HomeMy WebLinkAboutMiscellaneous Correspondence 1985-11-7
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. CITY OF SPRINGFIELD
DATE:
November 7, 1985
TO:
FROM:
RE:
Greg Winterowd, Planning & Development Director
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Sally Johnson, Associate Planner, Code Enforcement
Springfield Mall Signs
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The Springfield Mall is located in the Integrated Shopping Sign
District which represents retail stores under one management.
Shoppers come to the Mall by car or bus and then individual
businesses are sought on foot. This philosophy supports the code
provisions which allow one overall shopping center identity sign to
attract motorists with individual business wall signs scaled to
pedestrian needs. The Sign Code allows interior mall businesses
(those with no principle exterior entrance) to have one exterior
identity sign with a maximum surface area of two (2) square feet, in
the form of a building directory -- a sign which may give the name
and location of each interior business within the Mall. The Mall has
17 interior business occupancies which would permit one directory
sign of 34 square feet.
In November of 1984, the Springfield Mall Management requested
to be allowed to erect wall signs for interior tenants, stating that
1)"... there has always been an identification problem for interior
mall tenants.." and 2) that the Mall wished to "attract a higher
quality tenant, thus bringing new and different businesses into the
Springfield area." The proposal consisted of a 2' x 12' (24 square
feet) front fascia wall sign for each interior mall tenant that
desi red one. If the Hall were permitted to erect the signs which
they proposed in the 1984 request, seventeen (17) 2' x 12' signs
could potentially be erected on the fascia of the building in
addition to the existing wall signs for business with exterior
entrances or a possible 408 additional square feet of wall signs.
Because this proposal does not meet the intent of the Code nor the
Code criteria for approving variances, we discouraged the Mall
management from continuing with their proposal. Attached are copies
of the 1984 correspondence from this office and the Springfield Mall
for your reference.
In reviewing the Code in terms of a workable alternative for the
interior Mall businesses, the following pOints may be considered:
1) The Springfield Mall is located in a Major Retail
Commercial zone and is surrounded by the Commericial Sign
District whiCh is much more liberal in sign allowances.
For example, two or more businesses may choose to use a
single identity sign which may be 30 feet in height as with
the overall shopping center sign but may have attached
individual signs with a maximum size of 40 square feet for
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Springfield Mall
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one face or 80 square feet for 2 or more faces. Unlike
other Integrated Shopping areas such as the Centennial
Center at Centennial Blvd. and Prescott Street or the
McKenzie Shopping Center at 42nd and Main Streets, no
residential neighborhoods adjoin the Springfield Mall.
Therefore. the general statement the Sign Code makes about
the Integrated Shopping District, "... the limitations
imposed are intended to allow identification. without undue
intrusion of light and glare into adjoining residential
properties...." doesn't really apply to the Springfield
Mall. The Springfield Mall is also unique because it is the
only Mall in the City with interior tenants.
2) As a point of comparison. Eugene's Sign code is similar to
Springfield's with the exception that the single overall
shopping center identity sign is limited to a maximum
height of 20 feet and exterior wall signs are permitted for
all tenants. Size of wall signs is based on floor
location; i.e. the first story occupancies are permitted
the most square footage, decreasing in size for each story
above the first story. It is interesting to note that the
two City's Codes vary this much yet Springfield's COde
introductory paragraph for the Integrated Shopping district
(written after Eugene's Code) follows Eugene's Integrated
Neighborhood Shopping District almost verbatim. Please
refer to the attached excerpt from the Eugene Sign Code
Rather than allowing signs virtually wall to wall around the
mall building's fascia. a viable compromise may be to consider
allowing a freestanding sign similar to the combination sign that is
permitted in the Commerical Sign District. i.e., individual identity
signs could be placed on the sign along with the Shopping Center name.
However. because the required criteria can not be met to grant a
variance of this kind. it appears that a Code change would be
neccesary.
