HomeMy WebLinkAbout12/03/1991, 2 - APPEAL OF AN ARCHITECTURAL REVIEW COMMISSION ACTION DENYING TWO PROPOSED OFFSITE SHOPPING CENTER IDENTIFICATION SIGNS LOCATED AT 179 NORTH SANTA ROSA STREET AND AT 948 FOOTHILL BOULEVARD. IIIH���NI��IIII►III��II�INf MEETING DATE:
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punup san �ai s OBISPO I Z-/c -_:
COUNCIL AGENDA REPORT ITEM NUMBE1:4
FROM: Arnold Jonas, unity Development Director; Prepared
By: Jeff Hoo ssociate Planner
SUBJECT: Appeal of Architectural Review Commission action
denying two proposed offsite shopping center
identification signs located at 179 North Santa Rosa
Street and at 948 Foothill Boulevard.
CAO RECOMMENDATION
Adopt a resolution to deny the appeal and allowing one offsite sign
at 179 North Santa Rosa Street subject to the recommended findings.
REPORT-IN-BRIEF
The report concludes that, based on the ARC' s action, city Sign
Regulations, and on staff's analysis, only one of the two proposed
offsite signs is appropriate and warranted by the site conditions.
Hence, staff's recommended action is a compromise between what the
appellant wants and the ARC's action on the combined
restaurant/shopping center signs.
The new Carl 's Jr. restaurant, offices and shopping center
driveways have been cooperatively planned to provide safe and
convenient access from North Santa Rosa Street (State Highway 1) .
The offsite shopping center sign proposed on the North Santa Rosa
Street which includes both Carl 's Jr. and University Square signs
is reasonably needed to alert motorists to the new shopping center
entry driveway. The justification for a similar sign on the
Foothill frontage has not been demonstrated.
BACKGROUND
On November 4, 1991 the ARC granted final approval to a new Carl ' s
Jr. Restaurant and office building on the former Crest Pizza site,
subject to office signs, trash enclosure details, paving and
lighting details, play equipment, flagpole, and utility placement
and screening to return for staff approval. The commission also
approved one new freestanding sign each for Carl 's Jr. restaurant
and the University Square Shopping Center, in lieu of the
appellant's request for two combined shopping center/restaurant
off-premise signs. The signs would be located at driveway entries
on Foothill Boulevard and Santa Rosa Street (site plan attached) .
Commissioners did not feel the offsite signs were appropriate or
warranted by site conditions. The applicant, Carl 's Jr. , has
appealed that decision.
The Sign Regulations define an offsite or "off-premise" sign as
"any sign which directs attention to a business, service, product,
or entertainment not sold or offered on the premises on which the
sign is located (regulations attached) . Off-premise signs are not
allowed in the C-R zone unless the ARC grants an exception to the
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COUNCIL AGENDA REPORT
Staff Report
Page 2
Sign Regulations. The proposed signs are considered "off-premise"
signs because the restaurant and shopping center are located on
separately-owned parcels; and as proposed, the Carl 's Jr. sign
would be located offsite at the Foothill Boulevard frontage, and
the University Square sign would be located offsite on the North
Santa Rosa Street frontage.
CONSEQUENCES OF NOT TARING THE RECOMMENDED ACTION
Staff recommends that the council allow an offsite sign which
combines Carl's Jr. restaurant and University Shopping Center only
at the North Santa Rosa Street driveway entrance (Exhibit 1) . The
rationale for this approach is explained in the attached staff
report. If the council does not take this action, there are two
alternatives:
1) Uphold the appeal and the appellant will be able to
install two off-premise signs as originally proposed
(Exhibit 2) ; or
2) Deny the appeal and uphold the ARC's action (Exhibit 3) .
With this approach, the appellant can install two new
freestanding signs: one with only the Carl 's Jr. name
on the restaurant site; and one with only University
Square shopping center's name at the Foothill Boulevard
driveway entrance.
Attachments:
-Draft resolutions
-Appeal letter
-Sign plans
-Staff Report
-Excerpt from Sign Regulations
Exhibit 1
RESOLUTION NO. (1991 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING AN APPEAL OF THE ARCHITECTURAL REVIEW COMMISSIONRS ACTION
AND APPROVING AN OFF-PREMISE SIGN AT 179 NORTH SANTA ROSA STREET (ARC 91-67)
BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. That this council, after
consideration of public testimony, the appellants' application and
plans for two new freestanding, off-premise signs in connection
with the development of a new restaurant and office building at 179
North Santa Rosa Street (State Highway 1) ; parking and driveway
improvements at an existing shopping center located at 948 Foothill
Boulevard, the appellants' statements, the Architectural Review
Commission's action, and staff recommendations and reports thereon,
hereby denies the appeal and grants an exception to the Sign
Regulations to allow one off-premise sign at 179 North Santa Rosa
Street subject to these findings and conditions:
Findings
1. The off-site shopping center sign is appropriate due to the
size of the shopping center and the need for identification
at a major driveway entrance from State Highway 1; and
2 . The off-site shopping center sign will also include signage
for Carl 's Jr. Restaurant, thus reducing sign clutter on
a State highway and at a principal gateway to the City.
Conditions
1. The freestanding sign shall on Santa Rosa Street be setback
from the right-of-way to allow adequate sight distance for
motorists, to the approval of the City Engineer and the
Community Development Director.
2. Only one freestanding sign shall be allowed at 179 North
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Santa Rosa Street to identify both the shopping center and
the restaurant. Other than traffic directory signs, no
additional freestanding signs identifying the shopping
center or the restaurant shall be allowed on the Boysen
Avenue frontage.
3 . All non-conforming signage at University Square Shopping
Center shall be brought into conformance with Sign
Regulations prior to installing any new signs for the
Center.
On motion of ,
seconded by , and on the following roll
call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day
of , 1991.
Mayor Ron Dunin
ATTEST:
City Clerk
APP D:
Cityl AcTmihisoative Off' er
Atrn
Community DPv lopment Director
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Exhibit 2
RESOLUTION NO. (1991 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
UPHOLDING AN APPEAL OF THE ARCHITECTURAL REVIEW COMMISSIONIS ACTION
TO DENY AN EXCEPTION TO THE SIGN REGULATIONS TO ALLOW TWO PROPOSED OFF-
PREMISE SIGNS LOCATED AT 179 NORTH SANTA ROSA STREET AND 948 FOOTHILL
BOULEVARD (ARC 91-67) .
BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. That this council, after
consideration of public testimony, the appellants' application and
plans for two new freestanding, off-premise signs in connection
with the development of a new restaurant and office building at 179
North Santa Rosa Street (State Highway 1) ; and parking and driveway
improvements at an existing shopping center located at 948 Foothill
Boulevard, the appellants' statements, the Architectural Review
Commission's action, and staff recommendations and reports thereon,
hereby upholds the appeal and in so doing, approves the appellant's
request for two off-premise signs subject to the following findings
and conditions:
Findings
1. The proposed off-premise signs are consistent with the type
of signage allowed by the Sign Regulations in the C-R zone.
2 . There are unusual site conditions or exceptional
circumstances which apply to the site which warrant an
exception to the sign regulations, namely that the
properties at 179 North Santa Rosa Street and at 948
Foothill Boulevard have been jointly planned in terms of
access, parking and circulation.
3 . Approval of off-premise signs is necessary for the
appellants ' reasonable and economically viable use of their
property.
2-5
Conditions
1. The freestanding sign on Santa Rosa Street shall be setback
from the right-of-way. to allow adequate sight distance for
motorists, to the approval of the City Engineer and the
Community Development Director.
2 . Other than traffic directory. signs, no additional
freestanding signs identifying the shopping center or the
restaurant shall be allowed on the Boysen Avenue, Santa
Rosa Street or Foothill Boulevard frontages.
3 . All non-conforming signage at University Square Shopping
Center shall be brought into conformance with Sign
Regulations prior to installing any new signs for the
Center.
On motion of ,
seconded by and on the following roll
call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day
of , 1991.
Mayor Ron Dunin
ATTEST:
City Clerk
APPROVED:
Ci y st iveicer
Ci for ey
Lum
Community De tpment Director
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Exhibit 3
RESOLUTION NO. (1991 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING AN APPEAL AND UPHOLDING THE ARCHITECTURAL REVIEW COMMISSION'S ACTION
TO DENY AN EXCEPTION TO THE SIGN REGULATIONS TO ALLOW TWO PROPOSED OFF
-PREMISE SIGNS LOCATED AT '179 NORTH SANTA ROSA STREET AND AT 948 FOOTHILL
BOULEVARD (ARC 91-67) .
BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. That this council, after
consideration of public testimony, the appellants ' application and
plans for two new freestanding, off-premise signs in connection
with the development of a new restaurant and office building at 179
North Santa Rosa Street (State Highway 1) ; and parking and driveway
improvements at an existing shopping center located at 948 Foothill
Boulevard (ARC 91-67) , the appellants' statements, the
Architectural Review Commission's action, and staff recommendations
and reports thereon, hereby denies the appeal and in so doing,
denies the appellant' s request for two off-premise signs subject
to the following findings:
1. The proposed off-premise signs are not consistent with the
type of signage allowed by the Sign Regulations in the C-
R zone.
2 . There are no unusual site conditions or exceptional
circumstances which apply to the site which warrant an
exception to the sign regulations.
3 . Approval of off-premise signs is not needed for the
appellants ' reasonable and economically viable use of their
property, since individual signs for both properties and
uses would have excellent visibility from at least one
arterial street.
On motion of ,
seconded by , and on the following roll
Z-5
call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day
of , 1991.
Mayor Ron Dunin
ATTEST:
City Clerk
APPROVED:
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Community Deve o went Director
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cityo s a1�1 LUIS oBispo
990 Palm Street/Post Office Box 8100 • San Luis Obispo, CA 93403-8100
APPEAL TO CITY COUNCIL
In accordance with the appeals procedure as authorized by Title I, Chapter+1.20 of the San Luis Obispo
Municipal Code,the undersigned hereby appeals from the decision of
rendered on b"6e r �(, (y 9 1 which decision consisted of the following Q.e. set forth factual
situation and the grounds for submitting this appeal. Use additional sheets as needed): r
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The undersigned discussed the decision being appealed with: /
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DATE &TIME APPEAL RECEIVED: Appellant: -,- 5h�r f�rz'x: � f� :Yta�lp
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Address
CITY CLERK
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Original to City Clerk
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Copy to the•foilowing department's):
CITY CLE
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PLANNING SAN BUENA VISTA
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MILL CALIFORNIAW 93407
November 5, 1991
Mayor Ron Dunin and
City Council Members
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
Subject: Appeal of Conditional ARC Final Approval Regarding Identification
Signs for University Square Shopping Center and Carl's Jr.
Restaurant at 179 North Santa Rosa Street and 948 Foothill
Boulevard (ARC 91-67)
Attention: Mr. Arnold Jonas, Community Development Director
Mr. Jeff Hook, Project Planner
Dear Mayor Dunin and Council Members:
After more than one year of effort and several months of project review meetings
we have received almost all of the design approvals necessary for
redevelopment of the southwest corner of Boysen Avenue at Highway One, the
former Crest Pizza Restaurant. The Planning Commission unanimously
approved use permit U1529 for a new Carl's Jr. Restaurant and a two story
office building at 179 North Santa Rosa Street. They also recommended the
related request to abandon a small triangle of surplus Boysen Avenue right of
way near the Santa Rosa intersection which will be considered by the City
Council on November 19, 1991 . The Community Development Director
previously approved a proposed lot line adjustment between Steiner Properties
and Maino, the adjoining owner to accommodate the approved site plan. On
November 4, the ARC granted conditional approval of the final design plans for
Carl's Jr. and the office building, and also approved an appeal by Maino
regarding minor and incidental conditions of the approval for restriping of the
University Square Shopping Center parking lot allowing removal of one of the
existing trees with compensatory replacement specimen planting.
The only significant issue on which the ARC, staff and applicants had divergent
opinions are two proposed freestanding "shopping center identification signs"
related to the cooperative redevelopment project. Technically, both signs are
partially "off-site" because the one on Santa Rosa Street (Steiner property)
would include identification for University Square Shopping Center while the
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other-on Foothill (Maino property) would identify. Car's Jr Please see attached
design and and site plan for these identification signs which, unfortunately, were not L
included m._the ARC conditional approval of our protect: h
-W6: explained from the outset. that. these. identification_.signs. weren. o.f'critical
importance.:. to both property:' owners cooperation 'and related to the :
:..,
redevelopinenf and. restnping:.:for improved :access and: parking. design:. Staff: -
Kid.:recommended. thea proposed.'design for benefit_of both properties. :on the
gHighway One..frontage but-'did, not= support' the'; inclusion;- of_ Carl's Jr.
identification - on Foothill Boulevard: where:, the''` new shopping= center. -
%; identification sin alone would replace a larger, taller existingsi n.''The'ARC .
