HomeMy WebLinkAboutAUP_2016-05-18_AgendaPacket C ITY OF A TASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT
6500 PALMA AVE ▪ ATASCADERO, CA 93422 ▪ (805) 461 -5035 ▪ FAX 461-7612
Administrative Use Permit Hearing
A G E N D A
The City of Atascadero’s Zoning Hearing Officer will hold a public hearing
at 3:00 p.m. or later on Wednesday, May 18, 2016 in Room 106, at City
Hall, 6500 Palma Ave., Atascadero, to consider the following:
1. 8200 EL CAMINO REAL. PLN 2016-1592; Request is for a modification to
the Master Sign Program for the shopping center at the southwest
corner of El Camino Real and Curbaril Ave. to increase the size of the
front entry sign. This item will be heard at the Design Review
Committee meeting on May 18, 2016 at 2:00 p.m. (Smart & Final)
(Katie Banister, Assistant Planner)
2. 6100 SAN ANSLEMO. PLN 2016-1588; Request is for additional signage
including color banding and logos on the gas station canopy in excess
of what is allowed. This item will be heard at the Design Review
Committee meeting on May 18, 2016 at 2:00 p.m. (Arco) (Katie
Banister, Assistant Planner)
PLEASE NOTE: Any court challenge to the actions taken at the public
hearing items may be limited to considering only those issues raised at the
public hearing described in this notice or in written correspondence to the
City of Atascadero at, or prior to, the public hearing.
Any decision of the Hearing Officer is final unless a ppealed to the Planning
Commission within 14 days of the action. Any person aggrieved by the
decision may file an appeal. Appeal forms are available in the Community
Development Department or on the City’s website (www.atascadero.org).
The fee for filing an appeal is $704 and must accompany the appeal
documentation.
C ITY OF A TASCADERO
COMMUNITY DEVELOPMEN T DEPARTMENT
May 13, 2016
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ITEM NUMBER: ITEM NUMBER: 1
DATE: 5-18-16 CITY OF ATASCADERO
COMMUNITY DEVELOPMENT DEPARTME NT
Design Review Committee Staff Report
Administrative Use Hearing Staff Report
FROM: Katie Banister MEETING DATE: 5/18/2016
Assistant Planner, (805) 470-3480
FILE NUMBER: PLN 2016-1592 / AUP 2016-0080 / DRC 2016-0086
PROJECT ADDRESS: Smart & Final, 8200 El Camino Real
Atascadero, CA 93422, APN# 056-031-061 and 062
SITUATION: The applicant requests a modification to the Master Sign Program for the
Smart & Final Shopping Center to allow an increase in the size of the front entry sign for
the grocery store space, pursuant to Atascadero Municipal Code (AMC) 9-15.005 and
9-15.006.
RECOMMENDATIONS: The Design Review Committee recommend the hearing officer
approve Administrative Use Permit 2016-0080 allowing modification of the Master Sign
Program detailed in AUP 99-01 to permit a 237 square-foot wall sign on the front of the
building at 8200 El Camino Real and to permit 40 squa re feet of wall sign for a future
sub-tenant.
BACKGROUND: Smart & Final opened their Atascadero location in April of 2016 after
the grocery store chain Haggen filed for bankruptcy and closed all their stores on the
Central Coast. Haggen had acquired th e site from Albertson’s, who sold it as part of a
merger with the Safeway Corporation. Smart & Final divided the 57,513 square feet of
total floor area into two commercial spaces. The grocery store occupies 39,088 square
feet of the space, leaving 18,425 square feet for a future tenant.
