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Master Sign Program with Exception - Merrill Gardens - 2015Community Development Department September 14, 2015 Vertical Visual Solutions 7036 230t" Street SW Mountain Lake Terrace, WA 98043 Re: PLN2015-60- 2105 S. Winchester Blvd -Master Sign Plan with Sign Exception - Merrill Gardens Dear Applicant: Please be advised that at its meeting of September 8, 2015, the Planning Commission adopted Resolution No. 4238 approving a Sign Application (PLN2015-60) to allow a Master Sign Plan with a Sign Exception for amulti-tenant mixed use development on the above-referenced property. This action is effective in ten calendar days, unless appealed in writing to the City Clerk by close of business on Friday, September 18, 2015. The time within which judicial review of this action must be sought is governed by Section 1094.6 of the California Code of Civil Procedure, unless another statute (such as California Government Code Section 65009 or some other applicable provision) sets forth a more specific time period. If you have any questions, do not hesitate to contact me at (408) 866-2140 Sincerely, Cindy McCormick Senior Planner cc: Merrill Gardens (Prop Owners) 1938 Fairview Ave E, Suite 303 Seattle, WA 98102 RESOLUTION NO. 4238 BEING A RESOLUTION OF THE PLANNING COMMISSION OF I HE CI I Y OF CAMPBELL APPROVING A SIGN APPLICATION (PLN2015-60) TO ALLOW A MASTER SIGN PLAN WITH A SIGN EXCEPTION FOR AMULTI-TENANT MIXED USE DEVELOPMENT ON PROPERTY LOCATED AT 2105 S. WINCHESTER BOULEVARD. FILE NO.: PLN2015-60 After notification and public hearing, as specified by law and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. The Planning Commission finds as follows with regard to file number PLN2015-60: 1. The project site is the Merrill Gardens Development, which is composed of three buildings; one stand-alone single-story commercial building (Building A); one multi- story mixed-use building with commercial below and residential above (Building B); and one assisted living facility (Building C). Building A has commercial tenant spaces on the front of the building (facing Winchester Boulevard) and the rear of the building (facing the parking lot). 2. Preparation.of a Master Sign Plan is required for a nonresidential project with four or more tenants, which seeks approval of two or more signs. 3. The proposed project is a request to allow a new Master Sign Plan to incorporate existing residential signage as previously approved, and to allow new commercial signage on the front and rear of Building A and the front of Building B. 4. The allowance for tenant wall signage on both the front and rear of the building is required to ensure sufficient visibility from either the street or parking lot as necessary. An increase in the area or height of the sign would not provide greater visibility of the signs because the entrances are located on opposite sides of the building. 5. The actual `number of signs' proposed for each business is not more than would be allowed by code. 6. The total area of signage proposed for each business would be less than the maximum allowed for each business under City Code. 7. Approval of the sign exception would be consistent with the purpose of the sign ordinance which includes promoting the economic vitality of the city by maintaining the identification and visibility of each business and allowing a reasonable amount of signage to provide adequate information to the public without creating a cluttered visual environment. . Based on the foregoing. findings of fact, pursuant to Sec. 21.30.030.H.3, Sec. 21.30.030.0.4, and Sec. Sec. 21.30.030.0.5, of the Campbell Municipal Code the Planning Commission further finds and concludes that: ' n' Re~tion No. 4238 Planning Commissio PLN2015-60 - 2105. S. Winchester Blvd =Master Sign,Plan/Sign Exception-Merrill Gardens Page 2 of 3 1. The signs otherwise allowed 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; 2. 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; 3. The additional signs comply with all the. other requirements, except for the limitations on the number of signs; 4. The number of signs allowed does 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; 5. The design complies with the applicable design elements criteria; 6. 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 condition; . 7. The location and design of the proposed signs do not obscure existing or adjacent signs from view; and 8. The project is Categorically Exempt under Sections 15311, Class 11 of the California Environmental Quality: Act (CEQA) pertaining to the: construction or placement of on premise signs. THEREFORE, BE IT RESOLVED that the Planning Commission approves a Sign Application (PLN2015-60) to allow a Master Sign Plan with a Sign Exception for amulti- tenant mixed use development on property located at 2105 S. Winchester Boulevard. PASSED AND ADOPTED this, 8th day of September, 2015, by the following roll call vote: AYES: Commissioners:.. ~ Reynolds, Bonhagen, Dodd, Finch, Young, and Rich NOES: Commissioners: None , ABSENT: Commissioners Kendall ABSTAIN: Commissioners: 'None APPROVED: Pamela Finch, Chair ATTEST: Paul Kermoyan, Secretary r CONDITIONS OF APPROVAL Modification (PLN2015-60) EXFIIBIT A 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 Approved Project: Approval is granted for a Master Sign Plan (PLN2015-060) with a Sign Exception for the Merrill Gardens Development located at 2105 S. Winchester Boulevard, stamped as received by the Planning Division on August 25, 2015, except as modified by the conditions of approval herein. 2. Approval Expiration: The approval shall be valid for one year from the effective date of Planning Commission action. Within this one-year period, a Sign Permit fora 'sign allowed pursuant to the approved Master Sign Plan must be issued. 3. Sign Permit Required: All signs permitted under the Master Sign Plan shall require a Sign Permit prior to installation. A Sign Permit shall not be issued until all signs to be removed have been removed. 4. Future Changes: 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. 5. Siqn Maintenance: The signs shall be maintained in good condition at all times and shall be repaired or replaced as necessary. 6. 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. 7. Provide Updated Sign Plan: Applicant shall submit updated Master Sign Plan reflecting Option C for proposed signage identifying Tenant Space D. u ~ " ~ EXHIBIT A CONDITIONS OF APP620VAL Modifiication (PLN2015-60) .. 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 1. Approved Project: Approval is granted for a Master Sign Plan (PLN2015-060) with a Sign Exception for the Merrill Gardens Development located at 2105 S. Vl/inchester Boulevard, stamped as received by the Planning Division on August 25, 2015, except as modified by the conditions of approval herein. 2. Approval Expiration: The approval shall 'be valid for one year from the effective date of Planning Commission action. Within this one-year period,. a Sign Permit for a sign allowed pursuant to the approved Master Sign Plan must be issued. 3. ^Sign Permit Required: All signs permitted under the Master Sign Plan shall require a _ Sign Permit prior to installation. A Sign Permit shall not 6e issued until all signs to be removed have been removed. 4. Future Changes: 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. 5. Sign Maintenance: The signs shall be maintained in good condition at all times and shall be repaired or replaced as necessary. 6. 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. 7. Provide Updated Sign Plan: Applicant shall submit .updated Master Sign Plan reflecting Option C for proposed signage identifying Tenant Space D.