DRC Summary 3-15-2007
,r'
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 21, 2007
Subj:
REPORT OF DESIGN REVIEW COMMITTEE FINAL DECISIONS MADE March 15, 2007.
Chapter 19.136 of the Cupertino Municipal code provides for
A eal of decisions made b the Desi Review Committee
1. Application
DIR-2007-05, EXC-2007-03; Aaron Kelsey (Marketplace Shopping Center), 19638 Stevens Creek Blvd
Suite #200-210 & 230-260
Description
Director's Minor Modification to an approved sign program
Sign Exception to exceed the allowed sign height for a sign on a tower element
Action
The Design Review Committee approved the application on a 2-0 vote. This is effective March 15,
2007. The fourteen-calendar day appeal will expire on Apri14, 2007.
Enclosures:
Design Review Committee Report of March 15, 2007
Resolution No. 251 and 252
Approved Plan Set
2. Application
DIR-2007-08; Tommy Yoon (HI Signs), 19628 Stevens Creek Blvd
Description
Director's Minor Modification to an approved SIgn program for two restaurant SIgnS
(MerlionjMarketplace)
Action
The Design Review Committee approved the application on a 2-0 vote. This is effective March 15,
2007. The fourteen-calendar day appeal will expire on Apri14, 2007.
Enclosures:
Design Review Committee Report of March 15, 2007
Resolution No. 253
Approved Plan Set
G:planning/Drcj031507 summaryletter,doc
To:
From:
Subject:
Location:
Design Review Committee
Aki Honda Snelling, Senior Planner
Application: DIR-2007-0S, EXC-2007-03
19638 Stevens Creek Boulevard
Date: March 15,2007
PROJECT DESCRIPTION:
Director's Minor Modification to an approved sign program to approve the design for a
larger single row sign on the tower element and for new wall signs on Building A at the
Marketplace shopping center for Bay Area Bridal and New Things West.
Sign Exception to exceed the allowable sign height for wall signs and to allow neon
signs on Building A at the Marketplace shopping center for Bay Area Bridal and New
Things West.
RECOMMENDATION:
Staff recommends that the Design Review Committee:
1. Approve the Director's Minor Modification to the approved sign program to
approve the design for the larger single row sign on the tower element and new
wall signs on Building A for Bay Area Bridal and New Things West, based on the
model resolution.
2. Approve the Sign Exception to allow the neon signs, but deny the request to
exceed the allowable sign height for walls signs on Building A, based on the
model resolution.
BACKGROUND:
Bay Area Bridal and New Things West are currently located in a portion of the
Marketplace shopping center that will be demolished to accommodate the new Building
C. They will soon be moving into the second floor of the recently constructed Building
A. These sign applications are to accommodate the signs for their new location.
In April of 2006, the Design Review Committee approved a sign exception approving a
sign program for the Marketplace shopping center allowing signs to exceed the sign
ordinance allowances for height and number of signs. The sign program specifies the
maximum letter heights for single and double row signs on each of the buildings and
the number of signs that could be approved based upon the number of sides of store
frontage a tenant has. However, Design Review Committee approval through a
Director's Minor Modification is required for the design of the larger single row sign on
the tower element and for walls signs for new tenants. The Sign Exception is required
for the new wall signs that are proposed to exceed the allowable letter height per the
sign program and for neon signs.
I - I
DIR-2007-05 & EXC-2007-03
Bay Area Bridal & New Things West
March 15,2007
Page 2
DISCUSSION:
Bay Area Bridal and New Things West are proposing a total of six wall signs. The Bay
Area Bridal sign (sign C) proposed on the tower element is comprised of internally
illuminated pan channel letters that have white channel letter faces with a polished gold
aluminum panel behind. The Bay Area Bridal sign (Sign A) proposed on the west
elevation consists of pan channel letters with white channel letter faces on a raceway to
match the color of the building. The New Things West signs (Sign B) include a
combination of yellow internally illuminated pan channel letters and exposed pink
neon lighting that will be attached to a raceway painted to match the building. The
applicant is also proposing a combined Bay Area Bridal/New Things West sign (sign D)
that includes both the internally illuminated pan channel letters and exposed pink neon
lighting.
