Planning Commission Staff Reportcityofelkgrove.hosted.civiclive.com/UserFiles/Servers/Server_109585... · Elk Grove Auto Mall SPA Amendment (EG-15-041) February 4, 2016 Page 2 Auto

Planning Commission Staff Report February 4, 2016 Project: Elk Grove Auto Mall SPA Amendment File: EG-15-041 Request: Special Planning Area Amendment Location: South of Elk Grove Blvd/West of W Stockton Blvd SPA APNs: 132-0410-008, -011, -012, -013, -019, -021, -024, -025, -027, -

036, -037, -038, -040, -041, -042, -043, -044; and 132-1100-001, -003, -005, -022, -023, -025, -026, -052, -054, and -055

Sign APN: 132-0410-036 Staff: Nathan Anderson

Sign Property Owner: Applicant: SPA Agent: F. Radich Motors, Inc. Elk Grove Honda 8550 Laguna Grove Dr. Elk Grove, CA 95757

YESCO Signs, LLC Nate Buchaklian (Rep.) 4119 S. Market Ct. #10 Sacramento, CA 95834

Elk Grove Auto Mall, LLC Maggie Tadlock (Rep.) 12211 Pear Lane Wilton, CA 95693

Staff Recommendation

Staff Recommends that the Planning Commission adopt a Resolution making a recommendation that the City Council:

1. Find no further review is necessary under the California Environmental Quality Act (CEQA) for the Elk Grove Auto Mall SPA Amendment Project (EG-15-041) pursuant to Section 15162 (Subsequent EIRs and Negative Declarations) of Title 14 of the California Code of Regulations (State CEQA Guidelines); and

2. Approve a Special Planning Area Amendment, subject to the findings and conditions of approval included in the draft Resolution (Attachment 1).

Project Description

The Applicant is proposing an amendment to the Elk Grove Auto Mall Special Planning Area (SPA) Sign Criteria, which was originally approved by the Sacramento County Board of Supervisors in 1999. The amendment would allow for replacement of the existing 55-foot tall freeway-oriented sign located at 8550 Laguna Grove Drive (APN 132-0410-036) with a new 80-foot tall illuminated changeable copy LED pylon sign on the same parcel. No other modifications are proposed.

Setting

The Elk Grove Auto Mall SPA consists of 28 parcels totaling approximately 110 acres in central Elk Grove. With the exception of 8 parcels which front onto Elk Grove Boulevard which are zoned Shopping Center (SC), all of the parcels within the SPA are zoned Auto Commercial (AC). The majority of these parcels are developed with auto dealerships and auto-related uses, although some of the parcels within the central portion of the SPA are currently vacant. The SPA is highlighted in red on Figure 1.

In addition to parcels located within the SPA, the Sign Criteria and Design Guidelines also regulate 10 parcels totaling approximately 30 acres located adjacent to the southeast which are also zoned AC. Although never formally included in the SPA, this area is known as Elk Grove

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AGENDA ITEM NO. 5.4

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Elk Grove Planning Commission Elk Grove Auto Mall SPA Amendment (EG-15-041) February 4, 2016 Page 2

Auto Mall Phase 3, which is part of the Laguna Ridge Specific Plan. According to the Laguna Ridge Specific Plan Section 3.5.11.1, projects within the AC zoning district are not subject to the City-wide Design Guidelines, but are instead subject to the Design Guidelines and Sign Criteria for the Auto Mall. This area is regulated in blue on Figure 1.

The existing freeway sign is located at 8550 Laguna Grove Drive within the boundaries of the SPA.

Figure 1. Elk Grove Auto Mall SPA and Auto Mall Phase 3 Boundaries

Background The Sacramento County Board of Supervisors approved the Elk Grove Auto Mall Sign Criteria for Phase 1 of the Auto Mall in 1999. These regulations applied to all monument and façade-mounted signs within the Auto Mall. In January 2004, the Planning Commission considered an amendment to the Elk Grove Auto Mall SPA that would allow a 75-foot tall freeway sign with electronic reader board. A Mitigated Negative Declaration (MND) was prepared for the Project, which evaluated an 80-foot tall freeway sign and found that the project-related impacts of an 80-foot tall sign would be less than significant. However, the Planning Commission recommended City Council denial of the freeway sign and recommended a reduced height.

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In October 2005, the Applicant resubmitted sign elevations with a reduced sign height of 55 feet. In May 2006, the Elk Grove City Council approved project EG-02-347, thereby amending the Elk Grove Auto Mall SPA to allow for the establishment of a 55-foot tall freeway sign with electronic reader board and a 20-foot tall project entry sign along Elk Grove Boulevard. The 2006 amendment included requirements that no offsite advertising would be allowed on the electronic reader board sign (consistent with Section 23.62.100 of the Municipal Code), and that the reader board would be off between the hours of 12:00 a.m. to 6:00 a.m. The amended SPA also stated that, as volunteered by the Applicant at that time, 10 percent of the operating time of the electronic reader board shall be dedicated to community advertising. The location and design of the previously-approved freeway sign is included in Figures 2 and 3 respectively.

Figure 2. Approved Freeway Sign Location

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Figure 3. Approved Freeway Sign Design

Analysis

In all standard zoning districts, Section 23.62.100 of the Elk Grove Municipal Code prohibits electronic reader board signs.. However, the section states that the City Council may consider electronic reader board signs on a case-by-case basis as part of a specific plan or special planning area application or amendment. Electronic reader board signs, if allowed by the City Council, are limited to on-site commercial messages only and are not permitted within three thousand five hundred (3,500) feet of each other. As mentioned previously, a freeway-oriented electronic reader board sign was approved for the Auto Mall SPA in 2006.

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The Project proposes two (2) amendments to the Auto Mall SPA. One is a modification to page 11 of the SPA Sign Criteria to revise the allowed maximum height from 55 feet to 80 feet. The second is a modification to page 13, which would replace the currently allowed freeway sign (Figure 5.2 of the document) with the modified freeway sign. The revised Auto Mall SPA Sign Criteria is included as Exhibit B. The proposed revisions are highlighted and underlined.

The proposed amendments would facilitate removal of the existing 55-foot-tall, double-sided electronic reader board sign with approximately 600 square feet of digital display area (300 square feet for each side) and replacing it with a new 80-foot-tall, double-sided sign structure with the digital display area installed at 68 feet in height. The proposed digital display area of the new sign is 1,344 square feet (672 square feet for each side). The proposed signage is included as Figures 4 and 5.

Figure 4. Proposed Freeway Sign Location

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Figure 5. Proposed Freeway Sign Design

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As mentioned in the Background section above, a similar proposal was brought forward in 2004 when the Planning Commission considered an SPA amendment to allow for a 75-foot tall freeway-oriented sign. This Project was ultimately recommended for disapproval to the City Council. However, according to the Applicant, there have been technological advances that may make the sign more desirable for the Planning Commission.

According to information provided by the Applicant, the proposed sign is the most energy-efficient LED display available, having achieved California’s UL Green Leaf Certification. Although the proposed display is larger with a higher resolution, it would use less power than the existing display.

