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HomeMy WebLinkAbout20241212 - 5.1 DESIGN REVIEW BOARD STAFF REPORT 5.1 TO: Design Review Board Members December 12, 2024 SUBJECT: Review and approve revisions to Master Sign Program request SR24-0015 for Danville Square shopping center located at 1-97 Railroad Avenue. PROJECT DESCRIPTION This request is for revisions to the Master Sign Program (MSP) for the shopping center located at 1 Railroad Avenue known as Danville Square. This Master Sign Program was approved by the Design Review Board on June 27, 2024, and is returning with modifications. The proposed modifications include the addition of internal face lit lettering where only halo illumination was previously allowed. EVALUATION  Modifications include allowing for the anchor tenant in unit 85 (Trader Joe’s) to have a fully internally illuminated sign where only halo illumination was previously allowed. All other tenants with sign type 3 will continue to allow only halo illumination or external illumination by gooseneck.  The anchor tenant in unit 85 may also increase their lettering height to 24” where 18” was previously allowed. All other tenants will retain the 18” maximum height.  Signs for unit 33, 43, and 85 were changed from sign type 3 to sign type 1 which allows for lettering to be stacked in up to two lines. RECOMMENDATION Review and approve revisions to Master Sign Program request SR24-0015 for Danville Square shopping center located at 1-97 Railroad Avenue. Prepared by: Riley Anderson-Barrett Associate Planner Attachments: A - Danville Square revised Signage Program B - Trader Joe’s Plans DANVILLE SQUARE MASTER SIGN PROGRAM JuneDecember 2024 ATTACHMENT A DANVILLE SQUARE MASTER SIGN PROGRAM 1. IntroductionThe Danville Square Master Sign Program Permit “Master Sign Program”, issued by the town of Danville pursuant to sections 32-98.13 and 32-98.14 of the Danville California Municipal Code, allows the owner or occupants of Danville Square (located at 1 – 99 Railroad Ave) to have a common architectural style. The intent of the master sign program is to ensure the compatibility of signs within the building and compatibility with the project architecture. Each sign under a master sign program must demonstrate a unified design theme regarding proportion and structural support and shall conform to the following standards. 2. Required Signs Each tenant shall provide at least one primary business identification wall sign per store building frontage with a public entrance. 3. Existing Signs All existing signs as of the date of this sign program have been approved by Danville except for signs specifically prohibited by Paragraph 13 of this Master Sign Program. This updated sign program shall not impact that approval and Tenants shall not be required to modify the existing signs or seek new Danville approval for existing signs. 4. Signage Application A. Owner or Owner’s representative (hereinafter “Landlord”) shall provide the Tenant with this Master Sign Program as an exhibit to the lease between Landlord and Tenant. B. Tenant shall first submit to Landlord: i. Three (3) sets of scaled drawings, one of which will be colored, including all lettering and graphic diagrams, and specifications for colors, construction materials, illumination, and installation. Cross-section details shall also be shown in scale along with relevant site, plot, and elevation plans. Email pdf is preferred and, if so, only one set is required. ii. One (1) complete Town of Danville Building Permit Application form that is required by the city. Email pdf is preferred. C. Landlord shall timely review and, if approved, return one set of the approved plans and the permit application. If sent via email pdf by Tenant, Landlord shall not return the documents. If Landlord rejects, Landlord shall timely notify Tenant and Tenant shall timely resubmit. Landlord’s approval is at Landlord’s sole reasonable discretion. D. After receipt of Landlord’s approval, Tenant shall submit to the Town of Danville for their approval according to the requirements of the Town of Danville at the time of submission. DANVILLE SQUARE MASTER SIGN PROGRAM 5. DefinitionsA.Building frontage means the elevation of the building or individual tenant space (whichever is applicable) where there is a public entrance and which faces either a public street or other public open place, such as a parking lot or plaza.B.Temporary/promotional sign means a nonpermanent sign intended to be used for a limited period of time, (or as specified in a temporary sign permit). These types of signs include, but are not limited to, A-frame signs for special promotions or events, banners (located inside or out), window decals advertising a product, service or special promotion, decorative