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HomeMy WebLinkAbout2012-01-11; City Council; MinutesMINUTES SPECIAL MEETING: CITY COUNCIL WORKSHOP DATE: January 11, 2012 TIME: 12:00 PM PLACE: CITY ADMINISTRATION BUILDING, ROOM 173B, 1635 FARADAY The Mayor called the meeting to order on January 11, 2012 at noon. Present: Hall, Packard, Kulchin, Douglas, Blackburn. REGIONAL REPORTS No Report. Public Connment: There was no public comment. CARLSBAD CAR COUNTRY REPORT The following document was distributed for this item and is on file in the Office of the City Clerk. • Memorandum from Community & Economic Development Director Gary Barberio to City Manager Lisa Hildabrand, dated January 5, 2012. Staff Members Presenting: Chris Hazeltine, Director of Parks and Recreation; Gary Barberio, Community & Economic Development Director; and Bryan Jones, Deputy Transportation Director/Traffic Engineer. Mr. Barberio updated Council on the Summary Recommendations from the Car Country Working Group. He noted that Staff Recommendations Summary,Appendix III, of the report (see report attached) listed all of staff's recommendations. He stated that the recommendations could be categorized as the following: Landscape Improvements, Traffic Safety, Signage and Streamlining ofthe Approval Process. Mr. Hazeltine stated that Cal Trans, agency responsible for the fencing/landscaping along 1-5 would only enter into agreements with public agencies, such as the City. Mr. Hazeltine also answered questions regarding the one acre park situated within Carlsbad Car Country and owned by the City. He and Mr. Barberio noted that the park could be vacated and it would return to the original grantors. Mr. Hazeltine stated that support for landscaping improvements and special events were recommended by the City but that financial support was the financial responsibility of the dealerships. Mr. Jones outlined the striping efforts that could help the traffic challenges in Car Country. City Council Workshop January 11, 2012 Mr. Barberio stated that staff gave general support to signage. He noted that the erection of a 50 foot sign would need not only the City's but the Coastal Commission's approval. He also agreed that the City would streamline the approval process for construction and re-modeling in Car Country. Bill Hoehn, owner of Hoehn Motors, stated that Car Country needed to maintain an updated look. He also stated that there were difficulties in communication with Cal Trans. Bill Kornick of Bob Baker Volkswagen and Subaru stated his traffic safety concerns. Gene Manganiello of Lexus Carlsbad spoke of his support for better and modern signage at Car Country. Chris Baker of Bob Baker Volkswagen and Subaru spoke about the City's participation in some of the monetary issues. He also spoke about concern for traffic safety in Car Country. JP Pinter of Hoehn Acura stated that the dealerships needed both the City's financial support and other City support. Council Member Keith Blackburn proposed the following steps listed by priorities: 1. Streamline the approval processes and support special events. 2. If it benefits Car Country, vacate the park. 3. Help construction of Signage for 1-5. 4. Support landscaping for medians and 1-5. 5. Modernize traffic flow, especially on Paseo del Norte. Look into how this couid be funded. Mr. Blackburn agreed that all "Yes" and partial "Yes" items on Appendix III should be worked on, however, he emphasized priorities. Council Member Douglas stated that she would favor a public use for the park land. Council Member Packard stated that he would like Car Country, if possible, take over a vacated park land. The Mayor emphasized to the City Manager that he wants Car Country to be a safe place to drive. He also asked City Staff to begin the implementation of Mr. Blackburn's list. Mayor Hall adjourned the meeting at 1:20 p.m. Lorraine M. Woodje3|^C « /] City Clerk/ t 1 CITY OF ^ CARLSBAD Memorandum Jan. 5, 2012 Mttributioh CHy Cierk Asst. City Clerk Diputy Cierk Book To: Lisa Hildabrand, City Manager From: Gary T. Barberio, Community & Economic Development Directo^ Via: John Coates, Assistant City Manager Re: Car Country Carlsbad Please find attached to this memorandum information regarding the "Car Country Carisbad" item scheduled for the City Council Workshop Agenda of Wednesday, January 11,2012, from 12:00 p.m. to 1:00 p.mv in Room 173A of the Faraday Center. At a City Council Workshop in April of 2011, staff presented the Car County Carlsbad Working Group Summary Recommendations Report. The Summary Recommendations Report was prepared through a collaborative effort between city staff and representatives of the Gar Country Carlsbad and Avenida Encinas car dealerships. This collaborative effort resulted in a report that contained 30 individual recommendations organized within four Initiatives as follows: 1) General Appearance; 2) Sign Program; 3) Traffic & Safety; and, 4) Minor Update to Specific Plans. At the April 2011 workshop, the City Council received the report and directed staff to return with a report and presentation detailing staff s recommendations, prioritization, and cost estimates for all 30 individual recommendations. The attached information, along with the presentation the City Council will receive at the January ll^** workshop, is intended to address the direction given at the April 2011 City Council workshop. Attachments: Exhibit 1: Car Country Carlsbad, January 11, 2012, PowerPoint Presentation Exhibit 2: Car Country Carlsbad and Avenida Encinas Aerial Photo Site Plans Exhibit 3: Staff Recommendations Summary Matrix Exhibit 4: Detailed Staff Recommendations, Prioritization, and Cost Estimates Exhibits: Combined Schedule Initiatives 2 and 4 Exhibit 6: Car Country Park Site Profile Exhibit 7: Freeway ID Pole Sign Graphics Community & Economic Development ^0 1635 Faraday Ave. I Carlsbad, CA 92008 I 760-602-2710 I 760-602-8560 fax I wrtww.carlsbadca.gov 1. Car Country Carlsbad January 11, 2012 PowerPoint Presentation 1/5/2012 Car Country Carlsbad Staff Recommendations, Prioritization & Cost Estimates January 11, 2012 ^ CARLSBAD Car Country Carlsba Summary Recommendations Report: • Presented to City Council at April 2011 Workshop • City Council directed staff to prepare: - Recommendations - Prioritization - Cost Estimates 1/5/20-12 Car Country Carlsba^ Summary Recommendations Report: • Developed in conjunction with dealerships • Resulted in four initiatives: - General Appearance - Sign Program - Traffic and Safety - Minor Updates to Specific Plans • Included 30 individual recommendations Car Country Carlsba Recommendations Categorized into Five Groups: 1. Landscape Improvements 2. Special Events - Chris Hazeltine, Parks & Recreation Director 3. Traffic Safety - Bryan Jones, Deputy Director/City Traffic Engineer 4. Signage 5. Streamline Approval Process - Gary Barberio, Community & Economic Dev. Director • CARLSBAD 1/5/2012 Car Country Carlsba Landscape Improvements • Partially supported, if a new funding source is identified & supported by dealers/property owners: - Accent lighting - Landscape on 1-5 frontage - 1-5 decorative fence - Landscape at 1-5 interchanges - Larger LLD benefit area - Redesign median and parkway landscaping - Redesign park as a "car park" : , ^ ' CARLSBAD