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PC 2018-02-20_8b PSP 18-001 Aldis Signage MEMORANDUM TO: PLANNING COMMISSION FROM: TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR BY: SAM ANDERSON, PLANNING TECHNICIAN SUBJECT: CONSIDERATION OF PLANNED SIGN PROGRAM 18-001; REVISION TO EXISTING PLANNED SIGN PROGRAM; LOCATION – INTERSECTION OF EAST GRAND AVENUE AND SOUTH ELM STREET; APPLICANT – JENNIFER DAW DATE: FEBRUARY 20, 2018 SUMMARY OF ACTION: Approval will result modifications to the existing Arroyo Grande Shopping Center Planned Sign Program and the installation of two (2) new wall signs. IMPACT ON FINANCIAL AND PERSONNEL RESOURCES: None. RECOMMENDATION: It is recommended that the Planning Commission adopt a resolution approving Planned Sign Program 18-001. BACKGROUND: The subject property is located at the southeast corner of the E. Grand Avenue and Elm Street intersection and is zoned Gateway Mixed Use (GMU) (Attachment 1). The City Council adopted Resolution No 4528 approving Planned Sign Program (PSP) 13-001. The Planned Sign Program has undergone multiple revisions since the original approval. Most recently, the Planned Sign Program was modified in June 2016 in order to clarify directory signage and to modify how signage for Building B was to be processed. Project Description The applicant proposes to permit Building Pad E, previously occupied by Cookie Crock, to install two (2) wall signs with a maximum of square footage of seventy (70) sq. ft. each. Building Pad E is currently permitted only one (1) wall sign of seventy (70) sq. ft . Per Arroyo Grande Municipal Code (AGMC) Section 16.60.070.A.1, “If the project consists of nine or more tenants or has a total aggregate sign area of more than one hundred fifty (150) square feet and revisions are proposed that increase the total number of signs by more than ten (10) percent or increase the sign area for a tenant by more than ten (10) percent, the revision shall be proposed pursuant to the provisions of PLANNING COMMISSION CONSIDERATION OF PLANNED SIGN PROGRAM 18-001 FEBRUARY 20, 2018 PAGE 2 a planned sign program.” Due to the applicant proposing to increase the sign area for a tenant by more than ten (10) percent, the proposed Planned Sign Program revision must be proposed pursuant to the provisions of a new Planned Sign Program. Architectural Review Committee: The project was reviewed by the ARC o n February 5, 2018 (Attachment 2). The ARC was in support of the project and recommended approval of PSP 18-001 as submitted to the Planning Commission, as the ARC found the proposal proportionately sized and appropriate due to the low visibility and square footage of the tenant space the proposed signage shall be advertising. ANALYSIS OF ISSUES: Planned Sign Program Modifications The following changes are proposed as part of the project: 1. Page 8 – Miscellaneous Tenant Building Signage a. Add “landlord has the right, at their discretion, to allow additional tenants on the business directories, if space available.” Currently, Building Pads E-H are not permitted to be identified on the business directories. 2. Page 16 – Building Pad A a. Clarify that the percentage remaining of allocated wall signage square footage for Tenant 2 is 33%. 3. Page 19 – Building Pad B a. Add “Placement on the business directory is based on availability and Landlord’s discretion.” 4. Page 20 – Building Pad B a. Replace “have the ability to” with “can.” 5. Page 30 – Building Pads E-H a. Change Building Pads E-H to Building Pads F-H b. Add “Building Pad E is allowed two (2) wall signs and one (1) ground sign.” 6. Page 31 – Building Pad E a. Further clarification on Building Pad E being permitted two (2) wall signs, up from one (1) wall sign. Building Pads F-H are still limited to one (1) wall sign per business. 7. Page 36 – Business Directory Signs a. Add “Landlord has the discretion to approve tenants on the di rectory signs if space is available.” The proposed changes are mostly minor clarifications to the Sign Program. The significant modification is the permitting of two (2) wall signs for Building Pad E. Building Pad E is the largest of the four (4) major tenants , spans the rear of the shopping center, and is furthest from either street frontage. In light of the limited visibility of the structure, additional signage is justified in order to support the largest commercial space of the shopping center. The maximum size of seventy (70) sq. ft. per sign is not proposed to be modified at this time. PLANNING COMMISSION CONSIDERATION OF PLANNED SIGN PROGRAM 18-001 FEBRUARY 20, 2018 PAGE 3 Proposed Signage The revisions to the Planned Sign Program are being proposed to accommodate the new grocery store in Building Pad E, Aldi’s. The proposed signage, designed in assumption of Sign Program modification approvals, is as follows: Aldi’s Signage Materials: Aluminum Panel Message: ALDI Size: 75 sq. ft., to be conditioned to be a maximum of 70 sq. ft. Colors: Borders: Yellow, then orange Background: Dark blue Lettering: White Logo: Light blue Location: On two (2) existing towers framing Building Pad E Illumination: Internally illuminated The tenant is proposing two (2) new wall signs to be placed on the towers framing either side of Building Pad E. The proposed signs are indicated to be seventy five (75) sq. ft. on project plans, however, the applicant is aware of the seventy (70) sq. ft. maximum per sign and that entitlement approvals are being conditioned to require a reduction of square footage prior to Building Permit issuance. General Plan The proposed signage was reviewed and found to be in conformance with General Plan Policies regarding signage, such as: LU12-12.2: Ensure that signs are integrated into the overall site and architectural design theme of commercial developments. LU12-12.6: In designing signs and sign messages, emphasize utilization of fewer words to create a clean, understandable message. In general, use symbols only if they are easily recognizable or represent a definable logo. The proposed signage utilizes a clean, understandable message by highlighting the single word name of the tenant and a basic, definable logo. The signage is integrated into the overall site and placed in locations of high visibility, combatting the low -lying nature of the site and the lack of visibility from both Grand Avenue and Elm Street. The proposed location of the signage will necessitate the removal of some architectural features from the towers, including a window element. However, replacement detailing will create a clean and organized design feature. PLANNING COMMISSION CONSIDERATION OF PLANNED SIGN PROGRAM 18-001 FEBRUARY 20, 2018 PAGE 4 ALTERNATIVES: The following alternatives are presented for Planning Commission consideration: 1. Adopt the attached Resolution approving Planned Sign Program 18-001; 2. Modify and adopt the attached Resolution approving Planned Sign Program 18- 001; 3. Do not adopt the attached Resolution, provide specific findings, and direct staff to return with a Resolution denying Planned Sign Program 18-001; or 4. Provide direction to staff. ADVANTAGES: The proposed Sign Program modifications would permit additional signage for a building pad that is located in a location difficult to view from either street frontage, helping to support an incoming business. DISADVANTAGES: Approval of the proposed Sign Program modifications would allow more signage to be constructed than would be typically permitted for a new business under the original Sign Program. However, Planned Sign Programs allow for these deviations when proposed signage is compatible and consistent within a develo pment and not detrimental to the public health, safety or welfare, as recommended by the ARC. ENVIRONMENTAL REVIEW: The project was reviewed in accordance with the California Environmental Quality Act (CEQA) and determined to be categorically exempt per Section 15311(a) of the CEQA Guidelines regarding new construction of an on premise sign. PUBLIC NOTIFICATION AND COMMENTS: A notice of public hearing was mailed to all property owners within 300’ of the site, was published in the Tribune, and was posted at City Hall and on the City’s website on Friday, February 9, 2018. The Agenda was posted at City Hall and on the C ity’s website in accordance with Government Code Section 54654.2. No comments have been received. ATTACHMENTS 1. Location Map 2. Draft Minutes from the February 5, 2017 Architectural Review Committee meeting 3. Project Plans RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING PLANNED SIGN PROGRAM 18-001; LOCATED AT 1221 EAST GRAND AVENUE; APPLIED FOR BY JENNIFER DAW WHEREAS, the applicant has filed a Planned Sign Program application to modify Planned Sign Program 13-001 in order to allow for the installation of two (2) wall signs upon Building Pad “E” of the Arroyo Grande Shopping Center; and WHEREAS, the project site is located at 1221 East Grand Avenue and is part of the Gateway Mixed Use (GMU) zoning district; and WHEREAS, The existing Planned Sign Program may be modified through the review of a new Planned Sign Program; and WHEREAS, approval of the Planned Sign Program will permit the installation of two (2) new wall signs to Building Pad “E”; and WHEREAS, the Architectural Review Committee has reviewed the project and has recommended approval to the Planning Commission; and WHEREAS, the Planning Commission has reviewed the project in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo Grande Rules and Procedures for Implementation of CEQA and has determined that the project is exempt per Section 15311(a) of the CEQA Guidelines regarding new construction of an on premise sign; and WHEREAS, the Planning Commission has reviewed the project at a duly noticed public hearing on February 20, 2018; and WHEREAS, the Planning Commission finds, after due study, deliberation and public hearing, that the following circumstances exist and findings can be made: Planned Sign Program Findings: 1. The proposed sign is consistent with the goals, objectives, policies and programs of the Arroyo Grande general plan, specific plan, and any applicable design guidelines or approvals; The project is consistent with Policies LU12-2.2 and LU 12-2.6 of the General Plan due to the signage being integrated into the overall site and architectural theme of the existing building pad and the size of signs being minimized in light of the scale and unique location of the project site. 2. The proposed sign conforms to applicable development standards and provisions of this title and will not be detrimental to the public health, safety and welfare; RESOLUTION NO. PAGE 2 The purpose of the Planned Sign Program is to provide flexibility for uses with unique design elements and needs. The proposed signage supports a new grocery store with a unique location and scale and will not be detrimental to the public health, safety and welfare due to conditions placed upon the project. 3. The physical location or placement of the sign is compatible with the surrounding neighborhood and does not pose a safety risk. The proposed signage is compatible with the surrounding neighborhood due to the amount of signage when compared to the scale of the structure upon which the signage will be placed. The signage will not pose a safety risk due to the signage being constructed and installed in conformance with the California Building Code. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo Grande hereby approves Planned Sign Program 18-001 as set forth in Exhibit “B”, attached hereto and incorporated herein by this reference, with the above findings and subject to the conditions as set forth in Exhibit “A”, attached hereto and incorporated herein by this reference. On motion by Commissioner , seconded by Commissioner , and by the following roll call vote, to wit: AYES: NOES: ABSENT: The foregoing Resolution was adopted this 20th day of February 2018. RESOLUTION NO. PAGE 3 _______________________________ GLENN MARTIN CHAIR ATTEST: _______________________________ DEBBIE WEICHINGER SECRETARY TO THE COMMISSION AS TO CONTENT: _______________________________ TERESA McCLISH COMMUNITY DEVELOPMENT DIRECTOR RESOLUTION NO. PAGE 4 EXHIBIT “A” CONDITIONS OF APPROVAL PLANNED SIGN PROGRAM 18-001 1221 EAST GRAND AVENUE This approval authorizes modifications to the existing Arroyo Grande Shopping Center Planned Sign Program in order to allow for the installation of two (2) new wall signs to Building Pad “E" of the Arroyo Grande Shopping Center. CONDITIONS OF APPROVAL: GENERAL CONDITIONS 1. The applicant shall ascertain and comply with all State, County and City requirements as are applicable to this project. 2. The project shall substantially conform to the plans on file in the Community Development Department, dated October 12, 2017 as well as the updated Planning Sign Program dated January 25, 2018. 3. The applicant shall agree to indemnify and defend at his/her sole expense any action brought against the City, its agents, officers, or employees because of the issuance of said approval, or in the alternative, to relinquish such approval. The applicant shall reimburse the City, its agents, officers, or employees, for any court costs and attorney’s fees which the City, its agents, officers, or employees may be required by a court to pay as a result of such action. The City may, at its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve the applicant of his/her obligations under this condition. 4. The permit shall expire on February 20, 2020 unless a building permit is issued for the project. PLANNING DIVISION 5. Individual wall signs shall be limited to seventy (70) square feet. BUILDING DIVISION 6. The applicant shall comply with the current California codes including the specifically adopted City of Arroyo Grande provisions. 7. Prior to any additional work being done onsite, the applicant shall obtain all necessary permits from the Building and Life Safety Division. ARROYO GRANDE SHOPPING CENTER MASTER SIGN PROGRAM Prepared By Date: 06.11.2013 Revised: 02.02.2016 Revised: 05.19.2016 Revised: 01.13.2018 1221 East Grand Ave ACTION MINUTES REGULAR MEETING OF THE ARCHITECTURAL REVIEW COMMITTEE MONDAY, FEBRUARY 5, 2018 ARROYO GRANDE CITY HALL, 300 E. BRANCH STREET ARROYO GRANDE, CA 1. CALL TO ORDER Chair Warren Hoag called the Regular Architectural Review Committee meeting to order at 2:30 p.m. 2. ROLL CALL ARC Members: Chair Warren Hoag, Vice Chair Bruce Berlin, and Committee Member Keith Storton were present. Committee Members Mary Hertel and Colleen Kubel were absent. City Staff Present: Planning Manager Matt Downing and Planning Technician Sam Anderson were present. 3. FLAG SALUTE Vice Chair Berlin led the Flag Salute. 4. AGENDA REVIEW None. 5. COMMUNITY COMMENTS AND SUGGESTIONS None. 6. WRITTEN COMMUNICATIONS None. 7. CONSENT AGENDA Committee Member Storton made a motion, seconded by Vice Chair Berlin, to approve the January 8, 2018 minutes as submitted. The motion passed on the following voice vote: AYES: Storton, Berlin, Hoag NOES: None ABSENT: Hertel, Kubel 8. PROJECTS 8.a. CONSIDERATION OF PLANNED SIGN PROGRAM 17-002; TWO (2) NEW MONUMENT SIGNS, ONE (1) NEW WALL SIGN, ONE (1) NEW VEHICLE DIRECTIONAL SIGN, AND TWO (2) NEW DIRECTORY SIGNS FOR A NEW MEDICAL CENTER; LOCATION – 850 FAIR OAKS AVENUE; APPLICANT – TRIPLE, LLC; SIGN CONTRACTOR – SEAN BEAUCHAMP, SOUTHPAW SIGNS (Anderson) Planning Technician Anderson presented the staff report. The Committee had no questions. Sean Beauchamp, sign contractor, and Will Drake, architect, spoke in support of the project and responded to questions regarding illumination of the signs and the location of the monument signs. . Minutes: ARC PAGE 2 Monday, February 5, 2018 The Committee spoke in support of the project, commenting that the size, amount, and location of the signage felt appropriate, and that the proposed sign package is justified in light of the scale of the structure the signage is to be located upon. Vice Chair Berlin made a motion, seconded by Committee Member Storton, to recommend approval of the project to the Planning Commission as submitted, with the comment that the Committee felt that the proposed signage was proportionally appropriate for the scale of the structure. AYES: Berlin, Storton, Hoag NOES: None ABSENT: Hertel, Kubel 8.b. CONSIDERATION OF PLANNED SIGN PROGRAM 18-001; REVISION TO EXISTING PLANNED SIGN PROGRAM; LOCATION – INTERSECTION OF EAST GRAND AVENUE AND SOUTH ELM STREET; APPLICANT – JENNIFER DAW (Anderson) Planning Technician Anderson presented the staff report and responded to questions from the Committee regarding the Planned Sign Program, the existing Rite Aid sign, and color choices and regulations. Phil Fontes, property owner, spoke in support of the project and responded to questions regarding the proposed location of the signs, the impact of the signage to existing architectural features, and placement of signage upon monument signs. The Committee spoke in support of the project, providing comments on the symmetry of the proposed signage, the loss of architectural detailing created by the proposed sign placement, and the colors of the signage. Committee Member Storton made a motion, seconded by Vice Chair Berlin, to recommend approval of the project to the Planning Commission as submitted, with the comment that the Committee felt that the proposed signage was proportionally appropriate for the scale of the structure. AYES: Storton, Berlin, Hoag NOES: None ABSENT: Hertel, Kubel 9. DISCUSSION ITEMS None. 10. COMMITTEE COMMUNICATIONS Chair Hoag informed the Committee that he would be absent from the April 16, 2018 regular meeting. 