Loading...
HomeMy WebLinkAbout02-20-2018 Item 03 - Appeal of ARC decision - 257 Madonna (signs) Meeting Date: 2/20/2018 FROM: Michael Codron, Community Development Director Prepared By: Kip Morais, Planning Technician SUBJECT: REVIEW OF AN APPEAL (FILED BY OASIS ASSOCIATES ON BEHALF OF THE SCHOTTENSTEIN PROPERTY GROUP) OF THE ARCHITECTURAL REVIEW COMMISSION’S DECISION TO APPROVE A MASTER SIGN PROGRAM FOR THE MADONNA PLAZA SHOPPING CENTER, WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW RECOMMENDATION Adopt a resolution (Attachment A) denying the appeal and upholding the Architectural Review Commission’s approval of a Master Sign Program for Madonna Plaza Shopping Center with a categorical exemption from environmental review. BACKGROUND 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 update the existing sign program for the shopping center that has been in effect since 2001 to address new tenant spaces (Attachment B). On October 25, 2017, the applicant applied for architectural review of a sign program (Attachment C) that included specifications for allowable wall signs for major and minor tenants, and an additional tower sign identifying the shopping center located along El Mercado. On December 18, 2017, the ARC reviewed the proposed sign program and adopted a resolution approving the sign program with modifications (Attachments D, E, F). On December 20, 2017, the applicant filed an appeal of ARC’s decision to approve the sign program (Attachment G). The appeal is focused on Condition #1 (a through d, and f), which limits maximum square footage, sign height, letter height, and specific major tenant signage for major tenant primary signs. The Council is being asked to review the ARC approved sign program, the applicant appeal, and provide a final determination on the proposed project. DISCUSSION The purpose of a sign program is to provide for a comprehensive program that effectively integrates signage into the project design. Sign programs are a requirement of large scale retail projects and are typically reviewed concurrently with the project architecture. An approved sign program supersedes Sign Regulation standards thereby providing more flexibility in regards to size, type, location and number. Packet Pg 29 3 Applicant Appeal The applicant has appealed Condition #1 (a through d, and f) of the ARC approval, and is arguing for approval of additional signage. Overall, staff supports the ARC’s conclusions, which increases the allowable sign area, letter height, and sign height over the previously approved sign program, but not to the extent requested by the appellant. Staff finds that the ARC struck a reasonable balance between compliance with the intent of the Sign Regulations and the legitimate business needs of the appellant. Table 1 shows a comparison between ARC’s approved condition and the applicant’s requests. Table 1: Condition 1 subheading Subject ARC Approved Maximums Applicant Requested Sign Program Maximums a. Total Sign Square Footage 150 s.f. 215 s.f. b. Maximum Sign Height 8 ft. 10 s.f. c. Maximum Letter Height (1 Row) 4 ft. 7 s.f. d. Maximum Letter Height (2 rows) 4 ft. combined Primary row 6 ft. Secondary 30 in. f. Mid-Tower Plaza Element (2 signs) 151 square feet 215 s.f. EVALUATION Table 2 provides a comparison of the 2001 sign program, the applicant’s requests as submitted to the ARC, the sign dimensions for SLO Promenade (the closest regional shopping center), and the ARC approved sign dimensions for reference. Table 2: 2001 Sign Program SLO Promenade Sign Program Applicant Proposed ARC Approved Dimensions Maximum Sign Height 5’1 8’ 10’ 8’ Maximum letter height 3’ 3’6” 7’ 4’2 Maximum area 100 s.f.1 120 - 200 s.f. 215 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) 3Consistent with ARC’s approval of maximum area for DSW (151 s.f.), and maximum area grantable with exceptions to previous sign program (150 s.f.) Packet Pg 30 3 Condition #1a. Primary Wall Sign Square Footage The applicant is appealing the ARC’s decision to limit the maximum square footage of 150 square feet for major tenants’ primary wall signs. The ARC’s decision is consistent with the maximum sign area allowable with an exception under the 2001 sign program (150 s.f.). The applicant requested a maximum square footage of 215 square feet, which more than doubles the allowed maximum sign area under the 2001 sign program (100 s.f.) and is 115 square feet larger than the maximum square footage allowed for wall signs in the City of San Luis Obispo Sign Regulations 15.40.470.A(2). Condition #1b. Maximum Sign Height The applicant is appealing the ARC’s decision to limit the maximum sign height to 8 feet. The ARC’s approved maximum sign height is consistent with the maximum sign height of the neighboring SLO Promenade shopping center and is 3-feet larger than the maximum height allowed