AGENDA #8
MEMORANDUM
TO: Mayor and Town Council
FROM: W. Calvin Horton, Town Manager
SUBJECT: Development Ordinance Text Amendment Signage in Mixed Use Zoning Districts
DATE: March 26, 2001
Adoption of the attached Ordinances A, B, or C would allow additional signage in Mixed Use zoning districts. Alternatively, the Council may choose to take no action.
On October 23, 2000, Mr. Craig Davis brought a petition to the Town Council (petition attached). Mr. Davis requests that the Town Council consider amending sign regulations in a manner that would permit signs to be placed in the Meadowmont Village Center as proposed by Mr. Davis. The specific request is to allow the following additional types of signage in the Town’s Mixed Use-Residential-1 (MU-R-1) zoning district:
· Permit development identification signs with two messages on each sign – the name of the project and the name of the anchor tenant.
· Permit a development identification sign at a location other than a principal point of access to development.
· Permit project street banners to be attached to private light poles.
A Public Hearing was held on February 19, 2001.
The Meadowmont Village Center development was approved by the Town Council as a mixed use development in the Mixed Use–Residential-1 (MU-R-1) zoning district. Section 14.13.12 of the Town’s Development Ordinance regulates the specific type and appearance of signage in the Town’s Mixed Use–Residential-1 (MU-R-1) and Mixed Use-Office/Institutional-1 (MU-OI-1) zoning districts, for such approved developments complying with the mixed use thresholds regulated by Article 4 (Mixed Use Zoning Districts) of the Development Ordinance.
We have categorized and addressed Mr. Davis’ request as four (4) separate issues:
An evaluation of these issues is included in the attached February 19, 2001, Public Hearing Memorandum.
We believe that the key issues brought forth during the February 19 Public Hearing were related to cinema signage in Mixed Use zoning districts, and issues raised by the Community Design Commission. We have provided a list of individual questions/issues raised during the Hearing, followed by responses from Town staff, as an attachment to this memorandum.
RECOMMENDATIONS
Planning Board Recommendation: The Planning Board voted 6-2 to recommend that the Council adopt Ordinance A. Please refer to the attached Summary of Planning Board Action.
Community Design Commission Recommendation: The Design Commission voted 7-1 to recommend that the Council adopt Ordinance C, making no changes to the development identification signs permitted in Mixed Use zoning districts, but allowing seasonal banners in parking lots in Mixed Use zoning districts. Please refer to the attached Summary of Community Design Commission Action.
Manager’s Recommendation: We recommend the adoption of Ordinance A, which would (1) permit the placement of an anchor tenant’s name on development identification signs in Mixed Use zoning districts, subject to certain performance standards, and (2) permit seasonal parking lot banners in Mixed Use zoning districts, subject to the approval of the Town Manager and the Community Design Commission.
Ordinance B would approve changes to the Town’s sign regulations for Mixed Use zoning districts as requested by the petitioner.
Ordinance C would approve changes to the Town’s sign regulations for Mixed Use zoning districts as recommended by the Community Design Commission.
ATTACHMENTS
1. Questions/Issues Raised during the February 19, 2001, Public Hearing (p. 4)
2. Ordinance A (p. 5)
3. Ordinance B (p. 8)
4. Ordinance C (p. 11)
5. Memorandum from February 19, 2001, Public Hearing (begin new page 1)
(Includes Summaries of Advisory Board Action and Petition from Mr. Craig Davis.)
ATTACHMENT 1
MEADOWMONT VILLAGE CENTER
DEVELOPMENT ORDIINANCE TEXT AMENDMENT
SIGNAGE IN MIXED USE ZONING DISTRICTS
Questions/Issues Raised at the February 19, 2001 Public Hearing
1. Several Council members inquired about whether or not cinema signage was allowed in a Mixed Use zoning district.
Staff Comment: We note that Section 14.13.12 of the Development Ordinance allows cinema signage in Mixed Use zoning districts. This changed was approved in the early 1990s by the Council, in response to a request from the Chapel Hill North developer. In particular, the Ordinance permits a single development identification sign for the Mixed Use development to (1) be increased in size (up to 80 square feet if externally illuminated), (2) include the name and trademark of the Mixed Use zoning district development, (3) include the name and trademark of the cinema, and (4) include a changeable listing of movie titles.