Car Country Carlsba Landscape Improvements • Not recommended: - Using seasonal color - More car displays in park - Focus energies on shared areas i/5/2012 Car Country Carlsbai Special Events • Partially supported contingent upon development and funding by dealerships: - Developing events at Car Country Carlsbad CARLSBAD Car Country Carlsba Traffic Safety • Recommended: - Extend red curbs - Edge striping/land narrowing 1/5/2012 Car Country Carlsbai Traffic Safety • Not recommended: - Opening medians - Landscaped islands and roundabouts - Reverse diagonal parking - Stop signs at cul-de-sacs - "Hard" traffic calming measures - "Road diet" on Paseo del Norte - Modifying center medians Car Country Carlsbai Signage • Recommend updating specific plan sign standards to allow for: - Arches or other defining icons - Dealer-specific directional signs - SOfootfreeway sign in park - IVIonument signs - Decorative banners on lights - Way finding signage • Sign installation and maintenance to be funded by dealerships . : C:TY Of ^- CARLSBAD 1/5/2012 Car Country Carlsbai Signage • Not recommended: - Locate 1-5 ID sign in park Car Country Carlsba streamline Approval Process • Recommended: - Specific Plan minor administrative approval process - Specific Plan miscellaneous minor changes & clean up CARLSBAD 1/5/2012 Car Country Carlsba Next Steps: • Following City Council direction: - City staff will manage work necessary to implement the City Council's direction - Staff will continue to coordinate with the Car Country Carlsbad Working Group Car Country Carlsba Recommendation: • Accept the staff Recommendations, Prioritization and Cost Estimates • Direct staff to manage the work necessary to implement City Council's direction 2. Car Country Carlsbad and Avenida Encinas Aerial Photo Site Plans J:\Requests2010Plus\ComEconDev\Planning\4523324__ 11 (D« Property Owner Dealership Acres 1 Cannon Road East LLC/ Weseloh Chevrolet Co. USED CARS 1.9 2 Weseloh Charles B Jr & Patricia A WESELOH CHEVROLCT/KIA 5.9 3 Hoehn Ent. 2 LLC VACANT 3.4 4 City of Carlsbad 44,000 Sf PARK 1.0 5 Grody Properties LLC KEN GRODY FORD 6.2 6 Stellar Properties LLC TOYOTA CARLSBAD USED CARS 4.6 7 Arc Partners HOEHN BUICK/CADILLAC/GMC 2.9 8 Stellar Properties ac SCION 3.0 9 stellar Properties LLC TOYOTA CARLSBAD 3.0 10 Stellar Properties LLC LEXUS CARLSBAD 4.6 11 Hoehn Associates LLC HOEHN HONDA 3.1 12 REKAB Properties BOB BAKER VW/SUBARU 3.2 13 Sharp Family Ltd Partnership HOEHN JAGUAR/LAND ROVER 2.7 14 Brooking Doris/ Sillers Archie & Vema M/LT HOEHN ACURA/HOEHN HONDA USED CARS 3.2 15 Helix Land Co Ltd AUTOMOTIVE SUPPORT USES 3.7 16 Hoehn Group UC HOEHN AUDI 2.9 17 Hoehn Group LLC HOEHN INFINITY 1.6 18 Townsend Family NORTH COUNTY HYUNDAI 1.9 19 Townsend Family VACANT/CAR STORAGE 1.8 20 REKAB Properties BOB BAKER MAZDA 2.7 21 Hoehn Group LLC HOEHN MERCEDES BENZ 2.7 22 Hoehn Group UC HOEHN MERCEDES BENZ 3.2 23 REKAB Properties BOB BAKER CHRYSLER/JEEP/DODGE RAM/FIAT 4.2 City of Carlsbad Car Country Carlsbad (SP 19) 10 # Property Owner Dealership Acres 1 Hoehn Group LLC HOEHN PORSCHE 1.9 2 Glendora Motorcars Co. Inc. CARLSBAD VOLVO 1.1 3 Glendora Motorcars Co. Inc. CARLSBAD VOLVO 2.9 J:\Requests2010Plus\ComEconDev\Planning\4523324_11 City of Carisbad Avenida Encinas Car Dealerships (SP 186) 3. Staff Recommendations Summary Matrix Car Country Carlsbad Staff Recommendations Summary Matrix STAFF Rl ECOM [MENDATION LANDSCAPE IMPROVE] MENTS Yes No Partial Support Initiative 1 Recommendation l.B.i. "...accent lighting..." X' Initiative 1 Recommendation 2.A.i. "...landscape on 1-5 frontage..." X' Initiative 1 Recommendation 2.A.ii. "...1-5 decorative fence..." X' Initiative I Recommendation 2.B.i. "...landscape at 1-5 interchanges..." X' Initiative 1 Recommendation 2.B.ii. ".. .larger LLD benefit area..." X' Initiative 1 Recommendation 2.B.iv. ".. .redesign median & parkway landscaping..." X' Initiative 1 Recommendation S.A.ii. ".. .redesign park as a "car park"..." X' Initiative 1 Recommendation 2.A.iii. ".. .using seasonal color..." Initiative 1 Recommendation 3.A.iii. ".. .more car displays in park..." X Initiative 1 Recommendation 4.A.i. "...focus energies on shared areas..." X ' In general, staff could support these recommendations if a new funding source, such as a new LLD, Improvement District, BID, etc., was identified and supported by the dealerships and property owners ^Staff is supportive of Initiative 1 - Recommendation 2.B.iv., over this recommendation. STAFF RECOMMENDATION SPECIAL EVENTS Initiative 1 Recommendation I.A.i. . .developing events at Car Country..." Yes No Partial Support X^ ^ Staff generally supports this recommendation, but the development and funding of all events should be the financial responsibility of the dealerships. STAFF RECOMMENDATION TRAFFIC SAFETY Yes No Partial Support Initiative 3 Recommendation LA. ".. .extend red curbs..." X Initiative 3 Recommendation l.C. ".. .edge stipping/land narrowing..." X Initiative 1 Recommendation 2.B.iii. ".. .opening medians..." X Initiative 1 Recommendation 2.B.V. ".. .landscaped islands & roundabouts..." X Initiative 1 Recommendation 2.B.vi. ".. .reverse diagonal parking..." X Initiative 3 Recommendation I.B. ".. .stop signs at cul-de-sacs..." X Initiative 3 Recommendation 2.A. ".. ."hard" traffic-calming measures..." X Initiative 3 Recommendation 2.B. ".. ."road dief on Paseo del Norte..." X Initiative 3 Recommendation 2.C. ".. .modifying center medians..." X SIGNAGE STAFF RECOMMENDATION SIGNAGE Yes No Partial Support Initiative 1 Recommendation l.B.i. ".. .arches or other defining icons..." X^ Initiative 2 Recommendation I.A. ".. .50 foot freeway sign in park..." X^ Initiative 2 Recommendation LB ".. .decorative banners on lights..." Initiative 2 Recommendation l.C. ".. .directional signs specific to dealers..." x^ Initiative 2 Recommendation I.D. "...monument signs..." x^ Initiative 2 Recommendation I.E. ".. .way finding signage..." x^ Initiative 2 Recommendation 2. ".. .funding partnerships..." x^ Initiative 1 Recommendation 3.A.i. ".. .locate 1-5 ID sign in park..." X Staff supports updating all applicable sign standards. However, staff is also recommending that the installation and maintenance cost of any new signage should be the financial responsibility ofthe dealerships. STREAMLINE APPROVAL PROCESS STAFF RECOMMENDATION Initiative 4 Recommendation l.A. Initiative 4 Recommendation LB. . .SP minor admin approval process..." "... SP misc minor changes & clean up..." Yes X X No Partial Support 4. Detailed Staff Recommendations, Prioritization, and Cost Estimates INITIATIVE 1: GENERAL APPEARANCE PURPOSE: To improve the general appearance and create more interest and visitation to Car Country Carlsbad, make it more inviting, appealing and distinctive. SPECIFIC CAR COUNTRY WORKING GROUP RECOMMENDATIONS: L General Improvements All improvements should be focused on the idea of incorporating art and an overall enhancement in appearance. A. Short Term i. Consider developing, programming, and bringing events similar to "Cruising the Grand" with classic cars, music, food, etc. to Car Country Carlsbad and using defined display areas to showcase the cars in the event. City Staff Recommendation: City special events staff could advise the Car Country dealers on developing a program