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PC Min 08/13/1985PLANNING COMMISSION CITY OF CAMPBELL, CALIFORNIA 7:30 P.M. MINUTES AUGUST 13, 1985 The Planning Commission of the City of Campbell convened this day in regular session at the regular meeting place, the Council Chambers of City Hall, 70 N. First St., Campbell, California. ROLL CALL Present Commissioners: Kasolas, Perrine, Christ, Olszewski, Toshach, Dickson, Fairbanks; Planning Director A. A. Kee, Principal Planner P. J. Stafford, Engineering Manager Bill Helms, City Attorney J. R. Dempster, Recording Secretary Linda Dennis. Absent None. APPROVAL OF MINUTES M/S: Toshach, Dickson - That the Planning Commission. minutes of the July 23, 1985 meeting be approved as submitted. Motion carried with a vote of 6-0-0-1, with Chairman Fairbanks abstaining due to absence. COMMUNICATIONS Mr. Kee noted that communications received pertain to specific items on the agenda and would be discussed at that time. ARCHITECTURAL APPROVALS R 85-02 Request of Mr. Paul McAllister for S 84-10 previously approved plans and elevations allowing the construction of an industrial building on property known as 1025 Florence Way in an M-1-S (Light Industrial) Zoning District. Mr. Kee reported that this item was continued from the previous meeting so that a concern regarding a PG&E easement could be addressed. In that no additional information has been received, Staff is recommending a continuance. M/S: Christ, Perrine - That R 85-02 be continued to the Planning Commission meeting of August 27, 1985. Motion carried unanimously (7-0-0). -2- S 85-11 Application of Mr. Tom Schwoob for Schwoob, T. approval of plans and elevations to allow the construction of two single _ family homes on properties known as 1109 6 1121 Ashlock Ct. in an R-1 (Single Family Residential) Zoning District. Commissioner Christ reported that this application was considered by the Site and Architectural Review Committee. The Committee is of the opinion that the proposed homes are compatible with the neighborhood and is recommending approval. Mr. Kee added that the subject properties are part of a 9 lot cul-de-sac which was subdivided recently under the R1-6 zoning prior to it being changed to R1-9. Consequently, several of the lots are a 6,000 sq. ft. minimum. Approximately 5 of the lots are already developed with new two story homes similar to the ones proposed. The Commission may recall that Mr. Schwoob was exempted by the Council from the recent moratorium so that he could continue to build-out the subdivision. However, he was not specifically exempted from the new requirement of site and architectural review and his is the first application as such. Commissioner Dickson asked about the proximity of the subject lots to adjacent lots; and, noted that he would like to have a little more information when this type of application is before the Commission. __ Mr. Schwoob indicated that the proposed homes will be built with the same setbacks as the other homes in the subdivision. - Commissioner Kasolas commented that the applicant is making a very positive contribution to the community. M/S: Christ, Toshach - That the Planning Commission find these homes architecturally compatible with the area and approve this application. Motion carried unanimously (7-0-0). PUBLIC HEARINGS PD 86-07 Continued public hearing to consider ._ Navai, K. the application of Mr. Kamil Navai for a Planned Development Permit and approval of plans, elevations, and development schedule to allow the construction of two townhomes on property known as 131 S. Third St. in a PD (Planned Development/Medium Density Residential) Zoning District. ,_ -3- i Mr. Kee reported that .this application was continued from the previous ~ Planning Commission meeting of July 7, 1985, so that revised plans could ~.-._- be submitted. Staff has received the attached letter from the applicant requesting a continuance of this matter, consequentlq, a continuance is recommended to the Planning Commission meeting of September 24, 1985. Chairman Fairbanks opened the public hearing and invited anyone in the audience to speak for or against this item. M/S: Dickson, Christ - That PD 85-07 be continued to the Planning Commission meeting of September 24, 1985. Motion carried unanimously (7-0-0). MM 85-09 Continued public hearing to consider the Condit, E. B. application of Rev. E.B. Condit, on behalf of the Free Will Baptist Church, for a modification to a previously approved plan to allow construction of a garage and office building on an existing church site on properties known as 106 S. Third St. and 157 W. Rincon Ave. in a PD (Planned Development/Medium Density Residential) Zoning District. Mr. Kee reported that the Planning Commission continued the consideration of this application, at its meeting of May 28, .1985, so that revised plans could be submitted. Staff has received the attached letter from the applicant requesting a continuance of this matter to the Planning Commission meeting of October 22, 