Offsite Sign -2001 ,.~.o¥ ·
CITY OF CAMPBELL
City Manager's Office
October 24, 2002
Ms. Michele Minassian
Community Manager Avalon Campbell
508 Railway Avenue
Campbell, CA 95008
RE:
Off-site sign-Avalon Bay
2260 S. Winchester Blvd.
Dear Ms. Minassian:
Thank you for you letter dated October 15, 2002, wherein you request my assistance in obtaining
approval of an off-premise sign for the Avalon Campbell apartment development.
This apartment community was built in a neighborhood that traditionally was primarily industrial land
uses. The City Council in its approval of this apartment development in 1991 recognized this fact and
thus approved various signing exceptions such as a freeway oriented sign, off-premise temporary signs
and an off-site sign at the intersection of Kennedy Avenue and Winchester Boulevard.
Approval of the temporary off-premises signs were tied to the achievement of a 75 percent occupancy
figure and the off-site sign at Kennedy Avenue and Winchester Boulevard. was approved subject to a 5
year review period. The City had the right to review approval of the off-site sign after five years to
determine if the off-site was still appropriate.
The Planning Commission on October 9, 2001 reviewed a request to replace the sign which read 'Canyon
Creek' with a new sign reading 'Right here, 2 blocks Avalon Campbell Luxurious Rental Living Now
Leasing'. The Planning Commission found that the off-site site was no longer appropriate and that the
apartment community had adequate identification with the existing on-site signs. This decision was final
unless it was appealed to the City Council within a ten day ~ppeal period following the Planning
Commission' s action.
You may re-apply for a signing exception to seek approval of an off-site sign, however, the conditions
where the Planning Commission rendered its decision have not changed significantly.
If you should have any questions regarding the Planning Commission action, you may contact Geoff
Bradley at (408) 866- 2140.
Sincerely,
City M'ffnager
cc: Sharon Fierro, Community Development Director
70 North First Street - Campbell, California 95008.1423 · TEL 408.866.2125 · ~AX 408.374.6889 · TDD 408.866.2790
Avalon
COMMUNITIES
Time Well Spent..
October 15, 2002
,m
Bernard Strojny
City Manager
70 North First Street
Campbell, Ca. 95008
Dear Mr. Strojny:
My name is Michele Minassian and I am the community manager at Avalon Campbell, a
348-unit community. I am writing you in hopes that you could assist me with the
situation in regards to the sign that we used to have at the Alvarado Car Wash comer
(Kennedy and Winchester).
Recently, AvalonBay changed the name of many of its communities for marketing
purposes. Avalon Campbell was formerly known as Canyon Creek. As a result of this
name change, the sign at the Alvarado Car wash had to be reflected. Once this occurred, I
was contacted by Senior Planner, Geoff Bradley who advised me that since the name
changed we. could not longer have the sign, as it was not approved. Thereafter, we put
together a request that was declined by the planning commission of Campbell.
With the result in the market decline, our occupancy has recently dropped to 92%.
However, if we could have permission to have our sign posted, it might help us greatly in
increasing our occupancy. An increase in occupancy at Avalon Campbell, will result in
more tax paying residents who will essentially spend their dollars in the city of Campbell.
I am pleading with you to see if you can help me by allowing us to post our sign once
again. I look forward to speaking to you and thank you for your time.
Sincerely,
Michele N. Minassian
Community Manager
Aval°n Campbell
Avalon Campbell
5o8 Railway Avenue, Campbell, CA 95oo8 · Phone: (4o8) 37o-3oo3 · Fax: (4o8) 37o-o199
www.avaloncommunities.com · E-mail: campbeli@avalonmail.com
CITY or CAMPBELL
Community Development Department - Current Planning
November 30, 2001
Mr. Cosme Alvarado
3106 Fawnwood Ct.
San Jose, CA 95148
Subjects: Building and Sign Maintenance
2260 S. Winchester Blvd.
Dear Business Owner,
The Community Development Department is seeking your cooperation in maintaining your business in a clean and
attractive condition. Recently, the Campbell Planning Commission requested that Alvalon Bay remove an off-premise
sign at your place of business that shared the freestanding at the comer. The sign has been removed, however, the
supportive framework beneath this sign was not removed. Additionally, the framework around and supporting your car
wash sign is in need of painting. Your efforts in removing the unnecessary framework and repainting the framework
are appreciated. Signing and properties are required to be maintained in an attractive and good condition·
At the time of inspection, it was also noted that the car wash structures were rather soiled and unsightly. Your efforts in
cleaning up and painting these structures as well are appreciated.
