ARC 2019-02-04_8d Grace 5Cities ASPR
MEMORANDUM
TO: ARCHITECTURAL REVIEW COMMITTEE
FROM: MATTHEW DOWNING, PLANNING MANAGER
SUBJECT: CONSIDERATION OF ADMINISTRATIVE SIGN PROGRAM 19-001 AND
LANDSCAPE DETAILS ASSOCIATED WITH CONDITIONAL USE
PERMIT 18-005; SIGN PROGRAM FOR TWO-TENANT COMMERCIAL
BUILDING AND LANDSCAPING FOR BUILDING REMODEL;
LOCATION – 995 E. GRAND AVENUE; APPLICANT – GRACE
5CITIES; REPRESENTATIVE – JENNIFER MARTIN
DATE: FEBRUARY 4, 2019
SUMMARY OF ACTION:
Approval of the sign program would set criteria by which future tenant signage would be
approved and approval of landscaping would allow a building permit to be issued for the
project.
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 Community Development Director.
BACKGROUND:
The subject property is a previously developed commercial parcel located in the Fair
Oaks Mixed Use (FOMU) zoning district. The parcel is developed with an approximately
16,300 square foot commercial structure, formerly a furniture store. The Planning
Commission approved Conditional Use Permit 18-005 on November 11, 2018, which
allowed the establishment of a 12,500 sq. ft. religious facility, 1,500 sq. ft. neighborhood
coffee shop, and 2,628 sq. ft. commercial lease space. At that time the project was
conditioned to have landscaping reviewed by the ARC. Additionally, the applicant has
submitted sign plans for the uses approved on the site.
The applicant has returned with sign plans for the building (Attachment 1). The applicant
has also included a landscape palette and plans for the revised configuration of the
property (Attachment 2).
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF ADMINISTRATIVE SIGN PROGRAM 19-001 AND
LANDSCAPE DETAILS ASSOCIATED WITH CONDITIONAL USE PERMIT 18-005
FEBRUARY 4, 2019
PAGE 2
ANALYSIS OF ISSUES:
The sign plans show a total of five (5) wall signs for the commercial building. Tenant
signs would be consistently constructed as flat cut acrylic letters, flush mounted against
the façade of the building. 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 designed as shown in Table 1 below:
Table 1. Proposed Sign Designs
Sign Sign Area Sign Message Location
A 25.8 sq. ft. GRACE5CITIES Alder St. façade
B 5.3 sq. ft. CAFÉ Westernmost
Grand Avenue
facade
C 43 sq. ft. GRACE5CITIES West side of
building midpoint
D 43 sq. ft. TENANT SIGNAGE East side of
building midpoint
E 25.8 sq. ft. TENANT SIGNAGE East façade facing
parking lot and
westbound Grand
Avenue traffic
Total 142.9 sq. ft.
The Municipal Code limits signage to 1.5 square feet of sign area per linear foot of
building frontage. Since the café is a part of the church facility, the approximately fifty
(50) linear feet of frontage for both the church and the future tenant total 150 sq. ft.
Therefore, the proposed sign designs and area allocations meet the requirements of the
Municipal Code. Lighting would be limited to external, downcast, gooseneck lighting.
Landscaping
The applicant has been working with the neighboring property owner to straighten out
the existing vehicular access. To accommodate this access revision and provide
additional onsite parking, the applicant will be removing the existing residence on site.
The vacant parcel to the south will also be developed for parking. Landscaping will be
installed in all the new parking areas, including the neighboring property. The applicant
has shown a number of different plants that would be utilized around the site.
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF ADMINISTRATIVE SIGN PROGRAM 19-001 AND
LANDSCAPE DETAILS ASSOCIATED WITH CONDITIONAL USE PERMIT 18-005
FEBRUARY 4, 2019
PAGE 3
ADVANTAGES:
The sign program will result in cohesive sign design for the existing commercial
building, which is important due to the commercial space being divided into two (2)
separate tenants. The landscaping will help to soften the increasing hardscape
associated with the revised parking areas and can be utilized for drainage purposes
where necessary and appropriate.
DISADVANTAGES:
None.
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. Sign plans
2. Landscape concepts and site layout
1 GRACE 5 CITIES
995 EAST GRAND AVE, ARROYO GRANDE
~
N ..
: CAFE : . . FUTURE
: I GRACE 5CITIES · • GRAC~5CITIES TENANT SIGNAGE
r--~~-=>----.. 1---,---.----
ATTACHMENT 1
ATTACHMENT 2