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Home My WebLink About071-020-009»Y�r�+ � � i r � ,�.;:;-t �' r�� nr �M, � r t�.3"1 — . i is ��. .i,,, -v �, it � .c, �`ia i14 �i� ' � i.. A publication for subscribers to the APA Planning Advisory Service SO - From on -premise 5 munitieso billboards differently VY� it providesa justification for totally 'prohibit signs,nding billboards, On -premise signs typically represent the „ Billboards only way to identify the:'business. Thus; total prohibition afcin-pm be a violation of a merchanVs fly iyn Browne First ,mendmert right to free speech, Also, an premise Ca. u i Ion and offend aur senses sgr;s are an accessory to a use already permitted by zones Biliboards care obstruct v s when improperly located along sceni ohmgme c alp a=�din i n� -bo rdsuhow ves, they r can be cons considered as alidi t n c�busi- (lential areas, arid, -occasionally, i!� c _ tiustrial areas. i�fany, communities have tried to solve' Hess, and, Uke any other busineonirig a1lriWs tthe �exclu- thcse problems by totally or partially banning bill- throughof, a the Zgpecioning ordinance, u, where that- would brtards.''�Nith varying dewikhs]ef success,, the al challengesbkolboar on these be a nusan asi {iIfla bus Nessand' usa such as billboardssce n be Industry has countered g on of rohibited. ally local prohibitions. Currently,'" itfor set f Univ prohibition Universally ac- � own to be a nuisance �n al, zones, it can between u tifica _ d the distinc _. i t ted s - ave ac a _te p 1 Most courts h P billboards. Many PAS subscribers have requested clarification on -premise and off -premise signi�. However, there is a und the of the legal grounds for regulating billboards and far lead ctibone n to ben"arbiitrrary an Capri lous f'Metro- an examines of lera't regulations, This Memo briefly exam- d s i�nes legal arguments for and agairtist billboard regu- it3edia, Iric, b. CRY of Des t'lai#tes (325;N�E.2d 59i�� lal„+Hers excerpts from local ordinances that par- Justifications for Total �Prohibittons �aib, n, �hibit billboatds; and provides a reading' list, 1 Aesthetics, There have beep two landmark cases on Incliis r ` 'eferences to�:legal issues not Covered here. .,' ' � tics a,rgumehk. In the�1964 case, (lofted Adiser- '` III considerations ` - y the aesthe Tl1e most „npgrtant legal cbnsid for plan Hers inter ed In billboard reguiatinri ure: _ tisirtg Company , iVic'turhen (198 A;2d 4.47), the New between on -premise and lerSeSUpreme Court Upheld -an -ordinance excluding all • Establishing a distinction billboards solely or''ne basis of aesthlotics. Although",the off; ped ise signs, thereb enablin billbtrards to'be i that austrial and, y _. g billboards in giies. on were located regulated asa bus nesse commercial areas, the court reasoned t small and - -justifying total or -partial prohibition,.. primarily residential community can irrotect its residen- - + tial frriage by torears ItWei in j6hij, ally ezclsiding billboards. In most instances, t}i federab' government has apes in COutcioor Adverits'ril; Bnaed ( 9tN '2d 7C J,i thetIvlas States to regulate billboards as'they see fit `The sta''I and sachus , turn, typically give re9ulato' esp sn rail goeto or an ordta inance excluding billboards fro n arsuburban es rolinty gvernments. 1`he have lead in winning law suits has depended oil the extent dential` cu a on side and hat a`cter of an iarea�i said,the of the billboard prohibitions and the philosophy of par The pop court. does hot deter mine Whether a municipality can to= ticular'state Courts, tally pr6hibit*blilboards, tivery coinrnunity has the right Ori-I�remise and Of-�Premi&o Signs ioh crea_'te an enviroiime t Foxe aesthstically pleasing to i nt _. y, courts In New $i l�onrr�ll yp. call attest- residents and visitc5rsk rice Meechants t hall • use an on site s g ` p °Hon to the type of business conducbteddin�handbFhel ding, billboard exclusianu tan be justified on aesthetics alotie4l An, on-site sign is incidental to the g nesse itis not a. separate and distinct land use or business, The; billboard ern uStry batt attempted to counter the p g y g diGtinrtion In runtrast, an Off= rernt;e sign can be dateddto the between ohaesthetldg rpren�ist' and offiprenliSe signs beeoines in- uieans of advertising that i5 ;not directly rel)hibitloh "of land use of the int on which it Is located, An off,,Pt6Mkeac- is, Ihotsolely oh te the aesthetic, ltprbient that dist ngUs ing situ is a separate and distinct bit5rness.Sihce i sf cesSory to a building, or a business on the err oriame fol at on whit:h ln billbt !lid oards gree �s `arl�lt ary and, e�fiolatesr Ihes signs gd is jrJctt+d, "'bllbuar'd" is sliply a gen An;endrnenk gUararttc'e of cgkial prb',ectlr?in, nJlr3st irouits, cuff=premise sLgn. `Phis distirctian brtwea=.n- on -premise suns and Off howeUer, �havtt disagreed and feSiYnd the dist#netiuh lsrerrtlse billboards i important becauss! It aliou%s oorh arcep'ablea grlr><ericafn'plainning Associatipn,131-3 East 60t1� S .,Chit;ago;1LX0637 { d Aesthetics Tied to Other ArgtltEents. tri states where and structural characteristics of the billboard as long as courts have not accepted the aesthetic argument alone;. the content is not restricted, municipalities have resorted to other justifications, The Size of Community, The degree ofinfluenc6 that'size two most common are traffic safety and preservation of and character of ;a community have on billboard pray property values. hibiti%rns Will, as indicated earlier; depend largely upon Same courts agree that, enhancing a community's ap-' the attitude of a 'skate court, In some states courts will pearance will, in 'turn, improve the community's eco-' be more likely touphold total prohibition 10small.resi- no mit base. Otherscourts insist that a clear distinction be dential communities rather than in big titles; This is made between aesthetics and economics, Regulators based on theargument that billboards are creatures of must persuade these courts that their community's pri- the commercial district and are incongruous With the maty justification for banning billboards is the preserva- character of residential areas, Therefore, billboards lo- tion of property>alues—not the aesthetic enhancement cared in residential areas may have a negative impact on of the area, This argument tends" given considerable property values.. If a small community is primarily resi- weight, since the . preservatior mperty values is dential, many courts find a total ban on billboards a clearly an objective of zoning and uvedwithinthe, accepted reasonable move to protect the value sof the dominant use of the police power, land use in the community. Some communities have successfully argued that driver However; this argument has not been too helpful .for safety is in ?fUndarrt;ental'conflict with roadside advertis- big cities, since residential land uses do not dominate inf,. Theoretically, safe driving in highly popJ.rlated tom- to such a great.extent. Also, the,billboard industry, facedr mocial dis'fricts and on highways requires the constant with potentially large investment'losse5, is more likely to attention of the driver. Billboards, designed to tempo= challenge total prohibitions in big cities. Recently, the racily divert,a driver's attention to advertise a product, Colorado 'Supreme Court invalidated a Denver ordt- cao indirectly lead',to serious traffic accidents, in the ab; nahce totally banning billboards; And'a similar San Diego ixance of contradictory statistical evidence, courts usually, ordinance, once upheld!, by the California Supreme ,ti c pt this'logic. Court, is being reheard on the basis that it violates 'the Considerations for Regolating Billboards First Amendment, Conrpenscrtion. The Highway Beautiffcatian Act of Pira Ari endment Argument, The "b111baard industry' 1965 introduced another consideration into the decision has argued' that tEtal prohibition- of biliboarcls'vialates of Whether to completely, or partially ban billboards; the First Amendment right to freedom of speech. The; the act required states to pass legislition, prohibiting all ;5uprerrie Court, in the 1976 case Virginia Borrel of Phar- autefioor advertising within b60 feet of interstate and pri�, maey V. Vfrginin Citizens Corisurrrer Coitns it 1425 U,5 many highways and rights-of wa}; exemptions included' y48j, ruled, that commercial speech is protected ;by the, advertising signs in zoned' and urtzoned commercial.4' d, Frrs Arnen�c merit because the ree flow 'o cominercial industrial areas; directional and r�.kher official signs; sale- information may be as much in the public's Interest as signs; and on-premise signs State,:and local governineirts other types-af infa,rmation, were particularly 'hit by the requirement that eompenW Furthermore, the court'stresed that regulations which cation be paid for the removal of existing and noncori� effectively :deny an advertiser access to �an alternative forirrng �rllboards, I�rior to the; act, removal _of bill- forth of 4o mL do violate the adverkiser's First boards was regarded as a function of the police power of Arrtenurtnent rights This ruling tnderstgres fhe mpor- state and local governments, which meant that no Com- tante of distinguishing between the regulation of oh. pensat%oii Was required, Since the federal government`. premise and off-premise signs, 11illboards rarely repre- failed to appropriate a Sufficient amount of %finds to sent the sola means of advertising a business or product,' imp�l+ rn�tnt this prograrm Few billboards have been' The: apposite is true of onspremise signs, removed. It should be noted that thin does not give outdoor ad� A On amendment to the act mandated compensa, vertisers a free hand, as they still trust show that their tion for the removal of all nonconforming billboards-' y advertising interests are greater than the interests of those _, not Just those covered under the acts This amendment who wish .to create an aesthetically pleasing environ- Was an unprecedented restriction on the authority of mr nt. nity may regulate the location Also, the Comrct�° state and 'local ctverri eats to me ulate land-Ehrough g The PAS Marro is a tnotrthly publicallott for su6cribtr tri the irlartning Advlsr,ty Service, subscriptPrrtt: w s*earchsrrvicr rtf the A merit an f"i nningAsSariattrtYt: Izrael Stallman, l xr cuti�e;t?irertotp Ftanlc . a�'+a, r9epuEy Cxeculi�t+Yt irecterc C3avida�, Ntij eria, oitecior of 1�oscarc11, , T* PAS Me^no is produtul nE AtjAr Sylvia Lewis, PublicaUtttr_a i�irvdor; Joel Werth, Lditor,116Abe"th Ciniet'on, led I�arith-5pei'shts, Asi tafit, t:clEtets C s�rytighl igribby AtheVicoh Plah0rig AsKCicittojii, 13M h. 60th'8t.„ Chiryt;Ey, IL 64637, 'the AErterlca`n pl.iomhp, AbSa-Kiiitfon Iran hoaEh ` quarter of'fices;rs 1,176 iylossotW;ttt� Ave , j`i.