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HomeMy WebLinkAboutARB202000075 Staff Report 2020-08-11ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2020-75: Pantops Corner Bundle Sign Review Type Certificate of Appropriateness for a Sign; Advisory review for a Special Use Permit Parcel Identification 07800-00-00-005EO Location On the south side of Rt. 20 across from Winding River Lane Zoned Highway Commercial (HQ/Entrance Corridor (EC) Owner/Applicant Pantops Way Self Storage LLC/Rebkee Partners Pantops LLC and Kimly-Horn (Ryan Perkins) Magisterial District Rivanna Proposal To install a freestanding, off -site bundle sign measuring 42.6 square feet in size and 1 P 1 P' tall at the entrance to the Pantops Comer development at the intersection of Rt. 20 and Pantops Comer Way for Wawa and future tenants. Bundle signs require a Special Use Permit. Context The sign is proposed for a location at the Route 20 entrance into the Pantops Comer development, which includes a Wawa store and gas canopy, a Storage Sense building, and a hotel. (Figure 1 Visibility The sign will be readily visible from the EC street. ARB Meeting Date July 20, 2020 Staff Contact Khris Taggart, Margaret Maliszewski PROJECT HISTORY County Code (§18-4.15.7(b) and §18-34.5, Figure 2) allows bundle signs by Special Use Permit. A "bundle sign" is a freestanding, off -site sign that identifies two or more establishments or sites that are not part of a planned development district and that share a common entrance or access road. Bundle sign provisions were established to incentivize co -location. The proposed sign will serve the Pantops Corner Development, including the Pantops Wawa and Storage Sense (previously Pantops Corner Storage), which received Certificates of Appropriateness in October 2019 and April 2020, respectively. The proposed sign can accommodate an additional tenant panel. ANAYLSIS REF GUIDELINE ISSUE RECOMMENDATION 1 Create a consistent and unified design approach along The sign drawings indicate that tenant sign type and None. the Entrance Corridors. The placement, size, illumination color will be consistent. This will help establish a and colors of signs can create unity along the corridor, or unified appearance. they can create a disjointed, visually competitive environment. Consistent and unified sign design allows the businesses located along the Corridor to have equal standing in visibility. It also provides a pattern of sign placement that makes the business locations and entrances more easily recognizable to both vehicular and pedestrian traffic. 8a Monument signs are preferred to pole -mounted signs The proposed sign is not pole -mounted. It is a None. because they are often of a smaller scale and can be more monument style sign, with a masonry -faced base on fully integrated into the overall development. Pole signs the ground. Above the base, the sign is divided into may be considered for approval if existing site conditions 4 panels that advertise three establishments in the rule out the ability to use a monument sign, and only when Pantops Comer development. The basic design is the pole is in proportion to the sign cabinet or panel. like other freestanding signs that accommodate multiple tenant panels. The inclusion of fuel price display with multiple tenants is not typical in the County, but the fuel price display provision is separate from the bundle sign provision. 4c Materials: Materials used in both the sign and support The primary sign material is EIFS in "Stark White". Correct the illustration of structures should complement the building and/or multiple Simple aluminum trim pieces painted white are the masonry on the sign business center see page 14 being served by the sign. used to separate tenant panels and to provide a cap at the top of the sign. The sign drawing shows stone base to reflect red brick to match the Wawa 8b Materials used in both the sign and support structures should be complementary. They should also support the veneer for the sign base with a limestone cap, but a building. aesthetics of the building and /or complex being served by note on the drawing states that the base is to be the sign, although a direct duplication is not necessary. It is brick to match the Wawa building. With a brick preferred that the base material match one of the primary base, the proposed sign materials and colors will building materials unless the design of the sign represents match those approved for Wawa, although this sign itself as a freestanding element complementing the building. and the Wawa building will not likely be viewed together. The materials and colors are expected to complement the Wawa and storage buildings. 4b Scale and Size: Signs located within the Entrance Corridor Overall sign height is proposed at I F-I F. This None. may not exceed the size, height and setback requirements as includes a 1' 11-5/8"-tall base, four tenant panels, outlined in Section 4.15 of the Albemarle County Zoning each approximately 2' 1%" tall, and various trim Ordinance unless the sign has received a variance). and ca feces. 