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DIR-2011-26b CITY OF CUPERTINO 10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308 To: Mayor and City Council Members Chairperson and Planning Cominissioners From: Aarti Shrivastava, Director of Community Development,� Prepared by: Simon Vuong, Assistant Planner Date: September 23, 2011 Subject: Director's Minor Modification, DIR-2011-26 to a previously approved Sign Exception (EXC-2008-01) for a Master Sign Program located at 19620-19780 Stevens Creek Blvd (Marketplace). Chapter 19.132 of the Cupertino Municipal Code allows for administrative approval of minor changes in a project. The Director reports his decision to the City Council and Planning Commission in time to allow an appeal of the decision within fourteen calendar days. DISCUSSION The applicant is requesting additional signage for newly divided tenant spaces at The Marketplace shopping center. The following is a summary of the tenant changes: • Tenant 14 is divided into two (2) spaces, becoming Tenants 14 and 14A. • Tenant 28 is divided into two (2) spaces, becoming Tenants 28 and 28A. • Tenant 36 is divided into three (3) spaces, becoming Tenants 36, 36A, and 36B. Additional signage has now been added for newly created Tenants 14A, 28A, 36A, and 36B, with a maximum allowed sign height of 24" for one row, and a maximum allowed sign height of 36" for two rows. The height requirements are consistent with the remaining tenants on site. In addition, the applicant is requesting the following: I. Sign Exception EXC-2008-01, modification to: a. Condition of Approval No. 4('Sign Approval') b. Condition of Approval No. 8('Sign Approval') II. Sign Exception EXC-2006-02, modification to: a. Condition of Approval No. 4('Sign Approval') b. Condition of Approval No. 5('Building C') G: \ Planning\ PDREPORT\ DIRreports\ 2011 \ DIR-2011-26. doc DIR-2011-26 19620-19780 Stevens Creek Blvd Page 2 The above conditions require all signage at The Marketplace to receive Planning Department approval via a Director's Minor Modification prior to issuance of building permits. Any conditions which reference the requirement for a Director's Minor Modification prior to building permit issuance of signage consistent with the sign program are no longer required. All other delineated conditions are still in effect and remain unchanged. ACTION The Director of Community Development deems the modification minor and approves the building and site improvements subject to the following conditions: 1. An updated parking calculation table reflecting the current tenant list as well as the newly divided tenant spaces shall be submitted to the City prior to the approval of any new sign permits. 2. Condition of Approval No. 4('Sign Approval') of Sign Exception EXC-2008-01, is revised in its entirety as follows: � "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." 3. Condition of Approval No. 8('Sign Approval') of Sign Exception EXC-2008-01, is revised in its entirety as follows: "All signage for future tenants in conformance with the approved Master Sign Program shall be approved via a building permit. Any future signage that is not consistent with the Master Sign Program shall apply for a new sign program prior to issuance of building permits." 4. Condition of Approval No. 4('Sign Approval') of Sign Exception EXC-2006-02, is revised in its entirety as follows: "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 that is consistent with the sign program shall be approved via a building permit. The larger single rowed signs (30" to 36" - Merlion Restaurant & Bridal Store) shall be reviewed and approved by the Design Review Committee prior to issuance of building permits. The Wahoo Fish Taco sign exhibit shall be revised to be consistent with the approved sign program." 5. Condition of Approval No. 5('Building C') of Sign Exception EXC-2006-02, is revised in its entirety as follows: "The applicant shall provide a detailed signage plan and program for Building C consistent with the approved sign program. Said plan/program shall be G: \ Planning\ PDREPORT\ DIRreports\ 2011 \ DIR-2011-26.doc DIR-2011-26 19620-19780 Stevens Creek Blvd Page 3 reviewed and approved by the Director of Community Development prior to issuance of building permits of any signs on Building C." This approval of the modification is effective September 23, 2011. The fourteen calendar day appeal will expire on October 7, 2011. Enclosures: Attachment 1: Master Sign Program Attachment 2: Sign Exception EXC-2008-01 Attachment 3: Sign Exception EXC-2006-02 G:\Planning\PDREPORT\DIRreports\2011\ DIR-2011-26.doc , ,, � :.. . , � _ _ r.,. , � ; - ; - , . ,.. • ; ; , _ _ , , - , - - , ; , _ ; ; , , F �. ._ . , , : � '.. ,`_ . _ ,, ; . _ _. . _,_ .