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PC Res 4337RESOLUTION NO. 4337 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A MASTER SIGN PLAN (PLN2015-78) INCLUDING A FREEWAY-ORIENTED SIGN, ROOFTOP SIGNS, AND AN INCREASE IN SIGN AREA, HEIGHT, AND NUMBER FOR THE PRUNEYARD SHOPPING CENTER AND OFFICES LOCATED AT 1875, 1887, 1901, 1919, 1995, ~& 1999 S. BASCOM AVENUE. 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 file numbers PLN2015-78: Environmental Findin 1. An Initial Study has been prepared for the Pruneyard Shopping Center and Offices Expansion Project ("Proposed Project") which provides documentation for the factual basis for concluding that a Mitigated Negative Declaration may be adopted since no substantial evidence exists, in light of the whole record, that the project may have a significant effect on the environment. Evidentiary Findings The Project Site is The Pruneyard Shopping Center and Offices, a 27.acre multi-use property encompassing three professional office buildings, ahotel, amulti-building retail shopping center, and amulti-level parking garage. The property is bounded by Bascom and Campbell Avenues to the east and south, Highway 17 to the west, and the Pruneridge Plaza Apartments and the Campisi Way terminus to the north. 2. The Proposed Project includes a Zoning Map Amendment (PLN2015-357), a Master Use Permit (PLN2015-358), a Vesting Tentative Parcel Map (PLN2015-77), a Tree Removal Permit (PLN2015-335), a Master Sign Plan (PLN2015-78), and a Zoning Code Amendment (PLN2015-76). 3. 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. 4. The Master Sign Plan would allow a new comprehensive signage scheme for The Pruneyard Shopping Center and Offices, including afreeway-oriented sign, rooftop signs, and an increase in sign area, height, and number. 5. The Master Sign Plan will be consistent with the Zoning Ordinance with adoption of a separate Zoning Code Amendment, which will establish additional provisions for a 1 Planning Commission Resolution No. 4337 Page 2 Recommending Approval of a Master Sign Plan regional commercial center, freeway-oriented signs, rooftop signs, and property subject to.a Master Use Permit pursuant to the, Overlay Zoning District. 6. The Pruneyard Shopping Center and Offices meets the definition of a regional commercial center. 7. The Master Sign Plan will incorporate existing tenant wall signage as previously approved, and allow new wall and free-standing signage. 8. The Master Sign Plan will be incorporated into the Pruneyard Master Use Permit, adopted by separate action. 9. Allowance for tenant wall signage and increased site identification signage is necessary to ensure sufficient visibility commensurate with the scale of The Pruneyard. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 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, 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.` 3. 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. 4. The additional signs comply with all the other requirements, except for the limitations " on the number of signs. 5. 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. 6. The freeway sign is the minimum height and size necessary to achieve visibility from the freeway. 7. The Pruneyard, as a regional commercial center, is not directly identifiable from the freeway. 8. The design of the signs within the Master Sign Plan complies with the applicable design elements criteria. Planning Commission Resolution No. 4337 Page 3 Recommending Approval of a Master Sign Plan 9. 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. 10.The location and design of the proposed signs do not obscure existing or adjacent signs from view. THEREFORE, BE IT RESOLVED that the Planning Commission recommends approval of a Master Sign Plan including afreeway-oriented sign, rooftop signs, and an increase in sign area, height, and number for The Pruneyard Shopping Center and Offices, located at 1875, 1887, 1901, 1919, 1995, 8~ 1999 S. Bascom Avenue, subject to the attached Conditions of Approval (attached Exhibit A). PASSED AND ADOPTED this 13th day of September, 2016, by the following roll call vote: AYES: Commissioners: Bonhagen, Dodd, Hernandez, Reynolds, Young, and Kendall NOES: Commissioners: ABSENT: Commissioners: Rich ABSTAIN: Commissioners: APPROVED: Cynthia Dodd, Chair ATTEST: Paul Kermoyan, Secretary EXHIBIT A CONDITIONS OF APPROVAL Master Sign Plan (PLN2015-78) 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. 1. Approved Project: Approval is granted for a Master Sign Plan (PLN2015-78) including a freeway-oriented sign, rooftop signs, and an increase in sign area, height, and number for The Pruneyard Shopping Center and Offices, located at 1875, 1887, 1901, 1919, 1995, & 1999 S. Bascom Avenue. The "final" Master Sign Plan shall substantially conform to the "Pruneyard Master Sign Program," dated November 2, 2015, with the exception of the revisions required herein. All new signage on the site shall substantially conform to the "final" Master Sign Plan. 2. Approval Effectiveness: The Master Sign Plan, including provisions for afreeway- oriented sign, rooftop signs, and an increase in sign area, height, and number, shall be valid and effective only when The Pruneyard Master Use Permit is "established". 3. "Final" Master Sign Plan: Prior to any sign approval under the Master Sign Plan, the applicant shall submit a revised "final" Master Sign Plan which shall include the following revisions: a. Freeway Sign Changes: • The freeway sign shall be placed below the roofline of The Pruneyard Place building (1919 S. Bascom Avenue), as depicted on the revised 'Freeway Site ID' drawing, dated January 13, 2016. • The freeway sign shall be reduced to 340 square-feet, as to ensure the total aggregate sign area of freeway-oriented signs is no greater than 500 square feet. b. "Specialty" Sign Changes: • One "specialty" sign per tenant shall be allowed, unless the tenant's leased space is at a building corner with two storefronts, which shall allow the tenant two (2) "specialty" signs. • "Specialty" signs shall be placed above the leased storefront and/or on an adjacent "tower" feature, unless architectural limitations require alternative placement, which may be approved by the Community Development Director as an Architectural Modification. • The maximum size of the "specialty" signs shall be one square-foot per lineal foot of leased storefront area (inclusive of exterior solid/fenestrated perimeter walls) or one square-foot per 50 square feet of leased floor area, up to 100 Recommended Conditions of Approval Master Sign Plan Page 2 square feet of sign area, whichever is greater. Larger signs may be granted by Planning Commission approval of a Sign Permit for an increase to sign area in compliance with CMC Sec. 21.30.030.4 (Increased sign area or increased sign height). • "Specialty" signs may consist of individual channel letters, which may incorporate internal, external, or reverse illumination, and be constructed of any material. Cabinet boxes are prohibited, except for logos (one per sign), which shall not make up more than 25% of the total sign area nor exceed the height of the sign by more than 50%. c. Office Parapet Sign Change: The wall sign on Office Building 01 shall be located on the south elevation (facing Campbell Avenue), oriented away from Highway 17 as determined by the Community Development Director. 4. Incorporation into the Master Use Permit: Upon the effectiveness of this approval, pursuant to Conditions of Approval No. 2 and 3, the "final" Master Sign Plan is hereby incorporated by reference into the Pruneyard Master Use Permit by inclusion as Appendix B. Review and approval of signs shall be in compliance with the provisions of the Master Use Permit. 5. Previous Master Sign Plans: The previously approved Master Sign Plans for the Pruneyard Shopping Center and the Pruneyard Offices, originally approved by Planning Commission Resolutions No. 3579 and 4022, respectively, and any subsequent revisions, shall be void and permanently superseded by the Master Sign Plan approved herein, upon the effectiveness of this approval pursuant to Condition of Approval No. 2. Existing signage approved under these previous Master Sign Plans may remain, until a chance of tenancy or branding requires a new sign, except` as required by Condition of Approval No. 6, below. 6. Construction of Freestanding Signs: Existing monument signs shall be removed concurrently or prior to construction of the approved freestanding "site identification" and "multi-tenant" signs.