Loading...
Master Sign Plan - Expired - 2007Community Development Department May 9, 2007 Mr. Zachary Goldberg Lexor Builders 15585 Los Gatos Boulevard Los Gatos, CA 95032 Re: PLN2006-145 - 2135-2145 S. Winchester Boulevard -- Master Sign Plan Dear Applicant: Please be advised that at its meeting of May 8, 2007, the Planning Commission Adopted Resolution No. 3808 granting a Master Sign Plan (PLN2006-145) for a new commercial 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, May 18, 2007. 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, Jackie C. Young Lind Acting Director cc: Frank Mills, Building Ed Arango, Public Works Chris Veargason, Fire RESOLUTION N0.3808 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL APPROVING A MASTER SIGN PLAN (PLN2006-145) FOR A NEW COMMERCIAL BUILDING ON PROPERTY LOCATED AT 2135 AND 2145 S. WINCHESTER BOULEVARD IN A P-D (PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MR. ZACHARY GOLDBERG, ON BEHALF OF LEXOR BUILDERS. FILE NO: PLN2006-145. 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 PLN2006-145. 1. The signs are compatible to the architecture of the building and are so located to provide reasonable identification to the tenants of the building. 2. The wall signs would be a maximum of 35 or 40 square feet as determined by the respective linear frontage of tenant units. 3. The proposed Master Sign Plan allows signs that are architectural compatible and provide a consistent signing format throughout the building. 4. 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. 5. 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. 6. Each tenant space shall have meaningful access from both the front and rear elevations. 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 plan. 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 Campbell Sign Ordinance. Planning Commission Resolution No. 3808 PLN2006-145 - 2135-2145 S. Winchester Boulevard -Master Sign Plan Page 2 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. THEREFORE, BE IT RESOLVED that the Planning Commission approves a Master Sign Plan (PLN2006-145) for a new commercial building on property owned by Lexor Builders located at 2135-2145 S. Winchester Boulevard in a P-D (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. 3808 PLN2006-145 - 2135-2145 S. Winchester Boulevard -Master Sign Plan Page 3 COMMUNITY DEVELOPMENT DEPARTMENT Plannins~ Division 1. Approved Plans: Approval is granted for a Master Sign Plan for the Winchester and Rincon Retail Center project located at 2135-2145 S. Winchester Boulevard and shall substantially conform to the project exhibits listed below; except as may be modified by the conditions of approval contained herein: a. Winchester &Rincon Retail Center Master Sign Plan b. Winchester &Rincon Retail Center Master Sign Plan Elevations (with no monument sign). 2. Master Sign Plan: All signs permitted under the master sign plan shall be constructed and installed per the approved Master Sign Plans. 3. Size Restrictions for Signs on Rear Elevation: The size restriction for signs on the rear facade for wall-mounted illuminated signs is 10 square feet per tenant space and subject to the approval of the Community Development Director. 4. Sign Maintenance: The signs shall be maintained in good condition at all times and shall be repaired or replaced as necessary. 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. 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. 7. Winchester Access: Each tenant space shall have public access from both the front (Winchester) and rear (parking lot) elevations. PASSED AND ADOPTED this 8th day of May, 2007, by the following roll call vote: AYES: Commissioners: Alderete, Doorley, Ebner, Francois, Gibbons and Rocha NOES: Commissioners: None ABSENT: Commissioners: Roseberry ABSTAIN: Commissioners: None APPROVED: Mic ael Rocha, Chair ATTEST: e C. oung ind, 'ng Secretary ITEM N0.2 of • LAMA ~~ ~~ CITY OF CAMPBELL • PLANNING COMMISSION a E ~~ Staff Report • May 8, 2007 •~R~H PRA, PLN2006-145 Public Hearing to consider the application of Mr. Zachary Goldberg on Zachary behalf of Lexor Builders for a Master Sign Plan (PLN2006-145) for aone- Goldberg - story commercial building on property owned by Lexor Builders located at Lexor Builders 2135-2145 Winchester Boulevard in the P-D (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 (PLN2006-145) for the Winchester and Rincon Retail 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. DISCUSSION Project Back rte: Approval for a Planned Development Permit to allow construction of a one- story commercial building was granted by the City Council on November 21, 2006. The floor plan for the new building shows four retail tenant spaces fronting Winchester Boulevard with surface parking to the rear. Master Sign Plan Required: New nonresidential projects with four or more tenants 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 plan; c. Uniform sign type; and d. Uniform location with building's design. Staff Report -Planning Cor,~~~iission Meeting of May 8, 2007 PLN2006-145 ~ 2135-2145 Winchester Blvd. Page2of5 Master Sign Plan Proposal: The applicant is requesting approval of a Master Sign Plan to establish the criteria for signs that will identify the tenants of the new Winchester and Rincon Retail Center to be constructed at the southwest corner of Rincon Avenue and Winchester Boulevard (Reference Attachment 3, Winchester &Rincon Retail Center Master Sign Plan; and Attachment 4, Winchester &Rincon Retail Center Master Sign Plan Elevations). The Sign Plan specifies two types of signs: 1. Type "A/B" ~ Wall Sign Individual ~ Channel Letters with internal LED 35-40 sq. ft. illumination or back lit (halo) illumination