12' is the maximum allowed height REF GUIDELINE ISSUE RECOMIIMNDATION in this zoning district. The proposed sign area is 42.6 sf, which meets ordinance requirements. This exceeds the 32 sf typically seen as the maximum for freestanding signs because additional sign area is allowed for fuel price display. The bundle sign provision does not increase the allowed sign area or height. 8c The structure of a monument sign shall not overwhelm the The sign base has a low profile and does not None. sign. The structure and the sign that it supports must be in visually overwhelm the sign that it supports. proportion to each other. 4d Lettering and Typeface: Lettering should be in proportion The drawings show signs for three tenant panels: None. to the sign and the building for visual clarity and overall Storage Sense, Wawa, and gas pricing. The letters balance. Proportion of lettering includes font (size) and do not appear over -scaled within the tenant panels; typeface (style). The use of three typefaces or fewer is more there is sufficient clear space above, below, and to appropriate for signs in the Entrance Corridor. Additional the sides of the letters. Similar space is provided typefaces may be approved only if they contribute to a around the gas price signs. balanced, legible, unified sign design. Storage Sense and Wawa use different typefaces. A third typeface will be available for the third panel. 4e Color: Colors must be harmonious with each other. Colors The overall sign uses red, green, white, Indicate on the drawing must not clash with other elements on the site, both when grey/aluminum, and off-white (Stark White). This is the specific colors of the viewed in daylight and at night, whether the signs are a total of 5 colors. Although this exceeds the Storage Sense letters. externally or internally lit. Overly intense color, such as but guidelines maximum, the amount of green and Show that the red not limited to dayglo or fluorescent colors, are prohibited. white is minimal, and the sign has an overall matches the Wawa coordinated appearance. A note on the drawing letters. The use of three colors or fewer is more appropriate for states that the colors of the remaining tenant panel signs in the Entrance Corridor. Black and white are counted will be red and grey. The illustration shows that the Provide on the drawings as colors. Additional colors may be approved if they colors are generally harmonious, and they are Pantone equivalents for contribute to a balanced and unified sign design. compatible with the colors approved for the nearby the red and green gas buildings. price colors. For raceway -mounted channel letters, raceways shall match the wall color. The shade of red proposed for the Wawa letters is one that has been approved for other signs in the ECs. The shade of red proposed for the Storage Sense letters is not identified on the drawing. Using the same shade as the Wawa letters would provide better coordination. Pantone equivalents are not REF GUIDELINE ISSUE RECOMIIMNDATION provided for the red and green colors of the gas pricing signs. 4f Trademarks, corporate logos and graphics: The ARB A red lock graphic is incorporated into the Storage None. may require that the color and scale of standard templates Sense sign and a grey and aluminum goose graphic for trademarks, service marks, corporate logos and graphics is located above the Wawa letters. These graphics be modified. When used, trademarks, service marks, appear as integral parts of the signs. corporate logos and/or graphics should be incorporated as an integral part of the overall sign. 2 Establish simplicity and reserve as preferred The proposed sign uses internal illumination, in a Consider flush mounted characteristics for sign design in these areas. This reflects mix of face -lit channel letters (Wawa), halo lit signs for all tenant the historic character of the area and enhances the aesthetic graphics (the goose) and LED gas pricing. Internal panels. qualities of the Corridor. To this end, the overall design of a illumination of signs is common in the area. The sign will be evaluated concurrently with that of the building halo lighting of the graphic is appropriate. on which it will be installed. The design of a building's walls, window locations, parapets and other architectural Although internal illumination is typical for channel features will influence the Board's evaluation of appropriate letters, that sign type is more typically used for wall signage. Likewise, a freestanding sign is evaluated in the signs. The channel letters will project forward from context of the overall development in which it will be the main sign surface. A note on the drawing states placed. Because each site is composed of a variety of that all tenant panels will use channel style lettering. elements that work together to create a unique character and The channel letters will produce a less streamlined appearance, ARB review of each sign proposal is guided by appearance than a cabinet or flush -mounted letters these sign guidelines within the context of the specific site would provide. A simpler overall appearance could for which the proposal is made. result from flush -mounted signs. 