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DRC Summary 03-06-08 City of Cupertino 10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308 To: Mayor and City Council Members Planning Commissioners From: Steve Piasecki, Director of Community Development Date: March 18, 2008 Subj: REPORT OF DESIGN REVIEW COMMITTEE FINAL DECISIONS MADE March 6,2008 Chapter 19.136 of the Cupertino Municipal code provides for A eal of decisions made b the Desi Review Committee 1. Application EXC-2008-01; Evershine, 19620-19870 Stevens Creek Blvd Description Sign Exception to exceed the number of allowed tenant names on a monument sign, to exceed the allowed maximum sign height and to exceed the number of allowed signs for several tenants as part of a sign program Action The Design Review Committee approved the application on a 2-0 vote. This is effective March 6, 2008. The fourteen-calendar day appeal will expire on April 1, 2008. Enclosures: Design Review Committee Report of March 6, 2008 Resolution No. 267 Approved Plan Set 2. Application EXC-2008-02; Michael Abler (Pavy residence), 10767 Brookwell Drive Description Single Family Residential Exception to construct a portion of a side-yard addition to within five feet of the north side property line Action The Design Review Committee approved the application on a 2-0 vote. This is effective March 6, 2008. The fourteen-calendar day appeal will expire on March 24, 2008. Enclosures: Design Review Committee Report of March 6, 2008 Resolution No. 265 Approved Plan Set 3. Application EXC-2008-03; Civic Park, LLC. (Amici's Pizza), 10300-10380 S De Anza Blvd 20490-20530 Town Center Ln Description Sign Exception for a ground sign in the public right of way, to allow for a second wall sign and for a revision to an approved sign program Action The Design Review Committee approved the application on a 2-0 vote. This is effective March 6, 2008. The fourteen-calendar day appeal will expire on April 1, 2008. Enclosures: Design Review Committee Report of March 6, 2008 Resolution No. 266 Approved Plan Set G :planningIDrcj030608 summaryletter.doc To: From: Subject: Location: Design Review Committee Gary Chao, Senior Planner Application: EXC-2008-01 19638 Stevens Creek Boulevard Date:March 6, 2008 PROJECT DESCRIPTION: Sign Exception to exceed the number of allowed tenant names on two monument signs, to exceed the allowed maximum wall sign height and to exceed the number of allowed signs for several tenants as part of a sign program. RECOMMENDATION: Staff recommends that the Design Review Committee: 1. Approve the Sign Exception to exceed the number of allowed tenant names on two monument signs, to exceed the allowed maximum wall sign height and to exceed the number of allowed signs for several tenants as part of a sign program, with staff suggested changes. BACKGROUND: In April of 2006, the Design Review Committee approved a sign exception (EXC-2006- 02) for the Marketplace shopping center allowing wall signs to exceed the sign ordinance requirements for height and number as part of a sign program. The sign program specifies the maximum letter heights for single and double row signs on each of the buildings (buildings A, B and main shopping center) and the number of signs that each tenant may have. In March of 2007, the Design Review Committee approved another sign exception (EXC-2007-03) that allowed Bay Area Bridal and New Things West to have larger wall signs and to allow neon signs on the tower element of building A. At the time of the previous exceptions, building A was still being occupied and the construction for building C had not begun. Building A is completely occupied now and Building C is currently under construction. The applicant is amending the sign program to include guidelines for signs on Building A, two new ground signs along Stevens Creek Blvd. and several on-site directory signs. In addition, the applicant is requesting the following exceptions: 1. To exceed the number of allowed signs (name plates) for a multi-tenant monument sign. 2. To exceed the number of allowed signs for several tenants. 3. To exceed the allowed maximum wall sign height for all tenants on Buildings A andC. 1-1 EXC-2008-01 Marketplace Shopping Center March 6, 2008 Page 2 '- ./ . '- '- - u'OCJ [] 0 DDD [;J,n, f! fJ DISCUSSION: Wall Sign Height The original approval (EXC-2006-02) limited the height of all second floor building . signs on Building A to 22 inches (single row) and 24 inches (double row). A more recent exception approval (EXC-2007-03) permitted Bay Area Bridal and New Things West to each have a 36 inch tall wall sign on the second level of the tower element on Building A. The applicant is requesting to increase the allowable height for all second floor wall signs (on both Buildings A & C) to 24 inches maximum. In addition, the applicant is requesting that US Bank be allowed to have a new 36 inch tall wall sign on the tower element of Building A. According to the City's Ordinance, buildings that are setback 50 feet (measured from curb to building wall) may be allowed to have walls signs up to 24 inches in height. Both buildings A and C are setback approximately 46 feet from the street curb along their north elevations. This means that the majority of the tenant frontages along the other elevations (east, west and south) are setback more than 50 feet from the curb. In addition, the proposed 24 inch second floor sign height is consistent with the allowable sign heights on the ground floor and the rest of the shopping center. Staff supports allowing all second floor tenants to have 24 inch tall walls signs but believes that the exception findings cannot be met for the proposed 36 inch tall US Bank sign (please refer to additional discussion below on the US Bank sign). 