Flash Pointe Pylon Sign and EDS Conditional Use Planning ...
Lehi City Planning Commission Staff Report
Meeting Date: May 12, 2016
Flash Pointe Pylon Sign and EDS Conditional Use Planning Commission Report Applicant: Requested Action/Purpose: Location: Project Area: Existing zoning: General Plan Designation: Existing Land Use: Surrounding Zoning and Land Use:
Date of Last DRC Review: Assigned Planner: Planning Commission: City Council:
Brent Albers Review and recommendation of a conditional use 3300 North 1200 East 4.55 acres Commercial Commercial Medical/dental offices under construction North: Commercial Murdock Canal Trail East: Commercial 1200 East/Office South: Commercial Undeveloped West: Commercial School/Preschool April 13, 2016 Mike West Required Action Review and Recommendation Final approval
APPLICABLE DEVELOPMENT CODE REGULATIONS Section 09.060. Conditions A. Conditions. In granting a Conditional Use permit, the Commission may impose such requirements and conditions which the Commission, in its sole discretion, deems necessary for the protection of persons and properties in the vicinity of the proposed Conditional Use, as well as the preservation of the integrity of the General Plan. Said requirements and conditions may include (but are not limited to) location, construction, size, maintenance, operation, site planning, traffic control and parking, relocations, dedications, installation and upgrading of public services and roads, and time limits for the proposed Conditional Use, in addition to the following non-exclusive list of potential requirements and conditions: 1. That the site will be suitably landscaped and maintained and that the design, setbacks, fences, walls and buffers of all buildings and other structures are adequate to protect property and preserve and/or enhance the appearance and character of the area. 2. That all buildings or other structures are architecturally attractive and add to the quality of the area. 3. Provision of parking facilities, including vehicular ingress and egress and the surfacing of parking areas and driveways to specified standards. 4. Street and highway dedication and improvements, including sidewalks, curbs and gutters. 5. Water supply and fire protection. 6. The mitigation of nuisance factors such as noise, vibrations, smoke, dust, dirt, odors, gases, noxious matter, heat, glare, electro-magnetic disturbances and radiation. 7. The regulation of operating hours for activities affecting normal neighborhood schedules and functions. 8. Regulation of signs. 9. Provisions for a guarantee, bond or other surety that the proposed conditional use will be maintained and operated in compliance with all approval conditions and requirements. 10. Such other conditions determined necessary by the Commission to allow the establishment and operation of the proposed conditional use in an orderly and efficient manner and in compliance with all elements of the General Plan, and the intent and purpose of this Code. The Commission may require guarantees, bonds, or other assurances that such requirements and conditions are being, or will be, satisfied, including (but not limited to) requiring an applicant to prepare and record covenants running with the land and to be binding upon the applicant and its successors in interest
1
Lehi City Planning Commission Staff Report
Meeting Date: May 12, 2016
Section 23.060 (I) 6. The total allowable size of the pylon sign is calculated as fifteen percent (15%) of the total square footage for the wall adjacent to the site's street frontage, or two hundred (200) square feet, whichever is less. For example, a wall with a total square footage of two hundred (200) sq. ft. would be permitted a thirty (30) sq. ft. sign (Wall Square Footage X 0. 15 = Permitted Size) (200 X 0. 15 = 30). For multi-tenant commercial projects the Planning Commission may allow additional sign area on a case by case basis. Additional area shall be based on the number of tenants displayed on the sign. In no case shall the total size of the sign exceed six hundred (600) square feet. Section 23.120 Design Standards C. For pylon signs, a two pole design (where the pole(s) are not visible) is preferred over a single pole design. Section 23.180 Exceptions. Upon review by the Reviewing Departments, Planning Commission and City Council approval, the design and placement of on-premise signs for multi-tenant commercial projects may vary from the regulations set forth in this Chapter and shall be considered as a Conditional Use. The Planning Commission and City Council must determine that: A.
The proposed sign exceptions are not in conflict with the purpose and intent of this Chapter;
B.
The proposed sign(s) are in architectural harmony with the development.
