The HUB Comprehensive Sign Plan

Transcription

1 TITL RiNo Arts District The HUB Comprehensive Sign Plan October 12, CSP Zoning Administrator Signature Date

2 TABL OF CONTNTS SCTION 1: Introduction Introduction Signage Standards...05 Signage Definitions...06 Signage Allowances...07 SCTION 5: Signage Types Signage xamples SCTION 6: Approval Process Approval Process Supplemental Building Sign Plan...40 SCTION 2: Signage Design Criteria Design Principles Parameters for Changeable Content...10 SCTION 3: Materials Acceptable Materials Unacceptable Materials SCTION 4: Typical Sign Locations Site Plan...17 Blake Street levation...18 Walnut Street levation...19 Downing Street levation th Street levation The HUB Development Comprehensive Sign Plan Draft September 12,

3 Section 01 Introduction 3

4 SCTION 01 INTRODUCTION The following standards are intended to set out a comprehensive program for building signage. These criteria are intended to assist tenants in the design and review process. All signage must be reviewed and approved by the Owner prior to submittal to the City of Denver for permit and subsequent fabrication and installation. All tenants must adhere to these criteria and all applicable state and local sign and building codes. Signs may be erected, altered and maintained only for and by a use by right in the district in which the signs are located: shall be located on the same zone lot as the use by right and shall be clearly incidental, customary and commonly associated with the operation of the use by right. GNRAL DSIGN GUIDLINS Tenants are encouraged to be creative and unique in designing their signs, while complementing the project and working within the parameters outlined in this Plan. The Hub at RiNo Station provides an exciting creative environment for tenants. This calls for unique signs that are in keeping with the high quality standards of materials, finishes and details established in all parts of the architecture, streetscape and landscape. PLACMNT: All tenant signage placed on the building, within the parameters described in the Comprehensive Sign Plan. Retail and commercial use by right tenant signage will be located low on the building, at or below the top of the first floor. Signs for Major Tenant ID Signs. (Signs for Primary Building Tenant) will be located higher on the building but below the roof-line. Sign placement and location shall respect architectural elements and maintain integrity of the architectural design intent. SCAL: It is anticipated that the first floor tenants will be bank, retail, food & beverage. Their signs will be scaled to be visible from across the street. Signs for upper floor primary building tenant will have larger signs, meant to be viewed from one or two blocks away. In both cases, appropriate legibility will be critical. The scale of all signage shall be sensitive to neighborhood residences and context. INTNSITY: The audience for the bank, retail/food & beverage signs will be very public; thus, the volume of their signs will be medium-high, speaking of the fun and excitement offered within. The upper floors of this building (office tenants) will be more private, subtly identifying their presence in the building. MATRIALITY: Materials and fabrication techniques for all signage will be of the highest quality to assure durability and aesthetic benefit. Longevity of these signs will be of highest priority. The bank, retail/food & beverage signs will complement the architectural materials of the building, while contrasting sufficiently to engage their audience. The primary building tenant will be quieter, conforming more closely with the building materials. FUNCTION: The purpose of the bank, retail/food & beverage signs is to engage and excite the audience, contributing variety and vitality, while encouraging visitors to explore and enjoy everything the Hub at RiNo Station has to offer. The primary building tenant signage is intended to promote their presence. ZONING INFORMATION Zoning Classification C-MX-8 Denver Sign Code, Sections All sign types allowed per the above referenced sections of the sign code are permitted. PRMITTING DSIGN RVIW Applications for sign permits submitted for approval shall be forwarded to the applicable DRC by the Commercial Zoning Team. ALLOWABL SIGNAG The HUB Development Comprehensive Sign Plan Draft September 12,

5 SCTION 01 SIGNAG STANDARDS The following sign types are permitted: Window Wall Ground Projecting (Projecting signs are prohibited for uses without direct street access on the ground story) Arcade Canopy MAXIMUM NUMBR Projecting Signs Only: 1 Projecting Signs (Must be located adjacent to every street upon which the user has frontage & an entry) (or) 1 Projecting Sign at corner of a building where the user has 2 frontages, provided that the approval of the manager of Public Works has been given pursuant to the provisions of Section of the Revised Municipal Code. All Other Signs (including a Mix of Projecting & Other Sign Types) ach use may have up to: 5 signs (or) 2 signs on each front line of the zone lot on which the use is located. MAXIMUM SIGN ARA Fifty (50) square feet OR the total permitted sign area of each use by right shall be determined by the following: MAXIMUM HIGHT ABOV GRAD Arcade signs: 20 feet. Ground signs: 32 feet. Wall or window signs: The roof line of the building to which the sign is attached. Projecting signs: The bottom of any projecting sign must be at least 8 feet above the sidewalk or ground story finished floor level, whichever is higher. The top of any projecting sign may be no higher than 15 feet above the sidewalk or ground story finished floor level, whichever is higher. LOCATION Projecting signs: May not project more than 5 feet out from a building. Shall not exceed the height of the parapet of building. Shall not be placed less than 8 feet apart. All other signs: Shall be set in at least 5 feet from every boundary line of the zone lot in Zone Districts requiring structural setbacks; provided, however, wall signs may project into the required setback space the permitted depth of the sign. In no case shall there be more than 5 signs (per use) applied to any street front. ILLUMINATION All Sign Types: May be illuminated and all direct illumination shall not exceed 25 watts per bulb. Flashing signs are prohibited. ANIMATION Animated signs are prohibited. TNANT SIGN DSIGN PROCSS 1. Working with your landlord and using the attached Site Plan, identify the boundaries of your tenant space in the building. This will show you where your building frontage is. Verify with your Landlord the number of linear feet of frontage you will occupy. If you occupy a corner suite, you will have more than one frontage. Measure each frontage separately. 2. Next, refer to the attached Sign Location levations. These drawings will show you where your signs may be located on the building. Coordinate with your Landlord to avoid interference with other tenant signage. Once you have determined how much sign face area you re allowed and the sight lines to your location, you and your professional sign designer can determine the types of signs you want to use to identify your business. 3. Work with your professional designer to create signs for your business that meet the criteria in this Plan. Follow the instructions in the CSP for document preparation and submittal. 4. Submit your final package to your Landlord for approval. 5. Once you have approval from your Landlord, submit your final package to Denver Zoning for approval and sign permit. For a zone lot having 2 or more uses by right. For each use by right, 1.5 square feet of sign area for each linear foot of that portion of building frontage occupied by the use by right, for the first 200 feet of building frontage, then 1 square foot of sign area for each linear foot of building frontage thereafter. No sign shall exceed 200 square feet in area nor shall the total sign area of any use exceed 600 square feet. Additional Standards for Projecting Signs: Illumination of projecting signs shall be permitted by direct, indirect, neon tube, light emitting diode (LD), and fluorescent illumination for users with over 20 linear feet of frontage. Users with fewer than 20 linear feet of frontage may have direct external illumination only. Fully internally-illuminated plastic sign boxes with internal light sources are prohibited. Projecting signs may use a variety of illuminated colors. The HUB Development Comprehensive Sign Plan Draft September 12,

