PLANNING COMMISSION PUBLIC HEARING STAFF REPORT. SUBJECT: SIDP , ZMOD , ZMOD Dulles Town Center Comprehensive Sign Plan

Transcription

1 PLANNING COMMISSION PUBLIC HEARING STAFF REPORT Date of Hearing: October 23, 2018 SUBJECT: SIDP , ZMOD , ZMOD Dulles Town Center Comprehensive Sign Plan ELECTION DISTRICTS: Broad Run, Sterling CRITICAL ACTION DATE: December 12, 2018 STAFF CONTACTS: APPLICANT: Michael Stapor, Project Manager, Planning & Zoning Kenny Young, Acting Director, Planning & Zoning Kelly Burnette, Dulles Town Center Mall, LLC PURPOSE: The applicant proposes a unified comprehensive sign package for Dulles Town Center that updates directional signs within the site, allows new entry signs at intersections with perimeter roads or are adjacent to perimeter roads, provides building mounted signs for interior tenants, and provides future tenants with clear expectations of allotted signage. RECOMMENDATION: Staff is generally supportive of a Planning Commission (Commission) recommendation of approval to the Board of Supervisors (Board) subject to the Conditions of Approval (Conditions) (Attachment 1), and based on the Findings for Approval (Attachment 2). Staff has concluded that the sign plan is consistent with the policies of the Revised General Plan (RGP) and the applicable 1972, 1993, and 1993 Revised Loudoun County Zoning Ordinance criteria. However, staff recommends the Commission forward the application to a work session for further determination regarding a proposed project entrance sign along Route 7 as discussed in this report. Staff has identified an inconsistency of the sign s size and scale in accordance with ordinance criteria. Combined with the use of electronic messaging features, approval of the proposed entrance sign will set a precedent along the Route 7 corridor.

2 SIDP , ZMOD , ZMOD Dulles Town Center Comprehensive Sign Plan Planning Commission Public Hearing October 23, 2018 Page 2 APPLICATION INFORMATION: APPLICANT: Dulles Town Center Mall, LLC Kelly Burnette 2000 Tower Oaks Boulevard Rockville, MD kburnette@lerner.com PARCELS/ACREAGE: PIN APPLICANT/REPRESENTATIVE: Cooley LLP Ben Wales Freedom Drive, Suite 1400 Reston, VA bwales@cooley.com Acreage ACCEPTANCE DATE: November 28, 2017 ZONING ORDINANCE: 1972 Loudoun County Zoning Ordinance, 1993 Loudoun County Zoning Ordinance, Revised 1993 Loudoun County Zoning Ordinance POLICY AREA: Suburban (Sterling Community) LOCATION: Southeast quadrant of Route 28 and Route 7 EXISTING ZONING: R-16 (Residential 16) R-24 (Residential 24) PD-SC (Planned Development Shopping Centers) PD-CH (Planned Development Commercial Highway) (Planned Development Office Park) PD-IP (Planned Development Industrial Park) PD-TC (Planned Development Town Center) PD-CC-CC (Planned Development Commercial Center Community Center) PLANNED LAND USE: Route 28 Core, Route 28 Business, Residential

3 SIDP , ZMOD , ZMOD Dulles Town Center Comprehensive Sign Plan Planning Commission Public Hearing October 23, 2018 Page 3 CONTEXT: Location/Site Access The subject properties are located in the southeast quadrant of Route 7 and Route 28 and can be accessed from either Route 7 or Nokes Boulevard (Route 1793). Atlantic Boulevard (Route 1902) and City Center Boulevard (Route 1345) run north to south between Nokes and Route 7 to provide access to the center of the development. Existing Conditions The subject properties are developed as the Dulles Town Center, with the Dulles Town Center shopping mall being the centerpiece of a large development featuring nearby commercial, retail, office, and residential buildings. Surrounding Properties The surrounding properties are zoned Planned Development Industrial Park (PD-IP) to the east, south, and west, with sections zoned PD-MUB (Planned Development Mixed Use Business). Across Nokes Boulevard, to the south, there is a large area zoned PD-CCRC (Planned Development Community Center Regional Center). The properties to the north are generally zoned for residential uses. Directions From Leesburg, travel east on Route 7 for 9 miles, exit right onto Atlantic Blvd. (Route 1902) or City Center Blvd. (Route 1345). Proceed on either road for access to the various parcels of the subject property. Figure 1: Vicinity Map

