PC Res 4238RESOLUTION NO. 4238
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A SIGN APPLICATION
(PLN2015-60) TO ALLOW A MASTER SIGN PLAN WITH A SIGN
EXCEPTION FOR AMULTI-TENANT MIXED USE DEVELOPMENT
ON PROPERTY LOCATED AT 2105 S. WINCHESTER
BOULEVARD. FILE NO.: PLN2015-60
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
The Planning Commission finds as follows with regard to file number PLN2015-60:
1. The project site is the Merrill Gardens Development, which is composed of three
buildings; one stand-alone single-story commercial building (Building A); one multi-
story mixed-use building with commercial below and residential above (Building B);
and one assisted living facility (Building C). Building A has commercial tenant spaces
on the front of the building (facing Winchester Boulevard) and the rear of the building
(facing the parking lot).
2. Preparation of a Master Sign Plan is required for a nonresidential project with four or
more tenants, which seeks approval of two or more signs.
3. The proposed project is a request to allow a new Master Sign Plan to incorporate
existing residential signage as previously approved, and to allow new commercial
signage on the front and rear of Building A and the front of Building B.
4. The allowance for tenant wall signage on both the front and rear of the building is
required to ensure sufficient visibility from either the street or parking lot as
necessary. An increase in the area or height of the sign would not provide greater
visibility of the signs because the entrances are located on opposite sides of the
building.
5. The actual 'number of signs' proposed for each business is not more than would be
allowed by code.
6. The total area of signage proposed for each business would be less than the
maximum allowed for each business under City Code.
7. Approval of the sign exception would be consistent with the purpose of the sign
ordinance which includes promoting the economic vitality of the city by maintaining
the identification and visibility of each business and allowing a reasonable amount of
signage to provide adequate information to the public without creating a cluttered
visual environment.
Based on the foregoing findings of fact, pursuant to Sec. 21.30.030.H.3, Sec.
21.30.030.0.4, and Sec. Sec. 21.30.030.0.5, of the Campbell Municipal Code the
Planning Commission further finds and concludes that:
Planning Commission Resolution No. 4238
PLN2015-60 - 2105 S. Winchester Blvd -Master Sign Plan/Sign Exception-Merrill Gardens
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1. The signs otherwise allowed would not be visible to the public due to issues of
distance or obstructions that are beyond the control of the owner of the site on which
the signs are or would be located;
2. The signs could not be made visible and intelligible to a person of normal sight by
allowing an increase in the area or height of the sign;
3. The additional signs comply with all the other requirements, except for the limitations
on the number of signs;
4. The number of signs allowed does not exceed the minimum number of signs
necessary to make the signs visible to the public due to issues of distance or
obstructions that are beyond the control of the owner of the site on which the signs
are or would be located, which could not be accomplished by the number of signs
otherwise allowed;
5. The design complies with the applicable design elements criteria;
6. 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 condition;
7. The location and design of the proposed signs do not obscure existing or adjacent
signs from view; and
8. The project is Categorically Exempt under Sections 15311, Class 11 of the California
Environmental Quality Act (CEQA) pertaining to the construction or placement of on
premise signs.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Sign
Application (PLN2015-60) to allow a Master Sign Plan with a Sign Exception for amulti-
tenant mixed use development on property located at 2105 S. Winchester Boulevard.
PASSED AND ADOPTED this 8th day of September, 2015, by the following roll call vote:
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners
ABSTAIN: Commissioners:
/ /~ t
Reynolds, Bonhagen, Dodd, Finch, Young, and Rich
None
Kendall
None
APPROVED:
Pamela Finch C it
ATTEST: --,~
Paul K i oyan, Secretary
EXHIBIT A
CONDITIONS OF APPROVAL
Modification (PLN2015-60)
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
1. Approved Project: Approval is granted for a Master Sign Plan (PLN2015-060) with a
Sign Exception for the Merrill Gardens Development located at 2105 S. Winchester
Boulevard, stamped as received by the Planning Division on August 25, 2015, except
as modified by the conditions of approval herein.
2. Approval Expiration: The approval shall be valid for one year from the effective date of
Planning Commission action. Within this one-year period, a Sign Permit for a sign
allowed pursuant to the approved Master Sign Plan must be issued.
3. Sign Permit Required: All signs permitted under the Master Sign Plan shall require a
Sign Permit prior to installation. A Sign Permit shall not be issued until all signs to be
removed have been removed.
4. Future Changes: Any sign inconsistent with the approved Master Sign Plan shall require
approval of both a Sign Exception and a Modification to the Master Sign Plan.
5. Sign Maintenance: The signs shall be maintained in good condition at all times and shall
be repaired or replaced as necessary.
6. 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.
7. Provide Updated Sign Plan: Applicant shall submit updated Master Sign Plan reflecting
Option C for proposed signage identifying Tenant Space D.