Sign Exception - 2003 CITY oF CAMPBELL
Community Development Department
CAMPBELL
June 25, 2003
Gary Millhollen
Larkspur Hospitality
1995 S. Bascom Avenue
Campbell, CA 95008
Re: PLN2003-65 - 1995 S. Bascom Avenue - Sign Exception - Pruneyard Inn
Dear Applicant:
Please be advised that at its meeting of June 24, 2003, the Planning Commission adopted
Resolution No. 3509 granting a Sign Exception to allow the installation of two new ground signs
for Pruneyard Inn on the above referenced property.
This action is effective in ten calendar days, unless appealed in writing to the City Clerk by 5
p.m. on Friday, July 4, 2003. California Code of Civil Procedure, Section 1094.6, governs the
time within which judicial review of this decision must be sought.
If you have any questions, please do not hesitate to contact me at (408) 866-2140.
Sincerely,
Melinda Denis
Planner I
Cc:
Ed Arango, Public Works
Frank Mills, Building
Chris Veargason, County Fire
Equity Office/Attn: Jill Collins
1999 S. Bascom Avenue, Suite 200
Campbell, CA 95008
70 North First ~treet . (~'ampbell, California 95OO8-1436 · 'rtl 408.866,2140 . FAX 408.87 I .5 140 , TI)I) 408.866.2790
RESOLUTION NO. 3509
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL GRANTING A SIGN EXCEPTION (PLN2003-
65) TO ALLOW THE INSTALLATION OF TWO NEW GROUND
SIGNS ON PROPERTY OWNED BY EQUITY OFFICE LOCATED AT
1995 S. BASCOM AVNUE IN A C-2-S (GENERAL COMMERCIAL)
ZONING DISTRICT. APPLICATION OF MR. GARY MILLHOLLEN,
ON BEHALF OF PRUNEYARD INN. FILE NO. PLN2003-65.
After notification and public heating, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the heating was closed.
After due consideration of all evidence presented, the Planning Commission did find as follows
with respect to application PLN2003-65.
1. The proposed signs are architecturally compatible with the building in terms of color, style
and design and would be constructed of high quality durable materials.
2. The proposed sizes of the ground signs are proportional in size to the new low walls.
3. The site is unusually difficult to locate in comparison to similar uses due to the location of
the building to the rear of the existing retail pad building along South Bascom Avenue.
The business would not be adequately identified with only one wall sign and a freeway
oriented sign due to the distance of the building to the street frontage, its orientation, and the
size of the building.
5. The project qualifies as Categorically Exempt under Section 15311, Class 11 of the
California Environmental Quality Act (CEQA) pertaining to accessory structures.
Based on the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed sign is consistent with the purposes of the Sign Ordinance by preserving and
improving the visual character of the community.
2. The use for which the sign is to be erected would not be adequately identified in comparison
to similar uses without exceeding the standards of the Sign Ordinance.
3. The proposed sign would not be detrimental to the public welfare or persons in the
neighborhood or the City as a whole and allows for reasonable business identification.
4. The proposed signs will promote the economic viability of the City by providing adequate
identification and visibility of the business, and will also best serve the public welfare and be
in keeping with the principles and purposes of the City's Sign Ordinance.
Planning Commission Resolu~_ ~,~ No. 3509
PLN2003-65 - 1999 S. Bascom Avenue - Sign Exception - Pruneyard Inn
Page 2
o
No substantial evidence has been presented from which a reasonable argument could be
made that shows that the project, as currently presented and subject to the required
Conditions of Approval, will have a significant adverse impact on the environment.
6. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission approves a Sign
Exception (PLN2003-65) to allow two new ground signs on property owned by Equity Office
located at 1995 S. Bascom Avenue, subject to the following conditions:
Where approval by the Director of Community Development, City Engineer, Public Works
Director, City Attorney or Fire Department is required, that review shall be for compliance with
all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and
regulations and accepted engineering practices for the item under review. Additionally, the
applicant is hereby notified that he/she is required to comply with all applicable Codes or
Ordinances of the City of Campbell and the State of California that pertain to this development
and are not herein specified.
