Woodfin Hotel Signs

EMERYVILLE PLANNING COMMISSION
STAFF REPORT
Agenda Date: December 10, 2009
Report Date: December 3, 2009
TO:
Planning Commission
FROM:
Planning and Building Department
SUBJECT:
Woodfin Hotel Signs
SA09-28
LOCATION:
5800 Shellmound Street (APN: 49-1493-11)
APPLICANT:
California Sign
17805 Comconex Road
Manteca, CA 95336
OWNERS:
The Hardage Group
12671 High Bluff Drive, #300
San Diego, CA 92130
PROJECT
A Major Sign Permit to replace and enlarge three wall signs on the south,
west and north faces of the hotel building at 5800 Shellmound Street.
GENERAL
Mixed Use with Residential (MUR)
PLAN AND ZONING
DESIGNATION:
ENVIRONMENTAL
STATUS:
This project is exempt from environmental review under State CEQA
Guidelines Section 15311(a) which applies to accessory structures
including on-premise signs.
APPLICABLE
ZONING CODE
PROVISIONS:
Section 9-4.61
Section 9-4.61.3(e)(2)
RECOMMENDED 1.
COMMISSION
2.
ACTION:
3.
Sign Regulations
Design Review Findings for Signs
Open public hearing and take testimony regarding the project.
Close public hearing and consider Staff Report and Resolution.
Approve Sign Permit (SA09-28).
V.C.
Planning Commission Staff Report
Woodfin Hotel Sign Permit
December 10, 2009
Page 2
PROJECT PROPOSAL:
The sign application is for three larger internally illuminated wall signs made up of individual
letters. The signs on the north and west facing walls will continue to read “Woodfin Suites”
though the blue logo will be removed and the lettering will be increased in size. The sign on the
south facing wall will also lose the blue logo, and will read “Woodfin Suites Hotel”. The
building’s west wall faces the intersection of Shellmound Street and Shellmound way, and,
beyond that, the freeway. The south wall abuts the Powell Street overpass, and the north wall
faces the Marketplace parking lot and shops. No new signage will face east toward the Terraces,
the only residential use in the immediate area. A blue, mesh-like covering on the sign letters
gives the signs a blue color during the day, but allows white light through at night.
Page 1 of the plans shows a site map of the Woodfin Hotel, with the proposed signage labeled
with the letters “A”, “B” and “C”. Pages 2 and 3 show the signs as they exist now and as they are
proposed. Pages 4-6 show the details of the signs and their dimensions. Sign A, which faces
west, is 20’ at its widest and 7 6” tall, for a total of 133 square feet. Sign B, which faces south, is
29’2” at its widest and 8’ 1 ½” tall, for a total of 129 square feet. Sign C, facing north, is 31’ 2
3/8” wide and 3’ 2 ¾” tall, for a total of 100 square feet.
Please note that Section 9-4.61.2(o)(2), defines how sign area is determined as “where the text or
illustrated material is fixed or painted on a building, fence, wall or other structure, and where
such structure constitutes the background of the sign, without any other medium framing or
contrasting with the sign elements, then the area of geometric figures such as rectangles within
which the material could be enclosed shall be the sign area. This explains why the area of each
sign doesn't equal the product of its overall dimensions.
CONFORMITY TO ZONING REGULATIONS:
Sign Requirements:
The maximum size for any single wall sign eligible for Minor Design Review is fifty square feet
(EMC Section 9-4.61.3 (e)(1) Table 1). Each of the three proposed signs would be over 100
square feet and thus would be quite larger than the existing signs, which total 346 square feet;
therefore, the application requires Major Design Review.
The applicant originally submitted plans for much larger signs. Staff researched the signs of the
three other hotels in Emeryville, and found the following square footage totals:
Sheraton Four Points
Courtyard Marriott
Hilton Garden Inn
441
square feet
556 square feet
1,875 square feet
Based on these numbers, the location of each hotel, and the size of the existing signage at the
Woodfin (346 square feet), staff recommended that the applicant aim to stay in the range of the
Planning Commission Staff Report
Woodfin Hotel Sign Permit
December 10, 2009
Page 3
Sheraton Four Points hotel when designing their future signage. The Sheraton Four Points is the
closest physically to the Woodfin and therefore represents the same basic requirements for
visibility and appropriate sign size.