The proposed display will have over six (6) times as many pixels as the current display, which creates sharper, clearer images for viewing. Additionally, the display has an “auto dimming” capability, with over 1,000 levels of light output and the Applicant would limit the light level to 0.3 foot-candles above ambient light levels. The 0.3 foot candle limit is supported by research, which found that an eye illuminance limit of 0.3 foot candles in areas of low ambient electric light is a level that is unlikely to be objectionable to most persons. Thus, this technology would decrease impacts to surrounding areas by adjusting its light levels to correspond with hours of darkness.

A letter from the Applicant which includes key points of the new LED message display and the Energy Efficiency Certification has been included as Exhibit D. This information complies with the Recommended Brightness Levels for On-Premise Electronic Message Centers, which is a compilation summary prepared for evaluating brightness for signs of this type. This report has been included as Exhibit E.

The Applicant has also provided visual simulations which show the proposed signage on both northbound and southbound lanes, as shown below in Figure 6. The full set of visual simulations has been included as Exhibit F.

One of the purposes of the Special Planning Area Sign Criteria is to provide overall project identification that is visible, safe, and noticeable to the motoring public from surface streets and the highway. Based on visual simulations prepared for the proposed Project, while the sign would be visible from surrounding areas, including the Highway 99 corridor, the proposed sign would not be out of character or scale with the uses in the sign’s vicinity.

The Applicant has proposed upgrades to the sign in order to achieve a more modern aesthetic for the Auto Mall. The upgraded sign will employ improved technology and energy efficiency and will continue to adhere to the advertising limits (onsite advertising only) and hours of operation restrictions already in place. The sign proposed is not atypical to digital freeway signs seen elsewhere in the region in terms of size and height. As such, staff has recommended approval of the proposed amendment.

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Figure 6. Visual Simulation – Southbound Hwy 99

Environmental Analysis As stated in the Background section, a Mitigated Negative Declaration (MND) was prepared which analyzed an 80-foot tall freeway sign in 2004. The analysis determined the project-related impacts to be less than significant. CEQA Guidelines Section 15162 (Subsequent EIRs and Negative Declarations) states that a subsequent environmental document is required when a project would result in new significant environmental effects or a substantial increase in the severity of significant effects identified in the original environmental document or when substantial changes occur with respect to the circumstances under which the project is undertaken. At the City’s request, an analysis was conducted by Michael Baker International in order to evaluate changes to the Project or circumstances that result in new significant environmental effects or a substantial increase in the severity of impacts identified in the original MND which have the potential to require a new environmental document. As determined in the letter dated January 7, 2016, and summarized below, no additional environmental review is required. This letter has been included as Exhibit G. The letter states that, in order to determine whether the proposed Project could result in new or more severe impacts, the City must consider whether substantial changes have occurred with respect to the circumstances under which the Project is undertaken. While some development has occurred in the vicinity of the Project site, residential uses located east of the site across

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Highway 99 were present at the time of the original SPA Amendment and were considered in the MND. There are no other changes in context that would affect the proposed Project. With respect to changes in the Project from impacts which were analyzed by the MND, the proposed sign would be larger than previously assumed (672 square feet versus 480 square feet). However, given the scale of the buildings in the Project vicinity, the size of the proposed sign would not substantially change the character of the area, though lighting of a larger sign could change effects related to light and glare. As discussed previously, the proposed sign is of higher resolution than the existing sign with six times as many pixels, so the images would be more legible than the existing sign at lower light levels. Further, the 0.3 foot-candle limit is supported by research, which found that an eye illuminance limit of 0.3 foot-candles in areas of low ambient light is a level that is unlikely to be objectionable to most persons. Thus, with light limits proposed by the applicant, the proposed sign would not generate light levels that would adversely affect daytime or nighttime views in the area. The MND analyzed a sign height of 80 feet and included Mitigation Measure Aesthetics-1, which called for a reduction of height in the sign so that it would not dominate views along Highway 99, subject to review and acceptance by the Planning Director. The mitigation measure did not specify the ultimate height required to achieve this requirement. Although the pylon for the currently-proposed sign would be 80 feet, the proposed sign face would top out at 68 feet, which is 12 feet shorter than the sign which was analyzed by the MND. Therefore, this design would comply with Mitigation Measure Aethetics-1. In conclusion, the height of the proposed Project complies with the MND mitigation measure to reduce the height from 80 feet, while achieving the purpose of the SPA, without overwhelming the character of the area. Thus, there would be no new or more severe impacts. The Project is therefore categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15162 (Subsequent EIRs and Negative Declarations) of Title 14 of the California Code of Regulations (State CEQA Guidelines). The Project is consistent with assumptions contained in the Elk Grove Auto Mall SPA Sign Criteria MND, and the circumstances under which the Project will be undertaken have not substantially changed such that new or more severe impacts would occur. Therefore, no further environmental analysis is required.

Letters from Commenting Agencies

The Project was routed to various City, County, and State agencies. Comments received were either addressed through the processing of the Project or incorporated as Conditions of Approval. These conditions have been compiled as Exhibit C in the attached Resolution (Attachment 1).

Recommended Motions

Should the Planning Commission agree with staff’s initial recommendation, the following motions are suggested:

“I move that the Planning Commission adopt a Resolution recommending that the City Council find the Project exempt from CEQA pursuant to State CEQA Guidelines Section 15162; and approve the Auto Mall SPA Amendment Project (EG-15-041), subject to the findings and conditions of approval contained in the draft Resolution (Attachment 1).”

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Attachments

1. Draft Planning Commission Resolution Exhibit A - Project Description Exhibit B - Revised Auto Mall SPA Sign Criteria Exhibit C- Conditions of Approval

2. Letter from Applicant – LED Brightness Levels 3. Recommended Brightness Levels Report 4. Photo simulations 5. Letter of CEQA Consistency – Michael Baker International

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RESOLUTION NO. 2016- February 4, 2016

A RESOLUTION OF THE CITY OF ELK GROVE PLANNING COMMISSION RECOMMENDING

THAT THE CITY COUNCIL CONSIDER A SPECIAL PLANNING AREA AMENDMENT TO THE SPA SIGN CRITERIA

FOR THE ELK GROVE AUTO MALL

EG-15-041 8550 LAGUNA GROVE DRIVE

APN: 132-0410-036

WHEREAS, the Development Services Department of the City of Elk Grove received an application on September 29, 2015 from YESCO Signs, LLC (the Applicant), in cooperation with the Elk Grove Auto Mall, LLC (the Agent) requesting an SPA Amendment to the Elk Grove Auto Mall SPA Sign Criteria; and

WHEREAS, the Elk Grove Auto Mall SPA is located on real property in the

incorporated portions of the City of Elk Grove more particularly described as APNs: 132-0410-008, -011, -012, -013, -019, -021, -024, -025, -027, -036, -037, -038, -040, -041, -042, -043, -044; and 132-1100-001, -003, -005, -022, -023, -025, -026, -052, -054, and -055; and

WHEREAS, the Project qualifies as a project under the California Environmental

Quality Act (CEQA), Public Resource Code §21000-§21189.3, but is exempt; and WHEREAS, Section 15162 (Subsequent EIRs and Negative Declarations) of Title 14

of the California Code of Regulations, (State CEQA Guidelines) provides an exemption from CEQA for projects which have been previously analyzed; and

WHEREAS, Planning staff recommended the Planning Commission recommend to

the City Council consideration of an SPA Amendment to amend the Sign Criteria of the Elk Grove Auto Mall SPA; and