EVALUATION: AMC 9-15.005 requires planned shopping centers with 3 or more
tenants to adopt a Master Sign Program detailing the signs permitted in the center. The
Master Sign Program for Albertson’s was adopted by Administrative Use Permit 99-01,
which allows:
Three freestanding/monument signs (two on El Camino Real and one on Curbaril
Avenue);
A 193 square-foot front entry sign, 20 square-foot “Food” sign, and 44 square-
foot “Pharmacy” sign (257 square feet total wall signage on the front of the
building for the grocery store space);
60 square feet of wall sign on the freeway-oriented side of the building for the
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grocery store space;
A freeway-oriented pole sign;
A freeway-oriented wall sign for any tenant with at least 10,000 square feet of
floor area (AMC 9-15.005 limits these signs to 40 square feet);
Wall signs have a maximum of 40 square feet in size for each the minor tenants
in the center, with letters to range in height from 12-24 inches
All signs must be made of “individual, three dimensional letters and logos flush
mounted to the wall face. All internally illuminated signs shall have remote
transformers, exposed raceways shall not be permitted.”
Existing Signs
Smart & Final applied for building permits to install the signage currently on -site in
January 2016. In March, the approved signs were installed, including:
The addition of the Smart & Final name and logo to both existing monument
signs;
A new 60 square-foot wall sign on the freeway-oriented side of the building;
A 137 square-foot entry sign on the front of the building, and two smaller signs
totaling 43 square feet on the front of the building advertising “Farm Fresh
Produce” and “Fresh Meats” (total of 180 square feet);
The sign face in the pole sign was also changed, although this modification did
not require a building permit.
In April 2016, an additional building permit was approved to re-install a 28 square-foot
wall sign for US Bank, which operates a branch inside the Smart & Final store.
Existing Signage at Smart & Final
Entry Sign (137 square feet) Monument Signs
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Freeway-oriented pole sign Freeway-oriented wall sign (60 square feet)
Shopping Cart Corrals
Smart & Final also installed red plastic cart corrals with signage spanning over the carts.
Plans for these carts were not submitted as part of the building permit application for
tenant improvements, therefore, they were not reviewed by staff prior to their
installation. Exterior changes to commercial properties are subject to appearance
review. Staff has determined the corrals do not conform to the Appearance Review
Manual as they are not made of materials compatible the building nor are the colors
harmonious with the surroundings. A condition is included in the Administrative Use
Permit to replace these corrals with a design that is more compatible with the site.
Existing cart corrals
Proposed Changes to the Master Sign Program
Smart & Final would like to modify the Master Sign Program to increase the size of the
identifying wall sign on the front of the building to 237 square feet, and to ensure their
future sub-tenant will be allowed adequate signage. The applicant proposes a
maximum of 33 square feet of signage for the future tenant on the front of the building.
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Staff recommends the limit be raised to 40 square feet, the same amount allotted to
other tenants on the center. Staff seeks the DRC’s recommend ation as to whether the
future sub-tenant, who will occupy more than 18,000 square feet of floor area, should be
allowed to install freeway-oriented signage on the back wall of the building or in the
existing pole sign.
AMC 9-15.006 allows exceptions to the limitations of the Sign Ordinance to be granted
through an Administrative Use Permit using the following criteria to evaluate the project:
(a) The need for such signing is based on the purpose s set forth in Section 9-
15.001;
Staff comment: The overarching purpose of sign limitations is to “protect the
economy and aesthetics of the community.” Specifically, they are intended to:
1. Maintain and improve the aesthetic environment and overall community
appearance to foster the City’s ability to attract sources of economic
development and growth;
Staff comment: The proposed sign is proportional to the size of the
building face on which it will be placed. It is a simple, attractive design.
2. Encourage the effective use of signs as a means of communication in the
City and reduce possible traffic and safety hazards from confusing or
distracting signs;
Staff comment: The proposed sign uses a clear font with modest color
palette that is not overwhelming or distracting. It is placed far from traffic
circulation and will not be a safety hazard.
3. Implement quality sign design standards that are consistent with the City’s
General Plan, Zoning Ordinance and Appearance Review Guidelines;
Staff comment: The City’s Appearance Review Manual instructs signs
should be in proportion to the associated bu ilding and its surroundings.