In light of this recommendation, the applicant resubmitted with the current plans, which gives the
Woodfin a total of 434 square feet. This total includes an existing sign on the east side of the
building which is simply the hotel’s existing logo as well as a low monument sign at the hotel’s
driveway.
In order to approve a Major Design Review permit for signs, the Commission must make the
findings required by Section 9-4.61.3(e)(2), including that the signs are compatible with the
neighborhood, readable, and integrated with architectural features. Staff believes that these
findings can be made in this case as the proposed signs are compatible with the adjacent hotel
and retail uses in terms of size, color and placement and do not face any nearby residences.
Further, the signs are large and clear enough to be clearly visible and readable from Shellmound
and Powell Streets as well as from the I-80 Freeway while blending well with the architectural
features of the building.
RECOMMENDATION:
Staff recommends that the Planning Commission approve the three replacement signs at the
Woodfin Hotel (SA09-28).
Attachment:
Draft Resolution
Conditions of Approval
Proposed Plans
RESOLUTION CPC NO. SA09-28
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF EMERYVILLE
APPROVING A SIGN PERMIT FOR THREE REPLACEMENT WALL SIGNS ON THE
NORTH, WEST AND SOUTH WALLS OF THE WOODFIN HOTEL AT 5800
SHELLMOUND STREET (APN: 49-1493-11)
WHEREAS, on October 22, 2009 California Sign submitted an application for a Major Sign
Permit to allow three larger internally illuminated individual letter wall signs reading “Woodfin
Suites” and “Woodfin Suites Hotel” for the Woodfin Hotel located at 5800 Shellmound Street;
and
WHEREAS, the Emeryville Planning Commission held a duly and properly noticed public
hearing on the project on December 10, 2009 to solicit public comments and review and consider
the application; and
WHEREAS, the Emeryville Planning Commission has reviewed and considered the staff report
and attachments thereto, the plans, all public comments, and the proposed signs totaling 487
square feet at 5800 Shellmound Street and the applicable standards of the Emeryville Zoning
Ordinance (“the Record”); now, therefore, be it
RESOLVED, that the Planning Commission of the City of Emeryville hereby finds that the
project is exempt from the California Environmental Quality Act (CEQA) under State CEQA
Guidelines Section 15311(a), which applies to accessory structures including on-premise signs;
and be it further
RESOLVED, that in approving SA09-28, the City Planning Commission makes the following
findings required by Emeryville Municipal Code Sections 9-4.61.3(e)(2):
Section 1.
(a)
Major Design Review Findings For Signs Pursuant to Section 9-4.61.3(e)(2)
Compatible with the Neighborhood. The size, materials, colors, graphic style,
illumination and other features must be in keeping with the visual character of the
street or area in which it is proposed;
The proposed signs would be compatible with the adjacent hotel and retail
uses in terms of size, color and placement. The proposed signs do not face
any nearby residences.
(b)
Readable. The proportion between different parts of the sign, its visibility from
important vantage points, and other design features shall be considered;
The proposed signs are large and clear enough to be clearly visible and
readable from Shellmound and Powell Streets as well as from the I-80
Freeway.
Planning Commission Resolution (SA09-28)
Woodfin Hotel Signs Permit
December 10, 2009
Page 2
(c)
Integrated with Architectural Features. The sign must relate to the design of the
building and be congruous with architectural features, embellishments, colors and
textures.
The proposed sign will blend well with the architectural features of the
building.
AND BE IT FURTHER RESOLVED, that the Planning Commission hereby approves
SA09-28 for three wall signs located at 5800 Shellmound Street, as submitted on October
22, 2009, subject to the attached conditions and the applicable standards of the City of
Emeryville Municipal Code.