The table below summarizes the proposed signs for these tenants, the proposed and
allowable sign heights for each of the signs and whether the proposed sign complies
with these requirements:
North Elevation (Facing
Stevens Creek Blvd.)
. Bay Area Bridal (Sign C) on
tower element
. New Things West (Sign B)
24 inches
22 inches
No. Requires Sign
Exception to exceed
allowable height.
No. Requires Sign
Exception to exceed
allowable hei ht.
41 inches
30-36 inches
South Elevation (Rear)
. New Things West (Sign B)
24 inches
22 inches
No. Requires Sign
Exception to exceed
allowable hei ht.
East Elevation
. Bay Area Bridal/New
Things West (Sign D)
48 inches
24 inches
No. Requires Sign
Exception to exceed
allowable hei ht.
West Elevation
. New Things West (Sign B)
. Bay Area Bridal (Sign A)
30 inches
22 inches
No. Requires Sign
Exception to exceed
allowable height.
No. Requires Sign
Exception to exceed
allowable hei ht.
24 inches
22 inches
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:
/-2
DIR-2007-05 & EXC-2007-03
Bay Area Bridal & New Things West
March 15,2007
Page 3
A. Literal Enforcement of the Sign Regulations are Inconsistent with Spirit and Intent of Sign
Ordinance
The intent of the Sign Ordinance is to JI provide architectural and aesthetic harmony of
signs as they relate to building design" and to JI 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 if the proposed sign letter heights are permitted to vary from the sign program
requirements. However, staff is supportive of the proposed exposed pink neon lighting
on the New Things West signs given that exposed neon lighting has been approved
elsewhere on Building A.
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 vary from and
exceed the letter height requirements of the sign program, 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 has already approved letter heights that
exceed the requirements of the sign ordinance, but propose the least modification and
minimum variance to accomplish the purpose and intent of the sign ordinance.
Therefore, any further exceptions to vary from the letter heights cannot be considered
the least modification and minimum variance to accomplish this purpose. Therefore,
staff does not believe this finding can be met.
Staff Recommendation
Staff is supportive of a Minor Modification and Sign Exception to allow the Bay Area
Bridal sign on the tower element, new wall signs to accommodate these businesses and
a Sign Exception for the exposed pink neon lighting on the New Things West Signs.
However, staff is not supportive of the Sign Exception to vary from the letter height
requirements of the approved sign program since the findings for this exception cannot
be met. Therefore, staff recommends the following modifications to the proposed signs
to comply with the intent of the sign program:
1. Reduce the height of the sign on the tower element (Sign C) to a maximum total
height of 30 inches. The sign program indicated that the signs on the tower may
be considered at a height between 30-36 inches; therefore the proposed height
does not comply with the sign program. Staff recommends that the Design
Review Committee consider that the Merlion Restaurant will also be providing
signage on the lower half of tower element facing Stevens Creek Boulevard and
/. j
DIR-2007-05 & EXC-2007-03
Bay Area Bridal & New Things West
March 15,2007
Page 4
is proposing a sign height of 36 inches. Staff believes that two large signs of
equal size on the tower element will not appear proportional to the tower
element and the building. Therefore, staff recommends that one of the signs be
reduced. Staff recommends that the Bay Area Bridal sign be reduced given the
number of signs that will be placed on the building to advertise this business.
Merlion Restaurant is proposing only two signs, including one along the Stevens
Creek frontage and one along the rear elevation of the building.
2. Reduce the height of the Bay Area Bridal and New Things West signs (Signs A
and B) to a total height of 22 inches in compliance with the sign program. This
will provide for consistency between the other tenant walls signs on the building.
3. Eliminate the double row combined Bay Area Bridal/New Thing~ West sign
(Sign D) on the east elevation of the building. Staff believes that three signs for
Bay Area Bridal and four signs for New Things West is excessive for the building
and does not comply with the intent of the sign program. The sign program
allows each tenant with store frontages on more than one side of a building to
have signage on a minimum of two building elevation frontages. By eliminating
this sign, Bay Area Bridal will still have two wall signs, including the prominent
location on the tower element, and New Things West will have three wall signs.
Prepared by:
Approved by:
Aki Honda Snelling, Senior Planner
Ciddy Wordell, City Planner &ce~ &)tT2~,.e?
