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PC Res 2562RESOLUTION NO. 2562 PLANNING COMMISSION BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A TEXT AMENDMENT TO THE CAMPBELL MUNICIPAL CODE, CHAPTER 21.26. (C3 CENTRAL BUSINESS DISTRICT) TA 88-04 AFter notification and public hearing as specified by law on proposed amendments to the text of the Campbell Municipal Code, and after presentation by the Planning Director, proponents and opponents, the hearing was closed. After due consideration of all evidence presented, and based upon the following findings, the Commission did determine that there was a significant need to amend Chapter 21.26 (C3 Central Business District) of the Campbell Municipal Code to provide development and use regulations for the downtown area. The C3 Zoning District will be consistent with the General Plan and the adopted Downtown Development Plan. Specific zoning regulations for downtown are needed in order to implement the Downtown Development Plan. The Planning Commission does hereby recommend that the City Council adopt the attached Ordinance enacting the necessary legislation to make the proposed text amendment effective. PASSED AND ADOPTED this 25th day of October 1988 by the following roll call vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: Stanton, Perrine, Olszewski, Walker, Dickson, Christ Kasolas None ATTEST: Arthur A. Kee Secretary APPROVED: Ronald W. Christ Chairman ORDINANCE NO. BEING AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CAMPBELL AMENDING CHAPTER 21.26 (C3 CENTRAL BUSINESS DISTRICT) OF THE CAMPBELL MUNICIPAL CODE (TA 88-04) The City Council of the City of Campbell does ordain as follows: SECTION ONE: That Chapter/Section 21.26 (C3 Central Business District) of the Campbell Municipal Code is hereby amended as set forth in Exhibit A, attached hereto. SECTION TWO: This Ordinance shall become effective thirty days following its passage and adoption and shall be published once within fifteen days upon passage and adoption in the San Jose Mercury News, a newspaper of general circulation in the City ~f Campbell, County of Santa Clara. PASSED AND ADOPTED this roll call vote: day of , 19 , by the following AYES: Councilmembers: NOES: Councilmembers: ABSENT: Councilmembers: APPROVED: Jeanette Watson, Mayor ATTEST: Barbara Olsasky, City Clerk EXHIBIT A C3 CENTRAL BUSINESS DISTRICT 21.26.010 21.26.020 21.26.030 21.26.040 21.26.050 21.26.060 21.26.070 21.26.080 21.26.090 21.26.100 21.26.110 Purpose. Uses permitted without use permit. Uses permitted with use permit. Uses prohibited. Required setbacks. Building height. Floor area ratio. Automobile parking.~ Development review regulations. Signs. Nonc?nforming buildings and uses. 21.26.010 Purpose. The Central Business District Commercial zone is intended to be a comprehensive zoning district for the downtown business area. The C3 District is specifically created to promote the following objectives in the downtown area of Campbell: To retain and enhance the downtown as a unique retail environment. To enhance the downtown as an economically viable retail and business center serving primarily local and community commercial needs. To ensure the availability of adequate parking for retail and service commercial customers and to encourage the joint utilization of parking. To promote ground floor retail use and to promote a mix of uses dow~ltown. To establish development intensities consistent with the scale of the downtown area and the amount of parking which can be accommodated within and adjacent to it. To reinforce Campbell Ave. as a pedestrian orientated retail street. To maintain the comfortable scale, character, and diversity of a small town business district. To preserve and enhance significant historic buildings within the downtown. To improve pedestrian, visual, and vehicular connections between downtown and adjacent areas. -1- 10. To. insure that new building and remodeling in the downtown is of high architectural design quality. 11. To encourage architectural diversity in the downtown. 21.26.020 Uses permitted without use permit. The following uses are permitted without a use permit provided such uses comply with all provisions of this chapter and are conducted entirely within an enclosed building unless otherwise approved, in accordance with Section 21.26.030: 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13 14. 15. 17. 20. 22. 23 24. 25. 26. 27. 28. 29. 30. 31. 32. Antique store Art Gallery Bakery Barber shop.or beauty parlor Clothes cleaning or pressing agency Clothing or shoe store Custom dressmaking, tailor, or millinery shop (no factory) Department store Drug store Dry goods or notions store Fabric store Florist or gift shop Food store Furniture, electronics, or appliance store Grocery store Hardware store Hobby or crafts store Jewelry store Luggage or leather goods store Meat market or delicatessen Offices, including administrative, executive, financial, real estate, general business, and professional, except on the ground floor for parcels abutting E. Campbell Ay. east of Second St. Pet shop Photographic studio or photo processing Plant store Print or publishing shop Restaurant (standard restaurant only) Shoe-repair Sporting goods store Travel agency Variety/general merchandise store Video rental store Other uses similar to the above pursuant to Section 21.59.070. 