TO: Chair and Planning Commission
FROM: Eva Cutro, Community Development Director
Paul Michaud, Senior Planner
DATE: July 19, 2016
CONTACT:
Staff Contact
Paul Michaud, 480-348-3574
End
AGENDA TITLE:
Title
Consideration of a proposed monument sign along McDonald Drive
Valley Presbyterian Church - 6947 E McDonald Drive
Minor Special Use Permit Amendment (SUP 16-01)
Recommendation
RECOMMENDATION
The Planning Commission may need to make two motions regarding the proposed application. The Planning Commission will first make a motion to determine whether the application is a minor amendment. Then, if deemed a minor amendment, the Planning Commission will need to make a motion on the application itself with any stipulations.
A. It is recommended the Planning Commission deem the requested amendment to the Valley Presbyterian Church Special Use Permit as a Minor Amendment per the criteria listed in Section 1102.7.B of the Zoning Ordinance.
B. It is recommended that the Planning Commission approve the Valley Presbyterian Church Minor Special Use Permit Amendment for a monument sign located along McDonald Drive near their driveway entrance, subject to the following stipulations:
1. Unless otherwise noted, all improvements to the property shall be in substantial compliance with the following:
a. Project Narrative dated June 9, 2016;
b. Sign Elevation prepared by Epic Sign Group dated July 10, 2016;
c. Sign site visibility documentation, including site plan, prepared by RCC Design Group, LLC, dated June 13, 2016.
2. Relocate the existing no left turn sign located at the subject driveway onto the new stop sign and to paint a white line parallel to the stop sign on the driveway.
3. All existing Special Use Permit stipulations shall remain in full force and effect, unless changed or modified by this amendment application.
.Background
BACKGROUND
Request
Valley Presbyterian is requesting approval of a Minor Special Use Permit amendment application for a monument sign. This sign is proposed near the McDonald Drive driveway entrance of this church located at 6947 E McDonald Drive (Assessor Parcel 173-07-003). The subject proposed sign is located approximately 240 feet west of the intersection of McDonald Drive and Quail Run Road, with approximate dimensions of 5 feet and 8 inches in height including the base and 6 feet and 2 inches in length.
Update
The Planning Commission discussed this application at the study session on June 21, 2016. This discussion included a requested stipulation that the applicant relocate the existing no left turn sign located at the subject driveway onto the new stop sign and to paint a white line parallel to the stop sign on the driveway. A draft stipulation has been added. There was also discussion regarding the setback to the existing utility box on clearance and the visibility of the sign. It was noted that the sign will have a clearance setback of at least ten feet from the utility box and the applicant was aware that the visibility of the sign for drivers heading westbound may be slightly obstructed by the utility box. The applicant explained that they removed the lighting of the sign from their original submittal, noting that this is more in character with the streetscape.
One resident contacted the Town since the study session. This resident, who is a parishioner of this church, requested that the applicant install a temporary sign to verify if the sign would be a visual obstruction to a driver in a standard vehicle. The applicant did provide a signed and sealed document from a registered engineer that the sign would not create an unsafe visual obstruction. The applicant did not find it necessary to install a temporary sign and stated he would contact this parishioner.
Background
Valley Presbyterian was annexed into the Town when it incorporated in May 1961. The Town granted the original Special Use Permit to the church in 1975. The last major amendment to the Special Use Permit (SUP) for this church was approved by the Town in 1999. This was for a new day school, administration building and other related structures. Since 1999, the only other SUP approval included a managerial approval for a cross located in the memorial garden.
Body
DISCUSSION/FACTS
General Plan/Zoning
The subject property has a “Public/Quasi Public” General Plan designation and is zoned “Special Use Permit - Public/Quasi Public” for a religious facility.
