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Item 4 - ARCH-1149-2017 (257 Madonna Rd) Madonna Plaza Sign Program
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Review of a sign program for Madonna Plaza Shopping Center, with a categorical exemption from environmental review. PROJECT ADDRESS: 257 Madonna Road BY: Kip Morais, Planning Technician e-mail: kmorais@slocity.org VIA: Tyler Corey, Principal Planner FILE NUMBER: ARCH-1149-2017 FROM: Doug Davidson, Deputy Director RECOMMENDATION: Adopt the draft resolution approving the proposed Sign Program, based on findings, and subject to conditions of approval. SITE DATA Applicant Schottenstein Property Group Complete Date November 29, 2017 Zoning C-R General Plan General Retail Site Area Madonna Plaza Environmental Status Categorically exempt from environmental review under CEQA Guidelines Section 15311 (Accessory Structures) SUMMARY On August 21, 2017, the ARC approved plans for the redevelopment of a portion of the Madonna Plaza Shopping Center to construct a new commercial building to provide for three new tenant spaces located at 273 Madonna Road (formerly Sears). Condition No. 10 of Resolution ARC-1019- 17 required that the applicant develop a formal sign program and submit for architectural review. In response to this condition, the applicant is requesting ARC approval of a sign program for the Madonna Plaza Shopping Center. The proposed sign program includes specifications for allowable wall signs for major and minor tenants, and an additional tower sign identifying the shopping center located along El Mercado. The applicant is also requesting additional square footage for the secondary sign for the major tenant in building K (Michael’s). The sign program includes exceptions to the sign regulations for the maximum cumulative sign area per tenant space and the location of secondary wall signs on wall faces without public entrances. Meeting Date: December 18, 2017 Item Number: 4 KM ARC4 - 1 ARCH-1149-2017 (257 Madonna Road) Page 2 Staff is supportive of the proposed sign program, but recommends modifications to the sign program as discussed below (Section 3.0, Project Analysis). The most significant concerns with the sign program relate to the size of the primary signs proposed for major tenants, and the request for additional square footage for the secondary sign for the major tenant in Building K. Staff is also recommending minor modifications to the sign program to account for possible future tenant configurations. 1.0 COMMISSION’S PURVIEW The ARC’s role is to review the project in terms of its consistency with the Sign Regulations and the Community Design Guidelines applicable to signs. 2.0 PROJECT INFORMATION Site Information/Setting The project site consists of approximately 26.12 acres of developed land in the Retail Commercial (C-R) zone. The project site is currently developed as a shopping center with approximately 310,000 square feet of buildings divided among tenant spaces with parking and landscape improvements. The project site is bordered by, and takes access from, Madonna Road and El Mercado Road, and is adjacent to Highway 101. Project Description The project proposes a Sign Program for the Madonna Plaza Shopping Center site (Attachment 2, Reduced Project Plans). Including: a. Primary and secondary wall signs for major (>10,000 s.f.) and minor (<10,000 s.f.) tenants b. Specific major tenant signage c. Existing monument signs and pylon sign (no changes proposed) d. New and existing tower signs The sign program includes four wall sign styles for major and minor tenants; 1) LED Internally illuminated acrylic face lit channel letters, 2) Internally illuminated sign “cans” for logos only, 3) Externally illuminated signs and 4) individual backlit channel letters. Non-illuminated letters are to be fabricated from materials such as aluminum, bronze, high density urethane foam, and acrylic. Background material proposed include stucco, brick, masonry, laminate, or cladding the complements the building or tenant branding design. 3.0 PROJECT ANALYSIS The applicant has submitted a sign program as a part of the proposed project improvements. The sign program would replace the existing sign program for the center from 2001. The sign program proposes signage standards for major tenants and separate standards for minor tenants. Each tenant is allotted one primary and one secondary wall sign with the exception of the corner major tenants for Buildings A and L and the minor tenants in Buildings Q, P, and N. Primary wall signs are to be centered on the store front façade, while secondary wall signs are to be oriented towards the street or highway. The proposed sign standards, by building, are summarized in Table 1 along with a ARC4 - 2 ARCH-1149-2017 (257 Madonna Road) Page 3 comparison to the previous sign program and the sign dimensions for the closest regional shopping center, SLO Promenade. Table 1: Previous, Proposed, SLO Promenade, and Staff recommended Major Tenant Signage Major Tenants Primary Signage Previous Sign Program Proposed SLO Promenade Sign Program Staff Recommendation Maximum Sign Height 5’1 10’ 8’ 8’ Maximum letter height 3’ 7’ 3’6” 4’2 Maximum area 100 s.f.1 215 s.f. 120 - 200 s.f. 150’3 Sign types wall signs wall signs wall signs wall signs 1 With the exception of Best Buy which had a maximum height of 9’6” and area of 147.25 s.f. 2 Maximum letter height approved for DSW is forty-eight inches (4-feet) 3Based on ARC’s approval of maximum area for DSW (151 s.f.), and maximum area grantable with exceptions to previous sign program (150 s.f.) Major Tenants Secondary Signage Previous Sign Program Proposed SLO Promenade Sign Program Staff Recommendation Maximum Sign Height 2’6” Not given 6’4” 4’4 Maximum letter height 2' 3’ 3.5’ 3’ Maximum area 50 s.f. 80 s.f. 125 s.f. 80 s.f. Sign types wall signs wall signs wall signs wall signs 4This height represents a ratio based on the proposed max letter height plus an additional feature Minor Tenant Signage is as proposed on page 5 of Attachment 2 (Reduced Project Plans). Minor shop tenants are allowed one wall sign per lease building face. Freeway-oriented secondary signs for minor tenant shops are prohibited. The Sign Regulations indicate the intent and purpose of regulating signage is “to encourage the effective use of signs as a means of communication and to provide equality and equity among sign owners and those who wish to use signs.” Furthermore, the Sign Regulations indicate “signs must be architecturally compatible with affected structures and the character of surrounding development in order to maintain the overall quality of a neighborhood or commercial district.” Staff finds the proposed square footage and height of major tenants’ primary wall signs to be excessive considering the design and scale of the shopping center and approved façade improvements. The proposed signage would more than double the maximum allowed sign area (100 square feet) for primary wall signs in the previous sign program. The previous sign program ARC4 - 3 ARCH-1149-2017 (257 Madonna Road) Page 4 allowed the ARC to approve a maximum sign area of 150 square feet for specific proposals (Attachment 4: Previous Sign Program). In addition, the latest sign approved by the ARC for a major tenant within this shopping center (DSW) allowed a maximum square footage of 151 square feet and maximum letter height of forty-six inches (4 feet). Staff finds a maximum primary wall sign square footage of 150 square feet