6 SCTION 02 SIGNAG DFINITIONS VIWING DISTANCS: Signs viewed from a short distance are generally smaller in scale and provide greater visibility at the pedestrian level and a greater degree of visual interest to the storefront composition. Given the context of this commuter intensive urban environment, signs at this scale are absolutely critical. All retail, food & beverage, entertainment and commercial offices with a ground level presence are encouraged to incorporate a variety of sign types into their storefront designs. The quantity of these additional short distance viewed pedestrian scale signs varies by Zone. Within the context of this document and unless specified otherwise, Tenant shall mean any retail, commercial, office or institutional business operating from a building, space, kiosk or cart within The Hub RiNo Station. PRMITTD SIGN TYPS: xterior signs for tenants and businesses operating within The Hub covered by this section of the CSP are: A. Wall Signs- including smaller Panel/Plaque signs and Project Identification Signage B. Projecting Signs- including strategically located Feature Signs C. Arcade Signs D. Canopy Signs. Awning Signs F. Window Signs G. Ground Signs H. Major Tenant ID Refer to pages of this document for further definitions of each sign type. CALCULATING SIGNAG ARA The area of a sign is determined by the sum of all areas or portion of each triangle, parallelogram, circle, ellipses or any combination thereof which creates the smallest single continuous perimeter enclosing the extreme limits of decorative sign elements; this includes all words, letters, logos, frames, backing, face plates, non-structural trim or other components not used for support. Sign armature or bracing shall not be included in the sign area measurement unless it is made part of the message or face of the sign. Where a sign has two (2) or more display faces, the area of all faces shall be included in the calculation unless the display faces are back to back and parallel to each other and not more than twenty four inches (48 ) apart, or form a V type angle of less than ninety degrees (90 ). For regular shaped signs the area of the sign will be computed by using standard mathematical formulas for regular geometric shapes, including, without limitation, triangles, parallelograms, circles, ellipses, or combinations thereof. In the case of an irregularly shaped sign or a sign with letters or symbols directly affixed or painted on the wall of a building, the area of the sign is the entire area within a single continuous rectilinear perimeter of not more than eight straight lines enclosing the extreme limits of any writing, representation, emblem, or any figure of similar character, together with any material or color forming an integral part or background of the display if used to differentiate such sign from the backdrop of structure against which it is placed, but if a freestanding sign structure is not a fence which functions as such, the sign area shall be the area of the entire structure. CALCULATING SIGNAG ARA DIAGRAMS The HUB Development Comprehensive Sign Plan Draft September 12,

7 SCTION 01 SIGN ALLOWANCS Permitted Content Permitted Types Identification by letter, numeral, symbol or design of the use-by-right by name and use, hours of operation, services and products offered, events and prices of products and services and Project Identity Wall, Projecting, Arcade, Canopy, Ground, and Window signs Prohibited Sign Types Maximum Quantity Wall Mounted Sign Box Cabinets, Vacuum Formed Letterforms Projecting Signs Only: ach user may display 1 projecting sign adjacent to every street upon which the user has frontage and an entry, or 1 projecting sign at the corner of a building where the user has 2 frontages, provided that the approval of the manager of Public Works has been given pursuant to the sections of the revised municipal code. Maximum Area Maximum Projection Maximum Height Above Grade All other signs, including a Mix of Projecting and Other sign types: each use may have the greater number of the following: 5 signs; or 2 signs for each front line of the zone lot on which the use is located. ach use by right or conditional use may have the greater number of the following: 5 signs; or 2 signs for each front line of the zone lot on which the use by right or conditional use is located. Ground level uses-by-right with street frontage: Sign area shall be 1.5 square feet of sign area for each linear foot of building frontage occupied by the use by right for first 200 linear feet of building frontage; and 1 square foot of sign area for each linear foot above 200 linear feet of building frontage occupied by use by right. A. The total sign area of any use-by-right shall not exceed 600 square feet B. No single sign shall exceed 200 square feet C. All measurements shall be applied to each street/ frontage separately, then totaled for a cumulative sign area calculation D. No additional sign area is granted for tenants occupying multiple floors.. Max. area of panel/plaque sign: four (4) sq. ft. A. Wall sign: twenty four (24) inches B. Projecting sign: five feet. A. Wall and projecting signs: The roof line to which the sign is attached B. Arcade, canopy: due to slope of the project, maximum height is 4 above top of storefront glass at that location. Minimum Height Above Grade Location A. Projecting, arcade, canopy signs: minimum eight (8) feet above grade A. No setback is required from any boundary line of the building frontage. Projecting signs attached to walls which are adjacent to a street right-of-way line may project into the right-of-way in accordance with section of the Denver Zoning Code. (Ord. No , effective ) B. Tenants above the ground floor will be permitted exterior signage C. If multiple tenants share a single entry point, individual Plaque/Panel Signs or a Joint I.D. Wall or Ground sign may be used to provide a listing of those tenants. Multiple signs, of any type, at a single entry will not be permitted. The HUB Development Comprehensive Sign Plan Draft September 12,

