CITY OF VACAVILLE PLANNING COMMISSION Agenda Item No. G.4 STAFF REPORT June 21, Staff Contact: Peyman Behvand (707)

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1 CITY OF VACAVILLE PLANNING COMMISSION Agenda Item No. G.4 STAFF REPORT June 21, 2011 Staff Contact: Peyman Behvand (707) TITLE: MEEK S LUMBER & HARDWARE PLANNED SIGN PROGRAM (MESSAGE CENTER SIGN) REQUEST: PLANNED SIGN PROGRAM REQUEST TO CONSTRUCT A 45 SQ. FT. MESSAGE CENTER SIGN AT 1000 HUME WAY. RECOMMENDED ACTION: APPROVE THE PLANNED SIGN PROGRAM REQUEST, SUBJECT TO THE CONDITIONS OF APPROVAL. APPLICATION INFORMATION APPLICATIONS: Categorical Exemption and Planned Sign Program FILE NO: File No APPLICANT: JSJ Electrical Display PROPERTY OWNER: Meek s Lumber & Hardware PROPERTY INFORMATION LOCATION: ZONE: GENERAL PLAN DESIGNATION: CURRENT LAND USE: ADJACENT ZONING & USE: 1000 Hume Way CG General Commercial General Commercial CG Meek s Lumber & Hardware North: CG - Retail center South: RL-6, Single-family homes East: Hume Way and CG - Costco West: Hume Way and City Bike/Pedestrian Path PROJECT SUMMARY: HEIGHT OF SIGN: Proposed: 11 ft. Maximum allowed by Code: 20 ft. SIGN AREA: Proposed: 45 sq. ft. ( Meek s Lumber & Hardware - 15 sq. ft.; Message Board - 30 sq. ft.) Maximum allowed by Code: 50 sq. ft. BUILDING MATERIALS: Aluminum structure with stone base and vinyl graphics. PROJECT DESCRIPTION The project proposal is to create a single-user Planned Sign Program for the purpose of installing a message center sign for Meek s Lumber & Hardware, located at 1000 Hume Way. Section H. (Signs, General Provisions) of the City of Vacaville Land Use and Development Code requires approval of a Planning Commission level Planned Sign Program

2 for message center signs, such as the one being proposed by the applicant. The proposed sign is an 11 ft. tall monument sign structure with a decorative stone base, and approximately 45 sq. ft. of total sign area. Approximately 15 sq. ft. of sign area is dedicated to the Meek s Lumber & Hardware portion, and approximately 30 sq. ft. of sign area is dedicated to the programmable LED message board. The proposed sign meets the height and sign area requirements of the City s Sign Ordinance. The applicant is not proposing to advertise off-site businesses, the message center will be used to advertise Meek s Lumber & Hardware products and services only. PREVIOUS ACTIONS January 1984 The Planning Commission approved a Conditional Use Permit for a commercial building center, at what is now 1000 Hume Way. Also in January, the Planning Division approved an administrative variance to reduce the front yard setback from 20 ft. to 15 ft Various miscellaneous approvals and permits were issued by the City s Community Development Department for Meek s Lumber and Hardware at 1000 Hume Way. PROJECT ANALYSIS COMPLIANCE WITH CITY ORDINANCES AND ISSUES 1. Planned Sign Program Section H (Signs - General Provisions) of the Land Use and Development Code states: A message center sign is not allowed by this chapter except as may be approved by the Planning Commission through their adoption of a Sign Plan, as a variation from the standards, and provided that no message center sign shall be installed within 1,000 feet of another message center sign on the same street frontage. Therefore, the applicant has submitted an application and is requesting approval of a Planned Sign Program, to install a message center sign for Meek s Lumber & Hardware. Staff is recommending a condition (No. 3), which requires that the Meek s Lumber & Hardware portion be an individual letter design, rather than a cabinet design. An individual letter design may consist of internally illuminated channel letters, non-illuminated letters, or a push-through lettering design, where only the letters are illuminated. Meek s Lumber & Hardware Message Center Sign Location Hume Way, west of the entrance to the site. Purpose - Advertise on-site products and services offered by Meek s Lumber & Hardware. A more detailed description by the applicant is attached as Exhibit D. Height - 11 ft. Sign Area - 45 sq. ft. (total) - 15 sq. ft. for Meek s Lumber & Hardware portion, and 30 sq. ft. for the programmable LED message board. 2

