Sign Program - 2004October 26, 2004
Russ Gamble, Architect
P.O. Box 482
Los Gatos, CA 95031
Re: PLN2004-68 - 90-180 N. San Tomas Plaza -- Master Sign Plan and Sign Exception
Dear Applicant:
Please be advised that at its meeting of October 26, 2004, the Planning Commission adopted
Resolution No. 3596 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, November 5, 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.
::77
Tim J. Haley
Associate Planner
Cc: Ed Arango, Public Works
Frank Mills, Building
Chris Veargason, County Fire
AI-Mor (Property Owners)
888 N. First Street, Suite A
San Jose, CA 95112
RESOLUTION NO. 3596
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A MASTER SIGN PLAN AND
SIGN EXCEPTION (PLN2004-68) FOR THE SAN TOMAS PLAZA
SHOPPING CENTER ON PROPERTY OWNED BY AL-MOR
LOCATED AT 90-180 N. SAN TOMAS AQUINO ROAD IN A C-I-S
(NEIGHBORHOOD COMMERCIAL) ZONING DISTRICT.
APPLICATION OF MR. RUSS GAMBLE, ON BEHALF OF AL-MOR.
FILE NO.: PLN2004-68,
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 PLN2004-68:
I. The proposed freestanding multi-tenant signs are warranted due to the two street frontages of
the shopping center. The freestanding signs design, height and areas are consistent with the
standards of the Sign Ordinance.
2. The proposed entry wall signs of 28 square feet each provide identification for the shopping
center. The signs are compatible to the architecture of the shopping center and are so located
to provide reasonable identification to the shopping center.
3. There shall be smaller pedestrian signs to help pedestrian better navigate around the shopping
center. The signs would be a maximum of 2.3 square feet. non-illuminated and are designed
to be with the shopping center.
4, The applicant is proposing two types of individual channel letter signs for minor and major
tenants to accommodate different types of signing situations within the shopping center. The
sign areas are consistent with the standards of the Sign Ordinance.
5, The proposed Master Signing program allows signs that are architectural compatible and
provide a consistent signing format throughout the shopping center.
6. Tenants would be allowed to pick the size, color, and arrangement of the letters/logos of their
sign, within the parameters of the Master Sign Plan.
7. 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:
I. The use or uses for which the signs are to be erected would not be adequately identified with
a sign exception,
Planning Commission Resolution No, 3596
PLN2004-68 - 90-180 N. San Tomas Aquino Road - Master Sign Plan and Sign Exception
Page 2
2. The shopping center uses are of such size and are located in reference to surrounding uses
and the traffic circulation system that 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.
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 (PLN2004-68) for the San Tomas Plaza Shopping Center on
property owned by Al-Mor located at 90-180 N. San Tomas Aquino Road in a C-I-S
(Neighborhood Commercial) Zoning District.
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.
Planning Commission Resolution No. 3596
PLN2004-68 - 90-180 N. San Tomas Aquino Road- Master Sign Plan and Sign Exception
Page 3
COMMUNITY DEVELOPMENT DEPARTMENT
Planninl!: Division
1. Aooroved Plans: Approval is granted for a Master Sign Plan and Sign Exception for the san
Tomas Plaza Shopping Center located at 90-180 N. San Tomas Aquino Rd, 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 revised June 24, 2004 and prepared by Russell Gamble.
b. San Tomas Plaza 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.
3, Sign Maintenance: The signs shall be maintained in good condition at all times and shall be
repaired or replaced as necessary.
4. 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.
5. 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 26th day of October, 2004, by the following roll call vote:
AYES:
Commissioners:
Doorley, Francois, Gibbons, Hernandez, Rocha and
Roseberry
None
Alderete
None
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
APPROVED:
ATTEST:
,~~
Sharon Fierro, Secretary
CITY OF CAMPBELL' PLANNING COMMISSION
Staff Report. October 26, 2004
PLN2004-68
Gamble, R.
Public Hearing to consider the application of Mr. Russ Gamble, on behalf
of AI-Mor for a Master Sign Plan and Sign Exception (PLN2004-68) for the
San Tomas Plaza Shopping Center on property owned by AI-Mor located at
90-180 N. San Tomas Aquino Road in a C-I-S (Neighborhood
Commercial) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
I. Adopt a Resolution, incorporating the attached findings, approving a Master Sign Plan and
Sign Exception (PLN2004-68) for the San Tomas Plaza 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 II of the California Environmental Quality Act (CEQA), pertaining
to the construction or placement of on-premise signs.