1-2 EXC-2008-01 Marketplace Shopping Center March 6, 2008 Page 3 Number afWall Signs Currently, US Bank (an existing ground floor tenant in Building A) has two walls signs (on the west and east elevations). The new sign program proposes a third sign for US Bank on the tower element along the northeast elevation (immediately adjacent to the Medion's tower sign) in order to capture more visibility along Stevens Creek Blvd. The Medion's tower sign is symmetrically centered on the tower element and creates an aesthetically pleasing proportion of signage and building. In staff's opinion, any additional signage on the tower element will appear overcrowded and compromise the aesthetics and symmetry of the tower /building. Therefore staff does not support the new US Bank tower Sign. For the same reason, staff recommends that only one other tenant (Bay Area Bridal) be allowed to place a wall sign on the second level of the tower element on Building A. Previously, the Design Review Committee (EXC-2007-03) allowed both Bay Area Bridal and New Things West to locate wall signs on the second level of the tower element facing the northeast elevation (these signs have not been mounted). Staff recommends eliminating that tower sign for New Things West so that the Bay Area Bridal sign may be sYmmetrically placed (or centered) on the tower similar to the Medion sign below. The US Bank has the option of locating their name plate on one of the proposed monument signs along the Stevens Creek Blvd. frontage. Ground Signs Two new shopping center monument signs are proposed along the Center's Stevens Creek frontage to replace an existing ground sign. The Sign Ordinance permits two monument signs if the property has a minimum lineal frontage of 500 feet. The project's frontage along Stevens Creek Blvd. is approximately 842 feet. However, the Sign Ordinance prescribes that each monument sign may only have up to five tenant names. The sign programs proposed to have seven tenant names on each of the monument sign. Staff believes that the intent of limiting the number of tenant names to 1-3 EXC-2008-0l Marketplace Shopping Center March 6, 2008 Page 4 five is to facilitate readable and aesthetically pleasing monument signs. The proposed design and size of the monument signs are appropriate and staff supports the number of proposed tenant name plates on the monument signs. Directory Signs The applicant is proposing several directory signs both in the parking lot area and on the buildings. However, since these signs are located entirely on the interior lot of the shopping center, they are exempt from discretionary review and approval. A condition has been added that requires all on-site directory and informational signs conform to the Chapter 17.16 of the City's Sign Ordinance (Exempt Signs). Findings for Exception Per Section 17.44.040 of the Municipal Code, the Design Review Committee may grant an exception based upon the following findings: A. Literal Enforcement of the Sign Regulations are Inconsistent with Spirit and Intent of Sign Ordinance The intent of the Sign Ordinance is to "provide architectural and aesthetic harmony of signs as they relate to building design" and to "promote attractive and effective signs." Although the sign program for the Marketplace was approved to allow variation from the Sign Ordinance, staff believes that the intent of the Sign Ordinance still applies to the application of the sign program. Therefore, staff does not believe this finding can be met to allow the US Bank sign and New Things West sign on the tower feature of Building A. However, staff is supportive of the proposed 24 inch sign height both on the ground floor and second floor of building A and C since they will be architecturally consistent with the rest of the center. Staff is also supportive of having seven tenant names on each of the proposed monument signs. B. The granting of the exception will not result in a condition which is materially detrimental to the public health, safety, or welfare The proposed Sign Exception will not be detrimental to the public health, safety, or welfare; however, staff believes that it is not in the public interest to allow the additional US Bank Sign and the New Things West Sign on the tower element of building A, given that the intent of the sign program is to promote consistency and compatibility of sign design within the shopping center. C. Least Modification and Minimum Variance to Accomplish Purpose The sign program for the shopping center already allows letter heights and sign numbers for many of its tenants that exceed the requirements of the sign ordinance. The proposed exceptions involve the least amount of modification and minimum variance to accomplish the purpose and intent of the sign ordinance. 1-4 EXC-2008-01 Marketplace Shopping Center March 6, 2008 Page 5 Staff Recommendation Staff is supportive of the Sign Program amendments and the Sign Exception request to allow 24 inch sign heights both on the ground floor and second floor of Buildings A and C. In addition, staff supports the proposed monument signs and the request to exceed the number of tenant names to a maximum of seven name plates. However, staff is not supportive of the exception request to allow an additional sign for US Bank (36 inches tall) and the New Things West Sign on the tower element of building A. Therefore, staff recommends the following modifications to the proposed signs program: 1. Only one tenant wall sign shall be located on the ground floor wall plan and second floor northeast wall plan of the tower element of Building A. 2. The US Bank sign (on the ground floor level) and the New Things West sign (on the second floor level) on the northeast elevation of the tower feature of Building A shall be deleted from the sign program. 3. All new signs proposed in the Center shall be submitted to a Director's Minor Modification approved by the Community Development Director. Prepared by: Approved by: Gary Chao, Senior Planner d _.