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HomeMy WebLinkAbout5. PLN-13-00209 - 9001 Firestone STAFF REPORT PLANNING DIVISION CITY OF DOWNEY, CALIFORNIA DATE: OCTOBER 16, 2013 TO: PLANNING COMMISSION FROM: BRIAN SAEKI, DIRECTOR OF COMMUNITY DEVELOPMENT DAVID BLUMENTHAL, SENIOR PLANNER SUBJECT: PLN-13-00209 (PLANNED SIGN PROGRAM) – REVISION ‘A’ TO PLANNED SIGN PROGRAM NO. 00-10 AND REVOCATION OF VARIANCE NO. 00-49 TO APPROVE THE SIZE, COLOR, AND LOCATION OF ALL SIGNS ON THE SUBJECT SITE. LOCATION: 9001 FIRESTONE BLVD (AIN 6285-033-042) ZONING: SP 91-2 (LAKEWOOD/FIRESTONE SPECIFIC PLAN) REPORT SUMMARY The applicant is requesting to modify the existing Planned Sign Program for the multi-tenant building at 9001 Firestone Blvd to accommodate new wall signs for a Farmers & Merchants Bank, as well as allow a third tenant to place signs on the existing monument signs. In addition to proposing the new signs, the applicant is requesting to revoke a superfluous Variance that was approved in July 2000, which approved deviations to the sign code. Based on the analysis contained within this report, staff feels that all required findings to approve the Planned Sign Program and Variance revocation can be made in a positive manner; as such, staff is recommending the Planning Commission adopt the following titled resolution: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY APPROVING REVISION ‘A’ TO PLANNED SIGN PROGRAM NO. 00-10 AND REVOKING VARIANCE NO. 00-49 (PLN-13-00209), THEREBY APPROVING THE SIZE, COLOR, AND LOCATION OF ALL SIGNS ON PROPERTY LOCATED AT 9100 FIRESTONE, ZONED SP 91-2 (LAKEWOOD/FIRESTONE SPECIFIC PLAN). BACKGROUND The subject site is a 31,860 square foot rectangular shaped lot on the northeast corner of Firestone Blvd and Lakewood Blvd. The site has a General Plan Land Use Designation of General Commercial and is within the Lakewood/Firestone Specific Plan. The site is improved with a 12,804 square foot two-story building, which is situated on the southwest corner of the site. In addition to the building, there is a 56 space parking lot on the east and north sides of the building, with access to the parking areas from Lakewood Blvd and Firestone Blvd. The surrounding properties contain a variety of commercial uses. Specifically, the property to the east of the subject site is improved with the Stonewood Center shopping mall, which is within the Stonewood Center Specific Plan (SP 89-1) and has a General Plan Land Use Designation of General Commercial. The remaining properties that surround the subject site are all within the Lakewood/Firestone Specific Plan and have a General Plan Land Use Designation of General Commercial. The land uses on these properties include an In-N-Out Burger to the west of the site (across Lakewood Blvd), a Chase Bank to the southwest (diagonally across the Lakewood/Firestone intersection), a multi-tenant retail center to the south (across Firestone Blvd), and a 33 room motel (Days Inn) to the north of the site. View of property from Firestone Blvd View of property from Lakewood Blvd On July 5, 2000, the Planning Commission adopted Resolution No. 2068, thereby approving Variance No. 00-49 to allow the subject site to deviate from the size and number of signs allowed on the property. More specifically, the Variance allowed a third wall sign for each of the first tenants (only two were permitted) and allowed each of the first floor tenants to have signs on the monument sign (only a complex name was allowed). This Variance approval was followed by the Design Review Board’s approval of the Planned Sign Program (No. 00-10) on October 9, 2000, which approved the color and locations of the signs. Planned Sign Program (PLN-13-00209) – 9001 Firestone Blvd October 16, 2013 - Page 2 Farmers & Merchants Bank has recently acquired the site and plans to open a branch in one of the first floor tenant spaces. As part of this new branch, Farmers & Merchants is requesting to locate additional wall signs on the building that exceed the allowances of the existing sign program. During staff’s review of the request, it was determined that the existing Variance is superfluous due to changes in the Municipal Code. Accordingly, on October 1, 2013, the applicant (Cynthia Lima) submitted the request for to revise the approved Planned Sign Program and to revoke the existing Variance. On October 3, 2013, notice of the pending application was published in the Downey Patriot and mailed to all property owners within 500’ of the subject site. DISCUSSION/ANALYSIS As previously noted, the Planning Commission approved a Variance on the site to allow a third wall sign for each of the first floor tenants and to approve two tenant’s signs to be on the monument sign. When the Planned Sign Program was originally approved the Municipal Code was more restrictive on signs than it is today. Specifically, the code restricted wall signs to no more than two per tenant space (one per elevation); whereas today the code allows one wall sign per elevation that faces either a street, a parking lot, or a drive-aisle serving