R E T A I L D E S I G N G U I D E L I N E S

Transcription

1 Attachment 5 R E T A I L D E S I G N G U I D E L I N E S PLAZA ESCUELA Equity One, Inc. Walnut Creek, California October 1, 2014

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3 TABLE OF CONTENTS INTRODUCTION REVIEW AND APPROVALS PROCESS STOREFRONT FACADE & SIGNAGE DESIGN FORM STOREFRONT FACADE DESIGN Interior Design Storefront Glazing Recessed Storefronts & Entrances Entrance Doors Projecting Storefronts Materials Exterior Lighting STOREFRONT LOCATIONS DIAGRAMS OVERHANG DESIGN SIDEWALK ZONE DESIGN Outdoor Seating Areas Outdoor Display Areas Materials & Design Landscape Elements SIGNAGE DESIGN Signage Design Total Allowable Sign Area Per Tenant Sign Materials Sign Detailing Sign Illumination Allowable Sign Types & Overhangs Chart Sign Zone Location Plan Allowable Sign Dimensions Chart Wall Signs Awning Signs Canopy Signs Banner Signs Projecting Signs Storefront/Window Graphics Tenant Address Portable Signs Temporary Signage Prohibited Signage Barricade Design DEFINITION OF TERMS 3

4 INTRODUCTION Plaza Escuela was completed in 2002 and consists of almost two entire city blocks. It contains ground fl oor and second fl oor retail tenant spaces. It is part of Walnut Creek s premier shopping district to the north and east. These Retail Design Guidelines have been created in order to better take advantage of Plaza Escuela s retail potential at the heart of downtown Walnut Creek. Well designed facades, storefronts, signage and outdoor areas will bring more vibrancy and life to this vital retail area. Tenant expression that complements the Landlord elements will manifest through the creative use of storefronts, overhangs, signage, materials, colors and textures that enhance the appeal and liveliness of Plaza Escuela with diversity of design. Under the current conditions, the architecture at Plaza Escuela has a scale such that the building facades tend to dominate the similar looking storefronts. The purpose of these Retail Design Guidelines is to allow individual Tenant s to express their identity through creative storefront design. In some cases, Tenant s occupying more than one storefront may go beyond using the storefront and signage to express their brand identity and use the building facade to enhance their presence. This document provides the information that Tenants need to comply with the Retail Design Guidelines, achieve overall harmony and foster an active street life. The goal is to create a pleasing architectural experience that makes the street-level environment vital and appealing to the public for both fi rst and second fl oor retail tenants. All aspects of Tenant improvements must be of the highest caliber, using state of the art materials and quality of construction. Tenants are required to select an Architect that has experience in retail tenant design to design or prepare proper documentation. Storefront signage may be designed by licensed signage contractors. Materials shall be durable, exterior rated, and authentically portrayed. All Tenant improvements shall be carefully reviewed by the Landlord s representatives, must be code compliant and are subject to permits required by the local jurisdiction. The City of Walnut Creek determines if a Design Review Commission hearing is required for major improvements. Less involved projects may be reviewed at the staff level as a design review or sign application. 4