__ � - :... , ,; ; � , - : , : , , : __ . _ _ ; , .. ,. : , . i, _ ,.. ,.., ., � �-- --- _. --: �. ; - ,, ; , ; _ •. . :i -_ I _ ._ - _ .: ' - r • ,� � _ � . � :� � , 2 : �� i ;, ;� J _ _ � ��\'� ~ li � �. . v .... _� �� . � � j � � ��. ..�..:� .__ .'�• '" ' - _ '. . ' � . 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CA 95014 , � ::- . -: _- ,� � �- '-. `v�v�'vw'a�'ch��pc�,csg��� com_-- _. . . . _._ . , . ;. _. � .:. . _ � - ��. �'� � � � . � � ; �a�� � C}; C�E. y�;t�•,�rr�c;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 � ;:�,.-,,. � `^`k±�-�:S++I. � �� i� ; � � ,��� . .��,.� tf �_, i� E_;« _.�,..- �:v::�=_��.:;r:s.� ,1 _ _ _ __ . _ . _ _ . _ _ EXHI�IT C , , � �..��...�� -° � ��� '� __ : �. ��� � �:t;t�-� G�.w��l�-s��rn�r�; EXHIBIT C This E�ibit is a continuation of that certain Shopping Cente'r Lease by and between Evershine VI, L.P., as Landlord and 1 as Tenant, dated 2006, relating to certa.in real property in Santa Clara County, California, and by this reference shall becoine a part of such Shopping Center Lease. The MarketPlace Shopping Center Cu ertino Master Si�n Criteria TABLE OF CONTENTS � I. Purpose and IntenY IL General Requirements _ III. Style IV. Construction Requirements V. Installation VI. Location VIL Guarantee VIII. Insurance IX. Allowable Area X. Quantity of Sign Displays XI. Color XII. Logos � ; XIII. Store Front and Receiving Door Signage XIV. Prohibifed Signage XV. Expiration of Lease Term XVI. Major Tenants � ,.�::-:... �� ��� � �. � �� � i�:�:r� c��y.�i���,r��f���+ . PURI'OSE AND INTENT: A. This criteria has been established for the purpose of maintaining a continuity of quality and aesihetics throughout the Shopping Center foi the mutual benefit of all Tenants, and to comply with the regulations oi� the City of Cupertino, California according to cunent city si�i 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 offer the Tenant design flexibility and to encourage different types of letteT� styles, logos and colors. The signs specified will offer optimuln tenant identify when designed ir_ 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 CriYeria or the regulation<; 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. ' GENERA.L REQUIREMENTS: A. Prior to fabrication or applying for city approvals, each Tenant shall submit to the Landlord, for writter� approval, three (3) copies of detailed shop drawings in full color indicating the location, size, layout, design, color, illumination, materials, power demand, and inethod of attachment. Additionally, shop drawings 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 of the Landlord. C. All permits and fees foi� signs and their installation shall be obtained by the Tenant or ifs 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 requirf, maintenance or repair, Landlord shall give Tenant ten (10) days written notice to effect the maintenance o:r repair. Should Tenant fail to do so; Landlord shall undertake repairs and Tenant shall reimburse Landlord within ten (10) days from receipt of invoice. . STYLE: Tenant signs must be neon internally self-illuminated individual channel metal letters, 5" deep, with plexiglas:� face. Signage height shall be measured for each individual letter from top to bottom of letter for inaximum individual letter size set forth on table below by the City of Cupertino sign regulations. Signs consisting of 2 rows shall be pernutted subject to the maximum heights set forth in the attached table for th�� overall sign display. In no instance shall the maximtun height of the letters exceed the heights set Forth, in the attached table whether the sign be l row or 2 rows. �� , ��::.. ���� J '� �,�,� f'•.L•E� ��t¥�i For signs consisting of 2 rows, the 2nd ro�v height of the sign display letters shall not e;eceed the lzeight of the 1 st row. ' . CONSTI2:UCTION REQUIREMENTS: A. All channel letters are to be fabricated using 24 gage paint-lok sheet metal with full welded construction and �utomotive enamel firiish or preeoated 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-over�s, 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 inetal frame by a 3/4" triin 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 nurriber 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". INSTALLATION: � A. All signs are to be installed under the direetion 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 coritroller 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. �:"'.��-=�-�' �': � � - K�_F; Gct��:l.