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Sign - Sugar Butter Flour - 2008CITY OF CAMPBELL Community Development Department April 28, 2008 Ms. Jonel Porta Equity Office 1740 Technology Drive, #150 San Jose, CA 95110 Re: PLN2008-23 - 1875 S. Bascom Avenue, Unit 152 - Modification to Master Sign Plan Dear Applicant: Please be advised that at its meeting of April 22, 2008, the Planning Commission adopted Resolution No. 3884 granting a Modification (PLN2008-23) to a Master Sign Plan (PLN2005-97) to allow a new wall sign on the above reference property. This action is effective in ten calendar days, unless appealed in writing to the City Clerk by 5 p.m. on Friday, May 2, 2008. The time within which judicial review of this action must be sought is governed by Section 1094.6 of the California Code of Civil Procedure, unless another statute (such as California Government Code Section 65009 or some other applicable provision) sets forth a more specific time period. If you have any questions, please do not hesitate to contact me at (408) 866-2140. Sincerely, 1 A lL7Y- Steve Prosser Assistant Planner cc Jackie C. Young Lind, Acting Community Development Director Ed Arango, Associate Engineer Frank Mills, Building Division Window Graphics, 1260 Dell Ave., Campbell, CA 95008 (Sign Company) Sugar Butter Flour, 1875 S. Bascom Ave., Campbell, CA 95008 70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.871.5140 . TOO 408.866.2790 r-- RESOLUTION NO. 3884 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL GRANTING A MODIFICATION (PLN2008-23) TO A PREVIOUSLY APPROVED MASTER SIGN PLAN (PLN2005-97) TO ALLOW A NEW WALL SIGN (SUGAR BUTTER FLOUR) FOR AN EXISTING COMMERCIAL TENANT SPACE, PREVIOUSLY MRS. FIELD'S COOKIES, ON PROPERTY OWNED BY EQUITY OFFICE PROPERTIES LOCATED AT 1875 S. BASCOM AVENUE, UNIT 152 IN A C-2-S (GENERAL COMMERCIAL) ZONING DISTRICT. APPLICATION OF MS. JONEL PORTA, ON BEHALF OF EQUITY OFFICE PROPERTIES. FILE NO.: PLN2008-23. 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 PLN2008-23. 1. The as-built sign (Le. letters and logo) for Sugar Butter Flour located in tenant space #152 shall be allowed to remain exempt from the Master Sign Plan. 2. The modified sign for Sugar Butter Flour shall provide consistency in signage while allowing them to keep the as-built sign. 3. 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 signs are consistent with the requirements of the Sign Ordinance. 2. 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. 3. The location and design of the proposed signs do not obscure from view or unduly detract from existing or adjacent signs. 4. 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. -- Planning Commission Re~ulution No. 3884 PLN2008-23 - 1875 S. Bascom Avenue, Unit 152 - Modification to Master Sign Plan Page 2 5. The location and design of the proposed signs, located in close proximity to any residential district, do not adversely affect the quality or character of the residential area. 6. 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. 7. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. THEREFORE, BE IT RESOLVED that the Planning Commission grants a Modification (PLN2008-23) to a previously approved Master Sign Plan (PLN2005-97) to allow a new wall sign (Sugar Butter Flour) for an existing commercial tenant space, previously occupied by Mrs. Field's Cookies, on property owned by Equity Office located at 1875 S. Bascom Avenue in a C-2-S (General 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. COMMUNITY DEVELOPMENT DEPARTMENT Planning Division 1. Approved Plans: Approval is granted for a Modification to the Master Sign Plan for the Pruneyard Shopping Center located at 1875 S. Bascom Avenue to replace Mrs. Field's with Sugar Butter Flour on the sign exception list in section E of the Master Sign Plan Standards for the Pruneyard Shopping Center. The project shall substantially conform to the project exhibits listed below; except as may be modified by the conditions of approval contained herein: a. Project Plans, stamped as received on March 13, 2008. b. Sign design modified by Planning Commission to a box sign with articulated metal filigrees on the ends. The letters only would be illuminated to create a halo effect. The balance of the sign area shall be opaque. 2. Master Siqn Plan: All previous Master Sign Plan standards not modified by this approval are still in effect. Planning Commission Resolution No. 3884 PLN2008-23 - 1875 S. Bascom Avenue, Unit 152 - Modification to Master Sign Plan Page 3 3. Consistency with Master Sign Plan: All new signs shall be constructed and installed in conformance with the approved Master Sign Plan and Pruneyard Shopping Center Master Sign Plan Standards. A deviation from the approved plans and standards shall require approval from the Planning Commission for a modification to the Master Sign Plan. 4. Sign Maintenance: The signs shall be maintained in good condition at all times and shall be repaired or replaced as necessary. 5. Sian Permit ReQuired: The applicant/business operator shall obtain a Sign Permit from the Planning Division prior to the installation of any new signs to ensure sign consistency with the Master Sign Plan. 6. Buildina Permits ReQuired: The applicantlbusiness operator shall obtain all necessary building and/or electrical permits from the Building Division prior to the installation of any new signs. 7. Property Manaaement ReQuirement for Paint Samples and Sian Applications: The property management shall submit paint samples to the Community Development Department for approval in advance of repainting any building(s) at the pruneyard Shopping Center including samples of the most recent paint update. Any future signs for tenants at the pruneyard Shopping Center shall be reviewed and approved by Community Development Department in advance of installation to ensure compliance with the approved Master Sign Plan. PASSED AND ADOPTED this 22nd day of April, 2008, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: Commissioners: Ebner, Gairaud, Gibbons and Roseberry None Alderete, Doorley and Rocha None APPROVED:~ ~~ Bob Roseberry, C air ATTEST: J -- ITEM NO.6 ~~.Of('C~A<9 !::: <;- U l'" o 0 -" .