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HomeMy WebLinkAboutItem 4 - ARCH-0805-2019 (3885 S. Higuera) Public Market at Bonetti Ranch Sign Program Meeting Date: April 6, 2020 Item Number: 4 ARCHITECTURAL REVIEW COMMISSION REPORT FROM: Shawna Scott, Senior Planner BY: Cassidy McSurdy, Assistant Planner PROJECT ADDRESS: 3885 S. Higuera FILE NUMBER: ARCH-0805-2019 APPLICANT: Tank Farm Center, LLC REPRESENTATIVE: Sean Beauchamp ____________________________________________________________________________ ___For more information contact: (Cassidy McSurdy) at 781-7101 or cmcsurdy@slocity.org_ 1.0 PROJECT DESCRIPTION AND SETTING The project applicant, Tank Farm Center LLC, has applied for a Sign Program for the proposed signage for Public Market at Bonetti Ranch. The proposed project is requesting a premise sign program as required by prior Architectural Review1 with exceptions to the sign standards relating to proposed wall, hanging, monument and directory signs. General Location: The approximately 5.16-acre project site is located on an existing developed parcel along the intersection of Higuera Street and Tank Farm Road, with direct access from both street frontages. The Public Market at Bonetti Ranch is currently under construction, and will include a variety of commercial uses. Present Use: Vacant Zoning: Manufacturing (M) General Plan: Services & Manufacturing Surrounding Uses: Figure 1: Subject Property North: M-SP (Commercial Uses: Office, The Tribune) South: C-S (Commercial Uses: Offices and Services, Higuera Center) East: M-SP (Commercial Uses: Retail, Tractor Supply) West: R-2 (Residential Use: Medium Density 2.0 PROPOSED DESIGN Architecture: Pastoral/Agrarian Design Materials: Corrugated metal, wood, aluminum, bronze, high-density urethane foam, and acrylic 1 Resolution No. ARC-1013-16 Condition No. 5: Project Signage shall return to the ARC for review of a complete signage program for the project site, monument signage may be reviewed by the Community Development Director. Item 4 Packet Page 73 ARCH-0805-2019 3885 S. Higuera St. Page 2 Colors: Rust, natural wood and fiber coloring for backgrounds (some colors to be determined based on individual tenant branding). 3.0 FOCUS OF REVIEW The ARC’s role is to review and provide comments and recommendations to the Community Development Director for the project in terms of its consistency with prior Architectural Review approvals, the Sign Regulations, and the Community Design Guidelines (CDG) applicable to signs. 4.0 PROJECT DESCRIPTION AND STATISTICS The proposed sign program includes monument, directory, wall, and hanging signs, and as proposed would require the following exceptions, summarized below and in the following tables: •Monument signs exceed the total number allowed for a site with a request of three monument signs where one is allowed per premise. •Directory signs exceed the total number and maximum area allowed with a request for two directory signs where one per premise is normally allowed and an individual sign area of 12.5 square feet where a maximum sign area of 12 square feet is allowed. •Wall signs exceed the total number allowable for Building 3 . The applicant proposes three wall signs for a single tenant where two are normally allowed. •Hanging signs proposed for four separate tenants located within Building 6 exceed the total number per tenant and/or total area requirements. The applicant is requesting to exceed the standard to allow for greater than one hanging sign per tenant with a maximum area of greater than eight square feet. Center Signs Ordinance Standard Proposed Existing Monument Sign Max Number Max Area Max Height 1 per premise 24 sq/ft 6 ft 3 18 sq/ft each 4 ft each 1 Directory Sign Max Number Max Area Max Letter Size 1 per premise 12 sq/ft 6 in 2 12.5 sq/ft each 6 in N/A Tenant Signs Ordinance Standard Bldg 1 Bldg 2 Bldg 3 Bldg 5 Bldg 6 Bldg 7 Bldg 8 Wall Signs Maximum Number Max Area (sq/ft) Public Entry 2 per tenant 100 Required N/A 2 60 Yes 3 43 Yes 2 42 No, 1 2 No, 1 1 104 Yes 2 77 No, 1 Item 4 Packet Page 74 ARCH-0805-2019 3885 S. Higuera St. Page 3 5.0 DISCUSSION ITEMS Consistency with the Sign Regulations and Community Design Guidelines The Sign Regulations are intended to protect and enhance the character of the community against visual blight and the proliferation of signs, which can seriously detract from the pleasure of observing the natural scenic beauty of San Luis Obispo. Signs have an important design component and must be architecturally compatible with the character of surrounding development. Items identified for discussion by the ARC are summarized in the table below. Highlighted Sections Discussion Items Chapter 15.4 – Sign Guidelines §15.40.470.F(1) Monument Signs - Number § 15.40.470.L Directory Signs – Number and Size The findings necessary