PC 2019-08-06_08a Oak Park Center PSP
MEMORANDUM
TO: PLANNING COMMISSION
FROM: TERESA McCLISH, DIRECTOR OF COMMUNITY DEVELOPMENT
BY: MATTHEW DOWNING, PLANNING MANAGER
SUBJECT: CONSIDERATION OF PLANNED SIGN PROGRAM 19-001; REVISION
TO PLANNED SIGN PROGRAM 18-002 FOR TENANT WALL SIGNAGE
AND THIRTY-TWO FOOT (32’) TALL FREEWAY SIGN; LOCATION –
1570 W. BRANCH STREET; APPLICANT – RICK GAMBRIL;
REPRESENTATIVE – RRM DESIGN GROUP
DATE: AUGUST 6, 2019
SUMMARY OF ACTION:
Approval of the sign program would set criteria by which future tenant signage would be
approved.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
None.
RECOMMENDATION:
It is recommended the Planning Commission adopt a Resolution approving Planned Sign
Program 19-002.
BACKGROUND:
The subject property is a previously developed commercial parcel located in the Regional
Commercial (RC) zoning district. The parcel is developed with an approximately 82,500
square foot commercial structure, most recently operated by K-Mart. The Planning
Commission approved Conditional Use Permit 18-004 on September 4, 2018, and
Planned Sign Program 18-002 on February 19, 2019. During consideration of Planned
Sign Program 18-002, public comments were made regarding the monument sign height
being consistent with the monument sign nearest the bank in the shopping center (32 feet
tall). However, the monument sign was approved at the requested twenty feet (20’).
Subsequent to these approvals, Amended Conditional Use Permit 19-001 was approved
on April 2, 2019, which allowed the further interior division of the former K-Mart building
into six (6) tenant spaces, as well as entitling an 1,800 square foot drive-thru commercial
building pad in the parking lot (Attachment 1).
The applicant has since purchased the property from the previous owner and has
returned with a revision to the previously approved master sign program for the six (6)
Item 8.a. - Page 1
PLANNING COMMISSION
CONSIDERATION OF PLANNED SIGN PROGRAM 19-001
AUGUST 6, 2019
PAGE 2
commercial tenants, sign criteria for the drive-thru building, and a thirty-two foot (32”) tall
freeway sign (Attachment 4). The master sign program, if approved, would serve as the
criteria by which future sign proposals are evaluated for consistency.
Architectural Review Committee
The Architectural Review Committee (ARC) reviewed the proposed project at the July 15,
2019 meeting (Attachment 2). Members of the ARC were supportive of the project, were
supportive of the height of the monument sign being consistent with the height of the
building and the existing monument sign, while ensuring that materials proposed on the
monument sign are consistent with the materials being used on the updated façade of the
former Kmart building. The ARC also advised the applicant that it would be beneficial to
tie the materials into the new drive-thru building, which has not been submitted for review
at this time.
ANALYSIS OF ISSUES:
The sign program states that its goal is to achieve visually coordinated, balanced, and
attractive signs for the new tenants and to upgrade the site environment. The sign
program is broken down into six (6) sections, including an Introduction, Sign Approval
Procedures, General Sign Criteria & Guidelines, Tenant Spaces A-F Sign Criteria, Tenant
Space G Sign Criteria, and Monument Signage.
Wall Signs
The sign program proposes one (1) wall sign per tenant for the six (6) tenant building.
These signs would be internally illuminated channel letter signs with acrylic faces and
internal LED illumination. Signs would be located above tenant entrances, no larger than
five feet (5’) in height if two (2) lines of copy are proposed. The signs would be
proportionally fit into the sign spaces, with signs not closer than one foot (1’) from the
edge of the tenant’s storefront fascia or any architectural feature.
The sign program proposes for each tenant to be allowed secondary wall signs as well.
The intent of the secondary signs would not be main identification for the tenant space,
but would provide more information about goods or services provided. The former building
tenant had similar accessory signage for the “Garden Shop”. These signs would be limited
to one line of text, eighteen inches (18”) tall, placed on parking lot facing walls but not
directly above tenant entries, and limited by a total area outlined in the sign program.
Total allowed sign area would be generally based on linear frontage of each tenant space,
as shown in Table 1 below. For comparison purposes, Table 2 below shows the
previously approved sign area from the original sign program.
Table 1. Proposed Sign Area
Tenant Space Primary Sign Secondary Sign(s) Total
A 70 square feet 30 square feet 100 square feet
B 40-70 square feet Up to 30 square feet 100 square feet
C 70 square feet 30 square feet 100 square feet
Item 8.a. - Page 2
PLANNING COMMISSION
CONSIDERATION OF PLANNED SIGN PROGRAM 19-001
AUGUST 6, 2019
PAGE 3
D 50 square feet 50 square feet
E 40-70 square feet Up to 30 square feet 70 square feet
F 50 square feet 50 square feet
Totals 320 – 380 square feet Up to 120 square feet 470 square feet
Table 2. Previously Approved Sign Area
Tenant Space Primary Sign Secondary Sign(s) Total
A 40-70 square feet Up to 30 square feet 70 square feet
B 70 square feet 30 square feet 100 square feet
C 100 square feet 50 square feet 150 square feet
Totals 210 – 240 square feet Up to 110 square feet 320 square feet
The Municipal Code typically limits individual signs to be no more than seventy (70)
square feet. The previous sign program allowed for some signs to be larger than this limit;
however, the revised sign program proposes that no individual sign will be larger than
seventy (70) square feet.
