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PZC Packet 100212
Staff Report — Sign Program October 2, 2012 Planning & Zoning Commission Meeting Report date September 28, 2012 Project type Sign Design Legal description Lot 25, Block 1, Benchmark at Beaver Creek Subdivision Zoning Light Industrial and Commercial (IC) Address 20 Nottingham Road Prepared By Jared Barnes, Planner I Summary of Requests The Applicant, Chuck Boncordo, representing Winner Storage (the Owner), has submitted a Sign Design application for the Self -Storage Building at 850 Nottingham Road, also described as Lot 25, Block 1 of the Benchmark at Beaver Creek Subdivision (the Property). The Sign Design application proposes two (2) signs: a building mounted double -sided blade sign; and, a freestanding sign. Property Description The Property is located on the north side of Nottingham Road, just west of the intersection with Metcalf Road. The Property is developed with a self -storage facility consisting of three (3) separate buildings. The main building is located closest to Nottingham Road and currently contains a building mounted sign. A vicinity map is attached (Exhibit A). Planning Analysis As stated above, this commercial building contains a single tenant and does not currently have an approved Master Sign Program (MSP). As such, the governing sign regulations are the Sign Code (Chapter 15.28, Avon Municipal Code). The applicant is proposing two (2) separate signs as discussed below. First, is a building mounted blade sign which is proposed as Sign A and best presented on Page 2 of Exhibit B. The proposed blade sign is to be doubled -sided and will be located where the existing building mounted "U -Store -It" sign is located on the southern elevation of the main building. The blade will be constructed of an aluminum cabinet that will be painted brown to match the existing sign background. The blade sign measure fifteen inches (15") by ninety-seven inches (97") or ten and one-tenth (10.10) square feet. The blade sign will contain the words "STORAGE" in individual pan channel letters. The sign will be internally illuminated and will contain white faces. Second, is a freestanding sign located adjacent to Nottingham Road which is proposed as Sign B and best presented on page 3 of Exhibit B. The freestanding sign contains a stucco base with an internally illuminated double -sided cabinet sign. The cabinet sign measures eighty-five inches (85") by forty-five inches (45"), or twenty-six and one-half (26.56) square feet. The cabinet sign sits on a thirty-six inch (36") by forty-nine inch (49") stucco base, for a total sign height of eight feet (8'). The freestanding sign will be located in front of the main building and will be setback ten feet (10') from the property line. The site plan also indicates a landscape island with a five foot (5) perimeter around the sign. The proposed signs total thirty-six and two-thirds (36.66) square feet in total area as only one -side of double -sided signs are counted towards sign area. The Sign Code allows individual business lots to have a maximum of one (1) square foot of signage per lineal foot of building front. The October 2, 2012 PZC Meeting — Lot 25, Block 1, BMBC CubeSmart Signage Property's main building contains approximately forty-two feet (42') of building front and the proposed signage complies with the maximum allowed by code. The proposed blade sign meets the requirements of the Sign Code. Individually mounted pan channel letters are an allowed sign type and material. The proposed white face of this sign will affect the internal illumination of the sign, by allowing a greater amount of light to emit from the sign. Although, the Sign code does not have specific regulations for sign lighting, as discussed below, it appears the 638 lumens produced at the face of the sign is suitable for the type of sign and area it is proposed within. Staff does have concerns about the freestanding sign. Both the setback and landscaping meet the code standards, but Staff is concerned with the lack of information for the landscape island, as there are no specifications as to what type of landscaping will be installed. In addition, Staff is concerned about the materiality of this sign as interior -lit box -type plastic signs are discouraged in the Sign Code (§15.28.060(c)), which the proposed sign is similar to. The amount of illumination appears to be excessive as the cabinet box will produce 6,480 lumens at the face of the sign. The Sign Code (§15.28.060(g)) allows illumination, but states that lighting should be of no greater wattage than is necessary to make the sign visible at night. The code doesn't provide standards for the maximum number, but by