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Home My WebLink AboutARB201300130 Review Comments Miscellaneous Submittal 2013-09-30ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB 2013 -106: Sultan Kebab Sign ARB 2013 -130: PJ Networks Sign Review Type Certificate of Appropriateness for Signs; Revisions to Comprehensive Sign Criteria Parcel Identification Tax Map 61, Parcel 123G Location 1710 Seminole Trail, located in the northwest corner of the intersection of Route 29 North and Rio Road West. Sultan Kebab Sign: Northwest corner of the north (rear) elevation. PJ Networks Sign: Directly adjacent to (east of) the Sultan Kebab restaurant. Zoned Highway Commercial (HC), Entrance Corridor (EC) Owner/Applicant 1710 Seminole Trail LLC/Dennis Dikmen (Sultan Kebab)/Phil & Kelly Jaderborg (PJ Networks) Magisterial District Rio Proposal Sultan Kebab: To install an internally illuminated cabinet sign on the pergola at the restaurant entrance. PJ Networks: To install an externally illuminated panel sign in the approved sign band above the business entrance. Context This section of the Route 29N EC is densely developed with a mix of commercial buildings. Visibility Both signs are expected to be visible from the Route 29 Corridor. The Sultan Kebab sign is expected to be more visible at night than day due to the proposed internal illumination. ARB Meeting Date October 7, 2013 Staff Contact Brent Nelson PROJECT HISTORY DATE Review Type RESULT 06/14/2013 ARB 2013 -74, Sultan Kebab, county-wide building permit for pergola addition Approved 02/14/2012 ARB 2013 -14, Pioneer Bank, wall signs Approved 08/03/2011 ARB 2011 -84, Loan Max, tenant panel, amended comprehensive sign criteria for Approved freestandin tenant panel sign 04/06/2010 ARB 2010 -31, Loan Max, wall signs Approved 06/20/2008 ARB 2008 -68, Zamzam Kebab wall & tenant panel signs, comprehensive sign review for Zamzam Kebab wall and tenant panel signs: Comments building and freestanding tenant panel signs provided Comprehensive sign criteria for wall and tenant panel signs: Approved 06/19/2002 ARB 2002 -54, Mattress Masters, wall sign & comprehensive sign review Mattress Masters: Comments provided. Comprehensive Sign Review: Deferred DETAILS OF THE PROPOSED SULTAN KEBAB & PJ NETWORKS SIGNS Note: The Sultan Kebab applicant has verbally agreed to amend the sign location as noted below, but the sign illustration (Attach. B) has not yet been revised accordingly. COMPREHENSIVE SIGN CRITERIA The table below contains existing approved sign criteria (in black) for any signs to be located at 1710 Seminole Trail. The property owner has requested an amendment to permitted colors (Attachment E). The requested amended colors are shown in blue below. WALL SIGNS SIGN FEATURE Sultan Kebab Sign (Attachments A, B & C) PJ Networks Sign (Attachment D Type Single-sided hanging cabinet Wall panel Materials Aluminum, vinyl & paint Composite board, vinyl & paint Location 1710 Seminole Trail, northwest corner of the north (rear) elevation, east end wall of the pergola structure 1710 Seminole Trail, north (rear) elevation, directly adjacent to (east of) the Sultan Kebab restaurant Overall sign size P 6" (t) x 3' 0" (w) 2' 6" (t) x 7' 2" (w) Text Sultan Kebab AUTHENTIC TURKISH CUISINE PJNetworks Computer Services Graphic Rectangular -shape background behind the letter "S "; underline between rows of text None Colors Text White PJNetworks: Orange: PMS 21 Computer Services: Dark Blue: PMS 289 Background Red: PMS 1815 White Graphic Rectangular background: Gradient of Red: PMS 1815; Underline: White N/A Illumination Internal, fluorescent Existing external Mounting Hanging from brackets Direct -mount COMPREHENSIVE SIGN CRITERIA The table below contains existing approved sign criteria (in black) for any signs to be located at 1710 Seminole Trail. The property owner has requested an amendment to permitted colors (Attachment E). The requested amended colors are shown in blue below. WALL SIGNS SIGN FEATURE APPROVED CONDITIONS North Elevation East Elevation SIGN TYPE Panels (Box/cabinet signs and channel letters "Rio Individual letters, coordinated with the /29" sign are not appropriate.) LETTER FACE COLOR n/a Coordinated with the "Rio /29" sign ( "Rio /29" is white) TRIM CAP COLOR/RETURN APPROVED CONDITION TYPE COLOR n/a Coordinated with the "Rio /29" sign RACEWAY COLOR n/a To match wall color PANEL FACE COLORS Sign colors shall be limited to White, Black, None Location Red: PMS 187, Green: PMS 3415 Orange: Coordinated with the "Rio /29" sign PMS 21 and Blue: PMS 289 SIZE LIMITATIONS As per zoning ordinance and EC Guidelines As per zoning ordinance and EC Guidelines LOCATION(S) Centered vertically and horizontally in the sign Coordinated with the "Rio /29" sign, brick detailing shall not be bands above the business entrances on the obscured by signs. north elevation MOUNTING DETAILS - Not specified LOGO /GRAPHICS DETAILS - Not specified ILLUMINATION DETAILS External illumination