to approve the number of monument signs exception appear to be supportable based upon the unique configuration of the lot providing street frontage and access on two heavily trafficked streets; Higuera and Tank Farm. The signs are placed for purpose of visibility from multiple entry points and are in proportion to the site. The findings to allow for an additional directory sign appear to be supportable based upon the unique design of the site, which requires pedestrian navigation between retail spaces where the layout of the structures alongside required landscaping and awnings provide limited visibility for tenants. In order to better provide this information to those visiting the market, pedestrian directories are a necessary addition to the site. They are strategically placed at the entrance to the market from the parking area as well at the Market Hall building, Building 7. Hanging Signs Maximum Number Max Area (sq/ft) Public Entry 1 per tenant 8 Required N/A N/A N/A N/A T1; 1 at 20 sq/ft, No public entry N/A N/A T2; 2 at 24 and 12 sq/ft, 1 with no public entry T3; 2 at 24 and 12 sq/ft, 1 with no public entry T4; 1 at 24 sq/ft, yes public entry Post Sign Max Number Max Area (sq/ft) Max Height 1 per frontage 20 6 ft 1 20 5’6” N/A N/A N/A N/A N/A N/A Item 4 Packet Page 75 ARCH-0805-2019 3885 S. Higuera St. Page 4 ARC Discussion Item 1: The ARC should discuss whether the requested exceptions are appropriate to allow for increased number of monument any/or directory signs. Exceptions to the Sign Regulations are subject to §15.40.600 Findings for Approval of an Exception, granting an exception must be based on at least one of the required findings2. §15.40.470.A.(1) Wall Signs – Location and Number Permitted Wall signs are required by Zoning Ordinance and encouraged by the CDG to be located on a façade which has a public entry. The applicant’s request for an exception to allow for signage on facades which lack public entry appears to be supportable due to the pedestrian nature of the site and issues of visibility created by landscaping, tall structures, and site design leading to corridors and reduced visibility for pedestrians navigating the site. An additional exception is requested to allow for a total of three wall signs for a single tenant. The findings necessary to allow for the addition of a third wall sign for a single tenant appears to be supportable due to the unique design of the site and structures, an adequate alternative for sufficient visibility to the public with equal or superior design due to the location of the site on a high trafficked roadway does not appear to be evident, and the use of landscape, public art, and adjacent structures would obscure views of the proposed signage from both pedestrian and roadway locations. ARC Discussion Item 2: The ARC should discuss whether the requested exceptions are appropriate to allow for wall signs to be placed upon façade without public entry and to allow increased number of wall signs for a single tenant. §15.40.470.E.1 and 15.40.470.E.2 Hanging and Suspended Signs – Location, Number and Size Hanging signs are required by Zoning Ordinance and encouraged by the CDG to be located on a façade which has a public entry. The applicant is requesting exception to this ordinance standard for multiple tenant spaces. The applicant’s request for an exception to allow for additional signage on facades without public entry appears to be supportable due to the pedestrian nature of the site and issues of visibility created by landscaping, tall structures, and site design leading to corridors and reduced visibility for pedestrians navigating the site. The proposed sign program includes a total of six hanging signs proposed for Building 6 of the site plan which require exception to the 2 Sign Regulations Section 15.40.610: Findings for Approval of an Exception: A: There are exceptional or unusual circumstances applying to the property involved which do not apply generally to properties in the vicinity with the same zoning. B: The sign for which an exception is requested is a nonconforming sign that acts as a neighborhood landmark or focal point while not disrupting views of prominent community landscape features. C: The exception is consistent with the intent and purpose of the sign regulations (see Section 15.40.110) and will not constitute a grant of special privilege or entitlement inconsistent with limitations applied to other properties in the vicinity with the same zoning. D: The sign exception is for superior design will not result in visual clutter and is consistent with the intent and purpose of theses Sign Regulations. Item 4 Packet Page 76 ARCH-0805-2019 3885 S. Higuera St. Page 5 size and number per tenant limitations. The findings necessary to approve the request to exceed number per tenant and