for a "cruise night "on Paseo del Norte. The development and funding of the event would need to come from the Car Country dealers or their related sponsors. The city's role would be to assist Car Country with ideas to create a successful event and support in obtaining a "special event permit". City Staff Priority: Medium Discussion: Car Country may have difficulty attracting people to an event at Car Country as compared to "Cruising the Grand" (Escondido) or "Rods and Woodies" (Encinitas), because these events are held in central downtowns where there are multiple attractions. However, partnering with the Carlsbad Premium Outlets, Paseo Carlsbad, Legoland, and other surrounding businesses could help to gain more energy for such an event Cost Estimate: No direct fiscal impact as the event consulting and permit processing can be completed in-house by existing City staff Schedule: Spring or summer 2012. B. Long Term i. Consider use of accent lighting on buildings, landscaped areas and defined display areas. City Staff Recommendation: A positive recommendation is contingent upon identifying a new funding source for construction and long-term maintenance, such as a new LLD, Improvement District, BID, etc., that is supported by the dealerships and/or the property owners. It is recommended that if new accent lighting is installed, it should be limited to locations in the park and other landscape areas such as the medians. City Staff Priority: Medium I-l: 1 Discussion: The dealerships have their lots and buildings very well lit so accent lighting there would most likely be ineffective. Recommend concentrating new accent lighting in the park and medians. Cost Estimate: Low voltage accent lighting for the park is estimated to cost approximately $20,000. The cost for accent lights in the medians would be close to $20,000 as well. Currently the Landscape and Lighting District that covers median maintenance is not providing adequate funding for existing maintenance, therefore a positive recommendation is contingent on an identifiedfunding source. Schedule: TBD ii. Consider developing arches or other defining icons at the entrances to Car Country Carlsbad. City Staff Recommendation: Recommend that the city's participation in this item be limited to updating the sign standards in the two SP's and updating City Council Policy No. 65, as previously directed by the City Council, to consider developing policy standards to allow for entry archway signage or defining icon entrances within the public right-of-way in Car Country. The cost of installation and maintenance of any such entryway signage or defining icon entrance should be the financial responsibility of the dealerships. City Staff Priority: High. Discussion: Staff recommends that this specific item, as recommended by city staff above, be included with the recommendations of Initiative 2 and Initiative 4 and be combined into one update to the Specific Plans affecting the car dealership lands. Once authorized by the City Council, this combined update could he initiated immediately and can be accomplished by the work efforts of existing city staff, in consultation with the car dealer representatives. Cost Estimate: No direct fiscal impact as the update work can be completed in-house by existing city staff. All costs for installing and maintaining entry archway signage or defining icon entrances would be the responsibility of the car dealership group. Schedule: See the attached combined schedule for completing Initiatives 2 & 4 (6 to 9 months from initiation to local approval). The construction schedule would be as determined by the car dealership group. I-l: 2 2. Landscape A. Short Term i. Consider improving the visibility of dealerships through renovated and enhanced landscape on CALTRANS property along 1-5 freeway. City Staff Recommendation: A positive recommendation is contingent upon identifying a new funding source for construction and long-term maintenance, such as a new LLD, Improvement District, BID, etc., that is supported by the dealerships and/or the property owners. The City's participation could be to assist Car Country in negotiating an agreement with Caltrans for a right of way permit, ff approved by Caltrans, staff could also provide support in the design of the enhanced landscape City Staff Priority: Medium Discussion: In preliminary inquiries with Caltrans, staff has been told that they have a new policy that requires a landscape maintenance agreement (LMA) for an indefinite time period. The LMA must be entered into with the public agency within which jurisdiction the improvements are made (i.e. Carlsbad). The City may enter into a sub-agreement with Car Country whereby they would be responsible for the installation and maintenance of improvements. Another point of concern involves current inadequate water supply to the 1-5 right of way which would also have to be worked out in any agreement with Caltrans. Finally, the future 1-5 widening project is undefined. Cost Estimate: Unknown pending design. No funding currently exists for construction of this project or for on-going maintenance costs; therefore a positive recommendation is contingent upon an identifiedfunding source for construction and long-term maintenance. Schedule: TBD ii. Consider replacing the chain link fence along 1-5 freeway with decorative, inviting, lower height fencing. City Staff Recommendation: A positive recommendation is contingent upon identifying a new funding source for construction and long-term maintenance of the fence (painting, replacement of damaged section, etc.), such as a new LLD, Improvement District, BID, etc., that is supported by the dealerships and/or the property owners. The City's participation could be to assist Car Country in negotiating an agreement with Caltrans for a right of way permit. City Staff Priority: High Discussion: In preliminary discussions with Caltrans, they seemed amenable to this type of improvement but would require a maintenance agreement for an indefinite time period to ensure the fencing would remain in good condition and intact The agreement must be made with the public agency within which jurisdiction the improvements are made (i.e. Carlsbad). The City may enter into a sub-agreement with Car Country whereby they would be responsible for the installation and maintenance of improvements. Car themed artwork could be integrated into the decorative fencing. I-I: 3 Cost Estimate: No funding currently exists for construction or on-going maintenance of this project. If funding is located, staff could assist with facilitating an agreement with Caltrans. Staff estimates the construction of a wrought iron fence replacing the chain link fence along the entire length of Car Country would cost approximately $150,000. Art at select locations on the fencing could be addedfor an estimated additional $10,000-$20,000. Schedule: TBD iii. Consider using seasonal color and tying planting into the flower fields season. City Staff Recommendation: Staff does not support this recommendation - see "Discussion " text below. If this recommendation were supported, however, staff could partner with the dealerships. By providing in-house design for upgrading the current median planting to add annual and perennial color plantings and oversee