Please contact me at 408 866-2144, if you should have any questions or would like to discuss these items.
Thank you in advance maintaining the attractive appearance of Campbell businesses.
Sincerely,
Tim J. Haley
Associate Planner
cc.
Geoff Bradley, Senior Planner
Manager, Alvarado Car Wash, 2260 S. Winchester Blvd.
70 North First Street · Campbell, California 95008- 1436 · TEt_ 408.866.2 140 · ~X 408.866.838 I - TDD 408.866.2790
O~'CH ~0
CITY OF CAMPBELL
Community Development Department - Current Planning
October 11, 2001
Bernie Hawkins
Cal Neon Signs
1577 Almaden Road
San Jose, CA 95125
Re: PLN2001-30 - 2260 S. Winchester Boulevard - Denial of Sign Request
Dear Applicant:
Please be advised that at its meeting of October 9, 2001, the Planning Commission
adopted Resolution No. 3382 denying your Sign Application (PLN2001-30) to replace an
existing off-premise fi'eestanding sign on the above referenced property. The existing
sign identifying Canyon Creek is defined as abandoned and consequently is prohibited.
Please remove within 30 days on or before November 11, 2001.
This action is final in ten days, unless appealed in writing to the City Clerk. California
Code of Civil Procedure, Section 1094.6, governs the time within which judicial review
of this decision must be sought. Should you elect to appeal this decision, please note that
there is an appeal fee of $100, payable to the City of Campbell, which must be submitted
with your letter of appeal. This action must occur by Friday, October 19, 2001,
If you have any questions, please do not hesitate to contact me at (408) 866-2140.
Sincerely,
Tim J. Haley
Associate Planner
CC.'
Avalon Bay Communities (Property Owner)
4340 Stevens Creek Boulevard, Suite 275
San Jose, CA 95129
70 North First Street · Campbell, California 95008-1436 · TEL 408.866.2140 - FAX 408.866.8381 - 'rDD 408.866.2790
RESOLUTION NO. 3382
BEING A RESOLLrrION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL DENYING A SIGN APPLICATION
(PLN2001-30) TO ALLOW THE REFACE OF ANY EXISTING OFF-
PREMISE FREESTANDING SIGN ON PROPERTY LOCATED AT
2260 S. WINCHESTER BOULEVARD IN A C-2-S (GENERAL
COMMERCIAL) ZONING DISTRICT. APPLICATION OF MR.
BERNIE HAWKINS, ON BEHALF OF AVALON BAY
COMMUNITIES. FILE NO. PLN2001-30.
After notification and public heating, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission did find as follows
with respect to application PLN2001-30:
1. The apartment complex is adequately identified with the existing on-site fi'eeway oriented
and freestanding signs.
2. The site is not unusually difficult to locate in comparison to similar uses due to its visibility
to Highway 17 and its location at the intersection of Kennedy and Railway Avenues.
The continued identification of this residential project with an off-premise sign establishes an
undesirable precedent and would not be in keeping with the principles and purposes of the
sign ordinance.
The City Council, in its original approval of the off-premise sign, allowed for a five-year
review period by the City for appropriateness of the off-premise sign. (Ordinance No. 1840,
Exhibit A, Condition of Approval No. 24)
Based on the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed off premise freestanding sign is not consistent with the purposes of the Sign
Ordinance of preserving and improving the visual character of the community.
2. The use for which the sign is to be erected is adequately identified by three on-site signs and
is not unusually difficult to locate in comparison to similar uses.
3. The proposed sign would be detrimental to the public welfare or persons in the neighborhood
or the City as a whole and allows for excessive business identification.
Planning Commission Resolution No. 3382
PLN2001-30 - 2260 S. Winchester Boulevard-Denial of Sign Reface for Off-Premise Sign
Page 2
PASSED AND ADOPTED this 9th day of October, 2001, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alderete, Gibbons, Hernandez, Jones and Leonard
Doorley
Fernandez
None
APPROVED:
Joseph Hemandez, Acting Chair
ATTEST:
Sharon Fierro, Secretary
' ORCH ~.~,0 '
PLN 2001-30
Hawkins, B.
