HomeMy WebLinkAboutAUP_2017-12-04_AgendaPacketC ITY OF A TASCADERO
COMMUNITY DEVELOPEMENT
Administrative Hearing Agenda Report ITEM # 1
FROM: T orina Wilson , Planning Intern MEETING DATE: 12/04/2017
K atie Banister, Assistant Planner
FILE NUMBER : PLN 2017 - 166 8 / AUP 2017 -0092
PROJECT ADDRESS : 6755 El Camino Real
SITUATION : The site has an existing monument sign and the applicant proposes
installing a new wall sign requiring an exception to the standards of the Sign Ordinance.
The proposed wall sign exceeds the maximum permitted size of a wall sign and the
area of the two signs together exceeds the maximum aggregate sign area (ASA)
permitted in the Downtown Commercial zoning district.
Sign #1 is an existing 22.5 square -foot monument sign with cabinet face. Th e applicant
proposes installing new “copy” in the existing cabinet.
Sign #2 is a proposed 80 square -foot wall sign consisting of individual internally -
illuminated channel letters, which are 30 inches tall on a building face 75 feet wide.
BACKGROUND : Ce ntury 21 Hometown Realty merged with the previous realty
company at the site, Peabody & Plum, and took over the building in 2017. The business
proposes replacing existing signage from Peabody & Plum with signage advertising
Century 21 . Currently, the busi ness has a temporary banner in place of permanent
signage.
EVALUATION : In the downtown zoning districts, AMC 9 -15.008 limits aggregate sign
area to 50 square feet (AMC 9 -15.007). Proposed signs would have an ASA of 102.5
square feet, more than twice the allowable limit.
W all signs are limited to one square foot of signage per linear foot of building frontage
signage . The Cent ury 21 building frontage is 75 feet long, which would limit the wall
sign to 75 square feet if it were located in another commercial zoning district . The roof
structure of the building is about 85 feet wide and gives the building the appearance of
greater mass. The proposed sign exceeds the allowed limit by 5 square feet, about 7%.
The Downtown Commercial zoning district allows limite d signage as it is a pedestrian -
oriented district, and signage should generally be scaled for the pedestrian viewing
exp erience. The Century 21 building is located on El Camino Real and is set back from
the street. Similarly scaled signage has been on this building frontage since at least
2002. T he orientation of the building and historical signage may justify the oversi zed
signage, but the hearing officer should consider the City’s ongoing efforts to calm traffic
on El Camino Real and whether vehicle -oriented signage is the desired esthetic in the
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downtown area..
RECOMMENDATION : Staff recommends the A dminist rative H ea ring O fficer approve
AUP 2017 -0092 , allowing a the construction of one (1) eighty (80) square -foot wall sign
resulting in an aggregate sign area of one hundred two and one -half (102.5) square
feet, based on findings and subject to conditions .
ENVIRONMENT AL DETERMINATION
☒ Categorical Exemption CEQA – Guidelines Section 153 11
☐ Statutory Exemption §§ 21000, et seq & ________________________
☐ No Project – Ministerial Project
Class 11 of the California Environmental Q uality Act (CEQA) (Section 15311 ) exempts
the placement of minor structures accessory to existing commercial, industrial, or
institutional facilities including the placement and construction of on premise signage.
Findings
AMC 9 -15.006 allows exceptions to the limitations of the S ign O rdinance to be granted
through an administrative use permit (AUP) when the following required findings can be
made:
1. Modification of the applicable standard will not result in a project that is
inc onsistent with the General Plan .
Staff comment: The General Plan encourages well designed signage as a means
for improving the appearance and character of the City. The proposed sign
utilizes individual letters in a high -quality simple design.
2. Modification of the applicable standard will not result in a project that is
inconsistent with the character of the immediate neighborhood or cont rary to its
orderly development.
Staff comment: The current traffic pattern of El Camino Real through the
downtown is consistent with the proposed size of the wall sign. The site is large
enough so the proposed signs do not give a cluttered appearance.
3. Modification of the applicable standard will not result in a project that is not in
compliance with any pertinent City policy or criteria adopted by ordinance or
r es olution of the City Council;
Staff comment: The Downtown Revitalization Plan encourages offices to be
located on second and third floors in the downtown. This is an existing real
estate office in compliance with City policies and standards.
4. Modificat ion of the applicable standard will not result in the authorization of a use
not o therwise allowed .
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Staff comment: Offices are an allowed use in the Downtown Commercial zoning
district.
