ARC 2019-02-04_08a Kmart Sign Program
MEMORANDUM
TO: ARCHITECTURAL REVIEW COMMITTEE
FROM: MATTHEW DOWNING, PLANNING MANAGER
SUBJECT: CONSIDERATION OF PLANNED SIGN PROGRAM 18-002; SIGN
PROGRAM FOR TENANT WALL SIGNAGE AND TWENTY FOOT (20’)
TALL FREEWAY SIGN; LOCATION – 1570 W. BRANCH STREET;
APPLICANT – PETER ORRADRE; REPRESENTATIVE – RRM DESIGN
GROUP
DATE: FEBRUARY 4, 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 Architectural Review Committee (ARC) review the proposed
project and make a recommendation to the Planning Commission.
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, which allowed for the expansion of the existing building by
approximately 4,500 square feet and permitted a fitness facility open 24-hours, a grocer
selling distilled spirits, and a retail space. At that time, the Planning Commission
deferred taking action on the Planned Sign Program to allow the applicant an
opportunity to return with more detail and a freeway sign more in keeping with the
character of Arroyo Grande (Attachment 1).
The applicant has returned with a master sign program for the three commercial tenants
and a twenty foot (20”) tall freeway sign (Attachment 2). The master sign program, if
approved, would serve as the criteria by which future sign proposals are evaluated for
consistency.
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF PLANNED SIGN PROGRAM 18-002
FEBRUARY 4, 2019
PAGE 2
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 five (5) sections, including an Introduction, Sign Approval
Procedures, General Sign Criteria & Guidelines, Tenant Sign Criteria, and Monument
Signage.
Wall Signs
The sign program proposes one (1) wall sign per tenant for the three (3) 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 also proposed 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:
Table 1. Proposed 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. However, the Planned Sign Program allows for deviations where applicable
to ensure signs are well designed. In this instance, the ARC should evaluate if factors
such as tenant frontage or distance from the public way are reason enough to allow a
100 square foot primary sign for tenant space C.
Monument Sign
An additional component of the sign program is the proposed freeway sign. The revised
monument sign is proposed to be twenty feet (20’) tall and located at the primary
entrance for the commercial building. The design of the sign remains a heavy timber
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. Four
(4) signs are proposed on the structure, including the project’s name and applicable
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF PLANNED SIGN PROGRAM 18-002
FEBRUARY 4, 2019
PAGE 3
logo and up to three (3) 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:
Table 2. Monument Sign Area Allocations
Project Name 17.08 sq. ft.
Tenant A 10 sq. ft.
Tenant B 10 sq. ft.
Tenant C 10 sq. ft.
Total 47.08 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 proposed wall signs.
Municipal Code Section 16.60.040-A, No. 5 states that a Planned Sign Program is
required “for commercial complexes with 9 or more tenants within Regional Commercial
and all mixed use zoning districts OR within 300 feet of HWY 101 right-of-way.” This
would allow for the ground sign to be up to twenty feet (20’), with a maximum sign area
of 120 square feet. In the past, 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 367.08 square feet, divided amongst the tenants as
compiled in Table 3 below:
Table 3. Complied Sign Area Allocations
Project Name 17.08 sq. ft.
Tenant A
Wall Sign 40-70 sq. ft.
Accessory Signs Up to 30 sq. ft.
Monument Sign 10 sq. ft.
Total 80 sq. ft.
Tenant B
Wall Sign 70 sq. ft.
Accessory Signs 30 sq. ft.
Monument Sign 10 sq. ft.
Total 110 sq. ft.
Tenant C
Wall Sign 100 sq. ft.
Accessory Signs 50 sq. ft.
Monument Sign 10 sq. ft.
Total 160 sq. ft.
Grand Total 367.08 sq. ft.
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF PLANNED SIGN PROGRAM 18-002
FEBRUARY 4, 2019
PAGE 4
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 three (3) separate
tenants. The reduction in height of the freeway sign makes the sign more compatible
with Arroyo Grande’s small town character.
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.
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:
The Agenda was posted at City Hall and on the City’s website in accordance with
Government Code Section 54954.2. No comments have been received.
