HomeMy WebLinkAboutARB201400005 Review Comments Miscellaneous Submittal 2014-03-12ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project # /Name
ARB- 2014 -05: Rolkin Road Retail Shops
Review Type
Comprehensive Sign Plan
Parcel Identification
078000000075AO
Location
At the southeast corner of Rolkin Road and Abbey Road
Zoned
Planned Development Mixed Commercial (PDMC) and Entrance Corridor (EC)
Owner/Applicant
Pantops Office Building LLC /Cooper Planning (Ashley Cooper)
Magisterial District
Rivanna
Proposal
To establish design criteria for wall signs on a 10,000 sf retail building with a drive -thru window.
Context
The subject parcel is located approximately 260' south of the Rt. 250 Entrance Corridor, behind a gas
station/convenience store. Additional gas stations, office buildings, banks, restaurants and a shopping center are located
in the vicinity.
Visibility
The proposed building and its wall signs will be visible from the Entrance Corridor, primarily at the intersection of Rt.
250 with Rolkin Road. More limited, angled views of the building and its signs will also be available between existing
buildings that front the corridor.
ARB Meeting Date
March 17, 2014
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
Date
Application
Result
12/16/2013
ARB- 2013 -164
The ARB forwarded comments on the Rolkin Road Retail Shops initial site plan to the agent for the Site Review
Committee and provided preliminary comments on the site and architectural design.
1/30/2014
ARB- 2014 -05
Staff provided comments to the applicant on the final site plan for the Rolkin Road Retail Shops, submitted as a
county -wide Certificate of Appropriateness. The applicant is proceeding with the required revisions. The
Comprehensive Sign Plan for the building must be approved before final approval can be granted for the county-
wide Certificate. A freestanding sign proposal is also under review by staff.
2/5/2014
ARB - 2014 -05
Staff and the applicant discussed possible designs for the Starbucks wall signs.
and later
COMPREHENSIVE SIGN CRITERIA
This table contains the design criteria proposed by the applicant for wall signs for the Rolkin Road Retail Shops building.
SIGN FEATURE
PROPOSED CRITERIA
Sign type
Channel letter
Letter face color
White translucent acrylic
Trim cap color /return color
Matthews 313 Dark Bronze
Raceway color
To match the color of the wall to which it is attached
Locations
See accompanying building elevations for the location of sign bands and placements.
Channel letters shall be centered vertically within leased building storefront and centered horizontally with a
above the storefront windows on the east tower
single, pair, or group of first story windows or doors in the designated sign band.
Sign Band A: 14.5' — 18.5' above grade
elevation, and above the storefront window on the
Sign Band B: 15.5' — 20' above grade
Sign Band C: 17' — 24' above grade
Size Limitations
Maximum letter height: 28"
Channel letter returns: 5 "d max.
brick wall areas on the side elevations. Indicating
possible sign bands in these brick areas would allow
Logo: maximum height not to exceed the tallest letter in the sign
Graphics details
No limit to overall graphic colors as long as individual tenant graphics total number is limited to three and all colors
have a coordinated appearance.
Illumination details
Signs may be internally illuminated.
If LED: The level of illumination provided will not exceed the illumination produced by a single stroke of 30
milliamp (ma) neon. (To be noted on every application.)
For internally illuminated, cabinet style graphics on raceway: Opaque background required. (To be noted on
every application.)
Letter type/font
Unlimited
ANAYLSIS This table provides an analysis of how the proposed sign criteria meet the EC Sign Guidelines.
REF
GUIDELINE
ISSUE
RECOMMENDATION
4a
Placement: The design of a building's walls,
Sign areas are proposed in standard locations above
Revise the drawings to
window locations, parapets and other architectural
most of the storefront doors on the front elevation,
reflect the general
features shall influence the Board's evaluation of
above the storefront windows on the east tower
guideline that the sign
appropriate signage. Wall signs can help establish
elevation, and above the storefront window on the
area shall allow for
rhythm, scale and proportion across the fagade of a
west elevation. No sign band is proposed above the
sufficient unoccupied
building.
brick wall areas on the side elevations. Indicating
possible sign bands in these brick areas would allow
space around the sign
letters.
4d
Lettering and Typeface: Lettering should be in
proportion to the sign and the building for visual
greater flexibility in future sign approvals without
clarity and overall balance. Proportion of lettering
having to revise the comprehensive sign plan.