Freestanding Pad Building Sign Criteria
The final design of the drive-thru building, known as the Freestanding Pad Building in the
sign program, has not yet been determined or approved. Due to the proposed
amendments to the sign program for the reconfiguration of the existing building, the
applicant was encouraged to consider signage criteria for the drive-thru building in order
to eliminate additional sign program revisions. Accordingly, the applicant has proposed
the following sign criteria for the drive-thru building:
1. Internally illuminated channel letters OR backlit channel letters (cabinet signs
prohibited);
2. Four (4) wall signs total;
a. 1.5 square feet of sign area per linear foot of building frontage;
b. No sign larger than seventy (70) square feet; and
c. Maximum of 200 square feet of wall sign area.
3. Incidental and directional signs no larger than sixteen (16) square feet; and
4. No sign shall be less than one foot (1’) from the edge of the tenant’s storefront
fascia or architectural feature.
Monument Sign
An additional component of the sign program is the proposed freeway sign. The revised
monument sign is proposed to be thirty-two feet (32’) tall, consistent with the neighboring
monument sign in front of the bank, and located at the primary entrance near the new
drive-thru building. The design of the sign remains an aged metal finish look built upon
horizontal rock pedestals. The sign is proposed to be double-sided, placed perpendicular
to W. Branch Street so as to be seen from both directions. Six (6) signs are proposed on
the structure, including the project’s name and applicable logo and up to five (5) sign
panels for the tenants. Total sign area of the monument sign is proposed to be just under
fifty (50) square feet, as shown in Table 2 below:
Item 8.a. - Page 3
PLANNING COMMISSION
CONSIDERATION OF PLANNED SIGN PROGRAM 19-001
AUGUST 6, 2019
PAGE 4
Table 2. Monument Sign Area Allocations
Project Name 18.6 sq. ft.
Major Tenant A 10 sq. ft.
Major Tenant B 10 sq. ft.
Major Tenant C 10 sq. ft.
Major Tenant D 10 sq. ft.
Major Tenant E 10 sq. ft.
Total 68.6 sq. ft.
While not directly called out in the sign program, it is anticipated that the monument sign
would be internally illuminated, consistent with the previous sign program. Additionally,
Planned Sign Programs have enabled discretion to allow tenant names on the sign if the
complex is located away from a public street frontage and is concealed from passers-by.
As proposed, the monument sign meets the requirements of the Municipal Code.
In total, proposed sign area for the 87,000 square foot building with approximately 411
linear feet of frontage would be approximately 538 square feet and upwards of 210
additional square feet of sign area, if the drive-thru building is permitted to have a sign on
the monument sign, for the drive-thru building with approximately 95 linear feet of
frontage.
ALTERNATIVES:
The following alternatives are provided for the Commission’s consideration:
1. Adopt the attached Resolution approving Planned Sign Program 19-001;
2. Modify and adopt the attached Resolution approving Planned Sign Program 19-
001; or
3. Provide direction to staff.
ADVANTAGES:
The sign program will result in cohesive sign design for a portion of the Oak Park Plaza,
which is important due to the commercial space being divided into six (6) separate tenants
and a new drive-thru building. The height of the freeway sign being consistent with the
height of the adjacent freeway sign in front of the bank makes the signage more visually
cohesive, as previously expressed through public comment.
DISADVANTAGES:
The sign program is written in such a way that a large number of accessory signs could
be included for each of the tenant spaces. However, these signs would be reviewed
during sign permit processing and item of concern would be routed to the ARC for
consideration.
Item 8.a. - Page 4
PLANNING COMMISSION
CONSIDERATION OF PLANNED SIGN PROGRAM 19-001
AUGUST 6, 2019
PAGE 5
ENVIRONMENTAL REVIEW:
The project has been reviewed in compliance with the California Environmental Quality
Act (CEQA), the State CEQA Guidelines, and has been determined to be categorically
exempt pursuant to Sections 15301(e)(2) of the CEQA Guidelines regarding existing
facilities.
PUBLIC NOTIFICATION AND COMMENT:
A notice of public hearing was mailed to all property owners within 300 feet of the project
site, was published in the Tribune and posted at City Hall and on the City’s website on
July 26, 2019. The Agenda was posted at City Hall and on the City’s website in
accordance with Government Code Section 54954.2. One comment regarding the sign
program has been received (Attachment 3).
Attachments:
1. Approved site plan for Amended Conditional Use Permit 19-001
2. DRAFT July 15, 2019, Architectural Review Committee meeting minutes
3. Comment letter regarding proposed project
4. Proposed Master Sign Program
Item 8.a. - Page 5
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING PLANNED
SIGN PROGRAM 19-001; LOCATED AT 1570 W. BRANCH
STREET; APPLIED FOR BY RICK GAMBRIL
WHEREAS, the project site is an approximately 6.4-acre site located in the Regional
Commercial (RC) zoning district and currently developed with an approximately 82,600
square-foot commercial building formerly occupied by Kmart; and
WHEREAS, the project site is part of the Oak Park Plaza shopping center; and
WHEREAS , on February 19, 2019, the Planning Commission approved Planned Sign
Program 18-002 establishing sign criteria for three (3) tenants within the former Kmart
Building and installation of a twenty foot (20’) ground sign; and
WHEREAS , on April 2, 2019, the Planning Commission approved Amended Conditional
Use Permit 19-001 for the further interior subdivision of the former K-Mart building into six
(6) tenant spaces, as well as entitling an 1,800 square foot drive-thru commercial building
pad; and
WHEREAS , the applicant submitted Planned Sign Program 19-001 to revise the approved
sign program to accommodate the additional tenants within the existing building, establish
sign criteria for the new drive-thru building, and increasing the height of the monument
sign to thirty-two feet (32’) for consistency with the existing monument sign height and
height of the former K-Mart building; and
WHEREAS , the Architectural Review Committee reviewed the project on July 15, 2019,
recommending approval of the project to the Planning Commission as submitted; and
WHEREAS, the Planning Commission has reviewed this project in compliance with the
California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo
Grande Rules and Procedures for Implementation of CEQA and determined that the
project is exempt per Sections 15301(e)(2) of the CEQA Guidelines regarding existing
facilities; and
WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the
project at a duly noticed public hearing on August 6, 2019; and
WHEREAS, the Planning Commission finds, after due study, deliberation and public
hearing, the following circumstances exist:
Planned Sign Program Findings:
1. The proposed sign is consistent with the goals, objectives, policies and
programs of the Arroyo Grande general plan, specific plan, and any
Item 8.a. - Page 6
RESOLUTION NO.
