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Sign Program-Pruneyard - 2004August 11, 2004 Julie Petit/Equity Office Properties 1740 Technology Drive San Jose, CA 95110 Re: PLN2004-82-1875 S. Bascom Avenue-PruneYard Master Sign Plan and Sign Exception Dear Applicant: Please be advised that at its meeting of August 10, 2004, the Planning Commission adopted Resolution No. 3579 approving a Master Sign Plan and Sign Exception for 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, August 20, 2004. 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 is set forth. If you have any questions, please do not hesitate to contact me at (408) 866-2140. Sincerely, ~~~ Wi)~V Stephanie Willsey 0 Planner I Cc: Ed Arango, Public Works Frank Mills, Building Chris Veargason, County Fire Corporate Sign Systems (Sign Company) 1521 Berger Drive San Jose, CA 95112 70 North First Street, Campbell, California 95008-1436 TEL408,866,} 40, FAX408,871,5140, TIlD408,866,}790 RESOLUTION NO. 3579 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL APPROVING A MASTER SIGN PLAN AND SIGN EXCEPTION (PLN2004-82) FOR THE PRUNEY ARD SHOPPING CENTER ON PROPERTY OWNED BY EQUITY OFFICE PROPERTIES LOCATED AT 1875 S. BASCOM AVENUE IN A C-2-S (GENERAL COMMERCIAL) ZONING DISTRICT. APPLICATION OF MS. JULIE PETIT, ON BEHALF OF EQUITY OFFICE PROPERTIES. FILE NO.: PLN2004-82. 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 PLN2004-82: 1. Each of the existing main, secondary, and single tenant ill monument signs located on East Campbell and South Bascom Avenues would be modified to comply with the new design and color scheme of the proposed Master Sign Plan. 2. Each of the existing main directory, pedestrian directional, blade directional, and tenant secondary ID signs would be modified to comply with the new design and color scheme of the proposed Master Sign Plan. 3. There shall be seven new vehicular directional signs to help people better navigate around the shopping center. The signs would be a maximum of five feet, six inches tall and would only display information regarding directions within the shopping center. The City's TraffLc Engineer reviewed the locations of the proposed signs and found no problems with the locations with regard to sightline visibility for pedestrians and vehicles. 4. The applicant is proposing three new types of individual tenant signs to accommodate three different types of signing situations within the shopping center; flagship tenant roof mounted signs, small tenant roof mounted signs, and small tenant beam mounted signs. 5. A major tenant would be categorized as a tenant space with a square footage of 4,000 square feet and greater and a minor tenant would be categorized as a tenant space with a square footage of less than 4,000 square feet. 6. The flagship tenant roof mounted signs would be comprised of internally illuminated reverse channel letters/logo with a halo lighting effect, attached to a permanent wrought iron sib'11 frame. The sign frame would be 16 feet long and two feet, six inches tall. The maximum square footage of the lettering/logo would be 24 square feet, which is less than the 50 square foot maximum allowed by the Sign Ordinance. 7. The small tenant roof mounted signs would be comprised of internally illuminated reverse channel letters/logo with a halo lighting effect, attached to a permanent wrought iron sib'11 frame. The sign frame would be eight feet long and two feet tall. The maximum square footage of the lettering/logo would be 18 square feet, which is less than the 50 square foot maximum allowed by the Sign Ordinance. Planning Commission Reso1--.10n No. 3579 PLN2004-82 -1875 S. Bascom Avenue - Master Sign Plan & Sign Exception - PruneYard Page 2 8. The small tenant beam mounted signs would be comprised of internally illuminated reverse channel letters/logo with a halo lighting effect, attached to a permanent wrought iron sign frame. The sign frame would be eight feet long and two feet tall. The maximum square footage of the lettering/logo would be 18 square feet, which is less than the 50 square foot maximum allowed by the Sign Ordinance. 9. Some of the existing signs that would not change are tenant signs that were approved as sign exceptions for major tenants in the shopping center and some are wall-mounted signs that can be accommodated on the remodeled portion of the shopping center. 10. The existing wall mounted signs in the remodeled portion of the shopping center, located on the southeastern portion of the center, would remain the same. Upon change in tenant occupancy, new signs would be required to be internally lit, channelletters/logos mounted to the wall. The maximum square footage of these signs would be one square foot of sign area for every linear foot of business frontage, with a minimum of 20 square feet and a maximum of 50 square feet. 11. Tenants would be allowed to pick the size, color, font, and arrangement of the letters/logos of their sign, within the parameters of the Master Sign Plan. 12. Logos and some graphics would be able to scale beyond the sign border only upon approval and would not be allowed to go above the raceway more than four inches or below the raceway more than two inches. 