5 REVIEW AND APPROVALS PROCESS All elements of the tenant improvements are subject to review by the Landlord and the Landlord s Design Review Architect, SZFM Design Studio and the City of Walnut Creek. Landlord Contact: Adam Felson, Equity One Address: 59A Serramonte Center, Daly City, CA Phone: afelson@equityone.net Landlord s Design Review Architect Contact: Shelley Golomb, SZFM Design Studio Address: 601 4th Street, San Francisco, CA Phone: x27 shelley@szfm.com City of Walnut Creek Community & Economic Development Department 1666 North Main Street Walnut Creek, CA Included in these Retail Design Guidelines are plans, elevations and diagrams that show the location, type of storefront and allowable overhangs and signs for each location. Below are step-by-step directions on how to use these guidelines and prepare a storefront and signage approval package for your space. Planning Phase 1. Locate your space on the Storefront Locations on page X and Sign Zone Location Plan on page X. 2. Determine how many storefronts your space will have and the requirements by reading the following pages and referring to the Allowable Sign Types and Dimensions Charts on pages X. Design Phase 4. Prepare a preliminary design package. This package, along with subsequent submittals, will be reviewed for adherence to these Retail Design Guidelines as well as quality and appropriateness of design. The preliminary package must contain a scaled (1/4 = 1-0 ) plan and elevations of your design. Descriptions of key elements such as signs, overhangs, lighting and exterior elements (if applicable), that note proposed materials must be included. Submit the package via PDF for Landlord and SZFM review. 5. SZFM will provide comments on the preliminary package and the Landlord will return the comments to you for incorporation into the next submittal. 6. After the receipt of preliminary package comments, proceed to complete the design package for resubmittal. This package must include all the elements of the preliminary package, with greater detail that includes large scale architectural sections, colors, materials, mounting details for signage, light fi xture specifi cations, and any other information needed to fully explain the proposed design. A materials board (maximum size 11 x17 ) with actual material samples and colors chips shall be included with this package. Drawings shall be submitted via in PDF format, unless otherwise requested. 7. This package may be (1) approved, (2) approved as noted with minor comments or (3) returned for revision and resubmittal. (Tenant may be required to submit shop drawings to SZFM for further review and approval prior to installation.) Depending on the quality of the design and the documentation, multiple submittals may be required. 8. When an approved PDF package is returned, the Tenant will then submit 7 full size hard copy sets to the Landlord. The Landlord will forward 6 sets to SZFM for an approval stamp. The Tenant must then submit the approved, stamped drawings to the City of Walnut Creek for planning and architectural design approval. The Tenant may only submit SZFM stamped and approved Construction Documents to the City of Walnut Creek Planning Department. A Staff level Design Review, sign permit, or Design Review Commission hearing(s) may be required as determined by the City of Walnut Creek. The Tenant must also apply for and obtain all necessary building permits prior to fabrication and installation. 3. Develop the storefront facade and signage designs together so they are complementary. 5

6 REVIEW AND APPROVALS PROCESS Construction Phase SZFM may make site visits during construction for design and quality compliance. The Tenant will immediately remedy any noted deviations from the approved design. During substantial completion, a punchlist of design items will be addressed. At completion of construction, SZFM will photograph conditions for future quality control. Occupancy Phase Additional applications must be made for any changes to the approved design. Note: These Retail Design Guidelines are to be used as a reference in developing individual tenant designs. Ultimately, the Landlord and SZFM have fi nal approval on a Tenant s design, subject to review and approved by the City of Walnut Creek. A package that technically complies with these Guidelines may still be rejected if the design is not in keeping with the spirit of the guidelines, and is deemed inappropriate. 6

7 STOREFRONT FACADE & SIGNAGE DESIGN FORM This form is required for all tenants at Plaza Escuela. Please fi ll in all information below and provide with each submittal. Incomplete forms may delay the review and approvals process. Space Number: Tenant Name: STOREFRONT FACADE Type: Total Lineal Feet: Total Permitted Signage sf: Total Proposed Signage sf: SIDEWALK ZONE - Outdoor Seating Number of Seats: Dimensions: Area: Furniture Type: SIGNAGE Sign Type: Number: Dimensions: Area: Sign Type: Number: Dimensions: Area: Sign Type: Number: Dimensions: Area: Sign Type: Number: Dimensions: Area: Sign Type: Number: Dimensions: Area: Sign Type: Number: Dimensions: Area: 7

8 STOREFRONT FACADE DESIGN The Storefront Facade Design Guidelines address four major components of the storefront: the interior design, the storefront, the overhang and the sidewalk zone. INTERIOR DESIGN Storefront facade designs include interior views and layouts, and anything that can be viewed from the exterior or within the interior public areas. Interiors should be designed with good pedestrian fl ow, and with merchandise displays or interesting activity in view of the shopper. Care should be taken to avoid blocking windows with furniture, block out fi lm, excessive signage, equipment or cash wraps. Back of house functions should not be visible from the storefront. The display in a window acts as a menu of the store. The display must be changed regularly. Proper lighting must be included in the design to accent display areas of the store. Adequate lighting should be used, even during the day, to counter the effect of bright sunlight. Light sources shall be shielded to prevent glare. 1. Suspended ceiling tiles are generally not allowed at the front of the space, within 16 of the storefront. 2. Ceilings within 3-6 of the storefront must be above the top of the storefront. 3. If used, suspended ceiling tiles must be tegular style, 2 x2 square. 4. Recessed 2 x2 fl uorescent light panels must have deep cell parabolic refl ectors. 5. Interior emergency lighting may not be provided by mouse-ear style exit fi xtures and must be accomplished by back up battery to the general lighting. 6. All lighting at the front (at least the fi rst 16 feet) of the space must be on a separate circuit, dimmer and an astronomical timer. 7. All wiring, conduit, junction boxes and labels must be concealed from public view. 8. Creative backdrops for display windows are encouraged. 8

