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Sign - Walgreens - 2001
December 31,2001 CITY OF CAMPBELL City Clerk's Office Alan Ford All Sign Services 1290 Waterfall Way Concord, CA 94521 RE: 1570 W. Campbell Avenue - Walgreen's Signage Dear Mr. Ford: As we discussed in our telephone conversation of December 26, 2001, the deadline to file an appeal regarding the Planning Commission decision denying signage for the Walgreeen's store located at 1570 W. Campbell Avenue was Friday, December 21, 2001. Your appeal was received by the City Clerk's Office on Wednesday, December 26, 2001. Therefore, I am unable to accept it pursuant to Campbell Municipal Code Section 21.80.040. Enclosed is a copy of the relevant Campbell Municipal Code Section as well as your check in the amount of $200.00. Should you have any questions, please feel free to contact me or the Community Development. Department at (408) 866-2140. Sincerely, Anne Bybee City Clerk Enc. Cc: City Manager Community Development Department: Sharon Fierro, Director Tim Haley, Associate Planner 70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2117 - Ft~X 408.374.6889 · 'rDD 408.866.2790 21:80.030 Appeals from decisi,' .-)fthe planning commission. Page 1 of 1 Title_21 Z__Q_N LNG Chapter 21.80 APPEALS 21.80.030 Appeals from decision of the planning commission. An appeal may be made to the city council by the applicant or any other interested party from any decision of the planning commission under this title. Such appeal shall be filed with the city clerk and accompanied by a filing fee in accord with the schedule of fees as established by the city council, no part of which is refundable. (Ord. 2003 §5(part), 2001: Ord. 1617 §1(part), 1986). http://bpc.iserver.net/codes/campbell/_DATA/TITL.../21 80 030__Appeals_from_decisi.htm 12/31/01 21'.80.040 Requirements for apr'-~,ls. Page 1 of 1 'Eitle_ 2! ZONING .Chapter 21.80 APPEALS 21.80.040 Requirements for appeals. All appeals shall be made by filing a written notice thereof, signed by the appellant, clearly identifying the decision or interpretation from which the appeal has been taken and the grounds for appeal. The notice of appeal must be received by the planning director or the city clerk pursuant to Sections 21.80.020 and 21.80.030 not later than ten calendar days following the date of the action from which the appeal has been taken. Any decision not appealed within the ten-day period shall be final. (Ord. 1617 §1(part), 1986). http://bpc.iserver.net/codes/campbell/_DATA/TITL.../21 80 040_Requirements for app.htm 12/31/01 December 21,2001 City Clerk City of Campbell 70 North First Street Campbell, CA 95008 Re: PLN 2001-112 1570 West Campbell Avenue - Sign Exception - Walgreen's Sir/Madam: Per the recent letter from Associate Planner Tim Haley, we would like to appeal the decision of the Planning Commission regarding Resolution No. 3402 and specifically the denial of the two additional signs reading "Photo" and "Pharmacy". Attached is a brief outline of the situation and our position. We will hopefully be able to expand on our reasoning at the appropriate time and venue. Sincerely, Alan Ford Applicant cc: Tim Haley Walgreen's Signage Proposal- 1570 West Campbell Avenue Background: Walgreen's applied to the Planning Commission for a sign exception for additional building wall signs to complement the one "Walgreen's" wall sign that was originally allowed. These signs included another "Walgreen's" sign for the building elevation facing San Tomas Aquino Road and two ancillary signs reading "Pharmacy" and "Photo" on the West Campbell elevation. The Planning Commission approved the "Walgreen's" sign, but denied the other two signs. Position: We were surprised at the outcome of the Planning Commission Meeting. From the original discussions with staff to the meeting with the Planning Commission Subcommittee,no one seemed to feel that there were any issues or concerns with the proposed sign exception. Based on these factors, we did not go into an in-depth analysis of the situation during the public portion of the meeting. Once the public forum was closed, it became evident that three of the six commissioners had issues, while the others appeared to be in favor of the proposal. Unfortunately, we had no opportunity at that time to input any additional information. Following are a few of the viewpoints we intend to introduce in depth at a future time: 1. One commissioner stated that all stores like these have photo facilities, so there is no need for the sign. Not all stores have the photo facilities. Most of the newer stores do, but a potential customer might think this store does not in the absence of a sign. 2. It was also stated that everyone knows Walgreen's has a pharmacy, so no need for the sign. The name of the store is Walgreen's Pharmacy and with a great array of products and services available, they would like to reiterate their primary business. Long's signs read "Long's Drugs", Nob Hill's signs read "Nob Hill Foods", etc. 3. There is a Long's Drugs diagonally across the street that has additional signage reading "Pharmacy". Next door, Nob Hill Foods has additional signage reading "Deli", "Floral" and "Bakery". Not far away, a new Office Max has additional signage reading "Office Products" and "Computers". 