Attachments:
1. Minutes of the September 4, 2018 Planning Commission Meeting
2. Proposed Master Sign Program
ACTION MINUTES
MEETING OF THE PLANNING COMMISSION
TUESDAY, SEPTEMBER 4, 2018
ARROYO GRANDE COUNCIL CHAMBERS
215 EAST BRANCH STREET
ARROYO GRANDE, CALIFORNIA
1. CALL TO ORDER
Chair Martin called the Planning Commission meeting to order at 6:00 p.m.
2. ROLL CALL
Planning Commission: Commissioners Frank Schiro, John Mack, Terry Fowler-Payne, Lan
George and Glenn Martin were present.
Staff Present: Community Development Director Teresa McClish, Planning Manager
Matt Downing and Senior Office Assistant Patrick Holub were present.
3. FLAG SALUTE
Commissioner Schiro led the flag salute.
4. AGENDA REVIEW
None.
5. COMMUNITY COMMENTS AND SUGGESTIONS
None.
6.WRITTEN-COMMUNICATIONS
The Commission received the following material after preparation of the agenda:
1. Memo dated September 4, 2018 from Planning Manager Downing regarding Agenda Item
8.a.
7. CONSENT AGENDA
7.a. CONSIDERATION OF APPROVAL OF MINUTES
Recommended Action: Approve the minutes of the August 21, 2018 Regular Planning
Commission Meeting.
Action: Vice Chair George moved to approve the consent agenda. Commissioner Fowler-Payne
seconded, and the motion passed on the following roll call vote:
AYES: George, Schiro, Fowler-Payne, Mack, Martin
NOES: None
ABSENT: None
ABSTAIN: Schiro
8. PUBLIC HEARINGS
8.a. CONSIDERATION OF CONDITIONAL USE PERMIT 18-004 AND PLANNED SIGN PROGRAM
18-002; 4,500 SQUARE FOOT ,COMMERCIAL ADDITION, DIVISION OF COMMERCIAL
BUILDING INTO RETAIL, GROCERY STORE WITH ALCOHOLIC BEVERAGE SALES, AND 24-
HOUR FITNESS FACILITY, AND CONSTRUCTION OF A FIFTY FOOT (50') FREEWAY SIGN;
LOCATION — 1570 W. BRANCH STREET; APPLICANT —. PETER ORRADRE;
REPRESENTATIVE —RRM DESIGN GROUP
Chair Martin announced he would.recuse himself and step down for this item due to a conflict of
interest resulting from his position as property manager of an adjacent parcel within the Oak Park
ATTACHMENT 1
PLANNING COMMISSION PAGE 2
MINUTES
SEPTEMBER 4, 2018
Plaza. Chair Martin left the meeting at 6:03 pm. Vice Chair George took over roll of chairing the
meeting.
Planning Manager Downing presented the staff report and recommended the Commission adopt a
Resolution approving Conditional Use Permit 18-004 and Planned Sign Program 18-002. Planning
Manager Downing responded to questions regarding sign lighting, existing signage at the center,
and fire sprinklers.
Pam Ricci and Pat Blote, representatives, RRM Design Group, spoke in support of the project and
addressed commissioner questions regarding landscaping, cart corrals, and building height.
Vice Chair George opened the public hearing.
Michelle Fletcher spoke against the project mentioning that larger corporations are not as willing to
contribute to local organizations and that market saturation will impact the existing businesses in
the City.
Laura Sheehan spoke against the project, stating the fifty-foot sign is too tall and that she is
concerned about the number of gyms in the City.
Mark Pazell spoke against the project, stating that the proposed uses do not generate enough tax
revenue for the City and that he is worried out-of-area developers will change the community.
Joy Danley spoke against the project, stating that there is already a gym within close proximity.
Linda Busek spoke in favor of the project, stating that she is delighted to have new tenants in the
space, but that she is not in favor of the fifty-foot sign because it would affect the neighbors.
Patty Welsh spoke against the project, stating that there was not enough information presented on
the sign and that this would establish a bad precedent for the City.
John Keen, 298 N. Elm, spoke against the project, stating that the sign does not keep the rural
character of the City.
Shae Klinesmith spoke against the project, stating that the City does not need another gym.
Tai Martin, leasing agent, spoke in favor of the project, stating how difficult it is to find local tenants
for spaces so large.
