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HomeMy WebLinkAbout01/15/1991, 2 - APPEAL OF AN ARCHITECTURAL REVIEW COMMISSION DECISION TO DENY AN EXCEPTION TO SIGN REGULATIONS TO ALLOW NONCONFORMING FREESTANDING SIGN AT 920 OLIVE STREET, THE HOMESTEAD MOTEL (ARC90-100)city of San LUIS OBISp0 COUNCIL AGENDA REPORT FROM: Arnold Jonas, Community Development Director PREPARED BY: Whitney McIlvaine, Assistant Planner SUBJECT: Appeal of an Architectural Review Commission decision to deny an exception to Sign Regulations to allow a nonconforming freestanding sign at 920 Olive Street, the Homestead Motel (ARC 90- 100). CAO RECOMMENDATION Adopt a resolution denying the appeal, and concur with action of the ARC to deny the exception. DISCUSSION Situation As a result of enforcement action, the signage at the Homestead Motel was scheduled for review by the ARC on October 15, 1990. The item was continued until the November 5th meeting at the request of the applicant. At the November 5th meeting, the applicant again requested continuance to the next meeting scheduled for November 19th. In a letter dated November 7th, the applicant was notified of the continuance and informed of the ARC's decision to allow no further continuance. On November 15th the applicant requested that review of signage at his property be postponed until February, 1991. The ARC unanimously denied the request for an exception and required that all nonconforming signs be removed within 90 days (February 27,1991). The applicant is now appealing the ARC decision. Background Signage at the Homestead Motel has been in clear violation of the Sign Regulations since 1982. The ARC first reviewed signs at this site in January 1983. The item was continued to allow further study of sign location, size, and height. The applicant (a previous owner) never returned with revisions, and requested exceptions were denied without prejudice on October 17, 1983. In 1987, the Homestead Motel was cited for violations of the Sign Regulations. The current owner plead not guilty at a court hearing, and the case was scheduled for trial. Because the previous City Attorney failed to appear at the trial, the judge dismissed the case. In August, 1990 staff noted 7 signs at 920 Olive street, which were in violation of the Sign Regulations. On October 1st, M -Group Architects, as representatives of the applicant, submitted a plan for bringing the signage at the Homestead Motel into conformance. 00 f ��� ►�►�i(Villllflfl� °1"u ►y�dl'Il city Of San tuts OBISPO WNiGn COUNCIL AGENDA REPORT ARC 90 -100 Page 2 Three of the signs were conforming in design and location, but had not received permits. In October, these signs were granted permits. Of the remaining 4 signs, a roof sign was to be relocated; 2 freestanding signs were to be removed; and ARC review was requested for an existing nonconforming pole sign, which exceeds the maximum height and area allowed. The applicant requested an exception to the Sign Regulations to allow the nonconforming pole sign to remain. As of January 4, 1991, the applicant has taken no action tc relocate the roof sign and remove the 2 other freestanding signs. Consecuences of Not Taking Recommended Action If the Council upholds the appeal, the existing nonconforming pole sign will be allowed to remain. Council may uphold the condition that all other nonconforming signs at 920 Olive Street be removed or brought into conformance by February 27, 1991; or recommend any other conditions deemed appropriate to this situation. Data Summary Appellant: Jatin Shah /Homestead Motel Representative: G. Rodriguez Zoning: C -T General Plan: Tourist Commercial Environmental Status: Categorically Exempt EVALUATION 1. signs /Details: The sign for which the applicant is requesting an exception is a painted.metal freestanding pole sign with neon lighting. It reads, "Homestead Motel, (No) Vacancy, Free TV." Lower on the pole structure which supports the signage is another, smaller sign - a reader board. The reader board has a metal cabinet, a white plex face, and interior illumination. It