and the maximum letter height of 4 feet to be consistent with the most recent ARC approval for the shopping center and comparable to neighboring SLO Promenade (120-200 s.f.). Staff does support some increase in sign size from the original sign program based on the fact that Madonna Plaza is a regional center designed to provide retail to the community and the region as well as tourists and travelers, the fact that the ARC recently approved a 150 s.f. wall sign for DSW, and the fact that the neighboring SLO Promenade contains primary wall signs ranging in maximum area from 120 s.f. to 200 s.f. Staff recommends the following modifications to the proposed sign program to maintain consistency with the most recent ARC sign approvals and similar standards for SLO Promenade. Sign Program Modifications: Staff would like the ARC to consider the recommended modifications to maximum permitted signage for major tenants. Staff is recommending the following: size reductions to primary tenant wall signs, adding a maximum sign height to secondary wall signs, and limiting the mid-tower plaza element signage to the size approved for DSW by the ARC on August 21, 2017. Staff recommends the following modifications which are reflected in the conditions of approval (Condition 1): 1. Major Tenant Primary Wall Sign a. Total sign square footage shall not exceed 150 square feet b. Maximum sign height shall not exceed 8 feet c. Maximum letter height shall not exceed 4 feet d. Where two rows of letters are used the cumulative height shall not exceed 4 feet. 2. Major Tenants Secondary Wall Sign a. Maximum Sign Height is 4-feet 3. Signage allowed for specific major tenant a. The tenant space that includes the mid-plaza tower element (currently DSW) is allowed a wall sign on each of the two (2) primary tower faces, not to exceed a total signage of 151 square feet. 4. Translucent sign faces shall have a matte finish The applicant is requesting an additional 15 square feet for the secondary signage for the future tenant of Building K (Michael’s), bringing this sign to a total of 95 square feet. Staff finds that this request would be a grant of special privilege, and recommends that the sign program maintain the limit of 80 square feet for all major tenants’ secondary wall signs. Staff recommends Condition #2 which limits the maximum total sign square footage for major tenants’ secondary wall signs to 80 square feet. Staff also recognizes the fact that tenants may undergo changes in configuration including consolidation or partitions. In the event of new tenant configurations, staff recommends revising the sign program to include a statement defaulting to the city’s sign regulations for signs that may not align with the proposed configuration outlined in the sign program. Staff recommends Condition ARC4 - 4 ARCH-1149-2017 (257 Madonna Road) Page 5 #3 to include a statement describing the approval of signage for new tenant configurations inconsistent with the sign program provided that these signs are found to be consistent with the City of San Luis Obispo Sign Regulations. 4.0 ALTERNATIVES & RECOMMENDATION 4.1. Continue the project with direction to the applicant and staff on pertinent issues. 4.2. Deny the project based on findings of inconsistency with the Community Design Guidelines. 5.0 ATTACHMENTS 1. Draft Resolution 2. Sign Program 3. Tenant K Attachment 4. Previous sign program ARC4 - 5 RESOLUTION NO. ARC-XXXX-17 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION APPROVING A MASTER SIGN PROGRAM FOR THE MADONNA PLAZA SHOPPING CENTER WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED DECEMBER 18, 2017 (257 MADONNA ROAD ARCH-1149-2017) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo approved the proposal to redevelop the existing Madonna Plaza shopping center site and review of the center’s sign program, on October 4, 2001; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo adopted resolution ARC-1019-2017 approving the redevelopment of a portion of the existing Madonna Plaza shopping center, on October 16, 2017, and this resolution included Condition #10 requiring the revision of the existing sign program; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on December 18, 2017, pursuant to a proceeding instituted under ARCH-1149- 2017, The Schottenstein Property Group, applicant; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff, presented at said hearing. WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Architectural Review Commission hereby grants final approval to the project (ARCH-1149-2017), based on the following findings: 1. As conditioned, the proposed sign program maintains consistency with the Sign Regulations by providing signage that will be architecturally compatible with affected structures and the character of surrounding development, while providing for equity and effective communication for the businesses within the regional shopping center. 2. As conditioned, the proposed sign program is consistent with Community Design Guidelines Sections 6.6(B)(C)(F)(J) which states that the design of the signs should consider and complement the architecture of the buildings and the type of business activity conducted within. Attachment 1 ARC4 - 6 Resolution No. ARC-XXXX-17 257 Madonna Road., ARCH-1149-2017 Page 2 3. The sign program is reasonably necessary to provide the regional commercial project with adequate identification, and does not, constitute needless redundancy or proliferation of signs. 4. As conditioned, restricting the additional square footage for the secondary sign of the tenant of Building K is appropriate, because the request for additional square footage would constitute a grant of special privilege inconsistent with the intent of the sign regulations. SECTION 2. Environmental Review. The project is categorically exempt under Class 11, Accessory Structures; §15311 of the CEQA Guidelines, because the project consists of minor on premise signs accessory to existing commercial facilities that will not have a significant effect on the environment. SECTION 3. Action. The Architectural Review Commission (ARC) hereby grants final approval to the project with incorporation of the following conditions: Planning Division 1. Prior to building permit issuance, the applicant shall submit a final sign program consistent with ARC direction and conditions of approval to be submitted to the Community Development Department to the satisfaction of the Community Development Director. The sign program shall incorporate the following modifications: Major Tenant Primary Wall Sign a. Total sign square footage shall not exceed 150 square feet b. Maximum sign height shall not exceed 8 feet c. Maximum letter height shall not exceed 4 feet d. Where two rows of letters are used, the cumulative height shall not exceed 4 feet. Major Tenants Secondary Wall Sign e. Maximum sign height is 4-feet Signage allowed for specific major tenant f. The tenant space that includes the mid-plaza tower element (currently DSW) is allowed a wall sign on each of the two (2) primary tower faces, not to exceed a total signage of 151 square feet. Translucent sign faces shall have a matte finish 2. The sign program shall limit all major tenants’ secondary wall signs to a maximum of 80 square feet. 3. The sign program shall include a statement describing the approval of signage for new tenant configurations inconsistent with the sign program provided that these signs are found to be Attachment 1 ARC4 - 7 Resolution No. ARC-XXXX-17 257 Madonna Road., ARCH-1149-2017 Page 3 consistent with the City of San Luis Obispo Sign Regulations. Indemnification 4. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. On motion by Commissioner ___________, seconded by Commissioner _____________, and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 18th day of December, 2017. _____________________________ Doug Davidson, Secretary Architectural Review Commission Attachment 1 ARC4 - 8 MMaster Sign Program for 201 to 283 Madonna Road San Luis Obispo, CA 93401 prepared on behalf of Schottenstein Property Group 4300 E. 5th Avenue Columbus, Ohio 43219 Updated December 2017 *DRAFT* October 2017 201 to 283 Madonna Road Attachment 2Attachment 2 ARC4 - 9 MMaster Sign Program MADONNA PLAZA 201 to 283 Madonna Road San Luis Obispo, CA 93401 October 2017 (updated December 2017) A. INTRODUCTION The intent of the Madonna Plaza Master Sign Program is to provide the guidelines necessary to achieve a visually coordinated, balanced and attractive sign environment for the entire project, in accordance with the City of San Luis Obispo and its adopted sign requirements. This Master Sign Program is provided as an update of the previously approved program dated December 21, 2001. Performance of this sign criteria shall be rigorously enforced by the City of San Luis Obispo. Any nonconforming or illegally installed signs shall be removed by the tenant or his sign contractor at their expense, upon demand by the Landlord. Exceptions to these standards shall not be permitted without approval from the Landlord and will require approval of a modification to the sign program application by the City of San Luis Obispo. Accordingly, the Landlord will retain full rights of approval for any sign used at this location. No sign shall be installed without written Landlord approval and the required City of San Luis Obispo permits. In the event that tenant improvements or unforeseen leasing opportunities create a sign opportunity not covered in the existing sign program, the Landlord reserves the right to authorize signage that follows the guidelines set forth in this sign program. All signs meeting the requirements of the Madonna Plaza Sign Program shall be administratively approved by the Planning Department. B. LANDLORD/TENANT REQUIREMENTS 1.All tenant storefront identification signs shall be subject to Landlord’s written approval. The tenant shall submit preliminary sign drawings to the Landlord for review at the time of preliminary design review. 2. The tenant is required to submit one set of scaled sign shop drawings, showing materials, colors, finishes, dimensions. Drawings are to include scaled store front drawings illustrating the proposed sign design and all dimension as they relate to the store front elevation of the tenant’s premises. Sign drawings must also include a cross-section indicating construction, attachment methods, and illumination details. These drawings shall indicate conformance with this sign criteria. 3. The Landlord shall determine and approve the availability and position of a tenant name on any monument or identification signs. 4. Tenant shall pay for all signs, related materials and installation fees (including final inspection costs). 5. Tenant shall obtain all necessary permits from the City of San Luis Obispo. Landlord approval of signage will be provided to the City with applicable sign permit applications. Attachment 2Attachment 2 ARC4 - 10 Madonna Plaza Master Sign Program Madonna Plaza SRT LP Oasis Associates, Inc. October 2017 2 of 8 6. The tenant shall be responsible for fulfillment of all requirements of this sign criteria. (Signs meeting the requirements of this sign program shall be administratively approved by the City Planning Department) 7. 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. 8. 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. 9. All signs existing on property as of the date of this Master Building Sign Program shall continue to be allowed as long as they reflect the actual tenant occupancy. Landlord Contact Information Schottenstein Property Group Mark S. Ungar Executive Vice President, Leasing & Development 4300 E. 5th Avenue Columbus, Ohio 43219 Phone 614-449-4414 mark.ungar@spgroup.com C. ALLOWED SIGNS 1. All wall signs shall be constructed as one of the following sign types: A. LED Internally illuminated individual face lit aluminum channel letters with acrylic plastic faces with a minimum thickness of 1/4”. Internal illumination is to be 60 mili-amp neon, installed and labeled in accordance with the “National Board of Fire Underwriters Specifications.” B. Internally illuminated ‘can’or cabinet signs shall be permitted as secondary features and only in the event that they represent a company logo. C. Externally illuminated so that illumination is indirect and utilizes focused light fixtures that do not allow light or glare to shine above the horizontal plane of the top of the sign or onto any public right-of-way or adjoining property. D. Background elements for signs, either through the use of color or material shall be permitted. The area of said background shall be calculated and included within the total sign area permitted for such sign. Background material shall be weather resistant building materials such as stucco, brick, masonry, laminate, or cladding that complements the building or tenant branding design. E. Individual backlit channel letters shall be permitted. 2. Pedestrian scale signage options shall be permitted as secondary features. Each tenant space may include one of the pedestrian-oriented signs in their individual signage proposals: Allowed signs are awning, window, suspended/hanging, or projecting signs. Sign sizes are to comply with the City’s Sign Regulations. A low wall sign is acceptable adjacent to an entry with a maximum size of 12 square feet. 3. Banner signs and other temporary signs are subject to the provisions of the City’s Sign Regulations. D. PROHIBITED SIGNS 1. Signs painted directly on building surface are prohibited. 2. Flashing, moving or audible sign are prohibited. 3.Other signs prohibited by the City’s Sign Regulations. Attachment 2Attachment 2 ARC4 - 11 Madonna Plaza Master Sign Program Madonna Plaza SRT LP Oasis Associates, Inc. October 2017 3 of 8 E. GENERAL PERFORMANCE GUIDELINES 1.All signs will be limited to tenant’s trade name and logo. The use of brand names or brand name logos will not be allowed on the sign unless it is specifically included in the tenant’s “Doing Business As”. 2. Any tenant with registered trademarks or recognized logos shall be permitted to use them subject to approval by the City of San Luis Obispo Planning Department. The area of said trademark or logo shall be calculated and included within the total sign area permitted for such tenant. 3. All signs and sign structures, as well as the immediate premises surrounding them, shall be well maintained by the tenant. The illumination must be maintained from dusk to closure of business. Signs shall not be illuminated after 10:00 p.m. or close of business, whichever is later. 4. Each sign shall be designed so that illumination does not exceed 100 luxes (10 candlepower) at a distance of 10 feet from the sign. Illumination must be of uniform intensity and well maintained for all letters and/or symbols. Lighting for signs shall not create a hazardous glare for pedestrians or vehicles. F. GENERAL SIGN CONSTRUCTION GUIDELINES 1. All signs and their installation shall comply with all local building codes. Letters shall have disconnect switches and bear U.L. labels. 