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HomeMy WebLinkAboutARB201900065 Staff Report 2019-09-04ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2019-65: Shops at Riverside Village Signs Review Type Comprehensive Sign Plan Parcel Identification 078G00001000A0 Location 620 Riverside Shops Way Zoned Neighborhood Model District (NMD)/Entrance Corridor (EC) Owner/Applicant Shops at Riverside LLC/Stony Point Design Build (Casey Steffan) Magisterial District Rivanna Proposal To establish design criteria for signs at the Shops at Riverside Village. Context The two "Shops" buildings front the EC, with the Riverside residential development to the west. There is a mix of commercial development to the south, residential development to the east, parkland to the north and the river to the west. Visibility Signs on the north, south and east sides of the buildings will be visible from the EC. ARB Meeting Date September 16, 2019 Staff Contact Margaret Maliszewski PROJECT HISTORY Block 1 of the Riverside Village development, which includes the "Shops" buildings, received a Certificate of Appropriateness in March 2018. That approval did not include a Comprehensive Sign Plan. An original submittal for the Comprehensive Sign Plan was received on June 3, 2019 and the item was scheduled for the corresponding July 15 ARB meeting. On July 1 the applicant asked to defer the application. A revised submittal was received on July 9 and staff proceeded with review, intending the item to be scheduled for an August 19 ARB meeting. Staff found the submittal to be confusing and lacking in limitations that would provide for a coordinated appearance across the buildings. Staff informed the applicant that the application was not ready to move forward and met with the applicant on August 12 to discuss the issues of concern. A revised proposal prepared by Hightech Signs was received on August 26. That proposal is the subject of this report. ANALYSIS This analysis is based on the comprehensive sign plan received on 8/26/2019 dated "8.9.19.REV01". REF I GUIDELINE ISSUE RECOMMENDATION II General Sign Guidelines 1 Create a consistent and unified design approach along the The proposed sign plan would allow for Establish additional Entrance Corridors. The placement, size, illumination and numerous options in sign type, color, parameters to ensure a colors of signs can create unity along the corridor, or they can illumination, and location. This variety level of compatibility in create a disjointed, visually competitive environment. Consistent would not contribute to unity along the signs across the building. and unified sign design allows the businesses located along the corridor and would not establish simplicity Corridor to have equal standing in visibility. It also provides a and reserve. See below for additional Delete the second pattern of sign placement that makes the business locations and information. "General Note" on sheet 2. entrances more easily recognizable to both vehicular and pedestrian traffic. A note on sheet 2 of the sign plan states that tenants who feel the sign plan does not 2 Establish simplicity and reserve as preferred characteristics for sign design in these areas. This reflects the historic character allow for brand identity should submit of the area and enhances the aesthetic qualities of the Corridor. separate sign applications for ARB review. To this end, the overall design of a sign will be evaluated This concept defeats the purpose of the concurrently with that of the building on which it will be Comprehensive Sign Plan. installed. The design of a building's walls, window locations, parapets and other architectural features will influence the Board's evaluation of appropriate signage. Likewise, a freestanding sign is evaluated in the context of the overall development in which it will be placed. Because each site is composed of a variety of elements that work together to create a unique character and appearance, ARB review of each sign proposal is guided by these sign guidelines within the context of the specific site for which the proposal is made. 3 Encourage creative design. The County encourages Creative design is encouraged, but imaginative and innovative signs consistent with the purposes additional parameters must be set to ensure expressed above and in conformance with the regulations of the a level of compatibility across the Albemarle County Code. buildings. See below for additional information. 10 Wall Signs For Multiple Business Centers 10a A complete sign package shall be provided as part of the A sign package has been submitted for - submittal materials for the review of any new multiple business review. center. The proposal should address how compatibility among signs will be achieved, and how new signs will be coordinated with the architecture of the buildin (s); the first approved sign REF GUIDELINE ISSUE RECOMMENDATION installed in a multiple business center will establish the standard for all future signs for that center. The future review of proposals for new signs in existing multiple business centers will take into consideration the character and appearance of the existing building(s) and with existing si s . lob b. Multiple business centers shall use a single sign type for all Multiple sign types are proposed: channel Revise the sign plan to wall signs. letters, flat cut out letters, cabinet signs, limit sign types to and panel signs. establish a level of compatibility in signage across the buildings. loc c. Compatibility among signs must be maintained through color Two limitations to sign colors are Revise the sign plan to or font and typeface selection. proposed: 1) graphics colors will be limit sign colors to limited to three colors coordinated with all establish a level of other sign colors, and 2) trim caps and compatibility in signage returns for canopy/awning mounted signs across the buildings. will be black. 