PAGE 2
applicable design guidelines or approvals.
The proposed 32’ freeway sign and tenant signage are consistent with all
applicable provisions of the Development Code with the flexibility provided
through the Planned Sign Program process, the goals and objectives of the
Arroyo Grande General Plan including Policies LU12, LU12-12 and ED5-1 of
the Land Use Element and Economic Development Element, and the
development policies and standards of the City.
2. The proposed sign conforms to applicable development standards and provisions of this title and will not be detrimental to the public health, safety,
and welfare.
The proposed 32’ freeway sign and tenant wall signs are consistent with and
conform to all applicable development standards with the flexibility provided
through the Planned Sign Program process and will be constructed in full
compliance with all applicable building and engineering codes. For this
reason, the signs will not be detrimental to the public health, safety, and
welfare.
3. The physical location or placement of the sign is compatible with the
surrounding neighborhood and does not pose a safety risk.
The proposed 32’ freeway sign is located at the parcel’s primary entrance,
consistent with other monument signs at the Oak Park Plaza and does not
pose a safety risk due to being constructed in accordance with all applicable
building and engineering codes.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby approves Planned Sign Program 19-001 as set forth in Exhibit “B”,
attached hereto and incorporated herein by this reference, with the above findings and
subject to the conditions as set forth in Exhibit "A", attached hereto and incorporated
herein by this reference.
On motion by Commissioner _______, seconded by Commissioner _______, and by the
following roll call vote, to wit:
AYES:
NOES:
ABSENT:
the foregoing Resolution was adopted this 6th day of August, 2019.
Item 8.a. - Page 7
RESOLUTION NO.
PAGE 3
_______________________________
GLENN MARTIN,
CHAIR
ATTEST:
_______________________________
PATRICK HOLUB
SECRETARY TO THE COMMISSION
AS TO CONTENT:
_______________________________
TERESA MCCLISH
COMMUNITY DEVELOPMENT DIRECTOR
Item 8.a. - Page 8
RESOLUTION NO.
PAGE 4
EXHIBIT ‘A’
CONDITIONS OF APPROVAL
PLANNED SIGN PROGRAM 19-001
1570 W. BRANCH STREET
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
GENERAL CONDITIONS
1. This approval authorizes the installation of a thirty-two foot (32’) monument sign
and establishes sign criteria for future tenant identification signs.
2. The applicant shall ascertain and comply with all Federal, State, County and City
requirements as are applicable to this project.
3. The applicant shall comply with all conditions of approval for Planned Sign
Program 19-001.
4. This application shall automatically expire on August 6, 2021 unless a building
permit is issued.
5. Development shall occur in substantial conformance with the plans presented to
the Planning Commission at the meeting of August 6, 2019 and marked Exhibit
“B”.
6. The applicant shall agree to indemnify, defend, and hold harmless at his/her sole
expense any action brought against the City, its present or former agents, officers,
or employees because of the issuance of said approval, or in any way relating to
the implementation thereof, or in the alternative, to relinquish such approval. The
applicant shall reimburse the City, its agents, officers, or employees, for any court
costs and attorney's fees which the City, its agents, officers or employees may be
required by a court to pay as a result of such action. The City may, at its sole
discretion, participate at its own expense in the defense of any such action but
such participation shall not relieve applicant of his/her obligations under this
condition.
7. A copy of these conditions shall be incorporated into all construction documents.
8. At the time of application for construction permits, plans submitted shall show all
development consistent with the approved site plan, floor plan, architectural
elevations and landscape plan.
9. Signage shall be subject to the requirements of Chapter 16.60 of the Development
Code. Prior to issuance of a building permit, all illegal signs shall be removed.
Item 8.a. - Page 9
RESOLUTION NO.
PAGE 5
10. Any changes to the number of tenants at the site, resulting in the need to change
the Master Sign Program, shall be processed in accordance with Chapter 16.60 of
the Development Code and shall require review by the Architectural Review
Committee.
Item 8.a. - Page 10
master sign program
Prepared by:
RRM Design Group
NEW TENANT SPACES
1570 WEST BRANCH STREET
CITY OF ARROYO GRANDE
MAY 2019
Prepared for:
Rick Gambril
EXHIBIT "B"
Item 8.a. - Page 11
Table of Contents
Page No.
I. Introduction 1-2
II. Sign Approval Procedures 3
III. General Sign Criteria & Guidelines 4-5
IV. Tenant Spaces A-F Sign Criteria (Main Building) 6-8
V. Tenant Space G Sign Criteria (Freestanding Pad Building) 9
VI. Monument Signage 10
Item 8.a. - Page 12
1570 West Branch Street Sign Program – Page 1
I. Introduction
The Oak Park Plaza is a shopping center complex that includes several different property
owners and various types and styles of development that occurred independently over time. A
Sign Program was prepared for the southerly two-story office building which includes guidance
for smaller-scale wall signs for individual tenants within that building. The building at the rear of
the site at 1570 West Branch Street had one sign identifying the past tenant K-Mart in the
center of the façade and no identification with a street sign. Other major tenants within the
greater shopping center area include Carl’s Junior, Coast Hills Bank, and the Quarterdeck
Restaurant that are all located on separately owned parcels and have their own distinct signage.
