planning commission staff report - city of elk grove · staff report from this meeting has been...

Planning Commission Staff Report March 19, 2015

Project: Sheldon Centre - Sheldon SR-99 Northbound

Freeway Sign File: EG-14-036 Request: Major Design Review Location: 8900 E Stockton Blvd. APN: 116-0030-099 Staff: Nate Anderson

Staff Recommendation

Staff recommends that the Planning Commission adopt a Resolution (Attachment 1):

1. Finding the Sheldon Centre - Sheldon SR-99 Northbound Freeway Sign Project exempt from CEQA pursuant to State CEQA Guidelines Section 15303 (New Construction or Conversion of Small Structures); and

2. Approving the Sheldon Centre - Sheldon SR-99 Northbound Freeway Sign Project subject to the findings and conditions of approval included in the draft resolution.

Project Description

The Project consists of a Major Design Review to develop a pylon sign at State Route 99 and Sheldon Road (Northbound). The Project site is located within the Business Center District Sign Overlay zone (BCS), which was established by the City Council in 2013.

The proposed sign measures approximately 60’ tall. The sign would be internally-illuminated and has been modified to feature eight (8) tenant panels. The base of the sign (approximately 17 feet) is covered by custom fabricated Eldorado Stone cladded bases with brake-formed aluminum cornices. The sign includes a custom fabricated aluminum “Elk” logo on the top and a small “Welcome to Elk Grove” panel at the bottom above the base. The Project requires the approval of a Major Design Review pursuant to Section 23.42.080 of Title 23 of the City’s Municipal Code (hereinafter the Zoning Code). Background

The Planning Commission first reviewed the Project on March 5, 2015. The Planning Commission staff report from this meeting has been included as Attachment 2. During deliberations, the Commission determined that a modification to the design of the proposed signage would be required in order to provide more uniformity throughout the Sheldon SR-99 BCS. Recommendations for design revisions included the following:

• Removal of the “Elk” feature on the top of the sign; • Reduction in number of cabinet spaces; • Brick/stone material at the base of the legs; • Base material to be extended higher on the sign legs; • Separation between the bottom and the main cabinet; and • Change in copy font to provide a more contemporary look

The original design has been included as Figure 1.

PROPERTY OWNER: APPLICANT: Gil Moore Oil Company Gil Moore (Representative) P.O. Box 529 Wilton, CA 95693

Superior Electrical Advertising, Inc. Dave Coberly (Representative) 125 N. Houston Ln Lodi, CA 95240

1

skyles

Typewritten Text

AGENGA ITEM NO. 5.1

skyles

Typewritten Text

skyles

Typewritten Text

skyles

Typewritten Text

skyles

Typewritten Text

Elk Grove Planning Commission EG-14-036 March 19, 2015

Figure 1. Original Design

2

Elk Grove Planning Commission EG-14-036 March 19, 2015 Analysis On March 10, 2015, the Applicant provided a new option for the sign based upon their understanding of the Planning Commission’s direction. In order to meet the direction of the Planning Commission, the Applicant has made the following revisions:

• Removed the “Elk” feature and replaced it with a custom aluminum cladded cabinet section with texcote stucco finish;

• Revised the sign cabinet layout o Original: Ten (10) cabinets ranging from 23 square feet to 40 square feet (448

square feet total) o Proposed: Eight (8) cabinets sized at 6'-4"h X 7'-4"w – approximately 47 square feet

each (376 square feet total); • Added stone to the base legs and extended them approximately 17 feet up to the

bottom spandrel cabinet; • Provided separation between the bottom spandrel cabinet and the main cabinet; and • Modified the copy font on both options

The proposed alternative sign design is included as Figure 2.

3


Figure 2. Proposed Alternative Sign Design

Analysis Chapter 23.42.080 of the Zoning Code identifies the standards for development within the Business Center District Sign Overlay zone. Staff has reviewed the revised sign and has determined the Applicant’s proposal is consistent with those standards (see Table 1 below). In addition, the sign has been modified to utilize the same rock fascia and colors as those which were previously approved for the Sheldon Centre, located to the northeast of the project site off of Sheldon Road (EG-11-033).

4


Table 1. Project Analysis

Title 23, Zoning Proposed Project Complies? Location Permitted on any

legal lot that directly abuts the State

highway

8900 E Stockton Blvd Yes

Allows 2 business center signs to be sited so that one is oriented towards

north-bound traffic and the other towards

south-bound traffic

Oriented towards northbound traffic

Yes, there are no other

northbound business

center signs

Height Allowed height determined through the major design review process

60’ Yes

Sign Area Maximum area of 450 sq. ft.

376 sq. ft. Yes

Each panel shall have an area no greater

than 50 sq. ft.

47 square feet Yes

Distribution Plan Shall include a plan for the distribution of

sign area

Submitted Yes, as discussed

below Integration with on-site

development Shall be integrated

into the development of the underlying

property

Located on the northern edge of

the property, which is vacant

Yes, as discussed

below

Materials and Design Shall be, to the extent applicable,

complementary to the materials and design

of the buildings surrounding the sign

Materials include custom fabricated aluminum, colored browns and tans,

custom fabricated stone base

Yes, as discussed below it

complements adjacent buildings

Spacing Between Freeway Fronting Signs

Shall have a minimum 100-foot separation

from any other freestanding sign

Located over 100-feet from all other freestanding signs

Yes

Location: The proposed 60’ tall multi-tenant illuminated sign structure will be located on a parcel that abuts SR-99 in the SR-99/Sheldon Road District oriented to northbound traffic. There is another sign which was approved for the SR-99/Sheldon Road District on March 5, 2015, although that sign is oriented to southbound traffic (EG-14-037). The Zoning Code allows two (2) signs per district. The proposed Project is consistent with location requirements. Height: According to the Zoning Code, the maximum allowed height shall be determined through the major design review process. The Applicant’s consultants (both visual and traffic) have determined that the business center district sign must be at least 60’ in height in order to be visible at 0.25 miles from the Sheldon Road off-ramp on both northbound and southbound

