HomeMy WebLinkAboutAGENDA REPORT 1998 1118 CC REG ITEM 10BJrPT7� F
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BY:�
To: The Honorable City Council /�
From: Nelson Miller, Director of Community Development \
Prepared by Craig Malin, Assistant Planner and
Wayne Loftus, Planning Manager
Date: November 9, 1998 (CC meeting November 18, 1998)
Subject: Consider Minor Modification No. 1 to Commercial Planned
Development Permit No. 97 -1 for approval of a sign
program including relocation of the gas pricing signs for
the Mobil gas station proposed for the southwest corner
of Liberty Bell Road and Los Angeles Avenue (Gharabaghi)
Summary
This proposed Minor Modification is a request for approval of a
sign program for Commercial Planned Development No. 97 -1. The
signage proposed in the sign program is not in compliance with the
majority of code provisions applicable to service stations.
Applicant has requested a total of 209 sq.ft. of signage as
compared to a total of 100 sq.ft. allowed by the Zoning Ordinance.
Additionally, the applicant has requested a modification to
Condition No. 50 of Resolution No.97 -1409 to relocate the gasoline
pricing signs from the gas pump island canopy to a monument sign
located on Los Angeles Avenue. The applicant has not provided any
written information or justification for this signage request. This
item was originally scheduled for hearing on November 4, 1998.
However, applicant requested a continuance to November 18, 1998.
Background
Commercial Planned Development Permit No. 97 -1 was approved on June
19, 1996, for the construction of a 4,050 sq.ft. combination gas
station, mini mart, car wash and oil change facility at the
southwest corner of Liberty Bell Road and Los Angeles Avenue.
Construction of the facility has commenced. The proposed tenant is
Mobil Oil.
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Commercial Planned Development No. 97 -1
Minor Modification No.l (Gharabaghi)
11/18/98
Page 2
A condition of approval was adopted by the City Council requiring
that the gas pricing signs be located on the gas pump island canopy
(attached to the vertical supports of the canopy structure) rather
than on a monument sign or some other location on the site.
This condition was included as part of the staff report and
resolution prepared for both the Planning Commission and City
Council public hearings.
Summary of Zoning and General Plan Designations and Land Uses
Direction
Zoning
General
Plan Land Use
Site
CPD
C -2
Service station
site
North
CPD
C -2
Los Angeles Ave.
Mission Bell
Plaza
South
CPD
C -2
Undeveloped
Commercial
East
CPD
C -2
Liberty Bell Rd.
Burger King
West
CPD
C -2
Undeveloped
Commercial
Definitions of
Zoning designations: CPD
= Commercial Planned
Development. General Plan
Designations
are: C -2 = General
Commercial.
Discussion
Condition No. 50 (Exhibit 4) of Resolution No. 97 -1409 (approving
Commercial Planned Development 97 -1) required submission of a sign
program for approval by the Director of Community Development prior
to issuance of a Zoning Clearance for construction of the building.
This condition required that all signs meet the standards set forth
in the sign program and Section 17.40.130 of the Zoning Ordinance
regulating service station signs.
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Commercial Planned Development No. 97 -1
Minor Modification No.1 (Gharabaghi)
11/18/98
Page 3
A draft sign program was submitted on August 11, 1998, for review
by the City. The total amount of sign area in this proposal
exceeded the permitted sign area allowed by the code and the
application was returned to the applicant for modification.
Subsequently, Minor Modification No. 1 was filed on September 2,
1998, by Vogue Signs on behalf of Ahmad Gharebaghi, for approval of
a sign program including relocation of gas pricing signs from the
gas island canopy to the monument sign. Because most of the
elements of the proposed sign program exceed the code limits and
Section 17.40.060 of the Zoning Ordinance prohibits the Director of
Community Development from approving any sign or sign program which
exceeds provisions of the Zoning Ordinance, referral to the City
Council is required. The total amount of signage proposed by this
sign program is 209 sq.ft. which exceeds the 100 sq.ft. of sign
area allowed by the Municipal Code. The code allows for City
Council approval of Sign Programs which exceed code requirements.