My recommendation is to consider amending the Sign Code to
distinguish major shopping centers with a regional support population
located in a Major Retail Commercial (CMR) District. from smaller
shopping centers which have a limited support population and are
located adjacent to residential areas. This recommendation is based
on the following:
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Springfield Mall
Page 3
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CMR districts tend to be surrounded by other commerical
districts as well as light to medium industrial districts.
CMR districts are generally located near freeways or major
arterials where venicles travel at speeds faster than
normal residential speeds (25 - 35 mph).
Shopping centers which are located in CMR districts
normally cater to a larger support population rather than
primarily to nearby residents.
In this. way, we can control individual signs in one location
instead of allowing them to be "scattered" allover a building and we
are also recognizing the Mall's need to identify all of its tenants to
a larger support population which is consistent with the CMR zoning.
#589
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,.., . 'f,;{..;,,' ':.,t r,: "1 Dear Gary and Rosalee' Baker. . "', .~;"'I't" JI, ','$"',\.I \~...: . .j.; ".," I" It . t" ,\t, .\\ ,",' ..':' ~ '1 . ('"
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/,~ ;;, :;;~!;I{J;('" y"~),'); am enclosing a 'copy. of: our le~ter to .~~e City .of Spr~ngfield as19.ng thenf"''';:.L~.,t;~~,;,:., \
"~"lilJ' i(."I\'~"'I"\"'" h~....to consider a change in the sign code to. allow tenants of Springfield Mall -"", (.'''': ,"Ii,''>,'"
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: ;:t' 'j';:;.":'.' 1,':'<'1, '::': Also enclosed is a copy .o~ their reply.' As state? by. the Planning Director, '.'.i ;'~.;':r.
..;~i ,,:;{7r~;iV. ':.it w<?uld appear that it .would befruiqess for us to continue. }. '~8no,t :fe.e;I, >:~l.:"
;:l~;;!~~,i:;i'\:\Y':~": ';. this is.completel~ correct. Ift;~e tenants g? logethe.r . t~~~" may p1<l.~~..~~e,;,.!;'~i.,l:{'
.:. bJ:t l';~'IJy,:~~'Jt-)<.:. p~e:ssure .on t~e .C~~y.. than we ~er:. ,~ble. to. '.;.: .'.,.';,;: ;.'~' I.: :i;,;'~ '~'~i"!~,.::.I~~~~:' . ~..,.,./' .1:,.(/:-, _'. .;~:.:'~/' :',,?rl>':,,\.~\I~,rl~"
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_::'?w;.;r.:,,~ I..:,:..' .This letter was mailed ~o tenants that showed an interest i1'l .installipg. a' >- . ':;:,..: ,': '~:
,;;;<: .) ".:'; '.: " sign. It would' help to have all tenants sign a request. for'-a change on this < ' /;, ' ' .
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Vancouver (206) 696-0837
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center developments
wash" Itd,
November 13, 1984
City of Springfield
City Manager
225 North 5th Street
Springfield, OR 97477
Attn: Steve. Burkes
Dear Mr. Burkes:
Rob Pittron, our Operations Manager, at Springfield Mall indicated
you desired information as to why we wish to install tenant signs on
the front facia of the roll building per the plan attached. Our reasons
are as follows:
1. As indicated on the plan, our rojors and outside tenants currently
control 93% of the' lineal footage of the center (1016' in yellow
to 70' in red) facing Olympic and 18th Street.
2. There has always been an identification problem with the ,interior
roll tenants due to the lack of adequate exterior signage.
3. We are on an agressive leasing and upgrading plan for the. roll
and some tenants will not consider the interior roll unless
they have outside identification.
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4.
The signage we are proposing will be an asset to the center and its
tenants...'-;.It, wilLallow ,the,:interior rolL tenants adequate.
identification and we can cOntinue our leasing efforts in attract-
ing higher quality tenants into the Springfield Mall, thus,' bringing
new and different businesses into the Springfie1d'area.