the on-site parking (no limit on maximum of elevations that have signs). Based on the layout of the building, each of the first floor tenant spaces are currently allowed three wall signs. In addition to the wall sign restriction, when the original Planned Sign Program was approved, multi-tenant buildings could only have a shopping center name on the monument sign, not individual tenant names. The Municipal Code now permits tenant names on the monument signs, subject to approval of the Planned Sign Program. Based on these Municipal Code changes, staff is of the opinion that the Variance no longer serves to increase available sign area, but instead hinders the ability to properly locate signs on the property. As such, staff feels that the Variance is no longer needed. Planned Sign Programs are required for any commercial building with three or more tenants. The Planned Sign Program is intended to establish the approved the colors, locations, and sizes of all signs on the site. Notwithstanding this, the Planned Sign Program is not required to contain provisions for signs that do not require permits (regulatory signs, directional signs, and window signs) or for temporary signs. Additionally, the as part of the Planned Sign Program approval, the Planning Commission is authorized to permit deviations to strict adherence to the sign standards within the Municipal Code. Wall Signs As proposed Starbucks would maintain their existing wall signage, Farmers & Merchant will have wall signs on all four elevations, and second floor tenants will not be allowed wall signs. A breakdown of all the wall signs is as follows: Code Maximum Proposed Tenant ‘A’ (Farmers & Merchants) East Elevation 67 s.f. 89 s.f. South Elevation Not Allowed 41.4 s.f. West Elevation 67 s.f. 89 s.f. North Elevation 134 s.f. 86.5 s.f. Tenant ‘B’ (Starbucks) East Elevation 54 s.f. 36.5 s.f. South Elevation 108 s.f. 60.5 s.f. West Elevation 54 s.f. 81 s.f. North Elevation Not Allowed Not Proposed Planned Sign Program (PLN-13-00209) – 9001 Firestone Blvd October 16, 2013 - Page 3 All of the wall signs will be internally illuminated channel letter signs (logo boxes are permitted). Additionally, the Planned Sign Program will also allow the use of reverse channel letter and dual lit channel letter signs. There are no limits on the allowable colors of the signs; however, the proposed conditions of approval require that the final design shall be approved by the City Planner. Staff believes this is necessary to ensure that the sign design will be consistent with the building’s architecture, while giving the applicant maximum flexibility on creativity of signs. In addition to increasing the size of the wall signs, the applicant is proposing to locate Farmers & Merchants’ signs on the building’s architrave (the horizontal band below the cornice) instead of walls above the Farmers & Merchants’ tenant space. It is staff’s opinion that the increased size and the higher location of the signs will be aesthetically consistent with the building size and scale, as viewed from the rights-of-way and surrounding properties. Monument Signs Currently, there are two monument signs on the property, one on each street frontage. These signs are 6’-6” tall by 7’-5 3/8 ” wide. The signs are painted aluminum to match the building. Tenant names and logos are routed out of the face and backed with color vinyl, which in combination with the internal illumination allows only the letters to be lit up at night. As currently allowed, only the two first floor tenants are allowed to have space on these signs; however there is space within the existing sign cabinet to accommodate up to three tenants. As a result, the applicant is proposing to change the sign program to allow for a maximum of three tenants on each sign, but is not proposing to increase the monument sign’s size. ENVIRONMENTAL ANALYSIS Staff has reviewed the proposed use for compliance with the California Environmental Quality Act (CEQA). Upon completion of this review, it has been determined that this request is categorically exempt from CEQA, pursuant to Guideline Section No. 15301 (Class 1, Existing Facilities). Categorical Exemptions are projects, which have been determined not to have a significant effect on the environment and have been exempted from the requirements of the California Environmental Quality Act. Class 1 consists of projects that involve no or negligible expansion of the existing use. It is staff’s opinion that regulating the signs on the subject site does not constitute an expansion of the existing uses or of the improvements on the site. FINDINGS Planned Sign Program Pursuant to Municipal Code Section 9610.06, the Planning Commission must adopt the following findings: A. The proposed sign is permitted within the zone and complies with all applicable provisions of the Zoning Code, the General Plan, and any other applicable standards. The subject site is located in the Lakewood/Firestone Specific Plan, which in addition to the Municipal Code regulations encourages the use of reverse channel letters and discourages