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AH Reso 104 SP-2018-02.pdfSP -2018-02 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 101603 K810IQ01016MUID, OF THE ADMINISTRATIVE HEARING OFFICER OF THE CITY OF CUPERTINO APPROVING A MASTER SIGN PROGRAM AT THE MCCLELLAN SQUARE SHOPPING CENTER LOCATED AT 10385-10497 S. DE ANZA BLVD (APN 359-17-019 and 359-17-023) SECTION 1: PROTECT DESCRIPTION Application No.: SP -2018-02 Applicant: Victor DeMelo (Browman Development Company) Location: 10385-10497 S. De Anza Blvd (APN 359-17-019 and 359-17-023) SECTION II: FINDINGS FOR SIGN PROGRAM PERMIT: WHEREAS, the City of Cupertino received an application for an Sign Program permit as described in Section I of this Resolution; and WHEREAS, the necessary public notices have been given as required by the Procedural Ordinance of the City of Cupertino, and the Administrative Hearing Officer has held at least one public meeting in regard to the application; and WHEREAS, the project is determined to be exempt from the California Environmental Quality Act (CEQA); and WHEREAS, the applicant has met the burden of proof required to support said application; and WHEREAS, the Administrative Hearing Officer finds as follows with regard to this application: 1. The Sign Program complies with the purpose of chapter 19.104; The proposed sign program complies with the purpose of the sign ordinance by establishing a comprehensive plan serving to identify and enhance tenants in the shopping complex. The proposed plan maintains the aesthetic appearance of the City by establishing a high quality and consistent set of sign standards for all tenants on the subject site that includes direction as to the number, placement, size, color, illumination, and material of future signs. Resolution No. 104 SP -2018-02 February 28, 2019 Page 2 2. Proposed signs are creative, and are in harmony with the structures they identify, other signage on the site, and the surrounding development. The proposed signs allow for unique and creative tenant logos, and are in harmony with the structures they identify in that they are appropriate in scale and are to provide equidistant spacing on the surfaces they are affixed, and incorporate colors and tones approved for the site. 3. The Sign Program contains provisions to accommodate future revisions that may be required because of changes in use or tenants. The Sign Program contains provisions to accommodate future revisions that may be required because of changes in use or tenants. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of the maps, facts, exhibits, testimony, staff's report and presentation, and other evidence submitted in this matter, subject to the conditions which are enumerated in this Resolution beginning on PAGE 2 thereof: The application for a Sign Program, Application no. SP -2018-02 is hereby approved and that the subconclusions upon which the findings and conditions specified in this resolution are based and contained in the Public Meeting record concerning Application no. SP -2018- 02 as set forth in the Minutes of the Administrative Hearing Meeting of February 28, 2019 and are incorporated by reference as though fully set forth herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on the document entitled, "Master Sign Program for McClellan Square Shopping Center", consisting of twenty-five (25) sheets, except as may be amended by conditions in this resolution. Refer to the current City of Cupertino Sign Ordinance for provisions not specified in this sign program. Where there is a conflict between the sign program and the Sign Ordinance, unless specifically allowed in the sign program, the regulations in the Sign Ordinance shall apply. 2. ACCURACY OF PROTECT PLANS The applicant/property owner is responsible to verify all pertinent property data including but not limited to property boundary locations, building setbacks, property size, building square footage, any relevant easements and/or construction records. Resolution No. 104 SP -2018-02 February 28, 2019 Page 3 Any misrepresentation of any property data may invalidate this approval and may require additional review. 3. CONCURRENT APPROVAL CONDITIONS The conditions of approval contained in file nos. ASA -2018-10 and TR -2019-05 shall be applicable to this approval. 