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Planning commission adopts sign-code amendments: defines billboards, aligns planning-area rules with Butler County
Summary
Augusta’s planning commission approved text amendments to Article 8 of the sign regulations to define billboards, create planning-area billboard standards (proposal 2) largely mirroring Butler County, and revise rules for multi-tenant (strip center) signage; the motion included language to apply billboard rules across zoning classifications in the growth area.
The Augusta Planning Commission approved text amendments to the city’s sign regulations to define billboards and establish standards for billboards and multi-tenant commercial signage in the city and its planning/growth area.
Staff said the code previously lacked a clear billboard definition and that the proposed changes would give staff and applicants clearer standards. "The gist of what a billboard definitionally is, is going to end up being a freestanding structure that's primarily used for off-premise advertisements," Staff member (S8) told the commission as part of a multi-part presentation.
Two staff proposals were discussed. Proposal 1 would mainly split existing highway-frontage freestanding sign rules so they apply separately within city limits and in the planning area; Proposal 2 (the staff-preferred option adopted by the commission) aligns planning-area standards with Butler County by increasing maximum face area to 300 square feet, raising maximum sign height to 35 feet, reducing spacing from 1,000 feet to 300 feet, and establishing a 30-foot roadway setback plus a 100-foot buffer from residential property lines. Staff also noted the change would allow an off-premise billboard to be a primary sign where appropriate.
The package also included a separate amendment to treat multi-tenant commercial structures (strip centers) under the C-3/I-1 sign standards regardless of underlying zoning. Staff cited a recent Gambino's application at 1010 North Ohio that was denied for a 48-square-foot wall sign under C-2 limits as an example of inconsistent treatment under the current code.
Members of the public urged caution on illumination and nighttime impacts. "I would encourage that we pass these amendments or changes, but we also look at what we're doing to our community ... particularly in the evenings," longtime resident Tim Shigley said, urging consideration of dark-sky protections and controls on electronic billboard brightness. Kim Brungert, a property owner on Southwest 99 Augusta, asked about minimum frontage requirements and confirmed she has 200 feet of frontage and would be eligible to apply under the revised standards.
Commissioners modified staff’s drafted motion to add language making the planning-area billboard allowances applicable to all zoning categories in the growth area; the motion to adopt the Article 8 amendments (staff Proposal 2 plus the multi-tenant amendment and the expanded planning-area language) was moved, seconded and carried.
Next steps: staff will finalize ordinance language and include the amendments in the city council packet for final action; the packet contained a typographical error on the council date that staff corrected to Dec. 1, 2025 during the hearing.
