City of Lafayette Staff Report

Transcription

1 City of Lafayette Staff Report For: By: Meeting Date: July 27, 2015 Subject: Design Review Commission Greg Wolff, Assistant Planning Director SS12-15 Merrill Gardens request for a study session with the Design Review Commission to discuss installing a new monument directional sign at 3464 Mt. Diablo Boulevard. APN STUDY SESSION A study session is not a formal application for development that results in a commission taking action on a specific project. Rather, it is an opportunity to informally discuss a contemplated project with the Design Review Commission and receive feedback on what is presented. The required findings that the Commission would need to make if/when a formal application is submitted are included below to inform the conversation. Since there is no formal application and the fee for study sessions is kept low to encourage their use, the staff report simply provides and overview of applicable regulations and does not include a complete analysis and discussion of whether the project meets those regulations. FINDINGS If a formal application is submitted, the following findings must be made in order to approve the project Design Criteria of the Sign Ordinance As required by Section of the Lafayette Municipal Code, the Design Review Commission shall apply the following design criteria in reviewing each sign application: 1. Architectural Compatibility. The sign shall be compatible in size, character and quality of design with the exterior architecture of the premises and other structures in the immediate area. 2. Simplicity. To the extent feasible, the sign should be graphic and with limited use of words, with the design emphasis on simplicity of style. A simple design or abstract graphic design is preferred. Similarly, a simple sign frame and supporting structure is preferred. 3. Identification. A commercial sign should be designed for the primary purpose of identifying a business or office. 4. Fewer Signs. In the use of the total sign allowance at a particular premise, the use of a minimum number of signs is preferred to the use of many signs so that a cluttered effect is avoided. 5. Shape, Size and Orientation. The shape of a sign should not conflict with the architectural lines of its setting. Signs should be directed toward the passing motorist and the pedestrian. No sign should be designed to be readable from the freeway or to attract motorists from a great distance. 6. Illumination and Colors. A sign must not overpower its surroundings through hue, saturation and brilliance or close combination of incompatible colors. Sources of illumination should be screened from public view and should be designed to avoid glare onto a street or adjacent property. 7. Landscaping. A sign should be placed with consideration for existing and future growth of trees and other landscaping. A freestanding sign must be placed in a landscaped area or planter, with landscaping maintained in a thriving manner. 8. Compatibility with Adjacent Uses. The design and location of a sign should not impair the visibility or the design quality of existing conforming signs.

2 Design Review Commission SS12-15 Merrill Gardens Staff Report July 27, Criteria for Freestanding Signs. A freestanding sign allowable under Section (c) must meet the following requirements: (a) There may be only one freestanding sign per street frontage. (b) The height of the sign may not exceed eight feet from the ground. (c) The sign may not exceed 25 square feet in area per side unless otherwise permitted in this chapter. (d) A freestanding sign is only allowed when it is reasonably necessary. For example, a freestanding sign may be reasonably necessary when: (1) The building in which the business is conducted is set back from the street or obscured from view by an adjacent structure or vegetation in such a manner that adequate identification cannot be obtained from signs attached to the building; or (2) The architectural style, materials or elements of construction are such that a sign attached to the building would be in conflict with the design or character of the building. (e) A freestanding sign may be used only to announce the name of the business or site, the address, and the principal classification of goods sold or service offered on the premises. (f) The sign must be placed in a landscaped area or planter and the landscaping must be continuously maintained. (g) A freestanding sign requires design review approval before a permit may be granted. If a variance is triggered, the following findings would need to be made in order to approve the variance Required Findings for Sign Permit Variance When practical difficulty, unnecessary hardship or a result which is inconsistent with the purpose and intent of this chapter occurs from the strict application of this chapter, the design review commission may grant a variance with respect to the regulations in this chapter relating to the height, area, location or number of signs allowed if it finds that all of the following conditions exist: 1. Because of a special circumstance concerning the subject property, including size, shape, topography, location or surroundings, the strict application of this chapter would deprive the applicant of privileges enjoyed at other properties in the vicinity and in the same land use district; 2. The variance would not constitute a grant of special privilege which is not generally available to other property in the vicinity and in the same land use district; 3. The special conditions or unique characteristics of the property were not created by the applicant, property owner, tenant, lessee or any party otherwise in control of the property. RECOMMENDATION This is an informational item; take no formal action. Provide feedback to the applicant. ATTACHMENTS 1. & letter articulating need for the freestanding sign 2. Plans and Visibility Analysis