4. GROUND SIGN CONSTRUCTION Prior to final inspections, the new ground sign proposed at the southeast corner of the shopping center (S De Anza and McClellan Road) shall be constructed per the approved sign program and to the satisfaction of the Director of Community Development. 5. FUTURE MODIFICATIONS TO THE SIGN PROGRAM Any proposals for new permanent sign locations not shown on the sign program, illumination of existing non -illuminated signs, or modifications to existing sign program standards shall require City review through a sign program modification and an additional discretionary permit if determined necessary by the Director of Community Development. 6. BUILDING PERMIT REQUIRED This Sign Program approval does not constitute building permit approval. A building permit is required for each separate sign indicated on the sign program unless the City of Cupertino Building Division determines that it is not necessary to obtain one. 7. MINOR CHANGES TO SIGN LOCATIONS SHOWN ON SIGN PROGRAM If necessary, the Director of Community Development may review and approve minor changes to signage locations shown on the approved sign program's site and elevation. 8. CONSULTATION WITH OTHER DEPARTMENTS The applicant is responsible for consulting with other departments and/or agencies with regard to the proposed project for additional conditions and requirements. Any misrepresentation of any submitted data may invalidate an approval by the Community Development Department. 9. INDEMNIFICATION Except as otherwise prohibited by law, the applicant shall indemnify and hold harmless the City, its City Council, and its officers, employees and agents (collectively, the "indemnified parties") from and against any claim, action, or proceeding brought Resolution No. 104 SP -2018-02 February 28, 2019 Page 4 by a third party against one or more of the indemnified parties or one or more of the indemnified parties and the applicant to attack, set aside, or void this Resolution or any permit or approval authorized hereby for the project, including (without limitation) reimbursing the City its actual attorneys' fees and costs incurred in defense of the litigation. The applicant shall pay such attorneys' fees and costs within 30 days following receipt of invoices from City. Such attorneys' fees and costs shall include amounts paid to counsel not otherwise employed as City staff and shall include City Attorney time and overhead costs and other City staff overhead costs and any costs directly related to the litigation reasonably incurred by City. 10. NOTICE OF FEES, DEDICATIONS, RESERVATIONS, OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90 -day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90 -day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. PASSED AND ADOPTED this 28th day of February, 2019 at a noticed Public Meeting of the Administrative Hearing Officer of the City of Cupertino, State of California, held by the Director of Community Development, or his or her designee, pursuant to Cupertino Municipal Code Section 19.12.120. ATTEST: /s/Ellen Yau Ellen Yau Associate Planner APPROVED: /s/Benjamin Fu Benjamin Fu Acting Director of Community Development MASTER SIGN PROGRAM • MCCLELLAN SQUARE SHOPPING CENTER LOCATION NWC South De Anza Boulevard & McClellan Road 10385-10497 South De Anza Boulevard Cupertino, California Assessor's Parcel Number (APN): 359-17-019 and 357-17-023 MASTER SIGN PROGRAM MCCLELLAN SQUARE SHOPPING CENTER MASTER SIGN PROGRAM McClellan Square Shopping Center INTRnni IrTInN This Master Sign Program for McClellan Square establishes basic requirements for signage types, quality design and the allowable area for the retail and restaurant buildings located at 10385-10497 South De Anza Boulevard in Cupertino, California. The program also ensures the quality of all new signage is consistent with the design quality and character of the buildings while allowing tenants the flexibility and creativity necessary to meet their needs. DESIGN CRITERIA - All signs shall be of a high quality material and design. The signs shall be durable, and resistant to weather and wear. - All signs shall be architecturally compatible and in harmony with the building with which it is principally associated, by incorporating its colors, materials, shape and design. - Internally illuminated signs shall not have a directly visible light source. - The