in brushed aluminum, or color of choice. The applicant's proposed Master Sign Program specifies that each tenant will be allowed two main wall signs (front and rear), except for tenants at the north and south ends of the building, who will be allowed three wall signs (allowing a sign at the corner). All wall signs will be required to be placed flat against the wall of the building. No tenant will be allowed to install an awning sign or any other sign inconsistent with an approved master sign plan. Any diversion from the approved plan will require prior approval from the Community Development Department. The applicant deleted the proposed monument sign in preference to the building sign request. The maximum size of wall signs is proposed at 35 or 40 square feet with a maximum copy height of 18 or 24 inches, subject to the specific tenant location as depicted in the provided elevation plan. Lettering colors and style will be allowed to vary between signs, but the color of specific words will not vary, except for logos or stylized elements that that are vital to the business identity of a tenant. No uniform sign color(s) are specified. ANALYSIS Sign Ordinance Conformance: The maximum allowable size of commercial wall signs is specified as one square foot per linear foot of business frontage, with a maximum permitted size of 50 square feet. Each tenant shall be allowed one sign, mounted parallel to the building, except for corner facing tenants, who are allowed two signs, if the business is not identified on a free- standing sign. One free-standing sign is allowed per parcel or retail center. The maximum size of afree-standing sign shall be the lesser of 50 square feet or one square foot per linear foot of business frontage, with a maximum height of 14 feet. Additionally, the Sign Ordinance does not permit afree-standing sign with the names of all tenant businesses listed on it if corner tenants are allowed an additional corner sign. The applicant had originally proposed afree-standing sign, but has since eliminated it from the proposal. The Master Sign Program proposes signs at the front and rear of tenant spaces, which is not authorized by the Campbell Sign Ordinance. Staff Report -Planning Con~~~iission Meeting of May 8, 2007 PLN2006-145 ~ 2135-2145 Winchester Blvd. Paue 3 of 5 CMC 21.30.03 stipulates that signage that is not consistent with the Sign Ordinance must be considered by the Planning Commission for approval. This section and specifically the required findings that must be made to approve inconsistent signs have been revised since the time of this application. However, the requirements in force at the time the application was filed will prevail. The Sign Ordinance in effect 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. Staff supports the applicant's request for additional signage. The unique layout of the development necessitates signage at the rear so that tenants are readily identifiable to guests arriving in the rear parking lot. This layout is similar to another development in Campbell. The building at the southeast corner of Bascom and Hamilton Avenues also has signage facing the street and the parking lot. Requirements for Master Sign Plan Approval: 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. 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. Staff Report -Planning Commission Meeting of May 8, 2007 PLN2006-145 ~ 2135-2145 Winchester Blvd. Page 4 of 5 Attachments: 1. Findings for Approval of File No. PLN2006-145 2. Conditions of Approval for File No. PLN2006-145 3. Winchester &Rincon Retail Center Master Sign Plan 4. Winchester &Rincon Retail Center Master Sign Plan Elevations 5. Location Map Prepared by: Daniel ~anwie, Planner Approved by: Acting Community Development Director Attachment #1 FINDINGS FOR APPROVAL OF FILE NO. PLN2006-145 SITE ADDRESS: 2135-2145 South Winchester Blvd. APPLICANT: Lexor Builders DATE: May 8, 2007 Findin s for approval of a Master Sign Plan for the Winchester and Rincon Retail Center located at 2135-2145 Winchester Boulevard. The Planning Commission finds as follows with regard to File No. PLN2006-145: 1. The signs are compatible to the architecture of the building and are so located to provide reasonable identification to the tenants of the building. 2. The wall signs would be a maximum of 35 or 40 square feet as determined by the respective linear frontage of tenant units. 3. The proposed Master Sign Plan allows signs that are architectural compatible and provide a consistent signing format throughout the building. 4. 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. 5. 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 plan. 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 Campbell 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. Attachment # 1 Page 2 of 2 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. PLN2006-145 SITE ADDRESS: 2135-2145 South Winchester Boulevard APPLICANT: Lexor Builders DATE: May 8, 2007 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 Approved Plans: Approval is granted for a Master Sign Plan for the Winchester and Rincon Retail Center project located at 2135-2145 South Winchester Boulevard anal shall substantially conform to the project exhibits listed below; except as may be modified by the conditions of approval contained herein: a. Winchester &Rincon Retail Center Master Sign Plan b. Winchester &Rincon Retail Center Master Sign Plan Elevations (with no monument sign). 2. Master Sign Plan: All signs permitted under the master sign plan shall be constructed and installed per the approved Master Sign Plans. 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 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.