under the 2001 sign program (Table 2). Condition #1c. Maximum Letter Height (1 Row) The applicant is appealing the ARC’s decision to limit the maximum letter height of 4-feet for major tenants’ primary wall signs. This decision is consistent with the letter height approved for the last review of a major tenant’s wall sign within the shopping center, which limited the maximum letter height for Designer Shoe Warehouse (DSW) to forty-eight inches (4-feet). The requested letter height is one foot larger than that allowed under the 2001 sign program, and 6 inches larger than the maximum letter height allowed under the neighboring SLO Promenade Sign Program (Table 2). Condition #1d. Maximum Letter Height (2 Rows) The applicant is appealing the ARC’s decision to limit the maximum combined letter height of 4- feet for major tenants’ primary wall signs with two rows of letters. This limit would accommodate a 3-foot letter height (as per the 2001 sign program) with a one-foot tag (secondary) line. Condition #1f. Signage Allowed for Specific Major Tenant The applicant is appealing the ARC’s decision to limit the mid-plaza tower element (currently DSW) to a maximum combined signage of 151 square feet for the two wall signs on each of the primary tower faces. This is consistent with the DSW sign approval for maximum combined signage of 151 square feet approved by the ARC on August 21, 2017. 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. Packet Pg 31 3 FISCAL IMPACT When the General Plan was prepared, it was accompanied by a fiscal impact analysis, which found that overall the General Plan was fiscally balanced. Accordingly, since the proposed project is consistent with the General Plan, it has a neutral fiscal impact. There is no fiscal impact associated with the approval of this project. ALTERNATIVES 1. Uphold the appeal. The Council can uphold the appeal and approve the project as proposed, based on findings of consistency with the City of San Luis Obispo Sign Regulations and applicable City Regulations and Policies. 2. Uphold the appeal in part, approving the project with modifications. The Council can approve the project with modifications as appropriate, based on findings of consistency with the City of San Luis Obispo Sign Regulations and applicable City Regulations and Policies. Attachments: a - Draft Resolution b - 2001 Sign Program c - Applicant Proposed Sign Program d - ARC Resolution e - ARC Staff Report f - ARC Hearing Minutes g - Applicant Appeal Packet Pg 32 3 R ______ RESOLUTION NO. _____ (2018 SERIES) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, DENYING AN APPEAL OF THE ARCHITECTURAL REVIEW COMMISSION DECISION TO APPROVE A MASTER SIGN PROGRAM FOR MADONNA PLAZA AS PRESENTED IN THE CITY COUNCIL AGENDA REPORT AND ATTACHMENTS DATED FEBRUARY 20, 2018 (257 MADONNA ROAD APPL-1310-2017) WHEREAS, On October 16, 2017, 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 and requiring subsequent revision to the existing 2001 sign program; and WHEREAS, On December 18, 2017, the Architectural Review Commission of the City of San Luis Obispo adopted Resolution ARC-1025-2017, approving a master sign program for Madonna Plaza; and WHEREAS, On December 20, 2017, the applicant filed an appeal of ARC’s decision to approve the sign program. WHEREAS, On February 20, 2018, the City Council of the City of San Luis Obispo conducted a public hearing in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo, California, pursuant to a proceeding instituted under the appeal of the Architectural Review Commission’s decision (APPL-1310-2017), Schottenstein Property Group, applicant/appellant; and WHEREAS, the City Council 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 hearings were made at the time and in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo as follows: SECTION 1. Findings. Based upon all the evidence, the City Council makes 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. Packet Pg 33 3 Resolution No. _____ (2018 Series) Page 2 R ______ 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. 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 City Council does hereby deny the appeal of the Architectural Review Commission’s decision (APPL-1310-2017). Upon motion of _______________________, seconded by _______________________, and on the following roll call vote: AYES: NOES: ABSENT: The foregoing resolution was adopted this _____ day of _____________________ 2018. ____________________________________ Mayor Heidi Harmon ATTEST: ____________________________________ Carrie Gallagher City Clerk Packet Pg 34 3 Resolution No. _____ (2018 Series) Page 3 R ______ APPROVED AS TO FORM: _____________________________________ J. Christine Dietrick City Attorney IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of San Luis Obispo, California, this ______ day of ______________, _________. ____________________________________ Carrie Gallagher City Clerk Packet Pg 35 3 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 Packet Pg 36 3 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 Packet Pg 37 3 -., ___ / ) 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 Packet Pg 38 3 ) '---· 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 Packet Pg 39 3 ·,. ___ . 