2. Each tenant shall be fully responsible for the operations of their sign contractor. The sign company is to be fully licensed with the City and State and shall have full Workman's Compensation and general liability insurance. 3. All conduits, raceway, transformers, junction boxes, penetrations, or openings in building surfaces shall be concealed. Exposed hardware shall be finished in a manner consistent with quality fabrication practices. All finished signs shall be pin-mounted with non-corrosive hardware 4.It is the responsibility of the tenant’s sign company to verify access to electrical stubs at fascia for approved internally illuminated channelized letter signs. Electrical service to tenant signs shall extend to the house panel of each building. In a turnkey construction, the landlord is responsible to provide the electrical J- Box. In a tenant remodel, the tenant is responsible for power and connections 5. Upon notice by either the City of San Luis Obispo or Madonna Plaza Management/Landlord, a tenant shall be required to repair or refurbish any sign structure, acrylic plastic face, and/or sign illumination within seven (7) days. 6. In the event of a tenant vacancy, the tenant shall remove all wall signs. All holes left by the sign shall be repaired, patched water tight, textured and painted to match exterior building color and texture. 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, and shall not be made of wood, plywood or other substrates affected by the elements. 9. 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 G. MAJOR TENANT IDENTIFICATION Permitted Signs and Requirements 1. Tenants with a floor area greater than 10,000 SF are considered Major Tenants. See Site Signage Exhibit identify current major tenant buildings and tenant spaces. Attachment 2Attachment 2 ARC4 - 12 Madonna Plaza Master Sign Program Madonna Plaza SRT LP Oasis Associates, Inc. October 2017 4 of 8 Each major tenant shall be allowed two (2) wall signs. See “Signage allowed for specific major tenant” section below for exceptions; see Exhibit A for signage locations. The primary wall sign shall be located centered on the store front facade and the secondary wall sign shall be located at the rear of the building. (see Signage allowed for specific major tenant below for exceptions) Store front signsshall be centered top to bottom and end toend on tenant’s storefront fascia.SeeExhibit %. Signs shall not be less than (1) one foot from the edge of a tenant’s storefront fascia or any architectural feature. See Exhibit - B. No more than two rows of letters are permitted, provided their maximum square footage complies with the maximum total square footage allowed. Sign materials, dimensions, and areas shall comply with the criteria in this sign program. Major Tenants (greater than 10,000 SF) Primary Wall Sign 1. Total sign square footage shall not exceed 215 square feet 2. Maximum sign height is 10 feet 3. Single Row of letters is not to exceed 7 feet in height. 4. Where two rows of letters are used, the primary row of letters not to exceed 6 feet 6 inches in height, with the secondary row of letters not to exceed 30 inches. Major Tenants (greater than 10,000 SF) Secondary Wall Sign 1. Total sign square footage shall not exceed 80 square feet 2. Maximum letter height is 36” Signage allowed for specific major tenant 1. The corner major tenants (Building A and L) are allowed two (2) secondary wall signs to provide signage facing both the public street (Madonna Road or El Mercado Road) and Highway 101. 2. The tenant space that includes the mid-plaza tower element (Building E and currently DSW) is allowed a wall sign on each of the two (2) primary tower faces, not to exceed a total signage of 215 SF. 3.The secondary signage for “Michaels”, as a future tenant of Building K, shall be permitted as depicted in the exhibit below. EXHIBIT G.3: Secondary Signage Design and Dimensions for “Michaels” Attachment 2Attachment 2 ARC4 - 13 Madonna Plaza Master Sign Program Madonna Plaza SRT LP Oasis Associates, Inc. October 2017 5 of 8 H. MINOR SHOP TENANT IDENTIFICATION (10,000 SF OR LESS) Permitted Signs and Requirements 1. Minor shop tenant shall be allowed one wall sign per leased building face. No tenant shall have more than one wall sign on a single building face. Please see Exhibit A for signage locations. 2. Wall signs for minor shop tenant with up to 8,000 SF in lease space shall have a maximum letter height of twenty-four (24) inches. No more than two rows of letters shall be permitted per sign. 3. Wall signs for minor shop tenant with lease space greater than 8,000 SF shall have a maximum letter height of thirty-six (36) inches. No more than two rows of letters shall be permitted per sign. 4. Minor shop tenant wall signs shall have a maximum length of seventy (70) percent of the leasehold width up to the maximum sign length noted below, whichever is less. 5. All sign dimensions and areas shall comply with the criteria in the sign program 6. Freeway-oriented signs secondary signs for minor tenant shops are prohibited. Minor Shop Tenants Wall Sign Criteria Current # of tenants Maximum Letter Height Maximum Sign Length Maximum Sign Height Maximum Sign Area (SF) SHOP C 1 Primary Entrance 24” 12’-0” 2’-0” 24.0 SHOP D 1 Primary Entrance 24” 20’-0” 4’-0” 80.0 SHOPS G 4 Primary Entrance 24” 20’-0” 2’-6” 50.0 SHOPS M 3 Primary Entrance 24” 15’-0” 2’-6” 37.5 Secondary Sign 20” 10’-0” 1’-6” 15.0 SHOPS N 3 Primary Entrance 24” 20’-0” 2’-6” 50.0 Secondary Sign 20” 12’-0” 1’-8” 20.0 SHOPS P 2 Primary Entrance (10,000 SF tenant) 36” 20’-0” 4’-0” 80.0 Primary Entrance (minor tenant) 24” 20’-0” 2’-6” 50.0 Secondary Sign (All tenants) 20” 12’-0” 1’-8” 20.0 SHOPS Q 3 Primary Entrance 24” 20’-0” 4’-0” 80.0 Secondary Sign 20” 12’-0” 1’-8” 20.0 Attachment 2Attachment 2 ARC4 - 14 Madonna Plaza Master Sign Program Madonna Plaza SRT LP Oasis Associates, Inc. October 2017 6 of 8 I. SHOPPING CENTER IDENTIFICATION SIGNAGE The existing monument signs (as approved by the 2001 sign program) are included to provide a comprehensive sign program reference. Monument Signs 1. Dual-sided monument signs are located at the Plaza entry points on Madonna Road (next to shops Q) and El Mercado Road (between shops N and P). 2. Moment signs dimensions are a height of 7’-6”and width of 8’-0”. 3.Tenant signage areas is 2’-6” SF with a height of 10” and width 3’-0”. 4. Tenant signage area is internally illuminated with plexiglass letters cut into plexiglass background or stencil cut aluminum face with push-thru acrylic letters. 5. Tenant sign backgrounds shall match existing sign backgrounds. Exhibit 1: Monument Sign Design Attachment 2Attachment 2 ARC4 - 15 Madonna Plaza Master Sign Program Madonna Plaza SRT LP Oasis Associates, Inc. October 2017 7 of 8 Tower Signs 1. Tower signs identifying “Madonna Plaza” are located on each side of the visible face of the tower element of Building L and Building Q. 2. Gooseneck light fixtures provide external, downward facing lighting. 3. Maximum letter height is 18 inches. Exhibit 2: Tower Sign Design Attachment 2Attachment 2 ARC4 - 16 Madonna Plaza Master Sign Program Madonna Plaza SRT LP Oasis Associates, Inc. October 2017 8 of 8 Pylon Signs 1. The Dual-sided pylon sign is located in parking lot, adjacent to Highway 101. 2. Pylon sign dimensions are a height of 26’ and a width of 11’-4” (excluding stone base). 3. The total signage area is 144 SF, and each tenant sign area 16 SF (2’ by 8’). 