5

Elk Grove Planning Commission EG-14-036 March 19, 2015 Highway 99. This will allow vehicles traveling northbound, as required by the Zoning Code, to exit safely onto Sheldon Road. Sign Area: The Zoning Code allows a maximum area of 450 square feet. Additionally, each panel shall have an area of no greater than 50 square feet. The Project’s proposed sign consists of eight panels of approximately 47 square feet each. The total signage is 376 square feet, which is consistent with Zoning Code requirements. Distribution Plan: The Applicant submitted a distribution plan (Exhibit C) that will allow the sign panels to be distributed to both the previously-approved Moore Sheldon Centre tenants (EG-11-033), as well as other eligible tenants within the BCS but not within the Moore Sheldon Centre. The Moore Sheldon Center, which has not yet been constructed, is a commercial center located northeast of the Project site off of Sheldon Road. Integration with on-site development: The site is currently vacant. Therefore there is no existing development on the site with which to integrate. However, the sign is consistent with the proposed colors and materials of the previously-approved Moore Sheldon Centre located to the northeast. Materials and Design: The sign would be internally-illuminated and feature eight (8) tenant panels. The base of the sign (approximately 17 feet) is covered by a custom fabricated Eldorado Stone cladding. The sign includes two custom fabricated aluminum cabinet section with texcote stucco finish distributed on the upper and lower portions of the sign. These cabinets display the messages of “Welcome to Elk Grove” and “Sheldon Centre”. The pylons and border are finished with aluminum painted with tans and browns consistent with the previously-approved Moore Sheldon Centre located to the northeast. Spacing Between Freeway Fronting Signs: There are no freeway fronting signs within 100 feet of the proposed sign. The nearest approved sign (EG-14-037) is located approximately 2,000 feet to the north. Mitigation for Trees: The Applicant is proposing to remove the existing trees from the site as part of the Project. Consistent with EGMC Chapter 19.12, a condition of approval has been included in Attachment 1 requiring mitigation for the loss of these trees. Alternative Sign In addition to the design discussed above, the Applicant has also provided a second, slightly modified design, should the Commission determine that a different layout is preferred. This alternative maintains all of the structural and panel dimensions listed above in Table 1. The primary differences are in the placement of the identification signage, with Option 2 placing “Sheldon Centre” in the top cabinet and “Welcome to Elk Grove” in the bottom cabinet, which is opposite of the Proposed Alternative Sign (Option 1) shown above. Additionally, Option 2 shows small cornice “shoulders” top and bottom, while Option 1 provides a full-length cornice element along the bottom of the cabinet. Should the Commission determine that Option 2 is the preferred design, it could be approved in place of the proposed Option 1. Option 2 has been included as Figure 3.

6


Figure 3. Proposed Option 2

7

Elk Grove Planning Commission EG-14-036 March 19, 2015 Environmental Analysis

The California Environmental Quality Act (CEQA) requires analysis of agency approvals of discretionary “Projects.” A “Project,” under CEQA, is defined as “the whole of an action, which has a potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment.” The proposed Design Review is a project under CEQA. The Project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Guidelines Section 15303 (New Construction or Conversion of Small Structures). This exemption applies to the construction and location of limited numbers of new, small facilities or structures; installation of small new equipment and facilities in small structures; and the conversion of small structures from one use to another where only minor modifications are made in the exterior of the structure. The Project consists of a Major Design Review to construct a 60-foot tall freeway sign. The visual characteristic of the area is mostly vacant. The area is not designated as scenic. Visual simulations show that the proposed colors and materials are would not conflict with the existing surrounding commercial development along State Route 99. All public services and facilities (e.g., electrical service) are available and the area is not considered environmentally sensitive. Staff reviewed the proposed Project and did not find any evidence that special circumstances exist that would create a reasonable possibility that the proposed Project will have a significant adverse effect on the environment. Therefore, the proposed Project qualifies for the exemption under CEQA Guidelines Section 15303. Recommended Motion Should the Planning Commission agree with staff’s recommendation, the following motion is suggested:

“I move that the Planning Commission adopt a resolution finding the Sheldon Centre - Sheldon SR-99 Northbound Freeway Sign Project (EG-14-036) exempt from CEQA pursuant to State CEQA Guidelines Section 15303 and approving the Sheldon Centre - Sheldon SR-99 Northbound Freeway Sign Project (EG-14-036), subject to the findings and conditions of approval contained in the draft resolution.”

Attachments 1. Draft Planning Commission Resolution

Exhibit A – Project Description Exhibit B – Project Plans Exhibit C – Distribution Plan Exhibit D – Conditions of Approval

2. March 5, 2015 Planning Commission Staff Report

8

Planning Commission Resolution – Resolution 2015-X │March 19, 2015 Sheldon Centre– Sheldon SR-99 Northbound Freeway Sign (EG-14-036) Page 1 of 9

RESOLUTION NO. 2015- March 19, 2015

A RESOLUTION OF THE CITY OF ELK GROVE PLANNING COMMISSION

APPROVING A MAJOR DESIGN REVIEW FOR THE

SHELDON CENTRE – SHELDON SR-99 NORTHBOUND FREEWAY SIGN PROJECT NO.: EG-14-036 8900 E STOCKTON BLVD.

APN: 116-0030-099

WHEREAS, the Planning Department of the City of Elk Grove received an application on

November 25, 2014 from Superior Electric Advertising, Inc. (the Applicant) requesting a Major Design Review for a Business Center District Sign; and

WHEREAS, the proposed Project is located on real property in the incorporated portions of the City of Elk Grove more particularly described as APN: 116-0030-099; and

WHEREAS, the City determined that the Project is subject to the California Environmental Quality Act; and

WHEREAS, State CEQA Guidelines Section 15303 (New Construction or Conversion of

Small Structures) of Title 14 of the California Code of Regulations, (State CEQA Guidelines) provides an exemption from CEQA for the construction and location of limited numbers of new, small facilities or structures; installation of small new equipment and facilities in small structures; and the conversion of small structures from one use to another where only minor modifications are made in the exterior of the structure; and

WHEREAS, the Planning Commission held a duly noticed public hearing on March 5, 2015 as required by law to consider all of the information presented by staff, information presented by the Applicant, and public testimony presented in writing and at the meeting;

NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Elk Grove finds the proposed Project exempt from the California Environmental Quality Act (CEQA) pursuant to State CEQA Guidelines Section 15303 based upon the following finding:

CEQA Finding: No further environmental review is required under the California Environmental Quality Act pursuant to State CEQA Guidelines Section 15303. Evidence: The project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Guidelines Section 15303 (New Construction or Conversion of Small Structures). The Class 3 exemption applies to the construction and location of limited numbers of new, small facilities or structures; installation of small new equipment and facilities in small structures; and the conversion of small structures from one use to another where only minor modifications are made in the exterior of the structure. The project consists of a Major Design Review to construct a 60-foot tall freeway sign. The visual characteristic of the area is mostly vacant. The area is not designated as scenic. Visual simulations show that the proposed colors and materials are would not conflict with the existing surrounding commercial development along State Route 99. All public services and facilities (e.g.,

9

skyles

Typewritten Text

ATTACHMENT 1

skyles

Typewritten Text

skyles

Typewritten Text


electrical service) are available and the area is not considered environmentally sensitive. Staff reviewed the proposed project and did not find any evidence that special circumstances exist that would create a reasonable possibility that the proposed Project will have a significant adverse effect on the environment. Therefore, the proposed Project qualifies for the exemption under CEQA Guidelines Section 15303.

AND, BE IT FURTHER RESOLVED, that the Planning Commission of the City of Elk Grove

approves a Major Design Review for the Sheldon Centre – Sheldon SR-99 Northbound Sign (EG-14-036) subject to the Project Description as described in Exhibit A and illustrated in Exhibits B and C and subject to the Conditions of Approval provided in Exhibit D, all incorporated herein by this reference, based upon the following findings:

Design Review Finding #1: The proposed Project is consistent with the objectives of the General Plan, complies with applicable zoning regulations, specific plan provisions, special planning area provisions, Citywide and/or other applicable design guidelines, and improvement standards adopted by the City.

