Community Development Department Planning Division 1600 First Street + P.O. Box 660 Napa, CA (707)

Transcription

1 Community Development Department Planning Division 1600 First Street + P.O. Box 660 Napa, CA (707) PLANNING COMMISSION STAFF REPORT JUNE 4, 2015 AGENDA ITEM 6.A. PL ANDAZ SIGN PROGRAM AMENDMENT I. GENERAL INFORMATION PROJECT SUMMARY: LOCATION OF PROPERTY: GENERAL PLAN: ZONING: Amendment to the Comprehensive Sign Program for the Andaz Hotel to allow for up to seven blade signs. 1400, 1410, 1420, 1440, 1450, 1460, 1480 & 1470 First Street APN s: , -002, -003, -004 DCC, Downtown Core Commercial DCC, Downtown Core Commercial APPLICANT: PROPERTY OWNER: Fastsigns (Walt Derlic) 100 W. American Canyon Rd. Ste. K8 American Canyon, CA IA Lodging Napa First, LLC 200 S. Orange Avenue #200 Orlando, FL Phone: (707) Phone: (407) STAFF PLANNER: Michael Allen, Associate Planner Phone: (707) LOCATION MAP 1

2 Andaz Sign Program Amendment #PL SN; DR 2 II. PROJECT DESCRIPTION A. Project Description The Applicant requests approval of an amendment to the Andaz Hotel s Comprehensive Sign Program. The amendment would allow for up to seven projecting blade signs. The new blade signs would be located adjacent to each of the five (potential) individual retail storefronts on the ground floor of the hotel. The remaining two blade signs are for the hotel s use and would flank either side of its main entrance. FIGURE 1 Proposed Blade Sign Example B. Background The Andaz Hotel s Comprehensive Sign Program was originally approved by the Planning Commission in April, 2009 when the hotel was named the Avia Napa Hotel. The sign program was subsequently amended to include all current signage in December of The newly proposed sign program maintains all previously approved signage and only seeks to allow for the addition of up to seven blade signs (one blade sign per retail space and two for the hotel). III. ANALYSIS A. General Plan and Zoning The Andaz Hotel is located within the DCC; Downtown Core Commercial General Plan Designation which is intended to promote the continued development and revitalization of the pedestrian-oriented Downtown. The retail uses for which the signs are proposed are consistent with the General Plan. Similarly, the project site is within the DCC; Downtown Core Commercial Zoning District, which is intended to reinforce the Downtown s identity as a compelling place for shoppers and visitors. The goal is to provide a mix of land uses such as shops, restaurants, hotels and entertainment. Although there are no policies in the General Plan or regulations in the Zoning 2

3 Andaz Sign Program Amendment #PL SN; DR 3 Ordinance that are applicable to signs, the proposed building signs are intended for business identification appurtenant to the hotel, restaurants, and retail uses which are allowable use under the DCC General Plan designation and zoning district applicable to the subject property. B. Sign Permit A Comprehensive Sign Program is required for multi-tenant commercial, office and industrial centers in the City, and is intended to provide sign continuity for all tenants within a center. Once a Comprehensive Sign Program is approved by the Planning Commission, all signage for the site would be subject to an over the counter review by staff to verify compliance with the approved sign program, including signs for any tenant changes. The current request seeks the addition of up to seven new blade signs. Potential blade sign locations are illustrated on Figure 3 below. The blade signs contain an area of 6 square feet (2 feet tall by 3 feet wide) and are intended for pedestrian orientation on First Street. The amended sign program application requests non-illuminated blade signs as well as an internally illuminated option. However, it has been past practice to discourage internally illuminated blade signs in the Downtown as their construction typically is more bulky. The number of blade signs requested on the hotel s front façade in combination with illuminated wall signage could present a cluttered appearance if an internally illuminated style is used since their construction is essentially a cabinet sign. A cabinet sign contains two faces enclosed around interior lighting source which results in a thicker-heavier sign. Staff recommends approval of only the non-illuminated blade signs but with the option of external illumination. FIGURE 2 Illuminated and Non-Illuminated Blade Sign Example 3