1985. Chairman Fairbanks opened the public hearing and invited anyone in the audience to speak for or against this item. M/S: Perrine, Christ - That ~ 85-09 be continued to the Planning Commission meeting of October 22, 1985. Motion carried unanimously (7-0-0). V 85-01 Public hearing to consider the applica- Anzalone, F. tion of Mr. Frank Anzalone for a variance to the front yard setback requirement to allow a garage addition on property known as 1020 Hedegard Ave. in an R-1 (Single Family Residential) Zoning District. -4- Mr. Kee explained that the applicant is requesting a reduction in the front yard setback to allow parking for four vehicles. Staff had recommended against the proposal because of the back-up distance, and because Hedegard ends on church property and there is a fence which comes out to the property line immediately adjacent to the subject property. In addition, there is adequate space available to do without the variance. Mr. Kee continued that the applicant has indicated that he could revise the plans. Staff could support not having a curb opening that would go into the garage--having the 20' from the property line to the front of the building. Mr. Kee added that it is his understanding that a 15' driveway presents a safety concern, which a possible overhang of vehicles into the right-of-way thereby causing sight distance problems. Mr. Kee noted that it is his understanding that the applicant is in accord with limiting the driveway specifically in front of the garage opening. Mr. Helms commented that this is a classic situation that Public Works attempts to avoid. There have been a number of situations such as this where it has been .necessary to work out a plan for removals of a driveway to remedy the problems. Mr. Helms noted that the latest modification, as described by Mr. Kee, would be acceptable from Public Works standpoint. Commissioner Toshach noted that there is a mountable curb in this area, and he would be concerned about the integrity of putting landscaping at that point. He felt that Staff should have an opportunity to review the revision. Chairman Fairbanks opened the public hearing and invited anyone in the audience to speak for or against this item. Mr. Frank Anzalone, applicant, reviewed his request, and explained that the additional garage space will be used strictly for storage, and will not need constant access. M/S: Olszewski, Toshach - That V 85-01 be continued to the Planning Commission meeting of August 27, 1985. Motion carried with a vote of 6-1-0, with Commissioner Kasolas voting; "no". ZC 85-06 Public hearing to consider the applica- Kunkel, B. tion to consider the application of Mr. Brad Kunkel for a zone change from R-M-S (Multiple Family Residential) to C-PD (Condominium-Planned Development) and approval of plans, elevations and development schedule to allow the construction of 27 condominiums on property known as 175 Redding Rd. -5- Mr. Kee reported that the applicant has requested that his request be modified to allow the construction of townhomes rather than condominiums; therefore, Staff is recommending a continuance of this application so that the public hearing notice may be modified. Chairman Fairbanks opened the public hearing and invited anyone in the audience to speak for or against this item. M/S: Olszewski, Perrine - That ZC 85-06 be continued to the Planning Commission meeting of August 27, 1985. Motion carried unanimously (7-0-0). TS 85-06 Lands of Hunter Tentative Subdivision Map - Lands of Hunter - 570 W. Suanyoaks Ave. - APN 406-08-007. Mr. Kee reported that the applicant has submitted this map to allow the construction of 7 townhomes, developed at a density of 12.7 units per gross acre. This map is a condition of approval under Ordinance Nos. 1565 ~ 1566, adopted by the City Council on June 18, 1985. M/S: Kasolas, Toshach - That the Planning Commission find the proposed Tentative Subdivision Map in accord with the General Plan; and that the Planning Commission recommend that the City Council approve this map sub3ect to conditions indicated in the Staff Comment Sheet. Motion carried with the following roll call vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: Rasolas, Perrine, Christ, Olszewski, None Toshach, Fairbanks Dickson S 68-45 Request of Mr. Edwin Williams for a Williams, E. revised space utilization for existing industrial building located on property known as 80 Gilman Ave. in a PD (Planned Development/Industrial) Zoning District. Mr. Stafford report that recently the Planning Department received a complaint regarding noise generated from a manufacturing use at the subject property. Upon investigation and review, it was discovered that this building was approved by the Planning Commission in 1968 for 4,900 sq.ft. of warehouse use and 4,400 sq.ft. of office use. The manufacturing -6- use is in violation of the approval, as exceeding the square footage originally landscaping area required by the plans installed. well as the current office allowed. In addition, a at the