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HomeMy WebLinkAboutARB201000096 Review Comments Miscellaneous Submittal 2010-11-08ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB- 2010 -96: Clover Lawn Signs — Revisions to the Comprehensive Sign Criteria Review Type Comprehensive Sign Review Parcel Identification Tax Map 56F1, Parcels 1 and 2 Location 325 -375 Four Leaf Lane, on the north side of Route 250 West at Clover Lawn Lane Zoned Highway Commercial (HC), Entrance Corridor (EC) Owner /Applicant First Gold Leaf Land Trust/Stoneking -von Storch Architects (Stephen von Storch) Magisterial District Whitehall Proposal To revise the approved comprehensive sign criteria for the Shops at Clover Lawn to include a new sign type, alternate illumination, and additional sign colors. Context The Clover Lawn development is located across from the newly constructed Blue Ridge Shopping Center, which includes a Harris Teeter grocery store, a bank, and a multi- tenant retail building. Visibility The Clover Lawn buildings and the walls signs on the buildings are readily visible from the Entrance Corridor. The signs installed under the porches are less visible and have much less impact on the Entrance Corridor. ARB Meeting Date November 15, 2010 Staff Contact Margaret Maliszewski PROJECT HISTORY DATE REVIEW TYPE RESULT 2001 -2003 Preliminary & final reviews of a site development plan ARB- 2001 -20 and 2002 -139: Reviews completed for the site development and architecture. August 1, 2006 Comprehensive Sign Review Original sign criteria established for this development. (See Attachment A.) August 20, 2007 Comprehensive Sign Review Criteria revised to allow signs in the 2nd story pediments. (See Attachment A.) 2007 -2009 Staff review of individual signs Approval for the following signs: Natural Stone Tile, Anytime Fitness, UVA Medicine, Pesto Grill, Agora Tile, Western Albemarle Medicine, Connections Chiropractic, Tea house, Domino's Pizza, Optometrist, Dentist, UVA CCU, Otto's. PROPOSED COMPREHENSIVE SIGN CRITERIA The table outlines the design criteria that the applicant proposes for signs at Clover Lawn. Go to Appendix A for approved criteria currently in use. SIGN FEATURE PROPOSAL LOCATION (general) First floor Second floor SIGN TYPE Channel letters or individually cut Cabinet or logo box Blade (panel) Individually cut letters letters LETTER COLOR Channel letter faces: White Individually cut letters: Bronze Unlimited Unlimited Bronze TRIM CAP Channel letters: Bronze COLOR/RETURN Individually cut letters: n/a Unlimited N/A N/A COLOR RACEWAY COLOR To match wall surface to which the sign N/A N/A N/A is attached BACKGROUND N/A Unlimited Unlimited N/A COLORS LOCATION (details) Within porch architrave where one Easternmost and westernmost Centered in gables as exists, or above the storefront cornice tenant spaces, on the wall under To the east of the illustrated on where no porch exists. the porch overhang, spanning the storefront entrances building elevations transom window dated 10/27/10 Within architrave where one exists, but SIZE LIMITATIONS logo may extend down over molded Letter height maximum 15 "; Letter height g edge. Letter height maximum 15" for logo height maximum 24 . As per zoning maximum 15 „ both locations. Logo height maximum 24". MOUNTING Channel letters: Raceway Mounted on wall, spanning the Hung from brackets DETAILS Individually cut letters: Direct to wall transom window attached to wall Direct to wall under porch LOGOS Logos allowed; colors: no limit, Logos allowed; colors: no limit, Allowed if integrated consistent with standard corporate colors consistent with standard Not limited with text logos; height maximum 24" corporate logos ILLUMINATION Channel letters: Internal Internal; no opaque requirement External Backlit — Halo DETAILS Individually cut letters: None lighting LETTER TYPE/FONT Not limited Not limited Not limited Not limited MATERIALS Not limited Not limited Not limited Metal PROPOSED AVAILABLE SIGN TYPES BY LOCATION This table summarizes the sign types proposed for each location on the building. Box signs with name or logo printed on TYPE LOCATION Individual Individual a back -lit sign face are not allowed. Internally Internally Panel, non - Letters and logos must be cut to the bronze letters, bronze letters, illuminated NOTES outline of the letter/logo. illumination external halo lit Signs for side elevations: individually cut bronze letters with no illumination. PROPOSED AVAILABLE SIGN TYPES BY LOCATION This table summarizes the sign types proposed for each location on the building. SIGN TYPE LOCATION Individual Individual Individual Internally Internally Panel, non - bronze letters, no bronze letters, bronze letters, illuminated illuminated logo, illuminated, multi - illumination external halo lit channel letters multicolor color illumination with white faces 2 "d floor front Yes No Yes No No No 1St floor Yes No No Yes Yes, with channel No architraves letters 1St floor above Yes Yes No Yes Yes, with channel No storefront letters 1St floor hanging No No No No No Yes perpendicular to the EC 1St floor, wall- No No No No Yes, but only in end Yes mounted across units under sloping transom over porch entry ANAYLSIS REF GUIDELINE ISSUE RECOMMENDATION COLOR 4e Colors must be harmonious with each other. Colors The neutral wall color of the Clover Limit the use of logos with must not clash with other elements on the site, both Lawn buildings allows many options for colors other than white or when viewed in daylight and at night, whether the signs compatible sign colors. The existing bronze to locations under the are externally