13. Each tenant is allowed one sign per tenant space, with the exception of the tenant spaces currently occupied by Le Boulanger (#440) and Lisa's Tea Treasures (#165). 14. The project qualifies as Categorically Exempt project under Section 15311, Class 11 of the California Environmental Quality Act (CEQA), pertaining to the construction or placement of on-premise signs. Based on the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The use or uses for which the signs are to be erected would not be adequately identified. 2. The uses are of such size and are located in reference to surrounding uses and the traffic circulation system so that larger, higher and more signs would best serve the public welfare and would be in keeping with the purposes of the Sign Ordinance. 3. That signs are consistent with the requirements of the Sign Ordinance. 4. The size, shape, color, and placement of the signs are compatible with the buildings they identify and 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. Planning Commission Reso. .lon No. 3579 PLN2004-82 -1875 S. Bascom Avenue - Master Sign Plan & Sign Exception - PruneYard Page 3 5. 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. 6. The location and design of the proposed signs do not obscure from view or unduly detract from existing or adjacent signs. 7. 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. 8. 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. 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. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission approves a Master Sign Plan and Sign Exception (PLN2004-82) on property owned by Equity Office Properties located at 1875 S. Bascom Avenue in a C-2-S (General Commercial), 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 Plannin!! Division 1. Approved Plans: Approval is granted for a Master Sign Plan and Sign Exception for the Prune Yard Shopping Center located at 1875 S. Bascom Avenue. Project shall substantially conform to the project exhibits listed below; except as may be modified by the conditions of approval contained herein: a. Master Sign Plans stamped as received by the Planning Division on August 2, 2004. b. Prune Yard Shopping Center Master Sign Plan Standards. 2. Master Sign Plan: All signs pemiitted under the master sign plan shall be constructed and Planning Commission ResoL .on No. 3579 PLN2004-82 - 1875 S. Bascom Avenue - Master Sign Plan & Sign Exception - PruneYard Page 4 installed per the approved Master Sign Plans and the Prune Yard Shopping Center Master Sign Plan Standards by December 31,2005. 3. Modifications: Any proposed modifications to signs not in conformance with the approved master sign plan or the Prune Yard Shopping Center Master Sign Plan Standards shall require approval of a Sign Exception by the Planning Commission. 4. Sign Maintenance: The signs shall be maintained in good condition at all times and shall be repaired or replaced as necessary. 5. 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. 6. Site Plan: The applicant shall provide a site plan with the location of each existing and proposed sign in the shopping center to the Planning Division prior to the issuance of any building permits for signs. PASSED AND ADOPTED this 10th day of August, 2004, by the following roll call vote: AYES: Commissioners: Alderete, Doorley, Roseberry None Rocha None Francois, Gibbons, Hernandez and NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: APPROVED: George Doorley, Chair ATTEST: Sharon Fierro, Secretary I " i¡. ITEM NO.1 -\,~. d- . CA-11,o<9 !::: <;. u ["'" 0 0 1:-" ,,! . o~CH /'."IJ' CITY OF CAMPBELL. PLANNING COMMISSION Staff Report. August 10, 2004 PLN2004-82 Petit, J. Public Hearing to consider the application of Ms. Julie Petit, on behalf of Equity Office Properties, for a Master Sign Plan and Sign Exception (PLN2004-82) for the Prune Yard Shopping Center on property owned by Equity Office Properties located at 1875 S. Bascom Avenue, in a C-2 (General Commercial) Zoning District. ST AFF RECOMMENDATION That the Planning Commission take the following action: 1. Adopt a Resolution, incorporating the attached findings, approving a Master Sign Plan and Sign Exception (PLN2004-82) for the Prune Yard Shopping Center, 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 ofthe California Environmental Quality Act (CEQA), pertaining to the construction or placement of on-premise signs. DISCUSSION Applicant's Proposal: The applicant is requesting approval of a new master sign plan and sign exception to allow for the modification to the existing signage at the Pruneyard Shopping Center located at 1875 S. Bascom Avenue. The new master sign plan would allow for an aesthetic upgrade and modernization of the signage and provide more consistency within the shopping center. The new signage would also allow the individual tenants to personalize their sign to reflect their individual business identity while still complying with the master sign plan, which is currently not an option under the existing master sign plan. The applicant's proposal includes the following: . Modification to the existing main monument, secondary monument, and single tenant ID monument signs on East Campbell and South