Memorandum
City of Lawrence
Planning and Development Services
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TO: |
David L. Corliss, City Manager |
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FROM: |
Planning Staff |
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DATE: |
December 30, 2014 |
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RE: |
DR-14-00506 - Appeal of Historic Resources Commission determination for a proposed sign to be located at 900 New Hampshire Street (Marriott TownePlace Suites) |
Project Description
The applicant is requesting to install a new projecting (blade) sign on the west elevation of the new structure located at 900 New Hampshire Street. The sign is 15’ tall, 4’ wide and 8” deep. The total square footage of the sign is 60 sf. The sign will project from the face of the building approximately 4 ½ feet. The sign will be installed 15’ above grade and equidistance between a window to the north and the change in building face plane to the south. The sign will be internally illuminated with LED lighting. The property is located in the environs of the Social Service League Building (905 Rhode Island), the Hendry House (941 Rhode Island), and the Turnhalle (900 Rhode Island), Lawrence Register of Historic Places.
Background
On November 12, 2014 a sign permit application for six (6) signs to be located at 900 New Hampshire Street was received by Development Services. On November 14th, the signs were submitted for review under the Downtown Design Guidelines. On November 17th, the applicant was notified that all of the signs could be administratively approved except the projecting sign proposed to be located on the west elevation of the building. This sign could not be approved administratively because it did not meet several of the Downtown Design Guidelines. The applicant was advised that the request could be placed on the December 18, 2014 Historic Resources Commission agenda.
At their meeting on December 18, 2014 the Historic Resources Commission (HRC) reviewed the Staff report, received the applicant’s presentation, and took public comment on the request. After discussion, the HRC denied (5-0) a proposed projecting sign request for 900 New Hampshire Street. While the HRC approved the Certificate of Appropriateness, the Commission was of the opinion that the proposed projecting sign did not meet the intent of the Downtown Design Guidelines, the design standards adopted by the City Commission for the Downtown Urban Conservation Overlay District. Specifically, the HRC found that the proposed sign did not meet the following guidelines (see meeting minutes for more info):
18.15 A projecting sign shall be no more than fifteen square feet in size with a maximum sign height of five feet.
18.16 A larger projecting sign should be mounted higher, and centered on the facade or positioned at the corner of a building.
18.8 Signs should be subordinate to the building’s facade. The size and scale of the sign shall be in proportion to the size and scale of the street level façade.
Typically, when a proposed sign does not meet the intent of the Downtown Design Guidelines, the applicant will work with staff, the HRC and the Architectural Review Committee (ARC) to find a solution that will meet the intent of the guidelines while meeting the project goals of the applicant. The HRC prefers to find workable solutions to unique circumstances rather than deny proposed projects. The applicant has indicated in this case that the need for signage for the opening of the hotel precludes working with the HRC on design solutions. On December 19, 2014, the applicant appealed the HRC’s determination to the City Commission.
Appeal Process
The Downtown Conservation Overlay District was established in 2001 with the Downtown Design Guidelines adopted as the development/design standards for the district. In 2009 the City Commission adopted a revised set of Downtown Design Guidelines for the district. Chapter 20-308(g) of the Development Code identifies the appeal process for an applicant when the Historic Resources Commission finds that a project does not meet the intent of the adopted development/design standards for a UCO district. The City Commission is the final decision-making authority in determining whether a proposed project meets the adopted Development Design Standards (20-308(g)(3)). The City Commission is being asked to make a determination of whether the proposed project meets the Downtown Design Guidelines.
Downtown Design Guidelines
The Downtown Design Guidelines were adopted to regulate exterior scale, massing, design, arrangement, texture, and materials within the downtown area in order to promote compatibility with the downtown’s existing architectural character. The guidelines are not meant to dictate design choices or serve as a checklist for “good” design. They are not meant to force new development into narrowly-defined molds that would recreate only turn of the century architectural forms. Nor are they intended to be applied in such a stringent manner as to prevent creative or contemporary design alternatives. However, the guidelines are designed to foster and maintain Lawrence’s economic viability by preserving the existing character and fabric of the downtown area while encouraging development and improvements that complement its historic character. Individual guidelines are often stated in absolute terms but just as compatible design consists of individual building elements in a larger building envelope, these design guidelines are viewed as a collective document and not as independent statements. The City Commission has the authority and discretion to examine the whole situation, or extenuating circumstances, and approve projects that do not meet the letter of the guidelines. It is understood that a project might not meet every guideline in order to conform to the document’s intent. The guidelines state that designs and changes approved or rejected elsewhere in the Conservation Overlay District do not necessarily act as a precedent for other designs or changes under consideration. All proposals will be considered individually based on their own merit and unique situation within the overlay district.
Staff Analysis
One of the primary themes of the Downtown Design Guidelines and one of the primary characteristics of Downtown Lawrence is pedestrian orientation. Guideline 18.2 specifically states that the primary focus of signs in Downtown Lawrence shall be pedestrian-oriented in size, scale, and placement, and shall not be designed primarily to attract the notice of vehicular traffic. As proposed, staff is of the opinion that the sign size and placement are not pedestrian oriented and are intended to attract the notice of vehicular traffic. Other guidelines that the proposed project does not meet include:
18.15 A projecting sign shall be no more than fifteen square feet in size with a maximum sign height of five feet.
The total sign size is 60sf and the height of the sign is 15’.
18.16 A larger projecting sign should be mounted higher, and centered on the facade or positioned at the corner of a building.
The proposed sign is not centered on the façade or positioned at the corner of the building.
18.8 Signs should be subordinate to the building’s facade. The size and scale of the sign shall be in proportion to the size and scale of the street level façade.
While the sign is subordinate to the large building façade, it is not in proportion to the size and scale of the street level façade.
Staff is of the opinion the proposed sign meets the following guidelines:
18.8 Signs should be subordinate to the building’s facade.
18.14 A projecting sign shall provide a minimum clearance of eight feet between the sidewalk surface and the bottom of the sign.
18.17 A projecting sign shall in no case project beyond 1/2 of the sidewalk width.
18.20 The light for a sign should be an indirect source, such as shielded, external lamps. Consideration may be given to internal or halo illumination.
18.21 Whether they are wall-mounted, suspended, affixed to awnings, or projecting, signs must be placed in locations that do not obscure any historic architectural features of the building or obstruct any views or vistas of historic downtown.
While the HRC concluded that the proposed sign does not meet the intent of the guidelines to promote pedestrian oriented development in the overlay district, the modern building design, use, and location of the entrance for the use associated with the sign are unique circumstances that should be considered. Consideration should be given to the notion that a hotel requires significant signage to guide visitors to the community and once here, to the mid-block entrance for their initial check-in to the hotel. Additionally, the option of moving the proposed sign to the corner, which would meet the guidelines, fails to recognize that the first floor use at the corner will not be the hotel but will instead be leased to a different user – a hotel blade sign at the corner may direct visitors to the corner space when they need to be mid-block to enter the hotel.
Taking these things into consideration lends support for a hotel sign at the mid-block location. The HRC had a few suggestions for using signage at this location (please see meeting minutes). Staff believes there are design solutions that fulfill the applicant’s needs and the intent of the design guidelines and they should be pursued jointly by the ARC and applicant.
City Commission Options
Action Requested
Make a determination that the proposed projecting sign to be located at 900 New Hampshire Street does or does not meet the Downtown Design Guidelines and direct staff and applicant as appropriate.
Attachments: Photo #1