City of Lafayette Staff Report Design Review Commission

Transcription

1 City of Lafayette Staff Report Design Review Commission Meeting Date: October 24, 2016 Staff: Subject: Chris Juram, Planning Technician S09-16 Michael Radcliffe (Owner), C-1 Zoning: Request for a Master Sign Plan for six internally illuminated wall signs (aluminum faces and returns), painted cream to match the building, totaling 60 sq. ft. for a commercial building at 3390 Mt. Diablo Boulevard. APN PURPOSE To consider and take final action on the subject application for a master sign plan. If approved, future tenants can submit a sign permit application directly to the Zoning Administrator for determination of conformance with master sign plan. LOCATION Subject property Page 1 of 5

2 BACKGROUND On August 5, 2003, the Design Review Commission approved a master sign plan for the property (File #S06-03) subject to standard conditions. The plan included six internally illuminated channel letter wall signs with specific sign copy for each business. The plan showed 3 signs on the front of the building and 3 signs on the rear. Figure 1. Excerpt from 2003 Approved Master Sign Plan Figure 2. Excerpt from 2016 Proposed Master Sign Plan Page 2 of 5

3 The proposed master sign plan will use internally-illuminated aluminum cabinets mounted to the building walls with translucent vinyl faced push-thru letters/logo. The plan calls for 5 signs on the front and 1 sign on the rear of the building. The master sign plan does not regulate logos or fonts in terms of size, stroke, or color. This can result in significant variation and potential visual conflict between the signs, depending on the future tenant mix. One or more signs could fill the entire sign area with thickstroked bold-colored copy, while the rest could have quite the opposite. For this reason, staff recommends establishing a minimum 6 off-set from each edge of the sign cabinet as well as limiting the logo/stroke coverage to a maximum of 50% of the sign area, ensuring that at least 50% of the sign background will show through. Figure 3. Example Contrasting Sign Faces by Staff ENVIRONMENTAL REVIEW Staff evaluated the project in accordance with the California Environmental Quality Act ( CEQA ) and determined the project to be categorically exempt under Section 15311, as the project entails the installation of on-premises signage. PUBLIC NOTICE & COMMENT Property owners within 300 feet of the subject property were mailed a notice of public hearing, and the immediate area was posted at least ten (10) days prior to the initial scheduled public hearing before the initial hearing. No public comments were received at the time this staff report was prepared. REQUIRED FINDINGS The Design Review Commission must find that the proposed sign complies with all of the required design criteria in order to approve the subject application 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. The proposed signage is compatible with the size, character, and quality of design of the exterior architecture of the structure. Each sign will have aluminum faces and returns that will be painted cream to match the existing color of the building. The size of each sign fits within the existing band on the building. The layout of the signage is symmetrical and aligns with the building columns above and below. The plans appear to show the face & cabinets matching the lighter body color, while the signs would be mounted on a darker trim band. If the Commission deems it appropriate, it can Page 3 of 5

4 stipulate that the sign face and cabinets match the color of the band on which they signs are mounted. 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. The proposed signage allows tenants to use their own logo and colors to match each individual business. This finding will be further evaluated as each tenant s individual sign is submitted to the City for review and determination of compliance with the master sign plan. Each new sign will be push-through letters/logo within the illuminated rectangular cabinet. 3. Identification. A commercial sign should be designed for the primary purpose of identifying a business or office. The proposed signage is designed for the purpose of identifying the businesses. Individual tenant signs will be further reviewed against this finding when submitted. 4. Fewer Signs. In the use of the total sign allowance at a particular premises, the use of a minimum number of signs is preferred to the use of many signs so that a cluttered effect is avoided. The south elevation of the building, facing Mt. Diablo Blvd, will have 5 signs and 1 sign will be on the north elevation. The proposed amount of signage on the property complies with the development standards in the sign ordinance. The south frontage of the structure is 80 linear feet, allowing for a maximum signage area of 100 sq. ft. The north frontage of the structure is 80 linear feet, also allowing a maximum signage area of 100 sq. ft. As the primary business frontage (south elevation) is located along Mt. Diablo Blvd, staff supports the proposed sign area of sq. ft. on the south elevation and sq. ft. on the north elevation. 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. The proposed signage fits the architecture as it uses a basic rectangular shape that is sized to fit within the band between the upper and lower floors. As the primary business frontage (south elevation) is located along Mt. Diablo Blvd, staff supports the proposed 5 signs on the south elevation and 1 sign on the north elevation. 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. Each sign in the master sign plan will have aluminum faces and returns that will be painted cream to match the existing color of the building. Tenants will be allowed to use their own colors and logo on each sign. Each sign will be internally illuminated with LED lighting. 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. Page 4 of 5