21.26.030 Uses permitted with use permit. The uses listed below are permitted subject to approval of a conditional use permit as prescribed in Chapter 21.72 (Conditional Uses), provided that such uses must be conducted wholly within an enclosed building unless otherwise approved. Any use permit approved by the Planning Commission in the C3 zoning district shall be referred to the City Council for ratification. Use permits approved under the provisions of this section shall not become effective unless and until such ratification is given: 1. Those uses specified in Section 21.72.120, Additional Uses Permitted 2. Arcade (containing amusement devices and games) 3. Bank or similar financial institution 4. Bookstore 5. Fast food restaurants 6. Health spa or figure salon 7. Liquor establishments (includes any business, private club, or other activity which offers for sale any product containing alcohol for the consumption by humans, either on or off the premises, and for which a license or permit is required by the State Alcoholic Beverage Control Department). 8. Night club or live entertainment 9. Offices, including administrative, executive, financial, real estate, general business, and professional located on the ground floor of parcels abutting E. Campbell Ay. east of Second St. 10. Record store 11. Residential condominiums or apartments (upper floors only) 12. Parking lot or structure 13. Second hand or thrift store 14. Theatre 15. Uses conducted outside of buildings, subject to the following: A. The outside use shall not obstruct any public right-of-way B. The outside use shall be limited to an area specifically set forth in the conditional use permit, and to the use set forth therein C. The outside use shall be designed and maintained in a manner that is aesthetically harmonious with the surrounding structures D. The outside use shall be operated, designed and maintained in a manner to prevent any obnoxious or offensive noises or odors from being perceptible beyond the boundaries of the property. 16. Other uses similar to the above pursuant to Section 21.59.070. 21.26.040- Uses prohibited. The following uses are prohibited in the C3 District and its subdistricts: Storage of industrial vehicles, except for the purpose of loading and unloading. The storage or warehousing of merchandise or products in the building or on the premises for sale other than at retail on the premises. -4- The outdoor storage of merchandise or products, unless otherwise approved, in accordance with Section 21.26.030. The assembly, compoundin§, manufacturing, or processing of merchandise or products, except such as are customarily incidental or essential to permitted retail commercial and service uses. Any use which is obnoxious or offensive or creates a nuisance to the occupants or commercial visitors of adjacent buildings or premises by reason of the emission of dust, fumes, glare, heat, liquids, noise, odor, smoke, steam, vibrations, or similar disturbance. 21.26.050 Required setbacks. The following setbacks from the street property line are required in the C3 district: E. Campbell Ave.: None allowed, unless the City Council, upon recommendation of the Planning Commission, finds that a setback would better serve the public safety or welfare, and would not be detrimental to the overall design of the area. North and south streets intersecting with E. Campbell Ave.: None allowed for a distance of 80 feet from E. Campbell Ave, unless the City Council, upon recommendation of the Planning Commission, finds that a setback would better serve the public safety or welfare, and would not be detrimental to the overall design of the area. 3. Civic Center and Orchard City Dr.: 10 feet, minimum. North and south streets intersecting with Civic Center or Orchard City Drive: 10 feet for a distance of 80 feet from Civic Center or Orchard City Drive. 5. Elsewhere: Up to 10 feet (optional). 21.26.060 . Buildin~ heisht. The maximum height in the C3 district shall be 45 feet, except that with approval of a conditional use permit, pursuant to Section 21.26.030, the maximum height shall be 75 feet. 21.26.070 Floor area ratio. The maximum floor area ratio (FAR) in the C3 district shall be 2.0 to 1., except that with approval of a conditional use permit, pursuant to Section 21.26.030, the maximum FAR shall be 4.0 to 1. 21.26.080 Automobile parking. The provisions of Sections 21.50.010, 21.50.030, 21.50.040, and 21.50.060 of Chapter 21.50 (Parking & Loading) shall apply to the C3 district. However, the following requirements shall apply in the C3 district in lieu of Sections 21.50.020 and 21.50.050: Parking Zone 1 and Parking Zone 2 are created as indicated on Map 1 which is incorporated within this Chapter. 