5a When illumination is required, the preferred solution is to externally illuminate the sign — in other words, to shine a The plan includes the standard note regarding limits light on the sign. External illumination is preferred because on LED gas pricing. it allows consistency with the daytime image of the sign. External lighting appears to the viewer as reflected light and allows the focus of 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 REF GUIDELINE ISSUE RECOMIIMNDATION the goal for the Entrance Corridors. 5d These solutions are intended to reduce glare, visual clutter and distraction along the streetscape, to provide for coordinated appearances along the Entrance Corridors, to increase visual continuity, to achieve a balance of business identification with order and continuity, and to limit negative impacts along the County's Entrance Corridors. 8e i. External illumination is preferred for freestanding signs. 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 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. 5f Internal Illumination: Any internal illumination is considered to contribute to visual clutter and will be limited. 8e iii. Internal illumination: Channel letters with translucent The sign drawings indicate that the letter returns None. faces shall be constructed such that no light spills outward and the face of the logo are to be opaque. from the top, bottom, sides or back. If back -lit (halo -lit), the faces and returns of channel letters shall be opaque. 8e iv. Cabinet signs shall have a non -illuminated background, There are conflicting notes on the plan regarding Revise the sign drawings or an opaque (zero light transmission) background. Cabinet the illumination of the red and green gas price to eliminate the note signs shall be constructed such that no light spills outward panels. One indicates that they are translucent and stating, "translucent sign from the top, bottom, sides or back. If outlines of letters are will illuminate; the other indicates that they will be panels regular, diesel proposed, the width of the outline must be in proportion to opaque. illuminate from behind." 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. 8d Landscaping: Use ground cover, shrubs and/or trees to The sign is situated at a slight angle to the sidewalk Revise the plan to show integrate freestanding signs into the overall landscape along Pantops Corner Way and is located within a sign and landscape development of the site. Refer to the Albemarle County landscape bed of Liriope. Groups of three Gro-low locations coordinated Recommended Plants List, which is included in the fragrant sumac are proposed in mulched beds at with street tree planting Albemarle County Architectural Review Board Design both ends of the sign. on Pantops Comer Way. Guidelines and is available on-line at www.albemarle.org. REF GUIDELINE ISSUE RECOMMENDATION The angled orientation of the sign relative to the Consider the street trees, sidewalk looks awkward in the plan but it may not the sign, and the have a big impact on drivers or pedestrians on Rt. landscaping at the base 20. The approved landscape plan for this property of the sign as a shows a street tree that appears to conflict with the coordinated whole for an proposed sign/landscape locations. Coordinating the appropriate, unified tree location with the sign placement, and appearance. Revise the considering the street trees, the sign, and the landscaping accordingly. landscaping at the base of the sign as a coordinated whole could establish an appropriate, unified appearance for this particular site. Summary of Recommendations: Staff recommends the following as the primary points of discussion: 1. The use of channel letters on a freestanding sign 2. Position of the sign and landscaping at the base of the sign Regarding the request for the Special Use Permit for the bundle sign: Staff recommends that the ARB forward the following recommendation to the Board of Zoning Appeals: Because the sign elements derived from the bundle sign provision do not impose negative visual impacts on the sign design, the ARB has no objection to the proposed bundle sign, with the modifications outlined in the staff report. Regarding the sign design and the Certificate of Appropriateness: Staff recommends approval of the proposal with the following conditions: 1. Correct the illustration of the masonry on the sign base to reflect red brick to match the Wawa building. 