HomeMy WebLinkAboutItem 3 - ARCH-1909-2018 (1241 Laurel)ARCHITECTURAL REVIEW COMMISSION REPORT
FROM: Tyler Corey, Principal Planner BY: Walter Oetzell, Assistant Planner
PROJECT ADDRESS: 1241 Laurel Ln. FILE NUMBER: ARCH-1909-2018
APPLICANT: Laurel Lane Investments LLC, represented by Sean Beauchamp, Southpaw Signs
For more information contact Walter Oetzell, Assistant Planner: 781-7593 (woetzell@slocity.org)
1.0 PROJECT DESCRIPTION AND SETTING
Laurel Lane Investments LLC have submitted an
application for review of a sign program for The
Village at Laurel Lane, a neighborhood shopping
center in the 1200 block of Laurel Lane, part of a
mixed-use project that also includes 18
residential dwellings.
The property is on the east side of Laurel Lane,
about 250 feet north of Southwood Drive, in a
Neighborhood-Commercial (C-N) Zone. The
shopping center is a prominent feature of the
surrounding area, which is othwerise
characterized by multi-family residential
development. A fire station and a community
garden are across the street from the shopping
center.
2.0 SIGN PROGRAM
The proposed sign program includes 19 signs, of 6 different designs, to serve 14 commercial
tenants in the shopping center (see Sign Program, Attachment 2), summarized in Table 1 below.
3.0 FOCUS OF REVIEW
Sign Regulations § 15.40.485 provides: “the ARC may approve a sign program for a particular
development […].” Sign programs provide flexibility in that the requirements of a sign program
supersede the provisions of Sign Regulations governing Prohibited Signs (Article III) and Sign
Standards (Article IV). In this case, the proposed sign program does not include any Prohibited
Signs, but does propose signage that deviates from Sign Standards.
Meeting Date: December 3, 2018
Item Number: 3
Item No. 1
Figure 1: Subject Property
Packet Page 61
Table 1: Signs included in proposed sign program
Count Area Type Note
1 86 sf Shopping Center Identification At entry; lists tenants
2 50 sf Wall Signs Laurel Lane Market
1 23 sf Wall Sign The Village at Laurel Lane (pavillion)
2 40 sf Wall Signs Above Tenants F, H & I
11 15 sf Hanging or Suspended Signs Most tenant spaces
2 3.6 sf Awning Signs On Residence Entry Canopies
4.0 DISCUSSION ITEMS
In general, the signage proposed under this sign
program appears to be consistent with the intent and
purpose of the City’s Sign Regulations (§ 15.40.110) for
neighborhood character, number, size, type, and
location of signage, and architectural compatibility.
Staff suggests, however, that the Commission consider
discussing several aspects of the sign program which
may be refined to enhance consistency with Sign
Regulations, as summarized in the tables below. For
reference, excerpts from Sign Regulations for relevant
sign types are provided as Attachment 3.
Table 2: Shopping Center Identification Signage
Proposed Standard
Height and Size 16’ in height;
86 sf in area
Height: limited to 16 feet
Size: subject to ARC approval
Number of Tenants Listed 10 For centers with more than 5 tenants, avoid
listing individual tenants
Permitted Zones Located in C-N Not generally permitted in C-N Zone
Discussion: A smaller sign listing fewer tenants would be more appropriate, given the property’s
location within a Neighborhood Commercial (C-N) Zone, and more consistent with Sign Regulations.
The number of tenants listed should be limited to no more than 5 tenants, with the sign size and height
reduced accordingly.
Figure 2: Wall sign (market)
Packet Page 62
Table 3: Wall Signs (Laurel Lane Market)
Proposed Standard
Size 50 sq. ft. each sign 25 sq. ft. each sign (C-N Zone)
Orientation (entrance) On walls adjacent to public
entrance
On building face with public
entrance
Discussion: Signs should be reduced in size for greater consistency with more restrictive size
limitations applicable in the C-N Zone. Neither sign is placed on a building wall with a public entrance,
but both signs are on walls that are directly adjacent to the entrance of the market building.
Table 4: Hanging or Suspended Signs
Proposed Standard
Size 15 square feet 8 square feet
Number 1 per tenant space 2 per tenant space
Discussion: Though each sign is individually larger than the
maximum area standard in Sign Regulations, each tenant
space has only 1 hanging or suspended sign, so that hanging
signage for each tenant is consistent with normal area limits.