��r,y V�'a'shiingtohr X2003e, All tights ti 5qr�°erl, NO part nl, EhE� pitl#lic�tittn a > ♦a Eeprctdut rd zit uEiii�ed in any "Ctyrrrt Orr by arty rrte tnz, electtcrrlic tat trtcchante 1, ttiy tiudE►Eg photpcopyit+�, recording, oe by tiny ,. ,aatiklii cttara�+e qt triEripvt) wyatetn. tvi(h�tut petmissik,n in t�Yiitiri frarti;'the ilmeTlrart i�iygrinlnAA%oCj4iio <I 4 „ i t1wirpolifg powers. lay implication, even if a court ups decisions, does it. seem reasonable; to expect thaCa, }iolilsI-P�lol ban, a community will havehocompensate total ban will be trpheld7 eJd1l?fill)ogrd owner. This can bean expkmalve operation, lgt+y I �gfsiatJon. Every state except South Dakota has if the answer to any of the above questions is 'negative, z^,;tt''iocr�, advertising laws that co►riply with the act. a cornnunity might wish to consider the, option of par- 50mie slates, including Colorado, Oregon, Vermont, Bally prohibiting billboards. Washfngtott, and. Wyoming, have ref;ulations :intended tthi far (tcytrndthe minimal federal r�,r(uiremettts. Veryarfial D'rohibitionm s: Saple R�!gtilations mons and'Qregan are noteworthy since they totally prow In Communities where the billboard industryhas a hibit, iraditipnal billboards but also provide an Itorrrative large investment, or in states where total bans have rem foro) of ad`�ertisirtg�-an important teats re to assure that crsived little support, partial regulation of billboards may the billboard industry's first Amendment rights are be the most' effective method of,controI. Although ordi- pri)t'noted, nances,vary considerably in length and complpxiky, here U] the late 1960's, Vermont commkttcd itself to remove aro some'standard ordinance'prijvisions. int, fall existing billboards and to replacing thorn with a, Deffnftforts. Jackson, Mississippi, defines an off - dual lnfonnatlon system for notorists� first, the start premise sign as "'a commercial advertising signor strut- uscg standardized slghs (all black with white reflective lure which advertises a business,product or service, not lekta„rings - The signs display a series isf t;ytribals repFe ctn Ut t�fFercd on the premise on which subject 'sign is,- sencing certain goods and services, and under each syn--- bilil the names of up to three establishments are lfsced, The f3aitle .Creeks Michigan, ;ordinance is more expert - An ejstabllshment;also may u!;e its obit logo. Limitations swot "'A sign that' advertises a business, person, activity, are place], on the number of tlmes any single establish- goods, products. or services, or directs persons to a d l- meelt may.bo listed, fent rat las tition frons Wiierti the sign is installed, alsocom- Th seeded aspect of, Vermont`s sign 6ystern is the use mot known as a 'billboard,' 'off-site,' or 'outdoor of $]lyra plazas along major highways, In addition to havy advr rtising'sign," ing roffoom facilities, comprehensive travel information tdCatibtz of 5igtta. ?�4 t corri nunities that allow bill'- In the: form of detailed regional reaps, guide books, and: boards restrict them 'to hr,avily commercial and indus= maps of the highway system, the plazas include large trial areas. ffairfax County, Virginia, has chosen an even bulk4fru ]shard displays. The Vermont Travel lnforma,- more restrictive approach: "Outdoor advertising signs "tion ounell charges adverlisers:, an annual sok. fee for shall be located only in an 1-5 or i -b Distract as a tate- maintaining plaques on the displays. All plaques area gory bspcial exception use granted by the.board," mand trd 6. x 6 inches, S.Pib aek RegUirervents. These requirements vary Con. Orefl()n"y 'dual sign information system, unlike U'rr, siderably among ordinances, although, at, the very least, - mo:ni'er, uses "logo boards" at'expressWva inter hanges, Mast billboards 're subject to the -minimum yard require= Merchant's in the businesses located neazsn inte'ieectlott menu of'the zoning district in which they tarel'lbcateti', can display their logos an. the boards, Although the tnfor4 Battle Creek's aroinance requires azo -foot setbackft'otn mabort 1on each sign is limited, the system tends to work all property lines and a 100400t setback from all resi= Well, The only drawback is the federal limitation on the den;sal, public, and semipublic structures, Fairfax riumbt;r' af'cifficial sins that can be located In orae area; County establishes a °m t�imom-200-foot setback from If ltf way interchanges are close together, some rrier- 4 'residential i feet billboards witport chants ar unable ,to obtains ace oh board, p irest ri ht -6f- y l La of .the ne" � g vay line of the airport access inti t ontrast to Vcrrnonr;and brogon,' the outdd.or ad= road, an interstate highway or federally maintalned verkisin,g law in Illinois lends to'perpetuto traditional � parkway, or within 7S feet of the nearest right�of-way sitln$y its l;ifghwa.y Advertising,' Control Act not only line of any arterial street, Jackson requires 15 -Foot sot- p4�rmlts, but also 'authorizes, off preirtiso advertising„ backs from all types of sttrets, The one exceptionis When In iv'nm�ity y y g all bili` the nearest within 1170 feet is set back further lrrrtart;s must consider the followingiquiestiohsban �buildiing than a,S feet, then the billboard ►must be set ]lack the same distance as the building, 51gns that stand between two. •`b till an ordinance based on aesthetic justif%cation buiidiris within 1.00 feet of the sign structure shall eat be; altar o Wvithstand the scrutiny of the state cciUr s, or closer tet any street eight -or -way- than ate imaginary line orsho; o the aesthetle iustlfication Abe linked to, a drawn from the nearest front e6mer of the two buiid safety bt economic argument?, Ill )act sOn also `requires conftir#tiance urith Ehe. Federal Care the cominunity afford the cost,` of removing. Act of 1.965t in addition, restrictio'hs are trade cin''the 'of(, premise signs froth any areas within 500feciE of an inlet= t'xis4ing billboards and 'eornpensotcng the radver- state iht'ctthange, tlsers� spacfrig� f equiri'mOttts. Some Ordirt,rlCes state spacR, If billboards ere totally fanned will lather forms ref ing requiremento In terms of diska o, between billboards, vti ith distarices bet�roen blhlir ;{rrl, a,` ig highways risual-` advertlslhg be availzl"'A to the billboard owner? ly lyreator 'chart along strket: , Ordinances also expfess .And flnasiy, after, cUtripleting a thorough analysis of s acln' re p g p g guiremenks ih t«� tris of tither on remise signs (battleCreek): streef frontage County), stats" statules, 'enabling iri;issation, attd kstate-court 6,thairfax,, ,and signs ern the othet;side of t;hestreet (Okla'horrta city$" g V %Leight. Height x7,`6ctions tend to range from 25 to 50 flet, Height is u4Mually measured from the of the has,shown little Interest in fighting these procedures in'' grade street or From the grade at tiye billboard site, court, Billboard design and construction materials should; - SiaQ in Area. The size of billboards can be expressed also be regulated. To assure that billboards will with in terms of surface area or total area. In either ease, most ordinances limit their size to between 550'and 750 stand both normal and exceptional climatic conditions,, square ` feet, One exception is double-faced signs,''which tend to 'The structural controls specifying design standard; and con- strpOl'on materials should be located in a community's he larger. Fairfax County ordinance states; "Out= door advertising; signs may be single-face, but no struc< building Codes, This will ;protect' the public. safety and turemay contain more than two signs not exceeding a encourage ,the ct,ristruckion of billboards that will 'not deteriorate. total area of 825'square feet per facing." s ' Clearance: Ordinand6s willY P Y Additional Reading mini,mum clearance the billboard between five end 15 AllettA Bolin, Mercedes F, Bilatto, Thadeus Cobart. feet from the ground. ll1ur-Whatio,H. Jackson allows illuminated billboards, A Legal HaMbook far Billboard Control, Slanfard Environmental haw Society, CA 04305 but the lighting; cannot exceed 330 fogtamberts, Battle .Stanford, 1,476, :78 pp, Creek al exce lows, "a single electrical, or illuminated sign not- eding 300 square feet per premise;"' Oklahoma t<arcri Claus and R. jaittes Claus: A Sign Use'r's Guide: -A- A city City eequires illumination from dusk to midnight. Marketing Aid. Institute of sign Research, 4020 Fabian, Mnintenahce, Given the nature :of billboard location War, Pato Alto CA 92304. 1979, 209 pp. Qr',.ltirt.es. and Construction, special maintenance requixtments may Claus can be reached at the Sign Institute' by _callis,g' 415-856_8383.] be necessary. Oklahoma City requires that visible backs bq stiltably painted,or otherwise covered to present a neat and clean appearance, and that "the area around American .Law instltute-"American Bar' As'xoci5tion: The Compensativrt lisit Theorfes oj' for and (remise signs shell be'kept clean, and all Scrub brash and fall grass etc. shall be cleared away to a distance of 'Liability paln,ages fro►n Ptamtiittg gnd Lwid-Use Controls, 4025 :Chestnut St., Ph ladelphia PA 19104.: five feet to the rear and sides of structures as well as to March 19Sb:; 4x4 pp the front property, line, and if on a corner, both property lines." Other, ordinances rely on a single sentence in- Chat;les F: Floyd. "Billboard Control Under the Highway str�tcting the owner to maintain the"area around t he sign Beautification Act," ouenal o the America": 1'Lgnnr J f ng , in a neat and clean condition Association, 'Vol, 45 No: 2 A o t pri11 79, rOugh these methods, some domftiunit e8have sucl "Anaheim's Approach to the Problem of Billboard IZe ceecltt,d In limiting the number Qf billboards and in mak laEfan,'k Development Services Department, Cite Hall, --,I. Ing; t{ieiii relatively unobtrusge> T,he l�illboa"rd inlusEry -- Anahejttl, CA 92805. August 1.965. BULK AATC' -- U.S.POSTAd — -, PAi b Chicago, 111 Permit' No.4342' , M I Athdrilci§n Planning Associatian,1313 t"ast 60th St.; Chicago, IL 60637 °. s,. Formed in 1978, combining the former Agricultural Re- North Centrad Regional Center for Rural Development' search Service, Cooperative State' Research Service, the Cooperative Extension Service, and the National Agri- Iowa State University 103 Curtis cultural Library, Among other responsibilities, SEA con- Hall Ames, 1A.5011 ducts research Eor the improveme6t and management of 515-294-8397 natural resources. Ron Powers, Director ' AssQraaaons of ' Governments Conducts research and publishes repos is on rural Bevel- opment issues in the region.' National Association of Counties : 1735 New York Ave:, N.Vy, st R Northeaegional Center for Rural bevelo�imeet Washington,' DC 20006 Cornell University 202-783-5113 293'Roberts Hall Bernard, tri Hillenbrand, Executive Director Ithaca, NY 14853 Provides technical assistance in