5 The proposed signs are located on two building elevations and will be affected by future growth of trees. No landscape will be added or removed as part of this project. 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. The design and location of the proposed signage will not impair the visibility of existing signage, as all signage on the building will be replaced with new signage. Furthermore, the master sign plan will not affect the signage on any adjacent properties. STAFF RECOMMENDATION Determine that the project is categorically exempt from CEQA and approve application S09-16, subject to conditions. ATTACHMENTS 1. DRAFT Conditions of Approval (with shaded project-specific conditions) 2. Maps & Aerial Photos 3. Previously Approved Master Sign Plan (S06-03) 4. Project Plans, received July 25, 2016 Page 5 of 5

6 CONDITIONS OF APPROVAL S09-16 Central Lafayette Properties CONDITIONS 1. Development shall conform to the site plans, elevations, and details received July 25, 2016, on file at the City Offices, as modified by these conditions. 2. Pursuant to of the Lafayette Municipal Code, this approval shall expire one year from the approval date unless a building permit has been issued for the project. The Planning & Building Services Manager may extend the period to exercise the permit for up to one additional year, upon a showing of good cause, if such request is received in writing prior to the expiration date. 3. No changes shall be made to the approved plans without review and approval by the Planning Services Division and/or appropriate Commissions as determined by the Planning & Building Services Manager. 4. Prior to issuance of building permits for the signage of any future tenant, the applicant shall submit detailed plans to be reviewed and approved by the Zoning Administrator. 5. There shall be a minimum 6 off-set of the logo/stroke from each edge of the sign cabinet. 6. The logo/stroke coverage shall be limited to a maximum of 50% of the sign area, ensuring that at least 50% of the sign background will show through. 7. Construction plans shall conform with the approved design drawings. The applicant shall indicate to staff at the time of submittal for building permit plan check, any and all modifications, clarifications, or changes on the construction drawings from the approved design drawings. 8. Prior to release of Hold-On-Final status, and final building inspection, the applicant shall contact the Lafayette Planning Services Division at least 72 hours prior to requesting a final building inspection from the Contra Costa County Building Inspection Department. The applicant shall request an inspection of the project by Planning Services Division staff to confirm that all conditions of approval have been met and that the project was constructed in accordance with approved plans. Planning Services Division staff will release the Hold on the final building inspection when all conditions of approval have been met and a site inspection finds that the project was constructed in accordance with approved plans, including but not limited to siting, grading, retaining walls, tree protection measures, location of windows & doors, and building color. FOR STAFF USE ONLY Ongoing condition. Ongoing condition. Ongoing condition. Satisfied DATE: STAFF: Ongoing condition. Ongoing condition. Ongoing condition. Satisfied DATE: STAFF: S09-16 Central Lafayette Properties Page 1 of 2

7 9. The applicant shall defend, indemnify and hold harmless the City of Lafayette, its agents, officers and employees from any claim, action, or proceeding against the City or its agents, officers, or employees to attack, set aside, void or annul this approval, which action is brought within the applicable time period of Government Code Section In the event the City becomes aware of any such claim, action or proceeding, the City shall promptly notify the applicant and shall cooperate fully in the defense. If the City fails to promptly notify the applicant, or if the City fails to cooperate fully in the defense, the applicant shall not thereafter be responsible to defend, indemnify or hold harmless the City. Nothing contained in this condition prohibits the City from participating in the defense of any claim, action, or proceeding, if both of the following occur: (1) the City bears its own attorney s fees and costs; and (2) the City defends the action in good faith. - end - Ongoing condition. S09-16 Central Lafayette Properties Page 2 of 2

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