Evidence: The proposed sign is consistent with the development standards contained in Section 23.42.080 of the Zoning Code, the objectives of the General Plan, and the Citywide Design Guidelines. The proposed location, height, sign area, distribution plan and materials and design, as shown in Table 2 of the March 19, 2015 Staff Report, comply with all City requirements. Additionally, the Project is subject to conditions of approval that will ensure consistency with all standard requirements.

Finding #2: The proposed architecture, site design, and landscape are suitable for the purposes of the building and the site and will enhance the character of the neighborhood and community.

Evidence: The proposed sign is located within a vacant property adjacent to the freeway, consistent with Zoning Code requirements. The visual simulations demonstrate that proposed height allows visibility from both southbound and northbound traffic while allowing motorists adequate time to exit the freeway. Additionally, the proposed colors and materials are complementary to previously-approved commercial development located southeast of the project site.

Finding #3: The architecture, including the character, scale and quality of the design, relationship with the site and other buildings, building materials, colors, screening of exterior appurtenances, exterior lighting and signing and similar elements establishes a clear design concept and is compatible with the character of buildings on adjoining and nearby properties.

Evidence: The base of the sign (approximately 17 feet) is covered by a custom fabricated Eldorado Stone cladding. The sign includes two custom fabricated aluminum cabinet section with texcote stucco finish distributed on the upper and lower portions of the sign. These cabinets display the messages of “Welcome to Elk Grove” and “Sheldon Centre”. Although there are no adjoining buildings to the site, the design reflects several elements from nearby approved commercial projects along SR-99. The sign utilizes the same rock fascia and colors as those which were previously approved for the Sheldon Centre, located to the northeast of the project site off of Sheldon Road.

10

skyles

Typewritten Text


Finding #4: The proposed Project will not create conflicts with vehicular, bicycle, or pedestrian transportation modes of circulation.

Evidence: The proposed sign is located on a vacant Project site, adjacent to Highway 99 in an area that will not create conflicts with vehicular, bicycle, or pedestrian transportation modes of circulation.

The foregoing Resolution of the City of Elk Grove was passed and adopted by the Planning Commission on the 19th day of March 2015, by the following vote: AYES: NOES ABSENT: ABSTAIN: ATTEST: ______________________________________ ____________________________________ Sandy Kyles, PLANNING SECRETARY George Murphey, CHAIR of the PLANNING COMMISSION

11


Exhibit A Sheldon Centre Sign – Sheldon SR-99 Northbound Freeway Sign (EG-14-036) Project Description

PROJECT DESCRIPTION

The proposed Project, Sheldon Centre Freeway Sign (EG-14-036), consists of a Major Design Review for a freestanding business center freeway sign located at State Route 99 and Sheldon Road (Northbound). The proposed sign measures approximately 60 feet tall. The sign would be internally-illuminated and feature eight (8) tenant panels. The base of the sign (approximately 17 feet) is covered by a custom fabricated Eldorado Stone cladding. The sign includes two custom fabricated aluminum cabinet section with texcote stucco finish distributed on the upper and lower portions of the sign. These cabinets display the messages of “Welcome to Elk Grove” and “Sheldon Centre”.

12


Exhibit B Sheldon Centre Sign – Sheldon SR-99 Northbound Freeway Sign (EG-14-036) Project Plans

13

1700 West Anaheim StreetLong Beach, California

90813-1195Phone: 562.495.3808

Facsimile: 562.435.1867

www.superiorsigns.com

Project:

Account Manager:

Designer:

Scale:

Design No.:

Date:

Page:

Reg. No.:

Revisions:

This is an original unpublished drawing createdby Superior Electrical Advertising, Inc. It issubmitted for your approval. It is not to be shownto anyone outside of your organization, nor is itto be reproduced, copied or exhibited in anyfashion. The changing of colors, sizes, materialsor illumination method does not alter the design.Ownership of this design is held by SuperiorElectrical Advertising, Inc. Authorization to usethis design in any fashion must be obtained inwriting from Superior Electrical Advertising, Inc.

Note: The Colors depicted here are a graphicrepresentation. Actual colors may vary.See color specifications.

SEA 2014c

Of:

Address:

FOR JOB CHECK DATE

Acct. Mgr.

Acct. Mgr.

Acct. Mgr.

Design

Production

• A P P R O V A L S •

FOR CONSTRUCTION DATE

FOR INSTALL ONLY DATE

AS NOTED

Dave Coberly

.50

14-09-8357-07

09.15.14

08

Sheldon Centre Pylon Display

2013 State Highway 99Elk Grove, CA 95624

R1 AD (2.00) 9/23/14 Revise pylon to 60’ x 20’ & design. R2 AD (2.00) 10/16/14 Add site plans& vicinity maps.R3 AD (2.50) 11/24/14 Add pylonphoto renderings & color call-outs.R4 AD (1.50) 12/23/14 Add satellite/photo survey.R5 mdm (.25) 2/5/15 flip photosR6 AD (1.50) 2/27/15 Revise pylonsign cabinetry; Update renderings.R7 AD (3.50) 3/09/15 Revise pylonsign design with option layout.

ELK GROVE

04

APHOTO SURVEY - NORTHBOUND VIEW ON HWY. 99 OF PROPOSED SIGNAGE @ 800’-0”Scale: NTS

BPHOTO SURVEY - NORTHBOUND VIEW ON HWY. 99 @ 1,200’-0”Scale: NTS

60’-

0”60

’-0”

60’-

0”

** NORTHBOUND VIEW OF PROPOSED SIGNAGE **

ELK GROVEELK GROVEELK GROVE

14


90813-1195Phone: 562.495.3808

Facsimile: 562.435.1867


Project:

Account Manager:

Designer:

Scale:

Design No.:

Date:

Page:

Reg. No.:

Revisions:



SEA 2014c

Of:

Address:

FOR JOB CHECK DATE

Acct. Mgr.

Acct. Mgr.

Acct. Mgr.

Design

Production




AS NOTED

Dave Coberly

.50

14-09-8357-07

09.15.14

08




APHOTO SURVEY - SOUTHBOUND VIEW ON HWY. 99 OF PROPOSED SIGNAGE @ 500’-0”Scale: NTS


BPHOTO SURVEY - SOUTHBOUND VIEW ON HWY. 99 @ 1000’-0”Scale: NTS

** SOUTHBOUND VIEW OF PROPOSED SIGNAGE **

06

15


90813-1195Phone: 562.495.3808

Facsimile: 562.435.1867


Project:

Account Manager:

Designer:

Scale:

Design No.:

Date:

Page:

Reg. No.:

Revisions:



SEA 2014c

Of:

Address:

FOR JOB CHECK DATE

Acct. Mgr.

Acct. Mgr.

Acct. Mgr.