DISCUSSION
Applicant's Proposal: The applicant is requesting approval ofa Sign Program for the San Tomas
Plaza Shopping Center located at the northeast comer of West Campbell Avenue and North San
Tomas Aquino Road (90-180 N. San Tomas Aquino Road). The Planning Commission in
conjunction with its approval of the Site and Architectural Approval Permit that allowed the
remodel of the shopping center required the submittal of an application for a Sign Program.
This application is being referred to the Planning Commission in that the proposed program
allows two freestanding signs, two wall mounted signs for the shopping center, two wall signs
for comer tenants and miscellaneous pedestrian signs over the arcade portions of the shopping
center in excess of signing that could typically can be approved by the Community Development
Director.
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 sign program would also
allow the individual tenants to personalize their sign to reflect their individual business identity
via colors while still complying with the master sign plan. The applicant's proposal includes the
following:
· Removal of the existing non-conforming freestanding monument sign and its replacement
with two smaller conforming multi-tenat freestanding signs. One sign on is proposed along
the West Campbell Avenue frontage and the other sign is proposed along North San Tomas
Aquino Road within the median of the main driveway;
Staff Report - Planning Commission Meeting of October 26, 2004
PLN2004-68 - 90-180 N. San Tomas Aquino Road
Pa~e 2
. Provision of smaller pedestrian signs of over the arcade and walkways on the interior of the
shopping center;
. Provision of two low screen walls at the shopping center driveway on North San Tomas
Aquino Road with identification of the shopping center reading 'San Tomas Plaza'; and
. Replacement of most of the individual tenant signs with individual channel letter signs for
each tenant with the signs ranging in area from 20 to 50 square feet.
Background:
The current signs at the shopping center have been approved individually over the past 30 years.
This has resulted in a variety of signs without a consistent signing format. Additionally, the
existing multi-tenant sign freestanding sign exceeds both height and area standards of the current
Sign Ordinance.
ANALYSIS
Sign Requirements: The existing monument sign is considered a legal non-conforming signs
under the City's Sign Ordinance due to the height and size. 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.
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
b. The site is unusually difficult to locate in comparison to similar uses without exceeding the
sign standards; or
c. 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.
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.
b. 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.
c. 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.
d. That the location and design of the proposed signs do not obscure from view or unduly
detract from existing or adjacent signs.
Staff Report - Planning Commission Meeting of October 26,2004
PLN2004-68 - 90-180 N. San Tomas Aquino Road
Page 3
e. 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.
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.
Individual Tenant Wall Sif!ns: The applicant is proposing tenant signs with individual block
channel letters and logos with five inch depths and bronze returns. The proposed signs will be
located on the stucco fascia or on the tile accent fields over the entry towers. The proposed sign
areas will be based upon the linear frontage of the business with sign areas of 20 to 50 square
feet. These sign areas are consistent with the standards of the Sign Ordinance. Comer tenants
adjacent to the streets and the pad building in the parking area would be permitted two wall signs
due to their multiple street exposures.
Freestandinf! Monument Sif!ns: The eXisting nonconforming freestanding sign on West
Campbell Avenue will be removed and replaced with two multi-tenant freestanding signs. The
proposed freestanding monuments signs will accommodate six major tenants and will be located
on each street frontage. The design of the sign incorporates building materials and architectural
styles so that it complements the remodeled shopping center. The sign area and height is
consistent with the standards of the Sign Ordinance.
Entrv Wall Sif!ns: The applicant is proposing two low entry walls with signage identifying the
shopping center to frame the main driveway on North San Tomas Aquino Road. These signs are
shown as individual metal letters with a 28 square foot sign area.
Pedestrian Sif!ns: The shopping center remodel has created covered pedestrian arcade
throughout the shopping center. The sign program proposes the installation of 2.3 square foot
under-soffit signs to assist pedestrian in identifying businesses from the arcade.
I) Wall signs- Tenant Names 20 -50 sq. ft. One wall sign Corner tenants would
Individual pennitted be allowed two wall
tenants- signs
Channel Letters
2) Two Major tenants 32.5 sq. ft. One sign Two signs are
Freestanding (limited to 6 14 foot height pennitted per proposed for the two
Signs tenants) shopping street frontages of the
center sho in center
3) Two Entry San Tomas 28 sq. ft. each Shopping
Wall Signs Plaza centers are
restricted to
one
freestanding
51 n.
4) Pedestrian Tenants 2.3 sq. ft. No provision
Arcade Signs each mSlgn
ordinance
Staff Report - Planning Conlmission Meeting of October 26, 2004
PLN2004-68 - 90-180 N. San Tomas Aquino Road
Page 4
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed this application at the meetings on June 22, 2004 and October 12, 2004. The
Committee was supportive of the project as presented.
