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HomeMy WebLinkAboutARB201600144 Staff Report 2016-12-12ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2016-144: Luxor Commercial Building #3 Comprehensive Sign Plan Review Type Comprehensive Sign Plan Parcel Identification 078000000055AD Location 1415 Rolkin Court Zoned Planned Development Mixed Commercial (PDMC)/Entrance Corridor (EC) Owner/Applicant 1415 Rolkin Court Condominium Owners Assoc./Steve Melton Magisterial District Rivanna Proposal To establish a Comprehensive Sign Plan for an existing office building. Context Building 3 is located in the Luxor commercial development just south of the circle at the intersection of Rolkin Road and Luxor Road. A large parking lot separates it from Buildings 4 and 5, which front the Rt. 250 Entrance Corridor. Two smaller office buildings and a bank building are located to the southwest. Townhouses are to the north. Westminster Canterbury is to the northeast. Visibility Signs on this building will be visible, particularly when illuminated at night. However, visibility is minimized by the distance from the street and by Buildings 4 and 5, which front the corridor. Visibility will be greater for westbound traffic than for eastbound traffic. ARB Meeting Date December 19, 2016 Staff Contact Margaret Maliszewski PROJECT HISTORY Luxor Building 3 was approved in 2010, with later amendments. A Comprehensive Sign Plan was not completed at the time of that review/approval. A Comprehensive Sign Plan was approved in 2012 for Buildings 4 and 5. ANAYLSIS REF GUIDELINE ISSUE RECOMMENDATION 1 Create a consistent and unified design approach along the Entrance In this proposal, compatibility None. Corridors. The placement, size, illumination and colors of signs can among signs would be achieved by create unity along the corridor, or they can create a disjointed, visually consistency of sign type, materials, competitive environment. Consistent and unified sign design allows the illumination type, and letter color. businesses located along the Corridor to have equal standing in visibility. The lighting type and letter size It also provides a pattern of sign placement that makes the business would also be consistent with signs locations and entrances more easily recognizable to both vehicular and approved for Buildings 4 and 5. pedestrian traffic. 10a A complete sign package shall be provided as part of the submittal materials for the review of any new multiple business center. The proposal should address how compatibility among signs will be achieved, and how new signs will be coordinated with the architecture of the building(s); the first approved sign installed in a multiple business center will establish the standard for all future signs for that center. The future review of proposals for new signs in existing multiple business centers will take into consideration the character and appearance of the existing building(s) and with existing si n(s). 10b b. Multiple business centers shall use a single sign type for all wall signs. loc c. Compatibility among signs must be maintained through color or font and typeface selection. 2 Establish simplicity and reserve as preferred characteristics for sign Sign bands are proposed in four None. design in these areas. This reflects the historic character of the area and locations on the south elevation of enhances the aesthetic qualities of the Corridor. To this end, the overall the building. The bands would be design of a sign will be evaluated concurrently with that of the building centered in the bays between the on which it will be installed. The design of a building's walls, window downspouts on either side of the locations, parapets and other architectural features will influence the building entrance. The bands have a Board's evaluation of appropriate signage.... Because each site is consistent size and placement and composed of a variety of elements that work together to create a unique the proposed locations achieve a character and appearance, ARB review of each sign proposal is guided by balanced, appropriate appearance. these sign guidelines within the context of the specific site for which the proposal is made. 9a 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. REF GUIDELINE ISSUE RECOMMENDATION 4a Placement: The design of a building's walls, window locations, parapets and other architectural features shall influence the Board's evaluation of appropriate signage. Wall signs can help establish rhythm, scale and proportion across the fagade of a building. 10d Signs must be placed on the building in a manner that establishes a unified appearance. 4b Scale and Size: Signs located within the Entrance Corridor may not Individual signs are not proposed None. exceed the size, height and setback requirements as outlined in Section with this application. This item will 4.15 of the Albemarle County Zoning Ordinance (unless the sign has be addressed when individual sign received a variance). applications are submitted for review. 4c Materials: Materials used in both the sign and support structures should Aluminum and paint are the None. complement the building and/or multiple business center (see page 14) proposed materials. These are being served by the sign. standard sign materials and they are expected to have an appropriate appearance on the building. 