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
Approved Plans: Approval is granted for a Sign Exception to allow the installation of two
new ground signs to be attached to the low wall at the main hotel entrance and the low wall
where Campisi Way and the northern driveway access intersect on property located at 1995
S. Bascom Avenue. The sign design and location submitted for building permits shall
substantially conform to the project plans received by the Planning Division on May 14,
2003, prepared by Path Merker Architects, including a site plan, sign design, and elevations.
Building Division:
Permits Required: A building permit application shall be required for the proposed signs.
The building permit shall include Electrical/Plumbing/Mechanical fees when such work is
part of the permit. Prior to performing any work, the applicant shall make application to, and
receive from, the Building Division, all applicable construction permits
Planning Commission Resolm .a No. 3509
PLN2003-65 - 1999 S. Bascom Avenue - Sign Exception - Pruneyard Inn
Page 3
PASSED AND ADOPTED this 24th day of June, 2003, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alderete, Doorley, Francois, Gibbons, Jones and Rocha
None
Hernandez
None
APPROVED:
George Doorley, Acting Chair
ATTEST:
Sharon Fierro, Secretary
ITEM NO. 4
STAFF REPORT - PLANNING COMMISSION MEETING OF
June 24, 2003
PLN 2003-65
Millhollen,G.
Hearing to consider the application of Mr. Gary Millhollen, on behalf of
Pruneyard Inn, for a Sign Exception (PLN 2003-65) to allow the installation
of two new ground signs on property owned by Equity Office located at
1995 S. Bascom Avenue 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, approving a Sign Exception
(PLN2003-65) to allow the installation of two new ground signs, subject to the attached
conditions of approval.
ENVIRONMENTAL DETERMINATION
Staff recommends that the Planning Commission find that this project is Categorically Exempt
under Section 15311, Class 11 of the California Environmental Quality Act (CEQA), pertaining
to accessory structures.
PROJECT DATA
Net Lot Area:
1,270,000 sq. ft. (29.1 acres)
Building Floor Area: 84,792 sq. ft.
Building Height:
33 feet (3 stories)
Building Frontage: 65 feet along South Bascom Avenue
Proposed Si: nage:
Si~n T~?e Reading Size Sign Ordinance Comment
Sign 1 Ground sign Pruneyard 18 sq. ft. Permitted with Exceeds number of
Inn Sign Exception signs permitted
Sign 2 Ground Sign Pruneyard 18 sq. ft. Permitted with Exceeds number of
Inn Sign Exception signs permitted
:Sign 3 ~aH S~ ~g~; ~ ~
Total 64 sq. ft. 50 sq. ft.
* Shaded area indicates s~gn previously approved by Community Development staff
Staff Report - Planning Commission Meeting of June 24, 2003
PLN 2003-65 -- 1995 S. Bascom Avenue
Page 2 of 3
DISCUSSION
Applicant's Proposal: The applicant, Mr. Gary Millhollen, on behalf of Pruneyard Inn, is
requesting a Sign Exception to allow the installation of two new ground signs to be attached to
the low wall at the main hotel entrance and the low wall where Campisi Way and the northern
driveway access intersect.
The proposed ground require approval of a Sign Exception because the property already has more
than one freestanding sign. The applicant is seeking approval of additional signing in that the
subject building is unusually difficult to locate and is not adequately identified due to its location
within the shopping center.
Background: The subject property, the Pruneyard, is located at Campbell and Bascom Avenues.
The property is currently developed with three office buildings, parking garage and a retail/hotel
complex. The Pruneyard Inn is a three-story hotel that was constructed in 1989, expanded in
1995 and is currently under construction for interior and exterior improvements.
The subject property is currently advertised by one freeway oriented sign and four wall signs
attached to the tower. The four wall signs on the tower will be removed and new windows will
be installed under the current building permit for the remodel of the hotel. A Sign Permit was
issued by staff on June 12, 2003 for a 36 square-foot wall sign mounted on the building wall
facing South Bascom Avenue since it conformed to the requirements of the Sign Ordinance. The
approved wall sign is similar to the two proposed ground signs in terms of letter style, materials
and design.