8 Section 02 Signage Design Criteria

9 SCTION 02 DSIGN PRINCIPLS FRAMING QUSTIONS Throughout the process of developing these guidelines, the issues of context, location, placement, scale, intensity, materiality and function have formed the basis for the design criteria for the overall signage. As individual designers, developers and tenants use this document, these questions should remain at the forefront of the design process to ensure a cohesive project that celebrates the unique qualities of the site and that will provide both visually and functionally durable solutions for the environmental graphics. FRAMING QUSTIONS FOR ALL SIGNAG: CONTXT: Where is the sign located in its context and adjacency to the other uses within and adjacent to this CSP area? LOCATION: In what Zone within the CSP area is it located? PLACMNT: Is the sign in the public realm, adjacent to the building or located on the building? Is it placed low or high on the building? As related to the applicable framing questions, the key parameters of The Hub at RiNo Station include: The District is urban in location and use. Signage must be designed to be clear, legible and durable as appropriate to this environment. Signs must be attractive and serve as a complimentary feature of the building or business it serves. The Hub at RiNo Station will be a premier transit oriented and mixed-use community, with a substantial portion of its visitors and users being pedestrians. Identity signs and directional information should be scaled and located accordingly. Special consideration should be given to UV degradation, freeze-thaw cycles and snow removal (both chemical and manual methods). Signs must be regularly maintained. Signs that fail must be replaced or removed, at the cost of their owner, within six (6) weeks of notification. SCAL: How large is it? Is it expected to be seen from far away or from short distances? INTNSITY: How visually assertive is it in terms of its finishes, colors and illumination? Is the intensity consistent with adjacent uses? MATRIALITY: What is it made of? Does it conform to or complement its surroundings? FUNCTION: Why is it there, what does it do and to whom is it in service? What is the tenant or building s use or purpose? The HUB Development Comprehensive Sign Plan Draft September 12,

10 SCTION 02 PARAMTRS FOR CHANGABL CONTNT CHANGABL SIGNS Permanent structures which accept changeable content that identifies, advertises or promotes an event and/or sale of merchandise or services of a business use located on the same zone lot shall be limited to: 1. Banners or flags with commercial advertising copy and imagery; 2. Weather resistant poster frames, display cases and shadow boxes; 3. Changeable materials shall be replaced at a minimum every 60 days with materials displaying different imagery and copy; 4. Permitted maximum height above grade for banners and flags: Sixty (60) feet, minimum height for building mounted banners is twelve (12) feet; 5. Sign area shall be included in calculations of the maximum use-by-right permitted sign area and shall not exceed fifty (50) percent of the maximum use-by-right permitted sign area for the permitted use on the zone lot, and; 6. Shall be placed only on the business structure within the tenant s area. TMPORARY SIGNS Temporary signs fall into three categories, all subject to review and approval by the Zoning Administrator: A. Temporary Development Signs: (construction barricades) Subject to the conditions hereinafter set forth and upon application to and issuance by the Department of Zoning Administration of a permit therefore, signs identifying or advertising new construction, remodeling, development, sale, lease or rental of either a use-by-right or a designated land area. ach such permit shall be valid for a period of not more than eighteen (18) calendar months and shall not be renewed for more than one (1) successive period at the same location. Care must be taken to ensure that if a shorter life-span material is used (vinyl, fabric), it shall be refreshed/replaced on a regular basis to maintain a high quality product. 1. Permitted sign types: Wall, window or ground. 2. Permitted maximum number: two (2) signs for each front line of the zone lot or designated land area on which the signs are located. 3. Permitted sign area: two (2) square feet for each linear foot of exterior building frontage of the zone lot or designated land area on which the signs are located. Sign area shall be applied to each front line separately. 4. Permitted maximum height above grade: Thirty (30) feet. 5. Permitted location: No limitation. B. Temporary vent Signs: signs which identify, advertise or promote a temporary event, activity and/or sale of merchandise or service of a business use located on the same zone lot. ach permit shall be valid for a period of not more than forty-five (45) days and shall not be renewable. Care must be taken to ensure that if a shorter life-span material is used (vinyl, fabric), it shall be refreshed/ replaced on a regular basis to maintain a high quality product. These signs shall be limited to: 1. Banners with commercial advertising copy and imagery; 2. Wall signs or posters which have been treated so as to be shielded from the elements (water, wind, sun, etc.); 3. Window graphics consisting of printed material, paint or decals applied directly to glazing subject to the specific prohibitions and shall meet the following conditions: Shall be maintained in a clean, orderly and condition; Shall be placed in/on ground level windows/walls only; Shall not exceed fifty (50) percent of the maximum use-by-right permitted sign area for the permitted use on the zone lot. C. The following constraints apply to all types of temporary signs: 1. Permitted illumination: May be illuminated but only from a concealed internal or external light source; and shall not flash, blink or fluctuate; 2. Shall not be animated, and; 3. Shall not be used for third-party advertising. The HUB Development Comprehensive Sign Plan Draft September 12,