installation. If recommended, the seasonal color should be added at accent points to approximately 20% of the current median area. City Staff Priority: N/A Discussion: Currently the Landscape and Lighting District that covers median maintenance is not providing adequate funding for existing maintenance, therefore an alternative funding source would need to be identified for the installation of the enhanced landscape and additional annual maintenance costs. Staff supports recommendation 2.B.iv. - " ...redesigning the medians and parkways ..." below, over this recommendation (2.A.iii. - "... using seasonal color ... "). Recommendation 2.B.iv. would be a more permanent improvement which would include colorful perennials that would not need replanting each year, would be more drought tolerant, and would require no additional maintenance costs. Cost Estimate: No direct fiscal impact to initially plan the project as the design could be done in- house. Installation of the planting is estimated to cost $10,000 and would be an annual expense as seasonal color (annuals) would need to be replaced each year. Staff estimates an annual added maintenance cost of $1,000 per year to maintain the seasonal color (e.g. additional weeding, plant and mulch replacement, etc.). No funding currently exists for construction or on- going maintenance of this project. Schedule: TBD 1-1:4 B. Long Term i. Consider enhancing plantings with use of color at the freeway interchanges at Cannon Road and Palomar Airport Road year around on both sides of the freeway. City Staff Recommendation: A positive recommendation is contingent upon identifying a new funding source for construction and long-term maintenance, such as a new LLD, Improvement District, BID, etc., that is supported by the dealerships and/or the property owners. The City's participation could be to assist Car Country in negotiating an agreement with Caltrans for a right of way permit. If approved, staff could provide support in the design ofthe enhanced landscape. City Staff Priority: Medium Discussion: In preliminary inquiries with Caltrans, Staff has been told that they have a new policy that requires a landscape maintenance agreement (LMA) for an indefinite time period. That LMA must be entered into with the public agency within which jurisdiction the improvements are made (i.e. Carlsbad). The City may enter into a sub-agreement with Car Country whereby they would be responsible for the installation and maintenance of improvements. Another point of concern involves current inadequate water supply to the interchanges which would also have to be worked out in any agreement with Caltrans. Finally, the future 1-5 widening project is undefined. Cost Estimate: Unknown pending design. No funding currently exists for construction or on- going maintenance of this project. Schedule: TBD ii. Consider developing a larger benefit area such as a lighting and landscape assessment district or business improvement district that includes Legoland, the Flower Fields, and the Carlsbad Premium Outlets for contributing to and maintaining enhanced landscaped areas. City Staff Recommendation: Implementation of this recommendation would have to be initiated by Car Country, not the City. City staff could facilitate the formation of a lighting and landscape assessment district or business improvement district should Car Country convince the other land owners to participate. City Staff Priority: N/A Discussion: N/A Cost Estimate: Some anticipated consultant cost for assessment engineers however the amount is unknown at this time. No direct fiscal impact for City's assistance in facilitating the project. Schedule: N/A I-l: 5 iii. Consider opening medians to allow more left hand turns. City Staff Recommendation: Staff does not support this recommendation. City Staff Priority: N/A Discussion: Staff does not support this Car Country Working Group recommendation as the median is in place to improve traffic flow and safety along the corridor. Introducing more median openings will reduce the landscaping and more importantly create additional vehicle safety conflict points, which is counterproductive to the Car Country Working Group concern for safe driveway access. Cost Estimate: N/A Schedule: N/A iv. Consider redesigning the medians and parkways throughout Car Country Carlsbad through the incorporation of a different mix of hardscape and landscape. City Staff Recommendation: A positive recommendation is contingent upon identifying a new funding source for construction and long-term maintenance, such as a new LLD, Improvement District, BID, etc., that is supported by the dealerships and/or the property owners. If a funding source is identified, recommend that the city partner with the dealerships. The city could provide in-house design for upgrading the current median and parkway planting to add annual, perennial color plantings, some hardscape, and oversee installation. The plantings would be interspersed the entire length of the medians with the exception ofthe end medians which are turf and recommended to remain as is. The parkways would receive only minimal plantings to retain the access and visibility into the dealerships. City Staff Priority: High Discussion: The current median planting, while being maintained by the City, could use augmentation to visually enhance the area. Upgrading could include adding new shrubs and ground cover and possibly some hardscape or boulders. Currently the Landscape and Lighting District that covers median maintenance is not providing adequate funding for existing maintenance, therefore an alternative funding source would need to be identified for the cost of installation ofthe enhanced hardscape and landscape. Staff supports this recommendation (2.B.iv. - " ...redesigning the medians and parkways ... ") over recommendation 2.A.iii. - "... using seasonal color ... ", above. This recommendation (2.B.iv.) would be a more permanent improvement which would include colorful perennials that would not need replanting each year, would be more drought tolerant, and would require no additional maintenance costs. I-l: 6 Cost Estimate: No direct fiscal impact to the city as in-house design would be utilized. The cost of the installation of shrubs, ground cover, and some hardscape is estimated at approximately $60,000. A positive recommendation is contingent upon an identified funding source for construction. No additional cost in maintenance is anticipated. Schedule: TBD v. Consider developing landscaped traffic islands or roundabouts with elevated car displays in the middle. City Staff Recommendation: Staff is not supporting this recommendation. City Staff Priority: N/A Discussion: Installing a roundabout at any intersection along Paseo del Norte would be predicated on Paseo del Norte receiving approval of a general plan amendment to re-designate the roadway (currently designated as a "secondary arterial") and reduce the number of travel lanes from 4 lanes to 2 lanes. An extensive traffic impact study would need to be completed prior to considering reducing the roadway from 4 lanes to 2 lanes. If the findings necessary for the General Plan Amendment could be made, then roundabouts could be further considered as a part of a roadway narrowing project. The