>.. <S~ "" . '- o~CH^"o' CITY OF CAMPBELL. PLANNING COMMISSION Staff Report. April 22, 2008 PLN2008-23 Petit, J. Public Hearing to consider the application of Ms. Jonel Porta, on behalf of Equity Office Properties, for a Modification to tl:le Master Sign Plan (PLN2008-23) to a previously approved Master Sign Plan (PLN2005-97) to allow a new as-built wall sign (Sugar Butter Flour) for an existing commercial tenant space, previously occupied by Mrs. Field's Cookies, on property owned by Pruneyard Associates LP located at 1875 S. Bascom Avenue in a C-2 (General Commercial) Zoning District. STAFF RECOMMENDATION That the Planning Commission take the following action: 1. Adopt a Resolution, incorporating the attached findings, approving a Modification of the previously approved master Sign Program by replacing Mrs. Field's with Sugar Butter Flour on the sign exception list in section E of the Master Sign Plan Standards for the Pruneyard 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 of the California Environmental Quality Act (CEQA), pertaining to the construction or placement of on-premise signs. PROJECT DATA Tenant Space Frontage: Approximately 27 feet As-Built Sign Area: 15 square feet PROJECT SITE The project site is located in the C-2 (General Commercial) Zoning District and is shown as a General Commercial land use designation on the General Plan. The project site is located at the intersection of South Bascom Avenue and Campbell Avenue at the Pruneyard Shopping Center (reference Attachment 5, Location Map). Staff Report - Planning Commission Meeting of April 22, 2008 PLN2008-23 -1875 S. Bascom Avenue Page 2 The subject property is surrounded the following adjacent uses: Adjacent Land Uses: North: South: East: West: C-2/P-D/C-PD (General Commercial/Planned Development/Condominium Planned Development- Retail/Hotel/Office/Residential) C-2-S (General Commercial - Retail) C-2-S (General Commercial - Retail) C-2-S/O (General Commercial Overlay District - Office Uses DISCUSSION Applicant's Proposal: The applicant is requesting approval to modify an existing Master Sign Plan to allow tenant space #152 to remain exempt from the Master Sign Plan regulations requiring new tenants to conform to the current sign standards. Backoround: The current Master Sign Plan was adopted in 2004 and modified in 2005 by the Planning Commission (reference Attachment 4, Master Sign Plan). The Current Master Sign Program lists 15 existing signs that were not required to comply with the Master Sign Program standards. The subject property in question, tenant space #152, was formerly occupied by Mrs. Fields and was exempt from the current sign regulations allowing for a wall sign not in compliance with the color and design standards set forth by the Planning Commission. However, the Master Sign Program requires that tenant spaces having signs not in compliance with the master Sign Program must comply when there is an change of tenant occupancy or a change in the sign, unless otherwise approved by the Planning Commission as a modification of to the Master Sign Plan (reference Attachment 4, Master Sign Plan, Page 3 of 3). ANAL YSIS Sion ReQuirements: The as-built sign is in compliance with the City of Campbell sign regulations as to size and location on the building (reference Attachment 3, Project Plans ). Master Sion Prooram: Pursuant to the Master Sign Plan, all proposed tenant specific signs and modifications of existing signs shall conform to the Master Sign Program, including the approved color schemes and metal frame elements. The proposed project site must also comply with the regulations for a small tenant beam mounted sign. Small tenant beam mounted signs are comprised of internally illuminated reverse channel letters/logos with a halo lighting effect and attached to a permanent wrought iron sign frame. The sign frame is eight feet long and two feet tall. The maximum square footage of the lettering/logo is 18 square feet. The lettering/logos shall not exceed seven feet, four inches in length (reference Attachment 4, Master Sign Plan, Pages 1 and 2 of 3). The as-built sign is currently out of conformance with the Pruneyard Master Sign Program with regards to background color and sign framing metal elements. Staff Report - Planning Commission Meeting of April 22, 2008 PLN2008-23 - 1875 S. Bascom Avenue Page 3 Site and Architectural Review Committee: The Site and Architectural Review Committee (SARC) reviewed this application at the meeting of April 8, 2008. SARC had the following questions and comments: 1. SARC was concerned about allowing the sign exception to continue as the purpose of the Master Sign Plan was to create distinct and uniform signage for the commercial center. 2. SARC requested that the applicant provide a list of businesses that asked to be allowed to present a sign exception request to the City, but was denied by the property management. The applicant contacted staff on April 14, 2008 and provided the following list: . Bank of America . Trudy's . Pruneyard Custom Tailor . UPS Store . Bank of America A TM . Boswell's . Unique Eyewear . Financial Title Attachments: 1. Findings for Approval of File No. PLN2008-23 2. Conditions of Approval for File No. PLN2008-23 3. Project Plans, stamped as received on March 13, 2008 4. October 25, 2005 Pruneyard Master Sign Plan 5. Location Map Prepared by: ke- ~ Steve Prosser, Assistant Planner Approved bY:~ "./ T~nior Planner Attachment #1 FINDINGS FOR APPROVAL OF FILE NO. PLN2008-23 SITE ADDRESS: APPLICANT: DATE: 1875 S. Bascom Avenue Jonel Porta, on behalf of Equity Office Properties April 22, 2008 Findinas for approval of a Modification to the Master Sian Plan for the Prunevard Shoppina Center located at 1875 S. Bascom Avenue. The Planning Commission finds as follows with regard to File No. PLN2008-23: 1. The as-built sign (i.e. letters and logo) for Sugar Butter Flour located in tenant space #152 shall be allowed to remain exempt from the Master Sign Plan. 2. The modified sign for Sugar Butter Flour shall provide consistency in signage while allowing them to keep the as-built sign. 3. 