Design

Production




AS NOTED

Dave Coberly

.50

14-09-8357-07

09.15.14

08




07

Scale: 1/8" = 1'-0"

PROPOSED INTERNALLY ILLUMINATED CUSTOM FABRICATED D/F PYLON SIGN

Quantity: One (1) RequiredA 1SIDE VIEW

Scale: 1/8" = 1'-0"

60’-

0” O

AH

60’-

0” O

AH

60’-

0” O

AH

5’-4

”5’

-4”

5’-4

”17

’-2½

”17

’-2½

”17

’-2½

”

16’-0”16’-0”16’-0”2’-6”2’-6”2’-6” 2’-6”2’-6”2’-6”

21’-0”21’-0”21’-0”

2’-6”2’-6”2’-6”

4’-0”4’-0”4’-0”

Custom fabricated aluminum claddedCustom fabricated aluminum claddedcabinet section w/texcote stucco finish. cabinet section w/texcote stucco finish. All copy to be routed-out acrylic push-thruAll copy to be routed-out acrylic push-thruletters.letters.

Custom fabricated aluminum claddedcabinet section w/texcote stucco finish. All copy to be routed-out acrylic push-thruletters.

Custom fabricated aluminum cabinetCustom fabricated aluminum cabinetstructure w/4” aluminum retainers & 3” structure w/4” aluminum retainers & 3” vertical divider bars.vertical divider bars.

Custom fabricated aluminum cabinetstructure w/4” aluminum retainers & 3” vertical divider bars.

Custom fabricated Eldorado Stone claddedCustom fabricated Eldorado Stone claddedbases w/brake-formed aluminum cornices.bases w/brake-formed aluminum cornices.Custom fabricated Eldorado Stone claddedbases w/brake-formed aluminum cornices.

Custom fabricated .080” aluminum Custom fabricated .080” aluminum pole covers w/texcote stucco finish & 2” deep, pole covers w/texcote stucco finish & 2” deep, decorative aluminum channel accents.decorative aluminum channel accents.

Custom fabricated .080” aluminum pole covers w/texcote stucco finish & 2” deep, decorative aluminum channel accents.

4”4”4”

4’-2”4’-2”4’-2”14’-2”14’-2”14’-2” 3’-10”3’-10”3’-10”

28’-

0”28

’-0”

28’-

0”3’

-10”

3’-1

0”3’

-10”

ELK GROVE

7’-0

”7’

-0”

7’-0

”7’

-0”

7’-0

”7’

-0”

7’-0

”7’

-0”

7’-0

”7’

-0”

7’-0

”7’

-0”

Tenant panels to be removeable Lexan Tenant panels to be removeable Lexan faces w/applied translucent vinyl graphics.faces w/applied translucent vinyl graphics.Tenant panels to be removeable Lexan faces w/applied translucent vinyl graphics.

4’-2”4’-2”4’-2”

ELK GROVE

Custom fabricated suspended aluminum Custom fabricated suspended aluminum cladded cabinet w/texcote stucco finish. cladded cabinet w/texcote stucco finish. Copy to be routed-out, 1” thick FCO clear Copy to be routed-out, 1” thick FCO clear acrylic push-thru letters w/vinyl overlay.acrylic push-thru letters w/vinyl overlay.

Custom fabricated suspended aluminum cladded cabinet w/texcote stucco finish. Copy to be routed-out, 1” thick FCO clear acrylic push-thru letters w/vinyl overlay.

OPTION-1

16


90813-1195Phone: 562.495.3808

Facsimile: 562.435.1867


Project:

Account Manager:

Designer:

Scale:

Design No.:

Date:

Page:

Reg. No.:

Revisions:



SEA 2014c

Of:

Address:

FOR JOB CHECK DATE

Acct. Mgr.

Acct. Mgr.

Acct. Mgr.

Design

Production




AS NOTED

Dave Coberly

.50

14-09-8357-07

09.15.14

08




08

Scale: 1/8" = 1'-0"



Scale: 1/8" = 1'-0"

60’-

0” O

AH

60’-

0” O

AH

60’-

0” O

AH

5’-4

”5’

-4”

5’-4

”17

’-2½

”17

’-2½

”17

’-2½

”

16’-0”16’-0”16’-0”2’-6”2’-6”2’-6” 2’-6”2’-6”2’-6”

21’-0”21’-0”21’-0”

2’-6”2’-6”2’-6”

4’-0”4’-0”4’-0”

Custom fabricated aluminum claddedCustom fabricated aluminum claddedcabinet section w/texcote stucco finish. cabinet section w/texcote stucco finish. All copy to be routed-out acrylic push-thruAll copy to be routed-out acrylic push-thruletters.letters.

Custom fabricated aluminum claddedcabinet section w/texcote stucco finish. All copy to be routed-out acrylic push-thruletters.

Custom fabricated aluminum cabinetCustom fabricated aluminum cabinetstructure w/4” aluminum retainers & 3” structure w/4” aluminum retainers & 3” vertical divider bars.vertical divider bars.

Custom fabricated aluminum cabinetstructure w/4” aluminum retainers & 3” vertical divider bars.

Custom fabricated Eldorado Stone claddedCustom fabricated Eldorado Stone claddedbases w/brake-formed aluminum cornices.bases w/brake-formed aluminum cornices.Custom fabricated Eldorado Stone claddedbases w/brake-formed aluminum cornices.

Custom fabricated .080” aluminum Custom fabricated .080” aluminum pole covers w/texcote stucco finish & 2” deep, pole covers w/texcote stucco finish & 2” deep, decorative aluminum channel accents.decorative aluminum channel accents.

Custom fabricated .080” aluminum pole covers w/texcote stucco finish & 2” deep, decorative aluminum channel accents.

4”4”4”

4’-2”4’-2”4’-2”14’-2”14’-2”14’-2” 3’-10”3’-10”3’-10”

28’-

0”28

’-0”

28’-

0”3’

-10”

3’-1

0”3’

-10”

7’-0

”7’

-0”

7’-0

”7’

-0”

7’-0

”7’

-0”

7’-0

”7’

-0”

7’-0

”7’

-0”

7’-0

”7’

-0”


4’-2”4’-2”4’-2”

Custom fabricated suspended aluminum Custom fabricated suspended aluminum cladded cabinet w/texcote stucco finish. cladded cabinet w/texcote stucco finish. Copy to be routed-out, 1” thick FCO clear Copy to be routed-out, 1” thick FCO clear acrylic push-thru letters w/vinyl overlay.acrylic push-thru letters w/vinyl overlay.

Custom fabricated suspended aluminum cladded cabinet w/texcote stucco finish. Copy to be routed-out, 1” thick FCO clear acrylic push-thru letters w/vinyl overlay.


OPTION-2

17


Exhibit C Sheldon Centre Sign – Sheldon SR-99 Northbound Freeway Sign (EG-14-036) Distribution Plan

18


Exhibit D Sheldon Centre Sign – Sheldon SR-99 Northbound Freeway Sign (EG-14-036) Draft Conditions of Approval

Conditions of Approval Timing/ Impleme

ntation Enforcement/ Moni

toring

Verification (date and Signature)

On Going 1. Development and operation of the proposed Project shall be

consistent with the Project Description, Project Plans, and Distribution Plan as provided in Exhibits A, B, and C, incorporated herein by this reference. Deviations from the approved plans shall be reviewed by the City for substantial compliance and may require amendment by the appropriate hearing body.