9 STOREFRONT FACADE DESIGN STOREFRONT Tenants must use the entire storefront facade to personalize their retail space. See Storefront Locations diagrams, pages X-X, for extent of storefront. Glazing The transparent surfaces of the storefront play an important role in establishing the character of a storefront. Tenants are encouraged to open up their storefronts by using large areas of glass in conjunction with other materials. Glass comes in many fi nishes and should be used creatively. Clear, uncoated glass is important for merchandise display and visibility. Textured glass, glass block, or translucent or opaque glass can be used as a decorative frame. 1. Tinted and refl ective glass is not permitted 2. Where refl ection is a concern, non-refl ective glass may be appropriate Recessed Storefronts and Entrances Recessed Storefronts offer protection from the weather and draw shoppers from a distance. They can create a space for outdoor, yet protected, enclosed areas for seating or display. A combination of recessed storefront with some areas on the lease line may also be desirable. Recessed storefronts may be necessary where there is an out swinging door into a public pathway. When recessing a storefront or entry door, thought must be given to the fl ooring material in the recessed area. Exterior fl oor materials must be suffi ciently weather and slip resistant. Entrance Doors Out swinging entrance doors may not project more than 12 beyond the face of the building. Entrance doors should be as noticeable as possible. Double doors, sliding doors, decorative hardware and unique door designs are encouraged. 9

10 STOREFRONT FACADE DESIGN Projecting Storefronts Tenants may be allowed in certain areas to project the storefront beyond the lease line. Projecting storefronts can add interest to the pedestrian experience and provide more opportunity for creativity and display. See page X for Allowable Locations. 1. Storefronts may project up to 24 beyond the lease line, where permitted. 2. Storefronts may not project beyond the property line. 3. Up to 70% of the length of a storefront may project, where allowed. 4. Storefront projections may extend to the top of a storefront opening. 5. Storefront projections must have proper waterproofi ng. 6. Extent of allowable projections are ultimately determined by the Landlord and may be subject to City of Walnut Creek Design Review. An encroachment agreement and permit may be required by the City of Walnut Creek. PLAN DIAGRAM SECTION DIAGRAM 10

11 STOREFRONT FACADE DESIGN Allowable Locations of Projecting Storefronts 11

12 STOREFRONT FACADE DESIGN Materials One of the most important elements in fashioning a store s image is the choice of materials used to create the storefront. Some materials lend themselves to a rich and traditional feel, others allow for a more contemporary look. 1. Acceptable materials include, but are not limited to: a. Wood, ipe, douglas fi r, recycled wood b. Tile c. Powder coated aluminum d. Metal: stainless steel, copper, iron, corten steel e. Stone: granite, marble, quartz, etc. f. Synthetic, high quality siding material f. Clear anodized aluminum - Permitted only if used in a unique and creative manner. 2. Unacceptable materials include, but are not limited to : a. Non weather resistant b. Plastic c. Vinyl 12

13 STOREFRONT FACADE DESIGN Exterior Lighting Storefronts should be inviting to passersby at night. Tenants should provide ample lighting for the interior and exterior of the storefront and not rely only on signage lighting. Storefront lighting should remain on at night to allow for night time window shopping. Lighting hours to be determined by the Landlord. 1. Allowable light sources: a. Decorative fi xtures b. Concealed spot lights c. Other forms of unobtrusive lighting 2. Shield lights to prevent glare for pedestrians and motorists 3. All wiring, conduit, junctions boxes and labels must be concealed from public view. 4. All exterior lighting must be on a separate circuit, dimmers and an astronomical timer. Storefronts Spanning Two Buildings When a multiple storefront tenant spans buildings with different architectural language, the storefront design must respect the architecture by retaining pilasters and building colors. Design should evaluate adjacency and provide for transitions. 13

14 STOREFRONT LOCATIONS LOCUST STREET ELEVATIONS Extent of Tenant storefront facade Only these pilasters, between Tenant s demising wall, may be incorporated into the storefront design Second fl oor Tenants with ground fl oor shared public entrance Second fl oor Tenant windows 14