11 Section 03 Materials and Methods 11

12 SCTION 03 ACCPTABL MATRIALS XAMPLS Selected materials should reflect their use and the anticipated longevity of the sign. Materials should be urban in character, durable, easily maintained and of the highest quality. lements such as wood should be used selectively and their location should be considered to minimize the potential for damage. The materials used for all freestanding signage shall be designed and constructed to be durable enough to withstand the equipment to be used for snow removal and other maintenance. Wall Signs Use permanent, durable materials such as metals and metal composites. Do not use sign boxes with plastic or acrylic faces. Acrylic letters or logos may be used for window signs. Face-lit Channel Letters Face-lit Channel Letters Open Pan Channel Letters Neon Signs Painted Signs with xternal Illumination Channel Letters Signage on Custom Background Symbols / Shapes The HUB Development Comprehensive Sign Plan Draft September 12,

13 SCTION 03 ACCPTABL MATRIALS XAMPLS Signage illumination should be chosen based upon the purpose of the sign, the required legibility and visibility, the anticipated ambient lighting and the competing signage elements in the area(s) in which the signs will be located. All illuminated signs must be controlled by a central timer or photosensitive switch (photo cell) to regulate the hours of operation. Projecting Signs It is additionally encouraged that the controls for the lighting allow for dimming during the late night/early morning hours. Locate and design sign illumination to minimize impacts on its surrounding context. Guidelines for Signs Do not use an internally-lit plastic or glowing box. Locate the power source for signs so that it is not visible on a building facade. Neon Window Graphics This example shows adjacent indirect building lighting; this approach can provide good sign visibility. Direct Lamp lighting Iconic Design Do not install exposed conduit, raceways or junction boxes on the primary elevations of a building. Direct lighting toward a sign from an external shielded lamp is encouraged. Use simply designed unobtrusive lamps, such as goose neck lamps or simple contemporary fixtures, for external lighting sources. Halo, LD or exposed neon for lighting signs are also acceptable Use a warm temperature of light, similar to daylight. nsure lighting type, design, size and numbers correspond with signage and building design. Bold Graphics Vintage Materials/Techniques Unique Lettering Typographic The HUB Development Comprehensive Sign Plan Draft September 12,

14 SCTION 03 ACCPTABL MATRIALS XAMPLS Selected materials should reflect their use and the anticipated longevity of the sign. Materials should be urban in character, durable, easily maintained and of the highest quality. Awning Signs Use permanent, durable materials as to eliminate general wear and tear from weather & the elements. Tenant must replace awning signage if discoloration or ripping occurs. Subtle Pattern Pop of Color Typographic Logo The HUB Development Comprehensive Sign Plan Draft September 12,

15 SCTION 03 UNACCPTABL MATRIALS XAMPLS PROHIBITD SIGN TYPS In order to maintain a high level of quality and a character appropriate to the Hub project, the sign types and fabrication methods described below will not be permitted for any businesses or developments within its limits. All signs are subject to the review and approval of the City of Denver Zoning Administration. Prohibited Signage The following identity sign types are prohibited: 1. Internally illuminated signs with vacuum formed plastic faces. 2. Internally illuminated box signs with exposed acrylic or stretched vinyl sheet faces without additional materiality and layering. 3. Internally illuminated awnings. 4. Parked motor vehicles and/or trailers intentionally located so as to serve as a sign or advertising device. Internally Illuminated Box Signs with Plastic Faces xposed Raceways, Heavy Trim-Cap Low Quality, Off the Shelf Portable Sign Temporary Inflatables, Of Any Kind 5. Signs with exposed raceways. 6. Signs with individual changeable plastic letters. 7. Sign boards using explicitly inexpensive materials. 8. Off the shelf portable signs that do not reflect the quality demanded of this district. 9. Inflatable signs. Signs with individual changeable plastic letters Internally illuminated signs with vacuum formed plastic faces Low Quality, Portable Flag Signs Illuminated Awnings The HUB Development Comprehensive Sign Plan Draft September 12,

16 Section 04 Typical Sign Locations 16

17 SCTION 04 SIT PLAN KY A WALL SIGN - PROJCT IDNTITY SIGNAG B B1 WALL SIGN - MAJOR OFFIC TNANT ID WALL SIGN - SCONDARY MAJOR OFFIC TNANT ID BLAK STRT C1 C2 D1 F G PARKING ACCSS SIGNAG - WALL OR ARCAD PARKING ACCSS SIGNAG - PROJCTING SIGN CANOPY SIGN OR ARCAD - TNANT ID WALL- RTAIL TNANT ID PROJCTING SIGN - RTAIL TNANT ID WINDOW SIGNS WALL SIGN - JOINT TNANT ID A B Retail A Restaurant Future Phase Subject to Supplemental Sign Plan Drop-off / Parking 36th STRT C1 Loading Dock Retail B C2 C1 DOWNING STRT B Office Fitness Office Lobby Retail Retail Restaurant Restaurant A D1 A B1 G B1 A B D1 WALNUT STRT The HUB Development Comprehensive Sign Plan Draft September 12,

18 SCTION 04 BLAK STRT LVATION Tenant ID 200sf B A Tenant ID Tenant ID Tenant ID Tenant ID F 50sf 12sf F 50sf 12sf A 50sf 12sf 50sf Scale: 1:300 KY 90'-0" 135 allowable sf 90'-0" 135 allowable sf BLAK STRT A WALL SIGN - PROJCT IDNTITY SIGNAG B WALL SIGN - MAJOR OFFIC TNANT ID B1 C1 C2 D1 WALL SIGN - SCONDARY MAJOR OFFIC TNANT ID PARKING ACCSS SIGNAG -WALL OR ARCAD PARKING ACCSS SIGNAG-PROJCTING SIGN CANOPY SIGN OR ARCAD - TNANT ID WALL- RTAIL TNANT ID PROJCTING SIGN - RTAIL TNANT ID 36th STRT DOWNING STRT F G WINDOW SIGNS WALL SIGN - JOINT TNANT ID WALNUT STRT KY PLAN The HUB Development Comprehensive Sign Plan Draft September 12,