On-Going Planning

2. The Applicant/Owner or Successors in Interest (hereby referred to as the “Applicant”) shall indemnify, protect, defend, and hold harmless the City, its officers, officials, agents, employees, and volunteers from and against any and all claims, damages, demands, liability, costs, losses or expenses including without limitation court costs, reasonable attorney’s fees and expert witness fees arising out of this Project including challenging the validity of this application/permit or any environmental or other documentation related to approval of this Application.

On-Going Planning

3. This action does not relieve the Applicant of the obligation to comply with all codes, statutes, regulations, and procedures.

On-Going Planning

4. Except as otherwise specified or provided in these conditions, the Project shall conform to the development standards and design requirements adopted by the City, specifically including but not limited to the following:

• The City Zoning Code (Title 23 of the EGMC) • EGMC Chapter 19.12 (Tree Preservation and Protection) • EGMC Title 16 (Building and Construction)

On Going Planning Public Works

Building

19

skyles

Typewritten Text




toring


5. The Applicant shall design and construct all improvements in accordance with the City Improvement Standards, as further conditioned herein, and to the satisfaction of Public Works.

On Going Public Works

6. The Applicant shall pay all plan check fees, impact fees, or other costs as required by the City, the Cosumnes Community Services District (CCSD), or other agencies or services providers as established by law.

On-Going Planning Public Works

CCSD

7. Approval of this Project does not relieve the Applicant from the requirements of subsequent permits and approvals, including but not limited to the following, as appropriate:

• Grading Permit and Improvement Plan • Building Permit and Certificate of Occupancy • Section 404, 401, 1602, or other State or Federal

environmental permit (if required) • Requirements of the Sacramento Metropolitan Air Quality

Management District • Fire permit • Environmental Management Department approval


Building CCSD SCWA SASD

Improvement Plans 8. The Planning Division shall be notified immediately if any prehistoric,

archaeologic, or paleontologic artifact is uncovered during construction. All construction must stop and an archaeologist that meets the Secretary of the Interior’s Professional Qualifications Standards in prehistoric or historical archaeology shall be retained to evaluate the finds and recommend appropriate action. A note stating the above shall be placed on the Improvement Plans.

Improvement Plans

Planning

20




toring


9. All construction must stop if any human remains are uncovered, and the County Coroner must be notified according to Section 7050.5 of California’s Health and Safety Code. If the remains are determined to be Native American, the procedures outlined in CEQA Section 15064.5 (d) and (e) shall be followed. A note stating the above shall be placed on the Improvement Plans

Improvement Plans

Planning

10. Any trees removed from the site as part of the project will require mitigation consistent with Chapter 19.12 (Tree Preservation and Protection) of the Elk Grove Municipal Code.

Prior to issuance of any permits

Planning

Building Permit 11. The sign shall be located outside of all existing easements. Building Permit Public Works

###

21

Planning Commission Staff Report March 5, 2015

Project: Sheldon Centre - Sheldon SR-99 Northbound

Freeway Sign File: EG-14-036 Request: Major Design Review Location: 8900 E Stockton Blvd. APN: 116-0030-099 Staff: Nate Anderson

PROPERTY OWNER: APPLICANT: Gil Moore Oil Company Gil Moore (Representative) P.O. Box 529 Wilton, CA 95693

Superior Electrical Advertising, Inc. Dave Coberly (Representative) 125 N. Houston Ln Lodi, CA 95240

Staff Recommendation Staff recommends that the Planning Commission adopt a Resolution (Attachment 1):

1. Finding the Sheldon Centre - Sheldon SR-99 Northbound Freeway Sign Project exempt from CEQA pursuant to State CEQA Guidelines Section 15303 (New Construction or Conversion of Small Structures); and

2. Approving the Sheldon Centre - Sheldon SR-99 Northbound Freeway Sign Project subject to the findings and conditions of approval included in the draft resolution.

Project Description The Project consists of a Major Design Review to develop a pylon sign at State Route 99 and Sheldon Road (Northbound). The Project site is located within the Business Center District Sign Overlay zone (BCS), which was established by the City Council in 2013. The proposed sign at Sheldon Road measures approximately 60’ tall. The sign would be internally-illuminated and feature ten (10) tenant panels. The base of the sign (approximately 10 feet) is covered by a brown aluminum stucco finish with white accent lines. The sign includes a custom fabricated aluminum “Elk” logo on the top and a small “Welcome to Elk Grove” panel at the bottom above the base. The Project requires the approval of a Major Design Review pursuant to Section 23.42.080 of Title 23 of the City’s Municipal Code (hereinafter the Zoning Code). Setting The Project site is located at the east side of State Route 99, approximately 900 feet south of Sheldon Road (APN: 116-0030-099). The 0.64-acre site is a currently undeveloped. The site is mostly flat with bark scattered over topsoil. Some ground cover and small trees exist, as planted by the City during the recent reconstruction of the Sheldon Road/SR-99 off-ramp. These trees are proposed for removal as part of the Project, which would require mitigation pursuant to Chapter 19.12 of the Elk Grove Municipal Code. The parcel is located on the east side of SR-99, south of Sheldon Road, between the northbound Sheldon Road off-ramp and E Stockton Blvd.

22

skyles

Typewritten Text

ATTACHMENT 2

skyles

Typewritten Text

skyles

Typewritten Text

Elk Grove Planning Commission Sheldon Centre Freeway Sign EG-14-036 March 5, 2015 Page 2 The site currently contains 15 small Valley Oak trees (Quercus lobate) which are planted parallel to SR-99. Three (3) of these trees are located north of the proposed sign location and the remaining 12 are located south of the proposed sign location. The tree locations are depicted on Exhibit E, which shows the approximate location of the tree trunk along with a number (ranging 80 through 94) which coincide to a number tag attached to each tree. According to a letter provided by Sierra Nevada Arborists dated February 4, 2015, the trees are in fair condition, free of any significant structural defects and without any other apparent problems. According to the arborist, Valley Oaks can reach heights of 60-90 feet, which would create a conflict to future visibility of the proposed sign. Thus, the potential height of these trees at maturity would eventually result in a complete blockage of the pylon display. The only way to prevent this blockage would be removal of the trees. Chapter 19.12 of the City’s Municipal Code requires mitigation for loss of these trees. Table 1 details the Project’s and adjacent parcels’ current Zoning and General Plan designations and uses.

Table 1. Land Uses and Designations for Subject and Surrounding Properties

Existing Use General Plan Zoning Project Site Vacant Commercial SC

North Parking Lot Commercial SC East East Stockton Blvd/Vacant C/O/MF SC

South SR-99 None assigned None assigned West SR-99 None assigned None assigned

23

Elk Grove Planning Commission Sheldon Centre Freeway Sign EG-14-036 March 5, 2015 Page 3

Figure 1. Location Map

Figure 2. Aerial Photograph

Analysis Chapter 23.42.080 of the Zoning Code identifies the standards for development within the Business Center District Sign Overlay zone. Staff has reviewed the proposed freeway sign (see Figures 3 and 4) and site plans for consistency with the standards and requirements, and has determined the Applicant’s proposal is consistent with those standards (see Table 2 below). Please note that the businesses identified on the panels in Figure 3 are for illustration purposes only.

