Expressway Sign - Denied - 2000CITY OF CAMPBELL
City Clerk's Office
October 10, 2000
Mr. George Kasolas, Attorney At Law,
Pruneyard Towers I
1901 S. Bascom Avenue, Ste., 1220
Campbel~.~CA 95008
Dear/~,/Kasolas:
At the regular meeting of October 3, 2000, the City Council held a public hearing to consider
an application of Mr. Raymond Zhao, on behalf of Scandinavian Concepts, for approval of a
sign application (PLN 2000-14) for an expressway-oriented sign to be located on the east
elevation of the Riverside Plaza Shopping Center on property located at 651 W. Hamilton
Avenue in a P-D (Planned Development) Zoning District.
After hearing public testimony, Council discussion, and consideration, the City Council took
the following action:
Adopted Resolution No. 9754 denying a Sign Application to allow an expressway-
oriented sign (visible from San Tomas Expressway at Hamilton Avenue) for a retail
furniture store (Scandinavian Concepts) on property located at 651 W. Hamilton
Avenue.
A certified copy of this Resolution is attached for your records.
Continued
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2117 - F^X 408.374.6889 . TOD 408.866.2790
Page 2
Please do not hesitate to contact this office (866-2117) or Sharon Fierro, Community
Development Director, should you have any questions in regard to the City Council's action.
Sincerely,
Anne Bybee
City Clerk
Enc.
CC.
Raymond Zhao, 1600 E1 Camino Real, San Bruno 94066
Robert J. Logan, Atty. At Law, 255 W. Julian St., Ste. 302, San Jose 95110-2406
Sharon Fierro, Community Development Director
RESOLUTION NO. 9754
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL DENYING A SIGN APPLICATION TO ALLOW AN
EXPRESSWAY-ORIENTED SIGN (VISIBLE FROM SAN TOMAS
EXPRESSWAY AT HAMILTON AVENUE) FOR A RETAIL
FURNITUR~ STORE (SCANDINAVIAN CONCEPTS) ON
PROPERTY LOCATED AT 651 W. HAMILTON AVENUE.
APPLICATION OF MR. RAYMOND ZHAO. FILE NO. PLN200C-14
(SA).
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 City Council finds as follows with
regard to File No. PLN2000-14 (SA):
1. The proposed expressway-oriented sign is limited to identification of an on-site
business.
o
The applicant has not demonstrated that the business operation is dependent upon
expressway identification and has not demonstrated that denial of said identification
would cause an undue hardship to the business.
The applicant has not demonstrated that the signage is necessary due to limited
visibility of the shopping center due to its shape and location or other factors unique
to the site.
4. The shopping center site is not unusually difficult to locate in reference to
surrounding uses, given that it is located on a comer parcel on a major intersection.
o
The expressway-oriented sign was shown mounted on the roof of the building. The
Planning Commission denied the placement of said sign, finding that a roof-mounted
sign was not necessary to provide adequate signage for the business and was
architecturally incompatible in design and inconsistent with the shopping center and
the surrounding neighborhood.
Based on the foregoing findings of fact, the City Council further finds and concludes that:
City Council Resolution
PLN2000-14 (SA) - 651 W. Hamilton Avenue - Raymond Zhao, Scandinavian Concepts
Page 2
1. The proposed expressway-oriented sign will not aid in the harmonious development
of the area.
2. The proposed expressway-oriented sign is not consistent with the City's Zoning
Ordinance and General Plan.
PASSED AND ADOPTED this 3rd day of October , 2000, by the following roll
call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST-
COUNCILMEMBERS: Dougherty, Furtado, Watson, Kennedy
COUNCILMEMBERS: Dean
COUNCILMEMBERS: None
COUNCILMEMBERS:-:~one
_~~-- ~?./.-x~ ~ane e. Kennedy, Mayor /
Anne Bybee, City Clerk
Council
Report
ITEM NO:
CATEGORY:
MEETING DATE:
Public Hearing
October 3, 2000
TITLE
Application of Mr. Raymond Zhao, on behalf of Scandinavian Concepts, for approval of a sign
application (PLN2000-14) for an expressway-oriented, roof-mounted sign to be located on the east
elevation of the Riverside Plaza Shopping Center on property located at 651 W. Hamilton
Avenue in a P-D (Planned Development) Zoning District.
RECOMMENDATION
The Planning Commission recommends that the City Council take the following action:
1. Adopt a Resolution denying the sign application for an expressway-oriented, roof-mounted
sign, subject to the attached findings.
ENVIRONMENTAL DETERMINATION
This project is categorically exempt under Section
CEQA; therefore, no environmental action is required.
15311 Class 11 (Accessory Structures) of
BACKGROUND
On March 14, 2000, the Planning Commission denied Raymond Zhao's application (PLN2000-14)
to allow the installation of a 100 square foot expressway-oriented, roof-mounted sign to be located
on the east elevation of the Riverside Plaza Shopping Center facing San Tomas Expressway. The
shopping center is located on the northwest comer of San Tomas Expressway and West Hamilton
Avenue.
This item was continued from the September 19, 2000 City Council meeting because of a mis-
understanding about the heating date. On June 20, 2000 the City Council held a public heating on
this matter and, after receiving the staff report and public testimony, the City Council continued the
matter to allow the Riverside Plaza Shopping Center monument sign to be installed. Previous
continuances were granted at the May 2, 2000 and April 4, 2000 City Council meetings at the
request of the applicant.
ANALYSIS
The applicant is requesting approval of the sign on behalf of his retail furniture store, Scandinavian
Concepts, which occupies the largest tenant space store in the shopping center. The proposed sign
is comprised of internally illuminated channel letters attached to a raceway to be located on the
roof of the building on the backside of the furniture store tenant space. There are no public store
entrances on the backside of the building facing the expressway.
Currently, the furniture store is identified by a 37.5 square foot cabinet sign near the main entrance
to the store and two (2) temporary banners above the two (2) public entrances to the store facing
Darryl Drive and West Hamilton Avenue. The main entrance to the furniture store faces Darryl
Drive.
City Council Report -- Meeting of October 3,
PLN2000-14
Page 2
2000
A new monument sign was installed in mid-August and has been placed at the east end of the
shopping center to enhance its visibility to motorists turning fxom the San Tomas Expressway onto
Hamilton Avenue. While the sign is not highly visible fi.om the Expressway it does provide store
identity on Hamilton Avenue, making it easy to identify the store location fi.om the street.
Mr. Zhao's application for one roof-mounted, expressway-oriented sign is regulated by separate
sections of the ordinance, each with a different process for approval. The approval of the roof-
mounted sign required approval of a sign exception and the expressway-oriented sign requires
special affu'mative findings by the City Council.
The roof-mounted sign:
The Planning Commission has final authority to allow an exception to the Sign Ordinance.
denial of the roof-mounted sign was a final action, unless appealed to the City Council.
applicant did not file an appeal.
The
The
However, staff automatically forwarded the matter to the City Council because the application and
plans for the expressway-oriented sign requested that it be placed on the roof. The Sign
Ordinance, Section 21.53.060, specifies that roof-mounted signs are prohibited, unless the
Planning Commission grants a sign exception. Higher signs may be granted when the Planning
Commission determines the following:
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
standards provided in the Sign Ordinance; or
C. The use is of such size and is so located in reference to surrounding uses and/or the traffic
circulation system 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 principles and
purposes of the Sign Ordinance.
Site and Architectural Review Finding: Chapter 21.42.07002)) of the Campbell Municipal Code
states that the Planning Commission can approve a Site and Architectural Review of an application
if the following findings are made:
A. That the proposed project is consistent with the General Plan of the City.
B. That the proposed project will aid in the harmonious development of the immediate area.
City Council Report -- Meeting of October 3, 2000
PLN2000-14
Pal~c 3
The expressway oriented sign:
The Zoning Ordinance specifies that expressway-oriented signs are specifically prohibited unless
considered by the City Council, upon recommendation of the Planning Commission. Expressway-
oriented signs are governed by several sections of the Sign Ordinance. Excerpts of the relevant
sections pertaining to expressway-oriented signs are provided below:
Administrative Procedures
Section 21.53.030 (C) Signs requiring City Council or Planning Commission approval. The
following signs shall require approval of the Planning Commission or the City Council in
accordance with the criteria of this chapter.
Freeway-Oriented Signs. Freeway-oriented signs shall be considered by the City Council upon
recommendation from the Planning Commission. Applications for such signs shall be considered
by the Planning Commission in the same manner as architectural and site approval applications and
in accord with guidelines expressed in this section. The recommendation to the City Council shall
be forwarded from the Planning Commission within sixty days of the filing of the application.
Prohibited Signs Section 21.53.060. The following signs are prohibited in the City unless
authorized by the planning commission as specified in Section 21.53.030:
C. Freeway-oriented signs, except as permitted by Section 21.53.080 (temporary signs) and
21.53.090(A) (Permanent signs);
Permanent signs--General. 21.53.090.
All permanem signs shall be designed so as to be architecturally compatible with and suitable for
the buildings and structures with which they are associated as well as the surrounding area. Insofar
as possible, freestanding signs shall be of similar design, proportion, materials and color as the
associated building, so as to tie the two together.
A. Freeway-Oriented Signs. Signs oriented to freeways or expressways shall comply with the
following criteria:
1. Permanent signs oriented to freeways or expressways 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 that denial of said identification would 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 the minimum height and size necessary to achieve visibility from the
freeway, expressway or public facility.
City Council Report -- Meeting of October 3, 2000
PLN2000-14
Pal~e 4
The sign shall not move, nor be animated, nor have flashing or moving lights.
Additional landscaping or architectural modification may be an added condition of approval
of said signing to screen the sign or its supporting structure or to sot~en and/or enhance the
appearance of the sign or the site as viewed from off-site locations.
A photograph of the new monument sign and previous reports are attached for the City Council's
review.
Attachments:
1. Staff memo re continuance to October 3, 2000, City Council meeting.
2. Letter of May 2, 2000 requesting continuance to the June 20th City Council meeting.
3. Letters of April 28 and April 6, 2000, submitted by the applicant's attorney, requesting
information on previously-approved freeway and expressway-oriented signs.
4. Letter of April 4, 2000, requesting continuance to the May 2~a City Council meeting.
5. Planning Commission Staff Report and Minutes
Prepared by:
Sharon Fierro, Community Development Director
Approved by:
Bernard M. Strojny, City Manager
15.
This is the time and place for a continued public hearing to consider the Application of
Mr. Raymond Zhao, on behalf of Scandinavian Concepts, for a Sign Application (PLN
2000-14) to allow an expressway-oriented sign (visible from San Tomas Expressway at
Hamilton Avenue) for a retail furniture store on property located at 651 W. Hamilton
Avenue in a PD (Planned DeVelopment) Zoning District.
Mayor Kennedy stated that staff recommends that this item be continued to the October
3ra Council Meeting.
Mayor Kennedy declared the public hearing open and asked if anyone in the audience
wished to be heard.
There being no one wishing to be heard, M/S: Dougherty/Dean - that this matter be
continued to the October 3rd Council Meeting. Motion adopted unanimously.
Ordinance Amending Chapter 13.04 of the Campbell Municipal Code regarding
Use of Campbell Park (Introduction of Ordinance/Roll Call Vote)
This is the time and place for a public hearing to consider an Ordinance amending
Chapter 13.04 of the Campbell Municipal Code regarding Use of Campbell Park.
Public Works Director Kass - Staff Report dated September 19, 2000.
Mayor Kennedy declared the public hearing open and asked if anyone in the audience
wished to be heard.
There being no one wishing to speak, Mayor Kennedy closed the public hearing.
In the discussion that followed, Councilmember Furtado recommended that the
ordinance should restrict dogs from the water feature and playground areas of the park.
City Attorney Seligmann recommended the following wording (in bold) be added: The
bringing of animals into any city park is prohibited, eXcept (b) dogs on leash at
Campbell Park, except at water features and playground areas.
M/S: Dean/Furtado - that the City Council introduce Ordinance 1992 mending
Section 13.04.100 of the Campbell Municipal Code allowing dogs on leash in
Campbell Park, except at water features and playground areas be introduced for
first reading. Motion adopted by the following rog call vote:
AYES: Councilmembers:_ Dougherty, Furtado, Watson, Dean, Kennedy _
~
NOES: Councilmembers: None ....
The City Clerk read the title of Ordinance 1992.
Minutes of 9/19/2000 City Council Meeting
/,~.0~: ' C ~l,~,~
MEMORANDUM v ~ CITY OF CAMPBELL
TO: Honorable Mayor and City Councilmembcrs DATE:September 19, 2000
FROM: Anne Bybee, City Clerk
SUBJECT: Agenda Item #14 - Scandinavian Designs
At its regular meeting of June 20, 2000, the City Council heard the above matter and
continued the item to 90 days or as soon thereafter as possible. The City Clerk calculated
the 90 day incorrectly and' notified the appellant that the matter was continued to the
October 3~d Council Meeting. When the discrepancy was discovered, the Clerk's Office
did not notify the appellant of the revised date. The appellant was not aware the item
was scheduled to be heard tonight until he received his agenda and staff report in today's
mail. Because the appellant is unable to attend the meeting tonight, staff recommends
this item be scheduled for the October 3~d City Council Meeting.
cc: City Manager City Attorney
Community Development Director ?'
Council
Report
ITEM NO:
CATEGORY:
MEETINGDATE:
Public Heating
September 19, 2000
TITLE
Application of Mr. Raymond Zhao, on behalf of Scandinavian Concepts, for approval of a sign
application (PLN2000-14) for an expressway-oriented', roof-mounted sign to be located on the
east elevation of the Riverside Plaza Shopping Center on property located at 651 W. Hamilton
Avenue in a P-D (Planned Development) Zoning District.