4. Tenant signage area is internally illuminated with plexiglass letters cut into plexiglass background or stencil cut aluminum face with push-thru acrylic letters. Exhibit 3: Pylon Sign Design Attachment 2Attachment 2 ARC4 - 17 MADONNA PLAZA201 to 283 MADONNA ROAD, SAN LUIS OBISPO, CASITE SIGNAGE EXHIBIT10/12/17ATENANT PRIMARY SIGNAGE SECONDARY SIGNAGEMAJOR*MINORLEGEND GENERAL SIGN LOCATIONU.S HIGHWAY 101MADONNA ROAD EL MERCADOMONUMENT SIGN #2MONUMENT SIGN #1“MADONNA PLAZA”TOWER SIGNPYLON SIGN*GREATER THAN 10,000 SF TENANT SPACENOT TO SCALEABDEFHJKLPNMQ“MADONNA PLAZA”TOWER SIGNGNOT A PARTCAttachment 2Attachment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ttachment 2Attachment 2 ARC4 - 19 Addendum to The Master Sign Program MADONNA PLAZA 273 Madonna Road San Luis Obispo, CA 93401 November 2017 A. INTRODUCTION The proposed Master Sign Program for Madonna Plaza (submitted October 2017) outlines the signage requirements and regulations for the entirety of Madonna Plaza and is organized to provide direction for current and future tenants. While comprehensive in nature, a particular tenant may have signage requirements that necessitate specific consideration. This addendum is submitted to address the secondary signage requirements for the major tenant at Building K (see Master Sign Program Site Signage – Exhibit A for building location), and specifically for the incoming tenant, Michaels (art supplies, crafts & framing). One of the purposes of the secondary signage for the major tenants is to provide tenant visibility and identification from adjacent streets (e.g., Highway 101, Madonna Road). The signage size should account for the distance of the buildings from the roadway and the speed of travel by the viewer. While the Master Sign Program provides every major tenant with the same allotment of secondary signage, this addendum provides Michaels with flexibility in the application of the sign program to accommodate the particular design of the Michaels’ branding and sign design. B. SIGN DESIGN CONSIDERATIONS The Michaels’ branding and logo is the company name “Michaels in scripted font. The secondary signage for Michaels includes a capital letter “M” at 60-inches in height. The remainder of letter height is 37-inches, excluding ascender lines of the “h” and “l”. The “M” is 25 square feet (SF), while the reminder of the sign is 40 SF (excluding the two ascender lines), for a total of 65 SF. The distinctive Michaels’ “M” is effectively the logo of the brand. Logos are not constrained by the sign program letter heights. Therefore, if the “M” is the brand logo, the balance of the sign lettering is consistent with the sign program, while allowing for the flourishes of a scripted font. The scripted font is also relatively thin and light, which reduces the visual impact of the total signage, while meeting the intent of the Master Sign Program’s 80 SF size limitation requirement Visible signage is vital to the success of any retail establishment. The proposed addendum provides a major tenant of Madonna Plaza the necessary and appropriate visibility given the building location, the viewing public, as seen from adjacent and sometimes distant roadways, and brand design without creating an over proliferation of signage in the community. Attachment 3 ARC4 - 20 C. ADDENDUM TO MASTER SIGN PROGRAM SECTION G, “MAJOR TENANT IDENTIFICATION” The requested addendum is italicized and noted in blue. Signage allowed for specific major tenant 1. The corner major tenants are allowed two (2) secondary wall signs to provide signage facing both the public street (Madonna Road or El Mercado Road) and Highway 101. 2. The tenant space that includes the mid-plaza tower element (currently DSW) is allowed a wall sign on each of the two (2) primary tower faces, not to exceed a total signage of 215 SF. 3. The secondary signage for “Michaels”, as a future tenant of Building K, shall be permitted as depicted in the exhibit below. EXHIBIT: Secondary Signage Design and Dimensions for “Michaels” Attachment 3 ARC4 - 21 04/28/2008 10:00 8059257158 SIGNCRAFT INC ESTEEM 630 Cypress Street Pismo Beach, California 93449 C%os) 773 ~ ,:'/01L/ !fob/;;c___ MADONNA PLAZA Master Building Sign Program (Site Signage under separate cover) City of San Luis Obispo December 21, 2001 Prepared by: Ill RRM DESIGN GROUP Snn Luis Obispo • Onkdnle • Henldsburg • Los A11gclcs PAGE Bl/15 Attachment 4 ARC4 - 22 04/28/2008 10:00 8059257158 SIGNCRAFT INC Madonna Plaza MASTER BUILDING SIGN PROGRAM Table of Contents I. Introduction II. Tenant Signs • Sign Aj>proval Procedures • General Guidelines • Major Tenant Identification • Pad and Shop Building Tenant Identification III. Prohibited Signs IV. Definitions Exilibit.~ 1 -Site Key Plan 2-Typical Major Tenant Sign 3-Typical Pad and Shop Building Sign 4 -Channel Letter Section 5 -Shops M Building Signage RRM Design Group PAGE 02/15 Attachment 4 ARC4 - 23 -., ___ / ) 04/28/2008 10:00 8059257158 I. Introduction SIGNCRAFT INC Madonna Ph.zn MASTER BU!I .. D!NG SIGN PROGRAM PAGE 03/16 The intent of the Madonna Plaza Master Building Sign Program is to provide the guidelines necessary to achieve a visually coordinated, balanced and attractive sign environment for the entire pmject, in accordance with the City of San Luis Obispo and its adopted sign requirements. Perfmmance of this sign criteria shall be strictly enforced by the City of San Luis Obispo. Any nonconforming or illegally installed signs shall be removed by the tenant or his sign contractor at their expense, upon demand by the City. All signs meeting the requirements of the Madonna Piaza Sign Program shall be administratively approved by the Planning Department. Any proposed tenant signs that do not conform to the criteria listed in the program for the spaces that they plan to occupy will require the review and approval of the Architectural Review Commission. RRM Design Group I Attachment 4 ARC4 - 24 ) '---· 04/28/2008 10:00 8059257158 H. Tenant Signs 5IGNCRAFT INC Madonna Plaza MASTER BUILDING SIGN PROGRAM Sign Approval Procedures PAGE 04/16 I. All tenant storefront identification signs shall be subject to approval, in w1iting, from the owner. The tenant shall submit preliminary sign drawings to the owner for his review at the time of preliminary store design review. 2. The tenant shall submit to the owner, for written approval, three (3) eopies of the final scaled shop drawings of the proposed sign showing materials, colors, finishes and dimensions. Titese drawings shall indicate conformance with the sign critetia herein outlined and one copy shall be in full color. Send to: Madonna Plaza Management c/o Rossetti Company 130 I Chorro Street San Luis Obispo, CA 93401 Attn: Rod Tmjillo 3. The tenant shall submit drawings, approved and stamped by the m:vner (or owner's authorized representative), to the City of San Luis Obispo Planning Department for approval prior to obtaining a sign permit from the Building Department. 4. The tenant shall pay for all signs, their installation (including final connection, transf01mers and all other labor and materials) and maintenance. 5. The tenant shall obtain all necessary pennits. 6. Tenants unable to confom1 to sign criteria herein outlined in this document shall go back to the San Luis Obispo Architectural Review Commission for approval. General Guidelines !. All signs will be limited to tenant's trade name and logo. The use of brand names or brand name logos will not be allowed on the sign unless it is specifically included in the tenant's "Doing Business As". 