5.0 ACTION ALTERNATIVES
1. Continue consideration of the request with direction to the applicant and staff.
2. Deny approval of the sign program, based on findings of inconsistency with the General
Plan, or the intent and purpose of Sign Regulations.
6.0 ATTACHMENTS
1. Draft Resolution
2. Sign Program (Proposed)
3. Sign Regulations (Excerpts)
Figure 3: Shopping Center ID sign Figure 4: Hanging signs
Packet Page 63
R ______
RESOLUTION NO. ARC-XXXX-18
A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION
OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, APPROVING A
SIGN PROGRAM FOR THE VILLAGE AT LAUREL LANE SHOPPING
CENTER AT 1241 LAUREL LANE (APPLICATION ARCH-1909-2018)
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 3, 2018, pursuant to a proceeding instituted under
ARCH-1909-2018, Laurel Lane Investments LLC, 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; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law;
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 finds as follows:
a) As conditioned, the proposed sign program is consistent with the City’s Sign
Regulations (SLOMC Ch. 15.40). As provided by Sign Regs. § 15.40.485, the
Commission may approve a sign program for the property, and its requirements
will supersede the Sign Standards of Article IV. Proposed signage is architecturally
compatible with site architecture and the character of surrounding development,
and provides effective identification for the businesses in the shopping center.
Conditions of approval reduce the size of proposed walls signs on the market
building, reduce the number of tenants displayed on the proposed Shopping Center
Identification sign, and reduce the size of that sign, consistent with the property’s
location in a Neighborhood Commercial (C-N) Zone, and to enhance consistency
with the intent and purpose of Sign Regulations described in § 15.40.110.
b) As conditioned, the proposed sign program is consistent with the City’s Community
Design Guidelines governing Signs (§ 6.6). The signage proposed under the
program provides consistent and architecturally compatible signage that addresses
the limited visibility of many tenant spaces, as seen from the public right-of-way,
providing a Shopping Center Identification Sign to identify several tenants, and
allowing for appropriate signage for the market near its building entrance.
SECTION 2. Environmental Review. Approval of the sign program is exempt from the
provisions of the California Environmental Quality Act (CEQA). The action allows the placement
ATTACHMENT 1
Packet Page 64
Resolution No. _____ (2018 Series) Page 2
of on-premise signs, minor structures accessory to an existing commercial facility, as described in
CEQA Guidelines § 15311 (a).
SECTION 3. Action. The Architectural Review Commission hereby approves the
proposed sign program, based on the findings above and subject to the following conditions:
a) Conformance to sign program. Plans submitted for Sign Permits for site signage
shall be in substantial conformance to the provisions of this sign program, as
modified according to these conditions of approval. Modifications to the sign
program, including any change to the size, number, placement, or type of signage
permitted, shall be subject to review and approval by the Community Development
Director or Architectural Review Commission, as deemed appropriate.
b) Shopping Center Identification Sign. The design of the Shopping Center/Tenant
Sign depicted on Page 8 of the proposed sign program submitted with this
application shall be modified such that no more than 5 tenants are identified on the
sign, and that the sign does not exceed 10 feet in height. The sign shall be placed in
a location that provides adequate sight distance for any driveway, to the satisfaction
and approval of the Public Works Director and Community Development Director,
as provided in Sign Regulations § 15.40.410.
c) Tenant “A” Wall Signs. The design of the two “Commercial Tenant Suite Signs,
Tenant A” walls signs depicted on Page 11 of the proposed sign program shall be
modified such that the size of each sign does not exceed 25 square feet in area.
d) Final Sign Program. Prior to the issuance of any Sign Permit for site signage, the
applicant shall update the sign program as necessary to satisfy conditions of
approval b) and c) above, to the satisfaction of the Community Development
Director, and submit a copy of the revised sign program as a final version for
inclusion in the application record file.
Upon motion of _______________________, seconded by _______________________,
and on the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was adopted this _____ day of _____________________ 2018.