or internally lit. Overly intense color, such bronze letters have an appropriate porches. Limit the color of as but not limited to dayglo or fluorescent colors, are appearance. White letters would also be logos used in other locations prohibited. compatible with the building. A to white or bronze. combination of white and bronze could The use of three colors or fewer is more appropriate for still maintain an appropriate appearance. signs in the Entrance Corridor. Black and white are counted as colors. Additional colors may be approved if Logos are proposed to be used in an they contribute to a balanced and unified sign design. unlimited range of colors next to the white channel letters. The logos would not exceed a height of 24 ". This height limitation could help limit the impacts of multiple colors on the EC, but each building could have 8 different logos at the first story, each with multiple colors. This range of colors so close to the EC is not typical. 4f The ARB may require that the color and scale of The applicant is proposing that any standard templates for trademarks, service marks, standard logos be allowed without corporate logos and graphics be modified. When used, modification at the first story. This could trademarks, service marks, corporate logos and/or result in signs with an unlimited number graphics should be incorporated as an integral part of the of colors on the buildings. The logos overall sign. would be located next to the channel letters so it is likely that they will appear to be an integral part of the sign. 9c For raceway- mounted channel letters, the raceway shall The raceway color is not specified on the Include a note on the drawings match the wall color. drawings. indicating that the color of the raceway will match the color of the surface to which it is attached. 10c Compatibility among signs must be maintained through The main sign types — channel letter and Limit the use of logos with color or font and typeface selection. individual letters — would maintain a colors other than white or REF GUIDELINE ISSUE RECOMMENDATION level of color compatibility by limiting bronze to locations under the face colors to white and bronze. porches. Limit the color of However, the addition of logos to the logos used in other locations channel letters in unlimited colors would to white or bronze. reduce this compatibility. The addition of logos above the store entrances at the far ends of the buildings would further increase the colors used, but the visibility of these signs would be somewhat limited by the location under the porches and the distance from the road. No limits to font or typeface are proposed. PROPORTION/LOCATION 4a The design of a building's walls, window locations, Generally, the proposed sign locations See color and size parapets and other architectural features shall influence appear to be appropriate. However, recommendations made the Board's evaluation of appropriate signage. Wall channel letters are typically used on strip elsewhere. signs can help establish rhythm, scale and proportion type shopping centers. The architrave of across the fagade of a building. an entrance with a traditional design is not a typical location for an internally illuminated channel letter sign. The limited size and limiting the colors of the letters to white, as proposed, could help reduce the incompatibility. 9a Wall signs shall be integrated with the architecture of The available sign area for the proposed Limit logos to 12" in height, the building and the placement of such signs should not channel letters and logos in the architrave with no overlap of moldings obscure architectural features or details, including but locations is 26" high, with a 15" tall allowed. Limit the height of not limited to cornices, windows, columns, pilasters and space above an 11" tall space. The 11' letters in the architraves over paneling. space includes a molding. The channel the store entrances (not the letters are proposed at 15" high, so letters end porches) to 12" tall 9d The size of a wall sign shall be coordinated with the size of that height will appear cramped. The maximum. of the architectural element on which it is placed. The logos, at 24" high, would overlap the sign should not overcrowd the architectural element, the molding and will likely appear crowded wall, or the sign area. Buildings and building elements in the available space and installed to should not be used as a billboard. Generally, 4" of clear drop below the architrave. space above, below, and to the sides of a channel letter sign is considered a minimum, with larger clearances The logos proposed for the end units required for larger sign bands. The ARB will consider under the porches would be installed REF GUIDELINE ISSUE RECOMMENDATION the degree of visibility, the distance from the Entrance over the transom windows, thus Corridor, and the architectural design of the building obscuring them. However, those and the sign area in its determination of appropriate windows have limited visibility from the sizes and placement. Entrance Corridor, so the loss of that view would not create a significant impact. 10d Signs must be placed on the building in a manner that The proposed sign locations appear None. establishes a unified appearance. appropriate for the building and consistent throughout. MULTIPLE BUSINESS CENTERS 9b Channel lettering (mounted on a raceway or individual Channel letters are proposed as one sign None. letters) is preferred to cabinet signs because cabinet type to be added to the existing signs tend to appear less integrated with the building. individually cut letters for wall signs on Channel letters overlay the wall material and allow the this building. structure of the building to "read through" with less interruption. This results in a more coordinated overall appearance. 