Enclosures:
Model Resolution
Plan Set
G: cupntjplanningjDRCj staff repj2006jDIR-2007-05 SRdoc
, ~ vi
DIR-2007 -05
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
MODEL RESOLUTION
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO
APPROVING A DIRECTOR'S MINOR MODIFICATION TO APPROVE
THE DESIGN FOR A LARGER SINGLE ROW SIGN ON THE TOWER
ELEMENT AND NEW WALL SIGNS ON BUILDING A AT THE
MARKETPLACE SHOPPING CENTER (BAY AREA BRIDAL/NEW
THINGS WEST)
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
DIR-2007-05
Aaron Kelsey
19638 Stevens Creek Boulevard
SECTION II: FINDINGS
WHEREAS, the "Design Review Committee of the City of Cupertino received an
application for a Director's Minor Modification, as described in this Resolution; and
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
and zoning ordinance;
3. The proposal is consistent with the purpose and intent of the sign program for
the Marketplace shopping center.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application no. DIR-2007-02, is hereby approved; and
{- 5
Model Resolution DIR-2007-05 March 15, 2007
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-2007-02 as set forth in the Minutes of the Design Review Committee Meeting of
March 15,2007 are incorporated by reference herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval is based on the plan set submitted by Aaron Kelsey of AK Signs and
Designs consisting of 9 pages attached to the staff report, except as may be
amended by conditions in this resolution.
2. REDUCTION OF SIGN LETTER HEIGHT
The applicant shall reduce the sign letter heights on Building A in the following
manner:
A. The "Bay Area Bridal" sign (Sign C) on the tower element shall be reduced
to a total maximum letter height of 30 inches.
B. The New Things West sign (Sign B) on the north, west and south
elevations shall be reduced to a total maximum letter height of 22 inches.
C. The "Bay Area Bridal" sign (Sign A) on the west elevation shall be
reduced to a total maximum letter height of 22 inches.
3. ELIMINATION OF DOUBLE ROW SIGN (SIGN D)
The applicant shall eliminate the double row "Bay Area Bridal/New Things West"
sign (Sign D) on the east elevation of Building A.
4. EXPOSED NEON LIGHTING
The applicant is granted approval of exposed pink neon lighting on the New
Things West signs (Sign B) on the north, west and south elevations of Building A.
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.
1-(0
Model Resolution DIR-2007-05 March 15, 2007
Page 3
PASSED AND ADOPTED this 15th day of March 2007, 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:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
Ciddy Wordell
City Planner
Cary Chien, Chair
Design Review Committee
1-7
EXC-2007 -03
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, Califor;nia 95014
MODEL RESOLUTION
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO
APPROVING NEON LIGHTING ON NEW WALL SIGNS ON BUILDING
A AT THE MARKETPLACE SHOPPING CENTER (BAY AREA
BRIDAL/NEW THINGS WEST)
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
EXC-2007 -03
Aaron Kelsey
19638 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 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. That the literal enforcement of the provisions of this title will result in restrictions
inconsistent with the spirit and intent of the sign ordinance;
2. That the granting of the exception will not result in a condition which is
materially detrimental to the public health, safety, or welfare;
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 of the sign ordinance and sign program for the Marketplace shopping
center.
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-2007-03, 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
I" ~
Model Resolution EXC-2007-03 March 15, 2007
Page 2
EXC-2007-03 as set forth in the Minutes of the Design Review Committee Meeting of
March 15,2007 are incorporated by reference herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval is based on the plan set submitted by Aaron Kelsey of AK Signs and
Designs consisting of 9 pages attached to the staff report, except as may be
amended by conditions in this resolution.
2. REDUCTION OF SIGN LETTER HEIGHT
The applicant shall reduce the sign letter heights on Building A in the following
manner:
A. The "Bay Area Bridal" sign (Sign C) on the tower element shall be reduced
to a total maximum letter height of 30 inches.
B. The New Things West sign (Sign H) on the north, west and south
elevations shall be reduced to a total maximum letter height of 22 inches.
C. The "Bay Area Bridal" sign (Sign A) on the west elevation shall be
reduced to a total maximum letter height of 22 inches.