square footage allowable for hanging signs can be supported based upon the finding that due to the unique architecture, site design, and desire to maintain consistency with the overall agrarian/pastoral character of the site, hanging signs are a more appropriate approach to signage than a wall sign would be. The proposal meets required standards for wall signs as it relates to square footage and number per tenant and is therefore an appropriately scaled alternative. The use of consistent hanging signs of similar scale to adjacent buildings where the architecture better allows for wall signs, is in conformance with CDG 6.6(F) requiring coordination and consistency of sign locations and size. In addition, the architecture of Building 6 creates unique circumstance where more customary wall signage would not be appropriate or easily achieved. ARC Discussion Item 3: The ARC should discuss whether the requested exceptions are appropriate to allow for wall and hanging signs on facades without public entry and to allow increased number and size of hanging signs for a single tenant. CDG Chapter 6.6 – Signs §6.6(B)Design, (C)Details, (M) Materials The project plans (Attachment 1) include colors and materials for the monument and directory signs. The sign program as proposed would exercise flexibility for individual tenants as it relates to colors and materials and provides a broader array of materials options to allow for sufficient branding opportunity. Staff recommends that the ARC recommend the following condition to the Community Development Director: Plans submitted for a sign permit shall include colors and materials of all signs for determination of compatibility with the structure upon which they are placed. In addition, no sign shall allow for internally lit cabinet or channel lettering as required by previous Cultural Heritage Committee (CHC) Resolution No. 1008-16. ARC Discussion Item 4: The ARC should discuss whether the colors and materials for the monument, post and directory signs is appropriate for the site. In addition, the ARC should discuss whether flexibility of colors and materials for individual tenants should be limited. Additional Signage: The additional signage proposed in the project plans includes wall and freestanding post signage located at a public entrance and consistent with the previous approvals and the Sign Regulations. Item 4 Packet Page 77 ARCH-0805-2019 3885 S. Higuera St. Page 6 6.0 ACTION ALTERNATIVES 7.1 Recommend approval of the proposed sign program and associated exceptions, which may include specific conditions of approval to be considered by the Community Development Director. This action may include recommendations for conditions to address consistency with the Community Design Guidelines, prior ARC approvals, and the Zoning Regulations or other policy documents. 7.2 Continue review of the project with direction to the applicant and staff on pertinent issues, and identify specific CDG and/or Sign Regulations. 7.3 Recommend denial of the project. An action denying the application should include findings that cite the basis for denial and should reference inconsistency with the General Plan, Sign Regulations, CDG, Zoning Regulations or other policy documents. 7.0 ATTACHMENTS 1.Public Market at Bonetti Ranch Sign Program – Project Plans 2.Resolution No. CHC-1008-16 - ARCH-1219-2015 Item 4 Packet Page 78 SIGN PROGRAM Landlord Tank Farm Center, LLC PO Box 1188 San Luis Obispo, CA 93406 Contact: Shala Schultz shalaschultz@g3realestate.co Plannin City of San Luis Obispo Planning Department 919 Palm Street San Luis Obispo , CA 93401 Consultant Southpaw Sign Company 1820 Railroad Street Oceana, CA 93455 Contact: Sean Beauchamp sean@southpawsigns.com 805-440-4 7 4-5700 Table of Contents Page1 Cover, Contacts, Table of Contents RECE!\/ED CITY OF SAN LUIS 08!SPO JAN 3 l 2020 COMMUNITY DEVELOPMENT Page 2 Introduction, Lanlordffenant Requirements General Sign Requirements, Tenant Signage Details Page 3 Site Map/General Page 4 Site Map/ Building Designations Center Signage Locations Page 4-A Center Sign M-1 Placement Page 4-B Center Sign M-2 Placement Page 4-C Page 5 Page6 Page7 Page 8 Page9 Page 10 Page 11 Page 12 Page 13 Page 14 Center Sign M-3 Placement Center Signage General Center Signage Details Building 1 Signage Details Building 2 Signage Details Building 3 Signage Details Building 5 Signage Details Building 6 Signage Details Building 7 Signage Details, Exterior Building 8 Lighting Specifications Packet Page 79 Item 4 •INTRODUCTION The intent of this criteria is to provide guidelines neccesary to achieve a visually coordinated, balanced and appealing sign environment, harmonious with the architecture of the project , while maintaining provisions for individual graphic representation of tenant. Conformance to this sign criteria