4 SIDP , ZMOD , ZMOD Dulles Town Center Comprehensive Sign Plan Planning Commission Public Hearing October 23, 2018 Page 4 PROPOSAL: The applicant is seeking to create a unified comprehensive sign package that combines previously approved signs with new updated, relocated directional signage, new entrance signs, and new tenant business signs into a collective document. The proposal incorporates sections of the subject property that are under the 1993 Revised Loudoun County Zoning Ordinance, 1993 Loudoun County Zoning Ordinance amended through April 6, 1994, and 1972 Loudoun County Zoning Ordinance as such, the proposal consists of three separate applications, SIDP , ZMOD , and ZMOD ZMOD Table 1. Approximate Count of Additional Signs under 1972 Ordinance Ordinance Business signs Directory signs Informational signs Real Estate signs The applicant is proposing to modify the sign area to allow various size signs, types, and numbers of signs. In some cases, this area or amount is expanded and in others retracted depending on the specific sign s use despite it falling under the same category of sign that may be substantially smaller in some instances. The applicant is also proposing additional requirements of their own signs, restricting maximum heights where necessary, permitting or restricting illumination, and providing guidance on where directory signs should be located in order to maintain their usefulness for site identification. Additionally, the proposal sensibly proposes limits on tenant signage to 1 per tenant or 1 real estate sign per development, to prevent redundancy. The plan also carries forward previously approved signs for the mall property. The Project Identification Sign - C2 is also proposed as a 190 square foot business sign counted as an entrance sign (Sign C2 in the ZMOD sign plan) with LED features proposed for the corner of Nokes and Atlantic Boulevard that is discussed within this report. ZMOD Table 2. Approximate Count of Additional Signs under 1993 Ordinance Ordinance Business signs Directory signs Informational signs Real signs Estate 1993 ~15 (Pedestrian directory considered informational ) ~3 6

5 SIDP , ZMOD , ZMOD Dulles Town Center Comprehensive Sign Plan Planning Commission Public Hearing October 23, 2018 Page 5 Signs for areas under this section of the ordinance, in the south and west of the property, generally modify the maximum area of any one sign for any given category, the maximum number of signs allowed, permitted illumination, and maximum height of signs. In some cases, this area or amount is expanded and in others retracted depending on the specific sign s use. Additionally, the proposal sensibly proposes limits on tenant signage to 1 per tenant or 1 real estate sign per development, to prevent redundancy. Signs in this section include a Sheetz gas station s pump and logo signs, real estate advertisement signs, pedestrian directory, and signs to direct traffic on private streets and carry forward previously approved signs. SIDP Table 3. Approximate Count of Additional Signs under Revised 1993 Ordinance Ordinance Business signs Directory signs Project Identification/Entrance Signs Real Estate signs 1993 Revised ~ The majority of the area surrounding the mall property is located within parcels governed by the Revised 1993 Loudoun County Zoning Ordinance. In general, the proposal modifies the maximum area of any one sign, maximum number of signs allowed, maximum area and height of background structures, permitted illumination, minimum setback, sign type permitted, or maximum height of proposed signs by expanding or contracting the permitted size or amount as necessary depending on a sign s use. Additionally, the proposal sensibly proposes limits on tenant signage to 1 per tenant or 1 real estate sign per development, to prevent redundancy. New signs for this section include residential entrance signs for a community in the northeastern corner of the property, directory signs for office buildings, Sheetz gas station signs, real estate signs, and directional signs while existing in-line retail tenant and office tenant signs are carried forward from previously approved sign plans. This portion also contains the Route 7 Project Identification Sign C1.b and a 35 entrance sign with LED features that is discussed in the analysis section of this report. The sign plan documents (Attachment 3) are available for the specifics of all proposed signs and changes to signage regulations.

6 SIDP , ZMOD , ZMOD Dulles Town Center Comprehensive Sign Plan Planning Commission Public Hearing October 23, 2018 Page 6 Figure 2. Zoning Ordinance Overlay