RECOMMENDATION
The Planning Commission recommends that the City Council take the following action:
1. Adopt a Resolution denying the sign application for an expressway-oriented, roof-mounted
sign, subject to the attached findings.
ENVIRONMENTAL DETERMINATION
This project is categorically exempt under Section 15311 Class 11 (Accessory Structures) of
CEQA; therefore, no environmental action is required.
BACKGROUND
On March 14, 2000, the Planning Commission denied Raymond Zhao's application (PLN2000-
14) to allow the installation of a 100 square foot expressway-oriented, roof-mounted sign to be
located on the east elevation of the Riverside Plaza Shopping Center facing San Tomas
Expressway. The shopping center is located on the northwest comer of San Tomas Expressway
and West Hamilton Avenue.
This item was continued from the June 20, 2000 City Council meeting. After receiving the staff
report and public testimony the City Council continued the matter to allow the Riverside Plaza
Shopping Center monument sign to be installed. Previous continuances were granted at the May
2, 2000 and April 4, 2000 City Council meetings at the request of the applicant.
ANALYSIS
The applicant is requesting approval of the sign on behalf of his retail furniture store,
Scandinavian Concepts, which occupies the largest tenant space store in the shopping center.
The proposed sign is comprised of internally illuminated channel letters attached to a raceway to
be located on the roof of the building on the backside of the furniture store tenant space. There
are no public store entrances on the backside of the building facing the expressway.
Currently, the furniture store is identified by a 37.5 square foot cabinet sign near the main
entrance to the store and two (2) temporary banners above the two (2) public entrances to the
store facing Darryl Drive and West Hamilton Avenue. The main entrance to the. furniture store
faces Darryl Drive.
City Council Report -- Meeting of September 19, 2000
PLN2000-14
Page 2
A new monument sign was installed in mid-August and has been placed at the east end of the
shopping center to enhance its visibility to motorists turning from the San Tomas Expressway
onto Hamilton Avenue. While the sign is not highly Visible from the Expressway it does provide
store identity on Hamilton Avenue, making it easy to identify the store location from the street.
Mr. Zhao's application for one roof-mounted, expressway-oriented sign is regulated by separate
sections of the ordinance, each with a different process for approval. The approval of the roof-
mounted sign required approval of a sign exception and the expressway-oriented sign requires
special affirmative findings by the City Council.
The roof-mounted sign:
The Planning Commission has final authority to allow an exception to the Sign Ordinance.
denial of the roof-mounted sign was a final action, unless appealed to the City Council.
applicant did not file an appeal.
The
The
However, staff automatically forwarded the matter to the City Council because the application
and plans for the expressway-oriented sign requested that it be placed on the roof.
The Sign Ordinance, Section 21.53.060, specifies that roof-mounted signs are prohibited, unless
the Planning Commission grants a sign exception. Higher signs may be granted when the
Planning Commission determines the following:
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 standards provided in the Sign Ordinance; or
C. The use is of such size and is so located in reference to surrounding uses and/or the traffic
circulation system 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
principles and purposes of the Sign Ordinance.
Site and Architectural Review Finding: Chapter 21.42.070(D) of the Campbell Municipal Code
states that the Planning Commission can approve a Site and Architectural Review of an
application if the following findings are made:
A. That the proposed project is consistent with the General Plan of the City.
B. That the proposed project will aid in the harmonious development of the immediate area.
The expressway oriented sign:
The Zoning Ordinance specifies that expressway-oriented signs are specifically prohibited unless
considered by the City Council, upon recommendation of the Planning Commission.
City Council Report -- Meeting of September 19, 2000
PLN2000-14
Page 3
Expressway-oriented signs are governed by several sections of the Sign Ordinance. Excerpts of
the relevant sections pertaining to expressway-oriented signs are provided below:
Administrative Procedures
Section 21.53.030 (C) Signs requiring City Council or Planning Commission approval. The
following signs shall require approval of the Planning Commission or the City Council in
accordance with the criteria of this chapter
1. Freeway-Oriented Signs. Freeway-oriented signs shall be considered by the City
Council upon recommendation from the Planning Commission. Applications for such signs
shall be considered by the Planning Commission in the same manner as architectural and site
approval applications and in accord with guidelines expressed in this section. The
recommendation to the City Council shall be forwarded from the Planning Commission
within sixty days of the filing of the application.
Prohibited Signs Section 21.53.060. The following signs are prohibited in the City unless
authorized by the planning commission as specified in Section 21.53.030:
C. Freeway-oriented signs, except as permitted by Section 21.53.080
(temporary signs) and 21.53.090(A) (Permanent signs);
Permanent signs--General. 21.53.090.
All permanent signs shall be designed so as to be architecturally compatible with and suitable
for the buildings and structures with which they are associated as well as the surrounding
area. Insofar as possible, freestanding signs shall be of similar design, proportion, materials
and color as the associated building, so as to tie the two together.
A. Freeway-Oriented Signs. Signs oriented to freeways or expressways shall comply
with the following criteria:
1. Permanent signs oriented to freeways or expressways 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 that denial of said identification would 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 the minimum height and size necessary to achieve visibility
from the freeway, expressway or public facility.
5. The sign shall not move, nor be animated, nor have flashing or moving lights.
6. Additional landscaping or architectural modification may be an added condition
of approval of said signing to screen the sign or its supporting structure or to soften and/or
enhance the appearance of the sign or the site as viewed from off-site locations.
City Council Report -- Meeting of September 19, 2000
PLN2000,14
Page 4
A photograph of the new monument sign and previous reports are attached for the City Council's
review.
Attachments:
1. Letter of May 2, 2000 requesting continuance to the June 20~ City Council meeting.
2. Letters of April 28 and April 6, 2000 submitted by the applicant's attorney requesting
information on previously approved freeway and expressway-oriented signs.
3. Letter of April 4, 2000 requesting continuance to the May 2na City Council meeting.
4. City Council Report of April 4, 2000
5. Planning Commission Staff Report and Minutes
Prepared by:
Approved by:
Sharon Fierro, Community Development Director
Bernard M. Strojny, City Manager
June 29, 2000
.o¥'C~t~
CITY OF CAMPBELL
City Clerk's Office
George Kasolas
Law Offices of George C. Kasolas
Pruneyard Towers I
1901 S. Bascom Avenue, Suite 1220
Campbell, CA 95008-2212
Dear ~ Kaso~a~s.'
At its regular meeting of June 20, 2000, the City Council considered the application of your
client, Scandinavian Concepts, for an expressway-oriented, roof-mounted sign to be located on
the east elevation of the Riverside Plaza Shopping Center on property located at 651 W.
Hamilton Avenue.
Following due discussion and consideration, the City Council continued the Appeal of the
Planning Commission's denial of the roof-mounted sign and continued the Planning
Commission's recommended denial of the expressway-oriented sign for 90 days. The item will
be scheduled for the October 3, 2000 City Council Meeting.
Should you have any questions regarding the City Council's action, please feel free to contact
the Community Development at (408) 866-2140.
Sincerely,
Anne Bybee
City Clerk
cc~
Mr. Raymond Zhao, Applicant
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2117 · FaX 408.374.6889 . TDD 408.866.2790
;HAKE SHINGLE ROOF OVER
AND WOOD
DP. FAB'D
SIGN
LETTERS
I I
RIYffRlll)ff
SCANDINAVIAN
CONCEPTS
furn itu re
13" X 5'-4" X 3/4" DP. TRAANSLUCENT
TENANT PANEL;-TYP. @ 3 PLACES
EA. SIDE.
X 5'-4" X 3/4" DP.
3ENTMAJ_O~
PANEL;-TYP. @
BOTH SIDES
METAL MON-
UMENT BODY.
GRADE @
SIGN
DESlG.EDPO. RIVERSIDE PLAZA
HAMILTON & SAN TOMAS
CAMPBELL, CALIF.
APPROVED DATE
ILLUMINATED
7-9-99: REDE:
DESIGNER DATE
M
This is an original unpublished drawing, created by Amcoe Sign Co. t is
submitted for your personal use in connection with the project being planned
for you by Amcoe Sign Company. It is not to be shown to anyone outside your
organization, nor is it to be used, reproduced, copied or exhibited in any
fashion. All or part of this design (excepting registered trademarks) remain
the property of Amcoe Sign Company
SCALE
NOTED
DESIGN NO.
6753
960 san antonio avenue · pato alto, california 94303 · phone (650)858-1221 · state contractors license no. 332680
June 23, 2000
CITY OF CAMPBELL
City Clerk's Office
George Kasolas
Law Offices of George C. Kasolas
Pruneyard Towers I
1901 S. Bascom Avenue, Suite 1220
Campbell, CA 95008-2212
Dear George:
At its regular meeting of June 20, 2000, the City Council considered the application of your
client, Scandinavian Concepts, for an expressway-oriemed, roof-mounted sign to be located on
the east elevation of the Riverside Plaza Shopping Cemer on property located at 651 W.
Hamilton Avenue.
Following due discussion and consideration, the City Council continued the matter for 90 days
pending construction of a monument sign for the shopping center which should provide
adequate site identification for Scandinavian Concepts. The item will be scheduled for the
October 3, 2000 City Council Meeting.
Should you have any questions regarding the City Council's action, please feel free to contact
the Community Development at (408) 866-2140.
Sincerely,
City Clerk
cc: Mr. Raymond Zhao, Applicant
Community Development Dept.
North First Street - Campbell, California 95008.1423 · ~L 408.866.2117 ' Fax 408.374.6889 · 'mD 408.866.2790
LAW OFFICES OF
George C. Kasolas
PRUNEYARD TOWERS 1
1901 SOUTH BASCOM AVENUE
SUITE 1220
CAMPBELL, CALIFORNIA 95008-2212
TELEPHONE
(408) 371-9000
FAX
(408) 371-8796
June 20,2000
The Honorable Mayor Kennedy
& Members of the Campbell City Council
City of Campbell - City Hall
70 N. First Street
Campbell, CA 95008
Re: Item No. 10: Public Hearing
Meeting Date: June 20, 2000
Application of: Mr. Raymond Zhao on behalf
of Scandinavian Concepts for approval of a sign
application (PLM2000-14) for an express-oriented
roof mounted sign to be located on the east elevation
of the Riverside Plaza Shopping Center on property located
at 651 West Hamilton Avenue and PD (Plan Development)
Zoning District.
Dear Mayor Kennedy and Members of the City Council:
I am presenting this letter regarding signage for Scandinavian Concepts, 651
West Hamilton Avenue, Campbell, CA. It is my intent to provide each of you with some
background on Scandinavian Concepts, some detail about the sign application and why
Scandinavian Concepts believe that the sign being requested is essential to their
business operation, particularly their effort to increase sales in this regional market.
Scandinavian Concepts commenced operation in 1994 in San Bruno, CA. In 1998,
Scandinavian Concepts opened its doors at its present location occupying 20,000 square
feet of the Riverside Plaza Shopping Center and has the option to expand at its present
site. The site that Scandinavian Concepts now occupies was previously occupied sometime
ago by Lucky Stores whom it is believed had a sign addressing the expressway as being
requested herein now by Scandinavian Concepts.
Scandinavian Concepts is a regional marketer.and serves a broad market with
ninety-five (95%) percent of its customers coming from outside the City of Campbell.
The Honorable Mayor Kennedy
& Membem ofthe Campbell City Council
Page 2
June 20,2000
The applicable provisions of the sign ordinance are as follows:
Section 21.53.00 Permanent Signs - General
All permanent signs shall be designed as to be architectural compatible with and
suitable for the buildings and structures with which they are associated as well as the
surrounding area. Insofar as possible, free standing signs shall be of similar design,
proportional, materials and colors as the associated buildings, so as to tie the two together.
The design of the sign is architecturally compatible and suitable for the
building and integrates well with the materials and colors of the building as
indicated on the rendering provided with this application.
Freeway-Oriented Signs. Signs oriented to freeways or
expressways shall comply with the following criteria:
Permanent signs oriented to freeways or expressways shall be
limited to identification of on-site business.
The proposed sign consists only of the name of the business "Scandinavian
Concepts."
The Applicant shall demonstrate the business operation is
dependent on freeway or expressway identification and the
denial of said identification would cause undue hardship.
The expressway-oriented signage is needed because Scandinavian
Concepts, is a relative new comer to Campbell, is dependent on identity
achieved to help establish itself in this area and increase its retail sales.
Ninety-five (95%) percent of Scandinavian Concepts' customers are from
outside of Campbell. Denial of the identity established by the expressway-
oriented sign would create an undue hardship on Scandinavian Concepts as
it seeks to improve its identity and increase its retail sales as a regional
marketer and is dependent upon expressway traffic for customers to identify
its location.
The Applicant shall demonstrate that its signage is necessary
due to limited visibility of the parcel due to its shape and
location or other factors unique to the site. The site is set back
from Hamilton Avenue and addresses Darrel Avenue to which
the traffic flow is limited.
The Hono~ble Mayor Kennedy
& Membe~ ofthe Campbell City Council
Page 3
June 20,2000
Between the site and Hamilton Avenue there is another store that addresses
Hamilton Avenue thereby blocking the view from Hamilton Avenue.
The view from Hamilton Avenue is also blocked by another free-standing
building that is located at the corner of Darrel Avenue and Hamilton Avenue
'known as Del Taco.
This site does not address an arterial street. It addresses Darrel Avenue,
however, its address is Hamilton.
The entrance to this site is approximately 250 feet from Hamilton Avenue.
This site is the major anchor to the Riverside Plaza Shopping Center.
The sign shall be the minimum height and size necessary to
achieve visibility from the freeway, expressway or other public
facility.
The sign is proportional to the architectural scale of the building and is the
minimum size needed for expressway visibility.
o
The sign shall not move nor be animated nor have any flashing
or moving lights.
The sign is illuminated and does not move, or not animated and does not
have any flashing lights.