installation of roundabouts could require education ofthe public, even though it is widely used throughout California, as it is a new concept to the City. The city would also need to develop an agreement with the Car Country Association, whereby the city was indemnified in any lawsuit involving a display vehicle in the public right-of-way. In addition, a roadway narrowing project could limit the future development potential of nearby vacant land. Cost Estimate: N/A Schedule: N/A vi. Consider establishing reverse diagonal parking on Paseo del Norte (i.e. back in - pull out design). City Staff Recommendation: Staff is not supporting this recommendation. City Staff Priority: N/A Discussion: Installing reverse diagonal parking along Paseo del Norte would be predicated on Paseo del Norte receiving approval of a general plan amendment to re-designate the roadway (currently designated as a "secondary arterial") and reduce the number of travel lanes from 4 lanes to 2 lanes. An extensive traffic impact study would need to be completed prior to considering reducing the roadway from 4 lanes to 2 lanes. If the findings necessary for the General Plan Amendment could be made, then reverse diagonal parking could be further considered as a part of a roadway narrowing project. The installation of reverse diagonal parking could require education of the public, since it is not widely used throughout California, is a new concept to the City, and is very different from what most drivers have experienced. In I-l: 7 addition, a roadway narrowing project could limit the future development potential of nearby vacant land. Cost Estimate: N/A Schedule: N/A 3. Park A. Long Term i. Consider locating the Car Country Carlsbad 1-5 identification sign in the park area, with car displays at the base. City Staff Recommendation: Staff is not supporting this recommendation at this time. City Staff Priority: N/A Discussion: The park site may only be used for "public park purposes ", as restricted by the grant deed, and it is not legally advisable to display commercial, for-sale vehicles pr locate a sign advertising "off-site " commercial uses within the park site. As long as ownership ofthe park site property remains in the possession of any entity other than the Car Country Association or an individual Car Country dealership, signage on the park property advertising for Car Country would be considered "off-site " signage and would not be allowed. If the city were to proactiveiy seek to "vacate " ownership in the park site, ownership in the land would be "vacated" to the original grantor or their successor in interest. The original grantor is not a current "Car Country Carlsbad" entity such as the association or an individual dealership. As such, the Car Country Association would need to acquire the former park site from the original grantor in order to be able to locate a pole sign advertising Car Country businesses on the former park site. See the attached "Car Country Park Site Profile " and the "Confidential City Attorney memorandum of April 26, 2011", previously received from the City Attorney's office, which provides further details of the significant issues and challenges associated with displaying commercial, for-sale vehicles or locating a freeway identification pole sign within the Car Country Park site. Cost Estimate: N/A Schedule: N/A I-I: 8 ii. Consider redesigning the park as a "car park" and developing site amenities to support the theme. City Staff Recommendation: A positive recommendation is contingent upon identifying a new funding source for construction and long-term maintenance, such as a new LLD, Improvement District, BID, etc., that is supported by the dealerships and/or the property owners. City Staff Priority: Medium Discussion: No funding currently exists for construction or the increased maintenance of this project. Ideas for a "car themed park" could include car art, topiary in the shape of cars, interpretive signage on automotive history and/or how the car park was brought to Carlsbad, etc. The park would need to be designed in such a way that it would be of interest to the general public and not specifically to promote the commercial interests of the Car Country dealerships. See the attached "Car Country Park Site Profile " and the "Confidential City Attorney memorandum of April 26, 2011", previously received from the City Attorney's office. Cost Estimate: Cost could vary drastically depending on the complexity ofthe features. A positive recommendation is contingent upon an identified funding source. Schedule: TBD iii. Consider creating more displays for cars in the park area. City Staff Recommendation: Staff is not supporting this recommendation. City Staff Priority: N/A Discussion: The park site may only be used for "public park purposes ", as restricted by the grant deed, and it is not legally advisable to display commercial, for-sale vehicles within the park site. If the city were to proactiveiy seek to "vacate " ownership in the park site, ownership in the land would be "vacated" to the original grantor or their successor in interest. The original grantor is not a current "Car Country Carlsbad" entity such as the association or an individual dealership. As such, the Car Country Association would need to acquire the former park site from the original grantor in order to be able to display commercial, for-sale vehicles on the former park site. See the attached "Car Country Park Site Profile " and the "Confidential City Attorney memorandum of April 26, 2011", previously receivedfrom the City Attorney's office, which provides further details of the significant issues and challenges associated with displaying commercial, for-sale vehicles within the Car Country Park site. Cost Estimate: N/A Schedule: N/A I-l: 9 4. Buildings A. Short Term i. Consider focusing energies on shared areas versus individual areas. City Staff Recommendation: Unless the streetscape was redesigned with widened medians and roundabouts, there is no location staff can suggest for shared areas. City Staff Priority: N/A Discussion: N/A Cost Estimate: N/A Schedule: N/A I-l: 10 INITIATIVE 2: SIGN PROGRAM PURPOSE: To develop a new sign program for Car Country Carlsbad and the car dealership area on Avenida Encinas that includes standards that are unique and responsive to the needs of the automotive sales industry. SPECIFIC CAR COUNTRY WORKING GROUP RECOMMENDATIONS: 1. New Sign Program «& Update to Specific Flan Sign Standards Consider developing a new sign program for both Specific Plan areas by updating the sign standards within the two plans to allow for, but not be limited to, the following: A. Car Country Carlsbad Freeway Identification Sign (located in park) • Up to a 50 foot high pylon sign with LED and changing message • Potential for city to advertise for public events and community service messages City Staff Recommendation: Recommend the City Council direct staff to research, analyze, and prepare an update to the sign standards in the two SP's for future consideration by the City Council. In the update staff would propose developing new standards to allow a higher freeway identification pole sign with LED display area. Staff would bring the proposed new sign standards forward to the Planning Commission and City Council