Architectural Review Board Report
Architectural Review Board Meeting: November 5, 2012
Agenda Item: 7.8
To:
Architectural Review Board
From:
Steve Traeger, Principal Urban Designer
Laura Beck, ARB Liaison
Subject:
ARB 12-414 to approve modification to existing sign program and sign
plans for Massage Envy SPA.
Address:
Applicant:
729 Montana Avenue
Sam Rubin, Piazza Montana LLC
Recommended Action
It is recommended that the Architectural Review Board approve ARB application 12-414
based upon the findings and subject to the conditions contained within this report.
Executive Summary
The applicant is proposing to install a new wall sign on an existing multi-tenant
commercial building for a new tenant, Massage Envy SPA. The applicant is also
requesting approval of a modification to a previously approved sign program to allow
installation of a sign backer panel to protect the stone of the building from the damaging
effects of drill holes for changing signs. The proposed 19-foot long, 2-foot, 8-inch high
backer panel is a 2-inch deep aluminum panel to be affixed to the curved wall surface.
The commercial copy of the proposed Massage Envy - SPA sign consists of 14 to 18inch high halo lit reverse channel letters. The proposed signs meet the requirements of
the Sign Code, is well designed, properly placed and in scale with the building façade,
and made of quality materials. Therefore, staff is supportive of the proposed sign plans.
Staff recommends that the Board approve the changes to the sign program and the sign
plans subject to the conditions noted within the staff report.
Background
96ARB-243 and
98ARB-045:
On March 16, 1998 the Board approved modifications to the previously
approved building design colors and materials and landscaping and
approved a sign program for a new mixed use project.
Project / Site Information
The following table provides a brief summary of project data:
Zoning District / Design
Guidelines:
Parcel Dimensions/
Area:
C2 (Neighborhood commercial) District
60’ x 150 = 9,000 SF
1
Existing On-Site
Improvements (Year
Built):
Mature Vegetation
Historic Resource
CEQA
2-story mixed use office building (1998)
N/A
Existing building is not listed on the City’s Historic
Resources Inventory.
Exempt pursuant to Section 15311 (a), Class 11, of the
State Implementation CEQA Guidelines
The subject property is located at the corner of Montana Avenue and Lincoln Boulevard
in the C2 (Neighborhood Commercial) District. The subject tenant space is located at
the corner of the building with frontage on both Lincoln Boulevard and Montana Avenue.
Analysis
The applicant is proposing to install a new wall sign on an existing multi-tenant
commercial building for a new tenant, Massage Envy - SPA. There is an approved sign
program for the building; a second wall sign for the subject business that conformed to
the sign program was approved administratively several months ago. The applicant is
requesting approval of a modification to the sign program to allow installation of a
reverse channel letter sign on a new sign backer panel which will be affixed to the
curved fascia band on the rotunda at the corner of the building. The applicant and
building owner requests approval of the backer panel to protect the stone of the building
from the damaging effects of drill holes created every time a sign is changed for a new
tenant. The backer panel is a 19-foot long, 2-foot, 8-inch high, 2-inch deep aluminum
panel, painted silver/gray, and affixed to the curved wall surface. Staff has added a
condition to clarify the location and finish of any vertical seams in the panel. The
commercial copy of the proposed Massage Envy - SPA sign consists of 14 to 18-inch
high halo lit reverse channel letters.
The proposed backer panel is considered part of the sign, so although the commercial
content of the sign is limited to 21.4 square feet, the area of the sign is calculated to be
50.7 square feet. This sign, together with the previously approved 22 square foot wall
sign, is within the amount of sign area permitted by the Sign Code based on the tenant
space frontage. Staff understands the building owner’s concerns and the desire to
install a panel that will enable signs to be installed without additional drill holes in the
stone.
Staff recognizes that aluminum panels are commonly used for building
elements and feels that the proposed sign backer panel is designed in such a way to
replicate an architectural element. The proposed signs meet the requirements of the
Sign Code, is well designed, properly placed and in scale with the building façade, and
made of quality materials. Therefore, staff is supportive of the proposed sign plans. Staff
recommends that the Board approve the changes to the sign program and the sign
plans subject to the conditions noted above.