3. ELIMINATION OF DOUBLE ROW SIGN (SIGN D)
The applicant shall eliminate the double row "Bay Area Bridal/New Things West"
sign (Sign D) on the east elevation of Building A.
4. EXPOSED NEON LIGHTING
The applicant is granted approval of exposed pink neon lighting on the New
Things West signs (Sign B) on the north, west and south elevations of Building A.
5. 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) (I), 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.
1-0
Model Resolution
Page 3
EXC-2007-03
March 15, 2007
PASSED AND ADOPTED this 15th day of March 2007, 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
Cary Chien, Chair
Design Review Corrimittee
1-10
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DIR-2007-05
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 251
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO
APPROVING A DIRECTOR'S MINOR MODIFICATION TO APPROVE
THE DESIGN FOR A LARGER SINGLE ROW SIGN ON THE TOWER
ELEMENT AND NEW WALL SIGNS ON BUILDING A AT THE
MARKETPLACE SHOPPING CENTER (BAY AREA BRIDAL/NEW
THINGS WEST)
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
DIR-2007-05
Aaron Kelsey (Marketplace Shopping Center)
19638 Stevens Creek Boulevard
SECTION II: FINDINGS
WHEREAS, the Design Review Committee of the City of Cupertino received an
application for a Director's Minor Modification, as described in this Resolution; and
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
and zoning ordinance;
3. The proposal is consistent with the purpose and intent of the sign program for
the Marketplace shopping center.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application no. DIR-2007-05, is hereby approved; and
Resolution No. 251 DIR-2007-05 March 15, 2007
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-2007-05 as set forth in the Minutes of the Design Review Committee Meeting of
March 15, 2007 are incorporated by reference herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval is based on the plan set submitted by Aaron Kelsey of AK Signs and
Designs consisting of 9 pages attached to the staff report, except as may be
amended by conditions in this resolution.
2. APPROVED SIGN AGE
The following is a list of the approved signage for Bay Area Bridal and New Things
West on Building A:
North Elevation:
A. The applicant shall be permitted to place both the "Bay Area Bridal" sign
(Sign C) and "New Things West" sign adjacent to each other (single row
only) on the north elevation of the tower element of Building A with a
reduced maximum letter height of 36 inches.
B. The applicant shall be permitted to place the New Things West sign (Sign
B) on the north elevation with a reduced maximum letter height of 22
inches.
South Elevation:
C. The applicant shall be permitted to place the "New Things West" sign
(Sign B) on the south elevation with a reduced maximum letter height of
22 inches.
East Elevation:
D. The applicant shall be permitted to place the "Bay Area Bridal" sign (Sign
A) on the east elevation with a reduced maximum letter height of 22
inches.
West Elevation:
E. The applicant shall be permitted to place the "Bay Area Bridal" and "New
Things West" signs (Signs A and B) on the west elevation with a reduced
maximum letter height of 22 inches.
3. ELIMINATION OF DOUBLE ROW SIGN (SIGN D)
The applicant shall eliminate the double row "Bay Area Bridal/New Things West"
sign (Sign D) on the east elevation of Building A.
4. EXPOSED NEON LIGHTING
The applicant is granted approval of exposed pink neon lighting on the New
Things West signs (Sign B) on the north, west and south elevations of Building A.
The exposed pink neon lighting shall be reduced in color and lighting intensity
than on the approved exhibits.
Resolution No. 251
Page 3
DIR-2007-05
March 15/ 2007
5. APPROVED RENDERINGS
Prior to issuance of building permits, the applicant shall submit renderings or
photo simulations of the signs on each elevation of the building to the Planning
Department as approved by the Design Review Committee.