3 From: Angela Levenda Sent: Monday, July 13, :01 PM To: Cass, Michael Cc: Wolff, Greg Subject: RE: Merrill Gardens - Study Session scheduled for 7/27/15 Hi Michael, Merrill Gardens Lafayette Please see Merrill Gardens Written Statement supporting the needed for the proposed signage as well as the site conditions of the property illustrating the visibility hardship and the need for the directional monument sign. The sign location on Mt. Diablo was selected in order to capture the attention of visitors to Merrill Gardens and redirect them to the main entry located on Second Street. Currently, visitor enter the property at the courtyard area located on Mt. Diablo and wander around until they find assistance. The property lacks proper wayfinding signage to accurately direct visitors to the main entry. With the addition of the direction monument sign on Mt. Diablo, the property will have a better way to communicate the property identification and direct people. Thank you for accepting and advise if you have any questions. Merrill Gardens will have (2) people attending the review hearing and I will be available via cell phone to conference call in. Have a Great Day! Angela Levenda Project Manager d c f verticalvs.com w th Street SW Mountlake Terrace, WA

4 Merrill Gardens at Lafayette Signage Request We very much appreciate the opportunity to work with the City of Lafayette to collectively work through signage concerns for our property located at 1010 Second Street. This statement will highlight the key points identifying the need for this sign. Currently, the property has only (1) one sign designating the building as Merrill Gardens. This sign is located on Second Street installed at the main entry canopy which is set back from the street approximately (30 ) thirty feet. At this setback distance, visibility of the signage from the intersection of Second Street and Mt. Diablo is impossible for residents, guest and vendors visiting Merrill Gardens thereby creating a visibility hardship. The property is in need of an architectural directional sign that helps guide people to the main entrance on Second Street. With Mt. Diablo as the main arterial street used by visitors, the addition of the sign will allow the ability to properly guide visitors, new residents and vendors to the facility. It is important to note that proper wayfinding along Mt. Diablo Boulevard would lead to decreased traffic congestion created by visitors passing by the property, then finding a place to turn around and then traveling back to take another look to find the entrance. Our General Manager, Marti Dion, directly hears from at least five people per day that discover the building entrance is confusing. Even prospective residents with scheduled tours who have properly looked up the address and directions prior to their visit are having a difficult time, indicating that they could not find the entrance or weren t sure where to go. Feeling lost or confused may add stress to an already stressful situation, coupled with struggling to find the entrance to our building. This does not create the Love Lafayette environment we re striving for in partnership with the City. Merrill Gardens strives for each initial individual experience to be exceptional for both residents and guest. This visibility hardship has a direct impact on Merrill Gardens ability to lease up the property. We projected to be at least 80% occupied by this time after opening and we are 31 units behind schedule. Increased occupancy will lead to more jobs and increased economic profitability for the City. With higher occupancy, more residents and visiting family and friends will spend time and money in the City of Lafayette. They will spend money at local restaurants, shops, grocery stores, gas stations and more. In addition, increased occupancy will lead to more staff to accommodate the new residents. Once the property is fully leased, we will have added 13 more team members to our staff. These individuals will be hired from Lafayette and the surrounding communities. Increased occupancy will also lead to increased spending for operational expenses. This includes local vendors like a gardening service, weekly entertainers, exercise vendors, and a number of home health nurses. Merrill Gardens gladly offers the use of our common areas to the local Chamber of Commerce, Rotary Club, and other groups on a regular basis. We want all of these individuals to have a positive experience finding our entrance. Improved visibility along Mt. Diablo Boulevard will also lead to improved retail engagement, improving the curb appeal for potential retail tenants which will benefit the city economically. We want to thank you for your time in reviewing this information. We look forward to meeting with you on July 27th to further discuss this opportunity..com merrillgardens.com

5 th Street SW Mountlake Terrace, WA Merrill Gardens Exterior Directional Sign Lafayette CLIENT Merrill Gardens - Lafayette PROJECT Directional JOB INFO Initial Date: 04/09/15 Rev. Date :06/04/15 Revision #: R3 Designer: Nathan Lumzer Sales Rep: Angela Levenda File: MG-Lafayette-Directional R3 APPROVAL Sales Production Client Use Only Approved Approved w/ Comments Resubmit Date: Signature: This drawing and all specifications are proprietary property of Vertical VS, Inc. Reproduction or duplication of these drawings without expressed written permission by Vertical VS, Inc is a violation of federal copyright laws. These drawings may not be shared with anyone other than the client and representatives of Vertical VS, Inc. The fabrication or construction of the products defined by these specifications by anyone other than Vertical VS, Inc or its authorized representatives is prohibited by law.