ITEM NO. 4
STAFF REPORT - PLANNING COMMISSION MEETING OF
October 9, 2001
Heating to consider the application of Mr. Bernie Hawkins, on behalf of
Avalon Bay Communities, for approval of a Sign Application (PLN 2001-
30) to allow replacement of a portion of an existing off-premise
freestanding sign on property located at 2260 Winchester Boulevard' in a
C-2-S (General Commercial) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
Adopt a Resolution, incorporating the attached findings, denying a sign application (PLN 2001-
30) to allow the replacement of a portion of an existing off-premise sign.
ENVIRONMENTAL DETERMINATION
This project is categorically exempt under Section 15301, Class 1, Existing Facility, of the
Califomia Environmental Quality Act (CEQA); therefore, no environmental action is required.
PROJECT DATA
Existing Signage:
Description
One freestanding sign
Size Height
43.5 sq. fi. 12 fi.
Replacement:
Replacement portion:
28.1 sq. fl.
Reading:
Right here, 2 blocks
Avalon Campbell
Luxurious Rental Living
Now Leasing
High Density Foam with routed letters
Midnight Blue Copy
and White Background/or
White Copy and Midnight Blue
Background
DISCUSSION
Applicant's Proposal: The applicant, Mr. Bernie Hawkins, on behalf of Avalon Campbell
Apartments, is requesting approval to replace the lower portion of an existing off-premise
freestanding sign located at 2260 S. Winchester Blvd. The proposed sign identifies the Avalon
Staff Report - Planning Corrnmssion Meeting of October 9, 2001
PLN 2001-30 -- 2260 Winchester Blvd
Page 2 of 3
Campbell apartment complex located at 508 Railway Avenue that is situated at the intersection
of Kennedy and Railway Avenues. The upper portion of the sign identifies the self- service ear
wash on the project site.
Background: The City Council upon the recommendation of the Planning Commission in
February of 1995 approved a sign program for the Canyon Creek Apartment development. The
Canyon Creek development consisted of the construction of 348 apartments at the intersection of
Kennedy and Railway Avenues in a neighborhood that traditionally had accommodated
industrial uses.
The sign program approval allowed two monument freestanding signs at the project driveway, a
freeway oriented sign facing Highway 17, an off-premise sign at the comer of Kennedy Avenue
and South Winchester Boulevard and various temporary banners and directional signs.
Temporary signs were limited to the leasing of apartments and a period of one year. Exceptions
to the sign ordinance were granted due to the location of the apartment project and the
establishment of a residential use in this neighborhood that traditional had industrial uses.
Additionally, the intersection of Kennedy and Winchester Boulevard was previously
unsignalized and Railway Avenue was a one way street thus contributing to the isolated location
of the site.
ANALYSIS
Sign Proposal: The proposed freestanding sign would replace approximately 28 square feet of
the 43.5 square foot approved off-premise sign located at the intersection of Kennedy Avenue
and Winchester Blvd. This sign currently identifies the on-site self-service car wash on the upper
portion and the off-site Canyon Creek Apartment project on the lower portion. The proposed sign
would read 'Right here 2 blocks, Avalon Campbell, luxurious rental living, Now Leasing'.
This apartment project has been renamed Avalon Campbell to coincide will the new ownership
of this apartment development.
Staff has approved the applicant's request to replace the on-site signs with the new project name.
However, staff does not support the replacement of the lower portion of the off-premises in that
the previous findings that supported the off-premise sign exception are no longer valid. The
visual prominence of this apartment complex from Highway 17 and its establishment as a
significant apartment development for the past six years creates a location that is not unusually
difficult to locate. Additionally, the provision of a freeway oriented sign as well as the two
freestanding monument signs on-site provide adequate identification for this complex.
Sign Exceptions: The Planning Commission may authorize additional signs when it determines
the following:
· The use or uses for which the signs are to be erected would not be adequately
identified; or
· The site is unusually difficult to locate in comparison to similar uses without
exceeding the standards provided in the Sign Ordinance.