front of the building space, is not The Planning Staff notified the owner of the violation and this time he is requesting approval of a revised space utilization plan as indicated in his attached letter. The letter indicates that 3,500 sq.ft. is to be used as warehouse and 5,800 sq.ft. as office. The manufacturing use is to vacate by December 1985. No mention is made of the landscape area which is presently being used as parking. Staff cannot support the applicant's request because the proposal is short 17 parking spaces. A shortage of parking at this location could encourage the use of the park's parking lot for the building and street parking which is already very limited in the area. Staff recommends that the building be returned to it's original space utilization of 4,900 sq.ft. of warehouse use and 4,400 sq.ft. of office use. The manufacturing use should be required to vacate with 45 days because of the noise generated and it's effect on the adjacent offices. 1,600 sq.ft. of office use should be returned to warehouse use within 3 months and the required front landscaping also installed within this period. Failure to comply with these requirements should result in the City Attorney issuing a citation. Commissioner Kasolas noted if Staff's recommendation is adopted, it result in the property being returned to it's original approved use. Therefore, the Planning Commission is being asked to give interim approval of the existing use until October 1985 and January 1986. Commissioner Kasolas felt that there was no basis. to allow an interim use. Mr. Kee noted that Staff's recommendation is an attempt to allow the applicant a workable time frame to return the building to it's original approved use, thereby avoiding the expense of citations and litigation. Commissioner Kasolas stated that it did not appear that an agreement has been reached, in that the applicant's letter states something different than the Staff's recommendation. He continued that he would feel more comfortable if the recommendation had been that the property be immediately restored to its original use, however that the applicant be granted a period of time in which to comply. This wording would not be approving an interim use of the building. Mr. Kee responded that the intent of Staff's recommendation is to resolve the problem without taking the issue to court. Staff has no objection to any wording the Commission may wish to use in it's recommendation. Mr. Edwin Williams, 100 Sand Dollar, Santa Cruz, briefly explained the background of this property, noting that the metal cutting machines were installed without his knowledge. Mr. Williams indicated his agreement to restore the building to it's original approved use. -7- M/S: Kasolas, Perrine - That the Planning Commission deny the applicant's request and require that the -- building be returned to its approved usage of 4,900 sq.ft. of warehouse and 4,400 sq.ft. of office space immediately, as follows: (1) Manufacturing use to vacate the building by October 1, 1985. (2) 1,600 sq.ft. of office space to be returned to warehouse use. by January 1, 19.86. Applicant to submit a floor plan to the Planning Department indicating the space to be returned to warehouse use. (3) Applicant to submit a landscape plan for approval of the Planning Director for the area in front of the building by October 1, 1985. Approved landscaping to be installed by. January 1, 1986. ,_ Motion carried unanimously (7-0-0). R 85-03 Request of Mr. Dick Sgarlato for an Sgarlato, D. extension of approval to previously approved plans - 888 Camden Ave. - M-1-S (Light Industrial) Zoning District. Mr. Kee reviewed this request for the Commission, noting that a recent preliminary inspection indicated the following deficiencies in the project: 1. Not all landscaping installed. 2. Not all fencing completed. 3. Breezeway between the two buildings not completed. Staff is of the opinion that the applicant has been given more than sufficient time to complete this project, and that another several month ._ extension cannot be supported. In order to resolve the problem, Staff _ recommends that the applicant be given until the Planning Commission meeting of August 27, 1985 to complete the project. Staff will complete an inspection on that day and give an oral report to the Commission that evening. If the project has not been completed (all conditions of approval satisfied and an occupancy permit issued by the Building Department) then Staff would recommend that the Commission direct the City Attorney to initiate legal action and a report be forwarded to the City Council. -8- Mr. Richard Sgarlato, 6056 Crimson Dr., San Jose, explained that he has had numerous delays on this project because of contractors. He continued that he honestly believes that this extension will see the completion of this project. Chairman Fairbanks asked Mr. Kee if he was still recommending the issue regarding legal action. Mr. Kee stated that the amount of time for the extension would be up to the