19 SCTION 04 WALNUT STRT LVATION 200sf B 100sf B1 A B1 Tenant ID Tenant ID Tenant ID Tenant ID Tenant ID Tenant ID F Scale: 1:300 G A 12sf 50sf 12sf 12sf 50sf 12sf 50sf 12sf 50sf 12sf D1 50sf KY A B WALL SIGN - PROJCT IDNTITY SIGNAG WALL SIGN - MAJOR OFFIC TNANT ID 60'-0" 60'-0" 90 allowable sf 90 allowable sf BLAK STRT B1 C1 C2 D1 F G WALL SIGN - SCONDARY MAJOR OFFIC TNANT ID PARKING ACCSS SIGNAG -WALL OR ARCAD PARKING ACCSS SIGNAG -PROJCTING SIGN CANOPY SIGN OR ARCAD - TNANT ID WALL- RTAIL TNANT ID PROJCTING SIGN - RTAIL TNANT ID WINDOW SIGNS WALL SIGN - JOINT TNANT ID B1 WALL SIGN - SCONDARY MAJOR OFFIC TNANT ID NOT: SPCIAL CONSIDRATION TO ALLOW 2 MAJOR TNANT ID S DU TO XPOSUR TO PDSTRIAN AND PROXIMITY TO TRANSIT. ALLOW ON MAJOR TNANT AND ON SCONDARY TNANT ID. 36th STRT WALNUT STRT DOWNING STRT KY PLAN The HUB Development Comprehensive Sign Plan Draft September 12,

20 SCTION 04 DOWNING STRT LVATION Tenant ID 200sf B 30 sf Tenant ID Tenant ID Parking 150sf D1 F A 12sf 50sf 12sf 50sf C2 C1 70'-0" Scale: 1: allowable sf KY A WALL SIGN - PROJCT IDNTITY SIGNAG 52'-0" 78 allowable sf BLAK STRT B WALL SIGN - MAJOR OFFIC TNANT ID B1 C1 C2 D1 WALL SIGN - SCONDARY MAJOR OFFIC TNANT ID PARKING ACCSS SIGNAG - WALL OR ARCAD PARKING ACCSS SIGNAG - PROJCTING SIGN CANOPY SIGN OR ARCAD - TNANT ID WALL- RTAIL TNANT ID PROJCTING SIGN - RTAIL TNANT ID 36th STRT DOWNING STRT F G WINDOW SIGNS WALL SIGN - JOINT TNANT ID WALNUT STRT KY PLAN The HUB Development Comprehensive Sign Plan Draft September 12,

21 SCTION 04 36th STRT LVATION 200sf B A Tenant ID Loading Dock A F F 50sf G 12 sf C 72'-0" 108 allowable sf Scale: 1:300 BLAK STRT KY A B C D1 F G PROJCT IDNTITY SIGNAG MAJOR OFFIC TNANT ID PARKING SIGNAG CANOPY SIGN OR ARCAD SIGN - TNANT ID WALL RTAIL TNANT ID PROJCTING SIGNS WINDOW SIGNS ADDRSS SIGNS 36th STRT WALNUT STRT DOWNING STRT KY PLAN The HUB Development Comprehensive Sign Plan Draft September 12,

22 Section 05 Signage xamples 22

23 SCTION 05 WALL SIGN - TNANT ID - MAJOR OFFIC Intent: To identify major tenants within individual office buildings by either name or logotype. Recommended xamples Signs are to be located near top of buildings, not to extend above the parapet wall. A maximum of three (3) tenant signs per building, one (1) per side Allowable sizes are: No single sign shall exceed 200 Sq. Ft Sign can display either (1) major tenant logotype, (2) major tenant name in the corporate font; to be approved by the Owner. Types of Wall Signs to be encouraged include: 1. Individual pan channel letters or reverse pan channel letters mounted directly to building face. 2. Reverse pan channel letters to have white halo illumination. No raceway or exposed conduit allowed. 3. Indirect, internal or non-exposed neon/ld Determination of major tenant status is at the discretion of the building Owner. Signs may not be illuminated after 11:00 pm. Location near top of building face The HUB Development Comprehensive Sign Plan Draft September 12,

24 SCTION 05 WALL SIGN - TNANT ID Wall Signs are located above the storefront display windows and/or entry doors, parallel to the building facade, projecting no more than twenty-four inches (24 ). Wall signs consist of letter and logo forms individually attached to the building fascia or to a panel or cabinet. Wall signs are permitted to be placed vertically or horizontally on the building fascia above the first floor glazing and up to the height of the roof line. Signs must be architecturally respectful to the building on which it is placed. Types of Wall Signs to be encouraged include: 1. Dimensional letters and logo forms fabricated from suitable materials that have a translucent, painted, gilded or metal finish. These letters should be illuminated with external, point source, bracket mounted light fixtures that accentuate the form of the letter and logo forms. Lamps used in these fixtures should be of a warm color temperature, between 2,500 and 3,000 degrees Kelvin. 2. Letter and logo forms painted, gilded, pushed through, or screen printed onto continuous or individual metal or glass fascia panels: These panel signs can employ external, edge or limited area internal illumination. Panels may be layer to give the sign more visual interest and a three-dimensional quality. 3. Reverse pan channel letter and logos with halo or edge illumination: These letters and logos will be fabricated using similar materials and finishes as the dimensional letters listed above. 4. Open pan channel letters and logos with exposed neon illumination are encouraged for, but not limited to, food & beverage and entertainment oriented establishments. 5. Internally illuminated pan channel letters with acrylic faces. These signs are allowed for tenants who demonstrate that they will use this sign type with maximum creativity of design and the highest quality of materials and fabrication including: Raceways connecting letter forms must be concealed within the storefront construction. Flush, discreet attachment of the acrylic faces to the metal channel letters without typical trim cap edging. The acrylic face of the letter forms must have a matte finish to avoid reflections in the letter face when not illuminated. The HUB Development Comprehensive Sign Plan Draft September 12,