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 Packet Pg 40 3 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 Packet Pg 41 3 '-.._/ ,·~ 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 Packet Pg 42 3 --.-~ --·-·- 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. Packet Pg 43 3 ) "---' ·-· 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. Packet Pg 44 3 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 Packet Pg 45 3 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 Packet Pg 46 3 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 Packet Pg 47 3 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 Packet Pg 48 3 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 Packet Pg 49 3 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 Packet Pg 50 3 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. RRM Design G1-oup 14 Packet Pg 51 3 '-..,.,/ ~----- BIG5 SHOPS J 6'-6""' "' ~~ ~~ <l Z! ~~ ~! ~~ ~~ ~~ ~i ~i ! ,,1 <i N! <l ~i ~~ <I Z! \ JY " ~ ur rr~ j~·-Z! =~--r"r'f'qnp'"~"' ;:: 01 EL MERCADO l L 3'-<1' • 3'-<1' PRE-CAST CONCRETE = i N . <i · ~ rl':lf.lmt...................... 0.~l~X9!iRn............... ~ i 1: 'U1116"=r.o· C7Jt4"=1'-0" ~-/ 1--____ ..,....__.,...._ ___ "T___... _.._. __ "T.~ Packet Pg 52 3 a d 0::: ~ ::z: 0 a <( ::< SHOPS M • • PlANTER ISlAND McDONALD'S • • • j 0~ FOAM ~ ~ < z ~ ~ rJJ. ~ ~ ~ rJJ. .. ~ ~ ~ < z z 0 ~ Ill . 'cl)t,l?:~~:u:··············...... ~;~l~Y~!ism .............. . R'<!.!~,::.a.;,u• ·· I MONUMENT SIGN!GJ········· '"'"'~-·-·"~""''"''""--"""'"''"" J 7th2002 1001021 1 4 ~!!::!.~.!.~~::..:-~=-~~ ... ···················-·······································································································································································································································~! ................................................................... : Packet Pg 53 3 '-..._/ SEARS <J ' : il EX~ING PlANTER ~lAND EJISllNG BUSH~, TO BE TRIMMED DOWN TO 5'.()''-------lw NEWnAN'L"'"·-· ~ 0 >-0 ~ ..c. 0) :r: 23'·6"$ ~~ ~~ <i Zi ~~ ~! 00! ~! ~: ~! OOj <l Ni <·, ' ~~ ~: <i Zi Zi Oi ~~~~p -~.~ 1 t r "• =1 I . 10'-()' < ; A-I 2:o~!.Yoli9.0........... .... i __ ,. I (5, •. ,, ~; • · PO<\...................... N SIGNf-··• 1 "/ \<!J,,, .. , ··-------·----·---~~----L .... rn \ Ill ...................................................................................................... . RRM DESIO 'f\rlo:€1et ................... , 0 up .......................... . N GR ,,.,,,,,,,,,, .....•. :""~~:?;':r""'=".!: ................................ . Packet Pg 54 3 ·-----· :_'_r · r_··. · · 1 "-"';. ~--. ~-! ,MAooNN'~"'lEITE~RAISEDZ'OffSURFACE v K: r~:J PLAZA l 1 1 . ADONNA ·· ... PLAZA ~~ ~~ <! Z\ ~~ ~! II)! ~~ ~~ ~! II)! <! N! <! ~! ~~ <! ~I Oi =i (h!Y§?.I .. ~l~.Y9.1iRn.:.J:m;in~LM.9.9.9.o.Qg_ggg9................. (.2:)~9.~.\QJl~?.Y9.1i9n.:.fg.<;:jng.M.<;:.Q9.nQI.9:?...................... ~I Ill Vlf4'oi'-<J" ' '-./lf4'ol'-<J" ~~ ·~~,;;;.,u' I TOWER SIGNS![]] ....... .. '~"'""~';"!'.'::-<~'"':!:".~~"''-"'"''"'""""' June 7th 2002 1001021! 3 ····························································• Packet Pg 55 3 ~~~ ~n~! ""( til ~ RALPH'S I I [ms77%WW70~ SEARS SIGN INDEX -·. ~ .... ~ @ PYLON ::iiUN, .lm:c1 "- ® TOWER SIGN, SHEET 3 © MONUMENT SIGN, SHEET 4 @ MONUMENT SIGN, SHEET 5 ill Packet Pg 563 Master 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 Packet Pg 57 3 Master 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 contract or 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. Packet Pg 58 3 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. Packet Pg 59 3 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 finish es 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. Packet Pg 60 3 Madonna Plaza Master Sign Program Madonna Plaza SRT LP Oasis Associates, Inc. October 2017 4 of 8 2.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. 3.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) 4.Store front signs shall be centered top to bottom and end to end on tenant’s storefront fascia. See Exhibit B. 5.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. 6.No more than two rows of letters are permitted, provided their maximum square footage complies with the maximum total square footage allowed. 7.