;instead approved on-site freestanding signs for Carl's Jr. only on Santa Rosa
Street and for University Square Shopping Center only on Foothill Boulevard: .
We advised ARC and staff that the entire project is. dependent on convenient'
access and identification on both frontages for both properties and we therefore
must appeal this condition of. approval of ARC 91-67.. All other conditions of all .
- - .�• ° - other a royals are acceptable to. Maino and Steiner: .'
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We represent both owners on.this appeal regarding identification signage. We
.. ` `x` look forward to presenting tl; approved, cooperative redevelopment project to
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the Council and further explaining the importance of these proposed signs to
H the City Council as part of our appeal to the City.Council:
incer I _ . _..
y ' " Rob Strong, A.I.
It `h
cc: - John Belsher
Steven Puits
Ted Maino
_Steiner Properties
Doug Hilton
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STAFF REPORT
FOR Architectural Review Commission MEETING DATE November 4, 1991
BYITEM N0,
Jeff Ho soc'ate Planner 5
PROJECT ADDRES FILE NO.
179 Nnrth Santa Roca Street nue 91-67
SUBJECT:
New restaurant and office building at the southwest corner of Boysen Avenue and
North Santa Rosa Street (State Highway 1).
SUNEWARY RECOMMENDATION
1) Grant final approval with site details to return for staff approval; 2) approve
a new freestanding sign for University Square Shopping Center; and 3) grant an
exception to the Sign Regulations to approve a freestanding sign for the University
Square Shopping Center/Carl's Jr. restaurant at 179 North Santa Rosa Street
subject to the recommended findings and conditions.
BACKGROUND
On September 16th, the Architectural Review Commission conceptually reviewed this
project, and approved demolition of the Crest Pizza restaurant on July 1st. The applicant
has submitted revised plans and requests final approval.
On October 23rd, the Planning Commission affirmed the Director's mitigated negative
declaration of environmental impact, and approved a use permit to allow the restaurant
and office, abandonment of a portion of Boysen Avenue, common driveways, and off-
site parking (Use Permit U1529 attached). The Community Development Director has
approved a lot line adjustment between this site and the adjacent University Square
Shopping Center.
PERTINENT DATA
Applicant: Steiner Properties
Representative: Steven D. Pults, AIA, and Associates
Zoning: C-T
General Plan: Tourist-Commercial
Environmental Determination: Mitigated Negative Declaration.
Site Description: The level, 1/2 acre site is on the west side of North Santa Rosa
Street, close to the Cal Poly State University campus. It is bordered by offices,
apartments, and student housing to the north and east; and neighborhood- and retail-
commercial uses to the south and west. The Crest Pizza building has been approved for
demolition and will be removed soon. Two mature trees (Palm and Evergreen Pear)
would remain; all other ornamental landscaping would be removed and the site
relandscaped with the new development.
2-I 5
11]-80
Staff Report
Page 2
PREVIOUS REVIEW
During conceptual review, commissioners voiced support for the buildings' architectural
design, but had concerns with traffic and circulation, parking lot layout, trash enclosure
location, the location of the children's play area (which was then shown adjacent to
North Santa Rosa Street), and with a proposed pole sign on the North Santa Rosa Street
frontage. In response to ARC comments, the applicant has:
■ revised the parking lot with five-foot wider main driveway, about 10-foot wider street
yards adjacent to the parking lot, and shifted the Boysen Avenue driveway 10 feet farther
from North Santa Rosa Street.
■ added walkways to link the parking lot, new uses and shopping center.
■ relocated the trash enclosure closer to the restaurant to improve convenience and
reduce its visual prominence.
■ shifted the children's play area to the west side of the restaurant.
■ redesigned the signs as part of an integrated restaurant/shopping center site
redevelopment.
EVALUATION
Staff views this as an attractive and appropriate use for this "gateway" location. The
revised site plan provides better vehicle and pedestrian circulation, more landscaping,
and shelters the play area from traffic noise and wind. The restaurant building design,
colors and materials are excellent, and could set a strong design precedent for future
development in the adjacent shopping center (colors and materials will be available at
the meeting). Throughout, staff's main concerns have been with traffic circulation and
circulation. These issues are addressed in detail in the attached initial study and briefly
below. Traffic issues have been resolved by the Planning Commission through the use
permit conditions and required mitigation measures.
Traffic and Circulation
Santa Rosa Street north of Foothill Boulevard is one of the city's heaviest travelled
arterial streets. Average daily traffic volume (ADT) is 29,500 vehicles per day, with peak
traffic volume (mid-summer) of 33,000 vehicles per day and a peak hour flow of 1800
vehicles. ADT has increased an average of about 3 percent per year over the last
decade. Boysen Avenue's ADT at North Santa Rosa Street is estimated at 3500 vehicles
per day.
The project's traffic study concludes that the project will not adversely affect traffic
operation at the North Santa Rosa Street and Boysen Avenue intersection provided that
Staff Report
Page 3
certain mitigation measures are included with the project. Staff generally concurs with
the key conclusions and recommendations of the traffic study (Sidles, June 1991), which
are listed below:
■ The new restaurant and office will increase average daily traffic volume (ADT) at the
Boysen Avenue/North Santa Rosa Street intersection during the morning and afternoon
peak traffic hours by 0.7 percent and 1.3 percent, respectively. The highest one-hour
period increase for project-added traffic is estimated to be 2.5 percent (11 am -Noon)
and 4.7 percent (Noon - 1 pm). Total trips generated by the new uses range from 50
vehicles per hour during the AM peak (7 - 9AM), to 260 vehicles per hour during the
PM peak (12 - 1 PM).
■ Project traffic will have the greatest effect on traffic movements at the intersection of
Boysen Avenue and North Santa Rosa Street, resulting in periods of unacceptable delays
of side street traffic during peak hours.
■ Traffic signals at. Boysen and Santa Rosa intersection will be needed as a result of
project-added traffic. Signal installation would help mitigate project-related traffic
impacts on the intersection. However traffic signalization may reduce overall traffic
operation at the intersection and could increase accident frequency.