25 SCTION 05 PROJCTING SIGN - TNANT ID Projecting Signs are wall mounted perpendicular or diagonally to the building facade and will project 18 to 48 from the building surface. Vertical height is defined by the Tenant s space. The details and materials used for Projecting Signs should convey the personality and display the unique character of each individual tenant and be complementary to the architecture upon which they are located. Because of their proximity to the viewer, special care and attention must be made to their craft and finish. Projecting signs must maintain a minimum clearance of eight feet (8-0 ) above the sidewalk. Final location to be determined as part of the Supplemental Building Sign Plan. Types of Projecting Signs to be encouraged include: 1. Artistic, three-dimensional object signs of logo or primary sales product(s) fabricated/sculpted from suitable materials. 2. Router-cut or dimensional letters/logos attached to or pushed through sign panels or cabinet construction boxes. 3. Painted, screen printed or gilded sign panels or cabinet construction boxes. A combination of materials. Cut-out, layered, built up or pinned-off metal or wood borders or graphics. Raceways, conduits and transformers must be concealed within the sign assembly. Flush, discreet attachment of the acrylic faces to the metal channel letters without typical trim cap edging. The acrylic face of the letter forms must have a matte finish to avoid reflections in the letter face when not illuminated. Projecting Signs for businesses, retail, food & beverage and entertainment tenants are encouraged to have internal, integral, edge, halo or external illumination, or any combination thereof. Food & beverage and entertainment tenants are encouraged to: Have letter and logo forms rendered in exposed neon applied to the sign panel. Attach reverse pan channel letters with halo illumination to the sign panel. The HUB Development Comprehensive Sign Plan Draft September 12,

26 SCTION 05 WINDOW SIGNS - TNANT ID Tenants are encouraged to add more interest and identity to their facade with signs placed directly onto the second surface of glass of windows and/or doors. Maximum area for Window Signs cannot exceed twenty-five percent (25%) of their total ground level storefront window area. Types of Window Signs to be encouraged include: 1. Screen-printing, gilding and cut vinyl These may be applied to the second surface of the glass. Logos, letter forms or other supplemental graphics that contribute to the tenant s identity may be displayed. 2. Digitally printed graphics on opaque, translucent or transparent material applied directly to the second surface of the glazing. 3. Digitally printed graphics on opaque, translucent or transparent material suspended or supported in the tenant s interior display zone within 2 of the glazing. 4. Skeletal frame neon depicting the tenant s identity or artistic product graphic. The HUB Development Comprehensive Sign Plan Draft September 12,

27 SCTION 05 WINDOW SIGN - TNANT DOOR Signs are displayed on glass entry doors; graphics applied directly to the glass surface. Maximum area for Window Signs on entry doors cannot exceed twenty-five percent (25%) of the total entry door window area. Types of Window Door Signs to be encouraged include: 1. Allowed graphics are: logo, tag line, welcome, hours of operation, address, website, and business number. Other types of graphics are to be reviewed for approval by the landlord. 2. Separate Open or Close tags require special review and approval by the landlord. Traditional rectangular type is not acceptable. 3. Mounting is to the interior side of the glass. 4. Preferred Type: Vinyl graphics. The HUB Development Comprehensive Sign Plan Draft September 12,

28 SCTION 05 WALL SIGN - TNANT ADDRSS SIGN Intent: Tenant suite number identification is an opportunity through the use of unique typography to not only identify the unique location of the tenant but also reinforce the brand of the tenant. Recommended xamples Types of Address Signs to be encouraged include: 1. Unique typography 2. Dimensional mounted to either glass Transom or adjacent to doorway on complementary sign backer to architectural finishes 3. Mounting is to the exterior side of the glass. 4. Preferred Type: Vinyl graphics or dimensional Numbers. 5. Maximum square footage of address signage is 2 square feet. Contemporary font, flat cut out metal with standoffs Contemporary font, vinyl on glass This sign type does not count against a tenants maximum number of allowable signs. Contemporary font, flat cut out painted, flush mount The HUB Development Comprehensive Sign Plan Draft September 12,

29 SCTION 05 CANOPY SIGN - TNANT Intent: Canopy Signs are defined by their association with architectural entry canopies. Colors, finishes and materials used for Canopy Signs shall be complementary to the tenant facade and an integral part of the canopy or architectural element. These signs can be mounted above, below or on the face of canopy structures. Types of Canopy Signs to be encouraged include: 1. Dimensional letters and logo forms fabricated from suitable materials that have a painted, gilded or metal finish. These letters should be illuminated with edge or external, point source, bracket mounted light fixtures that accentuate the form of the letter and logo forms. Lamps used in these fixtures should be of a warm color temperature, between 2,500 and 3,000 degrees Kelvin. Raceways and conduit connecting letter forms must be concealed within the canopy or storefront construction. Flush, discreet attachment of the acrylic faces to the metal channel letters without typical trim cap edging. The acrylic face of the letter forms must have a matte finish to avoid reflections in the letter face when not illuminated. Recommended xamples Reverse channel, metal finish Face lit channel, stand-off to raise 2. Letter and logo forms painted, gilded or screen printed onto continuous or individual metal or glass fascia panels: These panel signs can employ external, edge or limited area internal illumination (defined as glowing push through letters or graphics, not the entire panel surface). Panels may be layered to give the sign more visual interest and a three dimensional quality. Reverse channel, halo lit 3. Reverse pan channel letter and logos with halo or edge illumination: These letters and logos will be fabricated using similar materials and finishes as the dimensional letters listed above. Face lit channel graphics 4. Open pan channel letters and logos with exposed neon illumination are encouraged for, but not limited to, entertainment and food & beverage oriented establishments. Face lit channel, dimensional logo 5. Internally illuminated pan channel letters with acrylic faces. These signs are allowed for tenants who demonstrate that they will use this sign type with maximum creativity of design and the highest quality of materials and fabrication including: Face lit channel graphics The HUB Development Comprehensive Sign Plan Draft September 12,