WHEREAS, Planning has considered the project request pursuant to the Elk Grove

City Zoning Code, and all other applicable state and local regulations; and

WHEREAS, the Planning Commission held a duly noticed public hearing on February 4, 2016, 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 that no subsequent environmental review is necessary for the Elk Grove Auto Mall SPA Amendment Project (EG-14-041) under §15162 (Criteria for Subsequent EIRs and Negative Declarations are not met) of Title 14 of the California Code of Regulations based upon the following finding:

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ATTACHMENT 1

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Planning Commission Resolution – Resolution 2016-XX | February 4, 2016 Elk Grove Auto Mall SPA Amendment (EG-15-041) Page 2 of 23

Finding: No subsequent environmental review is necessary for the Elk Grove Auto Mall SPA Amendment Project (EG-14-041) pursuant to State CEQA Guidelines Section 15162 (Subsequent EIRs and Negative Declarations). Evidence: The City has reviewed the Project and analyzed it based upon the provisions of the State CEQA Guidelines. In January 2004, the Planning Commission considered an amendment to the Elk Grove Auto Mall SPA that would allow a 75-foot tall freeway sign with electronic reader board. A Mitigated Negative Declaration (MND) was prepared for the Project, which evaluated an 80-foot tall freeway sign and found that the project-related impacts of an 80-foot tall sign would be less than significant. With respect to changes in the Project from impacts which were analyzed by the MND, the proposed sign would be larger than previously assumed (672 square feet versus 480 square feet). However, given the scale of the buildings in the Project vicinity, the size of the proposed sign would not substantially change the character of the area, though lighting of a larger sign could change effects related to light and glare. The proposed sign is of higher resolution than the existing sign with six times as many pixels, so the images would be more legible than the existing sign at lower light levels. Further, the 0.3 foot-candle limit is supported by research, which found that an eye illuminance limit of 0.3 foot-candles in areas of low ambient light is a level that is unlikely to be objectionable to most persons. Thus, with light limits proposed by the applicant, the proposed sign would not generate light levels that would adversely affect daytime or nighttime views in the area. The MND analyzed a sign height of 80 feet and included Mitigation Measure Aesthetics-1, which called for a reduction of height in the sign so that it would not dominate views along Highway 99, subject to review and acceptance by the Planning Director. The mitigation measure did not specify the ultimate height required to achieve this requirement. Although the pylon for the currently-proposed sign would be 80 feet, the proposed sign face would top out at 68 feet, which is 12 feet shorter than the sign which was analyzed by the MND. Therefore, this design would comply with Mitigation Measure Aethetics-1. The Project is consistent with assumptions contained in the Elk Grove Auto Mall SPA Sign Criteria MND, and the circumstances under which the Project will be undertaken have not substantially changed such that new or more severe impacts would occur. Therefore, no further environmental analysis is required.

AND, BE IT FURTHER RESOLVED, that the Planning Commission of the City of Elk Grove is recommending the City Council consider an SPA Amendment to the Elk Grove Auto Mall SPA amending the Sign Criteria. The foregoing Resolution of the City of Elk Grove was passed and adopted by the Planning Commission on the 4th day of February 2016, by the following vote:

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AYES: NOES ABSENT: ABSTAIN: ATTEST:

Sandy Kyles, PLANNING SECRETARY

George Murphey, CHAIR of the PLANNING COMMISSION

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Exhibit A Elk Grove Auto Mall SPA Amendment (EG-15-041) Project Description


PROJECT DESCRIPTION The Applicant is proposing an amendment to the Elk Grove Auto Mall Special Planning Area (SPA) Sign Criteria, which was originally approved by the Sacramento County Board of Supervisors in 1999. The amendment would allow for replacement of the existing 55-foot tall freeway-oriented sign located at 8550 Laguna Grove Drive (APN 132-0410-036) with a new 80-foot tall illuminated changeable copy LED pylon sign on the same parcel. No other modifications are proposed.

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EXHIBIT A

Elk Grove Auto MallSpecial Planning Area -

Sign Criteria

Prepared forElk Grove Auto Mall Dealers Association

May 24, 2006Revised March XX, 2016

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EXHIBIT B

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Table of Contents

Purpose …………………………………………………………………. 1Scope ……………………………………………………………………………. 11.1 Owner/Tenant Responsibility …………………………………………….. 11.2 Indemnification …………………………………………………………….. 11.3 Design Goals ……………………………………………………………….. 2

Sign Permits and Installation …………………………………………………. 32.1 City Approval……………………………………………………………….. 32.2 Permits ……………………………………………………………………… 32.3 Installation …………………………………………………………………. 3

A. Construction Specifications ……...…………………………………….. 3

Dealership Sign Guidelines ……………………………………………………. 53.1 Prohibited ……………………………………………………………………53.2 Miscellaneous Owner/Tenant Signage ……………………………………. 5

A. Temporary Promotional Signs ……………………………….………. 5B. Construction and Real Estate Signs ………………………………….. 6C. LC Zone Signs …………………………………………………………. 6

3.3 Sign Setback ………………………………………………………………… 63.4 Dealership Identification Signs ……………………………………………. 63.5 Secondary Dealership Signage …………………………………………….. 7

A. Accessory Signs …………………………………………………………7B. Rear Wall Signs …………………………………………………………7C. Directional Signs ………………………………………………………. 7

Project Entry Signage …………………………………………………………. 84.1 Exhibit A: Project Entry Sign Locations……………………………… 94.2 Exhibit B: Auto Center Drive Entry Monument Sign………………….. 10

Freeway Visible Signage ………………………………….…………………… 115.1 Exhibit C: Freeway Sign Location……………………………………...... 125.2 Exhibit D: Freeway Sign………………………….………………………. 13

Amendments …………………………………………………………………... 14

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1Purpose

The purpose of this Signage Program is to insure that the character of signage forthe Elk Grove Auto Center is presented with integrity and creativity whilemaintaining a congruent appearance throughout the project. These guidelinesestablish standards that will insure consistency while providing sufficient flexibilityfor tenants to identify themselves with creativity and diversity, and to provideoverall project identification that is visible, adequate, safe, and noticeable to themotoring public from surface streets and the highway. Pursuant to Section 6.2 ofthe Elk Grove Auto Mall Design Guidelines, this Program will supersede theSignage provisions of Section 6 of said Guidelines.

Scope

These Criteria apply to AC-zoned of the Elk Grove Auto Mall in Phase I, II, and III.Business identification signs located in the LC Zone on Lots 1-4 shall be submittedto and approved by the Association and the City and are subject to the signregulations set forth in Zoning Code section 335-20. Any such signs are encouragedto be architecturally compatible with and utilize building materials similar to thesigns and buildings within the Auto Mall.

1.1 Owner/Tenant Responsibility

It is the responsibility of the tenants in the auto mall to present to the Elk GroveAuto Mall Owners Association (“Association,” hereinafter) and the City designdrawings for approval prior to installation of any sign. Owners/tenants must obtainproper sign permits before installation of any exterior identification signs.

1.2 Indemnification

The Association or Successors in Interest shall hold harmless the City, its CouncilMembers, its Planning Commission, officers, agents, employees, and representativesfrom liability for any award, damages, costs and fees incurred by the City and/orawarded to any plaintiff in an action challenging new signs, illuminated signs,renovations or any environmental or other documentation related to approval of theElk Grove Auto Mall Special Planning Area–Sign Criteria. Applicant furtheragrees to provide a defense for the City in any such action.