■ The existing northerly driveway on Boysen Avenue is too close to Santa Rosa Street
for safe traffic operation with traffic signals or increased traffic volume. The driveway
should be deleted 'and a new driveway common driveway installed to serve the project
and adjacent shopping center (project plans already show this change).
■ A second left turn lane for southbound traffic on Highway 1 at Boysen Avenue and
a second left tum lane on Highway 1 at Foothill Boulevard, though not directly related
to project impacts, would significantly improve intersection operation and reduce accident
potential.
■ To accommodate project-generated traffic, a southbound right-turn lane should be
installed on North Santa Rosa Street at Boysen Avenue.
■ Pedestrian/vehicle accidents on North Santa Rosa Street have not been reported during
the past few years; however pedestrian highway crossings are a traffic concern. Special
lighting or other measures may be warranted to reduce the likelihood of such accidents.
Freestanding Signs
Two freestanding signs are proposed -- one on Foothill Boulevard and one on North
Santa Rosa Street. The signs meet the Sign Regulations for height and area. They do
not meet the regulations in that they are both off-site signs (since Carl's Jr. restaurant
and the shopping center are separate properties. Off-site signs are not allowed unless
approved by the ARC. The applicant requests exceptions to the regulations to allow the
Staff Report
Page 4
signs as submitted.
Staff supports the off-site shopping center sign on the North Santa Rosa Street frontage
with both University Square and Carl's Jr. business names. The restaurant, office, and
shopping center parking and driveways have been cooperatively planned to improve
motorist safety and convenience. Joint signage would seem to be a logical extension of
that planning effort at this frontage.
The justification for a joint University Square/Carl's Jr. sign at the Foothill frontage is
less clear. Staff supports the new freestanding sign at the Foothill frontage, but
recommends that this sign identify only the shopping center — just as the existing one
does. Carl's Jr. signs should be located on the North Santa Rosa Street and Boysen
Avenue frontages where motorists are most likely to enter the parking lot for that use.
Moreover, there's an equity issue here. There are probably many center tenants which
would like to be identified on the main shopping center sign besides Carl's .Jr., for
example, the anchor tenant William's Brothers market. These tenants are more logically
related to the Foothill driveway than the restaurant, which requires motorists to drive
through the shopping center to reach the restaurant when entering from Foothill
Boulevard.
Sight Distance/Sign Locations
For traffic safety, both of the freestanding signs need to be set back far enough from the
street to allow motorists to see on-coming cars. The Foothill Boulevard sign is okay,
however the North Santa Rosa Street sign should be set back as far as necessary for
safety. The actual setback required should be determined at the site by Police
Department and Planning staff
Minor Parking Lot Changes
The applicant is considering some minor changes to the parking lot design in conjunction
with the restriping of the University Square Shopping Center parking lot. These changes
include: using 80 degree parking for customer convenience, substituting motorcycle
parking for one car parking space in the parking bay just west of the play area, and
modifying planter curb radii to allow easier turn movements. Staff supports these
changes.
Additional items
Office sign program, trash enclosure details, paving and lighting details, and utility
placement and screening are not addressed in these plans. Staff recommends that these
items return for staff approval.
OTHER DEPARTMENT CONCERNS
Public Works staff notes that six street trees will be required (Bradford Pear and Canary
Z-18
Staff Report
Page 5
Island Pine), that the plans must accommodate the existing public storm drain and 6"
water main that cross the property. The restaurant building appears to be over a portion
of the water main, so either the building or the water main will need to be relocated.
If relocated, the main must be upsized to 8" diameter and located within a utility
easement.
ALTERNATIVES
The commission may grant final or schematic approval, may continue the project with
direction, or may deny the project with appropriate findings.
RECOMMENDATION
1. Grant final approval subject to office sign program, trash enclosure details, paving
and lighting details, and utility placement and screening shall return for staff
approval;
2. Approve a new freestanding sign for the University Square Shopping Center on
Foothill Boulevard, subject to the condition that the sign shall identify only the
shopping center; and
3. Grant an exception to Sign Regulations to allow an off-site shopping center sign
for University Square Shopping Center 179 North Santa Rosa Street, subject to
these findings and conditions:
Finding
1. The off-site shopping center sign is appropriate due to the size of the shopping
and the need for center identification at a major driveway entrance from State
Highway 1; and
2. The off-site shopping center sign will include signage for both Carl's Jr.
Restaurant, thus reducing sign clutter on a State Highway and at a principal
gateway to the City.
Conditions
1. The freestanding sign shall be setback from the right-of-way to allow adequate
sight distance for motorists, to the approval of Police Department and Community
Development Department staff.
2. Only one freestanding sign shall be allowed at 179 North Santa Rosa Street to
identify both the shopping center and the restaurant. Other than traffic directory
signs, no additional freestanding signs identifying the shopping center shall be
allowed on the Boysen Avenue frontage.
Staff Report
Page 6
Attachments:
-Vicinity map, Exhibit A .
-Developer's statement„ Exhibit B
-Details, children's play area, Exhibit C
-Reduced- Site Plan, Exhibit E
-Site Context Plan, Exhibit F
-Initial environmental study, Exhibit G
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July 25, 1991
Jeff Hook
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Planning Division �San w�ob.5°°
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City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
Re: Carl's Jr (ARC 91-67, U1529)
179 North Santa Rosa
Dear Jeff:
As requested, the following information should define the aspects involved in the
proposed project.
The initial concept for the project is to redevelop the former Crest Pizza site to provide
for a new 3,260 square foot restaurant, Carl's Jr., and a 2,893 square foot office
building. One of the primary users for the office building will be C.J. Enterprises, the
local corporate office, for the central coast area Carl's Jr franchisee. The remainder of
the building will be leased.
One of the main goals of the project is to correct the circulation problems that exist both
on site and on the adjacent shopping center site. The three existing driveways from the
parking lot to Boysen Avenue, are very inefficient and close together, and conflict with
each other. In response to City and Cal Trans requests, and in order to provide a safer
more efficient layout, we have proposed eliminating two of the three drives and
relocating the remaining one away from the Highway One intersection.
We are also proposing relocation of the existing driveway cut onto Highway One. We
have moved the drive away from the Foothill intersection for two reasons. First, Cal
Trans has indicated that they would prefer the drive moved away from Foothill due to the
backup space required at the signal. Second it allows for safer and more direct
circulation between the adjacent shopping center and Highway One.