Additional landscaping or architectural modifications may be an
added condition of approval to said signage to screen the sign
or its supporting structure or to soften and/or enhance the
appearance of the sign or the site as viewed from off-site
locations.
The structural support for the signs will be hidden from view (behind the
letters).
The Honorable Mayor Kennedy
& Members of the Campbell City Council
Page 4
June 20, 2000
In response to a request on behalf of the Applicant, the Planning Staff has provided
records for all of the existing freeway/expressway signage that has received approval of the
City of Campbell is presently in existence at this time:
Larkspur Landing, 550 West Hamilton Avenue, Campbell CA
(File No. SA 99-12), approved six signs including expressway-oriented sign
consisting of 129 square feet facing West (San Tomas Expressway) and one
double-sided monument sign, approved August 10, 1999.
Canyon Creek Apartments, 500 Railway Avenue, Campbell, CA
(File No. SA 94-31), approved 72 square foot permanent wall-mounted
freeway-oriented sign consisting of 24" high bronze letters reading "Canyon
Creek" to approximately 480 square feet of temporary freeway-oriented
banner signs to be located on the side elevations of two buildings. In
addition, this Applicant received approval for one permanent 25' square off-
site directional signs at Kennedy/Winchester a number of blocks from its site,
approved February 9, 1995.
Fry's Electronic, 600 East Hamilton Avenue, Campbell CA
(File No. SA 92-44), Highway 17 frontage, 45' height, size 12.67 x 19' (240
square footage) (it is to be noted that this Applicant was afforded additional
signage in excess of what is permitted in the sign ordinance being appropriate
for this development due to the site having frontage on two streets and
Highway 17), approved February 2, 1993.
Pruneyard Inn, 1901 South Bascom Avenue, Campbell, CA
(File No.: SA 88-09), freeway-oriented sign, 35' in height, 170 square feet of
sign, approved 1988.
Campbell Inn, 675 East Campbell Avenue, Campbell, CA
(File No.: SA 79-9), approval of a 212 square foot x 35 foot high freeway-
oriented sign for Campbell Inn and the PD (Plan Development/Commercial
Zoning District), approved November 12, 1985.
All Star Inns, 240 Camden Avenue, Campbell, CA
(File No. SA 85-35), in a PD (Plan Development/Industrial Zoning District)
approved free-standing sign with a height of 20' and a sign area of 80 square
feet per sign face; wall sign measuring approximately 30 square feet;
directional sign approximately 4 square feet and a 35' flag pole with a flag,
approved November 12, 1985.
The Honorable Mayor Kennedy
& Membe~ ofthe Campbell City Council
Page 5
June 20,2000
Breuners Furniture. 525 East Hamilton Avenue, Campbell, CA
(File No. SA95-06), approved one each 12' x 48' ( 576 square footage)
double-face roof sign, one each 6'4" x 27' (173 square footage) single-face
roof sign, approved September 13, 1962.
In analyzing the foregoing approvals that have been provided to this Applicant by the
City of Campbell those freeway/expressway approved signs presently existing, it is to be
noted that three (3) of the approvals are on Hamilton Avenue, two (2) facing Highway 17,
one of which is Breuners' Furniture Store which competes in the same regional market as
this Applicant, and the additional one recently approved, facing San Tomas Expressway
across the street from this Applicant.
Of the remaining four (4), two are hotels, the Pruneyard Inn and the Campbell Inn.
The third being AIIstar Inns, now Motel 6. The seventh one is Canyon Creek Apartments
which is neither a hotel depending on day-to-day travels but residential apartments dealing
with long-term rentals and this Applicant was also given approval for an off-site signage, a
very considerable distance from its site.
The Planning Department also provided documentation wherein the City Council held
a public hearing on April 4, 1995, approving freeway-oriented signage for Breuners'
Furniture Store at 525 East Hamilton Avenue and a C-2-S as (General Commercial)
Zoning District.
In summary, the proposed size of the sign is reasonable given that this site it has no
frontage on an arterial street and the set-back distance is approximately 250 feet from
Hamilton Avenue entrance of the store to reasonable identify the business location. The
addition of an expressway-oriented sign will aid in identifying and directing traffic to this site.
This Applicant is dependent upon expressway traffic to direct customers to its location. It
is clear that the City of Campbell does recognize that many of the Applicants for
freeway/expressway signs are regional marketers depending expressway and freeway
access to direct traffic flow properly to those sites by the approval of freeway/expressway
oriented signage.
Scandinavian Concepts is a regional retailer and relies upon the expressway
exposure to identify the store location, and direct it customer traffic flow.
The Honorable Mayor Kennedy
& Members of the Campbell City Council
Page 6
June 20, 2000
It is respectfully requested that the Council grant approval of this much needed
signa!t~°
Very urs, ...
ORAL REQUESTS
ao
co
do
Rick Davison, 117 Gilman 'Avenue//26, Campbell, appeared before the City Council
and spoke regarding the relocation of residents from the Campbell Trailer Park.
Robert Eakes, 117 Gilman Avenue //44, Campbell, appeared before the City Council
and stated he concurred with Mr. Davison's comments.
Eddie Garcia, 117 Gilman Avenue, Campbell, appeared before the City Council and
stated he concurred with Mr. Davison's comments.
Mitchell Martineau, 117 Gilman Avenue #38, Campbell, appeared before the City
Council and spoke regarding the relocation of residents from the Campbell Trailer
Park.
Mayor Kennedy referred this matter to staff.
eo
Kathy Sullivan, 530 Railway Avenue #822, Campbell, appeared before the City
Council and spoke regarding excessive rent increases at Canyon Creek Apts.
Mayor Kennedy referred this matter to staff.
PUBLIC HEARINGS AND INTRODUCTION OF ORDINANCES
10.
Application of Raymond Zhao, on behalf of Scandinavian Concepts, for a Sign
Application (PLN 2000-14) to allow an expressway-oriented sign (visible from San
Tomas Expressway at Hamilton Avenue) for a retail furniture store on property
located at 651 W. Hamilton Avenue in a PD (Planned Development) Zoning
District (Resolution/Roll Call Vote) (Cont'd. 5/2/00)
This is the time and place for a public hearing to consider the Application of Raymond
Zhao, on behalf of Scandinavian Concepts, for a Sign Application (PLN 2000-14) to
allow an expressway-oriented sign (visible from San Tomas Expressway at Hamilton
Avenue) for a retail furniture store on property located at 651 W. Hamilton Avenue in a
PD (Planned Development) Zoning District.
Planner I Irani - Staff Report dated June 20, 2000.
Mayor Kennedy declared the public hearing open and asked if anyone in the audience
wished to be heard.
George Kasolas, 1901 S. Bascom Avenue, Campbell, appeared before the'City Council
on behalf of his client, Scandinavian Concepts, and spoke in support of the application
for an expressway-oriented, roof-mounted sign.
Minutes of 6/20/2000 City Council Meeting 4
Raymond Zhao, Applicant, appeared before the City Council and spoke in support of
the application for an expressway-oriented, roof mounted sign.
There being no one else wishing to speak, Mayor Kennedy closed the public hearing.
Following City Council discussion, M/S: Dougherty/Dean - that the City Council
continue the Appeal of the Planning Commission's denial of the roof-mounted sign
and continue the Planning Commlnsion's recommended denial of the expressway-
oriented sign for 90 days, or to the October 3, 2000 City Council Meeting. Motion
adopted by.the following roll call vote:
AYES : Councilmembers: Dougherty, Watson, Dean, Kennedy
NOES : Councilmembers: None
ABSENT: Councilmembers: Furtado
L~NFINISHED BUSINESS
There were no agendized items.
NEW BUSINESS
Convene Joint Meeting of City Council/Redevelopment Agency Board
*Denotes Joint Item
Mayor Kennedy convened the Joint Meeting of the City Council/Redevelopment Agency
Board.
Roll Call:
Present: Agency Members: Dougherty, Watson, Dean, Kennedy
Absent'Agency Members: Furtado
11.
*Approval of Loan to Redevelopment Agency for Acquisition of Property for
Master Developer Site (Resolution/Roll Call Vote)
Redevelopment Manager Heim'ichs - Staff Report dated June 20, 2000.
M/S: Dougherty/Dean - that the City Council and Redevelopment Agency Board
between the City and the Redevelopment Agency for implementation of the
Campbell Avenue Master Developer Site Redevelopment Project. Motion adopted
by the following roll call vote:
Minutes of 6/20/2000 City Council Meeting
Council
ITEM NO:
CATEGORY:
MEETING DATE:
Public Hearing
June 20, 2000
TITLE
Application of Mr. Raymond Zhao, on behalf of Scandinavian Concepts, for
approval of a sign application (PLN2000-14) for an expressway-oriented, roof-
mounted sign to be located on the east elevation of the Riverside Plaza Shopping
Center on property located at 651 W. Hamilton Avenue in a P-D (Planned
Development) Zoning District.
RECOMMENDATION
The Plamfing Commission recommends that the City Council take the following
action:
1. Adopt a Resolution denying the sign application for an expressway-oriented,
roof-mounted sign, subject to the attached findings.
ENVIRONMENTAL DETERMINATION
This project is categorically exempt under Section 15311 Class 11
Structures) of CEQA; therefore, no environmental action is required.
(Accessory
BACKGROUND
This item was previously continued fi'om the May 2nd and April 4th City Council
meetings due to a request by the applicant's attorney for the City to provide him with
information regarding previously approved freeway and expressway-oriented signs
within the City and due to illness of the applicant.
The applicant is requesting approval of a sign application (PLN2000-14) to allow the
installation of a 100 square foot expressway-oriented, roof-mounted sign to be
located on the east elevation of the Riverside Plaza Shopping Center facing San
Tomas Expressway. The shopping center is located on the northwest comer of San
Tomas Expressway and West Hamilton Avenue.
The applicant is requesting approval of the sign on behalf of his retail furniture store,
Scandinavian Concepts, which is the main anchor tenant of the shopping center. The
proposed sign is comprised of internally-illuminated channel letters attached to a
raceway to be located on the roof of the building on the back side of the furniture
store tenant space. There are no public store entrances on the back side of the
building facing the expressway.
Currently, the furniture store is identified by a 37.5 square foot cabinet sign near the
main entrance to the store and two (2) temporary banners above the two (2) public
City Council Report -- Meeting of June 20, 2000
PLN2000-14
Page 2
entrances to the store facing Darryl Drive and West Hamilton Avenue. The main
entrance to the furniture store faces Darryl Drive.
At its meeting of March 14, 2000, the Planning Commission considered the
applicant's request and recommends by a 6-0-1 vote that the City Council deny the
sign application. The Planning Commission, in compliance with the Sign Ordinance,
reviewed the proposed sign in conjunction with the required findings for an
expressway-oriented sign and roof-mounted sign. The Planning Commission
expressed concern regarding the state of disrepair of the shopping center, including
the lack of building maintenance (graffiti and various paint colors on the back of the
building) and the lack of landscaping and landscaping maintenance. The Planning
Commission also raised concerns about the applicant's ability to demonstrate that the
sign could meet all of the findings for expressway-oriented signs, including the
finding that requires applicants to demonstrate that the applicant's business is
dependent upon expressway identification.
The Planning Commission further expressed that the shopping center is not difficult
to locate given that it is located on a major intersection and that the business can be
identified by a monument sign along West Hamilton Avenue once a monument sign
is approved for the shopping center. The applicant previously indicated that he did
not wish to wait for approval and installation of the shopping center monument sign
to See if the monument sign could adequately identify his business before going
ahead with the expressway-oriented sign request.
On May 24, 2000, Planning Staff approved the construction of a new monument sign
(and the removal of the existing non-conforming fi'eestanding sign) for the shopping
center. The new monument sign will be located next to the easterly most driveway
entrance to the shopping center along West Hamilton Avenue.
Planning Staff has also been working with the owner of the shopping center, Mr.
Alvin Chan, for the past several months to clean up the shopping center. Since the
Planning Commission meeting, Mr. Chan has made good faith efforts to clean up the
shopping center by repainting the rear of the shopping center facing San Tomas
Expressway and by providing an acceptable landscape plan for the provision of
additional landscaping at the rear of the shopping center. The landscape plan was
approved on April 28, 2000.
ANALYSIS
Sign Ordinance Requirements: Under Section 21.53.030(C) of the Sign Ordinance,
expressway-oriented signs require site and architectural review by the Planning
Commission and approval by the City Council. The criteria under which such signs
City Council Report -- Meeting of June 20, 2000
PLN2000-14
Page 3
are to be approved, as specified under Section 21.53.090(A) of the Sign Ordinance
for permanent signs, are as follows:
A. Permanent signs oriented to freeways or expressways shall be limited to
identification of on-site businesses.
B. The applicant shall demonstrate that the business operation is dependent upon
freeway or expressway identification and that denial of said identification
would cause an undue hardship.
C. 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.
D. The sign shall be the minimum height and size necessary to achieve visibility
from the freeway, expressway or public facility.
E. The sign shall not move, nor be animated, nor have flashing or moving lights.
F. Additional landscaping or architectural modifications may be an added
condition of approval of said signing to screen the sign or its supporting
structure or to soften and/or enhance the appearance of the sign or the site as
viewed from off-site locations.
The Sign Ordinance also specifies that roof-mounted signs are prohibited under
Section 21.53.060, unless a sign exception is granted by the Planning Commission to
exceed the requirements of the Sign Ordinance for higher signs when the Planning
Commission determines the following:
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 standards provided in the Sign Ordinance; or
C. The use is of such size and is so located in reference to surrounding uses
and/or the traffic circulation system 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 principles and purposes of the Sign
Ordinance.
Site and Architectural Review Finding: Chapter 21.42.070(D) of the Campbell
Municipal Code states that the Planning Commission can approve a Site and
Architectural Review of an application if the following findings are made:
A. That the proposed project is consistent with the General Plan of the City.
B. That the proposed project will aid in the harmonious development of the
immediate area.