6 Merrill Gardens - Directional - ST-01: Qty:01 Project Address: 3454 Mount Diablo Boulevard, Layafette, CA, USA th Street SW Mountlake Terrace, WA Parcel Tax ID Numbers: , , , , Zoning: C-1 Senior Housing Overlay District County: Contra Costa Property Line: CLIENT Merrill Gardens - Lafayette PROJECT Directional JOB INFO Initial Date: 04/09/15 Rev. Date :06/04/15 Revision #: R3 Designer: Nathan Lumzer Sales Rep: Angela Levenda File: MG-Lafayette-Directional R3 APPROVAL 229'-9 1/2" Sales Production Client Use Only Approved Approved w/ Comments Resubmit Date: Signature: This drawing and all specifications are proprietary property of Vertical VS, Inc. Reproduction or duplication of these drawings without expressed written permission by Vertical VS, Inc is a violation of federal copyright laws. These drawings may not be shared with anyone other than the client and representatives of Vertical VS, Inc. The fabrication or construction of the products defined by these specifications by anyone other than Vertical VS, Inc or its authorized representatives is prohibited by law. ST-01 Site Map: Scale: 1/32 = /4 SM

7 Merrill Gardens - Directional - ST-01: Qty: / /2 Total Height 8'-0" from to of planter Inside Color: MP White Wood MAIN LOBBY & PARKING ON 2ND ST / /2 0-3 Description: Non-Illuminated Monument Sculpture Fabricated aluminum frame with.063 aluminum cladding. Frame and inside cladding to be painted: MP White Wood Outside cladding to be painted: MP Chocolate Bliss Directional Panels: 1/4 thick directional panels with opaque vinyl applied to faces. Panels to be painted: Match to PMS 5405C Vinyl: 3M White Panel mounted to monument with counter-sunk mechanical fasteners. Fasteners to be painted to match. Installation: Bottom of monument to be bolted to concrete anchors and studs located in planter bed. Studs to mount through mounting plate welded to frame and fastened into place. CLIENT Merrill Gardens - Lafayette PROJECT Directional JOB INFO APPROVAL Sales Production th Street SW Mountlake Terrace, WA Client Use Only Approved Initial Date: 04/09/15 Rev. Date :06/04/15 Revision #: R3 Designer: Nathan Lumzer Sales Rep: Angela Levenda File: MG-Lafayette-Directional R3 Approved w/ Comments Resubmit Date: Signature: MAIN LOBBY & PARKING ON 2ND ST. This drawing and all specifications are proprietary property of Vertical VS, Inc. Reproduction or duplication of these drawings without expressed written permission by Vertical VS, Inc is a violation of federal copyright laws. These drawings may not be shared with anyone other than the client and representatives of Vertical VS, Inc. The fabrication or construction of the products defined by these specifications by anyone other than Vertical VS, Inc or its authorized representatives is prohibited by law. Side View: Scale: 3/4 = 1 00 Front View: Scale: 3/4 = 1 00 South Elevation: Scale: 1/8 =

8 Merrill Gardens - Directional - ST-01: / th Street SW Mountlake Terrace, WA CLIENT Merrill Gardens - Lafayette '-1 1/2" PROJECT Directional JOB INFO Initial Date: 04/09/15 Rev. Date :06/04/ /2 Total Height 8'-0" from to of planter MAIN LOBBY & PARKING ON 2ND ST. MAIN LOBBY & PARKING ON 2ND ST. 8'-0" from to of planter 9-7 1/2 Total Height Revision #: R3 Designer: Nathan Lumzer Sales Rep: Angela Levenda File: MG-Lafayette-Directional R3 APPROVAL Sales Production Client Use Only Approved Approved w/ Comments Resubmit Date: Signature: This drawing and all specifications are proprietary property of Vertical VS, Inc. Reproduction or duplication of these drawings without expressed written permission by Vertical VS, Inc is a violation of federal copyright laws. These drawings may not be shared with anyone other than the client and representatives of Vertical VS, Inc. The fabrication or construction of the products defined by these specifications by anyone other than Vertical VS, Inc or its authorized representatives is prohibited by law. Front View: Scale: 3/4 = 1 00 Back View: Scale: 3/4 = 1 00 Back View: Frame Scale: 3/4 =

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