Other Determinations
Prior requests to exceed the allowed sign area limitations for
Mountain Meadows Plaza (CPD 90 -2)and the Marketplace project (CPD
95 -1, Rite Aid and Kindercare) were denied by the City Council,
prohibiting these sign programs from exceeding the allowed sign
area as specified in Section 17.40 of the Zoning Code.
Zoninq Ordinance Provisions
Section 17.40.130 of the Zoning Ordinance limits service station
signage to a maximum of 100 sq.ft., including a maximum of 30
sq.ft. of sign area allowed for a monument sign (maximum size of 5'
x 6') and limiting canopy signs to a total of 20 sq.ft. of sign
area and allows only one canopy sign to face each street frontage.
Additionally, when double sided monument signs are used only one
sign face is calculated toward the allowable sign area.
PROPOSED SIGNAGE
Canopy Signs:
Condition No. 50.F of Resolution No. 97 -1409 approving the project
required the placement of gas pricing signs on the gas island
canopy supports. Applicant is requesting to relocate the gas
pricing signs from the canopy supports to a monument sign located
on Los Angeles Avenue. The signs proposed for the canopy facade
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Commercial Planned Development No. 97 -1
Minor Modification No.l (Gharabaghi)
11/18/98
Page 4
include: two "MOBIL" signs, each measuring 21 3 -4" x 5'4 ", for a
total of 9.66 sq.ft. per sign, or 19.3 sq.ft. total for both signs
which is within the allowed sign area of 20 sq.ft for canopy
signs. The signs are proposed to be medium blue in color with a
white outline. The "o" in the MOBIL sign is proposed to be red
rather than blue.
Conclusion: Applicants request for 19.3 sq.ft of canopy signs
is consistent with code provisions. Placement of gas pricing
signs which was required by the conditions of approval has not
been proposed, but could involve up to 10 sq.ft. of sign area
and remain in compliance with sign code provisions.
Monument Sign:
Commercial Planned Development Permit 97 -1 included a provision for
a monument sign (Exhibit 2) . The message content of the sign was
not specified, but was not intended, based upon Condition 50F of
the approving resolution, to include gas pricing information which
has been proposed by this application. Section 17.40.040.B of the
Zoning Ordinance allows monument signs to have a total maximum sign
area of 30 sq.ft. with either push -thru or individual channel
letter illumination only. The proposed monument sign measures 5' in
height with a width of 9'7" and a total width of 13'2 ", including
the architectural details (which are not counted towards the total
sign area) for a total sign area of 47.91 sq.ft. or 17.91 sq.ft.
larger than the code allows. The sign has two message panels: one
advertising the station (MOBIL), `CAR WASH' and `LUBE EXPRESS' for
a total of (8.75 sq.ft.)and a second panel containing the gas
prices with a total sign area of 19.83 sq.ft. The combined messages
add to a total of 28.58 sq.ft. per sign face (only one sign face is
counted). The 30 sq.ft. size limit for a monument sign applies to
both the sign structure and the area of the sign messages.
Condition No. 50e of Resolution No. 97 -1409 limited the height of
the monument sign to four feet. The proposed sign exceeds this
height limit by one foot.
Applicants request for gas pricing information on the monument sign
is based upon the applicants statement that placement of gas prices
on the monument sign increases their visibility compared to
placement on the canopy.
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Commercial Planned Development No. 97 -1
Minor Modification No.l (Gharabaghi)
11/18/98
Page 5
The posting of fuel price signs is a requirement of California
State law. Section 15352 of the Business and Professions Code
establishes the minimum criteria required by the State relating to
message and size of lettering to convey the message concerning fuel
prices. Because of the pricing criteria required by the State the
minimum gas pricing signage area should be considered as exempt
from the Moorpark sign regulations as provided for by Section
17.40.080 of the Zoning Ordinance, which exempts regulatory sign
area up to 10 sq.ft. However, any pricing information that exceeds
the mandatory criteria should be counted as sign area. Exemption of
the gas pricing sign area towards the total sign area would reduce
the monument sign total sign message area by 10 sq.ft. to a total
sign message area of 18.53 sq.ft. However, Condition No. 50 of
Resolution No. 97 -1409 stated that "Pricing signs shall be placed
on the canopy as approved by the Director of Community
Development." There are a number of examples in the area of service
stations that have been required to place pricing signs on the gas
island canopy supports. The photographs included as Exhibit 7 to
this report represent examples of this approach to displaying gas
prices. All of the attached examples are located in Simi Valley.