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” Packet Pg 61 3 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 Packet Pg 62 3 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 Packet Pg 63 3 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 Packet Pg 64 3 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 Packet Pg 65 3 MADONNA PLAZA 201 to 283 MADONNA ROAD, SAN LUIS OBISPO, CA SITE SIGNAGE EXHIBIT 10/12/17 A TENANT PRIMARY SIGNAGE SECONDARY SIGNAGE MAJOR* MINOR LEGEND GENERAL SIGN LOCATION U. S H I G H W A Y 1 0 1 MADONNA ROADEL MERCADO MONUMENT SIGN #2 MONUMENT SIGN #1 “MADONNA PLAZA” TOWER SIGN PYLON SIGN *GREATER THAN 10,000 SF TENANT SPACE NOT TO SCALE A B D E F H J K LPNM Q “MADONNA PLAZA” TOWER SIGN G NOT A PART C Packet Pg 66 3 14-0549 R1 0611938AR17 271 MADONNA RD SAN LUIS OBISPO, CA 93405 IH 2017 JLP XXXXXX Sheet Client Sales Estimating Art Landlord Engineering Acct. Rep. Coordinator Designer Date 3201 Manor Way 214-902-2000 17319 San Pedro, Ste 200 210-349-3804 963 Baxter Avenue, Ste 200 502-479-3075 2584 Sand Hill Point Circle 863-420-1100 37 Waterfront Park Court 800-851-7062 P.O. Box 125 206 Doral Drive 361-563-5599 3220 Executive Ridge Drive, Ste 250 760-734-1708 Dallas, TX 75235 Fax 214-902-2044 San Antonio, TX 78232 Fax 210-349-8724 Louisville, KY 40204 Fax 502-412-0013 Davenport, FL 33837 Fax 863-424-1160 Dawsonville, GA 30534 Fax 210-349-8724 Portland, TX 78374 Fax 361-643-6533 Vista, CA 92081 Fax 760-734-3752 x of x LAURA BERJON HEATHER JOHNSON FRONT ELEVATION - EXHIBIT B.1 FRONT ELEVATION - EXHIBIT B.2 L H TENANT TENANT TAG LINE COMBINED SIGN SIZE: HEIGHT MULTIPLIED BY LENGTH NOT TO EXCEED 215 SQ.FT. SIGN SIZE: HEIGHT MULTIPLIED BY LENGTH NOT TO EXCEED 215 SQ.FT. H1 L L ONE ROW LETTERS SIGNAGE MUST BE A MINIMUM OF 12" AWAY FROM STOREFRONT FACADE EDGE OR ANY FACADE ARCHITECTURAL FEATURE. LETTER HEIGHT NOT TO EXCEED 7'-0" OVERALL HEIGHT NOT TO EXCEED 10'-0" SIGNAGE MUST BE CENTERED ON FACADE AREA. H2O.A.HTWO ROWS OF LETTERS 12" 12" 12" 12" 12" 12" 12" 12" SIGNAGE MUST BE A MINIMUM OF 12" AWAY FROM STOREFRONT FACADE EDGE OR ANY FACADE ARCHITECTURAL FEATURE. H1: NOT TO EXCEED 6'-6" H2: NOT TO EXCEED 2'-6" OVERALL HEIGHT NOT TO EXCEED 10'-0" SIGNAGE MUST BE CENTERED ON FACADE AREA. EXHIBIT B- Major Tenant Primary Sign MADONNA PLAZA Master Sign Program 2017 October Packet Pg 67 3 Packet Pg 68 3 Packet Pg 69 3 Packet Pg 70 3 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 Packet Pg 71 3 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 Packet Pg 72 3 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 Packet Pg 73 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 Packet Pg 74 3 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 Packet Pg 75 3 Minutes ARCHITECTURAL REVIEW COMMISSION Monday, December 18, 2017 Regular Meeting of the Architectural Review Commission CALL TO ORDER A Regular Meeting of the Architectural Review Commission was called to order on Monday, December 18, 2017 at 5:00 p.m. in the Council Hearing Room, located at 990 Palm Street, San Luis Obispo, California, by Vice Chair Soll. ROLL CALL Present: Commissioners Amy Nemcik, Brian Rolph, Allen Root, Richard Beller, and Vice-Chair Angela Soll Absent: Commissioner Micah Smith and Chair Greg Wynn Staff: Doug Davidson, Deputy Director, Shawna Scott, Associate Planner, Emily Creel, Contract Planner, Kip Morais, Planning Technician and Jennifer Hooper, Recording Secretary. Other staff members presented reports or responded to questions as indicated in the minutes. PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA None. --End of Public Comment-- APPROVAL OF MINUTES 1. Minutes of the Architectural Review Commission Meetings of December 4, 2017. ACTION: MOTION BY COMMISSIONER ROOT SECOND BY COMMISSIONER ROLPH, CARRIED 5-0-2, to approve the minutes of the Architectural Review Commission meetings of December 4, 2017 as presented. Packet Pg 76 3 Minutes – Architectural Review Commission Meeting of December 18, 2017 Page 2 PUBLIC HEARINGS 2. 3897 South Higuera Street; Final review of the Public Art submittal for the Public Market at Bonetti Ranch project. Case #: ARCH-0941-2017; M-SP zone; John Belsher, PB Companies, applicant. Associate Planner Shawna Scott and Parks and Recreation Public Art Program Manager Melissa Mudgett presented the staff report with the use of a PowerPoint presentation and responded to Commissioner inquiries. Applicants Michael Reddell, Artist, and Peggy Sonoda, Project Assistant responded to commissioner inquires. Public Comments: Jamila Haseeb, Project Consultant. --End of Public Comment-- Commission discussion followed. ACTION: MOTION BY COMMISSIONER ROOT SECOND BY COMMISSIONER NEMCIK CARRIED 5-0-2 to adopt a Resolution entitled: A Resolution of the San Luis Obispo Architectural Review Commission finding that the proposed public art entitled “Obispo Town Musicians” meets the City’s Guidelines for public art in private development for the public market at Long Bonetti Ranch project, as represented in the staff report and attachments dated December 18, 2017, 3825 and 3897 South Higuera Street (ARCH-0941-2017) With the following amendments: Condition 4: Delete signage reference, add the following language: “could include raising sculpture and use of motion sensor lighting.” 