Bascom Avenues; Modification to the existing main directory, pedestrian directional, and blade directional signs on the interior of the shopping center; Modification to the existing breezeway mounted tenant identification signs; Replacement of most of the individual tenant signs; and New vehicular directional signs within the shopping center. . . . . Background: The current master sign plan was approved in 1996 by the Planning Commission and included the construction of the main, secondary, and single tenant ill monument signs along East Campbell and South Bascom Avenues, new directory and directional signs, and new individual cabinet tenant signs. The existing master sign plan does not differentiate between major and Staff Report - Planning CoIl1mission Meeting of August 10,2004 PLN2004-82 -1875 S. Bascom Avenue Page 2 minor tenants and requires that all tenants use the existing cabinet signs. The major tenants in the shopping center have obtained sign exceptions because they found that the existing cabinet signs are not large enough to adequately identify a major tenant space. The existing master sign plan also does not allow tenants to personalize their signs with different fonts, colors, or logos, which resulted in many tenants installing illegal signs that are not consistent with the existing master sign plan or requesting a sign exception from the Planning Commission. ANALYSIS Sign Requirements: The existing monument signs are considered legal non-conforming signs under the City's Sign Ordinance due to their height, size, and number of signs. Any change to legal non-conforming signs requires the applicant to either modify the signs to comply with current sign ordinance standards or seek approval of a sign exception from the Planning Commission. The proposed roof mounted signs are also not allowed under the Sign Ordinance, unless approved by the Planning Commission. Signage that is not consistent with the Sign Ordinance must be considered by the Planning Commission for approval. Section 21.30.030 of the Sign Ordinance stipulates that the Planning Commission may authorize increased sign area, increased sign height, or an increased number of 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 The site is unusually difficult to locate in comparison to similar uses without exceeding the sign standards; or The use is of such size and is located in reference to surrounding uses and/or the traffic circulation system so 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 purposes of this Chapter. b. c. In approving a master sign plan the decision making body shall make the following findings: a. That the signs are consistent with the requirements of the Sign Ordinance. That the size, shape, color, and placement of the signs are compatible with the buildings they identify and 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. 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. That the location and design of the proposed signs do not obscure from view or unduly detract from existing or adjacent signs. That 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. b. c. d. e. " Staff Report - Planning Conimission Meeting of August 10,2004 PLN2004-82 -1875 S. Bascom Avenue Page 3 f. That 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. Freestanding Monument Signs: Each of the existing main, secondary, and single tenant ID monument signs located on East Campbell and South Bascom Avenues would be modified to comply with the new design and color scheme of the proposed Master Sign Plan. The sign structures and tenant sign boxes would be re-painted, the sign panels would be replaced, new reveal caps would be added to the top and bottom of the signs, and a new logo cap with the new Prune Y ard logo design would be added to the top of the signs. The height of the signs would increase a small amount to accommodate the new curved logo cap on top of the sign. The table below compares the height of the existing signs and the modified signs to accommodate the new logo cap: 46 feet 24 feet, 4 inches 6 feet, 8 inches Directional Signs: Each of the existing main directory, pedestrian directional, blade directional, and tenant secondary ID signs would be modified to comply with the new design and color scheme of the proposed Master Sign Plan. The main directory signs would receive the same treatments as the monument signs in that the sign structures would be re-painted, new reveal caps would be added to the top and bottom of the signs, and a new logo cap with the new PruneYard logo design would be added to the top of the signs. The pedestrian directional, blade directional, and tenant secondary ID signs would be modified by refinishing the existing porcelain enamel backgrounds with colors to match the new sign program and new wrought iron permanent sign frames. The applicant is proposing to add seven new vehicular directional signs to help people better navigate around the shopping center. The signs would be a maximum of five feet, six inches tall and would only display information regarding directions within the shopping center. The City's Traffic Engineer reviewed the locations of the proposed signs and found no problems with the locations with regard