\ ~ f'_,. C-\N' Ciddy Wordell, City Planner ~ Enclosures: Model Resolution Plan Set 1-5 EXC-2008-0l CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 267 OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING SIGN EXCEPTION TO EXCEED THE NUMBER OF ALLOWED TENANT NAMES ON TWO GROUND SIGNS, TO EXCEED THE ALLOWED MAXIMUM SIGN HEIGHT AND TO EXCEED THE NUMBER OF ALLOWED SIGNS FOR SEVERAL TENANTS AS PART OF A SIGN PROGRAM. SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: EXC-2008-01 Wayne Okubo 19620-19780 Stevens Creek Boulevard SECTION II: FINDINGS WHEREAS, the Design Review Committee of the City of Cupertino received an application for a Sign Exception, as described in this Resolution; and WHEREAS, the Design Review Committee finds that the changes beneficial and compatible with the surrounding area; 1. That the literal enforcement of the provisions of this title will result in restrictions inconsistent with the spirit and intent of this title; 2. That the granting of the exception will not result in a condition which is materially detrimental to the public health, safety, or welfare; and 3. That the exception to be granted is one that will require the least modification of the prescribed regulations and the minimum variance that will accomplish the purpose. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application no. EXC-2008-1, is hereby approved; and Resolution No. 267 Page 2 EXC-2008-01 March 6, 2008 That the subconclusions upon which the findings and conditions specified in this Resolution are based and contained in the public hearing record concerning Application EXC-2008-0l as set forth in the Minutes of the Design Review Committee Meeting of March 6,2008, and are incorporated by reference herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on the sign program titled: "Market Place Master Signage Program" attached to the staff report except as may be amended by conditions in this resolution. 2. SIGN AREA The proposed sign areas shall be consistent with the City Sign Ordinance. Any embellishments or flourishes of any wall signs shall be within the maximum allowed sign height as prescribed in the approved sign program. 3. WALL SIGNS ON THE TOWER ELEMENT (BUILDING A) Only one tenant sign shall be allowed on each level of the tower element of Building A (northeast elevation). 4. SIGN APPROVAL This approval does not constitute design review approval of the signs for future tenants unless otherwise stated in the staff report or shown on the approved exhibits attached to the staff report. Each sign must receive Planning Department approval via a director's minor modification prior to issuance of building permits. 5. NEON All exposed neon signs shall be approved by the Design Review Committee via a sign exception application. 6. MONUMENT SIGN The location of the monument signs shall be consistent with the provisions of the Sign Ordinance and shall be located on private property. The panels on the monument shall not give off glare by either the thickness or muted colors of the panels. 7. SIGN PROGRAM The revised sign program shall be reviewed and approved by the City prior to issuance of any building permits. Resolution No. 267 Page 3 EXC-2008-01 March 6, 2008 8. SIGN APPROVAL All signs proposed in Marketplace Shopping Center shall obtain an Director's Minor Modification approval from the Director of Community Development prior to issuance of building permits. 9. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. PASSED AND ADOPTED this 6th day of March 2008, at a Regular Meeting of the Design Review Committee of the City of Cupertino, State of California, by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: COMMISSIONERS: Chairperson Giefer, Rose COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: I s I Cidd Y Wordell Ciddy Wordell City Planner I s/Lisa Giefer Lisa Giefer, Chair Design Review Committee -, ,- ,:....,.. ,,' '-, lHS!MAR~ET ~tA Q E MASlER:SICNAGE PROGRAM Cupertino, CA ( ; ______I -i _ , -A~P$OVAl"'-~~cC='fe,';~oa'bf~oll - i; -" ,App1iGation !Nuri1ber c' ~C'hh_- "a~Io-40~ ' :.. -----1 _Signature , - ...--"...-+.,:~--:.-.- ~; ;:l~f.~___-t':,'~-O,~'1 dU ~r KG~'i- 19770stevens_q:r~ek blvd cupertinoiqa 95014 (Co,_-__ _. ,- \ ' '- ! arcfl~spaceGW~C 974commerdafst polo alto, co ?4303 -;650.85'6:6055\. h >".'_----:.-~-'i_:_ __ _ _-'~-;-----..,-.J,-------~_~~-------:_--.i~ .-.)'\fjWW~orchespa~e-gwsc;com g r:C R Developn!{,r:t TABLE OF CONTENTS Exhibit C Installation Details and Photo Details Overall Site Plan Site Signage Original Building Signage Building A Signage Building B Signage Building C Signage Examples Demising Tenant Plans OJ r\Cfi Develoi:HlH:;'-,1 EXHIBIT C II r:CH Developrr"""j EXHIBIT C This Exhibit is a continuation ofthat certain Shopping Center Lease by and between Evershine VI, L.P., as Landlord and ~ as Tenant, dated 2006, relating to certain real property in Santa Clara County, California, and by this reference shall become a part of such Shopping Center Lease. The MarketPlace Shopping Center, Cupertino Master Si~rn Criteria TABLE OF CONTENTS 1. Purpose and Intent I I. Cieneral Requirements III. Style IV. Construction Requirements V. Installation VI. Location VII. Guarantee VIII. Insurance IX. Allowable Area X. Quantity of Sign Displays XI. Color XII. Logos XIII. Store Front and Receiving Door Signage XIV. Prohibited Signage xv. Expiration of Lease Term XVI. Major Tenants a KCf~ Developrrenl PURPOSE AND INTENT: A. This criteria has been established for the purpose of maintaining a continuity of quality and aesthetics throughout the Shopping Center for the mutual benefit of all Tenants, and to comply with the regulations of the City of Cupertino, California according to current city sibJTI ordinances and Heart of the City Development Standards and Design Guidelines enacted by the City Council October 2, 1995. B. The intent of the sign criteria is to otTer the Tenant design flexibility and to encourage ditTerent types ofletter styles, logos and colors. The signs specified will offer optimum tenant identifY when designed in confonnance with the design standards. C Conformance will