for their future consideration. Staff is also recommending that the installation and maintenance cost of any allowed freeway identification pole sign should be the financial responsibility of the dealerships. City Staff Priority: High. Discussion: Staff recommends that most of the specific recommendations of Initiative 2 and Initiative 4 be combined into one update to the two Specific Plans affecting the car dealership lands. Once authorized by the City Council, this combined update could be initiated immediately and can be accomplished by the work efforts of existing city staff, in consultation with the car dealer representatives. As to the recommendation that the pole sign be located within the Car Country park, it is important to note that the park site may only be used for "public park purposes ", as restricted by the grant deed, and it is not legally advisable to locate a sign advertising "off-site " commercial uses within the park site. As long as ownership of the park site property remains in the possession of any entity other than the Car Country Association or an individual Car Country dealership, signage on the park property advertising for Car Country would be considered "off-site " signage and would not be allowed. If the city were to proactiveiy seek to "vacate " ownership in the park site, ownership in the land would be "vacated" to the original grantor or their successor in interest. The original grantor is not a current "Car Country Carlsbad" entity such as the association or an individual dealership. As such, the Car Country Association would need to 1-2: 1 acquire the former park site from the original grantor in order to be able to locate a pole sign advertising Car Country businesses on the former park site. However, even if the Car Country Carlsbad Association acquired the former park site, it is not legally advisable to allow advertising messages for other "off- site " businesses such as the Premium Outlets or Legoland on the new pole sign. See the attached "Car Country Park Site Profile " and the "Confidential City Attorney memorandum of April 26, 2011", previously receivedfrom the City Attorney's office, which provides further details of the significant issues and challenges associated with locating a freeway identification pole sign within the Car Country Park site. Also attached to this report is a graphic representation of what the freeway identification pole sign might look like. This graphic was prepared by the Car Country dealership representatives. Cost Estimate: No direct fiscal impact to implement staff's recommendation, as the work can be completed in-house by existing city staff. As staff is recommending that the installation and maintenance cost of any allowed freeway identification pole sign should be the financial responsibility of the dealerships, this would not be a cost attributed to the city. However, it is estimated that the cost to manufacture and install the proposed freeway identification pole sign, as represented by the pole sign graphic prepared by the dealership representatives, would cost in the range of $250 - $500K. Schedule: See the attached combined schedule for completing Initiatives 2 & 4 (6 to 9 months from initiation to local approval - also needs CCC consideration and approval). B. Decorative Banners on light standards (similar to the Village) • To provide a unifying element for Car Country Carlsbad City Staff Recommendation: Recommend that the City Council pursue this recommendation as a part of the update to City Council Policy No. 65, as previously directed by the City Council, and consider developing policy standards to allow for banner signs in the public right-of-way with City Council approval. The cost of the banners, installation and maintenance should be the financial responsibility of the dealerships. City Staff Priority: High (Already underway as part of separate citywide Sign Ordinance Update). Discussion: Already underway as part of separate citywide Sign Ordinance Update. Cost Estimate: Already underway as part of separate citywide Sign Ordinance Update, with all work to be accomplished by existing city staff. 1-2: 2 Schedule: Planning Commission and City Council public hearings in 2"'^ Quarter of 2012 -for local approval only - also needs CCC consideration and approval. C. Directional signs that are specific to the needs of each dealership City Staff Recommendation: Recommend updating SP sign standards to allow for directional signs specific to the needs of each dealership. The cost of the directional signs, installation and maintenance should be the financial responsibility of the dealerships. City Staff Priority: High Discussion: Staff recommends that most of the specific recommendations of Initiative 2 and Initiative 4 be combined into one update to the Specific Plans affecting the car dealership lands. Once authorized by the City Council, this combined update can be initiated immediately and can be accomplished by the work efforts of existing city staff, in consultation with the car dealer representatives. Cost Estimate: No direct fiscal impact as the work can be completed in-house by existing city staff. Schedule: See the attached combined schedule for completing Initiatives 2 & 4 (6 to 9 months from initiation to local approval - also needs CCC consideration and approval). D. Monument signs • To identify Car Country Carlsbad specifically • To identify each individual dealership specifically City Staff Recommendation: Recommend updating the sign standards in the two Specific Plans to allow for monument signs specific to Car Country and for individual dealerships. The cost of the monument signs, installation and maintenance should be the financial responsibility ofthe dealerships. City Staff Priority: High Discussion: Staff recommends that most of the specific recommendations of Initiative 2 and Initiative 4 be combined into one update to the Specific Plans affecting the car dealership lands. Once authorized by the City Council, this combined update can be initiated immediately and can be accomplished by the work efforts of existing city staff, in consultation with the car dealer representatives. Cost Estimate: No direct fiscal impact as the work can be completed in-house by existing city staff. 