Please consider_our request as these tenants and prospective tenants
deserve your consideratio Thank you.
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Enclosure
C.E. John Company. Inc.
Vancouver (2C6) 696.0827
7223 NE Hazel Dell Ave.
Vancouver, INashingion 98665
PorHand (503) 283,5365
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SPRINGFIElD
CITY OF SPRINGFIELD
Planning Department
December 13, 1984
Mr. Dennis L. Kampfer
C.E. Johns Company, Inc.
7223 N.E. Hazel Dell Avenue
Vancouver, Washington 98665
SU8JECT: Proposed Signage for the Springfield Mall
Dear Mr. Kampfer:
We have carefully considered your request with the Assistant City Attorney
and have reached the following conclusions:
The Springfield Sign Code clearly states that signs for interior mall
businesses are limited to a total of two square feet in the form of a
building directory. The nature of the Integrated Shopping District may be
described as related shopping areas under one management where most
shoppers wi 11 arri ve by car but wi 11 shop as pedestri ans. Si gn needs are
scaled to this theory; attracting motorists with the larger single shopping
center sign and servicing pedestrians with the smaller wall signs. Please
refer to the attached Sign Code excerpts.
~everal avenues are available with regard to requests for deviations from
Si9n Code requirements:
1. A request to the Board of Appeals for a variance from Sign Code
requirements. In order to approve a request, the Board must find that
some unique circumstance or set of circumstances exist that set apart
the property in question from. the normal appl ication of Code
requirements. Since there are no facts demonstrating unique
circumstances, we see no grounds to approve a variance.
2. A Sign DistriGt Change Request before the Planning Commission. The
Planning Commission, like the Board of Appeals, must find that the
proposed change does not contradict the intent of the Code. Because no
other appropriate Sign District exists that would satisfy the physical
nature of a shopping center, there are no grounds to support a Sign
District Change.
3. Initiate a Code Amendment through the City Council. After several
staff consultations among the Public Works Department Staff, the
Planning Department Staff, the City Manager's Office and the City
225 Nort.h 5th Street . Springfield. Oregon 97477 . 503/726.3759
.
',.
Mr. Dennis L. Kampfer
Proposed Signage for Springfield Mall
December 13, 1984
Page 2.
.
Attorney's Office; affording careful-consideration to your request, it
was concluded that a Code amendment would also not be supported. Years
of effort and study were put into the formulation of the City's Sign
Code (adopted in January of 1981) by members of the City Council,
Chamber of Commerce and citizens at large. The City Council has
conti nua lly i ndi cated support for the Si gn Code 's provi si ons and its
basic purpose and scope.
In conclusion we cannot encourage you to proceed with any of the above
mentioned options. However, we will be glad to work with you in reviewing
any options which ar~ consistent with the existing Sign'Code.
Si ncere ly,
_fuWLAJ~:mJU;V-~
Gre~Winterowd Q)lJ
Planning Director
cc: Sally Johnson, Si gn Inspector
Steven Burkett, City Manager
Mike Kelly, Director of Public Works
Joe Leahy, Assistant City Attorney
Greg Mott, Associate Planner
Robert Pittman
c/o Springfield Mall
1920 Olympic Street
Springfield, Oregon 97477
attachments
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0~6.Y~Y-
David Puent
Acting Superintendent
of Building
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Inteqrated Shoppinq District. This district represents integrated shopping
areas under one management. It is a district where most persons will arrive
by car, but will do their shopping as pedestrians. The code, therefore, provides for
a 'single shopping center identity sign, large enough to be readily visible to a
motorist approaching at relatively slow speeds, and the remainder of the signs, which
identify individual shops, are wall signs scaled to pedestrian needs..,: The limitations
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imposed ar~ intended to allow identification, without undue intr~sion of light and
glare into adjoining residential properties.' The following graphic representation
shows some of the general signage regulations for this district, and is not intended
to. substitute for specific regulations in this section.