may be permitted, but shall be limited to a single fixture and lamp Coordinated with the "Rio /29" sign type. All details must be submitted for admin review. TEXT LETTER TYPE/FONT MATERIALS Wood, metal, or plastic Coordinated with the "Rio /29" sign FREESTANDING SIGN - TENANT PANELS SIGN FEATURE APPROVED CONDITION TYPE Panel Material Dibond, vinyl, paint Illumination None Color Sign colors shall be limited as follows: Panel background: White Panel text: Dark blue, PMS 289 Graphics None Location Centered horizontally on the freestanding sign structure ANAYLSIS REF GUIDELINE ISSUE RECOMMENDATION Wall Signs For Multiple Business Centers 'Sign Type/Illumination 10 Coordination (sign type, size, placement, Sultan Kebab: Sultan Kebab: illumination, color, and/or font) is required for The proposed internally illuminated cabinet sign Revise the sign type to a panel multiple business centers signs. does not meet existing criteria requiring a panel sign. If illumination is desired, sign type and does not match existing signs on the it shall be limited to external 10b Multiple business centers shall use a single sign type north elevation, all of which are a panel sign type. illumination and a cutsheet of for all wall signs. The visual impact of this difference is heightened the proposed lamp fixture by the fact that there are a limited number of signs identifying bulb type, wattage 5a When illumination is required, the preferred solution on this elevation. There appears to be space for a and fixture color shall be is to externally illuminate the sign — in other words, maximum of five tenants or five signs. The limited provided for review. (Bronze or to shine a light on the sign. External illumination is number of possible signs makes coordination of black are appropriate fixture preferred because it allows consistency with the the sign type even more critical. colors.) Note that a lamp daytime image of the sign. External lighting appears emitting fewer than 3,000 to the viewer as reflected light and allows the focus The proposed internal illumination of the cabinet lumens is needed to avoid the of the sign to be the original overall shape, color and sign does not meet existing criteria restricting sign dark skies full cutoff complete design of the sign. Internal lighting illumination to a single external fixture type and requirement. produces a fragmented, rather than unified, sign lamp type. Existing panel signs have external image at night compared to external lighting and illumination and are visible from the EC at night. may project light that is distracting to the viewer. External illumination appears as reflected light, allowing the focus to be the overall sign, while the opaque background requirement for cabinet signs (with only text and graphics illuminating) results in a more fragmented appearance. Staff has visited the site at night and believes the contrast in illumination type will be discernible from the Route 29 EC. PJ Networks: The proposed externally illuminated panel sign PJ Networks: meets existing, approved sign criteria for sign type, Revise the sign drawing to show illumination type and location. The proposed 30" a shorter, 24" tall sign panel. sign panel height appears to overcrowd the sign Revise the sign criteria to band. The 24" height of the existing Pioneer Bank indicate that panel signs in sign, in the same size sign band immediately east, approved sign bands above the has a proportionate appearance. Revising the sign business entrance shall be 24" criteria to require a 24" height for all wall signs in tall. REF loc 4e GUIDELINE Color Compatibility among signs must be maintained through color or font and typeface selection. Colors must be harmonious with each other. Colors must not clash with other elements on the site, both when viewed in daylight and at night, whether the signs are externally or internally lit. Overly intense color, such as but not limited to dayglo or fluorescent colors, are prohibited. 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. ISSUE approved sign bands would be appropriate. Proposed Amendment To Sign Colors: Existing criteria limit the palette of wall sign colors to four including White, Black, Red: PMS 187 and Green: PMS 3415. The requested addition of Orange: PMS 21 and Dark Blue: PMS 289 would bring the total number of colors to six, which exceeds the Guidelines limit. The proposed shade of blue falls within the ARB- approved Pantone color range. This shade is so dark that it is expected to appear close enough to black (already an approved color) when viewed from the EC, that it will have a sufficiently coordinated appearance. It is also the approved text color for tenant panels in the freestanding sign on the same property; therefore, its addition as a wall sign color is expected to contribute to a more unified/coordinated site and building signage (Attachment F). Orange: PMS 21 does not fall within the ARB- approved Pantone color