1-2: 3 Schedule: See the attached combined schedule for completing Initiatives 2 & 4 (6 to 9 months from initiation to local approval - also needs CCC consideration and approval). E. Car Country Carlsbad "way finding" signage (including dealership area on Avenida Encinas) • Off-site signs on surrounding arterials • Off-site locations in medians City Staff Recommendation: Recommend that the City Council pursue this recommendation as a part of the update to City Council Policy No. 65, as previously directed by the City Council, and consider developing policy standards to allow for "way finding" signage in the public right-of-way with City Council approval The cost of the "way finding" signage, installation and maintenance should be the financial responsibility ofthe dealerships. City Staff Priority: High (Already underway as part of separate citywide Sign Ordinance Update). Discussion: Already underway as part of separate citywide Sign Ordinance Update. Cost Estimate: Already underway as part of separate citywide Sign Ordinance Update, with all work to be accomplished by existing city staff. Schedule: Planning Commission and City Council public hearings in 2"'' Quarter of 2012 -for local approval only (also needs CCC consideration and approval). Explore funding partnerships to finance the implementation ofthe new sign program City Staff Recommendation: Recommend that the city's participation be limited to updating the sign standards to allow for more flexibility in the type and size of allowable signage and that the property and business owners are to assume the sole financial responsibility for implementation of any new sign standards. City Staff Priority: Low (as city is not financially responsible for new signage) Discussion: See "City Staff Recommendation " above. Cost Estimate: All costs would be the responsibility of the car dealership group. Schedule: TBD. 1-2: 4 INITIATIVE 3: TRAFFIC & SAFETY PURPOSE: To improve the traffic flow and traffic safety on Paseo del Norte and Car Country Drive such that speeds are reduced, driveway egress and ingress safety is improved, access to individual dealerships is increased, and the visibility and safety of the driving environment in Car Country Carlsbad is enhanced. SPECIFIC CAR COUNTRY WORKING GROUP RECOMMENDATIONS: 1. Short Term A. Consider selectively extending red curbs at driveways to increase visibility and safety. City Staff Recommendation: Recommend evaluating each dealership driveway to determine how much red curb could be utilized to enhance visibility and safety, while balancing the need for parking in collaboration with each dealership. Staff is recommending implementing this recommendation in-conjunction with recommendation 3.1. C. below, as the two recommended actions will achieve the greatest improvement to overall traffic safety when implemented at the same time. City Staff Priority: High. Discussion: Safety is very important and identifying ways to improve safety for business access is important. However, additional red curbing would reduce the number of parking spaces along each dealerships property frontage. Street parking is at a premium, and as such we would need to work collaboratively with each dealership and closely identify how best to improve access safety. Cost Estimate: $5,000 Schedule: 3 months B. Consider the placement of stop signs at cul-de-sac three-way intersections (one at Paseo del Norte/Private Street and one at Car Country Drive/Auto Center Court). City Staff Recommendation: Staff is not recommending installing stop signs at the two cul- de-sac intersection. City Staff Priority: N/A Discussion: Staff would not recommend installing an all-way stop sign between two closely spaced intersections with traffic signals as large platoons of vehicles would arrive to the new all-way stop intersections and cause a traffic delay and back-up. In addition, neither of these two locations would meet warrants for installation of an all-way stop. An ordinance would be required to be taken to the Traffic Safety Commission and then City Council for adoption to authorize the installation. 1-3: 1 Cost Estimate: If the City Council elected to install all-way stop signs, the estimated cost would be $3,000-$5,000 with signs and legends. Schedule: N/A C. Consider selectively implementing "soft" traffic-calming measures such as edge stripping, lane narrowing, temporary speed-tables etc. City Staff Recommendation Staff recommends evaluating both roadways for the installation of bike lanes/edge stripping to narrow the travel lanes. Staff is recommending implementing this recommendation in-conjunction with recommendation 3. l.A. above, as the two recommended actions will achieve the greatest improvement to overall traffic safety when implemented at the same time. Staff is not recommending the installation of speed tables. City Staff Priority: High Discussion: Installation of bike lanes/edge stripping, along with the narrowing of travel lanes often helps to reduce traffic speeds, improve travel safety, and create a complete street. The edge stripping would also allow a motorist to pull farther out from the driveway into the roadway, increasing sight visibility and separating the travel lanes from the parallel parked vehicles. Cost Estimate: $8,000. Schedule: 3 months. 2. Long Term A. Consider implementing "hard" or structural traffic-calming measures such as roundabouts, speed tables, raised intersections, etc. City Staff Recommendation: Staff is not recommending the installation of "hard" traffic calming measures. City Staff Priority: N/A Discussion: Installing a "hard" or structural traffic-calming along Paseo del Norte would be predicated on Paseo del Norte receiving approval of a general plan amendment to re- designate the roadway (currently designated as a "secondary arterial") and reduce the number of travel lanes from 4 lanes to 2 lanes. An extensive traffic impact study would need to be completed prior to considering reducing the roadway from 4 lanes to 2 lanes. In addition, such roadway lane reduction could limit the future development potential of nearby vacant land. If the findings necessary for the General Plan Amendment could be made, then traffic calming measures could be further considered as a part ofthe roadway narrowing project (traffic calming measures are not used on major roadways that are four lanes or greater). As an alternative, narrowing the existing travel lanes via new striping (see 1-3: 2 recommendation 3. l.C.) could prove to be a more cost-effective traffic calming solution for both (Paseo del Norte and Car Country Drive) of the existing roadway configurations. Lastly, as both roadways provide emergency access and connectivity for the Fire Department, any "hard" traffic-calming measure would need to be reviewed and approved by the Fire Department to ensure that they do not negatively impact emergency response times. Cost Estimate: High costs Schedule: N/A B. Consider implementing a "road diet" on Paseo del Norte, narrowing roadway from four lanes to two lanes. City Staff Recommendation: Staff is not supporting this recommendation at this time. City Staff Priority: N/A Discussion: Installing a "road diet" on Paseo del Norte would be predicated on Paseo del Norte receiving approval of a General Plan Amendment to re-designate the roadway (currently designated as a "secondary arterial") and reduce the number of travel lanes from 4 lanes to 2 lanes. An extensive traffic impact study would need to be completed prior to considering reducing the roadway from 4 lanes to 2 lanes. If the findings necessary for the General Plan Amendment could be made, then a "road diet" could be further considered. In addition, a "road diet" could limit the future development potential of nearby vacant land. Cost Estimate: high costs Schedule: N/A C. Consider modifying center medians to increase access to individual dealerships and provide areas for vehicle display. City Staff Recommendation: Staff does not support this recommendation. City Staff Priority: N/A Discussion: Staff does not support this Car Country Working Group recommendation as the median is in place to improve traffic flow and safety along the corridor. Introducing more median openings will reduce the landscaping and more importantly create additional vehicle safety