4. There is a fairly new Walgreen's at 1660 South Winchester Boulevard in Campbell that has the additional signage "I Hr Photo" and "Drive Thru Pharmacy" on the front of the store. These are a few of the items that we would hope to discuss at the opportune time. Thank you. Page 1 of 1 tile://A:~MVC-003S. JPG 12/20/01 Page 1 of 1 tile://A:LMVC-001S.JPG 12/20/01 Page 1 of 1 lile://A:LMVC-004S.JPG 12/20/01 Page 1 of 1 Iile://A:~/IVC-002S. JPG 12/22/01 CITY o~ CAMPBELL Community Development Department - Current Plannin~ December 13,2001 Alan Ford 1290 Waterfall Way Concord, CA 94521 Re: PLN2001-112 - 1570 W. Campbell Avenue - Sign Exception - Walgreen's Dear Applicant: Please be advised that at its meeting of December 11, 2001, the Planning Commission adopted Resolution No. 3402 approving a Sign Exception to allow the installation of one additional wall sign (Sign B reading Walgreen's) on a new drugstore on the above- referenced property. The two additional signs requested, reading 1-Hr Photo and Pharmacy, were denied. This action is effective in ten days, unless appealed in writing to the City Clerk. California Code of Civil Procedure, Section 1094.6, governs the time within which judicial review of this decision must be sought. If you have any questions, please do not hesitate to contact me at (408) 866-2144· Sincerely, Tim J. Haley Associate Planner CC: Kirkorian Enterprises (Property Owners) 1630 W. Campbell Avenue Campbell, CA 95008 Fluoresco Lighting & Sign (Sign Company) 1001 Carden Street San Leandro, CA 94577 Frank Mills, Building Department ~a~ :or ira 9-7OO8-1136 It:l. 40>1.~ )6 2140 ~:xX 4{)8 860 8381 FDD 4¢~8.S60.2790 RESOLUTION NO. 3402 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL APPROVING A SIGN EXCEPTION (PLN2001- 112) TO ALLOW THE INSTALLATION OF ONE ADDITIONAL WALL SIGN (SIGN B) ON A NEW DRUGSTORE LOCATED AT 1570 W. CAMPBELL AVENUE IN C-1-S (NEIGHBORHOOD COMMERCIAL) ZONING DISTRICT. APPLICATION OF MR. ALAN FORD, ON BEHALF OF WALGREEN'S. FILE NO. PLN2001-112. 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 PLN2001-112: 1. The proposed sign is architecturally compatible with the building in terms of style and design. 2. The proposed size of the wall sign is proportional to the building frontage. 3. The site is unusually difficult to locate in comparison to similar uses due to the location of the building to the rear of the existing Shell service station and the retail pad building along San Tomas Aquino Road. 4. The business would not be adequately identified with only one wall sign due to the proximity of the building to the street frontage, its orientation to two street frontages, and the size of the building. 5. The business would be adequately identified with Signs A, B, E, F and H. 6. Signs C and D are not necessary for identification of the building. Based on the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed wall signs (A, B, E, F and H) are consistent with the purposes of the Sign Ordinance by preserving and improving the visual character of the community. 2. The use for which the sign is to be erected would not be adequately identified and is unusually difficult to locate in comparison to similar uses without exceeding the standards of the Sign Ordinance. Planning Commission Resolu,on No. 3402 PLN2001-112 - 1570 W. Campbell Avenue - Sign Exception - Walgreen's Page 2 The proposed signs (A, B, E, F and H) will not be detrimental to the public welfare orpersons in the neighborhood or the City as a whole and allows for reasonable business identification. 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 Planning Division: Approved Plans: Approval is granted for an exception to the sign regulations to allow three additional wall signs on the building to be located at 1570 W. Campbell Avenue. Plans submitted for building permits shall substantially comply with the plans as submitted by the applicant, except as herein modified by the Planning Commission. The total sign area for both signs shall not exceed 76 square feet. Building Division: 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 11th day of December, 2001, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: Commissioners: Alderete, Doorley, Francois, Gibbons, Hernandez and Leonard None Jones None APPROVED: Tom Francois, Chair ATTEST: Sharon Fierro, Secretary 'O/~cHAgO' PLN 2001-112 Ford, A. ITEM NO. 2 STAFF REPORT - PLANNING COMMISSION MEETING OF December 11, 2001 Hearing to consider the application of Mr. Alan Ford on behalf of Walgreen's for approval of a Sign Exception (PLN 2001-112) to allow the installation of three additional walls signs on a new drugstore located at 1570 West Campbell Avenue in a C-1-S (Neighborhood Commercial) Zoning District. STAFF RECOMMENDATION That the Planning Commission take the following action: Adopt a Resolution, incorporating the attached findings, approving a sign exception (PLN 2001- 