HomeMy WebLinkAbout11/15/1988, 7 - APPEAL OF ARCHITECTURAL REVIEW COMMISSION (ARC) DENIAL FOR MAINTAINING THE EXISTING POLE SIGN WITH AN ATTACHED READER PANEL AT THE HOWARD JOHNSON RESTAURANT AND MOTEL AT 1585 CALLE JOAQUIN (SA 3944). SII II — MEETING DATE:
�►►m�ir�H i U city O f San Luis OBISPO 11-15-88
ITEM N
�Wa
COUNCIL AGENDA REPORT
FROM Michael Multari, Community Development Director; BY: Gary Price, Assoc. Planner�y
SUBJECT: Appeal of Architectural Review Commission (ARC) denial for maintaining the /
existing pole sign with an attached reader panel at the Howard Johnson
Restaurant and Motel at 1585 Calle Joaquin (SA 3944).
CAO RECOMMENDATION
Deny the appeal and affirm the ARC's action approving a small exception to the sign
regulations_
SUMMARY
The ARC denied a request to have a taller and larger sign than allowed by the city's
regulations. (The ARC did approve size and height exceptions smaller than the those
requested.) The applicant has appealed to the council.
SIGNIFICANT IMPACTS//CONSEQUENCES OF NOT TAKING ACTION
Approving the request will allow a larger sign than other permitted signs in the area and
could set the precedent in allowing other non-conforming amortized signs and larger new
signs, that don't meet current standards. Denying the request, but approving a smaller
exception, would allow replacement of sign (s) similar to other conforming signs in the
area. Denial of the request or upholding the ARC's action would also affirm the city's
sign amortization program.
DISCUSSION
Situation
The motel/restaurant's existing pole sign does not conform with the city's Sign
Regulations. According to the regulations, the sign's eight year amortization period
ended in 1987, so it must be removed or made to conform. The applicant requested the ARC
to approve an exception to the regulations to allow continuance of the sign and thus
bring it into conformance with the sign regulations. The ARC denied the applicant's
request, but approved a slight exception. The commission also gave direction to have
plans submitted for new signage within 60 days of the meeting. The applicant has
appealed to the council.
Data Summary
Applicant: Howard Johnson's Motel and Restaurant
Representative: Ronald Harris
Owner: Howard Johnson Company, Inc.
Zoning: C-T
Land Use Element map: Tourist commercial
Environmental status: Categorically exempt as a small structure
- MEE11/15%88
11111► jjjjj Al city of San tuts OBIspo
COUNCIL AGENDA REPORT ITEM NUMBER:
ppeal
Page 2
Evaluation
In the Calle Joaquin area, freestanding signs are limited to 16 feet in height and 72
square-feet in area. The existing sign is 45 feet tall, with an area of about 530
square-feet. A 36 square-foot reader panel is also attached to the lower portion of the
sign. Motels and restaurants in the C-T zones outside the Calle Joaquin area may have 25
foot tall, 72 square-foot signs.
The ARC may approve exceptions to the Sign Regulations when it finds that the exceptions
are warranted by "unusual site conditions or other design factors".
The applicant suggests that the removal of the existing sign and replacement with a
smaller sign would result in economic losses from reduced business visibility from
Highway 101. The sign is one of the more visually prominent structure in the vicinity
and can be easily seen while traveling in both directions of the freeway and on Los Osos
Valley Road. Given its proximity to the freeway and Calle Joaquin, it can be argued that
the sign is more visible-than others in the area and therefore less deserving of a
significant exception.
The nearby Alistar Inn sign was granted a slight exception to height (allowing 20 feet
when 16 feet is required) and to size (allowing 80 square-feet in area when 72
square-feet is required) due to reduced north bound highway traffic visibility from trees
near the site. In staff's opinion, the Howard Johnson site is slightly obstructed
visually from south bound freeway traffic, due to the Los Osos Valley Road overpass and
therefore warrants approval of a small exception.
Concerning the panel sign, staff suggests that that there are no circumstances which
warrant add-on message signs along the freeway. Not only does the panel visually clutter
the main identification sign, it is questionable whether the driver is able to take in
all of the sign's displayed information and drive safely. Allowing this sign could also
be viewed as giving the applicant a competitive advertising edge over other area
businesses which are not allowed such signage.
Staff recommends denial of the applicant's request and supports the commission's decision
to grant a small exception to the sign regulations for revised signage.
ALTERNATIVES
The council may:
Uphold the appeal and approve the exception as requested;
Deny the appeal, but approve a sign larger and/or taller than otherwise allowed;
Deny the appeal, requiring any new sign to meet the current limits;
Continue action.