to sightline visibility for pedestrians and vehicles. Individual Tenant Signs: The applicant is proposing three new types of tenant signs to accommodate three different types of signing situations within the shopping center; flagship tenant roof mounted signs, small tenant roof mounted signs, and small tenant beam mounted signs. Each tenant would be allowed one sign and the type of sign would be determined by the location within the shopping center and whether they are a major or minor tenant. The proposed flagship tenant roof mounted signs and the small tenant roof mounted signs would be mounted to the roof of the buildings. Typically signs are mounted to the wall of the building between the storefront and the roof. The applicant is requesting roof mounted signs because the original shopping center was built without any area to accommodate signage and so there are limited options for signage. The current tenant signs are cabinet signs located below the eave of Staff Report - Planning Conunission Meeting of August 10, 2004 PLN2004-82 -1875 S. Bascom Avenue Page 4 the buildings and the applicant has reported that large cars and trucks are backing into and damaging many of these signs. ..,..' ð ..k~~~ :: ~/ '~l'--" ~ rt--~ 1"'-""-""'--'--- ro/i 1." ~ .-.1LL.- ø:!:-?::::; ~.:>~../ ..&;~ ru...:.'--, ""'_,mmr!--- :1 .1 l:ìYì I ~ Roof Mounted Sign Typical Sign Mounting Existing Cabinet Signs Flagship Tenant Roof Mounted Signs The flagship tenant roof mounted signs would be for major tenants within the shopping center located in spaces with a single-story, sloped tile roof. A major tenant would be categorized as a tenant space with a square footage of 4,000 square feet and greater. The flagship tenant identification signs would be comprised of internally illuminated reverse channel letters/logo with a halo lighting effect, attached to a permanent wrought iron sign frame. The sign frame would be 16 feet long and two feet, six inches tall. The maximum square footage of the lettering/logos would be 24 square feet, which is less than the 50 square foot maximum allowed by the Sign Ordinance. The lettering/logos would not be able to exceed 15 feet, four inches in length. Logos and some graphics would be able to scale beyond the sign border only upon approval and would not be allowed to go above the raceway more than four inches or below the raceway more than two inches. Tenants would be allowed to pick the size, color, font, and arrangement of the letters and/or logos on the sign within the parameters of the master sign plan. The sign would be mounted to the roof by bracket stands attached to the roof rafters through the roof tiles. Small Tenant Roof Mounted Signs The small tenant roof mounted signs would be for minor tenants located in spaces with a single- story, sloped tile roof. A minor tenant would be categorized as a tenant space with a square footage of less than 4,000 square feet. The small tenant roof mounted signs would be comprised of internally illuminated reverse channel letters/logo with a halo lighting effect, attached to a permanent wrought iron sign frame. The sign frame would be eight feet long and two feet tall. The maximum square footage of the lettering/logos would be 18 square feet, which is less than the 50 square foot maximum allowed by the Sign Ordinance. The lettering/logos would not be able to exceed seven feet, four inches in length. Logos and some graphics would be able to scale beyond the sign border only upon approval and would not be allowed to go above the raceway more than four inches or below the raceway more than two inches. Tenants would be allowed to pick the size, color, font, and arrangement of the letters and/or logos on the sign within the parameters of the master sign plan. The sign would be mounted to the roof by bracket stands attached to the roof rafters through the roof tiles. Small Tenant Beam Mounted Signs The small tenant beam mounted signs would be for minor tenants located in the two-story portion of the shopping center near the courtyard. The small tenant beam mounted signs would be comprised of internally illuminated reverse channel letters/logos with a halo lighting effect, Staff Report - Planning Commission Meeting of August 10,2004 PLN2004-82 -1875 S. Bascom Avenue Page 5 attached to a permanent wrought iron sign frame. The sign frame would be eight feet long and two feet tall. The maximum square footage of the lettering/logos would be 18 square feet, which is less than the 50 square foot maximum allowed by the Sign Ordinance. The lettering/logos would not be able to exceed seven feet, four inches in length. Logos and some graphics would be able to scale beyond the sign border only upon approval and would not be allowed to go above the raceway more than four inches or below the raceway more than two inches. Tenants would be allowed to pick the size, color, font, and arrangement of the letters and/or logos on the sign within the parameters of the master sign plan. The sign would be mounted to the first floor and second floor beams of the building by concealed brackets. Location Exceptions Some major and minor tenants may be unable to accommodate the standard sign type that is allowed by the master sign