2. A Council member requested that the Community Design Commission Chair provide additional information on the issues raised by the Commission.
Staff Comment: The Design Commission Chair has agreed to attend the Council’s meeting on March 26, 2001, for the purpose of discussing the Community Design Commission’s recommendation on this issue.
ATTACHMENT 2
ORDINANCE A
(Manager’s Recommendation
and Planning Board Recommendation)
AN ORDINANCE AMENDING THE CHAPEL HILL DEVELOPMENT ORDINANCE REGARDING SIGNAGE IN THE MIXED USE ZONING DISTRICTS(2001-03-26/O-2a)
WHEREAS, the Council of the Town of Chapel Hill has considered the proposed amendment to the Chapel Hill Development Ordinance to adjust signage regulations in the Mixed Use Zoning Districts, and finds that the amendment is appropriate due to changed or changing conditions in a particular area and achieves the purposes of the Comprehensive Plan;
NOW, THEREFORE, BE IT ORDAINED by the Council of the Town of Chapel Hill as follows:
Section 1. Article 14, Section 14.13.12 of the Development Ordinance for the Town of Chapel Hill is hereby amended to read as follows:
“14.13.12 Signs in the Mixed Use OI-1 or Mixed Use R-1 Zoning Districts for approved developments complying with the mixed use thresholds
The owner(s) of the mixed use development shall establish a unified sign plan.
No sign that can be read from outside a Mixed Use Zoning District development or from public streets within the development shall be permitted within such development except as allowed under Subsection 14.13.4 or as provided below:
a)
Development
identification signs shall be containing the name and trademark of
the Mixed Use Zoning District development, provided such signs are limited
to one (1) ground sign (with no more than two (2) display areas) at each
principal point of access to the development, forty (40) square feet in display
area and a maximum height of eight (8) feet.
In addition, the ground signs shall comply with the following
requirements:
· The development identification signs shall contain the name and trademark of the Mixed Use Zoning District development, and may also include the name and trademark for one (1) anchor tenant.
· The letters and/or registered logo for the anchor tenant shall not exceed 50% of the size of the letters or logo for the name of the Mixed Use Zoning District development.
A single development identification sign at one principal point of vehicular access per perimeter roadway frontage of a development may be increased in size to 80 square feet with a maximum height of eight (8) feet if the development contains a cinema. This development identification sign may include the name and trademark of the cinema and may include a changeable listing of movie titles in addition to the name and trademark of the Mixed Use Zoning District development. If internally illuminated the sign shall have light letters on a dark background. The maximum size for such an internally illuminated sign shall be one-half (1/2) of 80 square feet.
b) Building identification signs containing only the name of a building or building complex and the nature of the establishments therein, provided such signs are limited to one wall sign per building with a display area not exceeding five percent (5%) of the area of the building facade to which it is attached.
c) Identification signs for individual establishments containing the name(s) and trademark(s) of the establishments, provided such signs are limited to wall signs with a maximum display area limitation of five percent (5%) of facade coverage. Wall signs overall (combination of building identification and individual establishment identification) are limited to a maximum display area not to exceed five percent (5%) of the area of the building facade.
For a cinema, a marquee, as a permanent canopy projecting over an entrance to a building, may be erected and displayed with the following limitations:
1) A marquee may identify the name and trademark of the cinema and may include a changeable listing of movie titles;
2) A marquee shall not extend more than ten (10) feet from the building nor be less than nine (9) feet above the ground or sidewalk at the lowest point;
3) The maximum display surface for the marquee shall be 100 square feet; and
4) The marquee shall front on interior drives and streets, not on streets external to the development.
d) Seasonal non-illuminated parking lot identification banners that will be hung from private street lights, and will not be displayed for more than 90 days, are permitted with the approval of the Town Manager and the Community Design Commission. Each parking lot identification banner shall not exceed four (4) square feet in display area, and shall be limited to the name and/or trademark of the Mixed Use Zoning District development. One (1) or two (2) banners may be approved for display from each street light. The color(s), shape, materials, appearance and duration of display for such banners shall be approved by the Town Manager and the Community Design Commission prior to display.