6. NOTICE OF FEES, DEDICA TIONS, 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. '
PASSED AND ADOPTED this 15th day of March 2007, 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 Chien, Wong
COMMISSIONERS: none
COMMISSIONERS: none
COMMISSIONERS: none
ATTEST:
APPROVED:
Is/Ciddy Wordell
Ciddy Wordell
City Planner
I sl Cary Chien
Cary Chien, Chair
Design Review Committee
EXC-2007-03
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 252
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO
APPROVING NEON LIGHTING ON NEW WALL SIGNS ON BUILDING
A AT THE MARKETPLACE SHOPPING CENTER (BAY AREA
BRIDAL/NEW THINGS WEST)
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
EXC-2007-03
Aaron Kelsey (Marketplace Shopping Center)
19638 Stevens Creek Boulevard Suite #200-210 and 230-260
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 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. That the literal enforcement of the provisions of this title will result in restrictions
inconsistent with the spirit and intent of the sign ordinance;
2. That the granting of the exception will not result in a condition which is
materially detrimental to the public health, safety, or welfare;
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 of the sign ordinance and sign program for the Marketplace shopping
center.
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-2007-03, 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. 252 EXC-2007-03 March 15, 2007
Page 2
EXC-2007-03 as set forth in the Minutes of the Design Review Committee Meeting of
March 15,2007 are incorporated by reference herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval is based on the plan set submitted by Aaron Kelsey of AK Signs and
Designs consisting of 9 pages attached to the staff report, except as may be
amended by conditions in this resolution.
2. APPROVED SIGNAGE
The following is a list of the approved signage for Bay Area Bridal and New Things
West on Building A:
North Elevation:
A. The applicant shall be permitted to place both the "Bay Area Bridal" sign
(Sign C) and "New Things West" sign adjacent to each other (single row
only) on the north elevation of the tower element of Building A with a
reduced maximum letter height of 36 inches.
B. The applicant shall be permitted to place the New Things West sign (Sign
B) on the north elevation with a reduced maximum letter height of 22
inches.
South Elevation:
C. The applicant shall be permitted to place the "New Things West" sign
(Sign B) on the south elevation with a reduced maximum letter height of
22 inches.
East Elevation:
D. The applicant shall be permitted to place the "Bay Area Bridal" sign (Sign
A) on the east elevation with a reduced maximum letter height of 22
inches.
West Elevation:
E. The applicant shall be permitted to place the "Bay Area Bridal" and "New
Things West" signs (Signs A and B) on the west elevation with a reduced
maximum letter height of 22 inches.
3. ELIMINATION OF DOUBLE ROW SIGN (SIGN D)
The applicant shall eliminate the double row "Bay Area Bridal/New Things West"
sign (Sign D) on the east elevation of Building A.
4. EXPOSED NEON LIGHTING
The applicant is granted approval of exposed pink neon lighting on the New
Things West signs (Sign B) on the north, west and south elevations of Building A.
The exposed pink neon lighting shall be reduced in color and lighting intensity
than on the approved exhibits.
Resolution No. 252
Page 3
EXC-2007-03
March 15, 2007
5. APPROVED RENDERINGS
Prior to issuance of building permits, the applicant shall submit renderings or
photo simulations of the signs on each elevation of the building to the Planning
Department as approved by the Design Review Committee.
6. NOTICE OF FEES, DEDICA nONS, 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.
PASSED AND ADOPTED this 15th day of March 2007, 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 Chien, Wong
COMMISSIONERS: none
COMMISSIONERS: none
COMMISSIONERS: none
ATTEST:
APPROVED:
/s/Ciddy Wordell
Ciddy Wordell
City Planner
/s/Cary Chien
Cary Chien, Chair
Design Review Committee
6'{C-~7"'03
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To:
From:
Subject:
Location:
Design Review Committee
Aki Honda Snelling, Senior Planner
Application: DIR-2007-08
19628 Stevens Creek Boulevard
Date: March 15,2007
PROJECT DESCRIPTION:
Director's Minor Modification to an approved sign program to approve the design fora
larger single row sign on the tower element on Building A at the Marketplace shopping
center for Merlion Restaurant.
RECOMMENDATION:
Staff recommends that the Design Review Committee:
1. Approve the Director's Minor Modification to the approved sign program to
approve the design for the larger single row sign on the tower element for
Merlion Restaurant, based on the model resolution. .
BACKGROUND:
In December of 2006, Merlion Restaurant received approval of an architectural and site
approval, sign exception and use permit to allow the establishment of the restaurant
with full service bar, outdoor seating, architectural changes and the Merlion statue on
the ground floor of the recently constructed Building A at the Marketplace. Merlion
Restaurant is anticipating to open business within the next few months.