112) allowing three additional wall signs, subject to the attached Conditions of Approval. ENVIRONMENTAL DETERMINATION This project is categorically exempt under Section 15301, Class 1 of the Environmental Quality Act (CEQA); therefore, no environmental action is required. California PROJECT DATA Building Area: 14,490 sq. ft. Linear Frontage: 111 feet along West Campbell Avenue 161 feet along South San Tomas Aquino Road Proposed Signage: Sign Type Reading Size Sign Comment Discussion Ordinance 1) S~gn A a ~ee~s 'i ~0g~ ft appro~eO: 2) Sign "B" Wall sign Walgreens 41.4 sq. one wall sign second wall Signing ft. permitted sign facing San Tomas Aquino Rd. 3) Sign "C" Wall Sign Pharmacy 16.7 one wall sign Exceeds Minor permitted number of department wall signs permitted 4) Sign "D" Wall Sign 1 hr photo 18.6 one wall sign Exceeds Minor permitted number of department wall signs permitted Staff Report - Planning Commission Meeting of December 11, 2001 PLN 2001-112 -- 1570 W. Campbell Avenue Page 2 of 4 5)Stgn E Wa!!.$!gn~ Drive~,~:~ ,~'7': :5e ~,.~;~..~.,:..,~exempt~ 6) S~gn F W~l Emi ~ ~2,1~sq. ~ exempt , ~m t-~ , [ (approved) 7t S~ H Fr~st~dmg W~ 9~ sq 50 ~ ~ ]4 app o ed : : "'" ': ". .fl,: foOt:height: Total 127.5 sq. 100 sq. ft. ft.* * Total sign area proposed less exempt directional signs / shaded areas indicate signs previous approved by Community Development staff DISCUSSION Background: The Community Development Director has approved one wall sign, identification on an existing freestanding sign and various exempt directional signs on the current building as permitted by the sign ordinance. The Planning Commission approved a Modification (PLN 2000-158) to a previously approved Site Approval on November 28, 2000 allowing the construction of a single story commercial building at Kirkwood Plaza Shopping Center. No signage was approved in conjunction with this application, although conceptual wall signs were shown on the north and east elevations. The project site is located at the southwest coruer of West Campbell Avenue and South San Tomas Aquino Rd. The shopping center is surrounded by commercial uses to the north, commercial auto repair uses and multiple family residences to the south, and commercial uses to the west and east. Applicant's Proposal: The applicant, Mr. Alan Ford, on behalf of Walgreen's, is requesting approval of a Sign Exception (PLN 2001-112) to allow the installation of three (3) additional wall signs on the faqade of the new drugstore. The applicant is seeking approval of additional signing at this location in that the drugstore is a larger major tenant in the shopping center, the building is situated behind a Shell service station and retail pad building, and in that the business has frontages that face both West Campbell Avenue and South San Tomas Aquino Road. ANALYSIS Sign Proposal: The proposed wall signs would be mounted on the north and east elevation. Two proposed wall signs are on the north elevation identifying services (Drugstore and 1-HR Photo) provided in the business and the third wall sign is a script of the store name (Walgreen's) on the east elevation. The additional total sign area is approximately 76 square feet. The applicant is requesting that the Planning Commission grant the Sign Exception because the building has two Staff Report - Planning Commission Meeting of December 11, 2001 PLN 2001-112- 1570 W. Campbell Avenue Page 3 of 4 street frontages and is situated to the rear of buildings located along the street frontage. Due to the size of the building and its location in the shopping center, staff has determined that the business would not be adequately identified with one sign on the front elevation and identification on the multi-tenant freestanding sign. Design: The proposed wall signs are individual channel letters with the exception of the business name that is shown in a scripted channel cabinet. The sign designs are considered to be architecturally compatible with the building design and surrounding Shopping Center. Sign Requirements: Under Section 21.53.090(D) of the Sign Ordinance a commercial business is permitted one wall sign. Each business is permitted one square foot of sign area for each linear foot of business frontage, with a maximum sign area of 50 square feet and a minimum sign area of 20 square feet. Under these provisions, the applicant would be allowed one 50 square foot wall sign that must be architecturally compatible with the building and of a similar design as other businesses in the Shopping Center. One freestanding sign is permitted for each commercial center. The applicant's business is identified on a 9.3 square foot sign panel on an existing multi-tenant freestanding sign located along West Campbell Avenue. Sign Exceptions: The Planning Commission may authorize larger signs and additional signs when it determines the following: · 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 standards provided in the Sign Ordinance. The Commission has previously approved larger signs and smaller secondary signs for major tenants within shopping centers. These