PC 2019-02-19_08b Former Kmart PSP
MEMORANDUM
TO: PLANNING COMMISSION
FROM: TERESA McCLISH, DIRECTOR OF COMMUNITY DEVELOPMENT
BY: 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 19, 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 18-002.
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, 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 50,000
square foot 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
regarding individual tenant signage 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.
PLANNING COMMISSION
CONSIDERATION OF PLANNED SIGN PROGRAM 18-002
FEBRUARY 19, 2019
PAGE 2
There are two (2) existing monument signs at the Oak Park Plaza; however, both of these
signs are on separately owned parcels than the parcel currently under consideration. The
nearest monument sign, announcing “Oak Park Plaza”, is approximately thirty feet (30’)
tall.
Architectural Review Committee
The ARC reviewed the proposed sign program on February 4, 2019 (Attachment 2). The
ARC was in support of the sign program as it provided clear guidance to future tenants
while allowing enough flexibility to meet tenant needs. The ARC was supportive of the
proposed ground sign as in keeping with the character of Arroyo Grande by being a
significantly reduced height from the previous proposal, the site’s freeway presence, and
inclusion of materials from the building’s cart storage trellis on the monument sign
creating internal compatibility.
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:
Area Intentionally Blank
PLANNING COMMISSION
CONSIDERATION OF PLANNED SIGN PROGRAM 18-002
FEBRUARY 19, 2019
PAGE 3
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 approval process allows for deviations
where applicable to ensure signs are well designed. In this instance, the ARC
recommended the size of the sign as appropriate due to the distance of the building from
W. Branch Street as appropriate 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 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.
PLANNING COMMISSION
CONSIDERATION OF PLANNED SIGN PROGRAM 18-002
FEBRUARY 19, 2019
PAGE 4
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. Compiled 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.
General Plan
The General Plan designates the subject property for Regional Commercial land uses.
The proposed sign program and resulting signage help achieve concurrence with the
General Plan, including Objective LU12 and Policy LU12-12 of the Land Use Element
and Objective ED5 of the Economic Development Element, which state:
LU12: Components of “rural setting” and “small town character” shall be protected.
The proposed sign program will result in tenant identification signage that is in
character with the City’s existing regional commercial centers and the proposed
monument sign has been reduced in scale from fifty feet (50’) to twenty feet (20’)
to better fit with the rural setting of Arroyo Grande.
LU12-12: Balance the need for signs within commercial areas as a means to identify
businesses with the small town character and rural setting of the community.
The tenant wall signs have been sized based on proportion of building occupancy,
with the largest tenant being allowed signage to be readable from W. Branch Street
while the monument sign has been reduced in scale from fifty feet (50’) to twenty
feet (20’) to allow the businesses to have some freeway presence while better
fitting with the rural setting of Arroyo Grande.
PLANNING COMMISSION
CONSIDERATION OF PLANNED SIGN PROGRAM 18-002
FEBRUARY 19, 2019
PAGE 5
ED5: Pursue unique opportunities to promote continuity within commercial service and
retail business sectors of the City.
The signage resulting from the proposed sign program would be internally
compatible between the wall signs and the monument sign. Additionally,
appropriately sized signage, in keeping with the rural setting of Arroyo Grande, will
help the businesses thrive, promoting continuity within the retail business sectors
of the City.
ALTERNATIVES:
The following alternatives are identified for the Commission’s consideration:
1. Adopt the attached Resolution approving Planned Sign Program 18-002;
2. Modify and adopt the attached Resolution approving Planned Sign Program 18-
002;
3. Do not adopt the attached Resolution, provide specific findings, and direct staff to
return with a Resolution to deny approval of the project; or
4. Provide other 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 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:
A notice of public hearing was mailed to all property owners within 300’ of the project site,
was published in The Tribune, and posted and City Hall and on the City’s website on
Friday, February 8, 2019. Additionally, as required by the Planning Commission, property
owners across the freeway with the potential to see the monument sign were sent a notice
of public hearing. The Agenda was posted at City Hall and on the City’s website in
accordance with Government Code Section 54954.2. One (1) comment from the public
has been received on the proposed sign program (Attachment 3).