They should be an integral architectural element of the project. Sign
colors, materials and lighting should be restrained and harmonious with
the building. Graphic elements should be limited to the minimum needed
to convey the message of the sign. The proposed sign meets these
standards. Logos and other graphical elements are minimal, and the size
of the sign is in proportion with the face of the building. The sign face has
a simple design with colors that contrast the building in a complementary
color scheme.
4. Enable fair and consistent enforcement of these sign regulations;
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Staff comment: The proposed sign is larger than signs for other large
commercial spaces in town. The following table lists the size of entry
signs for these other stores. All signs proposed in planned commercial
centers are reviewed for consistency with the associated Master Sign
Program.
Store Entry sign size (square feet)
Smart & Final (proposed) 237
Smart & Final (existing) 137
Former Albertson’s 193
Home Depot 522
K-Mart 182
Vons 71
Food for Less 130
CVS 120
Fitness Evolution 100
5. Minimize possible adverse impacts of signs on private and public property
in order to maintain property values and to maintain a positive City image ;
Staff comment: The proposed placement of the sign is appropriate for the
site and can be viewed from El Camino Real without detracting from the
appearance of the commercial corridor. It is set back from the road and
placed over the entrance to the building. It uses quality materials and
maintains a desirable image.
6. Enhance traffic safety by ensuring that signage does not distract, obstruct
or otherwise impede traffic circulation and to safeguard and preserve the
health, property, and public welfare of Atascadero residents through
prohibiting, regulating, and controlling the density, location, and
maintenance of signs;
Staff comment: The sign will not impede traffic or impair sight distance. It
is mounted on the front of an existing building.
7. Permit non-commercial signage wherever other signage is permitted
within Chapter 9-15 subject to the same standards and total maximum
allowances for a site of each sign type specified in this chapter.
Staff comment: The proposed sign is a commercial sign.
(b) The opportunity to combine signs for more than one (1) use on a single sign
structure has been considered;
Staff comment: The monument signs and pole sign on the property offer an
opportunity to combine signs. Each business in the center has a separate wall
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sign over the entry.
(c) For freeway-oriented signs, the sign area and height are the minimum needed
to achieve adequate visibility along the freeway due to highway ramp locations
and grade differences; and
Staff comment: The proposed sign is not freeway -oriented. Existing freeway-
oriented signage is not overly large for such a large building.
(d) Conformance with all other applicable codes and ordinances of the City,
including, but not limited to, the Zoning Ordinance, General Plan and its several
elements, and the Appearance Review guidelines. (Ord. 400 § 1, 2002; Ord.
255 § 2, 1992)
Staff comment: Exceptions to the Sign Ordinance are permitted based on
criteria listed above. Improving the appearance and character of Atascadero,
including signage, is a Framework Principle of the General Plan. This sign in
this zoning district is appropriate to the desired appearance and character of
the City.
RECOMMENDATIONS: The Design Review Committee recommend the Hearing
Officer approve Administrative Use Permit 2016 -0080 allowing modification of the
Master Sign Program detailed in AUP 99-01 to permit a 237 square-foot wall sign on the
front of the building at 8200 El Camino Real and to permit 40 square feet of wall sign for
a future sub-tenant.
Findings
AMC 9-1.112 requires the hearing officer to make the following 5 findings:
(1) Modification of the applicable standard will not result in a project that is inconsistent
with the General Plan;
Staff comment: As noted above, the proposed sign is consistent with the General
Plan. The sign is an appropriate expression of the desired appearance and
character of the General Commercial General Plan land use designation.
(2) Modification of the applicable standard will not result in a project that is inconsistent
with the character of the immediate neighborhood or contrary to its orderly
development;
Staff comment: The immediate neighborhood along El Camino Real is generally
retail and restaurants. The size of the proposed entry signs are consistent with
the neighborhood character.
(3) Modification of the applicable standard will not result in a project that is not in
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compliance with any pertinent City policy or criteria adopted by ordinance or
resolution of the City Council; and
Staff comment: The proposed sign is consistent with the Design Review Manual
for this zoning district and this AUP will modify the existing Master Sign Program
controlling signs at this commercial center.