�:;n ��. i 3OCATtON : All signs shall be located as detailecl on the aitached di ��i. CUARANTEE: _ The entire sign display_ shall be _�uaranteed for one (1) y_ear against_defects_in material and worktnanship. Defective parts shall be replaced without charge Landlord or Tenant. viii. INSURANCE: The sign company shall carry workmen's compe�isation and public liability insurance against all damage suffered or done to any and all persons andlor property while engaged in the construction or installation of signs in the amount of $1,000,000 per occurrence. Such proof of current eertificate of insurance shall be provided to the Landlord prior to scheduling of sign display installations. Tenant's sign installation company shall be required to name as additionally insured the Landlord, any applicable lender, and other entities associated with the Premises or project. '�. ALLO'6�VABLE AR.EA: � "Total are� pennitted for commercial wall signs is to be increased froin 1 squre �oot per linear foot of store frontage to 1.5 square feet" per City of Cupertino Heart of the City Development Standards and Design Guidelines enacted by the City Council October 2, 1995. Maximum height of letters and length of wall si�ms sha11 be in conformance with the table below as set forth Uy the City of Cupertino Sign Regulations: QUANT�TY OF SIGN DISPLAYS: -; � 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. . 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 (1) 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 of 2" at the top and 2" at the bottom. .ii. STORE FR4NT AND RECEl`VING DOOR SIGNAGE: �._���, � n � �,� ��,..w,,.,n.,.. 'r;r-G� �:� A. Tenant shall be pennitted to place a sign of not more than 144 squa� inches at the bottom of the �vindow panel adjacent to the store fiont entry door. The sign shall be decaled oz� adhered lettei�ing indicating hours of business, emergency phone nuinbers, approved credit cards, etc. No other window signage will be permitted at any time without the Landlord's prior written consent. _ Str.eet_ address numbers will be instal�ed by_Landlord abov� store front entry door. _ Tenant may install a sign 3" high, black vinyl adhesive helvetica medi.um letter on rear se�vice door for business identification. Lettering shall be centered on door 5' above the finished floor. �iv. PROHIBITED SIGNAGE: A. Except as provided herein, no advertising placards, neon or illuminated signs, external displays, decorative lighting, flags, balloons, banners, pennants, naines, 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 e�cterior walls of the buildings without Lancilord'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 lawful makin� of deliveries of sales or merchandise or rendering of services from such vehicles is prohibited. ' ��. �XPIR.A.TION OF LEASE TERM: At the expiration or a sooner termination of Tenant's lease term, Tenant shall reinove its signs and patch the sign fascia to match the adjacent finish. �i. MA.JOR TENANTS: The provisions of this sign criteria. shall not be applicable to identification signs of occupancies designated by thE; Landlord as major tenants. 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" � �4 � BLDG C-1ST FLOOR PLAN n ,,,�•_,•_�• i _ i 10300 Torre Avenue Cupertino, California 95014 CITY OF Telephone: (408) 777-3308 C U PE�TI NO FAX: (408) 777-3333 COMMUNITY DEVELOPMENT March 18, 2008 Wayne Okubo Evershine, LLC 19770 Stevens Creek Blvd. Cupertino, Ca. 95014 SUBJECT: DESIGN REVIEW COMMITTEE ACTION LETTER - Application EXC-2008-01 This letter confirms the decision of the Design Review Committee, given at the meeting of March 6, 2008; approving a 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, located at 19620-19780 Stevens Creek Blvd, according to Resolution No. 267. Please be aware that if this permit is not used within one year, it shall expire on March 6, 2009. Also, please note that an appeal of this decision can be made within 14 calendar days from the date of this letter. If this happens, you will be notified of a public hearing, which will be scheduled before the City Council. Sincerely, ary Chao Senior Planner City of Cupertino Enclosures: Resolution No. 267 Printed on Recycled Paper EXC-2008-01 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.: EXC-2008-01 Applicant: Wayne Okubo Location: 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 EXC-2008-01 March 6, 2008 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 EXC-2008-01 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 AIl 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. T'he 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 EXC-2008-01 March 6, 2008 Page 3 