If internally illuminated, these signs shall have light letters on a dark background. The maximum size for such an internally illuminated sign shall be one-half (1/2) the maximum area per display surface listed above.”
Section 2. That all ordinances and portions of ordinances in conflict herewith are hereby repealed.
This is the 26th day of March, 2001.
ATTACHMENT 3
ORDINANCE B
(Changes Requested by Petitioner)
AN ORDINANCE AMENDING THE CHAPEL HILL DEVELOPMENT ORDINANCE REGARDING SIGNAGE IN THE MIXED USE ZONING DISTRICTS (2001-03-26/O-2b)
WHEREAS, the Council of the Town of Chapel Hill has considered the proposed amendment to the Chapel Hill Development Ordinance to adjust signage regulations in the Mixed Use Zoning Districts, and finds that the amendment is appropriate due to changed or changing conditions in a particular area and achieves the purposes of the Comprehensive Plan;
NOW, THEREFORE, BE IT ORDAINED by the Council of the Town of Chapel Hill as follows:
Section 1. Article 14, Section 14.13.12 of the Development Ordinance for the Town of Chapel Hill is hereby revised to read as follows:
“14.13.12 Signs in the Mixed Use OI-1 or Mixed Use R-1 Zoning Districts for approved developments complying with the mixed use thresholds
The owner(s) of the mixed use development shall establish a unified sign plan.
No sign that can be read from outside a Mixed Use Zoning District development or from public streets within the development shall be permitted within such development except as allowed under Subsection 14.13.4 or as provided below:
a)
Development
identification signs shall be containing the name and trademark of
the Mixed Use Zoning District development, provided such signs are limited
to one (1) ground sign (with no more than two (2) display areas) at each
principal point of access to the development and a maximum of one (1)
additional location in the development, with a maximum of forty (40)
square feet in display area and a maximum height of eight (8) feet. In addition, the ground signs shall
comply with the following requirements:
· The development identification signs shall contain the name and trademark of the Mixed Use Zoning District development, and may also include the name and trademark for one (1) anchor tenant.
· The letters and/or registered logo for the anchor tenant shall not exceed 50% of the size of the letters or logo for the name of the Mixed Use Zoning District development.
· That the display area portion of each sign may hang between two (2) poles, as long as no portion of the sign exceeds the maximum height of eight (8) feet.
A single development identification sign at one principal point of vehicular access per perimeter roadway frontage of a development may be increased in size to 80 square feet with a maximum height of eight (8) feet if the development contains a cinema. This development identification sign may include the name and trademark of the cinema and may include a changeable listing of movie titles in addition to the name and trademark of the Mixed Use Zoning District development. If internally illuminated the sign shall have light letters on a dark background. The maximum size for such an internally illuminated sign shall be one-half (1/2) of 80 square feet.
b) Building identification signs containing only the name of a building or building complex and the nature of the establishments therein, provided such signs are limited to one wall sign per building with a display area not exceeding five percent (5%) of the area of the building facade to which it is attached.
c) Identification signs for individual establishments containing the name(s) and trademark(s) of the establishments, provided such signs are limited to wall signs with a maximum display area limitation of five percent (5%) of facade coverage. Wall signs overall (combination of building identification and individual establishment identification) are limited to a maximum display area not to exceed five percent (5%) of the area of the building facade.
For a cinema, a marquee, as a permanent canopy projecting over an entrance to a building, may be erected and displayed with the following limitations:
1) A marquee may identify the name and trademark of the cinema and may include a changeable listing of movie titles;
2) A marquee shall not extend more than ten (10) feet from the building nor be less than nine (9) feet above the ground or sidewalk at the lowest point;
3) The maximum display surface for the marquee shall be 100 square feet; and
4) The marquee shall front on interior drives and streets, not on streets external to the development.
d) Year-round non-illuminated parking lot identification banners that will be hung from private street lights are permitted with the approval of the Town Manager and the Community Design Commission, as part of Building Elevations and Site Lighting review and approval. Each parking lot identification banner shall not exceed four (4) square feet in display area, and shall be limited to the name and/or trademark of the Mixed Use Zoning District development. One (1) or two (2) banners may be approved for display from each street light.
