ARC 2019-07-15_08a Kmart PSP Amendment
MEMORANDUM
TO: ARCHITECTURAL REVIEW COMMITTEE
FROM: MATTHEW DOWNING, PLANNING MANAGER
SUBJECT: CONSIDERATION OF PLANNED SIGN PROGRAM 19-002; 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: JULY 15, 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, 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 returned with a revision to the previously approved master sign
program for the six (6) commercial tenants, sign criteria for the drive-thru building, and a
thirty-two foot (32”) tall freeway sign (Attachment 2). The master sign program, if
Item 8.a. - Page 1
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF PLANNED SIGN PROGRAM 19-001
JULY 15, 2019
PAGE 2
approved, would serve as the criteria by which future sign proposals are evaluated for
consistency.
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
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
Item 8.a. - Page 2
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF PLANNED SIGN PROGRAM 19-001
JULY 15, 2019
PAGE 3
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 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. 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:
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.
Item 8.a. - Page 3
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF PLANNED SIGN PROGRAM 19-001
JULY 15, 2019
PAGE 4
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.
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.” 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.
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.
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. One comment regarding the sign program has
been received.
Attachments:
1. Approved site plan for Amended Conditional Use Permit 19-001
2. Comment letter regarding proposed project
3. Proposed Master Sign Program
Item 8.a. - Page 4
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 5
ATTACHMENT 2
Item 8.a. - Page 6
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 3
Item 8.a. - Page 7
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 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
Item 8.a. - Page 9
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 10
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 11
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 12
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 13
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 14
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 15
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 16
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.
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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 18