Exhibit 1 – Site Plan and Signage Scope
Item 8.a. - Page 13
1570 West Branch Street Sign Program – Page 2
The intent of this Sign Program is to establish sign envelopes and specific design guidance for
tenant signage for Tenant Spaces A-F in the rear central building which was the former K-Mart
at 1570 West Branch Street (APN 077-771-068), as well as Tenant Space G in the freestanding
pad building. This Sign Program is an update to a previous version of the program that was
approved by the City Planning Commission on February 19, 2019.
The Sign Program is tied to Amended Conditional Use Permit 19-001 approved by the City
Planning Commission on April 2, 2019, which allowed the former K-Mart building to be divided
into up to six separate tenant spaces along with some modifications to approved uses and
proposed lease areas, and included approval of the freestanding pad building. The Amended
Conditional Use Permit is an amendment to Conditional Use Permit 18-001 which was
approved on September 4, 2018.
The goal of this Sign Program is to achieve visually coordinated, balanced and attractive signs
for the new tenants and to upgrade the site environment, in accordance with the City of
Arroyo Grande and its adopted sign requirements. It is understood that individual tenants
must secure permits from the City of Arroyo Grande for any proposed signage. Conformance
of submitted sign permit applications with this sign criteria shall be strictly enforced by the City
of Arroyo Grande. Any nonconforming or illegally installed signs shall be removed by the
tenant or his sign contractor at their expense, upon demand by the City.
All signs meeting the requirements of the Sign Program shall be administratively approved by
the Planning Department.
Item 8.a. - Page 14
1570 West Branch Street Sign Program – Page 3
II. Sign Approval Procedures
1. All tenant storefront identification signs shall be subject to approval, in writing, from the
owner. The tenant shall submit preliminary sign drawings to the owner for his review at
the time of preliminary store design review.
2. The tenant shall submit to the owner, for written approval, three (3) copies of the final
scaled shop drawings of the proposed sign showing materials, colors, finishes and
dimensions. These drawings shall indicate conformance with the sign criteria herein
outlined and one copy shall be in full color.
Send to: Rick Gambril
547 Five Cities Drive
Pismo Beach, CA 93449
3. The tenant shall submit drawings, approved and stamped by the owner, to the City of
Arroyo Grande Community Development Department (Planning Division) for approval
prior to obtaining a sign permit from the Building Division.
4. The tenant shall pay for all signs, their installation (including final connection,
transformers and all other labor and materials) and maintenance.
5. The tenant shall obtain all necessary permits.
6. Future major tenants unable to conform with the approved sign criteria outlined in this
document shall pursue needed approvals as directed by the City of Arroyo Grande
Planning Division.
Item 8.a. - Page 15
1570 West Branch Street Sign Program – Page 4
III. General Sign Criteria & Guidelines
1. Permitted signage content shall be limited to the tenant’s trade name and logo, as
approved in the lease and in the City of Arroyo Grande Business License.
2. Any tenant with registered trademarks or recognized logos shall be permitted to use
them subject to approval by the City of Arroyo Grande Planning Division. The area of
said trademark or logo shall be calculated within the total sign area permitted for such
tenant.
3. All signs and sign structures, as well as the immediate premises surrounding them, shall
be well maintained by the tenant. Any cracked or broken surfaces and malfunctioning
or damaged portions of a sign shall be repaired or replaced within thirty (30) days of
either notification from the Landlord or the City of Arroyo Grande Planning Division.
4. In the event of a tenant vacancy, the tenant shall remove all wall signs. All holes left by
the sign shall be repaired and painted to match exterior building color.
5. Sign illumination should be maintained from dusk to closure of business. Except for a
24-hour business, signs shall not be illuminated after 10:00 p.m. or close of business,
whichever is later.
6. In general, illumination should be internal to individual signs. If external light fixtures are
used for illumination, light sources shall be shielded and directed so that light or glare
does not shine above the horizontal plane of the top of the sign.
7. In addition to complying with maximum square footages and other applicable criteria,
signs shall appear balanced and in scale with the context of the sign space allotted and
the overall building. Signs shall be centered over each Tenant space unless otherwise
directed by the Landlords and approved by the City of Arroyo Grande Planning
Division.
8. No animated, revolving, flashing, or audible signs shall be permitted. In addition, vehicle-
mounted commercial signs, roof signs, and portable signs not permitted by the City, are
also prohibited.
9. Banner, window, and other temporary signs are subject to the provisions of the City’s
Sign Regulations.
Item 8.a. - Page 16
1570 West Branch Street Sign Program – Page 5
10. All signs and installation of signs shall conform to the appropriate building and electrical
codes. Letters shall have disconnecting switches and bear the U.L. label. Each tenant
shall be fully responsible for the operations of their sign contractor.
11. All conduits, raceway, transformers, junction boxes, openings in building surfaces, etc.,
shall be concealed. Exposed hardware shall be finished in a manner consistent with
quality fabrication practices. All finished signs shall be pegged from the wall.
12. It is the responsibility of the tenant’s sign company to verify all conduit and transformer
locations and service prior to fabrication.
13. The tenant shall supply electrical stubs at fascia for approved internally illuminated
channelized letter signs. Electrical service to tenant signs shall extend to the house
panel of each building.
Item 8.a. - Page 17
1570 West Branch Street Sign Program – Page 6
IV. Tenant Spaces A-F Sign Criteria (Main Building)
1. All wall signs shall be constructed as one of the following sign types:
a. Internally illuminated individual channel letters with acrylic plastic faces with a minimum
thickness of 3/16”. Internal illumination is to be 60 mili-amp LED, installed and labeled
in accordance with the “National Board of Fire Underwriters Specifications.”
b. Internally illuminated cabinet signs are prohibited; however, sign ‘cans’ shall be
permitted as secondary features if they represent a company logo.
c. Individual backlit channel letters.
