City of San Juan Capistrano Agenda Report

Transcription

1 ITEM F2 Agenda Report TO: FROM : Design Review Committee Development Services Department Submitted by: David Contreras, Senior Planner 00, Prepared by: Sergio Klotz, Assistant Development Services Director 1i'- DATE: June 11, 2015 SUBJECT: Consideration of Architectural Control ; review of development plans for a proposed freestanding 24 Hour Fitness facility located at the terminus of Calle Arroyo adjacent to Interstate 5 (Assessor Parcel Number and )(Applicant: Mr. Ernie Rivas, JH Real Estate Partners, Inc.) RECOMMENDATION: Staff recommends the Design Review Committee (DRC) provide the applicant with comments regarding the proposed building design, site plan, materials, colors and landscape. APPLICANT/OWNER: Applicant: Ernie Rivas JH Real Estate Partners, Inc. 500 Newport Center Drive, Suite 900 Newport Beach, CA EXECUTIVE SUMMARY: Property Owner: San Juan Tirador, LLC 500 Newport Center Drive Suite 900 Newport Beach, CA Architect/Engineer: Mackenzie 1515 SE Water Ave. #1 00 Portland, OR The applicant proposes development/architectural plans for a new freestanding building and is seeking direction regarding the design. In early 2015, the Planning Commission formed an Ad Hoc Committee appointing two members to review the project design. The Ad Hoc Committee had the opportunity to meet once before the City Council's

2 DRC Agenda Report June 11, 2015 Page 2 of 3 appointment of new members within the Planning Commission and the re-formation of the Design Review Committee. Due to the more recent DRC formation, AC requires review and recommendation by this appointed committee. DISCUSSION/ANALYSIS: On December 9, 2014, the Planning Commission recommended to agendize for the following meeting the consideration to form an Ad Hoc Committee. On January 13, 2015, the Planning Commission established an Ad Hoc Committee to review the conceptual design plans for the proposed 24 Hour Fitness facility. The Commission formed the Ad Hoc Committee due to the following concerns: Design not representing San Juan Capistrano Boxy design Contemporary architectural style Architecture not fitting a Gateway location Grade relative to Interstate 5 and roof equipment Better integration with surrounding uses and future uses Lack of landscaping On February 26, 2015 a meeting was held with the Ad Hoc Committee and the applicant's design team. The following is a summary of the Ad Hoc Committee comments: A need to utilize traditional architecture Good examples include Volkswagen Dealership and FluidMaster buildings Tile roof suggested, flat tile okay Utilize 'arches', trellis' and arcades in design Concern with the pedestrian scale Recess glazing to its maximum, the City's library a good example View simulations, i.e. from Interstate 5 freeway necessary Appropriate use of scale, layering, windows, roof and trellis A follow-up meeting was being coordinated for April 2015 with the Ad Hoc Committee, but the City Council's subsequent appointment of new members to the Planning Commission and thereafter the re-formation of the DRC dissolved the Ad Hoc Committee, thus now requiring design direction from the DRC. The applicant has redesigned sample elevations based on the previous Ad Hoc Committee discussion for the DRC's consideration. The plans and materials provided are matching to the original 2014 application submittal other than the elevations cited and further refinement to the project description. No other amendments to the original plans have been submitted. Staff requests that the DRC comment on the Ad Hoc Committee's comments and provide direction to the applicant.

3 DRC Agenda Report June11, 2015 Page 3 of 3 Staff has reviewed the re-submitted plans and has prepared the Design Review Checklist (Attachment 3); which concludes that the project be re-designed to complement the City's traditional, historic character through site design, architecture, and landscaping; and the purpose and intent of the Community Development Plan 78-01, Ortega Business Center. ' PRIOR CITY REVIEW: August 2014, Development Advisory Board meeting September 24, 2014, Development Advisory Board meeting with applicant team COMMISSION/COMMITTEE/BOARD REVIEW AND RECOMMENDATIONS: December 9, 2014, Planning Commission recommended the formation of an Ad Hoc Committee January 13, 2015, Planning Commission established an Ad Hoc Committee February 26, 2015, Ad Hoc Committee meeting ATTACHMENTS: Attachment 1 - Location map Attachment 2 - Project Description Attachment 3 - Enclosure: 11 x 17 Development Plans (Mackenzie, May 20, 2015)

4 . A 1 1nch = 92 feet N 2012 Digital Map Products. All rights reserved. ATTACHMENT 1