11. STAFF COMMUNICATIONS Planning Manager Downing updated the Committee the Jim Guthrie Community Service Grant Panel, the Branch Street Hotel, the Heritage Square Bathroom project, and the Matthew Will Memorial Medical Center. Minutes: ARC PAGE 3 Monday, February 5, 2018 12. ADJOURNMENT The meeting was adjourned at 3:25 p.m. to a regular meeting on March 5, 2018 at 2:30 p.m. _____________________________ _____________________________ SAM ANDERSON WARREN HOAG PLANNING TECHNICIAN CHAIR (Approved at ARC Meeting ___________) SIGNAGEDESCRIPTIONQUANTITYSQ. FT. PER SIGNTOTALSTOWER LOGO SIGN274.9149.8TOTAL SIGNAGE149.8SIGNAGE IS SHOWN FOR REFERENCE ONLY AND SHALL BE UNDER SEPARATEPERMIT SUBMITTAL2Existing Front Elevation - NorthSCALE: 1/16" = 1'-0"Concept ExteriorElevationsDSBCEE-3Please note that the colors shown here are a graphical representation toshow contrast in materials only. Due to the nature of electronic media,colors may vary depending on computer or printer used.For review of actual colors, a material sample board should be createdon a project specific basis.Drawing No.Scale:Project No.Type:Date:Drawn By:Date:AIssued:Project Name & Location:Drawing Name:PROJECT ARCHITECT/ENGINEERDATEPROJECT LEADDATESealSealDATEPROJECT DESIGNER1Date:Revisions:PLOTTED: 9/21/2017 11:10 AM Inc.17-0253AALDI Inc.Arroyo Grande CAE. Grand Ave.Arroyo Grande, CA 93420San Luis Obispo County04/21/17CA V7.1As NotedStore #: XXBCDE23456789Drawing AlterationIt is a violation of law for any person, unless acting under thedirection of licensed Architect, Professional Engineer, LandscapeArchitect, or Land Surveyor to alter any item on this document in anyway. Any licensee who alters this document is required by law to affixhis or her seal and to add the notation "Altered By" followed by his orher signature and the specific description of the alteration or revision.Cwww.apd.comCopyright 2017DO NOT SCALE PLANSCopying, Printing, Software and other processes required to producethese prints can stretch or shrink the actual paper or layout.Therefore, scaling of this drawing may be inaccurate. Contact APDArchitecture with any need for additional dimensions or clarifications.APD Architecture, Inc.17961 CowanIrvine, CA 92614585.742.2222585.924.4914.fax17961 CowanIrvine, CA 92614585.742.2222585.924.4914.faxNOT FORCONSTRUCTIONIssued for Client Review05/22/17Revised per Client feedback05/25/17Revised per Client approval06/01/17Revised per Client feedback09/21/173Proposed ALDI Front Elevation - NorthSCALE: 1/16" = 1'-0"1Existing Floor Plan (Partial)SCALE: 1/16" = 1'-0"4Proposed ALDI Front Elevation - NorthSCALE: 1/8" = 1'-0"Elevation Disclaimer Note:Building elevation were created by Retail Design Collaborative on 05/19/2017 ARROYO GRANDE SHOPPING CENTER MASTER SIGN PROGRAM Prepared By Date: 06.11.2013 Revised: 02.02.2016 Revised: 05.19.2016 Revised: 01.13.2018 ARROYO GRANDE SHOPPING CENTER 2 PREFACE The subject property (“Arroyo Grande Shopping Center”) is located on the southwest corner of East Grand Avenue and South Elm Street, Arroyo Grande, CA. The Owner is Grand & Elm Partners, LLP (“Grand & Elm”). The property is approximately 7.26 acres and consists of eight parcels and is zoned Gateway Mixed Use. Grand & Elm Partners, LLP (“Grand & Elm”) proposes to renovate an existing retail shopping center which includes new construction and drive thru of “Building Pad A”, demolition, relocation and building square footage increase of “Shop Building D”, reconfiguration and building square footage decrease of “Shop Building H”, new landscape and hardscape throughout, façade renovation on the existing inline tenant, and a new comprehensive signage program for the entire shopping center. The proposed three structures will bring additional services to the shopping center and the renovations will create a vibrant pedestrian-oriented shopping center for the Arroyo Grande community. The total building square footage addition to the shopping center is 6,721 SF. This includes the following: Existing structures Building B (Retail B): 5,569 SF The Girl’s Restaurant (Retail C): 4,899 SF Shop Building D (Shops): 4,520 SF Cookie Crock (Retail E): 25,070 SF Car Quest Auto Parts (Retail F): 15,000 SF Rite Aid (Retail G): 18,018 SF Shop Building H (Retail): 4,990 SF Existing Total Building Square Footage: 78,066 SF Proposed structures Building Pad A: 2,771 SF (new construction with drive thru and plaza area) Shop Building D: 8,470 SF (demolition, relocation and building increase of 3,950 SF from existing) Shop Building H: 4,800 SF (reconfiguration and reduction in square footage of 190 SF) Proposed additional square footage: 6,721 SF Reduction of “Shop Building H” square footage: -190 SF Proposed Total Building Square Footage: 84,597 SF ARROYO GRANDE SHOPPING CENTER 3 The Arroyo Grande Shopping Center is located 300’ outside of Highway 101 with more than nine (9) tenants. The project consists of a Major tenant (20,000 SF or more), six (6) Minor Tenants (under 20,000 SF), and one Fast Food (project which consists a drive-thru). The signage criteria for each tenant are outlined within this Sign Program. All criteria contained within this program are considered as a supplement to the City of Arroyo Grande Sign Ordinance, Chapter 16.60. The intent of this Overall Sign Program (“OSP”) for Arroyo Grande Shopping Center is to provide guidelines to achieve a visually coordinated, harmonious, balanced, appealing signage environment at the site, consistent with the City of Arroyo Grande Municipal Code. The OSP establishes guidelines and criteria for the design, implementation, and regulation of project identity and tenant signage and proportional exposure. The Owner will be responsible for rigorous adherences to the OSP and will determine signage locations for each tenant, consistent with the lease terms, ordinance limitations, and this OSP. The Owner will retain the right to approve the design and content of any sign proposed by a new tenancy and will ensure compliance with requirements for review by the City of Arroyo Grande under applicable ordinances. This sign criterion also describes the responsibilities of the tenants with respect to the sign review, approval, and installation. All work shall meet or exceed the minimum design intent and fabrication requirements shown in this document. Conformance will be enforced. A diversity of sign types within the parameters of these criteria is encouraged to allow for creative tenant signage. Any non-conforming or unapproved signs shall be brought into conformance at the expense for the tenant. Upon vacancy, Tenant shall remove sign and restore fascia to original condition at Tenant’s sole expense within fifteen (15) days of expiration of termination of Tenant’s lease. Tenant shall be responsible for the following expenses relating to signage for tenant’s store: 1. Plan check and permit fees 2. Fabrication, installation of signage, and final electrical connections 3. Maintenance and repair to include: all costs relating to signage removal and repair of any damage to the building, or any portion of the shopping center. ARROYO GRANDE SHOPPING CENTER 4 SIGN DESIGN CRITERIA The following are general guidelines to be used in the development of all signage and graphic elements.  Sign canisters may be allowed for tenant logos only when such logo constitutes a registered trademark or is part of the D.B.A . However, “Can Like” signs are typically discouraged. Tenant signs that incorporate logos, business identities, an d/or images denoting the type of business, shall be encouraged. Logo design and color to be approved by Landlord and the City of Arroyo Grande.  All sign colors, lettering styles, graphics, and mounting attachments will be considered against overall compatibility with the development and architectural theme.  The final design and size of signs will be approved at the discretion of the Landlord and must be approved by the City of Arroyo Grande. All decisions of the Landlord will be based on architectural compatibility.  Signs shall be designed in a manner that is not only imaginative but also high graphic quality. In addition, signs should be compatible with and complementary to adjacent facades. Signage and environmental graphics should be conceived as an integral part of the building design and not applied as an afterthought.  Notwithstanding the maximum square footages specified for a copy area allowances, signs, and typography in all cases shall appear balanced and in scale with the context of the sign space and building as a whole. Signs shall be centered over each Tenant space unless otherwise directed by Landlord and approved by the City of Arroyo Grande.  Primary storefront identification shall be limited to Tenant’s trade name and logo, as approved in the lease and in the City of Arroyo Grande Business License.  All signage lighting shall be baffled or concealed. Light leaks will not be allowed.  All sign illumination shall be from the interior or by indirect lighting that shall be turned off after business hours, or at ten (10:00) pm, whichever is later. ARROYO GRANDE SHOPPING CENTER 5 ACCEPTABLE SIGN DESIGN The following list is a broad suggestion of sign design solutions. All sign designs are subject to the approval of Landlord and final approval by the City of Arroyo Grande.  Individual channel letters with light (LED) transmitting acrylic faces.  Mixed media signs incorporating multi-dimensional forms and combinations of colors, shapes, materials, and lighting.  Application of materials, finishes, and colors as culled from the immediately adjacent architecture.  Dimensional letter forms with seamless edge treatments.  Reverse channel lettering.  Cut or fabricated steel, painted, or unfinished.  Etched metal or glass, sandblasted glass.  Dimensional shapes and forms of metal, hardwood, glass, or other material with permanent appearance.  Glazed ceramic tile work forming patterns and/or fields, subject to height and area restrictions.  Silhouette or halo illumination.  Front lighting, i.e. gooseneck lighting. ARROYO GRANDE SHOPPING CENTER 6 SIGN CONSTRUCTION AND MAINTENANCE  All signs shall comply with the applicable provisions of the Arroyo Grande Municipal Code, Section 16.60.100, including, but not limited to the California Building Code relative to design and construction, structural integrity, connections, and safety. Signs shall also comply with the provisions of all applicable electrical codes and additional construction standards.  All signs shall be structurally safe; shall be made of rust inhibitive materials and shall be fabricated, constructed, erected, or installed and maintained in such manner, as well as comply with the provisions of this code.  