Construction Guidelines 1

Transcription

1 Construction Guidelines 1

2 Addendum Log November, 2014 Full Update March, 2015 Formatting July, 2015 Editing November, 2016 Full Update February, 2017 Complete Overhaul Signage Criteria 2

3 Table of Contents Introduction... 4 Primary Signage General Requirements Sign Area and Width Calculations... 6 Halo Illuminated Signs... 7 Front Lit Signs... 8 Edge Lit Sandblasted Glass... 9 Examples of Unapproved Signage Secondary Signage A. Overview B. Blade Signs C. Awning Graphics D. Threshold Signage & Architectural Details E. Window Vinyl F. Banners G. 22x28 Syntra Signage Submittals Installation & Maintenance Signage Criteria 3

4 Introduction Tenant signs are vital to the success of Redmond Town Center. Poorly designed and unprofessional signs can create confusion and fail in their goal to communicate effectively. The ultimate goal of this Signage Criteria is to produce a colorful collage of signs that tastefully inform, delight, and stimulate the shopper. All sign materials must be consistent with a sign s overall design theme, enhancing the storefront and evoking a positive retail image. Due to the variety of architectural elements within RTC, each storefront sign will be carefully considered in relation to its particular location. What may be appropriate in one location may not be work in other areas of the mall. As well, this Signage Criteria has evolved much over time to better reflect changes to RTC, our tenants, and overall changing design themes. As such, please do not assume that your signage will be approved on the basis of existing signage around the center. Each proposed sign will be evaluated on its originality and compatibility with neighboring signs and its overall image within the center. The Landlord reserves the right to disapprove any signage that is not compatible with these criteria and the aesthetics of the center. Exceptions to these specifications are rare and must be directly approved in advanced by our management team. Landlord reserves, from time to time, to makes additions, deletions, revisions, etc. to this Signage Criteria. When considering, designing, ordering, and manufacturing signage please always reach out to our office for the most current edition of the Signage Criteria. Signage Criteria 4

5 Primary Signage General Requirements 1. Only one primary sign will be allowed per storefront/elevation. Tenants occupying corner spaces may utilize one sign per elevation with a maximum of 2 signs, or one sign on a diagonal corner. 2. Where applicable, all primary signs must be located on or above the canopy. Only secondary and tertiary signs, such as blades signs or window vinyl, will be allowed below the canopy. 3. Imaginative signs utilizing a variety of materials are encouraged. Adaptation of current sign practices may be necessary in order to comply with these criteria. 4. Shop drawings showing design, construction, and installation methods will be required for all primary signs. Drawings must be submitted to and approved by Landlord prior to manufacturing and installation. 5. Sign verbiage is limited to the tenant s trade name and shall not include specification of merchandise sold or services rendered, regardless of the name of Tenant s legal entity. Corporate crests, logos, or insignias may be acceptable dependent upon Landlord s approval and provided that they are part of the tenant s name. 6. Signs shall be design as an integral part of the storefront, with letter size and location proportional to the overall storefront design with a 24 maximum leading capital and 18 maximum following lower case letters. Larger or disproportionate letter size may be considered if, in the Landlord s opinion, the sign design is of exceptional merit and architectural quality. 7. Signs may project as shown in storefront conditions included in the Architectural Design Criteria. 8. Bottom edge of signs must have a minimum height above the floor of Signs are to remain on at all times during business hours and for at least 1 hour after mall closing. The intent of keeping signs on after mall closing is that many tenants (restaurants, theaters, etc.) are open later than regular mall hours. Keeping storefronts and signs lit, even when not open, creates a more inviting and warm feeling for the center as a whole. 10. Signs are to be controlled by a time clock and must be on a separate circuit from other lighting. 11. Back-lit and front-lit components must be wholly contained within the depth of the letter. Maximum brightness may not exceed one hundred foot-lumens. 12. First class quality fabrications are required. Hums, flickers, and light leaks will not be permitted and must be repaired. 13. Electrical raceways, wire ways, and cabinets cannot exceed 8 x8 in width and height and must be painted to blend or match with surrounding sign. Electrical raceways, wire ways, and cabinets are not to be visible from the walkway in front of the tenant space. 14. Signs must comply with all codes and regulations, must have current sign permits, and must bear the U.L. label. U.L. labels to be installed in a location not visible from the walkway in front of the tenant space. Signage Criteria 5