____________________________________
Doug Davidson, Secretary
Architectural Review Commission
ATTACHMENT 1
Packet Page 65
The Village at Laurel Lane
The Lofts at Laurel Lane
Laurel Lane
San Luis Obispo, CA 93401
Page 1ATTACHMENT 2Packet Page 66
Aurignac & Associates
762 Higuera St, Suite 20
San Luis Obispo, CA 93401
805-783-1000
Fax 805-545-8332
Introduction, Landlord/Tenant Requirements
General Sign Construction Requirements
Prohibited Signs, Abandoned Sign
Inspection
Tenant Signage Details
Site Plan
Shopping Center/Tenant Sign Details
Shopping Center Identification
Commercial Tenant Suite Sign Design Option Details
Partial Elevations, Tenant A
Partial Elevations, Tenants B through D
Partial Elevations, Tenants F through K
North and West Elevations for The Lofts at Laurel Lane
Residence Entry Identification
Partial Elevations, Tenants L, M & N
Page 3
Page 4
Page 5
Page 6
Page 7
Page 8
Page 9
Page 10
Page 11
Page 12
Page 13
Page 14
Page 15
Page 2ATTACHMENT 2Packet Page 67
Page 3
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.ATTACHMENT 2Packet Page 68
Page 4ATTACHMENT 2Packet Page 69
Tenant A will have two wall sign locations per elevations.
Due to proximity to street front, tenant A will not have a
location on the monument sign
Tenants B, C, D, E, G, H, J, K, L, M & N will have sign
brackets (qty 1 per tenant), provided by Landlord, that will
be the sign location and size for these suites.
Tenants F & I will have wall sign locations per elevations.
Quantity 1 wall sign each.
Building signage locations allow tenants to use their
logo/brand fonts, colors and graphics as approved by the
Landlord.
WINDOW & DOOR SIGNAGE
Tenants are allowed window signage per city sign code.
This is another opportunity for use of tenant logo/brand
fonts, colors and graphics as approved by the Landlord.
SHOPPING CENTER/TENANT SIGNAGE
Tenant identification on monument sign is at Landlord’s
discretion.
Use of tenant logo/brand fonts and colors are allowed upon
Landlord’s approval.
TENANT SUITE SIGNAGE
Page 5ATTACHMENT 2Packet Page 70
Page 6
Tenant A Tenant BTenant CTenant DTenant ETenant FTenant GTenant HTenant ITenant JTenant KTenant LTenant MTenant NResidence Entry
Identification North
Residence Entry
Identification West
Commercial Tenant Suite Sign
Shopping Center Identification
Shopping Center/Tenant Sign
Shopping Center/Tenant Sign
Shopping Center Identification
Residence Entry Identification
ATTACHMENT 2Packet Page 71
Page 7ATTACHMENT 2Packet Page 72
COFFEE
TENANT TENANT
TENANT TENANT
TENANT TENANT
CUISINE
FITNESS
HEALTH & BEAUTY
Scale 3/8”= 1’
Page 8
16’
20”
Aluminum sign
body painted
SW 6258
Tricorn Black
Individual dimensional
halo lit letters
painted SW 6120
“Believable Buff”
7.5” Tall Letters
Natural Cherry
wood cladding
Aluminum sign
body with aluminum
faces,painted SW
7067 Cityscape, letters or logos
cut through and backed
with white acrylic, color
film per logo art,
internal LED illumination
18”x 84”
Panels
48”x 84”
Panel
Street Side Building SideSouth Side
80 sq.ft. of tenant sign area
6 sq.ft. of center identification sign areaShopping Center/Tenant SignATTACHMENT 2Packet Page 73
Page 9
Scale:
36”
92”
23 sq.ft
Natural Cherry
wood cladding
Individual dimensional
halo lit letters
painted SW 6120
“Believable Buff”,
warm white halo
Aluminum sign
body with aluminum
faces,painted SW
7067 Cityscape
Shopping Center Identification 23 sq.ft. sign areaATTACHMENT 2Packet Page 74
15”
120”
18”
FITNESS HEALTH FUN
TENANT SIGNAGE
Tenants with sign frames provided by Landlord can use this
sign area to incorporate logo/brand fonts, colors and
graphics.
Tenant signage must incorporate some type of dimension
into their sign graphics. Individual dimensional letters and
raised graphic panels are preferred.
These are non-illuminated, single-sided sign panels.
Page 10
Scale:
1’
Scale:
Commercial Tenant Suite Signs, Design Option Details
Individual Letters
Individual letters with
accent panel to match
logo/brand/interior details
Individual letters with
raised panel for
secondary text
8’ Minimum
ATTACHMENT 2Packet Page 75
Page 11
Tenant A, West Elevation
Wall sign
facing street,
50 sq.ft.
Scale:Commercial Tenant Suite Signs, Tenant A
Tenant A, South Elevation
Wall sign
facing parking lot,
50 sq.ft.