7 SIDP , ZMOD , ZMOD Dulles Town Center Comprehensive Sign Plan Planning Commission Public Hearing October 23, 2018 Page 7 BACKGROUND: Dulles Town Center is located within the southeast quadrant of Routes 7 and 28. The property spans 335 acres with the Dulles Town Center Mall as the centerpiece surrounded by retail, office, and residential uses. The property has continually been developed over the past decades and is pursuant to various zoning map amendments including: ZMAP One Dulles Town Center Office Building ZMAP Dulles Town Center ZRTD Dulles Town Center Transit Facility ZMAP Dulles Town Center ZMAP Windmill Mall Dulles Town ZMAP Parc Dulles II The original signs at the mall property were approved through ZMOD Dulles Town Center Sign Plan which granted signage to specific anchor tenants and entrance doors along with entrance and monument signs. The existing mall sign plan was updated again in 2015 with ZMOD Dulles Town Center Sign Plan by incorporating signs for a movie theater tenant. Outparcel signs on the 230 acres surrounding the mall were granted through ZMOD Dulles Town Center Comprehensive Sign Plan, a separate sign plan that incorporated office, restaurants, retail, hotels, apartment buildings, banks, flex-industrial space, pharmacies, gas stations and fitness centers, in addition to incorporating guidelines for entrance signs and construction and leasing signs. The proposed sign plan as part of this application replicates signage from the previous outparcel sign plan and provides updated allowances for new tenants and modernizes older, outdated signs. The previous sign plans for both the mall and the outparcel signs are being carried forward allowing existing signs to remain while this application represents three new sign plans with newly proposed signs that are expected to function the same way across three individual zoning ordinances, thus uniting the entire property under a new and updated comprehensive sign plan. The applicant has not held any community meetings. Staff has received no comments on Loudoun Online Land Application System (LOLA.) The staff reports and associated attachments can be viewed online on LOLA at search SIDP OUTSTANDING ISSUES: Staff can generally support approval of this application. Review of the proposed SIDP and ZMOD applications meet the criteria for approval as found in the zoning ordinances and Revised General Plan. The application is undergoing a review for technical edits necessary for administration of the plan. The applicant has indicated that signs for a portion of the mall property related to five parcels containing anchor tenants will be removed from the application as well as some additional minor changes to other proposed signs. Additionally, the pylon project identification sign along Route 7 has been addressed for the Commission s consideration due to its inclusion of LED elements and large size. Route 7 Project Identification Sign (C1.b). The scale of the sign and inclusion of tenants displayed on an LED board constitutes a new precedent for signs of this nature in the county,

8 SIDP , ZMOD , ZMOD Dulles Town Center Comprehensive Sign Plan Planning Commission Public Hearing October 23, 2018 Page 8 particularly along major transportation corridors. The sign, at 35 tall, is not considered to be subordinate to the land uses and structures the sign references. Policies regarding subordination to the uses and buildings referenced by the sign are intended to ensure compatibility and encourage quality architecture by allowing buildings to be the primary identifier of a development with signage providing secondary subordinate identification. Nonetheless, staff notes that certain qualities of the C1.b sign proposed with this sign plan, such as the materials and continuation of design elements consistent with the rest of the development, are desirable as part of a comprehensive sign package. Additionally, the proposed sign mitigates typical visual impacts of LED boards by committing to white text on a dark background and duration of messaging lasting 8-10 seconds of static display of content with less than 1 second of transition in-between to provide a seamless transition. This sign is discussed in more detail below under the analysis section for SIDP POLICY / ORDINANCE ANALYSIS: The below analysis is organized by applicable Zoning Ordinance criteria Revised Loudoun County Zoning Ordinance (SIDP ) Sign Development Plan (SIDP) Criteria for Approval - Zoning Ordinance Section (E)(1) of the Revised 1993 Loudoun County Zoning Ordinance states that in considering a sign development plan, six (6) factors shall be given reasonable consideration. These criteria for approval are organized below by category, followed by Staff s analysis. A. Site Identification and Compatibility: (E)(1)(a) Assist motorists, bicyclists and/or pedestrians in finding a location without difficulty or confusion. (b) Clearly identify places of business or communities, while avoiding unnecessary redundancy. (c) Demonstrate compatibility with and be subordinate to the structures and land uses referenced by the sign. (f) Provide a sufficient number of graphic messages or displays without creating competing demands for visual attention. Analysis The bulk of the proposed sign plan is governed by the Revised 1993 Loudoun County Zoning Ordinance. Proposed signs subject to this criteria include entrance signs, project identification signs, tenant signs for businesses, directory signs for office buildings, Auto Service Station signs, commercial Real Estate for sale signs, on-site directional signs, and de minimis signs (minor sign not to exceed 2 square feet.) These signs have been analyzed individually for their adherence to the criteria set forth in the ordinance, and all have been found to clearly identify their place of business, avoid redundancy, and are compatible with surrounding signage for the Dulles Town Center complex consistent with the criteria. The visual impact of these new signs will not create competing demands for attention. Overall the signs are consistent with the policies set forth in the Revised General Plan. Staff has identified one sign, C1.b, a primary project identification sign with an LED screen at the corner of Route 7 and City Center Boulevard which is determined to potentially conflict with