flags, holiday decorations or nonpermanent window signs advertising the business, a service, product, promotion, sale or event.C.Elevation means a scale drawing of the side, front or rear orof a structure.D.Sign shall be broadly construed to include an advertisement, name, figure, character, delineation, announcement, advertising structure, device, symbol or logo and any other thing of a similar nature designed to identify a person, business, commodity or service or otherwise attract attention. A “sign” shall include outdoor advertising displays, such as a street clock, barbershop pole or similar device used to identify a particular type of business activity. A “sign” shall not include a display of merchandise which is available for sale on the premises, nor shall it include a sign maintained entirely within a building which is more than three feet(3’) feet behind a window in the building.E.Sign area means: If a sign does not have a background, the area in square feet of the smallest rectangle enclosing the total exterior surface of a sign. If the sign is framed or contains a background, the sign area shall be calculated by the entire area of the sign, including thebackground.F.Sign height means the dimension determined by measuring the distance between the highest point of the actual sign face and the finished grade directly below it.G.Wall area is measured by calculating the continuous uninterrupted wall area (not including lighting) on the elevation where a sign is to be placed.H.Wall sign means a sign which is erected, printed, painted, incorporated into, suspended from or otherwise affixed to a wall, overhang, or covered walkway of a building or structure in an essentially flat position or with the exposed face of the sign in a location parallel to the plane of the wall.I.Anchor Tenant means a tenant occupying more than ten thousand square feet and who’s use is traditionally considered to be an anchor tenant in a neighborhood shopping center (e.g. grocery). As of December 2024, the Anchor Tenant is Trader Joes in Suite 85. I.J. Sign Characteristics. Building frontage for each suite may have the following characteristics and these characteristics define the sign type for that building frontage: DANVILLE SQUARE MASTER SIGN PROGRAM i. “Gooseneck Downlights with Sign Illumination” mounted to building and sufficient space under the gooseneck downlights to mount a sign such that the gooseneck lights willilluminate the sign.ii. “Gooseneck Downlights without Sign Illumination” mounted to building and insufficient space under the gooseneck downlights to mount a sign.iii. “Overhang”: ProtrusionBuilding structure or extension from the building which overhangssubstantially extends over the common area walkway in front of the publicentrance to tenant suite.iv. Fabric “Awning” J.K. Sign Type 1 means a sign with the following characteristics: i. Gooseneck Downlights with Sign Illuminationii. OverhangK.L.Sign Type 2 means a sign with the following characteristics:i. OverhangL.M. Sign Type 3 means a sign with the following characteristics:i. Gooseneck Downlights with Sign Illumination M.N. Sign Type 4 means a sign with the following characteristics:i. Gooseneck Downlights with Sign Illuminationii. AwningN.O.Sign Type 5 means a sign with the following characteristics:i. Gooseneck Downlights without Sign Illuminationii. AwningO.P.Sign Type 6 means a sign with the following characteristics:i. Awning6. Sign Criteria A. Tenant’s signs shall conform to the sign sizes, characteristics, design, and locations as described in this document, the Danville Municipal Code, and all applicable law.B.Area: The maximum square footage allowed for all signs is the lesser of .75 square feet per one (1) linear foot of tenant frontage or proportionality to the other signs. DANVILLE SQUARE MASTER SIGN PROGRAM C.Number: If there is a tenant with frontage on both Railroad Ave and the main parking field, that tenant may have a sign facing Railroad Ave and a sign facing the main parking lot. All other tenants shall have no more than one sign per building frontage.D.Letter Height: Except for Sign Type 1 for an Anchor Tenant, sign lettering shall not exceed a maximum of eighteen (18") inches in height , however, ten (10") inch except that letter height is generally assumed to shall never be adequate for mosttaller than signs whenin adjacent suites or with similar sign types. Letter height shall always be proportional to frontage and other signage in the buildings are located close to a street or pedestria n travel way.Center.,E.Design: All signs shall be designed to be in scale with the project design and compatible with the architectural character of each project.F.Sign Type 1 (As of June, 2024, SuiteDecember 2024, Suites 33, 43, 85 fa cing main