TENANT DESIGN GUIDELINES 5/30/2013
TABLE OF CONTENTS = DOCUMENT SCOPE Table of Contents Introduction How To Use These Guidelines Site Diagram Storefront Elevations STOREFRONT DESIGN STOREFRONT Entrance Doors Display Windows Recessed Storefronts Multiple or Corner Storefronts Base Panels Interior Design Interior & Exterior Lighting Materials OVERHANG Overhang Location Diagram Overhang Design Sections Fiesta Lane SIGNAGE DESIGN Transom Sign - Suspended Transom Sign - Projecting Transom Sign - On Glazing Edge Sign Roof Sign Blade Sign Feature Sign Storefront Graphics Tenant Address Temporary Signage Prohibited Signage OUTDOOR RETAIL AREA DESIGN Outdoor Retail Area Location Diagram Outdoor Dining Areas Landscape Elements Outdoor Display Areas Outdoor Retail Area Examples Fiesta Lane Lafayette Circle La Fiesta Square Chow Lafayette DEFINITIONS DESIGN FORM
DOCUMENT SCOPE Introduction Fiesta Lane is a 10,552 square foot retail building located on a tree lined street adjacent to Lafayette Circle. In 1858, this site was the location of the home of the founders of Lafayette, Margaret and Elam Brown. Opposite Fiesta Lane is the active La Fiesta Square shopping area. La Fiesta Square was revitalized in 1997, and has since become a hub of retail activity in downtown Lafayette. The north portion of the site is bordered by the Happy Valley Creek. The group of retail buildings on this site includes 6 individual, 16 linear foot gabled facades that face south and 60 linear feet of facade with an overhang that faces east. There are several opportunities for tree shaded outdoor dining areas on the site. The walkway along the gabled storefronts and the patio at the east facade would be perfect spots for outdoor dining and merchandise displays. These Tenant Design Guidelines describe in detail the various elements of facade design, which include storefront and overhang design. Allowable types of signage, specific signage requirements and prohibited types of signage are also included in the Tenant Design Guidelines. Outdoor retail area design for outdoor dining area, landscape elements and display are covered in the Tenant Design Guidelines as well. Not included in the Tenant Design Guidelines are the freestanding building at 50 Lafayette Circle, the parking area, common area hardscape and landscape, and common area lighting. 4
DOCUMENT DOCUMENT SCOPE SCOPE HOW TO USE THESE GUIDELINES Included in these Tenant Design Guidelines are plans and elevations that show the location and allowable types of storefronts, signs, overhangs & outdoor retail for each location. Below are step-by-step directions on how to use these guidelines and prepare an Approval Package for your space. 1. Locate your space in the building plan shown on page. 2. Determine how many storefronts your space will have and the requirements for each, including orientation to the street(s), and whether awnings or overhangs are required or permitted on page. 3. Develop the storefront, signage & outdoor retail designs together so that they are complementary. 4. Prepare a preliminary design package for your facade and signage. This package, along with subsequent submittals, will be reviewed for adherence to these guidelines as well as quality and appropriateness of design. The preliminary package must show a scaled (1/4 =1-0 ) plan and elevation of your facade design, descriptions of key elements such as signs, awnings or overhangs (if applicable), lighting and exterior elements (if applicable), noting proposed materials. Submit 3 sets to the Landlord for preliminary review. Two sets will be forwarded to the Landlord s Architect for review, and comments to be addressed in the next submittal will be returned to you. This preliminary design package may be (1) approved, (2) approved with comments, or (3) rejected. If approved or approved with comments, the Tenant may continue with the process and further develop the package for the next review. If rejected, the Tenant must revise the proposed designs and resubmit the preliminary package. 5. After the preliminary review is approved or approved with comments, proceed to complete the Facade and Signage Design package for resubmittal. This package must include all the elements of the preliminary package with greater detail indicating colors, materials, mounting details for signage, light fixture specifications, a materials board (maximum size 11 x17 ) and any other information needed to fully explain the proposed design. Submit 7 sets of this package, along with a completed Storefront and Signage Design Form (at the back of this booklet) to the Landlord for review. Six (6) sets will be forwarded to the Landlord s Architect for review. This package may be (1) approved, (2) approved with minor comments (Tenant may need to submit shop drawings for review and approval prior to installation), or (3) returned for revision and resubmittal. When an approved package is returned, three SZFM wet-stamped approved sets must be submitted to the City of Lafayette for final approval. City will not accept any submittals without SZFM approval. The City of Lafayette Staff may refer any aspect of signage and/or storefront design to the Design Review Commission for review and action if deemed inconsistent with the design intent of the Fiesta Lane Tenant Design Guidelines, including but not limited to colors, quality of materials, transparency of windows, and relationship to adjacent buildings within the center. Note: These Tenant Design Guidelines are to be used as a reference in developing individual tenant designs. Ultimately, SZFM on the Landlord s behalf, have final approval of a tenant s design. 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. 5