24


Table 2. Development Standards Title 23, Zoning Proposed Project Complies?

Location Permitted on any legal lot that directly

abuts the State highway

8900 E Stockton Blvd Yes

Allows 2 business center signs to be sited so that one is oriented towards

north-bound traffic and the other towards

south-bound traffic

Oriented towards northbound traffic

Yes, there are no other

northbound business

center signs

Height Allowed height determined through the major design review process

60’ Yes

Sign Area Maximum area of 450 sq. ft.

448 sq. ft. Yes

Each panel shall have an area no greater

than 50 sq. ft.

40 sq. ft. (largest) 23 sq. ft. (smallest)

Yes

Distribution Plan Shall include a plan for the distribution of

sign area

Submitted Yes, as discussed

below Integration with on-site

development Shall be integrated

into the development of the underlying

property

Located on the northern edge of

the property, which is vacant

Yes, as discussed

below

Materials and Design Shall be, to the extent applicable,

complementary to the materials and design

of the buildings surrounding the sign

Materials include custom fabricated aluminum, colored browns and tans

Yes, as discussed below it

complements adjacent buildings

Spacing Between Freeway Fronting Signs

Shall have a minimum 100-foot separation

from any other freestanding sign

Located over 100-feet from all other freestanding signs

Yes

25


Figure 3. Elevation

26


Figure 4. Site Plan

Location: The proposed 60’ tall multi-tenant illuminated sign structure will be located on a parcel that abuts SR-99 in the SR-99/Sheldon Road District oriented to northbound traffic (see Figure 4). There is currently another sign proposed for the SR-99/Sheldon Road District, although that sign is oriented to southbound traffic (EG-14-037). The Zoning Code allows two (2) signs per district. The proposed Project is consistent with location requirements. Height: According to the Zoning Code, the maximum allowed height shall be determined through the major design review process. The Applicant’s consultants (both visual and traffic) have determined that the business center district sign must be at least 60’ in height in order to be visible at 0.25 miles from the Sheldon Road off-ramp on both northbound and southbound Highway 99. This will allow vehicles traveling northbound, as required by the Zoning Code, to exit safely onto Sheldon Road (see Figures 5-8).

27


Figure 5. Point of Visual Simulations: Northbound

Figure 6. View SR-99 Northbound

28


Figure 7. Point of Visual Simulations: Southbound

Figure 8. View of SR-99 Southbound

The requested height is consistent with freeway signage that was recently approved within the City (EG-13-073). This height has previously been vetted and affirmed by the City Council as being consistent with its policy surrounding business center district signs.

29

Elk Grove Planning Commission Sheldon Centre Freeway Sign EG-14-036 March 5, 2015 Page 9 Sign Area: The Zoning Code allows a maximum area of 450 square feet. Additionally, each panel shall have an area of no greater than 50 square feet. The Project’s proposed sign consists of ten panels of varying sizes. The largest panel is 40 square feet and the smallest panel is 23 square feet. The total signage is 448 square feet, which is consistent with Zoning Code requirements. Distribution Plan: The Applicant submitted a distribution plan (Exhibit C) that will allow the majority of the panel space (approximately 61 percent) to the tenants within the previously-approved Moore Sheldon Centre (EG-11-033). That project, which has not yet been constructed, is a commercial center located northeast of the Project site off of Sheldon Road. The remaining 39 percent of the panel space would be available to other eligible tenants within the BCS but not within the Moore Sheldon Centre. Integration with on-site development: The site is currently vacant. Therefore there is no existing development on the site with which to integrate. However, the sign is consistent with the proposed colors and materials of the previously-approved Moore Sheldon Centre located to the northeast. Materials and Design: The base of the sign (approximately 10 feet) is covered by a brown aluminum stucco finish with white accent lines. The sign includes a custom fabricated aluminum “Elk” logo on the top and a small “Welcome to Elk Grove” panel at the bottom above the base. The area on which advertising occurs is located between 23’ and 55’ above ground, providing highway visibility for all sign tenants to drivers travelling in either direction. The pylons and border within this section are finished with aluminum painted with tans and browns consistent with the previously-approved Moore Sheldon Centre located to the northeast. Spacing Between Freeway Fronting Signs: There are no freeway fronting signs within 100 feet of the proposed sign. The nearest proposed sign (EG-14-037) is located approximately 1,800 feet to the north. Mitigation for Trees: The Applicant is proposing to remove the existing trees from the site as part of the Project. Consistent with EGMC Chapter 19.12, a condition of approval has been included in Attachment 1 requiring mitigation for the loss of these trees. Letters from Commenting Agencies The Project was routed to various City, County, and State agencies. Comments received were incorporated into Project design and the Conditions of Approval (Attachment 1 Exhibit D). Environmental Analysis The California Environmental Quality Act (CEQA) requires analysis of agency approvals of discretionary “Projects.” A “Project,” under CEQA, is defined as “the whole of an action, which has a potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment.” The proposed Design Review is a project under CEQA. The Project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Guidelines Section 15303 (New Construction or Conversion of Small Structures). This exemption applies to the construction and location of limited numbers of new, small facilities or structures; installation of small new equipment and facilities in small structures; and the

30

Elk Grove Planning Commission Sheldon Centre Freeway Sign EG-14-036 March 5, 2015 Page 10 conversion of small structures from one use to another where only minor modifications are made in the exterior of the structure. The Project consists of a Major Design Review to construct a 60-foot tall freeway sign. The visual characteristic of the area is mostly vacant. The area is not designated as scenic. Visual simulations show that the proposed colors and materials are would not conflict with the existing surrounding commercial development along State Route 99. All public services and facilities (e.g., electrical service) are available and the area is not considered environmentally sensitive. Staff reviewed the proposed Project and did not find any evidence that special circumstances exist that would create a reasonable possibility that the proposed Project will have a significant adverse effect on the environment. Therefore, the proposed Project qualifies for the exemption under CEQA Guidelines Section 15303. Recommended Motion Should the Planning Commission agree with staff’s recommendation, the following motion is suggested:

“I move that the Planning Commission adopt a resolution finding the Sheldon Centre - Sheldon SR-99 Northbound Freeway Sign Project (EG-14-036) exempt from CEQA pursuant to State CEQA Guidelines Section 15303 and approving the Sheldon Centre - Sheldon SR-99 Northbound Freeway Sign Project (EG-14-036), subject to the findings and conditions of approval contained in the draft resolution.”

Attachments

1. Draft Planning Commission Resolution Exhibit A – Project Description Exhibit B – Project Plans Exhibit C – Distribution Plan Exhibit D – Conditions of Approval

31


RESOLUTION NO. 2015- March 5, 2015

A RESOLUTION OF THE CITY OF ELK GROVE PLANNING COMMISSION

APPROVING A MAJOR DESIGN REVIEW FOR THE

SHELDON CENTRE – SHELDON SR-99 NORTHBOUND FREEWAY SIGN PROJECT NO.: EG-14-036 8900 E STOCKTON BLVD.