Based upon the allowed signage either with or without the pricing
information, the sign message area is within the 30 sq.ft. allowed.
However, this 30 sq.ft. dimension also applies to the structure of
the sign which could be scaled down in size yet retain the
architectural features that match the architectural theme of the
building but have not been counted as sign area in this report.
As a means of size comparison, the monument sign for the AM /PM
mini - mart /gas station at the southwest corner of Los Angeles and
Moorpark Avenues is 48 sq.ft. in overall size (32 sq.ft. of text
area). The Chevron station at the southeast corner of Los Angeles
Ave. and Spring Rd. has 25.72 sq.ft. of sign and text area. The
Shell station at the northwest corner of Los Angeles Ave. and Park
Lane measures 7' x 9'2" (64.16 sq.ft.) with 35.77 sq.ft. of signage
area. All referenced signs include gas pricing signs within the
size and message area noted.
Interior illumination is proposed for the monument sign. The
portion of the sign advertising MOBIL, CAR WASH and LUBE EXPRESS
will have internally illuminated push -thru letters. The portion of
the sign advertising the gas prices is a cabinet sign with
changeable transparent letters. Section 17.40.050.E requires all
illuminated signs to have either push -thru or individual channel
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Commercial Planned Development No. 97 -1
Minor Modification No.l (Gharabaghi)
11/18/98
Page 6
letters, not cabinet type illumination.
The design of the proposed monument sign matches the adjacent
Burger King and Mission Bell Plaza signs as they relate to colors,
materials and design.
Conclusion: The proposed monument sign (the structure) should
be reduced in area to 30 sq.ft. not including the
architectural features and limited in height to four feet (4')
as required under Condition No. 50e of Resolution 97 -1409.
Fueling price signage (message) should be removed and
relocated to the gas island canopy to be consistent with
Condition No. 50f of Resolution 97 -1409. All signage should be
"push -thru" or individual illuminated channel letters. The
sign message area is 18.58 sq.ft. if gas pricing signs are not
counted in the total area, whether removed from the structure
or not.
Building Signs:
Three signs are proposed to be on the building with the following
messages: LUBE EXPRESS, MOBIL MART, and MARKET /CAR WASH /LUBE
EXPRESS. The LUBE EXPRESS sign at the rear of the building measures
12' x 16" for a total of 16 sq.ft. The MOBIL MART sign measures
9'11 1-4" x 16" for a total of 13 1-4 sq.ft. The MARKET /CAR WASH /LUBE
EXPRESS sign measures 16110" x 2'5" for a total of 40.68 sq.ft. The
total proposed building sign area is 69.93 sq.ft. The LUBE EXPRESS
and MOBIL MART signs are proposed to have blue faced channel
letters with a white outline, while the MARKET /CAR WASH /LUBE
EXPRESS sign will have a solid blue face. The MOBIL MART and the
LUBE EXPRESS signs are proposed to be neon - illuminated, the
MARKET /CAR WASH /LUBE EXPRESS signs will not be illuminated.
Conclusion: The proposed building signage of approximately 70
sq.ft is 20 sq.ft. more than the sign code would allow if the
sign area for the monument sign (code limit of 30 sq.ft.) and
the canopy signage (code limit of 20 sq.ft.) were consistent
with code limitations. Reduction of the building signage to
adhere to code limitations may be accomplished by reducing the
size of the building signs which convey a message as to
services offered.
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Commercial Planned Development No. 97 -1
Minor Modification No.l (Gharabaghi)
11/18/98
Page 7
Car Wash Entrance Marquee Signs:
Six signs are proposed to be placed on the car wash marquee
(freestanding entrance structure to the car wash) to advertise the
car wash. Five of these signs will contain the services offered and
the price. One sign (EXPRESS WASH) will have 8" red foam letters,
the remaining signs describing services will have 8" blue foam
letters. The pricing feature will be black vinyl letters on 12" x
36" yellow panels. These signs will not be illuminated. The total
size of these signs is approximately 60 sq.ft. If approved, staff
recommends that these five signs be modified to present a visually
cleaner appearance, which would involve a simpler color palate.