the areas of adn inistia- 607-256-7743 Lee. M, ,Day, Director tion; management, criminal justice, cornrziu thy dt:vel- oprrient, and solid waste ma_nageme�it; organ1 es.confer- Conducts_ research and publishes reports on rural Bevel- ences and wo p- rksho s. _. sues in region. o m - P en is -" National Association of Regional Councils Rxsearch Dev elopment Center 1700 K St., N.W. ZR'ural egee Institute Washington, IJC 26006 Tuskegee'Institute, AL 36088 202-462-0265 205-727-8575 -` Mchatd C. Hartman; Executive Director - Paul Wall, Director Promotes regional councils, .provides technical assis- Conducts sociological studies dealing with the eE>`ect of Lance and educational services to members• conducts. r the' "technical agricultural revolution" on rural commu- research; publishes newsletters aiid reports,. nitres+ National Association of Towns an d Townshi Southern Rural Development Center 1521 16t h St., N W. Washington? DC 2006 Mississippi State University PDQ, Box 5406 202-462-0205 State College, M5,39762, - - Barton D. Russell; &ecutive Director 001`325-3277 0- Provides technical assistance to inernbtrs, ,conducts William W: Linderl Director workshops and holds conferences;, issues policy state- Conducts research ,and publishes reports on rural ments of concern to township administrators, development, University R+esearclt Ynstdtrates Western Aur,.! Detilopmeat Center . Center %or Social Research and Development Oregon State: Universit g y 307'aienslt�n Hail; UniversitI of DenverCorvallis, Ok"97331 Spruce Hall 503-754-3 21 2142 S" High St. Denv er C4 80208 Russel Y�:t�mans, Director s 303-753-3464 Cal dueB eseareh:and publishreports on rural Bever- F, Edward C, 8aumheier. Director oprnertt issraesr Conducts research related to human services In rural America; The PA5 Mer►ro is a,tnontlily publlrattot4 for subscrlbers'to the Planning Advisory Serv'Wei a $uion.rrseaich strNice of the American PlanntitgAssocistlon:Israel 5tollrrtait. FacecuHve D►recior; Frank 5. So; v ",F.xmitive director; bavld R Mosena, bimctor of Research„ Y wa Lrwi' `tkte A5 Memo is produced at APA S I 3, Pulillcatiuns bisector; Gr, o'ry Longhin . editor; E lames peters, Adele Rothblatt, - Assistant Editors. pyright 0 1981 b American P Association 1313 t 60th 5f , didca o, IL 60637, charters ottiees at i776 Massachusetts A r,� N.W„ ashing3 g The,Atneiican PlaiutIng Assuciatlon has head• on, bC�Uo36 All rights reserved, No'-art of thi3 publlaat%ori tna tie reproduced or ullllred in any iormrlr , any means, electri nic be mechanical. lhdii 1 tris photocopying, recording, or by any tninrtriation storage or rctrieJai'system without;permjssion in writing from the A,rterjean �~ Assor3ation. Planning , 2 ' '. - S mall Towns institute .. International Conference of Building Officials ' P.O. Box 517 5360 S. Workman Mill Road K, Ellensburg, WA,98926 Whittier, CA90601 509-925-1830 213-694-0541 Clayton C. Denman, Executive Director James Bihr, Executive. Director , Serves as a general clearinghouse For natipnal into rn a- Publishesresorts on 'residential construction techniciues tion relating to small communities in rural areas., and building inspe,tion procedures; prepares model ordinances For housing and'building=codes; provides pre= Conservation.of Ame rice` Sessional assistance. }� - 7515 N E Ank n Rad' Ankeny, A 50021 National Trust for i-iistoric' Preservation 5 5-289-2331 1785 Massachusetts Ave., N.W. Larry Davis, Acting Director Washington; DC 20036 Membership organization paomoiing good land-use 242-6.'34000 planning in ruralareas, Michael Ainslie, President Produces publications and films that include the' preser- Related Organizations _ vation of small towns and rural sites.r Association of A vierican Indian Affairs, Inc.,Southern Building Code, Congress international 432 Park Ave. South Brown-Marx Bldg. New York, NY 10016 900 Montclair Road 212-689-8720 Birmingham, AL 35213 Stephen Unger, Eiiecudve.Director 205-591-1853 Provides, legal, technical, and financial assistance pro- W: G:' Vasvary, Executive Director grams d Indian communities: Publishes model housing and build il7g codes. B,tdldinR O.Ificials and Code Administrators (BOCA) Transportation research Bt6�rd 1792b S. HalstedSt, 2101 Constitution Ave.; N.Vl+: Horrtewood, IL 6.tJ43QWashington, DC 20418 31249942300 Clarence R, Bechtel, Executive Director 202-393-81,00 Thomas Dean, Executive Director Publishes .model building+ plumbing, and eledrical codes; technical assistance; organizes confer- , p rtahon".informations rural provides ncludirnl trans ortationaissue g p s, ences. Conservation Foundation Urban Land Institute 1090 Vermont Ave., N,W. 18x8.L,St.1 N.W. _ - Suite300 - - - Washin tit, DC 20036: 8° Washi'nton, OC 20005 i02-797•-4300 William dC: Reilly, President 202-2894500, Ronald Rumaugh, Executive Vice -President Conducts o,esearch on rural land-use planning; environw mental Issues,, coastal, forest, and water resources; pal= Conducts research aid sponsors workshops on lard-use lotion and toxo substance control; energy: and timronmental topics of interest to rural planners. Housing Assistance Council, Inc. 1\�isc "elle;teous ,ons Ave., N.W, Congressional`kilial Caucus , Su2� Ger 304, House Annex Bldg, Washington, DC,20036 Washington, DC 205.5 20-842-8600 202-225-5080 Harold O, Wiltohn Executive Director Rep: Wes Watkins O-Okla;), Chairman d�rovides technical assistance and train+ r&-'tsueA ofledk Director iced and estate housing and co:nmu iEl� development Advoc'gYtrasf aidsht ltirrrests In,preparation cif Federal leg= programs, tslatian; -develops policies; Prsvides information, 9 , FEBRUARY 1884 AMERICAN PLANNING ASWCIATIMN Mail ®C �i�z(3nln ares: T17Rs could also be used to a special development district south of the city's office center where the planning department Downtown has determined that increased densities are appropriate. Tile plan creates five conservation Toning districts inwhich' ,San Francisco ancisco architecturally ;significant buildings and many other older buildings wotud also be preserved, The other older buildings In August 1983 the San i:rancisco Cit',Planning.Department contribute to the design character of an area by Complementing released a major neve plan for rezoning the city's downtown, The the qualities of the more significant structures. Demolition and plan 1s tite first major downtown zoning study since 1965 alteration of architecturally significant buildings wcrctla ire Because California. requires oon`sistency_'betw+eca plans and land , Severely restricted, while other buildings in the area could be use controls, the pian rs ttn important prelude to major zoning altered or replaced by new development. I lowever, r •ations°to changes these other buildings or new developmetit would he . cjewt d to Specific zohin&Mhtiictucs to carry out the r sty's plan include, maintain tilt district's character. Both type~ or buildings could reducing floot arca ratios (PAks), using trans", r of deYelopmen't use I'D Rs, rights,(TDRs) for preservation, requiring usable open space, developing new architectural controls, and protecting solir open Sparc access. An important innovation in San Francisco's downtown pian is the requirement (!lot the more common. bonus incentive) that Ftedut ed Density development provide usable open space, Ont square The pian calls for reducing >tARs in the zoning ordinance to control the overall scale and intensity, or dow7town buildings: Specifically `re plan wouldt' ■ Reduce CVARs from 14 to 10 in the downtoWn office distrion the 41ty's cmpioyinerit and business center for finance, corporate headquarters, and service ehtetprbes, j PTruitt lD to 6#n the downiawrrretatl dj1st _.. fret— striae-oriented shopping area 5trvittg the entire' °ca, 6 h c pom 14 to 8 In the generai don h=, ficial; di a high :tensity mixed-use atea including shops, s�flices,'ttotcls, tltca crsan ldubs, iastitutions, and tet debci`s. "educe PARs frorn I to 6 Itr the downtown support district loeatioii for wholesaling, printing, parking, and other - tvitle; and businesses that serve the more intensely eloped dV �intolYri Core, Prose'-Vatitni find Transier of, bevdiopme;it iiighte The plan mconunends'`redirect ng office growth to suitable sites dr,d preservhtb perma-gently nearly 300 buildings that link people With the cityrfi_legeti-ds and architectural past "Tito plan would 'equi'rt : ' ttrr hi(cctut_ally sign► rfeaht buildingktt) be preserved anti strauid etttnbllsh a'f13Ft system. "rhls'woti tallow unused ' devel'ooment,potdridal to be transferred front the architecturally significant buildings to,other sites within the same zoning district if the, height, bulk, ithd other restrictions permitincreasedI [lour Thiv month ;l zo»intV, features reports on rhajor rezphing p p g p p t fie ro orals for cl'owtltowti San Francisco. Tine summarizes a'rti 'YMVfPkisco's Ltohi%" innovailons foie o' �en s gedi building, dL�,,gri, Pail soitir access, 6Wt'lovite renrli-s to contribute to this publication. If you haver striae Trews ybuwould like to share, please Tet us hear from you, reel free to,contact the editor, 'Win S- rolth, with cotnnierit`s and suggesdons, Futile, News is published iii Ap'A' ( eligib office at' C 91t)p: wrt7::.m L�ht,rxr 1313 : 6t)th St;, ��ticugd, lL 6007, fiNotie 3I2 r All Coot or open en w' ld be required p p ou^-far each: St) square feet of Square New bigest Editor o tlnor area in office and commercla) dist: jcis; for each 00 feet in retail districts. The open space may be indoors or outdoors and may, include Rodney "L, Cobb, a lalwyer and planner, is the new editor of Land Use Lata & Zoning Digeo-t Cobb comes to .Land Use Law from a plazas, urban, gardens, sun or view terraces, urban parks, private law practice and from, a job react ng zoning law in greenhouses,, and small sitting areas. Planning department approval will consider the size of the ripen space, public Lansing, 'Michigan. A graduate of the planning school at tvtichigan State University, Cobb has served as planning director accessibility; design and landscaping, wind, protection; seating; of Benzie County; Michigan, -arid in planning positions in Allen access to vendors or food services; access to sunlight; and plans County, i,ndiana,and the state or'Michigan, 4 for maintenance, safety, and security. Tito- required open space, need not adjoin the building site; u developer may contribute fees Martin -Jaffe, editor since,,September 1981,,has been promoted tb'pragram manager for APA`s research divisitln. Iaffe will to create new publicparks downtown, upervise fesWrell reports and manage research contracts, :n a Building Form and 5`erlKn Subtle but detailed bulk acid design regulations are recommended r for new buildings, I Icight conirals, frit example, are`structured!to ZOrilllg for Liquor Sti'OFeS simulate the _natural stills that characterize the