the use of raceways. The proposed Planned Sign Program implements both of these visions. Notwithstanding this, General Plan Program 8.1.1.8 states, “Promote good quality sign design.” It is staff’s opinion that proposed revisions to the Planned Sign Program (PLN-13-00209) – 9001 Firestone Blvd October 16, 2013 - Page 4 sign program will create signs that are architecturally compatible with the building and will remain in proper proportion to the scale of the building. As such, staff believes that this approval is consistent with the aforementioned General Plan program. Based on this analysis, staff feels that the proposed signs comply with all provisions of the Zoning Code, General Plan, and all other applicable standards. B. The sign is in proper proportion to the structure or site on which it is located. The subject site is improved with a two story building with the larger of the proposed wall signs to be located on the architrave (near the top of the building) and the small walls signs being permitted lower on the walls. It is staff’s opinion that by placing the larger signs higher on the building and allowing smaller signs lower, the wall signs maintain a proper proportion to the building. Furthermore, staff believes that limiting the monument signs to a maximum height of 6’-6”, in conjunction with the design of the monument signs, makes them proportional to the building. C. The sign materials, color, texture, size, shape, height, and placement are compatible with the design of the structure(s), property, and neighborhood of which it is a part. The subject site is improved with a two-story building; in which staff is of the opinion the proposed signs are in proper proportion to the building. Furthermore, staff has recommended a condition of approval that requires the final design of the sign shall be approved by the City Planner. Staff believes this is necessary to ensure that the sign design will be consistent with the building’s architecture, while giving the applicant maximum flexibility on creativity of signs. With this condition of approval, staff feels that the sign materials, color, texture, size, shape, height, and placement are compatible with the design of the building. D. The sign’s illumination is at the lowest reasonable level as determined by the City Planner, which ensures adequate identification and readability, and is directed solely at the sign or is internal to it. All signs that are proposed will be internally illuminated either through the use of LED lights or a neon tube. This type of lighting allows the sign to be visible at night with the lowest possible level of lighting. Furthermore, staff is of the opinion that the new signs will not result in additional light or glare being projected onto the right-of-way and/or adjoining properties. E. The sign is not detrimental to the public interest, health, safety, or welfare. The proposed signs are tastefully designed and will not create a negative aesthetic impact to the area. It is staff’s opinion that the wall sign locations will prevent them from blocking access to the site or visibility on or off the property. Furthermore, the revisions to the monument signs will not alter their location or size. Accordingly, staff believes that the proposed signs will not create a detrimental impact to the public interest, health, safety, and/or welfare. Planned Sign Program (PLN-13-00209) – 9001 Firestone Blvd October 16, 2013 - Page 5 F. The sign is in compliance with Section 9624, Lighting and Design Standards. Staff is of the opinion that all of the signs are architecturally compatible with the building, will not cause light or glare on the surrounding properties (including the right-of-way), and are internally illuminated. They are in full compliance with Municipal Code Section 9624. Variance In order to revoke the Variance, Municipal Code Section 9828.06 states that the Planning Commission must adopt one of several findings. A discussion of one of the findings follows: A. The use for which the Variance was granted is not being exercised. In 2008 the City Council approved a comprehensive update to the City’s Zoning Ordinance. Among the plethora of changes to regulations that were included in the update were various revisions to the sign code, which included increased signage for businesses. Due to these changes, the additional signage that was allowed through the approved deviations now complies with the sign code. As such, the Variance is no longer being exercised. CORRESPONDENCE As of the date that this report was printed, staff has not received any correspondence regarding this matter. CONCLUSION Based on the analysis contained within this report, staff is concluding that the proposed project will not create significant adverse impact to the area, provided that all conditions of approval are adhered to. Furthermore, as noted above, staff believes that all required findings can be made in a positive manner. As such, staff is recommending that the Planning Commission approve PLN-13-00209 to approve the Planned Sign Program and revoke the