City Council RepOrt -- Meeting of June 20, 2000
PLN2000-14
Page 4
Planning Commission Action: The Planning Commission adopted Resolution No.
3262 recommending that the City Council deny the applicant's sign request for an
expressway-oriented, roof-mounted sign.
ALTERNATIVES
1. Approve the Expressway-Oriented, Roof-Mounted Sign as proposed
2. Approve the Expressway-Oriented, Roof-Mounted Sign, subject to modified
Conditions of Approval, or
3. Continue for further review.
FISCAL IMPACTS
None
Attachments:
1. Draft Resolution
2. Applicant's letters requesting continuance of the April 4th and May 2nd City Council
Meetings
3. Letters from George Kasolas requesting information regarding previously approved
freeway and expressway oriented signs
4. Planning Commission Resolution and Minutes
5. Planning Commission Staff Report
6. Letter of Request
7. Exhibits
8. Location Map
Prepared by: ~4 "'~ ' (~/~'
Aki R. Irani, Planner I
Reviewed by:
Sharon Fierro, Community Development Director
Approved by:
Bernard M. Strojny, City Manager
CITY OF CAMPBELL
City Clerk's Office
May 4, 2000
Law Offices of George C. Kasolas
Pruneyard Towers I
1901 S. Bascom Avenue, Ste. 1220
Campbell, CA 95008-2212
Dear M~Kasolas:
At the regular meeting of May 2, 2000, the City Council approved your request to continue the
public hearing to consider the application of Mr. Raymond Zhao, on behalf of Scandinavian
Concepts, for approval of a sign application (PLN 2000-14) for an expressway-oriented, roof-
mounted sign to be located on the east elevation of the Riverside Plaza Shopping Center on
property located at 651 W. Hamilton Avenue in a PD (Planned Development) Zoning District.
Mr. Zhao's application will be considered at a public hearing to be held during the regular City
Council meeting of June 20, 2000.
Should you have any questions in regard to the City Council's action, please do not hesitate to
contact this office (866-2117) or Aki Irani, Planner I, Community Development Department.
Sincerely,
City Clerk
cc. Raymond Zhao, 1600 E1 Camino Real, San Bruno, 94066
Aki Irani, Planner I, Community Development Dept.
70 North First Street - Campbell, California 95008. 1423 . TEL 408.866211'r . FAX 408.374.6889 · TDD 408.866.2790
Emma Bonasera, 575 Harrison Street, San Jose, appeared before the City Council and
spoke in support of allowing "The Chemical Free Zone" to continue to operate at the
Community Cemer to provide an alcohol and drug free activity for menage youth.
Mayor Kennedy referred this matter to staff.
Co
Gale Kaplan, 864 W. Sunnyoaks Avenue, Campbell, appeared before the City Council
and expressed concerns regarding the delivery of unsolicited leaflets, newsletters and
advertisements at this residence.
Mayor Kennedy referred this matter to staff.
do
Art J_,owe, President of the Campbell Chamber of Commerce, appeared before the City
Council and invited everyone to attend the Prunefestival on May 20-21 in downtown
Campbell.
PUBLIC HEARINGS AND INTRODUCTION OF ORDINANCES
10. Adoption of 2000-2007 Capital Improvement Plan
This is the time and place for a public hearing to consider adoption of the 2000-07
Capital Improvemem Plan.
Administrative Analyst II Bito - Staff Report dated May 2, 2000.
Mayor Kennedy declared the public hearing open and asked if anyone in the audience
wished to be heard.
There being no one wishing to be heard, Mayor Kennedy closed the public hearing.
M/S: Furtado/Dougherty - that the City Council adopt a Negative Declaration of
environmental impact; approve the 2000/07 Capital Improvement Plan; and direct
staff to include 2000/01 projects in the 2000/01 Operating/Capital Budget for
adoption on June 6, 2000. Motion adopted by the following roll call vote:
AYES: Councilmembers: Dougherty, Furtado, Watson, Dean, Kennedy
NOES: Councilmembers: None
'11.
Application of Mr. Raymond Zhao, on behalf of Scandinavian Concepts, for a Sign
Application (PLN 2000-14) to allow an expressway-oriented sign (visible from San
Tomas Expressway at Hamilton Avenue) for a retail furniture store on property
located at 651 W. Hamilton Avenue in a PD (Planned Development) Zoning
District (Resolution/Roll Call Vote) (Cont'd. 4/4/00)
Minutes of 5/2/2000 City Council Meeting
This is the time and place for a continued public hearing to consider the application of
Mr. Raymond Zhao, on behalf of Scandinavian Concepts, for a Sign Application (PLN
2000-14) to allow an expressway-oriented sign (visible from San Tomas Expressway at
Hamilton Avenue) for a retail furniture store on property located at 651 W. Hamilton
Avenue in a PD (Planned Development) Zoning District.
Community Development Director Fierro stated that the applicant's attorney had
submitted a request for continuance to the June 204 City Council Meeting.
Mayor Kennedy declared the public hearing open and asked if anyone in the audience
wished to be heard.
12.
There being no one wishing to speak, MS: Dean/Dougherty - that this item be
continued to the June 20ta City Council Meeting. Motion adopted unanimously.
Application of Glen Cahoon, on behalf of Shelley Properties, LLC, for approval of
a Zone Change (PLN2000-32) to change the zoning of property from R-M-S
(Multiple Family Residential) to PD (Planned Development); approval of a
Tentative Subdivision Map (PLN2000-33) to create five parcels; approval of a
Planned Development Permit (PLN2000-34) to allow the construction of five
townhomes; and approval of a Tree Removal Permit (PLN2000-38) on property
located at 122 Shelley Avenue in an R-M-S (Multiple Family Residential) Zoning
District (Introduction of OrdinancefResolutions/Roll Call Vote)
This is the time and place for a public hearing to consider the application of Glen
Cahoon, on behalf of Shelley Properties, LLC, for approval of a Zone Change
(PLN2000-32) to change the zoning of property from R-M-S (Multiple Family
Residential) to PD (planned Development); approval of a Tentative Subdivision Map
(PLN2000-33) to create five parcels; approval of a Planned Development Permit
(PLN2000-34) to allow the construction of five townhomes; and approval of a Tree
Removal Permit (PLN2000-38) on property located at 122 Shelley Avenue in an R-M-S
(Multiple Family Residential) Zoning District.
Planner I Irani - Staff Report dated May 2, 2000.
Mayor Kennedy declared the public hearing open and asked if anyone in the audience
wished to be heard.
Glen Cahoon, Applicant, appeared before the City. Council and spoke in support of the
project.
Melinda Foss, 134 Shelley Avenue, Campbell, appeared before the City Council and
expressed concerns regarding the size of the planting strip and the type of replacement
tree that will be planted.
Community Development Director Fierro responded to Ms. Foss' concerns.
Minutes of 5/2/2000 City Council Meeting
City of Campbell - Office of the City Manager
70 N. First Street, Campbell, CA 95008
MEMORANDUM
To: Mayor and City Council
Date: May 2, 2000
From: Bernard M. Strojny
City Manager
CC:
Sharon Fierro, Community Development Director
William Seligmann, City Attorney
Anne Bybee, City Clerk
File
Subject: Request to Continue Item No. 11 - Scandinavian Concepts Expressway Oriented Sign Application
Please find attached a letter submitted by Mr. George Kasolas, attorney for the applicant, Mr. Raymond Zhao,
requesting that discussion of the application (PLN2000-14) for the expressway-oriented sign for Scandinavian
Concepts be continued to the June 20, 2000 City Council meeting. Mr. Kasolas is requesting the City Council
to continue the item to allow time to obtain information from the Planning Department regarding previous
freeway/expressway oriented signs approved by the City and to review this information before the item is
considered by the City Council.
If the City Council wishes to honor Mr. Kasolas' request, the item should be continued to the June 20, 2000
City Council meeting.
LAW OFFICES OF
George C. Kasolas
PRUNEYARD TOWERS 1
1901 SOUTH BASCOM AVENUE
SUITE 1220
CAMPBELL, CALIFORNIA 95008-2212
TELEPHONE
(408) 371-9000
FAX
(408) 371-8796
May 2, 2000
FACSIMILE: (408) 866-8381
U. S. MAIL
Ms. Aki irani- Planner- i
City Hall
70 N. First Street
Campbell, CA 95008
Re:
Our Client: Scandinavian Concepts
Our File No.: 00-10010
RECE;VED
HAY 0 2001
CITY OF CAMPBELL
PLI NllVG DEPT.
Dear Ms. Irani:
In furtherance of my request for discovery of April 6, 2000, it has come to my attention that
the City has approved freeway/expressway signage for the Canyon Apartments that are located
on Railway Avenue. Accordingly, I would appreciate it if you could include all documentation
including applications, and both Planning Commission and City Council hearings that lead to the
approval of said signage.
Again, if there are any additional freeway/expressway signage that have been approved by
the City, I am requesting all information regarding any additions to those that I have noted in my
previous correspondence and correspondence herein.
As I understand it, the documentation that I have requested be provided is not available as
yet and should be forthcoming. Accordingly, the matter scheduled for tonight's hearing may be
continued to June 20, 2000, on the understanding that all of the documentation requested to-date
will be available to this office on or before June 1,2000. Based on the foregoing, the matter should
be continued to June 20, 2000.
Th/ar~.ng you for ?-ur continued courtesies.
GC:jae":h / t
cc: / Mr/Raymond Zhao
Council
Report
ITEM NO:
CATEGORY:
MEETING DATE:
Public Hearing
May 2, 2000
TITLE
Application of Mr. Raymond Zhao, on behalf of Scandinavian Concepts, for
approval of a sign application (PLN2000-14) for an expressway-oriented, roof-
mounted sign to be located on the east elevation of the Riverside Plaza Shopping
Center on property located at 651 W. Hamilton Avenue in a P-D (Planned
Development) Zoning District.
RECOMMENDATION
The Planning Commission recorranends that the City Council take the following
action:
1. Adopt a Resolution denying the sign application for an expressway-oriented,
roof-mounted sign, subject to the attached findings.
ENVIRONMENTAL DETERMINATION
This project is categorically exempt under Section 15311 Class 11
Structures) of CEQA; therefore, no environmental action is required.
(Accessory
BACKGROUND
On April 4, 2000, the City Council continued this item to the May 2nd City Council
meeting upon receiving a letter from the applicant requesting a continuance. The
applicant stated that he was ill and could not attend the April 4m City Council
Meeting.
The applicant is requesting approval of a sign application (PLN2000-14) to allow the
installation of a 100 square foot expressway-oriented, roof-mounted sign to be
located on the east elevation of the Riverside Plaza Shopping Center facing San
Tomas Expressway. The shopping center is located on the northwest comer of San
Tomas Expressway and West Hamilton Avenue.
A City Council Report prepared for the April 4th City Council meeting is attached for
the City Council's review.
Attachments:
1. Letter of April 4, 2000 requesting continuance to the May 2nd City Council
meeting.
2. City Council Report of April 4, 2000
City Council Report -- Meeting of May 2, 2000
PLN2000-14
Page 2
Prepared by:
Aki R. Irani, Planner I
Reviewedby.'~ ~ '~,,..~ ~ ~
Sharon Fierr~Interim Community Development Director
Approved by:
Bernard M. Strojny, City Manager
From: Scand/nav/an Concepts
651 W. Hamilton Ave.
Campbell, CA95008
Tel: (408)378-1208
Fax: (408)378-7088
To: City Council
City of Cambell
Dear S/r/Madam:
I ,m sorry, that I am sick today, so I can not attend the meet/ng. Please
postpone t/tis meeting to May 2~, 2000.
Thanks
Best regards
Scand/navian Concepts
04-04-2000
LAW OFFICES OF
George C. Kasolas
PRUNEYARD TOWERS 1
1901 SOUTH BASCOM AVENUE
SUITE 1220
CAMPBELL, CALIFORNIA 95008-2212
TELEPHONE
(408) 371-9000
FAX
(408) 371-8796
April 28, 2000
FACSIMILE: (408) 866-8381 / U. S. MAIL
Ms. Aki Irani- Planner- I
City of Campbell
70 N. First Street
Campbell, CA 95008
Re:
Our Client: Scandinavian Concepts
Our File No.: 00-10010
Dear Ms. Irani:
RECEIVED
I certainly want to thank both yourself and the Planning Director for meeting with me
this morning concerning the above-captioned matter.
It is my understanding that you have not been able to obtain all of the information
that we have requested regarding the Council's and Planning Commission' s previous
approval of signage addressing freeways/expressways and off-site signage.
We deem it important that we have this information available prior to the present
matter being heard by the Council. Accordingly, pursuant to our discussions, it is
appropriate that this matter be continued to allow for a sufficient amount of time for your
office to provide us with all of the requested information.
Therefore, please consider this letter as a request to continue this matter for thirty
(30) days.
/~/in, thanking you for your continued courtesies and cooperation.
cc: Mr. Raymond Zhao
CITY OF CAMPBELL
Community Development Department · Current Planning
Mr. George C. Kasolas
Law Offices of George C. Kasolas
Pruneyard Towers I
1901 S. Bascom Avenue
Suite 1220
Campbell, CA 95008-2212
April 18, 2000
RE: Receipt of your letter dated April 6, 2000 regarding a request for copies of
documentation pertaining to all freeway/expressway-oriented signage approved by the City of
Campbell
Dear Mr. Kasolas:
The Community Development Department is in receipt of your letter dated April 6, 2000 in
which you state that you are assisting Scandinavian Concepts with regard to its expressway-
oriented sign application. Additionally, the letter states your request for the Community
Development Department to provide you with copies of all documentation pertaining to all
freeway/expressway-oriented signage approved by the City of Campbell and any proposed
agreements regarding the proposed Compuware sign application for freeway-oriented signs.