city, Tall buildings are .clustered in the downtown office aid financial district while lower buildings are, permitted, adjacent to the cluster, State and local agencies often have overlapping statutes or cedes aL t.T Neto cons ruction most, avoid ordinary fl tt-topped buildings,,_ regulating the iocr tion of liquor stores In most cases local The'ptart recommends that "as buildings Increase in height they be oflrcaa;s assume that Slate agetreies h2ve prirrtary orontrolllltg sculptured or shaped to appear more slender and delicate," Thisssuan tion often leads t sttttc with . p r Tapering � the Visible upper portions tentls to offset a, building's is decisions which local g rive nments otrn bulk, neighborhood groups don t agree. Los � actide treatments, sirect leve, design, pedestrian pathways,, r-ln eles is currently Sorting out the respectilm authority or g and open also have to to nply vrith the plan's state nun local agencies and is trying to beer up local controls, In " et- flu thtinl s far in�erd csting, useful, acid compatible urban the past the city relied on the State Alcohol, Control paard s desiitn. Unlike many Vague downtown plans, the design Strong licensing authority, which includes the power to deny? regi lrements are precise enough to eventually be used as zoning license where there would be an averconcentr *t^n of liquor requtreittents:cutYcts. City officials believe that the state agency's exercise br ts authors€, nus often been Ii,lproper _because local grbtlps wocriat SolAr Access, adcquat�ly represented in state agency hearings for llcchser and exemptlohs from the rules, The plan requires that new buildings b'e designed to permit direct The problem is greatast In the South Centrat Los Angeles arca, ' , sunlight to reach public parks and retail district sidewalks during where there'are pearl !� lI y i, quorStorm A community grotlpt certain times of the day and months or the year-, Buildings to the, the South Central CrgarlWhg Comtnittee, tnaintains� that the south, cast, and west c& parks and plazas would be limited In numerous liquor stores have tdritributed to the attta's critne hcight,orsirhehted to protect solar access to open paces. The plan prablems,.including rtlbbeiies, b!trglary, prostitution;;and �lrug_ malls shade , ., cast by potent'iai construction dtr public parks, dealing, Tie group' is actively lobbying for a zohing ahieniltttOt bpet spaces, Arid Sidewalks, these calculations determine the to give the city nod neighborhood 'treater Voice In the ripening appropriate heights and Shapes for nearby building's, of new liquor Stores, The city has proposed arr ordinance that San C'raileireo's downtown is a ma,�or iccompllsliinent. It would require the planning commissao►i to hold a hearing on city ,plan introduces Saint Mew .oning concepts to provide.open space and new take-out Itciugh store. In reviewing a proposed .liquor autiet, z provld�sprecsedesign starldatds for buildingbrm. Chuplan -- the'commission wouldzonsiderthelocatlorr-of the proposed store alto rcConhrms the importance of traditional whing techniques: relative to:resideritial buildings, churches, schools, and hospltais, such :as height, and buil lnrii ations, density controls, a g and use $ Well i tarttcle regulations in a fast-gr.outing urban setting, � 7 di sior siiiased ort n enCilledi, "City, Li y , "lizetlS Jai,►t } The plati is note tindergoingpublle review land refinement, forcesvigahol Liquor S`to're Pmllferarion li by Xalhlec�►t t, Cuturc issuesnf the Yloning Ndivs will reprint on the process of ✓a_ ck'Soir, Las Ahgejes Daily Journal, becembrr2a, 1081 adoptit;g the rezoning propos , I nor ddwntown San Praneis�o, fieWelr ;stint Sriialler Bilutoatid Orf-firelrni50 5ignS were not to major issue 1„ten Raleigh, Mirth i\ Carolina, adopted its current ronlhg ordlnattce let the late 1910s, r ituntiis Never ts'r indhthl . tupplvmena to t and Usu LaN, anG,y Ltsdat tltttl the PAS ;4temti, puhiishdr# by the Atiierienn ,IIniining Aset}ctarxan. isz tet but such signs have proliferated in eetht years, 1't t�'ctober, Raleigh passe.tl si '7ohing ordinance to prevent the ovekcan� 5t111ntaH, txxecUtiga b{rdctcsrq rtahk' ;. 5n, I�cpuly Tsktcurrt+ i3tteeibtt Jildittt cenlFatibn�excessive nuritber, height, area, bulgy and improper Cldlots, kitrector or wears i, p1acerttcnt hfrill-premise signet caning Nd -m is produ¢dd or i11yA.1ay lvia l.cais, t�uGlicat errs tittectkir. `ritunlrs The new ordintince reducer the permittedsitc tlf off premiss I .Smith, 1WHort li A4 �tXIoiiaotti, Assiatani nal e,t. sl&nS from a maXintum of 6,75 square feet to,, either ISO dr 75 tanvtlsht IVs' by Atnerlcnh i'laitrilns moms -lion. OJJ R. Ali ,tit., s4uaire feet, depending on the type or road ad)aceht to the slg'n, Chtcagr} tt 0631 tile �lttiarieah t�Jnnnins {�.z5otlauon has hzadtru iters ottt rt at t Sys �taYtaehusrtts AVtl N,w., WdOiltittwo, bC, 2itnK and inundates 1,00(i -root spacing iii;detitied high wayearridofs, , A111 i44s rt5dttidst 'Nd part dr this Pub) kat) nn awn he reptnduced or tHit Wid16 the ordinance: also linaits signs to Industrial, districts tirid prohlblts titetri altogether within 4W feet or any zone allowitt9 feSidentlal , O �_” t rtlfng,nt by my ut b nflymgidktnat ntl stein go- a or �h Glr(r vnf nxs emu tttrrAbiutPOON rmfa=, lases,'slit°,olil 1.dri1tgattce allpv4'cd of i pri rrlisc sighs !it threC , stop in wrluitk trach tits di�ierieah rlsgnittswio�tnaihn di ffercnlouirtg districts, j The ordmaricc� also provides for amortization oC, noneon- forma, sighs lir t'jve and,a half years, but a state statute rohibit s �g and,rither enabling statutes lack meaningful penalties. The commission hope's to ro ose le islahve changes in the p p p g the amortizatittri ttf st ns adjacent to certainfederal highways. g current state legislative session The prospects far change appear The city staff catlmates. that this.would include about:42 percent'' to be good since the commission was created by action of the ? , of the Signs, governor and state legislature and four members of the state.C' legislature also serve on the new commission, ' Later issues of Zoning News will report on any, legislative _.._ changes that result from the commission's findings and The Big i1ss� Attack recommendation s. When:Mcbon, ' a conditional use permit to open a i g restaurant hr a' l p r , ntury' mansion, they had i rce oct1CMaine no idea of the'pickle they were get�ing themselves Into, The plan Proposed Land Use P fl broiled in controversy en a'.local group called became emwh CO,mmiSSlon �epiaCCS "Freeport Iviac Attack"'argued that the restaurant Would cause a COuntynitig E�Pp21S whopper ora traffic problem and lead to a proliferation of other, Board s fast food restaurants, group's beefs were aired in numerous The gr hearings that foal hours of testimony In December, the zoning board of appeals approved the permit lvlaryland Governor Harry 12. Hughes last Clecember proposed, 6 but imposed strict controls on reuse of the 130-year-old mansion, The conditiait limit the company to, use of a small wooden sign establishing; the Chesapeake Ray Critical Areas Commission to review and approve major developments in a quarter •mile strip ratherihtrn cite "golden: arches",and prevent the construction of along Che$apeaki 13ay. The commissionwould functiilh in place of a county's zoning board of. appeals'. Persons who of j°c[ed to a � a any drive-through window or playground, Any outdoor eating be screened, behind the building,;:and ndt visible major development along the shoreline could seek the arch must also from tfie roadway, commission s review of proposed developments, and the CotoIssion. itself could initiate,developtnent review, - The proposed, commission could designate critical area zones ! along the baytrobt and along: the tidal waters of the major rivers. Broward County Moves It would review development proposals in the'i5nes to determine if water qualtt or scenic values would be damalted. y ; t0 Protect .GrOrirl,dwater jVtliiam hi, Eichbaum, head of the, state's Office of The 13roward County (FloHda) 13oarti of Commissioners ;in P-Wronmental Protection, told the Bdltlniore Sun that an estimated 900 utiles of Maryland's bay and river shoreline is still f cermber approved a well fieldprotection program designed tq forested and that the state wants to "-make sure that the shoreline l ,: contrail pollution sources near the public: Water supply source, in 20Sb is not ,all highrises," ! ,�lbst,of the county's mater co nes frotn'the Biscayne aquifer through 33 major welt finds: The county's, water resources planning division will develop the ---- I necessary ordinances and adminIstrative,procedures. The CatifiCation Of - 1 -- ptoteetion program will restrict land use that handlehoardous or toxic chemicals in the vicinity of well fields. Tokly of Zoxtitlg Officials e hazardous cheiiticals will be regulated within areas described a$ "zones of influence"- defjned by the amount or ttrne it take." The Connecticut Association or 7oning l3dorcemcntOfficials it a tint tie or antzation that offers training and certification of g' � ; $touridwater to travel from a land use or activity o: a Weil, - HydYa'ulic twavel times are being developed by nit`asuring =testVkii, q . local oning officials, The as oaiatio;t, started m 1975)i has 11111. members, inc,ti n plahning and toning board merrilie�s, toning -, k and Modelinggroutidwater, movements, Zoning applications and building pertitits within the zones of enforce Het agents, members oi= zoning boards al' aplieais,, t laivyct5, atinlt teachers, Persons who are not zoning enlo'rcement , in wtil''be reviewed, No development involving the use of hazardous or toxic materials wotild be permliteci in art area agents are "assoclate" member;; of the association, The asSoCiation , s nertifieation program requires 72 Hours of dcEjrt%d by a10-day groundwater traveittme to the well fields: r ot►rse work, which overs xaninglc, admlenistratiott, " Similar but less ratrfctive regulations will extend to areas where Che traV'cl dine'of grtturidwaterto a public well fieldis X1,0 days or , correspondence, plamm�g,hd engineering, The courses are offered by t'he lftaltute of Publie service at the University of ]e�5. nu[t taken Ilie courses; 3U ha c been cert Pied and 27rcurrentllt a liypotltettcal i nforcct�ent cage l which is part of the erttf`icai'oII ,,. Improving LonIngThe requirements, association offers regular educational programs on ntior�ett hi changes instate laws and ort common tonings violations. The a5sotiation also hopes to publish a manual for zoning. i in September 19:1ffiatne set up a nzw l�r cal. hand Use` enforcement agents by the summer of 1084. 