9 SIDP , ZMOD , ZMOD Dulles Town Center Comprehensive Sign Plan Planning Commission Public Hearing October 23, 2018 Page 9 policies of the Revised General Plan and (E)(1)(c) regarding compatibility and subordination to the structures and land uses of the development referenced by the sign. Figure 2. Project Identification Sign C1.b The proposed sign is a single 35 feet tall, double sided, freestanding, setback 10 feet from the Route 7 right of way next to the C1.a Dulles Town Center horizontal primary project identification sign (Figure 2.) As conditioned, the LED sign is restricted to displaying tenant logos and branded mall promotional messages not exceeding five at a time. The message duration will be limited to 8 and 10 seconds with in between messages no longer than 1 second in duration to

10 SIDP , ZMOD , ZMOD Dulles Town Center Comprehensive Sign Plan Planning Commission Public Hearing October 23, 2018 Page 10 create a non-animated seamless transition between content. No transitions will be allowed between 12:00 a.m. to 5:00 p.m. Tenant logos will be displayed white on a dark background for visual unity. Figure 3. Project Identification & Entrance Sign C1.b & C1.a Location

11 SIDP , ZMOD , ZMOD Dulles Town Center Comprehensive Sign Plan Planning Commission Public Hearing October 23, 2018 Page 11 Figure 4. Project Identification Signs C1.b & C1.a Rendering at City Center Blvd. and Route 7 While alternative sign regulations may be requested as part of a sign plan, this sign significantly challenges the established pattern of signs along the corridor. Although the sign features new technology, quality masonry, and other design features that unify it with the rest of the signage proposal, its potential conflict with (E)(1)(c) of the Revised 1993 Loudoun County Zoning Ordinance and guidance from the Revised General Plan requiring that signs be assessed for their subordination to the land uses and buildings referenced by the sign must be considered. Subordination is used to imply that the architecture of buildings should be the primary identifier of their use while signs should be secondary in nature. Staff has identified Sign Development Plans for other commercial centers along Route 7, Prior Approvals One Loudoun LED and tenant signage has previously been confined by the Planning Commission and the Board of Supervisors internally to the site as part of SIDP One Loudoun, while their only signage along the corridor consists solely of the project name along a horizontal wall. The proposed 12 foot tall entrance sign with LED features along Route 7 was considered to potentially proliferate the sign type on the corridor and act similarly to a billboard (which is expressly prohibited by the Zoning Ordinance). The proposed sign was ultimately given the Condition of Approval by the Board of Supervisors that the sign may be installed coinciding with the construction of the World Trade Center at the development. However, the proposed sign s electronic messaging elements are different in nature than the proposed C1.b project entrance sign for Dulles Town Center. The sign included a shorter timer between displayed content, no commitment to colors, and potentially

12 SIDP , ZMOD , ZMOD Dulles Town Center Comprehensive Sign Plan Planning Commission Public Hearing October 23, 2018 Page 12 included animations. These were considered potential distractions to motorists, and the C1.b sign mitigates the visual impact of the sign by commitment to white text on a dark background, a longer 8 to 10 second static display, and promotional mall messages with seamless transitions between content. Avonlea In applications such as SIDP Avonlea Sign Development Plan along Route 50, the Commission concluded that project entrance signs containing tenant information adjacent to project identification signs along frontage is acceptable (despite these signs being static tenant names, unlike this proposal s LED board.) The proposal consisted of 7 project entrance pylon signs at 21 feet high along Avonlea s frontage onto Route 50, in between two project identification monument signs at the east and west corners of the property. Holiday Inn at Dulles North Business Park In ZMOD Dulles North Business Park Sign Plan, a Holiday Inn sign was proposed along Route 28 at originally 26 feet in height. Staff and the Planning Commission voiced concerns with the height of the sign and the applicant agreed to lower the sign to 21 feet as well as move the sign 70 feet to the south of its position in order to avoid blocking the sight of other tenant signs. Other Signs There are also older developments along Route 7, such as Potomac Run and the Northern Virginia Community College campus that include LED or static tenant information along with the project name within the same sign face although the size and height of these signs are significantly less. B. Environmental: (E)(1)(d) Address impacts to the night sky. (e) Incorporate energy efficient measures, where possible. Analysis As stated in the Applicant s Statement of Justification (Attachment 4) and shown in the proposed SIDP on page 3 (Attachment 3), all signs will be in compliance with the County s lighting standards and implement energy efficient bulbs where possible. As conditioned, there will be no transitions in content from the sign from 12:00 a.m. to 5:00 a.m. The light is not expected to have an impact on adjacent properties across Route 7 such as the Countryside assisted living facility due to the presence of mature vegetation. ZMOD ) (ZMOD) Criteria for Approval - Zoning Ordinance Section of the 1972 Loudoun County Zoning Ordinance states that the Board may modify regulations or requirements of the Planned Development districts; to include sign regulations, if they find that actions, designs, or solutions

