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Home My WebLink AboutARB200800062 Staff Report 2008-06-09ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #: Name ARB- 2008 -62: Vitamin Shoppe Signs Review Type Certificate of Appropriateness for Signs Parcel Identification Tax Map 61, Parcel 122A Location The southeast corner of Rio Road and Route 29 North Zoned Commercial (C1) and Entrance Corridor (EC) Owner Rio Road Shops LLC Applicant Access Signs Magisterial District Rio Proposal To install two internally illuminated wall signs and one internally illuminated window sign on the building at the southeast corner of Rio Road and Route 29 North. ARB Meeting Date June 16, 2008 Staff Contact Margaret Maliszewski SITE/PROJECT HISTORY A Certificate of Appropriateness was issued for the original proposal at this site (Wachovia Bank and the Shops at Rio Road) in January 2007. Sign criteria established during the original review are outlined in Attachment A to this report. Revisions to the building elevations were approved in April 2007. The building is under construction. The original proposal for the Vitamin Shoppe signs was shown to the ARB at its May 5, 2008 meeting. It was the consensus of the ARB at that time that the application should be forwarded to the board for full review. Subsequently, the applicant revised the wall sign design to better address the EC Guidelines, including the elimination of one color (black) and the reduction of the background panel to more closely resemble a yellow outline. CONTEXT The signs are proposed for the north end of the building that is located at the southeast corner of the intersection of Route 29 North and Rio Road. Wall signs are proposed for the east and west tower elevations. A window sign is proposed for the north elevation. A heavily developed commercial area surrounds the site. ARB 6/16/2008 Vitamin Shoppe Signs - Page I PROJECT DETAILS Wall Signs Quantity: 2 Type: Channel letters with a background panel Materials: Aluminum, acrylic, vinyl Overall Sign Size: 9' 2 3/4" long x 3' high Letter Heights: 16 3 /a" Text: The Vitamin Shoppe Since 1977 Graphics: Blue outlines 1.2" wide Letter Face Colors: White with blue (PMS 281) and yellow (PMS 116) outlines Trim Cap/Retums Color: Blue Locations: Route 29 (west) elevation and parking lot (east) elevation, centered above tower entrances Illumination: Internal neon Window Sian Quantity: 1 Type: Channel letters on a background panel (shaped raceway) Materials: Aluminum, acrylic, vinyl Overall Sign Size: 12' 8" long x 261/2" high Letter Heights: 12" Text: The Vitamin Shoppe Since 1977 Logo /Graphics: Oval background Letter Face Colors: White with blue (PMS 281) outlines Trim Cap/Retums Colors: Blue Background Panel Colors: Yellow (PMS 116) and blue (PMS 281) Location: North elevation of building, centered in center window Illumination: Internal neon VISIBILITY Each of the proposed signs will be visible from the Entrance Corridor. At the corner of Route 29 North and Rio Road, all four sides of this building are visible from the ECs. ANALYSIS (based on Access Signs submittal drawings with revision date of 5128108) Issue: Window sign size Comments- The EC Guidelines state the following: • Total area of window signs shall not exceed 9 square feet maximum per business frontage. • Window signs must remain in proportion to the window and storefront. • Color, form, surface pattern, shape, and disposition of elements and openings can affect our perception of scale. Such factors will be considered in the review of signs. The overall window sign measures 12'8" long x 2' 21/2" tall. As viewed from the exterior, the sign would be partially blocked by a vertical division in the windows. At approximately 22 sf, the proposed sign area is more than double the guidelines - recommended 9 sf for window signs. A sign that does not exceed the width of a single window or window pane, and that does not occupy more than half of the window pane, could have an appropriate appearance. Given the layout of the four windows, small signs in two windows ARB 6/16/2008 Vitamin Shoppe Signs - Page 2 may provide for better visual balance. Recommendations: Reduce the size of the window sign so that it does not extend beyond a single window /window pane, and so that it does not occupy more than half of a single window pane. Issue: Window sign illumination Comments: • The EC Guidelines state the following: • Illumination of window signs is discouraged when the window sign is not the only sign. • Internal illumination contributes to visual clutter and will be limited. • The window sign is not the only sign proposed for this business, although it is the only sign on the north side of the building. Given that the proposed sign exceeds the guideline recommendation for size, illuminating the sign is not recommended because it would contribute to visual clutter. Recommendations: Eliminate the illumination from the window sign. Issue: Wall sign size Comments: • The EC Guidelines state the following: • 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, wall, or sign area. Buildings and building elements should not be used as billboards. • Lettering should be in proportion (including font /size and typeface /style) to the sign and the building. Typically, a ratio of I13 text to 213 wall area or 114 text to 3/a wall area is a good working proportioning system for placing a sign on a building. • Generally, 4" of clear space above, below, and to the sizes of a channel letter sign is considered a minimum, with larger clearances required for larger sign bands. • The degree of visibility, the distance from the Entrance Corridor, and the architectural design of the building and the sign area will be considered in the determination of appropriate size and proportions. • Color, form, surface pattern, shape, and disposition of elements and openings can affect our perception of scale. Such factors will be considered in the review of signs. • The sign criteria for this building limit the channel letter signs for the proposed locations to 24" high. The proposed sign has two rows of letters with an overall height