30 SCTION 05 WALL SIGN TNANT/PROJCT ID - PANL PLAQU Intent: These are primarily two-dimensional flat mount, flush or bas relief panels, plaques or thin cabinets located on walls, columns or pilasters adjacent to the tenant entry doors. These signs may display a building or tenant name, logo, product or service and are limited to a maximum of four (4) square feet in total area. Because of their proximity to the viewer, special care and attention must be made to their craft and finish. Recommended xamples Types of Panel or Plaque Signs to be encouraged include: 1. Cast metal with polished letter forms and/or paint filled backgrounds. 2. Layered etched or machined metal. 3. Porcelain or ceramic tiles set into building wall surface or metal frame. 4. Porcelain enamel finish metal pans or panels. 5. Carved or cast stone or composite material panels. 6. Carved or deep etched glass panels. 7. Thin cabinet construction assembly with glass or router-cut metal surface with first or second surface flat or dimensional graphics. May include internal, edge, halo, push through or external illumination. Bas relief, layered metal panels Acrylic panels, masked paint finish An alternative form of this sign type is a Medallion. Medallions are defined as plaques or mosaics set flush in the pavement. These are logotype, logo or decorative graphic patterns embedded in the sidewalk paving within the projected limits of the leased premises (for tenants) or project property line (for developers). Cast, flush-mount, multi metal finish Layered, externally lit metal panel Acceptable materials include but are not limited to: 1. Poured exterior grade terrazzo graphics. 2. Mosaics in ceramic or porcelain tile. 3. Cast metal medallions. With Medallions, only the embedded graphic will be counted as signage, decorative paving patterns are not considered signs. Tenants shall be responsible for ensuring that all floor graphics meet all applicable codes, especially regarding trip and slip hazards. Layered, edge lit, stainless steel Cast metal The HUB Development Comprehensive Sign Plan Draft September 12,

31 SCTION 05 WALL SIGN - JOINT TNANT ID JOINT IDNTIFICATION SIGNS Subject to the conditions hereinafter set forth and upon application to and issuance of a zoning permit therefore, joint identification signs are permitted for 3 or more uses by right on the same zone lot as the sign, excluding parking. The following joint identification signs are in addition to all other signs: A. Permitted sign types: Wall or Plaque B. Permitted maximum number: 1 sign for each front line of the zone lot. C. Permitted area: The greater number of the following: 100 square feet; or 1 square foot of sign area for each 2 linear feet of street frontage of the zone lot, provided however, that the total area of all signs on each front line of the zone lot shall not exceed 200 square feet. D. Permitted maximum height above grade: 25 feet.. Permitted location: Adjacent to ground floor Main project ntries ( common Lobbies). F. Permitted illumination: May be illuminated and all direct illumination shall not exceed 25 watts per bulb. G. Prohibited: Flashing signs are prohibited and animated signs are prohibited. The HUB Development Comprehensive Sign Plan Draft September 12,

32 SCTION 05 ARCAD SIGN - TNANT ID Intent: Arcade Signs are different than Projecting Signs in that these are wall or projecting signs attached to the roof or columns of an arcade or projecting canopy and are totally contained within the outside limits of the structural surfaces which delineate the arcade. The details and materials used for Arcade Signs should convey the personality and display the unique character of each individual tenant. A standardized bracket or connection to the arcade must be used for all signs under the same structure. Because of their proximity to the viewer, special care and attention must be made to their craft and finish. All Arcade Signs will be suspended from an arcade or architectural canopy, perpendicular, parallel or diagonally to the building facade and will be 18 to 42 wide and be no greater than 48 in their vertical dimension. Arcade signs must maintain a minimum clearance of eight feet (8-0 ) above the sidewalk. Arcade Signs for businesses, retail, food & beverage and entertainment tenants are encouraged to have internal, integral, edge, halo or external illumination, or any combination thereof. Food & beverage and entertainment tenants are encouraged to: Have letter and logo forms rendered in exposed neon applied to the sign panel. Attach reverse pan channel letters with halo illumination to the sign panel. Arcade Sign Area Calculation: This sign type typically has two faces but only the area of one face is to be included in a tenant s total sign area calculation. Note: If the sign projects from a wall, column or pilaster with no architectural structure or canopy above it is considered a Projecting Sign. Recommended xamples Reverse channel Flat cut metal graphics, beveled Types of Arcade Signs to be encouraged include: 1. Artistic, three-dimensional object signs of logo or primary sales product(s) fabricated/sculpted from suitable materials. 2. Router-cut or dimensional letters/ logos attached to or pushed through sign panels or cabinet construction boxes. 3. Painted, screen printed or gilded sign panels or cabinet construction boxes. A combination of materials. Cut-out, layered, built up or pinnedoff metal or wood borders or graphics. Raceways, conduits and transformers must be concealed within the sign assembly. Flush, discreet attachment of the acrylic faces to the metal channel letters without typical trim cap edging. The acrylic face of the letter forms must have a matte finish to avoid reflections in the letter face when not illuminated. Thick fabricated graphics Flat cut metal graphics The HUB Development Comprehensive Sign Plan Draft September 12,