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 signs are consistent with the requirements of the Sign Ordinance. 2. 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. 3. The location and design of the proposed signs do not obscure from view or unduly detract from existing or adjacent signs. 4. 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. 5. The location and design of the proposed signs, located in close proximity to any residential district, do not adversely affect the quality or character of the residential area. 6. 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. 7. 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. PLN2008-23 SITE ADDRESS: APPLICANT: DATE: 1875 S. Bascom Avenue Jonel Porta, on behalf of Equity Office Properties April 22, 2008 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 Planning Division 1. Approved Plans: Approval is granted for a Modification to the Master Sign Plan for the Pruneyard Shopping Center located at 1875 S. Bascom Avenue to replace Mrs. Field's with Sugar Butter Flour on the sign exception list in section E of the Master Sign Plan Standards for the Pruneyard Shopping Center. The project shall substantially conform to the project exhibits listed below; except as may be modified by the conditions of approval contained herein: a. Project Plans, stamped as received on March 13, 2008 2. Master Sian Plan: All previous Master Sign Plan standards not modified by this approval are still in effect. 3. Consistency with Master Sian Plan: All new signs shall be constructed and installed in conformance with the approved Master Sign Plan and Pruneyard Shopping Center Master Sign Plan Standards. A deviation from the approved plans and standards shall require approval from the Planning Commission for a modification to the Master Sign Plan. 4. Sian Maintenance: The signs shall be maintained in good condition at all times and shall be repaired or replaced as necessary. 5. Sian Permit Reauired: The applicant/business operator shall obtain a Sign Permit from the Planning Division prior to the installation of any new signs to ensure sign consistency with the Master Sign Plan. 6. Buildina Permits Reauired: The applicant/business operator shall obtain all necessary building and/or electrical permits from the Building Division prior to the installation of any new signs. Attachment #4 PRUNEYARD SHOPPING CENTER MASTER SIGN PLAN STANDARDS October 25, 2005 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. A building permit must be obtained from the Building Division for each proposed sign or change of sign copy/logo prior to installation ofthe sign. 4. No exposed neon shall be used on any sign. 5. All signs shall be internally illuminated and exterior illumination shall not be allowed. 6. All conductors, transformers and other equipment related to the signs shall be concealed. 7. 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 a. The seven vehicular directional signs shall conform to the location, height, sign area, design and color as specified on the Master Sign Plan. The vehicular directional signs shall contain no advertising matter and shall only display information regarding directions within the shopping center. b. Each of the existing main directory, pedestrian directional, blade directional and tenant secondary ill signs shall conform to the design and color of the Master Sign Plan. 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), Lisa's Tea Treasures (#165), and Bankers Network Corporation (#2550). ...,~f:t;.~..,,,,:";- :- Prune Yard Shopping Center Master )il Plan Standards Page 2 of3 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. The tenant space currently occupied by Bankers Network Corporation shall be allowed two small tenant roof-mounted signs, one facing west and one facing east. These signs may be modified to accommodate tenant occupancy changes, as long as the signs for the 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 ofless 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 be scaled 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 channelletters/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 Prune Y ard Shopping Center Master ,il Plan Standards Page 3 of3 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. 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 ofthe 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 confonn to the new Master Sign Plan by December 31, 2005, with the exception of the following existing signs: 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 - #270 h. Togo's - #113 2. The existing tenant signs that are not replaced as part of the new Master Sign Plan shall be required to come into conformance with the approved Master Sign Plan standards upon change in tenant occupancy or a change to the sign, unless otherwise approved by the Planning Commission as a modification to the Master Sign Plan. 1. Outback Steakhouse J. Bank of America - #200 k. Mrs. Field's - #152 1. Camera 7 Cinemas - # 100 m. Buca di Beppo - #155 n. Wells Fargo ATM (north) - #500 o. Kyoto Palace Tower Sign - #2500 3. 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.