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HomeMy WebLinkAboutARB201300098 Staff Report 2013-08-01ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB- 2013 -98: Village Green Amended Comprehensive Sign Criteria Review Type Comprehensive Sign Review Parcel Identification Tax Map 61 W, Section 3, Parcel 21A Location Located in the northeast corner of the intersection of Hydraulic Road and Commonwealth Drive Zoned Commercial (C -1), Entrance Corridor (EC) Owner/Applicant Linda Blake Gayle LLC /Jeff Gayle Magisterial District Jack Jouett Proposal To amend existing comprehensive sign criteria to allow for channel letter wall signs on the south (rear) elevations Context This section of the Hydraulic Road EC is densely developed and growing with the adjacent Stonefield development under construction to the east. Visibility Visibility of the proposed channel letter signs is expected to be impacted by the angular orientation to the Hydraulic Road Entrance Corridor and distance at which they would be viewed (Attachment C). During daylight hours, the signs located on the larger building, closer to Hydraulic, are expected to be readily visible while the signs on the smaller building, at the north end of the development, will have more limited visibility. During nighttime hours, channel letter signs on both buildings are ex ected to be more visible. ARB Meeting Date August 19, 2013 Staff Contact Brent Nelson Project History DATE Review Type RESULT 04/12/2000 Hydraulic Road Entrance Corridor Approved by the Board of Supervisors 06/12/2007 ARB 2007 -61, Cocina del Sol, freestanding sign Administrative approval 10/01/2007 ARB 2007 -90, Explorations Play Studio, panel wall sign Administrative approval 03/31/2008 ARB 2008 -27, Village Green, freestanding sign Administrative approval 07/18/2012 ARB 2012 -87, Willito's Bistro, panel wall sign Administrative approval 06/12/2013 ARB 2013 -64, Bangkok 99 Thai Cuisine, channel letter wall sign Indefinite deferral, awaiting Comprehensive Sign Criteria Revisions 08/05/2013 ARB 2013 -99, The Elderberry, panel wall sign Under review COMPREHENSIVE SIGN CRITERIA The table below contains both the existing approved sign criteria (in black) for panel signs and the additional proposed criteria (in blue) for channel letter signs. SIGN FEATURE APPROVED CONDITION SIGN TYPE Panel & channel letter LETTER FACE COLOR Panel: Forest Green Channel letter: white or red TRIM CAP COLOR/RETURN COLOR Panel: N/A Channel letter: bronze RACEWAY COLOR Panel: N/A Channel letter: to match color of wall to which it is attached PANEL /CABINET FACE COLORS Ivory SIZE LIMITATIONS Panel: Consistent with existing signs and zoning ordinance requirements Channel letter: must be proportional to sign band area LOCATION(S) Panel: Centered above entrance Channel letter — in approved sign bands as shown on the photo-renderin MOUNTING DETAILS Panel: Mounted direct to wall on north side; hung from face of colonnade on south side LOGO /GRAPHICS DETAILS Panel: Forest green border Channel letter — limited to three colors ILLUMINATION DETAILS Panel: No internal illumination; existing wall fixtures may be reused Channel letter: may be internally illuminated TEXT No limits other than standard guidelines LETTER TYPE/FONT No limits other than standard guidelines MATERIALS No limits other than standard guidelines ANALYSIS: This table provides an analysis of how the proposed comprehensive sign criteria meet the EC Guidelines for a Multiple Business Center. REF I GUIDELINE 10 10 10b 9b 10d 9a 9d Wall Signs For Multiple Business Centers Sign Type /Location & Size Coordination (sign type, size, placement, illumination, color, and /or font) is required for multiple business centers signs. Multiple business centers shall use a single sign type for all wall signs. Channel lettering (mounted on a raceway or individual letters) is preferred to cabinet signs because cabinet signs tend to appear less integrated with the building. Channel letters overlay the wall material and allow the structure of the building to "read through" with less interruption. This results in a more coordinated overall appearance. Signs must be placed on the building in a manner that establishes a unified appearance. Wall signs shall be integrated with the architecture of the building and the placement of such signs should not obscure architectural features or details, including but not limited to cornices, windows, columns, pilasters and paneling. The size of a wall sign shall be coordinated with the size of the architectural element on which it is placed. The sign should not overcrowd the architectural element, the wall, or the