PLANNING COMMISSION
CONSIDERATION OF PLANNED SIGN PROGRAM 18-002
FEBRUARY 19, 2019
PAGE 6
Attachments:
1. Minutes of the September 4, 2018 Planning Commission Meeting
2. DRAFT Minutes of the February 4, 2019 Architectural Review Committee Meeting
3. Public comments received on the project
4. Proposed Master Sign Program
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING PLANNED
SIGN PROGRAM 18-002; LOCATED AT 1570 W. BRANCH
STREET; APPLIED FOR BY PETER ORRADRE
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 September 4, 2018, the Planning Commission approved Conditional Use
Permit 18-004 for the expansion of the existing commercial structure by approximately
4,500 square feet and split the resulting commercial space into three (3) tenant spaces,
including a fitness facility operating 24-hours per day, a grocery store larger than 20,000
square feet and selling beer, wine, and distilled spirits, and a 50,000 square foot retail
store; and
WHEREAS, the Planning Commission continued consideration of Planned Sign Program
18-002 to allow the applicant to revise the proposal of the monument sign and the sign
program; and
WHEREAS, the applicant revised the sign proposal in response to Planning Commission
comments; and
WHEREAS, the Architectural Review Committee reviewed the project on February 4,
2019, recommending approval of the project to the Planning Commission; 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 February 19, 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
applicable design guidelines or approvals.
RESOLUTION NO.
PAGE 2
The proposed 20’ freeway sign and tenant wall signs 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 20’ 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 20’ 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 18-002 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 19th day of February, 2019.
RESOLUTION NO.
PAGE 3
_______________________________
GLENN MARTIN,
CHAIR
ATTEST:
_______________________________
PATRICK HOLUB
SECRETARY TO THE COMMISSION
AS TO CONTENT:
_______________________________
TERESA MCCLISH
COMMUNITY DEVELOPMENT DIRECTOR
RESOLUTION NO.
PAGE 4
EXHIBIT ‘A’
CONDITIONS OF APPROVAL
PLANNED SIGN PROGRAM 18-002
1570 W. BRANCH STREET
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
GENERAL CONDITIONS
1. This approval authorizes the installation of a twenty foot (20’) 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 18-002.
4. This application shall automatically expire on February 19, 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 February 19, 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.
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.
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
EXHIBIT "B"
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
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
ACTION MINUTES
REGULAR MEETING OF THE ARCHITECTURAL REVIEW COMMITTEE
MONDAY, FEBRUARY 4, 2019
ARROYO GRANDE CITY HALL, 300 E. BRANCH STREET
ARROYO GRANDE, CA
1.CALL TO ORDER
Chair Warren Hoag called the Regular Architectural Review Committee meeting to order at
2:30 p.m.
2.ROLL CALL
ARC Members:Chair Warren Hoag, Vice Chair Bruce Berlin, and Committee
Members Mary Hertel and Jon Couch were present.
City Staff Present: Planning Manager Matt Downing and Assistant Planner Andrew Perez
were present.
3.FLAG SALUTE
Committee Member Hertel led the Flag Salute.
4.AGENDA REVIEW
None.
5.COMMUNITY COMMENTS AND SUGGESTIONS
None.
6.WRITTEN COMMUNICATIONS
None
7.CONSENT AGENDA
Vice Chair Berlin made a motion, seconded by Committee Member Hertel, to approve the
minutes of the January 7, 2019 Regular Meeting as submitted. The motion passed 3-0-1 on
the following voice vote:
AYES: Berlin, Hertel, Hoag
NOES: None
ABSENT: None
ABSTAIN: Couch
8.PROJECTS
8.a. 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 (Downing)
Planning Manager Downing presented the staff report and gave a brief background of the
project history, revisions that have been made to the proposal in response to Planning
Commission comments and answered questions about how the Planned Sign Program
allocates sign area, locations of signage on the buildings and location of the ground sign.
ATTACHMENT 2
Minutes: ARC PAGE 2
Monday, February 4, 2019
Pam Ricci, project planner, spoke in support of the project and responded to questions
about how signage was allocated for each tenant space, and how the largest tenant space
may possibly be divided up to accommodate more than one tenant.