3 Materials - Aluminum frame and cabinet, with vinyl graphics and a programmable LED message unit. The proposed sign height (11 ft.) and area (45 sq. ft.) meet the City s Sign Ordinance requirements (20 ft. and 50 sq. ft.). ENVIRONMENTAL REVIEW Categorical Exemption Pursuant to Sections 15303, Class 3 (New Construction or Conversion of Small Structures) and 15311(a), Class 11, (Accessory Structures - Signs) of the California Environmental Quality Act (CEQA) Guidelines. No additional environmental review is required. CONCLUSION The applicant is proposing to create a single-user Planned Sign Program, and construct a monument sign which includes a programmable LED message board, to advertise Meek s Lumber & Hardware. Staff is supportive of the applicant s request, because: (1) the applicant has submitted a request in accordance with Section H (General Provisions) of the City s Sign Ordinance; (2) the proposed height and sign area meet the City s requirements for freestanding signs on an arterial street; (3) the sign is a well-designed structure which is an aesthetic improvement over the typical monument signs in the City; and (4) the sign will be used to advertise a local business which lacks visibility typically associated with larger home improvement businesses. RECOMMENDATION By simple motion, that the Planning Commission adopt Resolution No , approving the Meek s Lumber & Hardware Planned Sign Program (Message Center Sign). ATTACHMENTS: Exhibit A - Conditions of Approval Exhibit B - Location Map and Planned Sign Program Boundary Exhibit C - Sign Packet Exhibit D - Letter from Applicant (JSJ Electrical Display) Exhibit E - Applicable Code Section Planned Sign Program 3

4 RESOLUTION NO RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF VACAVILLE APPROVING THE MEEK S LUMBER & HARDWARE PLANNED SIGN PROGRAM (MESSAGE CENTER SIGN) WHEREAS, the Planning Commission of the City of Vacaville conducted a hearing on June 21, 2011, to consider a request for the Meek s Lumber & Hardware Planned Sign Program (Message Center Sign), relating to the following described property: 1000 Hume Way APN WHEREAS, the public hearing before the Planning Commission was duly noticed in accordance with applicable state law and the Vacaville Development Code requirements; and WHEREAS, the Planning Commission received testimony from City staff, the applicant, and all interested persons regarding the proposed project; and WHEREAS, the Planning Commission has determined that the project is categorically exempt under Sections 15303, Class 3 (New Construction or Conversion of Small Structures) and 15311(a), Class 11, (Accessory Structures - Signs) of the California Environmental Quality Act (CEQA) Guidelines. WHEREAS, The Planning Commission has reviewed the request for the Meek s Lumber & Hardware Planned Sign Program (Message Center Sign), and finds: 1. That the project is consistent with the goals, objectives, and policies of the General Plan, the Zoning Ordinance, and the Development Code; The Land Use and Development Code requires a Planning Commission level Planned Sign Program request, which the applicant is obtaining and would therefore be in compliance with the Code. 2. That the proposed project is consistent with the standards and regulations of the applicable zoning district, and is consistent with any other approvals for the site; The proposed sign would be located in a General Commercial (CG) zoning district. The Code allows message center signs such as the one proposed by the applicant, with a Planned Sign Program approval, which the applicant is obtaining. 3. That the subject site is suitable for the type and intensity of use or development proposed, and that the design, size, and other physical characteristics of the proposed use are compatible with adjacent uses, or with adjacent natural resources; As proposed and conditioned, the project site is suitable for a message center sign. Staff is not anticipating any land use impacts to adjoining uses. 4. That the proposed uses will not be detrimental to the public health, safety, or welfare of the community; As proposed and conditioned, the proposed message center sign will not be detrimental to the public health, safety, or welfare of the community. 4

