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Sign Plan - Aqui - 2006July 12, 2006 David O'Mara/O.M. Inc. 1079 Lincoln Avenue San Jose, CA 95125 Re: PLN2006-10 - 175-201 E. Campbell Avenue - Master Sign Plan Dear Applicant: Please be advised that at its meeting of July 11, 2006, the Planning Commission adopted Resolution No. 3737 approving a Master Sign Plan and Sign Exception (PLN2006-10) for a mixed-use building on 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, July 21, 2006. 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. s~\~ Tim J. Haley Associate Planner cc: Campbell Avenue Associates LLC (Property Owners) 309 2nd Street, Suite 3 Los Altos, CA 94022 Maia Gendreau/MBA Architects (Project Architect) 1176 Lincoln Avenue San Jose, CA 95125 70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . roo 408.866.2790 RESOLUTION NO. 3737 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL APPROVING A MASTER SIGN PLAN AND SIGN EXCEPTION (PLN2006-10) FOR A MIXED USE BUILDING ON PROPERTY OWNED BY CAMPBELL AVENUE LLC LOCATED AT 175-201 E. CAMPBELL AVENUE IN A C-PD (CONDOMINIUM _ PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION OF SAND HILL PROPERTY COMPANY. FILE NO: PLN2006-10. 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 PLN2006-10: 1. The proposed wall, awning and projecting signs are warranted due to the two street frontages and pedestrian walkways along the frontages of this building. The proposed sign designs, height and areas are consistent with the standards of the C- 3-S Zoning District Sign Standards. 2. The signs are compatible to the architecture of the building and are so located to provide reasonable identification to the tenants of the building. 3. There shall be smaller projecting and awning signs to reinforce the pedestrian atmosphere of the project. The wall signs would be a maximum of 40 square feet and the awning and projecting signs would be restricted to 6 square feet. The proposed signs will be designed to be with complementary to the building design. 4. The proposed Master Signing program allows signs that are architectural compatible and provide a consistent signing format throughout the building. 5. Tenants would be allowed to pick the size, color, and arrangement of the letlersllogos of their sign, within the parameters of the Master Sign Plan. 6. 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 are adequately identified with approval of a sign program. 2. The buildings 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. Planning Commission Resolution No. 3737 PLN2006-10 - 175-201 E. Campbell Avenue - Master Sign Plan and Sign Exception Page 2 . 1. That signs are consistent with the requirements of the Sign Ordinance and the C-3-S Zoning District standards. 2. 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. 3. 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. 4. The location and design of the proposed signs do not obscure from view or unduly detract from existing or adjacent signs. 5. 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. 6. 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. 7. 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. 8. 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 approves a Master Sign Plan and Sign Exception (PLN2006-10) for a mixed-use building on property owned by Campbell Avenue LLC located at 175-201 E. Campbell Avenue in a C-PD (Condominium-Planned Development) 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. 3737 PLN2006-10 - 175-201 E. Campbell Avenue - Master Sign Plan and Sign Exception Page 3 COMMUNITY DEVELOPMENT DEPARTMENT Plannina Division 1. Aooroved Plans: Approval is granted for a Master Sign Plan for the Downtown Mixed Use project located at 175-201 East Campbell Avenue and 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 dated as revised May 24, 2006 and prepared by Sand Hill Property Company b. Aqui Cal Mex signing proposal prepared by MBA Architects. 2. Master Sian Plan: All signs permitted under the master sign plan shall be constructed and installed per the approved Master Sign Plans. 3. Sian Maintenance: The signs shall be maintained in good condition at all times and shall be repaired or replaced as necessary. 4. Compliance with Temporary Sign Reaulations Outlined in Sian Ordinance: The applicant and/or tenants of the retail spaces shall comply with the provisions of the Sign Ordinance particularly as it pertains to use of temporary banner signs. 5. Buildina Permits Reauired: 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 or tenant shall provide a detailed sign plan for each building tenant to the Planning Division prior to the issuance of any building permits for signs. PASSED AND ADOPTED this 11th day of July, 2006, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: Commissioners: Alderete, Ebner, Francois, Rocha and Roseberry None Doorley Gibbons APPROVED~ k iL G------ Bob Alderete, Chair ATTEST:~~ f~ Sharon Fierro, Secretary ITEM NO.2 ..