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1.3 Design Goals

A. Provide clear identification of the existence of an appropriate access route forthe Auto Mall to potential customers traveling on Highway 99 and Elk GroveBoulevard.

B. Provide entry signage that identifies the entries and contributes to an invitingand dramatic entry matching the unique nature and scale of the Auto Mall.

C. Provide the opportunity for tasteful, controlled, but reasonable, identification ofvehicle dealers and vehicles offered for sale within the Auto Mall, whileminimizing visual impacts on adjacent perimeter streets.

D. Provide a thoughtful, integrated system of internal direction signs for theconvenience and safety of customers and employees.

E. Meet all factory signage requirements, including use of logs and trademarks.

F. Provide for adequate internal dealership signage and on the dealership buildingfasciae, allowing for proper identification of dealership name/names, vehiclemake, franchise logos, service entries, parts departments, sales entries, etc.

G. Minimize potential for future uncertainty or dispute regarding application orinterpretation of the applicable ordinances, rules, design standards, orguidelines.

H. Provide for an integrated system of type styles, logos and motifs for Auto Mallsign elements. Keep in mind that the Dealers are mandated by theirmanufacturer to use their logos and colors.

I. Utilize construction materials that reduce sign maintenance requirements.

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2Sign Permits and Installation

Owner/tenant shall submit to the Association for approval three sets of detailed drawingsindicating the location, size, copy layout, materials, colors, illumination, and method ofinstallation. The plans must also include building elevations showing the location of signs orany building and a plot plan showing the location of the tenant in the project, as well as anyfreestanding signs proposed.

The Association has the right to refuse or ask for revisions of the Owner/tenant’s submittal.Owner/tenant will need to resubmit unless plans are approved with conditions.

2.1 City Approval

Owner/tenant shall submit the required number of sets of plans to the City, including one setof Association approved plans.

2.2 Permits

All City required permits shall be obtained by Owner/tenant prior to installation.

2.3 Installation

All Owner/tenant signs shall be permitted, constructed, and installed at Owner/tenant’sexpense. Tenants shall be responsible for proper installation and maintenance of their signs.Owner/tenant’s sign contractor shall be licensed by the State of California and shall carryWorkman’s Compensation and Public Liability insurance for damage or injury to anyperson or property while engaged in the construction or installation of any signage.

A. Construction Specifications

All signs shall meet or exceed all applicable codes and City requirements.

These guidelines notwithstanding, Owner/tenants may utilize corporate logo ortrademarks and/or prototypical signs and graphics.

All electrical signage shall bear the Underwriters Laboratories (UL) label of approval.

Electrified signage shall be connected to the Owner/tenant/s house panel and becontrolled by a time clock or energy photocell.

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All building penetrations required for sign installation shall be neatly sealed andwatertight. Color and finish of attachments and sealants shall match adjacent exteriorfinishes as closely as possible.

Sign surfaces shall be flat without bulges or other deformities, except where raisedlettering or patterns are incorporated into logo or trademark signs. Welded seams onsign faces shall be finished smooth.

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3Dealership Sign Guidelines

3.1 Prohibited Signs

Roof signs erected on the roof of the building and supported by the roof structure

Portable signs

Animated signs, other than electronic message centers, unless approved by the City

Signs which simulate any traffic or signal sign

Signs erected without approval from the Association or City

Single pole dealership identification signs

Signs, the lettering of which is intended to be read vertically

3.2 Miscellaneous Owner/Tenant Signage

In addition to other signs allowed by these guidelines, Owner/tenants shall provide allrequired address, entry, exit and disabled accessibility signs required by code and localordinance. A standard format shall be used for permanent identification signage for hoursof operation, street address, open/closed, etc.

A. Temporary Promotional Signs

The intensely competitive nature of the automobile business involves periodic and seasonalpromotions, including new model introductions and factory incentives, etc. By locating inthe auto mall, which is well-screened from the general public’s view, dealers’ promotionalgoals can be achieved while minimizing visual impact. Toward this end, banners, flags, andother promotional materials are permitted, provided they meet the following criteria:

1. Materials shall be limited in height so as not to be visible to motorists orpedestrians outside the mall along surface streets. In any case, no temporarypromotional display shall exceed 20 feet in height, nor shall any tent, tent signs,or sandwich board-type signs be allowed.

2. Temporary displays shall be in keeping with the goals of providing an exciting,attractive, and tasteful environment for the sale of automobiles.

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3. No flying inflatable displays or signs shall be allowed, except that balloons nogreater than 18” in diameter may be affixed to vehicles on display.

4. No signs which emit odor, noise, or visible matter (other than light) shall bepermitted.

5. Grand opening signage shall not exceed 30 days within the fist 180 days ofbusiness.

6. Sales event signage is permitted for a period of 30 days per calendar year.

B. Construction and Real Estate Signs

Temporary construction and real estate for lease and for sale signs shall be permitted inaccordance with City code, not to exceed 32 square feet in area per sign. See Zoning Codesections 335-01 and –02.

C. LC Zone Signs

Business Identification signs located in the LC Zone on Lots 1-4 shall be submitted to andapproved by the Association and the City and are subject to the sign regulations set forth inZoning Code section 335-20. Any such signs are encouraged to be architecturallycompatible with and utilize building materials similar to the signs and buildings within theAuto Mall.

3.3 Sign Setback

Dealer monument signs in the AC zone shall be set back from the street no closer than 10’measured from back of curb and shall be located in the landscaped maintenance easementfor each parcel.

3.4 Dealership Identification Signs

Each dealership may have one monument sign and one fascia sign per street frontagecontaining the manufacturer’s name, logo(s) and/or dealer’s name, e.g., Super DealDodge/Chevrolet/Mazda/GMC, etc.

Monument signs shall be:

Located within the landscaped Setback zone described above, no closer than 75’ to anyother dealership identification sign, and no closer than 40’ to the common boundarybetween dealerships.

Ten (10) feet in height (including the base) and twelve (12) feet in width.

Architecturally compatible in design with and utilize building materials similar inappearance to the buildings for that dealership.

Fascia signs shall:

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Be internally illuminated channel letters with a maximum height of 36” per letter exceptfor a manufacturer’s logo sign.

Be consistent with and use the dealer’s manufacturer’s logo identity and colors.

Include corporate logos or trademarks where appropriate.

Not extend beyond the roof line or top of the parapet of any building.

Maximum sign area allowed shall not exceed the underlying zoning code.

3.5 Secondary Dealership Signage

Owners/tenants may also install the following signs.

A. Accessory Signs

Accessory signs and uses are those which are accessory to and supportive of a car dealership.Accessory signs identifying Parts and Service departments, Body and Detail shops, New andUsed Auto Sales, and other similar accessory products and services available on the site, etc.,are allowed, provided there shall be no more than one such identification sign per use, not toexceed to 36” in height per letter. Accessory signs shall be wall-mounted and may be flat,channel letters, vinyl, metal, plastic, acrylic, wood, or other permanent sign material, exceptfor banners, and shall be mounted appropriately, but may not be painted on walls.