Allowed wall sign types:
1) Individual non illuminated
letters
2) Individual illuminated letters
with halo light or exposed neon
tube, no plastic faced channel
letters with trim cap
3) Dimensional signs with
decorative secondary panel
details to compliment
architecture, logo/brand/interior
details - illuminated or non-
illuminated
20”
20”ATTACHMENT 2Packet Page 76
Tenants B, C, D &E, West Elevation
Page 12
Scale:Commercial Tenant Suite Signs, Tenants B, C, D & E
- Tenant suite signs
- 18”x 120” Steel sign frame
under trellis by landlord, 1 per
tenant
- Non-illuminated sign
graphics, single sided, see
page 12 for design guidelines
15”
120”
18”
8’ Clearance
from bottom of signATTACHMENT 2Packet Page 77
VILLAGE BARBER VILLAGE MARKET
Tenants F, G, H & I, West Elevation
Tenants J & K, West Elevation
40 Square feet for
wall signs to accommodate
for depth of set back in
property and architecture
40 Square feet for
wall signs to accommodate
for depth of set back in
property and architecture
COASTAL SERVICESCOASTAL SERVICES
Page 13
Scale:Commercial Tenant Suite Signs, Tenants F, G, H, I, J & K
Allowed wall sign types:
1) Individual non illuminated letters
2) Dimensional signs with decorative
secondary panel details to compliment
architecture, logo/brand/interior details,
non - illuminated
15”
120”
18”
- Tenant suite signs
- 18”x 120” Steel sign frame
under trellis by landlord, 1 per
tenant
- Non-illuminated sign
graphics, single sided, see
page 12 for design guidelines
8’ Clearance
from bottom of sign
Center sign vertically
in available wall area
Center sign vertically
in available wall area
ATTACHMENT 2Packet Page 78
Page 14
Commercial Tenant Suite Signs
Commercial Tenant Suite Signs
Tenants, L, M, N
Residence Entry Identification
Residence Entry Identification
Residence Entry Identification
West Elevation
North Elevation
Scale:ATTACHMENT 2Packet Page 79
Brushed silver
Textured illuminated white
acrylic architectural detail
Cut through
illuminated letters,
3.6 sq.ft.
8’ Clearance
Page 15
Entry Canopy
Residence Entry Identification x 2
18”
Per Canopy Specs
ATTACHMENT 2Packet Page 80
Page 16
Commercial Tenant Suite Signs, Tenants L, M & N
West Elevation
15”18”
96”
- Tenant suite signs
- 18”x 96” Steel sign frame
above trellis by landlord, 1 per
tenant
- Non-illuminated sign
graphics, single sided, see
page 12 for design guidelines
8’ATTACHMENT 2Packet Page 81
- Small low voltage light fixtures to be used to
illuminate tenant signs.
- To be placed in trellis structure for trellis
mounted signs, Quantity 3 per sign
- To be used on gooseneck fixtures where no
trellis exists.
Page 17
Sign LightingATTACHMENT 2Packet Page 82
Sign Standards City of San Luis Obispo – Sign Regulations
10
15.40.460 Sign Standards by District.
The following standards shall be applied in each of the City’s zoning districts,
notwithstanding the standards for each sign type established by Section 15.40.470.
Zoning
District
Allowable Sign
Types
Total
Number
of Signs
Allowed
Maximum
Cumulative
Sign Area
Per Tenant
Space
Special
Illumination
Restrictions
(See Section
15.40.430)
Special Size
Restrictions (See
Section
15.40.460)
All
Residential
Zones
Wall, Free-
Standing Post,
Hanging &
Suspended,
Residential
Subdivision,
Directory
1 per
street
frontage
20 square feet
(s.f.)
Illumination
is not
permitted,
except for
directory
signs.
Office All Sign Types
except pole signs
2 per
tenant
space
50 s.f. See Section
15.40.430 for
lighting
Restrictions
C-N All Sign Types
except pole signs
2 per
tenant
space
50 s.f. Maximum size
per wall sign is
limited to 25 s.f.2
See 15.40.460 for
monument sign
size limits.
C-R All Sign Types 4 per
tenant
space
200 s.f. See 15.40.460 for
monument sign
size limits.
C-D All Sign Types
except pole signs
4 per
tenant
space
200 s.f. Internally-
illuminated
cabinet signs
prohibited
See 15.40.460 for
monument sign
size limits.
C-C All Sign Types,
except pole signs
2 per
tenant
space
100 s.f. Maximum Size
per wall sign is
limited to 50 s.f.2.
C-T All Sign Types 2 per
tenant
space
200 s.f.
C-S and M All Sign Types,
except projecting
& pole signs in the
M zone
2 per
tenant
space
200 s.f.