plan due to their location within the shopping center. The following table describes the type of sign each tenant would be allowed when the allowed sign type is architecturally impossible: Replacement of Tenant Signs The applicant's project description indicates that they would replace each of the tenant signs within the shopping center by the end of 2005, with the exception of the following existing tenant signs that would remain the same as they were approved by the Planning Commission: 1. Rock Bottom Brewery - #700 2. Marshall's-#SlO 3. Left at Albuquerque - #550 4. Johnny Rockets - #405 5. Barnes and Noble - #240 6. Hollywood Video - #260 7. Barbeque Galore - #280 8. Togo's - #113 9. Outback Steakhouse 10. Bank of America - #200 Some of the existing signs that would not change are tenant signs that were approved as sign exceptions for major tenants in the shopping center and some are wall-mounted signs that can be accommodated on the remodeled portion of the shopping center. Existing Wall Mounted Signs The existing wall mounted signs in the remodeled portion of the shopping center, located on the southeastern portion of the center, would remain the same. Upon change in tenant occupancy, new signs would be required to be internally lit, channel letters/logos mounted to the wall. The maximum square footage of these signs would be one square foot of sign area for every linear foot of business frontage, with a minimum of 20 square feet and a maximum of 50 square feet. Tenants would be allowed to pick the size, color, font, and arrangement of the letters/logos of the SIgn. Staff Report - Planning Commission Meeting of August 10,2004 PLN2004-82 -1875 S. Bascom Avenue Page 6 Existing Major Tenant Signs The existing major tenant signs that would not be replaced as part of this master sign plan (i.e. Marshall's, Rock Bottom Brewery) would be required to come into conformance with the approved design of the flagship tenant roof mounted sign upon change in tenant occupancy or a change to the sign, unless otherwise approved by the Planning Commission. Additional Tenant Signs Each tenant is allowed one sign per tenant space. The applicant is requesting that Le Boulanger (#440) and Lisa's Tea Treasures (#165) be allowed to have two tenant signs each due to the location of the tenant spaces. Le Boulanger would have two flagship tenant roof mounted signs, one facing east and one facing north. Lisa's Tea Treasures would have two small tenant roof mounted signs, one facing west and one facing north. These signs would be allowed to be modified to accommodate tenant occupancy changes, as long as the signs for both tenant spaces were in compliance with the master sign plan, other than the increased number of signs. Site and Architectural Review Committee: The Site and Architectural Review Committee reviewed this application at the meetings on July 13, 2004 and July 27, 2004. The Committee was supportive of the project as presented but expressed a concern with the possibility of an over concentration of roof mounted signs creating a cluttered appearance. They asked that the applicant provide information about the number of roof mounted signs that would be allowed in a consecutive line in certain parts of the shopping center. The applicant has provided this information for the Commission and is included as Attachment #4. Staff has added a requirement in the PruneYard Shopping Center Master Sign Plan Standards (Attachment #5) to address this issue that requires that each roof mounted sign shall be separated by a minimum of 10 feet. Attachments: 1. Findings for Approval of File No. PLN2004-82 2. Conditions of Approval for File No. PLN2004-82 3. Letter from the Applicant 4. Linear Footage of Tenant Spaces 5. Prune Yard Shopping Center Master Sign Plan Standards 6. Master Sign Plans 7. Location Map Prepared by: St¥E.~j¿;; i ~ Approved by: , 116 Attachment # 1 FINDINGS FOR APPROVAL OF FILE NO. PLN2004-82 SITE ADDRESS: APPLICANT: DATE: 1875 S. Bascom Avenue Julie Petit, on behalf of Equity Office Properties August 10, 2004 Findings for approval of a Master Sign Plan and Sign Exception for the Prune Y ard Shopping Center located at 1875 S. Bascom Avenue. The Planning Commission finds as follows with regard to File No. PLN2004-82: 1. Each of the existing main, secondary, and single tenant ID monument signs located on East Campbell and South Bascom Avenues would be modified to comply with the new design and color scheme of the proposed Master Sign Plan. 2. Each of the existing main directory, pedestrian directional, blade directional, and tenant secondary ID signs would be modified to comply with the new design and color scheme of the proposed Master Sign Plan. 3. There shall be seven new vehicular directional signs to help people better navigate around the shopping center. The signs would be a maximum of five feet, six inches tall and would only display information regarding directions within the shopping center. The City's Traffic Engineer reviewed the locations of the proposed signs and found no problems with the locations with regard to sightline visibility for pedestrians and vehicles. 