2. Up to six tenant spaces are proposed within the former K-Mart building;
a. Tenant Space A –20,856 square feet and 100’ of linear frontage.
b. Tenant Space B – 16,734 square feet and 80’ feet of linear frontage.
c. Tenant Space C – 23,064 square feet and 110’ of linear frontage.
d. Tenant Space D – 6,631 square feet and 48’4” of lineal frontage.
e. Tenant Space E – 10,075 square feet and 72’ of lineal frontage.
f. Tenant Space F – 7,081 square feet and 120’4” of lineal frontage (rear-facing).
3. Signage area allocations above are based on the overall size of the tenant spaces to be
proportional with business facades.
4. Allowed Signage areas for Tenant Spaces shall be consistent with the criteria provided in
Table 1 below.
Table 1- Allowed Sign Areas1
Tenant Space Primary Sign Secondary Sign(s) Total
A 70 square feet 30 square feet 100 square feet
B 40-70 square feet Up to 30 square feet 70 square feet
C 70 square feet 30 square feet 100 square feet
D 50 square feet 50 square feet
E 40-70 square feet Up to 30 square feet 70 square feet
F 50 square feet 50 square feet
1 If tenant spaces D & E are combined into one large space, then the criteria for Tenant Spaces A & C would be
applied.
Item 8.a. - Page 18
1570 West Branch Street Sign Program – Page 7
5. Primary Wall Signs shall not exceed a maximum sign height of 5 feet and two lines of copy
(see Exhibit 2 below):
a. First line maximum of 36 inches;
b. Second line maximum of 18 inches.
Exhibit 2 – Primary Wall Sign
6. Secondary Wall Signs:
a. One line maximum of 18 inches.
b. These ancillary signs would be placed on walls of a tenant space not directly above
entries.
c. These signs are not restricted in number, but the total area of secondary signs may not
exceed the allowed areas contained in Table 1.
7. Signs shall not be less than (1) one foot from the edge of a tenant’s storefront fascia or any
architectural feature.
Item 8.a. - Page 19
1570 West Branch Street Sign Program – Page 8
8. Sign Area computation shall be in accordance with City Municipal Code Section 16.60.030B,
which states:
a. The surface area of a sign shall be the total number of square feet calculated by
enclosing the extreme limits of the writing, logo, representation, emblem, or other
display, together with any frame, background area, structural trim, or other material or
color forming an integral part of the background of the display or used to differentiate
the sign from the backdrop or surface against which it is placed, within a single
continuous perimeter composed of circles, squares or rectangles.
b. Supporting framework or bracing that is clearly incidental to the display itself shall not
be included as sign surface area.
c. If the sign consists of more than one section or module, all of the area, including the
area between the sections of modules, shall be included in the computation of sign
surface area. Sections or modules must touch one another to count as one sign.
Item 8.a. - Page 20
1570 West Branch Street Sign Program – Page 9
V. Tenant Space G Sign Criteria
(Freestanding Pad Building)
1. All wall signs shall be constructed as one of the following sign types:
a. Internally illuminated individual channel letters with acrylic plastic faces with a minimum
thickness of 3/16”. Internal illumination is to be 60 mili-amp LED, installed and labeled
in accordance with the “National Board of Fire Underwriters Specifications.”
b. Internally illuminated cabinet signs are prohibited; however, sign ‘cans’ shall be
permitted as secondary features if they represent a company logo.
c. Individual backlit channel letters.
2. A total of four (4) wall signs may be installed. Sign area is limited to 1.5 square feet per
linear foot of building frontage, not to exceed 70 square feet per sign. Total signage for the
pad building shall not exceed 200 square feet.
3. Per Municipal Code Section 16.60.030F, signs that are incidental or supplemental to the
drive-through use, such as menu boards and directional signs, do not count towards the
permitted signage if they are no larger than sixteen (16) square feet.
4. Signs shall not be less than (1) one foot from the edge of a tenant’s storefront fascia or any
architectural feature.
5. Sign Area computation shall be in accordance with City Municipal Code Section 16.60.030B,
which states:
a. The surface area of a sign shall be the total number of square feet calculated by
enclosing the extreme limits of the writing, logo, representation, emblem, or other
display, together with any frame, background area, structural trim, or other material or
color forming an integral part of the background of the display or used to differentiate
the sign from the backdrop or surface against which it is placed, within a single
continuous perimeter composed of circles, squares or rectangles.
b. Supporting framework or bracing that is clearly incidental to the display itself shall not
be included as sign surface area.
c. If the sign consists of more than one section or module, all of the area, including the
area between the sections of modules, shall be included in the computation of sign
surface area. Sections or modules must touch one another to count as one sign.
Item 8.a. - Page 21
1570 West Branch Street Sign Program – Page 10
VI. Monument Signage
One (1) monument sign shall be permitted in the landscaped planter along West Branch Street
(See Exhibit 1 for sign location). The sign shall be a maximum of 32 feet in height, double faced
and contain up to six (6) tenant names. One panel of the sign may be utilized by the tenant
occupying the freestanding pad building in the front parking lot area. Sign panels on the
monument sign would be limited to:
1) Thirty-two-inch height with a maximum of 24-inch letters and logos for the top tenant
name panel; and
2) Two-foot height with a maximum of 18-inch letters and logos for the lower tenant
panels.
Exhibit 3 – Proposed New Monument Signage Concept
Individual tenant panels shall be constructed of a consistent durable outdoor material, such as
metal and wood-appearing composites, that have a matte rather than glossy finish. The panel
background colors shall be dark and opaque, and illumination shall be limited to the letters
themselves.