10a The review of proposals for new signs in existing Existing signs on the building include If channel letters are multiple business centers will take into consideration the individual bronze letters at the first and considered appropriate for the character and appearance of the existing building(s) and second stories and panel signs that hang first story, limit future first with existing sign(s). at the first story, perpendicular to the EC. story signs (other than hanging The panel signs that hang perpendicular panels and under -porch signs) to the EC have very little impact on the to channel letters only. EC. Although maintaining bronze letters as the only sign type on the face of the walls would provide a simpler and more consistent appearance for the building, the addition of white channel letters could still provide an appropriate appearance. The appearance at the first story will not be consistent, though, because the first story signs will be a mix of bronze letters and white channel letters. 10b b. Multiple business centers shall use a single sign type A total of 4 sign types are proposed: REF GUIDELINE ISSUE RECOMMENDATION for all wall signs. individual cut letters, channel letters, logo signs, and hanging panel signs. All but the hanging panels are proposed for signs attached to the face of the wall. The hanging panels are not expected to have a significant impact. The channel letters at the 1St story are not intended to replace all of the bronze letters in the first story locations. Tenants could replace their bronze letters with channel letters if they choose, or new tenants could still choose bronze letters at the first story. Just one channel letter sign, or just a few channel letter signs, could look out of place. LIGHTING 5c External illumination is preferred for signs in multiple There are a number of wall lights If multi -color logos are l0e business centers and for approved graphics/logos; existing on the building. Those located approved for locations other internal illumination may be considered for approval on over the storefronts without porches are than under the porch, limit a case -by -case basis. The Board will evaluate the intended to illuminate the signs in these them to no illumination. specific design for size (adjusted in proportion to the locations. accompanying lettering), balance, complexity, and distance from and relationship to the Entrance Corridor. No signs are currently internally These factors will determine the extent of internal illuminated, but that would change with illumination that can be approved. the addition of channel letters and logos. Internal Illumination: Any internal illumination is The channel letters with white faces 5f considered to contribute to visual clutter and will be could still provide for a coordinated limited. appearance with the bronze halo -lit letters and the overall buildings. The illuminated colored logos, however, will result in a busier appearance, both at day and at night. l0e iv. Cabinet signs shall have a non - illuminated Logos are proposed to accompany the If multi -color logos are background, or an opaque (zero light transmission) channel letter signs and for the end units approved for locations other background. beneath the porches, over the entrance than under the porch, limit doors. These signs would be internally them to no illumination. illuminated, and they are proposed REF GUIDELINE ISSUE RECOMMENDATION without an opaque requirement. Because these signs are intended to represent each company's standard logo, there would presumably be no "background" to be made opaque, and the entire sign would illuminate. The logos under the porches would have more limited visibility than those on the face of the wall. Summary of Analysis: The proposal does not meet a number of the Entrance Corridor sign guidelines. Guidelines regarding number of sign types, number of colors, illumination, and placement have not been met. It is anticipated that the proposed mix of bronze letters and white channel letters could have an appropriate appearance, recognizing that this does not meet the sign type guideline. To otherwise maintain an appropriate appearance and consistency with the guidelines, limitations on the use of logos, types, and additional colors are recommended. Summary of Recommendations: Staff offers the following comments on the sign proposal: 1. Limit the use of logos with colors other than white or bronze to locations under the porches. Limit the color of logos used in other locations to white or bronze. 2. Include a note on the drawings indicating that the color of the raceway will match the color of the surface to which it is attached. 3. Limit logos to 12" in height, with no overlap of moldings allowed. 4. Limit the height of letters in the architraves over the store entrances (not the end porches) to 12" tall maximum. 