4. The applicant is proposing three new types of individual tenant signs to accommodate three different types of signing situations within the shopping center; flagship tenant roof mounted signs, small tenant roof mounted signs, and small tenant beam mounted signs. 5. A major tenant would be categorized as a tenant space with a square footage of 4,000 square feet and greater and a minor tenant would be categorized as a tenant space with a square footage ofless than 4,000 square feet. 6. The flagship tenant roof mounted signs would be comprised of internally illuminated reverse channel letters/logo with a halo lighting effect, attached to a permanent wrought iron sign frame. The sign frame would be 16 feet long and two feet, six inches tall. The maximum square footage of the lettering/logo would be 24 square feet, which is less than the 50 square foot maximum allowed by the Sign Ordinance. 7. The small tenant roof mounted signs would be comprised of internally illuminated reverse channel letters/logo with a halo lighting effect, attached to a permanent wrought iron sib':ll frame. The sign frame would be eight feet long and two feet tall. The maximum square footage of the lettering/logo would be 18 square feet, which is less than the 50 square foot maximum allowed by the Sign Ordinance. 8. The small tenant beam mounted signs would be comprised of internally illuminated reverse channel letters/logo with a halo lighting effect, attached to a permanent wrought iron sign frame. The sign frame would be eight feet long and two feet tall. The maximum square Attachment # 1 Page 2 of 3 footage of the lettering/logo would be 18 square feet, which is less than the 50 square foot maximum allowed by the Sign Ordinance. 9. Some of the existing signs that would not change are tenant signs that were approved as sign exceptions for major tenants in the shopping center and some are wall-mounted signs that can be accommodated on the remodeled portion of the shopping center. 10. The existing wall mounted signs in the remodeled portion of the shopping center, located on the southeastern portion of the center, would remain the same. Upon change in tenant occupancy, new signs would be required to be internally lit, channel letters/logos mounted to the wall. The maximum square footage of these signs would be one square foot of sign area for every linear foot of business frontage, with a minimum of 20 square feet and a maximum of 50 square feet. 11. Tenants would be allowed to pick the size, color, font, and arrangement of the letters/logos of their sign, within the parameters of the Master Sign Plan. 12. Logos and some graphics would be able to scale beyond the sign border only upon approval and would not be allowed to go above the raceway more than four inches or below the raceway more than two inches. 13. Each tenant is allowed one sign per tenant space, with the exception of the tenant spaces currently occupied by Le Boulanger (#440) and Lisa's Tea Treasures (#165). 14. The project qualifies as Categorically Exempt project under Section 15311, Class 11 of the California Environmental Quality Act (CEQA), pertaining to the construction or placement of on-premise signs. Based on the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The use or uses for which the signs are to be erected would not be adequately identified. 2. The uses are of such size and are located in reference to surrounding uses and the traffic circulation system so that larger, higher and more signs would best serve the public welfare and would be in keeping with the purposes of the Sign Ordinance. 3. That signs are consistent with the requirements of the Sign Ordinance. 4. The size, shape, color, and placement of the signs are compatible with the buildings they identify and 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. 5. 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. Attachment # 1 Page 3 of 3 6. The location and design of the proposed signs do not obscure from view or unduly detract from existing or adjacent signs. 7. 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. 8. The location and design of signs in close proximity to any residential district does not adversely affect the quality or character ofthe residential area. 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. Attachment #2 CONDITIONS OF APPROVAL FOR FILE NO. PLN2004-82 SITE ADDRESS: APPLICANT: DATE: 1875 S. Bascom Avenue Julie Petit, on behalf of Equity Office Properties August 10, 2004 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 Planninl! Division 1. Approved Plans: Approval is granted for a Master Sign Plan and Sign Exception for the PruneYard Shopping Center located at 1875 S. Bascom Avenue. Project shall substantially conform to the project exhibits listed below; except as may be modified by the conditions of approval contained herein: a. Master Sign Plans stamped as received by the Planning Division on August 2, 2004. b. Prune Yard Shopping Center Master Sign Plan Standards. 2. Master Sign Plan: All signs permitted under the master sign plan shall be constructed and installed per the approved Master Sign Plans and the Prune Yard Shopping Center Master Sign Plan Standards by December 31,2005. 