DOCUMENT SCOPE Site Diagram A2 A2 A2 A1 A1 A1 C Fiesta Lane B Lafayette Circle N Storefront A Storefront B Storefront C 6
DOCUMENT SCOPE Storefront Elevations Storefront Opening Neutral column & beam by Landlord Storefront A: Example of storefront design 55 solid wall by Landlord, finish by Tenant 55 solid wall by Landlord, finish by Tenant Storefront B: Example of storefront design Storefront opening Beams by Landlord Storefront C: 7
DOCUMENT SCOPE 8
STOREFRONT DESIGN STOREFRONT DESIGN Tenants are encouraged to custom design their storefront, taking care to include those elements and details that will make their particular retail space unique and compatible with the building. Tenants should utilize the entire storefront to personalize their retail space. The photos on the following pages show examples of successful storefronts and overhangs. 9
STOREFRONT DESIGN Tenants should use the entire area within their storefront opening. Storefront shall be constructed predominantly of wood and glass. All triangular transom windows at Fiesta Lane must be glazed, and the view to the interior maintained. Suspended ceilings are not allowed. Storefront A1 & A2 Elevation Diagram Storefront Type A1 Section Storefront Type A2 Section with Pop-Out Detail Existing gabled roof Triangular transom windows Transom sign Storefront Existing gabled roof Existing gabled roof Existing structural members to remain New storefront New Storefront Entrance doors Base panels Display window or other decorative storefront treatment 10
STOREFRONT DESIGN Storefront B Elevation Diagram Storefront Type B Section Tile roof Roof sign Storefront transom sign Existing gabled roof Existing wall above storefront New storefront Existing arcade column New storefront Entrance doors Display windows or decorative storefront treatment Base panels Transom Sign Size Requirements Max Sign Length: 10 Max Letter Height (Heavy Font) 10 Max Letter Height (Light Font) 14 Accent letters may be larger. Maximum size to be determined on a case by case basis. 11
STOREFRONT DESIGN Entrance Doors A good storefront design not only makes an entrance as noticeable as possible but also encourages hesitant shoppers to come into the store and browse. Double doors and sliding doors are encouraged. Preferably entrance doors will be kept open at most times during business hours. Special attention must be given to the door s appearance while open, including provisions for doorstops or hold opens. Dutch doors may be appropriate for children s stores or stores where an entirely open entryway is not desired. Decorative hardware and unique door pulls are encouraged. Display Windows Display windows are an important element in most successful storefronts. Regardless of the openness of the storefront, a window is still the primary means of giving a passerby the feel of what s inside. Display windows act as a menu of the store, highlighting items that may not be usually associated with the store. These display windows may be enclosed or open into the store (with numerous variations in between). A display with an enclosed back must be continually changed. Whether enclosed or open to the rest of the store, lighting of the interior of the display windows must be sufficient to compensate for the bright daylight outside and resulting reflections off the glazing. The use of non-reflective storefront glazing can help with this issue. Unique custom door handles can distinguish any storefront entry 12
STOREFRONT DESIGN Recessed Storefronts Recessed storefronts offer protection from weather and can act as an enticement, drawing shoppers from a distance. Recessed storefronts may be necessary for those locations where there is an out swinging door that opens into a public pathway. A combination of recessed areas with some storefronts on the lease line may also be desirable, as can be having the entire storefront recessed to create a space for an outdoor yet protected enclosed area for seating or display. Multiple or Corner Storefronts Tenants leasing multiple or corner storefront spaces are encouraged to use more than one sliding or double door sets to maximize access and openness to the storefront. The purpose of this is to promote a more casual or market type of feeling to the streetscape. In these cases, outside merchandising displays will also be allowed to extend beyond the storefront lease line. Base Panels Base panels, when necessary on storefronts to conceal the more common functions of the store or clutter at the lower levels of the storefront, may be either opaque or translucent. These panels should be kept as low as possible so that a good view into the store is not impeded. Base panels must be no more than 2-0 high, and where used, must be given a decorative treatment. Translucent base panels may be used where interior elements are held clear from the glass by at least 6 inches. Base panels conceal clutter Recessed storefronts offer weather protection 13
