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Home My WebLink AboutARB201900083 Staff Report 2019-08-14ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2019-83: Harbor Freight Signs at Northtown Center Review Type Revisions to a Comprehensive Sign Plan Parcel Identification 04500000011000 Location 440 Gander Drive Zoned Highway Commercial (HC)/Entrance Corridor (EC) Owner/Applicant PTAP Investments LLC & APTAP Investments LLCBob Pingry Magisterial District Rio Proposal To revise an approved Comprehensive Sign Plan to accommodate Harbor Freight signs Context Retail, commercial office, institutional and residential buildings are found in the immediate area Visibility The buildings in this shopping center are visible from the EC. ARB Meeting Date August 19, 2019 Staff Contact Margaret Maliszewski SITE/PROJECT HISTORY DATE APPLICATION RESULT 9/7/18, 2/15/19 ARB-18-77 and -94 A Comprehensive Sign Plan for Northtown Center and sign proposals for United Land Corporation and Burn Boot Camp Signs were approved. 3/18/2019 ARB-2019-26 Goodwill wall sign approved administratively. 4/9/2019 ARB-2019-33 Goodwill tenant panel approved for the existing monument sign. 4/15/2019 ARB-2019-23 The ARB approved an Amendment to a CoA for architectural changes to establish a new storefront and entrance for Harbor Freight Tools retailers. 7/16/2019 - Staff met with the applicant to review this proposal and suggest revisions to improve clarity and accuracy. The architectural changes approved for Harbor Freight with ARB-2019-23 invalidate portions of the previously approved Comprehensive Sign Plan (CSP). The existing approved Comprehensive Sign Plan (CSP) elevations and the elevations with proposed changes are compared below. On the north elevation (Figures la and lb), the proposed changes 1) shift the Tenant 3 allowable sign location to be centered over the new storefront entrance and 2) shift the Tenant 2 sign location to be centered over the bay located immediately west of the main Tenant 1 entrance. Figure la: Previously approved CSP: north elevation with approved sign locations rEWN1 2 lei Figure lb: Proposed changes to CSP: north elevation with proposed sign locations 2 On the west elevation (Figures 2a and 2b), the Tenant 3 sign location is not changed, but the elevaiton is updated to show materials approved with ARB-2019-23. Figure 2a: Previously approved CSP: West elevation with approved sign location Figure 2b: Proposed changes to CSP: west elevation with proposed sign location 7 0 Kyt K-E.rtt) b !•oE �at^� y ucrtt:o€ �a Figure 3: The Comprehensive Sign Plan covers three buildings in the Northtown Center complex. Building C, previously occupied by Gander Mountain and now occupied by Goodwill, is the location of the proposed changes. The table, below left, is the approved CSP. The proposed changes to the CSP design criteria are noted in red in the table on the right. These changes allow for a secondary tagline cabinet as an approvable sign type, and provide greater clarity regarding maximum sign sizes in the various proposed locations on Building C. ARB CdhEPRETIENSIVE SIGN REVIEW APPROVED CONDITIONS PROJECT #INAME: ARB-2019-77: Northtown Center TAN XLkPfPARCEL#: 04500-00-001100&II000 SIGN TYPE Channel Letters LETTER FACE COLOR White, Red or Blue with Black as accent TRIM CAP/RETURN COLOR Blade, bronze, brushed aluminum or to nxatch the letter face color RAC'ENVAY COLOR To match the color of the wall to which it is attached Letters (maximum heights)- SIZE LEb1TTATIONS Building A- 27" Building B-15-18" Build' C- 48" Centered horiwntalty within the sign areas outlined LOCATION on the approved drawings on west & south elevations of Building A; on the west elevation of Building B; & on the north & west ele,6ativns of Building C. OUNTING DETAILS Channel letters mounted on raceway. Maximum logo and graphic heights: Building A- 84" LOGO AND GRAPHICS DETAILS Building B- 30" Building C - 72" Logo and graphics ,colors must comply with criteria 4e and 4f ofthe Entrance Corridor Sign Guidelines. Internal ilh:.-n-ration of channel letters is preferred; es:er7z1 i::ariirz on of channel letters is acceptable. Iate-tim :lluir i_ration of graphics is not approved ILLUNITNATION DETAILS except for the UI.0 graphic- External illumination of graphics acceptable- hfaximum limit ofthree typefaces. Additional LETTER TYPE FONT typefaces may be approved only if they contribute to a balanced- legible, unified sign desigm MATERIAL Acnrlic, plexiglass or similar for letter faces & aluminum returns. ARB COMPREIIE5SIVi QN EW APPROVED CONDITIONS PROJECT #INA.L AIRB-2018-W orthtuwn Center TAX MAPIPARCE 00&11O'C0 SIGN TYPE Channel Lctt , Secondary Tagline Cabinet LETTER FACE COLOR white, Red or Blue with Black as accent TRIM CAP/RETURN COLOR Black, bronze, brushed aluminum or to match