B. Rear Wall Signs

One rear wall building sign is permitted for each dealership. Rear wall signs shall beconstructed as fascia signs as set forth in Section 3.4 above.


C. Directional Signs

Directional signs, not to exceed one per entry, are allowed within the Setback area, asrequired by the dealer for the purpose of providing directions to the location of new cars,used cars, truck sales, parts or service departments or for other uses on the site.

Signs may include the name(s) or logos of the manufacturer(s) as needed to provide cleardirectional information to the public. Directional signs shall be monument-style signs, not toexceed 4’ in height and 5’ in width, and shall be designed so as to be complementary todealership identification signs.

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4Project Entry Signage

Three project entry signs are permitted to be located in a landscaped “island” median asshown on Exhibit A. One sign shall be installed in the main entryway to the project on AutoCenter Drive south of Elk Grove Boulevard; one sign may be installed at the southeasternentry to the Auto Mall (West Stockton Boulevard.); and the other may be constructed inLaguna Grove Court, east of Laguna Springs Drive, if and when access to the Auto Mall viaLaguna Springs Drive occurs. The signs shall have a maximum height of 20 feet. Thesignage design for the entry monument signs shall match the sign elevation as shown inExhibit B.

Prior to the issuance of any building permit for either the freeway or entryway monumentsigns, whichever occurs first, any Auto Mall dealership utilizing a public address (PA)system shall submit an acoustical analysis to the Planning Department for review andapproval. If the PA system exceeds ten decibels (10dB) in excess of the local ambient noiselevel at any point outside of the perimeter of the Auto Mall plane, the use of the PA systemshall cease.

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4.1 - Exhibit A: Project Entry Sign Location

Project Entry Sign

Project Entry Sign

Project Entry Sign

Elk GroveNissanElk Grove

Infiniti

ACURA

DODGE

Volkswagen

Elk GroveHonda

Elk GroveChryslerJeep

Toyota

Toyota

Audi (Pending)

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10

4.2 - Exhibit B: Auto Center Drive Entry Monument Sign

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11

5Freeway Visible Signage

One freestanding freeway project identification sign is permitted and shall be located at thesoutheast corner of the Honda Dealership site as shown in Exhibit C. The signage design forthe freeway project identification sign shall match the sign elevation as shown in Exhibit D.The sign shall not exceed 55’ 80 feet in height.

The electronic reader board associated with the freeway project identification sign shall beturned off between the hours of 12:00 a.m. through 6:00 a.m. As volunteered by theApplicant, ten percent (10%) of the operating time of the electronic reader board shall bededicated to community event advertising.

New technology for the electronic reader board may be reviewed and approved by the Citywith staff recommendations. No further amendments to the Elk Grove Auto Mall SpecialPlanning Area-Sign Criteria will be required.

Prior to the issuance of any building permit for either the freeway or entryway monumentsigns, whichever occurs first, any Auto Mall dealership utilizing a public address (PA)system shall submit an acoustical analysis to the Planning Department for review andapproval. If the PA system exceeds ten decibels (10dB) in excess of the local ambient noiselevel at any point outside of the perimeter of the Auto Mall plane, the use of the PA systemshall cease.

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12

5.1 - Exhibit C: Freeway Sign Location

Toyota

Freeway Sign Location

Elk GroveNissanElk Grove

Infiniti

ACURA

DODGE

Volkswagen

Elk GroveHonda

Elk GroveChryslerJeep

Toyota

Audi

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13

5.2 - Exhibit D: Freeway Sign

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13

5.2 – Exhibit D: Freeway Sign

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13

6Amendments

Amendments to these criteria may be made as approved by the Association and shall be submitted to theCity for approval.

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Exhibit C Elk Grove Auto Mall SPA Amendment (EG-15-041) Conditions of Approval


Conditions of Approval Timing/ Implementation

Enforcement/ Monitoring

Verification (date and Signature)

On-Going 1. The Project approved by this action is for a Special Planning Area (SPA)

Amendment to modify the previously-approved Elk Grove Auto Mall SPA Sign Criteria, as specifically described in Exhibit A and as illustrated in the Project plans in Exhibit B. Deviations from the approved SPA shall be reviewed by the City of Elk Grove (City) for substantial compliance and may require amendment by the appropriate hearing body.

On-Going Planning

2. This action does not relieve the Applicant or the Property Owner of the obligation to comply with all codes, laws, statutes, regulations, and procedures.

On-Going Planning

3. The Applicant/Property Owner and any 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 approval or any environmental or other documentation related to approval of this Application.

On-Going Planning

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

• The Elk Grove Zoning Code (Title 23 of the EGMC)

On-Going Planning Engineering

5. The Applicant shall pay all applicable plan check fees, impact fees, or other costs as required by the City, the Cosumnes Community Services District (CCSD), Sacramento Area Sewer District (SASD), Elk Grove Water District (EGWD), or other agencies or services providers as established by law.

On-Going Planning, Engineering,

Building Finance,

CCSD, EGWD, SASD

32

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EXHIBIT C

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Exhibit C Elk Grove Auto Mall SPA Amendment (EG-15-041) Conditions of Approval


Conditions of Approval Timing/ Implementation

Enforcement/ Monitoring

Verification (date and Signature)

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

• Grading Permit and Improvement Plan • Building Permit and Certificate of Occupancy • Requirements of the Sacramento Metropolitan Air Quality

Management District • Fire permit • SASD Design Standards for on-site and off-site sewer construction.

On-Going Planning, Engineering,

Building, CCSD, EGWD, SASD, EGWD

SMAQMD

7. Advertising shall be limited to products and services located within the Elk Grove Auto Mall only. No offsite advertising shall be allowed on the electronic reader board sign, with the exception of up to 10% of the operating time, which may be dedicated to community advertising.

On-Going Planning

8. The electronic reader board sign shall be turned off between the hours of 12:00 a.m. through 6:00 a.m.

On-Going Planning

9. Illumination levels of the sign must comply with the “Recommended Brightness Levels for On-Premise Electronic Message Centers”, which is included as Exhibit E.

On-Going Planning

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34

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ATTACHMENT 2

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RecommendedBrightness Levels for On-Premise

Electronic Message Centers

(EMC’s)

A Compilation Summary with Extracts from Industry Reports • December 2010

35

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ATTACHMENT 3

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INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2

EXECUTIVE

SUMMARY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4

RECOMMENDED

LANGUAGE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6

SIX STEPS:

EMC BRIGHTNESS LEVELS . . . . . . . . . . . . . . . . . . . . . .7

1

ISA • International Sign Association • A Summary Report on EMC Brightness Levels

1

Table of Contents

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2

Electronic Message Centers (EMC’s)


One of the more interesting types of signage that is becoming increasingly popular is on-premise electronic message centers, or EMCs. You may have heardEMCs being referred to as changeable message displays or digital signs.

EMCs are not digital billboards, which advertise a good or service that is located away from where the sign is located. Rather, EMCs are digital signs that arelocated on the premises of the business, and that advertise goods and services that are provided at the location.

There is often confusion regarding on and off-premise digital signs. However, EMCs and digital billboards have very distinct capabilities and purposes, eachtargets a specific audience and each has traditionally been treated under separate legal and regulatory regimes. For the purposes of this publication, we are focusingsolely and exclusively on EMCs.