range. It is also an overly bright shade of orange, which the Guidelines discourage. EC guidelines allow for more than three colors when the additional colors contribute to a coordinated appearance. Background colors of panel signs have a big impact on the EC due to the percentage of the sign area they occupy. Use of the same background color is one of the most effective means for providing coordination between signs. Existing criteria do not require a single background color for all panel signs, and achieving this type of coordination is complicated by the fact that the two existing panel signs have different background colors (Pioneer Bank: Green; Hair2Please: Red). RECOMMENDATION Proposed Amendment To Sign Colors: Revise the sign criteria color palette to include the addition of Blue: PMS 289 but not Orange: PMS 21. Should the ARB approve the addition of an orange color, Orange: PMS 1665 would be a more appropriate shade. REF GUIDELINE ISSUE RECOMMENDATION Increasing the number of approved colors to six by including Orange: PMS 21 would only further this existing lack of coordination. Sultan Kebab: Sultan Kebab: None The proposed Red: PMS 1815 does not meet the approved criteria requiring Red: PMS 187. Proposed Amendment to Siun Colors: However, it is a darker shade of red and falls within the ARB- approved pantone range. This Revise the sign criteria to color is expected to have an appropriate include the term "or darker" appearance with existing signage and building after each approved color except colors. Revising approved color criteria to list the for white and black. approved color and add "or darker" would allow more flexibility in color choice while still meeting the ARB's recommended color range. White and black would be the obvious exceptions. PJ Networks: PJ Networks: This proposal meets the guideline limiting the total Revise the Orange: PMS 21 text number of sign colors to three, and the white color to Red: PMS 187. Should background is expected to have an appropriate the ARB approve an orange text appearance sufficiently coordinated with the two color, Orange: PMS 1665 would existing signs (Pioneer Bank & Hair2Please). The be a more appropriate shade. proposed Blue: PMS 289 text is one of the requested additions to the sign criteria. This would be an appropriate color for reasons addressed earlier in this report. The proposed Orange: PMS 21 text is an overly intense color and an inappropriate choice for reasons addressed earlier. Revising the Orange: PMS 21 text color to Red: PMS 187 would meet existing sign criteria, coordinate better with the two existing sign panels, and have an appropriate appearance. Location & Size REF GUIDELINE ISSUE RECOMMENDATION 10d Signs must be placed on the building in a manner Sultan Kebab: Sultan Kebab: that establishes a unified appearance. Approved sign criteria limit wall sign locations to Revise the sign location to the the approved sign bands above the business east end of the pergola, 9a Wall signs shall be integrated with the architecture of entrances. The previously approved sign band for suspended from and aligned the building and the placement of such signs should the Sultan Kebab has been covered by the recently with the beam. Revise the sign not obscure architectural features or details, approved pergola addition (Attachments B & Q. drawing accordingly. including but not limited to cornices, windows, The applicant originally requested a double -sided columns, pilasters and paneling. sign projecting out from the front of the pergola. The applicant has agreed to revise the proposal to show a sign hanging from the bottom of the beam on the east side of the pergola and aligned with the beam. This location and alignment are appropriate because they allow for a sign on the pergola that is coordinated with the wall sign type required by the approved criteria. PJ Networks: PJ Networks This sign is proposed in the approved sign band None above the business frontage and is expected to have an appropriate appearance in this location. Summary of Recommendations: Staff recommends the following as the primary points of discussion: 1. Proposed sign type and illumination type: internally illuminated cabinet signs 2. Proposed sign colors: total number of sign colors for the shopping center, the intensity of the orange, the darkness of the blue 3. The location of the Sultan Kebab sign. Staff recommends approval of the Certificate of Appropriateness for the Sultan Kebab sign with the following conditions: 1. Revise the sign type to a panel sign. If illumination is desired, it shall be limited to external illumination and a cutsheet of the proposed lamp fixture identifying bulb type, wattage and fixture color shall be provided. (Bronze or black are appropriate fixture colors.) Note that a lamp emitting fewer than 3,000 lumens is needed to avoid the dark skies full cutoff requirement. 