Upon review of your request, the Community Development Department has determined that
the information you are requesting will require a minimum of 2 ½ weeks to 3 weeks to prepare
given research time required to identify all permit approvals for freeway/expressway oriented
signs within the City and staff availability to devote time for preparation of this information.
This research will require review of all application log books, application files and microfiche
files and staff time to copy this information.
In your letter, you have also stated a concern regarding the relevancy of the proposed sign
application to the state of disrepair of the Riverside Plaza Shopping Center. Under Chapter
21.53.030 of the Campbell Municipal Code, the Sign Ordinance requires that applications for
freeway-oriented (including expressway-oriented) signs be considered by the Planning
Commission in the same manner as site and architectural approval applications (Please see the
attached Sign Ordinance). The Site and Architectural Review Area Ordinance, under Chapter
21.42 of the Campbell Municipal Code, indicates that matters relating to building and site
layout be considered when reviewing an application and that the Planning Commission find
that the project is consistent with the General Plan of the City and will aid in the harmonious
development of the immediate area for approval of an application. In addition, the Sign
Ordinance states under Chapter 21.53.090 that "all permanent signs be designed so as to be
70 North First Street . Campbell, California 95008.1423 · TEL 408.866.2140 · FAX 408.866.8381 · TDD 408.866.2790
Scandinavian Concepts - 651 W. Hamilton Avenue
Page 2
architecturally compatible with and suitable for the buildings and structures with which they
are associated as well as the surrounding area". The Planning Commission did not find that
the proposed expressway-oriented sign for Scandinavian Concepts was architecturally
compatible with the surrounding neighborhood and shopping center and further found that thc
sign would not aid in the harmonious development of the area.
Should you have any questions regarding the above-referenced matters, please do not hesitate
to contact me at the Community Development Department at (408) 866-2142.
Sincerely,
Aki R. Irani
Planner I
Enclosure
cc;
Sharon Fierro, Interim Community Development Director
William Seligrnann, City Attorney
File
LAW OFFICES OF
George C. Kasolas
PRUNEYARD TOWERS 1
1901 SOUTH BASCOM AVENUE
SUITE 1220
CAMPBELL, CALIFORNIA 95008-2212
&~ 1 ~ 2000
CITy OF
TELEPHONE
(408) 371-9000
FAX
(408) 371-8796
April 18, 2000
FACSIMILE: (408) 866-8381
U. S. MAIL
Ms. Aki Irani- Planner- I
City of Campbell
City Hall
70 N. First Street
Campbell, CA 95008
Re:
Our Client: Scandinavian Concepts
Our File No.: 00-10010
Dear Ms. Irani:
This fax is in follow-up to our earlier correspondence of April 6, 2000.
I appreciate it if you could contact me at your earliest convenience regarding the
discovery request that I presented to you regarding the above-referenced matter.
feel free to contact me at your earliest convenience.
Very
George C/,i/('as~las
GCk:jae-~h
LAW OFFICES OF
George C. Kasolas
PRUNEYARD TOWERS 1
1901 SOUTH BASCOM AVENUE
SUITE 1220
CAMPBELL, CALIFORNIA 95008-2212
TELEPHONE
(408) 371-9000
FAX
(408) 371-8796
April 6, 2000
FACSIMIL.E~ (408) 866-8381
U. S. MAIL
Ms. Aki Irani- Planner- I
City of Campbell
City Hall
70 N. First Street
Campbell, CA 95008
Re:
Our Client: Scandinavian Concepts
Our File No.' 00-10010
Dear Ms. Irani:
Please be advised that this office has been engaged to assist Scandinavian
Concepts in obtaining approval for an expressway access sign at the rear of their
premises.
In review of the matters that have been presented to the City Council, together with
the results of the Planning Commission Hearing, I would appreciate it if you could be of
service and ~ssist me, by identifying for this office and my client, all instances where a
freeway or expressway signage has been approved by the City of Campbell. In addition,
it is requested that you provide this office with copies of those applications, staff
recommendations and copies of the Planning Commission's meetings and City Council's
meetings adopting resolutions approving each of them.
In addition, it is requested that the same information be provided for the offsite
signage that is available for the apartment complex on Railway, and there presently is an
offsite sign at the Alvarado Car Wash, I believe, at the corner of Kennedy and Winchester.
From our brief survey of the community, it appears that the City of Campbell has
Ms. Aki Irani- Planner- I
Page Two
April 6, 2000
granted expressway/freeway signage for the following:
2.
3.
4.
5.
Campbell Inn;
Pruneyard Inn;
Fry's Electronics;
Breuner's Furniture Store; and
Larks~)ar Landing Hotel Suites.
I do believe that the same issue was presented at the time that Midas Mufflers
received their signage at their present location White Oaks at Camden, and likewise, the
Executive Suites and adjacent motel which are located at the corners of Curtner and
Camden.
I am unclear whether this list is complete or not and look to you to provide me with
a complete listing and the appropriate documentation to identify what policy or policies
have been established by the City of Campbell in granting expressway/freeway signage
and the overall signage policies of the City of Campbell.
In reviewing the Planning Commission's Meeting Minutes and that of the Site
Architectural Commission, when our client's matter was brought before the Planning
Commission I fail to see the relevancy of the apparent introduction of evidence concerning
the "disrepair" of the Shopping Center as it relates to the issue that was before the
Planning Commission, to wit: an application for signage. It appears to me that the
Commission, in and of itself, introduced evidence that was (1) not properly before it and
(2) not properly noticed.
I believe the press has reported that the City of Campbell is considering allowing
Compuware to use full freeway signage at its Pruneyard location. Accordingly, i request
complete details as to the format and considerations and efforts of the City and Staff
regarding this request. I appreciate receipt of any proposed agreements with Compuware
relating to said signage including any consideration that is being requested from the
applicant to be granted to the City in return for approval.
I would appreciate it if you could notify me immediately as to your ability to comply
with the herein request and provide me with a time line as to when we will be able to come
to the City to pick-up the documentation requested.
Ms. Aki Irani- Planner- I
Page Three
April 6, 2000
au~~nking you for your courtesies and looking forward to working with you.
cc: Mr. Raymond Zhao
April 6, 2000
Mr. Raymond Zhao
1600 E1 Camino Real
San Bruno, CA 94066
Dear Mr. Zhao:
.0¥
CITY OF CAMPBELL
City Clerkg Office
RECElYED
CiTY OF CAUPBE/.L
PLANNING DEPT.
At the regular meeting of April 4, 2000, the City Council opened a public hearing to consider
your application, on behalf of Scandinavian Concepts, for approval of a sign application
(PLN2000-14) for an expressway-oriented, roof-mounted sign to be located on the east
elevation of the Riverside Plaza Shopping Center on property located at 651 W. Hamilton
Avenue in a PD (Planned Development) Zoning District.
Acceding to your request for a continuance of this matter, the City Council took action to
continue the Public Hearing to the regular City Council meeting of May 2, 2000.
Should you have any questions in regard to the City Council's action, please do not hesitate to
contact this office (866-2117) or Aki Irani, Planner I, Community Development Department.
Sincerely,
Anne Bybee
City Clerk
cc. Aki Irani, Planner I
70 North First Strect . Campbell, California 95008.1423 - TEL 408.866.2117 · FAX 408.374.6889 · TDD 408.866.2790
City of Campbell - Community Development Department
70 N. First Street, Campbell, CA 95008
MEMORANDUM
To'-
From:
Mayor and City Council/~
Sharon Fierro
Interim Community Development Director
Date: April 4, 2000
CC:
Bemard M. Strojny, City Manager
William Seligmann, City Attorney
Anne Bybee, City Clerk
File
Subject: Request to Continue Item No. 12 - Scandinavian Concepts EXpressway Oriented Sign Application
The applicant, Mr. Raymond Zhao, on behalf of Scandinavian Concepts, has submitted a letter dated April 4,
2000 (see attached) requesting that discussion of his application (PLN2000-14) for an expressway-oriented sign
be continued until the May 2, 2000 City Council meeting. The applicant states that his is sick today and is
unable to attend tonight's meeting.
Staff has advised Mr. Zhao that his item will be continued to the May 2, 2000 City Council meeting rather than
the April 18, 2000 City Council meeting due to my attendance at the National American Planning Association
Conference in New York.
FROM : SCANDINAUIAN_C'ONCEPTS. PHONE NO. : 408 378 7888 Apr. 04 2000 03:21PM Pl
From: Scandina~an Concepts
65I W. Hamilton Ave.
Campbell, CA95008
Tel: (408)378-I208
Fax: (408)378-7088
To: Ci~. Council
City of Cambell
Dear Sir/Madam:
I am sorry that I am sick today, so I can not attend the meet/ng. Please
postpone this meeting to May 2''a, 2000.
Best regards
Scandinavian Concepts
04-04-2000
Bill Amopp, Executive Director of Silicon Valley Habitat for Humanity appeared before
the City Council and expressed appreciation for the City's support of the Grant Street
project.
Simon Lambert, 300 Central Avenue, Campbell, appeared before the City Council and
expressed appreciation to the Council for their recent decision on the Tubby Avenue
project.
PUBLIC HEARINGS AND INTRODUCTION OF ORDINANCES
12.
Application of Mr. Raymond Zhao, on behalf of Scandinavian Concepts, for a Sign
Application (PLN 2000-14) to allow an expressway-oriented sign (visible from San
Tomas Expressway at Hamilton Avenue) for a retail furniture store on property
located at 651 W. Hamilton Avenue in a PD (Planned Development) Zoning
District (Resolution/Roll Call Vote)
This is the time and place for a public hearing to consider, the Application of Mr.
Raymond Zhao, on behalf of Scandinavian Concepts, for a Sign Application (PLN
2000-14) tO allow an expressway-oriented sign (visible from San Tomas Expressway at
Hamilton Avenue) for a retail furniture store on property located at 651 W. Hamilton
Avenue in a PD (Planned Development) Zoning District.
Mayor Kennedy stated that the applicant submitted a request to continue this item.
Mayor Kennedy declared the public hearing open and asked if anyone in the audience
wished to be heard at this time.
13.
M/S: Dean/Watson - that this item be continued to the May 2"~ City Council
Meeting. Motion adopted unanimously.
Adoption of Urgency Ordinance Declaring a Development Moratorium in the
residential area of North Harrison and Central Avenue between Hamilton Avenue
and Grant Street (Adoption of Ordinance/Roll Call Vote)
This is the time and place for a public hearing to consider Adoption of Urgency
Ordinance Declaring a Development Moratorium in the residential area of North
Harrison and Central Avenue between Hamilton Avenue and Grant Street.
Interim Community Development Director Fierro - Staff Report dated April 4, 2000.
Mayor Kennedy declared the public hearing open and asked if anyone in the audience
wished to be heard.
There being no one wishing to speak, Mayor Kennedy closed the public hearing.
Minutes of 4/4/00 City Council Meeting 4
Council
Report
ITEM NO:
CATEGORY':
M~EETING DATE:
Public Hearing
April 4, 2000
TITLE
Application of Mr. Raymond Zhao, on behalf of Scandinavian Concepts, for
approval of a sign application (PLN2000-14) for an expressway-oriented, roof-
mounted sign to be located on the east elevation of the Riverside Plaza Shopping
Center on property located at 651 W. Hamilton Avenue in a P-D (Planned
Development) Zoning District.
REcoMMENDATION
The Planning Commission recommends that the City Council take the following
action:
1. Adopt a Resolution denying the sign application for an expressway-oriented,
roof-mounted sign, subject to the attached findings.
ENVIRONMENTAL DETERMINATION
This project is categorically exempt under Section 15311 Class 11 (Accessory
Structures) of CEQA; therefore, no environmental action is required.
BACKGROUND
The applicant is requesting approval of a sign application (PLN2000-14) to allow the
installation of a 100 square foot expressway-oriented, roof-mounted sign to be
located on the east elevation of the Riverside Plaza Shopping Center facing San
Tomas Expressway. The shopping center is located on the northwest comer of San
Tomas Expressway and West Hamilton Avenue.
The applicant is requesting approval of the sign on behalf of his retail furniture store,
Scandinavian Concepts, which is the main anchor tenant of the shopping center. The
proposed sign is comprised of internally-illuminated channel letters attached to a
raceway to be located on the roof of the building on the back side of the furniture
store tenant space. There are no public store entrances on the back side of the
building facing the expressway.
Currently, the furniture store is identified by a 37.5 square foot cabinet sign near the
main entrance to the store and two (2) temporary banners:above the two (2) public
entrances to the store facing Darryl Drive and West Hamilton Avenue. The main
entrance to the furniture store faces Darryl Drive.
At its meeting of March 14, 2000, the Planning Commission considered the
applicant's request and recommends by a 6-0-1 vote that the City Council deny the
sign application. The Planning Commission, in compliance with the Sign Ordinance,
City Council Report -- Meeting of April 4, 2000
PLN2000-14
Page 2
reviewed the proposed sign in conjunction with the required findings for an
expressway-oriented sign and roof-mounted sign, and in the same manner as a Site
and Architectural Review application. The Planning Commission expressed concern
regarding the state of disrepair of the shopping center, including the lack of building
maintenance (graffiti and various paint colors on the back of the building) and the
lack of landscaping and landscaping maintenance. As a result, the Planning
Commission was unable to determine that the sign is architecturally compatible with
the shopping center site and would aid in the harmonious development of the
immediate. In addition, the Planning Commission raised concerns about the
applicant's ability to demonstrate that the sign could meet all of the findings for
expressway-oriented signs, including the finding that requires applicants to
demonstrate that the applicant's business is dependent upon expressway
identification.
The Planning Commission further expressed that the shopping center is not difficult
to locate given that it is located on a major intersection and that the business can be
identified by a monument sign along West Hamilton Avenue once a freestanding
sign is approved for the shopping center.