The project also proposes joint access and parking agreements between the project site
and the adjacent shopping center. The Carl's Jr. site is owned by Steiner Properties and
the adjacent shopping center is owned or leased by Maino Properties. The limit line
shown on the Carl's Jr. site plan, (sheet C-1), indicates the area proposed to be
redeveloped as part of the Carl's Jr proposal. This area will be improved and maintained
by Steiner Properties, the remainder of the center will be maintained by Maino.
We have proposed as a separate project, the restripping of the Maino portion of the
shopping center. The intent with this work is to correct a very poorly designed,
inefficient parking and circulation layout. By basically restripping the parking lot we
were able to increase the available parking by 24 spaces and correct a non functioning
circulation system.
EXHIBIT B
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Common access and parking agreements will cover the entire parking areas of both sites
for the benefit of both owners. This concept will assure that there will be no parking or
access conflicts between the various tenants. The attached parking summary indicates
that with the proposed restripping of the Maino property and the proposed
redevelopment of the Carl's site, both projects alone or combined have a surplus of
parking.
In order to provide safer and more efficient access and circulation we are also requesting
a lot line adjustment. As shown on our plans, by realigning the property line between
the Carl's site and the shopping center we are able to provide common access from
Boysen to both projects. Part of our application includes a request to the City to abandon
the surplus right of way at the corner of Boysen and Highway One. It is our
understanding from both the City and Cal Trans that this area will not be used for public
improvements. It appears that at one time a frontage road had been envisioned at that
location.
I hope this provides the needed information to proceed with the processing of this
project. We feel that this project will correct many of the existing problems associated
with this s0andurrounding shopping center.
inc e even D.
EXHIBIT B
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city of San LUIS OBISpo
INITIAL STUDY OF .ENVIRONMENTAL IMPACT
SITE LOCATION lig 'North Santa ??osa Street (State Highway 1) APPLICATION NO. rn 27-01
PROJECT DESCRIPTION Build new restaurant and 2990 so.. ft. office hllilddmZ on 1/2 acre site,
C-R-S :one.
APPLICANT Steiner Properties
STAFF RECOMMENDATION:
X NEGATIVE DECLARATION MITIGATION INCLUDED
EXPANDED INITIAL STUDY REQUI ENVIRONMENTAL IMPACT REPORT REQUIRED
PREPARED BY Jeff. Noo! SOciate Planner DATE Senteruer 17, 1991
COMMUNITY DEVELOPMENT DIRECTOR'S ACTION: DATE CbGbU -I IS28
h
5
SUMMARY OF INITIAL STUDY FINDINGS
1.DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
IL POTENTIAL IMPACT REVIEW POSSIBLE ADVERSE EFFECTS
A. COMMUNITY PLANS AND GOALS ................................................... None.
B. POPULATION DISTRIBUTION AND GROWTH .......................................... lone-`
C. LAND USE .......................................................................
..one
D. TRANSPORTATION AND CIRCULATION .............................................. Yes*
E. PUBLIC SERVICES ................................................................ �Ton_e'F
F. UTILITIES........................................................................ None
G. NOISE LEVELS .................................................................... Vone
H. GEOLOGIC&SEISMIC HAZARDS&TOPOGRAPHIC MODIFICATIONS .................... Tolle
I. AIR QUALITY AND WIND CONDITIONS............................................... ,'lone
J. SURFACE WATER FLOW AND QUALITY .............................................. None
KPLANT LIFE...................................................................... Mone
LANIMAL LIFE..................................................................... `lone
M. ARCHAEOLOGICAL/HISTORICAL ................................................... 'None
N. AESTHETIC ....................................................................... Mone
O. ENERGYIRESOURCE USE .......................................................... '''nna
P. OTHER ............. ...... .. .....................................................
III.STAFF RECOMMENDATION EXHIBIT
'litigated NegativeDeclaration
-SEE ATTACHED REPORT ��
Initial Environmental Study, ER 27-91
Page 2
I. DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
The applicant and property owner, Steiner Properties, proposes a 3,260 square foot Carl's
Jr. restaurant on the former Crest Pizza site, located at the south corner of Boysen
Avenue and North Santa Rosa Street (State Highway 1). A two-story, 2,900 square foot
office building is also proposed on the 1/2 acre site. The applicant, Steiner Properties,
wants to abandon a 400 square foot portion of unused Boysen Avenue right-of-way, and
adjust lot lines to add the abandoned right-of-way to the restaurant site. This project
would share parking and driveway access with the adjacent University Square Shopping
Center.
The restaurant is planned near the comer of Boysen Avenue and North Santa Rosa
Street, and the office building is at the south end of the rectangular site. Parking for
34 cars is provided on site, with an additional 23 spaces provided off-site on the adjacent
University shopping center lot, for a total of 57 spaces. The level site is on e west It is
side of North Santa Rosa Street, close to the Cal Poly State Universa campus.
bordered by offices, apartments, and student housing to the north and east; and
neighborhood- and retail-commercial uses to the south and west. The Crest Pizza
building has been approved for demolition and is to be removed soon. Two mature
trees (Palm and Evergreen Pear) would remain; all other ornamental landscaping would
be removed and the site relandscaped with the new development.
II. POTENTIAL IMPACT REVIEW
A. CONLMUNITY PLANS AND GOALS
No impacts to community plans or goals are likely. The city's general plan indicates that
this site is suitable for a wide variety of retail-commercial and office uses, including
restaurants. This site is zoned C-R-S, which allows the proposed uses upon approval of
Planning Commission use permit. The "S" or Special Considerations zone was applied
to this and shopping center to address land use mix, land
the adjacent University S
use compatibility, and traffic circulation issues. The applicant has applied for use permit
approval and architectural review.
Significant Impact: None
C. LAND USE
The project is consistent with the Land Use Element and other pertinent city land use
policies. For example, the LUE encourages the expansion, intensification or
retail-commercial centers rather than the creation of new
redevelopment of existing
Initial Study ER 15-91
Page 3
shopping centers, and this project is consistent with that policy. A restaurant has
occupied this site for at least 30 years. Physically and visually, the site's part of the
larger 10-acre University Square shopping center, although it is separately owned.
Offices, apartments, and stores are located nearby, so the proposed uses will be
compatible with the established pattern of land uses in the neighborhood.
