HomeMy WebLinkAbout02272014 - packet City of Ukiah
Design Review Board
Agenda
Thursday February 27, 2014, 3:00 P.M.
Conference Room # 5
The Design Review Board encourages applicants and/or their representatives to be available at the meeting to
answer questions so that no agenda item need be deferred to a later date due to a lack of pertinent information.
1. CALL TO ORDER: UKIAH CIVIC CENTER, CONFERENCE ROOM #5
300 SEMINARY AVENUE, UKIAH
2. ROLL CALL: Members Liden, Thayer, Nicholson, Hawkes, and Chair Hise
3. CORRESPONDENCE: None.
4. APPROVAL OF MINUTES: The minutes from the November 14, 2013 meeting are included
for review and approval.
5. AUDIENCE COMMENTS ON NON-AGENDA ITEMS: The City of Ukiah Design Review Board
welcomes input from the audience. In order to be heard, please limit your comments to three
(3) minutes per person and not more than ten (10) minutes per subject. The Brown Act
regulations do not allow action to be taken on audience comments.
6. NEW BUSINESS:
A. State Farm Sign Site Development Permit Amendment, 704 East Perkins Street.
(File No. 14-03-SDPA-ZA). Review and make a recommendation to the Zoning
Administrator on a request for approval of a Minor Site Development Permit
Amendment to allow modifications to the Planning Commission approved sign program
for the development located at 704 East Perkins Street, APN 179-030-04.
8. MATTERS FROM THE BOARD:
9. MATTERS FROM STAFF:
10. SET NEXT MEETING: March 13, 2014
11. ADJOURNMENT:
The City of Ukiah complies with ADA requirements and will attempt to reasonably accommodate
individuals with disabilities upon request. If possible, please contact the City of Ukiah (707) 463-
6752 or (707)463-6207 at least 72 hours prior to the meeting time.
��ty � u�iah City of Ukiah, CA
Design Review Board
1
2 MINUTES
3
4 Regular Meeting November 14, 2013
5
6 Ukiah Civic Center, 300 Seminary Avenue
7 1. CALL TO ORDER: Chair Hise called the Design Review Board meeting to order at 3:00
8 p.m. in Conference Room #3.
9
10 2. ROLL CALL Present: Chair Tom Hise, Vice Chair Tom Liden,
11 Nick Thayer, Howie Hawkes, Alan Nicholson,
12 Absent:
13 Staff Present: Jennifer Faso, Associate Planner
14 Cathy Elawadly, Recording Secretary
15 Others present: Butch Bainbridge
16
17 3. CORRESPONDENCE: None
18
19 4. APPROVAL OF MINUTES: The minutes from the July 11, 2013 and September 19, 2013
20 meetings are included for review and approval.
21
22 Member Liden/Nicholson approved minutes from the July 11, 2013 and September 19, 2013
23 meetings as submitted with Chair Hise abstaining from the July 11, 2013 minutes. Motion carried
24 by all AYE voice vote of the members present.
25
26 5. AUDIENCE COMMENTS ON NON-AGENDA ITEMS
27
28 6. NEW BUSINESS:
29 6A. Realty World/Selzer Realty Wall Sign. (File No. 13-21-SDP-ZA). Review and make
30 recommendations to the Zoning Administrator on request for Minor Site Development
31 Permit to allow a wall sign to be installed on the south elevation of 511 South Orchard
32 Avenue, APN 002-340-38.
33
34 Associate Planner Faso:
35 • Gave a staff report.
36 • The Project involves a new sign that does not face the street frontage and as such
37 requires a Minor Site Development Permit to allow the sign at the proposed location.
38 • The existing monument sign will remain and the proposed new sign will be an addition to
39 the existing signage.
40 • The required minor Site Development Permit findings are provided for reference in the
41 staff report.
42 • A Zoning Administrator hearing is required for a minor site development permit and
43 therefore requests the DRB provide comments and a recommendation to the Zoning
44 Administrator.
45
46 Butch Bainbridge, Sign Contractor and Applicant Representative:
47 • The applicant intends to recycle a sign for reuse and therefore the property owner may
48 not be open to a new location for the sign.
49
50
51
Design Review Board November 14, 2013
Page 1
1 Member Nicholson:
2 • While the Project meets all the City sign ordinance requirements for signage, the
3 proposed sign does not aesthetically complement the building. The proposed sign
4 essentially creates `visual clutter' on the building.
5 • The existing monument sign is very tasteful and appropriately located.
6
7 Member Thayer:
8 • The existing monument sign is not clearly visible and the entrance/access to the building
9 is not readily understood and this is likely the reason the applicant is proposing a sign on
10 the building to advertise the business.
11 • `Signage essentially tells the world that something is poorly designed.' If a sign is
12 necessary to advertise that a building exists, something is wrong with the building to
13 begin with or that the front entrance is not properly defined/oriented.