Applicant calculates the five pricing signs at 151 sq.ft, measured
as one large sign (including the entire canopy area), however,
staff calculated each of the signs separately for a total area of
60 sq.ft.
The remaining sign on this marquee reads `CAR WASH' and measures 9'
x 16" (12 sq.ft. in area) with a blue face and a white outline and
is neon illuminated. No change in color or design is recommended
for this sign. However, the manner of illumination is not
consistent with the code which requires push -thru or individual
channel letters.
The approved signage concept plans for CPD 97 -1 included a car wash
entrance marquee which incorporated service and pricing signs. The
total size of all signs advertising the car wash service and prices
is 72 sq.ft. The location of the car wash price signs on the canopy
is 13' above the pavement, making it difficult for patrons to read
while parked at the front of the stacking lanes. A car stopped far
enough back to read the signs could pose a traffic hazard to
vehicles entering the site or stacking lanes. There is no
relationship between the price signs and the use of two stacking
lanes since there is only one wash tunnel. Relocation of these
signs to a lower elevation at the front of each stacking lane would
improve visibility to the patrons.
Conclusion: The proposed signage for the car wash utilizes 72
sq.ft. of the 100 sq.ft. allowed. The location of the signage
may not be convenient for patrons and the amount of signage
devoted to the car wash could be reduced. The manner of
illumination is not consistent with the code.
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Commercial Planned Development No. 97 -1
Minor Modification No.l (Gharabaghi)
11/18/98
Page 8
Signage Summary:
The total proposed sign area for the site is summarized below:
Sign
Gas Pump Canopy
Monument
Building
Car Wash Marquee
+ Wash Prices
Total:
Proposed Size
(square feet)
19.3
47.91*
69.93
12
60
209.14 sq.ft
Allowed size
(square feet)
20
30
N/A
N/A
N/A
100 sq.ft.
* The monument sign could be calculated at 37.91 sq.ft. if
State mandated gas pricing is excluded from the total sign
area, as allowed by Section 17.40.080 of the Zoning Ordinance
which exempts 10 sq.ft of sign area for government mandated
signage.
The elements of this request which are not in compliance with the
sign code or other criteria established for this project includes
the following:
1) Gasoline pricing signs have not been placed on the canopy
supports as required by Condition 50f of Resolution No. 97 -1409.
2) Placement of gas pricing signs on the monument sign is not
consistent with Condition 50f of Resolution 97 -1409.
3) The total proposed sign area of 209 sq.ft. exceeds the 100 sq.
ft. of sign area allowed by the Municipal Code and as limited by
Condition 50c of Resolution No. 97 -1409.
4) Only internally illuminated signs are allowed with either push -
thru or individually illuminated channel letters unless approved
by the Director of Community Development for monument and
building signs. The monument sign and non - illuminated signs are
consistent with code provisions, this project proposes external
and neon illumination, while the car wash sign is not
consistent.
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Commercial Planned Development No. 97 -1
Minor Modification No.l (Gharabaghi)
11/18/98
Page 9
5) The car wash pricing signs do not complement the approved
building design or colors and are poorly located to serve the
customers.
6) The monument sign structure which is 5' high with an area of
47.91 sq.ft does not comply with Condition 50e of Resolution No.
97 -1409, exceeding 4 ft. in height and 30 sq. ft. in size.
Based upon the previously described signage program which is not
consistent with the code provisions for service station signs, this
Minor Modification request to establish a sign program cannot be
supported.
Environmental Determination
This project is Categorically
Class 1 Exemption, for the
structures.
Recommendation
Exempt from CEQA requirements as a
operation or alteration of private
Adopt Resolution 98- denying Minor
Commercial Planned Development Permit 97 -1.
Exhibits:
Modification No. 1 to
1) Resolution No. 98- ,
2) Proposed sign program
3) Sign code
4) Condition No. 50 of Resolution No.