sign's color and illumination shall not produce distraction to motorists or nearby residents. - Background colors shall be opaque/dense/matte to minimize glare. - The Centers name and address letters shall project from the face of ground signs. - Sign copy shall be simple and concise, without excessive description of services or products. - Wall signs shall be consistently mounted with consistent illumination and projection. CONDITIONS OF LEASE In accordance with the specifications contained herein each Tenant is responsible for the design, fabrication, installation, maintenance and cost of electricity for their wall signage. The Tenant, after approval by the Landlord, shall be responsible for the fabrication and installation of the signage and the designated circuit from the electrical panel to the signage. Special circumstances and penetrations through walls and structures will be addressed on a case-by-case basis. Page 2 of 13 MASTER SIGN PROGRAM MCCLELLAN SQUARE SHOPPING CENTER Within 30 days of termination or conclusion of a lease, the Tenant is responsible for the removal of their signage. The storefront wall or fascia shall be patched and painted and returned to its original condition as it was prior to the installation of the Tenant's signage. PRELIMINARY SIGNAGE REVIEW After tenant obtains Landlord preliminary approval, tenant shall complete a preliminary review with the City of Cupertino Planning staff by visiting the Planning Division or sending a request to planning@cupertino.org. SIGN APPROVAL PROCESS It is Tenant's sole responsibility before the installation of any signage to submit design drawings of the proposed signage to Landlord for Landlord's review and approval prior to formally submitting to the City of Cupertino for their approval. The use of professional environmental graphic designers and professional signage companies to determine design detailing and sign placement is highly encouraged. Deviations from this program (excepting larger signs and/or additional signs) will only be considered if the overall purpose is to exceed the quality standards set forth herein, and shall be subject to review/approval by the City of Cupertino. Please refer to Chapter 19.104 of the City of Cupertino Municipal Code for general provisions, definitions, administrative procedures, exempt signs, sign exceptions, compliance and enforcement, and other provisions not specified in this sign program. Where there is a conflict between this document and Chapter 19.104, unless specifically approved in this Sign Program, the regulations in Chapter 19.104 shall apply. Landlord/Property Manager: BDC Cupertino L.P. c/o Browman Development Company, Inc. Project Coordinator: (925) 588-2226 1556 Parkside Drive Walnut Creek, CA 94596 City of Cupertino: City of Cupertino Planning Division: (408) 777-3308; planning@cupertino.org Building Division: (408) 777-3228; building@cupertino.org City Hall 10300 Torre Avenue Cupertino, CA 95014 REVISIONS TO THIS PROGRAM Change in use of tenants may require revisions to this program. Proposals for new permanent sign locations not shown on the sign program or modifications to the existing sign program standards shall require City review through a sign program modification and, at the discretion of the Director of Community Development, an additional discretionary permit. Page 3 of 13 MASTER SIGN PROGRAM MCCLELLAN SQUARE SHOPPING CENTER Requests for changes of face to signs shown on the sign program, including, but not limited to, letter style, letter size, color, background, or message shall be consistent with the approved sign program. No additional illuminated signs will be allowed unless a future sign program modification is approved. Minor modifications to this sign program shall be reviewed and approved by the City of Cupertino staff or Director of Community Development prior to sign permit issuance. Existing signs, with the exception of those to be removed, shall remain. All new tenants, whether in the areas of new construction or in an existing building requesting any changes of face/new sign installation, shall conform to the program. INSTALLATION - All signage shall be constructed and installed at Tenant's expense. - Tenants shall be responsible for the installation and maintenance of their signage. - The Tenant's Signage Contractor shall be licensed by