(4) Modification of the applicable standard will not result in the authorization of a use
not otherwise allowed; and
Staff comment: Food and beverage retail sales are an allowed use in the
Commercial Retail zoning district.
(5) Any other findings deemed necessary.
Staff comment: No other findings are deemed necessary.
Environmental Determination
Class 11 of the California Environmental Quality Act (CEQA) (Section 15305 ) exempts
the placement of minor structures accessory to existing commercial, industrial, or
institutional facilities including the placement and construction of on-premise signage.
Conditions
1. The front entry wall sign for the grocery store space shall be limited to 237
square feet in size. Supporting signs displaying products or services offered
shall be limited to 43 square feet.
2. A wall sign 40 square feet in size shall be allowed on the entry of the building for
the future tenant of the demised space as shown in Attachments 1 and 3.
3. All conditions and standards of AUP 99-01 not specifically modified by this AUP
shall remain in place.
4. All existing signage including temporary banners and flags shall be brought into
conformance with the Atascadero Municipal Code before the building permit for
the proposed larger sign shall be finaled.
5. The red plastic cart corrals shall be removed from the parking lot to be replaced
by a cart corral design to be approved by Planning Services staff.
Code Requirements
1. AMC 9-15.005 Allowed signs.
2. AMC 9-15.006 Exceptions to sign standards.
3. AMC 9-15.001 Title and intent.
4. AMC 9-1.112 Administrative Use Permit.
Action:
Approve
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Approve as conditioned
Deny
Continue to: _______________ to allow _________________________________
____________________________________________________________________
Continue indefinitely to allow: __________________________________________
_____________________________________________________________________
_____________________________________________________________________
___________________________________
Hearing Officer Date
ATTACHMENTS:
Attachment 1: Aerial Photograph
Attachment 2: Proposed Front Entry Sign
Attachment 3: Proposed Front Elevation
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ATTACHMENT 1: Aerial Photograph
PLN 2016-1592 / AUP 2016-0080 / DRC 2016-0086
El Camino Real Curbaril Ave Highway 101
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ATTACHMENT 2: Proposed Front Entry Sign
PLN 2016-1592 / AUP 2016-0080 / DRC 2016-0086
TOTAL: 237 SQ FT
31’-8 1/4” 7’-5 1/2”
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ATTACHMENT 3: Proposed Front Elevation
PLN 2016-1592 / AUP 2016-0080 / DRC 2016-0086
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40 square feet maximum size 237 square feet maximum size
ITEM 2
5 -18-16 CITY OF ATASCADERO
COMMUNITY DEVELOPMENT DEPARTME NT
Design Review Committee Staff Report
Administrative Use Hearing Staff Report
FROM: Katie Banister MEETING DATE: 5/18/2016
Assistant Planner, (805) 470-3480
FILE NUMBER: PLN 2016-1588 / AUP 2016-0078 / DRC 2016-0083
PROJECT ADDRESS: Arco Gas Station and AMPM Market, 6100 San Anselmo Road
Atascadero, CA 93422, APN# 049-221-040
SITUATION: The applicant requests a modification to the area of signage permitted on
a gas station canopy at 6100 San Anselmo Road.
STAFF RECOMMENDATIONS: The Design Review Committee evaluate the project and
make a recommendation to the Administrative Hearing Officer to deny Administrative Use
Permit 2016-0083 allowing increased signage on the perimeter of the gas station canopy.
BACKGROUND: Arco Gas Station (Neena Enterprises, Inc.) requests building permits
to improve the existing canopy and modernize on-site signage. The applicant proposes
to change the sign face on a previously approved monument sign and 4 gasoline
dispensers. These modifications do not require approval from the DRC or the
Administrative Hearing Officer. However, new signage proposed for the perimeter of the
canopy exceeds what has previously been approved for the site and the standards of the
Sign Ordinance and would require approval of an Administrative Use Permit.