APN: 116-0030-099

WHEREAS, the Planning Department of the City of Elk Grove received an application on

November 25, 2014 from Superior Electric Advertising, Inc. (the Applicant) requesting a Major Design Review for a Business Center District Sign; and

WHEREAS, the proposed Project is located on real property in the incorporated portions of the City of Elk Grove more particularly described as APN: 116-0030-099; and

WHEREAS, the City determined that the Project is subject to the California Environmental Quality Act; and

WHEREAS, State CEQA Guidelines Section 15303 (New Construction or Conversion of

Small Structures) of Title 14 of the California Code of Regulations, (State CEQA Guidelines) provides an exemption from CEQA for the construction and location of limited numbers of new, small facilities or structures; installation of small new equipment and facilities in small structures; and the conversion of small structures from one use to another where only minor modifications are made in the exterior of the structure; and

WHEREAS, the Planning Commission held a duly noticed public hearing on March 5, 2015 as required by law to consider all of the information presented by staff, information presented by the Applicant, and public testimony presented in writing and at the meeting;

NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Elk Grove finds the proposed Project exempt from the California Environmental Quality Act (CEQA) pursuant to State CEQA Guidelines Section 15303 based upon the following finding:

CEQA Finding: No further environmental review is required under the California Environmental Quality Act pursuant to State CEQA Guidelines Section 15303. Evidence: The project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Guidelines Section 15303 (New Construction or Conversion of Small Structures). The Class 3 exemption applies to the construction and location of limited numbers of new, small facilities or structures; installation of small new equipment and facilities in small structures; and the conversion of small structures from one use to another where only minor modifications are made in the exterior of the structure. The project consists of a Major Design Review to construct a 60-foot tall freeway sign. The visual characteristic of the area is mostly vacant. The area is not designated as scenic. Visual simulations show that the proposed colors and materials are would not conflict with the existing surrounding commercial development along State Route 99. All public services and facilities (e.g.,

32

skyles

Typewritten Text

skyles

Typewritten Text

skyles

Typewritten Text


electrical service) are available and the area is not considered environmentally sensitive. Staff reviewed the proposed project and did not find any evidence that special circumstances exist that would create a reasonable possibility that the proposed Project will have a significant adverse effect on the environment. Therefore, the proposed Project qualifies for the exemption under CEQA Guidelines Section 15303.

AND, BE IT FURTHER RESOLVED, that the Planning Commission of the City of Elk Grove

approves a Major Design Review for the Sheldon Centre – Sheldon SR-99 Northbound Sign (EG-14-036) subject to the Project Description as described in Exhibit A and illustrated in Exhibits B and C and subject to the Conditions of Approval provided in Exhibit D, all incorporated herein by this reference, based upon the following findings:

Design Review Finding #1: The proposed project is consistent with the Citywide Design Guidelines for non-residential development. Evidence: The proposed sign is consistent with the development standards contained in Section 23.42.080 of the Zoning Code. The proposed location, height, sign area, distribution plan and materials and design, as shown in Table 2 of the March 5, 2015 Staff Report, comply with all Zoning Code requirements. Additionally, the Project is subject to conditions of approval that will ensure consistency with all standard requirements. Finding #2: The proposed architecture, site design, and landscape are suitable for the purposes of the building and the site and will enhance the character of the neighborhood and community. Evidence: The proposed sign is located within a vacant property adjacent to the freeway, consistent with Zoning Code requirements. The visual simulations demonstrate that proposed height allows visibility from both southbound and northbound traffic while allowing motorists adequate time to exit the freeway. Additionally, the proposed colors and materials are complementary to previously-approved commercial development located southeast of the project site. Finding #3: The architecture, including the character, scale and quality of the design, relationship with the site and other buildings, building materials, colors, screening of exterior appurtenances, exterior lighting and signing and similar elements establishes a clear design concept and is compatible with the character of buildings on adjoining and nearby properties. Evidence: The base of the sign (approximately 10 feet) is covered by a brown aluminum stucco finish with white accent lines. The sign includes a custom fabricated aluminum “Elk” logo on the top and a small “Welcome to Elk Grove” panel at the bottom above the base. Although there are no adjoining buildings to the site, the design pulls together several elements from nearby commercial projects along SR-99. Finding #4: The proposed Project will not create conflicts with vehicular, bicycle, or pedestrian transportation modes of circulation. Evidence: The proposed sign is located on a vacant Project site, adjacent to Highway 99 in an area that will not create conflicts with vehicular, bicycle, or pedestrian transportation modes of circulation.

33

skyles

Typewritten Text


The foregoing Resolution of the City of Elk Grove was passed and adopted by the Planning Commission on the 5th day of March 2015, by the following vote: AYES: NOES ABSENT: ABSTAIN: ATTEST: ______________________________________ ____________________________________ Sandy Kyles, PLANNING SECRETARY George Murphy, CHAIR of the PLANNING COMMISSION

34


Exhibit A Sheldon Centre Sign – Sheldon SR-99 Northbound Freeway Sign (EG-14-036) Project Description

PROJECT DESCRIPTION

The proposed Project, Sheldon Centre Freeway Sign (EG-14-036), consists of a Major Design Review for a freestanding business center freeway sign located at State Route 99 and Sheldon Road (Northbound). The proposed sign measures approximately 60 feet tall. The sign would be internally-illuminated and feature ten (10) tenant panels. The base of the sign (approximately 10 feet) is covered by a brown aluminum stucco finish with white accent lines. The sign includes a custom fabricated aluminum “Elk” logo on the top and a small “Welcome to Elk Grove” panel at the bottom above the base.

35


Exhibit B Sheldon Centre Sign – Sheldon SR-99 Northbound Freeway Sign (EG-14-036) Project Plans

36


90813-1195Phone: 562.495.3808

Facsimile: 562.435.1867


Project:

Account Manager:

Designer:

Scale:

Design No.:

Date:

Page:

Reg. No.:

Revisions:



SEA 2014c

Of:

Address:

FOR JOB CHECK DATE

Acct. Mgr.

Acct. Mgr.

Acct. Mgr.

Design

Production




AS NOTED

Dave Coberly

.50

14-09-8357-03

09.15.14

07



R1 AD (2.00) 9/23/14 Revise pylon to 60’ x 20’ & design. R2 AD (2.00) 10/16/14 Add site plans& vicinity maps.R3 AD (2.50) 11/24/14 Add pylonphoto renderings & color call-outs.R4 AD (1.50) 12/23/14 Add satellite/photo survey.