Variance, subject to the recommended conditions of approval. Planned Sign Program (PLN-13-00209) – 9001 Firestone Blvd October 16, 2013 - Page 6 Exhibits Location Aerial Photograph Planned Sign Program (PLN-13-00209) – 9001 Firestone Blvd October 16, 2013 - Page 7 500’ Radius Zoning Planned Sign Program (PLN-13-00209) – 9001 Firestone Blvd October 16, 2013 - Page 8 RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY APPROVING REVISION ‘A’ TO PLANNED SIGN PROGRAM NO. 00- 10 AND REVOKING VARIANCE NO. 00-49 (PLN-13-00209), THEREBY APPROVING THE SIZE, COLOR, AND LOCATION OF ALL SIGNS ON PROPERTY LOCATED AT 9100 FIRESTONE, ZONED SP 91-2 (LAKEWOOD/FIRESTONE SPECIFIC PLAN). THE PLANNING COMMISSION OF THE CITY OF DOWNEY DOES RESOLVE AS FOLLOWS: SECTION 1. The Planning Commission of the City of Downey does hereby find, determine and declare that: A. On July 5, 2000, the Planning Commission adopted Resolution No. 2068, thereby approving Variance No. 00-49 to allow the subject site to deviate from the size and number of signs allowed on the property; and B. On October 9, 2000, the Design Review Board approved Planned Sign Program No. 00- 10, thereby approving the size, color, and locations of all signs on the site; and, C. On October 1, 2013, the applicant (Cynthia Lima) submitted the request for to revise the approved Planned Sign Program and to revoke the existing Variance.; and, D. On October 3, 2013, notice of the pending application published in the Downey Patriot and mailed to all property owners within 500' of the subject site; and, E. The Planning Commission held a duly noticed public hearing on October 16, 2013, and after fully considering all oral and written testimony and facts and opinions offered at the aforesaid public hearing adopted this resolution. SECTION 2. The Planning Commission further finds, determines and declares the environmental impact of the proposed development has been reviewed and has been found to be in compliance with the California Environmental Quality Act (CEQA) and is categorically exempt from CEQA, pursuant to Guideline Section No. 15301 (Class 1, Existing Facilities). SECTION 3. Having considered all of the oral and written evidence presented to it at said public hearings regarding the Planned Sign Program, the Planning Commission further finds, determines and declares that: 1. The proposed sign is permitted within the zone and complies with all applicable provisions of the Zoning Code, the General Plan, and any other applicable standards. The subject site is located in the Lakewood/Firestone Specific Plan, which in addition to the Municipal Code regulations encourages the use of reverse channel letters and discourages the use of raceways. The proposed Planned Sign Program implements both of these visions. Notwithstanding this, General Plan Program 8.1.1.8 states, “Promote good quality sign design.” The proposed revisions to the sign program will create signs that are architecturally compatible with the building and will remain in proper proportion to the scale of the building. As such, this approval is consistent with the aforementioned General Plan program. Resolution No. Downey Planning Commission 2. The sign is in proper proportion to the structure or site on which it is located. The subject site is improved with a two story building with the larger of the proposed wall signs to be located on the architrave (near the top of the building) and the small walls signs being permitted lower on the walls. By placing the larger signs higher on the building and allowing smaller signs lower, the wall signs maintain a proper proportion to the building. Furthermore, by limiting the monument signs to a maximum height of 6’-6”, in conjunction with the design of the monument signs, make them proportional to the building. 3. The sign materials, color, texture, size, shape, height, and placement are compatible with the design of the structure(s), property, and neighborhood of which it is a part. The subject site is improved with a two-story building; in which the proposed signs are in proper proportion to the building. Furthermore, a condition of approval has been included that requires the final design of the sign shall be approved by the City Planner. This is necessary to ensure that the sign design will be consistent with the building’s architecture, while giving the applicant maximum flexibility on creativity of signs. With this condition of approval, the sign materials, color, texture, size, shape, height, and placement are compatible with the design of the building. 4. The sign’s illumination is at the lowest reasonable level as determined by the City Planner, which ensures adequate identification and readability, and is directed solely at the sign or is internal to it. All signs that are proposed will be internally illuminated either through the use of LED lights or a neon tube. This type of lighting allows the sign to be visible at night with the lowest possible level of lighting. Furthermore, the new signs will not result in additional light or glare being projected onto the right-of-way and/or adjoining properties. 