of 36 ". Sign heights for other locations on the building were approved (in the comprehensive sign criteria) at 36 ". • With the two rows of letters, an overall height of 24" may make the proposed sign less readable. • In terms of height, the guidelines - recommended ratios are not met with this wall sign proposal. However, there is more than 4" of clear space above and below the signs and the signs do not appear crowded in the available wall area. Recommendations: None. Issue: Wall sign colors Comments: • The EC Guidelines state the following: • Colors must be harmonious with each other and must not clash with other elements on site, day or night. Overly intense colors are prohibited. • The use of 3 colors or fewer is appropriate. Additional colors may be approved if they contribute to a balanced, unified design. • The comprehensive sign review for this building established white, blue (PMS 280) and gold (PMS 129M) ARB 6/16/2008 Vitamin Shoppe Signs - Page 3 as approved face colors for channel letters for this building. The proposed colors are blue PMS 281 and yellow PMS 116. Although slightly different than the previously approved blue, the proposed blue is expected to have an appropriate appearance. The yellow currently proposed is more intense than the previously approved shade. Although the proposed yellow is not recommended for use on the full faces of a channel letter sign, some limited use of the new yellow might be acceptable. If the revised yellow is approved, the comprehensive sign review criteria should be revised to eliminate yellow as an approved channel letter face color. Three face colors were approved. Although the criteria do not specify it, the intention was not to include all three colors in a single sign, as the current proposal does. Blue trim caps and returns are proposed. The comprehensive sign criteria established bronze as the color for trim caps and returns for this building. However, the blue is expected to have an acceptable appearance. Recommendations: Revise the wall sign design to include channel letters without a background panel. Eliminate yellow PMS 116 as an approved channel letter face color. Issue: Wall Sign Type Comments: The sign criteria approved for this building limit the wall sign type to channel letters. Channel letters are proposed, but they are proposed in front of an aluminum panel, which gives the sign a different appearance than simple channel letters. The yellow background reduces the amount of brick that is visible and approaches the appearance of a cabinet sign. Recommendations: Revise the wall sign design to include channel letters without a background panel. Issue: Compatibility of Wall Signs Comments: • The EC Guidelines state the following: • Multiple business centers shall use a single sign type for all wall signs. • An organizing system is required to unify the overall appearance of the building and signage. • Compatibility among signs must be maintained through color or font and typeface. • Including the yellow background panel/outline on the wall signs will reduce the compatibility of these signs with future channel letter wall signs on the building. Background panels are not recommended for any signs on this building. Recommendations: See recommendation above. Issue: Outlines Comments: The channel letters are proposed with blue outlines, and the background panel establishes another level of outline for the sign. The yellow panel outline is not appropriate, as described above. The blue outlines measure 1.2" wide. This exceeds the guidelines - recommended 1/8 ". In practice, a 1/8" border would have no impact on a sign of this type and, as illustrated in the sign drawings, the blue outline could have an acceptable appearance. Combined with the yellow outlinelbackground, however, the sign would not be appropriate. Recommendations: See recommendation above. ARB 6/16/2008 Vitamin Shoppe Signs - Page 4 SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Background panel on wall sign 2. Outlines on wall sign 3. Size and illumination of window sign Staff recommends approval of a Certificate of Appropriateness for the signs, pending staff administrative approval of the following conditions: 1. Reduce the size of the window sign so that it does not extend beyond a single window /window pane, and so that it does not occupy more than half of a single window pane. 2. Eliminate the illumination from the window sign. 3. Revise the wall sign design to include channel letters without a background panel. 4. Eliminate yellow PMS 116 as an approved channel letter face color. ARB 6/16/2008 Vitamin Shoppe Signs - Page 5 Attachment A ARB COMPREHENSIVE SIGN REVIEW APPROVED CONDITIONS PROJECT #/NAME: ARB- 2006 -56: Wachovia Bank and Shops at Rio Road — Retail Building TAX MAP/PARCEL#: Tax Map 61, Parcel 122 SIGN FEATURE APPROVED CONDITION NOTES SIGN TYPE Channel Letters LETTER FACE COLOR White or blue (PMS 280M) or gold (PMS 129M) TRIM CAP COLOR/RETURN COLOR Bronze RACEWAY COLOR N/A CABINET FACE COLORS N/A SIZE LIMITATIONS North and south elevations, tower and shorter bays of building: 2' high max; Taller bays of building: 3' high max LOCATION(S) Centered within sign bands MOUNTING DETAILS Letters mounted direct to wall LOGO /GRAPHICS DETAILS None specified ILLUMINATION DETAILS Internally illuminated channel letters TEXT Not specified LETTER TYPE/FONT Not limited ALL ARB GUIDELINES APPLY. FREESTANDING SIGNS: all externally illuminated sign panels on brick monument, brick to match retail building brick. Fixtures are B -K Lighting Microstar FTD (20W) 28 Flood (MRII), Bronze, 2 each side. 1. Route 29 Entrance: Background: white or blue (PMS 280M) or gold (PMS 129M); letters: black 2. Rio Road: Retail panel backgrounds: white or blue (PMS 280M) or gold (PMS 129M); letters: black. Wachovia panel: background: silver (PMS cool gray #3c) 3. Wachovia Bank: Blue Wachovia background with green and white detailing and white " Wachovia" letters This form outlines the specific design criteria established for signs at this location. All standard ARB Sign Guidelines also apply. ARB 6/16/2008 Vitamin Shoppe Signs - Page 6