STOREFRONT DESIGN Recessing one storefront presents unique display opportunities along one frame 14
STOREFRONT DESIGN Interior Design Suspended ceilings will not be allowed at Fiesta Lane. Storefronts must be designed with interior cabinetry, merchandise or some interesting activity in view of the window shoppers. Interior furnishings, displays or posters must not block the pedestrian view into the store. Interior and Exterior Lighting The interior lighting must be attractive. High quality track or pendant lighting may be used. All storefronts should be inviting to the passerby at night as well as during the day. Tenants are encouraged to provide ample light on their storefronts, not only on their signage. This will encourage activity along the sidewalks later in the day. Keeping lights on at night allows for window-shopping, even when the store is closed, perhaps drawing a customer to return at a different time. Lighting can be provided either by using decorative fixtures, concealed spotlight fixtures, or other unobtrusive light sources. Tenant interior lighting must be on a separate circuit timer so lights may be left on after store is closed. Adequate lighting should be used, even during the day, to counter the effect of bright sunlight. Light sources should be shielded to prevent glare from interfering with all passing motorists and pedestrians. All wiring, conduit, and junction boxes should be carefully concealed or camouflaged. All lighting should be shown on storefront drawings when submitting for review. Decorative sculptural elements flank one entry door at this tall storefront 15
STOREFRONT DESIGN Tall transom area presents a unique opportunity for transparent art glass. Large full facade areas front storefronts can create lots of opportunities for doing a custom pattern with mullions 16
STOREFRONT DESIGN Materials Storefront must be predominantly wood. Metal or other materials may be used as accents. Another main component of storefront material is glass. Glass can come in many finishes. Clear uncoated glass is extremely important for displaying the store s merchandise. Tinted glass must not be used on storefronts. In situations where reflections on the glass are a concern, non-reflective glass may be appropriate. Other glass, such as translucent, textured or opaque can be used to frame merchandise on display or create an interesting impression. Art glass or glass block can also be used for decorative purposes. The importance of using glass creatively cannot be overstated. An all-glass frameless storefront is acceptable. Wood storefront frames may be finished with a variety of quality stains or paints. Operable storefronts take advantage of outdoor areas 17
STOREFRONT DESIGN Bright color trim on the storefront can be very cheerful under the shade of a deep overhang 18 Mural can enhance solid wall area.
STOREFRONT DESIGN OVERHANG DESIGN Awnings and overhangs are not only designed to keep rain and sunshine off the store and the customers, they are integral to the complete storefront and signage design package. People often describe a location by saying, the restaurant with the big red awning or the cute shop with the glass canopy. Overhang Location Diagram A2 A2 A2 C Fiesta Lane A1 A1 A1 B Lafayette Circle Storefront A1: Retractable fabric (optional) Wood & glass optional N Storefront A2: Wood & glass (optional) (Retractable fabric awning not allowed) 19
STOREFRONT DESIGN Overhang Design Sections Example of Storefront A2 with overhang treatment Example of Storefront A1 with awning treatment Wood & glass canopy Triangular Transom Window Retractable fabric awning Triangular Transom Window 8-0 Min 8-0 Min 3-0 Max. 4-6 Max. 20
STOREFRONT DESIGN Fabric awnings may also have a loose, or unframed, valance that is the vertical face at the end of the frame. Rigid valances are not allowed. Colors should be selected with the compatibility of surrounding storefronts in mind. Wood trellis as overhang enhances this stained wood storefront Retractable awnings are optional at storefront A1 21
SIGNAGE DESIGN SIGNAGE DESIGN Unique, well crafted signs convey an impression of originality and quality to the customer. whereas standard channel lit lettering or internally illuminated cabinet signs have the opposite effect. A sign is more than just the store s name. Creative use of all the elements of signage, such as logos, fonts, lighting and materials, make a store more attractive to customers. Example of transom sign. 23