14 • Questioned whether the sign and/or letters for the sign should be of the size, scale and
15 proportion being proposed.
16
17 Member Hawkes:
18 • Building owner should question whether he actually needs the sign.
19 • Does not help locate the building.
20
21 Butch Bainbridge:
22 • The wall sign will require some modifications so that it works/fit on the building.
23 • Acknowledged that the access/entrance to the building is not clearly defined for the
24 building and this is the reason the applicant desires a wall sign.
25 • The letters will be lit; the background will not be lit.
26 • Having a sign at the driveway entrance is for the purpose of `way finding' and may not
27 define where the entrance to the building is. As such, additional signage is often
28 proposed to more clearly define the entrance and/or actual location of a particular
29 building. This approach for signage is typically used to define a campus for a business.
30
31 Member Liden:
32 • Is of the opinion there should be a design that better fits the size and proportion of the
33 building.
34
35 Chair Hise:
36 • Also, acknowledged the proposed sign does not help locate the building.
37
38 DRB:
39 • Questioned whether the sign was really necessary. It may be that modifications could be
40 made to the existing monument sign and/or to the landscaping so as to provide for more
41 visibility of the existing sign.
42
43 DRB consensus:
44 • Was generally supportive of the proposed project. However, if the applicant would
45 consider enlarging the monument sign and not putting the sign on the side elevation of
46 the building they would be supportive of this.
47
48 Staff:
49 • Should the applicant proposed to enlarge the sign the Project would be required to go to
50 the Planning Commission for approval of an amendment to the original site development
51 permit that approved the monument sign.
52
53 M/S Liden/Nicholson recommends approval of the Project, as proposed. However if the
54 applicant would consider enlarging the existing monument sign and/or make modifications to the
55 existing landscaping allowing for better visibility of the existing monument sign and not installing
Design Review Board April 11, 2013
Page 2
1 the wall sign, the DBR would be supportive of an amendment to the original Site Development
2 Permit that included the monument sign. Motion carried (5-0).
3
4 7. OLD BUSINESS
5
6 8. MATTERS FROM THE BOARD:
7
8 9. MATTERS FROM STAFF:
9
10 10. SET NEXT MEETING/ADJOURNMENT
11 The next meeting will be Thursday, December 12, 2013. The meeting adjourned at 3:40 p.m.
12
13
14 Cathy Elawadly, Recording Secretary
15
Design Review Board April 11, 2013
Page 3
1 ITEM NO. 6A
2
Community Development and Planning Department
G�lty of Zl�a�i 300 Seminary Avenue
Ukiah, CA 95482
planninq(a�citvofukiah.com
(707)463-6203
3
4 DATE: February 27, 2014
5
6 TO: Design Review Board
7
8 FROM: Jennifer Faso, Associate Planner
9
10 SUBJECT: Request for review and recommendation to Zoning Administrator of request for
11 Site Development Permit Amendment to allow an amendment to a sign program.
12 704 East Perkins Street, APN 179-030-04, File No 14-03 SDPA-ZA
13
14
15
16 REQUEST
17
18 Staff requests the Design Review Board review and make recommendations to the Zoning
19 Administrator on an application for a Site Development Permit Amendment to allow
20 modifications to the sign program for an existing multi-tenant commercial building.
21
22 BACKGROUND
23
24 In 2004 a Site Development Permit was approved by the Planning Commission to allow the
25 construction of a commercial building located at 704 East Perkins Street, APN 179-030-04. As
26 part of the Site Development Permit the sign location for each tenant space was identified and
27 approved. Attachment 1 shows the approved sign locations.
28
29 PROJECT DESCRIPTION
30
31 An application has been received from Paramount Sign Contractors for approval of a Site
32 Development Permit Amendment. The amendment request is to allow the installation of a sign
33 in a location that was not originally approved as part of the sign program. The proposed sign
34 would be 12'-5.62" X 21.56" and would be located on the south elevation above the awning
35 (See attachments 2 & 3, Project Description and plans).
36
37 ANALYSIS
38
39 General Plan. The General Plan land use designation of the parcel is Commercial (C). This
40 land use designation identifies lands where commerce and business may occur. Specific Uses
State Farm Insurance Sign
Sign Program Amendment
Design Review Board Review
704 East Perkins Street
File No.14-03-SDPA-ZA
1
1 are precisely defined through the uses allowed in the individual zoning districts. The proposed
2 sign would be accessory to an existing allowed use. The project site is located on a second
3 level gateway, which is one of six main entrances in to the City. The following General Plan
4 goals and policies apply to the project.
5
6 CD-7: Improve the appearance of area gateways.
7
8 Policy CD-7.1. Establish public policy to enhance and improve the appearance of area
9 gateways.