2. Any tenant with registered trademarks or recognized logos shall be permitted to use them subject to approval by the City of San Luis Obispo Planning Department. The area of said ··--trademark or logo shall be calculated and included within the total sign area permitted for such tenant. RRM Dt:sign Group 2 Attachment 4 ARC4 - 25 ·,. ___ . 04/28/2008 10:00 8059257158 SIGNCRAFT INC Mndonna Plaza MASTER BUILDING SIGN PROGRAM PAGE 05/16 3. All signs and sign structures, as well as the immediate premises sun·ounding them, shall be well maintained by the tenant andlnr Madonna Plaza Management. The illumination must be maintained from dusk to closure of business. Signs shall not be illuminated after J 0:00 p.m. or close of business, whichever is later. 4. All wall signs shall be constructed as one of the following sign types: A. Internally illuminated individual channel letters with acrylic plastic faces with a minimum thickness of 1/4". See Exhibit 4 for more information. Internal illumination is to be 60 mili-amp neon, installed and labeled in accordance with the "Nati.onal Board of Fire Underwriters Specifications." B. Internally illuminated sign 'cans' shall be permitted as secondary features and only in the event that they represent a company logo. C. Externally illuminated so that illumination is indirect and utilizes focused light fixtures that do not allow light or glare to shine above the horizontal plane of the top of the sign or onto any public right-ot:way or adjoining property. D. Background elements for signs, either through the use of color or material shall he permitted. The area of said background shall be calculated and included within the total sign area permitted for such sign. E. Individual backlit channel letters shall be permitted. F. Each tenant space shall include one of the approved pedestrian-oriented types of signs in their individual signage proposals: Awning (valence only), window, suspended and projecting signs, and low wall signs adjacent to an entry if a projecting sign is not used, as pedestrian scale signage options shall he permitted as secondary features and can have either. Refer to notes C, BB, LL, QQ, & RR of the definitions and to the city sign criteria for additional information on these elements. 5. Each sign shall be designed so that illumination does not exceed 100 luxes (l 0 candlepower) at a distance of 10 feet from the sign. Illumination must he of uniform intensity and weii maintained for all letters and/or symbols. Lighting for signs shall not create a hazardous glare for pedestrians or vehicles. 6. All signs and installation of signs shall conform to the appropriate building and electrical codes; P .K. housings shall he used on all channel letters. Letters shall have disconnecting switches, and bear the U.L. label. Each tenant shall be fully responsible for the operations of their sign contractor. RRM Oesigu Group 3 Attachment 4 ARC4 - 26 04/28/2008 10:00 8059257158 SIGNCRAFT INC PAGE 06/16 7. 8. 9. 10. II. Madonna Plnzn MASTER BUILDING SIGN PROGRAM All conduits, raceway, transformers, junction boxes, openings in building surfaces, etc., shall be concealed. Exposed hardware shall be finished in a manner consistent with quality fabrication practices. All finished signs shall be pegged from the wall. It is the responsibility of the tenant's sign company to verify all conduit and transformer locations and service prior to fabrication. Then tenant shall supply electrical stubs at fascia for approved internally i!iuminated channelized letter signs. Electrical service to tenant signs shall extend to the house panel of each building. Upon notice by either the City of San Luis Obispo or Madonna Plaza Management, a tena11t shall be required to repair or refurbish any sign stmcture, acrylic plastic face and/or sign illumination within seven (7) days. In the event of a tenant vacancy, the tenant shall remove all wall signs. All holes left by the sign shall be repaired, patched, textured and painted to match exterior building color and texture. 12. No sign or sign structure shall be erected at any location where, by reason of this position, shape, size, or color, it may obstnrct or interfere with the view of any traffic control device or directional sign: Vehicle STOP signs shall be painted on pavement; stop pole signs and handicap-accessible parking signs shall be installed as per City of San Luis Obispo Public Works Department standards. 13. Banner signs are subject to Section IV.C of this Master Sign Program document. 14. All window signs may remain for a period no longer than thirty (30) days. Temporart signs shall be permitted to obscure no more than I 0% of each window area or 4 square feet per window, whichever is greater, consistent with section !5.40.040 0. of the City's sign regulations. 15. All signs existing on property as of the date of this Master Building Sign Program shall continue to be allowed as long as they reflect the actual tenant occupancy. 16. The City may require that a sign, that otherwise meets the sign criteria, go before the ARC if City Staff deems that its design raises significant aesthetic issues, or if a sign is clearly out of proportion with the wall of the particular tenant space that it is proposed on. RRM Design Group 4 Attachment 4 ARC4 - 27 '-.._/ ,·~ I -....._ __ _ 04/28/2008 10:00 8059257158 SIGNCRAFT INC Madonna Plaza MASTER BU!t.D!NG SIGN PROGRAM Major Tenant Identification Permitted Signs and Requirements PAGE 07/16 ! . Each major tenant shall be allowed two (2) wall signs. See table below for specific sign requirements. 2. The primary wall sign shall be located over the front entrance and the secondary wall sign shall be located at the rear of the building. 3. Signs shall be centered top to bottom and end to end on tenant's storefront fascia whenever feasible. See Exhibit 2. 4. Signs shall not be less than (I) one foot from the edge of a tenant's storefi·ont fascia or any architectural feature. See Exhibit 2. 5. No more than two rows of letters are permitted, provided their maximum total height does not exceed the maximum sign height allowed. 6. ARC may approve a maximum sign area for primary wall signs of 150 square feet with the review of a specific sign proposal. 7. All sign dimensions and areas shall comply with the criteria in the sign program Major Tenant Primary Wall Sign Maximum Maximum Maximum Maximum Letter Height Sign Length Sign Height Sign Area Best Buy 32.5" 15"-6>; 9'~6'' 147.25 S.F. Ralph's 36" 20' -o·· 5'-0" roo.oo s.r. Mervyns 36" 20'-0" 5"-0" Joo_oo s.r. J>etco 36" 20' -0" 5'-0" !00.00 S.F. Sears 36)) 20'-0" 5' -0" 100.00 S.F. Major Tenant Secondary Wall Sign Mnximum Maximum Maximum Maximum Letter Height Sign Length Sign Height Sign Area Best Buy 24" I 8' -9" 2' -0" 37.50 S.F. Ralph's Rear 24n 20' -0" 2'-6" 50.00 S.F. Mervyns 24" 2o· -o·~ 2'-6~' so.oo s.r. J>etco 24,. 20' -0'' 2'-6" 50.00 S.F. Sears Rear 24" 20' -0" 2'-6u 50.00 S.F. RRM Uesign Group 5 Attachment 4 ARC4 - 28 --.-~ --·-·- 04/28/2008 10:00 8059257158 SIGNCRAFT INC Madonna Plaza MASTER BUILDING SIGN PROGRAM Pad and Shop Building Tenant Identification Permitted Signs and Requirements PAGE 08/16 I. Each pad or shop tenant shall be allowed one wall sign per leased building face. No tenant shall have more than one wall sign on a single building face. 2. Pad or shop tenant wall signs shall have a maximum letter height of twenty-four (24) inches. No more than two tows of letters shall be permitted per sign. See Exhibit 3. 