used to read, "AAA Approved." The sign is 35 feet tall and approximately 156 square feet in area. Sign Regulations allow a freestanding sign in the Tourist Commercial zone to be 25 feet tall and 72 square feet in area. 2. Total Area of Signs: The total area of signage is approximately 335 square feet. Sign Regulations allow a maximum area of 200 square feet for each business or tenant in the C -T zone. 1101111%11111111111mil city Of San tins OBIspo COUNCIL AGENDA REPORT ARC 90 -100 Page 3 3. Freestanding /Monument Signs: Freestanding signs are not to exceed 25 feet in height or 72 square feet in area; monument signs are not to exceed 8 feet in height or 72 square feet in area. A monument sign may be located within the street yard setback; freestanding signs must be set back 10 feet. The Sign Regulations allow 1 freestanding or monument sign for each use in the C -T zone. There are 3 freestanding signs at 920 Olive street. Two were proposed to be removed, but the appellant has not yet done so. 4. Signage for Adjacent Motels: At 1001 Motel) there is a nonconforming pole 1987. Enforcement action is pending. (Travelodge) there is an 8 foot tall front setback, which was approved by 1987 meeting. DISCUSSION OF APPEAL ISSUES Olive Street (Coachman sign, amortized as of At 950 Olive Street monument sign in the the ARC at a June 29, Representation -- The appellant has stated in his appeal that he requested postponement of ARC review, for the third time, because he was seeking professional representation. In a telephone conversation with staff on November 15, 1990, the appellant stated that he did not wish to obtain a representative as suggested by staff, but that he preferred to appear in person before the Commission and would be in London until February. Even if the appellant did in fact wish to obtain professional representation, staff contends that he was given ample time to do so. Jatin Shah was notified, in a letter dated August 31, 1990, that signage at his property continued to be in violation of the City's Sign Regulations. sign visibility -- Because of the location of the site, neither the motel nor its signage are easily visible. As shown on the vicinity map, that portion of Olive Street on which the motel fronts makes a sharp bend to the southeast. The motel is not visible to motorists travelling on Olive Street toward the highway until they reach the on -ramp, at which point they are committed to getting on the highway and cannot turn into the motel. The freestanding sign is visible to motorists travelling north on Highway 101. However there is no exit available for Olive Street when travelling north, and wording on the sign does not provide any difectional information. Travelling south on 101, the freestanding sign is obscured by vegetation. a •3 '1011�1111IN111 u1 ►��II city of San 1Uis OBISpo Mmm i COUNCIL AGENDA REPORT ARC 90 -100 Page 4 While the sign is clearly visible from the Osos Street approach to Highway 101, it is unlikely this situation would contribute substantially to the motel's volume of business. Staff was informed by a desk clerk at the motel that most of the motel's business was a result of pre- arranged reservations and advertising with travel agents. The sign's visual effectiveness might be improved if it were allowed to be 5 to 10 feet higher. A higher sign in combination with pruning of the obstructing vegetation by Cal Trans would result in improved visibility by motorists travelling south on Highway 101. A higher sign that included directional information would be more effective in attracting business from motorists travelling north on the highway. However, staff feels that approving an exception to allow a 40 to 45 foot tall sign where the maximum allowed by Sign Regulations is 25 feet would set an undesireable precedent for businesses located along the highway and would be in conflict with policies established in the Scenic Highways Element of the General Plan. Historical and cultural Merit -- The appellant states in his appeal that the pole sign reviewed by the ARC "represents