Proj signage project variance application rossi bldg llc packet

PROPOSED SIGNAGE PROJECT Fisher/Rossi Building 12448-12580 SW Broadway Street Beaverton, Oregon 97005

Sign Variance Application Submitted: July 18, 2014

TABLE OF CONTENTS I.

WRITTEN STATEMENT A.

Introduction

B.

Purpose

C.

Project Findings

D.

Conclusion

II.

FEES

III.

PRE-APPLICATION CONFERENCE NOTES

IV.

NEIGHBORHOOD REVIEW MEETING

EXHIBITS TABLE OF CONTENTS 1.

APPLICATION FORM

2.

AGENDA BILL / FEE WAIVER

3.

FISHER/ROSSI BUILDING MASTER SIGN PROGRAM

4.

LOCATION MAP

5.

SITE MAP

6.

PROPOSED PROJECT OVERHEAD SITE PLAN

7.

SIGNAGE PROJECT PRESENTATIONS

8.

NEIGHBORHOOD MEETING AND PUBLIC NOTICE MATERIALS

I.

WRITTEN STATEMENT

A.

INTRODUCTION

The site subject to this request is best known as the Fisher/Rossi Building. The site is located at 1244812580 SW Broadway Street between SW Hall Boulevard and SW Watson Avenue and contains tax lots 1S115BB05000 and 1S115BB05001 (Figure 1). The site is zoned Regional Center – Old Town and the site is multi-use retail. The Fisher/Rossi Building is located in one of Beaverton’s Multiple Use Land Use Districts: Downtown Regional Center-Old Town District (RC-OT). The RC-OT District encompasses the

Figure 1: Location Map

original downtown, and is intended to maintain the mix of uses, scale of development, and appearance that are characteristic of this historically significant area while supporting existing and future businesses in moving toward and achieving the vision of the Regional Center. The purpose of the Regional Center District is to promote a transit-supportive multiple use land use pattern and create, over time, a pedestrian-oriented commercial center within approximately a quarter-mile of light rail and commuter rail transit stations.

Beaverton’s Civic Plan identified three Priority Districts: Broadway, the Creekside, and South Cedar Hills.

The Broadway pedestrian district is bound by three “edges”: Farmington Road to the South, Canyon Road to the north and Lombard Avenue to the east. Broadway represents a transition point from Beaverton’s Old Town to areas north of Canyon Road. There is a variety of local small businesses with storefronts that line the sidewalk, giving the district a distinct feel that Beaverton residents want to preserve and expand. Broadway is envisioned as Beaverton’s “festival street” with improvements that would make it more business, bike and pedestrian friendly. The Broadway pedestrian district is at the heart of what will become walkable Beaverton.

Figure 2: Site Map

The existing conditions create a hardship for tenants in the building by restricting projecting signs to one per building.

The Fisher/Rossi Building is a two-story building located on the south side of Broadway Street in the middle of the block (Figures 2-4). The building is setback from the adjacent buildings by approximately 2 ft, which partially obscures the visibility of adjacent storefronts from SW Hall Boulevard and SW Watson Avenue. Broadway Street is a two-lane road Figure 3: Overhead Site Plan

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Figure 4: Fisher/Rossi Building

with narrow sidewalks, which also contributes to the visibility hardship for tenants.

This application’s objective is to seek aesthetically pleasing and functional signage for tenants and mitigate existing site Figure 5: Façade Zones constraints and strict applications of the sign code which would otherwise deprive tenants in this development of rights enjoyed by other similarly zoned properties. The applicant seeks to secure a building projecting sign and a small projecting sign for each first and second floor commercial tenant space. The applicant faces several issues when adhering to the City Development Code to mitigate for existing site conditions and provide a functional master sign program:    

Pedestrian scale signage in the form of projecting signs is limited to one per site A freestanding sign is allowed, however the Fisher/Rossi Building does not have enough frontage to make this option available Small projecting signs are more appropriate in a mixed use setting when located in a historic downtown district that was built at the pedestrian scale More than one of the commercial tenants would like to erect a projecting sign

The building facade has been defined into zones to clarify the locations of the requested projecting signs (Figure 5). The use of small projecting signs approximately 4.5 SF per side in size in the lower podium zone at 90 degrees to the building provides direct identification to a pedestrian walking along the sidewalk (Figure 6). It also produces enhanced pedestrian experience and streetscape scene. Such signs contemplated for this project as well as examples of the style are shown on Exhibit 7.

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One building projecting sign on the northwest side of the building approximately 9.5 SF per side in size in the upper podium zone at either 90 degrees or attached at 45 degrees at the northwest corner of the building will provide identification for the building as a whole and create a landmark (Figure 6).

Building projecting signs help capture both auto and pedestrian traffic visiting the site, but are distinct from the smaller projecting signs specifically to identify individual storefronts.

Multiple projecting signs on one building are not new to Beaverton. In June 2011, Planning Commission approved a Variance Application for similar projecting signs at Progress Ridge, a master planned commercial development in the southwest corner of the City.

Figure 6: Fisher/Rossi Building Projecting Signs

CONTEXT The existing sign code was not designed to deal with mixed use retail along major pedestrian routes. It was envisioned that only one projecting sign per building would be needed or desired, partially because it was an option in lieu of one free-standing sign. The variance process has been recommended by staff as the most probable application process to mitigate for the existing site constraints and provide pedestrian signage consistent with the major pedestrian route objectives. Projecting signs promote a pedestrian-friendly scale and identification of the retail uses, while providing adequate identification of services and retailers to the motoring public. Building wall signage is targeted at the motoring public, while the projecting signs over the sidewalks perpendicular to the buildings are more geared toward pedestrian identification of tenants. The proposed increase in projecting signs to one per business tenant space will promote more effective identification of tenants walking along the storefronts. The neighborhood meeting documentation reveals that citizens do not have concerns about the proposed request.

HISTORICAL CONTEXT Additionally, although the site is in a designated historic pedestrian route along Broadway Street, there are no additional allowances for pedestrian scale signage. Sometimes called blade signs, this form of signage intends to identify retails uses to pedestrians walking along the historic pedestrian routes.

Projecting signs in a Retail Center Old Town type environment can be a useful pedestrian scale method of informing the public of a tenant’s location. This form of signage would be visible to pedestrians walking along the Old Town storefronts. The Fisher/Rossi Building was built in the era before 4

automobiles and has always served as a pedestrian route. Because the building’s property line is up to the right-of-way, there is no room for a freestanding sign. Historically, the Fisher/Rossi Building has had large projecting signs (and open transoms) installed for multiple business tenants, albeit larger than pedestrian scale (Figure 7). Existing sign regulations do not permit a projecting sign for each business tenant; therefore a variance is needed to provide for pedestrian scale identification for each tenant space in the Fisher/Rossi Building.

CURRENT TRAFFIC COUNTS The section of Broadway Street where the Fisher/Rossi Building is located currently accommodates over 3,000 vehicles daily as shown in Table 1. This is considerably less than the adjacent roads to the direct north and south of the site: Canyon Road with 34,100 vehicles per day and Farmington Road with close to 31,000 vehicles per day. While the proposed smaller projecting signs are geared towards pedestrians, they can help a motorist easily identify a business before they are directly in front of the store. The proposed larger building projecting sign could help Figure 7: Historical photo of Fisher/Rossi Bldg c. 1920s identify the building for motorists travelling on Farmington Road and serve as a landmark for historic Broadway Street as well.

