DRC Summary 060205
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:
June 7, 2005
Subj:
REPORT OF DESIGN REVIEW COMMITTEE FINAL DECISIONS MADE
June 2, 2005.
Chapter 19.136 of the Cupertino Municipal code provides for
A eal of decisions made b the Desi Review Committee
1. Application
EXC-2005-11, DIR-2005-13; Jon Allen (GPMS. Inc,), 20807 Stevens Creek
Boulevard #100 (Panera Bread)
Description
Sign Exception for two wall signs, a blade sign and a wall sign height of 26" and
a Director's Minor Modification to allow building awnings, lighting, paving,
potential patio sun covers and a trellis on an existing commercial building.
Action
The Design Review Committee approved the application on a 2-0 vote. This is
effective June 2, 2005. The fourteen-calendar day appeal will expire on June 16,
2005.
Enclosures:
Design Review Committee Report of June 2, 2005
Resolution No. 213 & 214
Approved Plans
G:planning/Drc/060205 summaryletter.doc
To:
From:
Subject:
Location:
Design Review Committee
Colin J ung, Senior Planner
Application: EXC-2005-11, DIR-2005-13
20807 Stevens Creek Boulevard
Date: June 2, 2005
Project Description:
Sign Exception (file no. EXC-2005-11) to allow a second wall sign facing a public right-
of-way, two blade signs and to exceed the allowed wall sign height on an existing
commercial building.
Referral of a Director's Minor Modification (DIR-2005-13) request to allow building
awnings, lighting, paving, potential patio sun covers and a trellis on an existing
commercial building.
RECOMMENDATION:
Staff recommends approval of EXC-2005-11, based on the model resolution.
Staff also recommends approval of DIR-2005-13, based on the model resolution.
BACKGROUND:
The applicant, Panera Bread, will occupy approximately 5,270 square feet of a 7,100
square foot new commercial building, currently under construction. The building was
approved by the City Council in June 2004. The applicant's requests are for a:
1. Sign Exception
One additional wall sign
The sign ordinance allows only one wall sign visible from a public right-of-way for an
interior lot. Site development has been improved with pedestrian amenities that
preclude the addition of a ground sign. Previously, the DRC has expressed its concern
with the visibility of the businesses housed in this building. A second "visible" sign is
proposed on a different side of the tower portion of the building
Three blade signs
Three blade signs are proposed, one on the south elevation and two on the north
elevation. These result in more signs than the ordinance allows, and projecting signs
are not specifically allowed in the sign ordinance. Therefore, an exception is needed.
Blade signs, like these, are typically oriented toward pedestrian traffic.
Wall sign height
The two walls signs proposed on the south and east elevations have a total sign height
of 26 inches where 24 inches is the maximum. The maximum letter height is at 24
inches with the asymmetrical background panel adding just an additional two inches to
1- \
June 2, 2005
EXC-2005-11
the sign height. The 26 inches would match what was approved for the Peet's Coffee
sign exception.
2. Minor Modification
Other improvements are proposed for the building and patio area. These minor
modifications would normally be approved by the Director of Community
Development, but have been brought forward to the DRC so the Committee can see the
whole package of proposed improvements. These additional improvements include:
Decorative Window Awnings
The colorful awnings will be over each window and spaced over the blank rear wall to
create a repetitive design pattern of Panera's wheat stalk motif.
Building Lighting
The proposed gooseneck lighting will illuminate the walkways, awnings and outdoor
patio. The placement and style of wall lighting will be different from Peet's Coffee.
Panera Bread is a separate business and it wishes to differentiate its business and space
from the adjacent Peet's.
Main Entry Paving and Trellis
Panera is proposing a wooden trellis in front of its recessed entry way. The entry
walkway will be paved with the same pavers used for the front yard patio area.
Sunshade Canopies
Panera would like to have the option of incorporating some fixed sunshade canopies in
the rear and front patio areas in lieu of their standard umbrellas (see attachments). Staff
does not have any concel1)S about the canopy design; however, structurally, the
sunshade must be bolted to a concrete footing. Staff does not want to see the attractive
patio surface interrupted with concrete footings, so a condition has been added to allow
the sunshade canopies if the concrete footings are depressed below the patio pavers.
DISCUSSION:
Only the sign exception approval requires special findings.
Findings for a Sign Exception
Per Section 17.44.040 of the Municipal Code, the Design Review Committee may grant a
sign exception based upon the following findings:
A. Literal Enforcement of the Sign Regulations will result in restrictions inconsistent with the
spirit and intent of this title.
The intent of the Sign Ordinance is to "provide architectural and aesthetic harmony of
signs as they relate to building design" and to "provide [sign regulations] that will
2
\ - a..,
June 2, 2005
EXC-2005-11
allow for good visibility for the public and the needs of the business...." The extra
visible wall sjgn provides better visibility for a business that has forgone the possibility
of adding a ground sign.
The extra sign height is for the background panel only and adds to the visual interest of
the sign. It matches the height of the wall sign for Peet's Coffee, which was approved
with a sign height exception.