the State of California, and shall carry workman's compensation and public liability insurance against all damage suffered or done to any and all persons and/or property while engaged in the construction or erection of signage. - Tenant's Signage Contractor shall repair any damage caused by his or her work. Damage to structure that is not repaired by the Contractor shall become the Tenant's responsibility to correct. - Signage not installed and operable in accordance with previously approved plans shall be corrected by the Tenant upon request of Landlord. If not corrected within 30 days, signage may be corrected by Landlord at Tenant's expense. GENERAL CONSTRUCTION SPECIFICATIONS - Signage must be constructed and installed to meet all applicable codes and City of Cupertino requirements. - Notwithstanding the following signage Guidelines, tenants may utilize standard corporate logos and/or prototypical signage graphics, subject to the approval of Landlord and the City of Cupertino. - All electrical signage shall bear the Underwriters Laboratories (UL) label of approval. - Every part of the light source of any illuminated sign shall be concealed from view from vehicular traffic and the light shall be visible only from a reflecting or diffusing surface. Page 4 of 13 MASTER SIGN PROGRAM MCCLELLAN SQUARE SHOPPING CENTER - All supporting structures and background materials shall be opaque and non -reflective. - All exterior signage shall be secured by concealed fasteners or, if exposed, fasteners of steel with dark bronze finish. All raceways, transformers, electrode boxes, switches, wiring, conduit and access hatches shall be concealed. - All penetrations of the building structure required for signage installation shall be neatly sealed and watertight. Color and finish of attachments and sealants shall match adjacent exterior finishes. - Surfaces of all signage are intended to be flat without bulges, oil -canning or other deformities. Any welded seams on signage faces should be finished smooth. GENERAL LIGHTING GUIDELINES - External spot lighting shall be placed so that the light source is screened from direct view. - Individually illuminated channel letters are permitted but no visible external raceways are permitted. - All exterior lighting shall be placed in a manner so that the light source will not be seen from 100 feet or greater off the site. - No internally illuminated signs facing a residential district are permitted within 100 feet of residential districts. - All lights shall be integral to signs or shall be spots or goosenecks aimed at signs. No up lighting is allowed. - The color and thickness of the sign panels as well as the brightness of the bulbs used to illuminate the sign shall be designed in such a manner as to avoid excessive illumination and glare. - Illuminated signs which are not a necessary part of the security lighting system for a business shall be turned off at the latter of: i) 11:00 pm, or ii) within two hours after the business is closed. PROHIBITED SIGNS - Cabinet and/or internally illuminated box signs - Advertising statuary - Animated and/or inflatable signs - Audible signs Page 5 of 13 MASTER SIGN PROGRAM MCCLELLAN SQUARE SHOPPING CENTER - Roof signs - Traffic conflict signs (signs which because of color, wording, design, location or illumination resemble or conflict with any traffic -control device or with the safe and efficient flow of traffic) - Vehicle signs - Flashing, moving pr scintillating light bulbs or effects - Neon signs - Window signage, other than permanent window graphics permitted elsewhere in these Guidelines - Signage employing luminous painted paper or cardboard signage - Paper, stickers or decals hung around or behind storefront glazing - Vacuum formed plastic lettering - A -frame 'sandwich' signs or other portable signs - Signage employing exposed raceways, ballast boxes or transformers - Except as allowed elsewhere in these Guidelines, tenants shall not place any signage on the rear of the building except for service, receiving and exit door identification signage including receiving hours permitted. Letter height for these signs shall be limited to 6" in height. Total signage area shall be limited to 2 square feet. GUIDELINES BY SIGNAGE TYPE 1. Monument Signs (see Exhibits D-1 and D-2) a. South De Anza Boulevard — Existing Monument