be strictly enforced, and any installed non-conforming or unapproved signs will be removed at Tenant's expense. D. Unique signage designs proposed that do not meet the Landlord's Master Sign Criteria or the regulations governed by of the City of Cupertino shall be reviewed by the Landlord on a case by case basis and are subject to obtaining approvals for an exception by the Landlord and/or City of Cupertino. .1. GENERAL REQUIREMENTS: A Prior to fabrication or applying for cIty approvals, each Tenant shall submit to the Landlord, for written approval, three (3) copies of detailed shop drawings in full color indicating the location, size, layout, design, color, illumination, materials, power demand, and method of attachment. Additionally, shop drav,:ings to include building elevations illustrating proposed signage. Sign permits shall not be issued without the Landlord's prior written approval of shop drawings. B. All signs shall be reviewed by the Landlord for conformance with the sign criteria. Approval or disapproval of sign submittal shall remain the sole and absolute right ofthe Landlord. C All permits and fees for sibJTIS and their installation shall be obtained by the Tenant or its representative. D. All signs shall be constructed at the Tenant's expense. E. Tenant shall be responsible for the installation and maintenance of his sign. Should Tenant's sign require maintenance or repair, Landlord shall give Tenant ten (10) days written notice to effect the maintenance or repair. Should Tenant fail to do so; Landlord shall undertake repairs and Tenant shall reimburse Landlord within ten (10) days from receipt of invoice. -;i. STYLE: Tenant signs must be neon internally self-illuminated individual channel metal letters, 5" deep, with plexiglass face. Signage height shall be measured for each individual letter from top to bottom of letter for maximum individual letter size set forth on table below by the City of Cupertino sibJTI regulations. Signs consisting of 2 rows shall be permitted subject to the maximum heights set forth in the attached table for the overall sign display. In no instance shall the maximum height of the letters exceed the heights set forth in the attached table whether the sign be I row or 2 rows. o /-<, Cf, Developr!",.!",t For signs consisting of 2 rows, the 2nd row height of the sign display letters shall not exceed the height of the 1 st row, v. CONSTRUCTION REQUIREMENTS: A. All channel letters are to be fabricated using 24 gage paint-Iok sheet metal with full welded construction and automotive enamel finish or precoated finish. B. All sign bolts, fastenings and clips shall be hot-dipped galvanized iron, stainless steel, aluminum, brass, bronze, nickel or cadmium plated. No black iron materials of any type will be permitted. C. All conductors, cross-overs, transformers, wiring and other equipment must be concealed in an outdoor rated raceway or behind the sign fascia as specified in the Landlord's installation details D. Raceways and angle iron supports shall be painted to match color of the building background to which the sign is being affixed. Paint color matching formulas to be provided by the Landlord. E. Metal birdspikes shall be installed by the Tenant's sign installation contractor on the tops of all raceways F. The face of the channel letters and logos shall be acrylic plastic (3/16" thick minimum) fastened to the metal frame by a 3/4" trim cap. G All signs and their installation must comply with all local building and electrical codes and bear a U. L. label if required by the local governing agency. H The stroke of the letter will dictate the number of rows of neon tubing and the multi-amp requirements for internal illumination. The tubing is to be installed and labeled in accordance with the "National Board of Fire Underwriters Specifications". INST ALLA TION: A. All signs are to be installed under the direction of the Tenant's pre-qualified sign installation contractor subject to Landlord's installation criteria. Sign work is not to commence on Tenant's Premises unless a signed copy of the approved shop drawings have been reviewed by the Landlord or Landlord's other representative and the required approvals and permits have been issued by the City of Cupertino. Each sign will be inspected for conformance with the detailed shop drawings. B. Tenant's sign installation contractor(s) shall completely install and connect the sign display to Landlord's provided power for sign circuits and centralized timer controller. Should centralized power for sign circuits and timer controller not be available to the building, then Tenant's contractor shall provide power to sign display directly from Premises of Tenant's electrical subpanel with control by a photocell. C. The sign contractor shall repair any damage to the Building caused by his work. All penetrations of the Building shall be neatly sealed in a water tight condition and shall be patched to match the adjacent finish. Penetrations shall be limited to three (3) penetrations per character of Tenant's sign. For instances requiring Tenant's sign to be attached to a wood glu lam beam facade, channel letters must be affixed to the sign display raceway with penetrations occurring only for attaching the raceway to the face of the wood glu lam beam. Damage to the Building that is not repaired by the sign contractor shall be corrected at Tenant's expense. D Landlord will inspect Tenant's sIgn installation and reqUire Tenant to have any discrepancies and/or code violations corrected at Tenant's expense. g i< C R Develo,HT(."t 'I. LOCATION: All signs shall be located as detailed on the attached drawings. 