Blade signs have been approved in other projects, like Travigne Villas, because they add
to the pedestrian character of the development, in that they are strictly directed to
pedestrians, not to auto traffic as typical wall signs are. The blade height (seven feet
from grade) is adequate to allow pedestrian passage.
B. The granting of the exception will not result in a condition that is materially detrimental to
the public health, safety, or welfare.
The signs do not create any health or safety problems.
C. Least modification of the prescribed regulations and the minimum variance that will
accomplish the purpose.
The height of the wall sign provides adequate visibility of the lettering without
overwhelming the appearance of the building.
Enclosures:
Model Resolutions
Plan Set
G: \Planning\ DRC\ staff rep \2005\ EXC-2005-11.doc
3
1-3
EXC-2005-11
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO
APPROVING A SIGN EXCEPTION TO ALLOW A SECOND VISIBLE
WALL SIGN, THREE BLADE SIGNS AND TO EXCEED THE ALLOWED
WALL SIGN HEIGHT ON AN EXISTING COMMERCIAL BUILDING
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
EXC-2005-11
Jon Allen (for Panera Bread)
20807 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 are 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 in that a second wall sign will
provide needed business visibility in lieu of a forgone opportunity to erect a
ground sign; that the blade signs will provide better pedestrian visibility in the
Heart of the City specific planning area;
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 in that the additional sign height adds interest to the sign without
increasing letter height.
NOW, THEREFORE, BE IT RESOLVED:
1-+
Resolution No.
Page 2
EXC-200S-11
June 2, 2005
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application no. EXC-2005-11, is hereby approved; and
That the subconclusions upon which the findings and conditions specjfied in this
Resolution are based and contained in the public hearing record concerning Application
EXC-2005-11 as set forth in the Minutes of the Design Review Committee Meeting of
June 2, 2005, and are incorporated by reference herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval is based on a plan set entitled: "Panera Bread #954, Stevens Creek Blvd.",
dated 9/8/04, except as amended by this resolution.
2. SIGN PROGRAM
That the previous approval of EXC-2005-03 and the approval of EXC-2005-11 allows
for a consistent 26-inch sign height in either internally illuminated channel letters or
an opaque sign box with illuminated letters, which constitutes the sign program for
this retail center.
4. 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 2nd day of June 2005, 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:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
1-5
Resolution No.
Page 3
EXC-2005-11
June 2, 2005
ATTEST:
APPROVED:
Ciddy Wordell
City Planner
Marty Miller, Chairperson
Design Review Committee
G: \ Planning \ DRC\ res\2005\ EXC-2005-11 res.doc
\-lo
DIR-2005-13
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO
APPROVING A DIRECTOR'S MINOR MODIFICATION OF AN EXISTING
ARCHITECTURAL AND SITE APPROVAL (ASA-2004-17, Kevin Jones) FOR AWNINGS,
LIGHTING, A TRELLIS, AND FIXED PATIO SUNSHADES AND PATIO PAVING FOR AN
EXISTING COMMERCIAL BUILDING AT 20807 STEVENS CREEK BOULEVARD.
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
DIR-2005-13
Jon Allen (for Panera Bread)
20807 Stevens Creek Boulevard
SECTION II: FINDINGS
WHEREAS, the necessary public notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Design Review Committee has held one or more
public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said application;
and has satisfied the following requirements:
1. The proposal, at the proposed location, will not be detrimental or injurious to property
or improvements in the vicinity, and will not be detrimental to the public health,
safety, general welfare, or convenience;
2. The proposal is consistent with the purposes of this chapter, the General Plan, Heart of
the City Specific Plan and zoning ordinance;
3. Design harmony between new and existing tenant spaces are protected through the
use of consistent or compatible design and color schemes
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the Director's Minor Modification application is hereby approved
subject to the conditions which are enumerated in this Resolution beginning on page 2 thereof;
and
1-1-
Resolution No. DIR-2005-13 June 2,2005
Page 2
That the subconclusions upon which the findings and conditions specified in this resolution
are based and contained in the public hearing record concerning Application DIR-2005-13 as
set forth in the Minutes of the Design Review Committee meeting of, June 2, 2005, and are
incorporated by reference as though fully set forth herein.
SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED EXHIBITS
Approval is based on a plan set entitled: "Panera Bread #954, Stevens Creek Blvd.,
Cupertino, CA", dated 9/8/04 except as may be amended by conditions in this
resolution. '
2. SUNSHADE PATIO COVERS:
The proposed fixed, patio sunshade covers are approved, provided that the footings for
the posts are depressed below the grade of the patio pavers, such that the footings are
not visible.