comparison, the Outdoor Lighting Ordinance only allows non -full cut-off light fixtures to have a maximum lumen output of 1,000, which is equivalent to a 60 watt incandescent bulb. Furthermore, Staff is concerned that there will be visual impact from the illumination and the potential for light pollution onto neighboring properties. By comparison, the Mountain Center property to the west utilizes cabinet box signs for their tenant ID signs, and at night the internal illumination is impactful on the area and can be seen from across the highway due to the light colored background of the similar box signs. The proposed freestanding sign is dissimilar from other freestanding signs in the area as most of the adjacent properties in the IC zone district either do not have freestanding signs or have ones that utilize external illumination. In addition, most adjacent properties do not use cabinet box type signs with the exception of the Mountain Center as noted. Review Criteria §15.28.070, Design Review Criteria. The Planning and Zoning Commission shall consider the following items in reviewing proposed designs: (1) The suitability of the improvement, including materials with which the sign is to be constructed and the site upon which it is to be located; (2) The nature of adjacent and neighboring improvements; (3) The quality of the materials to be utilized in any proposed improvement; (4) The visual impact of any proposed improvement, as viewed from any adjacent or neighboring property; (5) The objective that no improvement will be so similar or dissimilar to other signs in the vicinity that values, monetary or aesthetic, will be impaired; (6) Whether the type, height, size and/or quantity of signs generally complies with the sign code, and are appropriate for the project; (7) Whether the sign is primarily oriented to vehicular or pedestrian traffic, and whether the sign is appropriate for the determined orientation. October 2, 2012 PZC Meeting — Lot 25, Block 1, BMBC CubeSmart Signage Staff Recommendation Staff recommends that the Sign Design application be approved with the following condition: 1. The freestanding sign is not approved due to a lack of compliance with the Review Criteria as listed in §15.28.070. Exhibits A: Vicinity Map B: Proposed Sign Specifications October 2, 2012 PZC Meeting — Lot 25, Block 1, BMBC CubeSmart Signage -4 fl • qya / �. • YW r. aI ap LU EXHIBIT B Z . 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O OuaC CZ mm W a b < t= �` C7 cD O y r c ~iO C Y R i i : r =r- �•` y - 0 0 0 C C m N E cc • -° 'fib *� # 6: - � y ti T e co m .�� 40 _ - F i a!g' ,�y �•' b, III'V V' � O lk •R••. iii i JjF 1 T d i 4,y, • �•. a i d O' 'gip=y e >. — 3 .lY p �• -y a :. ... � a 3 T C y N U F -v f°�aao�'Smcn Staff Report — Sign Program October 2, 2012 Planning & Zoning Commission Meeting Report date September 28, 2012 Project type Master Sign Program — Mixed -Use Building Legal description Lot 72, Block 2, Benchmark at Beaver Creek Subdivision Zoning Shopping Center (SC) Address 110 Beaver Creek Blvd Prepared By Jared Barnes, Planner I Summary of Requests The Applicant, Monte Park, representing the Buck Creek Plaza Condominium Association (the Owner), has submitted a Master Sign Program (MSP) application for the existing multi -tenant Commercial Building at 110 Beaver Creek Blvd, also described as Lot 72, Block 2 of the Benchmark at Beaver Creek Subdivision (the Property). The proposed MSP (Exhibit B) sets forth parameters for six (6) building mounted tenant sign locations, lighting specifications, framing system specifications, and tenant panel specifications. Property Description The Property is located to the northeast of the Beaver Creek Blvd and Beaver Creek Place intersection. A mixed-use building was constructed on the Property in 1980 with commercial retail in the basement and main level, commercial office on the second story and residential uses on the second and third stories. A vicinity map is attached (Exhibit A). Planning Analysis The Property never established a MSP, but used the sign code for all previously approved signage. As outlined in §15.28.080(16), sign programs are encouraged for all projects, and are required as a part of the design review process for all proposed projects. The Applicant is proposing to establish a MSP for the Buck Creek Plaza building. Location and Type The proposed MSP (Exhibit B) sets forth standards for types of signage as well as locations of signage. The MSP requires that all signs be building mounted, utilizing a framing system which allows for tenant panels to be affixed to the frame. The illustrations attached to Exhibit B, show the framing system and their respective locations on the existing building. The