PC Res 4001RESOLUTION NO. 4001
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A MASTER SIGN
PROGRAM AND SIGN EXCEPTION (PLN2010-183) TO ALLOW
THE INSTALLATION OF SIGNAGE AT THE NEWLY APPROVED
SAFEWAY SHOPPING CENTER ON PROPERTY LOCATED AT
950 W. HAMILTON AVENUE IN A P-D (PLANNED
DEVELOPMENT) ZONING DISTRICT. APPLICATION OF PACIFIC
NEON SIGN COMPANY. FILE NO.: PLN2010-183.
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 PLN2010-183.
Environmental Finding
1. The project qualifies as an Exempt project under Section 15311, Class 11 of the
California Environmental Quality Act (CEQA), pertaining to the construction or
placement of on-premise signs.
Evidentiary Findings
Master Sign Plan
1. The Master Sign Plan is consistent with the requirements of the Sign Ordinance in
that the Planning Commission, in conjunction with approval of a Master Sign Plan,
has the authority to grant a Sign Exception for all elements of the Master Sign Plan
inconsistent with the requirements of the Sign Ordinance.
2. That the design complies with the design elements criteria listed in the Subsection
21.30.030 (H)(2) of the Sign Ordinance in that the Master Sign Plan provides clear
requirements for all new signage, specifying channel lettering (wall signs and logos)
and monument signs that are architecturally compatible with the design of the
shopping center.
3. That both the location of the proposed signs and the design of their visual elements
(lettering, words, figures, colors, decorative motifs, spacing, and proportions) are
legible under normal viewing conditions in that the size and placement of the
proposed wall signage is commensurate with the scale of the shopping center,
providing adequate off-site visibility.
4. The location of the subject shopping center precludes the obscuring of adjacent off-
site signage in that the propose signage is separated by a significant street
intersection and is a distance away from any other adjacent signage.
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Sign Exception ~ Additional Number of Signs
5. The signs otherwise allowed by the Sign Ordinance 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 in that:
a. (Fuel Monument Sign): The Sign Ordinance permits only one monument sign per
shopping center, irrespective of the size of the center. Given the scale of the center
and the distinct uses involved (grocery store and gasoline refueling station, one
monument sign is not adequate to identify the center. Additionally, gasoline refueling
stations are required to provide pricing easily identifiable to a potential customer that
includes brand identification. The proposed monument sign complies with state
regulations for price signage size and brand identification while complying, in spirit,
with the maximum pricing area allowed. Additionally, although the gasoline refueling
station would be allowed two price signs, one per street frontage, the applicant is only
requesting one sign which would be visible from both frontages limiting the total
number of freestanding signs on site.
b. (Primary Building Signage ~ Safeway Tenant Space): Safeway is proposing a total of
five distinct identification signs for use of the specific services on site. Each of the
services is an integral part of the overall business plan and will attract specific
customers for specific services. The additional signage would benefit future
customers of the site by providing identification of each specific service that they may
not know that Safeway provides. These services include the main grocery store, a
Starbucks, a pharmacy service, the Signature Cafe (deli and prepared foods) service,
and a US Bank. The total square footage of the proposed signage does not exceed
the ratio of one square foot for each foot of linear building frontage, consistent with
the spirit of the Sign Ordinance.
c. (Pad Building): The Sign Ordinance does not account for buildings/tenant spaces that
have both a street frontage(s) and an internal frontage. The provision of signs only
along street frontages, therefore, is not adequate to provide identification from within
the center. Therefore, two signs, one along the north elevation and one along the
south elevation would provide the required visibility for any future uses within the
building.
d. (Pad Monument Sign): The Sign Ordinance permits only one monument sign per
shopping center, irrespective of the size of the center. Given the scale of the center
and the distinct uses involved (grocery store, separate pad building and gasoline
refueling station, one monument sign is not adequate to identify the center.
6. The signs could not be made visible and intelligible to a person of normal sight by
allowing an increase in the area or height of the sign pursuant to the increased sign area
or increased sign height section of the Sign Ordinance in that:
a. (Fuel Monument Sign): Increasing height and/or sign area only increases visibility
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where a sign is at significant distance from a vantage point, which is not relevant for
the proposed fuel monument sign. An additional monument sign increases linear
visibility across the length of the shopping center.
b. (Primary Building Signage ~ Safeway): Safeway is proposing a total of five distinct
identification signs for use of the specific services on site. Each of the services is an
integral part of the overall business plan and will attract specific customers for specific
services. The additional signage would benefit future customers of the site by
providing identification of each specific service that they may not know that Safeway
provides. These services include the main grocery store, a Starbucks, a pharmacy
service, the Signature Cafe (deli and prepared foods) service, and a US Bank. The
total square footage of the proposed signage does not exceed the ratio of one square
foot for each foot of linear business frontage, consistent with the spirit of the Sign
Ordinance.
c. (Pad Building): The additional signs requested for the pad building stems from the
need of visibility along internal and external frontages. Therefore, an increase in a
sign area or height would not increase visibility along the additional frontage with sign
area limited to one square foot of sign area for each linear foot of business frontage
(the frontage on which the sign shall be placed) up to a maximum of 50 square feet.