SIGNAGE DESIGN All tenants must have one Primary Sign. Primary Signs are Transom Signs, Edge Signs, and Roof Signs. Secondary signs are Blade Signs and Storefront Graphics. The total signage allowance for any tenant depends upon the number and size of storefronts being occupied. Total allowable signage is 1.0 square foot per lineal foot of total storefront width, with a minimum of 25 square feet and a maximum of 100 square feet per tenant. Signage shall be compatible with the size and character of the building and use a minimum amount of words. In addition, each sign type has its own maximum size requirements, see pages. Square footage for all signs (except Storefront Graphics) must be added together and fall within the maximum allowable square footage for the tenant s storefront. Please note that if the maximum size is selected for one particular sign type, the other allowable signs may need to be substantially smaller than their otherwise allowable maximum sizes. Information that is specific to signage at a particular location is explained on the following pages. There are a variety of sign types that may be used at Fiesta Lane; however, not all sign types are allowed at every location. Refer to the diagram on page to determine which sign type is allowed for each storefront type. Examples of transom sign. 24
SIGNAGE DESIGN Many signs require technical details to address structural and electrical needs. When developing these sign details, include the following, if applicable: All transformers must be concealed within tenant spaces Raceways cannot be exposed All conduits must be rigid metal and concealed Fasteners and attachment connections must be concealed from view Mounting pins and brackets must be as thin as possible and painted to match the building or sign where applicable. Suspended signs must have ring or loop connections when possible to allow for sign movement. Chains or cables may be necessary to limit movement. Lamp selection and aiming must be carefully considered to reduce glare for pedestrians and provide appropriate accent lighting. Manufacturers identification label should be engraved and weather proof. Tenants must specify how signs are attached to the storefront or building where allowed. At the landlord s request, any material as 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. Note: At the time a tenant vacates a space, the tenant shall remove all sign(s), patch, paint and repair the surfaces to which the signs were installed back to the original condition of the surface. This removal and repair is at tenant s expense. ALLOWABLE SIGNS Storefront A1 Storefront A2 Storefront B Storefront C Transom Sign - Suspended X X Transom Sign - Projecting X X Transom Sign - On Glazing X X X Edge Sign X Roof Sign X Blade Sign X X X X Storefront Graphics X X X X 25
SIGNAGE DESIGN Transom Sign - Suspended Suspended signs must be hung in the triangular area directly below the gabled roof, in front of the storefront. Suspended signs are mounted parallel to the storefront. The back side of these signs must be considered since they can be seen from inside of the store through the large transom windows. Suspended signs can take many creative forms and shapes. Unique and iconographic suspended signs can serve as identifying markers and can be seen as a work of art as well as signage. They attract shoppers with their originality and whimsical quality. Mounting brackets for suspended signs must be decorative and engineered. The attachment or support structure should be designed as part of the sign, and crafted in a way that compliments the sign design. These signs may be unlit, externally lit with spot lights, or goosenecks, halo lit, push though acrylic or exposed neon. Exposed neon signs may not have clear acrylic faces. External lighting must be shielded to prevent causing pedestrians glare for pedestrians. All signage materials must be high quality, durable and weather resistant. Allowable materials for suspended signs include metal, wood, glass, and acrylic. Other high quality materials may be allowed and will be reviewed on a case by case basis. Suspended Sign Size Requirements Max Sign Length: 12 Max Letter Height (Heavy Font) 16 Max Letter Height (Light Font) 20 Accent letters may be larger. Maximum size to be determined on a case by case Decorative sign along the transom area. 26 Typical Sign Section
SIGNAGE DESIGN Transom Sign - Projecting Projecting signs are mounted perpendicular to the storefront. These signs must be double sided. Projecting signs can take many creative forms and shapes. Unique and iconographic projecting signs can serve as identifying markers and can be seen as a work of art as well as signage. They attract shoppers with their originality and whimsical quality. Mounting brackets for projecting signs must be decorative and engineered. The attachment or support structure should be designed as part of the sign, and crafted in a way that compliments the sign design. These signs may be unlit, externally lit with spot lights, or goosenecks, halo lit, push though acrylic or exposed neon. Exposed neon signs may not have clear acrylic faces. External lighting must be shielded to prevent causing glare for pedestrians. All signage materials must be high quality, durable and weather resistant. Allowable materials for suspended signs include metal, wood, glass, and acrylic. Other high quality materials may be allowed and will be reviewed on a case by case basis. The larger scale of storefronts presents an opportunity for extended and more visible projecting signs Typical Sign Section 27
SIGNAGE DESIGN A projecting sign directly above the canopy can make a powerful impression. 28