sign area. ISSUE This proposal does not meet the guideline limiting the number of sign types to one; however, the ARB has previously approved two sign types when the architecture of the building(s) provides logical, separate locations for the two sign types. The use of two sign types, when properly coordinated with the architecture, can help to create rhythm, scale and proportion across the fagade. One example is the Shops at Clover Lawn where wall -mount individual letters and blade panel signs are permitted. The Clover Lawn fagade and the rear (south) elevation of Village Green are similar with their two story form, main and end gable roof forms and ground level porches /colonnades — providing logical, separated locations for the two sign types. RECOMMENDATION None The proposed channel letter sign type allows the building wall structure to show through, allowing the architecture to remain the focus of the development, while at the same time providing a compatible and coordinated appearance with other signs. The four proposed locations for the channel letter sign type are expansive brick walls with no design details relieving their blank appearance. Appropriately sized channel letter signs in these locations would help to mitigate that blank appearance. Existing criteria state that the approved sign type is "panel ", the approved location is "centered above entrance" with mounting "direct to wall on north side; hung from face of colonnade on south side ". Both the front (north) and rear (south) elevations have wall panel locations above business entrances and hanging panel locations between colonnade columns (Attachments E & F) that have an Revise existing panel sign criteria to indicate wall panel signs are to be centered on the wall above the business entrance and hanging panel signs are to be centered between colonnade columns in both the north (front) and south (rear) elevations. Wall panel signs are not permitted on the wall under the colonnade. 3 REF GUIDELINE ISSUE RECOMMENDATION loc 4e 4f Color Compatibility among signs must be maintained through color or font and typeface selection. The use of three colors or fewer is more appropriate for signs in the Entrance Corridor. Black and white are counted as colors. Additional colors may be approved if they contribute to a balanced and unified sign design. For raceway- mounted channel letters, raceways shall match the wall color. Establish simplicity and reserve as preferred characteristics for sign design in these areas. Trademarks, corporate logos and graphics: The ARB may require that the color and scale of standard templates for trademarks, service marks, corporate logos and graphics be modified. When used, trademarks, service marks, corporate logos and /or graphics should be incorporated as an integral part of the overall sign. appropriate appearance. A more appropriate way to identify the sign locations would be to say that wall panel signs are to be centered above the business entrance and hanging panel signs are to be centered between the colonnade columns in both elevations. Wall panel signs are not appropriate on the walls under the colonnade. Enforcing the color quantity guideline is important in this case due to the close proximity of the buildings to the EC and the simplicity and reserve with current building and signage colors. A palette of red or white for channel letter text and graphics could complement the architecture of the building. Alternatively, limiting letters to a single face color could provide enough coordination to allow a wide range of colors for graphics, and would allow greater flexibility in the use of trademark colors. In all cases, the standard requirements for raceway color matching wall color, eliminating the use of Pantone 485, no alternating colors in a single word, no more than three colors for graphics, and compatible scale of graphics would be needed to ensure appropriate appearances. Revise the criteria to indicate that red and white are the only permitted sign and graphic colors. Colors matching red Pantone 485 and alternating colors in a single word shall not be permitted. or Revise the criteria by limiting the sign colors to one face color (red or white) for all signage text throughout the building. There shall be no limit to graphic colors as long as the total number of graphic colors per sign is limited to three and they contribute to a coordinated appearance for the sign. Red Pantone 485 shall not be permitted. Summary of Recommendations: Staff recommends the following as the primary points of discussion: 1. Proposed addition of the channel letter sign type 2. Proposed channel