Attachments:
1. Findings for Approval of File No. PLN2004-68
2. Conditions of Approval for File No. PLN2004-68
3. San Tomas Plaza Shopping Center Master Sign Plan
4. Master Sign Program
5. Photos of existing Freestanding Sign and Shopping Center
6. Location Map
~
Prepared by: \ ..:--.. \~
Tim Haley, Ass late Planner
Approved by'
October 15, 2004
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Planning Commission of the City of Campbell has set the time of
7:30 p.m., or shortly thereafter, on Tuesday, October 26, 2004, in the City Hall Council
Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the
application of Mr. Russ Gamble, on behalf of AI-Mor for a Master Sign Plan and Sign Exception
(PLN2004-68) for the San Tomas Plaza Shopping Center on property owned by AI-Mor located
at 90-180 N. San Tomas Aquino Road in a C-I-S (Neighborhood Commercial) Zoning District.
Staff is recommending that this project be deemed Categorically Exempt under CEQA.
Interested persons may appear and be heard at this hearing. Please be advised that if you
challenge the nature of the above project in court, you may be limited to raising only those issues
you or someone else raised at the Public Hearing described in this Notice, or in written
correspondence delivered to the City of Campbell Planning Commission at, or prior to, the
Public Hearing. Questions may be addressed to the Community Development Department at
(408) 866-2140.
Decisions of the Planning Commission may be appealed to the City Council. Appeals must be
submitted to the City Clerk in writing within 10 calendar days of an action by the Commission.
In compliance with the Americans with Disabilities Act, listening assistive devices are available
for all meetings held in the Council Chambers. If you require accommodation, please contact the
Community Development Department at (408) 866-2140, at least one week in advance of the
meeting.
PLANNING COMMISSION
CITY OF CAMPBELL
SHARON FIERRO
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. PLN2004-68
Addresses: 90-180 N. San Tomas Aquino Road
October 5, 2004
Re: PLN2004-68 - 90-128 N. San Tomas Aquino Road
Sign Program and Sign Exception - San Tomas Plaza Shopping Center.
Dear Applicant:
Please be advised that the above-referenced application has been scheduled for the following
meeting(s):
Site and Architectural Review Committee Meeting
Date: Tuesday, October 12,2004
Time: 5:35 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, October 26, 2004
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.
TimJ.Haley
Associate Planner
cc: Russell A. Gamble, Architect (Applicant)
P.O. Box 482
Los Gatos, CA 95031
AI-Mor (Property Owner)
888 N. First Street, Suite A
San Jose, CA 95112
August 25, 2004
CUrrent Planning, ATl'N Tim Haley
Corrmuni ty Development Department
City of Campbell
70 No. First St.
Campbell, CA 95008
RE: Resubmi ttal of Sign Application # PLN 2004-68
Dear Tim:
Please find attached the revised sign proposal for San Tomas Plaza. The particular
items address from the 6/24/04 letter are:
1. Enclosed is the additional application fee of $1650.00
2. The small signs facing the residential areas at the NE corner
have been deleted
3. The monument signs have been reconfigured to provide a 5' -0"
high open area at the base for visual sight line improvement
4. Signs for primary tenants have been shown as their logos represent
5. Sign placement has been reduced to two locations: on the soffit
for secondary tenants and on the towers for primary tenants
6. Major tenants have been called out on the monuments sign with their
individual company logos
If you have any questions, please do not hesitate to call me at (408)866-6543.
. .
CC: Al-Mor
June 24, 2004
Russ Gamble
P.O. Box 482
Los Gatos, CA 95031
Re: Sign Application File No.: PLN 2004-68
90 -128 N. San Tomas Aquino Rd.
Dear Russ:
As a result of the Site and Architectural Review Committee discussion the issue of a sign
program for the San Tomas Plaza Shopping Center was continued to the July 13,2004 meeting.
The following items need to be addressed with the revised submittal:
1. The application needs to be processed as a Sign Exception application in that more signs
are proposed than would be permitted under the Sign Ordinance. An additional
application fee of $1650.00 is required.
2. The Committee had concerns regarding two wall signs for the tenants at the rear of the
shopping center that face residential uses.
3. The visibility around the freestanding sign in the median along the San Tomas Aquino
Rd. frontage was expressed.
4. Actual signs need to be shown when possible versus black boxed areas. The Dollar Store,
Long's Drugs and others if possible.
5. There was too much variation in sign placement on the building. To enhance consistency
placements should be limited to two variations on the building
6. Major tenants were not called out. It would be helpful to depict major tenants on the
freestanding sign.
If you should have any questions, please do not hesitate to contact me at (408) 866-2144.
Sincerely
Tim J. Haley
Associate Planner
cc: Geoff Bradley, Senior Planner
AI-Mor, 888 N. First Street, Suite A, San Jose, CA 95112