significant historical and cultural merit." In 1988, the ARC did grant an exception to allow a nonconforming sign for the Chinatown Cafe based on a finding of historical significance. The Commission found the sign to be a well - preserved example of early neon (circa 1940). The Commission also found that the sign's location in a culturally significant part of the City's original Chinatown commercial district further justified the exception. A similiar type of exception was granted to the Rexall sign at the corner of Marsh and Broad Streets. Sign Regulations include a provision, which allows exceptions to be granted for "landmark" signs. A landmark sign is defined as: landscape features. Because the nonconforming pole sign at the Homestead Motel is obscured from certain key vantage points, its potential status as a neighborhood landmark or focal point is undermined. Staff would also note that the sign is not located in an historic district and has not been well maintained. a -� �����►�H►Wllllll�p�'lllllil city of San Luis OBlspo COUNCIL AGENDA REPORT ARC 90 -100 Page 5 Conclusion Staff believes that an exception to the Sign Regulations would not adequately solve the problems associated with visibility for this site. In this particular situation, poor visibility is more an issue of location than sign dimension. Despite the fact that the sign for which an exception is being requested already exceeds allowed height and area standards, there are still problems with its visibility. These problems are due to the location of the business and the surrounding built environment, rather than to constraints imposed by the Sign Regulations. In order to improve signage visibility, staff recommends the applicant obtain an encroachment permit which would allow him to place a conforming 8 foot high monument sign in the Olive Street Right of Way - a more visually effective location. This would allow motorists travelling on Olive Street to clearly identify the motel's location. The Engineering Department concurs with the encroachment option discussed in the previous section, provided the applicant obtain adequate liability insurance. ALTERNATIVES 1. Adopt a resolution to uphold the appeal (Draft Resolution No.2). If Council upholds the appeal, the existing pole sign for which ARC review was requested would remain. Other signage for the business may be allowed to remain or be subject to removal or modification. 2. Continue the appeal with direction to the applicant /appellant. RECOMMENDATION Adopt a resolution denying the appeal and concurring with ARC action denying the exception. Concur with the ARC condition that all nonconforming signs be removed by February 27, 1990. (Draft Resolution No.l) Attachments: draft resolutions 1 and 2 vicinity map notices of ARC action appeal and requests for continuances %1g rr saw -i-ng regulations ¢kcQYV full size site plan enclosed �'ARc9�)cx�•w iT � RESOLUTION NO. (1991 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING AN APPEAL FROM THE ACTION OF THE ARCHITECTURAL REVIEW COMMISSION TO NOT ALLOW AN EXCEPTION TO SIGN REGULATIONS WHICH WOULD ALLOW A FREESTANDING SIGN, 35 FEET TALL AND 156 SQUARE FEET IN AREA, AT 920 OLIVE STREET WHEREAS, the Architectural Review Commission conducted a public hearing on application No. ARC 90 - 100 on November 19, 1990, and denied a request to approve an exception to the Sign Regulations for an existing nonconforming freestanding sign at 920 Olive Street; and WHEREAS, the applicant has appealed that decision to the City Council; and WHEREAS, the City Council has considered the testimony and statements of the applicant, and other interested parties, and the records of the Architectural Review Commission hearing and action,-and the evaluation and recommendation of staff; NOW, THEREFORE, the council resolves to deny the appeal and uphold the action of the Architectural Review Commission subject to the following findings: SECTION 1. Findings. 1. The requested sign and exception to the Sign Regulations are categorically exempt under provisions of City of San Luis Obispo CEQA Guidelines, Section 15301. 