4d Lettering and Typeface: Lettering should be in proportion to the sign 18" high letters are proposed. None. and the building for visual clarity and overall balance. Proportion of Based on previously approved lettering includes font (size) and typeface (style). The use of three architectural drawings, this would typefaces or fewer is more appropriate for signs in the Entrance Corridor. allow approximately 1' of clear Additional typefaces may be approved only if they contribute to a space above and below the letters, balanced, legible, unified sign design. which is expected to result in a proportionate appearance. The letter height is consistent with the letters on Buildings 4 and 5. A single font (Times New Roman or similar) is proposed. Color 4e Colors must be harmonious with each other. Colors must not clash with The proposed letter color is ivory. None. other elements on the site, both when viewed in daylight and at night, Ivory is harmonious with the brick whether the signs are externally or internally lit. Overly intense color, of the building and with the such as but not limited to dayglo or fluorescent colors, are prohibited. surroundings. It is not an overly intense color. It is not the same The use of three colors or fewer is more appropriate for signs in the color that was approved for signs Entrance Corridor. Black and white are counted as colors. Additional on Buildings 4 and 5, but tenants in colors may be approved if they contribute to a balanced and unified sign those buildings have found the design. bronze color used there is difficult REF GUIDELINE ISSUE RECOMMENDATION to read during the day. The ivory For raceway -mounted channel letters, raceways shall match the wall color should eliminate that problem color. while coordinating with the other colors in the development. 9c For raceway -mounted channel letters, the raceway shall match the wall Raceways are not proposed. None. color. 4f Trademarks, corporate logos and graphics: The ARB may require that Individual signs are not proposed None. the color and scale of standard templates for trademarks, service marks, with this application. This item will corporate logos and graphics be modified. When used, trademarks, be addressed when individual sign service marks, corporate logos and/or graphics should be incorporated as applications are submitted for an integral part of the overall sign. review. Lighting 5a-b When illumination is required, the preferred solution is to externally Internally illuminated letters with None. illuminate the sign — in other words, to shine a light on the sign.... Since warm white LED halo lighting are external illumination does not fit every case, individual channel letters ... proposed. This is consistent with may also be approved. Channel letters are generally the preferred type of the signs on Buildings 4 and 5. internally illuminated wall sign because they project the total sign and are Halo lighting typically has a softer identifiable with the daytime image of the sign.... appearance than face -lit letters and will appear compatible in this location. 9 i. External illumination is preferred for wall signs. l0e i. External illumination is preferred for signs in multiple business centers. 5f Internal Illumination: Any internal illumination is considered to contribute to visual clutter and will be limited. l0e W. Internal illumination: 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). 10e W. 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). 5c External illumination is also preferred for approved graphics/logos; Individual signs are not proposed None. internal illumination may be considered for approval on a case -by -case with this application. This item will basis. The Board will evaluate the specific design for size (adjusted in be addressed when individual sign proportion to the accompanying lettering), balance, complexity, and applications are submitted for distance from and relationship to the Entrance Corridor. These factors review. will determine the extent of internal illumination that can be approved. 5g All Illumination shall be non -blinking. Blinking lights are not proposed. None. REF GUIDELINE ISSUE RECOMMENDATION 5h Exposed Light Sources: An exposed light source that forms the body of a No exposed light sources are None. sign, such as but not limited to signs formed of exposed neon, as opposed proposed. to a light shining on a sign, shall not be used in the Entrance Corridors. 9 Wall Signs 9b Channel lettering (mounted on a raceway or individual letters) is Channel letters with halo lighting None. preferred to cabinet signs because cabinet signs tend to appear less are proposed. 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. 9d The size of a wall sign shall be coordinated with the size of the Sign bands (the areas available for None. architectural element on which it is placed. The sign should not locating signs) are proposed at 18" overcrowd the architectural element, the wall, or the sign area. (See high x 18' 9" long. These bands are Illustration 6 on page 26.) Buildings and building elements should not be centered in their respective wall used as a billboard. For example, an appropriate height for channel letters areas and the sizes do not appear in a 30" high sign band is 18". This allows 6" of unoccupied space above over -scaled. Based on the and below the letters. Generally, 4" of clear space above, below, and to previously approved architectural the sides of a channel letter sign is considered a minimum, with larger drawings, there would be clearances required for larger sign bands. The ARB will consider the approximately F of clear space degree of visibility, the distance from the Entrance Corridor, and the above and below the letters. The architectural design of the building and the sign area in its determination proposed letter height is expected of appropriate sizes and placement. to appear coordinated with the architecture of the building. Visibility of the signs from the Entrance Corridor will be reduced by the distance from the street and by the buildings located along the street frontage. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Degree of visibility from the Entrance Corridor 2. Ivory letter color and halo illumination Staff recommends approval of the Comprehensive Sign Plan for Luxor Building #3 as proposed.