Planning Staff has been working with the owner of the shopping center, Mr. Alvin
Chan, for the past several months to clean up the shopping center and to obtain
approval of a new freestanding sign for the shopping center. Mr. Chan has submitted
a sign application for a new freestanding sign for the shopping center to face West
Hamilton Avenue that is ready to be approved once Mr. Chan completes painting of
the rear of the shopping center and provides an acceptable landscape plan. The
existing non-conforming freestanding sign along West Hamilton would then be
required to be removed.
ANALYSIS
Sign Ordinance Requirements: Under Section 21.53.030(C) of the Sign Ordinance,
expressway-oriented signs require site and architectural review by the Planning
Commission and approval by the City Council. The criteria under which such signs
are to be approved, as specified under Section 21.53.090(A) of the Sign Ordinance
for permanent signs, are as follows:
A. Permanent signs oriented to freeways or expressways shall be limited to
identification of on-site businesses.
B. The applicant shall demonstrate that the business operation is dependent upon
freeway or expressway identification and that denial of said identification
would cause an undue hardship.
C. The applicant shall demonstrate that the signage is necessary due to limited
City Council Report -- Meeting of April 4, 2000
PLN2000-14
Page 3
Do
visibility of the parcel due to its shape and location or other factors unique to
the site.
The sign shall be the minimum height and size necessary to achieve visibility
from the freeway, expressway or public facility.
The sign shall not move, nor be animated, nor have flashing or moving lights.
Additional landscaping or architectural modifications may be an added
condition of approval of said signing to screen the sign or its supporting
structure or to soften and/or enhance the appearance of the sign or the site as
viewed from off-site locations.
The Sign Ordinance also specifies that roof-mounted signs are prohibited under
Section 21.53.060, unless a sign exception is granted by the Planning Commission to
exceed the requirements of the Sign Ordinance for higher signs when the Planning
Commission determines the following:
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 standards provided in the Sign Ordinance; or
C. The use is of such size and is so located in reference to surrounding uses
and/or the traffic circulation system 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 principles and purposes of the Sign
Ordinance.
Site and Architectural Review Finding: Chapter 21.42.070(D) of the Campbell
Municipal Code states that the Planning Commission can approve a Site and
Architectural Review of an application if the following findings are made:
A. That the proposed project is consistent with the General Plan of the City.
B. That the proposed project will aid in the harmonious development of the
immediate area.
Planning Commission Action: The Planning Commission adopted Resolution No.
3262 recommending that the City Council deny the applicant's sign request for an
expressway-oriented, roof-mounted sign.
City Council Report -- Meeting of April 4, 2000
PLN2000-14
Page 4
ALTERNATIVES
1. Approve the Expressway-Oriented, Roof-Mounted Sign as proposed
2. Approve the Expressway-Oriented, Roof-Mounted Sign, subject to modified
Conditions of Approval, or
3. Continue for further review.
FISCAL IMPACTS
None
Attachments:
1. Draft Resolution
2. Planning Commission Resolution and Minutes
3. Planning Commission Staff Report
4. Letter of Request and Exhibits
5. Location Map
Prepared by:
Aki R. Irani, Planner I
Reviewed by:
Sharon Fierro, Interim Community Development Director
Approved by:
Bernard M. Strojny, City Manager
Planning Commission Minutes of March 14, 2000 Page 2
PUBLIC HEARING
Chairperson Gibbons read Agenda Item No. 1 into the record.
1 PLN2000-13
Bonno, J.
Public Heating to consider the application of Mr. Jack Bonno, on
behalf of Compuware, for a Sign Application (PLN2000-13) to
allow freeway-oriented wall signs (visible from Highway 17 on
the Pruneyard Tower m) on property located at 1919 S. Bascom
Avenue in a C-2-O (General Commercial/Overlay) Zoning
District. This project is Categorically Exempt. Tentative City
Council Meeting Date: April 4, 2000.
Motion:
Upon motion of Commissioner Lowe, seconded by Commi.qsioner Kearns, the
Planning Commission tabled consideration of a Sign Application (PLN2000-
13) to allow freeway-oriented wall signs (visible from Highway 17 on the
Pruneyard Tower III), on property located at 1919 S. Bas¢om Avenue, to a
date uncertain. (6-0-1; Commissioner Jones was absent)
Chairperson Gibbons read Agenda Item No. 2 into the record.
2
PLN2000-14
Zhao, R.
Public Hearing to consider the application of Mr. Raymond Zhao, on
behalf of Scandinavian Concepts, for a Sign Application (PLN2000-
14) to allow an expressway-oriented wall sign (visible from San
Tomas Expressway at Hamilton Avenue) for a retail furniture store
on property located at 651 W. Hamilton Avenue in a PD (Planned
Development) Zoning District. This project is Categorically Exempt.
Tentative City Council Meeting Date: April 4, 2000.
Ms. Sharon Fierro, Interim Community Development Director, presented the staff report as
follows:
· Advised that the applicant is seeking approval of a 100 square foot, roof-mounted,
expressway-oriented sign for a furniture store (Scandinavian Concepts) located at the
northwest comer of San Tomas Expressway and W. Hamilton Avenue. This site was
previously occupied by a fabric store.
· This sign will require final approval by the City Council. The Planning Commission will
provide a recommendation to Council. "
· Findings must be met to support both the roof-mounted aspect of the sign as well as the
expressway-oriented aspect of the application.
Regarding the expressway orientation, findings would need to be made that to deny the
signage would cause undue hardship due to limited visibility of the site.
Regarding the roof-mounting of signs, findings would have to be made that the location 'is
difficult to locate without the roof-mounted sign.
CITY OF CAMPBELL
Community Development Department · Current Planning
March 15, 2000
Raymond Zhao
1600 E1 Camino Real
San Bruno, CA 94066
Re: PLN2000-14 (SA) - 651 W. Hamilton Avenue - Scandinavian Concepts
Dear Applicant:
Please be advised that at its meeting of March 14, 2000, the Planning Commission
adopted Resolution No. 3262 recommending denial of your Sign Application (PLN2000-
14) seeking approval of a expressway-oriented, roof-mounted sign.
Consideration of this sign application and final action will be taken by the City Council at
its meeting of April 4, 2000.
If you have any questions regarding this application, please do not hesitate to contact the
undersigned at (408) 866-2141.
Sincerely,
Aki Irani
Planner I
CC:
Alvin B. Chan (Property Owner)
805 Clay Street
San Francisco, CA 94066
Allen Signs (Sign Company)
1982 Stone Avenue
San Jose, CA 95125
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 - FaX 408.866.8381 · TDD 408.866.2790
RESOLUTION NO. 3262
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL RECOMMENDING DENIAL OF A SIGN
APPLICATION TO ALLOW AN EXPRESSWAY-ORIENTED, ROOF-
MOUNTED SIGN (VISIBLE FROM SAN TOMAS EXPRESSWAY AT
HAMILTON AVENUE) FOR A RETAIL FUR3N1TUR.E STORE
(SCANDINAVIAN CONCEPTS) ON PROPERTY LOCATED AT 651
W. HAMILTON AVENUE. APPLICATION OF MR. RAYMOND
ZHAO. FILE NO. PLN2000-14 (SA).
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 finds as
follows with regard to File No. PLN2000-14 (SA):
1. The proposed expressway-oriented roof-mounted sign is limited to identification of an
on-site business.
The applicant has not demonstrated that the business operation is dependent upon
expressway identification and has not demonstrated that denial of said identification
would cause an undue hardship to the business.
The applicant has not demonstrated that the signage is necessary due to limited
visibility of the shopping center due to its shape and location or other factors unique
to the site.
4. The shopping center site is not unusually difficult to locate in reference to
surrounding uses, given that it is located on a comer parcel on a major intersection.
The proposed expressway-oriented sign would not best serve the public welfare as a
roof-mounted sign, given that no other businesses within the shopping center or
facing the expressway within the City are roof-mounted signs.
o
The proposed expressway-oriented roof-mounted sign is architecturally incompatible
in design and inconsistent with the shopping center and the surrounding
neighborhood.
Based on the foregoing findings of fact, the Planning Commission further finds and
concludes that:
Planning Commission ix,;sc ion No. 3262
PLN2000-i4 (SA) - 651 W. Hamilton Avenue - Raymond Zhao, Scandinavian Concepts
Page 2
1. The proposed expressway-oriented roof-mounted sign will not aid in the harmonious
development of the area.
2. The proposed expressway-oriented roof-mounted sign is not consistent with the City's
Zoning Ordinance and General Plan.
PASSED AND ADOPTED this 14th day of March, 2000, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST'
COMMISSIONERS: Francois, Gibbons, Hemandez, Kearns, Lindstrom,
Lowe
None
Jones
None
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
Sharon Fierro, Secretary
Planning Commission Minutes of March 14, 2000
Pase 2
PUBLIC I-IEARING
Chairperson Gibbons read Agenda Item No. 1 into the record.
PLN2000-13
Bonno, J.
Public Hearing to consider the application' of Mr. Jack ttonno, on
behalf of Compuware, for a Sign Application (PI-aN2000-I3) to
allow freeway-oriented wail signs (visible from Highway 17 on
the Pruneyard Tower ill) on property located at 1919 S. Bascom
Avenue in a C-2-O (General Commercial/Overlay) Zoning
District. This project is Categorically Exempt. Tentative City
Council Meeting Date: April 4, 2000.
'Motion:
Upon motion of Commissioner Lowe, seconded by Commissioner Kearns, the
Planning Commission tabled consideration of a Sign Application (PLN2000-
13) to allow freeway-oriented wall signs (visible from Highway 17 on the
Prtmeyard Tower HI), on property located at 1919 S. Bascom Avenue, to a
date uncertain. (6-0-1; Commissioner Jones was absent)
Chairperson Gibbons read Agenda Item No. 2 into the record.
2 PLN2000-14
Zhao, R.
Public Hearing to consider the application of Nh-. Raymond Zhao, on
behalf of Scandinavian Concepts, for a Sign Application (PLN2000-
14) to allow an expressway-oriented wail sign (visible from San
Tomas Expressway at Hamilton Avenue) for a retail furniture store
on property located at 651 W. Hamilton Avenue in a PD (Planned
Development) Zoning District. This project is Categoricaily Exempt.
Tentative City Council Meeting Date: April 4, 2000.
Ms. Sharon Fierro, Interim Community Development Director, presented the staff report as
follows:
· Advised that the applicant is seeking approval of a I00 square foot, roof-mounted,
expressway-oriented sign for a furniture store (Scandinavian Concepts) located at the
northwest comer of San Tomas Expressway and W. I-Iamilton Avenue. This site. was
previously occupied by a fabric store.
This sign wiI1 require finai approvai by the City Council. The Planning Commission will
provide a recommendation to Council. .
Findings must be met to support both the roof-mounted aspect of the sign as well as the
expressway-oriented aspect of the application.
Regarding the expressway orientation, findings would need to be made that to deny the
signage would cause undue hardshiP due to limited visibility of the site.
Regarding the roof-mounting of signs, findings would have to be made that the location 'is
difficult to locate without the roof-mounted sign.
Planning Commission Minutes of March 14, 2000 Pa~e 3
Informed that there is an existing 37.5 square foot cabinet sign, meeting the center's approved
sign program criteria, for this business and that the applicant is utilizing temporary banners
under the City's Temporary Sign Ordinance, which allows 120 days of temporary signage of
up t0 40 square feet.
The existing monument sign for the center is in disrepair. Staff has been working with the
property owners to have a replacement monument sign approved for the site. However,
issues regarding the maintenance of the center have stalled the process. The building was
missing many roof shingles, has a problem with ~affiti, is painted a multitude of colors and
the landscaping has been neglected. It is a tired old shopping center.
Scandinavian Concepts is a key tenant for the center. This shopping center is not difficult to
find as it is located at a busy intersection of the City. With an adequate monument si~, there
should be sufficient identification for this business.
Staff has prepared findings for either approval or denial. If the Commission decides to
recommend approval, staff has developed Conditions of Approval.
Staff recommends that the Commission adopt a resolution recommending that Council deny
this sir request.
Other options include approving the request as submitted by the applicant for expressway-
oriented, roof-mounted sign; approving expressway-oriented, will-mounted si~; or
disapproving any signage until the required site improvements are made and a new
monument si~ can be approved at staff level.
Commissioner Hernandez asked what the status is regarding the required improvements to the
site.
Ms. Sharon Fierro, Interim Community Development Director, advised that the property owners
have provided staff with a copy of an agreement with a landscaping company but that a
landscape plan has not yet been submitted. Once that landscape plan is provided, staff ~:an
approve the new monument sign.
Commissioner Lindstrom presented the Site and Architectural Review Committee meeting as
follows:
· This project was reviewed on February 22, 2000.
· SARC cannot recommend approval of this request until improvements on the site are made.
Therefore, SARC recommends denial of this request.
Chairperson Gibbons opened the Public Hearing for Agenda Item No. 2.
Mr. Raymond Zhao, Representative for Scandinavian Concepts, 1600 E1 Camino Real, San
Bruno:
· Expressed the need for easy access to his location.
· Stated that if a customer cannot find his business, he risks losing their patronage for 10 years
if they purchase their furniture elsewhere since people replace furniture every 10 years or
more.
Planning Commission Minutes of March 14, 2000 Pa~e 4
· Advised that' most of his customers come to his Campbell location from quite a distance
away and therefore are not familiar with the area.
· Said that his business is down by as much as $20,000 each month at this location because of
the difficulty in locating the site.
· Said that he does lots of advertising.
· Advised that existing trees on the site block visibility of the existing signs from the roadway.
Commissioner Kearns asked if Mr. Zhao would support a wall-mounted sign in place of a roof-
mounted sign.
Mr. Raymond Zhao replied that he would support a wall sign in place of a roof sign.
Commissioner Francois:
· Advised that, as a former business owner, he can sympathize with Nh'. Zhao's position.
· Stated that the site needs improvements.