15 STOREFRONT LOCATIONS OLYMPIC BOULEVARD ELEVATIONS NORTH CALIFORNIA BOULEVARD ELEVATIONS Extent of Tenant storefront facade Only these pilasters, between Tenant s demising wall, may be incorporated into the storefront design Second fl oor Tenants with ground fl oor shared public entrance Second fl oor Tenant windows 15

16 STOREFRONT LOCATIONS BOTELHO STREET ELEVATION LOCUST STREET ELEVATION Extent of Tenant storefront facade Only these pilasters, between Tenant s demising wall, may be incorporated into the storefront design Second fl oor Tenant windows 16

17 STOREFRONT LOCATIONS BOTELHO STREET ELEVATION BOTELHO STREET ELEVATION SOUTH MAIN STREET ELEVATION Extent of Tenant storefront facade Only these pilasters, between Tenant s demising wall, may be incorporated into the storefront design Second fl oor Tenant windows 17

18 STOREFRONT LOCATIONS OLYMPIC BOULEVARD ELEVATION LOCUST STREET ELEVATION Extent of Tenant storefront facade Only these pilasters, between Tenant s demising wall, may be incorporated into the storefront design Second fl oor Tenant windows 18

19 OVERHANG DESIGN Awnings and Canopies are horizontal sheltering elements suspended or cantilevered above a storefront or building entrance and extending over the sidewalk. They are integral to the complete storefront facade and signage design package and present excellent opportunities for signage. They should complement the architectural style and design of the individual tenant facade. The underside may be articulated with architectural elements such as brackets, coffers or exposed beam ends. Colorful, interesting overhangs become landmarks for shoppers, often before they can read the signage or recognize products or services within. Interesting shapes and multiple awnings are encouraged. Awnings and canopies have two basic components the cover and the frame. The cover is the material that makes up the surface. The frame is the support that gives the overhang its shape. An awning may also have a valance, the vertical face at the end of the frame. Any internal illumination of an awning or canopy will require an approval from the Design Review Commission. 1. Materials: a. Fabric with a fl ame retardant treatment b. Glass impact resistant c. Wood d. Metal (metal frames shall be welded and ground smooth) e. High quality plastic f. Louvered panels g. Perforated screens 2. Fabric Valance design: a. Loose - no framing element behind them b. Weight sewn to bottom to minimize fl apping and reduce excessive wear c. Decorative details such as scallops or piping may be used 3. Dimensions: a. The bottom of a fabric valance may drop to 7-6 above the sidewalk. b. The rigid frame must be, at a minimum, 8-0 above the sidewalk. c. Overhangs shall project a minimum of 5-0 from the storefront. d. Overhangs may not be internally illuminated. e. Overhangs must not block the visibility of the storefront facade or neighboring Tenants. 19

20 SIDEWALK ZONE DESIGN Outdoor dining and display is an excellent way to bring life and activity to the street. Tenants may be permitted to occupy an area on the sidewalk within the limits of the width of their storefront, but not to exceed any approved easement and/or encroachment limit. A transition zone at adjacent Tenants may be required. Outdoor Seating Areas Restaurants and other food Tenants are encouraged to create outdoor dining areas where the patrons can both see and be seen. These areas are subject to approval of the Landlord. Dining areas should be located near the path of travel, yet be sheltered slightly to protect the privacy of the dining patron. It should be located on the building side of the sidewalk, to provide protection from vehicular traffi c. Restaurant Tenants must also consider the California Department of Alcoholic Beverage Control (ABC) requirements, where applicable. An alcohol use permit shall be required by the City of Walnut Creek. 20

21 SIDEWALK ZONE DESIGN Outdoor Display Areas Non-restaurant Tenants are encouraged to use outdoor areas to bring activity to the street. Merchandise displayed on the exterior of a storefront adds color and interest to the streetscape and attracts customers to the store. Outdoor displays must be kept organized and clean, and if deemed unsuitable by the Landlord, must be removed. As per the Walnut Creek Municipal Ordinance, displays will be allowed on a temporary basis, by permit. Outdoor merchandise displays located in the public right of way shall fi rst require issuance of an encroachment permit. All displays shall allow a minimum 48 inch unobstructed path of travel from the exterior border of the merchandise display to the interior edge of the curb of the adjacent street, or to any curb, ramp, or crosswalk, or to any fi xed obstruction at all times. The Tenant shall be responsible for compliance with all applicable building codes with regards to accessibility and egress. Outdoor merchandise display fi xtures shall be compatible with the character of the tenant. Card tables, plastic milk crates, plywood boxes or pallets are not permitted. Outdoor merchandise displays shall be limited to a width of 25% of the business frontage. Displays are limited to a maximum of 4 linear feet deep and 6 feet tall. No sound shall be operated or used in conjunction with outdoor merchandise displays. 21