Merlion Restaurant is proposing two exterior signs on the building. One of the signs is a
24-inch high reverse channel letter sign that will be located on the southern elevation, or
inside radius fa<;ade, of the building facing the Longs Drugstore and interior parking lot
of the shopping center. This sign was already designated in the sign program and needs
not other approvals than a building permit.
The sign proposed on the tower element facing Stevens Creek Boulevard requires
approval by the Design Review Committee per the requirements of the sign program
for the Marketplace shopping center. The Director's Minor Modification allows for the
design of the sign to be reviewed and incorporated into the sign program if approved.
The sign program was approved by the DRC in April of 2006.
DISCUSSION:
The sign proposed on the tower element facing Stevens Creek Boulevard is a 36-inch
high reverse channel letter sign with brushed aluminum channel letters. The reverse
channel letter design allows for the sign to appear as channel letters during the daytime,
but at night time to appear as signage that has back-lit illumination rather than internal
illumination, thus the "reverse" illumination of the channel letters.
;2 ~I
DIR-2007-05 & EXC-2007-03
Bay Area Bridal & New Things West
March 15,2007
Page 2
The sign program contemplated that this particular sign would be approximately 30-36
inches in height on the tower element. Therefore, the sign height is in conformance with
the sign program. However, the Design Review Committee has discretion to review the
size, style and design of the proposed sign.
Staff is supportive of the sign as proposed by the applicant given that the sign appears
to comply with the intent and purpose of the sign program.
Prepared by:
Approved by:
Aki Honda Snelling, Senior p~er~.... "
CiddYWOrdell,CityPlanner~ 2u~
Enclosures:
Model Resolution
Plan Set
G: cupntjplanningjDRCj staff repj2006jDIR-2007-08 SR.doc
J.. ' ;),
DIR-2007 -08
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
MODEL RESOLUTION
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO
APPROVING A DIRECTOR'S MINOR MODIFICATION TO APPROVE
THE DESIGN FOR A LARGER SINGLE ROW SIGN ON THE TOWER
ELEMENT ON BUILDING A AT THE MARKETPLACE SHOPPING
CENTER (MERLION RESTAURANT)
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
DIR-2007 -08
Tommy Yoon (HI Signs)
19628 Stevens Creek Boulevard
SECTION II: FINDINGS
WHEREAS, the Design Review Committee of the City of Cupertino received an
application for a Director's Minor Modification, as described in this Resolution; and
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
and zoning ordinance;
3. The proposal is consistent with the purpose and intent of the sign program for
the Marketplace shopping center.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application no. DIR-2007-08, 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
.;2~3
Model Resolution DIR-2007-08 March 15, 2007
Page 2
DIR-2007-08 as set forth in the Minutes of the Design Review Committee Meeting of
March 15,2007 are incorporated by reference herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval is based on the plan set submitted by Tommy Yoon of HI Signs consisting
of 2 pages attached to the staff report, except as may be amended by conditions in
this resolution.
2. SIGN ON TOWER ELEMENT
Approval is granted for a 36-inch high brushed aluminum reverse channel letter
"MERLION" sign to be incorporated into the sign program and installed on the
tower element of Building A at the Marketplace shopping center in accordance with
the approved exhibits.
3. NOTICE OF FEES, DEDIC A TIONS, 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 15th day of March 2007, 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
Cary Chien, Chair
Design Review Committee
d-Y
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COLOR & MATERIALS:
LETTER BRUSHED ALUMINUM REVERSE CHANNEL LETTER
ALL LETTERS U.L. LISTED AND LED ILLUM
STEVENSCREEK SIDE
PARKING LOT SIDE
12'-0"
PROPOSAL DRAWING FOR
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EXISTING VIEW
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SITE PLAN
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HI SIGNS COMPANY
1680 W. WINTON AVE #7
HAYWARD, CA 94545
TEL: 510-264-1281 XT229
FAX: 510-940-0205
ALL RIGHTS RESERVED
This Is an original unpublished pIece
of artwork generated by HI Signs.
It Is not to be shown to anyone outside
your organization, nor is to be used,
reproduced, copied or exhibited in any
fashion without written authorization
from H I Signs.