5. If channel letters are considered appropriate for the first story, limit future first story signs (other than hanging panels and under -porch signs) to channel letters only. Staff recommends the following sign types and criteria. (See the next two pages.) RECOMMENDED AVAILABLE SIGN TYPES BY LOCATION SIGN TYPE LOCATION Individual Individual Individual Internally Logos Panel, non - bronze letters, bronze letters, bronze letters, illuminated illuminated, no illumination external halo lit channel letters multi -color illumination w/ white faces 2 °d floor front Yes No Yes No Bronze; halo lit or non- No illuminated Is' floor architraves No (Existing No No Yes Colors limited to bronze No bronze letters and/or white; internal may remain; no illumination allowed; multi - new bronze color not allowed letters allowed) 1St floor wall, above No (Existing No No Yes Colors limited to bronze No storefront bronze letters and/or white; internal may remain; no illumination allowed; multi - new bronze color not allowed letters allowed) 1St floor hanging No No No No Unlimited Yes perpendicular to the EC 1St floor, wall- No No No No Multi -color allowed, internal Yes mounted across illumination allowed transom over entry RECOMMENDED COMPREHENSIVE SIGN CRITERIA SIGN FEATURE CRITERIA LOCATION (general) First floor Second floor SIGN TYPE Channel letters Cabinet or logo box Blade (panel) Individually cut letters LETTER COLOR White Unlimited Unlimited Bronze TRIM CAP/RETURN Bronze Unlimited N/A N/A COLOR RACEWAY COLOR To match wall surface to which N/A N/A N/A the sign is attached BACKGROUND N/A Unlimited Unlimited N/A COLORS LOCATION (details) Within porch architrave where Easternmost and westernmost Centered in gables as one exists, or above the tenant spaces, on the wall To the east of the illustrated on building storefront cornice where no under the porch overhang, storefront entrances elevations dated 10/27/10 porch exists. spanning the transom window Letter height max 12" in SIZE LIMITATIONS architraves of non - end -bay Letter height maximum 15 "; ". As per zoning Letter height maximum 15" porches, 15" otherwise; Logo logo height maximum 24 height max 12 ". MOUNTING Mounted on wall, spanning Hung from brackets DETAILS Raceway the transom window attached to wall under Direct to wall porch LOGOS Allowed; colors: white and/or Logos allowed; colors: no Allowed if integrated with bronze; height maximum 12" limit, colors consistent with Not limited text standard corporate logos ILLUMINATION Internal Internal; no opaque External Backlit — Halo lighting DETAILS requirement LETTER TYPE/FONT Not limited Not limited Not limited Not limited MATERIALS Not limited Not limited Not limited Metal Box signs with name or logo Box signs with name or logo printed on a back -lit sign face printed on a back -lit sign face are not allowed. Letters and are not allowed. Letters and logos must be cut to the outline logos must be cut to the NOTES of the letter/logo. outline of the letter/logo. Signs for side elevations: individually cut bronze letters with no illumination. 10 ATTACHMENT A ARB COMPREHENSIVE SIGN REVIEW APPROVED CONDITIONS This table outlines the approved design criteria that are currently in use for Clover Lawn, including all approved updates to the originally approved criteria. SIGN FEATURE APPROVED CONDITION SIGN TYPE Panel signs or individual cut letters LETTER COLOR Panel. Unlimited; Individual cut letters: medium anodized aluminum (brown/bronze) SIZE LIMITATIONS Panel: 1'6" tall x 2'6" long x 2" deep Individual cut letters: • Primary locations: 12" tall. • Secondary locations: 10" tall with length not to exceed the width of the corresponding window glazing below. • Gables on south elevation, on east elevation of eastern building and on west elevation of western building: 2 lines of text with the length of the lower line of text not to exceed the length of the upper line of text, and the letter height of the upper line at 10.89" and the letter height of the lower line at 5.24" LOCATION(S) Panel: On the Entrance Corridor (south) elevation, to the right (east) of the 5 central individual storefront entrances (those not located under the porch elements at the ends of the building). Bottom of sign 8'6" above sidewalk. Individual cut letters: In sign bands: • Primary locations: In the cornice of the porch elements under the gable ends and below the cupola as shown on the approved elevation Clover Lawn Village, East Building, South Elevation dated June 2, 2006. • Secondary locations: Above the cornice over the storefronts in all other locations as shown on the approved elevation Clover Lawn Village, East Building, South elevation dated June 2, 2006. • Pediments on south elevation, on east elevation of eastern building and the west elevation of western building: all aligned, located approximately 18" above the top of the windows, in a single line. MOUNTING DETAILS Panel: Hung from black metal chain; chain hung from black painted metal bracket attached to wall. Individual cut letters: direct to wall; 3�4" standoff mount NOTE: Panel backings are permitted (optional) for signs proposed in secondary locations. The use of a panel backing at any secondary location shall require its use at all secondary locations. The panel backing shall match the color of the wall to which it is attached. Panels shall provide a 2" clearance between the letters and the top and bottom of the panel and 4" of clearance between the letters and the sides of the panel. LOGO /GRAPHICS Individual cut letters: Limited to 1'3" in height and medium anodized aluminum; must be contained within sign band designated on DETAILS elevation submitted for review dated 2 June 06. ILLUMINATION Internal Illumination is not permitted: Non - illuminated or external wall lights as approved with site plan as illustrated on elevation DETAILS sheets A2.0 and A2.1 with revision date of 2 June 06 Pediments facing EC and pediments on the east elevation of the eastern building and the west elevation of the western building No external or internal illumination TEXT/FONT Unlimited MATERIALS Individual cut letters: Individual cut metal in medium anodized aluminum 11