Each sign hereafter erected or remodeled shall bear, in a permanent position, clearly legible identification decals stating the firm or corporation responsible for its construction and erection. Electric signs shall be marked with input amperages at the full load input.  No sign shall be attached in any form, shape or manner that will interfere with an opening required for ventilation, except in circumstances when not violation of the building or fire codes.  Signs shall be located in such a way that they maintain horizontal and vertical clearance or all overhead electrical conductors in accordance with the electrical code and the regulations of the affected entity and the Public Utilities Commission.  Certain signs may be required to be properly guttered and connected with down spouts to storm drains so that water will not drip or flow into public sidewalks or streets.  All permanent freestanding signs or poles shall be self-supporting structures erected on and permanently attached to concrete foundations. Such structures or poles shall be fabricated only from steel or other such materials as approved by the Building Official.  All signs shall be constructed to withstand wind loads, acceptable to the Building Official.  No sign shall be suspended by chains or other devices that will allow the sign to swing due to wind action. Signs shall be anchored to prevent any lateral movements that would cause wear on supporting members or connections. ARROYO GRANDE SHOPPING CENTER 7 SIGN MAINTENANCE  Every sign and all parts, portions, components, and materials thereof shall be maintained and kept in good condition and proper repair. The display surface of all signs shall be kept clean, neatly painted, and free from rust and corrosion. Any cracked or broken surfaces and malfunctioning or damaged portions of a sign shall be repaired or replaced within thirty (30) calendar days following notification by the city. Noncompliance with such a request shall constitute a nuisance and may be abated in accordance with the provisions of this code.  Landlord reserves the right to periodically hire an independent electrical engineer, at Tenant’s sole expense, to inspect the installation of the Tenant’s signs. Code violations shall be corrected at Tenant’s expense.  Any maintenance, except a change of a copy not specifically exempted, shall be permitted. ARROYO GRANDE SHOPPING CENTER 8 MISCELLANEOUS TENANT BUILDING SIGNAGE  Each tenant shall be permitted to place upon each entrance of its store (inside storefront glass) not more than 144 square inches of gold leaf decal application lettering not to exceed 2 inches in height, indicating hours of business, emergency telephone numbers, etc.  Receiving doors may have a two inch high block letter sign identifying the Tenant’s name installed by Tenant. Landlord shall install address above the door in six (6) inch high block letters. Letters shall be the same color throughout the project and applied directly to the door. See “Tenant Delivery Door” for specifications.  Landlord shall install address numbers for each building on the front building wall, 12 inches below the parapet or cornice and located on the top-right of the main building wall. Letter style to Helvetica Regular, height to be six inches (6”), securely mounted to the wall, and approved by the Building and Fire Departments. See “Tenant Delivery Door” for specifications.  Building Pads A, and individual tenants for Building Pad B, and D, are allowed one (1) additional wall sign on the wall that abuts the interior (frontage) parking lot. Specifications are outlined under each Building Pad section.  Staff to work with applicant(s) on all proposed signage to ensure it complies with the Arroyo Grande Shopping Center Overall Signage Program and the Arroyo Grande Municipal Code.  Building Pads “E-H” are allowed placement the ground monument signs on Grand and Elm; Building Pads B & D are allowed placement on business directories on Grand & Elm. The location for the ground monument signs and business directories are identified on the site plan in the program. Landlord has the right, at their discretion, to allow additional tenants on the business directories, if space available. ARROYO GRANDE SHOPPING CENTER 9 PROHIBITED SIGN TYPES  Any sign not in compliance with the provisions of the code, Section 16.60.060. Potential violations shall be processed pursuant to City of Arroyo Grande Development Code Section 16.08.100.  Roof signs extending above the eave or parapet line, except when, in the opinion of the Architectural Review Committee, the sign is a complementary architectural feature of the building. This provision does not apply to integral roof signs.  Flashing signs, expect time and temperature signs specifically permitted pursuant to a site development approval, such as but not limited to Architectural Review, Plot Plan Review, Conditional Use Permit, Review or Sign Approval.  Blade (projecting) signs  Canopy/Awning signs  Animated signs conveying the illusion of or action motion.  Revolving or rotating signs.  Signs emitting audible sounds, odors, or visible matter.  Vehicle-mounted commercial signs when parked or stored on property or within the public right-of-way to identify a business or advertise a product.  Portable signs not specifically permitted to the provisions of this chapter.  Off-site signs not specifically permitted by the provisions of this chapter.  Signs within the public right-of-way expect those required by a Governmental Agency. ARROYO GRANDE SHOPPING CENTER 10  Signs within the public right-of-way (including planted strips, tree wells, fences, and street medians), on public property or in any location which interferes with vehicular, bicycle, or pedestrian circulation or safety.  Sail or wing signs  Statuary (statues or sculptures) advertising products or logos of the business located outside of the structure that houses the business.  Electric reader board signs that are not exempt by virtue of being interior signs and that are not otherwise specifically permitted by the provisions of this chapter.  Signs that purport to be or are in imitation of or resemble official traffic warning devices or signs that, by color, location, or lighting, may confuse or disorient vehicular or pedestrian traffic. This prohibition shall not include traffic or directional signs installed on private property to control on-site traffic.  Strobe or revolving lights used as an attention-getting device.  Off-site commercial signs, including those within the public-right-of-way, held or supported by a person.  Pole signs ARROYO GRANDE SHOPPING CENTER 11 TEMPORARY SIGNS  Outdoor signs containing light bulb strings outside of the building, except for temporary uses such as, but not limited to, Christmas tree lots, carnivals, and other similar uses subject to prior approval of a temporary use permit.  Inflatable advertising devices, including hot air balloons unless approved through the Temporary Use Permit process upon the recommendation of the Architectural Review Committee.  All temporary banners, decorations, and searchlights shall comply with the City of Arroyo Grande Municipal Code as indicated in Section 16.60.050 (A+B).  Staff to work with applicant(s) on all proposed signage to ensure it complies with the Arroyo Grande Shopping Center Overall Signage Program and the Arroyo Grande Municipal Code. ARROYO GRANDE SHOPPING CENTER 12 SUBMITTALS & APPROVALS 1. Each Tenant shall provide a minimum of one (1) primary identification wall sign in accordance with the approved Master Sign Plan herein provided: a. Only those sign types provided for and specifically approved in writing by the Landlord and permitted by the City of Arroyo Grande will be allowed. The Tenants will be required at their expense, to remove any sign that is installed without the City of Arroyo Grande and Landlord’s approval. b. All signs shall be reviewed for conformance with this criteria and overall design quality. Approval or disapproval of sign submittals based on aesthetics of design shall remain the right of the Landlord and the City of Arroyo Grande. c. Prior to manufacture of any sign in the center, the Tenant shall submit to the Landlord for approval two (2) copies of detailed show drawings. These drawings shall include the building elevations to which the signs are to be attached, sign materials, dimensions, graphics, colors, and method of attachment. Drawings required include: i. Elevation of storefront drawn to scale, indicating materials, colors, and dimensions ii. Section through letter and/or sign panel showing the dimensioned projection of the face of the letter and/or sign panel and the illumination. iii. Drawings showing attachment devices and construction detail. d. Drawings shall be mailed to: GRAND & ELM PARTNERS, LLP 2000 Oak Street, Suite 100 Bakersfield, CA 93301 Attn: Mr. Phil Fontes e. All Tenant sign submittals shall be reviewed by Landlord and/or its agent for conformance with the provisions of the Master Sign Program Plan. Within ten (10) business days after receipt of Tenant’s drawings, Landlord shall approve the submittal, approve the submittal contingent upon any required modifications, or disapprove Tenant’s sign submittal. Approval or disapproval shall be the ARROYO GRANDE SHOPPING CENTER 13 sole right and discretion of Landlord & City of Arroyo Grande. All full set of final plans must be approved in writing by Landlord, prior to application