Commission; however, Staff is of the opinion that the project should be completed by the end of August. If it is not completed by this time, Staff would request the Commission to direct the City Attorney to proceed with legal action. Commissioner Kasolas stated that he would not want the legal action portion to be included in the Commission's recommendation. He asked the applicant when he would feel comfortable with finishing the project. Mr. Sgarlato stated that he would adhere to the timeframe recommended by the Commission this evening. M/S: Kasolas, Toshach - That the Planning Commission grant an extension of R 85-03 to September 24, 1985. Motion carried unanimously (7-0-0). --- MM 85-19 Application of Mr. Dave Provenzano for Provenzano, D. a modification to approved plans allowing the construction of two townhomes on property known as 146 Sunnyside Ave. in a PD (Planned Development/Medium Density Residential) Zoning District. Commissioner Christ reported that this application was considered by the Site and Architectural Review Committee. The Committee is recommending a continuance with the applicant's concurrence. Mr. Kee stated that Staff is in concurrence with this recommendation. M/S: Perrine, Olszewski - That MM 85-19 be continued to the Planning Commission meeting of August 27, 1985. Motion carried unanimously (7-0-0). -9- Request Request of Ms. Lynne Meredith, on behalf of Alcanco, to place a "Canbank" in the parking lot of the shopping center located on the southwest corner of Hamilton Avenue and Darryl Drive in a PD (Planned Development/Commercial) Zoning District. Commissioner Christ reported that this application was considered by the Site and Architectural Review Committee. The Committee is recommending approval subject to a six-month review; and, with the condition that the applicant agree to relocate the Canbank elsewhere within the parking lot if there are problems as determined by the Commission. Mr. Stafford indicated that Staff is in concurrence with the recommendations of the Site Committee. There was discussion regarding the canbank's specifications, vandalism, and maintenance of the unit. Ms. Lynne Meredith, Alcanco, stated that the system is maintained on a daily basis under the company's contract with the owner (who has a $25,000 investment in the unit). The unit is painted with graffiti resistant paint, and maintenance has not proven to be a problem in other communities where these banks have been placed. Commissioner Olszewski felt that the City should accommodate the community's need .for recycling, and spoke in favor of this application. M/S: Olszewski, Perrine - That the Planning Commission recommend that the City Council approve this use, sub3ect to the following conditions: 1. Prior to installation, applicant to: A. Obtain property owner's signature authorizing location on property and submit evidence of this to the Planning Department. B. Obtain any necessary electrical or other permits from .the Building Department. All electrical lines shall be underground. 2. The Planning Commission to review the use within six months of installation. -10- 3. Approval of the "Canbank" may be revoked if, after a hearing, the Planning Commission finds that the use is creating a nuisance as a result of trash accumulation, vandalism, or other reasons. 4. Area surrounding the "Canbank" to be kept free of trash at all times. S. Applicant agree to relocate Canbank on the site if the present location is not working, as determined by the Planning Commission. Motion carried unanimously (7-0-0). SA 85-31 Request of Mr. Morris Stark, on behalf PD 82-09 of Babet Financial Corp., to allow the ZC 82-08 construction of afree-standing sign and to modify the approved parking for an approved office/condominium complex ---- located on property known as 51 E. Campbell Ave. in a PD-H (Planned Development Historic Overlay) and C-PD (Condominium) Zoning District. Commissioner Christ reported that this application was considered by the Site and Architectural Review Committee. The Committee is recommending approval of the sign with a change in the location to meet setback requirements for Public Works regarding line-of-sight, and that the sign be referred to the Historic Preservation Board for comment. Additionally, the Committee is recommending approval of the modification to the parking layout, with the addition of directional signs indicating that there is additional guest parking available in the shared parking area. The location of these directional signs is not worked out at this point, other than being located on the residential portion of the project. There is also a stipulation that the property owner sign an ~- agreement, satisfactory to the City Attorney, indicating that in the event the Planning Commission determines a parking problem exists, additional parking spaces will be provided in the existing landscaped area as indicated on the presented plans. Mr. Stafford stated that Staff is in concurrence with the Site Committee's recommendations. If the Commission is in agreement, the directional sign plan could be approved at Staff level. -- -11- M/S: Kasolas, Toshach - That the Planning Commission approve the requests under SA 85-31/PD 82-09/ZC 82-08 as recommended by the Site and Architectural Review Committee. Motion carried unanimously (7-0-0). SA 85-33 Sign application of Mr. Om Kamboj to Kamboj, 0. allow the construction of a free-standing sign on property known as 880 E. Campbell Ave, in a PD (Planned Development/Commercial) Zoning District. Commissioner Christ reported that this application was considered by the Site and Architectural Review Committee. The applicant has requested a o.