Staff Report - Planning Cormsalssion Meeting of October 9, 2001
PLN 2001-30 -- 2260 Winchester Blvd
Page 3 of 3
The use is 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 Committee: The Site and Architectural Review Committee
reviewed the proposed project at its meeting of September 25, 2001. The Committee found that
conditions since the original approval had changed and that the continued display of an off-
premise sign would create an undesirable precedent.
Attachments:
1. Findings for Denial of File No. PLN 2001-30
2. Findings for Approval of File No. PLN 2001-30
3. Conditions of Approval for File No. PLN 2001-30
4. Exhibits
5. Location Map
Prepared by: [ ~
Tim Haley~7~°c~ate Plain. er //~.
Approved by: ~~~ - ('~/~'/-'~~-~
Geo~'f / ""~ ?
Braitley, Senior Planner
Attachment #1
FINDINGS FOR DENIAL OF FILE NO. PLN2001-30
SITE ADDRESS: 2260 Winchester Boulevard
APPLICANT: Bernie Hawkins - Avalon Campbell
DATE: October 9, 2001
Findings for Denial of a Sign Exception (PLN 2001-30) to allow the replacement of a portion
of an off-premise sign located at 2260 Winchester Boulevard.
The Planning Commission finds as follows with regard to File No. PLN 2001-30:
1. The apartment complex is adequately identified with the existing on-site freeway oriented
and freestanding signs.
2. The site is not unusually difficult to locate in comparison to similar uses due to its visibility
to Highway 17 and its location at the intersection of Kennedy and Railway Avenues.
The continued identification of this residential project with an off-premise sign establishes an
undesirable precedent and would not be in keeping with the principles and purposes of the
sign ordinance.
Based on the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed off-premise freestanding sign is not consistent with the purposes of the Sign
Ordinance of preserving and improving the visual character of the community.
2. The use for which the sign is to be erected is adequately identified by three on-site signs and
is not unusually difficult to locate in comparison to similar uses.
3. The proposed signs will be detrimental to the public welfare or persons in the neighborhood
or the City as a whole and allows for excessive business identification.
Attachment #2
FINDINGS FOR APPROVAL OF FILE NO. PLN2001-30
SITE ADDRESS: 2260 Winchester Boulevard
APPLICANT: Bernie Hawkins - Avalon Campbell
DATE: October 9, 2001
Findings for Approval of a Sign Exception (PLN 2001-30) to allow the replacement of a
portion of an off-premise sign located at 2260 Winchester Boulevard.
The Planning Commission finds as follows with regard to File No. PLN 2001-30:
1. The apartment complex is not adequately identified with the existing on-site freeway
oriented and freestanding signs.
2. The site is unusually difficult to locate in comparison to similar uses due to its location at
the intersection of Kennedy and Railway Avenues.
The continued identification of this residential project with an off-premise sign
establishes does not create an undesirable precedent and best serves the public welfare
and would be in keeping with the principles and purposes of the sign ordinance.
Based on the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed off premise freestanding sign is consistent with the purposes of the Sign
Ordinance by preserving and improving the visual character of the community.
2. The use for which the sign is to be erected is not adequately identified by three on-site
signs and is unusually difficult to locate in comparison to similar uses.
3. The proposed signs will not be detrimental to the public welfare or persons in the
neighborhood or the City as a whole and allows for adequate business identification.
4. There is a reasonable relationship and rough proportionality between the Conditions of
Approval and the impacts of the project.
Attachment #3
CONDITIONS OF APPROVAL FOR FILE NO. PLN 2001-30
SITE ADDRESS: 2260 Winchester Boulevard
APPLICANT: Bernie Hawkins
DATE: October 9, 2001
Where approval by the Director of Community Development, City Engineer, Public Works
Director or City Attorney is required, that review shall be for compliance with all applicable
conditions of approval, adopted policies and guidelines, ordinances, laws and regulations for the
item under review. Additionally, the applicant is hereby notified that he/she is required to
comply with all applicable Codes or Ordinances of the City of Campbell and the State of
California that pertain to this development and are not herein specified:
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. Approved Plans: Approval is granted for an exception to the sign regulations to allow an off-
premise sign on property located at 2260 Winchester Boulevard. Plans submitted for building
permits shall substantially comply with the plans as submitted by the applicant, except as
herein modified by the Planning Commission. The total sign area for replacement sign shall
not exceed 28 square feet. Signing shall be consistent with plan submittals dated August 20,
2001.