Item 8.a. - Page 22
1570 WEST BRANCH STREET, ARROYO GRANDE, CAA4WEST BRANCH STREET TENANT AND FACADE UPDATEARCHITECTURAL SITE PLANSCALE: 1” = 40’- 0” (24”X36” SHEET)1192-03-CO19 March 25, 2019SITE LEASING AND CONCEPT PLANNORTHATTACHMENT 1Item 8.a. - Page 23
ACTION MINUTES
REGULAR MEETING OF THE ARCHITECTURAL REVIEW COMMITTEE
MONDAY, JULY 15, 2019
ARROYO GRANDE CITY HALL, 300 E. BRANCH STREET
ARROYO GRANDE, CA
1.CALL TO ORDER
Vice Chair Berlin called the Regular Architectural Review Committee meeting to order at 2:30
p.m.
2.ROLL CALL
ARC Members:Vice Chair Bruce Berlin and Committee Members Jon Couch, and
Kristin Juette were present. Chair Warren Hoag and Committee
Member Lori Hall were absent.
City Staff Present: Planning Manager Matt Downing and Assistant Planner Andrew Perez
were present.
3.FLAG SALUTE
Vice Chair Berlin led the Flag Salute.
4.AGENDA REVIEW
None.
5.COMMUNITY COMMENTS AND SUGGESTIONS
None.
6.WRITTEN COMMUNICATIONS
None.
7.CONSENT AGENDA
Committee Member Couch made a motion, seconded by Committee Member Juette, to
approve the minutes of the June 17, 2019, Regular Meeting. The motion passed 3-0 on the
following voice vote:
AYES: Couch, Juette, Berlin
NOES: None
ABS ENT: Hoag, Hall
8.PROJECTS
8.a. CONSIDERATION OF PLANNED SIGN PERMIT 19-002; REVISION TO PLANNED
SIGN PROGRAM 18-002 FOR TENANT WALL SIGNATE AND THIRTY-TWO FOOT (32’)
TALL FREEWAY SIGN; LOCATION – 1570 W. BRANCH STREET; APPLICANT – RICK
GAMBRIL; REPRESENTATIVE – RRM DESIGN GROUP (Downing)
Planning Manager Downing presented the staff report and provided information about the
existing approved sign program for the commercial center, the amended conditional use
permit that increased the number of tenants from three (3) to six (6) and the addition of the
drive thru commercial pad, and the proposed revisions to the sign program
Pat Blote, project representative, spoke in support of the project and explained how the
revision does not propose drastic changes to the overall design or materials allowed for
ATTACHMENT 2
Item 8.a. - Page 24
Minutes: ARC PAGE 2
Monday, July 15, 2019
signage, and clarified that the monument signage will be allocated for the five (5) of the major
tenants and for the tenant that will occupy the drive thru pad. He also provided some
clarification on the materials used for the monument sign and explained how they tie in with
materials proposed to be used throughout the site.
The Committee spoke in support of the project and was supportive of style and materials of
the monument sign, and found the increase in height of the monument sign to be a reasonable
request. The Committee spoke in support with regards to the allocation of the amount of wall
signage proposed considering the number and size of tenants in the shopping center.
Committee Member Juette made a motion, seconded by Committee Member Couch, to
recommend approval of the project to the Planning Commission as submitted.
The motion passed 3-0 on the following voice vote:
AYES: Juette, Couch, Berlin
NOES: None
ABSENT: Hoag, Hall
9. DISCUSSION ITEMS
Committee Member Couch inquired about the amount of detail the Committee should be
reviewing projects, and expressed the desire to have a materials board to review for all
projects.
10. COMMITTEE COMMUNICATIONS
None.
11. STAFF COMMUNICATIONS
Planning Manager Downing announced he will be out of the office due to a vacation beginning
July 22, 2019.
Planning Manager Downing announced that the Verizon Wireless project should return to the
Committee at the August 5, 2019, Regular Meeting.
Planning Manager Downing announced that a new project for a senior living facility will likely
be on the Committee’s agenda in the near future.
Assistant Planner Perez announced that the East Grand Village project that was reviewed by
the Committee on May 20, 2019 is on the July 16, 2019 Planning Commission agenda.
12. ADJOURNMENT
The meeting was adjourned at 3:30 p.m.to a regular meeting on August 5, 2019 at 2:30 p.m.
_____________________________ _____________________________
ANDREW PEREZ WARREN HOAG
ASSISTANT PLANNER CHAIR
(Approved at ARC Meeting _________)
Item 8.a. - Page 25
ATTACHMENT 3
Item 8.a. - Page 26
master sign program
Prepared by:
RRM Design Group
NEW TENANT SPACES
1570 WEST BRANCH STREET
CITY OF ARROYO GRANDE
MAY 2019
Prepared for:
Rick Gambril
ATTACHMENT 4
Item 8.a. - Page 27
Table of Contents
Page No.
I. Introduction 1-2
II. Sign Approval Procedures 3
III. General Sign Criteria & Guidelines 4-5
IV. Tenant Spaces A-F Sign Criteria (Main Building) 6-8
V. Tenant Space G Sign Criteria (Freestanding Pad Building) 9
VI. Monument Signage 10
Item 8.a. - Page 28
1570 West Branch Street Sign Program – Page 1
I. Introduction
The Oak Park Plaza is a shopping center complex that includes several different property
owners and various types and styles of development that occurred independently over time. A
Sign Program was prepared for the southerly two-story office building which includes guidance
for smaller-scale wall signs for individual tenants within that building. The building at the rear of
the site at 1570 West Branch Street had one sign identifying the past tenant K-Mart in the
center of the façade and no identification with a street sign. Other major tenants within the
greater shopping center area include Carl’s Junior, Coast Hills Bank, and the Quarterdeck
Restaurant that are all located on separately owned parcels and have their own distinct signage.