5. The sign is not detrimental to the public interest, health, safety, or welfare. The proposed signs are tastefully designed and will not create a negative aesthetic impact to the area. The locations of the wall sign will prevent them from blocking access to the site or visibility on or off the property. Furthermore, the revisions to the monument signs will not alter their location or size. Accordingly, the proposed signs will not create a detrimental impact to the public interest, health, safety, and/or welfare. 6. The sign is in compliance with Section 9624, Lighting and Design Standards. The signs are architecturally compatible with the building, will not cause light or glare on the surrounding properties (including the right-of-way), and are internally illuminated, they are in full compliance with Municipal Code Section 9624. SECTION 4. Having considered all of the oral and written evidence presented to it at said public hearings regarding the revoking Variance No. 00-49, the Planning Commission further finds, determines and declares that: 1. The use for which the Variance was granted is not being exercised. In 2008 the City Council approved a comprehensive update to the City’s Zoning Ordinance. Among the plethora of changes to regulations that were included in the update were various revisions to the sign code, which included increased signage for businesses. Due to these changes, the additional signage that required approval of the deviation now complies with the sign code. As such, the Variance is no longer being exercised. SECTION 5. Based upon the findings set forth in Sections 1 through 4 of this Resolution, the Planning Commission of the City of Downey hereby approves Revision ‘A’ to the Planned Sign Program (PLN-13-00209), subject to conditions of approval attached hereto as Exhibit A, Planned Sign Program (PLN-13-000209) – 9001 Firestone Blvd October 16, 2013 - Page 2 Resolution No. Downey Planning Commission which are necessary to preserve the health, safety and general welfare of the community and enable the Planning Commission to make the findings set forth in the previous sections. The conditions are fair and reasonable for the accomplishment of these purposes. Furthermore, the Planning Commission hereby revokes Variance No. 00-49, thereby deeming it null and void. SECTION 6. The Secretary shall certify the adoption of this Resolution. PASSED, APPROVED AND ADOPTED this 16th day of October, 2013. Louis Morales, Chairman City Planning Commission I HEREBY CERTIFY that the foregoing is a true copy of a Resolution adopted by the Planning Commission of the City of Downey at a regular meeting thereof, held on the 16th day of October, 2013, by the following vote, to wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: Mary Cavanagh, Secretary City Planning Commission Planned Sign Program (PLN-13-000209) – 9001 Firestone Blvd October 16, 2013 - Page 3 Resolution No. Downey Planning Commission PLANNED SIGN PROGRAM (PLN-13-00209) EXHIBIT A - CONDITIONS PLANNING 1) The approval of the Planned Sign Program (PLN-13-00209) hereby approves all the allowable signs, including color, size, and location for the property located at 9001 Firestone Blvd. 2) Approval of this Planned Sign Program shall not be construed to mean any waiver of applicable and appropriate zoning regulations, or any Federal, State, County, and City laws and regulations. Unless otherwise expressly specified, all other requirements of the City of Downey Municipal Code shall apply. 3) The City Planner is authorized to make minor modifications to the approved preliminary plans or any of the conditions if such modifications shall achieve substantially the same results as would strict compliance with said plans and conditions. 4) The Owner/Applicant agrees, as a condition of approval of this resolution, to indemnify, defend and hold harmless, at Applicant's expense, City and City's agents, officers and employees from and against any claim, action or proceeding commenced within the time period provided in Government Code Section 66499.37 to attack, review, set aside, void or annul the approval of this resolution, to challenge the determination made by City under the California Environmental Quality Act or to challenge the reasonableness, legality or validity of any condition attached hereto. City shall promptly notify Applicant of any such claim, action or proceeding to which City receives notice, and City will cooperate fully with Applicant in the defense thereof. Applicant shall reimburse the City for any court costs and attorney's fees that the City may be required to pay as a result of any such claim, action or proceeding. City may, in its sole discretion, participate in the defense of any such claim, action or proceeding, but such participation shall not relieve Applicant of the obligations of this condition. 5) All conditions of approval set forth in this resolution shall be complied with before the Planned Sign Program becomes valid. 