letter locations 3. Proposed channel letter and graphic colors 11 Staff recommends approval of Option 1 or Option 2 for amended Comprehensive Sign Criteria. Proposed additions to the amended criteria are highlighted yellow and deletions are struck through. SIGN FEATURE Existing Approved Criteria with Applicant's Staff Recommended Criteria Proposed Amended Criteria SIGN TYPE Panel & channel letter Wall panel or hanging panel Channel letter LETTER FACE COLOR Panel: Forest Green Panel: Forest Green Channel letter: white or red Channel Letter: Option 1: Red and white are permitted face colors. (PMS Red 485 and alternating colors in a single word are not permitted) Option 2: White TRIM CAP COLOR/RETURN COLOR Panel: N/A Panel: N/A Channel letter: bronze Channel letter: Bronze RACEWAY COLOR Panel: N/A Panel: N/A Channel letter: to match color of wall to which it is Channel letter: To match color of wall to which it is attached attached PANEL /CABINET FACE COLORS Ivory Ivo SIZE LIMITATIONS Panel: Consistent with existing signs and zoning No limits other than standard guidelines ordnance requirements Channel letter: must be proportional to sign band area LOCATION(S) Panel: r 0 , 4 #R .,.,1 R>,R °R,.,..,.,.*68 Wall Panel: Centered on the wall above the business entrance in Channel letter — in approved sign bands as shown on the both the front and rear elevations - not permitted on the wall under photo - rendering the colonnade. Hanging Panel: Centered between the colonnade columns in both the front and rear elevations. Channel letter: In the approved sign bands as shown on the photo - rendering LOGO /GRAPHICS DETAILS Panel: Forest green border Panel: Forest green border Channel letter — limited to three colors Channel letter: If Option 1 chosen: Graphic colors limited to red and white (PMS 485 not permitted). If Option 2 chosen: No limit to graphic colors as long as total number per sign is limited to three and they contribute to a coordinated appearance. ILLUMINATION DETAILS Panel: No internal illumination; existing wall fixtures Panel: No internal illumination; existing wall fixtures may be may be reused reused Channel letter: may be internally illuminated Channel letter: may be internally illuminated TEXT No limits other than standard guidelines No limits other than standard guidelines LETTER TYPE /FONT No limits other than standard guidelines No limits other than standard guidelines MATERIALS No limits other than standard guidelines No limits other than standard guidelines Attachment A VILLAGE GREEN SIGN BAND 14' -6" An' 1g11�: 7:L1dU A ISTDRAFT 0711 COPYRIGHT 2013TALLEYANCHOR SIGN CO. CUSTOMER LOCATION X VILLAGE GREEN X This cl ent is the I p of Talley Anchor Sign Co. Alldesigns manufact - r ng, reprod ctton use and sales r regarding the same are expresslyforbidden. It is submitted under a confidential relat fora NOTES FOR CHANGES SALESMAN OESI GN ER X RP X CSE special purpose and the recipient by accepting this document ....a. custody and agrees that this document will not be copied or reproduced in whole or In part, nor its contents revealed in any manner or to any person '� © DATE X 07/031 201 3' except for the purpose for which it was tendered, nor any special features peculiar to this design be incorporated in other projects Applicant's Proposed Channel Letter Sign Band Locations Rear (south) Location Facing Stonefield SIGNS MAY P E LOCATED IN THESE WALL AREAS, SU13JECT TO ZONING ORDINANCE REGULAii AND ENTRANCE CORRIDOR SIGN DESIGN GUIDELINES FOR SIZE, DESIGN AND PROPORTION. SIGNS MAY BE LOCATED IN THESE WALL AREAS, SU5JECT TO ZONING ORDINANCE REGULATIONS AND ENTRANCE CORRIDOR SIGN DESIGN GUIDELINES FOR SIZE, DESIGN AND PROPORTION. 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J74 G,�P 4 I II , t -- 61W- 03-19A 61 K -09 -1 2407 2421 61K-11, �,6, p` 61K-11--1 08+ 4 g 2 61K '1900F+ 1K-11 1910F+ 174 ft r' _, 1 0 +61K , QOOE +61 K -OS 1 2423 61K -11- 9902F +T. 24D1 'rD s g GIS Web Geagrz Pbc —i— -7•- -. w�� - - ,-61K-o5-OA-1, 9 902+61K 2E+ CharlotteslleClty Use the Id ti t6ol to Juunch GIS Viewer w la3a> zsb 51332 Map Isfar D,by P­—Only•A,n IImageryf — the Commo —Itho ,g, —and Oft, Sources Au .5.2013 Village Green Shopping Center Location Map Attachment C As Viewed from Hydraulic Road Village Green Shopping Center, Existing Rear (south) Elevation Facing Stonefield Attachment D Village Green Shopping Center, Existing Front (north) Elevation Facing Commonwealth Drive As Viewed From Hydraulic Road Attachment E Wall and Hanging Panel Locations Rear (south) Elevation Facing Stonefield 10 Attachment F Wall and Hanging Panel Locations Front (north) Elevation Facing Commonwealth Drive 11