'II. GUARANTEE: The entire sign display shall be guaranteed for one (I) year against defects in material and workmanship. Defective parts shall be replaced without charge Landlord or Tenant. VIII. INSURANCE: The sign company shall carry workmen's compensation and public liability insurance against all damage suffered or done to any and all persons and/or property while engaged in the construction or installation of signs in the amount of $1,000,000 per occurrence. Such proof of current certificate of insurance shall be provided to the Landlord prior to scheduling of sign display installations. Tenant's sif:,l11 installation company shall be required to name as additionally insured the Landlord, any applicable lender, and other entities associated with the Premises or project. IX. ALLO\VABLE AREA: "Total area permitted for commercial wall signs is to be increased from I squre foot per linear foot of store frontage to 1.5 square feet" per City of Cupertino Heart of the City Development Standards and Design Ciuidelines enacted by the City Council October 2, 1995 f\1a\imum height of letters and length of wall signs shall be in conformance with the table below as set forth by the City of Cupertino Sign Regulations (. QUANTITY OF SIGN DISPLA YS: Each Tenant will be permitted and required to furnish one (1) only fascia sign unless the Premises has store frontage on more than one side of the building, in which case Tenant will be required to furnish signage on a minimum of two (2) building elevation frontages. AI. COLOR: Variations of color from one Tenant to another is encouraged. The side returns of the metal channel letter must be painted with Kelly Moore Paints 701-M Stone Age. The trim cap must be anodized dark bronze. Chain Tenants with sign and logo colors not provided by the aforementioned colors will be considered on an individual basis by Landlord. II. LOGOS: Tenant will be permitted to display one (l) logo at each sign location. The logo area shall be included within the sign area limitation. The logo shall be defined as a graphic symbol commonly used by the Tenant for identification. The logo shall have a metal channel outline of the symbol with construction as required for Tenant's channel letters. Logos shall be permitted to exceed the height of the overall sign by a margin of2" at the top and 2" at the bottom. "'iii. STORE FRONT AND RECEIVING DOOR SIGNAGE: g i'< (..: ~~ Develonrnen1 A. Tenant shall be pennitted to place a sign of not more than ] 44 square inches at the bottom of the window panel adjacent to the store front entry door. The sign shall be decaled or adhered lettering indicating hours of business, emergency phone numbers, approved credit cards, etc. No other window signage will be permitted at any time without the Landlord's prior written consent. Street address numbers will be installed by Landlord above store front entry door. Tenant may install a sign 3" high, black vinyl adhesive helvetica medium letter on rear service door for business identification. Lettering shall be centered on door 5' above the finished floor. avo PROHIBITED SIGNAGE: A. Except as provided herein, no advertising placards, neon or illuminated signs, external displays, decorative lighting, flags, balloons, banners, pennants, names, insignia, trade marks or other descriptive material, shall be affixed or maintained upon either the interior or exterior glass panes and supports of the show windows and doors or upon the exterior walls of the buildings without Landlord's prior written review and approval. B Signs on or affixed to trucks, automobiles, trailers or other vehicles which advertise, identifY, or provide direction to a use or activity not related to its la\v1'ul making of delivencs of sales or merchandise or rendering of services from such vehicles is prohibited. .v. EXPIRATION OF LEASE TERM: At the expiration or a sooner tennination of Tenant's lease term, Tenant shall remove its signs and patch the sign fascia to match the adjacent finish. XVI. MAJOR TENANTS: The provisions of this sign criteria shall not be applicable to identification signs of occupancies designated by the Landlord as major tenants. These tenants may install their standard signage, which appears on buildings operated by them in California providing the signs are architecturally compatible and have been approved by the Landlord and the local governing agency. .. .s c CI) o Cl c 'a. Q, o .c V) B .!! ctI c a..2 ....., = CI) ClI .lIl:U ... . ctI g ~:e CI) 8- .c :I I-u I~II u 'l' l'lI ';: CIl - ';: (J E l! 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CD SiJ OJ :J ~~ "H .~,J i." ~ .g & l'l, I (I[] :;-. t- J I II III, I II, III I II III Lll I I ,~ t SECOND FLOOR DC 1-DC3 CHINA TRUST & BANK EVERLASTING PRIVATE FOUNDATION CHINESE RESTAURANT KCR DEVELOPMENT ~~I:~r:~ ~I~l~~ rt ru l'hf J hIlt :: ~~.: ~: I, ': ~ 1\ \}; . ~t-/;,j;.;, Chlnatrust Bank v UC2 ATM BELOW Building C Si~ The Market place, Cupertino Master Sign Program February 6, 20081I11 KCR Dave-loomAnl N ...J Cl M ...J Cl o -,w wZ ZW <(f- "U) <( WLL N>- Z--' Of- ctz alW OZ W<( I::> Oct f-W " U) ~~ <(::> "f- ::>I 3s <(U) Oct ~~ u)w ll-' ~~ Z_ C?> <(- ::>5 er w f- w ::> ~ffi WlL cto ::>z O:J erO LLer z<( Ow i=~ ;H - LL ~~ :::z -0 [ilo: o ;; o er o ~ U) o 0: LL U) ':!l " x "J "'- W o <( LL o W f- <( Z ~ ~ ct W f- w~ :2- 4:ffi Ii" wo NZ z:J 00 ctct <( -' <( <3 Z <( Z u: ",0 8~ -' 0: CDw ct " <<l:J III f- -'U) ~~ ctU) alC? <(Z w- ctI <(f- ;;:~ OlZ 0::: <( .- CJ) J .111 <0 ~ z o i= o:::<{ -> <{W .-...J CJ)W J .t-,I <{ C [D C '.lJi .ll-S 'JTt '.lJi .0-,9 (9 'z ~I~~ Xo (9<( ZCO -.JOO W -.J i= ~ CD ~ (L X ~ I I- ~ 0 <( ;r: ~ w N I J ~ r= ~ ~ ~ = = = r= ~ == = = = ~ - = in = = = = == ~ ~ r= 1= == = !=: r= r- l 1 .0-.9 ~t ~ <5 9 lL o :;~ U)f/J ctO wct i:LL ~~ ,_ ct :r=S "0 -0 ffi~ E~ -'~ ~f- >-z ;':0 u '" I .... 5'-0. 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C -< '" C ~ :u ," m "l -; m z ~ -; mil ~: .