Pam Ricci, representative, stated that the applicant would be willing to reduce the height of the
proposed sign to forty-feet (40') and turn off internal illumination at 10 or 11 o'clock at night.
Hearing no further public comment, Vice Chair George closed the public hearing.
Action: Commissioner Mack moved to adopt a Resolution entitled "A RESOLUTION OF THE
PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING CONDITIONAL
USE PERMIT 18-004; LOCATED AT 1570 W. BRANCH STREET; APPLIED FOR BY PETER
ORRADRE" as modified: 1) The final landscape plan, including building landscaping included in
plan renderings, shall be submitted for Architectural Review Committee reconsideration; 2) The site
plan shall be updated to include the locations of trash enclosures and cart corrals and shall be
reviewed by the Architectural Review Committee; 3) Parking totals shall be recomputed for an
PLANNING COMMISSION PAGE 3
MINUTES
SEPTEMBER 4, 2018
accurate parking reduction; 4) Four (4) Electric Vehicle Charging spaces shall be added to the
project; and 5) the Planned Sign Program is continued and notification of future public hearings
shall be provided to residences within three hundred feet (300') of the freeway•across from the sign.
Vice Chair George seconded the motion. The motion passed on the following roll call vote:
AYES: Mack, George, Fowler-Payne, Schiro
NOES: None
ABSENT: Martin (recused)
9. NON-PUBLIC HEARINGS
None.
10. ADMINISTRATIVE DECISIONS SINCE AUGUST 21, 2018
None.
11. COMMISSION COMMUNICATIONS
Commissioner Schiro thanked Vice Chair George for mentioning the victory by the Five Cities 13U
Babe Ruth All Star Team at the Babe Ruth World Series in Mountain Home, AR.
Commissioner Mack mentioned the need for more complete plans so that Commissioners are able
to make more informed decisions.
12. STAFF COMMUNICATIONS
None.
13. ADJOURNMENT
The meeting adjourned at 8:06 p.m.
ATTEST:
ATRICK OL * GLENN MARTIN, CHAIR
SENIOR OFFICE ASSISTANT
Approved at PC Meeting q-)5
master sign program
Prepared by:
RRM Design Group
NEW TENANT SPACES
1570 WEST BRANCH STREET
CITY OF ARROYO GRANDE
October 2018
Prepared for:
Peter Orradre
ATTACHMENT 2
Table of Contents
Page No.
I. Introduction 1-2
II. Sign Approval Procedures 3
III. General Sign Criteria & Guidelines 4-5
IV. Tenant Sign Criteria 6-7
V. Monument Signage 8
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
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 in the rear central building which was the former K-Mart at 1570 West Branch
Street (APN 077-771-068). The Sign Program is tied to Conditional Use Permit 18-004
approved by the City Planning Commission on September 4, 2018, which allowed the former
K-Mart building to be divided into three separate tenant spaces along with an approximately
4,500 square-foot addition.
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.
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: Peter Orradre
768 Twin Creeks Way
San Luis Obispo, CA 93401
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.
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.
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.
1570 West Branch Street Sign Program – Page 6
IV. Tenant Sign Criteria
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. Three tenant spaces are proposed within the former K-Mart building;
a. Tenant Space A – 16,748 square feet and 79’ of linear frontage.
b. Tenant Space B – 20,352 square feet and 96’ feet of linear frontage.
c. Tenant Space C – 50,032 square feet and 236’ of linear frontage.
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 Areas
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
5. Primary Wall Signs shall not exceed a maximum sign height of 5 feet and two lines of copy
(see Exhibit 2 on the following page):
a. First line maximum of 36 inches;
b. Second line maximum of 18 inches.
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.
1570 West Branch Street Sign Program – Page 7
Exhibit 2 – Primary Wall Sign
7. Signs shall not be less than (1) one foot from the edge of a tenant’s storefront fascia or any
architectural feature.
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.
1570 West Branch Street Sign Program – Page 8
V. Monument Signage
Monument Sign
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 20 feet in height, double faced
and contain the project name, logo, and up to three (3) tenant names. Sign panels on the
monument sign would be limited to:
1) Thirty-inch high with a maximum of 24-inch letters for the top project name panel; and
2) Two-foot high with a maximum of 18-inch letters for the lower tenant panels.
Exhibit 3 – Proposed New Monument Signage Concept