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The following signs shall be permitted on properties located within areas designated
. as "Integrated Shopping District" on the Sign District Map, part one:
(1) Overall identity siqn. One overall identity sign, pole-mounted or
roof-mounted, not over thirty (30) feet total height above. grade, and located
completely within the property line in a manner that prohibits vehicles from coming
within two (2) feet of any portion of the sign. Such sign shall not exceed two hundred
(200) square feet in surface a rea for one face, or four hundred (400) square feet in
surface area for two or more faces.
(2) Hall Siqn.
(a) One identity wall sign shall be a 11 owed on each separate business
occupancy vii th an exterior principal entrance. The surface area of such signs shall
be limited to not more than three (3) square feet for each lineal foot of front building
wall. for the ground floor occupancies; occupants of the second and subsequent floors
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may have one identity sign with a maximum surface area of two (2) square feet, in the
form of a building directory.
Each sep~rate business establishment'shall be permitted
a minimum of fifty (50) square feet of sign surface area, with a maximum of three hundred
fifty (350) square feet of surface area on anyone sign face. All interior mall businesses
may have one identity ,wall. sign with a maximum. surface area of two (2) .square feet,. in
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the form of a building directory.
(3) Marquee Siqns. One under marquee sign is permitted, which shall not
exceed twelve inches in height, and shall not be less than eight feet six inches
(8'6") above the sidewalk or grade line. For the purposes of computing sign area, signs
on faces of a marquee shall be considered as part of the total surface area.
(4) Outdoor merchandisinq (automobile service station, new and used car
lots, qarden shop, etc.l. The following signs shall be permitted:
(a) One identity sign, not over twenty (20) feet total hci~ht al)ovc
.)
grade; roof, ~lal1 or pole-mounted, located completely within the property line in a
manner'that prohibits vehicles from coming wi.thin two (2) feet of any portion of the
s~gn. Such signs shall not have over eighty (80) square feet of surface area for
two or more faces,
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(b) Incidental signs indicating services, trading stamps, prices,
credit cards or other information, not including product advertising, may be attached
to the building structure, or may be listed on one permanently installed sign struc-
ture, not over ten (lO) feet total height above grade, and set back at least fifteen
(15) feet from the property line. Signs announcing special features may also be
displayed on this structure.
(c) The total surface area of all signs associated with one business,
except the identity sign, as provided in subsection (4)a. above, shall not exceed
eighty (80) square feet.
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8.630
Eugene Code
8.630
.
b. A prOjecting slg" may have an additional
three (J) Inches In height per one (1) Inch
reduction In allowable projection as specified
above, but shall not extend fnto the adjacent story
occupancy unless relinquished as provided tn
subsection (a)l.b. above.
c. PrOjecting Signs located at street
interSections sha11 be gOverned by sign clearance
lfnes from the near curb lfne of the adjacent.street
extending one (J) foot fnto the street right-of-way
for each ftve (5) feet of distance to the bUilding
and the building frontage. . _..
d. No prOjecting slg" shall be erected wIthin
twenty (20) feet of an adjacent wall or prOjecting
sign measuring from center to center of adjacent
projecting signs or from the center of a projecting
sign to the edge of an adjacent wall sign, if Such
signs are in the same horiZontal plane.
3. .lar~.uee stons. Signs located under marquees
shall not project more than twelve (12) inches below the
marquee and shall have a ~ximum projection of four feet
two inChes (4'2") and shall be not less than eight feet
six inches (8'6") above the sidewalk or grade line. The
Surface area of signs on the face of a marquee shall be
considered as part of the total sign surface area. Reader
board signs On theater marquees complying wfth all other
provisions of section 8.630 shall be permitted.
(b) Siqns where buildinQS are not adjacent to the street
property 1 ines.