HISTORY April 15, 1992 – The Dean A. Mackintosh annexation was recorded and included the western portion of the subject property. September 25, 1997 – The Towne Addition annexation was recorded and included the eastern portion of the subject property. ANALYSIS The applicant is requesting conditional use approval for a pylon sign with an electronic display sign (EDS). The proposed sign would be located adjacent to the north building and 1200 East. The applicant is requesting several exceptions to the pylon sign and EDS requirements of the Development Code which are as follows: The first exception requested is for the overall height of the sign. The sign is proposed to be 36 feet in height as measured form the top of the sign to the sidewalk which exceeds the allowable 25 feet. The second exception requested is for the overall signage area. The total signage area proposed is 300 square feet which exceeds the maximum of 200 square feet allowed in the Development Code. The third exception requested is for the additional electronic display signage area. The electronic display area proposed is 150 square feet which exceeds the maximum 48 square feet allowed by the Development Code. These exceptions may be allowed as per Section 23.180 of the Development Code but it is the responsibility of the applicant to provide proper justification for the exceptions. As part of the process to approve an exception, a conditional use approval is required by the City Council with a recommendation from the Planning Commission. The DRC made a comment that this is not a retail use that depends on impulse type traffic and that the height of the sign should meet the 25 foot maximum height requirement unless convincing evidence can be provided otherwise. Staff would recommend reducing the size of the EDS in order to achieve a reduction in the overall sign height. The proposed materials include stone, stucco and aluminum panel. The design of the sign includes two poles which is consistent with Development Code Section 23.120 (C) which recommends the use of two covered poles. The materials and the top portion of the sign brings design elements of the buildings into the sign. RECOMMENDATIONS/POSSIBLE ACTIONS Planning Division staff recommends a POSITIVE recommendation to the City Council for the Flash Pointe Pylon Sign SUBJECT TO a reduced sign height of 25 feet (which includes a reduction in the size of the EDS) UNLESS the applicant provides convincing evidence and justification for the increased height of the sign as stated in the DRC comments. If the Planning Commission does not find convincing evidence for the increased height and size then the sign must comply with the pylon sign height standards set forth in Chapter 23 of the Development Code. This rec-
2
Lehi City Planning Commission Staff Report
Meeting Date: May 12, 2016
ommendation is based on the following findings: 1. 2. 3. 4.
The design of the sign ties into the architecture of the building. Pylon signs are allowed for sites of 3 acres or greater in size fronting an arterial or collector road. The proposed use will be located and conducted in a manner in compliance with the goals and policies of the Lehi City General Plan and the purposes of this Code. Additional findings based upon information presented during the public hearing.
3
Lehi City Development Review Committee
April 13, 2016
Flash Pointe Pylon Sign Conditional Use DRC Redline Comments Brent Albers – Requests review of a Conditional Use for a pylon sign with an EMD for Flash Pointe Business Park located at 1200 East 3300 North. DRC Members Present: Glade Kirkham, Kerry Evans, Greg Allred, Todd Munger, Kim Struthers, Gary Smith, Mike Howell, Ross Dinsdale, Craig Barratt Representatives of the Applicant Present: Brent Albers and Rafael Sanchez Date of Plans Reviewed: 4/5/16 Time Start: 10:40 AM Time End: 10:55 PM DRC REDLINE COMMENTS: Glade – Power: 1. No structures are allowed in the PUE. Kerry – Fire: No comments Greg – Water/Sewer: No comments Todd – Public Works: No comments Kim – Planning: 2. Because the EDS portion of the sign exceeds the 48 sq. ft. maximum and the height exceeds the 25 ft. maximum, approval of the sign will require review and recommendation by the Planning Commission (with a public hearing) and final review and approval by the City Council. The Commission and Council must find that the proposed exceptions are not in conflict with the purpose and intent of the sign regulations in Chapter 23 of the Development Code, and that the sign is in architectural harmony with the development. It seems that there are no residents in the immediate area that would be affected. 3. Additional height for pylon signs has been granted for other multi-tenant projects in Lehi that are more retail based (ie. restaurants, service stations, clothing or other general retail goods, etc.) because those types of businesses rely more on impulse type traffic. In this case, with primarily medial office uses, staff does not feel like the increase in height is necessary, and recommends that the sign meet the standard height maximum of 25 feet unless the applicant can provide convincing evidence to allow an exception. Gary – Building/Inspections: 4. Show any easements and utilities around the sign. 5. Provide a dimension to the footing of the sign from the curb or sidewalk. Mike – Public Works: No comments Ross – Engineering: No comments 6. This sign is located in an existing slope easement this is acceptable as long as the slope is maintained. Craig – Parks: No comments GENERAL DRC COMMENTS: 1. A separate building permit will be required. 2. Electrical requirements for the sign will need to connect to the building electrical panel. 3. The pylon sign EDS must meet the illumination and animation regulations set in Chapter 23 of the Development Code. THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION ON APRIL 28, 2016