Sign Program
The sign program for this multi-tenant building was approved by the Board in 1998. A
copy of the original program is attached for reference. The following are proposed
and/or incidental changes to the previously approved sign program:
2
The sign program specified the lettering font for the corner tenant, referred to in
the sign program as the World Savings space, to be Univers 75; font to be used
for the building and other retail tenants was specified to be Lectura. The
proposed revisions will allow other fonts to be used.
The proposed application will change the sign program to allow letters with
stylized font to have extensions that exceed the maximum 16-inch cap height, as
the “M” in the subject Massage Envy – SPA sign does.
The sign program will need to be include installation specifications and/or
instructions for affixing (and removing) signs to backer panel for the corner
tenant.
The sign program’s reference to the “World Savings” tenant will be changes to
reference the corner tenant space or space address as appropriate.
Allow LED lighting in addition to neon lighting for the reverse channel letters.
Staff has added a condition to require that the Sign Criteria for Piazza Montana dated
1/10/98 and revised 2/126/98 be revised to reflect these changes. The revised sign
program will be subject to staff review and approval and will be kept on file for reference
by future tenants.
Multi-tenant
Building
Existing
Sign Program
Permitted Sign
Area
Existing Sign Area
SIGN AREA CALCULATIONS
Yes.
Yes. Approved 3/16/98.
75 x 1..5 = 112.5 SF
(corner location)
22.1 SF “Massage Envy - SPA” wall sign
(signs that will remain)
Proposed Sign
Area (this application)
Total Sign Area
Total Number
of New Signs
Compliance
50.7 SF “Massage Envy – SPA” wall sign on backer panel
50.7 SF
72.8 SF
1
Yes. Requires modification to Sign Program.
Sign
Type
Sign ID #
Sign face area Sign C
Sign Description
Wall
Sign
Sign 1
2’-8” x 19’-0”
= 50.7 SF
“Massage Envy - SPA”
14” high to 18” high, 2” deep
reverse channel letters (dark
oxidized bronze) with clear backs
mounted 1 ½” off 2” deep
aluminum backer panel surface.
LED lighting.
Conforms
(Requires
modificati
on to Sign
Program)
3
CEQA Status
The project is categorically exempt from the provisions of the California Environmental
Quality Act (CEQA) pursuant to Section 15311 (a), Class 11, of the State
Implementation CEQA Guidelines in that the project involves the construction or
replacement of minor accessory structures (on-premise signs) to existing commercial,
industrial or institutional facilities.
CONDITIONS:
1.
This approval shall expire in six months from the date of approval or six months
from the date a certificate of occupancy is granted for construction-related
projects. All conditions of approval and the final inspection process must be
completed within this timeframe. The applicant shall submit a color photograph of
all installed signs demonstrating compliance with the Architectural Review Board
approval to the staff liaison, prior to Planning final.
2.
Prior to the issuance of a sign permit or single trade building permit, the applicant
shall submit a revised copy of the previously approved sign program, subject to
staff review and approval.
3.
Prior to the issuance of a sign permit or single trade building permit, the applicant
shall submit additional drawings and/or details to demonstrate the construction of
the backer panel, including location and finish of any vertical seams, subject to
staff review and approval.
The Architectural Review Board’s approval, conditions of approval, or denial of this
application may be appealed to the Planning Commission if the appeal is filed with the
Zoning Administrator within ten consecutive days following the date of the Architectural
Review Board’s determination in the manner provided in Chapter 9.32, Section
9.32.160.
Prepared by:
Steve Traeger, Principal Urban Designer
Laura Beck, AICP, Associate Planner
Attachments
A.
Applicant’s Submittal Material
B.
Previously approved Sign Program
F:\CityPlanning\Share\ARB\STFRPT\SR12\12ARB414 (729 Montana Ave - Massage Envy).doc
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