2. No unusual site conditions or other design factors exist which justify approval of the requested exception. 3. The sign is not consistent with the community design objectives expressed in the General Plan'. P, b Resolution No. (1991 Series) ARC 90 -100 Page 2 4. The sign is not a neighborhood landmark or focal point since it does not provide a clearly visible point of reference from key vantage points. 5. The sign does not contain any significant cultural, historical, architectural, or artistic merit. BE IT FURTHER RESOLVED that city staff is hereby directed to pursue enforcement action so that all signage on site shall be brought into conformance with the Sign Regulations. Specifically, sign #'s 1, and 6, as noted in the photos on the site plan submitted with the application, shall be removed; sign 17 shall be removed or relocated so as to conform with zoning and sign regulations; and sign #2 shall be removed from the roof. On motion of seconded by following roll call vote: AYES: NOES: ABSENT: and on the the foregoing resolution was passed and adopted this day of ATTEST: City Clerk , 1990. Mayor a #01? Resolution No. (1991 Series) ARC 90 -100 Page 3 APPROVED: City Administrative Officer F rwn Community Development Director I RESOLUTION NO. (1991 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO UPHOLDING AN APPEAL FROM THE ACTION OF THE ARCHITECTURAL REVIEW COMMISSION TO DENY AN EXCEPTION TO SIGN REGULATIONS WHICH WOULD ALLOW A 35 FOOT TALL FREESTANDING SIGN WITH AN AREA OF 156 SQUARE FEET AT 920 OLIVE STREET WHEREAS, the Architectural Review Commission conducted a public hearing on application No. ARC 90 - 100 on November 19, 1990, and denied a request to approve an exception to the Sign Regulations for an existing nonconforming pole sign at 920 Olive Street; and WHEREAS, the applicant has appealed that decision to the City Council; and WHEREAS, the City Council has considered the testimony and statements of the applicant, and other interested parties, and the records of the Architectural Review Commission hearing and action, and the evaluation and recommendation of staff; NOW, THEREFORE, the council resolves to uphold the appeal and approve the exception allowing a nonconforming freestanding sign, subject to the following findings and conditions: SECTION 1. Findings. 1. The requested sign and exception to the Sign Regulations are categorically exempt under provisions of City of San Luis Obispo CEQA Guidelines, Section 15301. 2. Exceptional circumstances, including unusual lot configuration and obscured location, apply to this site which justify the requested exception. Q-9 Resolution No. (1991 Series) ARC 90 -100 Page 2 SECTION 2. Conditions. 1. A single freestanding sign is approved at 920 Olive Street, and shall not exceed 35 feet in height or 130 square feet in area. The blank reader board shall be removed. 2. All other signage on site shall be brought into conformance with the Sign Regulations. Specifically, sign Ps 1 and 7, as noted in the photos on the site plan submitted with the application, shall be removed; and sign 12 shall be removed from the roof. 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 ATTEST: City Clerk 1990. Mayor Z40L 00- fo Resolution No. (1991 Series) ARC 90 -100 Page 3 APPROVED: City Administrative Officer Jlltto ne Community Development Director a - II 4 T s $ r• �jt yo4 w aw �y VI(A ♦ y *N G s� �O� { 04wV* 'g YI •�:�:'�:3'ik::'': ' ?'' t :ate•!: • O •° �� �/ /' NV 'y o •� ti VICINITY MAP 920 OLIVE ST NORTH HOMESTEAD MOTEL A-i a_�a �n ►► ►IililHl�l1111111111III�� ►����'�III ���� city of sAn tuis oBispo' ® 990 Palm Street/Post Office Box 8100 • San Luis Obispo, CA 93403 -8100 November 27, 1990 Mr. Jatin Shah JMD Investments 3829 -D Plaza Santa Ana, CA 92704 Subject: ARC 90 -100: 920 Olive Street Request for exception to the Sign Regulations to allow a larger and higher freestanding pole sign for Homestead Motel Dear Mr. Shah: The Architectural Review Commission, at its meeting of November 19, 1990, denied your request for a further