Sign (the "De Anza Sign"): The existing De Anza Sign was refurbished as shown in the attached Exhibit D-1 & will be repainted to match the shopping center color scheme. b. McClellan Road — Existing Monument Sign (the "McClellan Sign"): The existing sign on McClellan Road is shown in the location on the attached Exhibit A, as further described in the attached Exhibit D-2 & will be repainted to match the shopping center color scheme. c. 10495 South De Anza Boulevard — New Monument Sign (the "10495 South De Anza Sign"): This center will be allowed a new monument sign to match the McClellan Sign, in the location shown on the attached Exhibit A, as further described in the attached Exhibit D-3. d. Tenant Monument Signs - Existing (i.e. Chipotle Sign) will continue to be allowed. Page 6 of 13 MASTER SIGN PROGRAM MCCLELLAN SQUARE SHOPPING CENTER SIZE, CONTENT, AND LOCATION In addition, all new ground -mounted signs shall be subject to the following: - Limited to 8 feet high, measured from sidewalk grade. - Sign area is limited to 1 square foot per 4 linear feet of street frontage, with a maximum area of 100 square feet. In the case of double-faced signs, the area of the larger face of the sign equals the total sign area. - There may be a maximum number of 8 tenants on a sign. - Street address numbers or range numbers for businesses shall be clearly identified in numbers not less than S inches in height. - The "McClellan Square" name shall be shown on the sign - No portion of any sign over three feet in height shall be located within a corner triangle or sidewalk site triangle as illustrated below. - No portion of any ground sign shall be located closer than one foot from the public right-of- way. AFFENDLY A: EXAMPLE OF HOW TO FIGURE SIZE AND LOCATION OF GROUND SIGNS 1 Ground Sign Allowed: 130 ft Maximum Sign Aram 32.5 s% lit (136 ft/4 = 32.5) Sign Location: Center 5096 begins at 32.5 ft. from side property lines. 8 ft. (Total Sign Height) Curb Sit. {sign height] Sign Area 5 x6.5 = 32.5 sq - ft -Sign Area equals height of sign face times length of sign face. (excluding base) Overall height of sign 15 measured from the closest curb. Page 7 of 13 MASTER SIGN PROGRAM MCCLELLAN SQUARE SHOPPING CENTER 2. Wall Signs (See Exhibit B) Primary Wall Signs (identified on Exhibit A and shown below in red) — The primary wall sign area is defined as the frontage of the tenant space above their front door or main customer service entrance. Tenants shall be allowed one (1) building -mounted primary commercial sign. See Tenant Sign Matrix (Exhibit C-1) for further detail on the allowable sign area and size. NOTE: Wall signs shall not project above the roof or top of the parapet, unless it is an integral part of the face of an architectural projection. Secondary Wall Signs (identified on Exhibit A and shown below in blue)—The secondary wall sign area shall be defined as the rear or side of the tenant space not directly facing a residential neighborhood. Tenants meeting the criteria listed in the Tenant Sign Matrix (Exhibit C-1) shall be allowed one (1) secondary wall sign. a. Major Tenants — Defined as tenants with greater than (>)9,000 SF of lease space. Major Tenants are subject to the guidelines listed in the Tenant Sign Matrix (Exhibit C-1). M1— CVS (Exhibit B-1) M2 — Food Hall (Exhibit B-1) M3-99 Ranch Market (Exhibit B-2) Page 8 of 13 1] •eTINSH ENCLOSURE EXISTING acre � BLDG EXISTING $ 99 RANCH MARKET IDS BLDG EXISTING PROPOSED (10425) CVS FOOD HALL N.I.C. (10455) TI PROJECT Accaw.na N.I.C.J 0445] I'*^g I + WE 1a Page 8 of 13 MASTER SIGN PROGRAM MCCLELLAN SQUARE SHOPPING CENTER Shop and Pad Tenants — Defined as tenants as tenants with less than (<)9,000 SF of lease space. Shop Tenants are subject to the guidelines listed in the Tenant Sign Matrix (Exhibit C-1). Shop Tenants (Exhibit B-3 & Exhibit Q 51-10497 S De Anza Boulevard S2 —10487 S De Anza Boulevard S3 —10477-8 S De Anza Boulevard 54-10477 S De Anza Boulevard S5 — 10475 S De Anza Boulevard S6 — 10467 S De Anza Boulevard S7 — 10457 S De Anza Boulevard Page 9 of 13 MASTER SIGN PROGRAM MCCLELLAN SQUARE SHOPPING CENTER Pad A Tenants —10495 S De Anza Boulevard (Exhibit B-5 & Exhibit C) Al —10495 S De Anza Boulevard A2 —10495 S De Anza Boulevard Pad B Tenants —10465 S De Anza Boulevard (Exhibit B-6 & Exhibit B1-10465 S De Anza Boulevard ETRASH NCLOSiI EXISTING