Area Proposed:
Sign Area Permitted:
62 square feet
50 square feet
Sign Height Proposed:
Sign Height Permitted:
15 feet, 9 inches
14 feet
D ISCUSSI 0 N
Applicant's Proposal: The applicant is requesting a Sign Exception to allow the construction of a
new freestanding monument sign for Kirkwood Shopping Center located at 1630 W. Hamilton
Avenue. The proposed sign would replace an existing freestanding sign and utilize only the
existing footings and poles.
Background: The subject property is developed with Kirkwood Plaza, a multi tenant commercial
shopping center, located on the southwest corner of West Campbell Avenue and South San
Tomas Aquino Road.
The applicant is proposing to replace an existing freestanding sign at the same location. The
existing sign is 40 square feet in area and is 15 feet 6 inches tall. The signage consists of channel
lettering reading "Kirkwood Plaza" on top and a multi-tenant sign cabinet below that
accommodates three tenant names. The Sign Ordinance, prior to revisions approved by the City
Council in 1993, permitted the sign face of a freestanding sign to a maximum height of 14 feet.
The 14-foot height limitation did not apply to the sign structure, thus, architectural features were
allowed to exceed the 14 foot height limit. The existing sign was approved in 1991 under
Staff Report - Planning Coflllo.ission Meeting of June 8, 2004
PLN2004-35 -1630 W. Campbell Avenue
Page 2 of3
previous standards and has a maximum height of 15 feet, 6-inches and is considered a non-
confonning sign under the Sign Ordinance. The Sign Ordinance requires that an alteration in the
advertising display area of a non-conforming sign shall constitute the erection of a new sign and
comply with all provisions ofthe Sign Ordinance.
In 1994 the property owners applied for a Sign Exception to modify the existing non-conforming
sign and add the cabinet signs below. Although the new cabinets did not make the sign exceed
the allowable sign area square footage of 50 square feet, the existing height of the sign was 15
feet 6 inches and therefore required approval by the Planning Commission to exceed the
requirements of the Sign Ordinance. The Planning Commission approved this request in 1994.
ANALYSIS
Sign Proposal: The proposed freestanding sign would replace an existing freestanding sign near
the driveway entrance for Nob Hill Foods. The new sign would utilize the existing sign poles
and footings and the rest of the sign would be new construction. The sign would be 15 feet 9-
inches tall and 62 square feet in sign area. The top portion of the sign would consist of internally
lit, push through lettering reading "Kirkwood Plaza" and "Nob Hill Foods" and the shopping
centers multi-color logo. The bottom portion of the sign would be an internally lit multi-tenant
sign cabinet which would accommodate six tenant names.
Sign Requirements: Under Section 21.30.080(A) of the Sign Ordinance, a commercial business
is pennitted one freestanding sign for each parcel of land. The size of the sign shall not be
greater than one square foot of sign area for each linear foot of business frontage, with a
maximum sign area of 50 square feet and a minimum sign area of 20 square feet. The maximum
height of a freestanding sign is 14 feet above the ground. The applicant would be allowed one
50 square foot freestanding sign on this parcel with a maximum height of 14-feet.
Signage which is consistent with these standards may be approved by the Community
Development Director. However, sign proposals that exceed the maximum height and size
requirements must be considered by the Planning Commission for approval. Section 21.30.030
of the Sign Ordinance stipulates that the Planning Commission may authorize increased sign area
or increased sign height when it determines that one or more of the following apply:
a. The use or uses for which the signs are to be erected would not be adequately identified;
or
b. The site is unusually difficult to locate in comparison to similar uses without exceeding
the sign standards; or
c. The use is of such size and is located in reference to surrounding uses and/or the traffic
circulation system so that a larger, higher or temporary off-site directional sign, or longer
time period would best serve the public welfare and would be in keeping with the
purposes of this Chapter.
Staff finds that the proposed sign would serve as the major tenant anchor sign and is an
appropriate size for the size of the shopping center. Therefore, staff finds that the sign height,
which exceeds the height limitation by one-feet nine-inches and the sign area, which exceeds the
Staff Report - Planning Conlll1ission Meeting of June 8, 2004
PLN2004-35 -1630 W. Campbell Avenue
Page 3 of 3
maximum size limitation by 12 square feet, would best serve the public welfare and would be in
keeping with the purposes of this Chapter.
Site and Architectural Review Committee: The Site and Architectural Review Committee did
not review this application, as there are no changes proposed to the exterior of the commercial
buildings or site configuration.
Attachments:
1. Findings for Approval ofPLN2004-35
2. Conditions of Approval for PLN2004-35
3. Exhibits
4. Location Map
Prepared by:
;~JUg, ~ Jì I ~
Stephanie Willsey, Planner I
Approved by: ~ 6~7
of 1. Bra y, Semor Planner
Attachment # 1
FINDINGS FOR APPROVAL OF FILE NO. PLN2004-35
SITE ADDRESS:
APPLICANT:
DATE:
1630 W. Campbell Avenue
Northwest Signs
June 8, 2004
Findings for approval of a Sign Exception (PLN2004-35) to allow a freestanding monument sign
on property located at 1630 W. Campbell Avenue.
The Planning Commission finds as follows with regard to File No. PLN2004-35:
1. The proposed sign is architecturally compatible with the building in tenns of color, style and
design and would be constructed of high quality durable materials.
2. The proposed freestanding sign would replace an existing freestanding sign near the
driveway entrance for Nob Hill Foods.