4 Andaz Sign Program Amendment #PL SN; DR 4 FIGURE 3 Potential Blade Sign Locations Overall, the amended sign program provides standardization in location, dimension, quantity, uniform sign mounts, and quality level, while allowing individual style and identity for businesses. This allows for signage that is consistent with the hotel and its retail suites, yet provides flexibility in sign type and design to respond to individual tenant identity needs. In addition, the sign program provides appropriately proportioned signage which will not appear institutional, or incompatible with the building s architectural style. C. Design Review The blade sign mounts would be constructed with a black anodized steel strait arm that would suspend the sign that will be designed to the specifications of the business it identifies. A condition is recommended that all blade sign faces be well crafted, highquality and finely defined consistent with the Downtown Napa Specific Plan s sign design guidelines. With the added condition, the attributes of the blade sign additions will be consistent with the existing Comprehensive Sign Program. The potential locations for the new signs are logically situated on the building façade near the tenant entrances. The materials used to construct the signs provide an appearance of quality and a unified theme for the multi-tenant hotel/retail building. In addition, the amended sign program provides appropriately proportioned signage which will not appear institutional, or incompatible with the building s architectural style. D. Environmental Review Staff has determined that the Project is exempt from the requirements of the California Environmental Quality Act (CEQA) in accordance with Section of the CEQA Guidelines (Categorical Exemptions; Class 11) which exempts the construction of onpremise signs. E. Public Notice Notice of the public hearing was provided by US Postal Service on May 22, 2015 to all property owners within a 500-foot radius of the subject property. Notice of the public 4

5 Andaz Sign Program Amendment #PL SN; DR 5 hearing was also published in the Napa Valley Register on May 22, 2015 and provided to people previously requesting notice on the matter at the same time notice was provided to the newspaper for publication. Legal notice included a general explanation of the matter to be considered and any related permits, identification of the location of the property involved where site specific, a description of the date, time and place of the public hearing, the identity of the hearing body, and a statement consistent with the Code of Civil Procedure regarding the time limit to commence any legal challenge and matters that may be raised by such challenge. IV. REQUIRED FINDINGS The Planning Commission s decision regarding this project is subject to the required findings in NMC ; Sign Code Findings and ; Design Review Permits. These findings are provided in the draft resolution attached to this staff report. V. STAFF RECOMMENDATION Staff recommends approval of the Andaz Hotel Comprehensive Sign Program Amendment based on a determination that the application is consistent with the City s General Plan, Zoning Ordinance and Sign Ordinance. VI. ALTERNATIVES TO RECOMMENDATION 1. Continue the application with direction for project modifications. 2. Direct staff to return to the Planning Commission with a resolution documenting findings from the hearing record to support denial of the proposed project. VII. REQUIRED ACTIONS Final actions by the Planning Commission: 1. Adopt a resolution approving an amendment to the Andaz Hotel Comprehensive Sign Program. VIII. DOCUMENTS ATTACHED 1. Draft Resolution 2. Amended Comprehensive Sign Program Prepared by: Michael Allen Associate Planner c: Applicant 5