07

Scale: 1/8" = 1'-0"



Scale: 1/8" = 1'-0"

45’-

6”45

’-6”

45’-

6”

28’-

0”28

’-0”

28’-

0”

60’-

0” O

AH

60’-

0” O

AH

60’-

0” O

AH

6’-4

”6’

-4”

6’-4

”4’

-9”

4’-9

”4’

-9”

4’-6

”4’

-6”

4’-6

”3’

-7”

3’-7

”3’

-7”

3’-0

”3’

-0”

3’-0

”5’

-6”

5’-6

”5’

-6”

10’-

8”10

’-8”

10’-

8”

16’-0”16’-0”16’-0”2’-6”2’-6”2’-6” 2’-6”2’-6”2’-6”

21’-0”21’-0”21’-0”

2’-6”2’-6”2’-6”

4’-0”4’-0”4’-0”

Custom fabricated aluminum claddedCustom fabricated aluminum claddedcabinet w/texcote stucco finish. “Elk”cabinet w/texcote stucco finish. “Elk”logo to be FCO aluminum (Colors to logo to be FCO aluminum (Colors to be determined).be determined).

Custom fabricated aluminum claddedcabinet w/texcote stucco finish. “Elk”logo to be FCO aluminum (Colors to be determined).

Custom fabricated aluminum cabinetCustom fabricated aluminum cabinetstructures (stacked) w/4” aluminum retainers structures (stacked) w/4” aluminum retainers & 3” divider bars.& 3” divider bars.

Custom fabricated aluminum cabinetstructures (stacked) w/4” aluminum retainers & 3” divider bars.

Custom fabricated .125” aluminum Custom fabricated .125” aluminum cladded base w/Brown painted texcote cladded base w/Brown painted texcote stucco finish & routed-out & White paint stucco finish & routed-out & White paint filled accent linesfilled accent lines

Custom fabricated .125” aluminum cladded base w/Brown painted texcote stucco finish & routed-out & White paint filled accent lines


Custom fabricated aluminum claddedCustom fabricated aluminum claddedcabinet w/texcote stucco finish. Copy tocabinet w/texcote stucco finish. Copy tobe routed-out, 1” thick FCO clear acrylicbe routed-out, 1” thick FCO clear acrylicpush-thru letters w/vinyl overlay.push-thru letters w/vinyl overlay.

Custom fabricated aluminum claddedcabinet w/texcote stucco finish. Copy tobe routed-out, 1” thick FCO clear acrylicpush-thru letters w/vinyl overlay.

Custom fabricated .080” aluminum Custom fabricated .080” aluminum pole covers w/Terracotta texcote stuccopole covers w/Terracotta texcote stuccofinish & 1½” deep, decorative aluminumfinish & 1½” deep, decorative aluminumchannel accents.channel accents.

Custom fabricated .080” aluminum pole covers w/Terracotta texcote stuccofinish & 1½” deep, decorative aluminumchannel accents.

6’-4

”6’

-4”

6’-4

”

4”4”4”4”4”4”

7’-0

”7’

-0”

7’-0

”9’

-0”

9’-0

”9’

-0”

12’-

0”12

’-0”

12’-

0”1’

-6”

1’-6

”1’

-6”

3’-4”3’-4”3’-4” 3’-4”3’-4”3’-4”15-4”15-4”15-4” 3’-10”3’-10”3’-10”

222

Dunn Edwards #DE5261 “Cashew Nut”(Smooth Finish)

Dunn Edwards #DE6075 “Wood Lake”

(Sand Stucco Finish)

Sherwin Williams #7048“Urbane Bronze” (Sand Stucco Finish)w/White Paint Lines (Smooth Finish)

222111

444

2COLOR SCHEDULE

Scale: NTS

Dunn Edwards #DE5230 “Carrot Cake”

(Sand Stucco Finish)

333

“Black”(Satin Finish)

555

“White”(Lexan Faces)

666

555

333111

111

666

222666

444

Custom fabricated 1½”deep decorative Custom fabricated 1½”deep decorative aluminum channel pole cover accents.aluminum channel pole cover accents.Custom fabricated 1½”deep decorative aluminum channel pole cover accents.

111

37


Exhibit C Sheldon Centre Sign – Sheldon SR-99 Northbound Freeway Sign (EG-14-036) Distribution Plan

38


Exhibit D Sheldon Centre Sign – Sheldon SR-99 Northbound Freeway Sign (EG-14-036) Draft Conditions of Approval



toring


On Going 1. Development and operation of the proposed Project shall be

consistent with the Project Description, Project Plans, and Distribution Plan as provided in Exhibits A, B, and C, incorporated herein by this reference. Deviations from the approved plans shall be reviewed by the City for substantial compliance and may require amendment by the appropriate hearing body.

On-Going Planning

2. The Applicant/Owner or Successors in Interest (hereby referred to as the “Applicant”) shall indemnify, protect, defend, and hold harmless the City, its officers, officials, agents, employees, and volunteers from and against any and all claims, damages, demands, liability, costs, losses or expenses including without limitation court costs, reasonable attorney’s fees and expert witness fees arising out of this Project including challenging the validity of this application/permit or any environmental or other documentation related to approval of this Application.

On-Going Planning

3. This action does not relieve the Applicant of the obligation to comply with all codes, statutes, regulations, and procedures.

On-Going Planning

4. Except as otherwise specified or provided in these conditions, the Project shall conform to the development standards and design requirements adopted by the City, specifically including but not limited to the following:

• The City Zoning Code (Title 23 of the EGMC) • EGMC Chapter 19.12 (Tree Preservation and Protection) • EGMC Title 16 (Building and Construction)

On Going Planning Public Works

Building

39




toring


5. The Applicant shall design and construct all improvements in accordance with the City Improvement Standards, as further conditioned herein, and to the satisfaction of Public Works.

On Going Public Works

SCWA SASD SMUD PG&E

6. The Applicant shall pay all plan check fees, impact fees, or other costs as required by the City, the Cosumnes Community Services District (CCSD), or other agencies or services providers as established by law.


CCSD

7. Approval of this Project does not relieve the Applicant from the requirements of subsequent permits and approvals, including but not limited to the following, as appropriate:

• Grading Permit and Improvement Plan • Building Permit and Certificate of Occupancy • Section 404, 401, 1602, or other State or Federal

environmental permit (if required) • Requirements of the Sacramento Metropolitan Air Quality

Management District • Fire permit • Environmental Management Department approval


Building CCSD SCWA SASD

Improvement Plans 8. The Planning Division shall be notified immediately if any prehistoric,

archaeologic, or paleontologic artifact is uncovered during construction. All construction must stop and an archaeologist that meets the Secretary of the Interior’s Professional Qualifications Standards in prehistoric or historical archaeology shall be retained to evaluate the finds and recommend appropriate action. A note stating the above shall be placed on the Improvement Plans.

Improvement Plans

Planning

40




toring


9. All construction must stop if any human remains are uncovered, and the County Coroner must be notified according to Section 7050.5 of California’s Health and Safety Code. If the remains are determined to be Native American, the procedures outlined in CEQA Section 15064.5 (d) and (e) shall be followed. A note stating the above shall be placed on the Improvement Plans

Improvement Plans

Planning

10. Any trees removed from the site as part of the project will require mitigation consistent with Chapter 19.12 (Tree Preservation and Protection) of the Elk Grove Municipal Code.

Prior to issuance of any permits

Planning

Building Permit 11. The sign shall be located outside of all existing easements. Building Permit Public Works

41

planning commission staff report - city of elk grove · staff report from this meeting has been...

Documents