continuance and denied the exception to the pole sign, finding that the sign is not consistent with the community design objectives expressed in the general plan and that the sign is not a neighborhood landmark, or focal point since it does not contain any significant cultural, historical, architectural, or artistic merit, and subject to the condition that all non - conforming signs be removed with 90 days (February 27, 1991). The decision of the commission is final unless appealed to the City Clerk within ten day of the date of this letter. An appeal may be filed by any person aggrieved by a decision of the commission. Minutes of this meeting will be sent to you as soon as they are available. If you have any questions, please contact Whitney McIlvaine at 549 -7175. Sincerely, fLv� Ken Bruce Senior Planner cc: M Group ;�,)3 ,,:. city of s Luis oBispo 990 Palm StreetrPosi Office Box 8100 • San Luis Obispo. CA 93403.8100 November 7, 1990 Mr. Jatin Shah JMD Investments 3829 -D Plaza Santa Ana, CA 92704 Subject: ARC 90 -100: 920 Olive Street Request for exception to the Sign Regulations to allow a larger and higher freestanding pole sign for Homestead Motel Dear Mr. Shah: The Architectural Review Commission, at its meeting of November 5, 1990, continued consideration of the above project to its November 19th meeting at your request. Please note that no further continuances will be granted and that an action will be taken at the next meeting. Minutes of this meeting will be sent to you as soon as they are available. If you have any questions, please contact Whitney McIlvaine at 549 -7175. Sincerely, nAlz� Ken Bruce Senior Planner cc: M Group �04V ► ������� ►�����►�illllllilh1 °� ° °�� Ilii city of sAn hues oBispo 990 Palm Street /Post Office Box 8100 • San Luis Obispo, CA 93403 -8100 October 25, 1990 Mr. Jatin Shah JMD Investments 3820 D Plaza Drive Santa Ana, CA 92704 Subject: ARC 90 -100: 920 Olive Street Request for exception to the Sign Regulations to allow a larger and higher freestanding pole sign for Homestead Motel Dear Mr. Shah: The Architectural Review Commission, at its meeting of October 15, 1990, continued consideration of the above project to its November 5, 1990 meeting. This continuance was granted at your request. If you have any questions, please contact Whitney McIlvaine at 549 -7175. Sincerely, 6AJ Ken Bruce Senior Planner cc: M Group 2,15 1111 ��I�IINCIIII CItY of son WIS OBISPO AMMO 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 1. Chapter 1.20 of the San Luis Obispo Municipal Code. the undersigned hereby appeals from the decision of f7`,� �,:� d.•�+L rendered on which decision consisted of the following (i.e. set forth factual situation and the grounds for submitting this appeal. Use additional sheets as needed a� ✓ �� �� aa,f,� '�°�- ' .. o.tt... la.ef .4..•� � �s,� , .`�. 7 ,�..asf.L �ixc��.z,`O of -.coma• A �TM- o�. Q�a•e- •�'�- [,e..G a.ci.t .�Q��a. /���za..zlw ,�a.L9- ic�.e�..� 7�vL�.LCX+' � ---*�i The undersigned discussed the decision being appealed from with: Oil DATE b TIME APPEAL RECEIVED: Appellant: ca. Name Title 9z�o y Representa ve Address 93Xoi Phone Original for City Clerk Copy to City Attorney Calendared for: Copy to City Administrative Officer Copy to the following department(s): City Clerk a- � ryijV 1.:+ "''JU i1 :U�- Jtl -vrr Y A X M E S S A G E DATE: TAOV 1S-t1j 90 TIME: TO. k11 t►-T- A cZLyA)N rn-,�T. P.00xs100 _ - Z-FCN -. - totyt:- .=T. FFx goy. 14-1 - rrs . RE+ '1 - ��MV�Ticrl VVt'tN SiFI iN S�KR � ':�- FRnM: f ' Q1.1 4?F —"Pr.F B :- ,7;M7, N Emma :. RE: C- �a -la� �20, 8l _IyE lb 1 As �NFQRm£b CO 7�Tr 5-t4 N ®r` �. 'Nth rs�r�v 1� 1tAvE `C"pnf- t�staNAt - i�3�V1S�. To F'VT- - ©�s=. -�tFws I's VLr -ftZE o.