3 Violations Conintis ion to study and inipt'ove local land use: ordinance cnrorcemcnt. The pkimary goal or the II'meniuer S corhrulssion is to s>r>?g A Chariot Instate legisiation fo allow the Swifts ju5't`, ntld ine:5pensive resolution fir docunichted land use >�hhoy on 1 violaflons. According to gugene. Morrau of Maines bcoartrnent Arvicesgofy D►Veliitt�s ` of l4untan Services, the ct3mmissl6n has focused oit t nP rcement problems related to subdivision ordih 's, ghurcltne 1011i% and %Bart ;i ig public needs for housing bfttn confilct with long held plukitbing and wastewater dislioral cedes, The crimmfs5tt$n public attitudes about shigle-firmly neigtiborhobds, Thus the , rrvltwed state court procedure rot code enioreement an2t the ` problems a55aciated with t6 lack of legal standing+ for code careful enunriatioii':of�ew public policy Is tAlefih Fairfax bounty, irirginia, Hp5 ttoneat good fob In dglttg just that. An �e ontorcefnent or11Cer. `The eoTltitniwdil also feels iliat stme'yoriiifg /G� tC 1 fti4. .1 Cr I April '1983 supplerilent'to the County zoning ordinanrae estabilshes" gever nmerts only five have been appealed til the sta.tg_: �the county's policy on aca^ssory dwclling,unIts. In general, the is "to dw in Foilutfon control 8'oard and only one of tb� a decisions Wag reversed by the state board. county's policy accommodate ac:essory ee&g units all residential districts that allow, single family detached dwellings The primary problem that local governri nth s ave, with the to allow lar a more efficient use of'the existing stock of Illinois siting law is the cost associated with the review, of dwellings and :accessory structures... ," permit applications. Evaluating a propovd location ,often The county board of supenri ors examined regional and local requites special studies, considerlble; proft4s onal staff time,, j population and housing trends affecting the demand for ` special hearing procedures, and or"ten costl;, +yal advice on accessory dwellings. The local trends paralleled those of the making findings and preparing w!'7ttea stioroctas that justify � . I region., ddtisions. The regional trends showed a decline in average household size front. 3,04 in 1470 to 2.67 in 1980), signitieant increases in the costs of housingmedian sales rice of new homes ince ( p W aced from in $60,00010�37tt to $97,220 ii? 1981), and rapid increases n the NI opts :rate hold formational more 1'tan fotJr times the rate of population growth between f 170 `and 14$0). In addition, the county board ;found a growing regional need for rental housing, Bridging the Cap: Using caused in part "by the conversit5n of. 48,OW rental units to irindings in ,Conal Land Usc condominiums within the Washin ton met area. g 4 I)eelsions. The board concluded that regional and countywide trends indicated shortage of moderately priced small dwelling tinfts. Slate of California, Governors Office df Local Go'Vernntenl to They also deterrrdned that ae e`sory"dwelling units ��iould Affairs, 1460 ?Chill; Sl., Sacramento_] CA 95814 Dcct'r��her. 1982. 43 pp. Free. provide., n ,tource of rental incoine for elderly homeowners; Increasingly, local officials must explain their land use companlonship, security, and seaMces; rental housing for, the disabled; affordable housing; and mutual assistance for renters deeisions 1h-r66gh the adoption of findsngs, bindings, according "are and owners coping with the risi'nit.costs of taxes, fuel, home to this report, the legal footprints local administrators and officials must Icover o explain how they progressed fro n the. maint'ewineee,and utilities. facts through established pi t' Hetes to 'h particular land use --,---- deiisfon>" This report presents the most current information available regarding .findmgt, in terms.of court decisions acid Track Record on Sitt,7g current local practices, It is a valuable reference to all . Wa' ste Facifitie5 comhiksions required to make land usedeclsfons, It includes sample findings made by the planning eomrri sslon and boaW lllinofis city, village, and county governments arc responsible for of supervisors in Alameda and Santa 9drbara Counties, California. siting "tegiondl pollution control fac`ilitics," Sueh facilities include hazardous and nonhazardouil storage sites, landfills, treatment plants, transfer faeilities, and incinerators that accept wastes Pram an area beyond the boundaries of the local ]oris- Tile 5atellflc I✓arth "Station _._ diction, According to lllinois_law (Ill 12ev, Stat,;Ch,111-_1/Z, - Sec. X10,1) a county board or municipal couhcil has 120 days to Lonln Boo g k _ take action on an application to establish a faellity. In making a:, grown dnd POO, Chcwered. Prepdred for the SOciety for 11 .'alt decision,, the local board rrittst tate the�rea ens far its decision and Comore eMal —Pardt Stallions, IP20 H&,, N,"W., Sidle,510, and this statement must be in Writing, Ili approving an ,appli- 1�aVithglon, DC 20636, 1993; 451),#, x$2.5i cation, the review body may also includl, reasonable con'ditfanS. fills report Is a direct attack on local zoning laws that restrict Local`offfciais must follow .ertain, critei`,la in evaluating `a satellite earthstations (dish antenhas)� The report ihdudes-a Iegal prnpijsutl facility and they must,,eI int that: analysis of possible challenges to zohing restrictions`, ■ there is a'regfonai' need for the waste facility, recommendations an, how to prepare for a zoning hearing, and a model zoning ordinance that is very permissive toward satelbt, M the tleslgrr; 100tion, and proposed_ Operation- of the earth stations, The hearing preparation chapter includes ddt iv-` faeifity is, eonsister►t with the protea tart of'the pubIie on �It to "know your enemies," It also includes some . health, safety, and welfare. questionable advice,; such a,, ,bringing a tnlnlster, priest, or rtU ■ till Ioedtlr n minimizes any incompatfbiiity with khe to tit@ healing because a growing'nuhiber of ehUrchesIjavi Metoundin arca and the effects of the facility ott installed satellite earth.statiaris; stdying away from harmfu' surrounding property vaiuer> bUtwords Stich tis toivpr and thieratvavhs; arid' elieeking cut the ■ hitt proposed location Is outside the boundary of the nientbership; of lacal;kahmg board s fti determinewhct}er the permit applicant has any personal or business ties to board 100 -year` floodplain or is fi;oadproofed to a degree' nietnbers.' ' consistent with state fldadproofingstalidards, ; A the prq'pdsrd cfpetaitbn of the facility ininftnlzes the " danger to die surtbundirtg,'ot a of :fires, spills; or, o`thdr - arcldtnls. " Marina Siting Ctinslilerationst to the traffiv. patterns' to or 606 the: fdetlity 'are designed to ._ . .. A Gold e to the F, erinit. Process Ia Maryland, trt,lhhnize tate impact$ on existing t,;.rflc, As df 5epte giber i083, less than iw,;Cors after passage of "itnls Tldtlwce Ad0linistrdtioh, Moyland beponnent o�-)V'atilral salves Sure office handing, kinapolis', Mb the siting law,- Ideal goVerriments In III have reviewed 56,Poortraes, applications Cor waste .mmagerdent fa,� i,. �s�, Half of these 21491,. Mdy 1981. 36 hp,l a1)Ilenrlix, Gree, applications,have been `approved alio ", tt'tlailft a10y l5 perccnk 1°1t15 repot t describes Maryland's permit prdeess thrid local zoning codes for marinas, Fite report summarizes the sng ` are Still pcnr`lin'8, Soitie ,ap plicatiom were rejeete or don;a dI by the state etlteria used; by the state review d envy and 'C'hc apptendlx includes an excerpt redia tfid Anne Arundel County tohing nvironnietilal 1'roleetioh Agency befa� Jot:al decfsiohs were Ordinance with seta file sta►tdards far tndtinasF made. of the 12 applications that have ,4 denied by local -� i DECEMBER 1964 AMERICAN PLANNING' + ^ssOCIATION 'Targeting Sign Controls Targeting the Streetscape Mun modern advertism si r y , g is are directed to III attention of . ircct r Itidiev Scott , _ mti , Oriented Tti his Ig82 science fiction lifni,-Irwladc hrtmtea, d o motorists. lrae Standing, prtijccung, and portabicai6 . _trc t rico gave us his interpretation of what twenty-first century billboards to the street -and can olterl dominate the strectscape. Offen portable Would be like in the polluted and overbuilt environment of Los signs are virtually pushed out 1010 the roadway-� perhaps in hopes of Alvlcs, Thestr billboards wac, mural -sized videoadsthathickcted- cit ac.tually The ordihanccs below'are targeted to in shocking colors train rite sides of slowly driftfn blimps while g; ercial strips, major arterials, and scenic y to h $ p p roadways. The ardinancoc standards and prtCcadt ended to htcra% shout n rn.ssa es at co le on:'crowded strcus. This vision fres are riot aC the future 15, %n x141, firmly izttscd on current adveiusint„ reduce thc',vlsual impact of signs andto prevent signs front technology. A_couple of'years rago, for example, ndvcrtfsers dangerously distracting the attention ofdrNers, introJuceO the pokt btlmd -ttn inflatable; biimp,likc billboard - Opp ' y Y length, New Y'orks:'iimes - Austin, Texas Austin has designated "principal roadway" and a rnxiniatt,l 14 feet trill b d8 feet in Square already bas folly computerized, multicolor light boi As that ',scenic roadway' areas whilre developers are rcynired ttl subipksrtc allow anitnatcd advertising and :fast-dhanging advertising copy. And pions that meet ordfnnnce rctlUirements Cor landscaping,: safe tral'lie marry major league batcball pnrl:s have computdnxed video screens access, and'signage control, r;ic city has, also adapted ii pliut and that flash ,,vcrtWrig between innings anis use sound sysCems Thai special zoning regulation$ l"or protecting the scenic vlSt7s along thv corn e _ ,h y,, ute 560' The special controls for numdthe'fans'ritte,ntion. Ca imt afTexas Hi iron t!;;a� ) p As outdoor advertising gats 1aigget, ntiisidr, and mor principal and seethe roadways generally apply to thearea viii 200 technologically sophisticirted, it is appropriate CO review exam tesof each side oftlrcroad Hight -of -way, although this land area p feet of eac success)"ul rrtgntetpal sign controls. it's also appropriate because the may be ex#ended iii places specialty d'csi6naictl;oq rho coning dap. out. door adsertisiog lndu%try is growing 1981, billings exceeded SI `rice lanrl arca atiected by the Capnal tsf Teras hlfghway tuning illiot11 compared to $8118 MilliOli nn 1981,-), Tiiia Issue of zbiang irieluda,, all land, located within f ,000 t ct of each de tit the examines Some examples of sign ,controls llor speeiat,arcas, dedicated public ri hi•of wa in each type of designated roadway, 'hese controls prevent. clutter, :confusion, and adverse vioal the, following spacial sign regulations apply in addition to the zoning uninicts, The'targeted areas ipclude strip canuncraial streets, major code's general sign rdgulations, arterials, downtowns, and commercial centers. The idea of targeting prfttciart7 lityrtciit�a r tai Sign Controls, is not new -the Planning Advisory Service reported