10d Signs must be placed on the building in a manner that Proposed sign locations are: the face of Revise the sign plan to establishes a unified appearance. canopies/awnings, the top of canopies/awnings, suspended from canopies/awnings, and on ground floor limit sign locations to establish a level of compatibility in signage 4 Design Compatibility 4a Placement: The design of a building's walls, window locations, parapets and other architectural features shall influence the walls. The number and variety of possible across the buildings. Board's evaluation of appropriate signage. Wall signs can help locations does not support the creation of a establish rhythm, scale and proportion across the fagade of a unified appearance. building. 4c Materials: Materials used in both the sign and support Materials are addressed only for flat cut Provide additional structures should complement the building and/or multiple out canopy/awning mounted signs, which information on proposed business center (see page 14) being served by the sign. would be aluminum or acrylic. It is sign materials. assumed that standard sign materials will be used throughout. 4d Lettering and Typeface: Lettering should be in proportion to Letter type/font is only addressed for the sign and the building for visual clarity and overall balance. canopy/awning mounted signs; the Proportion of lettering includes font (size) and typeface (style). applicant proposes no limit in this case. The use of three typefaces or fewer is more appropriate for signs Typically, sign compatibility is better in the Entrance Corridor. Additional typefaces may be approved achieved by limiting sign characteristics only if they contribute to a balanced, legible, unified sign other than typeface, letter type or font. design. 4e Color: Colors must be harmonious with each other. Colors must Two limitations to sign colors are Revise the sin plan to REF GUIDELINE ISSUE RECOMMENDATION 9c not clash with other elements on the site, both when viewed in proposed: 1) graphics colors will be limit sign colors to daylight and at night, whether the signs are externally or limited to three colors coordinated with all establish a level of internally lit. Overly intense color, such as but not limited to other sign colors, and 2) trim caps and compatibility in signage dayglo or fluorescent colors, are prohibited. returns for canopy/awning mounted signs across the buildings. will be black. The use of three colors or fewer is more appropriate for signs in the Entrance Corridor. Black and white are counted as colors. Raceway color is proposed to match Additional colors may be approved if they contribute to a canopy color. balanced and unified sign design. For raceway -mounted channel letters, raceways shall match the wall color. 4f Trademarks, corporate logos and graphics: The ARB may The applicant proposes that graphic/logo - require that the color and scale of standard templates for colors will be limited to three colors trademarks, service marks, corporate logos and graphics be coordinated with all other sign colors. modified. When used, trademarks, service marks, corporate logos and/or graphics should be incorporated as an integral part of the overall sign. 9 Wall Signs 9a Wall signs shall be integrated with the architecture of the In the proposed locations signs could be - building and the placement of such signs should not obscure placed without obscuring architectural architectural features or details, including but not limited to features. cornices, windows, columns, pilasters and paneling. 9b Channel lettering (mounted on a raceway or individual letters) is Channel letters, cabinets, panel signs and Limit wall sign types to preferred to cabinet signs because cabinet signs tend to appear flat cut out letters are all proposed for channel letters and flat cut less integrated with the building. Channel letters overlay the walls signs. The canopy/awning sign types out letters. wall material and allow the structure of the building to "read appear to be appropriate for those through" with less interruption. This results in a more architectural elements. The wall sign types coordinated overall appearance. are excessive. Channel letters and flat cut out letters are consistent with EC policy and previous actions for wall signs. 9d The size of a wall sign shall be coordinated with the size of the Canopy/awning face sizes are identified as Revise the sign plan to architectural element on which it is placed. The sign should not 37" and 9.5". The 37" canopy is shown indicate maximum letter overcrowd the architectural element, the wall, or the sign area. with 24" letters. 6.5" of clear space above size for the 9.5" canopy is (See Illustration 6 on page 26.) Buildings and building elements and below the letters is appropriate. Letter 5.5" and 24" for the 37" should not be used as a billboard. For example, an appropriate size is not identified for the 9.5" canopy. It canopy. height for channel letters in a 30" high sign band is 18". This is anticipated that maximum appropriate REF GUIDELINE ISSUE RECOMMENDATION allows 6" of unoccupied space above and below the letters. letter size for that element is 5.5". Generally, 4" of clear space above, below, and to the sides of a channel letter sign is considered a minimum, with larger clearances required for larger sign bands. The ARB will consider the degree of visibility, the distance from the Entrance Corridor, and the architectural design of the building and the sign area in its determination of appropriate sizes and placement. 