3. 12165 and 12393 Los Osos Valley Road; Preliminary review of the Froom Ranch Specific Plan Design Guidelines Chapter and conceptual design review of the proposed Life Plan Community. Case #: SPEC-0143-2017, Madonna on LOVR Specific Plan Area 3; JM Development Group Inc., applicant Contract Planner Emily Creel presented the staff report with the use of a PowerPoint presentation and responded to Commissioner inquiries. Applicant Representatives Scott Martin and Pam Ricci presented with the use of PowerPoint and responded to commissioner inquires. Applicant Bob Richmond responded to Commissioner inquiries. Packet Pg 77 3 Minutes – Architectural Review Commission Meeting of December 18, 2017 Page 3 Public Comments: Ray Walters. Don and Gwen MacLane. Neil Havlik. --End of Public Comment-- Commission discussion followed. ACTION: Commissioners provided the following comments: 1. Mediterranean style architecture is appropriate for the Villaggio Life Plan Community. 2. Draft Froom Ranch Specific Plan Design Guidelines should incorporate the following: a. Illustrations of view sheds and site plan sections/elevation renderings with special attention to the 150-foot elevation line on the hills. b. Discussion of honesty and integrity of building materials. c. Show plans for garages at the rear of villas; show where cars would go; supportive of the concept of a non-car centric design and careful garage design. d. Throughout Chapter 4, use the term “guideline(s)” consistently rather than “guidance.” e. Clarify intention behind lot sizes within Table 2: Residential Development Standards for the Froom Ranch Specific Plan; suggestion that additional detail could be helpful. f. Design Guideline 4.1 add: “Provide design guideline for high quality development that is attractive and distinctive but also respects the site’s natural features.” g. Design Guideline 4.2.1: Specifically, identify distinct natural features and key views of the site to preserve/retain. h. Design Guideline 4.2.2: Add diagram/graphics including average natural grade, how to measure average natural grade, how to determine upper story setbacks; graphically show the size of terraces, possibly including min/max cut and fill slopes; show 10% and 20% slopes; dig into grading principles. i. Section 4.3 General Architectural Design Guidance: add design guidelines for wind protection (building placement, larger courtyards). j. Add Landscape Design Guidelines (soil types, slopes, plants); be receptive to landscape; identify fencing types (wildlife passage). k. Discussion regarding the need for an actionable alternative (as requested by the City Council) that would locate all development below the 150 -foot elevation and commented that it would be helpful to see both alternatives at the same level of detail to be able to compare them equally. l. Chair summary: i. Show viewshed lines from the street ii. Emphasize truth in materials iii. Address parking. Where are the cars going? iv. Use guidelines, not guidance v. Consider a wind study to reduce cold vi. Development over 150 feet and realignment of Froom Creek may be hard sells Packet Pg 78 3 Minutes – Architectural Review Commission Meeting of December 18, 2017 Page 4 vii. These are good first steps Architectural Review Commission takes Recess at 6:52 - 6:58 p.m. 4. 257 Madonna Road; Review of new sign program for the Madonna Plaza shopping center. Case #: ARCH-1149-2017; C-R zone; Schottenstein Property Group, applicant. (Kip Morais) Planning Technician Kip Morais presented the staff report with the use of a PowerPoint presentation and responded to Commissioner inquiries. Applicants Emily Ewer and Carol Florence presented with the use of PowerPoint and responded to commissioner inquires. Public Comments: None. --End of Public Comment-- Commission discussion followed. ACTION: MOTION BY COMMISSIONER ROLPH, SECOND BY COMMISSIONER BELLER, CARRIED 3-2-2 (COMMISSIONER ROOT AND NEMCIK NO) to adopt a Resolution entitled: 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). COMMENT AND DISCUSSION Deputy Director Davidson provided a brief agenda forecast. ADJOURNMENT The meeting was adjourned at 7:54 p.m. The next Regular meeting of the Architectural Review Commission is scheduled for Monday, January 29, 2018 at 5:00 p.m., in the Council Hearing Room, 990 Palm Street, San Luis Obispo, California. APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 01/18/2018 Packet Pg 79 3 Madonna Plaza Master Sign Program Appeal Madonna Plaza SRT LP Oasis Associates, Inc. January 2018 1 of 1 Basis of Appeal – Master Sign Program MADONNA PLAZA SHOPPING CENTER 273 Madonna Road City of San Luis Obispo, CA 93401 ARCH-1149-2017 January 2018 On behalf of Madonna Plaza SRT, LLC, the following represents the basis for the appeal to the City Council of the Architectural Review Commission’s (ARC) action (December 18, 2017) for the updated Master Sign Program for the Madonna Plaza Shopping Center located at the northwest corner of Madonna Road and El Mercado Road. We are requesting the City Council to approve the appeal and specifically the following: • Removal of Conditions of Approval #1 a. - d. and f. 