5 Correspondence excerpt, Project Description Revision. To address the concerns ofthe planning commission and ad hoc committee the building design has been revised to provide a more traditional approach from the original modern interpretation of mission architecture. The building layout and plan has remained the same as this configuration addresses the site constraints and allows the building masses and function to be articulated independently which reduces the large mass of a typical 24 Hour Fitness. This articulation allows for a more honest implementation of traditional design elements. The following is a summary of the design changes since the initial submittal: The main entry element was revised to have a clay tile roof and arched opening to better tie into the surrounding context. Its scale was slightly reduced to provide a more human scale. Colonnades w/ clay tile roofs have been added to both the east and west fac;:ades. This will provide the desired human scale and break down the verticality of these elevations. The colonnade will provide solar shading as well as visually minimize the glazing per commission comments. All storefront openings, except at the main entry, have been revised to smaller punched openings with a vertical orientation to match the context of the site and the architectural style. The stair elements were raised and continued across the building. This adds visual interest to the fac;:ade, breaks up the masses, and provides screening for mechanical units behina. The north building mass has been revised to stepped back at the 2"d floor. This recess breaks down the mass and will also provide a large mechanical well for the majority of the building HVAC needs. The parapet will be tall enough as designed to fully screen the units. The overall building height has been reduced to meet the 35' limit except the two stair elements. All siding has been removed from the design. An enlarged parapet cornice has been added to terminate the wall at flat roof conditions. The exact size and profile is anticipated to be finalized with input from the commission but will match a typical mission revival cornice. As stated in the original design summary, and the previous presentations to the planning commission, care has been taken to avoid mimicry and introduce the traditional design elements in an honest way. We ask the commission to take this into consideration and avoid the tendency to apply the architectural elements found on the smaller scale ofthe cloisters only and instead look to the basilicas of this style for influences that represent the larger scale of buildings similar to the 24 Hour Fitness. Regards, MIKE RUETER I LEED AP Architecture MACI<ENZIE. Of')ll.~.. Ofi,\Jr:p,., I,, : f,,':" f0(ll-.t(j ATTACHMENT 2

6 Architectural Control (AC) : 24 Hour Fitness Design Goals & Policies & Principles Community Design Goal 1: Encourage and (2reserve a sense of (21ace. Policy 1.1: Preserve significant amounts of land and important natural features for open space. Policy 1.2: Encourage high quality and human scale design in development to maintain the character of the City. Policy 1.3: Encourage the participation by all members of the community in activities which promote the City and create local pride. Community Design Goat 2: Preserve the historic character of the community. Policy 2.1: Encourage development which complements the City's traditional, historic character through site design, architecture, and landscaping. Community Design Goal 3: Preserve and enhance natural features. Policy 3.1: Limit development of important natural characteristics such as ridgelines, unique hillside features and creeks. Policy 3.2: Encourage the recreational use of natural features, such as hillsides and creeks. Policy 3.3: Preserve and enhance scenic transportation corridors, including Interstate 5 and the railroad. Policy 3.4: Conserve im2_ortant viewsheds. Design Issue/ PrinciQie 1: Human Scale. Buildings and public spaces should have strong pedestrian orientation and human scale. Design Issue/ PrinciQie 2: Eclectic Building Styles San Juan Capistrano embraces a diversity of building styles. Building styles in San Juan Capistrano include but are not limited to Mediterranean, Spanish Colonial, Monterey, Mission Revival, Rural Agrarian. Modern. Western and Early California. Design Issue/ PrinciQie 3: Authenticity. Buildings should convey a sense of timelessness, elegance and quality regardless of style or genre. Design Issue/ Princi(21e 4: Dialog with Surroundings. Buildings should be oriented, designed and sited to interact with their surroundings. Siting and design of buildings should take account of the overall physical setting in order to help frame and accent building form. Design Issue/ Princi(;!le 5: Heritage and Tradition. San Juan Capistrano's history and tradition should be reflected in the design of specific project elements where appropriate such as building details, landscaping, site fixtures, etc. Design Issue /Princi(;!le 6: Richness of Details and Materials. Building materials, surfaces, finishes, lighting and landscaping should be high quality. Desian Issue/ Principle 7: RelationshiP to Natural Settings. Buildings II) c:... ::l.!!! Gl.~ g~.q - :.::(I) - II)~... "' ~ ~~ Gl 0 ~~ 0 o e ~ u & u u~ -:a: D ~ D IZI D (gj D (gj D ~ D ~ D ~ D (gj 0 ~ l J D8J L J D 1 ATTACHMENT 3