Additionally, due to the length and width of the pad building, the three signs, if
approved, could include a total of 142 square feet of signage, which is excessive for
an approximately 5,000 square foot building.
d. (Pad Monument Sign): Increasing height and/or sign area only increases visibility
where a sign is at significant distance from a vantage point, which is not relevant for
the proposed pad monument sign. An additional monument signage increases linear
visibility across the length of the shopping center.
7. The additional signs comply with all the requirements of the Sign Ordinance, except for
the limitations on the number of signs in that:
a. (Fuel Monument Sign): Because of the considerable frontage of this property (over
600 feet), staff supports this exception due to the fact that if the service station was
on a separate parcel, the sign ordinance would allow the second monument sign.
Therefore, the Sign Plan will substantially comply with the Sign Ordinance with the
approval of the Sign Exceptions specified above.
b. (Pad Monument Sign): Because of the considerable frontage of this property (over
600 feet), staff supports this exception due to the fact that if the pad building was on a
separate parcel, the sign ordinance would allow the third monument sign. Therefore,
the Sign Plan will substantially comply with the Sign Ordinance with the approval of
the Sign Exceptions specified above.
c. (All Others): The Sign Plan will substantially comply with the Sign Ordinance with the
approval of the Sign Exceptions specified above.
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8. The number of signs allowed pursuant to the Sign Exception shall not exceed the
minimum number of signs necessary to make the signs 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, which could not be accomplished by the number of
signs otherwise allowed by the Sign Ordinance in that:
a. (Fuel Monument Sign): Increasing the height and/or sign area only increases visibility
where a sign is at significant distance from a vantage point, which is not relevant for
the proposed fuel monument sign. An additional monument sign increases linear
visibility across the length of the shopping center making the sign visible to the public.
The length of the property frontage (in excess of 600 feet) warrants a second
monument sign to identify the different land use.
b. (Primary Building Signage ~ Safeway): Safeway is proposing a total of five distinct
identification signs for use of the specific services on site. Each of the services is an
integral part of the overall business plan and will attract specific customers for specific
services. The additional signage would benefit future customers of the site by
providing identification of each specific service that they may not know that Safeway
provides. These services include the main grocery store, a Starbucks, a pharmacy
service, the Signature Cafe (deli and prepared foods) service, and a US Bank. The
total square footage of the proposed signage does not exceed the ratio of one square
foot for each foot of linear building frontage, consistent with the spirit of the Sign
Ordinance. The five requested signs is the minimum required to make the signs
visible to the public as they constitute one wall sign for each service provided,
consistent with the spirit of the Sign Ordinance.
c. (Pad Building): Additional signs requested for the pad building stems from the need of
visibility along internal and external frontages. Therefore, an increase in a sign area
or height would not increase visibility along the additional frontage with sign area
limited to one square foot of sign area for each linear foot of business frontage (the
frontage on which the sign shall be placed) up to a maximum of 50 square feet.
Additionally, due to the length and width of the pad building, the three signs, if
approved, could include a total of 142 square feet of signage, which is excessive for
an approximately 5,000 square foot building.
d. (Pad Monument Sign): Increasing the height and/or sign area only increases visibility
where a sign is at significant distance from a vantage point, which is not relevant for
the proposed pad monument sign. An additional monument sign increases linear
visibility across the length of the shopping center making the sign visible to the public.
The length of the property frontage (in excess of 600 feet) warrants a third monument
sign to identify the different land use.
Sign Exception ~ Increased Sign Area
9. The signs otherwise allowed by the Sign Ordinance would not be visible to the public due
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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 in that:
a. (Primary Building): Given the scale of the center, the length of the Hamilton Avenue
frontage (612 linear feet), the length of the Marathon Drive Frontage (546 linear feet),
and the distances of the primary building from the street adjacent streets (260 linear
feet from Hamilton and 175 linear feet from Marathon), the additional sign area (in
excess of 50 square feet) is necessary to adequately identify the tenants of the
primary building from a distance.
b. (Refueling Canopy Signage): Due to the approved size and design of the refueling
canopy, a sign on the east elevation less than 63.4 square feet would be out of scale,
lessening the visibility of the sign and not the intent of the Sign Ordinance.
Additionally due to the location of the proposed east elevation canopy sign in relation
to the street intersection, the additional sign area (in excess of 50 square feet) for the
east elevation canopy sign is necessary to adequately identify the refueling station
from a distance.
10.The proposed signage does not exceed forty-five feet in height or three hundred fifty
square feet in area.
11. No sign shall be increased in size or height more than is necessary to allow the signs to
be visible and intelligible to a person of normal sight in that:
a. (Primary Building Signage ~ Safeway): The proposed signage allows for one square
foot of signage for every linear foot of business frontage, which provides signage that
is visible from distances greater than 175 feet, where signage at a maximum of 50
square feet may be difficult to discern.
b. (Primary Building ~ All Other Tenants): The proposed signage allows for one square
foot of signage for every linear foot of business frontage with a maximum of 100
square feet in area provides signage that is visible from distances greater than 175
feet, where signage at a maximum of 50 square feet may be difficult to discern.
c. (Refueling Canopy Signage): The proposed signage allows for one square foot of
signage for every linear foot of business frontage with a maximum of 63.4 square feet
in area for the west elevation and 50 square feet in area for the north elevation that is
in scale with the proposed canopy design, improving visibility of the signage in such a
manner that is necessary to allow the signs to be visible and intelligible to a person of
normal sight from a distance.