I. Signs On a bUflding wall located parallel to and
within fifteen (15) feet of the street property line
shall have the same permitted sign area as defined in
subsection (a)l. above, with a maximum of two (2) signs
per street front, except under marquee Signs. Signs may
be free-standing or wall-mounted signs with the same
surface area Jf!'"ftation for a11 s1gns. Free-standfn9
pale signs may project as specified in subsection (a)2.
above.
2. Signs for building wall or property line facfng
or parallel to interior or non-street property line shall
have the same permitted sign area as defined tn subsection
(a)1. above. wft.h a maximum of two (2), signs per bUilding
wa11 or sign side. Signs may be fJat-waJl sfgns or
projecting. Signs may be free-standing pole signs wfth
the area limitations applying to a11 signs.
3. Signs for property street frontage where the
buildfng wall is more than fffteen (IS) feet from the
.
86
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8.630
Eugene COde
8.635
street property lfne. or if no building is on the property.
shall Use a ~aximum total sign surface area of three (3)
square feet per lineal foot of street frontage, wfth each
street fl'ontage to be treated separately. Building wall
signs shall have the same permitted sign area as deffned
tn SUbsection (a)1. above. Each separate bulldfng
occupanty may have one free-standing Identity sign for
ea~h str'eet frontage, whfch laay project as specif.ied fn
subsection (a)2. above. Where a free-standing pole sign
is used as the principal sign on a business location wfth
more than 200 feet of continuous street frontage on one
street, a second free-standing sign, 1 imfted to fifty
(SO) Square feet in sign area and twenty (20) feet in
height, is permitted.
4. Pole signs. The maximum height for free-
standing pole Slgns shall be twenty (20) feet above the
sfdewaH or grade line, Or to the height permitted for
a building wall sign on the Same property, as specified
in subsection (.1)1. above. whichever is higher.
S. ~oOf si9.ns. A roof sign sh,,11 be permitted
wherever a pale Sign fs permitted, Subject to the
maximum height above grade, as specified for pole signs.
Such roof signs shal I be mOunted so that the bottom of
the roof sign is not more than one (J) foot above the
surface of the roof at the sign location.
(c) Incidental sio!"s for outdoor merchandisin.9.
bUSinesses.. InCidental slgns indicating services, trading
stamps, prfces, c;redit cards or other information, not
inClUding procluct advertiSing, may be attached to the building
structure, or r.tay be Ifsted On one permanently installed sign
structure not oVer ten (10) feet total height above grade and
located to cor-Iply with alt yard and special setback
reQufrements cf the ZOnfng Ordinance. Signs announcing 'special
features may also be disPlayed on this structure. The total
Surface area of all Such signs shalT not exceed efghty (aD)
square feet. .
8.635 fntearated Neiohborhood ShOooinq District. This dfstrfct
represents integrated Shopping areas unde"r One maOdgement,
predominantly surrounded by residential development., It 15 a district
Where most persons will arrfve by car. but wifl do their ShOpping as
pedestrians. The code, therefore. provides for a sing}e ShOpping center
identity sign, large enough to be readily vfsible to" motorist
approaching at residenti~l area speeds of about 25 miles per hour. and
the remainder of the signs. identifying indiVidu.1 shops, are w.ll signs.
scaled to pedestrfan needs. The limitations imposed are intended.to
.110w Identification, without undue Intrusion of 1fg~t .nd glar..lnto;:...
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8.635
Eugene Code
8.635
adjoining residential properties. The following signs shall be permitted
. on properties located within areas designated as -Integrated Shopping
District" on the Sign District tldp:
(a) Overal1 identity sfqn. One overall identity sign,
pole-r.l()untea or rOOf-/T'Ounted. not over twenty (20) feet
total height atlove grade. and located to comply with all
yard and setback requirements of the Zoning Ordinance. Such
sign shall not exceed two hundred (200) square (eet tn surface
area (or one face. or four hundred (400) square feet in
.surface area for two or more hces.