5. The need for such signing is based on the purposes set forth in Sect ion 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:
a. 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 signage will replace that of the previous
tenant in the same color scheme and style of sign . Hanging of the signs
will maintain existing site aes thetics and will not negatively impact overall
community appearance.
b. 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 prop osed sign is simply designed. It uses a clear font
with modest color palette that is not overwhelming or distracting.
c. Implement quality sign design standards that are consistent with the City’s
General Plan, Zoning Ordinance and Appearance Review Guide lines;
Staff comment: 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 shou ld 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 faces have a
simple design with colors that complement the building and advertise the
service s offered.
d. Enable fair and consistent enforcement of these sign regulations;
Staff comment: The proposed 102.5 square feet of signage is 52.5 square
feet larger than the 50 square feet allowed by right at this site. The
signage is otherwise appropria tely designed for the downtown commercial
district. The site is larger than many in the downtown and does not create
a cluttered appearance.
e. Minimize possible adverse impacts of signs on private and public property
in order to maintain property values and to maintain a positive City image ;
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Staff comment: While the proposed placements of the signs are intended
to facilitate viewing from the public street, El Camino Real, they do not
negatively affect any neighboring businesses.
f. 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, locati on, and
maintenance of signs;
Staff comment: The sign will not impede traffic or impair sight distance.
One is mounted on the side of an existing building and one is a free -
standing monument sign perpendicular to El Camino Real and outside the
corner c lear zone .
g. Generally limit commercial signage to on -site locations in order to protect
the aesthetic environment from the visual clutter associated with the
unrestricted proliferation of signs, while providing channels of
communication to the public.
S taff comment : The sign advertising for the business located on site.
h. Limit the size and number of signs to levels that reasonably allow for the
identification of a residential, public or commercial location and the nature
of any such commercial business.
Staff comment : The applicant proposed two signs: one wall sign at the
scale a passing vehicle can read and one monument sign at the scale a
pedestrian can read.
i. Regulate signs in a manner so as not to physically interfere with or
obstruct the vision of pedestrian or vehicular traffic.
Staff comment : The signs do not impede traffic of any nature.
j. Avoid unnecessary and time consuming approval requirements for certain
minor or temporary signs that do not require review for compliance with
the city’s building and electrical codes, while limiting the size and number
of such signs so as to minimize visual clutter.
Staff comment : Oversized signage is required to receive an AUP .
k. Respect and protect the right of free speech by sign display, while
reasona bly regulating the structural, locational and other non -
communicative aspects of signs, generally for the public health, safety,
welfare and specifically to serve the public interests in community
aesthetics and traffic and pedestrian safety.
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Staff commen t : Staff has reviewed the sign for size and design. The only
review of the message is to ensure it is advertising an on -site business.
l. Enable the fair, consistent and efficient enforcement of the sign
regulations of the City.
Staff comment : All oversi zed signage must apply for an AUP.
m. Regulate signs in a constitutional manner, which is content neutral as to
noncommercial signs and viewpoint neutral as to commercial signs. All
administrative interpretations and discretion are to be exercised in light of
this policy and consistent with the purposes and intent stated in this
section.
Staff comment : The applicant’s First Amendment right to free speech has
not been impinged by this sign review.
6. The opportunity to combine signs for more than one (1) use on a single sign
structure has been considered;
Staff comment: The other business on site, another office , has an unpermitted
free -standing sign on the property near the entrance to their business. Staff
recommend s the subject monument sign be altered to allow both businesses to
advertise on the same structure.
7. 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.
8. 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.
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. Staff comments regarding appearance review are listed above.
Conditions
a. The applicant shall install drought -tolerant landscaping at the base of the
monument sign.
b. The applicant shall remove all banners and other temporary signs when
the building permit for the wall sign is finaled.
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c. Ongoing, the applicant shall not use “fe ather flags” or other forms of
unpermitted signage.