- Tpalae. ltt ft-tA r1c L3 X4, r�oR�-trtA F�n'PR1.C�UF.2 X4, A A TOTAL PACES: (INCLUDING THIS COVERING LETTER) IF RECEIVED UNCLEARJINCOMPLETE PLEASE CALL: TELEPHONE NUM3ER: 714 - 241 -0590 FAX NMBER: 714 - 241 -0616 NOV 16 '90 13:37 JELSON CORP P.1 /1 F A X M E S S A G E DATE: bioersber ,�+ TIME: 13.43 Ers. . TO: resN CI'ry 07., S L '3 f( 990, CALK ST.. Box No.E100, s.L.O. Ca 93403 FROM: N d"Da m, +r nn of, T ^TN C•'pR RE: c c a Tfi 1 HePence our 3'ax 11 /i5 to W.McII,TAIT E plPasa Liao at n. Ws thanke you, vein• cc.yr 2 '-v_, an Intor�ation Th= „ You. Sincerly ^or• w Oa 1iah0 f of J. Shah. 0 TOTAL PAGES. (INCLUDING THIS COVERING LETTER) F RECEIVED UNCLEAR /INCOMPLETE PLEASE CALL: TELEPAONE NUMBER: 714 - 241-0590 FAX NUMBER 714 - 241 -0616 '? sI v 920 Olive Street, San Luis Obispo, California 93405 Junction Highways 1 and 101 Phone (805) 543 -7700 Joe & June Keith, Resident Managers RECEIVED NOV 5 UW City of San Luis 0b.sW 60do 10 11 M Group ARCHITECTS R46 Hi,urr.i Sr. #I I J.m Lui> Obi.jx) . U)I1t�lrn Ca 91401 (acs ) 541-4145 RECEIVED E 4 A I ;.1 COY of San Lws OCispo Cwwumty Dewdopmenr October 15, 1.990 Whitney McIlvaine Assistant Planner San Luis Obispo City Hall San Luis Obispo, CA 93401 Dear Whitney, As per our phone conversation, Mr. Shah is presently out of the country. We request that File Number ARC 90 -100 (920 Olive Street) be continued. it Vladimir Mil bse Vic( ; I. One identification sign not exc eding one square foot for each dwelling unit; 2. One identification sign not e. eeding ten square feet on each frontage ofa pla ned residen- tial development. apartment or c ndominium complex. group quartets or inst tutional use. (Prior code § 9704.1) 15.40.140 Office zone. The following signs are pe itted within the professional office /residential ( -O) zone district: A. Signs for residential as provided in Section 15.40.130; B. Total area of all signs f professional office uses shall not exceed fifty sq are feet per business or tenant. including: 1. One freestanding sig at each premises not taexceed twenty -four squ a feet in area or eight feet in height: 2. One wall sign for ch business or tenant, not to exceed five perce t of the building face or twenty -five square feet. hicheveris less, for each frontage and not incl ing interior illuminated signs: 3. One directory gn at each premises. not interior illuminate and not exceeding one square foot for each room or suite occupied as a unit. (Prior code § 704.2) 15.40.150 Com ercial and industrial zones. A. Signs for r sidential uses as provided in Section 15.40.1 B. The folio 'rig signs are permitted within the neighborh od commercial (C -N) zone dis- trict. Total sig area. exclusive of shopping center identification signs. not to exceed one hundred square feet fo each business or tenant. including: 1. One fr tanding sign at each premises not to exceed enty- four square feet in area or twelve feet n height. for uses not located within a shopping enter. 2. On wall sign per business or tenant on each fro Cage or building face having a public entranc not to exceed ten percent of the building 363 1 5.40.140 - 15.40. face are occupied by the business or enant and not to exceed fifty square feet. C. The following signs are pe itted in the retail commercial (C -R) zone dirt ct. Total area of signs. exclusive of shopping ce er signs. shall not exceed two hundred squar feet for each business or tenant. Each busine or tenant may have four signs from the followi g and may place them on any wall: 1. Wall /window signs: Th total area of all wall /window signs on a sing! building face may not exceed fifteen percent of a building face nor exceed one hundred squar feet. Wall /window signs may not be located a ve the second story: 2. Suspended signs, no to exceed ten square feet each: 3. Projecting or mar ee signs. not to exceed twenty- four square feet ach; 4. Directory signs provided in subsection B3 of Section 15.40.1 0. D. The following signs are permitted within the service commercial (C -H), research man- ufacturing (M -R) and Industrial (NI) zone dis- tricts. Total area of signs shall not exceed two hundred square feet for each business or tenant. including: 1. One wail sign for each business or tenant. on each frontage or building face having a public entrance, not to exceed fifteen percent of build- ing face and not to exceed one hundred square feet nor to be located above the second story: 2. One freestanding sign at each premises. not