10
11 CD-13: Coordinate City and County Sign Regulations in the Planning Area.
12
13 Policy CD-13.1: Reduce visual clutter by developing a consistent signage ordinance for
14 the entire valley, including the freeway, which sets consistent standards
15
16 Zoning. The zoning of the project site is Community Commercial (C-1).
17
18 Sign Ordinance. Per Section 3227 (1) each parcel is allowed one and one-half(1 %) square
19 feet of sign area for every ground level linear foot of parcel frontage. Based on 170.44 feet of
20 frontage on East Perkins Street, the project site is allowed a maximum of 255.66 square feet of
21 signage. The table below shows the existing and proposed signs.
22
Parcel Si ns Si n T e S uare Foota e
Starbucks—Existing Wall Sign 24.92 square feet
First America Title-Existing Wall Sign 53 square feet
State Farm Insurance— Awning 81.06 square feet
Proposed
Total Sign Area N/A 158.98 square feet
23
24 A shown in attachment 3 the proposed sign would be installed on the south elevation above the
25 awning. Sign Ordinance Section 3225 (H) Awning signs are allowed subject to review and
26 approval by the planning and community development department. However, no sign attached
27 to a building shall exceed the roof height of the main building on the parcel. The proposed sign
28 would not exceed the roof height of the main building.
29
30 Staff has the following concerns with the proposed sign which should be addressed and
31 considered as part of the Site Development Permit Amendment request:
32
33 • The size of the sign. The sign appears to take up the whole front portion of the building.
34 • Design of the sign. The sign is not similar to other existing signs on the site. The sign will
35 not sit flat against a wall as do the other exiting signs.
36 • Proposed location of the sign. Is this location considered an awning or a roof? The Sign
37 Ordinance clearly prohibits roof signs.
38
State Farm Insurance Sign
Sign Program Amendment
Design Review Board Review
704 East Perkins Street
File No.14-03-SDPA-ZA
2
1 As a basis for comparison staff surveyed the city and found the following signs that are similar
2 to the proposed sign.
3
Si ns Address Buildin Permit A roval
Henny Penny Restaurant 697 South Orchard Avenue Permit#2238
The Dive Shop 1107 South State Street Permit#2215
Hairtage Saloon 757 South State Street Permit#775
4
5 Design Guidelines. The project site is located outside the boundaries of the Downtown Design
6 District therefore the guidelines for properties located outside of the Downtown Design District
7 would apply. These guidelines are applicable to the outlying commercial areas and commercial
8 gateways. The following guidelines relate to signs:
9
10 • The amount, type and location of signage on a site shall generally comply with the
11 requirements of the Ukiah Municipal Code.
12 • Sign programs should be designed tastefully and in a way where the overall signage
13 does not dominate the site.
14 • The color, materials, and lighting of every sign should be restrained and harmonious with
15 the building and site.
16
17 Project Approvals. The proposed project would require a Site Development Permit
18 Amendment to allow modifications to the Sign Program.
19
20 Site Development Permit Amendment. In order to approve a Site Development Permit
21 Amendment, all of the findings listed below are required to be made and supported by
22 information included as part of the application and public record.
23
24 1. The proposal is consistent with the goals, objectives, and policies of the City General
25 Plan.
26
27 2. The location, size, and intensity of the proposed project will not create a hazardous or
28 inconvenient vehicular or pedestrian traffic pattern.
29
30 3. The accessibility of off-street parking areas and the relation of parking areas with respect
31 to traffic on adjacent streets will not create a hazardous or inconvenient condition to
32 adjacent or surrounding uses.
33
34 4. Sufficient landscaped areas have been reserved for purposes of separating or screening
35 the proposed structure(s) from the street and adjoining building sites, and breaking up
36 and screening large expanses of paved areas.
37
38 5. The proposed development will not restrict or cut out light and air on the property, or on
39 the property in the neighborhood; nor will it hinder the development or use of buildings in
40 the neighborhood, or impair the value thereof.
41
State Farm Insurance Sign
Sign Program Amendment
Design Review Board Review
704 East Perkins Street
File No.14-03-SDPA-ZA
3
1 6. The improvement of any commercial or industrial structure will not have a substantial
2 detrimental impact on the character or value of an adjacent residential zoning district.
3
4 7. The proposed development will not excessively damage or destroy natural features,
5 including trees, shrubs, creeks, and the natural grade of the site.
6
7 8. There is sufficient variety, creativity, and articulation to the architecture and design of the
8 structure(s) and grounds to avoid monotony and/or a box-like uninteresting external
9 appearance.
10
11 Attachments:
12
13 1. 2004 approved Site Development Permit Plans
14 2. Project Description
15 3. Proposed Sign Plans
16
17
18
19
20
21
22
23
24
25
State Farm Insurance Sign
Sign Program Amendment
Design Review Board Review
704 East Perkins Street
File No.14-03-SDPA-ZA
4
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