· Expressed appreciation for the improvements made to date.
Mr. Ra~vrnond Zhao advised that the owner has promised that the landscaping will be in by the
end of the month.
Chairperson Gibbons:
· Advised that, at the present time, the neglected appearance of the Riverside Plaza Shopping
Center does not reflect the quality of the Scandinavian Concept business.
· Stated that to approve this sign application, the Planning Commission must make two
si~ificant exceptions.
· Stated that she is not comfortable going forward while the center is in its current state.
· Asked the applicant how he is advertising this site. ~'
Mr. Raymond Zhao provided copies of some of his newspaper ads, stating that he believes this
location can do well but at the present time produces just a third of the San Bruno store volume.
Chairperson Gibbons stated that this sign request can be considered at a different point once the
required site improvements are in place. Stated that she is comfortable with SARC's
recommendation.
Commissioner Francois:
· Stated that the problem is with identity. Something needs to be done with the center first.
· Said that this is a nice store and Mr. Zhao is a hard-working man.
· Advised that the Commission cannot make exceptions while the center is in this neglected
condition.
Mr. Raymond Zhao advised that he has waited a year and a half for a sign approval.
Planning Commission Minutes of March 14, 2000 Pa~e 5
Ms. Sharon Fierro, Interim Community Development Director, advised that Planner Aki Irani
met last week with the shopping center's owner regarding a paint color scheme for the center.
Chairperson Gibbons suggested postponing a decision to allow the shopping center owner the
opportunity to make more progress on the site improvements.
Ms. Sharon Fierro advised that it will take longer than a couple of weeks to get the necessary
work done.
Commissioner Lindstrom said that the Commission should see how the improvements go before
approving any signs. Recommended denial of this sign request.
Commissioner Kearns asked if the replacement monument sign would be in a more visible
location.
/Vis. Sharon Fierro stated that the new si~ would be more visible.
Mr. Alvin Chart, Owner, Riverside Shopping Center, 805 Clay Street, San Francisco:
· Advised that he purchased this center in 1972.
· Stated that this is an old shopping center which cannot compare with newer shopping centers.
· Advised that he has spent about $100,000 to date in improving the center, money that is not
recovered and does not result in more income to the center.
· Advised that a long-term, low rental rate lease with Lucky's ended in 1998.
· Said that in November they received a letter from staff with seven requirements. These
things will be done within the next two weeks.
Commissioner Francois advised Mr. Chan that Mr. Zhao needs his help to accomplish his need
for adequate identification of his business.
Mr. Alvin Chan advised that they just completed the painting of the back wall, that the old
monument sign will be removed and a new monument sign installed in its place. ..
Chairperson Gibbons closed the Public Hearing for Agenda Item No. 2.
Commissioner Lowe:
· Stated that this site is not difficult to locate as it is on a major intersection.
· Advised that the sign architecture is incompatible.
· Suggested that the applicant has not sufficiently demonstrated that an expressway-oriented
sign is needed. ...
· Said that the applicant needs better advertising so that his customers can located his business.
· Said that a monument sign is adequate signage for this site and business. .
Commissioner Kearns asked whether the applicant would have to reapply should this application
be denied. .
Planning Commission Minutes of March 14, 2000
Page 6
Ms. Sharon Fierro said that if Council ultimately denies this application and the applicant wants
to bring an alternative request to the Commission, the applicant would have to pay a new filing
fee of $126.
Commissioner Kearns advised that a visible sign on the wall is more acceptable than a roof-
mounted sign.
Ms. Sharon Fierro advised that there are two issues, consideration of a roof-mounted versus wail-
mounted sign and signage visible from an expressway/highway. Neither roof-mounted si~s nor
signage visible from an expressway or freeway are allowed without the granting of an exception.
Motion: Upon motion of Commi~ioner Lindstrom, seconded by Commissioner Lowe,
the Planning Commission Adopted Resolution No. 3262 recommending
denial of a Sign Application (PLN2000-14) to allow an expressway-oriented
wall sign (visible from San Tomas Expressway at Hamilton Avenue) for a
retail furniture store on property located at 651 W. Hamilton Avenue, by the
following roll call vote:
AYES: Francois, Gibbons, Hernandez, Kearns, Lindstrom, Lowe
NOES: None
ABSENT: Jones
ABSTAIN: None
Chairperson Gibbons advised that this action provides a recommendation to Council. This
project will be considered by the City Council at its meeting of April 4, 2000, for a final decision.
REPORT OF TI-IE COMMb-NITY DEVELOPMENT DIRECTOR
The written report of Nfs. Sharon Fierro, Interim Community Development Director, was
accepted as presented, with the added comment:
· Advised that there will be three items for the next Planning Commission agenda, including an
opportunity to review and comment on the Downtown Parking Structure.
· Said that a flyer was included in her report that provides details regarding information open
houses on the Vasona Light Rail Project, one of which will occur in Campbell.
AD~IOURNMENT
The Planning Commission meeting adjourned at 8:17 p.m. to the Planning Commission meeting
of March 28, 2000, in the Council Chambers, City Hall, 70 North First Street, Campbell,
California.
ITEM NO. 2
STAFF REPORT - PLANNING COMMISSION MEETING OF
MARCH 14, 2000
PLN2000-14
Zhao, R.
Public heating to consider the application of Mr. Raymond Zhao, on
behalf of Scandinavian Concepts, for approval of a sign permit
(PLN2000-14) for an expressway-oriented roof-mounted sign to be
located on the east elevation of the Riverside Plaza Shopping Center
located at 651 W. Hamilton Avenue 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 deny a sign permit for an
expressway-oriented roof-mounted sign at the Riverside Plaza Shopping Center.
ENVIRONMENTAL DETERMINATION
This project is categorically exempt under Section 15311 Class 11 (Accessory Structures) of
CEQA; therefore, no environmental action is required.
PROJECT DATA
Shopping center site area:
Tenant space:
Tenant lineal frontage:
Building distance from
San Tomas Expressway:
176,000 square feet (4.04 acres)
20,000 square feet
130 feet along San Tomas Expressway
Approximately 130 feet
Proposed sign area:
Existing cabinet sign area:
100 square feet
37.5 square feet
Proposed % of building sign area/lineal frontage: 77%
DISCUSSION
Applicant's Proposal: The applicant, Mr. Raymond Zhao, on behalf of Scandinavian Concepts,
is requesting approval of a sign permit (PLN2000-14) to allow a 100 square foot expressway-
oriented roof-mounted sign on the east elevation of the Riverside Plaza Shopping Center, which
is located on the northwest comer of San Tomas Expressway and West Hamilton Avenue.
Scandinavian Concepts is a retail furniture store located in the main anchor tenant space of the
shopping center on the east side of the shopping center.
Staff Report - Planning Commission Meeting of March 14, 2000
PLN2000-14 - 651 W. Hamilton Avenue
Page 2
ANALYSIS
Sign Ordinance Requirements: Under Section 21.53.030(C) of the Sign Ordinance, expressway-
oriented signs require site and architectural review by the Planning Commission and approval by
the City Council. The criteria under which such signs are to be approved, as specified under
Section 21.53.090(A) of the Sign Ordinance for permanent signs, are as follows:
A. Permanent signs oriented to freeways or expressways shall be limited to identification of
on-site businesses.
B. The applicant shall demonstrate that the business operation is dependent upon freeway or
expressway identification and that denial of said identification would cause an undue
hardship.
C. 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.
D. The sign shall be the minimum height and size necessary to achieve visibility from the
freeway, expressway or public facility.
E. The sign shall not move, nor be animated, nor have flashing or moving lights.
F. Additional landscaping or architectural modifications may be an added condition of
approval of said signing to screen the sign or its supporting structure or to soften and/or
enhance the appearance of the sign or the site as viewed from off-site locations.
The Sign Ordinance also specifies that roof-mounted signs are prohibited under Section
21.53.060, unless a sign exception is granted by the Planning Commission to exceed the
requirements of the Sign Ordinance for higher signs when the Planning Commission determines
the following:
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 standards provided in the Sign Ordinance; or
C. The use is of such size and is so located in reference to surrounding uses and/or the traffic
circulation system 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
principles and purposes of the Sign Ordinance.
Existing Signs: The tenant space is currently identified by an existing 37.5 square foot
internally-illuminated cabinet sign located on the west side of the building near the entrance to
the furniture store. The cabinet sign is an individual tenant sign that has been approved for the
shopping center and is consistent in shape and size with the other individual tenant signs for the
shopping center. The applicant has also installed two (2) temporary banner signs above the two
entrances to the furniture store on the west and south elevations of the building. These
temporary banners are only allowed to be displayed for a maximum of 120 calendar days.
Staff Report - Planning Commission Meeting of March 14, 2000
PLN2000-14 - 651 W. Hamilton Avenue
Page 3
Last year, the applicant, Mr. Raymond Zhao, was cited for a code violation for exceeding the
allowable display period of temporary banners and flags for a business.
Proposed Expressway-Oriented Sign: The applicant is requesting approval to install the
expressway-oriented sign on the roof of the portion of the building that is the back side of the
furniture store tenant space facing San Tomas Expressway. The design of the sign entails a 100
square foot internally-illuminated, individual channel letter sign reading "Scandinavian
Concepts" attached to a raceway painted the same color as the roof (charcoal black). The letters
will be red with red trim cap and will have white returns.
The applicant is requesting approval for the expressway-oriented signage to provide visibility of
the furniture store from San Tomas Expressway. The applicant states that the tenant space and
existing signage for the furniture store are not visible to the public given the orientation of the
shopping center, which directs the main entrance of the tenant space towards Darryl Drive rather
than West Hamilton Avenue. In addition, the applicant states that visibility of the business is
obstructed due to landscaping within the parking lot and the distance of the tenant space from
Darryl Drive and Hamilton Avenue. The tenant space is approximately 150 feet from West
Hamilton Avenue and approximately 300 feet from Darryl Drive. Also, there is limited visibility
of the second entrance to the store facing West Hamilton Avenue. The portion of the tenant space
facing West Hamilton Avenue is approximately 20 feet.
The applicant indicates in his letter dated January 10, 2000 that he is requesting the expressway-
oriented sign due to several complaints he has received from his customers that the business is
difficult to locate. The applicant is concerned that he may be losing customers due to the
visibility issue. In addition, the applicant also states that his business is regional in nature given
that he advertises in the San Jose Mercury News and in various other newspapers within the Bay
Area; therefore, he states expressway-oriented signage is necessary.
Planning Staff Recommendation: Planning Staff has reviewed the application and recommends
that the Planning Commission deny the expressway-oriented roof-mounted sign. Upon reviewing
the criteria for expressway-oriented signs, Planning Staff has determined that the applicant's
business is not dependent upon expressway-oriented identification and that the visibility of the
shopping center is not limited due to its shape and/or location. Staff has determined that there is
limited visibility of the applicant's particular tenant space to West Hamilton Avenue and San
Tomas Expressway; however, the shopping center itself does not have limited visibility,
particularly because it is located at a highly visible intersection on a comer parcel.
Planning Staff has indicated to the applicant that visibility of the business from West Hamilton
Avenue can be accomplished by approval of a replacement freestanding monument sign for the
shopping center; therefore, the business does not need to be not solely dependent upon
expressway-oriented signage. The owner of the shopping center, Mr. Alvin Chan, has submitted
a sign application for a new 14-foot high monument sign to be located near the driveway
Staff Report - Planning Commission Meeting of March 14, 2000
PLN2000-14 - 651 W. Hamilton Avenue
Page 4
entrance along West Hamilton Avenue. This new sign will replace the existing non-conforming
freestanding sign located along West Hamilton Avenue. Planning Staff has been working with
Mr. Chan for several months to rectify the maintenance issues at the shopping center so that the
freestanding sign can be approved. These issues include removal of graffiti on the building,
addition and maintenance of landscaping on site, repainting of the building and re-roofing of the
building. At the end of last year, the graffiti from the building was removed, the building was re-
roofed, and the building fascia was repainted. Currently, staff is working with Mr. Chan to
submit a landscaping plan to clean up the existing landscaping on site, to add trees within the tree
wells in front of the liquor store and remove the inoperable light poles, and to add landscaping
behind the building to soften the appearance of the building from San Tomas Expressway. Staff
has also requested Mr. Chan to paint the back of the shopping center facing the expressway.
Currently, there is a patchwork of various paint colors on the back of the building due to the
painting over of graffiti on the building.
Planning Staff is also not supportive of the proposed roof-mounting of the sign. Currently, there
are no roof-mounted signs within the shopping center and facing the expressway; therefore, the
proposed sign is not compatible or consistent with the surrounding neighborhood. In addition,
the applicant has not demonstrated that a higher sign on the roof of the building would better
serve the public welfare than a visible sign attached to the building wall.
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed the application at its meeting of February 22, 2000 and stated that they could not make
a recommendation on the sign application until efforts are made to clean up the shopping center,
which includes repainting the rear wall facing San Tomas Expressway and providing landscaping
along the rear of the building to soften the visual impact of the building and any proposed
signage. The Committee stated that they could not determine that the sign is architecturally
compatible with the shopping center, given that the shopping center is in a state of disrepair.
Attachments:
1. Findings for Recommended Denial
2. Findings for Recommended Approval
3. Recommended Conditions of Approval
4. Exhibits and Letter of Request
5. Location Map
Prepared by:
Aki R. Irani, Planner I
Approved by:
Sharon Fierro, Interim Community Development Director
Attachment No. 1
FINDINGS FOR RECOMMENDED DENIAL OF FILE NO. PLN2000-14
SITE ADDRESS:
APPLICANT:
P.C. MEETING:
651 W. Hamilton Avenue
Raymond Zhao, on behalf of Scandinavian Concepts
March 14, 2000
Findings for Recommended Denial of a Sign Application (PLN2000-14) for an expressway-
oriented roof-mounted sign on the Riverside Plaza Shopping Center located at 651 W.