5 5. That adequate public facilities and services are available to serve the site or will be made available concurrent with the proposed development; All City utilities are available to serve the site. 6. That projected traffic levels and levels of service are, or as result of conditions of approval, will be consistent with the policies of the Transportation Element of the General Plan; The proposed project will not create any impacts to traffic levels or levels of service on the City s circulation system or the Transportation Element of the General Plan. 7. That the project is consistent with any design guidelines adopted pursuant to Section (C) of Division 14.01, Administration, of this Title, for the type of use or structure proposed. As designed and conditioned the proposed project will be consistent with the City s commercial design goals. 8. That the project includes variations from the provisions of the Sign Ordinance (Section ) which are offset by aspects of the Planned Sign Program. The applicant is not requesting any variations from the provisions of the Sign Ordinance. The proposed height and sign area meet the City s Sign Ordinance requirements. NOW, BE IT RESOLVED, that the Planning Commission does hereby approve the Meek s Lumber & Hardware Planned Sign Program (Message Center Sign), subject to the conditions of approval (EXHIBIT A) attached hereto and incorporated by reference to this resolution. I HEREBY CERTIFY that the foregoing resolution was introduced and passed at a regular meeting of the Planning Commission of the City of Vacaville, held on the 21 st day of June, 2011 by the following vote: ATTEST: AYES: NOES: ABSENT: Maureen T. Carson, Director of Community Development 5

6 EXHIBIT A CONDITIONS OF APPROVAL MEEK S LUMBER & HARDWARE PLANNED SIGN PROGRAM (MESSAGE CENTER SIGN) 1000 Hume Way File No I. Standard Conditions of Approval: The applicant shall comply with the applicable Standard Conditions of Approval. In the event of a conflict between the Standard Conditions of Approval and these Conditions, these conditions shall prevail. II. Project-Specific Conditions: The applicant shall comply with the following Project-Specific Conditions: PLANNING 1. Plans submitted for Building Permits shall be in substantial compliance with plans approved by this action and dated June 21, 2011, expect as modified by these conditions of approval. 2. This action approves a single-user Planned Sign Program for Meek s Lumber & Hardware located at 1000 Hume Way. This action also approves an 11 ft. tall, 45 sq. ft. monument sign for Meek s Lumber & Hardware, located at 1000 Hume Way. The proposed sign consists of a stone base, approximately 15 sq. ft. of sign for the Meek s Lumber & Hardware portion, and approximately 30 sq. ft. for the programmable LED message board portion. Any modifications to the proposed sign shall be subject to review by the City Planner. 3. The Meek s Lumber & Hardware portion of the sign shall consist of an individual letter design. This may include internally illuminated channel letters, non-illuminated letters, or push-through letters, with a minimum depth of two (2) inches from the surface of the sign. Only the letters shall be illuminated. 4. The illumination of the programmable LED message board shall not include the use of a flashing, intermittent, or moving light or any illumination that is in motion or appears to be in motion or changes in light intensity. Any message shall be displayed for a minimum of four seconds and the interval between messages shall be not less than one second. 5. The proposed message center sign shall only be used to advertise Meek s Lumber & Hardware products and services. No off-site advertising or noticing shall be included in the message center. 6. The sign shall be maintained in a structurally sound and operational condition, including lighting and electrical systems. The appearance of all signs shall also be maintained, including but not limited to, paint, free from corrosion or rust, free from cracks or tears, missing sign copy, and malfunctioning lighting. 6

7 7. Upon notice by the City that a sign has become unsightly, dangerous or defective, the property owner shall perform all necessary maintenance and repairs within 30 calendar days. 8. Noncompliance with the above-cited conditions shall constitute a nuisance that may be abated in accordance with Chapter 8.1 of this code. 9. All signs pertaining to closed or abandoned activities shall be removed within sixty days of closure or abandonment. 10. The Applicant (JSJ Electrical Display) and development shall comply with these conditions of approval and all applicable provisions of the Vacaville Municipal Code (Zoning, Subdivision, Building Codes, etc.), the Vacaville General Plan and any applicable policy plan or specific plan, as such provisions may be amended from time to time including, but not limited to, Vacaville Municipal Code Section , which requires, except as otherwise provided by law (e.g. Government Code ) that the Applicant shall defend, indemnify, and hold harmless the City and its officials and employees in any action, claim or proceeding brought by any person or entity to overturn, set aside, or void any permit, entitlement, or approval issued or granted by the City. The City shall promptly notify the Applicant of any such action, claim or proceeding and the City shall cooperate with Applicant in the defense thereof without contributing to the cost of such defense. 11. The Applicant (JSJ Electrical Display) shall indemnify, defend and hold the City of Vacaville and its officers and employees harmless against all claims, suits or actions made against them arising out of or in connection with the ownership, occupancy, use or development of the project site, or any portion thereof, including the installation or construction of improvements thereon; however, this duty to indemnify and defend shall not extend to any claim, suit or action arising solely from the City or its officers or employees' negligence or misconduct. In addition, the Applicant shall comply with the requirements of Vacaville Municipal Code Section

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