3. Pad or shop tenant wall signs shall have a maximum length of seventy (70) percent of the leasehold width. See Exhibit 3. 4. All sign dimensions and areas shall comply with the criteria in the sign program 5. Freeway-oriented signs for the shop buildings are prohibited. Pad and Shop Building Tenant SHOPS M: SEE EXHIBIT 5 Maximum Maximum Leiter Height Sign Length North Elevation Starbucks 18" 13'-0" Starbucks Window Sign 2'-Qu Blockbuster 12" 8' -5" Total East l!levntion Starbucks l2n 9'-9"' Supercuts 24" 12'-8" Total South Elevation Blockbuster 9" 6'-4" Supercuts 18" 9, -6" Total West Elevation Blockbuster 18n 10'-6" Total TOTAL TENANT SIGNAGE FOR SHOPS M: RRM Design Group 6 Maximum Sign Hcigltt 3~-1~' z· -o~~ 5'-5" 2' -4"' 2~ -0" 4•-t .. l ~-6" i ~ -6·' Wall Sign Maximum Sign A.-en 42.40 S.l'. 4.00 S.l'. 45.59 S.F. 91.99 S.F. 22.75 S.F. 25.33 S.F. 48.08 S.F. 25.86 S.F. 14.25 S.F. 40.11 S.F. 15.75 S.F. 15.7SS.F. 195.93 S.F. Attachment 4 ARC4 - 29 ) "---' ·-· 04/28/2008 10:00 8059257158 SIGNCRAFT INC Madonna Plaza MASTER BUILDING SIGN PROGRAM SHOP A l\tfaximum Mnximum Letter Height Sign Length South Elevation 209 ' 12'-0" East Elevation 20" 12'-0" TOTAL TENANT SIGNAGE FOR SHOPS A SHOPSB Maximum Maxjrnum Letter Height Sign Length South Elevation Tenant I 24" 15'-0 .. Tenant2 24a 20'-0" TOTAL TENANT SIGNAGE FOR SHOPS B SHOPSK Maximum Maximum Letter Height Si!ln Length South Elevation Tenant I 24" 15'-0" Tenant! 24" 15'"-0" Tenant 2 24" 14 •• Q" Tenant 3 24" 14'-0" TOTAL TENANT SJGNAGE FOR SHOPS K SHOPSL Maximum Maximum Letter He!gbt Sign Length South Elevation Tenant I 24" 16'-0" Tenant 2 24" 20'-0" Tenant3 24" :t0'-0" Tenant 4 24'• 15'-0" Management 12'' 4'-0'' TOTAL TENANT SIGNAGE FOR SHOPS L RRM Design Group 7 Maximum Sign Height 1 '-8" l'-8" Maximmn Sign Heigllt 4'-0u 4-?.,._o, Maximum Sign Heiglrt 2'-6 2'-6n 2'-0" 2'-0n Maximum Sign Height 2'-0 2'-6" 2'-6" 2' -0" 2'-6n PAGE 09/16 Ma:dmum Sign Area 20.00 S.F. 20.00 S.F. 40.00 S.F. Maximum Sign Are• 60.00 S.F. 80.00 S.F. 140.00 S.F. Maximum Sign Area 37.50 S.F. 37.50 S.F. 28.00S.F. 28.00 S.F. 131.00 S.F. Maximum Sign Area 32.00 S.F. 50.00 S.F. 50.00 S.F. 30.00 S.F. 8.00 S.F. 170.00 S.F. Attachment 4 ARC4 - 30 04/28/2008 10:00 8059257158 SIGNCRAFT INC SHOPSY North Elevation Tenant I Tenant 2 Tenant3 Total South Elevation Tenant I Tenant 2 Tenant 3 Total Madonna Plaza MASTER BUILDING SIGN PROGRAM Maximum Maximum Maximum Letter Height Sign Lengtlo Sign Height 24" 14'-09 ' 2~-6" 24" 14'-0" 2'-6n 24u 14'-0" 2'-6'~ 18" !0'-0n 1 ?-6"' 18" I 0' -0" 1. -6 1 ' 18" 10'-0" I '-6" TOTAL TENANT SIGN AGE FOR SHOPS Y RRM Design Gfoup 8 Maximum Sign Area 35.00 S.F. 35.00 S.F. 35.00 S.F. 105.00 S.F. 15.00 S.F. 15.00 S.F. 15.00 S.F. 45.00 S.F. 150.00 S.F. PAGE W/16 Attachment 4 ARC4 - 31 04/28/2008 10:00 8059257158 SIGNCRAFT INC PAGE 11/15 Madonna Plaza MASTER BUILDING SIGN PROGRAM III. Prohibited Signs Tile followiug sigus are pmllibited sigus as stated ill Article III oftlte City of Sa11 Luis 0/Jispo Sign Regulations. Where a specific sign may be allowed subject to attaining a specific approval said sign shall still require tile express written approval oftlte landlord. A. Attention-getters -Pennants, streamers, spinners, helium balloons, inflatable signs, and other similar attention-getting devices, unless authorized in conjunction with a temporary use pennit or through architectural review; B. Backlit translucent awning signs; C. Banner signs are prohibited unless: I. Approved in conjunction with a temporary or intermittent use pem1it or special event permit; or 2. Approved with a sign permit as a temporary window sign, affixed on the inside of the window; or 3. Approved with a sign permit as a temporary s1g."1 pending manufacture and installation of an approved permanent sign; or 4. Approved by the Public Works Director over designated rights-of-way. D. Billboards; E. Highly reflective and fluorescent signs -Signs made wholly or partially of highly reflective material and fluorescent or day-glo painted signs; F. Off-premises signs, except open house real estate signs; G. Roof signs unless approved by the Architectural Review Commission; H. Search lights and beacons unless authorized by the City in conjunction with a temporary use pennit or special event; l. Signs in required setbacks, as specified by this chapter and the zoning regulations; J. Signs on utility poles or traffic control devices-Signs attached or placed adjacent to any utility pole, parking meter, traffic sign post, traffic signal or any other official traffic- control device in accordance with Sectio11 21464 of the Cal({omia Vehicle Code; RRM Design Group 9 Attachment 4 ARC4 - 32 04/28/2008 10:00 8059257158 K. Signs on street trees; SIGNCRAFT INC Madonna Plaza MASTER BUILDING SIGN PROGRAM PAGE 12/15 L Signs that block ingress or egress-Any sign, except as may be required by other code or ordinance, placed or maintained so as to interfere with free ingress to or egress from any door, window or fire escape; M. Signs on or over public property -Private signs, other than permitted projecting signs, located on or extended over public property without a valid encroachment permit; N. Signs without permission -Signs erected without the permission of the owner, or his agent, of the property on which such signs are located; 0. Signs with inadequate clearance -Any sign that docs not conform to clearance requirements noted in Article V. Sign Standards, and with the following clearance requirements for communications lines, utility lines and power lines, or any further restrictions adopted by the California Public Utilities Commission: P. Simulated traffic signs -Any sign which simulates or imitates in size, color, lettering or design any traffic sign or signal, or which makes use of words, symbols or characters in such a manner to interfere with, mislead, or confuse pedestrian or vehicular traffic; Q. Temporary outdoor signs -Temporary signs visible from a public street attached to or placed on merchandise or materials stored or displayed outdoors, unless approved in conjunction with a temporary or intermittent use permit or special event permit; R. V signs (see definition) S. Vehicle signs (see definition) T. Other-Any sign not expressly allowed by this chapter. RRM Design Group 10 Attachment 4 ARC4 - 33 04/28/2008 10:00 8059257158 IV. Definitions SIGNCRAFT INC Madonna Plaza MASTER BUILDING SIGN PROGRAM DefinitiOIIS as stated in Article X of tlte City of San Lui.