Based on the foregoing findings of fact, the Planning Commission further finds and
concludes that:
1. That the signs are consistent with the requirements of the Sign Ordinance, as approved
through the Sign Exception Process.
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2. That the design complies with the design elements criteria listed in subsection
21.30.030(H)(2) of the Sign Ordinance.
3. That both the location of the proposed signs and the design of their visual elements
(lettering, words, figures, colors, decorative motifs, spacing, and proportions) are legible
under normal viewing conditions.
4. That the location and design of the proposed signs do not obscure existing or adjacent
signs from view.
5. The signs otherwise allowed by the Sign Ordinance 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. Allowable signage does not exceed forty-five feet in height or three hundred fifty square
feet in area.
7. No sign shall be increased in size or height more than is necessary to allow the signs to
be visible and intelligible to a person of normal sight;
8. The signs otherwise allowed by the Sign Ordinance 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.
9. The signs could not be made visible and intelligible to a person of normal sight by
allowing an increase in the area or height of the sign pursuant to subsection (C) (4),
(Increased sign area or increased sign height) of the Sign Ordinance.
10.The additional signs comply with all the requirements of the Sign Ordinance, except for
the limitations on the number of signs and maximum sign area.
11. The number of signs allowed pursuant to this approval shall not exceed the minimum
number of signs necessary to make the signs 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, which could not be accomplished by the number of signs
otherwise allowed by the Sign Ordinance.
12. The location and design of the proposed signs (e.g., size, shape, illumination, and color)
are compatible with the visual characteristics of the surrounding area so as not to detract
from or cause to decrease the value or quality of adjacent properties.
13.The location and design of signs in close proximity to any residential district does not
adversely affect the quality or character of the residential area.
14. No substantial evidence has been presented from which a reasonable argument could be
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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.
15.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 approves a Master Sign
Program and Sign Exception (PLN2010-183) to allow the installation of signage at the newly
approved Safeway Shopping Center on property located at 950 W. Hamilton Avenue in a P-
D (Planned Development) Zoning District.
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. Where approval by the Community Development Director, 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
1. Approved Project: Approval is granted for a Master Sign Plan and Sign Exception
(PLN2010-183) to allow for a new Master Sign Plan for the Safeway Shopping Center
located at 950 W. Hamilton Avenue. Approval of the Master Sign Plan shall not be valid
until a Final Master Sign Plan, incorporating the required changes reflected within the
Conditions of Approval specified herein, has been submitted for review and approval by
the Community Development Director.
2. Monument Signage: The proposed monument signs shall be located on the project site,
completely on private property, and located outside of a 10 foot site visibility triangle
adjacent to all driveway approaches.
3. Pad Building Signage: The applicant shall submit a revised Master Sign Plan for review
and approval of the Community Development Director showing the elimination of the
west elevation signage of the proposed pad building and the installation of a new
monument sign that is consistent in design, style, height and sign area with the approved
fuel station price monument sign. The proposed monument sign shall be installed
completely on private property and shall not impact both pedestrian and vehicle travel or
visibility at any driveway approach. In addition, businesses located within the pad
building may be allowed up to two signs two per business located along the north and
south elevations with a maximum sign area of one square foot of sign area for every
linear foot of business frontage (the frontage on which the sign shall be placed) up to a
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maximum of 50 square feet in total signage for the north and south elevations and no
signage allowed on the east and west elevations. The applicant shall submit a revised
Master Sign Plan showing the installation of the new monument sign for use by the pad
building only for review and approval of the Community Development Director.
4. Fuel Canopy Signage: The applicant shall revise the Master Sign Plan, reducing the
allowable square footage for the north elevation fuel canopy sign to a maximum of 50
square feet in sign area. The proposed east elevation canopy sign shall remain at 63.4
square feet in area.
5. Sign Permit Required: All signs permitted under the Master Sign Plan shall require a
Sign Permit prior to installation.
6. Sign Exception: Any sign inconsistent with the approved Master Sign Plan shall require
approval of both a Sign Exception and a Modification to the Master Sign Plan.
7. Sign Maintenance: The signs shall be maintained in good condition at all times and shall
be repaired or replaced as necessary.
8. Building Permits Required: The applicant shall obtain all necessary building and/or
electrical permits from the Building Division prior to the installation of any new signs.
PASSED AND ADOPTED this 9th day of November, 2010, by the following roll call vote:
AYES: Commissioners: Alster, Cristina, Resnikoff and Roseberry
NOES: Commissioners: None
ABSENT: Commissioners: Ebner, Gibbons and Reynolds
ABSTAIN: Commissioners: None
/ j,
APPROVED: ~~ J
Bob Roseber ,Acting Chair
ATTEST:
Kirk inric s, Secretary