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7 ATTACHMENT 1 RESOLUTION PC2015- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NAPA, STATE OF CALIFORNIA, APPROVING AN AMENDMENT TO THE ANDAZ HOTEL COMPREHENSIVE SIGN PROGRAM (APN S: , -002, -003, -004) (PL ) WHEREAS, Fastsigns (Walt Derlic) submitted an application to amend the Comprehensive Sign Program for the Andaz Hotel to allow up to seven additional blade signs (the Project ) at 1400, 1410, 1420, 1440, 1450, 1460, 1480 & 1470 First Street (APN: , -002, -003, -004); and WHEREAS, the Planning Commission of the City of Napa, State of California, held a noticed public hearing on June 4, 2015 on the subject application. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Napa as follows: Section 1. The Planning Commission hereby determines that the Project described in the Staff Report presented to the Planning Commission at their June 4, 2015 meeting is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section of the Guidelines (Categorical Exemptions; Class 11) which exempts the construction of on premise signs. Section 2. The Planning Commission hereby approves an amendment to the Andaz Hotel (formerly Avia Napa Hotel) Comprehensive Sign Program to include seven additional blade signs at 1400, 1410, 1420, 1440, 1450, 1460, 1480 & 1470 First Street, and makes the following findings in support of the approval: A. SIGN PERMIT 1. The proposed signs meet the requirements of the Sign Code and any special conditions imposed on the development. The Planning Commission may approve a sign program to allow for signage to respond to the particular identity needs of tenants in a multi-tenant commercial building establishing tenant signage criteria to respond to the particular identity needs of the center, the tenant mix, and the architectural design. The addition of up to seven new blade signs is consistent with the approved sign program which allows exceptions to typical standards in order to achieve the overall aesthetic and information objectives of the Sign Code and the special design needs of the Andaz Hotel including the commercial / retail tenant spaces on the ground floor of the hotel. As the signs utilize an interesting design which integrates a diverse array of quality materials, the Planning Commission finds that the signs meet the criteria desired by the Sign Code which seeks to preserve the character and quality of the environment while achieving aesthetic harmony for the community. Resolution PC2015- Page 1 of 6 7

8 ATTACHMENT 1 2. The proposed sign colors and illuminations are not in conflict with the safe flow of traffic on City Streets. The proposed sign elements have been designed so as not to have the potential for lighting conflicts with the flow of traffic on First Street as there are no bright or flashing elements on the sign which could distract motorists. 3. The proposed monument sign is compatible with the architecture of the building it is intended to identify and is not incompatible with the aesthetic character of the surrounding development and neighborhood. The Andaz Hotel Sign Program Amendment responds to the particular identification needs of the hotel and its commercial / retail suites and supports the design objective to promote a cohesive and attractive sign package that does not detract from the hotel s architecture by providing high quality metal frame blade sign design and individual cut metal letters for the wall signs consistent with the approved signage. B. DESIGN REVIEW 1. The project design is in accord with the General Plan and any applicable Specific Plan policies. Although there are no policies in the General Plan that are applicable to signs, the proposed wall signs are intended for business identification appurtenant to a hotel, restaurant, and commercial / retail uses which are allowable uses under the DCC General Plan designation and DCC zoning district applicable to the subject property. The goal of the DCC is to provide a mix of land uses such as shops, restaurants, hotels and entertainment. The signs are intended to aid in the success of the hotel, restaurant and other commercial / retail uses by providing identification of their location. 2. The project design is consistent with applicable Design Review guidelines adopted by the City Council. The Andaz Comprehensive Sign Program Amendment is consistent with the Soscol Corridor/Downtown Riverfront Development & Design Guidelines, in that the proposed signs include design elements such as individual lettering and a variety of materials that are compatible with the building. 3. The Design Review Permit is in accord with provisions of this Title and will not be detrimental or injurious to property or improvements in the vicinity of the development site, or to the public health, safety or general welfare. As stated in the preceding findings, the new signs included in the Andaz Hotel Comprehensive Sign Program Amendment signs are consistent with the General Plan, Zoning Ordinance, and the Soscol Corridor/Downtown Riverfront Development & Resolution PC2015- Page 2 of 6 8

9 ATTACHMENT 1 Design Guidelines and should have no adverse impact on the surrounding area. Therefore, the Design Review Permit will not constitute a nuisance nor be detrimental to public health, safety and welfare. Section 3. The Planning Commission hereby approves the Andaz Hotel Comprehensive Sign Program Amendment at 1400, 1410, 1420, 1440, 1450, 1460, 1480 & 1470 First Street, as described in Attachment 2 of the Staff Report of June 4, 2015 which is on file in the Community Development Department - Planning Division subject to the following conditions: Community Development Department Planning Division: 1. The plans submitted for building permits shall conform substantially to the plans and representations submitted with the application and as reviewed and approved by the Planning Commission, and as amended by the conditions of approval, (date stamped, received March 16, 2015) and marked as Exhibit A. The plans indicate the addition of one blade sign per (potential) retail tenant and two blade signs for the hotel, to the previously approved Comprehensive Sign Program for the Andaz Hotel and its ground floor retail suites. 2. The plans submitted for building permits shall conform substantially to the plans and representations submitted with the application and as reviewed and approved by the Planning Commission, and as amended by the conditions of approval, (date stamped, received March 16, 2015) and marked as Exhibit A. 3. The blade signs shall not be internally illuminated but may be externally illuminated. The final Comprehensive Sign Program shall be amended to reflect this condition. 4. The external illumination proposed shall contain low voltage lighting which shall not cause excessive glare to the adjacent properties or to the flow of traffic on First Street. 5. All blade signs shall be for the identification of the tenant in which the sign is located. 6. The blade sign faces shall be well crafted, high-quality and finely defined and are encouraged to utilize creative/varied designs, including sign shape, figurative signs, and incorporation of business branding elements (logo, font, colors). 7. No additional signage may be added to the site without Planning Commission approval. 8. Consistent with the City s Sign Ordinance, no portable (e.g. A-frames) signs are permitted. Resolution PC2015- Page 3 of 6 9

10 ATTACHMENT 1 9. Outdoor speakers are not permitted as a part of this approval. 10. The Planning Manager is authorized to determine whether the Applicant is in compliance with the requirements of the Design Review Permit. 11. Colors and materials selection shall be applied to the building in substantial conformity with the colors and materials approved in these conditions. The owner or contractor shall not assume discretion in the selection of colors and materials without prior approval by the Planning Manager. General: 12. Unless otherwise specifically provided, each condition of this approval shall be satisfied prior to issuance of a building permit, or if a building permit is not required, prior to the commencement of use; however, in the event the subject approval is for a tentative subdivision map or parcel map, each condition shall be satisfied prior to final map approval. Applicant s (and land owner, if different) execution of the City s improvement agreement with required security may be accepted in lieu of condition completion. 13. The plans submitted for improvement plan review and building permit review shall include a written analysis specifying how each of the conditions of approval have been addressed or incorporated into either the improvement plan set or building plan set. 14. No use authorized by this permit may commence until after the Applicant executes any required permit agreement. 15. Applicant shall pay all applicable fees and charges at the required time and at the rate in effect at time of payment (in accordance with the City s Master Fee Schedule; see individual departments regarding the timing of fee payment requirements). 16. Applicant shall design and construct all improvements and facilities shown on any approved tentative map, site plan, or other documents submitted for permit approval, and with the plans and specifications submitted to and approved by the City, to comply with the General Plan, any applicable Specific Plan, the Napa Municipal Code (NMC), City ordinances and resolutions, the "Standard Specifications" of the Public Works and Fire Departments, as well as any approved tentative map, site plan or other documents submitted for permit approval and with the plans and specifications submitted to and approved by City. 17. The time limit within which to commence any lawsuit or legal challenge to any quasi-adjudicative decision made by the City is governed by Section of the Code of Civil Procedure, unless a shorter limitations period is specified by any other provision. Under Section , any lawsuit or legal challenge to any quasi- Resolution PC2015- Page 4 of 6 10

11 ATTACHMENT 1 adjudicative decision made by the City must be filed no later than the 90th day following the date on which such decision becomes final. Any lawsuit or legal challenge, which is not filed within that 90-day period, will be barred. 18. To the full extent permitted by law, the Applicant shall indemnify, defend, release and hold City, its agents, officers, and employees from and against any claims, suits, liabilities, actions, damages, penalties or causes of action by any person, including Applicant, for any injury (including death) or damage to person or property or to set aside, attack, void or annul any actions of City, its agents, officers and employees, from any cause whatsoever in whole or in part arising out of or in connection with (1) the processing, conditioning or approval of the subject property; (2) any failure to comply with all applicable laws and regulations; or (3) the design, installation or operation of project improvements and regardless whether the actions or omissions are alleged to be caused by City or Applicant so long as City promptly notifies Applicant of any such claim, etc., and the City cooperates in the defense of same. 19. If the Applicant is not the owner of the subject property, all agreements required to be executed by the City must be executed by the Owner(s) as well as the Applicant. 20. The conditions of project approval set forth herein include certain fees, dedication requirements, reservation requirements and other exactions. Pursuant to Government Code Section 66020(d)(1), these conditions constitute written notice of the statement of the amount of such fees and a description of the dedications, reservations, and other exactions. You are hereby notified that the 90-day period in which you may protest those fees, the amount of which has been identified herein, dedications, reservations and other exactions have begun. If you fail to file a protest complying with all the requirements of Section 66020, you will be legally barred from later challenging such exaction. 21. Violation of any term, condition, mitigation measure or project description relating to this approval is unlawful, prohibited and a violation of the Napa Municipal Code and can result in revocation or modification of this approval and/or the institution of civil and/or criminal enforcement and/or abatement proceedings. 22. Project approval would not have been granted but for the applicability and validity of each and every one of the specified mitigations and conditions, and if any one or more of such conditions and mitigations is found to be invalid by a court of law, this project approval would not have been granted without requiring other valid conditions and/or mitigations consistent with achieving the purpose and intent of such approval. 23. All conditions shall be printed verbatim on one of the first three pages of all the working drawing sets used for issuance of building permits (architectural, structural, electrical, mechanical and plumbing) and shall be referenced in the sheet index. The minimum font size utilized for printed text shall be 12 point. Resolution PC2015- Page 5 of 6 11

12 ATTACHMENT Approval of this permit will be effective, provided no appeals are received within 10 calendar days of the Planning Commission meeting date of June 4, 2015 and that the property owner and Applicant signatures are obtained affirming that they have read, understand, and agree to comply with the Conditions of Approval for the Andaz Hotel Comprehensive Sign Program Amendment Resolution PC2015-xx. I HEREBY CERTIFY that the foregoing resolution was duly and regularly adopted by the Planning Commission of the City of Napa at a regular meeting of said Planning Commission held on the 4 TH day of June, 2015 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: SECRETARY OF THE PLANNING COMMISSION Resolution PC2015- Page 6 of 6 12

13 1450 Block First Street, Napa, CA SIGNAGE GUIDELINE

14 14 TABLE OF CONTENT 3.1 Typical Wall Sign 3.2 Typical Projection Sign 3.3 Hotel Main Wall Sign 3.4 Exhibit 3.0 Building Identification Sign 2.1 Sign Placement 2.2 Project Location Purpose Design Intent Approval and Permit General Requirement Specific Design Criteria Administration Prohibited Sign 2.0 Site Overview 1.0 General Criteria 02

15 GENERAL CRITERIA B. These criteria shall not imply that any governmental approval will be automatically granted. Tenant is solely responsible for obtaining any and all required approvals from governmental agencies and shall obtain all permits from the City of Napa Planning and Building Departments. A. Each Tenant or Lessee will be provided with a copy of this Signage Guidelines as their first step in obtaining signs within the Block of First Street complex. Compliance with this signage program will be strictly enforced. Any non-conforming or unapproved sign installed by Tenant must be brought into compliance at Tenant's expense. 1.3 APPROVALS AND PERMIT The guidelines of this program are designed to complement architectural elements of the existing building and coordinate the type, placement, and physical dimensions of signs so they appear as an integral part of the down town area and not as an after thought. In cases not covered by this document, the prevailing criteria will follow the City of Napa Sign Ordinance in force. 1.2 DESIGN INTENT The following sign criteria has been established by the owners of the ANDAZ HOTEL and their retail partner in the identification of their combined development. These basic standards have been made to govern the design, fabrication and application of hotel/retail signage and are intended to afford all tenants with good visual identification, both day and night, and to protect against poorly designed and badly proportioned signage. These criteria designate the type and style of standard building signs that will assure a functional, coordinated graphics program while encouraging creativity, compatibility, and enhancement of the project in the City of Napa. 1.1 PURPOSE SEPTEMBER 17, 2014 ANDAZ 03

16 GENERAL CRITERIA Landlord shall have the right to waive any and/or all of the provisions of these Retail Sign Criteria at any time and for any reason he/she so deems necessary at his/her sole and absolute discretion. 8. Sign text shall be limited to Retailer's trade name as it appears in the lease. Landlord reserves the right to limit the use of Retailer's customary logo. 7. Glass areas of storefronts shall remain free of graphics, except those required by ordinance or law set by city, county or other government entities, unless otherwise authorized by Landlord in writing. The exception is that window vinyl will be allowed showing the store name and/or hours of operation only, with a maximum size of 3 square feet, on two areas if needed. 6. Retailer shall be required to place the store address numerals on the front of the storefront as directed by the U.S. Postal Service and the local fire department. 5. Retailer or his/her agent shall be required to obtain a sign permit, if required by code, for the installation of his/her exterior sign from the appropriate governing authority, prior to the installation of each sign. 4. All exterior signs shall be designed consistent with the City of Napa s adopted sign design guidelines for signs. Manufactured and installed to UL specifications, using UL recognized components, and shall include UL label numbers on the sign and/or letters. 3. The size, design, color, materials, specific locations, content, type of construction, method of mounting and illumination of each sign, as well as Retailer's storefront design, shall be subject to the approval of the Landlord. Retailer shall submit complete, detailed drawings, in triplicate, containing all of the above information for each sign to the Landlord. When approved, one (1) copy of the sign design drawings will be returned to the Retailer. Said approval must be in writing and received by the Retailer before fabrication or installation of any signs on storefronts. 2. All signs shall be constructed, installed and properly maintained at the hotel and retailer's expense for their respective properties. 1. Retailer shall be responsible for the fulfillment of all requirements of these criteria. 1.4 GENERAL REQUIREMENTS: 04

17 2. Flashing or movement of any type. GENERAL CRITERIA 9. Window signs except where approved by Landlord or Landlord's representative. 8. Permanent advertising devices such as attraction boards, posters, banners and flags, except where approved by Landlord or Landlord's representative. 7. It is unlawful for any Tenant to exhibit, post, display or cause to be exhibited, posted or displayed upon any sign, anything of an obscene, indecent, or of immoral nature or unlawful activity. 6. No sign shall obstruct access to fire hydrants, fire department connections, or fire department access roads. 5. No sign shall be located within a required easement, unless an encroachment permit has been authorized by the affected utilities. 4. No sign shall be installed, relocated or maintained so as to prevent entry or exit out of any door. No sign shall create a safety hazard by obstructing view of pedestrian and vehicular traffic. 3. Exposed neon or visible raceways. 1. Cabinet signs, except with regard to those mentioned under "Allowed Signage" and those approved Retailer logos PROHIBITED SIGNAGE 6. Projecting signs, both illuminated and non-illuminated. These could be primary signs or smaller pedestrian traffic signs. Refer to Exhibit F. 5. Non-illuminated wall plaques or flat cut pin mounted letters for pedestrian traffic. Refer to Exhibit E. 4. Cabinet signs, only when used as a background for individual letters. Refer to Exhibit D. 3. Individual flat cutout pin mounted letters. Refer to Exhibit C. 2. Individual internally illuminated channel letters with trim-capped Plexiglas faces. Refer to Exhibit B. Letters may be lighted with neon or LEDs. 1. Individual reverse channel, backlighted letters. Refer to Exhibit A. Letters may be lighted with neon or LEDs. 1.5 ALLOWED SIGNAGE (as permitted by municipality) 05 17

18 GENERAL CRITERIA The general location of wall signs shall be centered vertically and horizontally on fascias, unless otherwise specified. Signs shall not cover or interrupt major architectural features. 18. Sign surfaces that are intended to be fiat shall be without oil canning, or other visual deformities. 17. Tenant shall be fully responsible for the operation of their sign contractor, and shall indemnify, defend and hold the Landlord, Landlord's representative, and all parties harmless from damages or liabilities on account thereof, 16. Sign contractor shall repair any damage caused by their work. Damage to structure that is not repaired by the sign contractor shall become the Tenant's responsibility to correct. 15. All identification labels shall be concealed, except where required by code. An Underwriter's Label is required on all electrical signage. 14. All penetrations of the building structure by Tenant's sign contractor required for sign installation shall be neatly sealed and watertight. 13. All exposed fasteners to be painted to match the background surface. 12. All exterior signs shall be secured by stainless steel, nickel, or cadmium plated fasteners. 11. Sign content shall be limited to business identification signs only; products or service shall not be displayed on any permanent signage. 10. Signage should meet all requirements of the State of California and the City of Napa. 9. All signs should meet or exceed all current applicable codes (i.e. mechanical, structural, etc). 8. Retail leased spaces exceeding 10,000 square feet and Retailers with corner spaces may be allowed additional signage at the written consent of the Landlord. 7. The horizontal measurement of the entire reading for each tenant is limited to 75% of the Retailer's leased frontage. 6. The maximum amount of allowed square footage for signage, per tenant, is 20% of the total square footage of the elevation on which it is placed. 5. Landlord s desire is to have the primary tenant signs/letters to be on one line, if possible, and that no letter or character exceed 2 6 in height. In the event that a retailer s name would require more than one line, the maximum vertical height limit of the entire reading will be not more than Individual Illuminated or non-illuminated wall plaques and/or projecting signs shall be subject to approval by Landlord and may contain colors, logos, typestyles per the tenant s standards. 3. Approved colors for all projecting signs are predominantly black, dark bronze and stainless steel or a combination thereof. Copy may be white on routed, internally illuminated projecting sign cabinets. 2. Approved colors for all letter faces are black, dark bronze, and stainless steel. Other colors or finishes are subject to Landlord approval. 1. It is the desire of the owners of the ANDAZ HOTEL and of their retail partner to keep consistency in design, color and materials throughout the development. The overall look is being established by the design, colors and materials used in the ANDAZ HOTEL signs. 1.7 SPECIFIC DESIGN CRITERIA 06

19 PROJECTING TENANT SIGN APPROX TENANT LETTERS PROJECTING TENANT SIGN APPROX TENANT LETTERS SOUTH (FIRST STREET) ELEVATION A *TENANT WALL PLAQUE MAY BE SUBSTITUTED FOR PROJECTING TENANT SIGN PROJECTING TENANT SIGN 2.0 SIGN OVERVIEW PROJECTING TENANT SIGN APPROX TENANT LETTERS APPROX ANDAZ HOTEL TENANT LETTERS NON-ILLUMINATED REVERSE CHANNEL LETTERS PROJECTING 2 6 H X 5 5 W TENANT SIGN ANDAZ HOTEL MERCHANTILE SOCIAL WALL MOUNT PLAQUE WALL MOUNT PLAQUE 1 4 H X /2 W 1 4 H X /2 W PROJECTING TENANT SIGN APPROX TENANT LETTERS PROJECTING TENANT SIGN APPROX TENANT LETTERS SIGN PLACEMENT 19

20 2.0 SIGN OVERVIEW SIGN PLACEMENT 20

21 2.0 SIGN OVERVIEW ANDAZ HOTEL WALL MOUNT PLAQUE 1 4 H X /2 W OR DIMENSIONAL LETTERS ANDAZ HOTEL & WINE BAR WALL MOUNT PLAQUE 1 4 H X /2 W OR DIMENSIONAL LETTERS SIGN PLACEMENT 21

22 2.0 SIGN OVERVIEW ANDAZ HOTEL DIMENSIONAL LETTERS 1 4 H X /2 W (NTS) ANDAZ HOTEL DIMENSIONAL LETTERS 1 4 H X /2 W (NTS) ANDAZ HOTEL ILLUMINATED WALL SIGN 2 6 H X 5 5 W (NTS) MERCHANTILE SOCIAL WALL PLAQUE 1 4 H X /2 W (NTS) ANDAZ HOTEL DIMENSIONAL LETTERS 1 4 H X /2 W (NTS) 2.2 PROJECT LOCATION 10 22

23 1/4 deep flat cut out aluminum logo and letters. Letters and returns to be painted Matthews Satin Black. Flush Mount to wall. Logo face can be in corporate colors. Non Illuminated. Non Illuminated Flat Cut Out Aluminum Logo and Letters 3 deep logo and letters to be aluminum channel letters and returns to be painted Matthews Satin Black. Logo face can be in corporate colors and can be internally illuminated. Internally Illuminated with LED s. 3.1 PRIMARY TENANT SIGN Illuminated Backlit Channel Logo and Letters or Non Illuminated Reverse Channel Letters Mounted on Raceway Lightbox (Hotel Example 3.3) 5 deep logo and letters to be aluminum channel letters with polycarbonate faces with trim capped edge. Black perforated vinyl to be applied to faces. Returns to be painted Matthews Satin Black. Logo face can be in corporate colors. Internally Illuminated with LED s. Illuminated Channel or Reverse Channel (Halo Illumination) Logo and Letters, 3.0 BUILDING IDENTIFICATION SIGN 11 23

24 MIN TO GRADE Future Tenant 3.2 TYPICAL PROJECTION SIGN 8-0 MIN TO GRADE 24X36 MAX. PANEL SIZE Future Tenant Non-Illuminated Internally Illuminated or Externally Illuminated 36 OPTION 2 OPTION BUILDING IDENTIFICATION SIGN 12 24

25 3.0 BUILDING IDENTIFICATION SIGN 3.3 HOTEL MAIN WALL SIGN 13 25

26 1/2 FCO Set w/ Dark Bronze FInish. Pin Mounted flush to wall BUILDING IDENTIFICATION SIGN HOTEL MAIN WALL SIGN 14 26

27 3.0 BUILDING IDENTIFICATION SIGN Universal Straight Arm Bracket Steel sign bracket, 2 x 2 x 40 long arm, with frame and a 6 x 6 mounting plate. Signs are 16 H X 32 W, with double sided graphics. 3.3 HOTEL MAIN WALL SIGN 15 27

28 1/2 FCO Set w/ Dark Bronze FInish. Pin Mounted flush to wall. REAR ENTRANCE SIGN 3.0 BUILDING IDENTIFICATION SIGN 3.3 HOTEL MAIN WALL SIGN 16 28

29 29 EXHIBIT B EXHIBIT D EXHIBIT A EXHIBIT C 3.0 BUILDING IDENTIFICATION SIGN EXHIBIT 17

30 EXHIBIT E 3.0 BUILDING IDENTIFICATION SIGN EXHIBIT E EXHIBIT E 3.4 EXHIBIT 18 30

31 31 EXHIBIT F 3.0 BUILDING IDENTIFICATION SIGN EXHIBIT F EXHIBIT F 3.4 EXHIBIT 19