2. Indicate on the drawing the specific colors of the Storage Sense letters. Show that the red matches the Wawa letters. 3. Provide on the drawings Pantone equivalents for the red and green gas price colors. 4. Consider flush mounted signs for all tenant panels. 5. Revise the sign drawings to eliminate the note stating, "translucent sign panels regular, diesel illuminate from behind." 6. Revise the plan to show sign and landscape locations coordinated with street tree planting on Pantops Comer Way. 7. Consider the street trees, the sign, and the landscaping at the base of the sign as a coordinated whole for an appropriate, unified appearance. Revise the landscaping accordingly. ATTACHMENTS A — Applicant's Sign Drawings FIGURE 1: Buildings approved in the Pantops Comer development. (Note: the image of the storage building is not the final approved design but is generally representative of approved colors and materials.) y __ _ MR (SMI.) "IAT CMCUM D R ) r � �'J FIGURE 2: Sec. 4.15.7 - Signs authorized by special use permit; off -site directional signs, off -site bundle signs, signs in a public right-of-way, electric message signs. The following signs are authorized by a special use permit granted by the board of zoning appeals under section 34.5, provided that a sign permit required by section 4.15.5 is also obtained for the sign, the sign complies with all applicable requirements of this section 4.15, and the following: a. Off -site directional signs. A proposed off -site directional sign shall satisfy the following: 1. Eligibility. The owner shall demonstrate to the satisfaction of the zoning administrator that it has exhausted all possible locations and sign types for an on -site directional sign, and that no on -site directional sign face located at the site entrance would be visible from the street providing direct access to the site entrance within 100 feet of the site entrance. 2. Authorized locations. The sign shall be located only in compliance with one of the following: (i) within one-half mile from the site entrance along a street providing direct access to the site entrance; (ii) if the owner demonstrates, to the satisfaction of the zoning administrator for off - site directional signs that are public signs or the board of zoning appeals for all other off -site directional signs, that it is unable to obtain permission from an owner within one-half mile from the site entrance as provided in subdivision (i), then within one -quarter mile from the turning decision onto a street providing direct access to the site entrance; or (iii) if the owner demonstrates, to the satisfaction of the zoning administrator for off -site directional signs that are public signs or the board of zoning appeals for all other off -site directional signs, that it is unable to obtain permission as provided under subdivisions (i) and (ii), then another authorized location. b. Off -site bundle signs. A proposed off -site bundle sign shall satisfy the following: 1. Eligibility. The site whose owner is requesting the bundle sign must be located within an industrial, commercial, or residential district and share a common entrance or access road with one or more other establishments or sites. 2. Authorized locations. The sign shall be located on a lot having frontage on the intersection of a street and an access road serving all establishments or sites. c. Signs in a public right-of-way. A proposed sign in a public right-of-way shall satisfy the following: 1. Eligibility. The sign: (i) shall be a either a subdivision sign or a sign at an entrance to a planned development authorized by sections 19, 20, 25, 25A, and 29; (ii) the subdivision or planned development shall abut the public right-of-way in which the sign will be located; (iii) the regulations applicable to freestanding signs for the subdivision or planned development, except for setback regulations, shall apply unless the Virginia Department of Transportation imposes more restrictive standards; and (iv) the applicant submits a written statement from the Virginia Department of Transportation stating that it will permit the sign to be located in the public right-of-way. 2. Authorized locations. The sign shall be located only where the Virginia Department of Transportation authorizes it to be located. d. Electric message signs. A proposed electric message sign shall comply with all applicable requirements of section 4.15 and Virginia Code §§ 332- 1216 and 33.2-1217 . ( Ord. 15-18011 , 12-9-15) FIGURE 3 Sec. 4.15.11.a.7 - Additional sign area for establishments at which gasoline or diesel fuel is dispensed. Any establishment at which gasoline or diesel fuel, or both, is dispensed shall be entitled to additional sign area to display fuel prices of up to 50 percent of the primary sign area to which it is attached, or 16 square feet, whichever is less.