Note: This list of corrections and deficiencies should not be considered as an all-inclusive or final list. The items listed need to be corrected and resolved and a new set of information submitted for review by the DRC. Further corrections and deficiencies may still be noted as the DRC further reviews the resubmitted information. 1 of 1
1143 East 3300 North Lehi, UT 84003 FlashPointeLehi.com
To whom it may concern, Flash Pointe will have two small monument signs and one pylon sign which will serve as the primary source of advertising for the tenants. Rather than utilizing all of the approved signage for the property, which could ultimately take away from the aesthetics of the complex, we wanted to have one major sign that is both attractive and effective, and two smaller but less distracting monument signs. We opted to not add Electronic Message Centers at the max allowed size of 48 sq.ft. to the small monument signs in order to avoid cluttering the landscaping with LED displays. We are requesting instead an exemption on the size allowed for the pylon sign. The size request is primarily to accommodate reasonably sized static sign panels for each tenant and a dynamic Electronic Message Center. Our fear is that reducing the size of the sign to 25 feet high will require modifications to the look and feel of the sign in order to maintain the signage space at a reasonable size for the tenants. One of the modifications could include replacing the decorative top with a flat design in order to maximize actual signage space. The proposed sign includes a decorative top that ties into the architectural elements found in the complex. The height request will provide the sign with the proper elements to complement the business park. We want the sign aesthetics to match the building while building value to the Business Park and community. In order to provide 13 tenants with adequate advertising space, the complex will rely heavily on the pylon sign. Our main goal is developing long lasting relationships with our tenants while providing them curbside brand awareness, essential in gaining new customers and establishing long term business in the city of Lehi. We believe that the pylon sign will be able to advertize to some traffic on Timpanogos Highway and those exiting the highway. We want people to remember the experience of the visiting our business parks and we want to provide our tenants with an exceptional place to do business in Lehi. We paid close attention in the design and construction of Flash Pointe, adhering to the highest quality of architectural design and using top end materials. We would like the pylon sign to not only match the building in proportion and design, but also become part of the beautiful complex it is intended to represent.
Rodney G Payne
Meeting Date: May 12, 2016
Flash Pointe Pylon Sign and EDS Conditional Use Planning Commission Report Applicant: Requested Action/Purpose: Location: Project Area: Existing zoning: General Plan Designation: Existing Land Use: Surrounding Zoning and Land Use:
Date of Last DRC Review: Assigned Planner: Planning Commission: City Council:
Brent Albers Review and recommendation of a conditional use 3300 North 1200 East 4.55 acres Commercial Commercial Medical/dental offices under construction North: Commercial Murdock Canal Trail East: Commercial 1200 East/Office South: Commercial Undeveloped West: Commercial School/Preschool April 13, 2016 Mike West Required Action Review and Recommendation Final approval
APPLICABLE DEVELOPMENT CODE REGULATIONS Section 09.060. Conditions A. Conditions. In granting a Conditional Use permit, the Commission may impose such requirements and conditions which the Commission, in its sole discretion, deems necessary for the protection of persons and properties in the vicinity of the proposed Conditional Use, as well as the preservation of the integrity of the General Plan. Said requirements and conditions may include (but are not limited to) location, construction, size, maintenance, operation, site planning, traffic control and parking, relocations, dedications, installation and upgrading of public services and roads, and time limits for the proposed Conditional Use, in addition to the following non-exclusive list of potential requirements and conditions: 1. That the site will be suitably landscaped and maintained and that the design, setbacks, fences, walls and buffers of all buildings and other structures are adequate to protect property and preserve and/or enhance the appearance and character of the area. 2. That all buildings or other structures are architecturally attractive and add to the quality of the area. 3. Provision of parking facilities, including vehicular ingress and egress and the surfacing of parking areas and driveways to specified standards. 4. Street and highway dedication and improvements, including sidewalks, curbs and gutters. 5. Water supply and fire protection. 6. The mitigation of nuisance factors such as noise, vibrations, smoke, dust, dirt, odors, gases, noxious matter, heat, glare, electro-magnetic disturbances and radiation. 7. The regulation of operating hours for activities affecting normal neighborhood schedules and functions. 8. Regulation of signs. 9. Provisions for a guarantee, bond or other surety that the proposed conditional use will be maintained and operated in compliance with all approval conditions and requirements. 10. Such other conditions determined necessary by the Commission to allow the establishment and operation of the proposed conditional use in an orderly and efficient manner and in compliance with all elements of the General Plan, and the intent and purpose of this Code. The Commission may require guarantees, bonds, or other assurances that such requirements and conditions are being, or will be, satisfied, including (but not limited to) requiring an applicant to prepare and record covenants running with the land and to be binding upon the applicant and its successors in interest
