Loading...
HomeMy WebLinkAbout6/10/2020 Item 2, Staff Memorandum MEMORANDUM DATE: June 10, 2020 TO: Planning Commission BY: Kyle Bell, Associate Planner FROM: Tyler Corey, Principal Planner SUBJECT: Item #2 ARCH-0506-2019 (487 Leff Street) - Modification to the Draft Resolution to address the proposed signage program. DISCUSSION At the ARC hearing on March 2, 2020, an evaluation was provided that discussed the proposed sign program for the HASLO Headquarters project (Attachment 1, Project Signage). At the hearing the ARC did not identify any concerns with the proposed sign program. This memorandum has been provided to complement the Planning Commission agenda report to provide additional analysis of the sign program and include additional findings to be incorporated in the Draft Resolution. The City’s Sign Regulations provide sign limitations based on the zoning district. Since the proposed project is an office development in a residential zone the project is still subject to the limitations of the Medium-Density Residential (R-2) zone. The project proposes three signs with a total area of 77.5 sq. ft., where normally limited to one sign with a maximum size of 20 sq. ft. within the R-2 zone. • One main vertical wall sign on the High Street elevation – Composed of individual 2’4” inch letters that are 20 feet in total length (46.5 square feet total area). • Two awning signs above the entries to the building on the High Street and Leff Street – Composed of individual raised channel letters 7” high mounted on the fascia and 27’ long (15.5 square feet each). Sign Regulations stipulate that sign programs are intended to ensure the signage is complementary and compatible with the development and surrounding neighborhood. The purpose of sign programs is to provide for project specific designs and sign accommodations that take into account compatible and appropriate signage which can be reviewed concurrently with the review of building designs and site layout. A sign program has been presented as an opportunity to allow for signage within this property to complement the office development. The proposed signage conforms to all other provisions of the Sign Regulations for each type of sign regarding size, number, and height. In order to approve a sign program, the final review authority shall make findings that the sign program results in signage that is compatible with the development, complementary to project architecture, and coordinated among tenant spaces for consistency and Item #2 ARCH-0506-2019 (487 Leff Street) Memorandum: Signage Exception Page 2 superior design. The following findings and condition have been presented to be included with the Draft Resolution to address the proposed sign program for consistency with the Sign Regulations. Sign Program Findings 1. The project site provides unusual circumstances which make strict adherence to the sign regulations impractical, as the project consists of an office use within a residential zone. The proposed sign program represents an innovative design consistent with the architectural style of the project. 2. The sign program is consistent with the intent and purpose of the Sign Regulations as each sign is consistent with all other limitations regarding number and size of signs allowed for the specific sign types (awning, wall signs). The architectural style of the project has been designed to accommodate signage for the property that would provide sufficient visibility to the public. 3. The proposed signs consist of a superior design that complies with the Design Principles of the Sign Regulations that do not result in clutter or excessively sized signage in comparison to the other commercial structures along High Street. The proposed signs have been reviewed by the Architectural Review Commission and found to be consistent with the intent of the Sign Regulations and Community Design Guidelines. Condition 1. Plans submitted for a sign permit must be in substantial conformance with the submittal provided for this entitlement. Modifications to this sign program or additional signage may require addition review by the Architectural Review Commission or the Community Development Director, as deemed appropriate. ATTACHMENTS 1. Project Signage HASLO Signage Request (2-21-20) The applicant is proposing three signs: 1) One main vertical wall sign on the High Street elevation – Composed of individual 2’4” inch letters that are 20 feet in total length (46.5 square feet total area). 2) One awning sign above the entry to the building on the High Street elevation – Composed of individual raised channel letters 7” high mounted on the fascia and 27’ long (15.5 square feet total area). 3) One awning sign above the entry to the building on the Leff Street elevation – Composed of individual raised channel letters 7” high mounted on the fascia and 27’ long (15.5 square feet total area). Sign Regulations & Exception Request The City’s previous Sign Regulations allowed one sign per street frontage up to 20 square feet in Residential Zones (in effect while plans were being prepared up to November 2019). Current regulations allow one 20 square-foot sign. Proposed signage for HASLO’s Headquarters would require approval of a sign exception in terms of the number of signs (three signs where one is allowed) and the total area (77.5 square feet where 20 square feet is allowed). Findings to Support Approval of an Exception Section 15.40.610 includes findings for approval of an exception which focus on the unusual circumstances that may warrant support for and approval of an exception. Here is suggested wording for the approval of an exception for the proposed signage for this project: 1. There are unusual circumstances applying to the property which make strict adherence to the regulations impractical or infeasible, such as the uniqueness of the site with a triangular shape with three street frontages, and a Planned Development approval to have an office use in a R-2, residential zone. The proposed signs for the new office building are understated and in scale with the building elevations that they will be placed on, providing for reasonable identification for the business at this location. Proposed signage represents superior or innovative design appropriate for the building and location, and is reasonably necessary for the unusual circumstances. 2. The exception is consistent with the intent and purpose of the sign regulations, and is granted as an alternative to the standards, as it provides for visibility of the business to the public with a superior design for an office use on a residentially zoned site. 3. The sign exception is for superior design and complies with Design Principles of this Chapter and will not result in: visual clutter; excessively sized signage in comparison to the building or surroundings; signage that is inconsistent with the character of the surroundings; or approval of signs that are prohibited in this Chapter. 487 LEFF STREET MIXED-USEA8# 0879-01-RS1721 FEBRUARY 20201/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)SIGNAGE CALCULATIONS25’ - 0” MAX.HIGH ST. SIGNAGE1/8" = 1'-0" (24 X 36 SHEET)1LEFF ST. SIGNAGE1/8" = 1'-0" (24 X 36 SHEET)2wall sign (2'-4”x20' = 46.5 sf)raised channel sign (7”x27' = 15.5 sf)raised channel sign (7”x27' = 15.5 sf)Proposed Sign StatisticsHigh Street Raised Channel Signs (1) 15.5 S.F. Wall Signs (1) 46.5 S.F. Leff Street Raised Channel Signs (1) 15.5 S.F.