EMCs that are too bright can be offensive and ineffective. EMC brightness is an issue where sign users, the sign industry, and the planning community havea common goal: ensuring that EMCs are appropriately legible. We know the messages that these signs convey can be rendered unattractive and perhaps evenunreadable if they are programmed too bright.

That’s why many sign companies recommend to their customers that in order for these signs to be most effective, their brightness be set at such a level to bevisible, readable and conspicuous.

2

Electronic Message Center (EMC)/on-premise sign advertising an automobile business that is located at the place of business

Digital billboard/off-premise sign advertising an automobile business away from where thesign is located

Introduction

37

EMCs and digital billboards have very distinctcapabilities and purposes, each targets a specific

audience and each has traditionally been treatedunder separate legal and regulatory regimes.

3

Introduction

In 2008, the International Sign Association (ISA) retained Dr. Ian Lewin of Lighting Sciences to help the industry develop scientifically-researched, understandablerecommendations for EMC brightness. Dr. Lewin is a past chair of the Illuminating Engineering Society of North America (IES), and is greatly respected withinthe lighting field. His work for ISA was conducted with the input of experts within the sign industry. Dr. Lewin’s full report can be found at www.signs.org.

As a result of this research, the recommended brightness level for on premise EMCs is 0.3 foot candles above ambient light conditions when measured at an appropriatedistance. This is a lighting level that works in theory and in practice.

The research and the recommendations contained in this report pertain only to EMCs, not traditionally internally illuminated signs, such as these channelletter and neon signs below. EMC’s use a different lighting technology than most of these types of signs, and as such the scientific approach differs.

You can rest assured that the information contained in this publication is relevant, appropriate and workable for determining EMC brightness levels.

We have provided six short steps to help guide the process and recommended statutory language. If you need further assistance, feel free to contact ISA at (703)836-4012 to answer any of your EMC brightness questions.


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1. Overview of the importance of ensuring appropriatebrightness.

Electronic displays that are too bright can be offensive and ineffective.There are significant advantages to ensuring than an electronic display isnot overly bright. These advantages include:

» Conservation of energy

» Increased life expectancy of the electronic display components

» Building goodwill with the community

» Ensuring the legibility of the display

It is in the best interest of all stakeholders to ensure that electronic displaysare sufficiently bright to ensure clear legibility, while at the same time avoidinga display that is overly bright.

This summary has been developed to assist stakeholders concerned with development of brightness standards for large-format,electronic displays used for on-premise sign applications. This summary comprises:

1) an overview of the importance of ensuring appropriate brightness,2) technology utilized to ensure appropriate brightness,3) recommended brightness standards, and4) brightness measurement methodology.

2. Technology utilized to ensure appropriate brightness.

Most electronic displays are designed to produce sufficient brightness toensure clear legibility during daylight hours. However, daytime brightnesssettings are usually inappropriate for nighttime viewing. The following generalmethods are used to dim an electronic display for appropriate nighttimeviewing:

1. Manual Dimming. Using this method, the sign operator dims thedisplay in response to changing ambient light conditions.

2. Scheduled Dimming. Sunset-sunrise tables allow an electronic displayto be programmed to dim at the same time that the sun sets andrises. This method is generally acceptable, but is more effective whenused as a backup to automatic dimming controls capability, such asphotocell technology.

3. Photocell Technology. An electronic display that utilizes photocelltechnology can automatically dim as light conditions change. Aphotocell sensor alerts the display to adjust brightness according toambient light conditions.

ISA Electronic Message Display Brightness Recommendations

ExecutiveSummary

Most electronic displays are designed to produce sufficient brightness to ensure clear

legibility during daylight hours. However, daytime brightness settings are

usually inappropriate for nighttime viewing.

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ISA Electronic Message Display Brightness Recommendations

35

...it is recommended that EMC’s not exceed 0.3 footcandles over ambient lighting conditions when measured at the recommended distance,

based on the EMC size.

3. Recommended brightness standards.

ISA commissioned Dr. Ian Lewin of Lighting Sciences, Inc. to developbrightness criteria for on-premise electronic displays. Dr. Lewin is a leadinglighting expert with over thirty years experience in the lighting industry.

Dr. Lewin recommended the development of brightness criteria based on theIlluminating Engineering Society's (IES) well-established standards pertainingto light trespass, IES Publication TM-11-00. The theory of light trespass isbased on the concept of determining the amount of light that can spill over(or "trespass") into an adjacent area without being offensive.

As a result of his research, Dr. Lewin recommended two different brightnesssettings based on whether the EMC was located in an area of high or lowambient light. After field testing and utilizing Dr. Lewin’s recommendations,it was determined that using the more conservative recommendation isappropriate in areas of both low and high ambient light. In order to simplifyDr. Lewin’s recommendations, and to take a more reasonable approach to ensurethat EMC’s are sufficiently visible but not overly bright, it is recommendedthat EMC’s not exceed 0.3 footcandles over ambient lighting conditionswhen measured at the recommended distance, based on the EMC size.

4. Brightness measurement methodology.

There are two generally accepted measures of brightness in the sign industry;illuminance and luminance. Illuminance, the preferred method, is a measureof the amount of light intercepting an object at a given distance from a lightsource and is measured in footcandles or its metric equivalent, lux. Illuminancecan be measured with a footcandle meter (also know as a luxmeter), which arerelatively inexpensive ($100-1000) and commonly available. The footcandlemeter should be accurate to two decimal points for accurate measurements.The second method, luminance, is an absolute measure of the amount ofbrightness that is being emitted from a light source and is usually measuredin candelas per square meter, also known as "nits." Luminance can be measuredby use of a “nit gun”, which are expensive (~$3,000) and difficult to procure. Thepreferred method of measurement is illuminance using a footcandle meterbecause a measure of luminance fails to account for ambient light conditions.

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6

“

”

10 3215 3920 4525 5030 5535 5940 6345 6750 7155 7460 7765 8170 8475 8780 8985 9290 9595 97100 100110 105120 110130 114140 118150 122160 126170 130180 134190 138200 141220 148240 155260 161280 167300 173

AREA OF SIGN MEASUREMENTsq. ft. Distance (ft.)

SIGN AREA VERSUS MEASUREMENT DISTANCE

1. Electronic Message Center (EMC) Criteria: The illuminationof an EMC shall conform with the criteria set forth in thissection.

A. EMC Illumination Measurement Criteria: The illuminanceof an EMC shall be measured with an illuminance meter setto measure footcandles accurate to at least two decimals.Illuminance shall be measured with the EMC off, and againwith the EMC displaying a white image for a full color-capable EMC, or a solid message for a single-color EMC.All measurements shall be taken perpindicular to the face ofthe EMC at the distance determined by the total squarefootage of the EMC as set forth in the accompanying SignArea Versus Measurement Distance table.

B. EMC Illumination Limits: The difference between the offand solid-message measurements using the EMC MeasurementCriteria shall not exceed 0.3 footcandles.

C. Dimming Capabilities: All permitted EMCs shall be equippedwith a sensor or other device that automatically determinesthe ambient illumination and programmed to automaticallydim according to ambient light conditions, or that can beadjusted to comply with the 0.3 footcandle measurements.

D. Definition of EMC: A sign that utilizes computer-generatedmessages or some other electronic means of changing copy.These signs include displays using incandescent lamps,LEDs, LCDs or a fliper matrix.