Chair Hoag opened the floor to public comment and read a letter in opposition to the project
from Patty Welsh. Seeing no further public comment, Chair Hoag closed the comm ent
period.
The Committee spoke in support of the project, commenting that the reduction in height of
the ground sign was appreciated, and its height is appropriate given the proximity to the
freeway. The Committee also spoke in favor of the materials proposed for the ground sign,
and the allocation of sign area for each tenant because it provided some flexibility for
potential tenants. The Committee acknowledged that if any of the tenant spaces are divided
to accommodate multiple tenants, the applicant would need to return to the Committee for
consideration of an addendum to the Planned Sign Program.
Vice Chair Berlin made a motion, seconded by Committee Member Hertel, to recommend
approval of the project to the Planning Commission with the following condition:
1. Any division of tenant spaces that consequently requires changes to the allocation of
sign area in the Planned Sign Program for any tenant needs to be reviewed by the
Committee.
The motion passed 4-0 on the following voice vote:
AYES: Berlin, Hertel, Couch, Hoag,
NOES: None
ABSENT: None
8.b. CONSIDERATION OF PLOT PLAN REVIEW 19-002; DEMOLITION, ADDITION AND
REMODEL OF EXISTING RESIDENCE; LOCATION – 528 IDE STREET; APPLICANT –
PATRICK CUSACK & SAMANTHA ENGLEMAN; REPRESENTATIVE – DON LOVE,
LOVE ARCHITECTURE (Perez)
Chair Hoag continued Agenda Item 8.b to the March 4, 2019 Regular Meeting to allow the
applicant to be present for the hearing.
8.c. CONSIDERATION OF LOT MERGER 18-001 AND CONDITIONAL USE PERMIT 18-
007; PHASED DEVELOPMENT OF NINE (9) TWO-STORY APARTMENT UNITS AND
CONSTRUCTION OF A NEW 2 STORY MIXED-USE STRUCTURE, INCLUDING 2,025
SQ. FT . OF OFFICE A AND A 2,240 SQ. FT. APARTMENT; LOCATION – 1214 E
GRAND AVENUE & 181 N ELM STREET; APPLICANT – FLOYD HINESLEY;
REPRESENTATIVES – CODY MCLAUGHLIN & FRED PORTER (Perez)
Assistant Planning Perez presented the staff report, and answered questions about the
proposed phasing of the project, emergency access, parking, and pedestrian connectivity
within the site.
Cody McLaughlin, project architect, and Fred Porter, project engineer, spoke in suppo rt of
the project and answered questions about grading, fencing and walls at the grade
separation, and ADA access throughout the site. The applicant responded to questions
about the proposed landscaping, and made note of which trees are being removed and
which ones are proposed to remain. The applicant also explained the rationale for providing
just one large apartment over the commercial component.
Planning commissioners,
I am still opposed to the now 20" tall sign for the K Mart center. Those types of signs were designed to
catch your eye from the freeway long before the invention of technology. Most people use Garmin or their
cell phone to help them find an address, or you know what exit # you need to get off at, no one looks for
signs anymore.
The main component of the center will be a 24 hour gym. Those people are repeat users and the sign won't
help them either, it is just more ocular pollution that we don't need, and if people are looking for signs they
aren't paying attention to driving.
Arroyo Grande has 3 freeway off ramps, this is not L.A. We are a small rural community and how many out
of town folks will be looking to drive here to use the gym. And if you miss the exit and have to travel a
mere mile or so to turn around, again this is not LA and traffic is not that bad and you have a side road you
could take if the freeway was backed up.
I don't want us looking like Salinas with these big signs, and there really is no need for them any more. If
we were a bigger city I could see it, but not for AG. Once one is allowed you have opened pandoras box
and there is no going back. The pride in AG is because we have stayed true to our agriculture way of life
and we have pride in our heritage and history. Ifwe start allowing these signs we will slowly erode the
fabric of the community we all love such much.
Don't make us look like all the other towns up and down 101 with a monument that is not needed and then
on top of that let them increase the store front signage size. Hold to the guidelines lets not have more
Figuero Mtn size signs going up.
RECEIVED
FEB O 4 2019
COMMUNITY DEVELOPMENT
CITY OF ARROYO GRANDE
ATTACHMENT 3
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 4
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