6) Approval of this Planned Sign Program shall not be meant to prohibit signs that do not require permits (as allowed in the Municipal Code) or temporary signs (as permitted by the Municipal Code). 7) Prior to the installation or change out of any sign on the property, the applicant shall obtain a Sign Permit from the City Planner and shall obtain all required building permits and inspections. 8) The City Planner shall have final approval authority regarding the color of the signs. 9) Monument signs shall have aluminum faces painted to match the building. Text and logos shall be routed out with a vinyl backing. 10) There shall be no wall signs permitted for second floor tenants of the buildings. Planned Sign Program (PLN-13-000209) – 9001 Firestone Blvd October 16, 2013 - Page 4 Resolution No. Downey Planning Commission Planned Sign Program (PLN-13-000209) – 9001 Firestone Blvd October 16, 2013 - Page 5 11) The location of the wall signs for the first floor tenants shall be as depicted in the approved Planned Sign Program. The size of wall signs shall not exceed the following: Tenant ‘A’ (Farmers & Merchants) East Elevation 89 s.f. South Elevation 41.4 s.f. West Elevation 89 s.f. North Elevation 86.5 s.f. Tenant ‘B’ (Starbucks) East Elevation 36.5 s.f. South Elevation 60.5 s.f. West Elevation 81 s.f. North Elevation Not Allowed This criteria was prepared by Superior Electrical Advertising, Inc., © Copyright 2013, Contact: Cynthia Lima Superior Electrical Advertising, Inc., (562) 495-3808 1309688101 of 10 9001 Firestone Boulevard Downey, California Tenant Sign Program MASTER TENANT SIGNAGE PROGRAM Page 01 This criteria was prepared by Superior Electrical Advertising, Inc., © Copyright 2013, Contact: Cynthia Lima Superior Electrical Advertising, Inc., (562) 495-3808 1309688101 of 10 Tenant Sign Criteria This sign criteria has been established for the purpose of assuring an outstanding commercial center to the mutual benefit of all tenants. Conformance will be strictly enforced. Any installation of non-conforming or unapproved signs shall be brought into conformance at the expense of the tenant. A. General Requirements 1. Each tenant shall submit to the owner, drawings to be reviewed for conformance with this criteria and overall design quality. Approved or disapproval of sign submittals based on aesthetics of design shall remain the sole right of the owner. 2. Each tenant shall submit for approval, in landlord’s sole and absolute discretion, before fabrication at least three copies of detailed drawings (on 11” x 17” sheets) indicating the location, size, layout design and color of the proposed signs, including all lettering and/or graphics, prior to submitting to the city for review and approval. 3. All permits for signs and their installation shall be obtained and comply with local planning, building, and electrical codes. These permits shall be obtained by tenant or tenant’s representative prior to installation. 4. Tenant’s sign contractor will be responsible for obtaining all required city approvals. 5. No exposed lamps, raceways, crossovers, conduits, conductors, transformers or similar devices shall be permitted. 6. All tenants must have installed approved signs before opening for business. 7. Any damage to the building fascia of sign area resulting from the installation or removal of any sign by tenant will be repaired by the landlord at the tenant’s expense. 8. All signs shall meet U.L. specifications. 9. Tenants shall be responsible for the fulfillment of all the requirements and specifications set for th in this sign program. B. General Specifications 1. Tenant’s sign contractor shall have a C-45 license and be insured by an admitted carrier for a total aggregate of $1,000,000 (one million dollars) and provide proof acceptable to landlord is named as additional insured. 2. No projection above of below the sign will be permitted. Sign must be within dimensional letter limits as indicated in this program. 3. Tenant shall be responsible for the installation and maintenance of its signs. 4. Tenant shall be fully responsible for the operations of the tenant’s sign contractor. 5. Tenant’s sign contractor shall repair under landlord’s super vision, any damage caused by installation. 6. Electrical ser vice to all signs will be connected to tenant’s electrical meter. C. Construction Requirements 1. No labels will be permitted on the exposed sur face of signs, except those required by local ordinance which shall be placed in an inconspicuous locations. 2. Design, layout, and materials for tenants signs shall conform in all respects with the sign design drawings included with this criteria. 3. All penetrations of building str ucture required for sign installation shall be sealed in a water tight condition and shall be patched to match adjacent finish. 4. All signs shall be individually illuminated with 30 MA neon gas system or LED modules. 5. The interior of sign shall be painted glossy white. 6. Area Allowances: Per drawing specifications D. Wall Sign Specifications 1. Tenants will be allowed to fabricate channel letters in landlord’s sole and absolute discretion. 