('1) To: From: Subject: Location: Design Review Committee Leslie Gross, Assistant Planner Application: EXC-2008-02 10767 Brookwell Drive Date: March 6, 2008 Project Description: Single family Residential Exception to construct a portion of a side- yard addition to within five-feet of the right, side property line. RECOMMENDATION: Staff recommends the Design Review Committee approve EXC-2008-02, based on the model resolution. BACKGROUND: The Rl Ordinance allows the combined side yard setbacks of 15 feet, except that no side yard setback may be less than five feet. FOr properties with existing five foot legally non- conforming setbacks, one side can be designated the five foot side, while any future construction on the other side would need to be set back 10 feet. The applicant is requesting an exception to extend a portion of a front / side yard addition into the 10-foot setback area (see hatched area on Sheet A-l of the site plan). The applicant is also requesting to extend a portion of a rear addition into the 20-foot rear setback. This Minor Residential Permit, is processed at staff level, and is not a subject of the Design Review Committee's review. . 2-1 March 6, 2008 EXC-2008-02 DISCUSSION: Lots that are non-typical in shape have been allowed to extend into portions of their setbacks. The intent is to allow flexibility for lots that do not have 90 degree angles, or have portions of the lot that are less than 60 feet wide). This property is extremely narrow (at 46 feet) in the front and widens toward the rear. Because of the shape, and the location of the driveway, any addition toward the front would extend into the ten-foot setback. The applicant is requesting an exception to permit a partial reduction of the required ten- foot setback along the right side yard. Staff supports the exception for the following reasons: · The intent of the ordinance is addressed. The lot is non-typical in shape, and the proposal maintains the existing right side setback. · The proposed side yard exception is consistent with the surrounding neighborhood setback patterns. Most of the homes on the same street have existing five-foot side setbacks on both side yards. Findings for Exception Per Section 19.28.110 of the R1 Ordinance, the Design Review Committee may grant an exception based upon the following findings: A. Literal Enforcement of the provisions of this chapter will result in restrictions inconsistent with the spirit and intent of this chapter The intent of the ordinance is addressed. The lot is non-typical in shape, and the proposal maintains the existing right side setback. B. The proposed development will not be injurious to property or improvements in the area, nor detrimental to the public health, safety, or welfare The proposed setbacks are consistent with the neighborhood pattern and will not create public health, safety or welfare issues. C. The exception to be granted is one that will require the least modification of the prescribed design regulation and the minimum variance that will accomplish the purpose The majority of the proposed setback exceptions are proposed along portions of the parcel that is non-conforming in width. The right side setback meets the required ten- foot setback towards. the rear of the residence, as the lot widens toward the rear. D. The proposed exception will not result in significant visual impact as viewed from abutting properties The proposed setback is compatible with neighboring buildings and will not result in significant visual impacts. 2 2-2 March 6, 2008 EXC-2008-02 Approved by: Ciddy Wordell, City Planner C~~~/ Wc-fu2~ Prepared by: Leslie Gross, Assistant Planner / Enclosures: Model Resolution 11" X 17" Plan Set 3 2-3 EXC-2008-02 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 265 OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO TO CONSTRUCT A PORTION OF A SIDE-YARD ADDITION TO WITHIN FIVE FEET OF THE RIGHT SIDE PROPERTY LINE. SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: EXC-2008-02 Michael Abler 10767 Brookwell Drive SECTION II: FINDINGS WHEREAS, the Design Review Committee of the City of Cupertino received an application to construct a portion of a side-yard addition to within five-feet of the right, side property line. WHEREAS, the Design Review Committee finds that the changes are beneficial and compatible with the surrounding area; 1. Literal Enforcement of the provisions of this chapter will result in restrictions inconsistent with the spirit and intent of this chapter The intent of the ordinance is addressed. The lot is non-typical in shape, and the proposal maintains the existing right side setback. 2. The proposed development will not be injurious to property or improvements in the area, nor detrimental to the public health, safety, or welfare The proposed setbacks are consistent with the neighborhood pattern and will not create public health, safety or welfare issues. 3. The exception to be granted is one that will require the least modification of the prescribed design regulation and the minimum variance that will accomplish the purpose Resolution No. 265 Page 2 EXC-2008-02 March 6, 2008 The majority of the proposed setback exceptions are proposed along portions of the parcel that is non-conforming in width. The right side setback meets the required ten-foot setback towards the rear of the residence, as the lot widens toward the rear. 4. The proposed exception will not result in significant visual impact as viewed from abutting properties The proposed setback is compatible with neighboring buildings and will not result in significant visual impacts. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the Application No. EXC-2008-02, is hereby approved; and That the subcondusions upon which the findings and conditions specified in this Resolution are based and contained in the public hearing record concerning Application EXC-2008-02 as set forth in the Minutes of the Design Review Committee Meeting of March 6, 2008, and are incorporated by reference herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on the plan set as part of the staff report to the Design Review Committee dated March 6,2008, except as may be amended by conditions in this resolution. 