5 Lighting; Wall Signs — Lighting; Wall Signs for Multiple 9e Business Centers - Lighting l0e 5a, When illumination is required, the preferred solution is to In this proposal, signs may be internally Revise the sign plan to 9e externally illuminate the sign — in other words, to shine a light illuminated or externally illuminated with limit illumination to on the sign. External illumination is preferred because it allows down -wash fixtures. establish a level of consistency with the daytime image of the sign. External lighting compatibility in signage appears to the viewer as reflected light and allows the focus of across the buildings. the sign to be the original overall shape, color and complete design of the sign. Internal lighting produces a fragmented, rather than unified, sign image at night compared to external lighting and may project light that is distracting to the viewer. Similarly, exposed light sources that form the body of a sign (such as, but not limited to, exposed or bare neon) are not appropriate for the Entrance Corridors. They can produce glare and, generally, do not achieve the subtle character and compatibility that is the goalfor the Entrance Corridors. 5b Since external illumination does not fit every case, individual channel letters — a type of internally illuminated sign that has less visual clutter impact on the Entrance Corridors — may also be approved. Channel letters are generally the preferred type of internally illuminated wall sign because they project the total sign and are identifiable with the daytime image of the sign. When channel letters cannot be adequately accommodated, internally illuminated cabinet signs may be considered. If cabinet signs are utilized, the backgrounds of such signs must be made opaque zero light transmission). 5c External illumination is also preferred for approved graphics/logos; internal illumination may be considered for approval on a case -by -case basis. The Board will evaluate the REF GUIDELINE ISSUE RECOMMENDATION specific design for size (adjusted in proportion to the accompanying lettering), balance, complexity, and distance from and relationship to the Entrance Corridor. These factors will determine the extent of internal illumination that can be approved. 5e, External Illumination: Lighting should be shielded and not 9e, create glare. Lighting should be aimed so as not to project l0e illumination beyond the sign. All external light sources shall be white. 5f Internal Illumination: Any internal illumination is considered to contribute to visual clutter and will be limited. 5g All Illumination shall be non -blinking. This feature is not addressed in the sign All illumination shall be plan. non -blinking. l0e i. External illumination is preferred for signs in multiple A combination of internal and external Revise the sign plan to business centers. illumination is proposed. limit illumination to establish a level of compatibility in signage across the buildings. 9e and iii. Internal illumination: Channel letters with translucent faces Channel letter details are not included in - l0e shall be constructed such that no light spills outward from the the current submittal, but construction top, bottom, sides or back. Faces and returns of channel letters details can be checked with individual sign shall be opaque when back -lit (halo -lit). permits. Halo lighting is not proposed. 9e iv. Cabinet signs shall have a non -illuminated background, or an Opaque backgrounds are not addressed in Revise the sign plan to l0e opaque (zero light transmission) background. Cabinet signs shall the sign plan. state that cabinet/panel be constructed such that no light spills outward from the top, signs will have opaque bottom, sides or back. If outlines of letters are proposed, the backgrounds. 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. FREESTANDING SIGN A note on sheet 3 of the sign plan states Submit a final monument that the monument sign design is not final. sign design for review. Summary of Recommendations: Staff recommends that the Comprehensive Sign Plan be revised to address the following issues, with the revised submittal to be reviewed by the ARB: 1. Revise the sign plan to establish additional parameters to ensure a level of compatibility in signs across the building. 2. Delete the second "General Note" on sheet 2. 3. Revise the sign plan to limit sign types to establish a level of compatibility in signage across the buildings. Limit wall sign types to channel letters and flat cut out letters. 4. Revise the sign plan to limit sign colors to establish a level of compatibility in signage across the buildings. 5. Revise the sign plan to limit sign locations to establish a level of compatibility in signage across the buildings. 6. Provide additional information on proposed sign materials. 7. Revise the sign plan to indicate maximum letter size for the 9.5" canopy is 5.5" and 24" for the 37" canopy. 8. All illumination shall be non -blinking. 9. Revise the sign plan to limit illumination to establish a level of compatibility in signage across the buildings. 10. Revise the sign plan to state that cabinet/panel signs will have opaque backgrounds. 11. Submit a final monument sign design for review.