3. The sign would be 15 feet 9-inches tall and 62 square feet in sign area.
4. The sign height, which exceeds the height limitation by one-feet nine-inches, and the sign
area, which exceeds the maximum size limitation by 12 square feet, would best serve the
public welfare and would be in keeping with the purposes of this Chapter.
5. The sign would serve as the major tenant anchor sign and is an appropriate SIze III
comparison to the size of the shopping center.
6. The project qualifies as Categorically Exempt project under Section 15303, Class 3 of the
California Environmental Quality Act (CEQA), pertaining to the construction of new small
accessory structures.
Based on the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed sign is consistent with the purposes of the Sign Ordinance by preserving and
improving the visual character of the community.
2. The proposed sign would not be detrimental to the public welfare or persons in the
neighborhood or the City as a whole and allows for reasonable business identification.
3. The proposed signs will promote the economic viability of the City by providing adequate
identification and visibility of the business, and will also best serve the public welfare and be
in keeping with the principles and purposes of the City's Sign Ordinance.
4. No substantial evidence has been presented from which a reasonable argument could be
made that shows that the project, as currently presented and subject to the required conditions
of approval, will have a significant adverse impact on the environment.
5. There is a reasonable relationship and a rough proportionality between the conditions of
approval and the impacts of the project.
Attachment #2
CONDITIONS OF APPROVAL FOR FILE NO. PLN2004-35
SITE ADDRESS:
APPLICANT:
DATE:
1630 W. Campbell Avenue
Northwest Signs
June 8, 2004
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinances of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. 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
Plannin2: Division:
1. Approved Plans: Approval is granted for a Sign Exception (PLN2004-35) to allow a
freestanding monument sign located at 1630 W. Campbell Avenue. The sign design and
location submitted for building permits shall substantially conform to the project plans
stamped as received by the Planning Division on May 13, 2004.
2. Development Approval Expiration: The Sign Exception approval shall be valid for one year
from the date of final approval. Within this one-year period a building permit must be issued
or the Sign Exception shall expire and be deemed void without further notification by the
City.
3. Sign Maintenance: The sign shall be maintained in good condition at all times and shall be
repaired or replaced as necessary.
Buildin2: Division:
4. Permits Required: A building permit application shall be required for the proposed signs.
The building permit shall include Electrical/Plumbing/Mechanical fees when such work is
part of the permit. Prior to performing any work, the applicant shall make application to, and
receive from, the Building Division, all applicable construction permits.
0«: . CAlf?
. ';'ó>
i:: ~
..... r'"
U r
CAMPBELL
.-' "-
i- "
é' ,,'
'ORCHA"O'
r-:
CITY OF CAMPBELL
u
Community Development Department
May 28, 2004
"I" The ()"¡',,,d Cdy 2°'"
NOTICE OF PUBLIC 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, June 8, 2004, in the City Hall Council Chambers, 70
North First Street, Campbell, California, for a Public Hearing to consider the application of
Northwest Signs, on behalf of Kirkorian Enterprises, for a Sign Exception (PLN2004-35) to
allow a freestanding monument sign on property owned by Kirkorian Enterprises located at 1630
W. Campbell Avenue, in a C-1-S (Neighborhood Commercial) Zoning District. Staff is
recommending that this project be deemed Categorically Exempt under CEQA.
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 Community Development Department 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 contact the
Community Development Department at (408) 866-2140, at least one week in advance of the
meeting.
PLANNING COMMISSION
CITY OF CAMPBELL
SHARON FIERRO
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. PLN2004-35
Address: 1630 W. Campbell Avenue
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.871.5140 . II) ) 408.866-2790
Of¡.CA~
. ';'ó>
~ ~
..... r'"
U r
.-' "-
i- "
é' ú'
. 0 '
RCHAR"
CITY OF CAMPBELL
Community Development Department - Current Planning
March 31, 2004
Northwest Signs
325 Washington St.
Santa Cruz, CA 95060
Re:
Sign Permit Application
File No.: PLN2004-00035
1630 W. Campbell Ave.
Dear Applicant:
The Planning Division has reviewed your sign application (PLN2004-00035) for one new free-standing
sign located at the above referenced address, The application has been deemed incomplete.
The existing sign, that the proposed sign would replace, was approved by the Planning Commission in
1994 because it exceeded the maximum allowable height of 14 feet. A new sign that exceeds any
requirements of the City's Sign Ordinance requires approval of a Sign Exception by the Planning
Commission. The proposed sign exceeds the maximum height limitation of l4 feet and exceeds the
maximum sign area limitation of 50 square feet. The fee for a Sign Exception application is $1,650. If
you would like to pursue a Sign Exception, please pay the difference of the Sign Exception application
fee and the $255 Sign Permit fee you have already paid. Revised plans will also need to be submitted that
clearly dimension the square footage of signage area for the top area of the sign and the cabinet area
below.
Staff recommends that the design of the proposed sign be modified to more closely reflect the roof of the
existing sign. The Sign Ordinance requires that individual signs in the same shopping center shall be of
the same design insofar as possible. Although a couple of the existing free standing signs for the
shopping center have different roofs than the other matching free standing signs, introducing yet another
design is not in keeping with the requirements of the Sign Ordinance,
If you should have any questions, please do not hesitate to contact me at (408) 866-2193 or by email at
stephaniew@cityofcampbell.com.
Sincerely,
~lu~
Stephanie Willsey
Planner I
cc:
GeoffBradley, Senior Planner
Kirkorian Enterprises, 1630 W. Campbell Av., Campbell, CA 95008
70 North First Street
Campbell, California 95008-1436
TEL 408.866.2140
FAX 408.866.8381 . TO!) 408.866.2790