ANALYSIS
Sign Proposal: The proposed ground signs would be mounted on the new low walls at the main
hotel entrance and the low wall where Campisi Way and the northern driveway access intersect.
The signs would consist of individual bronze letters that read "Pruneyard Inn" that are mounted
to stone tiles adhered to the plaster walls. The letters measure 18 inches high and 14 inches high.
Each sign is 12 feet wide. The proposed signs are 18 square feet each as measured as a box
around the letters (18 inches by 12 feet) for a total of 36 square feet. Due to the location within
the shopping center, the subject building is unusually difficult to locate and is not adequately
identified compared to the other uses in the center.
Sign Requirements: Under Section 21.53.090(D) of the Sign Ordinance a commercial business
is permitted one wall sign. Each business is permitted one square foot of sign area for each linear
foot of business frontage, with a maximum sign area of 50 square feet and a minimum sign area
of 20 square feet. Under these provisions, the applicant would be allowed one 50 square foot wall
sign that must be architecturally compatible with the building. The proposed ground signs are
additional signs that exceed the one wall sign permitted under the Sign Ordinance.
Sign Exceptions: Section 21.53.030 "Administrative Procedures" of the Sign Ordinance
stipulates that the Planning Commission may authorize larger signs or more signs when it
determines that one or more of the following apply:
a. The use or uses for which the signs are to be erected would not be adequately identified;
or
Staff Report - Planning Com~nission Meeting of June 24, 2003
PLN 2003-65 -- 1995 S. Bascom Avenue
Page 3 of 3
bo
Co
The site is unusually difficult to locate in comparison to similar uses without exceeding
the standards provided in this chapter; or
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 this Chapter.
Staff Analysis: Due to the size of the building and its location in the shopping center, staff has
determined that the business is unusually difficult to locate and would not be adequately
identified with one wall sign facing South Bascom Avenue and the freeway oriented sign. The
addition of the Tower ~I office building required the Pruneyard to participate with the
improvement and extension of Campisi Way to the Pruneyard shopping center. The extension
created a new public frontage, new entrance and an opportunity for adequate signage for the
Pruneyard Inn as well as alleviate traffic on Bascom Avenue. Staff is supportive of the project as
proposed. The proposed signs are architecturally compatible with the building in terms of color,
style and design and would be constructed of high quality durable materials.
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed the proposed application at its meeting of June 24, 2003.
Attachments:
1. Findings for Approval of PLN 2003-65
2. Conditions of Approval for PLN 2003-65
3. Exhibits
4. Location Map
Prepared by: 'ff/~/[~ ~~/
Melinda Denis, Planner I
Approved by:~ ~/~/~
Geoltf I. Bradley, Senior Planner/
/
Attachment #1
FINDINGS FOR APPROVAL OF FILE NO. PLN 2003-65
SITE ADDRESS: 1995 S. Bascom Avenue
APPLICANT: 1Vh'. Gary Millhollen
DATE: June 24, 2003
Findings for Approval of a Sign Exception (PLN 2003-65) to allow the installation of two new
ground signs on property located at 1995 S. Bascom Avenue.
The Planning Commission finds as follows with regard to File No. PLN 2003-65:
1. The proposed signs are architecturally compatible with the building in terms of color, style
and design and would be constructed of high quality durable materials.
2. The proposed sizes of the ground signs are proportional in size to the new low walls.
3. The site is unusually difficult to locate in comparison to similar uses due to the location of
the building to the rear of the existing retail pad building along South Bascom Avenue.
4. The business would not be adequately identified with only one wall sign and a freeway
oriented sign due to the distance of the building to the street frontage, its orientation, and the
size of the building.
5. The project qualifies as Categorically Exempt under Section 15311, Class 11 of the
California Environmental Quality Act (CEQA) pertaining to accessory structures.
Based on the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed sign is consistent with the purposes of the Sign Ordinance by preserving and
improving the visual character of the community.
2. The use for which the sign is to be erected would not be adequately identified in comparison
to similar uses without exceeding the standards of the Sign Ordinance.