2. Revise the sign location to the east end of the pergola, suspended from and aligned with the beam. Revise the sign drawing accordingly. Staff recommends approval of the Certificate of Appropriateness for the PJ Networks sign with the following conditions: 1. Revise the sign drawing to show a shorter, 24" tall sign panel. 2. Revise the Orange: PMS 21 text color to Red: PMS 187. Should the ARB approve the addition of an orange color, Orange: PMS 1665 would be a more appropriate shade. Staff recommends approval of the following Amended Comprehensive Sign Criteria for 1710 Seminole Trail, which incorporate staff recommendations outlined in the analysis section of this report. Staff s recommended deletions to proposed criteria are struck through. Staff s recommended additions are highlighted yellow. WALL SIGNS SIGN FEATURE APPLICANT'S PROPOSED CRITERIA (in Blue) STAFF'S RECOMMENDED NO CHANGES PROPOSED CRITERIA North Elevation East Elevation SIGN TYPE Panels (Box/cabinet signs and channel letters are Individual letters, coordinated not appropriate.) with the "Rio /29" sign LETTER FACE COLOR Coordinated with the "Rio /29" n/a sign ( "Rio /29" is white) TRIM CAP COLOR/RETURN n/a Coordinated with the "Rio /29" COLOR sign RACEWAY COLOR n/a To match wall color PANEL FACE COLORS Sign colors shall be limited to White, Black, Sign colors shall be limited to White, R R Red: PMS 187, Green: PMS 3415 Black, Red: PMS 187 or darker, Green: Coordinated with the "Rio /29 and Blue: PMS 289 PMS 3415 or darker and Blue: PMS sign 289 or darker SIZE LIMITATIONS As per zoning ordinance and EC Guidelines Panel Signs (in sign bands above As per zoning ordinance and EC business entrance): must be 24 tall Guidelines LOCATION(S) Centered vertically and horizontally in the sign Coordinated with the "Rio /29" bands above the business entrances on the north sign, brick detailing shall not be elevation obscured by signs. MOUNTING DETAILS - TYPE Not specified LOGO /GRAPHICS Dibond, vinyl, paint Illumination None DETAILS - Graphics Not specified ILLUMINATION External illumination may be permitted, but "Rio DETAILS shall be limited to a single fixture and lamp type. Coordinated with the /29" All details must be submitted for admin review. sign TEXT LETTER TYPE/FONT MATERIALS Coordinated with the "Rio /29" Wood, metal, or plastic sign FREESTANDING SIGN - TENANT PANELS SIGN FEATURE APPROVED CONDITION TYPE Panel Material Dibond, vinyl, paint Illumination None Color Sign colors shall be limited as follows: Panel background: White Panel text: Dark blue, PMS 289 Graphics None Location Centered horizontally on the freestanding sign structure ATTACHMENT A ATTACHMENT B (Sultan Kebab Sign) i 21, 2 S��ed TNtee�a��y �;fi lox L✓itti 2 �/Za,✓llu� °,v7' G,QivfeJ �.uets Ame'vs i8l'x36� NuNy , y 54"k gg (Urer, L"6, ridW o �F s, y v F-gewt— Gef fi C o fL,eA . /Miko c 61, F/Ro" (o" d, rjn f J �I �v MMaid alJ l ejW W /02- ATTACHMENT C (Sultan Kebab Sign) ATTACHMENT D T 3011 1 86" PIT He warko Computer Services NON - ILLUMINATED 3/4" COMPOSITE /SIGNBOARD, FINISHED ORANGE TO MATCH PMS 21 BLUE TO MATCH PMS 289 DARK BLUE VINYL COPY TO WHITE BACKGROUND 15.80' I 10- 80• 1 hDo Computer Services Business and Residential (434) 975 -0122 (434) 985 -2561 132 Cedar Gove Road Barboursville, VA 22923 PERMIT FOR: PJ Networks LLC -1710 Seminole Trail Date: 09/10/2013 Sign Dimensions: 30" X 86" (17.92 SF) STOREFRONT= 12 linear feet wide Contact: Phil Jaderborg: (434) 713 -8862 ATTACHMENT E (PJ Networks Sign) COMMERCIAL REAL ESTATE SERVICES CBRE I Charlottesville 314 East Water Street Charlottesville, VA 22902 434 284 4007 Tel 434 974 1909 Fax 434 882 1155 Cell leigh.hughes@cbre.com www.cbre com/charlottesville To Whom It May Concern: Attached is a modified copy of the current ARB Comprehensive Sign Review Approved Conditions for the Rio 29 Shopping Center property that is currently being managed by CRBE. On behalf of our tenants, we respectfully request the changes that that we have proposed be considered for approval by the Architectural Review Board. This will allow more flexibility for our tenants to represent their businesses using their traditional graphic designs and lettering, and also add to the attractiveness of the shopping center by permitting the individual businesses to attract customers based on visual presentations that have proven successful for them in the past. The proposed changes would only add one additional color option for the entire visual layout of the shopping center, and we are optimistic that it will meet the approval of the ARB. Please let us know if you require any modifications or additional documentation that will facilitate the approval of these modifications. Kind regards, Eddie Karoliussen ! 3 Property Manager and authorized signee /Agent for the Landlord Please note: The applicant has requested two additional colors as was shown in the revised criteria table accompanying this letter. Their request mistakenly states in paragraph three that the request would only result in one additional color. ATTACHMENT F