Building Division:
2. Permits Required: A building permit application shall be required for the proposed signs.
The building permit shall include electrical and structural permits when such work is part of
the permit. Prior to performing any work, the applicant shall make application to, and receive
from, the Building Division, all applicable construction permits.
CITY ox CAMPBELL
Community Development Department - Current Planning
September 19, 2001
Re: PLN2001-30 - 2260 S. Winchester Boulevard - Avalon Campbell - Off-Site Sign
Dear Applicant:
Please be advised that the above-referenced application has been deemed complete and has been
scheduled for the following meetings:
Site and Architectural Review Committee Meeting
Date: Tuesday, September 25, 2001
Time: 7:00 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, October 9, 2001
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.
Tim J. Haley
Associate Planner
CC:
Cai Neon Signs (Applicant/Sign Company)
1577 Almaden Road
San Jose, CA 95125
Avalon Bay Communities (Property Owners)
4340 Stevens Creek Boulevard, Suite 275
San Jose, CA 95129
70 North First Street · Campbell, California 95008-1436 . TEL 408.866.2140 · F^X 408.866.8381 · TDD 408.866.2790
CITY OF CAMPBELL
Community Development Department - Current Planning
May 4, 2001
VIA FAX: 408/289-8024
Bernie Hawkins
Cal Neon Signs
1577 Almaden Road
San Jose, CA 95125
RE: Signage at 508 Railway Avenue -Avalon Campbell (formerly Canyon Creek)
Dear Bernie:
The Planning Division has reviewed and conditionally approved your modification to sign permit
(PLN 2001-030). Your March 7, 2001 approval was for the freeway oriented sign to have the
logo and the word "Avalon" only.
The freeway oriented sign originally approved by the City Council was for 72 square feet. Your
revised sign area is 60 square feet and includes a 30 inch high logo and the words "Avalon
Campbell" in upper and lower case letters, per the attached exhibit. Please be advised that this
approval is subject to the following conditions:
Remove the sign panels that were installed with out a sign permit on the off-site sign
located at the northeast comer of Winchester Blvd. and Kennedy Avenue. Please notify
the Planning Division when this is done so that this permit may be activated.
Patch and paint to match any holes or visible marks from the previously mounted freeway
oriented sign. Paint entire wall if necessary, as determined by the Community
Development Director, to restore to original appearance.
3. Repair and restore any landscaping damaged by the scaffolding.
Please do not hesitate to call (408/866-2124) with any questions.
Si,ncerely,...!
Geoff I. Bradley
Senior Planner
Avalon Bay Communities
4340 Stevens Creek Blvd. #275
San Jose, CA 95129
70 North First Street . Campbell, California 95OO8-1436 . ]'EL 408.866.2 140 · F^x 408.866.838 I · TDD 408.866.2790
CITY OF CAMPBELL
Community Development Department - Current Planning
March 7, 2001
Bernie Hawkins
Cal Neon Signs
1577 Almaden Road
San Jose, CA 95125
Re:
PLN2001-30 Sign Application -Avalon Campbell
508 Railway Avenue
Dear Applicant,
Please be advised that the Planning Division has reviewed and approved your sign application (PLN2001-30) for
the replacement of individual letter signs at 508 Railway Avenue. This approval allows the replacement of the two
monument signs at the project entrance and one wall mounted sign facing Highway 17. This approval is based upon
the finding that these signs are consistent with the signing program previously approved by the Planning
Commission and City Council.
The reface of the off-premise sign with plastic panels at the comer of Kennedy and Winchester Boulevard is not
approved. The original approval for this sign indicated a routed sign with a white background. This previous sign
was consistent with the upper portion that identified the car wash.
Additionally, the background area of the freeway oriented sign has been painted differently than the remainder of
the wall. The complete wall area should be painted to match so that this sign does not have a banner appearance.
If you should have any questions regarding this approval, please do not hesitate to give me call at (408) 866-2144.
sincere 5!y..-,
Associate Planner
CC:
Geoff Bradley, Senior Planner
Avalon Bay Communities, 4340 Stevens Creek Blvd., San Jose, CA 95129
70 North First Street . Campbell, California 95008-1436 · TEL 408.866.2140 · FAX 408.866.8381 · TDD 408.866.2790