Significant Impact: None
D. TRANSPORTATION ANTI) CIRCULATION
This project is likely to adversely affect the intersection at North Santa Rosa Street and
Boysen Avenue. Key conclusions and recommendations of the project's traffic study
(Skiles, June 1991) are listed below:
■ The new restaurant and office will increase of average daily traffic volume (ADT) at
the Boysen Avenue/North Santa Rosa Street intersection during the morning and
afternoon peak traffic hours by 0.7 percent and 1.3 percent, respectively. The highest
one-hour period increase for project-added traffic is estimated to be 2.5 percent (11 am -
Noon) and 4.7 percent (Noon - 1 pm).
■ Project traffic will have the greatest effect on traffic movements at the intersection of
Boysen Avenue and North Santa Rosa Street, resulting in periods of unacceptable delays
of side street traffic during peak hours.
■ Traffic signals at Boysen and Santa Rosa intersection will be needed as a result of
project-added traffic. Signal installation would help mitigated project-related traffic
impacts on the intersection. However traffic signalization may reduce overall traffic
operation at the intersection and could increase accident frequency.
■ The existing northerly driveway on Boysen Avenue is too close to Santa Rosa Street
for safe traffic operation with traffic signals or increased traffic volume. The driveway
should be deleted and a new common driveway installed to serve the project and
adjacent shopping center (project plans already show this change).
■ A second left turn lane for southbound traffic on Highway 1 at Boysen Avenue and
a second left turn lane on Highwav 1 at Foothill Boulevard, though not directly related
to project impacts, would significantly improve intersection operation and reduce accident
potential.
■ To accommodate project-generated traffic, a southbound right-turn lane should be
installed on North Santa Rosa Street at Boysen Avenue.
z-z9
Initial Study ER 15-91
Page 4
■ Pedestrian/vehicle accidents on North Santa Rosa Street have not been reported during
the past few years; however pedestrian highway crossings are a traffic concern. Special
lighting or other measures may be warranted to reduce the likelihood of such accidents.
Trip Generation
Santa Rosa Street north of Foothill Boulevard is one of the city's heaviest travelled
arterial streets. Present average daily traffic volume (ADT) is 29,500 vehicles per day,
with peak traffic volume (mid-summer) of 33,000 vehicles per day and a peak hour flow
of 1800 vehicles. ADT has increased an average of about 3 percent per year over the
last decade. Boysen Avenue's ADT at Santa Rosa Street is estimated at 3500 vehicles
per day.
Intersection Capacity
Intersection capacity, or level of service, is based on an analysis of two intersections: the
unsignalized intersection of Santa Rosa Street and Boysen Avenue, and the signalized
intersection at Santa Rosa Street and Foothill Boulevard. The study concludes that the
intersection is already operating at level of service E (LOS E) during midday and
afternoon; and that project-added traffic would reduce the level of service for eastbound
traffic on Boysen Avenue during midday and afternoon from LOS E to LOS F. An
LOS F is defined as unacceptable traffic operation which can involve extreme traffic
delays. The study concludes that the project would not significantly affect traffic
operations at the Santa Rosa/Foothill intersection.
The City Engineer disagrees with the traffic consultant's conclusion that the
Boysen/North Santa Rosa intersection is operating at LOS E (memo attached). He
notes that the traffic study does not take into account the traffic flow openings created
by signals at Highland Drive and Foothill, and that the actual level of service is probably
B or C.
With the project-added traffic, the study concludes that a signal will be needed at the
Santa Rosa Street/Boysen Avenue intersection, due primarily to side street delay (Boysen
Avenue, west- and eastbound) during midday. CalTrans engineers agree, and recommend
that the project applicant install signals with this project.
The traffic consultant and City engineering staff note however that there could be
undesirable consequences of signalization, including reduced intersection efficiency and
increased accidents. The City Engineer feels that a signal warrants study is needed to
verify the need for a signal, and to provide the traffic data to design the signals for safe
and efficient traffic flow. A traffic study done after the proposed restaurant opens will
provide the most reliable data on signal need and design. If signalization cannot be
installed without an overall drop in intersection safety or efficiency, the City Engineer
and Cal Trans may postpone signalization until the intersection meets signal warrants.
2-30
Initial Study ER 15-91
Page 5
The developer's signal contribution should be based on actual post-occupancy traffic
counts of project-added traffic on Boysen Avenue, a key factor driving the need for
signals. Since this is essentially a 'T' intersection (driveway on the east side of North
Santa Rosa Street serves Woodside Apartments) and as this project is located on one of
the three properties adjacent to the intersection which would directly benefit by
signalization, staff recommends that the developer's contribution be not less than 33 1/3
percent of signalization's total cost. Total cost of signals at the North Santa
Rosa/Boysen intersection is estimated to be $125,000.
Pedestrian Movements
Because of the proximity of student housing, shopping center, and Cal Poly University,
pedestrian crossings of Santa Rosa Street near Boysen Avenue are common. The
consultant recorded over 500 pedestrian crossings in a 15-hour period (January 1991).
Most of the crossings were in an unmarked crosswalk at the Boysen Avenue intersection,
and mid-block between Boysen Avenue and Foothill Boulevard. The proposed restaurant
is likely to generate additional pedestrian highway crossings, and the traffic consultant
recommends several measures to improve pedestrian safety, including street lighting,
relocation of a public bus stop, and site-specific design measures to direct pedestrian flow
to and from the intersection on Santa Rosa Street rather than a mid-block point.
Driveway Locations
The site has two driveways existing — one on each street frontage. They are both being
relocated with this project to improve traffic flow and m rdimi�e traffic conflicts. The new
driveways were designed to accommodate a common driveway with the University Square
Shopping Center, allow adequate maneuvering and stacking room, and are acceptably
located and designed according to State and City engineers.
Public Transit
City and regional bus routes use Santa Rosa Street, adjacent to the project site. There
is a bus stop (sign and bench) on the east side of Santa Rosa Street, opposite the project
site and in front of Stenner Glen student housing complex, which is used by city bus
Route 2. Although regional bus schedules now show a bus stop on the west side of
Santa Rosa Street (project side) at Boysen Avenue, the city's transit manager sees no
need for including a bus stop at this location, since another bus stop is already planned
near the Foothill Boulevard entrance to the University Square shopping center.
Significant Impact: Yes.