22 SIDEWALK ZONE DESIGN Materials & Design All exterior dining and display elements such as railings, furniture, umbrellas, planters, landscape materials, heat lamps and any other accessories are to be submitted to the Landlord and SZFM for review and approval. These elements must be selected carefully and be fully coordinated with the storefront design. 1. Items that may defi ne a Outdoor Seating Area: a. Railings, fi xed or moveable b. Planters c. In-ground landscaping d. Lighting e. Tables and chairs 2. Use of freestanding or wall-mounted space heaters encouraged. 3. Do not obstruct access or visibility to the entries or displays of neighboring tenants. 4. The minimum code required width for pedestrians between tenant elements and sidewalk elements (street tree wells or lamp posts) must be maintained. 5. The proposed Tenant elements, within the sidewalk zone, may require an Encroachment Permit from the City. Landscape Elements Some storefront facade designs may lend themselves to landscape elements. Miniature box trees, topiary, and fl owers provide a wonderful color, texture and scent for the store. Plant material should be carefully selected and coordinated with the overall storefront facade design. Trellises and moveable or built-in planters are encouraged. Plants that are deciduous, bear or drop fruit and attract birds or insects are not allowed, while drought tolerant native plant materials are recommended. Landscape elements must be adequately maintained by the Tenant. 22

23 SIGNAGE DESIGN Signs are vital to the success of a retail district. Uncontrolled signs can create a verbal jungle and fail in their goal to communicate effectively. The ultimate goal of signage is to produce a colorful collage of signs that tastefully inform, delight and stimulate the shopper. All signs must be consistent with, and enhance the theme of the storefront facade, evoking a positive retail image. Each sign will be evaluated on its originality and compatibility with neighboring signs as well as its overall image within the shopping center. Signage Design must be unique and creative refl ecting the character of the Tenant. The design of the signs should relate to the storefront facade design, the merchandise offered, and the overall character of the business. Icons and logos can be used very successfully and create a memorable impression. Refer to the Sign Zone Location Plan and Storefront Locations on pages <_> to determine the location of your storefront. Refer to the Allowable Sign Type chart on page <_> to determine which sign type is allowed for each storefront. Example of Total Sign Area for One Tenant with Two Storefronts Each sign type has its own maximum size requirements. Square footage for all signs must be added together and fall within the minimum and maximum total sign area, specifi ed above. Please note that if the maximum size is selected for one sign type, the other allowable signs may need to be substantially smaller than their otherwise allowable maximum sizes. Refer to the Allowable Sign Dimensions chart on page <_> for letter sizes and maximum sign area. Tenants of 12,000 SF or greater in lease area are considered major tenants and should refer to the Design Review Architect for further information. Total Allowable Sign Area Per Tenant The Total Allowable Sign Area is 1.0 square feet per lineal foot of total store front width. A minimum of 25 square feet and a maximum of 100 square feet are permit ted per Tenant. If a Tenant occupies two frontages, the Total Allowable Sign Area is the total of the two frontages up to a maximum of 100 square feet. For double sided signs such as projecting, banner and corner signs, only the area of one side is included in square footage calculation. 23

24 SIGNAGE DESIGN Sign Materials All sign materials must be consistent with the design theme, enhancing the storefronts and retail image. Due to the variety of architectural façade treatments, each storefront sign must be carefully considered in relationship to its particular location. What may be appropriate in one location may not work in another. The signage design cannot include stock items or pre-manufactured products. All signage components must be custom. At the Landlord s request, any building material deemed by the Landlord to have been altered in any way after installation, whether due to poor design, construction, material selection or exposure, must be replaced or reconditioned at the Tenant s expense. Signage is expected to be fabricated from high quality durable materials that can withstand the elements. Dimensional letters and logo forms should have a painted, gilded or metal fi nish. Letters and logos may also be painted or screenprinted or vinyl applied to a sign panel. The panels must be layered or have relief to give the sign more visual interest and three-dimensional quality. At the time a Tenant vacates a space, the Tenant shall remove all signs, patch, paint and repair the surfaces to which the signs were attached, back to the original condition. This removal and repair is at the Tenant s expense. Sign Detailing Many signs require technical details to address structural and electrical components. When developing these sign details, the following must be included. 1. All electrical devices must be concealed and/or located within the Tenant s space 2. Raceways cannot be exposed. 3. All conduits must be rigid metal and concealed. 4. Fasteners and attachment connections must be concealed from view 5. Mounting pins and brackets must be as streamlined as possible and painted to match the adjacent building or sign, where applicable. 6. Suspended sign attachments must allow for movement. 7. Manufacturers identifi cation labels and UL labels should be engraved and weatherproof in an inconspicuous location. 8. Specify how signs are attached to the storefront or overhang. 24