1
Lehi City Planning Commission Staff Report
Meeting Date: May 12, 2016
Section 23.060 (I) 6. The total allowable size of the pylon sign is calculated as fifteen percent (15%) of the total square footage for the wall adjacent to the site's street frontage, or two hundred (200) square feet, whichever is less. For example, a wall with a total square footage of two hundred (200) sq. ft. would be permitted a thirty (30) sq. ft. sign (Wall Square Footage X 0. 15 = Permitted Size) (200 X 0. 15 = 30). For multi-tenant commercial projects the Planning Commission may allow additional sign area on a case by case basis. Additional area shall be based on the number of tenants displayed on the sign. In no case shall the total size of the sign exceed six hundred (600) square feet. Section 23.120 Design Standards C. For pylon signs, a two pole design (where the pole(s) are not visible) is preferred over a single pole design. Section 23.180 Exceptions. Upon review by the Reviewing Departments, Planning Commission and City Council approval, the design and placement of on-premise signs for multi-tenant commercial projects may vary from the regulations set forth in this Chapter and shall be considered as a Conditional Use. The Planning Commission and City Council must determine that: A.
The proposed sign exceptions are not in conflict with the purpose and intent of this Chapter;
B.
The proposed sign(s) are in architectural harmony with the development.
HISTORY April 15, 1992 – The Dean A. Mackintosh annexation was recorded and included the western portion of the subject property. September 25, 1997 – The Towne Addition annexation was recorded and included the eastern portion of the subject property. ANALYSIS The applicant is requesting conditional use approval for a pylon sign with an electronic display sign (EDS). The proposed sign would be located adjacent to the north building and 1200 East. The applicant is requesting several exceptions to the pylon sign and EDS requirements of the Development Code which are as follows: The first exception requested is for the overall height of the sign. The sign is proposed to be 36 feet in height as measured form the top of the sign to the sidewalk which exceeds the allowable 25 feet. The second exception requested is for the overall signage area. The total signage area proposed is 300 square feet which exceeds the maximum of 200 square feet allowed in the Development Code. The third exception requested is for the additional electronic display signage area. The electronic display area proposed is 150 square feet which exceeds the maximum 48 square feet allowed by the Development Code. These exceptions may be allowed as per Section 23.180 of the Development Code but it is the responsibility of the applicant to provide proper justification for the exceptions. As part of the process to approve an exception, a conditional use approval is required by the City Council with a recommendation from the Planning Commission. The DRC made a comment that this is not a retail use that depends on impulse type traffic and that the height of the sign should meet the 25 foot maximum height requirement unless convincing evidence can be provided otherwise. Staff would recommend reducing the size of the EDS in order to achieve a reduction in the overall sign height. The proposed materials include stone, stucco and aluminum panel. The design of the sign includes two poles which is consistent with Development Code Section 23.120 (C) which recommends the use of two covered poles. The materials and the top portion of the sign brings design elements of the buildings into the sign. RECOMMENDATIONS/POSSIBLE ACTIONS Planning Division staff recommends a POSITIVE recommendation to the City Council for the Flash Pointe Pylon Sign SUBJECT TO a reduced sign height of 25 feet (which includes a reduction in the size of the EDS) UNLESS the applicant provides convincing evidence and justification for the increased height of the sign as stated in the DRC comments. If the Planning Commission does not find convincing evidence for the increased height and size then the sign must comply with the pylon sign height standards set forth in Chapter 23 of the Development Code. This rec-
2
Lehi City Planning Commission Staff Report
Meeting Date: May 12, 2016
ommendation is based on the following findings: 1. 2. 3. 4.
The design of the sign ties into the architecture of the building. Pylon signs are allowed for sites of 3 acres or greater in size fronting an arterial or collector road. The proposed use will be located and conducted in a manner in compliance with the goals and policies of the Lehi City General Plan and the purposes of this Code. Additional findings based upon information presented during the public hearing.