2. EXCEPTION APPROVAL Approval is hereby granted for the construction of a portion of a side-yard addition to within five-feet of the right, side property line. 3. NOTICE OF FEES, DEDICATIONS, RESERV A TIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. Resolution No. 265 Page 3 EXC-2008-02 March 6, 2008 PASSED AND ADOPTED this 6th day of March 2008, at a Regular Meeting of the Design Review Committee of the City of Cupertino, State of California, by the following roll call vote: AYES: NOES: ABST AIN: ABSENT: COMMISSIONERS: Chairperson Giefer, Rose COMMISSIONERS: none COMMISSIONERS: none COMMISSIONERS: none ATTEST: APPROVED: / s / Cidd Y Wordell Ciddy Wordell City Planner / s / Lisa Giefer Lisa Giefer, Chair Design Review Committee I 'i~"P.'u~v ~-. 1,/ .j ""; ,An Oil\in .~ l"--'~ . :1 ;:. ,Or"l I ll'e .: -q 8, 'J",~VIl"Vt, - ''!_lI!l~ I q ! --,' --~IS(t~f.!uJM ':-.-'/ ,.... _ t" _ _u__ y~ Ii'! - - - m - 1/ I ~Jo .:~ >! - -. - - 1 ' - ~ 9 ..- ,Alilll9lciiHo -" n. , no:!. --~ .1_" i ._ 1 ~ "I II I' , : '9I/~',~", j I I,' ,~~~( ~ I!i', ; - - - ~. l II , 51 i '/" CiJi'I1ii..r.tt,._i/ ,I '\ II ~ I .' :.. :::<- ...1/ ,';, ,-=--' -J.~ .,-- ---,' I' ,. . ~. ,. iU'f!' -:si~n~A... ~., -- _J J .:,.~N,::'!!' ..j, ....! /--..--7~!.-) 'V-:--~'-'--AI ....LI < ' '. ,," .... 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II' m ~ 7Il To: From: Subject: Location: Design Review Committee Date: March 6, 2008 Gary Chao, Senior Planner Application: EXC-2008-03 Southeast corner of De Anza Blvd and Town Center Lane Project Description: Sign Exception for a monument sign in the public right of way, a second wall sign and revisions to an approved sign program. RECOMMENDATION: Staff recommends approval of EXC-2008-03, based on the model resolutions. BACKGROUND: The Master Use Permit for the Civic Park plan was approved by the City Council on May 19, 2003. This granted approval for the number of residential units, commercial area, parking supply and building height for the R-2 component. The building was recently completed and is undergoing tenanting process. In January 5,2005, the Design Review Committee approved a sign exception for a sign program that allows commercial signs that exceed the maximum allowed height, the use of blade signs, and directory signs that are visible from the public street. The property owner is requesting for an amendment to enhance the existing sign program and an exception to allow the following: 1. A monument sign in the public right-of-way. 2. A second wall sign for Amici's. 3. To have wall signs exceeding the maximum allowed height. DISCUSSION: Sign Program The previous approved sign program is attached for reference. The applicant is proposing to amend the sign program to include more details on tenant wall signs and enhanced directory / information signs. Staff supports the sign program with the exception of the following revisions: 1. The wall sign envelope shall be consistent with the previously approved sign program. 2. Sign row signs shall not exceed 24 inches and signs with double rows shall not exceed a cumulative height of 36 inches. 3. Exposed neon signs or tubes shall require separate exception approval. 4. Wall signs shall have a range of profile between 3 inches to 5 inches (measured from the face of the sign to the building wall). 3-1 Monument Sign The project proposes to locate a 6-foot tall monument sign in the public right-of-way (park strip) area. The Villaggio building is only one bf two buildings (the other being the Montebello Building at Cali Mill Plaza) located along De Anza Blvd. that is depressed from the street and sidewalk grade level. This significantly hampers the transparency and store front visibility that commercial retailers and restaurants depend on in order to be successful. Given the existing site design and the landscaping features, the only logical location for a monument sign is in the park strip area in front of the project building. The proposed monument sign has been reviewed by Public Works staff and is required to be located outside of the corner sight triangle. Staff supports the proposed monument sign and believes that it satisfies the intent of the sign ordinance to provide effective and visible signage without compromising aesthetics and public safety. Second Amici's Wall Sign As proposed, Amici's East Coast Pizzaria (one of the anchoring tenant) will have a wall sign facing De Anza Blvd., a small name plate with a logo on the proposed monument sign and a second wall sign located at the northwest corner of the building. According to the Sign Ordinance, each business is only allowed to have one wall sign. A second wall sign is permitted only if the business does not have a monument sign and is adjacent to more than one street. Since Amici's will have a wall sign and a monument sign, the second wall sign requires an exception approval. Staff supports the second wall sign for the following reasons: · Amici's tenant space is at the corner of the building which fronts on two public streets (De Anza Blvd. and Town Center Ln.). It is reasonable to allow corner tenants to have two wall signs along each of the public frontages. · The proposed wall sign on the De Anza Blvd frontage will only be effective to north bound traffic or pedestrians. . The proposed monument sign will have minimal visibility to the south bound traffic being that it is only six foot tall and that there is an existing median on De Anza Boulevard. · The proposed 2nd wall sign is located at the corner of the building, inset from the wall planes in such a way that only the south bound traffic along De Anza Blvd. or pedestrians will see it. · The proposed sign is consistent with the intent of the Sign Ordinance. Maximum Sign Height The Sign Ordinance limits sign height not by letter height. For buildings less than 50 feet setback from the curb, single row of sign copy shall not exceed 18 inches and double row of sign copy shall not exceed 36 inches. The project building is approximately 40 feet setback from the curb. The prior exception approval (EXC-2004- 2 3':1 