parking lot, & 97)i.Type: Wall sign.ii.Location : All signage is to be located directly below the gooseneck lighting and above the overhang..i.Illumination: Shall be illuminated by gooseneck lighting and may be illuminated by fullinternal illumination (face lit) (Anchor Tenant only) or internal backlighting . (halo backlit) for non-Anchor Tenants. iii.Dimensions : Must have a minimum thickness of three-quarters of an inch (3/4”). The sign may be stacked with up to two lines but each line may be no more than eighteen inches (18”) tall for non-Anchor Tenants and twenty-four inches tall for Anchor Tenants.iv.Font, Style, Logo, and Colors : Tenant may use the font, style, logo, and colors of its brand if approved by Landlord and the Town of Danville. If brand font, style, logo, and colors are not used, lettering shall be “Optima semi bold” or “Frutiger 65” and color shall be Hunter Green or Rust Brown. Lettering shall be mounted directly to the building, no background. Other lettering, colors, or a background may be used if approved by Landlord and the Town of Danville.v.Material: Aluminum and / or acrylic.G.Sign Type 2 (As of June,December 2024, Suites 93 & 95)i.Type: Wall sign.ii.Location : All signage is to be located on the front of the overhang.iii.Illumination: May be illuminated by internal backlighting . (halo backlit).iv.Dimensions : Must have a minimum thickness of three-quarters of an inch (3/4”).v.Font, Style, Logo, and Colors : Tenant may use the font, style, color, and logo of its brand if approved by Landlord and the Town of Danville. If brand font, style, color, and logo are not used, lettering shall be “Optima semi bold” or “Frutiger 65” with a Hunter Green background and white lettering.vi.Material: Lettering in Aluminum and / or acrylic. Background in wood or other material that provides a consistent look and is approved by Landlord and the Town of Danville. DANVILLE SQUARE MASTER SIGN PROGRAM H.Sign Type 3 (As of June,December 2024, Suites 7, 23, 33, 35, 37, 39 , 43, & 85 facing mainparking lot)ii.Type: Wall sign.iii.Location : All signage is to be located below the gooseneck lighting.vi.Illumination: Shall be illuminated by gooseneck lighting, and may be illuminated by internal backlighting (halo backlit). i.iv. Dimensions: Must have a minimum thickness of three-quarters of an inch (3/4”). ii.v. Font, Style, Logo, and Colors: Tenant may use the font, style, logo, and colors of its brand if approved by Landlord and the Town of Danville. If brand font, style, logo, and colors are not used, lettering shall be “Optima semi bold” or “Frutiger 65” and color shall be Hunter Green or Rust Brown. Lettering shall be mounted directly to the building, no background. Other lettering, colors, or a background may be used if approved by Landlord and the Town of Danville. iii.vi. Material: Aluminum and / or acrylic.I.Sign Type 4 (As of December 2024, Suites 15, 21, 29, & 31) iv.i. Type: Wall sign.v.ii. Location: All signage is to be located below the gooseneck lighting and above the awning. No awning sign. iv.iii. Illumination: Shall be illuminated by gooseneck lighting and may be illuminated by internal backlighting (halo backlit). v.iv. Dimensions: Must have a minimum thickness of three-quarters of an inch (3/4”). vi.v. Font, Style, Logo, and Colors: Tenant may use the font, style, logo, and colors of its brand if approved by Landlord and the Town of Danville. If brand font, style, logo, and colors are not used, lettering shall be “Optima semi bold” or “Frutiger 65” and color shall be Hunter Green or Rust Brown. Lettering shall be mounted directly to the building, no background. Other lettering, colors, or a background may be used if approved by Landlord and the Town of Danville. vii.vi. Material: Aluminum and / or acrylic.vi.Sign Type 4 (As of June,Illumination: Shall be illuminated by gooseneck lighting, and may be illuminated by internal backlighting. J.Sign Type 5 (As of June,December 2024, Suites 3, 11, & 85 facing Railroad Ave)i.Type: Lettering and logo on awning.ii.Location : Front vertical portion of awning.iii.Illumination: None unless Tenant devises method to illuminate the lettering/logo on the awning and said method is approved by Landlord and the Town of Danville.iv.Dimensions : Proportionate to dimensions of the front vertical portion of awning.v.Font, Style, Logo, and Colors : Tenant may use the font, style, and logo of its brand if approved by Landlord and the Town of Danville except that font, style, and logo shall be white. If brand font, style, and logo are not used, lettering shall be “Optima semi bold” or “Frutiger 65”. Other lettering or colors may be used if approved by Landlord and the Town of Danville.vi.Material: Lettering and logo on fabric awning DANVILLE SQUARE MASTER SIGN PROGRAM