Table 1. Traffic Counts of Surrounding Area

Broadway: 65’ west of Hall Blvd Broadway: 65’ west of Watson Ave Farmington: 110’ west of Hall Blvd Canyon Road: 55’ west of Hall Blvd

Count Total 1,920 1,183 30,734 34,100

Date 7/17/2013 7/17/2013 8/26/2013 5/31/2012

Source COB COB COB STATE

VARIANCE REQUESTED The applicant seeks to request the minimum relief necessary to the standards and has one concept which requires variance to the basic standards. This Variance Application is requesting a total of 11 projecting signs for the building (Figure 8 and 9). Table 2 shows the location and size.

Table 2. Projecting Signs Requested for Variance Application

Projecting Signs Lower Podium Zone for First Floor Business Tenant Spaces Upper Podium Zone for Second Floor Business Tenant Spaces Building TOTAL

Number 8 2 1 11

Size 36”W x 18”H 18”W x 36”H 24”W x 57”H

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Figure 8: Fisher Rossi Bldg with proposed projecting signs

Figure 9: Fisher Rossi Bldg with proposed projecting signs

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The concept is based on the desire to increase pedestrian oriented signage by including identification of tenants displayed perpendicular to the building (in view from the line of travel for pedestrians) hung above the sidewalk. The City of Beaverton regulates these as projecting signs and limits the total number allowed.

This concept requires one variance as described below: 

A variance to allow additional projecting signs visible from public right-of-way. Existing regulations allow the substitution of a projecting sign for a freestanding sign (60.40.35.2). The Fisher/Rossi Building doesn’t have adequate site frontage to accommodate that substitution.

According to 60.40.35.3(E), one sign is permitted per tax lot.

PLACEMENT, SIZING, COLOR, MATERIALS OF SIGNAGE IN A RETAIL CENTER OLD TOWN Regarding consistency with the proposed signage, the applicant, Rossi Building LLC plans to issue a tenant code to each tenant that has signed a lease. Contained in this document are written criteria to guide each tenant in the preparation of signage for their space. Topics could include acceptable sign materials and illumination, unacceptable materials and illumination, sign colors and finishes, fonts, sign dimensions and quantities, and sign brackets.

The first floor business tenant space has a designated area in the lower podium zone (above the transoms) to install projecting signs. Second floor business tenant space has a designated area in the upper podium zone (adjacent to second floor windows) for projecting signs. A tenant is limited to one wall sign per north and south building elevation. Each tenant is encouraged to display a small projecting sign of no more than 4.5 SF (9 SF total for both sides) in the lower podium zone of their business tenant space.

Overall, these sign guidelines provide a major control tool to guide the commercial tenant signage.

The Business Downtown Association (BDA) Design Committee has expressed interest in and has the purview to assist with sign design aspects, which would be the next step for the project if the Variance Application is approved. This could include assisting tenants with selecting vendors, obtaining bids, creating sign designs, and considering creative ways to help fund the cost of new signs and permits. As per the City Development Code, tenants are to prepare all designs and gain approval from Rossi Bldg LLC property owner first prior to any tenant applying for a sign application at the City.

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B.

CHAPTER 40 AND 60 RESPONSES

40.60.05

PURPOSE

The purpose for regulating signs is to promote the neat, clean, orderly, and attractive appearance of the community, balance the need of signs with avoiding potential nuisances to nearby properties and conflicts with other signage, ensure safe construction, local, installation, and maintenance of signage, prevent proliferation of signs and sign clutter, and minimize distractions for motorists on public highways and streets. This Section is carried out by the approval criteria listed herein.

Response: The proposed Signage Project is submitted in response to this purpose statement. The application materials include illustrations of the projecting signs and pictorial illustrations of the types of signs proposed. The intent of the proposed Signage Project is to minimize sign clutter, while providing appropriate identification of the retail uses within the historic downtown district.

The Signage Project is developed to eliminate conflict between individual tenant’s signage within the historic downtown district, and to provide for a manner in which to allow safe locations and installation of signage that can be reasonably maintained as tenants transition in and out of spaces. Providing for a unified approach to signage through the Signage Project will present an attractive, clean, and orderly appearance to the community.

40.60.10 1.

2.

APPLICABILITY

Unless otherwise authorized by this Code, no person shall erect, install, construct, place, alter, change, relocate, suspend or attach any sign, except for maintenance of signs without first obtaining a permit from the City.

The following signs do not require permits: A. Traffic or other government authorized signs, such as railroad crossing signs and notices, as may be authorized by the City.

B. Signs of public utility companies indicating danger, or which serve as an aid to public safety, or which show the location of underground facilities or of public telephones.

C. Signs not visible from public right-of-ways.

Response: This application requests sign approval for projecting signs associated with the Fisher/Rossi Building, all of which will be visible from the public right-of-way.

40.60.15

APPLICATION

There is a single sign application which is subject to the following requirements.

1.

Sign A.

Threshold. An application for Sign permit shall be required when the following threshold applies: 8

1.

The erection, installation, construction, placement, alteration, relocation, suspension, attachment of any sign.

Response: This application is for a Signage Project and associated variance. New signage for the Fisher/Rossi Building will be permitted following the approval of Sign Variance for projecting signs.

These thresholds apply to future actions associated with this request.

B.

Procedure Type. The Type 1 procedure, as described in Section 50.35 of this Code, shall apply to an application for a Sign. The decision making authority is the Director.

Response: This application is for a Sign Variance approval. Per Section 40.95.05.1.B, variance applications are subject to a Type 3 process.

C.

Approval Criteria. In order to approve a Sign application, the decision making authority shall make findings of fact based on evidence provided by the applicant demonstrating that all the following criteria are satisfied: 1.

The proposal satisfies the threshold requirements for a Sign application.

Response: As stated under the response to 40.60.15 A. (Threshold), this application will allow for future sign permits. This criterion is met.

2.

All City application fees related to the application under consideration by the decision making authority have been submitted.

Response: The application fees associated with this Variance Application were submitted as a fee waiver request through an Agenda Bill and City Council approved the request on Tuesday, July 15, 2014.

The associated Agenda Bill can be found in Exhibit 2. This criterion is met.

3.

The proposal contains all applicable application submittal requirements as specified in Section 50.25.1 of the Development Code.

Response: Applicable application materials as required by Section 50.20.1 have been provided with this application including the following: application form, written narrative and supporting documents, neighborhood review meeting documentation, and a copy of the pre-application conference meeting held on May 9, 2014. A fee waiver has been requested through an Agenda Bill with a decision from City Council scheduled for Tuesday, July 15, 2014. This criterion is pending.

4.

The proposed sign is in conformance with all requirements specified in Section 60.40 (Sign Regulations) unless the applicable provision has been subject of a Variance approval.

Response: The Signage Project requires a variance approval as is detailed below and supported in the responses within this narrative and supporting documentation. This criterion is met.