5) Zoning Map
6) General Plan Map
7) Photographs of canopy mounted price
8) Request for continuance to November
97 -1409
signs
18, 1998
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RESOLUTION NO. 98-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
MOORPARK, CALIFORNIA, DENYING MINOR MODIFICATION
NO. 1 TO COMMERCIAL PLANNED DEVELOPMENT PERMIT
NO. 97 -1 (GHARABAGHI)
WHEREAS, on November 19, 1997, the City Council
adopted Resolution No. 97 -1409 approving Commercial Planned
Development Permit No. 97 -1; and
WHEREAS, on September 2, 1998, the applicant applied
for Commercial Planned Development Permit No. 97 -1 Minor
Modification No. 1 for approval of a sign program; and
WHEREAS, the Director of Community Development referred
the matter to the City Council on November 18, 1998; and
WHEREAS, staff conducted an environmental review of
the proposed sign program and determined that the project
is Categorically Exempt from the California Environmental
Quality Act requirements as a Class 1 Exemption for the
minor alteration of private structures.
WHEREAS, the Director of Community Development
recommended denial of Commercial Planned Development Permit
No. 97 -1 Minor Modification No. 1 on November 18y 1998; and
WHEREAS, the City Council after review and
consideration of the information contained in the Staff
Report and testimony which was received at the November 18,
1998, meeting reached a decision on this matter; and
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY' OF
MOORPARK, CALIFORNIA, DOES RESOLVE AS FOLLOWS:
SECTION 1. The City Council hereby denies Commercial
Planned Development Permit No. 97 -1 Minor Modification No. 1
based on findings set forth in Section 2 and on information
in the Staff Report dated November 18, 1998, which report is
incorporated herein by reference as though fully set forth:
SECTION 2. The City Council adopts the following
findings:
EXHIBIT 1
C®013 -.o
Resolution No. 98-
Commercial Planned Development No. 97 -1
Minor Modification No. 1 (Gharabaghi)
11/18/98
Page 2
a. The Minor Modification is not consistent with the
intent and provisions of the City's General Plan and of
the City Zoning Ordinance;
b. The Permit would be detrimental to the public interest,
health, safety, convenience, or welfare; and
C. The conditionally permitted use is not compatible with
existing and planned land uses in the general area
where the development is to be located.
d. The proposed project would have a substantial adverse
impact on surrounding properties.
SECTION 3. A sign program which meets all requirements
of the Zoning Ordinance and all conditions of approval of
Resolution No. 97 -1409 may be approved by staff with a
Zoning Clearance.
SECTION 4. The City Clerk shall certify to the
adoption of this Resolution.
PASSED, APPROVED, AND ADOPTED this 18TH day of
November, 1998.
ATTEST:
Deborah S. Traffenstedt,
City Clerk
Patrick Hunter, Mayor
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f. Flag size: twelve (12) square feet maximum;
g. Flagpole number: maximum of two (2) flagpoles
per model unit and one (1) flag per pole;
h. Time period: allowed for one (1) year or until the
last unit is sold, whichever occurs first. Renewals of the
permit shall not exceed one (1) year for each renewal as
approved by the director of community development;
L Removal deposit: the applicant is required to pay
such application fees and removal fees as the city council
may adopt by resolution. Such fees are required to be
sufficient to cover one hundred percent (100 %) of all costs
to the city in administering these sections;
j. The director of community development may modify
these requirements due to a topographic location hardship;
k. All model tract flags are required to be well main-
tained and kept in good condition (i.e., not tattered or torn).
C. Political Signs/Election Signs. Permits are required
for the erection of political signs. However, political signs
are required to be registered with the department of com-
munity development. Political signs and election signs are
allowed to be placed on private property, subject to the
following conditions:
1. Where signs are otherwise allowed, a political sign
may be erected no sooner than sixty (60) days before said
election and said sign is required to be removed within
ten (10) days following the election to which it applied.
2. Political signs may be placed on private property,
with owner's permission no sooner than thirty (30) days
before said election and said sign is required to be removed
within forty-eight (48) hours after said election.
3. Political signs may not be erected or placed within
the public right -of -way, on public property or on hooks,
trees, public fences, sign posts, light poles or utility poles.