proposed MSP also limits the signage to four (4) west facing frames and two (2) south facing frames. The MSP also assigns one (1) west facing frame and one (1) south facing frame to the first floor tenant, while the remaining four (4) frames will be assigned to second story tenants on a "first-come, first -serve" basis. Size The size of each framing panels is three feet (3') by ten feet (10'). The proposed MSP requires that the tenant panels have a minimum of a three inch (3") boarder around the circumference of the tenant panels. This further restricts the allowed tenant panel signage to two and one-half feet (25) by eight feet (8') or twenty (20) square feet. The MSP does allow for "broken borders" for first floor tenant signage only. "Broken Borders" allow the Tenant Panel to exceed the maximum area for no more than twenty percent (20%) of the length of the panel and no more than two inches (2") beyond the framing system. As proposed, the second story tenant panels are not allowed to utilize October 2, 2012 PZC Meeting — Lot 72, Block 2, BMBC Buck Creek Plaza MSP the "broken borders" and must have their tenant panels comply with the maximum size indicated above. The Sign Code (§15.28.080(2)) limits a property's allowable signage to one (1) square foot of signage for the first thirty-two (32) lineal feet of building front and one-third (1/3) square feet of signage for any additional lineal feet of building front thereafter. §15.28.080 further allows the PZC to increase the maximum signage area if approved by a MSP. The Property contains two -hundred and thirty-two (232) lineal feet of building front along Beaver Creek Blvd and Beaver Creek Place when measured at the second story. Since the property contains parking underneath the building footprint at the ground level, Staff is utilizing the perceived building front which is the second story footprint for the purposes of calculating maximum sign area. This equates to a maximum sign area of ninety-eight and two-thirds (98.66) square feet of signage. The total area of the six (6) proposed signs is one -hundred and twenty (120) square feet, but does not include the additional sign area allowance for "broken borders". Staff supports the requested increase of one -hundred and twenty- one percent (121 %) in allowable sign area due to the number of tenants and multiple building fronts. General Requirements The Applicant has proposed the inclusion of a General Requirements section. This section sets forth parameters for approval from the landlord/owner and the Town of Avon, installation and maintenance, amendments to the program, temporary signage and window signage. This section resembles general requirement for many other MSPs throughout the Town of Avon. This section does contain a unique requirement for the Buck Creek Plaza. Second story tenants are limited to multi -panel signage only, unless the second story tenant has 1,500 square feet of space at which time the second story tenant may consume an entire sign frame with a single tenant sign. Window Signs The proposed MSP includes allowance for window signage and mirrors the Town of Avon's window sign requirements. The proposed MSP limits window signage to 25% of a contiguous window bank. Design Details The MSP provides compatible signage through the use of sign illumination, framing systems, and tenant panel sizes. The MSP does allow for flexibility with regard to sign content, graphics, materials and colors, with the exception of florescent colors which are prohibited. As stated earlier, all tenant panels are capped at a maximum of two and one-half feet (2.5') by eight feet (8') for single tenant signs with the exception of the "broken border" clause for the first floor tenants. In addition, all tenant panels are required to be affixed to sign frames that are mounted to the building. The MSP provides specifications for specific sign illumination, but doesn't require the illumination for every sign frame. If illumination is chosen for a sign frame system, then it is capped at a maximum of two (2) fixtures per frame. Review Criteria §15.28.070, Design Review Criteria. The Planning and Zoning Commission shall consider the following items in reviewing proposed designs: (1) The suitability of the improvement, including materials with which the sign is to be constructed and the site upon which it is to be located; (2) The nature of adjacent and neighboring improvements; (3) The quality of the materials to be utilized in any proposed improvement; (4) The visual impact of any proposed improvement, as viewed from any adjacent or neighboring property; October 2, 2012 PZC Meeting — Lot 72, Block 2, BMBC Buck Creek Plaza MSP (5) The objective that no improvement