businesses include Nob Hill at Kirkwood Plaza, Safeway at Campbell Plaza, Whole Foods at Hamilton Plaza, and Walgreens at East Hamilton Avenue and South Winchester Blvd. Site and Architectural Review Committee: The Site and Architectural Review Committee reviewed the proposed project at its meeting of November 27, 2001 and is supportive of the proposed signing. Attachments: 1. Findings for Approval of File No. PLN 2001-112 2. Conditions of Approval for File No. PLN 2001-112 3. Exhibits (Approved and Proposed Signing) 4. Sign Exception Request Letter from Applicant 5. Location Map Staff Report - Planning Commission Meeting of December 11, 2001 PLN 2001-112 -- 1570 W. Campbell Avenue Page 4 of 4 Prepared by: ~F~~ ,~. Tim Haley, Asg'ociate Approved by: Planner Geoff I. Bradley, Senior Planner) / Attachment # 1 FINDINGS FOR APPROVAL OF FILE NO. PLN2001-112 SITE ADDRESS: 1570 West Campbell Avenue APPLICANT: Alan Ford - Walgreens DATE: December 11, 2001 Findings for Approval of a Sign Exception (PLN 2001-112) to allow the installation of three additional wall signs on new drugstore located at 1570 West Campbell Avenue The Planning Commission finds as follows with regard to File No. PLN 2001-112: 1. The proposed signs are architecturally compatible with the building in terms of style and design. Individual channel style letters have been used throughout Kirkwood Plaza. 2. The proposed sizes of the wall signs are proportional to the building frontages of 111 and 161 feet. o The site is unusually difficult to locate in comparison to similar uses due to the location of the building to the rear of the existing Shell service station and the retail pad building along San Tomas Aquino Rd. The business would not be adequately identified with only one wall sign due to the proximity of the building to the street frontage, its orientation to two street frontages, and the size of the building. Based on the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed wall signs are consistent with the purposes of the Sign Ordinance by preserving and improving the visual character of the community. The use for which the sign is to be erected would not be adequately identified and is unusually difficult to locate in comparison to similar uses without exceeding the standards of the Sign Ordinance. 3. The proposed signs will not be detrimental to the public welfare or persons in the neighborhood or the City as a whole and allows for reasonable business identification. Attachment 4/2 CONDITIONS OF APPROVAL FOR FILE NO. PLN 2001-112 SITE ADDRESS: 1570 West Campbell Avenue APPLICANT: Alan Ford - Walgreens DATE: December 11, 2001 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 of 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 items 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: Approved Plans: Approval is granted for an exception to the sign regulations to allow three additional wall signs on the building to be located at 1570 W. Campbell Avenue. Plans submitted for building permits shall substantially comply with the plans as submitted by the applicant, except as herein modified by the Planning Commission. The total sign area for both signs shall not exceed 76 square feet. Building Division: 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. PUBLIC WORKS DEPARTMENT No Public Works Department Conditions of Approval FIRE DEPARTMENT No Fire Department Conditions of Approval. Attachment #3 iI FABRICATE AND INSTALL 1WO(2} NEW FACES FOR EXISTING DOUBLE FACE ILLUMINATED TENANT SIGN AS PER DRAW1NG. * FACES TO BE LEXAN W1TH V1NYI_ ~3630 53 RED APPLIED. OPTION "C" 6'-6" (78")_ 6'-3" (75"') V.O. EXISTING D/F SCALE: 3/8"= 1'-0" Coordinator ApprovqJ WALGREENS #6585 CAMPBELL, CALIFORNIA 3/8"= 1'-0" lO-lO-Q1 Production Approvql FC-6662-01 .088D' Thlcknee~ of Ac~lit~ ~ ~f .177' Thickness) ~ Der. all of Splice In .1~7' 278-0 I~d Acr~llt~ Face Material 5/~" 5hip Lap Detail SpIIc~ D~tall of Trlmcap .063 Aluminum Returns--8" D:ep 1" Bronze Jewelite 1 Yz x 1 Fz Angle Iron & Eye Bolt as Lift Point .177 278-0 Acrylit~e SG Face 16mm Clear Red Neon France PB Series Transformer (30 MA) 90° Flex Connector (typical) 41/2" Tube 5uppor~ 'Mounting Assembly G-2 CuI Connector Channel Let~r Scrtl~ Mounte~t on I~lock (Typical) N.T.S. .125 Aluminum Backs ,, ~/ ' ~ S~andoff E.F.I.S. 'MountJng .1A-20 x 3/4" Trus w/a 1/4" Speed Nut (Flat) & a 1/4" Nut to Hold Tran~. / Runs Throug~ Ft~ Condu~ ~ Handy-Box and I out Back of Let~r through Nipple and Connect P~ll ~ Mounting ~o~ E.ffl.5 ~/2'~ All Th~d--l~' Dowel 5pacer w/9~6' d~. hok ~umlnum W~d ~ Foam ~ ~2' HoI~ ~h Wall for 5pacer a~ NI ~mad. LIn~ Attachment #4 Narrative For Walgreen' s Signage Request Walgreen's is requesting additional signage at their new location at 1570 W. Campbell Avenue. To this point, Walgreen's has been allowed one wall sign which is to be installed on the North elevation facing W. Campbell Avenue. The sign will read "Walgreen' s" and conforms fully to the city sign ordinance. The request for additional signage includes the following: A. An identical wall sign reading "Walgreen's" to be installed on the East elevation facing San lomas Aquino Rd. B. A secondary sign reading "Pharmacy" to be placed on the North elevation near the approved "Walgreen's" sign. C. A secondary sign reading ~'Photo" to be placed on the North elevation near the the approved "Walgreen' s" sign. There are several reasons why we feel strongly that this is a reasonable re- quest: 1. This large stand-alone building faces two major streets (West Campbell And San Tomas Aquino). One sign cannot adequately identify the location for both streets. 