2. Channel letters to be fabricated from either sheet metal or aluminum pan channel construction. 3. Sign size will be maximum letter height of 36” with a minimum letter height of 12”. 4. Colors and letters style subject to owner’s approval. Owner at owner’s discretion will review all signs with the intention of var ying the sign colors and letter style of the adjacent signs on a case by case basis. Logo cans shall be permitted only at the discretion of the landlord and not to exceed 60” in height. 5. Acrylic plastic face with ¾” trim cap edge. 6. Letter sides to be finished in automotive enamel finish over primer undercoat. 7. Letter interior to have white reflective paint finish for even lighting. 8. Letters to be mounted on exterior side of wall. Electrical system to be contained in transformer box with flex crossovers on interior wall. 9. Lines of copy per sign: Maximum of three lines of text plus a logo. 10. 2nd floor tenants will not be permitted to have wall signs. M A S T E R S I G N P R O G R A M Page 02 This criteria was prepared by Superior Electrical Advertising, Inc., © Copyright 2013, Contact: Cynthia Lima Superior Electrical Advertising, Inc., (562) 495-3808 1309688101 of 10 M A S T E R S I G N P R O G R A M E. Monument Sign Specification 1. Proper ty will be allowed (2) freestanding monument signs. Both signs will be equal in copy, height and dimension. No more than three (3) tenant names shall be allowed on each monument sign. 2. The combined area of the building identification copy and the tenant identification signs shall not exceed 50.0 square feet. 3. The copy of the sign shall be limited to a building identification sign and up to three tenant identification signs. 4. Cabinet base and faces of sign will be fabricated from .063 aluminum. 5. Side pylon and base will be texcoated and painted Dunn Edwards #1052 “Hedgehog”. 6. Identification of center will be texcoated and painted Dunn Edwards #1054 “Thristles” to match existing block on building. Copy to be a white vinyl overlay #3M 230-20. 7. Tenant panels will be texcoated and painted Dunn Edwards #1048 “Sea Wind” to match building. Color of faces to match the on wall signs. 8. Tenant copy will be .063 aluminum panels with routed out ½” thick acr ylic plastic pushed through copy. A colored vinyl overlay will be applied to the acr ylic plastic. (See attached exhibit #1) F. Miscellaneous Requirements 1. Each tenant shall be permitted to place upon each entrance of its premises not more than 144 square inches of gold leaf decal application lettering not to exceed two inches in height, indicating hours of business, emergency telephone numbers, and other similar identification. 2. Address lettering will be per city codes in accordance with specifications to be supplied by Landlord. 3. Except as provided herein, no adver tising placards, banners, pennants, names, insignia trademarks or other descriptive signs of materials shall be affixed of maintained upon the glass pane suppor ts of the show windows and doors, or upon the exterior walls of the building, without the prior written approval of the Landlord and City of Downey. 4. No projections beyond the sign are will be permitted. The sign area is to be within the limits as indicated by the Landlord and this criteria. 5. No animated, flashing, or audible signs will be allowed. 6. Immoral of Unlawful Adver tising: Tenant shall not exhibit, post of display, upon any sign, anything of an obscene, indecent, or immoral nature of unlawful activity. 7. Vehicle Sign: Signs on of affixed to tr ucks, truck beds, automobiles, trailers or any other vehicles which adver tise, identify, or provide direction to use of activity not related to its lawful making of deliveries of sales of merchandise or rendering of ser vices from such vehicles, is prohibited. 8. Tenant sign contractor will be liable for repairs and any work damaged by their activity. 9. The entire display shall be guaranteed for one year against defects in materials and workmanship. Defective par ts shall be replaced without charge. 10. Any sign not in conformance with these r ules and all governmental regulations will be rejected and removed at the Tenant’s expense. 11. Tenant signs installed without approval from the landlord and City of Downey and/ or the issuance of building permits may be cited by code enforcement. G. Exceptions Exceptions to the above may be submitted from review to the City of Downey. Before any such submittal, all changes must be approved by the Landlord. Page 03 This criteria was prepared by Superior Electrical Advertising, Inc., © Copyright 2013, Contact: Cynthia Lima Superior Electrical Advertising, Inc., (562) 495-3808 1309688101 of 10 M A S T E R S I G N P R O G R A M SI T E P L AN1VICINITY MAP SCALE: NTS Page 04 Member FDIC fmb.com Member FDIC fmb.com Tenant A Tenant B This criteria was prepared by Superior Electrical Advertising, Inc., © Copyright 2013, Contact: Cynthia Lima Superior Electrical Advertising, Inc., (562) 495-3808 1309688101 of 10 M A S T E R S I G N P R O G R A M NO R TH E L E V ATI O N Page 05 1 NORTH ELEVATION SCALE: 1/8” = 1’-0” 