25 SIGNAGE DESIGN Sign Illumination Sign illumination may be achieved by one of the following methods, unless otherwise noted: A) Externally illuminated with spot lights or gooseneck lights. B) Halo-illuminated reverse channel letters and logos. C) Open pan-channel letters and logos with exposed neon, with a subtle glow only. D) Internally illuminated push-through acrylic letters and logos. A. B. E) Internally illuminated pan-channel letters and logos with acrylic faces, with a subtle glow only. - This lighting method may only be allowed if the Tenant demonstrates maximum creativity of the design and the highest quality of materials. The acrylic face must have a matte fi nish to reduce refl ections and glare. The attachment of the acrylic face to the channel of the letter form must be fl ush and discreet. The following must be addressed in the illumination of the signs. Lamp selection and aiming must be carefully considered to reduce glare for pedestrians and adjacent residential tenants. C. D. Signs must be lit during shopping center business hours. Lighting must be must be on an astronomical timer. Signage lighting must be on dimmers, to allow adjustment and control of the signs illumination level, which is to be reviewed and approved by the Landlord. LED lamp lighting color temperature must be in 2,000-3,000 Kelvins. No sign shall exceed 75 foot candles as described by the Walnut Creek Municipal Sign Code. E. All lighting shall be designed, located, shielded and directed in such a manner that the light source is fi xed and not directly visible from any adjacent roadway or surrounding property. 25

26 ALLOWABLE SIGN TYPES & OVERHANGS TENANT LOCATIONS - GROUND FLOOR SIGNS/OVERHANGS: ZONE 1 ZONE 2 ZONE 3 ZONE 4 Wall Sign Awning Sign Canopy Sign Projecting Sign Storefront/Window Graphics Open & Closed Signs Tenant Address (required) Portable Signage Overhangs existing SECOND FLOOR TENANT WINDOWS SIGNS ZONE 3 ZONE 4 Banner Sign Storefront/Window Graphics Ground fl oor Tenants Ground fl oor Tenants that may use arcade facade for signage Second fl oor Tenants with ground fl oor storefront entrance Second fl oor Tenants with ground fl oor shared public entrance 26

27 SIGN ZONE LOCATION PLAN ZONE 1 E2100 ZONE 2 BUILDING M M100 M-E FOREVER 21 BUILDING D ZONE 3 ZONE 4 Zones indicate sign types allowed, see page x. M300 D400-E20 D300 D200 F203 BUILDING A A100 A200 A300 D100 F201 A400 BUILDING F F100 B100 BUILDING B B200 CONTAINER STORE F200 B100 B100 B201/203 N 27

28 ALLOWABLE SIGN DIMENSIONS Maximum Maximum Letter Maximum Letter Maximum Maximum Maximum Minimum Included in SIGN TYPES Sign Height Height- Bold Font Height- Light Font Sign Length Sign Area Sign Projection* Clearance*** Signage Calculation Wall Signs - 20 IN. 24 IN. 12 LF Yes Awning Signs - Face - 18 IN. 18 IN. - 20% of Face - - Yes Awning Signs - Valance - 8 IN. 10 IN. - 30% of Valance - 7'-6" Yes Canopy Signs - 18 IN. 18 IN Yes Banner Signs SF 36 IN. Yes Projecting Signs***** SF 4 FT. 7'-6" Yes Storefront/Window Graphics - 12 IN. 12 IN. - 15% of Glass Area** - - Yes Tenant Address See page <> No Portable Signs 42 IN SF each face - - Yes Open & Closed Signs SF - - No Temporary Signs: Grand Opening Signs No Sale Signs No Note: 1. Refer to the detailed requirements for each Sign Type, on the following pages. 2. Refer to page <> for instructions on the Total Sign Area Calculation per Tenant. 3. If sign is 4 FT or less in length, letter height may increase to 27" for wall & canopy signs. * From face of neutral pier. ** At Second Floor Windows - 10% only *** Above sidewalk. **** For Total Building Façade Design only. ***** For tenants whose Primary Sign is a projecting sign, 6.5 SF will be allowed. Primary Sign is defined as single largest tenant sign. 28