3. 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 2nd day of June 2005, 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:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
Ciddy Wordell,
City Planner
G:\ Planning\DRC\ res \ DlR-2005-13 res.doc
Marty Miller, Chairperson
Design Review Committee
1-0
EXC-2005-11
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 213
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO
APPROVING A SIGN EXCEPTION TO ALLOW A SECOND VISIBLE
WALL SIGN, THREE BLADE SIGNS AND TO EXCEED THE ALLOWED
WALL SIGN HEIGHT ON AN EXISTING COMMERCIAL BUILDING
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
EXC-2005-11
Jon Allen (for Panera Bread)
20807 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 are 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 in that a second wall sign will
provide needed business visibility in lieu of a forgone opportunity to erect a
ground sign; that the blade signs will provide better pedestrian visibility in the
Heart of the City specific planning area;
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 in that the additional sign height adds interest to the sign without
increasing letter height.
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-2005-11, is hereby approved; and
Resolution No. 213
Page 2
EXC-2005-11
June 2, 2005
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-2005-11 as set forth in the Minutes of the Design Review Committee Meeting of
June 2, 2005, and are incorporated by reference herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval is based on a plan set entitled: "Panera Bread #954, Stevens Creek Blvd.",
dated 9/8/04, except as amended by this resolution.
2. SIGN PROGRAM
That the previous approval of EXC-2005-03 and the approval of EXC-2005-11 allows
for a consistent 26-inch sign height in either internally illuminated channel letters or
an opaque sign box with illuminated letters, which constitutes the sign program for
this retail center.
4. 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 2nd day of June 2005, 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: Commissioner Giefer and Chairperson Miller
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
Resolution No. 213
Page 3
EXC-2005-11
June 2, 2005
ATTEST:
151 Ciddy Wordell
Ciddy Wordell
City Planner
G:\ Planning \ DRC\ res\2005\ EXC-2005-11 res.doc
APPROVED:
Isl Marty Miller
Marty Miller, Chairperson
Design Review Committee
DIR-2005-13
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 214
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO
APPROVING A DIRECTOR'S MINOR MODIFICATION OF AN EXISTING
ARCHITECTURAL AND SITE APPROVAL (ASA-2004-17, Kevin Jones) FOR AWNINGS,
LIGHTING, A TRELLIS, AND FIXED PATIO SUNSHADES AND PATIO PAVING FOR AN
EXISTING COMMERCIAL BUILDING AT 20807 STEVENS CREEK BOULEVARD.
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
DIR-2005-13
Jon Allen (for Panera Bread)
20807 Stevens Creek Boulevard
SECTION II: FINDINGS
WHEREAS, the necessary public notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Design Review Committee has held one or more
public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said application;
and has satisfied the following requirements:
1. The proposal, at the proposed location, will not be detrimental or injurious to property
or improvements in the vicinity, and will not be detrimental to the public health,
safety, general welfare, or convenience;
2. The proposal is consistent with the purposes of this chapter, the General Plan, Heart of
the City Specific Plan and zoning ordinance;
3. Design harmony between new and existing tenant spaces are protected through the
use of consistent or compatible design and color schemes
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the Director's Minor Modification application is hereby approved
subject to the conditions which are enumerated in this Resolution beginning on page 2 thereof;
and
Resolution No. 214 DIR-2005-13 June 2, 2005
Page 2
That the subconclusions upon which the findings and conditions specified in this resolution
are based and contained in the public hearing record concerning Application DlR-2005-13 as
set forth in the Minutes of the Design Review Committee meeting of, June 2, 2005, and are
incorporated by reference as though fully set forth herein.
SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED EXHIBITS
Approval is based on a plan set entitled: "Panera Bread #954, Stevens Creek Blvd.,
Cupertino, CA", dated 9/8/04 except as may be amended by conditions in this
resolution.
2. SUNSHADE PATIO COVERS:
The proposed fixed, patio sunshade covers are approved, provided that the footings for
the posts are depressed below the grade of the patio pavers, such that the footings are
not visible. In addition, the sunshade covers must be cleaned regularly, and replaced if
they tear or fray in order to maintain their appearance.
3. 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 2nd day of June 2005, 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: Commissioner Giefer and Chairperson Miller
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
/s/ Ciddy Wordell
Ciddy Wordell
City Planner
G: \ Planning \ DRC\ res \ DIR-2005-13 res.doc
/s/ Marty Miller
Marty Miller, Chairperson
Design Review Committee
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94" TOTAL WI
90" CENTloR POLE
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Umbrella Base
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Optional base
UMBRELLA: 5.5' square "BAY MASTER" promotional aluminum
market umbrella for COMMERCIAL APPLICATION. Brushed
aluminum finish wi Copperstone hubs, stainless steel hardware, 100%
replaceable parts. Manual lift with stainless steel security pin. Silver
or Copperstone finial.
CANOPY FABRIC: Sunbrella® Marine Grade Fabric. Colors: Plum
#4649 wi Buttercup #4635 & Fern #4671 wi Buttercup #4635 . Single
wind vent. Folded canopy edge. Logo all panels.
BASE: 24" round, 75 Ib aluminum, galvanized steel base with
stainless steel security plate and "sta~dk~.~urity..lø;¡~ør4~al;.""""",\
451b add-on disk available. f. _, ~.
. : APPROVAL Ð(.~-~]C;-II+- )¡i-a:05- 5 t
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