SIGNAGE DESIGN Transom Sign - On Glazing Transom signs may be mount directly on the transom glass, on the interior or the exterior of the space. Transom signs can take many creative forms and shapes. They may be mounted to a bar attached to the storefront or they may take the form of individual letters attached directly to the glass with adhesive. Decorative screens may be used. Care must be taken to design the back side of the sign, as it will be visible from the store interior. Transom signs may be unlit, or externally lit with spot lights, or goosenecks. Exposed neon signs must be carefully detailed. External lighting must be shielded to prevent exposing pedestrians to glare. Allowable materials for suspended signs include metal, wood, glass, and acrylic. Other high quality materials may be allowed and will be reviewed on a case by case basis. Individual letters on glass will appear in silhouette in the evening. Transom Sign Size Requirements Max Sign Length: 12-0 Max Letter Height (Heavy Font) 16 Max Letter Height (Light Font) 20 Transom signs have no max. area requirement, just length & letter size requirements. 29
SIGNAGE DESIGN Edge Sign Edge signs may be mounted on the edge of the pop-out storefronts A2. They are mounted on the edge of the pop-out roof, easily seen by pedestrians. Edge signs may be unlit, halo lit, exposed neon, or externally lit. Edge signs can consist of individual letters pin mounted to the building or a cut out background panel. Care must be taken to conceal all electrical equipment, including raceways. Edge Sign Size Requirements Max Sign Length: 12-0 Max Letter Height (Heavy Font) 16 Max Letter Height (Light Font) 20 Edge signs have no max. area requirement, just length & letter size requirements. 30 Typical Sign Section
SIGNAGE DESIGN Roof Signs Roof signs are parallel to the storefront, mounted to the tile roof with an attractive support. The attachment or support structure should be designed as part of the sign, and crafted in a way that compliments the sign design. Roof signs may not be internally lit. They may be lit only with external spot lights mounted on the roof below the sign. Individual pin mounted letters or applied letters, logos or iconography attached directly to a decorative panel are permitted. Letters and logos may be fabricated from wood, metal or acrylic. The sign background may be a decorative plaque or frame made of metal or wood mounted to the roof. Materials and finishes must be weather resistant. Panel shapes must be creative. Basic rectangular shapes are discouraged. All fasteners must be concealed. Facade B Roof signs Roof Sign Size Requirements Max Sign Length: 9 Max Sign Height: 3 Max Letter Height (Heavy Font) 12 Max Letter Height (Light Font) 16 Accent letters may be larger. Maximim size to be determined on a case by case basis. Typical Sign Section 31
SIGNAGE DESIGN Blade Signs Blade signs are small pedestrian oriented signs that are perpendicular to the storefront. They may be mounted on storefronts, columns, or suspended from the arcade on Lafayette Circle. Blade signs should be creative and three-dimensional. They may not be lit. Sign Section Storefront A2 Sign Section Storefront A1 Sign Section Storefront B 32
SIGNAGE DESIGN Feature Sign A tenant occupying the entire Lafayette Circle facade may have a feature sign at the northeast corner of the building. Feature Sign Blade Sign The feature sign is mounted on or above the Landlord provided vertical element and is in addition to other types of allowable signage. Sign must be spot-lit only. 33
SIGNAGE DESIGN Storefront Graphics Storefront graphics are located within the storefront and encompass a wide variety of sizes, shapes and materials. They may be as simple as metalleaf letters or as creative as mixed media signs that float across the store window. Other applications of window graphics are silkscreen, sandblasting, and laminating. Graphics may also be hung behind the storefront. These may be made from transparent material such as glass or Plexiglas with paint, or other graphics applied. Designers of storefront graphics should keep in mind that they are read from relatively close proximity and often from both inside and outside the store. Mounting hardware, electrical connections, and details must be carefully considered and concealed. Hours of Operation: Letters may be vinyl or metal leaf, applied to glass. Hours may be listed once per door or public entrance. Max letter size = 1.5 Window graphics should not block view into store Storefront Graphics Size Requirements A maximum of 25% of the area of glass in a storefront opening may be blocked by window graphics. Window graphics do not count toward overall allowed signage area. Graphics should incorporate an attractive logo Bold, attractive graphics can be seen at a pedestrian level 34
SIGNAGE DESIGN Tenant Address All storefronts shall have an address number centered over the main entry doors. Letters shall be 6 high, gold leaf The font shall be Swiss 721 Bold Condensed Outline. Example: 1001 35