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 use, 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 include 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. • Approve the updated Master Sign Program (attached). The sign program has been updated, with track changes, to reflect the non-contested ARC conditions of approval. Additionally, the Sign Program has also been updated to remove letter height requirements for the major tenant primary signs. As discussed in our presentation to ARC, due to the proportional scaling required for “letter” only signage (which is currently a predominate branding trend), the ARC approved 4-foot maximum letter height severely limits the overall sign size for the proposed incoming tenants. Per the ARC approved 4-foot letter height maximum, the tenant signs for major/anchor stores in a regional shopping center would be less than 75 SF. This signage size creates an infeasible business situation for retail tenants that require visibility and identification from public street to be successful. While letter height is commonly included in Master Sign Programs, it is not explicitly required by the Zoning Regulations, Sign Regulations, or Community Design Guidelines. The drafted Sign Program does continue to control the signage maximum square footage. This provides the greatest flexibility for tenants and branding trends while maintaining consistent controls of the Plaza’s major tenant’s primary signage. Attachments: Revised Master Sign Program – Madonna Plaza (track changed), January 2018 c: Schottenstein Property Group 16-0028 Packet Pg 80 3 Packet Pg 81 3 Packet Pg 82 3 I Plan Type: Appeal Work Class: Tier 1 Appeal - Applicant Status: Under Review Description: Appeal of ARC Approval of Madonna Plaza Sign Program Project: District: Laguna Square Feet: 0.00 Valuation: $ 0.00 App Date: 12/20/2017 Exp Date: NOTAVAILABLE Complete Date: NOT COMPLETED Assigned To: Tyler Corey 053-011-029 Main Address: 257 Madonna Rd Main Zone: Grid -1-13 (City Grid (Grid -1-13)) San Luis Obispo, CA 93405 Grid -1-14 (City Grid (Grid -1-14)) FLD-X (Flood Zone (FLD-X)) ST-Mdnn (Sales Tax Area (ST-Mdnn)) FLD-XB (Flood Zone (FLD-XB)) UFAP-Lgn (Utility Fee Area (pre July 2013) SZ -CR (Specific Zoning (SZ -CR)) FLD-AO (Flood Zone (FLD-AO)) ASZ-S-1 b (Airport Safety Zone (ASZ-S-1 b Owner Representative %Schottenstein Property Oasis Associates, Inc Group 3427 Miguelito Ct Po Box 24550 San Luis Obispo, CA 93401 Columbus, OH 43224 Business: 805-541-4509 Invoice No. Fee Fee Amount Amount Paid 00011663 Tier 1 Appeal -Applicant $1,516.75 $1,516.75 IT Surcharge $40.25 $40.25 Total for Invoice 00011663 $1,557.00 $1,557.00 Grand Total for Plan $1,557.00 $1,557.00 Condition Comments Date Created Satisfied Printed: December 20, 2017 - PL Plan Detailed Report Rev B.rpt Page 1 of 1 BILLING CONTACT EMILY EWER OASIS ASSOCIATES, INC 3427 Miguelito Ct San Luis Obispo, Ca 93401 REFERENCE NUMBER FEE NAME APPL-1310-2017 IT Surcharge Tier 1 Appeal - Applicant TRANSACTION PAYMENT AMOUNT PAID TYPE METHOD Fee Payment Check #10258 $40.25 Fee Payment Check #10258 $1,516.75 SUB TOTAL $1,557.00 TOTAL $1,557.00 December 20, 2017 Page 1 of 1 OASIS ASSOCIATES LANDSCAPE ARCHITECTURE + PLANNING Via Delivery LETTER OF TRANSMITTAL DATE: 20 December 2017 TO: Mr. Kip Morais & Doug Davidson AFFILIATION: CITY OF SAN LUIS OBISPO — COMMUNITY DEVELOPMENT RE: Madonna Plaza, San Luis Obispo, California- Redevelopment Project- Appeal of Madonna Plaza ARC (ARCH-] 149-2017) WE ARE SENDING YOU THE FOLLOWING: ❑x ATTACHED ❑ SEPARATE COVER # Copies # Sheets Dated Description 1 1 20 December 2017 Appeal Form — Master Sign Program 1 1 20 December 2017 Check for Fee FOR YOUR: ❑x Review & Comments ❑x Use ❑ Files ❑ Approval / Signature ❑ Payment ❑ Distribution to Parties COMMENTS: Please find the attached the appeal form for Madonna Plaza, 257 Madonna Road, San Luis Obispo, Master Sign Program (ARCH -1149-2017) Should you have any questions, please don't hesitate to contact us. Thank you. SIGNED: C.M. Florence, AICP Agent SCHOTTENSTEIN PROPERTY GROUP c: 16-0028 3427 Miguelito Court San Luis Obispo, CA 93401 805.541.4509 p 805.546.0525 f www.oasisassoc.com CP 018415 . RLA 2248 . CLARB 907 Tf - Newspaper of the Central Coast MBUNE 3825 South