OTHER DEPARTMENT COMMENTS
This item was not routed to other department for comments. 2
II city of san tins oBispo
COUNCIL AGENDA REPORT
SA 3944
Page 3
CITIZEN PARTICIPATION
On October 3, the ARC voted five to one, with one commission vacancy, to deny the
requested exception, and to approve an exception allowing a 20 foot tall, 80 square-feet
sign. (The commissioner voting against the motion felt that no exception was
justified.) The ARC found that the requested exception would be a special privilege,
inconsistent with the limits placed on nearby properties with the same zoning. However,
the ARC found the minor exception was warranted due to reduced freeway visibility from
the Los Osos Valley Road overpass. The applicant's attorney spoke in favor of the
request; no other public testimony was received.
RECOMMENDATION
Adopt the attached resolution to deny the appeal, and affirm the decision of the
Architectural Review Commission.
Attached: Vicinity map
Draft resolution to deny appeal
Draft resolution to uphold appeal
Applicant's statement
Draft ARC minutes, October 3, 1988
Sign photos
I
3
RESOLUTION NO. (1988 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING AN APPEAL FROM THE ARCHITECTURAL REVIEW COMMISSION
(SA 3944, 1585 CALLS JOAQUIN)
WHEREAS, the Architectural Review Commission on October 3, 1988, considered the
application by Howard Johnson Company for an exception to the city's Sign Regulations, to
allow an existing pole sign and attached reader panel sign at 1585 Calle Joaquin, and
denied the request upon determining that the exception would be a grant of special
privilege, inconsistent with limits on nearby properties with the same zoning; and
WHEREAS, the Architectural Review Commission approved an exception allowing a lower,
smaller sign, upon finding that the site location and situation is visually obstructed
from south bound Highway 101 traffic from the Los Osos Valley Road overpass and that a
primary source of business for this motel/restaurant is from travelers on Highway 101 and
therefore signage visibility is essential for directing and attracting business; and
WHEREAS, the applicant appealed that decision to the City Council, the Council has
considered the testimony and statements of the applicant, records of the Architectural
Review Commission's actions, and the evaluation and recommendation of staff; and
WHEREAS, the Council determines that the action of the Architectural Review
Commission was appropriate;
NOW, THEREFORE, the council resolves to deny the appeal and affirm the action of the
Architectural Review Commission.
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 1988.
Mayor
ATTEST:
City Clerk
Resolution No. (1988 Serics)
Page 2
APPROVED:
City Administrative;Officer
City Attorney
Community Development Director
RESOLUTION NO. (1988 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
UPHOLDING AN APPEAL FROM THE ARCHITECTURAL REVIEW COMMISSION
(SA 3944, 1585 CALLE JOAQUIN)
WHEREAS, the Architectural Review Commission on October 3, 1988, considered the
application by Howard Johnson Company for an exception to the city's Sign Regulations,
to allow an existing pole sign and an attached reader panel sign at 1585 Calle Joaquin,
and denied the request upon determining that the exception would be a grant of special
privilege, inconsistent with limits on nearby properties with the same zoning; and
WHEREAS, the Architectural Review Commission approved an exception allowing a lower,
smaller sign, upon finding that the lesser exception was warranted due to visibility
difficulties of south bound Highway 101 traffic from the Los Osos Valley Road overpass
and a that a primary source of business for this motel/restaurant is from travelers on
Highway 101 and therefore signage visibility is essential for directing and attracting
business; and
WHEREAS, the applicant appealed that decision to the City Council, the Council has
considered the testimony and statements of the applicant, records of the Architectural
Review Commission's actions, and the evaluation and recommendation of staff; and
WHEREAS, the Council determines that the action of the Architectural Review
Commission was not appropriate, and that the requested exception is warranted since a
reduction in sign area and height from what currently exists would reduce business
visibility and cause an economic hardship;
NOW, THEREFORE, the council resolves to uphold the appeal and approve the requested
exception.
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 1988.
Mayor
ATTEST:
City Clerk
Resolution No. (1988 Series)
Page 2
.APPROVED:.
Crty Ad- inistrafive'-OCC,icer.
City Attorney
Community Development Director
VICINITY MAP SA 3944
r ,w
Os «+•�•i iam• ..
r a•,n• .t>s .,
� GP`V6
r,
10
116OR
"�.
..t:...,.?.t" .:.k.:�>..:5'�i3'tir: ..ai:F�;t>""'.:'t�S:.�::Y:',�=:^i>'>��t}p`.::.. �c:.:::zc:;>::•x•;c?V. ,��;,..