submittal to the City of Arroyo Grande for permits. City permits shall be obtained prior to sign fabrication. f. Following Landlord’s approval of proposed signage, Tenant or his agent shall submit three (3) sets of drawings with one (1) stamped approved by Landlord to the City of Arroyo Grande. Tenant shall be solely responsible for the cost of the City of Arroyo Gra nde plan check fees and permits and shall furnish Landlord with a copy of said permits prior to installation of Tenant’s sign(s). g. Tenant’s sign contractor shall carry Workman’s Compensation and Public Liability Insurance against all damage suffered or done by any and all persona and/or property while engaged in the construction and erection of signs in the amount of one-million ($1,000,000.00) per occurrence. Evidence of this issuance must be provided to the Landlord prior to installation, naming GRAND & ELM PARTNERS, LLP, or other party as may be required, as additional insured. ARROYO GRANDE SHOPPING CENTER 14 SIGN AREA MEASUREMENT: BUILDING PAD “A” FAST FOOD Exhibit 2 illustrates the method of determining maximum square footages for the allowable sign area categories that are outlined within the Overall Sign Program. A total of up to two (2) tenants are allowed to occupy Building Pad “A” and the signage below is based on the allocated signage for tenants at Building Pad A. Tenant 1 is the main tenant of Building Pad A and utilizes the drive-thru for their business use. Tenant 2 utilizes the remainder square footage of the building. The allocated sign for each tenant is based on the tenant lease percentage area of the overall Building Pad A. Overall Building Square Footage: 2,771 SF Sign Type and Number Permitted: A total of four (4) wall signs allowed, per the indicated areas below. One (1) panel allowed on directory sign on Elm Street and assigned to tenant who utilizes the Drive-thru for their business.. Sign program to allow rear building signage. Tenant receiving door may have Tenant’s name (installed by Tenant) and building address (installed by Landlord). Wall Signs: Wall Sign is affixed in any manner to any exterior wall of a building or structure and which is parallel to and projects not more than eighteen (18) inches from the building or structure wall. Unless otherwise stated in this Overall Sign Plan, the wall signs shall not exceed a maximum of 70 SF in sign area. Portable Signs: 1. Cannot block doorway, access, or American with Disabilities Access 2. Constructed from wood or plastic and have a professional appearance 3. Only one portable sign is allowed per business 4. Portable signs that are proposed for a store or restaurant located in a shopping center must be located immediately adjacent to that business. Accessory Signs: Accessory signs do not count towards the permitted signage if restricted to ten (10) percent or less. Accessory signs between ten (10) and twenty (20) of the wall area can be allowed with a recommendation from the Architectural Review Committee; however a reas greater than ARROYO GRANDE SHOPPING CENTER 15 ten (10) percent shall be considered toward total permitted sign area. The design, number, location and size of accessory signs shall be reviewed and approved as part of the sign permit. Drive-Thru Menu Boards: Drive-thru menu boards or vending machine signs do not count towards the permitted signage if they are no larger than sixteen (16) square feet. Incidental and supplemental signs between sixteen (16) and thirty-two (32) square feet can be allowed with a recommendation from the Architectural Review Committee, however areas greater than sixteen (16) square feet shall be considered toward total permitted sign area. Menu boards for drive-through restaurants are subject to the following: 1. Not to exceed two on-site single face signs 2. Limited to locations adjacent to a vehicle queuing lane for the service point of the drive-through pad 3. Free-standing menu boards shall not exceed eight (8) feet in height as measured from the finished elevation of the vehicle queuing lane. Miscellaneous Signs: Vehicle-oriented convenience and directional signs solely for the purpose of guiding traffic and parking on private property, and not bearing advertising material, limited to a maximum area of two square feet and a maximum letter height of four inches. Monument (ground) signs: Building A is prohibited for placement on both Major monument signs; however, is allowed for a panel on the Business Directory located on Elm Street Tenant who utilizes the drive-thru for their business is allowed the panel space on the business directory on Elm Street only. Prohibited Signs:  Blade (projecting) signs  Canopy/awning signs Allowed Square Footage: Total area for all signs, except portable signs, shall not exceed 1 ½ SF of sign area for each linear foot of street frontage for the first 100’ of frontage. Each sign shall not exceed 70 SF. ARROYO GRANDE SHOPPING CENTER 16 Front Building Elevation (North): This signage is allocated to Tenant 1 who utilizes the drive-thru for their business. One (1) wall sign is allowed on the exterior wall on Grand Avenue. The allocated amount for the North elevation is one (1) square foot per linear of the north elevation (rounded to the nearest foot). The maximum South signage square footage allowed shall not exceed 20 SF. Interior Building Signage (West): The allocated signage for the west elevation is 70 SF. For each leasable tenant space, one (1) wall sign is allowed on the interior wall that abuts the interior parking lot. The allocated square footage of interior signage for each leasable tenant space (rounded to the nearest foot) is based on the percentage of the tenant’s leasable area of the overall Building A. For example, the total square footage for Building Pad A is 2,270. Tenant 1 occupies 1,860 SF (67%) of the overall building square footage and Tenant 2 occupies the remaining space of 910 SF (33%). Therefore, Tenant 1 is allowed 67% of the allocated wall signage (70 SF) on the west elevation and Tenant 2 is allowed the remaining (33%). Rear Building Elevation (South): This signage is allocated to Tenant 2: One (1) wall sign is allowed on the exterior wall that abuts the interior parking lot. The allocated square footage for the South elevation is one (1) square foot per linear of south elevation (rounded to the nearest foot). The maximum South signage square footage allowed shall not exceed 20 SF. Location: Signs should be located symmetrically in relation to facades and fit in with the architectural features of the building. Wall mounted signage should be centered above storefront and located near and above the entry of the building to better relate to pedestrian traffic. Signage width should not exceed fifty (50) percent of leasable frontage and shall be proportionally center within tenant’s leased frontage space. Signage shall be architecturally integrated into the project design and provide clearance necessary for compliance with the Americans with Disabilities Act (A.D.A). Signs shall meet all requirements of the Development Code (16.60) and provisions of these guidelines and standards. Materials and Colors: Sign materials shall complement the building material and shall be in maintaining the overall character of the Arroyo Grande Shopping Center. Signs painted on a signboard or other thin material shall be framed on all sides to provide depth and a finished look to the sign. Sign colors shall complement the building color scheme. Bright, intense colors are inappropriate including the use of fluorescent, “neon” or “day- go” colors on signs. All applications for sign permits shall include a sample of the intended color palette. Capital letters shall not exceed a height of eighteen (18) inches. Lower case letter shall not exceed a height of eighteen (18) inches. When using logos, logo size should not exceed twenty-four (24) inches. Two (2) rows of letters shall not exceed thirty-six (36) inches. Sign Illumination: Signs may be externally illuminated with incandescent lights or other lighting that does not produce glare and is designed to converse energy (LED Illuminated Letters). Wall, canopy, or projecting signs may be illuminated from concealed sources or exposed ornamental fixtures that complement the building’s architecture. All sign illumination shall be from the interior or by indirect lighting that shall be turned off after business hours, or at ten (10:00) pm, whichever is later. ARROYO GRANDE SHOPPING CENTER 17 Approval: All signs shall be reviewed for conformance with this criteria and overall design quality. Approval or disapproval of sign submittals based on aesthetics of design shall remain the right of the Landlord and the City of Arroyo Grande. Any deviations from the standards outlined in the Arroyo Grande Sign Program or Arroyo Grande Municipal Code require approval from the Arroyo Grande Architectural Review Committee. ARROYO GRANDE SHOPPING CENTER 18 ARROYO GRANDE SHOPPING CENTER 19 SIGN AREA MEASUREMENTS: BUILDING PAD “B” (Minor Tenants) Exhibit 2 illustrates the method of determining maximum square footages for the allowable sign area categories that are outlined within the Overall Sign Program. Overall Building Square Footage: 5,569 SF Sign Type and Number Permitted: One (1) wall sign per frontage and placement on Business Directory. Placement on the business directory is based on availability and Landlord’s discretion. Tenant receiving door may have Tenant’s name (installed by Tenant) and building address (installed by Landlord). Wall Signs: Wall Sign is affixed in any manner to any exterior wall of a building or structure and which is parallel to and projects not more than eighteen (18) inches from the building or structure wall. Each wall signs shall not exceed a maximum of 20 SF in sign area, as indicated below. The combined sign area for all signs on a single story building shall not exceed 100 SF for each rear and front of building. Accessory Signs: Accessory signs do not count towards the permitted signage if restricted to ten (10) percent or less. Accessory signs between ten (10) and twenty (20) of the wall area can be allowed with a recommendation from the Architectural Review Committee; however areas greater than ten (10) percent shall be considered toward total permitted sign area. The design, number, location and size of accessory signs shall be reviewed and approved as part of the sign permit. Monument (ground) signs: Building B tenants are prohibited for placement on both Major monument signs; however, are allowed for use of the Business Directory located on Elm Street, upon Landlord’s approval and/or availability on the business directories. Prohibited Signs:  Blade (projecting) signs  Canopy/awning signs ARROYO GRANDE SHOPPING CENTER 20 Allocable Signage Square Footage Front (North) Building Signage: For each leasable tenant space, one (1) wall sign is allowed for building frontage on an area opened to the public right of way. The total area for each tenant’s sign shall not exceed 1 SF for each linear foot of building frontage. The combined sign area for all signs on a single story building front shall not exceed 100 SF. The maximum sign square footage for each tenant space shall not exceed 20 SF. Signage width should not exceed fifty (50) percent of leasable frontage and shall be proportionally center within tenant’s leased frontage space. No more than two (2) rows of letters allowed. Tenant Space Minimum Linear Footage Minimum Sign Square Footage Allowed (Frontage) B-1 20’-0” 20 SF B-2 20’-0” 20 SF B-3 20’-0” 20 SF B-4 20’-0” 20 SF B-5 20’-0” 20 SF Total 100 SF If a tenant chooses to occupy four or more leasable spaces, the maximum signage allowed is 70 SF (location to be determined and approved by Landlord). If a tenant chooses to occupy two or three leasable spaces, the maximum signage allowed is the total combined sign square footage of occupied tenant sign space (i.e. tenant occupies B-1 and B-2 for bakery; allowed signage is 40 SF). Side (East or West) Building Signage: Signage is not allowed on the rear (south) elevation for any tenants. However, tenants who occupy two or three leasable spaces, and the end-cap of Building B, have the ability tocan place signage on the west or east elevation of Building B, depending on their side frontage. The building elevation must be on the Tenant’s leasable area and must be approved by the Landlord. The single remaining tenant ARROYO GRANDE SHOPPING CENTER 21 is not allowed to place signage on the side elevations and only allowed signage on the North elevation. The maximum side building signage allowed is 40 SF (location to be determined and approved by Landlord). Location: Signs should be located symmetrically in relation to facades and fit in with the architectural features of the building. Wall mounted signage should be centered above storefront and located near and above the entry of the building to better relate to pedestrian traffic. Signage width should not exceed fifty (50) percent of leasable frontage and shall be proportionally center within tenant’s leased frontage space. Signage shall be architecturally integrated into the project design and provide clearance necessary for compliance with the Americans with Disabilities Act (A.D.A). Signs shall meet all requirements of the Development Code (16.60) and provisions of these guidelines and standards. Materials and Colors: Sign materials shall complement the building material and shall be in maintaining the overall character of the Arroyo Grande Shopping Center. Signs painted on a signboard or other thin material shall be framed on all sides to provide depth and a finished look to the sign. Sign colors shall complement the building color scheme. Bright, intense colors are inappropriate including the use of fluorescent, “neon” or “day- go” colors on signs. All applications for sign permits shall include a sample of the intended color palette. Capital letters shall not exceed a height of eighteen (18) inches. Lower case letter shall not exceed a height of eighteen (18) inches. When using logos, logo size should not exceed twenty-four (24) inches. Two (2) rows of letters shall not exceed thirty-six (36) inches. Sign Illumination: Signs may be externally illuminated with incandescent lights or other lighting that does not produce glare and is designed to converse energy (LED Illuminated Letters). Wall, canopy, or projecting signs may be illuminated from concealed sources or ex posed ornamental fixtures that complement the building’s architecture. All sign illumination shall be from the interior or by indirect lighting that shall be turned off after business hours, or at ten (10:00) pm, whichever is later. Approval: All signs shall be reviewed for conformance with this criteria and overall design quality. Approval or disapproval of sign submittals based on aesthetics of design shall remain the right of the Landlord and the City of Arroyo Grande. Any deviations from the standards outlined in the Arroyo Grande Sign Program or Arroyo Grande Municipal Code require approval from the Arroyo Grande Architectural Review Commi ttee. ARROYO GRANDE SHOPPING CENTER 22 ARROYO GRANDE SHOPPING CENTER 23 SIGN AREA MEASUREMENTS: BUILDING PAD “C” (Minor Tenant) Exhibit 2 illustrates the method of determining maximum square footages for the allowable sign area categories that are outlined within the Overall Sign Program. Overall Building Square Footage: 4,889 SF Sign Type and Number Permitted: one (1) wall per frontage (north elevation). Tenant receiving door may have Tenant’s name (installed by Tenant) and building address (installed by Landlord). Wall Signs: Wall Sign is affixed in any manner to any exterior wall of a building or structure and which is parallel to and projects not more than eighteen (18) inches from the building or structure wall. Unless otherwise stated in this Overall Sign Plan, the wall signs shall not exceed a maximum of 70 SF in sign area. Accessory Signs: Accessory signs do not count towards the permitted signage if restricted to ten (10) percent or less. Accessory signs between ten (10) and twenty (20) of the wall area can be allowed with a recommendation from the Architectural Review Committee; however a reas greater than ten (10) percent shall be considered toward total permitted sign area. The design, number, location and size of accessory signs shall be reviewed and approved as part of the sign permit. Monument (ground) signs: Building C is prohibited for placement on both Major monument signs; however, is allowed for use of the Business Directory located on Elm Street upon Landlord’s approval and/or availability on business directories. Prohibited Signs:  Blade (projecting) signs  Canopy/awning signs ARROYO GRANDE SHOPPING CENTER 24 Allowed Square Footage: The total sign area for the single-story building which abuts a public street shall not exceed one (1) SF of the frontage linear foot. The maximum sign square footage shall not exceed 92 SF. Signage width should not exceed fifty (50) percent of leasable frontage and shall be proportionally center within tenant’s leased frontage space. No more than two (2) rows of letters allowed. Signage on rear of building is prohibited. Location: Signs should be located symmetrically in relation to facades and fit in with the architectural features of the building. Wal l mounted signage should be centered above storefront and located near and above the entry of the building to better relate to pedestrian traffic. Signage width should not exceed fifty (50) percent of leasable frontage and shall be proportionally center within tenant’s leased frontage space. Signage shall be architecturally integrated into the project design and provide clearance necessary for compliance with the Americans with Disabilities Act (A.D.A). Signs shall meet all requirements of the Development Code (16.60) and provisions of these guidelines and standards. Materials and Colors: Sign materials shall complement the building material and shall be in maintaining the overall character of the Arroyo Grande Shopping Center. Signs painted on a signboard or other thin material shall be framed on all sides to provide depth and a finished look to the sign. Sign colors shall complement the building color scheme. Bright, intense colors are inappropriate including the use of fluorescent, “neon” or “day- go” colors on signs. All applications for sign permits shall include a sample of the intended color palette. Capital letters shall not exceed a height of eighteen (18) inches. Lower case letter shall not exceed a height of eighteen (18) inches. When using logos, logo size should not exceed twenty-four (24) inches. Two (2) rows of letters shall not exceed thirty-six (36) inches. Sign Illumination: Signs may be externally illuminated with incandescent lights or other lighting that does not produce glare and is designed to converse energy (LED Illuminated