Higuera • Post Office Box 112 • San Luis Obispo, Ca In The Superior Court of The State of California In and for the County of San Luis Obispo AD #3518178 CITY OF SAN LUIS OBISPO OFFICE OF THE CITY CLERK STATE OF CALIFORNIA ss, County of San Luis Obispo I am a citizen of the United States and a resident of the County aforesaid; I am over the age of eighteen and not interested in the above entitled matter; I am now, and at all times embraced in the publication herein mentioned was, the principal clerk of the printers and publishers of THE TRIBUNE, a newspaper of general Circulation, printed and published daily at the City of San Luis Obispo in the above named county and state; that notice at which the annexed clippings is a true copy, was published in the above-named newspaper and not in any supplement thereof — on the following dates to wit;; FEBRUARY 10, 2018 that said newspaper was duly and regularly ascertained and established a newspaper of general circulation by Decree entered in the Superior Court of San Luis Obispo County, State of California, on June 9, 1952, Case #19139 under the Government Code of the State of California. I certify (or declare) under the penalty of perjury that the foregoing is true and correct. (SigiJoure of Principal Clerk) DATE: FEBRUARY 10, 2018 AD COST: $344.52 RECEIVED FLf3 .t (i 7-018 49 CI'CY Y3 51110,.hs YJYY't:SPil SAN LUIS OBISPO CITY COUNCIL NOTICE OF PUBLIC HEARING The San Luis Obispu City Council invites all interested persons to attend a public hearing on Tuesday, February 20, 2018, at 4:00 p.m. in the City Hall Council Chamber, 990 Palm Street, San Luis Obispo, California, relative to the following: 11REVIEW OF AN APPEAL (FILED BY OASIS ASSOCIATES ON BEHALF OF THESS&OT ENST_IEW PROPERTY GROUP OF THE ARCHITECTURAL REVIEW_ COMMISSION'S DECI- SION TO APPROVE A MASTER.,SIGN PROGRAM FOR -rHE MADONNA PLAZA SHOPPING CENTER, WITH_A CATEGORI- CAL EXEMPTION FROM ENVIRONMENTAL REVIEW. A public hearing to consider an appeal filed by Oasis Associates on behalf of the Schottenstein Property Group regarding the Archi- tectural Review Commission's decision to adopt a resolution deny- ing the appeal and upholding the Architectural Review Commis- sion's approval of a Master Sign Program for Madonna Plaza Shopping Center with a categorical exemption from environmental review. For more information, you are invited to contact Kip Morals of the City's Community Development Department at (005) 781-7101 or by email at kmorais@sloctty_.org_ 2. PARK VIEW RESIDENTIAL PARKING PERMIT DISTRICT EXPANSION A public hearing to consider adopting a resolution to expand the existing Park View Residential Parking Permit District to include the 6 parcels on La Entrada as shown on the map below. - - ca I For more information, you are invited to contact Alex Fuchs of the City's Community Development Department at (805) 781-7553 or by email at afuchs@slocity,org The City Council may also discuss other hearings or business items before or after the items listed above. If you challenge the proposed project in court, you may be limited to raising only those issues you or someone else raised at the public hearing descri- bed in this notice, or in written correspondence delivered to the City Council at, or prior to, the public hearing. Reports for this meeting will be available for review in the City Cler- k's Office and online atwww.slocliv.e_gr on Wednesday, February 14, 2018. Please call the City Clerk's Office at (8Q5) 781-7100 for more information. The City Council meeting will be televised live on Charter Cable Channel 20 and live streaming on www.slo city_org, Carrie Gallagher, CMC City Clerk City of San Luis Obispo February 10, 2018 3518178 Master SignProgramAppeal to City Council20 February 2018ARCH-1149-2017, APPL-13-10-201702-20-2018 Item 3, Applicant Presentation Redevelopment at Sears BuildingExisting ConditionRendering of Approved Design02-20-2018 Item 3, Applicant Presentation Existing Signage143 SF9.5’ x 15’75 SF each5.5’ x 13’150 SF5’ x 30’101 SF187 SF02-20-2018 Item 3, Applicant Presentation ARC Letter Size Constraint and Basis for Equity ARC Approved Maximum 150 SF @ 4’ Letter heightRoss: 88 SF Michaels: 60 SFTenant: 57.6 SFRegional Shopping CenterMaximum sign heightMaximum areaSLO Promenade8’ Up to 200 SFMadonna Plaza8’200 SF02-20-2018 Item 3, Applicant Presentation COA Modification RequestREQUESTED ALTERNATIVE: Modify COA #1; as followsMajor Tenant Primary Wall Signa. Total sign square footage shall not exceed 200150 square feetb. Maximum sign height shall not exceed 8 feetc. Maximum letter height shall not exceed the maximum sign height of 84feetd. Where two rows of letters are use, the cumulative height shall not exceed 4 feet.Major Tenants Secondary Wall Signe. Maximum sign height is 4-feetSignage allowed for specific major tenantf. The tenant space that include 