will be so similar or dissimilar to other signs in the vicinity that values, monetary or aesthetic, will be impaired; (6) Whether the type, height, size and/or quantity of signs generally complies with the sign code, and are appropriate for the project; (7) Whether the sign is primarily oriented to vehicular or pedestrian traffic, and whether the sign is appropriate for the determined orientation. Staff Recommendation Staff recommends that the "Master Sign Program" application for the Buck Creek Plaza, Lot 72, Block 1, Benchmark at Beaver Creek Subdivision, be approved as proposed. Exhibits A: Vicinity Map B: Proposed Master Sign Program October 2, 2012 PZC Meeting — Lot 72, Block 2, BMBC Buck Creek Plaza MSP k� 1 ,:t k y� Q. r- °_. J' f A: — Residential Streets N�0 r. lns imo..naparcca er ina mm�vwk �a�mm�u,i rrno.�n�+.m� uwMlm — ® Property Boundaries^ raura[�Mnm dll ��.enl&n9tl MOln Lrc.Yad UI CmunucN I:�r.9bpi..rl0ipuurrtr�l Graphics lac Exhibit B Buck Creek Plaza Master Sign Program GENERAL REQUIREMENTS: In the following sign program reference to owner or tenant are to be considered one in the same. 1. Approval Process/Permits: All signage shall be in accordance with Buck Creek Plaza Building sign program. All owners/tenants must submit drawings and specifications for proposed signage and must be pre -approved by Building Association prior to submittal to the Town of Avon for approval and permitting. All building signage shall be approved and permitted by Town of Avon prior to installation. Incurred costs for submitted art work and permit fee shall be at owners/tenant's expense. 2. Requirements & Options: Tenants are not required to, but have "first- come, first -serve" option to apply with building manager for designated tenant space allocated on the Building. Tenants must have minimum of 1,500 sq ft (or be part of a 1,500 sq ft office) of space to be eligible for an individual exterior sign, but all tenants are allowed exterior signage on a multi -tenant panel. Tenant signage must represent Buck Creek Plaza business only. 3. Installation: All installation expenses are to be the responsibility of the tenant. A licensed electrician is required for any lighting installation. All workmanship and specifications will comply with Benchmark Building sign program and all applicable government regulations. 4. Maintenance: Tenant Signs are to be kept well-maintained and to building standard. Lighting must be kept in good repair. Physical condition of tenant signs should be maintained, no missing letters or characters, paint kept fresh and not faded, etc. Landlord holds rights to require tenant improvement or repair to any sign that falls below building standard. Any repair requirements will be presented in written form to tenant by the Building manager/Condominium Association. Failure to meet maintenance needs required by written notification with -in 60 days constitutes a violation of a tenant's association agreement and will constitute the removal of the sign by the tenant. 5. Temporary Signs: New Tenants may place a temporary sign in allocated sign location while permanent sign is under construction per Town of Avon's side code. Temporary signs for sales, special events, etc. must be approved by Building Manager prior to posting and be in compliance with Avon Town Code. 6. Window Graphics: Window graphics should be of professional quality utilizing vinyl or digital mediums only. Window Graphics must be approved by Building Manager and be in compliance with Avon Town Code, allowing for no more than 25% of a contiguous window bank to be covered in signage. No Pagel of 3 • & Graphics uc Exhibit B Buck Creek Plaza Master Sign Program interior signs notices, posters, etc. are allowed in common areas with -out Building manager approval. TENANT SIGN DESCRIPTIONS: 1. Tenant Sign Locations: Exterior Tenant signs shall be designated as Primary first floor tenants and Secondary second floor tenants. Tenants will be allocated designated sign spaces by the building association and will be located as shown in attachment. Exterior sign locations are limited to four (4) West facing locations and two (2) South facing locations. (See sign location exhibit attached) a. First floor tenants will have two (2) fixed designated placement positions: one (1) on the West side of the building and one (1) on South side of building. b. Second floor tenants will have four (4) fixed designated placement positions: three (3) on the West side of the building and one (1) on the South side of the building. 