conflict points, which is counterproductive to the Car Country Working Group concern for safe driveway access. Cost Estimate: N/A Schedule: N/A 1-3: 3 INITIATIVE 4: MINOR UPDATE TO SPECIFIC PLANS PURPOSE: To streamline the permit and review process for improvements within Car Country Carlsbad and the car dealerships along Avenida Encinas (Porsche and Volvo) by reassigning approval authority to the lowest appropriate decision making authority. SPECIFIC CAR COUNTRY WORKING GROUP RECOMMENDATIONS: 1. Consider amending Specific Plans SP 19(D (Car Country) and SP 186(A) to: A. Establish a minor administrative approval process (i.e. minor site development plan) that would allow for administrative approvals by the Planning Director for: • Modifications to existing facilities • Additions to existing facilities that are in full compliance with the provisions of the applicable Specific Plan City Staff Recommendation: Recommend updating the two SP's to allow for an administrative approval process for modifications and additions to existing facilities. City Staff Priority: High. Discussion: Staff recommends that most of the specific recommendations of Initiative 2 and Initiative 4 be combined into one update to the Specific Plans affecting the car dealership lands. Once authorized by the City Council, this combined update could be initiated immediately and can be accomplished by the work efforts of existing city staff, in consultation with the car dealer representatives. Cost Estimate: No direct fiscal impact as the work can be completed in-house by existing city staff. Schedule: See the attached combined schedule for completing Initiatives 2 & 4 (6 to 9 months from initiation to local approval - also needs CCC consideration and approval). B. Complete miscellaneous minor changes to clean-up inconsistencies and provide clarity of interpretation and implementation within the two specific plans. City Staff Recommendation: Recommend updating the two SP's to complete miscellaneous minor changes to clean-up inconsistencies and provide clarity of interpretation and implementation. City Staff Priority: High. Discussion: Staff recommends that most of the specific recommendations of Initiative 2 and Initiative 4 be combined into one update to the Specific Plans affecting the car dealership lands. Once authorized by the City Council this combined update could be initiated immediately and can be accomplished by the work efforts of existing city staff, in consultation with the car dealer representatives. 1-4: 1 Cost Estimate: No direct fiscal impact as the work can be completed in-house by existing city staff. Schedule: See the attached combined schedule for completing Initiatives 2 & 4 (6 to 9 months from initiation to local approval - also needs CCC consideration and approval). 1-4:2 5. Combined Schedule: Initiatives 2 and 4 Timeline for Initiative 2 - Sign Program and Initiative 4 - Minor Update to Specific Plans Milestone: Draft proposed amendments including Mello II LCP Policy 8-5: Signage: 2-4 months Complete fmal draft and CEQA Environmental Review: 1 -2 months Planning Commission hearing: 1 month City Council hearing: 1 month Submit to CA Coastal Commission: 1 month Total: 6-9 months California Coastal Commission (Land Use Plan Amendment/LCP Amendment) Deem Complete: 1 month Schedule for approval/ denial/extension: 3 months Extension: 12 months Total: 16 months 6. Car Country Park Site Profile CAR COUNTRY PARK SITE PROFILE Location: West side of Paseo del Norte, just north of the Ken Grody Ford dealership, and just south of the old North County GMC dealership site (now vacant). Assessor's Parcel Number: 211-060-08 Size: .991 acres. Ownership: City of Carlsbad General Plan Designation: R (Regional Commercial) Zoning: C-2 (Commercial General) Mello II Local Coastal Program Land Use Designation: GC (General Commercial) Mello II Local Coastal Program Zoning Designation: C-2 (Commercial General) Local Facilities Management Zone: Zone 3; Northwest Quadrant. Other Applicable Regulatory Documents: Car Country Specific Plan SP-19(I): The Specific Plan serves as the Zoning Ordinance and development plan for the subject property. The Specific Plan limits the use ofthe subject site to park use only. Current Use: City park site; developed with benches, trash containers, water fountain, walkways, grass area, trees and landscape. Adjacent Uses: North: Old North Coimty GMC dealership - now vacant. South: Ken Grody Ford dealership. East: Paseo del Norte; Lexus Carlsbad, Hoehn Honda, and Bob Baker VW/Subaru dealerships. West: 1-5 Freeway. Background Information: The subject property was created as Lot No. 11 of Carisbad Tract No. 72-3, recorded in November 1972 as recorded Map No. 7492. The subject property was grant deeded to the City of Carlsbad in November 1972 (Grant Deed No. 406; FILE/PAGE NO. 323456, BOOK 1972), by FEIST, VETTER, KNAUF AND LO Y, a partnership, trustee, for "a determinable fee for so long as used for public park purposes If the city were to utilize the land for any use other than as specified in the grant deed ("public park purposes"), the land couid revert back to the original grantor or their successor in interest. If the city were to proactiveiy seek to "vacate" ovmership in the subject property, ovmership in the land would be "vacated" to the original grantor or their successor in interest. The original grantor is not a current "Car Country Carlsbad" entity or dealership. In addition, the Car Country Carlsbad Specific Plan currently limits the use of the subject site to park use only. The SP would need to be amended to allow different or additional uses on site. \yhile the subject property acreage is included in the city's overall park/open space acreage calculations, the subject site is not General Plan designated as Open space (OS) and would not need to be "replaced" per General Plan open space policy requirements. The subject property is also not needed to meet Growth Management park acreage requirements in the Northwest Quadrant. The city currently spends approximately $4,200.00 per year maintaining the park facility via contract maintenance. 7. Freeway ID Pole Sign Graphics e o © A D @ SCALE: 1/4" = 1'-0" NEW FREEWAY FACING D/F PYLON SIGN MANUFACTURE AND INSTALL (1) NEW PYLON SIGN CEWiR I.D. SiCTIOH - ALUMINUM AND ANGLE WTH PERFORATED METAL MESH BACKING FABRICATED PER ENGINEERING REQUIREMENTS. TO COVER TOR FRONT AND BACK. CAR COUWfflT CABLSBtD LETTIBS - CHANNEL LEnEBS BACKS: .040 ALUMINUM RETURHS: .040 ALUMINUM FACES: WHITE PLEX FACES ILLUMINATION: WHITE LED ILLUMINATION i PROPER TRANSFORMERS 0 G LED FULL COLOR MESSAGE CENTER • B -O" X 14'-0- OVERALL DIMENSIONS. FULL COLOR DISPUY ( MESSAGE CENTER IS INSET TO RETAINING CABINET \^ TENANT I D. CABINET • 10'-4 VS' X ll -IO" OVERALL DIMENSIONS. ALUMINUM S ANGLE IRON FAS. CABINET TO HAVE INDIVIDUALLY REMOVABLE FACES - BY MEANS OF t '/!" RETAINER SYSTEM WHITE PLEX FACES V«ITH TRANS. VINYL OVERLAYS FOR GRAPHICS. ILLUMINATION • CWHO LAMPS AND PROPER BALLASTS • « E 3"* PYLON TO BE MOUNTED ON (2) 10" STEEL PIPES INTO CONCRETE FOOTINGS. DETERMINED PER ENGINEERING REQUIREMENTS. RPES TO HAVE DECORA^VE POLE COVERS EXTENDING TO TOP OF PYLON m. COLOR ASPECTS ARE TO BE DETERMINED AT A LATER TIME. U c t. i: 2° CO I- t" fflZ III o 3£ •; _ i Oil .a Id" h 01 u