A variance is proposed to allow additional projecting signs visible from the public rights-of-way. Existing regulations allow the substitution of a projecting sign for a freestanding sign. According to 9

60.40.35.3(E), one projecting sign is permitted per building in lieu of a freestanding sign. However, the Signage Project proposes a total of 11 projecting signs. In order to provide for these additional projecting signs, a variance is required.

Section 60.45.35.2 states, “commercial buildings within the Multiple Use zone districts which have the front line within 5 feet of the public right-of-way shall be permitted one projecting on the front building in lieu of a freestanding sign.” As was addressed in the pre-application and within this written statement, the Fisher/Rossi Building does not have enough frontage to make this a viable option.

5.

The proposed sign is in conformance with the vision clearance standards specified in the Engineering Design Manual.

Response: As shown in the Signage Project plans and specifically the overall site plan, the proposed building projecting and smaller individual tenant projecting signs comply with the vision clearance standards. This criterion is met.

6.

Applications and documents related to the request, which will require further City approval, shall be submitted to the City in the proper sequence.

Response: The Sign Variance approval will establish the criteria by which future applications for sign permit are reviewed and approved. This sequence is appropriate for the proposed project.

D.

Submission Requirements. An application for a Sign shall be made by the owner of the subject property, or the owner’s authorized agent, on a form provided by the Director and shall be filed with the Director. The Sign application shall be accompanied by the information required by the application form, and by Section 50.25 (Application Completeness), and any other information identified through a Pre-Application Conference.

Response: This Variance Application is being requested by the owner of the property. The City’s application form has been included with this application.

E.

Conditions of Approval. The decision making authority may impose conditions on the approval of a Sign application to ensure compliance with the approval criteria. In addition to imposing other conditions to ensure compliance with the approval criteria, the decision making authority may also impose the following conditions when applicable.

1.

All signs, together with all of their supports, braces, guys and anchors, shall be kept in good repair and be maintained in a safe, neat, clean and attractive condition, free from rust, corrosion, peeling paint or other surface deterioration.

2.

Any sign structure or supports that are no longer in use shall be removed at the time of the structure or supports cease to be used.

3.

Compliance with the conditions of approval shall be met as long as the sign exists on the property.

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Response: Since this is a Variance Application, the decision making authority is the Planning Commission. Where necessary to demonstrate compliance with the applicable approval criteria, the applicant will coordinate with City staff and Planning Commission to identify appropriate conditions of approval.

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C.

APPLICATION/VARIANCE (40.95)

40.95.05

PURPOSE

The purpose of a Variance application is to provide for the consideration of varying from the applicable provisions of this Code where it can be shown that, owing to special and unusual circumstances, the literal interpretation of these provisions would cause an undue or unnecessary hardship without a corresponding public benefit. This section is carried out by the approval criteria listed herein.

Response: The Fisher/Rossi Building is located in one of Beaverton’s Multiple Use Land Use Districts: Downtown Regional Center-Old Town District (RC-OT). The RC-OT District encompasses the original downtown, and is intended to maintain the mix of uses, scale of development, and appearance that are characteristic of this historically significant area while supporting existing and future businesses in moving toward and achieving the vision of the Regional Center. The purpose of the Regional Center District is to promote a transit-supportive multiple use land use pattern and create, over time, a pedestrian-oriented commercial center within approximately a quarter-mile of light rail and commuter rail transit stations.

The Fisher/Rossi Building’s frontage meets the sidewalk right-of-way. This type of site does not offer tenants the opportunity to take advantage of a freestanding sign to identify all the business tenants.

Narrow sidewalks on Broadway Street make it difficult for pedestrians to identify merchants. Existing wall signs are designed to be seen by motorists and pedestrians, but these visitors must be in front of a business or across the street to clearly see the merchants in the Fisher/Rossi Building. The building is setback from the adjacent buildings by approximately 2 ft, partially obscuring the visibility of the business tenants from SW Hall Boulevard and SW Watson Avenue. Broadway Street is a narrow, twolane road which also contributes to the visibility hardship for tenants.

The request to increase projecting signage will allow business tenants in one of the few pedestrian oriented areas in Beaverton to encourage the walking public to identify and walk along multiple storefronts in this building. The concept is based on the desire to increase pedestrian oriented signage by including identification of tenants displayed perpendicular to the building (in view from the line of travel for pedestrians) hung above the sidewalk. In this historic downtown district environment, the benefit to the public will be best realized through approval of a requested variance which will promote a more pedestrian-friendly urban atmosphere.

40.95.10

APPLICABLILITY

A Variance application may only be requested for those proposals that Request a variance of more than fifty percent (50%) from the numerical Site Development Requirements contained in Chapter 20 (Land Uses) or any numerical requirements contained in Section 60.30 (Off-Street Parking), Section 60.40 (Sign Regulations), and 60.55 (Transportation Facilities), excluding 60.55.30.

Response: A variance is proposed to allow for additional projecting signs visible from public rights-ofway. Existing regulations allow the substitution of a projecting sign for a freestanding sign (60.40.35.2).

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The Fisher/Rossi Building’s frontage meets the sidewalk public right-of-way and therefore, does not have the allowable space to accommodate a freestanding sign.

40.95.15

APPLICATION

There is a single Variance application which is subject to the following requirements.

1.

Variance.

A. Threshold. An application for Variance shall be required when the following threshold applies: 1.

A change of more than fifty percent (50%) to the numerical standards specified in the Site Development Requirements contained in Chapter 20 (Land Uses).

This threshold does not apply where credits have been earned for height increase through Habitat Friendly Development Practices, as described in Section 60.12.40.4, 5, 6, and 7.

2.

Any change from the numerical requirements contained in Section 60.40 (Sign Regulations).

3.

Excluding Section 60.55.30, any change from the numerical requirements contained in Section 60.55 (Transportation Facilities).

Response: This application requests one variance to numerical requirements regarding projecting signage. The threshold in Number 2 above applies for 60.40 (Sign Regulations).

B.

Procedure Type. The Type 3 procedure, as described in Section 50.45 of this Code, shall apply to an application for Variance. The decision making authority shall be the Planning Commission.

Response: This application will be processed as a Type 3 procedure. All application requirements have been met including a pre-application conference and neighborhood review meeting, with the exception of the Application Fee. The application fees associated with this Variance are in the process of a fee waiver request through an Agenda Bill with a decision from City Council scheduled for Tuesday, July 15, 2014.

C.

Approval Criteria. In order to approve a Variance application, the decision making authority shall make findings of fact based on evidence provided by the applicant demonstrating that all the following criteria are satisfied: 1.

The proposal satisfies the threshold requirements for a Variance application.

Response: This request seeks a variance to the numerical requirements regarding signage. As such, the variance threshold is triggered.

2.

All City application fees related to the application under consideration by the decision making authority have been submitted.

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Response: The application fees associated with this Variance Application were submitted as a fee waiver request through an Agenda Bill and City Council approved the request on Tuesday, July 15, 2014.

The associated Agenda Bill can be found in Exhibit 2.

3.

Special conditions exist which are peculiar to the land, structure, or building involved and which are not applicable to other lands, buildings, or structures in the same zoning district.

Response: The Fisher/Rossi Building’s frontage meets the sidewalk right-of-way. This type of site does not offer tenants the opportunity to take advantage of a freestanding sign to identify all the business tenants.

Narrow sidewalks on Broadway Street make it difficult for pedestrians to identify merchants. Existing wall signs are designed to be seen by motorists and pedestrians must step to the curb edge, or cross the street, to clearly see the merchants in the Fisher/Rossi Building. The building is setback from the adjacent buildings by approximately 2 ft, partially obscuring the visibility of the business tenants from SW Hall Boulevard and SW Watson Avenue. Broadway Street is a narrow, two-lane road which also contributes to the visibility hardship for tenants. These are hardships created by site topography and were not specifically considered when the sign code was developed.

Broadway Street is one of three pedestrian districts that has been identified in the Civic Plan Strategies as a priority pedestrian district for improvements. Broadway represents a transition point from Beaverton’s Old Town to areas north of Canyon Road and in this historic downtown environment, the benefit to the public will be best realized through approval of the requested variance, which will promote a more pedestrian-friendly urban atmosphere.

The request to increase projecting signage will allow business tenants in one of the few pedestrian oriented areas in Beaverton to encourage the walking public to identify and walk along multiple storefronts in this building. The concept is based on the desire to increase pedestrian oriented signage by including identification of tenants displayed perpendicular to the building (in view from the line of travel for pedestrians) hung above the sidewalk.

4.

Strict interpretation of the provisions of this ordinance would deprive the applicant of the rights commonly enjoyed by other properties in the same zoning district under the terms of this Code.

Response: Strict application of the code would be an unavoidable hardship for tenants due to site constraints. The building’s frontage meets the sidewalk right-of-way and does not allow for a freestanding sign to identify the building’s multiple tenants.

Strict application of the projecting sign limits would not allow the full realization of the Town Center concept. Metro’s definition frames the Town Center around some key concepts:

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   

Town Centers are the central focus of community life for people who live within two or three miles.

Town Centers provide basic retail services and gathering spaces for those who wish to walk to shops and parks.

Locating many Town Centers throughout the region provides opportunities for people to run errands closer to home or work, and reduces the need to drive longer distances.

20.20.05 TC-MU Delineation Multiple Use Areas. The areas of the City that are designated as multiple use implement the policies of the City’s comprehensive plan and are identified on the City’s zoning map. Full urban services need to be provided. Multiple use zoning districts establish varied levels of residential and commercial uses, supporting transit and pedestrian oriented development with minimum density and intensity requirements. Multiple use areas include: the Downtown Beaverton and Washington Square Regional Centers, Town Centers, and Station Communities.

Additionally, the City of Beaverton adopted the TC-OT zoning district in compliance with these Metro policies. The purpose of the City’s TC-OT Downtown Regional Center—Old Town District is described in Section 20.20.10: The RC-OT District encompasses the City of Beaverton’s original downtown, and is intended to maintain the mix of uses, scale of development, and appearance that are characteristic of this historical area while supporting existing and future businesses in moving toward and achieving the vision of the Regional Center.

These concepts all focus on convenient community life and reducing driving and providing a mix of services. The Fisher/Rossi Building exemplifies these concepts. The proposed projecting signage will primarily address the walking public and will promote integration of the retail uses for pedestrians.

Restricting site signage to be directed to motorists, rather than allowing projecting signs to directly address pedestrians on the sidewalks who physically visit the site, would contradict the main goals of the Town Center -Old Town District and a designated Neighborhood Street.

5.

The special conditions and circumstances do not result from the actions of the applicant and such conditions and circumstances do not merely constitute financial hardship or inconvenience.

Response: As has been stated above, the design of the building and resulting topographical constraints existing before the applicant became the owner.

Strict application of the projecting sign limits would not allow the full realization of the Town Center concept. The stated public goals of creating an inviting and scaled environment to promote pedestrian circulation with consolidated retail services creates the need for more pedestrian oriented and scaled signage. These are not financial hardships or inconveniences, but physical and regulatory constraints that conflict with public policy goals.

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6.

If more than one (1) variance is being requested, cumulative effect of the variances result in a project which is still consistent with the overall purpose of the applicable zone.

Response: As stated throughout this narrative, this Signage Project is requesting only one variance and it is not only consistent with this zone, but required to achieve the intended public benefit of the TC-OT district and a neighborhood street.

7.

Any variance granted shall be the minimum variance that will make possible a reasonable use of land, building, and structures.

Response: The increase in projecting signage to allow one per tenant per commercial tenant space is the minimum to achieve pedestrian oriented signage for all tenants in the building and fully achieves the Town Center and neighborhood street goals. As was envisioned by the public through the adoption of the zoning and designation of major pedestrian routes, this variance is reasonable and is the minimum necessary to achieve the publicly stated goals.

8.

For a proposal for a variance from sign regulations, no variance shall be granted unless it can be shown that there are special circumstances involving the size, shape, topography, location and surroundings attached to the property referred to in the application, which do not apply generally to other properties in the same zoning district, and that the granting of the variance will not result in material damage or prejudice to other property in the vicinity and not be detrimental to the public safety and welfare. Variances shall not be granted merely for the convenience of the applicant or for the convenience of regional or national businesses which wish to use a standard sign.

Response: Because this site is unique and is topographically constrained by the frontage abutting the narrow sidewalks and street, granting this variance will not result in any material damage or prejudice to other property in the vicinity.

The site is designated as a neighborhood street within a Class 1 pedestrian route with a stated public goal of providing a more pedestrian friendly environment. The combination of regulatory requirements and existing site characteristics was an unusual circumstance in the City of Beaverton and particularly in with TC-OT zoning designation. What is proposed was a unique solution to the set of constraints.

The request to increase projecting signage will allow merchants along this major and historic pedestrian route to encourage the walking public to identify and walk between multiple merchants on the site. In this intensely urban Town Center environment, the benefit to the public will be best realized through approval of the requested variance which will promote the urban atmosphere.

As this proposed variance seeks to better implement the public policies and goals than the existing code would permit, this will not be detrimental to the public safety welfare.

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9.

The proposal is consistent with all applicable provisions of Chapter 20 (Land Uses) unless the applicable provisions are subject to an Adjustment, Planned Unit Development, or Variance which shall be already approved or considered concurrently with the subject proposal.

Response: As was previously mentioned, the proposed Variance Application only applies to Chapter 60.40 for Sign Regulations.

10.

The proposal is consistent with all applicable provisions in Chapter 60 (Special Requirements) and that all improvements, dedications, or both required by the applicable provisions of Chapter 60 (Special Requirements) are provided or can be provided in rough proportion to the identified impact(s) of the proposal.

Response: No changes or variances are requested to Chapter 60 (Special Requirements). The variance request only applies to Chapter 60.40 (Sign Regulations).

11.

The proposal contains all applicable application submittal requirements as specified in Section 50.25.1 of the Development Code.

Response: This proposal includes all documentation required by Chapter 50 and is provided according to the City’s submittal guidelines for variance requests. This criterion is satisfied.

12.

Applications and documents related to the request, which will require further City approval, shall be submitted to the City in the proper sequence.

Response: The Signage Project approval will establish criteria by which future sign permit applications for this building are reviewed and approved. This sequence is appropriate for the proposed project.

D.

Submission Requirements. An application for a Variance shall be made by the owner of the subject property, or the owner’s authorized agent, on a form provided by the Director and shall be filed with the Director. The Variance Application shall be accompanied by the information required by the application form, and by Section 50.25 (Application Completeness), and any other information identified through a PreApplication Conference.

Response: This application is being requested by the owner of the property. The City’s application form has been included with this application.

E.

Conditions of Approval. The decision making authority may impose conditions on the approval of a Variance Application to ensure compliance with the approval criteria.

When considering a Variance Application to the numerical sign regulations in Section 60.40 (Sign Regulations), the decision making authority shall review all of the existing or proposed signs for the site. The decision making authority may also impose other conditions of approval to require:

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1.

2.

3.

Removal or alteration of conforming or nonconforming signs to achieve compliance with the standards contained in Section 60.40 (Sign Regulations).

Removal or alteration of conforming or nonconforming signs in order to establish a consistent sign design throughout the site.

Sign permit applications for signs erected without permits or removal of such illegal signs.

Response: The requested application is for a 98 year old building with some business tenant signs that have been “grandfathered� in from the 1970s and are considered in compliance. The site does not contain non-conforming signs or illegal signs which would require additional conditions of approval. The proposed variance is a request to the numerical standards in the sign code and is allowed through this process as stated above.

Variance Threshold Procedure Type Approval Criteria: 1. Proposal Satisfies Threshold Requirements 2. All City Application Fees Have Been Submitted 3. Prove Special Conditions Exist 4. Prove Ordinance Deprives Applicant of Rights Commonly Enjoyed by Others 5. Prove Does Not Merely Constitute Financial Hardship or Inconvenience 6. If More Than One Variance Is Being Requested 7. Prove Minimum Variance For Reasonable Use of Land, Building, and Structures 8. Prove Special Circumstances That Will Not Result in Material Damage or Prejudice to Property in the Vicinity 9. Prove Proposal is Consistent With All Applicable Provisions of Chapter 20 10. Prove Proposal is Consistent With All Applicable Provisions of Chapter 60 11. Proposal Contains All Applicable Application Submittal Requirements as Specified in Section 50.25.1 of the Development Code 12. Application and Documents Related to Request Shall Be Submitted to City in Proper Sequence Variance Application Shall Be Made By Owner of the Subject Property on a Form Provided by Director and Shall Be Filed With the Director Conditions of Approval: 1. Removal or Alteration of Conforming or Nonconforming Signs to Achieve Compliance with Standards Contained in Section 60.40 (Sign Regulations) 2. Removal or Alteration of Conforming or Nonconforming Signs in Order to Establish a Consistent Sign Design Throughout Site 3. Sign Permit Applications for Signs Erected Without Permits or Removal of Such Illegal Signs

STATUS Met Type 3 Met Waived Met Met Met N/A Met Met Met Met Met Met Met

Met Met Met

18

D.

CONCLUSION

As is demonstrated throughout the narrative, plans, and other materials submitted in support of this Variance Application, the proposed Signage Project meet the intent of the sign code and the standards for allowing a variance to the standards, as well as the requirements of the TC-OT zoning district. The applicant concludes that this proposal meets all the applicable approval criteria as demonstrated in this application and, therefore, requests the City approve this request for a variance.

19

II.

FEES

The application fees associated with this Variance Application were submitted as a fee waiver request through an Agenda Bill and City Council approved the request on Tuesday, July 15, 2014. The associated Agenda Bill can be found in Exhibit 2.

20

III.

PRE-APPLICATION CONFERENCE NOTES

To come.

21

IV.

NEIGHBORHOOD REVIEW MEETING

Project:

Signage Project for Fisher/Rossi Building

Present:

Electra Sutton, Central Beaverton Board Member, Temporary Chair Four TVF&R representatives Central Beaverton NAC attendees (20) refer to attached attendance list

Subject:

Central Beaverton Neighborhood Association Committee (NAC) Meeting – Neighborhood Review Meeting for Proposed Sign Variance Application – July 7, 2014

Location:

Beaverton Community Center, 12350 SW Fifth Street, Beaverton, OR

Presentation Amy Koski, economic development project coordinator with the City of Beaverton, was introduced to the group by Electra Sutton, temporary NAC chairperson. Amy Koski explained that a required neighborhood meeting was necessary prior to submitting a Variance Application to the City to gain approval for: 1) projecting signs for each commercial tenant; and 2) one building projecting sign. Amy explained the current sign challenges in Old Town, why cities have sign codes, and how the current Development Code relates to the proposed project and requested sign variance for the Fisher/Rossi Building, located at 12448-12580 SW Broadway Street. The current code allows one projecting sign per building, in lieu of a freestanding sign, however there are multiple tenants in the Fisher/Rossi Building who would like a projecting sign. She also provided the urban design context for the project with descriptions of the zones sidewalk and building zones as well as the various types and purposes of storefront signs. Amy used photorealistic and 3-D renderings of the building to show the proposed signage being requested as part of the Sign Variance Application. In addition, Amy showcased projecting signs from various existing businesses located in Beaverton.

Questions and Answers are as follows: Projecting Signs: Q: A:

What is the size of signs located in the lower podium zone?

18” H x 36” W, which is a size determined by the urban design consultants to be the appropriate scale for the Fisher/Rossi Building.

Q: A:

How high up on the building façade will the first floor business signs be located?

We don’t have an exact measurement, but the location is approximately 14 to 17 ft above the sidewalk.

Q:

(Comments) The location of the projecting signs feel like they are really for people driving by, not for pedestrian walking by. I won’t be looking up that high to see a sign as a pedestrian.

They don’t seem like they are big enough. (Question) How will this variance application address

22

the needs of businesses on 3rd Street or other areas in Old Town? Will those businesses benefit from this variance application?

A:

The best location for the first floor commercial tenant signs was determined during Group Meetings with the property owner and tenants. It was also determined that this location would allow people to see the signs in spite of visual obstructions from the awning in front of two businesses as well as the second floor entrance dormers. The work that has been done for this specific project could help serve as a guide for buildings with similar challenges, in other parts of the Downtown, but a property owner seeking more than one projecting sign per building would need to submit a sign variance application.

Q:

Is the fee being waived or paid by the property owner?

A:

The City is requesting a fee waiver for the sign variance application from City Council on behalf of the property owner. City Council will be voting on it at the July 15, 2014 meeting. If a property owner and/or individual commercial tenants sought a sign variance application, the cost is currently $2132 for a variance application.

23

AGENDA BILL Beaverton City Council

Beaverton, Oregon

SUBJECT:

FOR AGENDA OF: 07-15-14

Authorize Waiver of Variance Application Fee for Fisher/Rossi Building Projecting

Signs

Mayor's Approval:

BILL NO: 14148

~O

DEPARTMENT OF ORIGIN:

Mayor's Office

DATE SUBMITTED:

07-01-14

CLEARANCES:

City

AltorneY~

CAO Finance Planning Econ Dev PROCEEDING:

EXHIBITS:

CONSENT AGENDA

..

Map

BUDGET IMPACT EXPENDITURE REQUIRED $0

AMOUNT BUDGETED

$0

APPROPRIATION

REQUIRED $0

RECOMMENDED ACTION: City Council to waive the Variance Application fee submitted by the City of Beaverton Economic Development Division on behalf of property owner Charles Wilson for projecting signs proposed as part of the City's Signage Project (SP) for the Fisher/Rossi Building (12448 - 12580 SW Broadway Street).

HISTORICAL PERSPECTIVE: Currently, the City's sign code allows for one projecting sign per building. The Economic Development Division, as part of its Main Street Program, developed the SP in response to the discontent expressed by downtown merchants, advocates of the Beaverton Downtown Association (BDA), Code Enforcement and staff in the Planning and Economic Development Divisions. Approximately three years ago the BDA proposed sign code changes. The Planning Division developed draft sign code changes that included some of the recommendations expressed by the BDA. Recently, this type of sign need was identified following the City's presentation on sign code and quality signage at the October 2013 Storefront Improvement Workshop Series hosted by the BDA and sponsored by the City's Beaverton Main Street Program.

The purpose of the SP is to further investigate one set of taxlots and/or a building with one property owner and multiple tenants within the downtown that has encountered signage needs. The investigation requires willingness to participate, collaboration, and consensus amongst the property owner and all building tenants to accurately identify sign issues, including what signs are and are not currently permitted. City staff worked with Urbsworks, urban design consultants, to develop a mock-up of what changes could potentially be made to accommodate the various tenant and property owner needs within the existing sign code. The City has actively engaged the individual business owners to receive their feedback and incorporate that into designs with size, dimensions, and location that can be submitted to Planning Commission through the Variance Application process. City staff have documented tile process to date, developed options identified by the property owner and tenants, and compiled a presentation of designs illustrating an agreed upon preferred alternative to help address the路 Agenda Bill No: 14148

signage needs for the Fisher/Rossi Building. City staff are working with the property owner to develop a Variance Application to Planning Commission with recommendations for how to accomplish the agreed upon designs and goals.

The project officially commenced March 2014 after the City contracted UrbsWorks to facilitate the group meetings, develop interim and long-range designs and photo-realistic renderings, and provide project cost estimates for sign brackets and lighting.

On April 23, 2014, the first of two meetings was held with the property owner and tenants of the Fisher/Rossi Building to present initial concepts for new sign options. The presentation included interim and long-range designs that included facade improvements such as upgraded awnings for the entire building and opening up all of the building's transom windows. Of the five tenants and property owner jn attendance, 80 percent of tenants were interested in projecting signs somewhere in the storefront zone of the building. More than 2/3 favored a painted (ghost) wall sign identifying the building, but commented this was ultimately the property owner's decision. Half of the tenants were interested in having a-board signs for their business, to be located in the furniture zone of the sidewalk. The majority of participants thought the long-range improvements of new building awnings and opened transoms were nice, but cost prohibitive. It was determined that these design elements and facade improvements could be part of the longer term, future vision of the building.

On May 21, 2014, the second meeting was held with the property owner and tenants to refine the options and come to a preferred decision. After an internal pre-application meeting with Planning Division staff on May 9, 2014, a-board signs were removed from the renderings because they are not allowed in the code and cannot be included in a Variance Application. Some of the long-range designs were modified based on feedback from the first group meeting. All tenants and the property owner were in attendance at the second meeting and indicated 100 percent consensus to move forward with the refined concepts presented. Information on the individual feedback forms generally aligned with the consensus heard at the meeting. More than 2/3 of the tenants envision making some level of investment in the next six months toward new signage. Approximately half of the tenants would prefer all tenants implement suggested signage together; however, more than 80 percent would implement signage for their storefront even if others do not. The preferred options are projecting signs in the lower podium zone for first floor storefronts and projecting signs in the upper podium zone for second floor businesses. Approximately 50 percent like the building painted (ghost) sign and 72 percent like the building projecting sign.

On May 13, 2014, Economic Development and Planning Division staff met with City Council during a Roundtable Discussion to provide an overview of the SP. The Variance Application will be submitted on July 9, 2014, following a presentation at the Central Beaverton NAC meeting on July 7,2014, as required by the Variance Application process. City staff will present the details of the Variance Application and overall SP along with the property owner of the Fisher/Rossi Building and tenants. A neighborhood review meeting notice was posted at the site June 13, 2014. The proposed agenda item, meeting date and time was sent to the Community Development Director, all property owners and representatives of NACs within 500 feet of the site on June 13, 2014.

Staff completed the affidavit of posting and notice on June 27, 2014.

INFORMATION FOR CONSIDERATION: The Fisher/Ros'si Building was chosen to serve as a pilot project for the historic downtown district because the business tenants have unmet signage needs in one of Beaverton's few walkable districts.

The SP is an opportunity to quell angst amongst small business owners that were neglected when sign regulations were modified in support of auto-oriented, suburban big-box stores at the time the sign code went through a major revision in the 1980s. The existing sign code creates a hardship for the Fisher/Rossi Building tenants by restricting projecting signage to one per building. Currently, there are six storefront business tenants and one second floor business tenant. Tenants at either end of the building have storefronts that cannot be seen from SW Hall Boulevard and SW Watson Avenue due to Agenda BiH No: 14148

adjacent buildings obstructing the view. Multiple tenants in the building would prefer a projecting sign to capture pedestrian traffic.

The SP is designed to test a small scale project to help unify the downtown historic district that could potentially inform future sign related policy. Approval of the 2011 Progress Ridge Variance Application for Progress Ridge, a master planned lifestyle center located in the southernmost part of the City off Scholls Ferry Road, set precedence for multiple projecting signs, including dimensions, on a single storefront. The objective of the request for a variance for the Fisher/Rossi Building is to seek aesthetically pleasing and functional signage for tenants, mitigate existing site constraints, and help establish guidelines unique to the needs of the historic downtown district.

The waiver of City fees is only allowed with City Council authorization.

Agenda Bill No: 14148

EXHIBIT 3

Fisher/Rossi Building Master Sign Program North Wall Percent:

7.5%

Wall Elevation Sq. Ft: SIGN SIZE (sq. ft.) Below 25"

TENANT/SIGN COPY Beaverton Substation Beaverton Substation Vanek’s Shoe Repair Studio Barber Shop Gloria’s Secret Café Art on Broadway Art on Broadway Calvin Hamreus Architect Quilter’s Corner Store

17.50 25.00 34.50 20.00 16.00 10.00 10.00 5.00

TOTAL

138.00

South Wall Percent:

7.5%

Wall Elevation Sq. Ft: SIGN SIZE (sq. ft.) Below 25"

TENANT/SIGN COPY Beaverton Substation Vanek’s Shoe Repair Studio Barber Shop Gloria’s Secret Café Art on Broadway Calvin Hamreus Architect Quilter’s Corner Store

15.00 15.00 15.00 15.00 15.00 5.00 15.00

TOTAL

95.00

East Wall Percent:

5.0%

TENANT/SIGN COPY

Wall Elevation Sq. Ft:

0.0%

7.5%

Total

Max Allowed ASF bove 25'

Remaining SF Above 25'

806.25

668.25

201.56

201.56

0.00

Max. Allowed SF Below 25'

Remaining SF Below 25'

Max Allowed SF Above 25'

Remaining SF Above 25'

825.00

730.00

206.25

206.25

Max. Allowed SF Below 25'

Remaining SF Below 25'

Max Allowed SF Above 25'

Remaining SF Above 25'

100.00

100.00

25

25.00

Max. Allowed SF Below 25'

Remaining SF Below 25'

Max Allowed SF Above 25'

Remaining SF Above 25'

0.00

0.00

0.00

0.00

2,000

Wall Elevation Sq. Ft:

The total amount of signage is allocated as follows:

0.0% 5.0% 7.5% 20.0%

Remaining SF Below 25'

SIGN SIZE (sq. ft.) Above 25"

0.00

0.00

Percentage

Max. Allowed SF Below 25'

11,000

0.00

TOTAL

Elevation South Wall West Wall East Wall Nolrth Wall

0.00

SIGN SIZE (sq. ft.) Above 25"

SIGN SIZE (sq. ft.) Below 25"

TENANT/SIGN COPY

Projecting Sign

5.00

SIGN SIZE (sq. ft.) Below 25"

TOTAL

West Wall Percent:

10,750 SIGN SIZE (sq. ft.) Above 25"

SIGN SIZE (sq. ft.) Above 25"

0.00

EXHIBIT 4: LOCATION MAP

DOWNTOWN BEAVERTON Fisher/Rossi Building 12448-12580 SW Broadway St

N 400

Feet

SW W

SW

ASH

HA

ING

LL

TON

BLV D

AVE

EXHIBIT 5: SITE MAP

GTON ROAD

F IS H E R /R O S S I B U IL D IN G

ET

SW BROADWAY STREET

SW WEST STRE

SW FARMIN

EXHIBIT 6: OVERHEAD SITE PLAN

FISHER ROSSI BUILDING

Signage Pilot Project Historic Fisher/Rossi Building Broadway Street Downtown Beaverton

by City of Beaverton June 2014

Introduction  

 



Designed to test a small scale project as a case study Help unify Beaverton’s historic downtown district Enhance business promotion/return in one of Beaverton’s few walkable districts Fisher/Rossi Building provides an example of the unique mix of challenges in the downtown Implementation of signage on Fisher/Rossi Building has the potential to serve as a quality, showcase case study

Where we are in the process Individual tenant meetings  Group Meeting #1  Compile outcomes/prepare draft designs  Group Meeting #2  Public Process  Present to Planning Commission 

Zones of the sidewalk    

Frontage Zone

Clear Zone

Furnishing Zone

Frontage Clear Furnishing Curb

Curb Zone

Zones of the building  Storefront

zone

 Transom  Podium  Cornice

zone

Various types of storefront signs Signs that Main Street-style Signs: Projecting  Appeal to people walking Window  Appeal to people driving A-Boards Under Awning  Identify storefront businesses Building Signs:  Identify other building tenants Large projecting (upper level tenants, residents) Wall Painted wall/“ghost”  Unify the identity of a building  Communicate the uniqueness of an individual storefront business

Main Street-style signs: projecting

Downtown, Beaverton, OR

Progress Ridge, Beaverton, OR

The front building line is

of the public right of way.

There is no freestanding signage on site.

Max 20% window area Max 2 sq. ft.

No

Yes

No

Main Street-style signs: window, Registered State of Oregon nameplate business name

If you circled ‘yes’ to each statement above, then your businesssigns may be allowed a Projecting projecting sign or awning.

There are several numeric requirements that projecting signs must meet in order for your permit to be approved.

The graphic to the right helps explain these requirements.

The Building Division may have additional Building Code requirements. Planning staff are available from 7:30 am to 5:00 pm Monday through Friday to discuss your project with you in person, or you can Window call usSign at 503-526-2420.

Window sign

Signs

Yes

8’ max projection

32 sq.ft. max per face

8’ minimum clearance

Nameplate

Business nameplate

At least 2’ from curb Sign extends no more than 2/3 of the sidewalk width

Window Sign at Upper Floor

Max 3 sq. ft

Examples: Drive Thru

Main Street-style signs: projecting and a-board working together

Pearl District, Portland, OR

Alberta Street, Portland, OR

Stark Street, Portland, OR

Building signs: large projecting

Progress Ridge, Beaverton, OR

Building signs: painted wall/“ghost� sign

Options for the Fisher/Rossi Building and Tenants A Local Example

Local Example

Experience of Retailer Deb Messina, Quilter’s Corner Store Summer 2013  Researched sign code for City of Beaverton  Researched and identified source for sign bracket that would meet sign code in terms of size and also would be historically appropriate for the era of the building Fall 2013  Reviewed sign plans with property owner  Purchased sign bracket  Contacted Fast Signs to work up the design and pricing for production Attended the Beaverton Downtown Association’s Signage Workshop and spoke with City of Beaverton planners about designs  Completed a sign permit with storefront images, location of proposed sign installation (including measurements, bracket type, and installation method), and a design rendering with sign dimensions

Local Example

Experience of Retailer Deb Messina, Quilter’s Corner Store Estimated Cost for Blade Sign Sign Element Vendor* Estimated Cost  Sign bracket (w/shipping) Metal Craft $110 Industries  Sign design: Fast Signs No fee  Sign production: Fast Signs $210  Sign installation Fast Signs $200 (by licensed contractor) Estimated Total

$520**

*Vendors included here are for purposes of this example only and in no way suggest vendors that should be used. **Estimated total sign cost does not include city planning and building fees, and all estimated costs could vary based on sign dimensions.

City-Related Fees Planning Variance Pre-App Sign Permit

Total

Building

$2,132

Building Permit

Total

~$95 - $115*

243 82

$2,457

*Based on sign cost of $500 - $750.

~$95 - $115*

~$2,552 - $2,572

Funding Options  Historic

Preservation Grants  Community Development Block Grant 

City of Beaverton Storefront Improvement Program

 City

of Beaverton Facade Financing Program  Beaverton Main Street Program  Beaverton Downtown Association  Crowdfunding

Options for the Fisher/Rossi Building and Tenants

Fisher/Rossi Building new sign options  Projecting   

In the upper podium zone In the lower podium zone Building sign

 Wall  

signs

signs

In the lower podium zone Painted wall/”ghost” signs

Signs for Second Floor Businesses

{ }

Upper podium projecting sign

Signs for First Floor Businesses

{ }

Lower podium projecting sign

Signs for First Floor Businesses

{ }

Sloping transparent awning Under awning projecting sign – above 8’ height clearance

Fisher/Rossi Building existing sign options – wall signs

Relocated wall sign above opened transom

Fisher/Rossi Building new sign options – building signs

Building projecting sign

Building painted wall/“ghost” sign

New projecting signs for first floor businesses In the lower podium zone

New projecting signs In the lower podium zone

New projecting signs In the lower podium zone

Gloria’s Secret Cafe Open transom

Gloria’s Secret Cafe New wall sign

Gloria’s Secret Cafe New projecting sign in the lower podium zone

Vanek’s Shoe Repair Relocated wall sign

Vanek’s Shoe Repair New wall sign

Vanek’s Shoe Repair New wall sign and projecting sign in the lower podium zone

West wall sign

East wall sign

Conceptual sign types and specifications

Conceptual sign types and specifications

Conceptual sign types and specifications

Conceptual sign types and specifications

Conceptual sign bracket types

Summary of Options for Fisher/Rossi Building and Tenants

Options 1. Projecting signs in lower podium zone

2. Projecting signs in upper podium zone

Options 3. Wall signs above the transom

4. Building projecting sign

Options 5. Building signs – painted wall/“ghost” signs: east/west/south walls

Sign Variance Short Range

 Projecting

signs in lower podium zone for first floor businesses 

One per commercial tenant space = 8

 Projecting

signs in upper podium zone for second floor businesses 

One per commercial tenant space = 2

 Building 

projecting sign

One per building = 1

Sign Improvements Short Range

 Projecting

signs in lower podium zone for first floor businesses  Projecting signs in upper podium zone for second floor businesses  Building projecting sign  Painted wall/“ghost” signs

Group Meeting Feedback 

Meeting #1 – April 23, 2014  

More photo-realistic illustrations Some of the larger facade improvements are property owner decisions:   

 

  



Building projecting sign Sloping, transparent awning Painted wall/“ghost” signs

Cost is a challenge Tenants with existing awnings like the under awning sign as a lower cost option, but they do not meet the 8’ height clearance Generally like the projecting signs in the lower podium zone Generally like a-boards with some reservations Discussed a new, separate concept for posts with icon sign in the furnishing zone Generally like the painted wall/“ghost” signs



Meeting #2 – May 21, 2014 





More than 2/3 of tenants envision making some level of investment in the next six months toward new signage The majority of the tenants have found participation in the pilot to be helpful and are satisfied with the outcome of the process to date Approximately half of the tenants would prefer that all tenants implement suggested signage together, 



  

However, more than 80% would implement signage for their storefront even if others do not

The preferred options are clearly the projecting signs in the podium zone and under the awning (only possible with sloped awning) 54% like the wall signs above the transom 72% like the building projecting sign Approximately 50% like the building ghost signs

Conceptual Estimate of Sign Construction Costs Size Material(s)

Horizontal Projecting First Floor Tenants

Vertical Projecting Second Floor Tenants

Large Vertical Projecting Building Identity

18” H x 36” W

36” H x 18” W

57” H x 24” W

Polycarbonate (plexiglass), exterior grade plywood, fiberglass over a structural foam core, sheet metal, or a combination

Painted Wall/ “Ghost” Sign

exterior paint on clean, dry brick substrate

Bracket

$300 -- $400

$300 -- $400

$300 -- $400

n/a

Sign panel & finish

$200 -- $300

$200 -- $300

$300 -- $400

$500 -- $1,000

Installation

$200 -- $250

$250 -- $300

$250 -- $300

$500 -- $1,000

Furnished & Installed

$700 -- $950

$700 -- $1,000

$850 -- $1,100

$1,000 -- $2,000

Lighting

$200 -- $300

$200 -- $300

$200 -- $300

n/a

$900 – $1,250

$900 -- $1,300

$1,050 -- $1,400

$1,000 -- $2,000

Total Estimated Cost Range

Note: Cost estimates do not include building and planning permit fees.

Illuminated projecting signs

Illuminated projecting signs

Next Steps      

March 2014 – Individual tenant meetings April 23, 2014 – Group Meeting #1 Compile outcomes/prepare draft designs May 21, 2014 – Group Meeting #2 Compile outcomes/prepare final designs Public process 



  

June 13, 2014 – Mail public notices (20 days prior to public meeting) July 7, 2014 – Hold public meeting at Central Beaverton NAC

July 15, 2014 – Request Sign Variance Application fee waiver from City Council July 18, 2014 – Submit Sign Variance Application to the Planning Division Late Summer 2014 – Present to Planning Commission

Building Facade Improvements Long Range  Opened

transom windows  Awnings: transparent and sloping to allow for under awning projecting signs (above 8’ height clearance)

Long range vision: New transparent, sloping awnings and opened transoms

Long range vision: New transparent, sloping awnings and opened transoms

Minutes to be reviewed and approved at the August 4, 2014 Central Beaverton NAC meeting.

Central Beaverton NAC July 7, 2014 minutes The meeting started at 7 PM and was attended by several business owners from the Fisher Rossi building on Broadway.

TVF&R presented a summary of their activity. The Beaverton Police Department was not represented so their presentation was skipped.

A description of the storefront improvement Fisher Rossi Sign Variance Application was presented by Amy Koski, City of Beaverton Economic Development Project Coordinator. The project is a case study to address possible changes in the Beaverton sign building code regulations which currently limit the number and size of business projecting signs to less than the number of business tenants. The hardship created by this on multiple business owners at the same site is the topic of the project and the solution proposed was described in detail. Since the project is a prototype for future sign code revisions, the variance fee of $2100.00 per building has been waived. The outcome could be that future requests for sign improvements would only require a permit rather than a variance and therefore save prospective building owner requesters the expense and time required for a variance.

Upcoming events (theatrical, First Friday and Public Hearings) were discussed by the attendees.

PRELIMINARY MEETING On A Preliminary Development Proposal Affecting

12448 – 12580 SW Broadway Street PROPOSED

Signage Pilot Project A meeting to discuss the preliminary development proposal is scheduled for

7 p.m. | Monday, July 7, 2014 Beaverton Community Center | 12350 SW Fifth Street ALL INTERESTED PERSONS MAY ATTEND

FOR MORE INFORMATION CONTACT: Amy Koski, Economic Development Project Coordinator 503-526-2631

Economic Development

June 13, 2014 RE: Proposed Signage Pilot Project at Fisher/Rossi Building (12448 – 12580 SW Broadway Street) Dear NAC Representative / Resident: I am writing this letter on behalf of the City of Beaverton’s Economic Development Division, who has designed a Signage Pilot Project (SPP) to test a small scale project to help unify the downtown historic district that could potentially inform future sign related policy. The purpose of the SPP is to further investigate one set of taxlots and/or a building with one property owner and multiple tenants within the downtown that has encountered signage needs.

Prior to preparing to a sign Variance Application to the City of Beaverton Planning Division for necessary review and approval, we would like to discuss the project in more detail with the members of the Neighborhood Association and surrounding property owners and residents. Therefore, you are cordially invited to attend a meeting on: DATE:

Monday, July 7, 2014

LOCATION:

Beaverton Community Center, 12350 SW Fifth Street

TIME:

7 p.m.

Please note that this will be an informational meeting with city staff and the property owner only and is not intended to take the place of a public hearing before the Planning Commission. There will be an opportunity to present testimony to the Planning Commission after the application is submitted to the city for review and a public hearing is scheduled.

I look forward to seeing you at the meeting and hearing your thoughts on the proposed project.

Sincerely,

Amy Koski Economic Development Project Coordinator

City of Beaverton  4755 SW Griffith Drive  PO Box 4755  Beaverton, OR 97076  www.beavertonoregon.gov