\,~. 0"-' CA<1?..o~ !::: ~ u roo o 0 .. .>. 1-<" ~~ .o~CHI',"O' CITY OF CAMPBELL' PLANNING COMMISSION Staff Report. July 11, 2006 PLN2006-10 Sand Hill Property Company Public Hearing to consider the application of Sand Hill Property Company, for a Master Sign Plan and Sign Exception (PLN2006-10) for a mixed use building on property owned by Campbell Avenue, LLC located at 175-201 E. Campbell Avenue in a C-PD (Condominium Planned Development) Zoning District. STAFF RECOMMENDATION That the Planning Commission takes the following action: 1. Adopt a Resolution, incorporating the attached findings, approving a Master Sign Plan (PLN2006-10) for the Downtown Mixed Use Project, 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. DISCUSSION Proposal: The applicant is requesting approval of a Master Sign Program to establish the criteria for signs that will identify the tenants and occupants of the new mixed use building (Campbell Avenue, LLC) under construction at the northeast corner of N. Second Street and East Campbell Avenue. The subject property is surrounded by the Second Street Parking garage on the north, Sonoma Chicken Coop on the south, a mortuary on the east and a two-story office building on the west. The zoning designation for the project site is C-PD (Planned Development) and the General Plan land use designation is Central Commercial. The proposed project is within the Downtown Redevelopment Planning area. PROJECT DATA Siqn Proqram: The sign program was developed and patterned from the sign standards of the C-3-S Zoning District. This program reinforces the pedestrian environment of the downtown area and encourages four sign types as follows: .....-.-'"'-.......-~ 7 ITEM NO.2 .l..~'O'( .CA-1t..o<p !::: ~ U r0- o 0 ... ... 1-.. ~ . {, O~CH","" . CITY OF CAMPBELL. PLANNING COMMISSION Staff Report. July 11, 2006 PLN2006-10 Sand Hill Property Company Public Hearing to consider the application of Sand Hill Property Company, for a Master Sign Plan and Sign Exception (PLN2006-10) for a mixed use building on property owned by Campbell Avenue, LLC located at 175-201 E. Campbell Avenue in a C-PD (Condominium Planned Development) Zoning District. STAFF RECOMMENDATION That the Planning Commission takes the following action: 1. Adopt a Resolution, incorporating the attached findings, approving a Master Sign Plan (PLN2006-10) for the Downtown Mixed Use Project, 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. DISCUSSION Proposal: The applicant is requesting approval of a Master Sign Program to establish the criteria for signs that will identify the tenants and occupants of the new mixed use building (Campbell Avenue, LLC) under construction at the northeast corner of N. Second Street and East Campbell Avenue. The subject property is surrounded by the Second Street Parking garage on the north, Sonoma Chicken Coop on the south, a mortuary on the east and a two-story office building on the west. The zoning designation for the project site is C-PD (Planned Development) and the General Plan land use designation is Central Commercial. The proposed project is within the Downtown Redevelopment Planning area. PROJECT DATA Sion Prooram: The sign program was developed and patterned from the sign standards of the C-3-S Zoning District. This program reinforces the pedestrian environment of the downtown area and encourages four sign types as follows: Staff Report - Planning C" _.mission Meeting of July 11, 2006 PLN2006-10 - 175-201 East Campbell Avenue Page 2 1) Type "A" Wall Sign Individual'" Channel Letters or externally lit wall sign 2) Type "B" Awning Signs'" Letters painted or screened on awnings 3) Type 'C" Projecting or Blade Sign 4) Type "0" Window Sign not to exceed 25 % of window area. The allowable size of the wall signs is based upon the linear frontage of the business with one square foot of signage for each linear foot of business frontage. A maximum 40 square foot sign area is permitted with a maximum letter height of 30 inches and a letter depth of 12 inches. The program requires that signs be centered over the tenant space and restricts the placement below the second floor line. 20- 40 sq. ft. 6 sq. ft. 6 sq. ft. Other signs that would be permitted include awning or projecting signs of 6 square feet and window graphics or signs that would be limited to 25 percent of the window area. Backoround: The Planning Commission in conjunction with its approval of the Planned Development Permit that allowed the construction of this building and required separate approval of a sign permit. Subsequent to this approval, the sign ordinance was amended to require approval of Master Sign Plans for non residential developments with more than four tenants. Consequently, the applicant is requesting approval of a Master Sign Plan. The Sign Ordinance now