~ Obispo Sign Regulations A. "ARC" means Architecntral Review Commission. PAGE 13/16 B. "Area of sign" means the number of square feet of the smallest rectangle within which a ~ign face can be enclosed. In determining the area of an individual sign that has more than one face, the greatest area of sign faces visible from any one point shall be used. The "total sign area" is the sum of all individual sign areas. C. "Awning sign" means any lettering or graphic painted on or othetwise applied to any part of any awning. D. "Banner" means a flexible sign typically supported at two or more pints and hung on a building or otherwise suspended down or across its face, or across a public right-of-way. E. "Biiiboard" means a sign stmcture, available for lease or rent, advertising an establishment, merchandise, service, or entertainment, which is not sold, produced, manufactured or furnished at the property on which said sign is located. F. "Building face" means the whole of a building visible in an elevation view, excluding sloped roof structures. "Tenant's building face" is that portion of the building face enclosing the area of the building occupied by the tenant. In multi-tenant buildings with interior tenant spaces, each tenant's building face shall be the proportionate share of the building face enclosing the area occupied by all tenants. · G. "Bulletin board" means a sign which accommodates changeable copy and which displays information on activities and events on the premises. H. "Directory sign" means a wall-mounted sign identifYing the location of occupants of a building or group of buildings which are divided into rooms, suites, or units used as separate offices, studios, or dwellings. I. "Fascia" means a flat horizontal hand on a building elevation, typically above the first story doors and windows. J. "Frontage" or "Lot frontage" means the horizontal distance along a lot line adjacent to a public street, or the side of a lot adjacent to a public street. R RM Design Group II Attachment 4 ARC4 - 34 04/28/2008 10:00 8059257158 SIGNCRAFT INC PAGE 14/16 Madonna Plaza '~' MASTER BUILDING SIGN PROGRAM K. "Group quarters" means a residential facility in which resident~ to not occupy individual dwelling units, such as dormitories, fraternities, hostels, and residential care facilities. L. "Height of sign" means the vertical distance from ground level immediately below the sign to the top of the sign -including the aboveground support structure and any design elements. M. "Identification sign" means any sign identifying a residential development, a multi-family building, group quarters, school church, institution, or shopping center, and not advertising any product or service. N. "lllegal sign" means any sign which does not meet the requirements of this code and which has not received legal nonconforming status. 0. "Illumination". !. "Internally illuminated sign" means a sign that has characters, letters, figures, or any pmtion of the sign face or outline thereof illuminated from an interior light source. 2. "Externally illuminated sign" means a sing that is illuminated from an exterior artificial light source mounted on the sign, another structure, or the ground. 3. "Non-illuminated sign" means a sign with no internal or external mtificial light source and only incidentally illuminated by ambient light conditions. P. "Legal. nonconforming sign" means: !. A sign which was erected legally, but which does not comply wit the subsequently enacted sign restrictions and regulations. 2. A sign which does not conform to the sign code requirements, but for which an exception has been approved. Q. "Marquee sigu" means a sign placed on the face of a permanent roofed structure projecting over the building entrance, which is an integral part of the building (usually a theater or hotel) and is not a fascia extension oflhe roof or eve. R. "Monument sign" means a sign that is completely self-suppmting and has its base on the ground or is supported by posts. S. "Nonconforming sign". See "Illegal sign" and "Legal nonconfotming sign". T. "Nonresidential zone" means any zone olher than an R-1, R-2, R-3, or R-4 zone. RRM Design Group 12 Attachment 4 ARC4 - 35 04/28/2008 10:00 8059257158 SIGNCRAFT INC PAGE 15/16 ' ' Madonna Plaza , / MASTER BUILDING SIGN PROGRAM U. "Off-premises sign" means any sign that directs attention to a business, service product, or entertainment not sold or offered or only incidentally sold or offered on the premises on which the sign is located. V. "Person" means any individual, partnership, corporation, association or government or any other legal entity. W. "Pole sign" means a freestanding sign, supported by one or more poles 8 feet or longer in length. X. "Political sign" means a sign intended to draw attention to or communicate a position on any issue, candidate, or measure in any national state, local or university campus election. Y. "Portable sign" means any sign designed to be moved easily and not petmanently affixed to the ground or to a structure or building, such as a sandwich board sign. Z. "Premises" means a building or unified complex ofbuiidings on one lot or on two or more contiguous lots under common ownership and/or with shared parking. AA. "Price sign" means a sign on the premises of a service station, which contains information on the cost and type or grade of motor fuel only. BB. "Projecting sign" means a sign which extends out from a building face or wall so that the sign face is perpendicular or at an angle to the building face or wall, not to exceed 24 square feet each. CC. "Public entrance" means a place of entry at a premises that is accessible by the general public. DD. "Roof sign" means any sign any part of which is on or over any portion of any root; eave, or parapet of a building or stntcture. EE. "Sandwich board sign" -sec Pottable sign. FF. "Shopping center" means five or more stores with a minimum area of 50,000 square feet, 300 feet of frontage and common off-street parking. GG. "Second story" means the highest point of the second floor of a building. RRM De>ign {',roup IJ Attachment 4 ARC4 - 36 04/28/2008 10:00 8059257158 SIGNCRAFT INC PAGE 15/15 ' ' ' ' ' Madonna Plaza MASTER BUILDING SIGN PROGRAM HH. "Sign" means any visual device or representation designed or used for the purpose of communicating a message or identifying or attracting attention to a premises, product, service, person, organization, business or event, with our without the use of words, visible from outside the premises on which such device is located. II. "Subdivision identification sign" means a temporary sign identifying an approved residential or commercial subdivision and erected primarily for the purpose of advertising homes, lots or condominiums for sale. JJ. "Sign face" means the visible sign proper including all characters, symbols, and stmctural or nonstructurnl background (e.g. cabinet frame or painted border), but not including the base of a pole or monument sign. KIC "Sign area.'' See "Area of sign." LL. "Suspended sign" means a sign attached to and locate below any permanent eave, roof or canopy, not to exceed 6 square feet MM. "Temporary sign" means any sign that remains in use not more than 30 days or such other period specified by a use permit or architectural review condition of approvaL NN. "Traffic Directional sign" means a sign not exceeding 3 feet in height or 5 square feet in area that provides on-site guidance to pedestrian or vehicular traffic such as parking lot entrance and exit signs. 00. "V sign" means a sign consisting of 2 essentially equal faces, positioned at an angle less than 180 degrees. PP. "Vehicle sign" means a sign placed on a vehicle or trailer which is parked or located for the primary purpose of displaying said sign. Evidence of directional signage or parking of the vehicle or trailer within one mile of the premises being advertised creates a rebuttable presumption that the primary purpose of the sign is for display. (This does not include signs or lettering on buses, taxis, or work vehicles operating dming the normal course of business.) QQ. "Wall sign" means a single-faced sign painted on or attached to a building wall, no part of which extends out from or above a wall more than 6 inches. RR. "Window sign" means a sign painted on or attached to a window or displayed within a building but visible thmugh a window or similar opening for the primary purpose of exterior visibility. Pedestrian-oriented window signs shall not exceed 6 square feet. 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