Letters). Wall, canopy, or projecting signs may be illuminated from concealed sources or exposed ornamental fixtures that complement the building’s architecture. All sign illumination shall be from the interior or by indirect lighting that shall be turned off after business hours, or at ten (10:00) pm, whichever is later. Approval: All signs shall be reviewed for conformance with this criteria and overall design quality. Approval or disapproval of sign submittals based on aesthetics of design shall remain the right of the Landlord and the City of Arroyo Grande. Any deviations from the standards outlined in the Arroyo Grande Sign Program or Arroyo Grande Municipal Code require approval from the Arroyo Grande Architectural Review Commi ttee. ARROYO GRANDE SHOPPING CENTER 25 ARROYO GRANDE SHOPPING CENTER 26 SIGN AREA MEASUREMENTS: BUILDING PAD “D” (Minor Tenants) Exhibit 2 illustrates the method of determining maximum square footages for the allowable sign area categories that are outlined within the Overall Sign Program. Overall Building Square Footage: 8,470 SF Sign Type and Number Permitted: one (1) wall per frontage; and placement on Business Directory on Grand Avenue, upon Landlord’s approval and/or availability on business directories. Tenant receiving door may have Tenant’s name (installed by Tenant) and building address (installed by Landlord). Wall Signs: Wall Sign is affixed in any manner to any exterior wall of a building or structure and which is parallel to and projects not more than eighteen (18) inches from the building or structure wall. Unless otherwise stated in this Overall Sign Plan, the wall signs shall not exceed a maximum of 70 SF in sign area. Accessory Signs: Accessory signs do not count towards the permitted signage if restricted to ten (10) percent or less. Accessory signs between ten (10) and twenty (20) of the wall area can be allowed with a recommendation from the Architectural Review Committee; however areas greater than ten (10) percent shall be considered toward total permitted sign area. The design, number, location and size of accessory signs shall be reviewed and approved as part of the sign permit. Monument (ground) signs: Building D tenants are prohibited for placement on both Major monument signs; however, are allowed use of the Business Directory located on Grand Street upon Landlord’s approval and/or availability on business directories. Prohibited Signs:  Blade (projecting) signs  Canopy/awning signs ARROYO GRANDE SHOPPING CENTER 27 Allocable Signage Square Footage For each leasable tenant space, the total area for each tenant’s sign shall not exceed 1 SF for each linear foot of building frontage. The combined sign area for all signs on a single store building shall not exceed 140 SF. The maximum sign square footage for each tenant space shall not exceed 20 SF. Signage width should not exceed fifty (50) percent of leasable frontage and shall be proportionally center within tenant ’s leased frontage space. No more than two (2) rows of letters allowed. Signage on rear of building is prohibited. Tenant Space Minimum Linear Footage Maximum Sign Square Footage Allowed (Frontage) D-1 20’-0” 20 SF D-2 20’-0” 20 SF D-3 20’-0” 20 SF D-4 20’-0” 20 SF D-5 20’-0” 20 SF D-6 20’-0” 20 SF D-7 26’-0” 20 SF Total 140 SF If a tenant chooses to occupy four or more leasable spaces, the maximum signage allowed is 70 SF. If a tenant chooses to occupy two or three leasable spaces, the maximum signage allowed is the total combined sign square footage of occupied tenant sign space (i.e. tenant occupies D-1 and D-2 for bakery; allowed signage is 40 SF). End Cap Tenant: The tenant who occupies the end-cap configuration is only allowed additional signage on the side (west/rear elevation). The sign is limited a logo and is limited to 20 SF. The remaining tenant(s) is/are not allowed signage on the rear/west elevation of Building D. Location: Signs should be located symmetrically in relation to facades and fit in with the architectural features of the building. Wal l mounted signage should be centered above storefront and located near and above the entry of the building to better relate to pedestrian traffic. Signage width ARROYO GRANDE SHOPPING CENTER 28 should not exceed fifty (50) percent of leasable frontage and shall be proportionally center within tenant’s leased frontage space. Signage shall be architecturally integrated into the project design and provide clearance necessary for compliance with the Americans with Disabilities Act (A.D.A). Signs shall meet all requirements of the Development Code (16.60) and provisions of these guidelines and standards. Materials and Colors: Sign materials shall complement the building material and shall be in maintaining the overall character of the Arroyo Grande Shopping Center. Signs painted on a signboard or other thin material shall be framed on all sides to provide depth and a finished look to the sign. Sign colors shall complement the building color scheme. Bright, intense colors are inappropriate including the use of fluorescent, “neon” or “day- go” colors on signs. All applications for sign permits shall include a sample of the intended color palette. Capital letters shall not exceed a height of eighteen (18) inches. Lower case letter shall not exceed a height of eighteen (18) inches. When using logos, logo size should not exceed twenty-four (24) inches. Two (2) rows of letters shall not exceed thirty-six (36) inches. Sign Illumination: Signs may be externally illuminated with incandescent lights or other lighting that does not produce glare and is designed to converse energy (LED Illuminated Letters). Wall, canopy, or projecting signs may be illuminated from concealed sources or ex posed ornamental fixtures that complement the building’s architecture. All sign illumination shall be from the interior or by indirect lighting that shall be turned off after business hours, or at ten (10:00) pm, whichever is later. Approval: All signs shall be reviewed for conformance with this criteria and overall design quality. Approval or disapproval of sign submittals based on aesthetics of design shall remain the right of the Landlord and the City of Arroyo Grande. Any deviations from the standards outlined in the Arroyo Grande Sign Program or Arroyo Grande Municipal Code require approval from the Arroyo Grande Architectural Review Commi ttee. ARROYO GRANDE SHOPPING CENTER 29 ARROYO GRANDE SHOPPING CENTER 30 SIGN AREA MEASUREMENTS: BUILDING PADS “E-H” Exhibit 2 illustrates the method of determining maximum square footages for the allowable sign area categories that are outlined within the Overall Sign Program. Overall Building Square Footage: 62,888 SF Sign Type and Number Permitted: Buildings F-H are allowed one (1) ground and one (1) wall per frontage. Tenant receiving door may have Tenant’s name (installed by Tenant) and building address (installed by Landlord). Building E is allowed two (2) wall signs and one (1) ground sign. Wall Signs: Wall Sign is affixed in any manner to any exterior wall of a building or structure and which is parallel to and projects not more than eighteen (18) inches from the building or structure wall. Unless otherwise stated in this Overall Sign Plan, the wall signs shall not exceed a maximum of 70 SF in sign area. Accessory Signs: Accessory signs do not count towards the permitted signage if restricted to ten (10) percent or less. Accessory signs between ten (10) and twenty (20) of the wall area can be allowed with a recommendation from the Architectural Review Committee; however areas greater than ten (10) percent shall be considered toward total permitted sign area. The design, number, location and size of accessory signs shall be reviewed and approved as part of the sign permit. Monument (ground) signs: Building Pads E-H are allowed for placement on both Major monument signs; however, prohibited use of both business directories. Prohibited Signs:  Blade (projecting) signs  Canopy/awning signs ARROYO GRANDE SHOPPING CENTER 31 Allowed Square Footage The total area for each tenant’s sign shall not exceed 1 ½ SF or sign area for each linear foot of building frontage for each business for the first 100’ of frontage, then ½ SF of sign area for each linear foot of building frontage thereafter. Each sign shall not exceed 70 SF. Signage width should not exceed fifty (50) percent of leasable frontage and shall be proportionally center within tenant’s leased frontage space. No more than two (2) rows of letters allowed. Signage on rear of building is prohibited. Building Pad Linear Frontage Allocated Signage based on calculations Maximum amount of signage Number of Wall Signs Allowed E 150’ 175 SF 70 SF 2 F 100’ 100 SF 70 SF 1 G 126’ 163 SF 70 SF 1 H* 60’ 90 SF 70 SF 1 or 2 528.00 SF 280 SF *It is assumed that Building Pad “H” (4,800 SF) may be split into two (2) tenants. Based on this assumption, each tenant for Building Pad H is allocated 350 SF of building signage frontage. Building E (“former Cookie Crock”): Building E is allowed two (2) wall signs due to the building’s proximity in the shopping center and being the largest tenant in the center. The maximum allowed square footage for both individual wall signs is 70 SF. Location: Signs should be located symmetrically in relation to facades and fit in with the architectural features of the building. Wall mounted signage should be centered above storefront and located near and above the entry of the