. (b) Wall ston.. One Identity wall sign on each separate
business occupancy, as allowed below: '"
I. The surface area of such signs shall be limited
to not more than three (3) square feet for each lineal
foot of building wall for the first fToor occupancy,
two (2) square feet for each 1fneal foot of building
wal1 for the second floor occupancy; and one (I) square
foot for each Jinea1 foot of building wal) for the third
and subsequent floor occupancies. Each wall of a
building facing to a public street shall be considered
separately. Regardless of the sign area per lineal foot
of the building wall allowed, each separate business
establishment shall be permitted fifty (50) square feet
of sign surface area, and the maximum allowable sign
area for anyone sign shalJ not exceed three hundred
fifty (350) square feet'of surface area on any face.
2. Occuoancvarea. The first story occupancy
shaH extend trom the sidewalk or grade line to three (3)
feet above the roof Jine at the wall Jine, or to the top
,.,:J of the parapet wall, whichever is higher. On buildings
which are two or more stories in height, the first story
occupancy sha11 extend to three (3) feet above the
second fJoor line. The second and subsequent story
occupancies shall extend from three (3) feet above the
. occupied story fJoor line to three (3) feet above the
floor Jine of the story above, or to three (3) feet
above the roof line at the wall line, or to tne top of
the parapet wall, whichever 1S higher.
(c) Mitrouee stons. One under marquee s1gn projecting
not more than twelve .( 12) inches below the marquee, having a
. maximum projection of four feet two inches (4'2"), and not less
than eight feet six inches (8'6") above the sidewalk or grade
line. For purposes of computing sign area, slgns on faces of
a mdrquee shall be considered as part of the total surface
area.
Cd) Outdoor merchandis1ng'_ {automobile service statton.,
new and used car lots. carden ~hoos. etc.} fhe follow1.ng
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8,635
Eugene Code
8,640
signs shall be permitted:
1. One identity sign. not over twenty (20) (eet
total height above grade; roof or pole~lT(Iunted, located
to comply wfth a11 yard and special setback requirements
of the Zoning Ordinance. Such signs shall not hdVe Over
forty (40) square feet of surface area for one face or
eighty (BO) square feet of surface area for two or ~ore
faces.
2, I~cfdental signs jndicating services, trading
stamps, pnces, credit cards or other infonration, not
including product advertising, may be attached to the
bujlding structure, or may be listed on one permanently
installed sign structure, not over ten (10) (eet totaT
height aLove grade, and located to comply with all yard
and special setback requirements of the Zoning Ordinance.
Signs announcing special features may also be displayed
on this structure.
3. The total surface area of all sfgns, except the
identity sign, as provided in subsection (d)l. above,
shall not exceed eighty (80) square feet.
(e) Reader boards. The following additional provisions
shall apply to reader board signs:
1, Reader board sfgns shall not be over fort)' (40)
square feet in surface area. .
2. Reader board SlgnS shall be setback a mfnimum
of fifty (50) feet (rom the street property 1 ine.
8.640
Outl~fn~. Commercial Distri~~, Outlying Shopping areas include
strIp developwents along city arterfals, which are approached
primarily by car at cfty arterial speeds of approximately 30 miles per
hour. The businesses are not under one manage~ent. have no relationShip
to one another, and therefore, all the regulations applied to the
integrated Shopping :enter cannot be used here. Projecting signs are
a!lowed (or ~ach buslnes~, but none is as large as the single identity
sIgn for an tntegrated shopping center. The brightness, 'fntensity and
location standards in these areas are intended to protect the surroundIng
residential areas and to preserve their residential values. The
following signs shall be permitted on properties located withfn areas
designated as "Outlying Commercial District" on the Sign District ~ap:
(a) Genfwa1. An signs shalt be subject to the (ol1owfng
provisions: '
1. tlo illumination shall be permftted ....hich provfdes
more than five (5) foot candles at any abutting resfdentfal
district property line at a height of ftve (5) (eet.
2. Light from an illuminated sign adjacent to
residential property shall be so shaded, shielded or
dfrected that the light intensity or brightness wl11
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