SHOP BLDG N.I.C. (10485) �e Page 10 of 13 MASTER SIGN PROGRAM MCCLELLAN SQUARE SHOPPING CENTER Pad C Tenants —10385 S De Anza Boulevard (Exhibit Q C1-10385 S De Anza Boulevard C ® E]C15TBI�GGSHOP 3. Pedestrian/Blade Signs In addition to wall signs, all tenants are allowed in one pedestrian/blade sign that shall conform to the following: a. Tenants shall be allowed one pedestrian oriented sign projecting perpendicular above the storefront and supported by a decorative bracket for each frontage. b. The pedestrian sign shall be no larger than 2 feet tall by 2.5 feet wide. c. The bottom of the pedestrian signs shall be located a minimum of 8 feet above the sidewalk, and rigidly supported. d. Pedestrian/blade signs shall be constructed with quality of wall signage and specs. Luminescent, fluorescent, or neon are not allowed. 4. Window Signs a. Tenants shall be allowed one window sign, up to 25% of the total window area. Window sign area is considered part of the total allowable primary sign area. The window sign area shall not exceed % square foot per 1 lineal foot of frontage. b. The maximum letter height for window signs is 12 inches. Page 11 of 13 MASTER SIGN PROGRAM MCCLELLAN SQUARE SHOPPING CENTER 5. Sidewalk Restaurant Signs a. Restaurant tenants are allowed signage on sidewalk cafe umbrella(s) in addition to the primary signage area. b. The total signage on an umbrella shall not exceed 10% of the umbrella area. Maximum letter height is 6 inches and the business logo shall not exceed 1 square foot, either painted or embroidered onto the umbrella area. TEMPORARY SIGNS All temporary signs must apply for and receive temporary sign permits with the City of Cupertino Planning Division. Tenants are allowed temporary or promotional signage to convey information announcing retail sales events, seasonal/stock promotions and community activities, or a condition of short and limited duration. Temporary signs may be displayed for a period no greater than fifteen (15) days. A minimum waiting period of thirty (30) consecutive calendar days is required prior to displaying a temporary sign and subject to Landlord approval. A temporary window sign that extends from one panel of glass to another to convey a single message shall be allowed as long as it does not exceed the maximum allowable sign area for all temporary promotional signs. Temporary and promotional window signage shall be compatible with glass dimensions and window mullion locations. Temporary signs shall not exceed 4 square feet per side, with a maximum height of 3 feet. Temporary sign content shall be consistent with tenant's overall graphics and identity package. Colors and materials shall be subject to approval by the City of Cupertino and Landlord. Temporary signs are generally constructed of plastic, cloth, canvas and other weatherproof, lightweight materials, and must be consistent with overall tenant graphics package. Colors and materials shall be subject to approval by the City of Cupertino and Landlord. Signs shall not be illuminated, luminescent, fluorescent, or neon. MISCELLANEOUS TENANT IDENTIFICATION SIGNAGE In addition to other signage allowed, all tenants shall be allowed to provide all required address, entry, exit and disabled accessibility signage required by code and local ordinances. Miscellaneous tenant identification signage may consist of required suite or street address in, open/closed signage, entry and exit signage, hours of operations signage, credit card usage and disabled accessibility signage. Quantity of the miscellaneous tenant identification signage shall be limited to signage as required by code and local ordinances. Miscellaneous non -advertising tenant identification signage (i.e. address/suite information) shall be applied to inside surface or storefront glass using a standard color to be determined (neon is not permitted). Page 12 of 13 =r w Vmo �LLJ QQ OZJU �< 11 i II fr a UL N;7 � ��71771721 1,0 hl V% �,X \, V \NM- I I III I W = W LJ y /I Z I� I I � _ LGLI o U yy� ryry oO oo� m Q IiO �U �I W W Z J H U I< m 0 �IfZ=to ca, F 1 Q Q o tz o -_------------------------------------------------------------------- ma-3:ailU li II �I E 4 II II ill---- --- ------ ---- - �H - -------------------------------- - ---� - - - -- - N71 JI ! II 111 ; I l� I '• 'I II it a� II W LO z < o F— ❑ CD O MASTER SIGN PROGRAM