Revise the drawings to
includes font (size) and typeface (style). The use of
show sign bands on the
three typefaces or fewer is more appropriate for
The limits of the sign bands are designated on the
brick side walls.
signs in the Entrance Corridor. Additional
drawings, but in many cases the limits coincide with
typefaces may be approved only if they contribute
the edges of architectural features (such as the corner
Eliminate the sign band
to a balanced, legible, unified sign design.
of the tower or the point where one surface is
recessed from another). For an appropriate, un-
"above grade"
dimensions from the sign
9a
Wall signs shall be integrated with the architecture
of the building and the placement of such signs
crowded appearance, "unoccupied space" is required
criteria.
should not obscure architectural features or details,
on all sides of the sign, between the sign and the edge
including but not limited to cornices, windows,
of the architectural element.
Eliminate the maximum
columns, pilasters and paneling.
The proposed criteria indicate the heights above
28" letter height from the
criteria, and apply the
9d
The size of a wall sign shall be coordinated with
the size of the architectural element on which it is
ground for the various sign bands. This detailed
standard guidelines for
placed. The sign should not overcrowd the
information is already represented graphically in the
size and proportion
architectural element, the wall, or the sign area.
elevation drawings and it could lead to
during individual sign
(See Illustration 6 on page 26.) Buildings and
inconsistencies once the building is constructed.
reviews.
building elements should not be used as a
Consequently, it doesn't need to be listed in the
billboard. For example, an appropriate height for
criteria or noted specifically on the drawings.
channel letters in a 30" high sign band is 18 ". This
allows 6" of unoccupied space above and below the
The proposed criteria limit letter height to 28 ".
letters. Generally, 4" of clear space above, below,
Letters of this height would look appropriately scaled
and to the sides of a channel letter sign is
in the sign bands; however, a slightly taller letter
considered a minimum, with larger clearances
might also look appropriate in some cases.
required for larger sign bands. The ARB will
Guidelines 9a, 9d and A.A address sign size and
consider the degree of visibility, the distance from
proportion and would be applied to the review of
the Entrance Corridor, and the architectural design
individual signs for this building, so the specific
of the building and the sign area in its
height limit could be too restrictive. Note that
determination of appropriate sizes and placement.
elimination of this criterion from the comp sign plan
is not meant to encourage over - scaled wall signs. It is
10d
Signs must be placed on the building in a manner
that establishes a unified appearance.
meant to increase flexibility and to reduce the need to
revise the comp sign plan in the future.
Appendix
A ratio of 1/3 text to 2/3 wall area or 1/4 text to 3/4
A.A
wall area is a good working proportioning system
for placing a sign.
9b
Channel lettering (mounted on a raceway or
Internally illuminated face -lit channel letters are
Revise the criteria to
individual letters) is preferred to cabinet signs
proposed as the primary sign type for this building.
allow a graphic image
because cabinet signs tend to appear less integrated
Graphics are also proposed. Graphics often take the
without channel letters
with the building. Channel letters overlay the wall
form of cabinet style signs, but they may appear in
within the sign bands of
material and allow the structure of the building to
other styles, as well. When sized and located
the tower.
"read through" with less interruption. This results
appropriately, the additional sign type generally does
in a more coordinated overall appearance.
not detract from the overall appearance of the
building.
lob
b. Multiple business centers shall use a single sign
type for all wall signs.
In some cases, the ARB has approved the use of
graphics alone — not accompanied by channel letters
(Pet Smart, Gander Mountain). The tower at the
northeast corner of the building appears to be an
appropriate place for an independent graphic image,
should a tenant desire it.
4e
For raceway- mounted channel letters, the raceway
shall match the wall color.
Proposed information regarding raceways is
conflicting. One detail references "no raceway ". The
Revise the drawings to
consistently indicate that
9c
channel letter section drawing indicates that the
if a raceway is used, its
raceway will be painted to match the canopy. The
color will match the color
dimensioned elevation detail (mislabeled as "channel
of the surface to which it
letter section" and detail, on sheet 2) indicates that
is attached.
the raceway will be painted to match the building
fascia color.
Correct the details
numbers and names on
Sheet 2 of 3.
4e
Color: Colors must be harmonious with each other.
As proposed, the range of colors available for
None.
Colors must not clash with other elements on the
graphics throughout the building would not be
site, both when viewed in daylight and at night,
limited, but the number of colors for an individual
whether the signs are externally or internally lit.
tenant's graphics would be limited to 3 compatible
Overly intense color, such as but not limited to
colors. Colors for the channel letters would be
dayglo or fluorescent colors, are prohibited.
limited to white faces with bronze trim caps and
returns throughout the building. White is expected to
The use of three colors or fewer is more
have an appropriate appearance, and the consistent
appropriate for signs in the Entrance Corridor.
letter color will provide a level of overall continuity,
Black and white are counted as colors. Additional
while allowing flexibility for tenants' logos. The
colors may be approved if they contribute to a
position of the subject building behind buildings that
balanced and unified sign design.
front the EC helps limit the impact of the multiple
colors on the EC.
l Oc
c. Compatibility among signs must be maintained
through color or font and typeface selection.