4. The owner of the property for which said sign is
placed is responsible for its removal.
a. Political Signs on Private Property. Temporary
political signs may not exceed sixteen (16) square feet in
area. The aggregate area of all temporary signs placed or
maintained on any lot in one ownership may not exceed
eighty (80) square feet.
b. Political Sign Registration. In order to keep track
of the placement of temporary political signs to assure
removal subsequent to an election, such signs are required
to be registered with the department of community develop-
ment by the candidate or his or her registered agent, or,
when a ballot proposition is involved, by an authorized
agent of the group or organization sponsoring the signs,
prior to the distribution of such signs for the attachment
or installation on any property. Registration of political
signs is required to be on forms available in the department
of community development and must be accompanied by
an agreement signed by the candidate or his or her autho-
369
17.40.120
rized agent, or when a ballot proposition is involved, by
an authorized agent of the group or organization sponsoring
the signs, that within ten (10) calendar days after the
election all political signs must be removed, and a certified
statement by the registrant that consent will be obtained
from each owner of the property on which a sign is to be
posted.
c. Location. Political signs may not be affixed, installed
or erected within one hundred (100) feet of a polling place
or historic site, nor in any location where the sign will
impair sight distance or create a hazard to traffic or pedestri-
ans, nor on any telephone pole, lamppost, tree, wall, fence,
bridge, bench, hydrant, curbstone, sidewalk or other struc-
ture in or upon any public right -of -way, nor upon any other
public property.
d. Enforcement. Except for signs remaining posted
after the post - election deadline, any political sign not posted
in accordance with the provisions of this chapter may be
deemed to be a public nuisance and may be subject to
removal by the candidate, property owner, or, when a ballot
proposition is involved, the authorized agent of the group
or organization sponsoring the sign or, upon their failure
to do so after reasonable attempt at notice by the city, by
city officers or code enforcement officers. Any political
sign which is not removed within the ten (10) days follow-
ing an election shall be subject to summary removal and
confiscation by the city. Should the political sign remain
posted after ten (10) days, a code enforcement officer shall
notify the political party in writing notifying the party to
remove the sign within seven (7) days following the issu-
ance of the letter. Should the political sign(s) remain posted
after these seven (7) days a code enforcement officer will
confiscate the sign(s) and appropriate code enforcement
fees shall be charged to the advertising party for the removal
of the signs. Fees to be charged to the advertising party
as follows: one hundred dollars ($100.00) for the first sign
and twenty-five dollars ($25.00) for each sign to be removed
by a code enforcement officer. (Ord. 199 § 1 (8110 - 10.1),
1994)
17.40.130 Special purpose signage-Service
station signs.
Service stations may be allowed the following signs
in addition to the signs allowed by the zone designation
subject to applicable provisions of this chapter.
A. Signs Attached to the Canopy.
1. Canopy signs are allowed by permit. The maximum
canopy signage may not exceed one -half (1 /z) square foot
of signage per two (2) feet of linear square feet of street
frontage, not to exceed twenty (20) square feet. One (1)
canopy sign may be allowed on the face adjacent to street
frontaees onlv.
EXHIBIT 3
U00Z is'
17.40.130
2. Canopy signs are prohibited from extending beyond
the canopy or parapet to which it is attached and are
prohibited from being located on the incline or slope of
the canopy.
B. Monument Signs.
1. One (1) monument sign to include a changeable
copy price sign is allowed. The size of the monument sign
may be a maximum of five (5) feet in height and six (6)
feet in width (thirty (30) square feet of sign area).
2. Monument signs may encroach into one -half (1/2)
of the required setback area. However, the minimum sign
setback area is four (4) feet or as outlined within the zoning
matrix in Chapter 17.20, whichever is greater. Said sign
may be illuminated, consistent with illumination policies
as outlined within Section 17.40.050E. The monument sign
may have individually illuminated channel letters or solid
individual letters which are back -lit (halo-lit). External and
indirect lighting is not allowed. Individual letters on the
monument signs may be not less than twelve (12) inches
in height and no more than eighteen (18) inches in height.
3. All monument signs must be surrounded by a
minimum four (4) foot wide landscaped planter area; four
(4) feet must be measured in all directions. The monument
sign must have a solid base rather than pole supports.
C. Overall Area Limit. The maximum total sign area
for a service station site is one hundred (100) square feet.
(Ord. 199 § 1 (8110 - 10.2), 1994)
17.40.140 Special purpose signage-
Drive- through restaurants.