on X }: y ohafrem,tanditig business ant! it Sdterai timex, datiiiback tc nne orthe carliest,PAS repOris. - prgpert identflicafinn Sign is allowed ort each Ira", parcdl, t?r Stgirx ttirrl affil>c+d,5 "fl'AS Rett Nu,)� published-In:1951.. i'fttia► - t�acf. Adjacent C►[tiess may�Ohtbirre nruifipic fret gtaiiditt is new. today is the number niinmunffics that target sign controls Signs Into one sign. tett=premise signs and billbtaard; must be and`thd dcgttc tat precisIon arid' elarity '►h tidal standaeds, The on them etside than l,�t)il fact rrom.eaelt other viheit located ttrd +~ynces described below set design, size, setback, and other an the amc side Of the rl td. cry th»itch exceptions apply in r 12inents`far signs' ensure safety and to preYettt clultci. this spacing requfrentpnt-for exaitipfe, an adduional billboard may kerected 5vithir that 1,oOo-routspacufih _te Ica, al- lny4s e t j tker airy �ar+stcr rrrnri�r+a, ritJatu ptntfctfar�►Fah fir t'i>y�pini:irtri y only (lilt sign to be vt5ibl'e at ane time rrom one location, iflemil No oll=lrremise sign or billboard is, palrlif.ted within 2 fect of the road rlght-of way N hise Sign is I 4i i v uj's•? allowed within 200, feet or 016 roadwayc+cept for bite berm.1-ign per lit parcel, or tract..Bernt signs are silit►IIr monument-hke 0 signs that are intcg'ratied� Into a doyclapnienNs lanasdaping pians '•, The in txihtuin sign height,allowed is equalr by the square rout of ri the rlistanec fraln the proposed sihit to the "main traveled way., 1 firt>adbed, exeluding�drivewaysand deceldi7itioit hint±st.., :Sign size is limited to .fi stluura feet for every faoi trf ycedle roadway frontage up to it to Inurti of 2SQ squtire ,feet E cicadL or Wall signs utc allowed provldctl thtit they^ do brit .cxdt ail Percent of the sign ure`t 'ertitittett;for ons remise. si lis In the ity`snlherciyntiiercialntl industrial di!, Picts, Nn` code sn!n w� � '�," rhf.4ri n ' cru exceed the building's roof tine„ No It"I"hing or Intermittent . lighting' can be,Used with (lily sign, a MgnstAbd mustrb Onistrlict�lloriilitural rns a teriaistc r rtialibl . a wilh One stirrounding covirranmc n nal lightingelc`ins lifib'it , t' .. ,- .�...- err on �igti!, ilt.iy tint he more than two ctilum No t t r may be used, €incl 110 most fan or fa stbms ever No signs are, All [ttt]lghC� cill sijpl4 d r►il posts." ftales. or buildings, i t �lif of )!title tatnfrt belongs to yoif� Satt Petittefseo,1l'r i San l riitieitido ttymng code design rtes inurc *k thttil Nyst chic roadways and heveral 11,peeilll Mg n districts." Siltmal MAN. hir...i'+uit Wv xray sign districts include redeveloplttent al Is, - isiorte districts. aiul .........- AN� oper ing triffiStniqSjoh frequencies, Local cornmerci I at areas with, heavy pqi1estifind traffic. Sechic, strutsi, the downtown and, Is encouraging existing, and, newbusinesses lw' utdins ftno�lby Msi s.gn 'tie anted rcg ulev inbhrd, Strcd(,, and, tmike siml)a Communi 1 9 r include areas like Telegraph 14.10 Bo aid, 01, r cornollitmenvi. from property bou4a i rnment role is to ensure I med.; hat it ries� Tht! local g'ove a report, bofi*irms� $fr�i`0ii1d4.,t AotitrMj 4Xemption roadways Mill excellent vlmas d(Sonfronclsed Bay, -the city`� In 1983 it a city Iss -tiall till, ign:objectives for ncWSi ahterma towers arehot vis -Y obtrusive. do not comlict %S', In,' patksund bills, US, I I explains some of the c ty's,,des I girls. The that n; do rrounding,landluses. and pose nget, to nearby residents, Sign Controls ror these designated streets cosum Ow si of on is used by dcv op4rs, to draw up si -if 0 vern ent 'Su go, plans,ahoftiy Merced's 9"S o not Top el h. October 25. President kvagatl!A19ncd the' Loc, According to Butter; state c�urts havdirecognized the dktinctioreas obsdureor�dlmiriisli desigh review commission �to eytiluate prOposed'Plairs for how signs. Antitrust Act or 1984 (P.1- 98-544) giving all lbe city", scenic views, Along Scenic streets, - 11 1 or rcderal find localre ulations. Butler also dismisses the. ARRL s within 200 rcet of the' I'll the downlowin bus of Prohibits rreestanding, off� i ess zo�e, the city protection from being assessed snorictary damages !A antitrust skiibs. pecial sign regulations opply,to any property ;'2 ub�, � fl,", , ,r allegation Ilia( local govertlinents have coacted Severe restrictions," -VW street un n,. list of ncourages wolli,pwrillfg, "Vic new federal legislation Mirtuio stem less a greater dclithis designated on the zoning map. I promise rid projecting Sig i J. -cit it C thedde or litigation I'll Illost she Qorllendq� radio oil remise sigtif l�sallowe'dwithin, the designated area, arid no Ober find rither type -s orsigns that tire oricilted to rians. The city lennas arcireated as accossfir,�,. pedest Ottiming that traditional municipal. runctions Jonitig and land -ase o -P rceog -it afiamily*stocroatiofial st I mlits the size, or signs by li'miflng the amount of si6ln area to a Isios. allot most.local olliciah, !nize ill, tognsexceLding 200 squard roc are allowed. On -premise 51 1!-% Illu rcgullitforts. licellsifig or hustmesses, t andgratiting trash collection 9 4,,including the operation,of attialcu r- radios "N ird root 6rSign find hobby activilies inect all, other general sign regulitionsom sigh,size, nunfbcr� iractiorf or the building's strect. frontage. One'sqU., mid calit TV f"onchises-violata redeml, Antitrust la�vs, �,.i fit, e r involve personal pro ag ittniost comi are reluctant it) area is allowed for each, root of building 1'ro. rOrr buildjng� or nc�v legis rent o'reourtS awarditig triple, forencesAli. wiliacks, find- type� Th( hition ends the th ng the egulations vary depending upon the two stories otless, The total sigh ore"a iSCOr, PW,'d by measuri interfere with. I , ign districts. the r 0 cs sylicro local or In special Orbagos, �i n cas gov liment poli(in is, flound In Noy �nibcr 9 deadline, for oomrnctits� off ill(! AP91, inct. size or bybloc ems, when Cab The FCC set a I C oistric[�Ycty wirct sigh, ulation's, Nr s i , Cab king individuallett et$ Or tatute�, The law will prevelit fuliure,datilage characteristics, tic lite, n iolation of �s it) thos 'Lake, where village of tion and ,I Doccoftr 14 closing date for filing rerflW e -son Square historic till a Lid, All Ad s Ora Inultisidedsign are used'in colliffyop) example, applyin,thc lock vicl� Within 1r, CS re not its C il%Yards like dial ill Mill, VV/11111�a I I I p I I . . I r of F, that almdesignaled special �sigo ill comput.mg sigoorea. e eY61opment area stricts.� , , ; and, coullts� g(wernille(ItS, Wcre,�Iapped with -I staggcritig, $.28.1 it the useorprojecting signs by speciat colmrol" urten strictfY41hil I I s fill I I violating rederal'itotitrust statoles., T'he lw�, still $Lattfe, The Seattle zoning code allow -retail busiresOSSOCititiolls Those controls apply because in many. or of o* uhiqu lifflnitS111C eOUl`ls to J5SUCinJUrCtiOns itgaifl$t: Wal "MCI)ts, J ilic city coorcil adop� unific r c on-premisc les that "to requdst tha ordering Aivni to) remove unfair restrictions ooTree 'liver these atetis the city has put in street trees AtA other affichit, sign eegulat[oas ror neighborhood Commercial of pedestrian trade. tit P 1114Y tie damaged or obscured by projecting %igfls� rocess is Called Ali imporviot provision -oNhc bill is its limited application to the Floodplain, Gambling comme, fal districts. The p, c "local option zoning re n,l1lc&ugajnst.loc lities of is, I r le V by local 4 oi,er 2M flooding anotrust, suits That have beL I )verl I je Clotifity- sign"com ro ity-disirfuts' TJ N-1 courracigron, The nev low clip- Lost summer thc city of- Clayton Georgia. found out'what the- 4rcprcS �164 11 1191's q Suvrdmia on 7 primarily to! e0liteol Freestanding signs iffoilig iot�efsely`developed ns, it) some 11V applied ic(roilclively whewthe local governmeotargues.. and, the penalties ar,.*, rot failure, to adopt (Coleral,floodplalin trianagement resirictive than Other commercial districtsigh rcgulatlo M of tile 'lit it individual controls.Thd citybad been partic has coolynt0telal sirip streets. The ovetlay,disirtels -0 uAM ajjrkle,�. that in fight. ofcircunistancus such as the I 1pad fig in tile -emergency pf cases, tile local option may establish a complete set� or qtundaeds�, in d IMurafice, Peogram, ln,thi.s phase I floodplam 0molercial busincsses to one 1're,04anding sigii. or no more than �40 (Al'!l0lifill ilad !h0-avoilabifity f):1'alternative eclicr," equity requires, of'the National Floo others. it might only waive some existing on.pirchlise sigh day -111till of tile new 14w to a pendil Wilted On the basis of inrormation contained if), squart� Ile& I-all-l'aX county has opplied ilia, sigo control ove file development ls,reg regulations goVerhing size. typc� and tiumberol'sigO. However. Ig CANC. district it) off ilia rous � efirrimerctil I strip streets whefe uncohtr(.)Ilcd I C ty aral Abool hazard rraps� When it.came time to. enter the "regular lualitative design standards requiring disctctirlolq rcylew by i VAIld'of's should looK rormora news oil the efl`ectseor this �gen 9 nticcs� lepl-Aitloo ill upco . ml h ucs or Lziod Use 1Av'& ZoldoA phase" of the prOgram, in which development is'.regulated, by call croote traffic prob1cmN by'olli-qructing si lit dist, go regulations are I INS sigh iii ed prictors cannot be included, Loca optimisi otajlcd tederaletiglocering studies or tile area, the city,blilk 4 1�1 r "oll"i fig motori s, is, arid I We rrering, wi th is of ri N cCi vicwo r t in ia it h0tallowcol rot billboards arid other Or�promiselilgns, I,oral orricials decided that the Studios coiled. ror controls that would arid sigllaK A fezooing procedure, Including publio, hearing and notice, ffi'ust stifle the citvs economic growth, Clayton,:which is in northeastero be rollowed in establishl a local option sign district to helpi ensure ng ,j irg I - irticing an economic boom, due to tile VC -I?- 1, 0 11 Georgia, bwq, bectit L. pet ting coolo-orclid Centers, that these optional sign regulations reflect a cowensult Or tile vision orseverot "Corti and expa y Blue Ridpimourltain NiOrt areas citiosliavc.leied to sfimulatedo�vhtowrf ralfeveloprocatlly property oWners, ectailtrs� lond residont� ill the arou. oncoadopted Afrovd. ble Housing, 0' 'J U , maklingi grectscatic itiffiroverilcrits -add mg st feet trco.