SIGNAGE DESIGN Temporary Signs Temporary signs are Grand Opening banners or a new tenant s identity sign temporarily in place of permanent signage. Going Out of Business banners or SALE signage are not allowed; however, smaller sale signs at windows are permitted. Signs are to be located and mounted within the storefront opening and may not be mounted to the building. Signs may not be displayed for more than 30 consecutive days. Prohibited Signage Prohibited Signage The following types of signs and signage details are not allowed at Fiesta Lane: Signs with advertising, descriptions of products or services, phone numbers or websites Internally illuminated box ( can ) signs Vacuum-formed or injection molded plastic signs Individual pan channel letters Signs with plain block generic lettering Flashing or moving lights, graphics or other imagery Signs employing luminous or day-glow paint Any temporary signs or advertisements not approved by Landlord or the City of Lafayette Generic open or closed signs (printed or illuminated) Freestanding sidewalk or sandwich board signs. 36
OUTDOOR DESIGN OUTDOOR DESIGN Outdoor dining areas, landscape and display are an excellent way to signal your presence to passersby. Tenants are encouraged to create attractive outdoor areas to bring life and activity to shopping or dining areas. 37
OUTDOOR DESIGN OUTDOOR RETAIL AREA DESIGN Outdoor Retail Area Location Diagram Tenants may be permitted to occupy an area on the sidewalk within the limits of the width of their storefront and as shown in the diagram, but not to exceed any approved easement and/or encroachment limit. A transition zone at adjacent tenants will be required. It is important that the minimum required width for pedestrians between any tenant elements and the curb or tree wells is maintained. 4 3 2 3 1 Outdoor Retail Area Detail Diagram 38
Outdoor Dining Areas Restaurants and other food tenants are encouraged to create outdoor seating areas to bring life and activity to the street. Outdoor seating areas should be placed where the patrons can both see and be seen. Seating areas should be sheltered slightly to protect the privacy of the dining patron. This can be accomplished through the use of a railing, planters or other form of semi-enclosure. Space heaters, either freestanding or wall mounted, add to the comfort level of the patron, and allow the seating area to be used at night, and for a longer portion of the year. Landscape buffers such as planters or in-ground landscaping offer additional comfort to the patron. Outdoor seating areas must not obstruct access or visibility to the entries or displays of neighboring tenants. Landscape Elements Some storefront designs may lend themselves to landscape elements. Miniature box trees, topiary, and flower boxes provide wonderful color, texture and scent for your store. Plant material should be carefully selected. Avoid plants that are deciduous, bear and drop fruit or berries, attract birds or insects. OUTDOOR OUTDOOR DESIGN DESIGN 39
OUTDOOR DESIGN Outdoor Display Areas Non-restaurant tenants are encouraged to use outdoor areas to bring activity to the street. Merchandise displays add color, interest, and activity to a streetscape. Outdoor displays must be located where they will not obstruct the view or access to neighboring tenants. They must be kept organized and clean. Marketing displays that are deemed unsuitable or unattractive for any reason must be removed at the request of the Landlord. Another way to open up a storefront to the street is to use operable partitions, or French or Dutch doors. This serves many of the same functions as outdoor display while maintaining protection for the merchandise from the elements and theft. Tables, chairs, planters, display fixtures, freestanding signage and other exterior tenant elements must be submitted for review and be appropriately coordinated with the tenant s storefront, fabricated of high quality materials and be suitable for exterior use. Seating area enclosures that may be required by California Department of Beverage Control (ABC) or requested by the tenant shall be reviewed for compatibility with the tenant image and storefront. All submittals are subject to review by the City of Lafayette and may require an encroachment permit. 40 Everchanging outdoor merchandise sends a strong signal to come inside
OUTDOOR DESIGN Outdoor Dining Examples Seating areas should be located near the path of travel, yet sheltered slightly to protect the privacy of the diner. This can be accomplished by utilizing the existing overhang, railings or planters. Umbrellas add color and attract attention to outdoor dining areas. Landscaping adds color and life to an outdoor dining area 41
OUTDOOR DESIGN Outdoor Dining Examples Outdoor dining areas need protection from the sun. Colorful umbrellas give a restaurant tenant identity and provide the comfort of the shade. Freestanding space heaters or a fire pit can add ambience and allow for outdoor use during cooler weather. 42 Festoon lighting attracts night time diners Colorful umbrellas give restaurants a strong presence
OUTDOOR DESIGN Outdoor Retail Examples Tenants that have a narrower sidewalk that can accommodate small, two seat tables for outdoor dining. Creative merchandise displays will work well here and are a wonderful way to attract customers into the store. At the sidewalk 48 clearance must be maintained at all times for pedestrians to pass. Outdoor display adds charm and character. 43