Sign Criteria
Except for lighting of signs, there are no sign requirements for non-residential uses in the Town’s Zoning Ordinance. Instead, the Town has sign guidelines. For “Public/Quasi Public” uses, the guidelines for a monument sign are as follows:
|
CRITERIA |
GUIDELINE (G) CODE (C) |
PROPOSED SIGN |
|
One ground sign at each principal entrance |
G |
The church property includes four driveways along Quail Run Road and one driveway along McDonald Drive. The only existing monument signage occurs at the intersection of McDonald Drive and Quail Run Road. This sign will remain, resulting in two monument signs if the application is approved. |
|
8-foot maximum height |
G |
5 feet and 8 inches in height including the 6-inch base |
|
32 square feet in sign area |
G |
32 square feet |
|
No moving or animated signs permitted |
G and C |
Sign will not have any components that flash, move, or are otherwise animated |
|
Changeable message panels permitted |
G |
Changeable message panels proposed |
|
Back lighting of freestanding letters limited to 100 lumens per square foot |
C |
Not applicable, no lighting of the sign is proposed |
|
Internally-illuminated signs limited to 0.75 foot-candles at property line |
C |
Not applicable, no lighting of the sign is proposed |
|
Indirect lighting of sign limited to two 75-watt incandescent bulbs (750 lumens) per sign side; bulb completely shielded from v and view at nearest property line, limited to 0.75 foot-candles at property line |
C |
Not applicable, no lighting of the sign is proposed |
Sight Visibility
As an aid to safe movement of vehicles at and near street intersections and in order to promote more adequate protection for the safety of children, pedestrians, and operators of vehicles, the Town Code has limitations on the height of fences, walls, gateways, ornamental structures, hedges, shrubbery and other fixtures, construction and planting on all corner lots. The subject site is a corner lot. Unless waived by the Town Engineer, structures and vegetation over 2-feet in height at street intersections are prohibited above the nearest street elevation within a triangular area of 50 feet measured at the property line. The proposed 5 feet and 8 inch sign is not located at the street intersection, but the Town Engineer has asked that the applicant provide documentation that is signed and sealed from a professional engineer that the sign location setback approximately 32 feet from the east edge of the entry driveway will not create a visual obstruction. Both the Town Engineer and Police Chief want to ensure the proposed sign does not create an unsafe situation as the adjoining sidewalk is used for school children accessing Kiva Elementary located next to this church. This documentation has been provided, reviewed, and approved by the Town Engineer and Police Chief.
SUP Criteria
There are four criteria in Section 1102.7 of the Town Zoning Ordinance the applicant must meet for the Planning Commission to deem the application request a minor amendment to the Special Use Permit. The applicant has addressed these criteria in the attached narrative.
1. Change or add any uses.
The proposed sign is for the primary use of the church that has an approved SUP. This is not a change or addition of any new use.
2. Increase the floor area of the project by more than 5,000 square feet or constitute an increase of more than 15% upon the existing or, if still under construction, approved floor area square footage of the affected SUP property, whichever is less, with any such increase to be measured cumulatively over a sixty month period.
There is no change in floor area. A sign does not count toward the floor area calculation.
3. Have any material effect on the adjoining property owners that is visible, audible, or otherwise perceptible from adjacent properties that cannot be sufficiently mitigated.
The main purpose of a sign is to be visible and direct those persons to the appropriate location. The applicant notes that the shared parking and proximity of driveways for Kiva Elementary school creates confusion for some drivers, and is a reason for the application request. The proposed sign meets all the Town sign criteria as detailed under Sign Criteria of this report.
4. Change the architectural style of the existing Special Use Permit.
The proposed sign will include stone and brown earth tone colors that are in harmony with the architectural style of the existing buildings.
NOTICING & PUBLIC COMMENTS
Advertisement in the newspaper, posting of the property, and mailing notification of property owners within 500 feet is required prior to the meeting where action will take place. As of the writing of this report, the Town only received one call. This was from a parishioner of this church who requested that the applicant install a temporary sign to verify any visual obstruction.
NEXT STEPS
If approved, the applicant will need to submit for a building permit to construct the sign.
ATTACHMENTS
1. Vicinity Map/Aerial/General Plan/Zoning
2. Application Packet
3. Corner Vision
4. Noticing
C: - Applicant
- Case File: (SUP 16-01)