K.Sign Type 6 (As of June,December 2024, Suites 1, 5, & 9)i.Type: Lettering and logo on awning. ii. Location : Front vertical portion of awning.iii. Illumination: None unless Tenant devises method to illuminate the lettering/logo on the awning and said method is approved by Landlord and the Town of Danville. iv. Dimensions : Proportionate to dimensions of the front vertical portion of awning. v. Font, Style, Logo, and Colors : Tenant may use the font, style, and logo of its brand if approved by Landlord and the Town of Danville except that font, style, and logo shall be white. If brand font, style, and logo are not used, lettering shall be “Optima semi bold” or “Frutiger 65”. Other lettering or colors may be used if approved by Landlord and the Town of Danville.vi. Material: Lettering and logo on fabric awning7. Signage InstallationA. No signs may be installed without approval by Landlord and the Town of Danville. B. All permits required for signage installation shall be obtained by Tenant at Tenant’s expense unless the Lease between Landlord and Tenant specifically states otherwise. C. Tenant shall be responsible for the fulfillment of all requirements and specifications contained in the Master Sign Program and the Town of Danville Municipal Code. As of the date of this Sign Program, the relevant sections of the Danville Municipal Code are 32.98.1 through 32.98.34. D. Sign Contractor i. Any sign contractor performing work for any Tenant shall be licensed by the State of California to do the required work. ii. Landlord reserves the right to exclude any sign contractor from performing work on the site or buildings. iii. The sign contractor shall have all insurance required by the Lease for the premises and applicable law including, without limitation, General Liability and Property Damage Insurance to protect Landlord against all damage suffered or done to any and all persons and/or property while engaged in the construction or erection of signs in an appropriate amount as required by Landlord, at Landlord’s sole reasonable discretion. iv. The sign contractor shall provide Landlord with a certificate of insurance naming Landlord and Landlord’s management company as additional insured prior to starting thework.v. The sign contractor and Tenant shall jointly and severally indemnify Landlord and Landlord’s management company from any damages that may arise from the installation, maintenance, or use of Tenant’s signs. E. All signs and their installation shall meet all applicable government regulations and codes including, without limitation, electrical, structural, and building codes. DANVILLE SQUARE MASTER SIGN PROGRAM 8. Sign Maintenance A. Each tenant is responsible for the maintenance and repair of its signs and associated lighting. B. The Tenant shall keep the sign and its lighting in good appearance, repair and proper operating condition at all times. Nonfunctional lighting shall be replaced immediately. 9. Sign Removal at Lease Termination A. At the time Tenant vacates its space, the Tenant shall, at its sole expense, remove its sign(s) and patch, paint and repair or replace the surfaces to which the signs were installed back to the condition of the surface at the time Tenant installed the sign. B. If the Tenant fails to remove its sign(s) and patch and repair or replace the surfaces to which the signs were installed back to the required condition of the surface, Landlord reserves the right to have such work performed and back charge the Tenant for the cost of the work. 10. Temporary Tenant Signage Temporary signs are allowed only after Landlord approval and full compliance with the Town of Danville Municipal Code (as of June 2020 at section 32.98.15) including, without limitation, application for a permit to the Town of Danville. No going out of business or similar signs areallowed.11. Leasing Signs All leasing and “For Rent” signs are under the direct control of Landlord and shall conform to the requirements of the Danville Municipal Code for such signs. Subleasing, assignment, or sale of business signs are not permitted by Tenant. 12. Monument Signs The Monument Sign(s) is/are under the direct control of Landlord and shall conform to the requirements of the Danville Municipal Code for such signs. 