Cond. Use Permit-Elmo ParkPlanning Commission Report -,
CONDITIONAL USE PERMIT - ELMO PARK
PLANNING COMMISSION
REPORT NO: CUP87 -26 OCTOBER 20, 1987
PURPOSE: To review and recommend action on an
application for a Conditional Use Permit to permit a
larger sign with a zero setback.
BACKGROUND:
Name of Applicant: Elmo Park Apartment Homes,
Inc.
Address of Property: 1301 Highway No. 7.
Present Zoning: R -
Nature of Request: Two new signs 25 square feet
per side with a zero setback.
Reason for Request: Making a name change to the
property and provide better identification.
The applicant is proposing to change the name of the
Elmo Park Apartments to Brentwood Park Apartments. A
new sign will replace the old one and an additional
sign will be added on the west side of the property.
The new signs are approximately 25 square feet per
side. The existing sign is approximately 21 square
feet per side. Ordinance 570.48 states:
"Conditional Use Permit R- Districts. Signs
may be permitted by Conditional Use Permit
for public parks and playgrounds, churches,
synagogues, public libraries, public museums,
public and parochial schools, municipal
buildings, golf course, country clubs,
apartment buildings, nursing homes,
hospitals, and sanitariums, based on the
following design criteria and other
conditions the City Council may require:
a) size: The size shall be proportional to
the size of the facility, need for
No.
signage, frontage on streets, location,
visibility, and development in the area.
The maximum size should not exceed 60
square feet per sign surface with a
maximum area of 120 square feet per single
sign.
b) height: No free standing sign shall exceed
fifteen feet in height.
e) lighting:
1. lighting shall be indirect or it shall
be backlighting
2. neon lighting, flashing lighting,
and /or rotating lighting sign shall be
prohibited.
d) design: signs attached to the building
shall be integrated with the building
design and architecture in terms of
materials, colors lighting and placement;
signs not attached to the buildings shall
be architecturally treated and coordinated
with the principal building by use of
compatible materials and design.
e) location: no free standing signs shall be
located less than 25 feet from any street
right -of -way line.
f) sign purpose: the principal purpose of the
sign permitted under this section shall be
to identify the public or institutional
use made of the property.
2
The applicant is proposing to locate one new sign in
the same location as the existing sign (just east of
Elmo Road adjacent to the frontage road). The existing
sign is located on the property line which makes it a
legal non - conforming sign. The applicant is also
proposing a sign adjacent to the frontage road on the
west property line.
Ordinance 570.47 states:
"Conditional Use Permit. Applications for
other proposed sign permits involving a
lesser setback than that required by the
zoning code may be granted only by and under
a conditional use permit and under the
applicable provisions and regulations of
conditional use requirements set forth in the
zoning code. The conditional use permits may
require periodic reviews and may be canceled
for cause."
3
The proposed signs are approximately 6 feet high and 7
1/2 feet long. The signs will be constructed of
sandblasted redwood. This sandblasting will give the
sign a textured look. The signs will be painted with a
combination of green, yellow and red colors.
ANALYSIS: The sign will have spotlights from the ground
to illuminate it. The applicant will be required to
comply with 570.41. This section requires that for all
illuminated signs the source of light not be visible
from the public right -of -way or residential property.
Ordinance 520.11 states:
"Traffic visibility. On corner lots in all
districts except B -2 and B -3, no structure or
planting in excess of 30 inches above the
abutting curb line shall be permitted within
a triangular area defined as follows:
"beginning at the intersection of the
projected curb lines of two intersecting
streets, thence 30 feet along one curb line,
thence diagonally to a point 30 feet from the
point of beginning on the other curb line,
thence to the point of beginning".
The proposed sign to the west will be located in this
area. The Director of Engineering has reviewed the
placement of the signs. The easterly sign placement is
acceptable from a traffic visibility standpoint. The
sign to the west cannot be placed with a zero setback.
The applicant would have to place the sign behind the
traffic visibility areas.
The applicant is requesting a zero setback. If the
sign were at the required 25 feet the sign would be
close to the existing buildings. There is a frontage
road separating Highway 7 from the townhomes.
The question is, does Elmo Park Apartments need two
signs. The staff feels that one sign is adequate to
identify the apartments. The section in the ordinance
which allows certain uses a larger sign intended to
identify the use, not for additional advertising. The
applicant may put a 12 square foot sign on the west
side of the property if they feel they need additional
signage. Previously only one sign has been approved
per -site under a Conditional Use Permit.
ALTERNATIVES:
1. Approve both the Conditional Use Permits for
the easterly sign and the westerly sign for
size only. This would make the easterly sign
at the size and location as proposed. The
westerly sign would be 25 square feet but at
a 25 foot setback.
2. Deny the Conditional Use Permits. If the
Commission chooses this option, they will
have to identify Findings of Fact.
3. Approve the larger size but deny the
setbacks. The applicant would have to place
the signs at a setback of 25 feet.
4. Approve the easterly sign for a zero setback
and 25 square feet per side. This would
allow the applicant a larger sign for
identification. If the applicant wanted
another sign on the west, it would have to
conform with the ordinance.
RECOMMENDATION: I recommend Alternative #4. The
following are suggested Findings of Fact and Conditions
should the Commission recommend approval.
1. That the principal purpose of the easterly
sign is to identify the townhomes.
2. That the size of the sign is proportional to
the townhomes.
Conditions:
1. That only the easterly sign is approved for a
zero setback and 25 square feet per side.
Respectfully submitted,
ono Ciramonn
Nancy .Anderson
Community Development
Analyst
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ELMO PARK APARTMENTS t MAii-844 Lbc4
7-° x1 )4PTs . /2.1 - 135 - 8ax
-105 86 x Apm . 1340- /
IND -113 B(3x
114 - 17x)
This 13-uoit building is
typical of the design of
the structurea It lies
at the southeast corner
of the aite'
These units are located in
the northwest corner of the
property' The center
building contains six
apartments, while two oo
either side each hold twm
units.