33 SCTION 05 PARKING /SRVIC ACCSS Intent: Parking Identity & Directional Signs and graphic screen panels are a specific example of a Facility ID sign that, due to their simple use of an iconic symbol, are so widely recognized and understood that they ve become a common sign type. They may be freestanding or flat, suspended or perpendicular mounted to a building or overhead structure. Parking Identity & Directional Signs must be designed and located to provide optimum visibility and legibility for the streets on which they are placed and due to the consolidated parking strategy of the HUB project, easily visible from the adjacent major thoroughfares. For freestanding units, coordination with street/site lighting and landscaping is critical to avoid conflicts. Recommended xamples Projecting - custom finish Projecting - standard P Parking Identity and Directional Signs shall employ the international symbol for Parking consisting of a capital letter P enclosed in a circular form. Private parking facilities must be designed so as to differentiate themselves from the public parking to minimize any confusion among first time visitors. If the public parking facilities incorporate a smart parking system for counting available spaces, this information should be provided as a separate panel below the parking symbol. Content can be displayed numerically or as a simple Open or Full message. The garage/building address may also be displayed adjacent to or around the P symbol, if desired. If the sign is being used for directional information, an arrow may also be enclosed in the circle or it may appear as a secondary element below or violating the circle. This sign type must be illuminated. For projecting building mounted Parking I.D. signs, the bottom edge of the enclosing circle must be not less than 8-0 above grade and not more than 15-0 above grade unless extenuating site conditions require otherwise for optimum visibility of the sign. The minimum cap height for the P is 1-9. Ground mount, pole Wall mount, cabinet Ground mount, pylon Wall mount dimensional letters The HUB Development Comprehensive Sign Plan Draft September 12,

34 SCTION 05 TMPORARY SIGNS Intent: Per the restrictions and requirements outlined in the Parameters for Changeable Content, outlined on page XX, Temporary Signs are promotional or seasonal in nature, displaying anticipatory, timely, or short-term information. They are fabricated such that the sign imagery and/or information can be changed or removed. All Temporary Signs are subject to review and approval by the City of Denver and must be professionally designed and fabricated using appropriate materials and finishes for their purpose. Third-party advertising is expressly prohibited for all temporary signs. This sign type is categorized as having three distinct applications: Temporary Development Signs, Temporary vent Signs and Temporary Portable Signs. Those portions of a wood construction barricade that are not used for promotional graphics must be painted. As identified in the Parameters for Changeable Content on page 10, permits for Temporary Development Signs shall be valid for a period of not more than eighteen (18) calendar months and shall not be renewed for more than one (1) successive period at the same location. Recommended xamples Retail tenant enclosure, photos & logos Development sign, logos & renderings TMPORARY DVLOPMNT SIGNS: These are used for promoting new developments, tenants or renovations and are used for or attached to site fencing or construction barricades. These signs are permitted to be installed for a longer period than the Temporary vent variation but are still intended to be periodically refreshed, replaced or removed as necessitated by wear, tear and appearance of the material and the construction/renovation status. Development tenant, illustrative image Retail tenant, photos & product image These signs are intended to promote the new development or venue and will include the use of lifestyle imagery, renderings, typography and other graphic devices to enhance the appearance of the barricade and the vitality of the frontage during the construction period. Retail tenant, lifestyle imagery Dynamic, vertically oriented enclosure The HUB Development Comprehensive Sign Plan Draft September 12,

35 SCTION 05 TMPORARY SIGNS (CONT) Intent: TMPORARY VNT SIGNS: Per the restrictions and requirements outlined in the Parameters for Changeable Content, outlined on page 21, Temporary vent Signs are promotional signs or displays typically used by tenants, developers or land owners to promote special events or openings and require no permanent infrastructure for their display. They are fastened to the glazing, a wall surface or suspended from a parapet or spandrel. These materials are to be crisp and taut not draped and sagging. Recommended xamples As identified in the Parameters for Changeable Content on page XX, permits for Temporary vent Signs shall be valid for a period of not more than forty five (45) days and shall not be renewable. Large scale, high visibility wall mount Wall & corresponding floor graphic Display, freestanding announcement Suspended interior promo graphics Small scale, static cling announcement Printed vinyl wraps on dim. objects The HUB Development Comprehensive Sign Plan Draft September 12,

36 SCTION 05 TMPORARY SIGNS ( CONT.) Intent: TMPORARY PORTABL SIGNS: Per the restrictions and requirements outlined in the Parameters for Changeable Content, outlined on page XX, Temporary Portable Signs are freestanding signs or displays typically used by tenants, developers or land owners to promote special promotions, services, events or openings and rely upon pedestrian scale movable sign assemblies. Content is strictly limited to on site offerings, third party advertising is not allowed. xcept for directional messages, content is to be changed weekly, though it is encouraged to change daily. Units are typically oriented perpendicular to pedestrian traffic flow. Portable signs are limited to 54 in height and 36 in width, and 16 sq.ft. total display area, including both faces if two sided. Portable signs are required to be removed from the public realm each day and locked inside Tenant s space after hours of operation. Because of their proximity to the viewer, special care and attention must be paid to their craft and finish to ensure that they accurately represent the Tenant. Off-the- shelf sandwich signs will not be accepted. Recommended xamples Rolling menu display Custom wrought iron assembly Portable Sign Area Calculation: This sign type could have two faces, but only the area of one face is to be included in a tenant s total sign area calculation. Note: Temporary portable signs in the right-of-way are regulated by Public Works. For full specifications, see Temporary Signs: denvergov.org/ rightofwayservices/rightofwayservices/ Permits/ tabid/442316/default.aspx Fabricated directional stanchion Custom shaped sandwich sign Decorative stanchion Traditional easel & board display The HUB Development Comprehensive Sign Plan Draft September 12,

37 Section 06 Approval Process