Exhibit 1 – Site Plan and Signage Scope
Item 8.a. - Page 29
1570 West Branch Street Sign Program – Page 2
The intent of this Sign Program is to establish sign envelopes and specific design guidance for
tenant signage for Tenant Spaces A-F in the rear central building which was the former K-Mart
at 1570 West Branch Street (APN 077-771-068), as well as Tenant Space G in the freestanding
pad building. This Sign Program is an update to a previous version of the program that was
approved by the City Planning Commission on February 19, 2019.
The Sign Program is tied to Amended Conditional Use Permit 19-001 approved by the City
Planning Commission on April 2, 2019, which allowed the former K-Mart building to be divided
into up to six separate tenant spaces along with some modifications to approved uses and
proposed lease areas, and included approval of the freestanding pad building. The Amended
Conditional Use Permit is an amendment to Conditional Use Permit 18-001 which was
approved on September 4, 2018.
The goal of this Sign Program is to achieve visually coordinated, balanced and attractive signs
for the new tenants and to upgrade the site environment, in accordance with the City of
Arroyo Grande and its adopted sign requirements. It is understood that individual tenants
must secure permits from the City of Arroyo Grande for any proposed signage. Conformance
of submitted sign permit applications with this sign criteria shall be strictly enforced by the City
of Arroyo Grande. Any nonconforming or illegally installed signs shall be removed by the
tenant or his sign contractor at their expense, upon demand by the City.
All signs meeting the requirements of the Sign Program shall be administratively approved by
the Planning Department.
Item 8.a. - Page 30
1570 West Branch Street Sign Program – Page 3
II. Sign Approval Procedures
1. All tenant storefront identification signs shall be subject to approval, in writing, from the
owner. The tenant shall submit preliminary sign drawings to the owner for his review at
the time of preliminary store design review.
2. The tenant shall submit to the owner, for written approval, three (3) copies of the final
scaled shop drawings of the proposed sign showing materials, colors, finishes and
dimensions. These drawings shall indicate conformance with the sign criteria herein
outlined and one copy shall be in full color.
Send to: Rick Gambril
547 Five Cities Drive
Pismo Beach, CA 93449
3. The tenant shall submit drawings, approved and stamped by the owner, to the City of
Arroyo Grande Community Development Department (Planning Division) for approval
prior to obtaining a sign permit from the Building Division.
4. The tenant shall pay for all signs, their installation (including final connection,
transformers and all other labor and materials) and maintenance.
5. The tenant shall obtain all necessary permits.
6. Future major tenants unable to conform with the approved sign criteria outlined in this
document shall pursue needed approvals as directed by the City of Arroyo Grande
Planning Division.
Item 8.a. - Page 31
1570 West Branch Street Sign Program – Page 4
III. General Sign Criteria & Guidelines
1. Permitted signage content shall be limited to the tenant’s trade name and logo, as
approved in the lease and in the City of Arroyo Grande Business License.
2. Any tenant with registered trademarks or recognized logos shall be permitted to use
them subject to approval by the City of Arroyo Grande Planning Division. The area of
said trademark or logo shall be calculated within the total sign area permitted for such
tenant.
3. All signs and sign structures, as well as the immediate premises surrounding them, shall
be well maintained by the tenant. Any cracked or broken surfaces and malfunctioning
or damaged portions of a sign shall be repaired or replaced within thirty (30) days of
either notification from the Landlord or the City of Arroyo Grande Planning Division.
4. In the event of a tenant vacancy, the tenant shall remove all wall signs. All holes left by
the sign shall be repaired and painted to match exterior building color.
5. Sign illumination should be maintained from dusk to closure of business. Except for a
24-hour business, signs shall not be illuminated after 10:00 p.m. or close of business,
whichever is later.
6. In general, illumination should be internal to individual signs. If external light fixtures are
used for illumination, light sources shall be shielded and directed so that light or glare
does not shine above the horizontal plane of the top of the sign.
7. In addition to complying with maximum square footages and other applicable criteria,
signs shall appear balanced and in scale with the context of the sign space allotted and
the overall building. Signs shall be centered over each Tenant space unless otherwise
directed by the Landlords and approved by the City of Arroyo Grande Planning
Division.
8. No animated, revolving, flashing, or audible signs shall be permitted. In addition, vehicle-
mounted commercial signs, roof signs, and portable signs not permitted by the City, are
also prohibited.
9. Banner, window, and other temporary signs are subject to the provisions of the City’s
Sign Regulations.
Item 8.a. - Page 32
1570 West Branch Street Sign Program – Page 5
10. All signs and installation of signs shall conform to the appropriate building and electrical
codes. Letters shall have disconnecting switches and bear the U.L. label. Each tenant
shall be fully responsible for the operations of their sign contractor.
11. All conduits, raceway, transformers, junction boxes, openings in building surfaces, etc.,
shall be concealed. Exposed hardware shall be finished in a manner consistent with
quality fabrication practices. All finished signs shall be pegged from the wall.
12. It is the responsibility of the tenant’s sign company to verify all conduit and transformer
locations and service prior to fabrication.
13. The tenant shall supply electrical stubs at fascia for approved internally illuminated
channelized letter signs. Electrical service to tenant signs shall extend to the house
panel of each building.
Item 8.a. - Page 33
1570 West Branch Street Sign Program – Page 6
IV. Tenant Spaces A-F Sign Criteria (Main Building)
1. All wall signs shall be constructed as one of the following sign types:
a. Internally illuminated individual channel letters with acrylic plastic faces with a minimum
thickness of 3/16”. Internal illumination is to be 60 mili-amp LED, installed and labeled
in accordance with the “National Board of Fire Underwriters Specifications.”
b. Internally illuminated cabinet signs are prohibited; however, sign ‘cans’ shall be
permitted as secondary features if they represent a company logo.
c. Individual backlit channel letters.