7 should be sited and oriented to maximize views to and from surrounding landforms, topographical features, view corridors, vistas, community landmarks and cultural features. Design Issue/ Principle 8: Linkages and Connections. Site planning should maximize linkages and connections to surrounding public uses, D 1Zl D 0 activities and pedestrian networks. Design Issue/ Principle 9: Incremental Growth. The community of San Juan Capistrano favors slower, "organic" growth and development [gj 0 patterns over "large sum" big scale projects. Analysis & Recommendations: The project includes a single stand-alone 2-story building that totals approximately 37,261 square feet on 2.52 acres; and includes 194 parking spaces. The proposed building reflects a contemporary architectural style with an arcade, two story window treatments and building articulation; with a building height of 38.5 feet. The proposed site plan includes a centrally located building with surface parking surrounding. Based on the submitted application and associated plans, staff recommends that the project be re-designed to complement the City's traditional, historic character through site design, architecture, and landscaping; and the purpose and intent of the Community Development Plan 78-01, Ortega Business Center as described in more detail as follows: Buildings should reflect an appearance of high quality materials and a commitment to excellence in architectural design. Building plans shall reflect a style consistent with traditional Spanish or early California architecture consistent with the City's adopted Architectural Design Guidelines. The building architecture should be re-designed to reflect but not limited to Mediterranean, Spanish Colonial, Monterey, Mission Revival, Rural Agrarian, Western and Early California. The site plan should take into account preservation and enhancement of scenic transportation corridor, Interstate 5. Design consideration should be given to the streetscape and building enhancements, and selection of building colors/materials. The proposed buildings and semipublic spaces should have strong pedestrian orientation and human scale around the entire project. Consider adding a plaza or courtyard at the west building entry to activate, as well as continue the arcade and other pedestrian connection features to maximize linkages to surrounding public uses, activities and pedestrian networks. Buildings should be oriented, designed and sited to interact with their surroundings. Siting and design of buildings should take account of the overall physical setting in order to help frame and accent building form. Please re-submit architectural plans that provide building elevations, roof plans and design details, including a color and materials board. 2

8 Cl) c::.....!!!.~ Cl).~ g~.q fl) Design Issues ~ ~~ Cl)~ 0.!:! - :.::: Cl) 0 ~- 0 o u e a(,) 8: u~ oq; 1. Relationship of project to setting a. Topography, grades. vegetation. drainage, adjacent uses. IZI b. Location and orientation of buildings on site. IZI c. Character, size, massing, scale, bulk. ~ d. Privacy, noise, view impacts on adjacent uses. 8 e. Consistency with other design elements in district. >< 0 f. Daytime, night time, seasonal variations considered. ~ g. Consistency with San Juan Capistrano history, character and "sense of place." 0 IZI 0 D h. Phasing shown ; interim/ final improvements adequate. Jrgj Analysis & Recommendations: The design of the proposed 2-story building needs to compliment San Juan Capistrano's history, character and "sense of place."; The building architecture and detailing needs to take into consideration the project relationship to the existing adjacent building architecture. The delivery or loading area is not addressed in the proposed plans but should take into consideration location relative to Interstate 5 views and adjacent sensitive land uses. Furthermore, the proposed building and semi-public spaces should have strong pedestrian orientation and human scale which is achievable with a re-design of the architecture, building massing and landscape design. Design consideration needs to be given with respect to the landscape setback from the adjacent uses. Staff recommends revising the project to the complement the City's traditional, historic character through site design, architecture, and landscaping; and the purpose and intent of the Community Development Plan 78-01, Ortega Business Center vision. 2. Hillside developments a. Design follows natural contours; minimizes cut and fill; preserves 0 [81 natural drainage patterns. 0 D b. Avoids abrupt grade changes at property lines. ~ c. Slope gradients are 2:1 or less. lei 0 0 d. Appropriate use of terracing, retaining, walls. IZI e. Slopes re-vegetated and stabilized. 0 ~ ] f. Grades on walkways, driveways and parking areas less than 6 percent, D IZI D 0 or as appropriate. Analysis & Recommendations: The plans and information submitted did not provide appropriate information to allow adequate review. Please re-submit appropriate materials for review that provide clarity and compliance to the items above. 3. Functional and User-Friendly Design a. Circulation, parking, access convenient for vehicles, pedestrians, transit users and cyclists. b. Large parking areas broken into smaller units. ~ c. Driveway location, number appropriate. I2SI Jl 3 0 r8j 0 0