2. The building is situated well back from each street (approximately 200' and 150' respectively) and needs to be identified with more than one sign. 3. Other businesses in the immediate vicinity have more than one sign to create visibility for the location ( please see attached photos). Among them are Jack-in-the-Box, Video Maniacs, Downey Savings, a Seafood Bar and Nob Hill Foods, which has additional secondary copy announcing Deli, Floral, Bakery and Wells Fargo. In light of the above information, Walgreen's respectfully requests the Planning Commission to grant approval for these additional signs. Thank you ~ ~: / / / kocation Map ~ 570 W. Campboll Avonue Scale ~k~200~-~ ~2 ~"= soo' Sign Exception A summary sign proposal: Sign Type [ R~rdinance I Comment .......... l.?iscussion · , ~ ~ ~ ~:::' 2) Si~ "B" Wall si~ Wal~eens 41.4 one wall si~ second wall si~ Si~ing faci sq. fl. pemitted San Tomas [ I Aquino Rd. 3) Sign "C" Wall Sign Ph~acy 16.7 Exceeds number of I Minor I wall signs pemitted ] departments 4) Sign "D" Wall Sign 1 ~ photo I 18.6 Exceeds number of [ Minor / wall signs pemitted I depmm~nts * total sign area proposed less exempt signs/shaded areas indicate approved signs .o~ .c~%~ , Community D~lopmcnt Dcp~rtm~nt - C~rr~nt November 19, 2001 Re: PLN2001-112 - 1570 W. Campbell Avenue - Sign Request -- Walgreens Dear Applicant: Please be advised that the above-referenced application has been deemed complete and has been scheduled for the following meetings: Site and Architectural Review Committee Meeting Date: Tuesday, November 27, 2001 Time: 6:40 p.m. Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell Planning Commission Meeting Date: Tuesday, December 11, 2001 Time: 7:30 p.m. Location: City Hall Council Chambers, 70 N. First Street, Campbell Should you have any questions or comments, please do not hesitate to contact me at (408) 866- 2140. Sincerely, Tim J. Haley Associate Planner cc: Alan Ford (Applicant) 1290 Waterfall Way Concord, CA 94521 Kirkorian Enterprises (Property Owners) 16311 W. Campbell Avenue Campbell, CA 95008 Fluoresco Lighting & Sign (Sign Company) 1001 Carden Street San Leandro, CA 94577 70 ,North First Street - Campbell, California 95OO%1436 ~[:t. 408.866.2140 · F&X 408.866.8381 · [DD 4OS.866.2790 o©~ · CAy/~ · O~,CH A.?~O ' CITY oF CAMPBELL Community Development Department - Current Planning October 16, 2001 Mr. Alan Ford 1290 Waterfall Way Concord, CA 94521 RE: Walgreens PLN 2001-00112 Sign Application 1570 West Campbell Avenue The Planning Division has approved your signing request for a new wall sign, a new signing panel in the existing freestanding sign and various directional signs on the above referenced property. Two copies of the approved reviewed were returned to you at the planning counter. Prior to installing these signs, please obtain any necessary building and or electrical permits. If you wish to pursue additional sign approvals, a signing exception must be approved by the Planning Commission. The Planning Commission has the authority to approve larger, higher or more signs when it finds the following: 1. The use or uses for which the signs are to be erected would not be adequately identified; 2. The site is unusually difficult to locate in comparison to similar uses without exceeding standards provided in sign ordinance; or 3. The use is of such size and is so located in reference to surrounding uses and/or the traffic circulation system 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 principles and purposes of this Chapter. Please contact me at (408) 866-2144, if you wish to discuss the above approval or exception process. Sincerely, Tim Haley Associate Planner cc: Geoff Bradley, Senior Planner John Kirkorian, Kirkorian Enterprises, 1630 W. Campbell Ave. 70 North First Street · Campbell, California 95008-1436 · TEL 408.866.2 140 · F^X 408.866.838 I · TDD 408.866.2790 CITY OF CP2vtPBELL Community Development Department - Current Planning September 26, 2001 Mr. Alan Ford 1290 Waterfall Way Concord, CA 94521 Walgreens PLN 2001-00112 Sign Application 1570 West Campbell Avenue Dear Mr. Ford: The Planning Division has reviewed your sign application for various signs for Walgreens at Kirkwood Plaza Shopping Center. The proposed sign significant exceeds the area standards as well as the number of signs permitted under Campbell's sign ordinance. Additionally, a readerboard sign has been depicted as a part of the freestanding sign that requires Planning Commission approval. Commercial business are allow one wall sign with a maximum of 50 square feet in area and