PC Res 3579
RESOLUTION NO. 3579
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF CAMPBELL APPROVING A MASTER SIGN PLAN AND SIGN
EXCEPTION (PLN2004-82) FOR THE PRUNEY ARD SHOPPING CENTER
ON PROPERTY OWNED BY EQUITY OFFICE PROPERTIES LOCATED
AT 1875 S. BASCOM AVENUE IN A C-2-S (GENERAL COMMERCIAL)
ZONING DISTRICT. APPLICATION OF MS. JULIE PETIT, ON BEHALF
OF EQUITY OFFICE PROPERTIES. FILE NO.: PLN2004-82.
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 PLN2004-82:
1. Each of the existing main, secondary, and single tenant ill monument signs located on East
Campbell and South Bascom Avenues would be modified to comply with the new design and
color scheme of the proposed Master Sign Plan.
2. Each of the existing main directory, pedestrian directional, blade directional, and tenant
secondary ill signs would be modified to comply with the new design and color scheme of
the proposed Master Sign Plan.
3. There shall be seven new vehicular directional signs to help people better navigate around the
shopping center. The signs would be a maximum of five feet, six inches tall and would only
display information regarding directions within the shopping center. The City's Traffic
Engineer reviewed the locations of the proposed signs and found no problems with the
locations with regard to sightline visibility for pedestrians and vehicles.
4. The applicant is proposing three new types of individual tenant signs to accommodate three
different types of signing situations within the shopping center; flagship tenant roof mounted
signs, small tenant roof mounted signs, and small tenant beam mounted signs.
5. A major tenant would be categorized as a tenant space with a square footage of 4,000 square
feet and greater and a minor tenant would be categorized as a tenant space with a square
footage of less than 4,000 square feet.
6. The flagship tenant roof mounted signs would be comprised of internally illuminated reverse
channel letters/logo with a halo lighting effect, attached to a permanent wrought iron sign
frame. The sign frame would be 16 feet long and two feet, six inches tall. The maximum
square footage of the lettering/logo would be 24 square feet, which is less than the 50 square
foot maximum allowed by the Sign Ordinance.
7. The small tenant roof mounted signs would be comprised of internally illuminated reverse
channel letters/logo with a halo lighting effect, attached to a permanent wrought iron sign
frame. The sign frame would be eight feet long and two feet tall. The maximum square
footage of the lettering/logo would be 18 square feet, which is less than the 50 square foot
maximum allowed by the Sign Ordinance.
Planning Commission Resolution No. 3579
PLN2004-82 -1875 S. Bascom Avenue - Master Sign Plan & Sign Exception - Prune Yard
Page 2
8. The small tenant beam mounted signs would be comprised of internally illuminated reverse
channel letters/logo with a halo lighting effect, attached to a permanent wrought iron sign
frame. The sign frame would be eight feet long and two feet tall. The maximum square
footage of the lettering/logo would be 18 square feet, which is less than the 50 square foot
maximum allowed by the Sign Ordinance.
9. Some of the existing signs that would not change are tenant signs that were approved as sign
exceptions for major tenants in the shopping center and some are wall-mounted signs that can
be accommodated on the remodeled portion of the shopping center.
10. The existing wall mounted signs in the remodeled portion of the shopping center, located on
the southeastern portion of the center, would remain the same. Upon change in tenant
occupancy, new signs would be required to be internally lit, channel letters/logos mounted to
the wall. The maximum square footage of these signs would be one square foot of sign area
for every linear foot of business frontage, with a minimum of 20 square feet and a maximum
of 50 square feet.
11. Tenants would be allowed to pick the size, color, font, and arrangement of the letters/logos of
their sign, within the parameters of the Master Sign Plan.
12. Logos and some graphics would be able to scale beyond the sign border only upon approval
and would not be allowed to go above the raceway more than four inches or below the
raceway more than two inches.
13. Each tenant is allowed one sign per tenant space, with the exception of the tenant spaces
currently occupied by Le Boulanger (#440) and Lisa's Tea Treasures (#165).
14. 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 not be adequately identified.
2. The uses are of such size and are located in reference to surrounding uses and the traffic
circulation system so that larger, higher and 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 ofthe 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.
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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.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission approves a Master
Sign Plan and Sign Exception (PLN2004-82) on property owned by Equity Office Properties
located at 1875 S. Bascom Avenue in a C-2-S (General Commercial), subject to the following
conditions.
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
Plannint! Division
1. Approved Plans: Approval is granted for a Master Sign Plan and Sign Exception for the
PruneYard Shopping Center located at 1875 S. Bascom Avenue. Project 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 stamped as received by the Planning Division on August 2, 2004.
b. PruneYard Shopping Center Master Sign Plan Standards.
2. Master Sign Plan: All signs permitted under the master sign plan shall be constructed and
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installed per the approved Master Sign Plans and the Prune Yard Shopping Center Master
Sign Plan Standards by December 31,2005.
3. Modifications: Any proposed modifications to signs not in conformance with the approved
master sign plan or the PruneYard Shopping Center Master Sign Plan Standards shall require
approval of a Sign Exception by the Planning Commission.
4. Sign Maintenance: The signs shall be maintained in good condition at all times and shall be
repaired or replaced as necessary.
5. 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 shall provide a site plan with the location of each existing and
proposed sign in the shopping center to the Planning Division prior to the issuance of any
building permits for signs.
PASSED AND ADOPTED this 10th day of August, 2004, by the following roll call vote:
AYES:
Commissioners:
Alderete, Doorley, Francois, Gibbons, Hernandez and
Roseberry
None
Rocha
None
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
ATTEST:
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Sharon Fierro, Secretary