~ntinuance in order to revise his plans . M/S: Kasolas, Perrine - That SA 85-33 be continued to the Planning Commission meeting of September 10,.1985 at the applicant's request. Motion carried unanimously (7-0-0). TS 85-OS Referral from the Planning Director Lands of Chalmers regarding the requirement for a focused Environmental Impact Report for a proposed subdivision located at 700 McGlincey Lane. Mr. Ree reviewed this referral, explaining that following receipt of plans for a tentative subdivision map, Staff completed the Environmental Impact Assessment as required by the California Environmental Quality Act. From the assessment, it was determined that as a result of the project: 1. Residents of the subdivision may be exposed to harmful noise levels, dust, and hazardous substances from the adjacent industrial uses. 2. Two of the proposed parcels are substandard in size and three parcels have their buildable area reduced because of a PG~E easement. These lots may be difficult to build on because of the aforementioned irregularities. It was determined that the ..aforementioned impacts could have a substantial effect on human beings, hence a focused EIR was required to -12- investigate the areas of concern and recommend mitigation measures. Nearby residences behind West Valley Construction Co. have expressed similar concerns regarding noise and dust over the years. Just recently, a focused EIR was required by the Planning Commission for West Valley Construction Co. for a building addition. This EIR focused primarily on the effect of noise and dust on the adjacent residences. After further review of the CEQA guidelines, Staff has determined that it may be possible to provide a Mitigated Negative Declaration which would provide for a report coming back to the Commission, and would provide for mitigating measures on the site. Staff would have no objection to taking this course of action, as long as there is an opportunity to review the report. It is Staff's understanding that a focused EIR could be required if Staff is not satisfied with the Mitigated Negative Declaration. Staff's concern with wanting an EIR is outlined in the Staff Report; it is a matter of following policy and the intent and direction of the Planning Commission and the City Council. Mr. Dempster stated that the Mitigated Negative Declaration should work. Staff is mainly concerned with the noise and dust issues that have been raised by this area's residents in the past, and wants to be sure that these problems are handled in a reasonable manner to prevent future problems. The applicant is asking the Commission to not require an EZR, but rather allow them to submit a Mitigating Negative Declaration in place -- of an EIR. Mr. Kee further explained that if Staff were to file a regular Negative Declaration on this project and the Commission were to require an EIR, the applicant would have an additional two months time for the public hearing process. If a Mitigating Negative Declaration is acceptable to the Commission, then Staff could move in that direction this evening. Mr. Kee continued that it is his understanding that a Mitigating Negative Declaration would identify potential problems and mitigating measures to be used for those problems--it will focus on the same issues as a focused EIR. Commissioner Kasolas asked if the only difference would be the exclusion of a noticed public hearing. Mr. Kee responded that a negative declaration would be filed and anyone not in agreement could take exception to the document. This is different, ~- however, than a notice of public hearing where individual property owners are notified within 300 feet of the subject site. Mr. Robert Saxe, 852 N. First St., San Jose, representing Russell Hofvendahl, stated his agreement with the discussion. He continued that a Mitigating Negative Declaration is expressly provided for under the CEQA guidelines. He felt that this was an ideal example where there is a project with already identifiable issues, and a project that is heavily _-- conditioned. The solutions will be imposed as conditions on the tentative map. -13- Commissioner Toshach addressed Item No. 2 in the Staff Report regarding ! sub-standard lot sizes, noting that he would like to see the impact on ,_ these parcels. Commissioner Christ indicated that .since the issue of sub-standard lots was used by Staff for