identification on a freestanding sign with a maximum sign area of 50 square feet and a height limit of 14 feet. Commercial properties and shopping ~enters are generally limited to one freestanding sign. A summary of your sign proposal follows: Sign Type Reading Size Sign Ordinance Comment 1) Sign "A" Wall sign Walgreens 53.4 sq. 50 sq. ft. too large ft. 2) Sign "B" Wall sign Walgreens 53.4 sq. one wall sign too larger and ft. permitted second wall sign 3) Sign "C" I Wall Sign pharmacy 16.7 Exceeds number of wall signs permitted 4) Sign "D" Wall Sign 1 hr photo 18.6 Exceeds number of wall signs permitted 5) Sign "E" Wall Sign Drive thru 11.2 Exceeds 6 ft. pharmacy area limitation for exempt ~ directional sign. 6) Sign"F" Wall Exit 1.8 sq. ft. exempt 70 North First Street Campbell, California 95008-1436 . TEL 408.866.2140 - F^X 408.866.8381 · TDD 408.866.2790 PLN 2001-112 1570 W. Campbell Avenue Page 2 7) Sign "G" Logo (interior) Logo 29.4 sq. exempt ft. 8) Sign "H" Freestanding Walgeens 91.3 sq. ft Exceeds height, open 24 36.5 sq. area and number hours ft. provisions of Drive thru the sign Pharmacy height 25 ordinance Now feet Open to Serve you 24 Hours Total 281 sq. ft. 100 sq. ft. The Planning Commission has the authority to approve larger, higher or more signs when it finds the following: 1. The use or uses for which the signs are to be erected would not be adequately identified; 2. The site is unusually difficult to locate in comparison to similar uses without exceeding standards provided in sign ordinance; or 3. The use is of such size and is so located in reference to surrounding uses and/or the traffic circulation system that a larger, higher or temporary off-site directional sign, or longer time period would best serve the public welfare and-~rould be in keeping with the principles and purposes of this Chapter. The Community Development Director is not supportive of a signing exception as submitted. The number, size and type of signing is found to be excessive for this business and this location. Consequently, it is recommended that a revised sign proposal be submitted. The proposal to add another freestanding sign along this street frontage is not supported. Additionally, freestanding sign as proposed is not found to be architectural compatible, is considered excessive in area and height, and includes a reader board. Please contact me at (408) 866-2144, to schedule a meeting to discuss a revised signing proposal. Sincerely, Tim Haley Associate Planner CCi GeoffBradley, Senior Planner John Kirkorian, Kirkorian Enterprises, 1630 W. Campbell Ave. ?0 North Fb'st Str~t, Can~bell. Cal~ornia 95008 (408~ 856-2140 ADDRESS: crrv/sTAm ~.*~ ~. CA rvv~. o~ ~usn~ss: i~,~,-. TELEPHONE: (. ) ZIP: ZONING: APPLICANT: TELEPHONE: (c~;~,) C,t~?__ 0DS 4- ZIP:_ q,4.~zt. TELEPHONE: ADDKESS: [~;C.~, C.o~,% c~.~. TELEPHONE: In accordance with Sec:ions 21.53.030 and 21.53.1 I0 of the City of Campbell Municipal Cod,-, the undersigned hereby makes application for approval of the attached sign plans and agrees to abide by the Sign Regulations of the City and the Conditions of Approval for this application. Applicant's Signature Date Date Approved as Presented: Conditionally Approved: FOR OFFICE USE ONLY ["-[ Denied: by: for Community Development DL-ector Date Rvsd. 7128/00 To: City Clerk Please collect and receipt For the following monies. ITEM Address: /4/,~ C~v~ '~ AMOUNT 1. Maior. A. 5+ acres- General Plan Amendment 6,045.00 Zone Change 6,045.00 Planned Development Permit 6,045.00 EIR Review 6,045.00 B. 1-5acres- General Plan Amendment 5,030.00 Zone Change 5,030.00 Planned Development Permit 5,030.00 EIR Review 5,030.00 C. 0-1 acre General Plan Amendment 3,650.00 Zone Change 3,650.00 Planned Development Permit 3,650.00 EIR Review 3,650.00 Minor: A. Subdivision Map (5+ lots) 3,650.00 Site and Architectural 10,000+ square feet 2,440.00 Tentative Parcel Map (4<lots) 2,440.00 Site and Amhitectural 0-10,000 square feet 1,760.00 Variance (non-residential) 1,760.00 Text Amendments 1,760.00 Use Permit 1,760.00 Miscellaneous A. Variance (residential) 1,100.00 Modifications of Approval 1,100.00 Modification PD Permit 1,100.00 Reinstatements 1,100.00 Revised Development Schedule 1,100.00 Extensions of Time 1,100.00 Site and Architectural (residential/each house) 136.00 Minor Modifications to Side Yard Setback (residential) 136.00 Signs (each sign) 136.00 Sign Program 520.00 Fence Exception 135.00 Promotional Events 136.00 Appeals 100.00 Other: Maps (Black &White) Maps (Color)-If Available General Plan Text (Until 2001 Update Adopted) General Plan Text (After 2001 Update Adopted) Copies (per page) Refundable Deposit - Account 2203 Fire Department Review - Account 01.303.4241 · Architectural Approval · Project Plan Review Subdivision Park Impact Fee - Account 295.535.4920 Tree Replacement In-Lieu Fees - Account I01.701.4971 10.00 70.00 19.00 45.00 1.00 1a pg/.10pp add'l Amount Varies 58.25 174.75 $116.75+$10 per lot Amount Varies Amount Varies For City Clerk Only: Receipt No.: / ~'~ 7~ ~ Amo~tPaid: __'Ol~'l~ sEP 2 q 2001 Recei ed by: C~ , - Date: Exception for Major Projects: It is anticipated that thc application processing costs of selected major projecm will si~ificantly exceed the above fees. In these cases, thc Communi~ Development Director ma7 collect a deposit and charge ac~al time to process the applications based u~n cu~ent hourly rates. Note: Adopted on 5/1/01 by Campbell City Council Resolution No. 9851, effective 7/1/01. 