Project
MER LION
Address
19628 STEVENSCREEK BL.
Salesperson
TOMMY YOON
Client Approval
Landlord Approval
Scale
1/8" = 1'-0"
Drawn By
TOMMY YOON
Date
1/22/2007
Revision By
. Art . Plex/Asm.
o Vinyl . Paint
. elect. . Install
o Non Elect. 0 Shp./Rec.
Approved By
Sheet Number
Drawing Number
Job Number
DIR-2007-08
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 253
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO
APPROVING A DIRECTOR'S MINOR MODI FICA TION TO APPROVE
THE DESIGN FOR A LARGER SINGLE ROW SIGN ON THE TOWER
ELEMENT ON BUILDING A AT THE MARKETPLACE SHOPPING
CENTER (MERLION RESTAURANT)
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
DIR-2007-08
Tommy Y oon (HI Signs)
19628 Stevens Creek Boulevard
SECTION II: FINDINGS
WHEREAS, the Design Review Committee of the City of Cupertino received an
application for a Director's Minor Modification, as described in this Resolution; and
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
and zoning ordinance;
3. The proposal is consistent with the purpose and intent of the sign program for
the Marketplace shopping center.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application no. DIR-2007-08, 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. 253 DIR-2007-08 March 15, 2007
Page 2
DIR-2007-08 as set forth in the Minutes of the Design Review Committee Meeting of
March 15,2007 are incorporated by reference herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
. 1. APPROVED EXHIBITS
Approval is based on the plan set submitted by Tommy Yo on of HI Signs consisting
of 2 pages attached to the staff report, except as may be amended by conditions in
this resolution.
2. SIGN ON TOWER ELEMENT
Approval is granted for a 36-inch high brushed aluminum reverse channel letter
"MERLION" sign to be incorporated into the sign program and installed on the
tower element of Building A at the Marketplace shopping center in accordance with
the approved exhibits.
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 15th day of March 2007, 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 Chien, Wong
COMMISSIONERS: none
COMMISSIONERS: none
COMMISSIONERS: none
ATTEST:
APPROVED:
/s/Ciddy Wordell
Ciddy Wordell
City Planner
/ s / Cary Chien
Cary Chien, Chair
Design Review Committee
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TOTAL 30.6 SQFT
COLOR & MATERIALS:
LETTER BRUSHED ALUMINUM REVERSE CHANNEL LETTER
ALL LETTERS U.L. LISTED AND L.E.D ILLUM
STEVENSCREEK SIDE
PARKING LOT SIDE
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PROPOSAL DRAWING FOR
"MERLION"
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EXISTING VIEW
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WOSAL VIEW
BUILDING DIMMENSION
~ TOTAL69SQFT 276"
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MAP
INSTALLATION DETAIL
3" DEEP REVERSE CHANNEL_________
LmER IN CUSTOM COLOR. ----..
12 VOLTS GOLDEN YELLOW -<
lED LIGHT MODULES. .-.
SITE PLAN
RECEIVED
MAR 0 2 Z007
BY
J.BOX TO CONTACTOR BY
OWNER.
CLASS 2 POWER SUPPLY WI
DISCONNECT SWITCH.
III FACE COLOR
3/16" TH ICK CLEAR LEXAN
BACKING.
3" X 6" STEEL TU BE.
SCONNECT SWITCH
CLASS 2 POWER
000
HI SIGNS COMPANY
1680 W. WINTON AVE #7
HAYWARD, CA 94545
TEL: 510-264-1281 XT229
FAX: 510-940-0205
ALL RIGHTS RESERVED
This Is an original unpublished piece
of artwork generated by HI Signs.
It Is not to be shown to anyone outside
your organization, nor is to be used.
reproduced, copied or exhibited In any
fashion without written authorization
from HI Signs.
Project
MER LION
Address
19628 STEVENSCREEK BL.
Salesperson
TOMMY YOON
Client Approval
Landlord Approval
Scale
1/8" = 1'-0"
Drawn By
TOMMY YOON
Date
1/22/2007
Revision
By
. Art . Plex/Asm.
o Vinyl . Paint
. elect. . Install
o Non Elect. 0 ShpJRec.
Approved By
Sheet Number
Drawing Number
Job Number