3. Modifications: Any proposed modifications to signs not in conformance with the approved master sign plan or the Prune Yard Shopping Center Master Sign Plan Standards shall require approval of a Sign Exception by the Planning Commission. 4. Sign Maintenance: The signs shall be maintained in good condition at all times and shall be repaired or replaced as necessary. 5. 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. 6. Site Plan: The applicant shall provide a site plan with the location of each existing and proposed sign in the shopping center to the Planning Division prior to the issuance of any building permits for signs. Attachment #3 July7, 2004 City of Campbell Planning Commission Equity Office Properties proposes and requests permission to introduce a new signage program to the Pruneyard Shopping Center. Currently, our program is difficult to enforce and allows for too much deviation. Equity feels a "fresh ", "more modern" program will help attract new tenants and help keep existing tenants. It has been 9 years since the center has proposed a new signage program. Our involvement with the International Council of Shopping Centers has provoked our need to enhance the center ifwe wish to stay competitive with shopping venues in the San Jose area. We have found the trends for signage are a channel setting conveying a more "lively" and "illuminated" identifier. Businesses that are hopeful to keep up with the changing times should reposition themselves every 5 years by strategies and market trends. The proposed change will encompass all the signage including the Monuments on Campbell and Bascom, the can signage, flag signage and adding way-finding/directional signage throughout the property. This signage program allows for a needed aesthetic upgrade and modernization of the center, more competitiveness in attracting and leasing to new tenants and better maintenance of the signage. The structure would be attached to the roofline and elevated slightly higher. The elevation will lessen the possibility of damage when trucks back into them, which has been a recurring issue. The change in attachment also allows for ease in changing out signage when tenants come and go. The goal is to introduce the new program to the tenants in the summer of 2004 with a complete conversion by the end 0}2005, We will be enforcing all tenants to comply that do not already have a variance approved by the City with the exception of Le Boulanger and Trader Joe's. (Please see the attached spreadsheet that lists all current types of sign age at the center) We appreciate your consideration in helping us improve the Pruneyard Shopping Center in Campbell and request approval to move forward on this concept. Sincerely, Julie Petit General Manager 408-487-4171 Enclosures: Photos of the current signage for tenants approved on a variance Sign age program from Corporate Signs Plot plan for way finding signage Attachment #5 PRUNEY ARD SHOPPING CENTER MASTER SIGN PLAN STANDARDS August 10, 2004 A. General 1. All proposed signs, modifications, and changes of copy/logo shall conform to the Master Sign Plan Standards and Master Sign Plans. 2. Any proposed variations, modifications, or additions to the master sign plan shall require a Modification to the approved Master Sign Plan. 3. Any proposed modification to a sign that is not in compliance with the requirements of the master sign plan shall require approval of a Sign Exception. 4. A building permit must be obtained from the Building Division for each proposed sign or change of sign copy copy/logo prior to installation of the sign. 5. No exposed neon shall be used on any sign. 6. All signs shall be internally illuminated and exterior illumination shall not be allowed. 7. All conductors, transformers, and other equipment related to the signs shall be concealed. 8. Window signs are permitted, but shall not exceed 25% of the individual windowpane area. The allowable window sign area shall not include seasonal or holiday graphic displays that do not include the name, products, or services of the occupant. B. Monument Signs 1. The main monument, secondary monument, and single tenant ill monument signs shall conform to the height, sign area, design, color, and illumination as specified on the master sign plans. C. Directional Signs 1. The seven vehicular directional signs shall conform to the location, height, sign area, design, and color as specified on the master sign plans. The vehicular directional signs shall contain no advertising matter and shall only display information regarding directions within the shopping center. 2. Each of the existing main directory, pedestrian directional, blade directional, and tenant secondary ID signs shall conform to the design and color of the master sign plans. D. Individual Tenant Signs 1. Each tenant is allowed one sign per tenant space, with the exception of the tenant spaces currently occupied by Le Boulanger (#440) and Lisa's Tea Treasures (#165). Prune Y ard Shopping Center Master Sign Plan Standards Page 2 of 3 2. The tenant space currently occupied by Le Boulanger, shall be allowed two flagship tenant roof mounted signs, one facing east and one facing north. The tenant space currently occupied by Lisa's Tea Treasures shall be allowed two small tenant roof mounted signs, one facing west and one facing north. These signs may be modified to accommodate tenant occupancy changes, as long as the signs for both tenant spaces are in compliance with the master sign plan, other than the increased number of signs. 