requires a Master Sign program as follows: Master Sion Plan Required: New nonresidential projects with four or more tenants shall require the approval of a Master Sign Plan in conjunction with the applicable development application prior to issuance of a Sign Permit. Signs covered by a Master Sign Plan shall have the following elements: a. Uniform background in terms of color, illumination, and materials; b. Letter colors that are consistent with the approved sign program; c. Uniform sign type; and d. Uniform location with building's design. Plan nino Commission Referral: This application is being referred to the Planning Commission in that the proposed program allows more wall mounted signs for the building due the significant number of storefronts. The building design provided a variety of storefronts to provide a more visual interesting streetscape. The approval of smaller wall signs for each storefront reinforces the pedestrian atmosphere of this development. The proposed master sign plan would allow for a variety of sign types geared towards the pedestrian users of the Downtown Area and consistent with the provisions of the C- 3-S Zoning District. The proposed sign program would also allow the individual tenants to personalize their signs to reflect their individual business identity via colors while still complying with the master sign plan. Staff Report - Planning Conuflission Meeting of July 11, 2006 PLN2006-1O -175-201 East Campbell Avenue Page 3 I n 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. 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. Site and Architectural Review Committee: The Site and Architectural Review Committee reviewed this application at the meeting on June 27, 2006. The Committee was supportive of the proposed sign program with a reduction in the size of the proposed projecting sign for Aqui's Restaurant from 16 square feet to 6 square feet. Attachments: 1. Findings for Approval of File No. PLN2006-10 2. Conditions of Approval for File No. PLN2006-10 3. Downtown Mixed Uses Project Master Sign Plan 4. C-3-S Zoning District Sign Standards 5. Location Map Prepared by: ~ _____ Approved by:-.A4It#rt ~ Sharon Fierro, Community Development Director Attachment #1 FINDINGS FOR APPROVAL OF FILE NO. PLN2006-10 SITE ADDRESS: APPLICANT: DATE: 175-201 East Campbell Avenue Sand Hill Property Company July 11,2006 FindinQs for approval of a Master SiQn Plan for the Downtown Mixed Uses Proiect located at 175 -201 East Campbell Avenue. The Planning Commission finds as follows with regard to File No. PLN2006-10: 1. The proposed wall, awning and projecting signs are warranted due to the two street frontages and pedestrian walkways along the frontages of this building. The proposed sign designs, height and areas are consistent with the standards of the C- 3-S Zoning District Sign Standards. 2. The signs are compatible to the architecture of the building and are so located to provide reasonable identification to the tenants of the building. 3. There shall be smaller projecting and awning signs to reinforce the pedestrian atmosphere of the project. The wall signs would be a maximum of 40 square feet and the awning and projecting signs would be restricted to 6 square feet. The proposed signs will be designed to be with complementary to the building design. 4. The proposed Master Signing program allows signs that are architectural compatible and provide a consistent signing format throughout the building. 5. 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. 6. 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 are adequately identified with approval of a sign program. 2. The buildings 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 and the C-3-S Zoning District standards. Attachment #1 Page 2 of 3 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. Attachment #2 CONDITIONS OF APPROVAL FOR FILE NO. PLN2006-10 SITE ADDRESS: APPLICANT: DATE: 175-201 East Campbell Avenue Sand Hill Property Company July 11,2006 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 Plannina Division 1. Aooroved Plans: Approval is granted for a Master Sign Plan for the Downtown Mixed Use project located at 175-201 East Campbell Avenue and 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 dated as revised May 24, 2006 and prepared by Sand Hill Property Company b. Aqui Cal Mex signing proposal prepared by MBA Architects. 2. Master Siqn Plan: All signs permitted under the master sign plan shall be constructed and installed per the approved Master Sign Plans. 3. Sian Maintenance: The signs shall be maintained in good condition at all times and shall be repaired or replaced as necessary. 4. Buildina Permits Reauired: 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 or tenant shall provide a detailed sign plan for each building tenant to the Planning Division prior to the issuance of any building permits for signs.