9 Design Issues Ill Ill c::... ~ Q).!2'1 ~ g~.q :.:::: Cl) Q, E ~~ Ill~ ~;g Q) 0 0 0~ u ~ u u :t 8: '<:( d. Pedestrian pathways defined throughout parking areas to building entrances and between buildings. e. Building orientation creates usable, orderly spaces (not random remnant areas). D ~ D ~ f. Site and building entries clearly defined. J IZI g. Courtyards and seating areas conveniently located, human-scale; sun, D ~ D 0 shade, protection from wind & noise considered. h. Sound attenuation provided where needed. ~ i. Dead end drives avoided. J [2$1 j. Adequate stackin_g areas and turn lanes shown. ~ 0 0 k. Shared access/reciprocal access with adjacent properties as [8J appropriate. D I. Trail connections maintained or enhanced. D ~ D [ m. Avoidance of barriers to movement throughout site. J [8J Analysis & Recommendations: The project includes a free standing building that is located in approximately the center of the property and with 194 parking spaces surrounding the building; which includes one vehicular access driveway. The proposed site design can be strengthened by creating a more pedestrian friendly connection between the building and the street. The design includes a main access point that splits into two drive aisles with parking areas around three sides of the building, including a dead end parking area. The site design provides the majority of the parking spaces in-front of two sides of the building. The truck or loading areas are not identified on the submitted plans. Staff recommends locating the truck or loading area, as well as with the trash enclosure to an area that is not visible from the public right of way and that do not conflict with the pedestrian and vehicular path of travel. Staff also recommends the introduction of pedestrian-friendly walkways that connect between the building and all pedestrian paths of travel. Staff recommends revising the project to comply with the vision, goals and policies of the city. 4. Architectural Style and Visual Interest a. Style is appropriate for use and setting. D [8J b. Long, tall walls and roof planes broken up. ~ c. Human scale elements at base of buildings. ~ d. Adequate relief and features on all sides. ~ D e. Setbacks varied second story setbacks as appropriate. ;<: f. Design and materials are authentic with "richness of detail." lei g. Balconies, arcades, dormers, gables, detailing, fascia, eaves, rafters and other features as appropriate. h. Window and door placement, shape, style, colors complement building D {gj design. i. Building colors of darker earth tones- walls, roof, trim complementary. ][8J j. Building materials substantial and authentic. D IZI k. Roof height, pitch, equipment screening, overhangs. ] ~ I. Architectural projections/towers of appropriate height, location, scale, J r8j 4 D ~ 0 D

10 Cl) c:....! Q).~ 0~.Q ~ :.:: Cl) c: Q,... Ill Design Issues Cl) ~ ~~ e Cll 0 ~;g 0 0 I!! ~ ~ 2: u u~ q: design. m. Accessory structures of compatible design. ] IZI Analysis & Recommendations: The proposed building reflects a modern architectural style with large expanses of glazing and architectural projections; with a building height of 38.5 feet. The proposed site plan includes a single building, centrally located on the property. Based on the conceptual designs on the submitted application and associated plans, staff recommends that the project be re-designed to complement the City's traditional, historic character through site design, architecture, and landscaping. It is important that this key location become part of the existing environment to cue the visitor that they have arrived to the City, with the use appropriate building designs and landscape enhancements. 5. Utilities, equipment, refuse and service areas a. Utility vaults- location and screening. b. Loading zones- access, location, screening. J rzl J rzl c. Trash enclosures, recycling, compactors; location, access, design, visual screening, noise attenuation. D l8j d. Overhead utility lines under-grounded. ~ e. Drainage, sewer, water, utility easements considered. :g D f. Outdoor storage screened. D jgj Analysis & Recommendations: The site plan identifies the location of a trash enclosure along the proposed building's southwest corner; no truck or loading areas are identified. As previously noted, these project elements should be designed and screened so that they are not visible from the public right of way and so that they do not conflict with pedestrian and vehicular path of travel. Overhead power tines should be under-grounded and "screening" consideration should be given to all above-grade utility boxes. The project's drainage should be taken into consideration with respect to the pedestrian path of travel. Staff recommends that the project be re-designed to achieve these considerations. 6. Lighting a. Design, placement of fixtures; pole height. J ~ b. Screening of lighuglare from sensitive uses, adjacent streets and freeways. D ~ D 0 c. Overall illumination not excessive. D rzl 0 d. Up-lighting as architectural or landscape feature. :X e. Definition of site/building entrances with lighting. :X f. Pedestrian path lighting; stairways, ramps. :X _g_. Illuminated signs. D :X D Analysis & Recommendations: The submitted photometric plan identifies 25 foot tall poles to be located within the parking lot. Staff recommends that additional information be submitted that describes the fixture type that will be used throughout the project site including the exterior of the buildings; include cut sheets of the design and color of the poles. Consider the use of energy efficient lamps on all proposed light fixtures. The plan should identify the location of all areas that will use up-lighting and pedestrian-scale lighting. Additionally, a sign program should 5