EVALUATION: The Sign Ordinance limits sign area in the commercial zones to an
aggregate total of 125 square feet per site. High chroma color banding is defined as a
sign, and is subject to size limitations. The total sign area may be divided into multiple
signs, provided each individual sign meets the requirements of the Sign Ordinance,
including:
9-15.005 Allowed signs
(a)(7) Gas Station Canopies. In addition to the signs allowed above, a maximum of twenty (20) square
feet signs, logos and or color banding shall be permitted on no more than two (2) sides of a pump island
canopy structure. The remainder of the pump canopy fascia shall be of an architectural treatment
consistent with site architecture.
The applicant proposes 15-inch tall bright blue color banding, LED strip lighting and 36-
inch diameter logo on 3 sides of the canopy, and the name of the business on 2 of these
sides, a total of 195.2 square feet of signage. Currently Arco has 30-inch diameter logos
on 2 sides of the canopy, a total of 9.8 square feet.
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Arco Signage
Description Existing Size (sq. ft.) Proposed Size (sq. ft.)
Logos on the canopy 9.8 (2 signs) 21.2 (3 signs)
Store name on the canopy - 20 (2 signs)
Color banding on the canopy - 154
Wall sign on front of the building 28.2 28.2
Color banding and LED lighting on
building
60 60
Monument sign 42 42
Freeway oriented pole sign 72 72
Dispenser wrap Appr 60 total Appr 60 total
Dispenser valance Appr 50 total Appr 50 total
Total 322 501.2
With the addition of proposed signage, the site would have approximately 500 square
feet of signage (375 square feet in excess of the amount allowed by the Sign Ordinance).
Currently, the business has a total of approximately 320 square feet of signage. City
records indicate existing signage was constructed with appropriate building permits and
planning approvals.
City Gas Canopy Sign Standards
The current limitations on gas canopy signage were adopted by the City Council in 2002
with Ordinance 400. In October, 2013, the Design Review Committee reviewed a similar
request for excess signage at the Chevron location across the street at 6105 San
Anselmo Road. At that time, the DRC recommended approval of an AUP to permit
approximately 330 total square feet of color banding and strip lighting on all four sides of
the Chevron canopy. DRC also suggested a change to the Sign Ordinance might be
discussed in the future.
Existing Signage
Front Wall Sign Logos on 2 sides of the canopy
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Monument Sign Freeway-oriented pole sign
Gas dispensers and valances
Improve Atascadero Signage Campaign
In January 2015, City Council directed staff to work with local businesses to improve the
appearance of signage on the commercial corridors of Atascadero. Increasing the
amount of color banding allowed on gas station canopies does not support this ongoing
commercial beautification campaign and does not represent high quality use of sign area.
As businesses all over town bring their signage into conformance with the Sign
Ordinance, making this change sends an inconsistent message about the desired sign
aesthetic.
Exceptions to the Sign Standards
AMC Section 9-15.006 allows the sign area or other limitations of the Sign Ordinance to
be modified through approval of an Administrative Use Permit, subject to findings and
appearance review. Staff’s recommendation regarding changing the Sign Ordinance
standards for gas station canopies and this particular AUP are similar: gas station canopy
signage standards should not be modified as this would be inconsistent with the purposes
of the Sign Ordinance or the City Appearance Review Guidelines.
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Existing Signage at Local Gas Stations
76 Station on Morro Road Chevron on Morro Road
Stage Coach Liquor on El Camino Real Circle K on El Camino Real
Chevron on San Anselmo Road Shell on Morro Road
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Modification of the sign standards must be consistent with the purposes of the Sign
Ordinance, which include protecting the economy and aesthetics of the community,
implementing quality sign design standards, and minimizing possible adverse impacts of
signs on other properties. Staff analysis indicates the proposed project does not uphold
these purposes. Gas canopies tend to be tall structures placed near public streets. The
high chroma colors typically used are not compa tible with the rural character of the
community and are distracting in these prominent locations often placed at freeway exits,
which function as gateways to the City. While the increased signage may increase traffic
to an individual business, they generally detract from the attractiveness of the community
for economic development of the entire community.