3. The proposed sign would not be detrimental to the public welfare or persons in the
neighborhood or the City as a whole and allows for reasonable business identification.
4. The proposed signs will promote the economic viability of the City by providing adequate
identification and visibility of the business, and will also best serve the public welfare and be
in keeping with the principles and purposes of the City's Sign Ordinance.
5. No substantial evidence has been presented from which a reasonable argument could be made
that shows that the project, as currently presented and subject to the required Conditions of
Approval, will have a significant adverse impact on the environment.
6. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
Attachment #2
CONDITIONS OF APPROVAL FOR FILE NO. PLN 2003-65
SITE ADDRESS: 1995 S. Bascom Avenue
APPLICANT: Mr. Gary Millhollen
DATE: June 24, 2003
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinances of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. Where approval by the Director of Community Development, City
Engineer, Public Works Director, City Attorney, or Fire Department is required, that review shall
be for compliance with all applicable conditions of approval, adopted policies and guidelines,
ordinances, laws and regulations, and accepted engineering practices, for the item under review.
Additionally, the applicant is hereby notified that he/she is required to comply with all applicable
Codes or Ordinances of the City of Campbell and the State of California that pertain to this
development and are not herein specified:
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
Approved Plans: Approval is granted for a Sign Exception to allow the installation of two
new ground signs to be attached to the low wall at the main hotel entrance and the low wall
where Campisi Way and the northern driveway access intersect on property located at 1995
S. Bascom Avenue. The sign design and location submitted for building permits shall
substantially conform to the project plans received by the Planning Division on May 14,
2003, prepared by Patti Merker Architects, including a site plan, sign design, and elevations.
Building Division:
o
Permits Required: A building permit application shall be required for the proposed signs.
The building permit shall include Electrical/Plumbing/Mechanical fees when such work is
part of the permit. Prior to performing any work, the applicant shall make application to, and
receive from, the Building Division, all applicable construction permits
MEMORANDUM
City of Campbell -- Community Development Department
70 N. First Street, Campbell, CA 95008
To:
From:
Subject:
Site and Architectural Review Committee
Melinda Denis, Planner I ~
1995 S. Bascom Avenue -- PLN 2003-65
Sign Exception for two ground signs -- Pruneyard Inn
Date: June 24, 2003
Proposal
The applicant is requesting approval of a sign exception to allow the installation of two new
ground signs to be attached to the low wall at the main hotel entrance and the low wall where
Campisis Way and the northern driveway access intersect at 1995 South Bascom Avenue in a C-
2 (General Commercial) Zoning District. The proposed ground signs require approval of a Sign
Exception because the property already has more than one freestanding sign. The applicant is
seeking approval of additional signing in that the subject building is unusually difficult to locate
and is not adequately identified due to its location within the shopping center.
Background: The subject property, the Pruneyard, is located at Campbell and Bascom Avenues.
The property is currently developed with three office buildings, parking garage and a retail/hotel
complex. The Pruneyard Inn is a three-story hotel that was constructed in 1989, expanded in
1995 and is currently under construction for interior and exterior improvements.
The subject property is currently advertised by one freeway oriented sign and four wall signs
attached to the tower. The four wall signs on the tower will be removed and new windows will
be installed under the current building permit for the remodel of the hotel. A Sign Permit was
issued by staff on June 12, 2003 for a 36 square-foot wall sign mounted on the building wall
facing South Bascom Avenue since it conformed to the requirements of the Sign Ordinance. The
approved wall sign is similar to the two proposed ground signs in terms of letter style, materials
and design.
Sign Exceptions: Section 21.53.030 "Administrative Procedures" of the Sign Ordinance states
that the Planning Commission may authorize larger signs or more signs when it determines the
that one or more of the following apply:
a. The use or uses for which the signs are to be erected would not be adequately identified;
or
b. The site is unusually difficult to locate in comparison to similar uses without exceeding
the standards provided in this chapter; 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 this Chapter.