6 15. Threaded rods or anchor bolts must be used to mount sign letters extending out from the backer panel. Angle clips attached to letter signs are not allowed. All bolts, fasteners, and clips must be hot-dipped galvanized iron, stainless steel, aluminum, brass, or bronze; no black iron materials of any type will be allowed. 16. Signage brightness cannot exceed one hundred (100) foot-lumens. 17. Backer panels cannot exceed 1.5 in thickness. 18. Front lit letters must have an acrylic or similar face. Lighting sources (LEDs, neon, etc.) cannot be exposed 19. Exposed crossovers between letters or words are not allowed. 20. All electrical components of the sign must be concealed from public view. Sign Area and Width Calculation Sign area calculations are made by circumscribing a box around the main body of the sign. All primary signage shall follow the below calculation: 1. Maximum Sign Area: 2/3 of the width of the storefront 2. Maximum Sign Width: Maximum Sign Area Maximum Letter Height (1 6 ) Please see below for an example calculation: 1. Storefront Width: Maximum Sign Area: 2/3 x 25 0 = Maximum Sign Width: = Primary Signage Design The following are intended as examples of signage types and design ideas that are heavily encouraged. As previously stated, the intent of this criteria is to encourage unique and individual signage. As such, please use the following as a starting point for a design specific and unique to the tenant s brand: Signage Criteria 6

7 Halo Illuminated Signs Tenants are highly encouraged to incorporate reverse channel back lit (halo) lettering and graphics into their signage. Halo lit elements should be a minimum of 3 deep. Such elements can be constructed of aluminum channel or cast metal and can be raised or flush with the façade. White L.E.D.s Aluminum Channel or Cast Metal Letters 3/16 clear polycarbonate back #10 4 screws into metal wall (4 min.) Signage Criteria 7

8 Front Lit Signs Front list signs using dimensional graphics may be pinned off storefronts or awnings. Front lit signs may utilize powered signage shelfs, raceways, wire ways, or cabinets; however, these cabinets must be as minimal as possible and blend into the sign or sign s surroundings. In some instances, backer panels may also be approved, but also must be minimal and make sense with the rest of the sign s design and overall look of the storefront. Full size cabinets or cabinets that are larger than needed for containing electrical components will not be allowed. Full size cabinets will only be accepted if they are built into and flush with the storefront. Signage Criteria 8

9 Edge-Lit Sandblasted Glass In some cases, dimensional primary signs are not feasible or practical. In such cases, using a window on the storefront can be an acceptable option. If this option is approved, the sign must be edge-lit, sandblasted glass with a continuous light source. See below example: Signage Criteria 9

10 Examples of Unapproved Signage Exposed LEDs, Exposed Lighting Source Basic, Full Cabinet Sign Red backer panel too thick, background is full size cabinet, non-raised lettering/graphics, verbiage beyond tenant trade name Signage Criteria 10

11 s Secondary Signage Overview 1. Secondary signs include blade signs, window vinyl, banners, free standing 22x28 syntra, etc. 2. All permanent secondary signage must be approved by the Landlord and will require full sets of shop drawings including installation methods. Permanent secondary signage includes blade signs, awning graphics, threshold signage and architectural elements. 3. All temporary secondary signage must be submitted via proof and approved prior to installation. Temporary secondary signage includes window vinyl, banners, 22x28 signs, etc. Blade Signs 1. Tenants will be required to utilize blade signs in their storefront design unless specifically approved otherwise. 2. Tenants are encouraged to use sculpted or raised graphics and lettering. Raised lettering should project between ½ and 1. Flat lettering and graphics will only be allowed if they make sense and function well with the rest of the sign s design and tenant s branding. Vinyl lettering and graphics will not be allowed. 3. Blade signs must follow the general guidelines for design and quality of workmanship as primary signage. 4. Blade signs must be constructed of high quality materials such as wood, metal, or glass. Materials subject to Landlord s approval. 5. Simple illuminated cabinets or sign boxes will not be approved. 6. Blade signs should not exceed fifty (50) pounds. 7. Tenants are highly encouraged to utilize internally illuminated blade signs. Unless specifically approved, only individual graphics and lettering may be illuminated. Backgrounds cannot be illuminated. Internally illuminated blade signs must fully contain all electrical components within the sign and any support brackets. External conduits will not be allowed. 8. Sign backgrounds must be opaque (or 80% opaque subject to City and Landlord approval). White backgrounds are not allowed. 9. Sign raceways, wire ways, and cabinets should not exceed 6 in width. 10. Overall sign dimensions should not exceed 1 6 in height by 2 6 in length by 6 in width. 11. Blade signs must be installed with a minimum of 9 of clearance from the bottom edge of the sign. Awning Graphics 1. Tenants with fabric covered awnings may utilize digitally printed graphics at the discretion and approval of the Landlord. 2. Graphics can be included on the valence. 3. Graphics shall be limited to tenant s name and logo. Signage Criteria 11