APPROVED by the Planning Commission of the City of Emeryville at a regular meeting
held on Thursday, December 10, 2009 by the following votes:
AYES:__________________________________________________________________
NOES:______________________________ABSTAINED:_______________________
EXCUSED:__________________________ABSENT:___________________________
____________________________________
CHAIRPERSON
APPROVED AS TO FORM:
________________________________
RECORDING SECRETARY
____________________________________
DEPUTY CITY ATTORNEY
CONDITIONS OF APPROVAL
Woodfin Hotel Signs
5800 Shellmound Street
SA09-28: Exhibit A. Conditions of Approval
December 10, 2009
I.
COMPLIANCE WITH APPROVALS
A.
PROJECT APPROVALS. The project shall be constructed and operated in
accordance with the following actions by the Planning Commission:
1.
A Major Sign Permit allowing three internally illuminated wall signs
located on the north, west and south faces of the building at 5800
Shellmound Street in accordance with the staff report dated December 10,
2009, as modified by these Conditions of Approval.
Any additional signs will require a separate application and approval. Minor
design modifications may be approved by the Planning Director.
B.
APPROVED PLANS. The approved signs shall be in accordance with the plans
prepared by California Sign and received on November 16, 2009.
C.
INSTALLATION AND MAINTENANCE OF IMPROVEMENTS. All
improvements shall be installed in accordance with these approvals. Once
constructed or installed, all improvements shall be maintained as approved.
Minor changes may be approved by the Planning Director.
D.
COMPLIANCE WITH THE MUNICIPAL CODE AND GENERAL PLAN. No
part of this approval shall be construed to be a violation of the Emeryville
Municipal Code or the General Plan. Operations on this site shall be conducted in
a manner that does not create a public or private nuisance or otherwise violate the
Emeryville Municipal Code. All unpermitted signs shall be removed from the
property prior to building permit approval by the Planning Department.
Planning Commission – Conditions of Approval
Woodfin Hotel Signs (SA09-28)
December 10, 2009
Page 2
E.
FAILURE TO COMPLY WITH CONDITIONS OF APPROVAL. If Applicant
constructs buildings or makes improvements in accordance with these approvals,
but fails to comply with any of the conditions of approval or limitations set forth
in these Conditions of Approval and does not cure any such failure within a
reasonable time after notice from the City of Emeryville (“City”), then such
failure shall be cause for non-issuance of a certificate of occupancy, revocation or
modification of these approvals or any other remedies available to the City.
F.
APPLICATION TO SUCCESSORS IN INTEREST. These Conditions of
Approval shall apply to any successor in interest in the property and Applicant
shall be responsible for assuring that the successor in interest is informed of the
terms and conditions of this zoning approval.
G.
INDEMNIFICATION BY APPLICATANT. Applicant, its assignees, and
successors-in-interest shall defend, hold harmless, and indemnify the City of
Emeryville, the City of Emeryville Redevelopment Agency, the Bay Cities Joint
Powers Insurance Authority and their respective officials, officers, agents and
employees (the “Indemnified Parties”) against all claims, demands, and
judgments or other forms of legal and or equitable relief, which may or shall
result from: 1) any legal challenge or referendum filed and prosecuted to overturn,
set-aside, stay or otherwise rescind any or all final project or zoning approvals,
analysis under the California Environmental Quality Act or granting of any
permit issued in accordance with the Project; or 2) Applicant’s design,
construction and/or maintenance of the public improvements set forth in the final
building plans. Applicant shall pay for all direct and indirect costs associated
with any action herein. Direct and indirect costs as used herein shall mean but not
be limited to attorney’s fees, expert witness fees, and court costs including,
without limitation, City Attorney time and overhead costs and other City Staff
overhead costs and normal day-to-day business expenses incurred by the City
including, but not limited to, any and all costs which may be incurred by the City
in conducting an election as a result of a referendum filed to challenge the project
approvals. The Indemnified Parties shall promptly notify the Applicant, its
assignees, and successors-in-interest of any claim, demand, or legal actions that
may create a claim for indemnification under this section and shall fully cooperate
with Applicant, its assignees and successors-in-interest.
H.
MAINTENANCE AND GRAFFITI REMOVAL. The signs and surrounding
areas, including the trees, shall be well maintained and kept free of litter, debris,
weeds and graffiti. Any graffiti shall be removed within 72 hours of discovery in
a manner which retains the existing color and texture of the original signs as most
practically feasible.