2. The requirements for Parking Zone 1 are as follows: Ao All new parking shall be provided in shared parking facilities, unless the City Council, upon recommendation of the Planning Commission, finds that another parking arranggment would better serve the public safety or welfare, and would not be detrimental to the overall parking and circulation in the area. In computing the total parking requirement, credit shall be allowed for existing on-site parking or for existing shared off-site parking if an agreement, acceptable to the City, which provides for the use and maintenance of such shared parking is in effect. Legally existing uses shall be required to meet the new parking standards when there is a change in use to one which requires more parking than is currently provided, unless the City Council, upon recommendation of the Planning Commission, finds that the existing parking will adequately meet the demands generated by the change in use, and will not be detrimental to the overall parking and circulation in the area. The required shared facility parking ratios, based on gross square footage of a building, unless otherwise indicated, are as follows (parking spaces/square foot): Retail Office Standard Restaurant Bank Residential Service Commercial 1:345 sq.ft. (gross) 1:425 sq.ft. (gross) 1 space per 4 seats 1:200 sq.ft. (gross) 2 per unit 1:345 sq.ft. (gross) 3. The requirements for Parking Zone 2 are as follows: Participation in public, shared parking facilities shall be permitted only after all Parking Zone 1 uses have been accommodated, subject to availability of adequate sites for parking development. Parking requirements may be reduced by the City Council for mixed use projects, to the extent justified, when: Adequate shared parking is provided to compensate for the lack of parking designated for the business; and An agreement acceptable to the City, which provides for use and maintenance of the shared parking is entered into. Any adjustment made pursuant to this provision shall not reduce the parking requirements of Zone 2 beyond the parking requirements for Zone 1. Legally existing uses shall be required to meet the new parking standards when there is a change in use to one which requires more parking than is currently provided, unless the City Council, upon recommedation of the Planning Commission, finds that the existing parking will adequately meet the demands generated by the change in use, and will not be detrimental to the overall parking and circulation in the area. The required parking ratios based on gross square footage of a building, unless otherwise indicated, are as follows (parking spaces/square foot): Retail Office Standard Restaurant Bank Residential Service Commercial 1:300 sq.ft. (gross) 1:385 sq.ft. (gross) 1 space per 3 seats 1:200 sq.ft. (gross) 2 per unit 1:300 sq.ft. (gross) 21.26.090 Development review re~ulations. Downtown Development Permit. Unless otherwise specified in this Chapter, no building, structure, or use shall be created, maintained, established, erected, constructed, enlarged, placed, or installed in the C3 District unless and until a Downtown Development Permit (DDP) is issued. Application: Application for a Downtown Development Permit shall be filed with the Planning Director. All applications shall be accompanied by a filing fee in accord with the schedule of fees established by the City Council, no part of which is refundable. The Planning Director shall prescribe the form of application and data to be filed with the application. A development plan shall be required to accompany the application. If development is to be carried out in stages, each stage shall be shown on a master plan of development. The plan shall indicate the site location and planning of all open spaces and structures to show that the development will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. The plan shall include proposed buildings or structures with elevations which show appearance and materials of exterior walls, landscaping, walls or fences used for screening or separation, design of ingress and egress, and off-street parking or loading facilities. The Planning Director may also require such other information as it considers necessary. A development schedule indicating the latest date on which construction of the project is to begin and anticipated date of completion is required. Design standards. Downtown Campbell possesses a wealth of small scale commercial buildings that are architecturally exemplary of the variety of historic periods in which they were constructed. These design standards are intended to both promote the conservation and rehabilitation of buildings and to encourage new building and remodeling which is simultaneously in keeping