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 200151 square feet. 02-20-2018 Item 3, Applicant Presentation Master SignProgramAppeal to City Council20 February 2018ARCH-1149-2017, APPL-13-10-201702-20-2018 Item 3, Applicant Presentation Sign Sizes on New Building Elevations7’ letter height4’ Letter height•Ross: 215 SF•Michaels: 193 SF•Tenant: 175 SF•Ross: 88 SF•Michaels: 60 SF•Tenant: 57.6 SFRequestedARC Approved02-20-2018 Item 3, Applicant Presentation View Southeast Down Parking Lot Aisle Towards RossSign height: 5’9”Area: 100 SF 02-20-2018 Item 3, Applicant Presentation Original COA Modification RequestREQUEST: Delete COA #1 a-d, f; sign program would remain proposed by applicant for major tenant primary wall signs:Total sign square footage shall not exceed 215 square feetMaximum sign height shall not exceed 10 feetMaximum letter height shall not exceed 7 feetWhere two rows of letters are used, the primary row of letters shall not exceed 6 feet 6 inches in height, with the secondary row of letters not to exceed 30 inchesin height.02-20-2018 Item 3, Applicant Presentation 257 Madonna RoadAPPL-1310-2017Review of an appeal of the ARC’s decision to approve a master sign program for the Madonna Plaza Shopping Center (ARCH-1149-2017).February 20, 2018Appellant: Schottenstein Property Group02-20-2018 Item 3, Staff Presentation Recommendation2Adopt a Resolution denying the appeal and upholding theARC’s approval of a Master Sign Program for the MadonnaPlaza Shopping Center with a categorical exemption fromenvironmental review.02-20-2018 Item 3, Staff Presentation 302-20-2018 Item 3, Staff Presentation 402-20-2018 Item 3, Staff Presentation 502-20-2018 Item 3, Staff Presentation BackgroundARC review – August 21, 2017Approved plans for the redevelopment of a portion of Madonna Plaza Shopping CenterRequired an update of the 2001 sign programARC review – December 18, 2017Reviewed proposed update to the 2001 sign programApproved with modifications602-20-2018 Item 3, Staff Presentation BackgroundARC review – December 18, 2017Approved the sign program in terms of its consistency with theSign Regulations and Community Design Guidelines.Modifications to applicant proposal regarding major tenantprimary wall signs include:Maximum Square FootageMaximum Sign HeightMaximum Letter Height (1 and 2 rows)Mid-Plaza Tower Element Square Footage702-20-2018 Item 3, Staff Presentation Appeal – December 20, 2017The appeal letter expresses concerns that the modifiedsign program severely impacts and impedes the Plaza’smajor tenant’s visibility and ability to market theirbusiness(s).Appealed: Condition #1 (a through d, and f)802-20-2018 Item 3, Staff Presentation Condition #1: a – d, and f9Major Tenant Primary Wall Signa. Total sign square footage shall not exceed 150 square feetb. Maximum sign height shall not exceed 8 feetc. Maximum letter height shall not exceed 4 feetd. Where two rows of letters are used, the cumulative height shall not exceed 4 feet. Signage allowed for specific major tenantf. 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. 02-20-2018 Item 3, Staff Presentation Appeal Specifics10Condition 1 subheadingSubjectARC Approved MaximumsApplicant Requested Sign Program Maximumsa.Total Sign Square Footage150 s.f. 215 s.f.b.Maximum Sign Height8 ft. 10 s.f.c.Maximum Letter Height (1 Row)4 ft.7 s.f.d.Maximum Letter Height (2 rows) 4 ft. combinedPrimary row 6 ft. Secondary 30 in.f. Mid-Tower Plaza Element (2 signs)151 s.f.215 s.f.02-20-2018 Item 3, Staff Presentation ARC’s condition, 2001 sign program, and applicant’s proposal* Approved with an exception in 200211Condition 1 subheadingSubject 2001 Sign ProgramARC Approved MaximumsApplicant Requested Sign Program Maximumsa.Total Sign Square Footage100 s.f. 150 s.f. 215 s.f.b.Maximum Sign Height 5 ft. 8 ft. 10 s.f.c.Maximum Letter Height (1 Row)3 ft. 4 ft. 7 s.f.d.Maximum Letter Height (2 rows)None 4 ft. combinedPrimary row 6 ft. Secondary 30 in.f. Mid-Tower Plaza Element (2 signs)131 s.f.* 151 s.f. 215 s.f.02-20-2018 Item 3, Staff Presentation SummaryThe ARC’s conditions represent a compromise betweenthe 2001 sign program and the applicant’s proposal interms of sign area, letter height, and sign height.1202-20-2018 Item 3, Staff Presentation Recommendation13Adopt a Resolution denying the appeal and upholding theARC’s approval of a Master Sign Program for the MadonnaPlaza Shopping Center with a categorical exemption fromenvironmental review.02-20-2018 Item 3, Staff Presentation Site Plan 1402-20-2018 Item 3, Staff Presentation Project Analysis - Major Tenant Primary Signs152001 Sign ProgramSLO Promenade Sign ProgramApplicant ProposedARC Approved DimensionsMaximum Sign Height (feet)58108Maximum letter height (feet)33.574Maximum area (square feet)100 120 - 200 215 15002-20-2018 Item 3, Staff Presentation 1602-20-2018 Item 3, Staff Presentation