Mitigation: See measures listed in Section III below.
z-3�
Initial Study ER 15-91
Page 6
E. PUBLIC SERVICES
Water
Demand for city water currently exceeds the safe yield of supplies. The city has
responded by adopting measures to restrict water use and development. The council has
initiated amendments to further limit allocation of water to development, so a balance
between safe yield and normal demand can be reached sooner as new water sources
are developed. These measures would apply to any further development or change of use
on any of these sites, and will mitigate potential water-use impacts. r
The project is expected to use about 2.42 acre feet per year, based on the city's Water
Use Factors. This represents an increase over current citywide water use of about 0.04
of one percent. The previous restaurant's average annual use was .0.06 acre foot. The
project will be required to offset the net increase in water use through implementation
of the city's water conservation policies, which require new development to save twice
as much water as their projected demand by retrofitting other city businesses and
residences with water-saving plumbing fixtures.- While mandatory water conservation is
in effect, the project must meet the retrofit requirement before a construction permit can
be issued.
Sewage Treatment
The city's sewage treatment plant currently violates water quality standards and operates
at about 86 percent of its hydraulic capacity (based on average dry weather flow). A
planned expansion of the city's wastewater treatment plant, currently under construction,
(ER 46-89) will improve treatment levels to meet water quality standards and increase
hydraulic capacity by about five percent. No additional sewer-treatment mitigation is
necessary.
Significant Impact: None
III. STAFF RECOMMENDATION
Grant a negative declaration subject to the following mitigation measures being included
in the project:
1. Developer shall install a southbound right turn lane on Santa Rosa Street at
Boysen Avenue, to the approval of the City Engineer and CalTrans, and shall
culvert the existing drainage swale along the west side of North Santa Rosa Street
as needed to accommodate the right turn lane.
2. Developer shall enter into agreement with the City to install traffic signals at
Santa Rosa Street and Boysen Avenue, to the approval of the City Engineer and
CalTrans. Developer's fee toward total cost of signalization shall be based on
z-3z
Initial Study ER 15-91
Page 7
either: 1) ' the project-added traffic on Boysen Avenue expressed as a percent
increase over traffic levels identified in the traffic study by Skiles, June 10, 1991;
or 2) 33 1/3 percent of the signalization cost, whichever is greater (estimated total
cost of signalization is $125,000). Fees not used by the City within five years of
restaurant final occupancy for the post-occupancy traffic study or for signal
improvements shall be returned to the developer.
3. Prior to construction permit issuance, the developer shall deposit $50,000 with
the City to cover estimated costs of a post-occupancy traffic study to be done by
the city within six (6) months of restaurant final occupancy; and to cover the
estimated signal fee. Said traffic study shall compare post-occupancy traffic
volumes, intersection capacity impacts, and driveway movements with the project
traffic study by Skiles, June 10, 1991, and shall include a signal warrant study and
side street delay field counts. If signals are not installed by the City within five
(5) years of restaurant occupancy, the developer's signal fees less traffic study costs
shall be refunded.
4. Prior to construction permit issuance, the developer shall contribute toward the
cost of installing a southbound left turn lane on North Santa Rosa Street at
Boysen Avenue, to the approval of the City Engineer and CalTrans. The
contnbution shall be 33 1/3% of the City Engineer's estimate of the total
construction cost of installing the southbound turn lane, not to exceed $10,000.
Developer funds shall be refunded if the southbound left turn lane is not installed
within five (5) years of restaurant final occupancy.
5. Developer shall provide bicycle storage lockers to accommodate at least four (4)
bicycles, in addition to bicycle parking required by Zoning Regulations.
6. Project design features shall be included to direct pedestrian flow to and from the
intersections on North Santa Rosa Street rather than to a midblock point.
7. Developer shall install upgraded street lighting at North Santa Rosa and Boysen
Avenue to improve vehicle and pedestrian safety, to the approval of the City
Engineer and Caltrans. The lighting shall be installed prior to restaurant final
occupancy.
8. The Community Development Director shall monitor the project for compliance
with these mitigation measures and may at any time modify, add, or delete
mitigation measures if the above mitigation measures are determined to be
ineffective or physically infeasible. Such changes shall be limited to measures
which would meet the intent of the original mitigation.
Z-33
city or
sAn Luis OBISPO
SIGN
LATIONS i
PLEASE INQUIRE wiTNiN
�O
L
_. .0408. "Facia" means a flat horizontal band oriji&
f-premises sign" means any signbroad fillet covering thejoint between the top of ats attention to .a business, service.wall and projecting eves. entertainment not sold or offered or9. "Freestanding sign"means a sign not atta- tally sold or offered on the premisesched to any building and having its own supporte sign is located.structure. son" means any individ al, pa er-
10. "Group quarters" means a residential ship, tr " r government or
facility in which residents do not occupy indi- any other legal entity.
vidual dwelling units. 22. "Planned residential development"
11. "Identification sign" means any sign means a residential use developed in accordance
identifving an institution in a residential zone, with planned development district regulations of
occupant, apartment, residence, school or Division I of Title 17.
church, and not advertising any product or 23. "Political sign" means a sign intended to
service, draw attention to or communicate a position on
12. "Interior-illuminated sign" means a sign any issue,candidate, or measure in any national.
any part of which has characters, letters, figures, state, local or university campus election.
or any portion of the sign face or outline thereof 24. "Premises" means a building or unified
illuminated from an interior light source. complex of buildings on one lot or on two or
13. "Height of sign" means the vertical dis- more contiguous lou under common ownership.
tance from average adjacent ground level to the 25. "Price sign" means a sign on the premises
top of the sign including the support structure of a service station, which contains information
and any design elements. on the cost and type or grade of motor fuel only.
14. "Lot frontage" or "frontage' means the 26. "Projecting sign" means a sign which
horizontal distance along a lot line adjacent to a extends out from a building face or wall so that
public street. or the side of a lot adjacent to a the sign face is perpendicular or at an angle to the
public street. building face or wail.
15. "Marquee sign" means a sign placed on 27. "Public entrance" means a place of entry
the face of a permanent roofed structure project- at a premises which is accessible to the general
ing over the building entrance, which is an inte- public.
gral pan of the building (usually a theatre or 28. "Railroad Square" means the area
hotel)and is not a fascia extension of the roof or bounded by High Street, Santa Barbara Street.
eve. Church Street. and the Southern Pacific Trans-
16. "Mission plaza" means the area bounded portation Company railroad right-of-way.
by Chorro Street, Higuera Street, Broad Street, 29. "Roof sign" means any sign located on or
and Monterey Street, excluding the faces of attached to and extending above the roof of a
buildings which front on the above streets. building.