The City’s Appearance Review Manual instructs signs should be in proportion to the
associated building and its surroundings. They should be an integral architectural
element of the project. Sign colors, materials and lighting should be restrained and
harmonious with the building. Graphic elements should be limited to the minimum needed
to convey the message of the sign. The proposed color banding is neither restrained nor
harmonious with the building. The existing signs are relatively reserved, proposed
changes have a more similar effect.
While the properties to the north and east are also businesses oriented to tourists
traveling through Atascadero, the property located to the west of Arco is zoned for a
single-family residence and is adjacent to rural residential properties. The applicant
proposes placing color banding on the side of the canopy facing this rural zone, which is
not compatible with the character of the neighborhood.,
STAFF RECOMMENDATIONS: The Design Review Committee evaluate the project and
make a recommendation to the Administrative Hearing Officer to deny Administrative Use
Permit 2016-0078 thereby not allowing increased signage on the perimeter of the gas
station canopy.
Findings
AMC 9-1.112 requires the Hearing Officer to make the following 5 findings:
(1) Modification of the applicable standard will not result in a project that is inconsistent
with the General Plan;
Staff comment: One of the General Plan Framework Principles is to improve the
appearance of the community, including the quality and visual impact of signs. The
proposed signage does not support this principle as the color banding on the
canopy has too large an impact on its immediate neighborhood. The proposed
amount of signage is not an appropriate expression of the desired appearance for
the gateways of Atascadero.
(2) Modification of the applicable standard will not result in a project that is inconsistent
with the character of the immediate neighborhood or contrary to its orderly
development;
Staff comment: The immediate neighborhood on San Anselmo Road is generally
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commercial businesses catering to tourists to the City including In -N-Out Burger
and Chevron gas station. However, the area to the west of the project is zoned for
large lot single-family residential uses. An undeveloped adjacent property is zoned
for a residence.
(3) Modification of the applicable standard will not result in a proje ct that is not in
compliance with any pertinent City policy or criteria adopted by ordinance or
resolution of the City Council; and
Staff comment: The proposed sign is inconsistent with the Design Review Manual
which recommends signs that use restrained colors and are proportional in size to
the associated building.
(4) Modification of the applicable standard will not result in the authorization of a use not
otherwise allowed; and
Staff comment: Service stations are an allowed use in the Commercial Tourist
zoning district.
(5) Any other findings deemed necessary.
Staff comment: No other findings are deemed necessary.
Environmental Determination
Class 11 of the California Environmental Quality Act (CEQA) (Section 15305) exempts
the placement of minor structures accessory to existing commercial, industrial, or
institutional facilities including the placement and construction of on-premise signage.
Conditions
1. Canopy signage shall not be permitted on the southwest side of the canopy, which
faces the RSF-Z zoning district.
Code Requirements
1. AMC 9-15.005 Allowed signs.
2. AMC 9-15.006 Exceptions to sign standards.
3. AMC 9-15.001 Title and intent.
4. AMC 9-1.112 Administrative Use Permit.
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Action:
Approve
Approve as conditioned
Deny
Continue to : _______________ to allow _________________________________
____________________________________________________________________
Continue indefinitely to allow: __________________________________________
_____________________________________________________________________
_____________________________________________________________________
___________________________________
Hearing Officer Date
ATTACHMENTS:
Attachment 1: Location and Zoning
Attachment 2: Proposed Canopy Signage
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ATTACHMENT 1: Location and Zoning
PLN 2016-1588 / AUP 2016-0078 / DRC 2016-0083
CR
In and Out
Burgers
Arco Gas
Station
Chevron
RSF-Z
RS
CT
Vacant Lot
Page 9
ATTACHMENT 2: Proposed Canopy Signage
PLN 2016-1588 / AUP 2016-0078 / DRC 2016-0083
Color band
15 in. tall
“Spark” logo
each 7 sq. ft.
Arco sign
each 10 sq. ft.
San Anselmo Road
Page 10
34 feet 34 feet
56 feet 56 feet