with existing buildings and architecturally exemplary of contemporary design. In this way the architectural history and richness of downtown will be continued and expanded. Each new building and remodeling project in the downtown shall adhere both in its large and small scale parts to the architectural patti or style adopted for the project. Architectural design shall be of high quality, measured against contemporary standards. The following sections (1) Building mass, (2) Building form and composition, (3) Storefronts, (4) Materials, colors and finishes, and (5) Other elements, are guidelines encouraging the relation of specific project aspects to the designated architectural parti or style. Buildings and structures in the C3 District shall conform to the following design standards: A. Building mass. ao Large building facades greater than 40 feet in length shall be divided into smaller elements 20 to 30 feet long, to complement the intimate scale created by the existing small property divisions. Second floor decks or terraces at the rear of buildings for use by adjacent offices or restaurants should be incorporated whenever practical to add a sense of vitality to the rear building facades. Roof design shall be consistent with the huildtng's architectural style. Mansard, shed, or residential type roofs are prohibited unless it is demonstrated that such a roof style is structurally or architecturally suitable for the particular project or location. The existing residential building types of historical significance should retain their character, including features such as landscaped setbacks. Building form and composition. ao Unique and historic building elements such as parapet details and belt courses shall be retained and ~estored. Traditional commercial building forms should be incorporated whenever practical. Co Open air dining areas facing Campbell Ave. should be employed to the greatest extent practical. The buildings should not be set back from the street, but should contain the dining areas within their architectural framework. Upper stories in multi-story buildings are required to have solid surfaces with vertical rectangular windows, augmented with frames. Glass curtain walls should not be approved unless it is demonstrated that such walls are the only structurally or architecturally suitable form of wall for the particular project or location. Architecturally exemplary design of high quality shall be employed. Building should not be made to look "old time" unless such design would be clearly more appropriate and harmonious with the purposes of this Chapter. Buildings shall incorporate base, cornice, and other elements appropriate to their architectural style. Storefronts. First floor frontages shall have an integrated design including display windows, an entry and signing. The design of the building storefront shall be consistent with the building's architectural style. Walls facing pedestrian ways should have elements of visual interest, such as fenestration, displays, signing or landscaping, unless the effect of such elements would be clearly contrary to the purposes of this Chapter. Large areas of blank walls should not be permitted unless it is demonstrated that such blank areas are clearly more appropriate and harmonious with the purposes of this Chapter than would be the case if elements of visual interest were incorporated. do Buildings facing Campbell Ave. shall have their primary entries along that street. eo Entries should be recessed, as they add depth to storefront, and act as transition areas between the street and shop interiors, unless the effects of such entries would be clearly contrary to the purposes of this Chapter. Doors and windows shall be of clear glass. Unglazed wqod doors, screen doors and doors or windows of heavily tinted or reflective glass should not be approved unless it is demonstrated that such doors and windows are the only structurally or architecturally suitable form for the particular project or location. Storefront windows shall reflect the building's character. For instance, on 1940's and 50's "showcase" buildings exposed aluminum frame windows are appropriate. Ground floor offices facing Campbell Ave. are required to maintain the same storefront character as retail spaces. Awnings on building facades should be employed when appropriate, as they add color, weather protection and opportunities for signing. As in other architectural elements, the awnings should be designed to reflect the building's geometry. Materials, colors and finishes. Primary facade materials shall be limited to those which are characteristic of the buildtng's architectural style. Exterior wall finishes shall be smooth and of finished quality, not deliberately rough in an attempt to look antiqued or used. Primary building colors shall be characteristic of the butldtng's architectural style. Overly bright, garish, or otherwise offensive colors or color combinations are prohibited. Accent materials such as tile bases shall be carefully chosen to complement the building style and coordinate with adjacent buildings. The use of shingles, lava rock, sheet metal siding or any other residential or industrial materials should not be approved unless it is demonstrated that such material would be the only structurally or architecturally suitable materials for the project or location. eo Painted trim shall coordinate with primary facade colors to add more depth and interest to the buildings. fo A coordinated color scheme which responds to the style of the structure shall be developed for each building. The colors of signing, awnings, planters, accent materials and primary facade colors should all be considered. The number of colors should be limited. E. Other elements. Trash collection and storage areas shall be carefully screened. Mechanical equipment shall be screened from view. Exhaust louvers shall not be located in the storefront areas. Colorfully landscaped planters are allowed. These are especially appropriate below second floor windows. d. Ail building maintenance shall be done conscientiously. Action by Plannin~ Director. The Planning Director may, upon recommendation of the Redevelopment Director, review and decide applications for minor additions or alterations to existing buildings and minor changes in plans which have previously been approved. Minor changes are limited to modifications in the site plan and elevations that will not change the overall character of the proposed development. The Planning Director may also approve new uses in existing buildings when the new use is similar in character and intensity to the use originally approved. However, if the Planning Director finds that the proposed development or use will have a substantial effect on the surrounding area, he shall refer the application to the Planning Commission for consideration. Action by the Site & Architectural Review Committee. The Site and Architectural Review Committee (as specified in Section 21.42.030) shall review all development plans (except those approved by the Planning Director as specified in Section 21.26.100(4) and make reports and recommendation on each application to the Planning Commission. 6. Action by the Plannin~ Commission. mo The Planning Commission shall hold a public hearing on a Downtown Development Permit application. The hearing shall be noticed as prescribed in Chapter 21.78, Public Rearing Notice Procedures. Following public hearing and within 60 days after the acceptance of the application for a Downtown Development Permit, the Planning Commission shall report its findings and recommendation to the City Council by resolution, unless the application is continued with the concurrence of the applicant, in which case the 60-day period may be exceeded. The Planning Commission may recommend conditions as it deems reasonable and necessary under the circumstances to carry out the intent of this Chapter and the General Plan. The Plannipg Commission may also recommend time limits within which the condition must be fulfilled and the proposed development started and completed. Action by City Council. Upon the receipt of the report of the Planning Commission, the City Clerk shall set the matter for public hearing before the City Council. The hearing shall be noticed as prescribed in Chapter 21.78, Public Hearing Notice Procedures. The City Council shall render its decision by resolution within 30 days after the conclusion of such public hearing. Upon a finding that the proposed development or uses is in conformance with the provision of Title 21, the City Council may approve the application. In approving the application, the City Council may require such conditions as it deems necessary and appropriate to secure the purposes of this title and the General Plan, and may require guarantees and evidence that such conditions are being or will be complied with. The City Council may impose time limits within which the conditions must be fulfilled and the proposed development started and completed. Notification of decision. The Planning Director shall give written notification of the decision to the applicant. In the case of approval, the notification shall include all conditions and time limits. RiKht of appeal. Any persons aggrieved by a decision of the Planning Director or Planning Commission may appeal following the procedures as prescribed in this Section. An appeal may be made to the Planning Commission by the applicant or any other interested party from any discretionary administrative decision or interpretation made by the Planning Director or any City Official under this Chapter. Such appeal shall be filed with the Planning Director. Ministerial actions granting or denying a permit under this Chapter are final and may not be appealed. An appeal may be made to the City Council by the applicant or any other interested party from any decision of the Planning Commission under this Chapter. Such appeal shall be filed with the City Clerk. All appeals shall be made by filing a written notice thereof, signed by the appellant, clearly identifying the decision or interpretation from which the appeal has been taken and the grounds for the appeal. The notice of appeal must be received by the Planning Director or the City Clerk not later than ten calendar days following the date of the action from which the appeal has been taken. Any decision not appealed within the ten-day period shall be final. Appeals to Planning Commission. An appeal to the Planning Commission from a discretionary administrative decision or interpretation shall be scheduled for hearing at the earliest regular meeting of the Planning Commission consistent with agenda preparation requirements and meeting schedules. The Planning Commission shall not be required to hold a public hearing, however nothing herein shall prevent the Planning Commission, in its discretion, from receiving testimony or other evidence from any persons pertaining to the subject of appeal. The Planning Commission may affirm, reverse, or modify the administrative decision or interpretation, and may refer the matter back to the Planning Director or other Gity Official for such further action as may be directed by the Planning Commission. The Commission shall make such findings as may be required to support its decision. Appeals to City Council. An appeal to the City Council from a decision of the Planning Commission shall be scheduled for hearing at the earliest regular meeting of the City Council consistent with agenda preparation requirements and meeting schedules. The City Council shall not be required to conduct a noticed public hearing unless 10. 11. bo the action by the Planning CommisSion was taken in connection with a proceeding which required public hearing; provided, however, that nothing herein shall prevent the City Council, in its discretion from receiving testimony or other evidence from any person pertaining to the subject matter of appeal. The City Council may affirm, reverse or modify the decision of the Planning Commission, and may refer the matter back to the Planning Commission for such further action as may be directed by the City Council. The City Council shall make such findings as may be required to support its decision. Development schedule expiration and revision. A development schedule ip.dicating the latest date on which construction of the project is to begin and the anticipated date of completion shall be approved with the project. A development schedule may be extended or reinstated by the City Council upon receipt of a written request which includes a new development schedule. All applications for an extension or a reinstatement of a development schedule shall be accompanied by a filing fee in accord with the schedule of fees established by the City Council, no part of which is refundable. Modification of approval. Unless approved under Section 21.26.090 (4), all application for modification to approved Downtown Development Permits (such as a change in use or conditions, or a modification to the plans) must be approved by the City Council, by resolution, upon recommendation of the Planning Commission. All applications for modifications must be accompanied by a filing fee in accord with the schedule of fees established by the City Council, no part of which is refundable. 12. Permits not to be issued if nonconformance exists. No Downtown 13. Development Permit, building permit, business license, or any other type of permit shall be issued for any use in a C3 District where such use does not conform to the development plan as approved by the City Council, except as provided for in Chapter 21.64 (Nonconforming Buildings) and Chapter 21.66 (Nonconforming Uses.) Inspection by Plannin~ Director. From time to time the Planning Director shall compare the actual development accomplished in the various C3 Districts with the approved development schedule, and shall report his findings to the City Council. -14- 14. Revocation. The Plannin§ Director may issue a notice of noncompliance for any failure to comply with any condition of a downtown development permit, deviation from approved plans, or for failure to comply with any state law or local ordinance, or if the use creates a nuisance. If the noncompliance or nuisance is not abated, corrected, or rectified within the time specified in said notice, the Plannin§ Director shall set a date for public hearin§ before the Plannin§ Commission. The public hearing shall be noticed as prescribed in Chapter 21.78, Public Hearin§ Notice Procedures. Following public hearing, the Planning Commission shall report.its findings and recommendations to the City Council by resolution. The Planning Commission may recommend revocation, suspension, or modification of a downtown development permit upon finding that: A violation of one or more conditions of the Downtown Development Permit exists and was not abated, corrected, or rectified within the time specified on the notice of noncompliance; or A violation of any ordinance or state law exists and was not abated, corrected, or rectified within the time specified on the notice of noncompliance; or c. The use as presently conducted creates a nuisance. Co Upon receipt of the report of the Planning Commission, the City Clerk shall set the matter for public hearing before the City Council. The hearing shall be noticed as prescribed in Chapter 21.78, Public Hearing Notice Procedures. Following public hearing and after consideration of the Planning Commission report, the City Council shall render its decision by resolution. The City Council may revoke, suspend, or modify a downtown development permit upon finding that: A violation of one or more conditions of the downtown development permit exists and was not abated, corrected or rectified within the time specified on the notice of noncompliance; or A violation of any ordinance or state law exists and was not abated, corrected, or rectified within the time specified on the notice of noncompliance; or c. The use as presently conducted creates a nuisance. 21.26.100 Signs. Signs may be erected in accordance with the provisions of Chapter 21.53 (Signs), except that the following standards shall supercede those listed under Section 21.53.090: Intent: The intent of these regulations is to stimulate creative, good quality signing which will complement the intimate scale and architectural character of the area, and which will complement the architectural style of the building to which the signing is fixed. Allowable signs: Each business shall be allowed one square foot of sign area for each one linear foot of business frontage. A minimum of 20 square feet is allowed and a maximum of 40 square feet allowed for each business. Si~n materials: Appropriate sign materials include enameled metal, neon tubing, painted wood, cast metal, painted fabric and similar materials. Plastic signs should not be approved unless it is demonstrated that the use of such plastic signs at the proposed location would be more harmonious with the purpose of this Chapter than the foregoing enumerated materials. Wall signs: Each business may have one wall sign, except corner businesses which may have two. This sign shall be located below the top of parapet on single story buildings and below the second floor sill on multi-storied buildings. It may be painted directly on a wall, a sign panel attached to a parapet wall, or of individually formed letters attached to a wall. AwninKs: Awnings may be used in lieu of wall signs. An insignia or name may be painted, silk screened or appliqued onto the awning. Awnings may project 5 feet into the public right-of-way on Campbell Ave. and must maintain a minimum clearance of 8 feet from the ground. All other streets shall be limited to a 2-foot projection and have a minimum clearance of 8 feet. Awnings must be securely attached to building and well maintained. No supports or poles may be located in the public right-of-way. Awning forms must be carefully chosen to complement the architectural style of the building to which they are fixed. 6. ProjectinK SiKhS: In lieu of a wall sign or awning sign, a business is allowed one projecting sign. The projecting sign may serve to identify more than one tenant in the building. If the projecting sign is double-faced, its area must be calculated for each side of the sign, and the total area must fall within the total allowable sign area for the business. Signs fronting E. Campbell Ave. may project 4 feet over the public right-of-way with a minimum 8 foot clearance from the ground. Signs fronting the side streets and loop streets may project 2 feet into the public right-of-way and have a minimum 10 foot clearance above the ground. Banners may be used as an alternate type of projecting sign, if consistent with the architectural style of the building to which they are fixed. Only fabric banners may be used. The image may be painted, silk screened or appliqued onto the fabric. Each side must be calculated into the total allowable sign area. Ail banners must be well maintained and of professional quality. Window graphics: In addition to other allowed signing, each business may have one window graphics display. Letters shall be gold, white or other light colors. The signing must constitute 20 percent or less of a businesses' window area. LiKhtin~: Only external illumination of signs is allowed except for neon or individual letter signs. 21.26.110 Design: Ail signs are required to be designed by a professional architect, graphic designer, or designer working for a sign company, or other design professional. Nonconforming buildings and uses. Nonconforming buildings and uses shall be governed by the standards set forth in Chapter 21.64 (Nonconforming Buildings) and Chapter 21.66 (Nonconforming Uses).