OUTDOOR DESIGN Outdoor Retail Examples Tenants must maintain clearance for pedestrians on the sidewalk up to the store entry door. Any outdoor area to the west of the entry door may be fully utilized for outdoor dining or display. Because of it s location, this area can provide a private, quiet setting for diners to enjoy. Even narrow walkways present some opportunity for outdoor merchandising 44
DEFINITIONS Sign Area: The sign area is calculated by measuring the simple-most geometric frame that can be placed around the sign design. Accent Letters: Accent letters are the largest letters within text, such as capital letters. Predominant Letters: Predominant letters are the smaller letters within the text, such as lower case letters. Halo Illumination: Channel letters or logos are illuminated using a linear light source placed inside the channel. The channel is oriented so that the light source faces the wall. The light washes the wall, accenting and highlighting the letters. Push-Thru Acrylic Letters: Translucent letters that are placed in cut-outs inside a sign panel. A light source is concealed within the panel and illuminates the letters from behind, giving the letters an even glowing effect. Spot Light: A wall-mounted light fixture with a single light source. Multiple spot lights can be used that are equally spaced, providing an even illumination of the sign. Spotlights come in many styles such as gooseneck or compact stemmounted fixtures. Storefront Opening: The area between the exterior walls and/or piers of the building. Storefront: Refers to materials/design that fits within any storefront opening. Total Storefront Width: Cumulative width of all storefront openings belonging to a single tenant/space (i.e. entire width of a tenant s store facade minus columns). STOREFRONT OPENINGS Sidewalk Zone: A defined area of the sidewalk for seating or display. 45
SIGNAGE DESIGN FORM Signage Design Form 1. Aggregate Glazing Frontage in Lineal Feet: 2. Proposed Signs (Fill in information for applicable signs listed below) Awning Valance Signs Number Dimensions Area Material Plaque Signs Type Number Dimensions Area Material Window Signs & Graphics Number Dimensions Area Material Projecting Signs Type Number Dimensions Area Material Suspended Signs Type Number Dimensions Area Material Freestanding Signs Type Number Dimensions Area Material 3. Total Allowed Square Footage Total Proposed Square Footage Signage design form available from Design Coordinator 47
50 LAFAYETTE CIRCLE Introduction 50 LAFAYETTE CIRCLE RETAIL BUILDING 50 Lafayette Circle is a freestanding retail building at Fiesta Lane Shops. It is a single story building with the potential for one or two retail tenants, occupying a total of 2,500 square feet. Storefronts face both La Fiesta, Lafayette Circle and Fiesta Lane Shops. A storefront and transom occurs on 8 of the 12 sides of the façade, giving the building transparency. The timber frames that surround each storefront, will complement rather than dictate the tenant identity. This Appendix applies to the specifi c Facade Design and Signage Design requirements for 50 Lafayette Circle. Refer to the main booklet of the Fiesta Lane Tenant Design Guidelines for the following information: - For instructions on the approval process, see page 5 - For requirements on Outdoor Retail Area Design, see page 37-44 - For typical defi nitions, see page 45 - For the Signage Design Form, see page 48 December 4, 2014 FIESTA LANE TENANT DESIGN GUIDELINES : APPENDIX A 1
PLAZA FIESTA LANE SHOPS 50 LAFAYETTE CIRCLE 50 LAFAYETTE CIRCLE Site Map N Storefront Locations APPENDIX A 2 F I E S T A L A N E PATIO (E) TRASH C PROPERTY LINE C I R C L E L A F A Y E T T E
50 LAFAYETTE CIRCLE Facade Elevations TIMBER FRAME TYPICAL SHEAR WALLS TYPICAL LIMITS OF STOREFRONT DESIGN BY TENANT TYPICAL SOUTH ELEVATION - West Similar BASE BUILDING ELEVATIONS By Landlord EAST ELEVATION - North Similar EXAMPLE OF PAINTED WOOD TRIM & PANELS TO MATCH STOREFRONT BY TENANT AWNINGS BY TENANT EXAMPLE OF STOREFRONT DESIGN BY TENANT TIMBER FRAME LIMITS OF STOREFRONT DESIGN BY TENANT - SEE DESIGN GUIDELINES SOUTH ELEVATION - West Similar STOREFRONT EXAMPLES By Tenant EAST ELEVATION - North Similar APPENDIX A 3
FACADE DESIGN Storefront Design STOREFRONT DESIGN For general requirements refer to the Facade Design section of the main booklet (page 9), regarding storefronts and overhangs. Extent of Storefront Design By Tenant A Glazed Transom with Decorative Treatment, by Tenant (see page 6 of this Appendix) Awning or Overhang, by Tenant (See page 20 & 21 main booklet) Wood Frame cannot be alterated by Tenant Entrance doors, by Tenant (See page 12 & 13 of main booklet) Base panels, by Tenant (see page 13 of main booklet) 4 50 LAFAYETTE CIRCLE STOREFRONT ELEVATION
FACADE DESIGN Storefront Design For Storefront Photo Examples refer to pages 12-18 Glazed Transom With Decorative Treatment, By Tenant Optional Awning or Overhang, By Tenant Entrance Doors, By Tenant Base Panels, By Tenant STOREFRONT SECTION 50 LAFAYETTE CIRCLE 5