shall be rigorously enforced and any nonconforming sign shall be removed by the tenant or tenant's sign contractor at tenant's expense, upon demand of the Landlord. Exceptions to the standards shall not be permitted without approval from Landlord and modification to the sign program by the City of San Luis Obispo Planning Department. Accordingly, the Landlord will retain full rights of approval for any sign used at this property. No sign shall be installed without written Landlord approval and required City of San Luis Obispo sign permit. In the event that tenant improvements or unforseen leasing arrangements create a sign opportunity not covered in the existing sign program, the Landlord reserves the right to authorize signage that follows the guidelines and intent set forth in this sign program. •LANDLORD/TENANT REQUIREMENTS 1.Each tenant shall submit to Landlord for written approval, three copies of the dailed shop drawings of the proposed signage, indicating conformance with the sign criteria herein outlined. 2.The Landlord shall determine and approve the availability and position of a tenant name on any directory signs. 3.Te nant shall pay for all signs, related materials and installation fees(including final inspection costs). 4.Te nant shall obtain all neccesary permits from City of San Luis Obispo. 5.The tenant shall be responsible for fulfillment of all requirements of this criteria. 6.It is the responsibility of the tenant's sign contractor to verify all conduit and transformer locations and service access prior to fabrication when electric signs are used. 7.Should a sign be removed, it is the tenant's responsibility to patch all holes, paint surface to match existing color, and restore surface to original condition. •GENERAL SIGN CONSTRUCTION REQUIREMENTS 1.All signs and their installations shall comply with all local building codes. 2.Sign Contractor to be fully licensed with City of San Luis Obispo and shall maintain full Workman's Compensation Insurance and general liability insurance. 3.All penetrations of building exterior to be sealed waterproof and color finished to match existing exterior. 4.The Landlord reserves the right to refuse work deemed to be below standard. 5.Color coatings are to exactly match the colors on the approved plans. 6.Finished surfaces of metal shall be free from oil canning and warping. All sign finishes shall be free from dust, orange peel, drips and runs and shall have uniform surface conforming to the highest standards of the industry. 7.In no case shall any manufacturer's label be visible from normal viewing angles. 8.Non-illuminated letters are to be fabricated from durable rust inhibiting materials, such as aluminum, bronze, high density urethane foam, or acrylic . •PROHIBITED SIGNS 1.No moving or audible signs will be permitted. 2.No banners, pennants or feather types signs will be permitted. 3.Acrylic faced, illuminated sign cabinets that do not conform to logo graphic components. •ABANDONED SIGNS Any signage left after 30 days from vacating premises shall be property of Landlord. •TENANT SIGNAGE DETAILS !h� (ntent of this criteria is to create the opportunity for md1v1dual tenant use of logos and colors where appropriate and plan for uniform type and colors for all tenants on directional signage. TENANT SUITE SIGNAGE Te nants are allowed signs in designated quantities, locations and sizes as detailed on attached plans. For individual tenant suite signs, tenant logo/brand fonts colors and graphics can be used. Halo illuminated letters, neon letters and non-illuminated letters may �e used. Per Condition #11(Resolution CHC-1008-16), face ht channel letters are not permitted. Routed, carved or hand painted signs may be used Sign details that promote a high quality of image are encouraged. These details may include, but are not limited to - dimensional letters, additional graphic layers, use of gold leaf or other unique design features. WINDOW & DOOR SIGNAGE Te nants are allowed window signage per city sign code. This is another o�portunity for use of tenant logo/brand fonts, colors and graphics as approved by Landlord. SHOPPING CENTER/TENANT SIGNAGE Te nant identification on monument sign is at Landlord's discretion. Use of tenant logo/brand fonts and colors are allowed upon Landlord's approval. Packet Page 80 Item 4 Resolution No. CHC-1008-16 ARCH-1219-2015 (120 Tank Farm Road/3897 S. Higuera Street) Page 3 plans and be clearly visible to contractors and City inspectors (Mitigation Measure CR-1). 7.The slate roofing material shall be replaced with a more historically appropriate material such as wood shingle, subject to the approval of the Architectural Review Commission. 8.Historic plaques/displays shall be placed among the site providing historical background of the property and evolution of the project including identification of reconstructed buildings. The historical site plan should be included in the historic plaques. 