17. "Monument sign" means a sign which is 30. "Shopping center" means five or more
completely self-supporting, has its base on the stores with a minimum area of fifty-thousand
ground, and is generally rectangular in form. square feet, three-hundred feet of frontage and
18. "Nonilluminated sign" means a sign with common off-street parking.
no internal or external artificial light source and 31. "Second.story"means the highest point of
only incidentally illuminated by ambient light the second floor of a building.
conditions. 32. "Sign" means any visual device or repre-
19. "Nonresidential zone" means any zone sentation designed or used for the purpose of
other than an R-1. R-2. R-3. R-4 or R-H zone. communicating a message or identifying or
359
OZ_3%5
15.40.070-15.40.080
signs in nonresidential zones, with an aggregate F. Temporary signs visible from a public street
area not to exceed three square feet at each public attached to or placed on merchandise or mate-
entrance nor ten square feet total, indicating rials stored or displayed outdoors:
address, hours and days of operation, whether a G. Signs made wholly or partially of highly
business is open or closed, credit information, reflective material, except energy-saving reflec-
and emergency address and telephone numbers; tive material, and fluorescent painted signs:
L For each service station,not more than one H. Any sign which does not conform with the
freestanding price sign for each frontage not following clearance requirements for commu-
exceeding twenty square feet each,located on the nication lines, utility lines and power lines, pro-
premises but not within required street yard vided that further restrictions adopted by the
areas: California Public Utilities Commission shall be
M. Bulletin boards not over twenty-four allowed.
square feet in area and six feet in height, for
public,charitable, or religious institutions: vlINnILti1 CLEARANCE
N. Temporary window signs: OF SIGNS FROIM CONDUCTORS
O Signs showing the location of public tele- Greater Than
phones and signs placed by utilities to show the Less Than or Equal To
750 volts 750 Volts
location of underground facilities. (Prior code §
9702.2) vertical Clearance
Above sign 3 feet S feet
Below sign 3 feet Prohibited
15.40.0-70 Prohibited signs.
In addition to any sign not specifically in Horizontal Clearance
From conductors 3 feet 6 feet
accordance with this chapter,the following signs From poles 4 feet 6 fat
are prohibited--
A-
rohibited:A. Any sign which simulates or imitates in (Prior code § 9702.3)
size, color. lettering or design any traffic sign or
signal, or which makes use of words, symbols or 15.40.080 Signs requiring approval of the
characters in such a manner to interfere with, architectural review commission.
mislead, or confuse pedestrian or vehicular A. Unusual site conditions or other design
traffic: factors may warrant types, heights and sizes of
B. Signs attached or placed adjacent to any signs not otherwise permitted by these regula-
utility pole.parking meter,traffic sign post,traffic tions. The following signs shall require approval
signal or any other official traffic-control device of the architectural review commission:
in accordance with Section 21464 of the Califor-
nia 1. Signs consisting of or containing any mov-
Vehicle Code: ing,rotating,flashing or otherwise animated light
C. Any sign, except as may be required by or component:
other code or ordinance.placed or maintained so I. Roof signs which do not extend above the
as to interfere with free ingress to or egress from highest point of the roof;
any door, window or fire escape; 3. Any individual sign, or combination of all
D. Private signs, other than permitted pro- signs on any one property, which exceeds the
jetting signs, located on or extended over public height or area limitations of the sign standards
property without a valid encroachment permit: hereinafter prescribed for the zoning district in
E. Signs erected without the permission of the which the property is located.
owner, or his agent, of the property on whit 4. Off-premises signs including billboards:
such sign is located:
361
z-.��
15.40.140-15.40.150
I. One identification sign not exceeding one flat are occupied by in t and
square foot for each dwelling unit; of to a ed fifty square feet.
2. One identification sign not exceeding ten C. The following signs are permitted in e
square feet on each frontage ofa planned residen- retail commercial (C-R)zone district. Total area
tial development. apartment or condominium of signs. exclusive of shopping center signs. shall
complex, group quarters or institutional use. not exceed two hundred square feet for each
(Prior code § 9704.1) business or tenant. Each business or tenant may
have four signs from the following and may place
15.40.140 Office zone. them on any wall:
The following signs are permitted within th 1. Wall/window signs: The total area of all
Professional office/residential(P-O)zone district: wall/window signs on a single building face may
A. Signs for residential uses as provided in not exceed fifteen percent ofthe building face nor
Section 15.40.130; exceed one hundred square feet. Wall/window
B. Total area of all signs for professional office signs may not be located above the second story:
uses shall not exceed fifty square feet per busines 2. Suspended signs. not to exceed ten square
or tenant. including: feet each:
1. One freestanding sign at each premises not 3. Projecting or marquee signs. not to exceed
to exceed twenty-four square feet in area or ei twenty-four square feet each;
feet in height; 4. Directory signs as provided in subsection
2. One wall sign for each business or tenan B3 of Section 15.40.140.
not to exceed five percent of the building face or a foil re permitted within
twenty-five square feet.whichever is less.for each the service commercial (C-H), research man-
frontage and not including interior illuminated ufacturing (M-R) and Industrial (Ni) zone dis-
signs trice. Total area of signs shall not exceed two
3. One directory sign at each premises. not hundred square feet for each business or tenant.
interior illuminated and not exceeding one including:
square foot for each room or suite occupied as a 1. One wall sign for each business or tenant.
unit. (Prior code § 9704.2) on each frontage or building face hay ing a public
entrance. not to exceed fifteen percent of build-
15.40.150 Commercial and industrial zones. ing face and not to exceed one hundred square
A. Signs for residential uses as provided in feet nor to be located above the second story:
Section 15.40.130. 2. One freestanding sign at each premises. not
B. The following signs are permitted within to exceed fifteen feet in height or seventy-two
the neighborhood commercial (C-1N) zone dis- square feet in area:
trict.Total sign area.exclusive of shopping center 3. One off-premises sign at each premises. not
identification signs. not to exceed one hundred to exceed two hundred square feet in area or
square feet for each business or tenant.including: twenty-five feet in height: provided. that a use
1. One freestanding sign at each premises not permit is first obtained pursuant to Chapters
to exceed twenty-four square feet in area or 17.58 and 17.60.
twelve feet in height.for uses not located within a E. The following signs are permitted within
shopping center the tourist commercial (C-T)zone district. Total
2. One wall sign per business or tenant on area ofsigns shall not exceed two hundred square
each frontage or building face having a public feet. for each business or tenant. including:
entrance not to exceed ten percent of the building 1• Same as subsection D of this section for all
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