12 4. Logos are highly encouraged. Logos applied to canopies provide a highly effective method of improving tenant identity and branding. Threshold Signage & Architectural Elements 1. Tenants are encouraged to incorporate additional signage in their threshold via tiling, inset cast metal lettering and graphics, or other similar architectural elements. 2. Finish of threshold signage must be flush and level with surrounding materials as to not create trip hazards. 3. Such signage must be fully contained within Tenant s lease line unless otherwise approved by the Landlord. 4. In the event of tenant s move out, threshold signage and architectural elements must be completely removed and fully replaced with materials consistent with surrounding threshold or storefront unless otherwise approved by the Landlord. Window Vinyl Graphics 1. Tenants are encouraged to incorporate and regularly change window vinyl into their storefront design and branding. 2. Computer cut flat vinyl graphics are encouraged. 3. Professionally made, digitally printed graphics allowable. 4. Maximum allowed area of window vinyl is subject to review and approval. Banners 1. No banners may be hung, attached, or otherwise installed on the exterior of the tenant storefront. Banners must be hung within the tenant space, at least 12 back from windows. 22x28 Syntra Signs 1. 22x28 syntra signs must be professionally printed and displayed in a professionally made 22x28 sign holder. Sign holders must be placed along the tenant storefront. No sign holders may be placed in the middle of walkways. 2. A-Frame or sandwich-board sign holders will not be allowed to be placed within the Redmond Town Center. Such sign holders may be placed on the sidewalks along NE 76 th Street and Redmond Way. 3. Shop drawings showing design, construction, and installation methods will be required for all blade signs. Drawings must be submitted to and approved by Landlord prior to manufacturing and installation. 4. Proofs will be required for all other secondary signage. Proofs must be submitted to and approved by Landlord prior to printing and installation. Signage Criteria 12

13 Signage Submittals Drawing Preparation 1. Tenants and their architect/designer and contractors are solely responsible for verifying existing conditions to ensure proposed signage will indeed function as intended. 2. We encourage tenants to begin working with our office as early as possible in the design of their signage to ensure no time is wasted designing a sign that we cannot approve. Drawing Requirements 1. Tenants are required to submit Sign Shop Drawings to our office prior to submitting for City approval. 2. Sign Shop Drawings will only be accepted electronically in PDF. Our office will not review physical drawings. 3. Drawings must be fully detailed and dimensioned and include the following information: a. Elevation(s) of the storefront including all signage and graphics, showing doors and architectural features b. Letter style and typeface specifics c. Colors and finishes d. Light source specifications e. Transformer specifications including input and output voltages f. Material specifications and thickness g. Wiring specifications h. Locations of service switches, access panels, and transformers i. Mounting Hardware Drawing Review 1. Once Sign Shop Drawings our office will review to determine if the sign meets this Signage Criteria. Our approval does not guarantee approval by the City of Redmond. If changes are required by the City, please work with our office to ensure further changes continue to meet our approval. 2. Please allow up to 14 days for complete review of signage. Signage Criteria 14

14 Installation and Maintenance Working Hours 3. Installation of all permanent signage must be performed off mall hours. Work must be 100% completed and cleaned up by mall opening. 4. Installation of secondary and tertiary signage must be completed off hours if requiring the use of a lift. Installation by ladder or foot is preferred to be performed off mall hours, but may be performed during mall hours if approved and properly coordinated with our office. Insurance Requirements 1. Sign installation and maintenance require having an approved and current certificate of insurance on file with our office. Please inquire for a sample COI showing required policy amounts and verbiage. Signage Criteria 15