2. Design Criteria: Tenant signs shall consist of a framing panel consistently sized for all tenant signs, with Tenant Panels attached to the framing panel. a. Framing panels will all have same painted color, shape and border trim. A minimum of a 3" border around the circumference of the tenant panel area showing the framing panel is required for all exterior signage. b. West facing tenant panels will be added to the framing panel containing business name, logo(s), etc. The design of the tenant panel will be determined by tenants and are encouraged to use individual designs, materials, colors, use of logo, etc., but fluorescent colors are prohibited. Broken borders are allowed within a smaller portion of allocated sign area to give unique shape options to tenant signs. Broken borders shall not exceed 2" beyond the framing system and should not exceed 20% of the entire length of the panel itself. Broken borders may include letters, logo's, basic sign shape with elements that break outside rectangular shape of sign frame. Building association has right to revoke any request for broken border signs as is deemed overbearing or not in design guidelines intended by sign program. c. South facing tenant panels for first floor primary tenant shall follow west facing design criteria. Design criteria for multi -tenant sign will allow up to a maximum of four (4) individual tenant panels within the allocated sign area. All tenant panels shall be alike in panel shape. Designation of the tenant spaces on the multi -tenant sign will be based on a "first-come, first - Page 2 of 3 • & Graphics uc Exhibit B Buck Creek Plaza Master Sign Program serve" basis and allocation will be approved by building association and tenants sharing costs of sign. 3. Sign Lighting: Sign Lighting may be opted for at tenant's discretion. Lighting shall conform to the standard designated lighting fixture (See lighting exhibit). All exterior signage shall have a maximum of two (2) exterior light fixtures per framing panel. 4. Tenant Panel Removal: Tenant signs shall be the responsibility of and at the expense of the tenant. Base substrates and lighting components for tenant signs become fixed building assets and may not be removed once installed. The Landlord reserves the right to withhold the expense of removing any tenant signage from deposits held of tenant space or lien the tenant for all costs incurred in said removal. Any damage to the stucco or building exterior pertaining to sign installation or removal is at the expense of owner/tenant of sign application. EXTERIOR SIGN SQUARE FOOT ALLOCATION SUMMARY: West side signage: 4 locations @ 2.5'x 8'- 20 sq ft x 4 = 80 sq ft South side signage: 2 locations @ 2.5'x8'- 20 sq ft x 2 = 40 sq ft Total Tenant signage= 120 sq ft Total building frontage (measured at 2nd story): W. Beaver Creek Blvd — 150' Beaver Creek Place — 82' Page 3 of 3 aA MASTER LIGHT FIXTURE l l l l 10' Al ICK fRFFK PI did Hl1d moo © - SIGN LOCATION EXHIBIT WEST U 080 aluminum sign base plate painted Metallic MAP Dk Bronze BUCK CREEK PL HOA onre: =4112 ARl Kev LESLIE 90.95 5 FlX 11101945 x6I0I ooFerffiv: Single Tenant Panel Exhibit /Copy Only 30" x 96" removable tenant panel 26"h V logo rider mounted with stand-offs Full digital' print logo '.. y6.. 10, , 'Standard .080 Aluminum Base Plate Metallic MAP Dk Bronze '3M Imitation Gold Vinyl Border & Flueur = PMS 7510C Tenant Panel Exhibit /Broken Border Logo / Grape Accent 30" 3' Sign Program Standard Florescent South Facing Multi Tenant Panel Exhibit Light Fixture with Sample Tenants ' 4'' 3' 14" x 48" removable tenant panels _...... IU Sign Program Standard Florescent Multi Tenant Panel Exhibit tight Fixture with Sample ShapedTenants - .4 4 - 30" x 30" removable tenant panels CLIENT. BUCK CREEK PLAZA HOA DATE 8/24/12 &Cra0l949.m ThIe FAX, (990)9a9-4699 1 ocnarthanrvnan BUCK CREEK PLAZA LIGHTING CUT SHEET 2 PER TENANT PANEL Extruded Aluminum 47- r �� earn FFL-54T5HO October 2, 2012 Avon Planning & Zoning Commission Meeting To Avon Planning and Zoning Commission From Matt Pielsticker, Planner II Date September 28, 2012 RE Title 7: Development Code Amendments Summary The purpose of this Memorandum is to summarize Avon Development Code ("ADC") sections that have been earmarked for possible amendments. It was informally agreed upon that after the Village (at Avon) amendments had been processed by the Planning and Zoning Commission ("PZC"), and as time permits, Staff would begin to assist with preparing and processing amendments that have been identified as candidates since adoption of the ADC. Background Title 7, ADC, became effective on November 16, 2010. Since that time and through implementation of different processes and various application types, Town Staff and the PZC have observed sections that may benefit from further analysis and potential amendments. For example, PZC recently reviewed the additional landscaping perimeter