building to better relate to pedestrian traffic. Signage width should not exceed fifty (50) percent of leasable frontage and shall be proportionally center within tenant’s leased frontage space. Signage shall be architecturally integrated into the project design and provide clearance necessary for compliance with the Americans with Disabilities Act (A.D.A). Signs shall meet all requirements of the Development Code (16.60) and provisions of these guidelines and standards. ARROYO GRANDE SHOPPING CENTER 32 Materials and Colors: Sign materials shall complement the building material and shall be in maintaining the overall character of the Arroyo Grande Shopping Center. Signs painted on a signboard or other thin material shall be framed on all sides to provide depth and a finished look to the sign. Sign colors shall complement the building color scheme. Bright, intense colors are inappropriate including the use of fluorescent, “neon” or “day- go” colors on signs. All applications for sign permits shall include a sample of the intended color palette. Capital letters shall not exceed a height of eighteen (18) inches. Lower case letter shall not exceed a height of eighteen (18) inches. When using logos, logo size should not exceed twenty-four (24) inches. Two (2) rows of letters shall not exceed thirty-six (36) inches. Sign Illumination: Signs may be externally illuminated with incandescent lights or other lighting that does not produce glare and is designed to converse energy (LED Illuminated Letters). Wall, canopy, or projecting signs may be i lluminated from concealed sources or exposed ornamental fixtures that complement the building’s architecture. All sign illumination shall be from the interior or by indirect lighting that shall be turned off after business hours, or at ten (10:00) pm, whichever is later. Approval: All signs shall be reviewed for conformance with this criteria and overall design quality. Approval or disapproval of sign submittals based on aesthetics of design shall remain the right of the Landlord and the City of Arroyo Grande. Any deviations from the standards outlined in the Arroyo Grande Sign Program or Arroyo Grande Municipal Code require approval from the Arroyo Grande Architectural Review Commi ttee. ARROYO GRANDE SHOPPING CENTER 33 ARROYO GRANDE SHOPPING CENTER 34 ANCHOR MONUMENT SIGNS: Major Inline Tenants (SIGN 1) A Monument/ground sign is a free-standing sign supported by one or more poles, columns, uprights, or by other structural support separated from a building. The Monument signs are for the Inline tenants (Building Pad E-H) of the shopping center. The monument sign will replace the two existing pole signs on Grand Avenue. Sign Type and Number Permitted: one (1) ground sign per street frontage; two ground signs permitted (Grand and Elm) Allowed Square Footage: Not to exceed 70 SF of sign area with an 8’ maximum height; maximum 12” x 8” panel size; maximum 9” letter height Building Pad Monument Sign A NO B NO C NO D NO E YES F YES G YES H YES Four (4) slots are allocated for the inline tenants on each monument sign. It is anticipated that Building Pad “H” (4,800 SF) may be split into two (2) tenants. Based on this assumption, the last slot may be split into two slots for tenants assigned to Building Pad “H”. ARROYO GRANDE SHOPPING CENTER 35 Location: Ground monument signs must be located within the parking area or adjacent to the access drive to the parking area. One monument sign is allocated per public street frontage. The selected locations of the ground monument signs are 1) Grand Avenue: plaza area adjacent to Building Pad A; 2) Elm Street: planting area closest to car wash. Materials and Colors: materials shall complement the building material and shall be in maintaining the overall character of the Arroyo Grande Shopping Center. Signs painted on a signboard or other thin material shall be framed on all sides to provide depth and a finished look to the sign. Sign colors shall complement the building color scheme. Bright, intense colors are inappropriate including the use of fluorescent, “neon” or “day- go” colors on signs. All applications for sign permits shall include a sample of the intended color palette. Sign Illumination: Monument signs may be illuminated from concealed sources or exposed ornamental fixtures that complement the building’s architecture. All sign illumination shall be from the interior or by indirect lighting that shall be turned off after business hours, or at ten (10:00) pm, whichever is later. Approval: All signs shall be reviewed for conformance with this criteria and overall design quality. Approval or disapproval of sign submittals based on aesthetics of design shall remain the right of the Landlord and the City of Arroyo Grande. A larger sign may be permitted by approval from the Architectural Review Committee. Any deviations from the standards outlined in the Arroyo Grande Sign Program require approval from the Arroyo Grande Architectural Review Committee. ARROYO GRANDE SHOPPING CENTER 36 BUSINESS DIRECTORY SIGNS: MULTI-TENANT SITES (SIGN 2) Sign Type and Number Permitted: One (1) ground per public street frontage. Arroyo Grande Shopping Center is allocated two (2) business directory signs. Landlord has the discretion to approve tenants on the directory signs if space is available. Allowed Square Footage: Not to exceed 32 SF of sign area with a 5’ maximum height; maximum 11.33” x 39” panel size; maximum 9” letter height Location: Business Directory signs must be located within the pedestrian access area and one business directory is allocated per public street frontage. The selected locations of the business directories are 1) Grand Avenue (for Building D tenants): planter in front of Building Pad C on Grand Street adjacent to driveway; 2) Elm Street (for Building Pad A, B, and C): planter adjacent to south driveway entrance on Elm Street. Tenant’s placement on directories is based upon Landlord’s approval and/or availability on business directories. Materials and Colors: materials shall complement the building material and shall be in maintaining the overall character of the Arroyo Grande Shopping Center. Signs painted on a signboard or other thin material shall be framed on all sides to provide depth and a finished look to the sign. Sign colors shall complement the building color scheme. Bright, intense colors are inappropriate including the use of fluorescent, “neon” or “day- go” colors on signs. All applications for sign permits shall include a sample of the intended color palette. Sign Illumination: Monument signs may be illuminated from concealed sources or exposed ornamental fixtures that complement the building’s architecture. All sign illumination shall be from the interior or by indirect lighting that shall be turned off after business hours, or at ten (10:00) pm, whichever is later. Approval: All signs shall be reviewed for conformance with this criteria and overall design quality. Approval or disapproval of sign submittals based on aesthetics of design shall remain the right of the Landlord and the City of Arroyo Grande. Any deviations from the standards outlined in the Arroyo Grande Sign Program require approval from the Arroyo Grande Architectural Review Committee. ARROYO GRANDE SHOPPING CENTER 37 ARROYO GRANDE SHOPPING CENTER 38 ARROYO GRANDE SHOPPING CENTER 39 TENANT DELIVERY DOOR 6” a 2” 5’0” DESCRIPTION: One color for all buildings. The color of all letters and numbers shall distinctly contrast with background, dark on light. No other signage is allowed on delivery side of building. ARROYO GRANDE SHOPPING CENTER 40 ARROYO GRANDE SHOPPING CENTER 41 EXHIBIT 2: SIGN AREA MEASUREMENT The following exhibits illustrate the methods of determining maximum square footages for the allowable sign area categories t hat follow in this document. Sign area shall be formulated by calculating the area contained within not more than eight (8) straight lines surrounding the outermost extents of the finished sign. Details and exceptions are illustrated in the exhibits below. The surface area of a sign shall be the total number of square feet calculated by enclosing the extreme limits of the writing, logo, representation, emblem, or other display, together with any frame, background area, structural trim, or other material or color forming an integral part of the background of the display or used to differentiate the sign from the backdrop or surface against which it is placed, within a single continuous perimeter composed of circles, squares, or rectangles. The surface area of spherical signs shall be the actual sign surface area calculated by the following formula: Area = 12.56 x r2; where r = radius of the sphere. SIGN AREA= [(A) X (B)] + [(C) X (D)] ARROYO GRANDE SHOPPING CENTER 42 Supporting framework or bracing that is clearly incidental to the display itself shall not be included as sign surface area. If the sign consists of more than one section or module, all of the area, including the area between the sections of modules, shall be included in the computation of sign surface area. Sections or modules must touch one another to count as one sign. Height: the height of a sign shall be determined by measuring the distance from the average adjacent ground level within five feet of the base of the sign to the top of the sign. ARROYO GRANDE SHOPPING CENTER 43 APPROVED SIGN DETAILS Channel Letter Detail with Raceway Channel Letter Detail LED Illumination: