PC Res 3925RESOLUTION NO. 3925
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL GRANTING A MASTER SIGN PLAN
AND SIGN EXCEPTIONS (PLN2008-165) FOR THE HAMILTON
PLAZA SHOPPING CENTER ON PROPERTY OWNED BY
HAMILTON PLAZA INVESTORS, LLC, LOCATED AT 1640-1790 S.
BASCOM AVENUE IN A C-2-S (GENERAL COMMERCIAL)
ZONING DISTRICT. APPLICATION OF MR. GORDY ROSS. FILE
NO.: PLN2008-165.
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 PLN2008-165.
1. A previously approved Master Sign Program (SA 90-35), approved by the Planning
Commission January 8, 1991, established the existing Master Sign program for the
subject property.
2. At its regular meeting of April 22, 2008, the Planning Commission adopted Resolution
No. 3881, approving a Site and Architectural Review Permit (PLN2008-06), for the
construction of a new 8,000 square-foot commercial building on property located at
1790 S. Bascom Avenue. Condition of Approval No. 15 of this approval required that
"the applicant submit a master sign plan application for signage for the development."
The application herein satisfies this condition of approval.
3. Much of the proposed signage is not consistent with this Sign Ordinance, and therefore
the Planning Commission, in conjunction with approval of a Master Sign Program, shall
grant a Sign Exception for all elements of the Master Sign Program inconsistent with
the Sign Ordinance.
4. The Master Sign Program provides clear requirements for all new signage, specifying
channel lettering (wall signs), contrasting background and text colors (monument
signs), and specific placement.
5. The size and placement of the proposed wall signage is commensurate with the scale
of the shopping center, providing adequate off-site visibility.
6. Existing monument signs will be removed prior to installation of the proposed new
monument signs, and therefore existing signs would not be obscured.
7. The location of the subject shopping center precludes the obscuring of adjacent off-site
signage.
8. A site identification sign 1.5 square feet, as allowed by the Sign Ordinance, is
indiscernible from a distance or from an automobile.
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PLN2008-165 -1640-1790 S. Bascom Avenue -Master Sign Plan and Sign Exceptions
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9. The scale of the subject shopping center, in particular the length of the Bascom Avenue
frontage (1,259 linear feet), and the depth of the center (430 linear feet), is such that
the proposed signage is necessary to adequately identify the tenants of the shopping
center from a distance.
10. Streets trees along Bascom and Hamilton Avenues, when with full foliage, diminish site
visibility from the adjacent right-of-way.
11. Building wall signs are not visible from within the pedestrian walkway, necessitating
pedestrian-oriented signage to ensure adequate identification of tenants.
12. The proposed Sign Program would not allow a wall sign greater than 100 square feet
without a Sign Exception.
13.The subject shopping center is composed entirely of single-story building, and signage
shall not be allowed above the roofline or on a parapet wall, no signage could be placed
at a height greater than forty-five feet.
14.The site identification sign is sized proportionally with the arched corner of the building.
15.The proposed wall signage standards would ensure that new signage is proportional
with building walls in that signage would be limited to a percentage of the fascia height
(70%) and linear frontage (60%/70%).
16. The scale of the center, in particular the length of the Bascom Avenue frontage (1,259
linear feet), and the depth of the center (430 linear feet), is such that one monument
sign is not adequate to identify the center from adjacent right-of-ways.
17. The allowance of signs only along street frontages is not adequate to provide
identification from within the subject center.
18.The City has historically encouraged the construction of articulated building elevations
that provide varied building forms. Hamilton Plaza incorporated a unique architectural
feature in the existing retail-pad building. This feature necessitates additional signage
for proper visibility from within the shopping center.
19.The scale of the some of the larger tenants is such that additional, secondary signage
may be necessary to improve visibility from Bascom Avenue.
20.An increase in the sign area or height of a monument sign would not provide the type of
added visibility that is needed for the subject shopping center. Increased height and/or
sign area only increases visibility where a sign is at significant distance from a vantage
point. Additional monument signs increase linear visibility across the length of the
shopping center.
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21.Additional signs requested for retail-pad and "end cap" tenants stem for the need to
visibility along internal and external frontages. An increase in a sign area or height
would not increase visibility along additional frontages.
22.As the allowable sign area for secondary message signs would be limited to 25% of the
total allowable sign area, and count against the allowable sign area, the addition of
secondary message signs does not represent an increase in signage in terms of sign
area.
23.Two additional monument signs will provide a monument sign for each of the three
entrances into the shopping center, which is a reasonable number of signs necessary
to provide visibility from egress/ingress points along Bascom and Hamilton Avenues.
24. No more than one sign per frontage is requested for the retail-pad and "end cap" tenant
space, which is the minimum number of signs necessary to provide visibility from all
frontages.
25.A maximum of two secondary message signs (limited to 25% of the allowable sign
area) per major tenant would be allowed, which is the minimum allowance if signage of
this type is to be allowed.
Based on the foregoing findings of fact, the Planning Commission further finds and
concludes that:
1. That the signs are consistent with the requirements of this chapter.
2. That the design complies with the design elements criteria listed in subsection (H)(2) of
this section.
3. 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.
4. That the location and design of the proposed signs do not obscure existing or adjacent
signs from view.
5. The signs otherwise allowed by this chapter 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.
6. Allowable signage does not exceed forty-five feet in height or three hundred fifty square
feet in area.
7. No sign shall be increased in size or height more than is necessary to allow the signs to
be visible and intelligible to a person of normal sight;
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8. The signs otherwise allowed by this chapter 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.
9. 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 pursuant to subsection (C) (4),
(Increased sign area or increased sign height) of this section.
10. The additional signs comply with all the requirements of this chapter, except for the
limitations on the number of signs.
11.The number of signs allowed pursuant to this provision shall 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 by this chapter.
12. 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.
13.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.
14. 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.
15.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 granting a Master Sign
Plan and Sign Exceptions (PLN2008-165) for the Hamilton Plaza Shopping Center on
property owned by Hamilton Plaza Investors, LLC, located at 1640-1790 S. Bascom
Avenue, in a C-2-S (General Commercial) 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. 3925
PLN2008-165 -1640-1790 S. Bascom Avenue -Master Sign Plan and Sign Exceptions
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COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division
Declaration of Acceptance of All Conditions: Within thirty (30) days of the
Planning Commission approval, the applicant shall sign the final, approved set of
Conditions of Approval. Until said Conditions are signed, the approved Master Sign
Program shall not be valid for any Sign permits sought from the City.
2. Approved Project: Approval is granted for a Master Sign Program and Sign Exception
(PLN2008-165) to allow for a new Master Sign Program for the Hamilton Plaza
Shopping Center located at 1640-1790 S. Bascom Avenue. Approval of the Master
Sign Program shall not be valid until a Final Master Sign Program, which shall
substantially conform to the revised project plans stamped as received by the
Community Development Department on January 21, 2009 except as may be modified
by the Conditions of Approval specified herein, is submitted for review and approval by
the Community Development Director.
3. Hanging Blade Sign: A Sign Design Detail for existing and/or future hanging blade signs
shall be provided. The Sign Detail shall specify that hanging blade signs be double-
sided, and of no more than six square feet in area. Proposed colors and materials shall
be reviewed and approved by the Community Development Director. If a new design for
future hanging blade signs is proposed, all existing blade signs shall be removed prior
to installation of new blade signs.
4. Monument Signage Guidelines: Tenant ID guidelines shall be revised to specify that
each monument signs shall maintain a minimum of three sign panels and that no sign
panel shall be greater than 20 square feet in area.
5. Monument Sign 1: The applicant shall revise the design of Monument Sign 1 so that it
is similar in size and shape to the Monuments Signs 2 and 3. Said Monument Sign shall
also be relocated near to the Hamilton Avenue entrance and not at the corner of
Bascom and Hamilton Avenues.
6. Sign Permit Required: All signs permitted under the Master Sign Program shall require
a Sign Permit prior to installation.
7. Sign Exception: Any sign inconsistent with the approved Master Sign Program shall
require a Sign Exception from the Planning Commission prior to installation. If the
property owner wishes to make a permanent change to the approved Master Sign
Program, an application fora Modification to the Master Sign Program shall be
submitted.
8. Sign Maintenance: The signs shall be maintained in good condition at all times and
shall be repaired or replaced as necessary.
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9. 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.
PASSED AND ADOPTED this 27th day of January, 2009, by the following roll call vote:
AYES: Commissioners: Alderete, Alster, Ebner, Gibbons, Rocha and Roseberry
NOES: Commissioners: Gairaud
ABSENT: Commissioners: None
ABSTAIN: Commissioners: None
APPROVED:
ATTEST: ~~~~Q~ ~~~~n2~~~!
Ciddy Wordel ,Acting Secretary