requiring an EIR, it would seem that this issue would have to be addressed in the Mitigating Negative Declaration. Commissioner Olszewski expressed his concern with the past uses of this property relating to possible soil contamination, or other environmental hazards. He spoke in favor of a focused EIR. Commissioner Dickson felt that any problems should have been mitigated by the industrial uses long ago. He felt that a residential use should not be asked to fix problems that have been created by the industrial uses. He spoke in favor of a straight Negative Declaration being filed. M/S: Kasolas, Toshach - That the Planning Commission allow a Mitigating Negative. Declaration to be filed for TS 85-05; and, that if the Commission or Staff is not satisfied with the mitigations proposed, that a Focused EIR be required for this project. Motion carried with a vote of _ 6-1-0, with Commissioner Olszewski voting "no". Mr. Kee clarified that Staff will prepare the Mitigating Negative Declaration, with the information being provided by the applicant. Appointment of Commissioners to Historic Preservation Task Force. Commissioners Christ and Perrine were appointed to serve on the Historic Preservation Task Force. OTHER ITEMS BROUGHT UP BY COMMISSION ._ There was brief discussion regarding the chairing of the Site and Architectural Review Committee. Chairman Fairbanks stated that she thought it important to continue with the past policy of having the Vice-Chairman act as Chairman of this committee. _ The scheduled meeting of the Zoning Review Committee was changed from 4:30 p.m. to 5:00 p.m. on Thursday, August 15, 1985. -14- Commissioner Toshach asked that signing policies be added to the list of items far discussion at a Joint Study Session. Public Works was asked to check out the intersections of Bucknall ~ Sonuca and Peggy & Bucknam for visibility problems. AT)_TniTRNMF.NT There being no further business, the meeting was adjourned at 9:25 p.m. APPROVED: JoAnn Fairbanks Chairman ATTEST: Arthur A. Kee Secretary RECORDED: Linda A. Dennis Recording Secretary MEMORANDUM - CITY OF CAMPBELL ~. I~ ARTHUR A. KEE Date: /~ v'J • ~ ~ ~ ~ ~' I ' To: {L` Planning Director From: JOSEPH ELLIOTT - Director of Public Works subject: Tentative Subdivision Map Lands of ~~ ~ ~ APN o6-08'00 -------------------------- The following conditions of approval ~re recommended concerning the subject tentative subdivision map submitted by `1Z- ~.~ ~sso~. - Installation of a sanitary sewerage system to serve all lots within the sub- division in conformance with the proposed plans of the County of Santa Clara Sanitation District No. 4. Sanitary sewerage service to be provided by said ~. District No. 4. Installation of a water distribution system to serve all lots within the sub- division in conformance with the plans of the San Jose Water Works. Water service to be provided by said water company. Fire hydrants and appurte- nances shall be provided and installed at the locations specified by the Fire Chief, Fire Department, City of Campbell. Fire hydrant maintenance 2.., fees shall be paid to City at the rate of X195 per fire hydrant. _ _ Subdivider shall create or provide any public service easement and any other public utility and/or public service easements as may be necessary for the ~ installation of any and all public utilities and/or facilities. Compliance with the provisions of Title 20, Subdivisions of the Campbell . Municipal Code. Ste. Subdivider to pay Storm Drainage Area. Fee. . Subdivider to furnish copy of Preliminary Title Report. Subdivider shall (install street improvements and post surety to guaranty the work) (execute an agreement and post surety to install street improve- . ments in the future and agree to join a Local Improvement District). Dedicate additional right-of-way to widen _ _ to - feet from centerline. C.C.&R.'s to be approved by City Engineer to insure provisions for maintenance 7 . of buildings and common area. Provide a grading and drainage plan for the review and approval of the City Y . Engineer. °~. Obtain an excavation permit and pay fees and deposit for all work in the public right of way. I tt ~ ~ac r'1 cl o r r 1~~. to. Pa- ~- ir1 ~~~v dre~~c,~'~ton `~ B,Y: BILL M. HELMS Fnnineerinn M~n~npr CONDITIONS SITE ADDRE APPLICANT: P.C. MTG.: OF APPROVAL: SA 85-31 PD 82-09 ZC 82-08 5S: 51 E. CAMPBELL AVE. BABET FINANCIAL CORP. 8/13/85 PARKING CONDITION 1. Property owner to sign an agreement, satisfactory to the City Attorney, indicating that in the event the Planning Commission determines a parking problem exists, additional parking spaces will be provided in the existing landscaped area as indicated on the presented plans. SIGNING CONDITIONS 1. Applicant to submit a revised site plan indicating a clear line of sight as required by the Public Works Department. 2. Applicant to secure any necessary building permits. 3. Sign to be reviewed by the Historic Preservation Board. 4. Directional sign plan to be submitted for the approval of the Planning Director. ___