FACADE DESIGN Decorative Screen DECORATIVE TREATMENT At the transom located above the awning or overhang, a decorative treatment is required in front of the glazing. The purpose of the treatment is to add visual interest and detail to the facade design. The treatment may also assist in achieving Title 24 Energy Compliance. Materials may include metal or wood or a combination. The treatment may be a screen, louvers, panels with a cut pattern, mesh, perforated metal, sandblasted or fritted glass. The transoms are encouraged to be back illuminated for greater architectural expression. 6 50 LAFAYETTE CIRCLE
FACADE DESIGN Solid Walls TREATMENT AT SHEAR WALLS At the shear walls, within the limits of the tenant design area, an exterior facade treatment is required that relates to the decorative screen and tenant storefront design. The treatment may consist of applying the decorative screen that occurs at the storefront transoms to the solid walls. The treatment may also consist of wood or metal trim and panels that relate to the tenant storefront design. EXTENT OF TENANT FACADE DESIGN DECORATIVE SCREEN TO MATCH TRANSOM AT STOREFRONT PAINTED WOOD TRIM & PANELS TO MATCH STOREFRONT Shear Wall Example Storefront Example 50 LAFAYETTE CIRCLE 7
SIGNAGE DESIGN General Signage Design All tenants must have one Primary Sign. Primary Signs are Edge Signs, which are either mounted to the overhang or mounted to the wall using a bracket. Secondary signs are Projecting Signs and Storefront Graphics. Refer to the main booklet for the following signage requirements: - For General Signage requirements, see page 24 - For Storefront Graphics, see page 34 - For Tenant Addresses, see page 35 - For Temporary Signage & Prohibited Signage, see page 36 The total signage allowance for any tenant depends upon the number and size of storefronts being occupied. Allowable signage is 1.0 square foot per lineal foot of total storefront width, with a minimum of 25 square feet and a maximum of 100 square feet per tenant. 8 50 LAFAYETTE CIRCLE
SIGNAGE DESIGN Edge Sign EDGE SIGNS Edge Signage are primary signs conveying the Tenants name and are parallel to the storefront. Edge Signs are individual letters and logos that are mounted directly to the overhang. Edges signs may also be letters and logos mounted to the transom using a decorative bracket. The back of these signs must be fi nished and carefully detailed, as they will be visible from inside the store. Unique and iconographic signs can serve as a work of art as well as signage. They attract shoppers with their originality and whimisical quality. The attachment or support structure should be designed as part of the sign, and crafted to compliment the sign design. Edge signs may be externally illuminated with spotlights or goosenecks. Signs amy also be internally illuminated usign the halo method or push through acrylic. Exposed neon signs are permitted but must be carefully detailed. They must not have clear acrylic faces. External lighting must be shielded to prevent glare. Example of Overhang Mounted, Edge Sign All signage materials must be high quality, durable and weather resistant. Allowable materials for Edge Signs include metal, wood, glass and painted acrylic. Other high quality materials may be allowed and will be reviewed on a case by case basis. EDGE SIGN SIZE REQUIREMENTS: Maximum Sign Length: Maximum Letter Height: Maximum Letter Hegiht: 10 Feet Heavy Font - 16 inches Light Font - 14 inches Accent Letters may be larger. Maximum Size to be determined on a case by case basis. Example of Bracket Mounted, Edge Sign 50 LAFAYETTE CIRCLE 9
SIGNAGE DESIGN Edge Sign EDGE SIGN EXAMPLES Transom Edge Sign, Bracket Mounted Overhang, Optional Storefront 10 50 LAFAYETTE CIRCLE
SIGNAGE DESIGN Edge Sign Transom Edge Sign Mounted at Overhang Overhang Storefront STOREFRONT SECTION STOREFRONT ELEVATION 50 LAFAYETTE CIRCLE 11
SIGNAGE DESIGN Projecting Signs PROJECTING SIGNS Projecting signs are secondary signs that may be hung above or below the overhang. Projecting signs are mounted perpendicular to the storefront and are double sided. Projecting signs can take many creative forms and shapes. Unique and iconographic projecting signs can serve as identifying markers and can be seen as a work of art as well as signage. Mounting brackets for projecting signs must be decorative and engineered. Project signs may be attached to the bottom of the overhang or wall mounted at the timber frame. The attachment or support structure should be designed as part of the sign, and crafted in a way that compliments the sign design. These signs may be non-illuminated or externally illuminated with spot lights, or goosenecks, halo illuminated, push though acrylic or exposed neon. Exposed neon signs must be carefully detailed. Exposed neon signs may not have clear acrylic faces. External lighting must be shielded to prevent causing glare for pedestrians. All signage materials must be high quality, durable and weather resistant. Allowable materials for suspended signs include metal, wood, glass, and acrylic. Other high quality materials may be allowed and will be reviewed on a case by case basis. One projecting sign is permitted for each tenant entrance. Examples of Projecting Signs Mounted Under Overhangs and Awnings Maximum Sign Area: 8 SF 12 50 LAFAYETTE CIRCLE
SIGNAGE DESIGN Projecting Signs Projecting Sign, Mounted at Overhang Projecting Sign, Wall Mounted Examples of Wall Mounted Projecting Signs 50 LAFAYETTE CIRCLE 13