29 WALL SIGNS 1. Wall signs are located within the storefront facade, above the entrance doors. 2. Signs may be applied directly to the storefront transom glazing or an opaque panel. 3. Letters and logos may be fabricated and three dimensional, graphic fi lm or paint applied directly to the transom surface. 29

30 AWNING SIGNS 1. Awning Signs consist of graphics, letters and logos, applied to the awning face and/or valance. 2. Awning graphics may be painted or silkscreened to the awning material. 3. Provide a 9 inch minimum clearance between all graphics and the vertical edges of the awning valance and face. Provide a 1 inch minimum clearance at the top and bottom edges of the graphics. 4. Awning signs may only be externally illuminated by spotlights or gooseneck lights. 5. Refer to the Sign Zone Location Plan for allowable awning sign locations. 30

31 CANOPY SIGNS 1. Canopy Signs are individual letters and logos pin mounted directly to the top of the canopy edge, the face of the canopy or suspended below the canopy. 31

32 BANNER SIGNS 1. Banner Signs are graphics, letters and logos applied to fabric or rigid panel, which is mounted perpendicular to the storefront facade. Only second fl oor Tenants in Zone 3 may install banner signs. They shall be mounted to the pilasters between windows. 2. Individual letters and logos are applied to both sides of the sign. 3. Banners must be mounted on top and bottom brackets. 4. Banner signs may be illuminated by spotlights gap between banner & building face 6. 1 banner per storefront facade 7. Refer to the Sign Zone Location Plan on page X for banner locations. 32

33 PROJECTING SIGNS 1. Projecting Signs are double-sided and mounted perpendicular to the storefront façade. These signs should specifi cally focus on originality and be visible to the pedestrian. 2. Projecting signs may be attached directly to any element within the storefront facade. Projecting Signs may also be attached to or suspended from an awning or canopy frame. 3. Given that these signs are easily accessible they should be vandal resistant. A minimum 7-6 vertical clearance must be provided under the sign. 4. Projecting Signs may be a variety of shapes or three dimensional. Signs, including the brackets, should be unique and refl ect the character of the individual Tenant. 5. A minimum 10-0 horizontal separation between projecting signs is required. 6. An Encroachment Permit by the City of Walnut Creek may be required. 33

34 PROJECTING SIGNS 34

35 PROJECTING SIGNS STOREFRONT MOUNTED AWNING MOUNTED CANOPY MOUNTED 35

36 STOREFRONT/WINDOW GRAPHICS 1. Storefront/window graphics are located within the storefront glass area and encompass a wide variety of sizes, shapes and materials. 2. Storefront/window graphics may be applied directly to the glass, using silkscreen, laminating, painting or sandblasting. 3. Storefront/window graphics may also be applied to a clear or opaque sign panel, hung at the interior side of the storefront. 4. Storefront graphics are read from close proximity and often viewed from both inside and outside the store. Mounting hardware, connections and details must be carefully considered and concealed. 5. Storefront/window graphics are generally non-illuminated; however lighting may be permitted if the sign is unique and creative, at the Landlord s discretion. 36

37 TENANT ADDRESS Tenant Address Signs are required at the store entrance and per requirements of the local Fire Department. Design Criteria: 1. Location: centered over main entry doors or on either door panel of main entry doors. 2. Color/Material: white. When background is white, silver or gold leaf. 3. Font: Copperplate Gothic BdCn Bt 4. Height: 4 5. Tenant address signage is non-illuminated. 37

38 PORTABLE SIGNS 1. Portable Signs are a useful marketing tool to advertise products and services. Iconic or artistically designed signs attract the attention of pedestrians and help entice shoppers into the store. One portable sign is allowed per tenant. 2. Portable Signs must not impede pedestrian traffi c. They must not confl ict with neighboring entrances or outdoor seating, and must comply with required accessibility clearances. 3. These signs must be located on the building side of the sidewalk and within 4 feet of the storefront, and within 3 feet of the store entrances. Exceptions may be made for restaurants with outdoor seating. A minimum 48 inch unobstructed path of travel must be allowed from the sign to the interior edge of the curb of the adjacent street, or to any curb, ramp, or crosswalk, or to any fi xed obstruction at all times. The tenant shall be responsible for compliance with all applicable building codes with regards to accessibility and egress. Portable Sign Zone 4. Signs located within the public right-of-way shall fi rst require issuance of an encroachment permit and are subject to compliance with all applicable codes, ordinances and accessibility standards. 38