Hamilton Avenue
The Planning Commission finds as follows with regard to File No. PLN2000-14:
1. The proposed expressway-oriented roof-mounted sign is limited to identification of an on-site
business.
The applicant has not demonstrated that the business operation is dependent upon expressway
identification and has not demonstrated that denial of said identification would cause an
undue hardship to the business.
3. The applicant has not demonstrated that the signage is necessary due to limited visibility of
the shopping center due to its shape and location or other factors unique to the site.
4. The shopping center site is not unusually difficult to locate in reference to surrounding uses,
given that it is located on a comer parcel on a major intersection.
The proposed expressway-oriented sign would not best serve the public welfare as a roof-
mounted sign, given that no other businesses within the shopping center or facing the
expressway within the City are roof-mounted signs.
6. The proposed expressway-oriented roof-mounted sign is architecturally incompatible in
design and inconsistent with the shopping center and the surrounding neighborhood.
Based on the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed expressway-oriented roof-mounted sign will not aid in the harmonious
development of the area.
2. The proposed expressway-oriented roof-mounted sign is not consistent with the City's
Zoning Ordinance and General Plan.
Attachment No. 2
FINDINGS FOR RECOMMENDED APPROVAL OF FILE NO. PLN2000-14
SITE ADDRESS:
APPLICANT:
P.C. MEETING:
651 W. Hamilton Avenue
Raymond Zhao, on behalf of Scandinavian Concepts
March 14, 2000
Findings for Recommended Approval of a Sign Application (PLN2000-14) for an expressway-
oriented roof-mounted sign on the Riverside Plaza Shopping Center located at 651 W.
Hamilton Avenue
The Planning Commission finds as follows with regard to File No. PLN2000-14:
1. The proposed expressway-oriented roof-mounted sign is limited to identification of an on-site
business located at Riverside Plaza Shopping Center.
2. The applicant has demonstrated that the business operation is dependent upon expressway
identification and that denial of said identification would cause an undue hardship.
3. The applicant's tenant space is unusually difficult to located within the shopping center in
reference to surrounding uses.
4. The applicant has demonstrated that the signage is necessary due to the limited visibility of
the tenant space within the shopping center.
5. The proposed expressway-oriented sign as a roof-mounted sign would best serve the public
welfare and is necessary to provide adequate visibility from San Tomas Expressway.
6. The proposed sign is architecturally compatible in design and consistent with the shopping
center and the surrounding neighborhood.
The proposed sign will promote the economic viability of the City by providing adequate
identification and visibility of the new business, and will also best serve the traveling public
and be in keeping with the principles and purposes of the City's Sign Ordinance.
Based on the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed expressway-oriented roof-mounted sign will aid in the harmonious
development of the area.
The proposed expressway-oriented roof-mounted sign is consistent with the City's Zoning
Ordinance and General Plan.
Attachment No. 3
RECOMMENDED CONDITIONS OF APPROVAL FOR FILE NO. PLN2000-14
SITE ADDRESS: 651 W. Hamilton Avenue
APPLICANT: Raymond Zhao, on behalf of Scandinavian Concepts
P.C. MEETING: March 14, 2000
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. 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.
Approved Plans: Approval is granted for an exception to the sign regulations to allow a 100
square foot internally-illuminated individual channel letter sign as an expressway-oriented
roof-mounted sign to be located on the east elevation of the Riverside Plaza Shopping Center
located at 651 W. Hamilton Avenue facing San Tomas Expressway. Approval shall
substantially comply with the plans as submitted by Allen Signs except as herein modified by
the Conditions of Approval.
Landscaping Requirements: Prior to issuance of a building permit for the expressway-
oriented, roof-mounted sign, the applicant shall be required to submit a landscape plan for the
shopping center site, including landscaping to be installed at the back of the building facing
San Tomas Expressway to soften the visual impact of the building facing the expressway, for
review and approval by the Community Development Director and to complete installation
of approved landscaping.
Painting of Building: Prior to issuance of a building permit for the expressway-oriented roof-
mounted sign, the applicant shall be required to complete painting of the rear of the shopping
center with a graffiti-resistant paint of a color approved by the Community Development
Director.
4. Building Division Requirements: Applicant shall comply with all Building Code
requirements and obtain necessary permits as determined by the Building Division.
5. City Council Approval: City Council approval is required for any expressway oriented sign
as provided in section 21.53.030 (C) of the Sign Ordinance.
._-1
Z
//
CITY OF CAMPBELL
Community Development Department · Current Planning
March 3, 2000
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, March 14, 2000, in the City Hall
Council Chambers, 70 North First Street, Campbell, California, for a Public Hearing to
consider the application of Mr. Raymond Zhao, on behalf of Scandinavian Concepts, for
a Sign Application (PLN2000-14) to allow an expressway-oriented wall sign (visible
from San Tomas Expressway at Hamilton Avenue) for a retail furniture store on property
located at 651 W. Hamilton Avenue in a PD (Planned Development) Zoning District.
This project is Categorically Exempt.
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
PLEASE NOTE:
When calling about this Notice,
please refer to File No. PLN2000-14
Address: 651 W. Hamilton Avenue
SHARON FIERRO
SECRETARY
70 North First Street - Campbell, California 95008.1423 · TEL 408.866.2140 - r^X 408.866.8381 ' TDD 408.866.2790
.ov· c,~,~
CITY OF CAMPBELL
Community Development Department - Current Planning
February22,2000
Re: PLN2000-14 - 651 W. Hamilton Avenue - Scandinavian Concepts
Dear Applicant:
Please be advised that the above-referenced application has been scheduled for the following
meeting(s):
Site and Architectural Review Committee Meeting
Date: Tuesday, February 22, 2000
Time: 6:50 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, March 14, 2000
Time: 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) 866-
2140.
Sincerely,
Aki Irani
Planner I
cc:
Raymond Zhao (Applicant)
1600 E1 Camino Real
San Bruno, CA 94066
Allen Signs (Sign Company)
1982 Stone Avenue
San Jose, CA 95125
Alvin B. Chan, Inc. (Property Owner)
805 Clay Street
San Francisco, CA 94408
70 North First Street - Campbell, California 95008.1423 · T~L 408.866.2140 · FaX 408.866.8381 · TOD 408.866.2790
To:
City Clerk
Please collec :! receipt
for the follow,,g monies.
PlanningF~l.e~No_..: ~L~o-O--}~
Addrcss:~ ''
AMOUNT
Major:
A. 1+ acres - General Plan Amendment
Zone Change
Planned Development Permit
EIR Review
$4,650.00
4,650.00
4,650.00
4,650.00
0-1 acre General Plan Amendment (552.4660)
Zone Change
Planned Development Permit
EIR Review
3,375.00
3,375.00
3,375.00
3,375.00
Minor:
A. Subdivision Map (5+ Lots)
Site and Architectural 10+ K S.F.
Tentative Parcel Map (4<Lots)
3,375.00
2,257.50
2,257.50
Site and Architectural 0-10 K. S.F.
Variance (Non-residential)
Text Amendments
Use Permit
1,627.50
1,627.50
1,627.50
1,627.50
III. Miscellaneous
A. Variance (Residential)
Modifications of Approval
Modification PD Permit
Reinstatements
Revised Development Schedule
Extensions of Time
1,010.00
1,010.00
1,010.00
1,010.00
1,010.00
1,010.00
Site and Architectural (Res/Each House)
Signs (Each Sign)
Fence Exception
Promotional Events
126.00
126.00
Appeals
Downtown Development Permit
Historic Preservation Zone, Use Permit, HP Permit
IV. Other
Maps
General Plan Text
Zoning Ordinance
Copies (per page)
Refundable Deposit -- Account 2203
Fire Department Review -- Account 01.303.3322
Architectural Approval
Project Plan Review
Subdivision
Park Impact Fee - Account 295.535.4920
Tree Replacement In-Lieu Fees - Account 101.701.4971
For City Clerk Only
Receipt No: /~7~'~8
Amount Paid:
Received_by:
Date:
6.50
19.00
23.00
1.00 (1~ page, .10 ea add'l)
52.50
157.50
100+ 10 per lot/unit
RECEIVED
FEB 0 3 2000
CITY. CLERK'S. 0FFICFJ
Exception for Major Projects: ~It is anticipated that the application processing costs of selected major
projects will significantly exceed the above fees. In these cases, the Community Development Director may
collect a deposit and charge actual time spent to process the application based upon current hourly rates.
Note: Adopted by Resolution No. 9539 by City Council, City of Campbell, 06/01/99.
Scandinavian Concepts
651 W. Hamilton Ave
Campbell, CA 95008
Tel: 408-378-1208
Fax: 408-378-7088
January 1 O, 2000
City of Campbell
70 North First Street
Campbell, CA 95008
Attn: Planning Department
Re: Building sign
To Whom It May Concern
Our San Bruno store has been opened since 1994 serving customers from San Francisco
to Santa Cruz. This Campbell store was opened in 1998 in order to serve our customers in
the south bay cities. The business in the Campbell store is not picking up as we expected.
We are requesting the approval of a sign to put on the back of our building that is facing
San Tomas Expressway for the following reasons:
1. The sign would only identify the natural of our business: Scandinavian Concepts
Furniture.
There are only 5% of the customers coming from the City of Campbell. The other
95% are coming from the south bay cities. We've spent over $20,000 a month in
advertising. Our advertisement appears regularly in the San Jose Mercury New,
World Journal Newspaper, Sing Tao Newspaper, the China Press and the Chinese
Television Network. Even with maps printed on the advertisement, customers
constantly complained that they had a very difficult time to look for our store. They
had to travel back and forward on San Tomas Expressway and Hamilton Ave. It
normally took them 20 to 30 minutes to locate us when they were on San Tomas
Expressway. Sometimes they just give up to look for us. Once they missed us, they
would not come back; and we would lose them forever. We believe that we've lost
50% of the customers due to the lacking of a sign facing San Tomas Expressway.
The total sale of the store is only about 50% of San Bruno's. This would result a lost
of revenue for the City of Campbell. Eventually we will be forced to close down this
location.
o
Our store is facing Darryl Drive. The store sign is not visible due to the landscaping
of the street and parking lot. The customers coming from West of Hamilton Ave
cannot see the store sign because the trees in the street and parking lot are blocking it.
People coming from East of Hamilton or San Tomas Expressway cannot notice the
store because there is no signage. Even if they see the building, they don't see our
store.
o
o
The sign that we are proposing is about 30" height and 40' length. It is the minimum
height and size necessary to achieve visibility from San Tomas Expressway.
The sign shall not move, nor be animated, nor have flashing or moving lights. It is
internally illuminated individual channel letter sign.
Our building was once rented to the Lucky Supermarket. They had a sign facing San
Tomas Expressway. We are proposing to install the sign at the same location. We
believe this would not cost any hardship for our neighborhood.
Our store is the anchor tenant of this shopping center. We are entitled to a major sign
on the building. This will attract more customer to the center.
Sincer,
Raym
Store
ly,
nd Zhao
vlanager
Application
Planning Department
File No. V~~t(~"
70 North First Street, Campbell, California 95008 (408) 866-2140
ADDRESS: (O,_('"1 J/~F~Tf N.,~//c[//~'d/0r AP/,L~- -- TELEPHONE: (~'
TELEPHONE:
TELEPHOJ~IE2 (~ 7~7t"-~'~7
zn~: ~-/t~' £
SIGN COMPANY:
ADDRESS:
CITY/STATE:
In accordance with Sections 21.53.030 and 21.53.110 of the City of Campbell Municipal Code, the undersigned hereby
makes application for approval of the attached sign plans and agrees to abide by the Sign Regulations of the City and the
for this application.
Applic~'s Signature
Date Property Owner's Signature Date
Approved as Presented:
Conditionally Approved:
Denied:
FOR OFFICE USE ONLY
by:
for Steve Piasecki, AICP, Community Development Director
Date
Rvsd. 3/2/98
Scandinavian Concepts
1600 El Camino Real, San Bruno Ca94066
Tel: 650-827-1288 Fax: 650-827-1638
To whom it may concern:
We plan to put a sign an the back of our Campbell store which located at 651 W
Hamilton Ave., Campbell. The sign will face San Tomas Express Way. The spot will be
on the same place which lucky store placed many years ago.
The owner of the property now approve our plan.
As the owner of the property I approve this plan.
Signed by :('-~'71<-~, '->-~ ~&"~ /~ cz._
Date: -' ->./2 i.~/~ ~
Best regard
..~once..pts
FROH
Scandinavian Concepts
651 W. t~familtoi:
Campbell, CA 95008
Tel: 650-827-.1
November 1 b, 1999
Ci~, of Campbell
70 North First Street
Campbell, CA 95008
Attn: Phuming Departm~n
Re: Building sign
To Whom k May Concern:
Our company ha~ been in this [ocation eve;' a >'ear, but the busiz:~-$s is still not picking up
as we expected. We are requesting the approva[ of a siga to put on the back of the
building that is hcing San Tomes Expre:<;way ;%r the fo[lowing reasons:'
1.)
Our store is facing Dm'ryl Drix.¢, but most of'~he customers t~e coming
~amilton Ave. and gan Tomes Expressway, We don't have any exposure to these
two major roads,
2.) The street numbers on Hamilton Ave, are not numbered by tt~e right sequence.
Om' eu,tomer~ have a hm'd time to find us.
3.) Ot~ company has anoitaer store in Sm', Bruno ~ith the same size and s.Be. The total
sale at the Cmnpbell store tbr the past year was onl> ....
z.._- of the San Bruno store.
4.) Ou~ company is the major tenant in this shopping center, lhe store occupies over
20,000 square feet floor space~ We are entitled to :~ larger sign.
Please review the ~nclosed plans at yom' early convenience. Ymu
appreciated. Please contact us should you have may queaions.
Sincerely;
Raymond Zhao