MCCLELLAN SQUARE SHOPPING CENTER FUTURE CHANGES TO CRITERIA This sign criteria may be amended or changed in order to accommodate the requirements of the City or other governing bodies with regard to the final approval of the uniform sign program for the Shopping Center. If any such changes are required, this criteria will be amended to incorporate the required changes and Tenant agrees to abide by the new or amended requirements of the sign criteria. EXHIBITS EXHIBITA Site Plan EXHIBIT B-1 CVS and Food Hall Elevations EXHIBIT B-2 99 Ranch Market Elevations EXHIBIT B-3 Shops 1 Elevations EXHIBIT B-4 10465 Elevations EXHIBIT B -S 10495 Elevations EXHIBIT C-1 Tenant Sign Matrix EXHIBIT C-2 Shops Tenants Sign Details EXHIBIT D-1 Monument Sign on South De Anza Boulevard EXHIBIT D-2 Monument Sign on McClellan Road EXHIBIT D-3 Proposed Monument Sign at 10495 South De Anza Boulevard Pad Building Page 13 of 13 C4 ^ z A �1 aWz,� Q U U 0 O U w � w 0 Z aOw I h ;7 s a z o-� W WAS Oct � w Z C7 aow Z o-� 2 rmjq m4ml) )k•1 C,--) Ol I in A MAJOR TENANTS Tenant Number Size (Allowed Area and Length) Location Major Tenants • One primary wall sign per • 1 s.f. per linear • No more than one wall -Defined as tenants business with exterior ft of store sign per frontage, except with greater than frontage frontage on which as otherwise provided for (>)9,000 SF of lease sign is located. in these Guidelines space. • One secondary wall sign for: • 70% of store • Shall not project above frontage the roof or top of parapet, - Businesses with rear maximum unless it is an integral part walls facing either parking of the face of an lots or streets • Length = total architectural projection. combined length - Businesses with side of each row of • No projecting wall sign walls facing either parking sign copy shall extend into a public lots or streets right-of-way more than • Minimum area = twelve inches. Any - In no case shall a 20 s.f. projecting sign shall have secondary wall sign directly a vertical clearance of at face a residential building • Maximum least fifteen feet above a within 100' of the sign overall sign private or public vehicular height: roadway, alley, driveway • Major Tenants with only or parking area, and at one frontage shall be - Primary Wall least eight feet above a allowed a secondary wall Sign: 6' Max sidewalk, pedestrian mall sign provided the or landscaped area. combined square footage - Secondary Wall of the primary wall sign Sign: 4' Max and secondary wall sign do not exceed 200 s.f. • The Food Hall space shall be allowed tenant marquee signage as shown on Exhibit B-2 to highlight each of the individual tenants within the Food Hall. EXHIBIT C-1 TENANT SIGN MATRIX SHOP AND PAD TENANTS Tenant Number Size (Allowed Area and Length) Location Shop and Pad • One primary wall sign per • 1 s.f. per linear • No more than one wall Tenants business with exterior ft of store sign per frontage -Defined as tenants frontage frontage on which with less than sign is located • Shall not project above (<)9,000 SF of lease • One secondary wall sign the roof or top of parapet, space. for: • 70% of store unless it is an integral part frontage of the face of an - Businesses with rear maximum architectural projection walls facing either parking lots or streets • Length = total • No projecting wall sign - Businesses with side combined length shall extend into a public walls facing either parking of each row of right-of-way more than lots or streets sign copy eighteen inches. Any projecting sign shall have - In no case shall a • Minimum area = a vertical clearance of at secondary wall sign directly 20 s.f. least fifteen feet above a face a residential building private or public vehicular within 100' of the sign • Maximum area = roadway, alley, driveway 200 s.f. or parking area, and at least eight feet above a • Maximum sidewalk, pedestrian mall overall sign or landscaped area height: - Primary Wall Sign: 4' Max - Secondary Wall Sign: 3' Max - Side Wall Sign: 3' Max EXHIBIT C-1 TENANT SIGN TABLE co10 a) Ll _ •L a) a� 0 L a) U N N i N C N u a a) _ C Z In O „9£ 4 O u N u a 0- 0 u _ U _ O U i O a O a) O cc a) m = a) 0 a _ c U ,O = , M O Z E 0)o Q LM 'j; O Z 0 s Ly S CID cd E E E IL m 0.2 LY 7 7 7 Z E E E Z M N 00 M N LO 0 M LO %O „L£ Z O Q J V J Q V W .--. co O to O Q 11 LL. 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