19) allowed double row of sign copy to be no taller than 48 inches. The applicant is proposing that single row signs be allowed to go up to 24 inches in order to provide sufficient room for special typestyle or italic small cap letters. Staff supports this exception and feels that the requested amendment is within the intent and scope of the original sign exception. Prepared by: Approved by: Gary Chao, Senior Planner 0 Jt Ciddy Wordell, City Planner - (J ft. <" c.vJ. Enclosures: Model Resolution Previous Approved Sign Program Plan Set 3'--3 EXC-2008-03 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 266 OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING SIGN EXCEPTION FOR A MONUMENT SIGN IN THE PUBLIC RIGHT-OF-WAY, A SECOND WALL SIGN AND REVISIONS TO AN APPROVED SIGN PROGRAM. SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: EXC-2008-03 Tenny Tsai (Civic Center, LLC) 10300-10380 S. De Anza Blvd and 20490-20530 Town Center Lane SECTION II: FINDINGS WHEREAS, the Design Review Committee of the City of Cupertino received an application for a Sign Exception, as described in this Resolution; and WHEREAS, the Design Review Committee finds that the changes beneficial and compatible with the surrounding area; 1. That the literal enforcement of the provisions of this title will result in restrictions inconsistent with the spirit and intent of this title; 2. That the granting of the exception will not result in a condition which is materially detrimental to the public health, safety, or welfare; and 3. That the exception to be granted is one that will require the least modification of the prescribed regulations and the minimum variance that will accomplish the purpose. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application no. EXC-2008-3, is hereby approved; and That the subconclusions upon which the findings and conditions specified in this Resolution are based and contained in the public hearing record concerning Application EXC-2008-03 as set forth in the Minutes of the Design Review Committee Meeting of March 6,2008, and are incorporated by reference herein. Resolution No. 266 Page 2 EXC-2008-03 March 6, 2008 SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on the sign program titled: "Villaggio Civic Park" attached to the staff report except as may be amended by conditions in this resolution. 2. SIGN ENVELOPE The allowable sign envelope shall be consistent to the approved envelope shown on the sign program presented to the Design Review Committee on March 6,2008. 3. SIGN HEIGHT Single row sign copy shall not exceed 24 inches. Double row sign copy shall not exceed 36 inches in height. Occasional flourishes or embellishments as determined appropriate by the Director of Community Development are allowed to exceed the 36 inches but shall be limited to 48 inches in height. 4. SIGN APPROVAL This approval does not constitute design review approval of the signs for future tenants unless otherwise stated in the staff report or shown on the approved exhibits attached to the staff report. Each sign must receive Planning Department approval via a building permit review process. 5. NEON No exposed neon signs are approved as part of this sign program. All exposed neon signs shall obtain approval by the Design Review Committee. 6. WINDOW SIGNS Window signs shall not exceed 25% of the combined window panes on each of the store front entry bay. 7. SIGN PROTECTION Wall signs shall have a range of profile between 3 inches to 5 inches (measured from the face of the sign to the building wall). 8. MONUMENT SIGN Monument sign shall be located on private property. Tenant name plates on said sign shall be of plain font or not stylized except for one anchoring tenant. Panels on the monument sign shall not give off glare by either the use of thicker panels or with muted colors as determined appropriate by the Community Development Director. Resolution No. 266 Page 3 EXC-2008-03 March 6, 2008 9. NUMBER OF SIGNS ALONG DE ANZA FRONT AGE Each business may only be allowed to have one wall sign along De Anza Boulevard. 10. INTERIOR GARAGE STOP SIGN The sign program shall be revised to include stop signs at the exits of the garage structure. The revised sign program shall be revised and approved prior to any issuance of building permits. 11. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. PASSED AND ADOPTED this 6th day of March 2008, at a Regular Meeting of the Design Review Committee of the City of Cupertino, State of California, by the following roll call vote: AYES: NOES: ABST AIN: ABSENT: COMMISSIONERS: Chairperson Giefer, Rose COMMISSIONERS: none COMMISSIONERS: none COMMISSIONERS: none ATTEST: APPROVED: /s/Ciddy Wordell Ciddy Wordell City Planner / s / Lisa Giefer Lisa Giefer, Chair Design Review Coinmittee )> < ~ ~ m U) Z e 0 n ~ co ~ ~ n 0 JJ=i m - < m-j Z < ~ 0 rv:<)> -i ~ rv--I -u Zrv-j -i - ;J> -< )> :IJ 0000 0 n ^ <Tlo ~ 0 mm m S:co-j Cl n e CO:IJ-< X '"0 -u me -i m :IJ)>o :IJ rvJJTI m > -I :0 Z 0-< Cl Orvo 0 ;;0 0 ~oe :0 r O-U ;A: rom I :IJ CJ) 0 -j G) ~ Z ~ 0 Z 0 )> G) m n ..i c.) )'> on -,] "'J rJ <: "l> f- U3-l U3< en rn [I [j rn m-< mm -< m""'(} mI ~ 0- 0- ~< ~G) ~G) ~o ~O ~O OJ com co:o CO)> coO G))> I G)C 0 :JI :JO :J:IJ :J:IJ -r -r r ZO zC z)> ZZ (f) (f))> ec eZ eG) em G)G) r 3r 30 3m 3:0 ~)> 0::IJ m 0")> 0" O"m O"(f) w ~:o <O~ ~Z <0- ::IJ ~O G) -,~ -'G) 0 0 -l Z )> ::IJ m :0 Z :0 G) ~ m Z m C -< m 0 0 0 ~ 0 -l -I m :0 m 0 Z m Z 0 Z -I 0 -l Z )> -l r (f) 0 ::IJ )> G) Z -< r z )> r 0 ::IJ m 0 -l 0 Z )> r n ~ < ~ O}< 1\)< Z 0 0 0 n :D -I I ~ I OJ 0 >- \ C Z ~ 0 Civic Park lane 1 ~ -u-u )>c :IHJJ /\1 ZO G) ::IJ m -I )> I o CD )> :J N lU OJ o c CD < lU ..., Q.. .; :1 :1 'J 0 )> :.a -a 0 ";J JJ UJ 0 -l (I ~ m r- " ~ ~' )> -<) 11 Z 0 1\)0 Z ::D G) en UJ -l G) m Z ""'(} )>) r GJ )> m Z ::IJ m -; )> I 01< o ~O ::D l' Cf) 0 C -I I I OJ . 0 ~< C 0 Z 0 I ~" ~) t '. ~"~.l-'-':..~ T own Center Lane ~ n ~ ~ ~ ~ t! ,'j .' . 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