the letter face color RACEWAY COLOR To match the color of the wall to which it is attached Lellers {maximum heights}: Building A- 27" SIZE LIMITATIONS Building C Tenant 1 - 48" BuildingC Tenant 213 - 38.5" ign areas call incd LOCATION on the approved drawings on west & south cicvations of Building A, on the west elevation of Building R; & on the north & wcst elevations of Building C- MOUNTING DETAILS Channel letters mounted on raceway. Maximum logo and graphic heights: Building A- 84" LOGO AND GRAPHICS DETAILS Building B- A" Building C - 72" Logo and graphics colors must comply with criteria 4e and 4fofthe Entrance Corridor Sign Guidelines. Internal illumination of channel Icttrm is preferred; external illumination Achannel letters is acceptable. Internal illumination of graphics is not approved ILLUMINATION DETAILS except for the ULC graphic- External illumination of graphics acceptable. Maximum limit ofthree typefaces. Additional LETTER TYPE FONT typefaces may be approved only ifthcy contribute to a balanced, lc iblc, unified siyaIcsiyn. MA.I ERIAL Acrylic, plexiglass or similar for letter faces & aluminum returns- REF I GUIDELINE ISSUE RECOMMENDATION II General Sign Guidelines 9.d The wall sign's size must coordinate with the architectural element's size. The sign should The applicant has added clarification to the criteria table regarding Revise the CSP table to not over -crowd the architectural element, the wall, or the sign area. Buildings and the maximum height of the Tenant 2 and 3 signs. The maximum note that the letter heights building elements should not be used as billboards. height is identified as 38.5". This is less than the 48" Tenant 1 sign are maximums, not and equal to the combined height of the proposed Harbor Freight entitlements, and signs channel letters and tag line cabinet, which does not appear over- must never appear over - scaled in the revised elevation. For clarity in future scaled within the applications/reviews, the CSP should emphasize that these are architectural element, the maximum sizes and that signs must not appear over -scaled. wall, or the sign area. 10 Wall Signs For Multiple Business Centers 10a A complete sign package shall be provided as part of the submittal materials for the The applicant is proposing changes to the Comprehensive Sign None. review of any new multiple business center. The proposal should address how Plan for consistency with approved architectural changes to the compatibility among signs will be achieved, and how new signs will be coordinated with building and to allow signs that are more consistent with Harbor the architecture of the building(s); the first approved sign installed in a multiple business Freight's standard signage. Coordination with the architecture of center will establish the standard for all future signs for that center. The future review of the building is achieved by centering signs within existing proposals for new signs in existing multiple business centers will take into consideration architectural elements. the character and appearance of the existing building(s) and with existing si s . 10b b. Multiple business centers shall use a single sign type for all wall signs. The approved sign type for the shopping center is channel letters. Revise the CSP to indicate The proposal includes the addition of a second sign type - tag line that tag line cabinets must cabinets - to the available options. Although this does not meet the be secondary in size and "single sign type" requirement, the tag line cabinets are typically scale to the channel letter meant to be secondary in size and character and can help to sign and must have opaque visually "ground" a channel letter sign. The tag line cabinet also backgrounds. offers a degree of flexibility in tenant signage. If minimal size and opaque backgrounds are maintained, the tag line cabinet is not ex ected to have a significant negative impact. 10c c. Compatibility among signs must be maintained through color or font and typeface No changes to color, font or typeface are proposed. The CSP does Revise the CSP to clarify selection. not specify particular shades of red or blue. The Goodwill channel that acceptable shades of letter sign was approved as Pantone Blue 286. The shade of blue blues fall within this range: proposed for the Harbor Freight sign is Bristol Blue 3630-97, Pantone 280, 281, 282, 286, which has Pantone Blue 294 as an equivalent. Other shades of blue 287, 288, 289, 293, 294, in this range include Pantone 280, 281, 282, 286, 287, 288, 289, 295, 296, 301, 302, 303, 293, 294, 295, 296, 301, 302, 303, 2945, 2955, and 2965. A 2945, 2955, and 2965; and similar range of reds is: Pantone 1797, 1807, 186, 187, 193, 194, acceptable shades of red 1935, 1945, 1955, 200, 201, and 202. fall within this range: 1797, REF GUIDELINE ISSUE RECOMMENDATION 1807, 186, 187, 193, 194, 1935, 1945, 1955, 200, 201, and 202. 