to exceed fifteen feet in height or seventy -two square feet in area: 3. One off - premises sign at each premises. not to exceed two hundred square feet in area or twenty -five feet in height: provided. that a use permit is first obtained pursuant to Chapters 17.58 and 17.60. E. The following signs are permitted within the tourist commercial (C -T) zone district Total area ofsigns shall not exceed two hundred square feet. for each business or tenant. including: 1. Same as subsection D of this section for all a -aI 5.40.160 uses except those listed in subdivision 2 of this subsection: 2. For motels, restaurants and service stations: a. Wall signs not to exceed seven percent of the building face, nor to be locaid above second story and each not to exceed one hundred square feet; b. One freestanding sign at each premises not to exceed twenty -five feet in height or seventy - Iwo square feet in area. This sign may be located within the required yard area on lots where build- ings existed on or before September 1, 1980. are in the required yard area. F Calle Joaquin Are/an t nding signs in the Calle Joaquin area s exceed sixteen feet in height. See sun 5 of Section 15.40.040 for boundary Joaquin area. G. Mission Plaza and ad Square. All signs within Mission PlazRailroad Square require approval by the tectural review commission as provided pter 2.48. Signs within these districts shalibute to the his- torical themes and desi racter of their settings. The architectural re tew commission may allow types of signs oche than those permitted in the zone district stand rds within these special districts when such si ns are part of a unified design plan which fu hers the purposes of this chapter. (Prior code 9704.3) . 15.40.160 Gene standards. The following st ndards apply to signs located in all zone distric A. Shopping enter Identification Signs: With architeau review commission approval, in addition to t e signs permitted for individual tenants orbusi esses. shopping centers may have one identifica on sign per frontage (or freewav exposure) not o exceed twenty -five feet in height orseventv.t square feet in area. Such shopping center signs hall not be included in the dimen- sional or ar a calculations for individual tenants or busine es. 364 B. Yards: Except as provide in this chapter. no signs shall be allowed within he required vard area. Traffic direaional signs nd identification signs not exceeding three fee in height may be placed in the required yard (See subsection D of this section.) C. Illuminated Signs: L ghting for exterior illuminated signs shall be s arranged that it does not create a hazarouds gl re for pedestrians or vehicles either in a public t or on any private premises. Each sign sha be designed so that illumination does not ex eed ten candlepower at a distance of ten feet fr the sign. D. Freestanding and Monument Signs: Mon- ument signs may be used where freestanding signs are permitted by the provisions ofthis chap- ter. Such monument signs shall have the same area limitations as freestanding signs but shall not exceed one -third the height of allowed free- standing signs. Monument signs shall not be placed so as to obstruct visibility necessary for safe vehicular and pedestrian circulation' may be placed in required street vard and /or setback areas. E. Projecting and Suspended Signs: Project- ing signs. incl ding marquee signs and sus- pended signs. hall conform to the following requirements: 1. The m' imum clearance between the lowest point fa sign and the grade immediately below shall eight feet. 2. The inimum horizontal clearance between a s gn and the curb line shall be two feet: the maxi m projection over a public sidewalk shall be t o- thirds the width of the sidewalk or six feet. hichever is less. 3. Th top ofa projecting sign shall not exceed the hei t ofthe face of the building by which it is suppo F. all Signs: The distance between the high- est po' t ofa wall sign and the grade immediately belo shall not exceed twenty -five feet. (Prior code § 9704.4) 3 -aa / n . 'o to � ,.•. j►9 I •? • a az