9.The ARC shall consider the Building 5 awning element and its relationship (i.e. proximity) to the water tower. 10.The railings associated with the Building 6 balconies shall be enclosed to screen materials associated with the residential units. 11.The signage plan does not need to return to the CHC for review and may be approved as part of a sign program reviewed by the Architectural Review Commission. The signage for the site shall include signage that is compatible with the historic ranch including non­ illuminated, externally illuminated, halo illuminated, and neon signage. On motion by Commissioner Kincaid, seconded by Commissioner Baer, and on the following roll call vote: AYES: Commissioners Baer, Kincaid, Larrabee, Papp, Walthert, Vice-Chair Brajkovich, and Chair Hill NOES: None REFRAIN: None ABSENT: None The foregoing resolution was passed and adopted this 61h day of June, 2016. Packet Page 99 Item 4 3885 S. Higuera Sign Program ARCH-0805-2019 Architecture review of a Sign Program for Public Market at Long - Bonetti with exceptions to sign standards. April 6, 2020 Applicant: Tank Farm, LLC Focus of Review 2 ARC review due to: ◼Prior Architectural Review Conditions of Approval requiring separate ARC review for Sign Program ARC Purview: ◼Review the project in terms of its consistency with the Sign Regulations, Community Design Guidelines, and prior approvals ◼Provide comments and recommendations to the Director for final approval 3885 S. Higuera Background 4 Establishment of Public Market at Long Bonetti Ranch was reviewed by ARC and CHC for compliance with applicable city standards related to design, mass and coordination with historic context of the site. The prior ARC approval required the Sign program be brought back to the ARC for architectural review. In addition to requirement for review, prior CHC review limited the types of signage to exclude internally lit cabinet or channel lettering. Project Description 5 The project applicant, Tank Farm Center LLC, has applied for a Sign Program for the proposed signage for Public Market at Bonetti Ranch. The proposed project is requesting a premise sign program as required by prior Architectural Review with exceptions to the sign standards relating to proposed wall, hanging, monument and directory signs. Design 7 ◼The proposed signage includes monument signage, directory signage, a freestanding post sign, externally lit wall signage, and hanging signs. ◼The proposed project includes the following materials: ◼Corrugated metal, wood, aluminum, bronze, high-density urethane foam, and acrylic ◼Colors and Lighting types ◼Rust, natural wood and fiber coloring for backgrounds (some colors to be determined based on individual tenant branding) ◼External lighting Evaluation Discussion Item #1: Number of Monument and Directory Signs 8 Number and Dimensions: Exceptions to the overall number and dimensions of Monument and Directory signs are requested: •Total Number: 3 Monument Signs are proposed on the site in addition to 1 existing for a total of 4. 2 Directory Signs are also proposed. Ordinance standard allows for up to 1 per premise of each type of sign. •Total Dimensions: The Directory Sign is proposed to be 12.5 square feet. Ordinance standard limits to the maximum area of a Directory Sign to 12 square feet. Monument Signs meet ordinance standard related to height and area as proposed. Evaluation Discussion Item #2: Number, Location, and Size of Wall Signs Location of Wall Signs: •3 of the proposed wall signs are located on a façade without public entry. Number of Wall Signs Per Tenant: •3 wall signs are requested for Building 3 where 2 are allowed per Ordinance Standard. Size of Wall Signs: •Building 7 proposes a 104 square foot sign requiring exception to ordinance standard of 100 square feet for wall signs. Evaluation Discussion Item #3: Number, Location, and Size of Hanging Signs Location of Hanging Signs: •3 of the proposed wall signs are located on a façade without public entry. Number of Hanging Signs Per Tenant: •Tenant 2 and Tenant 3 in Building 6 are requesting 2 hanging signs each where 1 is allowed per Ordinance Standard. Size of Hanging Signs: •All proposed hanging signs exceed the allowable maximum area of 8 square feet and range between 14 square feet and 24 square feet. Evaluation Discussion Item #4: Design, Details, Materials The monument and directory signs include proposed design and materials to include similar finishes and materials to onsite buildings. The sign program as proposed would request to exercise flexibility for individual tenants as it relates to colors and materials and provides a broader array of materials options to allow for sufficient branding opportunity.