10d Signs must be placed on the building in a manner that establishes a unified appearance. Centering helps establish a consistent appearance across the None. building. Although complete consistency cannot be achieved across the building with the Tenant 1 location, the current proposal provides greater consistency between the Tenant 2 and 3 locations than the existing plan does. 10e Lighting i. External illumination is preferred for signs in multiple business centers. No change to illumination is proposed. With the addition of tag line cabinets as an approved sign type, Add the following to the sign criteria: Backgrounds of tag line cabinets must be ii. Lighting should be aimed so as not to project illumination beyond the sign. iii. Channel letters with translucent faces shall be constructed such that no light spills outward from the top, bottom, sides or back. Faces and returns of channel letters shall be clarification is required regarding illumination of the cabinets. As opaque. opaque when back -lit (halo -lit). a cabinet style sign, the background of the sign must opaque as per guidelines and ordinance. iv. Cabinet signs shall have a non - illuminated background, or an opaque (zero light transmission) background. Cabinet signs shall be constructed such that no light spills outward from the top, bottom, sides or back. If outlines of letters are proposed, the width of the outline must be in proportion to the width of the letter. An outline width of 1/8" has been found to be an appropriate dimension for signs in the Entrance Corridors. Summary of Recommendations: Staff recommends the following as the primary points of discussion: 1. Adding tag line cabinets as a second sign type. 2. Adding a range of acceptable shades of red and blue. Staff recommends approval with the following conditions: 1. Revise the CSP criteria table as follow: a. Note that the letter heights are maximums, not entitlements b. Note that signs must never appear over -scaled within the architectural element, the wall, or the sign area c. Add: Backgrounds of tag line cabinets must be opaque d. Add: Tagline cabinet size must be secondary to the channel letter sign in size and scale e. Clarify that acceptable shades of blues fall within this range: Pantone 280, 281, 282, 286, 287, 288, 289, 293, 294, 295, 296, 301, 302, 303, 2945, 2955, and 2965; and acceptable shades of red fall within this range: 1797, 1807, 186, 187, 193, 194, 1935, 1945, 1955, 200, 201, and 202. The follow CSP criteria table outlines the recommended criteria. Red text indicates added criteria. SIGN TYPE Channel Letters, Secondary Ta line Cabinet White, Red or Blue with Black as accent; LETTER COLOR Acceptable shades of blue fall within this range: Pantone 280, 281, 282, 286, 287, 288, 289, 293, 294, CABINET BACKGROUND COLOR 295, 296, 301, 302, 303, 2945, 2955, and 2965. Acceptable shades of red fall within this range: Pantone 1797, 1807, 186, 187, 193, 194, 1935, 1945, 1955, 200, 201, and 202. TRIM CAP/RETURN COLOR Black, bronze, brushed aluminum or to match the letter face color RACEWAY COLOR To match the color of the wall to which it is attached Channel letters - maximum heights: Heights listed are the maximums allowed. Signs must not appear over -scaled within the architectural element, the wall, or the sign area. Building A- 27" SIZE LIMITATIONS Building B-15-18" Building C Tenant 1 - 48" Building C Tenant 2, 3 — 38.5" Tagline Cabinets: Must be secondary to channel letters in size and scale Centered horizontally within the sign areas outlined on the approved drawings on west & south LOCATION elevations of Building A; on the west elevation of Building B; & on the north & west elevations of Building C. MOUNTING DETAILS Channel letters mounted on raceway. Maximum logo and graphic heights: Building A- 84" LOGO AND GRAPHICS DETAILS Building B- 30" Building C — 72" Lo o and ra hics colors must comply with criteria 4e and 4f of the Entrance Corridor Sign Guidelines. Internal illumination of channel letters is preferred; external illumination of channel letters is acceptable. Internal illumination of graphics is not approved except for the ULC graphic. External illumination of ILLUMINATION DETAILS graphics acceptable. LETTER TYPE FONT Maximum limit of three typefaces. Additional typefaces may be approved only if they contribute to a balanced, legible, unified sign design. MATERIAL Ac lic, lexi lass or similar for letter faces & aluminum returns. TABLE A This review is based on the following information: SHEET # TITLE DATE 1 Elevations 7/21/2019 2 Tenant 1 sign details 11/1/2018 3 Tenants 2 and 3 sign details 11/1/2018 - Comprehensive Sign Plan Design Criteria table (wall signs and freestanding sign — 2 sheets) -