� sti'cet the regulations for a speciffe corilhiercial afea,btcoro� Part ortho, vtI 111CMISC in toutishl', ho'hild PU rchased 4,! The city's a0lin mons that property oWliers NVI. lljrwtut� (benches, klosks, ctc,) - and by roplacitig older trafflc� Soatticlan'd-usecode. Ali stficoitung workshop mT Afrordalilk- Housing should be J. federal noo'd insurance in '(lid chricirblorley phase will hot be able to, -fie olicle.q. Rogulof homeowners insurance dOesn't �igns. NVIldit those public Investments 'llmulatc, renewed priv. ader.q. %ponsoredby RUD arol code aulhorizwi 'platmed Sign renewtheirp (!Over dcNelo tile it (,f octi Io fliefals () ftcn expect Or edqui re new devel Ow Arlierio;ao JIM Manners, lhis workshop Milbe -1 VislIt' �')elihg lot daycloplinchtsof two ocres, histitutc. or Corti ogframs" rot Commercial find indoMr flood damage, field this type orcoveragdis gemetally hot available pr to Construct A4,01-de4ignold sigils,that dre.coolpitible held fit llirve diftotcot locations-Orlaholo, 14) rido,'L Jtmuary� gild priy-W Aci _g for& This Is voluntary .0 iotellded to allow, eordln�, to Susan Wits low, M -,optional altethativ -with pub 2 f de Sion wiff nod ,md Son Francisco: - cdeveloritig olowfilowh area. Tile more )aflt tide [ii,davelopers and, to promote good design arld IfieVederalLinergeticy N atiagemerit A�,cilcy.�� t 60 y is d I requires lmpro�cd slg* in: it,* r Moll, It 7 mid 8, Veyelortmohistaridatols, site taid bVilding design, i0ty of'Scattleillso haso variety of' fradevolopifig ricighbothood coolrdiffated ityles,ror sighs. Shopping center and it)dusttlal n expert urlso have other rel;ercussimim'i momollilJowd housing, and finaNa Will be discumed by a COM(IlCre 011ie flevolopem wholehoose this alternative ma,y be gbri.ed exceptions, laimlly. W(� �k Ill provide a an I ote detailed repo I et Off, ial dhtricts, s similarlo smalic? city doo�,mo�� ns� flow developmem, Federal ageholes like the 11hVir011ffifahtfif Protection Agency or rrolit the z'oaing codc'j regu)ntions on tile. mimber and size orsigos. I De . partroet It oft' i,ranspoftation will hot g . ive lon, s o J these neighborhood conimatvial distrius. Setittle applies it flexible to rage allordaille housitig if, it later issue or sign propith must Ill in,substadtlal� lottirIg ;)Pjjqn� Itt, CollIyotiliolifol sigh cool,ro[q, as ollesceibed below. general, however, it plonhod ithe city to build orAmprove roads,sp�wdr and walersupply �,()jjlhg C(glos alsoe�ta IN)� spetja: stand r I lie worksbop1s a p J- I d'bl Ity, hokkovet, till 6,04- b_ afdsfio -shoffiog- ------ Applicants choosing detailed plans tn� the . roduct or the o m, �,eoiutobn Afror a e sysfculs in the Illoodolaim (The 6 y use its I lifivollig. hich brin ns thatard C venter"'Wis, hieli are busiresses: AN g1s together a number of rlegoolvatio roolcoal tevciio, make su h improve mning Lidinihisliator. The ptuns'inust iticlode drawings that, shoW q shariog! funds to, monts') withoh( ary cpotdihatioll in desighor placeroorit, shopping center %fill, mg ill find Ways 'a redoce bousleg Costs, Tha first workshop iti in. tiflly comider the, size tindappautarlC601' a y Mailers orte how the proposedsigns willbe,placedon ttio site and flow the 'Will �:h,as 1he Small Business Ado till!, wra:s, held ill Chicagolast September. was very well received., Pedtital aget _11ni iratfortwill �Ivle totb,e buj)dlhg�,5 exterior, surfto��e design.'! The pla"s foust'aso heighlitiring Nighwheet the neighbor i� a conipolit&- b1scossed'' 1101 sriotl�oirship make$ the 06co ol'atttlidifig Mrcffic!Y� not.rit.ovide irms building or expohditig In (lid illustrate the sigosize; list: tile types or construction materials, I age alswatia (e r I lid, to Christine ll'ood'Plairt, art. rom if a I� liromih, ?1fleirig Code. WhIch'allows puirtheir ii1rorill tiori, Call of wel holo%l, is tile Chula Vista, Co describe Ilic hiethod'ohd intensity or iliummahrfrf� and lockloic, height it tion) Veterans AdroirilstratiOn or the Purilliefs Home, Adminisira flexibility lit local Sigh,reguintion when do-velopers have ptogfuhis to *hsions, criteria used to teview, he plan ine Wellmo al tile A "wricanPlanning Assoclittioth 1313,tast60th St., atid at -ea dittie tilde, ure gretflot desigh: consiskenqY Irot,4116pping Center Mg e available to people eas lfjo�,ajlo. 11, 60017 �1121JDS5,911)0_ will b planning to build flom'�cs I'll tile compatibility or tile sign Willi, the b(iddirg',, architectural, style and "Oodpfaiti, Mpecutf, Callroellini Merced's dow, 010h," is'li designated tax -ithothor sigili - Le itilarity a replication orl.he letter slylc� sit wp , sh The a:110od"the do! ifortiellty VJill ,,6,,b, eligible ro,, increment Olyis d"c0lif'09mg port, and, ope, gVert of own ptop0ty tax revenoes rood, gild sheller; Jalstrator coil upprove, cOrlditiotially,ap �r Revi,ew Zonio'g, -hot 1.54 iric World ibhds. will bo�, hiade ava i4e rot Nbuilding all platioad Mg n -progranis, The elopole tit, fly,usiag iticreascol down to 'o"', P*Ct .0 bilprovotticlit�s in tho district, The city lift z0hing adiniffisthit(WIi I I -n, ig tile arpicarance or 'or bL rot- 11 adki Ante R d: sighlrictim no d: damage alread� initotc, milislantint 0 Ogtati)7 Itty �,aplicliled tit (lid city, arda that has guff'ore dist, oplormv(f Sigh,! r it , 1 11 1 1 1 1 'Polkylv jog tile fetid, ofi lie niolistiloti, Ir lite eily 1, -till PrOgraill, thOW titer C ofses 10 I sa tell ite d ish artlelitia illoto%try, NO recillet the rede If kadio Rela -tile ho S"s6ulji during the'tirod period Ivi Which the 0geiifig sigo Controls to collifilercilli strip, stredtSi leiajoe streets, y League (ORL) Inst July p6doined Atherica I't - prog�arh will be peraiii.ed Willi Neosita ltimithly �wppionent to land Vir 6o�, &;�))tfnx bigeo. and tile AAS 000 r ) ror ll: rid Ing lh.qt coinnio filly is tiot part- -of tile r�deufiyd sh logee liters, 'arid downtown districts van be bisblY all'ectiV6, Ill (Pce� I Z111Z liublisfied hi, Ilk Aio�hviiti tJ60 51011Wh. J. rf�', I I highia.e Insw loco les. Higher rates apply because ilieW. ille targeted areas, it N eisler to Identify how sighs Wily filreq Preempt% localzaning. regulatiolis 0 Cot to wilalaO rodlo anichiiiis ra I gilels. oitetttie or J_C - Or Docol'i -'rPAS I lyc (J NOW t. I Nti� Wooly hxaiit it. txlihlwalit�h% nomot, t$cape. laid -.1 commilloity's ao, tit lit rodlosL The AW. C to issue a Vill I fig INA! bull slor clil stliefle 6bJdctIVds; ditigs will' not meet federal stalidded osarLAY, tile stree, rfor" Acilem or i 101011%, 0411 i arid Other loealcootfols Over floodpro r1rigsittictoeds� =X 15 ormlott(l lit alld it) defind specific slandards tit, citywide do�ljncoja lite ornitations )'Ield stop in, fargtifig regulations I's Wincive atmitcur, radio atitcho4s,'ThepetitJoh specifically asks ill IJAtk,ASV%tAhI t,'Aliltlh- tLgolatio e PCC to I orricials, may sollie greatefliability risks ror thd hS. The Iva job Loci how ruo'. )dc�. that preeltale,or sighiliNhIly IhIllbit, 5 Ifstricts1to specific limid, tives. A, liuloberor Preenlitt loctil 7oh0ig C( 1984 t)y �ttieri6ft Plantimp- AwKIAOA. 0 eAh SI �Cfilcdlto. It, frolotrelels, and zoning' I city becattse they ha�a bot adopted noodplallif inahagehlent oynalcur irlidiotrottishilssion till(-) reception., I MOO 2ollirfg Codes have tit roady'estatil lslidolspO( rog,01ations. Their Ivithdrawol.reoni ',tile flood itistirance program U37" �tNtfa lwmli. � I I I standards A* -d COM14elliq oil tile 11'014100, Mam'uhilu'll.. Ave W", M15111"gM. slillild \106(ills, Car dealetsfill)% aod a misemictat parks. Again, 'arly ill November. APA subinittL M has errectively deit ed cilizeris the obllifyld buy Ifisufance,11atly, No) Pitt orlhi�� IwIflitolliso may�he or tailind III AbY lid 0 ltiAm;'hutler, till APA toscwther, argued that Mete is a long able . 'Hy 01MSI0h(10rdS rOr SPNifiedIA s0% are UMIIY 010�fre elf0olfV0 have also failed,. to take'reasmi, Steps to reduce propt. hislory tirsupt1rale, tedetal andlocal regulation Ill" radio ghton"as. f4th lit byr V-Iddfonw0 114034CA, W009 ite 114Vihg Mithtiric dlitti tbalt iodioolc� a flood hazard, tihA)ItXQl$) Ing. t0orling, or than ide s1ga re ulfatimll, losses desp by if�y i"llitlimloo SAINRO ofid 0601("01. wyvUlth, ollhtlut NrIMS%loft I I) *flift, (win thd I"M rej�u lates tile rad io irldusil ry, by I icetislag equipili oil( find d yloih,pfficials feel"that the federal government Should help Deiinitioiis �. channel,floodwater . - - .. sand make other structuml improvements, but : .., �untng Defintnon of the Mumh March. federal oftiiclttls point puf that, s;t(ch chattgcs itt, the;;'pasC haitc raved p Must Nonhabitabie Spacc He Uninhabitable" se trttiber p ineffective or iave simply shifted the f7csoding problem'to another Do"towh District city or town. Plan for Rezoning bob=ntown Saii Francisca February Height Controls (San'Franeiseo, Philadelphia, Pittsburgh) August LA TDRs November M 8nvironrncnlal Proleeilon Request for Information Austin (Teas) Save$ Tra% oity(Florida) vns4g toPro Groundwa(er lFaenbprau `ar'yNeighborhood Recycling Centers (Lincoln, Nebraska) April itit(ngr subdivisions are land subdivisions illall create- a small number' Siting N'asic Disposal Facilities 1unc4uly, of buildable lots, Two APA memitet so Frank Ilailp and Earl Pennsylvania; Pay for Floodplain Mangcment scptCrtibcr Vmkler, arc conduCking a,study of state and Irreal lows for nil Fit)ttdplain 0ambiing T�cccrr%ber rubdiytstons, Th, r%tsults of the study Will appear a; an articlt-, in Fast Fnod Restaurants Land Zlse tins r itjrrirrsa� nigc+sl, kinkler and [lungs would like to "The pig Mae Attack (Freeport, Maine) February bear from local- planning officials' about: Golden Archos Meet Gtrtcway Arch ($t. Lou(s. Missourl) November Federal Statutes and Rules ® state and local laws that,,uutltorice minor lbdivisloh review Federal Land4se Regulations (T10 AssiOdd Projects) April' procedures; Fedcr:tl Farniland Protection Rules Published October A Loco) expcnencc with streamlined mirror yuhdivision rvicwFCC Contmunities''Granied Antitrust Exemption Yc� Re(icw,7.anln)t far Radio Antennas December _ _'. i7eecinlxr - - pre)cedores ahti-tht beheitts and problems resulting front these Ilbme (?ceuputions procCdures« and Zoning for Horne OccupatioN (five local ordinances) L March ixatnples of local review p,r�oecdures'thttt allow adequate public r Oed;ind Orca):fastlnns tGulift)tnlzt ordinance.) April participation while preventing unnecessnry delays. tfoltie (1dabo) Adopts Child Care Zoning May Conics of State sand local minor subdivision statutes and any ihfornmlloh about' local experience would be very useful, Raiders'' Housing Zo ni lig for Emergency Shehcrs(Chicago. Mill is) April are asked to contact Bart Finkler, birector of planninit, 399 Arctic Affordable Manuractured Housing (San Diego County. California? tilay, BlVd,, SUile 301. Mchnruge, ASC 95501 901.562 2058. Reducing Hauling Ctrsts (Colum&as, C,corgia) May thrill �Vew Lcrmng ter Stnull PUbs (Port! od, Oregon) Jahuary �t)211h NCSw'S hilti's3tives and Referendums Index' 1,984 fr�rrt ix, Sir(rr►rp (Rnneh(r ;' igc,i alifornia) You (lei WhatVnu Pay'Far (Ranal'County,.Hawaii) January �� March Referendum hh Planning (SolanaCounty, California)' August Accessory Use hinny trds ihvasron of tltc tiatcllfte rlh Strnlrihs 5�piclnber Prriwth in iiriiria Atno R'slraI AcceisliLity Apatinients - -'- - - (Prince tit'i(JTams Couiity�irgiriia) ,April—` t nnVcrsian of Single Fartni,ly liornes (Urbana, l,llirrois) 'January L4-V%W x!