Code Requirements
1. AMC 9 -1.112 Admini strative Use Permit
2. AMC 9 -15.001 Title
3. AMC 9 -15.002 Intent
4. AMC 9 -15.008 Types of Signs & Standards
5. AMC 9 -15.011 Design Exceptions
Action :
Approve
Approve as modified
Deny
Continue to : _______________ to allow _________________________________
____________________________________________________________________
Continue indefinitely to allow: __________________________________________
_____________________________________________________________________
_____________________________________________________________________
___________________________________
Hearing Officer
EXHIBIT A: Proposed Signs
EXHIBIT B: Aerial Image
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Exhibit A Proposed Signs
PLN 2017 -1668 / AUP 2017 -0092
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Exhibit A Aerial Image
PLN 2017 -1668 / AUP 2017 -0092
Existing
Monument
Sign
Proposed
Wall Sign
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C ITY OF A TASCADERO
COMMUNITY DEVELOPEMENT
Administrative Hearing Agenda Report ITEM # 2
FROM: Torina Wilson, Planning Intern MEETING DATE: 12/04/20 17
Katie B anister, Assistant P lanner
FILE NUMBER : PLN 2017 -1669 / AUP 2017 -0093
PROJECT ADDRESS : 1720 El Camino Real
SITUATION : The applicant is requesting an A dministrative U se P ermit (AUP) to install
two (2) vinyl -decal freeway -facing wall signs. One sign is proposed on the south face of
the business facing Highway 101 north, and one is on the north face of the business
facing Highway 101 south.
EVALUATION : Atascadero Municipal Code (AMC) 9 -15.009 , Freeway Oriented Signs,
places regulations on signs along the Highway 101 frontage. Additionally, the
Atascadero Sign Ordinance limits the type and style of signs.
For businesses with a building area less than 10,000 square feet such as the subject
business , a wall -mounted freeway -facing sign with a maximum size of 40 square feet
and ma ximum letter height of 14 inches is permitted. Freeways signs are to be
constructed of individual three -dimensional letters or logos. Rectangular box or cabinet
signs are not permitted.
The applicant proposes two flat signs, each with a peaked design, which mirrors the
shape of the building face on which it would be installed . Total area of each sign is
48.75 square feet. The signs are constructed of vinyl pulled over a flat board. The
signs have letters with a maximum height of 13.5 inches .
AMC 9 -15.011 allows exceptions to the S ign O rdinance through the approval of an
AUP . All freeway -facing signs require an AUP .
RECOMMENDATION :
Staff recommends the A dministrative H earing O fficer approve A UP 2017 -0093 allowing
the installation of two freeway -facing signs, based on findings and subject to conditions.
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ENVIRONMENTAL DETERMINATION
☒ Categorical Exemption C EQA – Guidelines Section 15311
☐ Statutory Exemption §§ 21000, et seq & ________________________
☐ No Project – Ministerial Project
Class 11 of the California Environmental Q uality Act (CEQA) (Section 15311 ) exempts
the placement of minor structures accessory to existing commercial, industrial, or
institutional facilities including the placement and constructio n of on premise signage.
Findings
AMC 9 -15.006 allows exceptions to the limitations of the Sign Ordinance to be granted
through an AUP when the following required findings can be made:
1. Modification of the applicable standard will not result in a project that is
inc onsistent with the General Plan .
Staff comment: The General Plan encourages well designed signage as a means
for improving the appearance and character of the City. The proposed signs
have an articulated shape and straightforward design . As conditioned, the
project will result in less outdoor storage on the Highway 101 frontage which will
improve its appearance.
2. Modification of the applicable standard will not result in a project that is
inconsistent with the character of the immediate neighborhood or cont rary to its
orderly development.
Staff comment: The immediate neighborhood is large metal shop buildings with
light industrial and storage uses adjacent to Highway 101 near the Del Rio
interchange. As conditioned the site will have less aggregate sign area, but
signs more readable from Highway 101.
3. Modification of the applicable standard will not result in a project that is not in
compliance with any pertinent City policy or criteria adopted by ordinance or
res olution of the City Council.
Staff comment: The S ign O rdinance prohibits freeway facing r ectangular box
signs and encourages individual three -dimensional letters. The sign is not a
cabinet sign, but does have a flat face.
4. Modification of the applicable standard will not result in the authorization of a use
not otherwise allowed .
Staff com ment: Contract Construction Services are an allowed use in the
Commercial Park zoning district.
5. The need for such signing is based on the purposes set forth in Section 9 -
15.001.