requirements for the Northside project and determined that they may be over burdensome. Staff has continuously struggled with the differentiation between "minor" and "major" PUD Amendments and the related procedures and criteria for both. Some amendments have already taken place (i.e. flat fees instead of pass through accounts for minor applications, temporary use regulations), while other sections are still in need of further evaluation. Potential Amendments Several forthcoming amendments are anticipated, and in order to begin the process Staff has identified a list of code sections for consideration. After reviewing and discussing the following sections, it is recommended that the PZC prioritize the list in order of importance for Council's consideration since they will ultimately be the body initiating the process. 1. Historic Preservation When the ADC was codified, the then existing procedures related to the establishment of a Historic Preservation and the procedures for nominating properties or structures for listing were inadvertently removed from the Municipal Code. This was brought to the attention of the Town Council by the Committee, and Council ultimately directed Staff to start the process to re-establish these procedures and related regulations. 2. §7.06.020(d)(2) — Mailed Notice This section requires mailed notice for zoning amendments, subdivision, PUD, and variance applications. In order to provide consistency with the previous AMC requirements and to give adequate notice to neighboring property owners for Special Review Use ("SRU") permits, it is recommended to include SRU permits in the list of required application types for Mailed Notice. 3. §7.16.020(g) — Minor Amendment This section is intended to regulate minor amendments to approved development plans if meeting the eligibility requirements (i.e. less than 10% increase in height). This section is also the cited section to handle Minor PUD Amendments. Staff has struggled with the implementation of these procedures for PUD amendments due to the irrelevance of the applicability criteria and lack of review criteria. This section appropriately addresses amendments to development plans and standards; not zoning standards or uses associated with PUD districts. 4. §7.20 — Zone Districts Neighborhood Commercial (NC) The intent statement and water dedication requirements speak to residential and mixed- use development up to 7.5 DU/acre; however, the zoning standards chart does not indicate a density allocation. Staff recommends adding the prescribed 7.5 du/acre to the zone district chart. 5. Table 7.24-1 — Allowed Uses Industrial Commercial (IC) During the review of a SRU permit in the IC district, PZC discussed the need to reassess the permitted and list of uses eligible for SRU for this particular district. Town Center (TC) The TC district currently permits "Lodging" uses, but does not indicate "multi -family" or "accessory dwelling units" as permitted uses in the allowed use table. 6. §7.28.050(f)(1) — Parking Lot Perimeter Landscaping The section requires 1.2 landscape units per lineal foot of parking lot perimeter, and the number appeared to be abnormally high to achieve the desired screening requirements. Through implementation, this section was identified by PZC as a candidate for amendment. Process Amendments to the ADC may be initiated by the Town Council, any property owner within the Town, or any registered elector within the Town. Section §7.16.020, General Procedures, ADC, contains the review procedures for amendments. After amendments are initiated by the Council, PZC would conduct a public hearing and provide a recommendation to Council. After a public hearing with Council, amendments are approved by Ordinance. §7.16.040(c), Code Text Amendment Review Criteria As a reminder, when contemplating these amendments the PZC shall use the following review criteria as the basis for recommendations to amend the text of the Development Code: (1) The text amendment promotes the health, safety and general welfare of the Avon Community; (2) The text amendment promotes or implements the goals and policies of the Avon Comprehensive Plan; (3) The text amendment promotes or implements the purposes stated in this Development Code; or (4) The text amendment is necessary or desirable to respond to changed conditions, new planning concepts or other social or economic conditions. Recommendation Staff recommends that the PZC review this list and prioritize amendments accordingly. Given that the Historic Preservation standards are already drafted and Council has provided direction to initiate the Historic Preservation standards, Staff would recommend that these particular amendments take precedence.