PF All Sign Types,
except projecting
& pole signs
2 per
tenant
space
100 s.f.
C/OS and
AG
Wall, Free-
Standing Post,
Monument,
Hanging &
Suspended
2 per
tenant
space
50 s.f. All signs over 24
square feet in
size are subject to
Architectural
Review
ATTACHMENT 3
Packet Page 83
City of San Luis Obispo – Sign Regulations Sign Standards
15.40.470 Sign Standards by Sign Type
This section is intended to be used in conjunction with other standards contained in these
Sign Regulations. In no case may the maximum number or size of signs, or their
illumination levels, exceed the standards provided by Section 15.40.460 (Sign Standards
by District) and Section 15.40.430 (Illumination) of these regulations, respectively.
A. Wall Signs
Signage Guidelines
Wall signs include most types of signage that are attached to the face of a building wall.
These include channel letters made out of wood, metal or plastic. Wall signs may be painted
on a wall, or on a board that is attached to a wall. Wall signs should be oriented to achieve
balanced composition and harmony with other architectural elements of a building façade.
Wall signs should be placed on a flat building surface and should not be placed over or
otherwise obscure architectural building features.
1. Location and Number Permitted
Wall signs must be located on a building face that has a public entrance. The maximum
number of wall signs permitted is two per tenant space.
2. Size
Wall signs may be a maximum of 100 square feet or 15% of the building face where the
sign is attached, whichever is less. Wall signs with changeable copy are limited to 6
square feet.
3. Illumination
Wall signs may be illuminated by any means consistent with Section 15.40.430 of these
Sign Regulations.
4. Zoning
Wall signs are allowed in all zoning districts.
11
ATTACHMENT 3
Packet Page 84
City of San Luis Obispo – Sign Regulations Sign Standards
C. Awning Signs
Signage Guidelines
Signs on awnings should be minimized and are only appropriate if there are no good
alternatives for wall signs, projecting signs or hanging and suspended signs. Signage
should be limited to the skirt of the awning and should not be on the awning face. Signs
should only be considered for the awning face if there is no other adequate location for
signage on a given storefront or property.
1. Location and Number
Signs may be located on awnings subject to size criteria. One awning sign is permitted
per tenant space and must maintain a minimum clearance of 8 feet above any public
right-of-way or private sidewalk area.
2. Size
Signs on awnings shall not cover more than 25 percent of the main area of the awning, or
exceed 25 square feet in size, whichever is smaller.
3. Illumination
Awning signs may be externally illuminated consistent with Section 15.40.430 of these
Sign Regulations. Back-lit, translucent awning signs are prohibited.
4. Zoning
Awning signs may be located in all commercial zones. Installation of new awnings is
subject to Architectural Review.
13
ATTACHMENT 3
Packet Page 85
City of San Luis Obispo – Sign Regulations Sign Standards
E. Hanging and Suspended Signs
Signage Guidelines
Hanging signs, or suspended signs, are used to help define entries and identify business
names to pedestrians. They are small and can hang over a building entry if the appropriate
clearance is provided. Hanging signs can be particularly useful for storefronts that have
multiple tenants.
1. Location and Number
Hanging or suspended signs must be attached to building façades that have a public
entrance and must maintain a minimum clearance of 8 feet above any public right-of-way
or private sidewalk area. One hanging or suspended sign is allowed per tenant space.
2. Size
Hanging signs may have a maximum area of 8 square feet.
3. Illumination
Hanging signs and suspended signs may be externally illuminated, although ambient light
is usually sufficient to light these small signs.
4. Zoning
Hanging and suspended signs are allowed in all zoning districts.
15
ATTACHMENT 3
Packet Page 86
Sign Standards City of San Luis Obispo – Sign Regulations
L. Shopping Center Identification Signs
Signage Guidelines
Shopping center identification signs should be compatible with the design theme of the
development. They may identify multiple tenants, but larger shopping centers with more
than 5 tenants should avoid listing individual tenants, other than the project anchors, to
avoid sign clutter. The sign structure should contain elements of the design theme of the
buildings in the center.
1. Location and Number
One shopping center identification sign may be located on each major street frontage of a
development.
2. Size
The size of the sign shall be subject to the approval of the ARC and the height is limited
to 16 feet.
3. Illumination
Shopping Center Identification signs may be illuminated consistent with Section
15.40.430 of these Sign Regulations.
4. Zoning
Shopping Center Identification signs may be located in the C-S, C-C or C-R zoning
districts only, subject to the approval of the ARC.
22
ATTACHMENT 3
Packet Page 87