« Colorado,' fakes Junk Chit of Zoning Ctx(e ,Nov-ellibtr Polity vin Accessory Dwellings (Fulrfax County. Vtrglnia) Pdbruary Mixed Use Arlaptil•e lleuwe ionind for Mizea ise bevetuprnent August Zoning forAdaptive Reuse April SoHo of the Wost (Dahas, Texas) October Adntitiisit. tiusnlc s Calls for str<!arnhning January DioWnslAing Cors and Parking. Codes lahuary fcttrticauan or Zoning Offielals(,<itincot(cut! February illuslrutcd Ovide In purkin(t Lot Lundsrnping March Ncw York (Siate), taVhhg Ct;tisu5 March ROM Areas bc� ttusihesses anis Zoning 8ii(orcehleht (AA'ash)nghin, O.C,) April Mahloging kuYail Citow,11i p'xriy Zoning Worcelneitt (AnneiAeundcl Cornily, Maryland) 1uhc,Jnty, Sii ns and 1111160urds L:unt)ct of interest in Zoning, }It+ttrings Nnvetrlber Feuer and Smaller f)illboards (Rrduigh, North Carolina) Febroaq ('riritniercinl plsirlm }lou.--ston,s "Seth le District" Regulations +June»Jail} laming for Llyuof Stores (Los Angeles) Februtirx Billboard Regulatlons ine Flirt Worih. To' August le fining Up Stdrwnikti tNeit `ark; City vendinu ntnchines) May Tx"zrk+'cung Sign'' Controls' Dccetnh�r tiew orleanq Urban rof6dor raining (slr(p cohtri><twl;d Y�»tiirl!) August itiitt=i'rorina of t,eg)siti lb,i San F'ranciictis Neighborhood Cohniv.,rciol Acmlllhg Scptcniber' (h the AVuke•af the tourist (tourist refuted develispntciil) ', bctufx r lmitritvin Nnnhtg'iinfartcnietd (Maine) prop soil Lhrld:-Uses Commission 1;enlaces Co!tnty 7t>ning ircbrhary S ahtpreltehslie ►i@iohing 0oard hrkpcals (Mriiylurid) l ehruary Austin, "l cxns. Adopts h avZoning, Code June-July "etch !record alt Siting Whsle Fiidllitits (Illinois) 1"ehrunry Dallas !date's Ts tiefurht inittng Sc'ptcihl>cr �'+'rtttiont`s Lan t�L'st! Ln+� fzvnfuaied April Perfurntttnce'lanl►ig Games (r1 Latgo, Florida l•`tiventtier 51010'Strttutcsl hnit Antitrust Llabilhy C'rimpt(t±rs (,IMtiryland, North i�akubt) May CariipnteKlled Latid-Use �lhtscs (jlqei4 York City) October Stale, Act on Atfoidablel vilmlig August fomputcri�vd Voilhig (Arlington Ht!gait, rind SnsF alehcwao Planning and Dovetopntent Act 5cptcmbi r Crlendale heights, Illinois),betalwr "eval linplicatinns lir C ohiputeritctl Notting October Court Ctisrs (x)str nf.SPfau l (0pir}- Vj' rtjlfXe& Ps, rowit'i, pf l tkc) Mi'rttcJi homil laitirel ti C,iittintics May lrrinh(t,ro ltr(iieet'49`, t liality (iiG/rte {�rt)jihrifrx Pr. I)(tMrit Ci)hirt�, _lrrr �ilYftt, /lrrttrrl r7�,i)tlydrfitrrrs) flihe Jnly :5uproruc,'(olift To llear Zoning Caso 001111afid >ii rtr, llrriittlrrf(i ttxllr�) Nr)Acmbcr 4 y t 6205 d. Sign Area. Signs may be single aced or double-faced with a maximum 11 p re feet. This maxima not be peedfbye'variance5q�a m area Sha area e, Height: 1. No porton of;any "sign or sign structure` shall exceed a height of 35 feet 2. All signs shall maintain a minimum clearance of 8 feet between the lfiwest extremity of the sign and the h=ighest ground elevation directly thereunder.. f. Sr.%ing: foils shall be located_ no closer than 300 feet from any other off-Prernise sign; said distance to be .measured on a direct measured along right -of- line between signs, tun the same street' and way lines for signs on intersecting streets. a. Constructfon; Double-faced suns, unless otherwise specified, shall be to constructed that the. area and perimeter of bath faces coincide and are back-to-back inparallel planes 'hot more than 3 feet apart_. Supporting me�rbE""�"s of signs With an area per face greater than 128 square feet will be constructed of noncnmbusible< materials: r - . Appearance and MaintenMce, S-►gns shall be ntaintaii; M 7i p%.ANNING AND ZONING Section 1,768(E0Section 170LP Sec. 1108 S�gn and the topmost part thereof, unless depressed conditions of the terrain warrant an increase in height, In no event shall any sign be higher than twenty (20) feet between the gi i and round level underneath the s the tapmost part thereof. (5) Dimensions. The maximum dimensions': of an�door advertising sign shall be twe"lve and .one-half (li 1/2) feet high; and forty (40) feet wide. (6) Aesthetics. All outdoor advertising shall be locat-ed where, conditions of terrain and local vegetation will p e a,backdro" rovid pp to the si_t in such manner that the 061ine or view is not obstructed from any given point on the highway. , 7 `The 'access for purposes of erec't� attd -maintaining' outdoor advertising,_ -_ signs shall be from off freeway locations. (8) Publlldl Service Signs. A public service � --- - gn, en a cac, e. . to an 'outdoo t s i w advertising sign- shall not be -considered = - part of the area of said outdoor advertising t sign, ZONING' GENERAL PROVISIONS Section 170fi(a) Sect ian 1706 ,a) c. - One ] square foot of Area and Ret ' ht ermitted' fo'r every two be p s 1s g area s a (z) feet of co'nCinuous linear street is frontage of, the Lot upon which such sign tented', with a mnuimum of Located .:and or eighty (!80) square feet and a maximum aF on feet ira al L hundred acid f fifty (150) square cotmerc1al and Indus riaL di tri.ts e cep - in Che t in the commerc ia;l d'%sCr ices Commercial dist`C' cts "Tahoe -Sierra area. hocated in the'."Taho re gate sign naaeea for permitted a maximum agF;. g g ro g s igrjs of not utgdtn� fce feet. The, chart g u.a r . , e Y s, xce a aaEc- (5aj he lgh in� relat ion below irid icates (nax imum to ^Ximum possible sign area. MAXIM[7M .POSSIBLE, IF MAXIMUM POSSIBLE SI G14 AREA IS - bISTHiGT5 HEIGHT ABOVE S UARE FEET) ( (� FINI,SHIGRAbE �.. Co mmerc ial d istr icts 25 feet maX.; and 5 0 n'ru ti o e r no higher her Phan the in Che 'Tahoe Sterra'� p incipal roof 'line of area any bu;ild'i,ng on the lot All other camnetc La, 2 5,i feet 50 or under 35 feet - 100 I and industrial dlakcica; - 1Q1 - 10 30 feet - . (�) Hu i Ld fins:.5. inns , , - Ohe Area and L�� t .ion_ .t a Num er : S-1- �.' a e ut��i a tned UPon n i,ng sign .s�i`T' Each building frontage of a maun_buk'ldi.ngj of, such build ng sign may be ,allowed ori area i r ty 09 care Eeet or one e i her th ;sq foot of s tg;n area for eat square Ertaer foot o' the width of such bu i) d ink up toy a max imUm ok one hurtdted (100) Esq U're a and icidustr "al fpet all comtlnorciai except Ing the commercial ia- districts„ tc ic'C5 Located in the ''Tahee S erta area arc 'a triaXitoU�ri gp a ate sign area cif permi,Cted for ECee-stand ink and building s igns fty (50)' square feet. `, ( ;1 y ,. 5 n 5�1$��:bP rn Pr.c�' e_ck �n S t�_ ns - One. prodect g g Wo bU it f owe orach the s ha ftexeof ; tomand building;. Each sign y x. butloin stile :kali projectalrectl}► front Cfie 112=5 PLANNING AND ZONING Stet ion,,.17O6 a) GENEkAL PROVISIONS Section 17G6 b) be allowed a`` sign area of up to .edit (8) square' feet . I1I uminat.foo, i in any, sha11 be by d i.f Cu -sed 1 ght which' is stat ionary and consCa,nt> fn init ens ity. anti color at aIL t imes. All project ings igns must be at least two' (2) 'feet f,:om the curb face. (4 ` 11Lum fnat ion and Mot fon - Ftee-stand ing, , ui,' d an, an' projecting, signs shall be non- ; moving, stationary s.Cructt3r6S t aLl compo - nen Ls and 1lum:inaCion shall'beS(ri v at ionary; and constant in intens iCy and color at ,a 1:1 t imes,; proia %ded that um inat ion in ''Tahoe Sierra" dIStr. icts sh,ar- N on -L b " d.ifEuses�. 1 iglu. ' y Y - _.. (S) Public 8erv,fce Signs - Those signs necessary to gi`—ve pu`b��c service nEormat ion auch as time,, date, tempera;tucey wea:ther� or i-" la:e informa-' Lion and which do not exceed: twenty per cent., (20%) oithe area allowed fur appurtenant signs with in he gone, Such s igns dust have cycle rates to exceed three seconds. No pub! to ser' ice sign` shall be cons "Cruc'ted without (first` obtaining a Conditional Use Pernit (b) 'ReStdiential, 1SMe (l7rd. 3471-Q anD Medium Dens it DisCr fiefs ft -1 T Y ( R-1, 1(1-9-84j' R- ,.- TR- T an" . FR) w T ) s i;gns not excee' ink f hteen square: Ee0, t a re aCe area shall be,allowrYd for each lot, except that in the cage of a''lot with One(_1) s!'hglo family dwell ing, one (1) qi n not ex,ceed log two (2) - - - square E:ee.t shall- ,ie al Lowed: Such si,r,.s beeithereither- into ra'l with a build'iog or at i~xed Co' the ground fn the fr1. ont yard of the lot provided that the top of the sign does not ex eed a' fief ' ht I f s Ix (6) fi t Erom' the E in fished grade oe t'he l`ot and is set back at least five `5) feet Brom any pro pertylino. 2) 14 ig,h- Dens iy and Roti. „Dstr id ts(i-3j 'CI -3, TR -4) - Twos gn$ not ex, cee �c k i,'t y square Feet ►n ag re 4te `aroa shall b alLnwe�l dor each' lit Such s i.ns sha '11, be i the r irate -g"ral wlth a .bti, VldIhgor a.i ed to, Che ' ground fn the front yard stn tho''lot provided that the top aE t'he latter: s ign d+ 0;s not eXc.eed height +ai twelve (1.2} feet fc'r�m t`he f in fs'hed gcadc of th. _ lot .and wetback et least Eiv� !S) feet from any property .11 126,84' a 15' PLANNING AND ZONING. Sdot: on 170b(d) GENERAL_ PROVISIONS' SecCion 17.06(e), b. Af, fixed to th'e ground 'provi.ded ' that the 'top of the sign does not exceed a, height of six (6) feet from the f in fished grade o f the lot . (2) Institutional Si ns -' Two '(:`r signs not, e-, eed- n g tweet y tour ) squa`r�� feet in aggreg ate sign area shad1. be allowed ,for "a church 'school;'° commun ity, center, or othryr PUblic 'or inst i;tu- t Tonal use. One of such sAgns, may, be ma inta i.ned fnte,gtal with .a building Itmd the other sign, may be affixed to the ground ptovided tb8t 'the top riot exc"ed a height of six (6) of the sign does :ne feet from: the f finishedg.rl3eie of the lot; and is seC _.back at,lea.s_4 Eivcx �rny - property line: (3) rZeal Estate Signs - One (1) temporary s"i.gn no over` filt,eeh 15) square -feet in area shall be _ 611owed E'or any lot or two (2) or more cont igu- ous lots in s Ingle ownership (Whether or not such' lot or lots ha.`ve been. are, art 'to' be subd iv ided) containing appurtenant sign copy advertising the sale,', rental or lease: of t"he property ( the lot or I is and/or :the improve- merits} if any; therein.) upon which such sign is located: (4) 'CracC Signs - Two-(2):emporery sins not over Cy square feel toaggregate area in the - �� L ''Tahoe Sierra" disltricts and one hu'ndcied (lOQ) re feet Ln aggr.eg� to area squa in 8,1.1 other d is r. 'r ir.ts shell Se ani.lowed to advertise the ' - car fig final.- sale} of lots w-trh in-_any-.subdIN 18' ' on - tract. Eerm"its Eor sutl"°, igiis shall be 1 issued for a two' ( ) Ye"ar p��r Tod o'hly,' sub'ect' to rerreWal. (e) erml_t - A Sign Permit 8hI11 be r'eq'uired all ,for ?ppUC'>tena;nt signs exceeding rIfteeci (15)` squire feet in area (1) Applcat1on for an appurtenant s.ttn permit shall. be i filed With the Planning OeP,Artmen't on; a ft�rin htesdtibed therefor. and shall be. a'ccompanled, by' a non-refundable f`'i 1. iii, 12-g4'