11 Cl) c:....! <1).~ 0~.Q ~ :::: :.::: Cl) c: Q, Design Issues Cl) ~ ~~ e <I) 0 ~~ 0 o e ~ (,) & (.) (.)~ q: be submitted detailing the designs shown on the elevation plans as well as any proposed monument signs. The program should include a note for height and width of all signs, color and material board. 7. Landscaping a. Reinforces community identity. [ ~ [ b. Adequate proportion of site to be landscaped; excessive hardscape avoided. D l8j c. Use of native plant materials in plant palettes. [ lzi D d. Use of soft edges; sharp angles, edges avoided. D fzi [ D e. Plant material with like water requirements grouped together; water conservation considered in design. D IZl f. Type, location and spacing of street trees appropriate. [ [ ~ g. Shade trees provided throughout parking areas. [ ~ [ J h. Buildings enhanced; entrances defined with landscaping. D ~ D i. Trees to be retained are identified on plan, with no severe grade D rgj 0 D changes at base of trees. j. Erosion control provided on slopes. D ~ [ k. Open space areas, patios and seating areas appropriately landscaped; focal points provided. D l8j I. Landscaping preserves scenic views and screens unsightly areas. [ [gj [ Analysis & Recommendations: The submitted plans identify the use of five tree varieties that will be used within the parking lot and adjacent to the building. The plan includes California Fan Palms, Mesquite, California Pepper, Strawberry Tree and African Sumac. As previously mentioned, it will be important that this location become part of the environment and cue visitors that they have arrived, with a range of landscape enhancements and building design. Furthermore, the plant palette will be required to adhere to plant species that have a Low and Medium water use per the WUCOLS (Water Use Classifications of Landscape Species). The irrigation design should primarily be a drip system that will be placed below the mulch surface. 8. Retail and Office Uses a. "Strip commercial" appearance with parking areas along entire street frontage avoided. b. Adequate setbacks, screening from residential uses. D I2SI [ c. Traffic not routed through residential areas. IZl [ IZJ D d. Retail storefronts pedestrian-oriented, with visual interest, windows, fa9ade variation. D ~ 0 D e. Bicycle racks conveniently located. ~ f. Architectural focal points provide customer orientation. ~ g. Use of shared parking where appropriate. ~ h. Walls and fences avoided except where necessary; decorative materials and design where used. 6 D ~ D 0