3'-9 3/8" ,,~- 3/8" Lap Joi~t j No. 8/~ ~ '~ Metal S. .0885' Thtckne,~ of Acrylite (Half of .1~ ~ickne~¢) ~ronze P~il ~ Splice In ~ 1" Overlap Face M~al 3/8" 5hip ~p D~all Splice D~all of Trimcap .177" 278-0 Red Acrylite Face " w/Bronze Jewelite ' Sheet Metal Screw Bronze Jewelite Jewelite 1" Bronze Jewelite .063 Aluminum Returns--8" D~ep .125 Aluminum Backs Standoff 1 ~ x 1 ~ Angle Iron & Eye Bolt as Lift Point .177 278-0 Red_ Acrylite SG Face~, 15mm Clear Red Neon France PBKM-5 Series Transformer (30 MA) 90° Flex Cond~ Connector (typical) 4 112" Tube Support 'Mounting Bolt'~ Assembly G-2 Cup Neon Connector i / Channel Letter 5cri~ Mounted on Block (Typical) N.T.5, ~3/4" Plywood ,14-20 x 3/4" Truss Head B w/a 1/4" Speed Nut (Flat) & a 1/4" Nut to Hold Trans. "Mounting Bolt" Provtded by Fluore~co g Runs Through. Flex Conduit to Handy-Box and out Back of Letter through Nipple and Connector Detail Of Mounting Bolt wall (~ovlded by Fluore~co) .~/4" n~,~oa ~ / 314 Pl~vood \ 1 llllillllll ~L) I r l Foam and 1~2 Hob ~rough Wall for ~pac~ an~ All ~ad. LIn~ Inside of Ho ~ w~h ~lllcone 26' (~CrlFt) 26' 11'-2" PH ARMACY Elevation of Moalflem · .003 Aluminum 41/2" Tube 1" Bronze I~eturne--8" Deep . ~/upport Jewell~ / \ / .177 276-0 Red Acryllte 5G Face ". ,125 Aluminum Backe Standoff 3/4" dia. x 2 5/8" UHMW Dowel Spacer w/5/10" dia. hole 1/4"~ AI.I Thread--12" Long / / / 15mm Clear Red Neon France PBKM-D1 , E.F.I.S. 3/4" Plywood Wall Stud or ~ "Rlvnut" for I-Beam Seriee Traneformer 1/4' Thread (30 MA)__ ,, , x 3/4" Truee Head Bolt .~oo FI~ co.,~u~, d"'- o I~'--'~-- Connector (typlcail~ 0 ~ w/a 1/4" Speed Nut (Flat) 'Mountlng Bolt' 1/4" Nut to Hold Trane. Aeeembly Provided by Fluoreeco Conduit to Handy-15ox and out Back of Letter through Nipple amd Connector . 1/4"g All Thread--12" Long ~/4 dla. x2 ~' UH~W ~,:,.,el I ."'"=~-1111111111111% - ~'. ~,~"eo~u~"~,,~ I / ' ~'-'~11111 ~ ! ~rl~ Run~ Through Fl~x · ffixed ~ L~r Back ~ '~ ~ ~ ~ , L~ter Foam an~ 1/4 Hole ~rough Wall Fender (~) Channel Lett, er Script Mount~.~j OM Block (T~piCal) N.T.5. Spacer a.d Ali ~h~,ad. LI,e 1/4"' Thread Inelde of Hole with 511loone 12'-5 114" 1 R PHOTo Elevation of Modlflere 1" BI'OMZ¢ Jewelite .177 278-0 Red Acrylite SG Face 15mm Clear Red Neon France PBKM-51 Serlee Traneformer (30 MA) 90° Flex Conduit Connector (typical) .063 Aluminum Returne--8" Pc.e? 41/2" Tube .125 Aluminum Backe 3/4" dia. x 2 B/8" UHMW Dowel Spacer w/5/16" dia. hole ldo~ 1/4"0 All Thread--12" Long E.EI.S. Wall Stud or "Rivnut" for I-Beam 1/4' Thread x 3/4" Truce Head BOlt w/a 1/4" Speed Nut (Flat) ' & a 1/4' Nut to Hold Trane.' 3/4" Plywood ~ ,Miunting l~olt, G,2 Cup Neon Connector Wiring Rune Through Flex Conduit to Handy-Box and out Back of Letter through NIpple and Connector (~) Channel Let't~r Script Mounted on Block CTyplcal) N .T,S. . 1/4" ~ All Thread-12" Long ~ 3/4 dia. x 2 5./.&' UHMW Powel I il/lllllllllll% .- ~' 13~6 dla x ~/5' Hole through ~ · L~r Foam a~ 1/4 Holo ~ugh Wall Fender Waeher for for 5pa~r and ~ad. Line 1/4' ~reaa ine~m ~ Hole ~:h Silicone 1/51HF, EIF5 DRIVE 15'-7" THRU PHARMACY EEwatlon of Modiflem .1"/7 27/5-0 ~ Ac~l~ 5G Face 'FJvnut,' for 1/4,' Th mad 15mm P-,~d Neon 1" Bronz~ .040 Aluminum 012~ Aluminum Backs F~nder Washer for 1/4-' Thread 'Mount, lng Bolt,' Frovla~l by Fluon~co dia. x 2 5//5" UHblW Dowel 5pa~r w/5/10" dia. hOleTransformer 1/4," ~' All Thread --12" Lone Flox Conduit o Transformer Box 13/4." Tube 5up~rt EI-.I.5. 3/4," Plywood ~Jr'JMg J~UMe Through Fl~x Conduit 'co Handy-Box and out, Back of L~-r.t,~r t,hrough Nipple and Connector Channel Let'~r 5criFI; Mounted on I~lock (Typical) N.T.5. . 1/4:".~ All Thread--12" Long 3/4 dla. x 2 5/.8,' UHMW Dowel sp, c~r ~,/s/~o ~la. ho~, / ~, ~JJJJJJJJJ \\' I -- J ~'~ ~1/4 N~ ~ack ~ / 13/1~' al~ x ~/~" Hol~ =hr~h ~ . L~ Foam aha 1/4 Hole ~roueh Wall F~naer Waeher ~o~ in~iae ~ Hole ~h Silicone 2'-4 318" sv© E IT El~vation of Modiflem .17"/Z'/~-O Acr~dllt~ 5G Face. 'l~lv~ut" for I/4' Thread 15nlm, ~ I/eon Jewellt~ .040 Aluminum P-.~urne--5' D~ .125 Aluminum I~acke lender Waeh~ for 1/4' Thread 'Mounting Dolt' ~,eembl¥ Provided by Fluoreeco ~ 1/4" ~ All ~ mad 3/4" dia. x 2 5/~" UHMW D~¢I --12" Long Spacer w~/16" dia. hol~mn~former ~lng Flex Conduit Traneformer I~ox 13/4" Tub· Support, E.F'.I.5. 3/4" Plywood .1 I TRASH COMPACTOR ENCLOSER NORTH ELEVATION (FA.CING CAMPBELL AVE.) SCALE: ~. 1~"X"12' STATE/fILE APPLIED (THIN SET) TO · PLY~tOOD'SHEATHING (FAC[ TO ~ FLUSH,VRTH FACE DRAW~NG~pE~TION~BY: . . ~.:.