Memorandum - Site and A~,~nitectural Review Committee Meeting ot June 24, 2003
PLN 2003-65 - 1995 South Bascom Avenue Page 2 of 2
Sign Design: The proposed ground signs would be mounted on the new low walls at the main
hotel entrance and where Campisi Way and the northern driveway access intersect. The signs
would consist of individual bronze letters that read "Pruneyard Inn" that are mounted to stone
tiles adhered to the plaster walls. The letters measure 18 inches high and 14 inches high. Each
sign is 12 feet wide. The proposed signs are 18 square feet each as measured as a box around the
letters (18 inches by 12 feet) for a total of 36 square feet.
Staff Analysis: The proposed signs are architecturally compatible with the building in terms of
color, style and design and would be constructed of high quality durable materials. Due to the
location of the building within the shopping center, staff has determined that the hotel is
unusually difficult to locate and would not be adequately identified with one wall sign facing
South Bascom Avenue and the freeway oriented sign.
Attachment: Location map, sign detail, elevation, and site plan.
CITY OF CAMPBELL
Community Development Department
CAMPBELL
June 18, 2003
Re: PLN2003-65 - 1995 S. Bascom Avenue - Signs - Pruneyard Inn
Dear Applicant:
Please be advised that the above-referenced application has been scheduled for the following
meetings:
Site and Architectural Review Committee Meeting
Date: Tuesday, June 24, 2003
Time: 7:05 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, June 24, 2003
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,
Melinda Denis
Planner I
CC:
Gary Millhollen (Applicant)
Larkspur Hospitality
1995 S. Bascom Avenue
Campbell, CA 95008
Equity Office/Jill Collins (Property Owners)
1999 S. Bascom Avenue, Suite 200
Campbell, CA 95008
70 North First Street . Campbell, California 95008-1436 - '~EI 408.866.2140 . FAX 408.871 .5140 - TI)I) 408.866.2790
o0~ ° CA,4,/~,~
CITY OF CAMPBELL
Community Development Department
CAMPBELL
June 12,2003
Mr. Gary Millhollen
Pruneyard Inn
1995 S. Bascom Avenue
Campbell, CA 95008
Pruneyard Inn
Approval of one (1) wall sign facing Bascom Avenue
File No.: PLN2003-65
1995 S. Bascom Avenue
Dear Mr. Millhollen:
The Campbell Planning Division has reviewed your sign application (PLN2003-65) for
sign permits for one (1) wall sign on the building facing South Bascom Avenue, one (1)
ground sign attached to the low wall at the Hotel Auto Entry, and one (1) ground sign
attached to the low wall at the Campisi Comer on property owned by Equity Office
Properties located at 1995 S. Bascom Avenue in a C-2 (General Commercial) Zoning
District.
The sign permit for one (1) new wall sign on the building facing South Bascom Avenue
is conditionally approved. The new wall sign is 36 square feet and consists of non-
illuminated letters reading "Pruneyard Inn".
This Sign Permit has been approved subject to the following conditions of approval:
The applicant shall obtain any necessary building permits from the Building
Division prior to sign installation;
The proposed sign shall be fabricated and installed per the approved plans dated
approved on June 12, 2003; and
The sign shall be maintained in good condition at all times and shall be repaired or
replaced as necessary.
The one (1) ground sign proposed to be attached to the low wall at the Hotel Auto Entry
and the one (1) ground sign proposed to be attached to the low wall at the Campisi comer
require approval of a Sign Exception by the Planning Commission and would be decided
upon at a public heating. The Sign Exception application is scheduled for review by the
70 North First Street · Campbell, California 95008-1436 . 'rEt. 408.866.2140 · FAX 408.871 .5 140 · TDD 408.866.2790
Site and Architectural Review Committee and the Planning Commission on June 24th.
You will be receiving more information about these meetings soon.
If you should have any questions regarding this letter, please do not hesitate to contact me
via email at melindadenis @cityofcampbell.com or at (408) 866-2142.
Sincerely,
Melinda Denis
Planner I
encl: Stamped Approved Plans
CC:
Geoff Bradley, Senior Planner
Jill Collins, EOP, 1999 S. Bascom Ave, #200, Campbell, CA 95008