2. Up to six tenant spaces are proposed within the former K-Mart building;
a. Tenant Space A –20,856 square feet and 100’ of linear frontage.
b. Tenant Space B – 16,734 square feet and 80’ feet of linear frontage.
c. Tenant Space C – 23,064 square feet and 110’ of linear frontage.
d. Tenant Space D – 6,631 square feet and 48’4” of lineal frontage.
e. Tenant Space E – 10,075 square feet and 72’ of lineal frontage.
f. Tenant Space F – 7,081 square feet and 120’4” of lineal frontage (rear-facing).
3. Signage area allocations above are based on the overall size of the tenant spaces to be
proportional with business facades.
4. Allowed Signage areas for Tenant Spaces shall be consistent with the criteria provided in
Table 1 below.
Table 1- Allowed Sign Areas1
Tenant Space Primary Sign Secondary Sign(s) Total
A 70 square feet 30 square feet 100 square feet
B 40-70 square feet Up to 30 square feet 70 square feet
C 70 square feet 30 square feet 100 square feet
D 50 square feet 50 square feet
E 40-70 square feet Up to 30 square feet 70 square feet
F 50 square feet 50 square feet
1 If tenant spaces D & E are combined into one large space, then the criteria for Tenant Spaces A & C would be
applied.
Item 8.a. - Page 34
1570 West Branch Street Sign Program – Page 7
5. Primary Wall Signs shall not exceed a maximum sign height of 5 feet and two lines of copy
(see Exhibit 2 below):
a. First line maximum of 36 inches;
b. Second line maximum of 18 inches.
Exhibit 2 – Primary Wall Sign
6. Secondary Wall Signs:
a. One line maximum of 18 inches.
b. These ancillary signs would be placed on walls of a tenant space not directly above
entries.
c. These signs are not restricted in number, but the total area of secondary signs may not
exceed the allowed areas contained in Table 1.
7. Signs shall not be less than (1) one foot from the edge of a tenant’s storefront fascia or any
architectural feature.
Item 8.a. - Page 35
1570 West Branch Street Sign Program – Page 8
8. Sign Area computation shall be in accordance with City Municipal Code Section 16.60.030B,
which states:
a. The surface area of a sign shall be the total number of square feet calculated by
enclosing the extreme limits of the writing, logo, representation, emblem, or other
display, together with any frame, background area, structural trim, or other material or
color forming an integral part of the background of the display or used to differentiate
the sign from the backdrop or surface against which it is placed, within a single
continuous perimeter composed of circles, squares or rectangles.
b. Supporting framework or bracing that is clearly incidental to the display itself shall not
be included as sign surface area.
c. If the sign consists of more than one section or module, all of the area, including the
area between the sections of modules, shall be included in the computation of sign
surface area. Sections or modules must touch one another to count as one sign.
Item 8.a. - Page 36
1570 West Branch Street Sign Program – Page 9
V. Tenant Space G Sign Criteria
(Freestanding Pad Building)
1. All wall signs shall be constructed as one of the following sign types:
a. Internally illuminated individual channel letters with acrylic plastic faces with a minimum
thickness of 3/16”. Internal illumination is to be 60 mili-amp LED, installed and labeled
in accordance with the “National Board of Fire Underwriters Specifications.”
b. Internally illuminated cabinet signs are prohibited; however, sign ‘cans’ shall be
permitted as secondary features if they represent a company logo.
c. Individual backlit channel letters.
2. A total of four (4) wall signs may be installed. Sign area is limited to 1.5 square feet per
linear foot of building frontage, not to exceed 70 square feet per sign. Total signage for the
pad building shall not exceed 200 square feet.
3. Per Municipal Code Section 16.60.030F, signs that are incidental or supplemental to the
drive-through use, such as menu boards and directional signs, do not count towards the
permitted signage if they are no larger than sixteen (16) square feet.
4. Signs shall not be less than (1) one foot from the edge of a tenant’s storefront fascia or any
architectural feature.
5. Sign Area computation shall be in accordance with City Municipal Code Section 16.60.030B,
which states:
a. The surface area of a sign shall be the total number of square feet calculated by
enclosing the extreme limits of the writing, logo, representation, emblem, or other
display, together with any frame, background area, structural trim, or other material or
color forming an integral part of the background of the display or used to differentiate
the sign from the backdrop or surface against which it is placed, within a single
continuous perimeter composed of circles, squares or rectangles.
b. Supporting framework or bracing that is clearly incidental to the display itself shall not
be included as sign surface area.
c. If the sign consists of more than one section or module, all of the area, including the
area between the sections of modules, shall be included in the computation of sign
surface area. Sections or modules must touch one another to count as one sign.
Item 8.a. - Page 37
1570 West Branch Street Sign Program – Page 10
VI. Monument Signage
One (1) monument sign shall be permitted in the landscaped planter along West Branch Street
(See Exhibit 1 for sign location). The sign shall be a maximum of 32 feet in height, double faced
and contain up to six (6) tenant names. One panel of the sign may be utilized by the tenant
occupying the freestanding pad building in the front parking lot area. Sign panels on the
monument sign would be limited to:
1) Thirty-two-inch height with a maximum of 24-inch letters and logos for the top tenant
name panel; and
2) Two-foot height with a maximum of 18-inch letters and logos for the lower tenant
panels.
Exhibit 3 – Proposed New Monument Signage Concept
Individual tenant panels shall be constructed of a consistent durable outdoor material, such as
metal and wood-appearing composites, that have a matte rather than glossy finish. The panel
background colors shall be dark and opaque, and illumination shall be limited to the letters
themselves.
Item 8.a. - Page 38