9e, l0e
Lighting
i. External illumination is preferred for wall signs.
The proposed internal illumination for the channel
letters is acceptable in this location because it is
None.
5c
External illumination is also preferred for approved
graphics /logos; internal illumination may be
consistent with the character of other approved
considered for approval on a case -by -case basis.
signage in the immediate area, and because the
The Board will evaluate the specific design for size
building is set back from the EC, behind other
(adjusted in proportion to the accompanying
buildings.
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.
i. External illumination is preferred for signs in
multiple business centers.
iii. Channel letters with translucent faces shall be
constructed such that no light spills outward from
the top, bottom, sides or back. Faces and returns of
channel letters shall be opaque when back -lit (halo -
lit).
Trademarks, corporate logos and graphics
4f
The ARB may require that the color and scale of
As written, the proposed criteria limit the
Revise the criteria that
standard templates for trademarks, service marks,
requirement for opaque backgrounds of graphics to
references "cabinet style
corporate logos and graphics be modified. When
cabinet style graphics on a raceway. The presence of
graphics on raceways" to
used, trademarks, service marks, corporate logos
a raceway is not a factor for determining the
simply require opaque
and/or graphics should be incorporated as an
appropriateness of background illumination.
backgrounds for all
integral part of the overall sign.
The proposal limits graphic size to the height of the
graphics.
5f
iv. Cabinet signs shall have a non - illuminated
background, or an opaque (zero light transmission)
tallest letter. As originally proposed, this would limit
Revise the criteria to
background. Cabinet signs shall be constructed
graphic height to 28 ". As noted earlier in this report,
further clarify the
such that no light spills outward from the top,
staff recommends eliminating the 28" maximum in
relationship between the
bottom, sides or back. If outlines of letters are
favor of applying the standard guidelines regarding
size of a graphic and the
proposed, the width of the outline must be in
size and proportion as individual signs are submitted
overall size of a sign by
proportion to the width of the letter. An outline
for review. It should be noted that graphics will still
adding the language that
width of 1/8" has been found to be an appropriate
be required to appear as an integral part of the overall
requires the graphic to be
dimension for signs in the Entrance Corridors.
sign, so increasing the height of one or more letters
an integral part of the
won't provide for larger graphics in all cases.
sign.
SUMMARY OF RECOMMENDATIONS
Should the ARB choose to discuss this application, staff recommends the following as the primary points of discussion:
1. The use of two proposed sign types: channel letters and graphics 2. The use of graphics in the tower without channel letters
3. Specifying maximum letter height 4. Multiple colors for graphics
Staff recommends approval of the comprehensive sign plan for the Rolkin Road Retail Shops building as outlined in the table below, with the following
conditions. (Note that in the table proposed additions to the applicant's criteria are highlighted yellow and deletions are °tree k thr-e ig .)
1. Revise the drawings to reflect the general guideline that the sign area shall allow for sufficient unoccupied space around the sign letters.
2. Revise the drawings to show sign bands on the brick side walls.
3. Eliminate the sign band "above grade" dimensions from the sign criteria.
4. Revise the drawings to consistently indicate that if a raceway is used, its color will match the color of the surface to which it is attached.
5. Correct the details numbers and names on Sheet 2 of 3.
SIGN FEATURE
SIGN CRITERIA
Sign type
Channel letter
Colors
Letters
Face: White translucent acrylic; Trim cap /return: Matthews 313 Dark Bronze
Raceway
To match the color of the wall to which it is attached
Graphics
No limit to overall graphic colors as long as individual tenant graphics total number is limited to three and all colors have a
coordinated appearance.
Locations
See accompanying building elevations for the location of sign bands and placements.
Gha+ el Lett Signs shall be centered vertically within in !ease building °*^r -effe t in the designated sign band and centered
horizontally with a single, pair, or group of first story windows or doors in the designated sign band.
Sign Band A� 14.5' 19.5' Sign Band & 15.5' 20' Sign Band Q 17' 24'
above grade; above grade; above gfade
Graphics may be used independent of channel letters within the sign band on the tower.
Size
Letters
"
Channel Letter- etu���i.Standard guidelines regarding size and proportion apply.
czxtmricr
Graphics
Maximum height not to exceed the tallest letter in the sign. When used, graphics shall be sized and located to appear as an integral
part of the overall sign.
Illumination
Letters
Signs may be internally illuminated.
If LED: The level of illumination provided will not exceed the illumination produced by a single stroke of 30 milliamp (ma)
neon. (Note on every application.)
Graphics
For- irate ,. ly illu ina4e , eabi et style R~ ...hies e : Opaque background required. (Note on every application.)
Letter type/font
Unlimited