3. Each roof mounted sign shall be separated by a minimum of 10 feet. Individual tenant signs are not required to be centered over the tenant space if impossible to achieve a 10- foot separation. 4. There shall be four types of individual tenant signage: (1) flagship tenant roof mounted signs, (2) small tenant roof mounted signs, (3) small tenant beam mounted signs, and (4) wall mounted channel letters. 5. A major tenant would be categorized as a tenant space with a square footage of 4,000 square feet and greater and a small tenant would be categorized as a tenant space with a square footage of less than 4,000 square feet. 6. The flagship tenant roof mounted signs are for major tenants within the shopping center located in spaces with a single story, sloped tile roof. The flagship tenant roof mounted signs are comprised of internally illuminated reverse channel letters/logos with a halo lighting effect, attached to a permanent wrought iron sign frame. The sign frame shall be 16 feet long and two feet, six inches tall and the maximum square footage of the lettering/logos shall be 24 square feet. The lettering/logos shall not exceed 15 feet, four inches in length. Logos and some graphics may scale beyond the sign border only upon approval and shall not be allowed to go above the raceway more than four inches or below the raceway more than two inches. 7. The small tenant roof mounted signs are for minor tenants located in spaces with a single- story, sloped tile roof. The small tenant roof mounted signs are comprised of internally illuminated reverse channel letters/logos with a halo lighting effect, attached to a permanent wrought iron sign frame. The sign frame shall be eight feet long and two feet tall and the maximum square footage of the lettering/logos shall be 18 square feet. The lettering/logos shall not exceed seven feet, four inches in length. Logos and some graphics may scale beyond the sign border only upon approval and shall not be allowed to go above the raceway more than four inches or below the raceway more than two inches. 8. The small tenant beam mounted signs are for minor tenants located in the two-story portion of the shopping center near the courtyard. The small tenant beam mounted signs are comprised of internally illuminated reverse channel letters/logos with a halo lighting effect, attached to a permanent wrought iron sign frame. The sign frame shall be eight feet long and two feet tall and the maximum square footage of the lettering/logos shall be 18 square feet. The lettering/logos shall not exceed seven feet, four inches in length. Logos and some graphics may scale beyond the sign border only upon approval and shall not be allowed to go above the raceway more than four inches or below the raceway more than two inches. Prune Yard Shopping Center Master Sign Plan Standards Page 3 of 3 9. For each individual tenant sign, the tenants shall pick the size, color, font, and arrangement of the letters and/or logos on the sign, within the parameters of the master sign plan. 10. The roof mounted signs shall be mounted to the roof by bracket stands attached to the roof rafters through the roof tiles. 11. The beam mounted signs shall be mounted to the first floor and second floor beams of the building by concealed brackets. E. Existing Signs 1. Each of the tenant signs within the shopping center shall be replaced/modified to conform with the new Master Sign Plan by December 31, 2005, with the exception of the following existing tenant signs that will remain the same as they were approved by the Planning Commission. Some of the existing signs that would not change are tenant signs that were approved as sign exceptions for major tenants in the shopping center and some are wall- mounted signs that can be accommodated on the remodeled portion of the shopping center. a. Rock Bottom Brewery - #700 b. Marshall's - #510 c. Left at Albuquerque - #550 d. Johnny Rockets - #405 e. Barnes and Noble - #240 f. Hollywood Video - #260 g. Barbeque Galore - #280 h. Togo's - #113 1. Outback Steakhouse J. Bank of America - #200 2. The existing wall mounted signs in the remodeled portion of the shopping center, located on the southeastern portion of the center, would remain the same. Upon change in tenant occupancy, new signs shall be internally lit, channel letters/logos mounted to the wall. The maximum square footage of these signs would be one square foot of sign area for every linear foot of business frontage, with a minimum of 20 square feet and a maximum of 50 square feet. Tenants would be allowed to pick the size, color, font, and arrangement of the letters/logos of the sign. 3. The existing major tenant signs that are not replaced as part of this master sign plan (i.e. Marshall's, Rock Bottom Brewery) shall be required to come into conformance with the approved design of the flagship tenant roof mounted sign upon change in tenant occupancy or a change to the sign, unless otherwise approved by the Planning Commission.