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6

Recommended LegislativeLanguage

* For signs with an area in square feet other than those specifically listed in the table(i.e., 12 sq ft, 400 sq ft, etc), the measurement distance may be calculated with thefollowing formula: Measurement Distance = Area of Sign Sq. Ft. x 100

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STEP 3

DETERMINE THE MEASUREMENT DISTANCE.

Using the total square footage found in Step 2, look up the measurementdistance in the table provided in the Recommended Legislative Language onpage 6, to determine the distance to measure the brightness of the EMC.The distance should be measured perpendicular to the EMC sign face. Theuse of a measuring wheel is the most convenient way to measure the distance.

7

STEP 1

OBTAIN AN ILLUMINANCE METER.

Purchase or otherwise procure an illuminance meter. Most city/county trafficdepartments have an illuminance meter, which are also referred to as lux orfootcandle meters (lux is the metric measure of illuminance; footcandles is theEnglish measure of illuminance). The illuminance meter must have the abilityto provide a reading up to two decimal places and must be set to read foot-candles. It is preferred to have an illuminance meter with a screw-mount thatallows the sensor to be mounted on a tripod. A tripod ensures that the highlysensitive sensor is held perfectly still; otherwise it may be difficult to obtainan accurate reading.

If you do not have an illuminance meter, the Konica Minolta T-10 is a high qualityilluminance meter that works well. However, other less expensive illuminancemeters may also provide adequate results. The International Sign Associationhas no affiliation with Konica Minolta.

STEP 2

DETERMINE SQUARE FOOTAGE.

Determine the square footage of the face of the electronic message sign(EMC) by multiplying the height and width of the EMC. This informationmay be available in a permit application, or can be determined by physicallymeasuring the height and width of the EMC. Do not include the sign facesquare footage attributable to any additional static signs associated with theEMC (if applicable).

How to Measure the Brightness of an Electronic Message Center (EMC)

7


7

Six STEPS:EMC Brightness Levels

42

STEP 4

PREPARE THE DISPLAY FOR TESTING.

Ensure that the EMC is programmed to alternate between a solid white (orin the case of a monochrome display – the solid color of the display) messageand a blank message. You may wish to have a requirement that the signowner cooperate with testing by programming the EMC for testing uponwritten notice.

STEP 5

USE AN ILLUMANCE METER TO MEASURE THE BRIGHTNESSOF THE EMC.

Mount the sensor of your illuminance meter to a tripod and orient the sensordirectly towards the face of the EMC at the measurement distance determinedin Step 2.

STEP 5 [CONTINUED]

Ensure that the illuminance meter is set to measure footcandles up to twodecimal places. As the display alternates between a solid white message and an“off” message, note the range of values on the illuminance meter. If the differencebetween the readings is less than 0.3 footcandles, then the brightness of thedisplay is in compliance. If not, the display will need to be adjusted to a lowerbrightness level using the manufacturer’s recommended procedures.

STEP 6

ENSURE THAT THE DISPLAY CAN ADJUST TO DIFFERENT AMBIENT CONDITIONS.

Inspect the sign to ensure that it incorporates a photocell or other technologyto ensure that the display can adjust according to ambient lighting conditions.

How to Measure the Brightness of an Electronic Message Center

8

As the display alternates between a solid white message and an “off” message, note the range of valueson the illuminance meter. If the difference between the

readings is less than 0.3 footcandles, then the brightness of the display is in compliance.

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Recommended Brightness Levels for On-Premise Electronic Message Centers

1001 N. FAIRFAX STREET, SUITE 301

ALEXANDRIA, VA 22314

703.836.6067 PH

703.836.8353 FAX

WWW.SIGNS.ORG

44

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Rev. / Date / Designer

Design Approvals

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1/2 Mile Away from Pylon Sign


1/4 Mile Away from Pylon Sign 45

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SOUTHBOUNDHIGHWAY 99

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1/8 Mile Away from Pylon Sign 47

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48

MBAKER IN TMBAKER IN TMBAKER IN TMBAKER IN T LLLL . COM.COM.COM.COM 2729 Prospect Park Drive, Suite 220, Rancho Cordova, CA 95670

P: (916) 361-8384 F: (916) 361-1574

January 7, 2016

Nathan Anderson, Associate Planner

CITY OF ELK GROVE

8401 Laguna Palms Drive

Elk Grove, CA 95758

RE: ENVIRONMENTAL DOCUMENTATION FOR THE AUTO MALL SIGN SPA

Dear Mr. Anderson:

Michael Baker International reviewed the application for the SPA Amendment to modify the Elk Grove

Auto Mall SPA Sign Criteria to determine the appropriate level of environmental review required under

the California Environmental Quality Act (CEQA). As documented below, we determined that

additional environmental review is not required.

Project Understanding

The Project applicant is requesting an SPA Amendment to modify the Elk Grove Auto Mall SPA Sign

Criteria to allow construction of an 80-foot-tall illuminated changeable copy LED pylon sign to replace

the existing freeway pylon sign located at 8550 Laguna Grove Drive (Assessor’s Parcel Number 132-

0410-036). The existing sign is approximately 55 feet tall with a total sign area that measures 19 feet 10

inches tall by 24 feet 3 inches wide. The proposed sign would be mounted on an 80-foot pylon, which

would be painted charcoal grey, with a 14-foot-tall by 48-foot-wide electronic sign at a maximum of 68

feet. The sign itself would include a full-color LED display with auto-dimming capable of providing over

1,000 levels of light output. The Project applicant proposes to limit illumination from digital signs to 0.3

foot-candles above ambient light measured 250 feet from the sign face. The LED technology in the

proposed sign would allow it to run cooler than the existing sign, so less power would be required.

Project Background

In January 2004, the Planning Commission considered an amendment to the Elk Grove Auto Mall

Special Planning Area Sign Criteria (SPA Amendment) that would allow a 75-foot-tall freeway sign with

electronic reader board and the accompanying Mitigated Negative Declaration (MND). The MND

evaluated an 80-foot-tall freeway sign and found that the project-related impacts of an 80-foot sign

would be less than significant. The Planning Commission recommended City Council denial of the

freeway sign and requested that the City Council consider the height for the project entry sign. After

the recommendations by the Planning Commission to reduce the height of the sign to 55 feet, the

applicant revised the sign design and reduced the height of the freeway sign from 75 to 65 feet prior to

the February 18, 2004, City Council meeting.

On February 18, 2004, the City Council adopted the Elk Grove Auto Mall Special Planning Area

Mitigated Negative Declaration (MND) and approved the proposed SPA Amendment at that time. The

Council found that the project would not have a significant impact on the environment and the MND

49

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ATTACHMENT 5

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City of Elk Grove

RE: Environmental Documentation for the Auto Mall Sign SPA

Page 2

adequately addressed environmental issues related to the development of the Elk Grove Auto Mall

Special Planning Area project site, which includes the freeway sign.

In October 2005, the applicant resubmitted sign elevations to City staff with a sign height of 55 feet. In

February 2006, City staff facilitated a meeting with the applicant’s representatives and a selected group

of the concerned public that were present at the City Council meeting. The purpose of the meeting was

to present the new sign design elevations for the freeway and project entry signs and to promote

discussion between the parties. Among the items discussed, and upon which a consensus was reached,

were that a sign height of 55 feet is acceptable without the electronic reader board and that the

location of the sign was acceptable. A 55-foot sign was then constructed.