13. Prohibited Signs A. No animated or moving signs, unless approved by Landlord and the Town of Danville. B. No inflatable sign displays and exhibits. C. No paper, banner, cardboard, foam board, or decals. D. No interior illuminated store signs that are visible through the windows unless approved by Landlord and the Town of Danville. E. No freestanding easel or sandwich board type signs. DANVILLE SQUARE MASTER SIGN PROGRAM F. No painted signs direct on-wall, storefront glass, doors, or frames except that tenants will be permitted to have decorative paint on window fronts during holiday season G. No signs which advertise a product or service that is not available on the premises. H. No signs placed on or in vehicles parked primarily for the purpose of displaying the sign. I. No manufacturer labels to be visible on signs except those required by applicable law and such labels are to be located on the sign so as not to be visible from the street or walkway. J. No obscene matter: No person shall display, or permit to be displayed, upon any advertising structure or sign, any statements or words of an obscene, indecent, or immoral character, or any picture or illustration or any human figure in such detail as to offend public morals or of indecent or immoral character. K. No signs with brilliant lights: Any sign, because of brilliant lighting, that interferes with the comfortable or peaceful enjoyment of adjoining or surrounding residential property or, because of shape, design, color, or reflected light, conflicts or interferes with traffic, both vehicular and pedestrian, from a public safety standpoint. L. No hiring or help wanted signs either inside or outside the glass. M. Storefront glass shall be free of banners, posters, etc. other than postings that are required byapplicable law.N. No political signs, placards, etc. O. No sign prohibited by Section 32.98.9 of the Town of Danville Municipal Code or otherapplicable law. DATE: 8Oct2024 DESIGN NUMBER: SCALE: REVISIONS: PROJECT NAME: LOCATION: SHT:1.0 85 Railroad Ave. Danville CA 94526 Trader Joe’s #65 State Lic. #: 664525 THIS DESIGN / DRAWING IS THE EXCLUSIVE PROPERTY OF CONTINENTAL SIGNS, INC. AND CANNOT BE REPRODUCED EITHER IN PART OR WHOLE WITHOUT WRITTEN CONSENT FROM CONTINENTAL SIGNS, INC. CUSTOMER APPROVAL LANDLORD APPROVAL DATE DATE CONCEPTUAL DRAWING ONLY: All dimensions are approximate & may change due to construction factors or exact field conditions. Colors shown are as close to printing will allow, always follow written specifications. "designers and fabricators of custom electrical signage" 7541 Santa Rita Circle, Unit D Stanton, CA 90680 Tel: (714) 894-2011 www.continentalsigns.com ® TM 1 ©2024 REMOVE EXISTING SIGN AND REPLACE WITH NEW ASECTION DETAIL NOT TO SCALE 1/4" X 1 1/2" NYLON ANCHOR MIN. OF 5 TO 6 PER LTR EACH. ACRYLIC SIGN FACE 12 VOLT LED SYSTEM (UL APPROVED) WATERPROOF FLEXIBLE CONDUIT ALUMINUM RETURNS W/ U.L. LABEL ATTACHED ALUMINUM RACEWAY OR TRANSFORMER BOX UNINTERRUPTED TO HOUSE GROUND LOW VOLTAGE CABLE 12 VOLT LED TRANSFORMER (UL APPROVED) DISCONNECT SWITCH BUILDING WALL 3" DP. DRAIN HOLES (TYP) W/LIGHT DEFLECTORS A 3” “TRADER JOE'S”: BACKING OF LETTERS TO BE .063 ALUMINUM W/ RETURNS .040 ALUMINUM. FACES TO BE RED #2793 PLEX & 1" BLACK TRIMCAP EDGES. RETURNS TO BE BLACK ACRYLIC POLYURETHANE ENAMEL FINISH. FACE ILLUMINATION TO BE RED LOW VOLTAGE LED SYSTEM. *NOTE: USE EXISTING 120V ELECTRICAL SERVICE TO SIGNS. Scale: 1/2"=1'-0" 52 Sq Ft. INDIVIDUAL CHANNEL LETTERS, INTERIOR ILLUMINATION 24 " 24 " 4’ - 6 " ATTACHMENT B DATE: 8Oct2024 DESIGN NUMBER: SCALE: REVISIONS: PROJECT NAME: LOCATION: SHT:2.0 85 Railroad Ave. Danville CA 94526 Trader Joe’s #65 State Lic. #: 664525 THIS DESIGN / DRAWING IS THE EXCLUSIVE PROPERTY OF CONTINENTAL SIGNS, INC. AND CANNOT BE REPRODUCED EITHER IN PART OR WHOLE WITHOUT WRITTEN CONSENT FROM CONTINENTAL SIGNS, INC. CUSTOMER APPROVAL LANDLORD APPROVAL DATE DATE CONCEPTUAL DRAWING ONLY: All dimensions are approximate & may change due to construction factors or exact field conditions. Colors shown are as close to printing will allow, always follow written specifications. "designers and fabricators of custom electrical signage" 7541 Santa Rita Circle, Unit D Stanton, CA 90680 Tel: (714) 894-2011 www.continentalsigns.com ® TM 1 ©2024 REMOVE EXISTING SIGN AND REPLACE WITH NEW 11’-7" EQ.EQ. 102’-0" +/- 2 4 " 2 4 " SCALE 1/8”=1’-0” NORTH ELEVATION REPLACE EXISTING SIGN W/NEW, SIZE TO MATCH EXISTING DATE: 8Oct2024 DESIGN NUMBER: SCALE: REVISIONS: PROJECT NAME: LOCATION: SHT:3.0 85 Railroad Ave. Danville CA 94526 Trader Joe’s #65 State Lic. #: 664525 THIS DESIGN / DRAWING IS THE EXCLUSIVE PROPERTY OF CONTINENTAL SIGNS, INC. AND CANNOT BE REPRODUCED EITHER IN PART OR WHOLE WITHOUT WRITTEN CONSENT FROM CONTINENTAL SIGNS, INC. CUSTOMER APPROVAL LANDLORD APPROVAL DATE DATE CONCEPTUAL DRAWING ONLY: All dimensions are approximate & may change due to construction factors or exact field conditions. Colors shown are as close to printing will allow, always follow written specifications. "designers and fabricators of custom electrical signage" 7541 Santa Rita Circle, Unit D Stanton, CA 90680 Tel: (714) 894-2011 www.continentalsigns.com ® TM 1 ©2024 R a i l r o a d A v e . Love Ln. W. Linda Me s a A v e . SIGN LOCATION SITE PLAN N