(a) Multi-tenant building or complex;

(b) Single use building over 100,000 square feet;

(c) Hospitals, including stand-alone emergency room centers;

(d) Approved subarea plans; and

(e) Residential subdivisions and short plats where newly constructed dwellings are currently for sale or lease.

(a) Illumination. Illumination shall reduce light trespass.

(b) The design of the components shall use the architectural style of the development being identified. Features to be used in designing the structural components include colors, materials, textures, and shapes of the development’s architecture.

(a) Application Form. A completed CSP application shall be submitted to the City on a form provided by the City. If the applicant is not the property owner(s), then the property owner must be identified, and the application must include an affidavit from the property owner(s), verifying that the property owner has given permission to the applicant for the submission of the CSP application.

(b) Narrative. The application shall include a narrative and plans that identify how the CSP meets the review criteria in subsection (6) of this section.

(c) Site Plan. A site plan drawn to scale showing existing and proposed buildings, off-street parking areas, internal circulation, landscaped areas, storm drainage facilities, critical areas, public spaces, adjoining streets, pedestrian pathways, sidewalks, and trails.

(d) Building Elevation(s). Signs proposed to be mounted on a building require a building elevation(s) drawn to scale that specifies the locations and dimensions of the signs and drawings or photographs that show the scale of the sign in context with the building. Freestanding signs require a site plan indicating the proposed sign location as it relates to property lines, adjacent streets, and adjacent buildings.

(e) Scaled Design Drawing. Design descriptions of all signs including allowable sign type, shapes, size of typography, lighting, exposed structures, colors, and materials, and any information on the frequency of changeable graphics, if applicable. A colored rendering or scaled drawing, including dimensions of all sign faces, and descriptions of materials to be used, including color samples.

(f) Scaled Installation Drawing. A scaled drawing that includes the sign description, proposed materials, size, weight, manner of construction, and method of attachment, including all hardware necessary for proper sign installation.

(g) Lighting. A drawing indicating the location and fixture type of all exterior lighting for the proposed signs. The drawings shall specify wattage and bulb type to ensure compatibility with the lighting standards in this chapter.

(h) Calculations. Calculations of the proposed sign area and number.

(i) Site-Specific CSP Design. The CSP shall include design guidelines to ensure that all features of proposed signage, including the illumination, support structure, color, lettering, height and location shall be designed so that it will be an attractive and complementary feature of the building and/or development which it serves.

(j) Fees. The applicable permit application fee, pursuant to the City’s current fee resolution in effect at the time of application, shall be paid upon submission of the CSP application.

(a) Placement. All signs shall be placed where they are visible and legible. Factors to be considered include its location relative to traffic movement and access points, site features, other structures, and orientation relative to viewing distances and viewing angles. Wall signs may be approved on building walls other than the wall of the space occupied by the tenant in commercial centers in which some tenants have little or no visibility from the street. A sign may be ground or wall mounted or designed into and constructed as part of an integrated architectural feature of a building.

(b) Lighting. Signs shall not be oriented or illuminated so that they adversely affect the surrounding area, particularly existing nearby residential uses or structures.

(c) Quantity. The number of signs that may be approved within any development shall be sufficient to provide necessary facilitation of internal circulation of vehicular and pedestrian traffic and way finding for safety of the occupants of vehicles and pedestrians. Factors to be considered shall be those that impact safety considerations such as the size of the development.

(d) Size. All signs shall be no larger than necessary for visibility and legibility. Factors to be considered in determining appropriate size include topography, volume and speed of traffic, viewing distances and angles, proximity to adjacent uses, and placement of display. In no event shall a CSP contain a freestanding sign that exceeds by more than 50 percent any maximum height standard permitted by this chapter. Consistent with the exemptions set forth in this chapter, there shall be no limit on the amount by which a CSP may allow a freestanding sign to exceed the height restrictions permitted on the site when the freestanding sign is placed or oriented so as to be visible only internally to the development. In no event shall a CSP contain a wall sign that exceeds by more than 25 percent any maximum size (area) standard permitted by this chapter.

(e) Design Features and Materials.

(f) Development Standards. The Community Development Director may not reduce any sign development standard to less than 50 percent of any minimum standard, nor increase any sign development standard by more than 100 percent of the maximum standard. The Community Development Director shall not base any decision on the message content of a sign.

(a) The modification does not increase the sign area of the subject property approved in the original CSP.

(b) The modification maintains visual similarity with those elements specifically identified in the original CSP as integral to the design theme of the subject property (for example: location(s), color(s), material(s), or type(s)).