Legal Standards

CEQA Guidelines Section 15162 specifies the type of documentation required when changes are

proposed to a project. CEQA Guidelines Section 15162 states:

(a) When an EIR has been certified or a negative declaration adopted for a project, no subsequent EIR

shall be prepared for that project unless the lead agency determines, on the basis of substantial

evidence in the light of the whole record, one or more of the following:

(1) Substantial changes are proposed in the project which will require major revisions of the

previous EIR or negative declaration due to the involvement of new significant environmental

effects or a substantial increase in the severity of previously identified significant effects;

(2) Substantial changes occur with respect to the circumstances under which the project is

undertaken which will require major revisions of the previous EIR or negative declaration due to

the involvement of new significant environmental effects or a substantial increase in the severity

of previously identified significant effects; or

(3) New information of substantial importance, which was not known and could not have been

known with the exercise of reasonable diligence at the time the previous EIR was certified as

complete or the negative declaration was adopted, shows any of the following:

(A) The project will have one or more significant effects not discussed in the previous EIR or

negative declaration;

(B) Significant effects previously examined will be substantially more severe than shown in the

previous EIR;

(C) Mitigation measures or alternatives previously found not to be feasible would in fact be

feasible, and would substantially reduce one or more significant effects of the project, but

the project proponents decline to adopt the mitigation measure or alternative; or

(D) Mitigation measures or alternatives which are considerably different from those analyzed in

the previous EIR would substantially reduce one or more significant effects on the

environment, but the project proponents decline to adopt the mitigation measure or

alternative.

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Page 3

(b) If changes to a project or its circumstances occur or new information becomes available after

adoption of a negative declaration, the lead agency shall prepare a subsequent EIR if required under

subdivision (a). Otherwise the lead agency shall determine whether to prepare a subsequent

negative declaration, an addendum, or no further documentation.

(c) Once a project has been approved, the lead agency's role in project approval is completed, unless

further discretionary approval on that project is required. Information appearing after an approval

does not require reopening of that approval. If after the project is approved, any of the conditions

described in subdivision (a) occurs, a subsequent EIR or negative declaration shall only be prepared

by the public agency which grants the next discretionary approval for the project, if any. In this

situation no other responsible agency shall grant an approval for the project until the subsequent EIR

has been certified or subsequent negative declaration adopted.

(d) A subsequent EIR or subsequent negative declaration shall be given the same notice and public

review as required under Section 15087 or Section 15072. A subsequent EIR or negative declaration

shall state where the previous document is available and can be reviewed.

Section 15164 of the CEQA Guidelines includes situations when a subsequent or supplemental EIR is not

required. CEQA Guidelines Section15164 states:

(a) The lead agency or responsible agency shall prepare an addendum to a previously certified EIR if

some changes or additions are necessary but none of the conditions described in Section 15162

calling for preparation of a subsequent EIR have occurred.

(b) An addendum to an adopted negative declaration may be prepared if only minor technical changes

or additions are necessary or none of the conditions described in Section 15162 calling for the

preparation of a subsequent EIR or negative declaration have occurred.

(c) An addendum need not be circulated for public review but can be included in or attached to the final

EIR or adopted negative declaration.

(d) The decision making body shall consider the addendum with the final EIR or adopted negative

declaration prior to making a decision on the project.

(e) A brief explanation of the decision not to prepare a subsequent EIR pursuant to Section 15162 should

be included in an addendum to an EIR, the lead agency's findings on the project, or elsewhere in the

record. The explanation must be supported by substantial evidence.

CEQA Guidelines Section 15162 states that a subsequent environmental document is required when a

project would result in new significant environmental effects or a substantial increase in the severity of

significant effects identified in the original environmental document or when substantial changes occur

with respect to the circumstances under which the project is undertaken. The analysis below evaluates

changes to the Project or circumstances that result in new significant environmental effects or a

substantial increase in the severity of significant effects identified in the MND.

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Analysis

The proposed Project is consistent with the adopted General Plan. The proposed amendments to the

Elk Grove Auto Mall Special Planning Area Sign Criteria are consistent with state law and the City’s

Zoning Code. The Zoning Code allows Special Planning Areas to provide certain unique and imaginative

provisions to land use regulations and development standards. The proposed Project will not conflict

with the General Plan.

As noted above, to determine whether the proposed Project could result in new or more severe

impacts, the City must consider whether substantial changes have occurred with respect to the

circumstances under which the Project is undertaken. While some development has occurred in the

vicinity of the Project site since the SPA Amendment was approved, the nearest sensitive receptors to

the Project site, residential uses located east of the site across State Route (SR) 99, were present at the

time of the SPA Amendment and were considered in the MND. There are no other changes in context

that would affect the proposed Project.

With respect to changes in the Project, the proposed sign would be larger than assumed in the MND

(672 square feet versus 480 square feet). However, given the scale of the buildings in the Project

vicinity, the size of the proposed sign would not substantially change the character of the area, though

lighting of a larger sign could change effects related to light and glare. The proposed sign is of higher

resolution than the existing sign with six times as many pixels, so the images would be more legible

than the existing sign at lower light levels. In addition, the proposed sign is capable of generating over

1,000 levels of light output and the Project applicant would limit the light levels to 0.3 foot-candles

above ambient light levels. The 0.3-foot-candle limit is supported by research, which found that an eye

illuminance limit of 0.3 foot-candles in areas of low ambient electric light is a level that is unlikely to be

objectionable to most persons (Lewin, Ian. 2008. Digital Billboard Recommendations and Comparisons to

Conventional Billboards). Thus, with light limits proposed by the applicant, the proposed sign would not

generate light levels that would adversely affect daytime or nighttime views in the area.

The MND analyzed a sign height of 80 feet and includes mitigation measure Aesthetics-1, which calls

for a reduction in height of the sign so that it does not dominate views along SR 99, subject to review

and acceptance by the Planning Director. Although the mitigation measure does not specify the

ultimate height required, the applicant amended the application requesting a 65-foot-tall sign, which

was approved by the City Council in February 2004. Although the pylon for the currently proposed sign

would be 80 feet, the proposed sign would top out at 68 feet, 3 feet taller than previously approved.

One of the purposes of the Special Planning Area Sign Criteria is to provide overall project identification

that is visible, safe, and noticeable to the motoring public from surface streets and the highway. Based

on visual simulations prepared for the proposed Project, while the sign would be visible from

surrounding areas, including the SR 99 corridor, the proposed sign would not be out of character or

scale with the uses in the sign vicinity. The height of the proposed Project complies with the MND

mitigation to reduce the height from 80 feet, while achieving the purpose of the SPA, without

overwhelming the character of the area. Thus, there would be no new or more severe impacts.

The proposed Project is consistent with assumptions contained in the Elk Grove Auto Mall Special

Planning Area Sign Criteria MND, and the circumstances under which the Project will be undertaken

have not substantially changed such that new or more severe impacts would occur. Therefore, no

further environmental analysis is required.

52

City of Elk Grove


Page 5

Please contact me at (916) 361-8384 or [email protected] with any questions regarding the

level of analysis for the Project.

Sincerely,

Patrick Hindmarsh

Project Manager

Cc: Patrick Angell

53

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