%'2y.`i�%
, fix'%x54's?>:"'x:s:':•t,:ve,,hc's:%�k��'tti$',a..`:a�."c .`>.`�, y. .. t:.� ...;'�C:@.�'x..�Cix:>:''F`r..f�'„l; � �
., v6�!:w:o @fie•. �'�.,::. �'t.'t�%%'sy ,>s ',xfi°<a ` O /
,iro•rnr ro..,r,a r �.��
l:
' ' city
13iiiis! " 990 Palm Street/Post Office Box 8100 • San Luls 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 ARCHITECTURAL REVIEW COMMISSION rendered
On October 3- 1988 which decision consisted of the following (i.e.
set forth factual situation and the grounds for submitting this appeal.
Use additional sheets as needed) :
Agenda Item SA-3944 concerning required removal of the existing free—standing
sign in the Howard Johnson Motel and Restaurant at 1585 Calle Joaquin.
The Commission voted to require the appellant to develop a sign program within
60 days after October 3, 1988 with the new sign to not exceed 20' in -height and
80 square feet in size. The appellant is seeking to retain the existing sign,
or in the alternative, to replace it with a sign of similar visibility, due to
potential economic losses that would result from the loss of sign visibility
from Highway 101.
The undersigned discussed the decision being appealed from with:
on
Appellant:
Date Appeal Received: HOWARD JOHNSON'S MOTEL & RESTAURANT
n Name/T%
RECEIVED RONALD HARRIS ESQ.
OCT11 2 1988 Representative
?. CITYCLM 1402 MARSH, SAN LUIS OBISPO .CA 93401
.�� SAN LUISOOSPO.CA
Address
(805) 541-5536
Phone y
41er -_
Original for City Clerk
Copy to City Attorney
Ca enda fCopy to City Administrative Officer
Copy to the�ing� a tmentr('s)�City
Draft ARC Minutes
October 3, 1988
B. SA-3944: 1585 Calle Joaquin; request for exceptions to the Sign Regulations to allow
a bigger and higher freestanding sign for Howard Johnson's Motel and Restaurant; C-T
zone.
Gary Price, Associate Planner, presented the staff report recommending a denial and
directing the applicant to develop a sign program for the restaurant and motel complex
which complies with the city's Sign Regulations or approving an exception to allow a
slightly taller and larger pole sign than is currently allowed for the Calle Joaquin
area. Similar or the same as approved for the All Star Inn.
Ron Harris, attorney for the applicant, responded to staff report. He was concerned with
the economic impact to the business from the loss of visibility to southbound 101
motorists especially south bound traffic. He felt the 10-year sign amortization period
has created an undue hardship for businesses in the city. If the requested exception is
denied, he requested six months to remove and install a new sign.
Commr. Jones felt Howard Johnson's image was outdated and should be updated. He
supported an exception to allow a maximum height of 20 feet and 80 square feet in area,
similar to what was granted to All Star Inns next door. He also presented information on
new Howard Johnson sign examples used elsewhere.
Commr. Bradford agreed with staff's recommendation for denial and felt no exception
should be granted.
Commr. Starr agreed with Commr. Jones that a minimal exception could be granted.
Commr. Morris also supported a minimal exception.
Commr. Cooper felt the building itself was a sign and would have a difficult-time
supporting a significant exception.
Commr. Jones moved to deny the sign proposal based on the following finding:
1. That the sign's size and height are in excess of that allowed in the Calle
Joaquin area and that approving such a sign exception would constitute the
granting of a special privilege, an entitlement inconsistent with the
limitations upon other properties in the vicinity with the same zoning.
and granted an exception allowing a freestanding sign not to exceed 20 feet tall and 80
square feet in area finding that the minor exception is warrantcd by the reduced
visibility of south bound Highway 101 traffic from the Los Osos Road overpass and the
primary source of business for the motel/restaurant is from travelers on Highway 101.
Commr. Stair seconded ,the motion.
AYES: Jones; Starr-, Gates,- Morris, Cooper .
NOES: Bradford
ABSENT: None (one vacancy)
The motion. passes.
HOWARD
Pole �1fOeS
Uctor
Durant
ewe`
r
.yam 5l�i
m �
i
Sovthe�,L'J View O-F S I*C) 1.1
�row� C^.IIe Jo9I ✓:.n
1
/1�or�"M bOL1✓I LI � {+'Owl �"rw� �O �/
1-os Osoc Va lie,) Roa C/
rf.
v.
r i