A drive -in or drive- through restaurant is allowed one
(1) menu board not exceeding sixteen (16) square feet in
area, which may not be counted toward the sign area or
permitted number of signs otherwise allowed for the lot
or premises. No riders on menu boards are allowed. (Ord.
199 § 1 (8110 - 10.3), 1994)
17.40.150 Downtown sign regulations.*
A. Introduction. No new, altered or changed signs shall
be installed or utilized without the proper review and approval
of the department of community development. A sign permit
shall be required prior to the placing, erecting, moving,
reconstructing, altering, or displaying of any sign within the
downtown. Minor repair of all or part of an existing sign
so as to duplicate the appearance and location of the original
sign shall not require city review and approval.
B. Relationship of Citywide Sign Requirements to the
Downtown Sign Requirements. All of the sign requirements
as outlined within this chapter apply to the downtown area,
except as outlined in this section.
C. Considerations When Submitting A Request for
A Sign Permit. In order to provide general guidance to
370
those preparing to achieve conformance with the downtown
sign requirements, the following elements must be consid-
ered in all signage proposals.
1. Materials and Colors. Materials used to construct
or that are to be assembled as signage should be compatible
with the exterior treatment of the building they identify.
The text for all signs within the downtown shall be compati-
ble, reflecting Moorpark's rural heritage.
a. Materials. The range of signs acceptable for down-
town includes not only those made from traditional materi-
als, such as painted and carved wooden signs, painted wall
signs or signs applied to awnings but also those made of
newer, modem materials, such as plastic or plastic - lettered
signs, neon signs, backlit signs and die -cut metal panels
with light sources behind them. Consistent quality, rather
than uniform materials or standardized placement, relates
the signs to each other.
b. Colors. The use of more than twd (2) colors is
encouraged to promote visual interest. However, the com-
bined use of two (2) primary colors is not encouraged,
particularly bright red and bright yellow; other fluorescent
colors are not encouraged. Colors should be consistent with
the early California themes, and relevant to building archi-
tecture. Bright colors should be used for lettering and not
major building surfaces. No more than three (3) colors,
complementary to the support structure and primary build-
ing, shall be used on the sign.
2. Support Structures. The types of materials used
for the support structures of signs may include, but are
not limited to, wood, wood - carved signs, wrought -iron with
painted sign facing, and painted sheet metals, given that
the entire surface is painted.
3. Sign Face. Color schemes used for signage should
not only complement the building for which the sign
advertises but also should relate to other structures, signage
and graphics in the vicinity, in order to create a sense of
continuity.
4. Sign Placement.
a. A sign should be placed so that it does not clash
with the building's architecture, but is prominent enough
to be noticed. Signs which are well designed relate well
not only to their own storefronts, but also to the other signs
and storefronts along the block. Historically, downtown
has been filled with a rich variety of signs.
b. When deciding a sign location, the approving
authority will review all downtown signs in reference to
the following:
i. Avoid overly large signs.
ii. Do not obscure or destroy architectural details; this
detailing greatly enhances the downtown character and
atmosphere.
0 00%_ 119
City Council Resolution
CPD 97 -1, CUP 97 -2
Page No. 20
property for the purpose of mitigating the removal of the
natural landscape from the property of the new development.
Note: Other fees may be found in the City Engineer's Conditions of
Approval.
Sign Program
50. Prior to the issuance of a Zoning Clearance, a comprehensive
sign program for the entire project site shall be submitted
for approval of the Director of Community Development. The
sign program shall be designed to provide for a uniform on-
site sign arrangement and design.
a. All proposed signs shall conform to the approved sign
program, prior to issuance of a sign permit by the
Director of Community Development or his designee.
b. No off -site signs are permitted.
C. The approved sign program shall not exceed the signs
permitted in the City's Sign Code.
d. No pylon signs shall be permitted.
e. The monument sign shall be relocated from the corner as
approved by the Director of Community Development and
shall be no greater than 4 feet high, nor have a sign
area greater than 30 square feet.
f. Pricing signs shall be placed on the canopy as approved
by the Director of Community Development.
g. A maximum of two logo signs (one on each side) is allowed
on the canopy.
51. The plot plan shall be revised to reflect any requirements for
right -of -way dedications.
C: \M \CPD971CU \FINAL.RES 20
EXHIBIT 4
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