~,.. CEMENT ~ .FINCH ~ ' . .. TO~ ~. SEE SHE~ F6~ ~O C6.5. ~T USED W~GREEN ~ON ~ ~0~. SEE ~L OH ST~NG ~ ~F (PRE ~ED M~ SURF~E) ~V~IZEO ~O PNmED, ~E ~ S~WN ON '1 BUILDING ~ ~ [ I 2e'-8 1/2' W~GREENS SC~T SCN ' 55.8 S,F, ~1 DRIVE-UP ~NDOW SOUTH ELEVATION WITH DRIVE-UP WINDOW TRASH COMPACTOR ENCLOSER SCALE: 1/8"=.1 '-0" 'B FACING SAN TOMAS AQUINO RD. ) "L SCALE: MEDIUM CHANNEL LET~ RS. PRE~FtNISHRED SPECIFICATION: PROVIDE (1) 15 AMP' M~AL, O~LR~K BRONZE ALUMINUM F1LLE . CIRCUIT. ON TIMER :FOR EACH SIGN. BACKS OF LL~ ,t25 ALUMINUM WINDOW SIGN iNSTALLATION DETAILS CEILING STRUCTURE AS UHO~TRUEIV[LY AS eOSS~L[. I WINDOW ELEVATION .... EXTERIOR SIGN : ' ' R~) Pt~XIGLAS ~2793 }'ACE' SIC~ · ' .:- .:. Rows 'TR~SrOm~R cowee !LEngtH :? aEo CASE ~ ~oM ~ ~ ~ ;Ix ~LOCKIN~ I~ USED. BLOCKING. - OUT~TO--OUT DIMENSION IS EOUN_ TO ' ' '-~ XI~ -' ' ... /~ ~ . (T) s~. suPeD~s - C~.E"AL ~___~.~ :(:~ C~ ,[O NZO" ~UeE ON "~0 - J~ '1~'~'~ 'STUD TYPE. ~ING, OCCURS. BACK Sl~.' ~ 12~ .~'-ue'ureuM. OF W~' SHALL REMAIN OPEN .UNTIL AIL - ~ m .~ WALL e~ S~ACER tl'O HOLD EDGES · =;~/.= = .~ . ,Ri~-E~ENC[: 5PEClltlCA/IONS ON 1HIS SH[L'T. OF SIO. 1, :' : "' :''' :"'" I~II~J'w~I.L ~iG.' ~ IlRA~FORMEt~ 14 LE-r~Rs WHERE ~PEC~IE.0, ~TOR SHALL BE ~:SpONS~L~ FOR ~) TR~'Om~ENS - RL'I~OTE V~ERE SP~CInED. i ' ' · LO~ATION AND:INSTALLATION.TI~ WAIL.. '' ~ .... - . 'COMPR~..qoN ~ TO PROTECT E.LF.~. NOTE" Pm~V~E COf~[NSAT~N I:~P O~JNS AT ...... m ~'!TI~-~i0~":~L:.~:'T .' . ' · COMPATIBLE WITH TH~ MATERL&LS ,THEY F~OR~P~N W~..~....: . . :' .' .,~-.:' - .~ ' COmACT, CONSULT ~ 3/~S':'pL[X . -'::; :~ ' ' "~", .". ~ 5~LAmS: .... ' ' ~11 ~.+====~=~ :~: I ' :~A~E~ ~OaPUT^~O.S .FOR SCmPT S~GNS ' ': :T~'PICAL ';ECTION THROUGH SIGN " 37 .~ !'-0" ,., --,, :;':, - · '.;. ,.. .sm sPEC~CAT~oN ' ' '.' -'.',:' '... % :~£~L ~ SH.LU ' ~'S~. CO..aC~Oe , -'- ::y A. THI~ CONTRACTOR'SHNJ. COORDINATE ALL WORK. NOtiFY ELECTRICAL ' K. FOCLOW 0~AWINGS & SPill, CATIONS .0~ StC.,NS AND USE TEMPLATE~ .... '- CONTR~CTOR & SIGN' CO~0R AS SOON AS PO$SIBU[ AFTER THC OI~ .~PPROV[D DIUF-~, CO~rTOURS, SHAPE5 NqD W~H ELEC1RtCAL '~ :.;' - ~ .*. SIC, N* WAIL' OR STRUC1URE J~ IN Pt.~CE. GENERAL CONTRACTOR' COMPONENTS d~ CAPACITIES AS .SPECIFIED. SHALL NOT -CLOSE. UP TH[ 8ACK SIDE OF ~N.L UN~IL ELT[CTRIO-q. CONT~OR & S~N .CONTRACTOR HAVE COUPL~n THEkR WORK. : B. SIGN CON~TOR ~ FURNISH FOUR b~S OF 5HOP DRAWINGS TO ·: . - tWU.OREEN~ FACILITIES PLANNING DEPARIMENT FOR RE%qEW - : '"': ~P~ROVAL"PRIOR TO F~.BRICATION. ?;.x " B. cONc~q*ED SION SUPPORTS: GENERN. ~ONTRACTOR SNALL PRO~0~ '-" '-' CONCEALED CONT~ WOI~IANtZED SIRUC~URAL GRADE WOO0 SiGN SUPPORTS WHERE S/U0-GN R~,~I~R TYPE FRN~NG OCCURS. C. SION CO~1R,~CTOR SH~LL CONSTRUCT S~ON m COtaPIJANC[ WnH NJ. ~PLhT.~tE CODES ~ND OROINN~CES. AND ACCORD~qO TO I. WHI~RE SCRIPT SIGNS.ARE SHOWN. P~OVIOE 2 CONCEAt~D UNDER--RS LABORATORIES SPECTIFCA~IONS AND 10 B~ U.L I~J~[L~. ~IGN CONTRACTOR SHA~L OBTAJN AU. ~'TATE AND MUNICIPAL ~,..: . ,.. :-.~: .- S~NS UP ~O 20'-B 314". SCFU~*'S~NS OVER'20~-8 3/4". pIm~mS.NEC~'~ ~0 .~T~d. S~N(S~ .,'PROVlO~ 2 C0~CEALED .2 X'B MEUI~RS AT TOP AND BOTTOM SI~N INST,qJ. ATI0~I 'AT BU~ FA~ WORK Ef ~ CONTRACT0~ ':~' ': * 2. W~ER£ .~)X iSIGN$ AR~, SHOWN, pf~ 2 C0NCFuN~*B 'A. SIGN C0~TOR SHN..L' ESTABLISH CENTER LING OF S1~ WN.L. ' -~' X S .MEMBERS AT TOP 'AND:8OTTOM OF. SIGNS. . MF.~URE LOCATION OF EACH £LEC~ L,~ FROM THE C~NTER · ::: . ' 3, WHERE IN~VIDU~L Lr"~R SIGNS N~E SHOWN. PROVIOE 2 O~"I~M~D. 'PROVIOE 1/2"' GN-VANIZED CONDUIT AN0 HOUSING THROUGH - · , ' -. CONCF~D 2 X 6 MEMBERS TOP AN0 I~OTTOM OF SIGNS. 1 $/4' (~OUND H0~$. LET THRE.~E0 CONOIJIT PROJECT THROUGH · · ... .... .'. ..... · · . . - w~Z.L ~ ~/z". . -- ' ' . *"-~;-tr~:CIRI~AL 'CONTR~TOR: -' -: ' ' ___..__'pANEL -:.- B.S GN CONTRACTOR SHALL PROVIDE A 04SCONNECT SWITCH ON EXTERIOR · - ' · :,... ~:-.~;tH~s c0m-e,~cm~ ~ pRO,Or ONE ~ [LEC~R~L:.. '. -, *- O~' S~N FOR ~ cecurr zo coM~.Y vm~ STATE ~ND. LOOM. CELL ' ~.~' '.' ". *.", I .'/' ' 'AND FEEDS TO'THE'BACK SiDE O~' ~ N.L. ~ ' ' X--: :· ';*: ! COOLS.:.- EACH SIGN SHALL BE.ACTIVATLrD 8Y ~ PHOTO : ' .- · '.:~'-¥1 **.~' ALONG:BACK:SlDI~'~' S~;N .~ALL - PI~OVI0~'.JUNCT~I~_80)~SLL . . ..; ' . CONIRACTOR TO FURNISH.PHOTO CELL, TIME SWITCH, AND MANUAL ': · :.:'- '~"~. I ....... ::mwlDE CON0Ua~H0USINO,~mOUO"'.V/ALU ,,~. E~cC~ . .. , . .... -. ..-,:,~ ..... . . . .~ - ' " ' '?"~ I '~ ' :.'_S[R~£. cAP~cm£$.~o CtRcUns AS sHO~N ON £LECT[a .' .::.' ~..,. . ~. . · ~'. ..=..';." '?:jORAVaN~S, .?'.~;'::'-i:. :?:~ .* v',~: .: .: : ....... .::.:~ · ,. :- .'. ,. . . · ... ; ..... '~." ~,~.?,k~:,~lm ..... ' ' ' ' : . '" ' ' ' ' . - ' ) ILLUMINATED SIGN. ! WINDOW SECTION LINE OF CEIUNO TO BE LOCATE0 i 12" ABOVE WINDOW OPENIN~ I. I FOR REFERENCE ()ENT~NCE TOWER NEON SIGN DETAILS NOTE: Ma~'UFACTUR~ :MqO IN~TALL ENTRY .WAY W~JLL GRAPHIC~ FOR · ' ENTRANCE lOWER. ~ ~& ~ ~ ~ 1~-36 '~' ~RF~ ~P~D ~ ~H O~ BLUE ~ ~ ~ ~ ~( RED ~, ~ RE~D ~.~R~' H~G.. ~OE' C~D ENTRANCE TOWER NEON DETAIL 1/2' -- $'-0' _: T/__o._ i___ :__ : T~ T FINISHED CEILING ~L~ OPE*INGS ,_L~OUT /'l"-°'C. ~l' u '" VERIFY 'THAT FINISHED ~ mUENS~ ARE BASED : WORK '~ESPON$1BILI'~- -' ': 'i": ': . , . : . - , ... 'N:L ~E~X~ERIOR'BUILD~NO' SIGNS .~L ~ ~U~[O '.. ~ WST~ BY W~O~EE~ ~. ~O~T~,. :.'.:"~ - ~ ~[~ RE~D '~K I~U~N~'S~N :~PP0~ ~D ~E~RI~ ~ .SUPPLY : S~ ~ 'P[R S~N : SP~C~CA~NS - THIS SHE~?7.~' ~ -" ' '*" ~L ~ CONNE~IO~ ~[ ~ SIGN C~T~.