72'-0" 32 ' - 0 " 2 EXISTING CONDITIONS - NORTH ELEVATION SCALE: NTS (E) 26'-7 ½ " 24'-0"EQUAL EQUAL 21 ' - 0 " 2' - 6 " Sign Square footage 86.5 4' - 0 " LOG O 1' - 6 " 6'-7½" Tenant A Sign area This criteria was prepared by Superior Electrical Advertising, Inc., © Copyright 2013, Contact: Cynthia Lima Superior Electrical Advertising, Inc., (562) 495-3808 1309688101 of 10 M A S T E R S I G N P R O G R A M SO U T H E L E V E A TI O N 1 SOUTH ELEVATION SCALE: 1/8” = 1’-0” 72'-0" 32 ' - 0 " 2 EXISTING CONDITIONS - SOUTH ELEVATION SCALE: NTS 27 ' - 1 1 " Page 06 5' - 0 " LOG O 8'-3½"EQ.EQ. Farmers - Sign Square footage 41.4 6' - 3 " 3' - 6 " 1'- 0 " 1'- 0 " 9'-8"EQ.EQ. Starbucks - Sign Square footage 60.5 Tenant A Sign area Tenant B Sign area This criteria was prepared by Superior Electrical Advertising, Inc., © Copyright 2013, Contact: Cynthia Lima Superior Electrical Advertising, Inc., (562) 495-3808 1309688101 of 10 M A S T E R S I G N P R O G R A M EA S T E L E V E A TI O N 24 ' - 0 " 33 ' - 0 " 35 ' - 0 " 86'-6" 32 ' - 0 " 1 EAST ELEVATION SCALE: 1/8” = 1’-0” 2 EXISTING CONDITIONS - EAST ELEVATION SCALE: NTS Page 07 3' - 0 " (F ) EQ . EQ . Farmers - Sign Square footage 89.0 29’-8 ¼” EQ.EQ. Starbucks - Sign Square footage 36.5 1' - 6 " (T ) EQ . EQ . 24’-3” EQ.EQ. Tenant A Sign area Tenant B Sign area This criteria was prepared by Superior Electrical Advertising, Inc., © Copyright 2013, Contact: Cynthia Lima Superior Electrical Advertising, Inc., (562) 495-3808 1309688101 of 10 M A S T E R S I G N P R O G R A M WE S T E L E V E A TI O N 1 WEST ELEVATION SCALE: 1/8” = 1’-0” 2 EXISTING CONDITIONS - WEST ELEVATION SCALE: NTS 86'-6" Page 08 Farmers - Sign Square footage 89.0 3' - 0 " (F ) EQ . 29’-8 ¼” EQ.EQ. 7' - 3 " 4' - 0 " 1'- 3 " 1'- 3 " 11’-2” EQ.EQ. Starbucks - Sign Square footage 81.0 Tenant B Sign area Tenant A Sign area This criteria was prepared by Superior Electrical Advertising, Inc., © Copyright 2013, Contact: Cynthia Lima Superior Electrical Advertising, Inc., (562) 495-3808 1309688101 of 10 3’ - 0 ” Quantity: One (1) set allowed per tenant elevation CUSTOM FABRICATED ALUMINUM CHANNEL LETTERS SCALE: NTSA ANCHOR TENANT ID SIGN GENERAL SPECIFICATIONS: !Location: Tenant Storefront Fascia !Number Allowed: One (1) per elevation !Letter types shall be face illuminated, halo illuminated and dual illuminated. !Letters shall be illuminated and mounted a minimum of 1” off wall fascia. !Letters shall be custom fabricated aluminum constr uction. Faces to be acr ylic plastic with aluminum returns, painted in the tenant's colors as required. !Logos shall not exceed 60” in height !Illumination shall be provided by L.E.D. modules or a minimum of 13 mm neon tubing (color neon to be determined by tenant's corporate colors and Proper ty Management requirements). Neon tubing shall be powered by 30 mA transformers which shall be remotely installed behind wall fascia. !Halo illumination to be white light only. !All letters shall conform to all UL specifications and bear a UL label. Anchor TENANT 5” TYPICAL WALL FRAMING TYPICAL WALL SURFACE ONE (1) ¼” WEEP HOLE LOCATED AT ALL AREAS THAT MAY COLLECT WATER "THIS SIGN IS SUITABLE FOR WET LOCATIONS" LABEL SIGN WITH MINIMUM 1/8" COPY .040 ALUMINUM RETURNS .040 ALUMINUM BACKS #10 x 3 ½" DRIVE SCREWS MINIMUM THREE (3) PER LETTER OR AS REQUIRED PER FIELD CONDITIONS THREADED NIPPLE AND COUPLING ACRYLIC FACE CHANNEL LETTERS TRIMCAP WITH #8 X ½”SCREWS HANDY BOX 20A 120-277VAC DISCONNECT SWITCH LIGHT EMITTING DIODES (LEDs) LOW VOLTAGE WIRING FROM LED TO LED SELF-CONTAINED POWER SUPPLY TYPICAL SECTION DETAIL SCALE: NTS1 PRIMARY POWER 1 2 3 4 PLEASE REFER TO THE NUMBERED ITEMS BELOW FOR INCORPORATED INSTALL INSTRUCTIONS. LISTED INSTRUCTIONS TO BE FOUND WITH ACTUAL SIGNAGE (NUMBERED ITEMS CORRESPOND TO SECTION DETAIL) DESCRIPTION 1 2 3 4 CHANNEL LETTERS DISCONNECT SWITCH THREADED NIPPLE AND COUPLING (FLEX CONNECTOR) ITEM # POWER SUPPLY M A S T E R S I G N P R O G R A M BU I L D I N G S I G N S - C H A N N E L L E T TE R S Page 09 This criteria was prepared by Superior Electrical Advertising, Inc., © Copyright 2013, Contact: Cynthia Lima Superior Electrical Advertising, Inc., (562) 495-3808 1309688101 of 10 Member FDIC fmb.com Member FDIC fmb.com (E) 7'-5 3/8" (E) 1'-3"5'-2" (E ) 6 ' - 6 " (E ) 3 ' - 8 1 / 4 " (E ) 1 ' - 6 3 / 8 " (E ) 1 ' - 6 " SIGN ELEVATION / REFACE EXISTING DOUBLE FACE MONUMENT SIGN SCALE: ½” = 1’-0” SPECIFICATIONS: PANELS: .125” THICK ALUMINUM TENANT PANEL PAINTED TO MATCH EXISTING SIGN FACE / CABINET LETTERS & LOGO: COPY TO BE ROUTED AND BACKED WITH #7328 WHITE ACRYLIC PLASTIC WITH TRANSLUCENT VINYL APPLIED ON FIRST SURFACE Aluminum tenant panel with routed copy and backed with acrylic. Gold #3630-131 vinyl overlay Holly Green #3630-76 vinyl overlay Flat cut out acrylic letters painted to match Holly Green #3630-76 vinyl 1 EXISTING CONDITIONS SCALE: NTS OPPOSITE FACE 2 EXISTING CONDITIONS SCALE: NTS 1' - 0 " 8 " (F ) 3 PROPOSED LAYOUT SCALE: NTS Member FDIC fmb.comB Tenant Name Tenant Name (E ) 1 ' - 6 " Page 10 M A S T E R S I G N P R O G R A M MO N U M E N T S I G N S