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Staff comment: The overarching purpose of sign limitations is to “protect t he
economy and aesthetics of the community .” Specifically, they are intended to:
a. 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: As conditioned, the project will provide a cleaner
appearance for the Highway 101 frontage behind the business.
b. Encourage the effective use of signs as a means of communication in the
City and reduce possible traffic and safety hazards from conf using or
distracting signs;
Staff comment: The proposed sign is simply designed. It uses a clear font
with modest color palette that is not overwhelming or distracting. The use
of the Interstate Highway emblem is not confusing in the full context and
sh ape of the sign.
c. 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 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 sign faces have a
simple design with colors that complement the building and advertise the
services offered. The shape of the sign mimics the shape of the building ,
o n which it will be installed.
d. Enable fair and consistent enforcement of these sign regulations;
Staff comment: All freeway facing signs require the approval of an
administrative use permit.
e. Minimize possible adverse impacts of signs on private and pu blic property
in order to maintain property values and to maintain a positive City image ;
Staff comment: The signs are a simple commercial statement, that is kept
in good condition reflect a positive City image. As conditioned, the project
will result i n a cleaner freeway frontage.
f. 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
prohib iting, regulating, and controlling the density, location, and
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maintenance of signs;
Staff comment: The sign s will not impede traffic or impair sight distance.
g. Permit noncommercial 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 .
h. Limit the size and number of signs to levels that reasonably allow for the
identification of a residential, public or commercial location and the nature
of any such commercial business.
Staff comment : As conditioned , the number of on -site signs will be
reduced, resulting in a more clear identification of a commercial business.
i. Regulate signs in a manner so as not to physically interfere with or
obstruct the vision of pedestrian or vehicular traffic.
Staff comment : The signs do not obstruct or inte rfere with traffic of any
type.
j. Avoid unnecessary and time consuming approval requirements for certain
minor or temporary signs that do not require review for compliance with
the city’s building and electrical codes, while limiting the size and number
o f such signs so as to minimize visual clutter.
Staff comment : Vehicles passing through Atascadero on Highway 101 see
Atascadero though the lens of the businesses that front the freeway. All
freeway facing signs require an AUP to ensure the public fa ce o f the City
is maintained with an attractive and professional appearance.
k. Respect and protect the right of free speech by sign display, while
reasonably regulating the structural, locational and other non -
communicative aspects of signs, generally for the public health, safety,
welfare and specifically to serve the public interests in community
aesthetics and traffic and pedestrian safety.
Staff comment : The sign has been reviewed for compliance with the
standards of the municipal code including size and general design. The
applicant’s message has been reviewed only to ensure the sign advertises
an on -site business.
l. Enable the fair, consistent and efficient enforcement of the sign
regulations of the City.
Staff comment : All freeway facing signs are re quired to apply for an AUP .
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m. Regulate signs in a constitutional manner, which is content neutral as to
noncommercial signs and viewpoint neutral as to commercial signs. All
administrative interpretations and discretion are to be exercised in light of
this policy and consistent with the purposes and intent stated in this
section.
Staff comment : The applicant’s First Amendment right to free speech has
not been impinged by this sign review.
6. The opportunity to combine signs for more than one (1) use on a si ngle sig n
structure has been considered.
Staff comment: Freeway facing signs are available only for businesses
with freeway frontage, such as the applicant’s.
7. For freeway oriented signs, the sign area and height are the minimum needed to
achieve adequate visibility along the freeway due to highway ramp loca tions and
grade differences.
Staff comment: The proposed sign is not overly large for a freeway oriented
sign. The maximum letter height is less than the maximum allowed by the
municipal code .
8. 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.
Staff comment : The proposed sign has an articula ted shape and is a clear
straightforward commercial message.
Conditions
1. Remove freeway -facing banners and signs on the west facing side of the
building, the fence , and area between the building and high way. This area shall
remain free of temporary and unpermitted signage.
2. In the area between the building and highway, r emove and keep clear all display
of products and materials storage .
3. Any proposed l ighting shall be in compliance with the California Building Code
and Atascadero Municipal Code and shall n ot impair traffic safety.
4. The sign shall be kept in good repair and shall be replaced if significant fading or
other damage occurs.
Code Requirements
AMC 9 -1.112 Administrative U se P ermit
AMC 9 -15.002 Intent
AMC 9 -15.011 Design exceptions
AMC 9 -15.009 Freeway facing signs.
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Action :
Approve
Approve as modified
Deny
Continue to: _______________ to allow _________________________________
____________________________________________________________________
Continue indefinitely to a llow: __________________________________________
_____________________________________________________________________
_____________________________________________________________________
___________________________________
Hearing Officer
EXHIBIT A: Proposed Signs
EXHIBIT B: Aerial Image
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EXHIBI T A: Proposed S igns
PLN 2017 -1669 / AUP 2017 -0093
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EXHIBI T B : Aerial Image
PLN 2017 -1669 / AUP 2017 -0093
P roposed
freeway
facing sign
P roposed
freeway
facing sign
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