39 TEMPORARY SIGNAGE Temporary signs are grand opening signs for a new store, seasonal signs and decorations and, sale signs. These may also include a new tenant s identity sign temporarily in place of a permanent sign. All Temporary Signs are subject to the Landlord s discretion and approval. All Temporary Signs require a temporary use permit. 1. Opening Soon/ Grand Opening Signs: a) These signs are banners that may be mounted on the exterior of the store front opening or attached to an overhang b) Must not be generic and are required to utilize design elements such as logos c) May not be displayed for more than 15 consecutive days after opening or 20 consecutive days afer install. 2. Seasonal Signage and Decorations: a) Decorations should be artistic and creative b) Signage and decorations must fi t within the storefront opening c) May not be displayed for more than 15 consecutive days 3. Sale Signs: a) Must be custom, creative and fun 39

40 PROHIBITED SIGNAGE The following types of signs and signage details are not permitted: 1. Signs with advertising, descriptions of products/services, phone numbers and websites 2. Internally illuminated box ( can ) signs 3. Vacuum-formed or injection molded plastic signs 4. Signs with plain block generic lettering 5. Flashing or moving lights, graphics or other imagery 6. Signs employing luminous or day-glow paint 7. Any temporary signs or advertisements not approved by the Landlord 8. Generic open or closed signs (printed or illuminated) 9. Going Out of Business banners 10. Large Sale signs 40

41 BARRICADE DESIGN Graphic Design Temporary barricade graphics present an opportunity for a new Tenant to build anticipation about the opening of a new business. Graphics should be bold, attractive and colorful. The Tenant s name and branding shall be the prominent element of the barricade graphic design. Barricade graphics are subject to Landlord and SZFM approval. 1. Barricade graphics may be applied with paint or vinyl 2. All seams must be fl ush 3. The barricade graphic shall cover the entire barricade surface, the returns, door and access points 4. Consultants names and web addresses are permitted 5. Consultant branding and logos are not permitted 6. If a tunnel or other type of unusual barricade is required, the design may require additional review by the Landlord and SZFM. 41

42 DEFINITION OF TERMS Sign Area: The sign area is calculated by measuring the simple-most geometric frame that can be placed around the sign design. Accent Letters: Usually the fi rst letter of a business name that is larger than the other sign letters for emphasis. Allowable accent letter sizes will be determined on a case by case basis. Predominant Letters: Letters that make up the majority of the name of the tenant. They can be lower or uppercase letters, depending on the font and logo. Heavy Font/Light Font: Typeface comes in a variety of styles and weights. The weight of the font determines the maximum allowable height of the letter. Storefront: The side of a store or shop that faces the public. The storefront contains display windows and entrances. It consists of a metal or wood and glass system with other decorative materials if desired. Storefront Facade: The area between the Landlord s neutral piers or columns in which the storefront is built. The storefront extends up to the Landlord s building facade or arcade above. The total cumulative length of all of a Tenant s storefront facade is used to determine the allowable signage area. Transom Zone: The portion of a storefront facade located above the door to display windows. 42

43 DEFINITION OF TERMS A External Lighting: Signage lighting accomplished by wall mounted light fi xtures such as spot lights, linear up lights, or stem mounted compact or gooseneck fi xtures. In some cases, more than one light fi xture will be required to evenly light the sign A Internal Lighting: Concealed lighting located within the sign itself. Push through acrylic, and halo lit signs are examples of internally lit signage. B Push Through Acrylic Signage: Translucent acrylic letters or logos that are placed in an opaque sign panel and project beyond the face of the panel. The light source is concealed within the panel and illuminates the letters from behind. The letters or logo glow. B C Halo Illumination: Channel letters or logos illuminated using a light source placed inside the channel. The channel is opaque, and oriented so that the light source faces the wall. The light washes the wall, highlights the letters, creating a glow effect surrounding each letter. C D Exposed Neon: Open channel letters or sign panels with neon lighting that is visible to the public. Junction boxes for neon signs can sometimes be quite large, and must be concealed from view. D 43

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