12 Good C/) c:.....!!! Q).~ 0~.Q ~ :.::: en c: Q,... Cll Design Issues C/) ~ ~~ E Q) 0 ~~ 0 o e.gu & (.) (.)~ q; i. Truck/loading areas separated from customer access. 1 [gl D j I Shopping cart storage corrals in parking lots and screened area along D storefront. Analysis & Recommendations: As previously mentioned, the proposed building reflects a contemporary architectural style with an arcade, two story window treatments and building articulation; with a building height of 38.5 feet. The proposed site plan includes a centrally located building with surface parking surrounding. Staff recommends that the project be re-designed to provide a variation of building massing, bulk and scale to ensure that it complement the City's traditional, historic character through site design, architecture, and landscaping; and the purpose and intent of the Community Development Plan 78-01, Ortega Business. The identification of a loading area will be reviewed for appropriateness on resubmittal. Staff recommends locating the loading, along with the trash enclosure to areas that are not visible from the public right of way and that do not conflict with the pedestrian and vehicular path of travel. 9. Industrial Uses a. Loading areas, roll-up doors, outdoor storage, trash collection oriented D [gj to interior of site, where feasible. 0 0 b. Outdoor storage areas screened from public view. D ~ c. Areas of site visible to public upgraded to commercial standards for architecture. landscaping, design. 0 ~ 0 0 Analysis & Recommendations: As mentioned earlier, staff recommends locating the loading and trash enclosure to areas that are not visible from the public right of way and that do not conflict with the pedestrian and vehicular path of travel; and shall include adequate screening. 10. Multi-Family Uses a. Variation in building orientation creates privacy, visual interest, and usable open space ~ b. Parking dispersed throughout site and conveniently located. ] [gl c. Headlight glare from parking screened from windows; window placement provides privacy. 0 ~ d. Avoidance of dead spaces and areas with no public surveillance. 1 jgj e. Avoidance of spaces not clearly defined as public or private. 0 ~ f. Adequate common and private open space. 0 0 D [gl g. Long unbroken parking drives avoided; drives landscaped like ~ streetscapes. h. Two means of ingress and egress. 0 D ~ i. Private communities: adequate stacking at gates. [ j I views provided to each dwelling. ~ k. Walkways provided from parking, between units and recreational areas; [Z 7

13 connect to trails if possible. Analysis & Recommendations: Not applicable. C/) c::....! Q).~ 0~..Q ~ :.:: Cl) c:: Q,... C1l Design Issues C/) ~ ~~ e 0.!:! Q) 0 :c:- 0 o e ~ t> 8: (,) (,)~ q: 11. Single-Family Subdivisions a. Distinctive entry and edge treatments. J X b. Streets and trails connect to regional network. D X c. Street pattern continuous; dead ends avoided. ~ d. Passive and active open space provided. D >< e. Perimeter walls decorative; view fencing where possible. f. Lot patterns promote neighborhood character. D [gj g. Variable setbacks and building footprints. D ~ h. Flag lots avoided except to minimize grading. D ~ i. Garages to rear or side of lot where feasible. D ~ j. Increased setbacks adjacent to more intensive uses and streets. J ~ Analysis & Recommendations: Not applicable. * 12. Downtown Commercial a. Within Village area, maintain buildings along street frontage and parking in rear of buildings. b. Pedestrian connectivity and paseos from street to parking areas; 0 ~ arcades encouraged. D ~ C. Provide change in fa<;ade appearance every feet. ~ d. Traditional forms and architecture. J ~ e. Effective use of detail; authenticity. D [gl f. Pedestrian amenities provided (benches, street furniture, art, shade, D [gl planters, tables, lighting). Analysis & Recommendations: Not applicable. 13. Other Uses a. For auto dealerships, service stations, auto repair, lodging, mixed use, and cell towers, refer to specific policies established in the City's Architectural Design Guidelines. Analysis & Recommendations: Not applicable. 14. Signage a. The sign design should enhance the selected project style or theme. Sign size and proportions should be in scale with the building onto D rgj which it is placed. b. Freestanding monument signs should be located within landscaped [ J ~ 8

14 Ill c::....!!! ~.~ 0~.Q ~ :.:::: U) c::q <:- Design Issues ~ ~~ ~ e 0.!:! 0 o e 0 0 & (.) Ul Q tj q: areas, perpendicular to approaching traffic and positioned to provide clear lines of sight at intersections and driveway approaches. c. Colors: Restrained use of color is recommended, use of multiple colors is discouraged. Color accents may be utilized to enhance sign legibility. D ~ Use of contrasting colors should be considered. d. Materials: Recommended materials for signs may include ceramic tile, high-density foam (painted or finished to compliment architecture), D ~ wood (carved or sandblasted), and metal (formed, etched, cast or engraved). e. Lettering styles: These should be limited and should not exceed two styles for small signs and three for larger signs. Avoid using overly D ~ intricate typefaces as well as crowding of the sign text. f. Sign Illumination: The light source for indirect lighting fixtures should be adequately shielded. Use of individual, internally-illuminated, back-lit, or D ~ non-illuminated solid letters is encouraged. h. Placement: Signs should be placed in proximity to the main business entrance. Wall sign placement should be coordinated with architectural D ~ features. Analysis & Recommendations: A sign program should be submitted detailing the designs shown on the elevation plans as well as any proposed monument signs. The program should include a note for height and width of all signs, color and material board. 9