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PC Res 3813 RESOLUTION NO. 3813 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A SIGN EXCEPTION (PLN2007-78) TO ALLOW FOR TWO FREEWAY- ORIENTED WALL SIGNS WHERE ONE IS PERMITTED ON PROPERTY OWNED BY CAMPBELL CREEKSIDE, LLC, LOCATED AT 649-655 CREEKSIDE WAY IN A P-D (PLANNED DEVELOPMENT) ZONIG DISTRICT. APPLICATION OF MR. JEFF WARMOTH, ON BEHALF OF CAMPBELL CREEKSIDE, LLC. FILE NO: PLN2007-78. After notification and public hearing, as specified by law and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. After due consideration of all evidence presented, the Planning Commission did find as follows with respect to application PLN2007-78. 1. The applicant has demonstrated that the business operation is dependent upon freeway identification and that denial of said identification would cause an undue hardship. 2. The proposed wall signs identify the on site business. 3. The proposed project is a hotel use that traditionally draws a significant number of patrons that use regional freeways and may be unfamiliar with the area or location. 4. The project site and use is better identified by wall signs than a freestanding monument sign. 5. The applicant has demonstrated that the signs are similar to other similarly situated businesses in the area such as Campbell Inn and Larkspur Landing. 6. The proposed signs, as conditioned, are architecturally compatible with the building in terms of color, style and design and would be constructed of high quality durable materials. 7. The proposed freeway-oriented signs would best serve the public welfare and are necessary to provide adequate visibility from Highway 17. 8. The proposed sign height and area is the minimum height and sign area necessary to achieve visibility from the freeway. The sign heights of 78 and 82 feet, and sign area of 82 square feet are reasonable for a development this size. The proposed sign heights exceeds the maximum height limitation of 45 feet by 33 and 37 feet best serve the public welfare and would be in keeping with the purposes of this Sign Ordinance. Planning Commission Resolution No. 3813 PLN2007-78 - 649-655 Creekside Avenue - Sign Exception for Freeway-Oriented Signs Page 2 9. The signs otherwise allowed by the Sign Ordinance would not be visible to the traveling public due to the obstructed views by the East Hamilton Avenue overpass and the elevated VTA Light Rail Station. 10. The number of freeway-oriented signs (two) is appropriate and necessary to ensure sufficient visibility from Highway 17 from both travel directions. 11. The signs would serve as the main element of identification for the proposed hotel and is an appropriate height relative to the height of the structure. Based on the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed signs are consistent with the purposes of the Sign Ordinance by preserving and improving the visual character of the community. 2. The proposed signs would not be detrimental to the public welfare or persons in the neighborhood or the City as a whole and allows for reasonable business identification. 3. The proposed signs will promote the economic viability of the City by providing adequate identification and visibility of the business, and will also best serve the public welfare and be in keeping with the principles and purposes of the City's Sign Ordinance. 4. The proposed freeway-oriented signs are limited to the identification of the on-site businesses. 5. The signs otherwise allowed in the Sign Code would not be visible to the public due to issues of distance or obstructions that are beyond the control of the owner of the site on which the signs are or would be located. 6. The signs are not being increased in height more than is necessary to allow the signs to be visible and intelligible to a person of normal sight. 7. The signs could not be made visible and intelligible to a person of normal sight by allowing an increase in the height of the sign only. 8. The number of signs allowed pursuant to this provIsion shall not exceed the minimum number of signs to make the signs visible to the public. Planning Commission Resolution No. 3813 PLN2007-78 - 649-655 Creekside Avenue - Sign Exception for Freeway-Oriented Signs Page 3 9. 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. 10. There is a reasonable relationship and a rough proportionality between the conditions of approval and the impacts of the project. THEREFORE, BE IT RESOLVED that the Planning Commission recommends approval of a Sign Exception (PLN2007-78) to allow for two freeway-oriented wall signs where one is permitted on property owned by Campbell Creekside, LLC, located at 649-655 Creekside Way in a P-D (Planned Development) Zoning District. 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 Plannina Division: 1. Approved Plans: Approval is granted for a Sign Exception (PLN2007-078) to allow two wall mounted freeway-oriented signs located at 649-655 Creekside Way with heights exceeding 45 feet, and an area not to exceed 350 square feet each sign. The sign location submitted for building permits shall substantially conform to the project plans stamped as received by the Planning Division in April 1, 2007. 2. Development Approval Expiration: The Sign Exception approval shall be valid for three years from the date of final approval. Within this three-year period a building permit must be issued or the Sign Exception shall expire and be deemed void without further notification by the City. 3. Revised Plan: The applicant shall submit revised elevation plans, subject to approval by the Community Development Director, showing signs in an architecturally compatible design, utilizing channel lettering, with signage areas less than or equal to 350 square feet. 4. SiQn Maintenance: The sign shall be maintained in good condition at all times and shall be repaired or replaced as necessary. Planning Commission Resolution No. 3813 PLN2007-78 - 649-655 Creekside Avenue - Sign Exception for Freeway-Oriented Signs Page 4 Buildina Division: 5. 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. PASSED AND ADOPTED this 12th day of June, 2007, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: Commissioners: Doorley, Ebner, Francois, Rocha and Roseberry None Gibbons Alderete APPROVED: ~~ ~ Michael Rocha, Chair ATTEST: J Secretary