3
Lehi City Development Review Committee
April 13, 2016
Flash Pointe Pylon Sign Conditional Use DRC Redline Comments Brent Albers – Requests review of a Conditional Use for a pylon sign with an EMD for Flash Pointe Business Park located at 1200 East 3300 North. DRC Members Present: Glade Kirkham, Kerry Evans, Greg Allred, Todd Munger, Kim Struthers, Gary Smith, Mike Howell, Ross Dinsdale, Craig Barratt Representatives of the Applicant Present: Brent Albers and Rafael Sanchez Date of Plans Reviewed: 4/5/16 Time Start: 10:40 AM Time End: 10:55 PM DRC REDLINE COMMENTS: Glade – Power: 1. No structures are allowed in the PUE. Kerry – Fire: No comments Greg – Water/Sewer: No comments Todd – Public Works: No comments Kim – Planning: 2. Because the EDS portion of the sign exceeds the 48 sq. ft. maximum and the height exceeds the 25 ft. maximum, approval of the sign will require review and recommendation by the Planning Commission (with a public hearing) and final review and approval by the City Council. The Commission and Council must find that the proposed exceptions are not in conflict with the purpose and intent of the sign regulations in Chapter 23 of the Development Code, and that the sign is in architectural harmony with the development. It seems that there are no residents in the immediate area that would be affected. 3. Additional height for pylon signs has been granted for other multi-tenant projects in Lehi that are more retail based (ie. restaurants, service stations, clothing or other general retail goods, etc.) because those types of businesses rely more on impulse type traffic. In this case, with primarily medial office uses, staff does not feel like the increase in height is necessary, and recommends that the sign meet the standard height maximum of 25 feet unless the applicant can provide convincing evidence to allow an exception. Gary – Building/Inspections: 4. Show any easements and utilities around the sign. 5. Provide a dimension to the footing of the sign from the curb or sidewalk. Mike – Public Works: No comments Ross – Engineering: No comments 6. This sign is located in an existing slope easement this is acceptable as long as the slope is maintained. Craig – Parks: No comments GENERAL DRC COMMENTS: 1. A separate building permit will be required. 2. Electrical requirements for the sign will need to connect to the building electrical panel. 3. The pylon sign EDS must meet the illumination and animation regulations set in Chapter 23 of the Development Code. THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION ON APRIL 28, 2016
Note: This list of corrections and deficiencies should not be considered as an all-inclusive or final list. The items listed need to be corrected and resolved and a new set of information submitted for review by the DRC. Further corrections and deficiencies may still be noted as the DRC further reviews the resubmitted information. 1 of 1
1143 East 3300 North Lehi, UT 84003 FlashPointeLehi.com
To whom it may concern, Flash Pointe will have two small monument signs and one pylon sign which will serve as the primary source of advertising for the tenants. Rather than utilizing all of the approved signage for the property, which could ultimately take away from the aesthetics of the complex, we wanted to have one major sign that is both attractive and effective, and two smaller but less distracting monument signs. We opted to not add Electronic Message Centers at the max allowed size of 48 sq.ft. to the small monument signs in order to avoid cluttering the landscaping with LED displays. We are requesting instead an exemption on the size allowed for the pylon sign. The size request is primarily to accommodate reasonably sized static sign panels for each tenant and a dynamic Electronic Message Center. Our fear is that reducing the size of the sign to 25 feet high will require modifications to the look and feel of the sign in order to maintain the signage space at a reasonable size for the tenants. One of the modifications could include replacing the decorative top with a flat design in order to maximize actual signage space. The proposed sign includes a decorative top that ties into the architectural elements found in the complex. The height request will provide the sign with the proper elements to complement the business park. We want the sign aesthetics to match the building while building value to the Business Park and community. In order to provide 13 tenants with adequate advertising space, the complex will rely heavily on the pylon sign. Our main goal is developing long lasting relationships with our tenants while providing them curbside brand awareness, essential in gaining new customers and establishing long term business in the city of Lehi. We believe that the pylon sign will be able to advertize to some traffic on Timpanogos Highway and those exiting the highway. We want people to remember the experience of the visiting our business parks and we want to provide our tenants with an exceptional place to do business in Lehi. We paid close attention in the design and construction of Flash Pointe, adhering to the highest quality of architectural design and using top end materials. We would like the pylon sign to not only match the building in proportion and design, but also become part of the beautiful complex it is intended to represent.
Rodney G Payne