If internally illuminated, these signs shall have light letters on a dark background. The maximum size for such an internally illuminated sign shall be one-half (1/2) the maximum area per display surface listed above.”
Section 2. That all ordinances and portions of ordinances in conflict herewith are hereby repealed.
This is the 26th day of March, 2001.
ATTACHMENT 4
ORDINANCE C
(Community Design Commission Recommendation)
AN ORDINANCE AMENDING THE CHAPEL HILL DEVELOPMENT ORDINANCE REGARDING SIGNAGE IN THE MIXED USE ZONING DISTRICTS (2001-03-26/O-2c)
WHEREAS, the Council of the Town of Chapel Hill has considered the proposed amendment to the Chapel Hill Development Ordinance to adjust signage regulations in the Mixed Use Zoning Districts, and finds that the amendment is appropriate due to changed or changing conditions in a particular area and achieves the purposes of the Comprehensive Plan;
NOW, THEREFORE, BE IT ORDAINED by the Council of the Town of Chapel Hill as follows:
Section 1. Article 14, Section 14.13.12 of the Development Ordinance for the Town of Chapel Hill is hereby amended to read as follows:
“14.13.12 Signs in the Mixed Use OI-1 or Mixed Use R-1 Zoning Districts for approved developments complying with the mixed use thresholds
The owner(s) of the mixed use development shall establish a unified sign plan.
No sign that can be read from outside a Mixed Use Zoning District development or from public streets within the development shall be permitted within such development except as allowed under Subsection 14.13.4 or as provided below:
a) Development identification signs containing the name and trademark of the Mixed Use Zoning District development, provided such signs are limited to one (1) ground sign (with no more than two (2) display areas) at each principal point of access to the development, forty (40) square feet in display area and a maximum height of eight (8) feet.
A single development identification sign at one principal point of vehicular access per perimeter roadway frontage of a development may be increased in size to 80 square feet with a maximum height of eight (8) feet if the development contains a cinema. This development identification sign may include the name and trademark of the cinema and may include a changeable listing of movie titles in addition to the name and trademark of the Mixed Use Zoning District development. If internally illuminated the sign shall have light letters on a dark background. The maximum size for such an internally illuminated sign shall be one-half (1/2) of 80 square feet.
b) Building identification signs containing only the name of a building or building complex and the nature of the establishments therein, provided such signs are limited to one wall sign per building with a display area not exceeding five percent (5%) of the area of the building facade to which it is attached.
c) Identification signs for individual establishments containing the name(s) and trademark(s) of the establishments, provided such signs are limited to wall signs with a maximum display area limitation of five percent (5%) of facade coverage. Wall signs overall (combination of building identification and individual establishment identification) are limited to a maximum display area not to exceed five percent (5%) of the area of the building facade.
For a cinema, a marquee, as a permanent canopy projecting over an entrance to a building, may be erected and displayed with the following limitations:
1) A marquee may identify the name and trademark of the cinema and may include a changeable listing of movie titles;
2) A marquee shall not extend more than ten (10) feet from the building nor be less than nine (9) feet above the ground or sidewalk at the lowest point;
3) The maximum display surface for the marquee shall be 100 square feet; and
4) The marquee shall front on interior drives and streets, not on streets external to the development.
d) Seasonal non-illuminated parking lot identification banners that will be hung from private street lights, and will not be displayed for more than 90 days, are permitted with the approval of the Town Manager and the Community Design Commission. Each parking lot identification banner shall not exceed four (4) square feet in display area, and shall be limited to the name and/or trademark of the Mixed Use Zoning District development. One (1) or two (2) banners may be approved for display from each street light. The color(s), shape, materials, appearance and duration of display for such banners shall be approved by the Town Manager and the Community Design Commission prior to display.
If internally illuminated, these signs shall have light letters on a dark background. The maximum size for such an internally illuminated sign shall be one-half (1/2) the maximum area per display surface listed above.”
Section 2. That all ordinances and portions of ordinances in conflict herewith are hereby repealed.
This is the 26th day of March, 2001.