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 6� day of March 2008, at a Regular Meeting of the Design Review Committee of the City of Cupertino, State of California, by the following ro11 call vote: AYES: COMMISSIONERS: Chairperson Giefer, Rose NOES: COMMISSIONERS: ABSTAIN: COMMISSIONERS: ABSENT: COMMISSIONERS: ATTEST: APPROVED: /s/Ciddy Wordell /s/Lisa Giefer Ciddy Wordell Lisa Giefer, Chair City Planner Design Review Committee � 10300 Torre Avenue �� Cu ertino Cali ornia 95014 P , .f CITY OF Telephone: (408) 777-3308 CUPE TINO FAX: (408) 777-3333 � COMMLINITY DEVELOPMENT Apri113, 2006 Todd Lee Evershine, LP 19770 Stevens Creek Blvd. � Cupertino, Ca. 95014 SUBJECT: DFSIGN REVIEW COMMITTEE ACTION LETTER - Application EXC-2006-02 This letter confirms the decision of the Design Review Committee, given at the meeting of April 6, 2006; conditionally approving a sign exception to allow signs to exceed the maximum height limitation and for several tenants to have two wall signs as part of a sign program at an existing shopping center (Marketplace), located at 19620-19780 Stevens Creek Blvd, according to Resolution No. 233. Please be aware that if this permit is not used within one year, it shall expire on Apri16, 2007. Also, please note that an appeal of this decision can be made within 14 calendar days from the date of this letter. If this happens, you will be notified of a public hearing, which will be scheduled before the City Council. Sincerely, Gary Chao Planning Department Enclosures: Resolution No. 233 , -n.'r' ; ;� � F;� - �,,p� F ,��, ��. EXC-2006-02 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 233 OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING SIGN EXCEPTION TO ALLOW SIGNS TO EXCEED THE MAXIMUM HEIGHT LIMITATTON AND FOR SEVERAL TENANTS TO HAVE ADDITIONAL WALL SIGNS AS PART OF A SIGN PROGRAM AT AN EXISTING SHOPPING CENTER (MARKETPLACE) SECTION I: PROTECT DESCRIPTION Application No.: EXC-2006-02 Applicant: Todd Lee Location: 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. T'hat 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-2006-2, 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 Resolution No. 233 "� EXC-2006-2 '-' Apri16, 2006 Page 2 EXC-2006-2 as set forth in the Minutes of the Design Review Committee Meeting of April 6, 2006, 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: "Exhibit C" consisting of 9 pages and the colored sign exhibits 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. 3. DOUBLE ROW SIGNS The total height of the double row signs shall be consistent with the approved sign program referenced in the staff report. The linear widths of the double row signs shall not exceed 50% of the corresponding businesses frontages. 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 signs must receive Plarming Department approval via a director's minor modification prior to issuance of building permits. The larger single rowed signs (30" to 36" - Merlion Restaurant & Bridal Store) shall be reviewed and approved by the Design Review Committee prior to issuance of building permits. The Wahoo Fish Taco sign exhibit shall be revised to be consistent with the approved sign program. 5. BUILDING C The applicant shall provide a detailed signage plan and program for Building C consistent with the approved sign program. Said plan/program shall be reviewed and approved by the Director of Community Development via a Director's Minor Modification prior to issuance of building permits of any signs on Building C. 6. NEON All exposed neon signs shall be approved by the Planning Commission via a sign exception application. 7. TRELLIS EMBLISHMENTS The trellis feature along the Stevens Creek Boulevard shall be embellished to better frame the proposed sign and/or any future signs. The applicant shall work with staff to revise the trellis design. A revised trellis plan shall be reviewed and Resolution No. 233 �" EXC-2006-2 -- Apri16, 2006 Page 3 approved by the Directors of Community Development prior to issuance of any signs on and/ or around the trellis. 8. 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 alI of the requirements of Section 66020, you will be legally barred from later challenging such exactions. PASSED AND ADOPTED this 6� day of Apri12006, at a Regular Meeting of the Design Review Committee of #he City of Cupertino, State of California, by the following roll call vote: AYES: COMMISSIONERS: Chairperson Giefer, Saadati NOES: COMMISSIONERS: none ABSTAIN: COMMISSIONERS: none ABSENT: COMMISSIONERS: none ATTEST: APPROVED: /s/Ciddv Wordell /s/Lisa Giefer Ciddy Wordell Lisa Giefer, Chair City Planner Design Review Committee