13 SIDP , ZMOD , ZMOD Dulles Town Center Comprehensive Sign Plan Planning Commission Public Hearing October 23, 2018 Page 13 proposed by the applicant, although not literally in accord with the special regulations or general regulations shall satisfy public purposes at least to an equivalent degree. A. Site Identification: Analysis The signs proposed under sections of the development governed by the 1972 Loudoun County Zoning Ordinance include informational signs, real estate signs, theatre and outdoor motion picture signs, and tenant business signs. All of the proposed signs appropriately identify the various areas and businesses of the Dulles Town Center complex. The Primary Project ID (C2) sign proposed with an LED board is considered a Business sign in any commercial or industrial districts PD-SC and the sign is being proposed to serve both the purpose of identification for the development as well as the identification of tenants. Unlike the C1.b sign along Route 7, highlighted in this report, this sign is substantially smaller and is not considered to be insubordinate to the structures or uses referenced by the sign. Staff has concluded that the proposed signage satisfies public purposes at least to an equivalent degree and adheres to the policies of the Revised General Plan. Figure 5. Sign C2 at the corner of Nokes and Atlantic Blvd. Proposed sign is 190 square feet in area with a maximum height of 11 feet and 4 inches and will face southwest onto the intersection of Nokes and Atlantic Boulevard both identifying the Dulles Town Center and tenants. B. Compatibility: Analysis The proposed sign plan provides an updated and unified theme through the use of consistent typeface, colors, and materials for the development. The proposed signage is compatible with similar signage on adjacent properties or in other commercial developments in the county. The signs provide a contemporary update to previously approved signs under the outparcel sign plan and allows for a unified theme across the Dulles Town Center development while permitting new remote signage. The Primary Project ID (C2) sign proposed with LED features updates the

14 SIDP , ZMOD , ZMOD Dulles Town Center Comprehensive Sign Plan Planning Commission Public Hearing October 23, 2018 Page 14 existing project identification sign at the corner of Nokes Boulevard and Atlantic Boulevard and is compatible with commercial signage in the area through use of unified masonry design elements. Although the LED features constitute an element not often seen in the county, the display of four tenants is determined to constitute less visual clutter as opposed to a static sign of multiple tenants alongside the project identification sign. C. Environmental: Analysis There are no outstanding environmental issues. The applicant has committed to utilizing interior backlighting or ground mounted lights that are shielded and directed to limit light onto adjacent roads and properties. They are also committing to incorporate energy efficient bulbs where possible. There is one Primary Project ID (C2) sign with LED features proposed for the corner of Nokes Boulevard and Atlantic Boulevard, the applicant is committing to no more than four tenants at any given time, minimum message duration between 8 and 10 seconds, and the maximum interval between messages shall be no more than 1 second in duration to create a nonanimated transition between the displayed content. No transitions between content will be allowed between 12:00 a.m. and 5:00 a.m. This sign is not expected to impact adjacent properties as they are buffered with mature vegetation or buildings are sited over 400 feet away across the right-ofway. ZMOD under the 1993 Loudoun County Zoning Ordinance amended April 6, 1994 (ZMOD) Criteria for Approval - Zoning Ordinance Section of the 1993 Loudoun County Zoning Ordinance amended through April 6, 1994 states that the Board may modify regulations or requirements of the Planned Development districts; to include sign regulations, if they find that such modification to the regulations will achieve an innovative design, improve upon the existing regulations, or otherwise exceed the public purpose of the existing regulation. A. Site Identification Analysis Signs under this portion of the zoning ordinance include a Sheetz gas station, corporate office park signs, and informational directory signs. Staff has reviewed this plan for adherence to the ordinance and finds that the signs appropriately identify their uses. The Sheetz signs are typical of other Sheetz locations and the other signs will assist motorists and pedestrians in locating businesses. The proposed signage exceeds the public purpose of existing regulation through allowing a centralized office directory signage to assist patrons as well as a full suite of signage for a Sheetz station to direct patrons to various amenities on-site. The applicant has additionally self-limited the expanded permitted amount of signs to square footage that accommodates only what information needs to be conveyed rather than allowing an expanded amount of signs up to the square footage of the largest sign. B. Compatibility Analysis The proposed sign plan provides a unified theme through use of consistent typeface, materials, and colors for the development and is compatible with similar commercial signage on

15 SIDP , ZMOD , ZMOD Dulles Town Center Comprehensive Sign Plan Planning Commission Public Hearing October 23, 2018 Page 15 adjacent properties. The scale of the signs is also in keeping with surrounding signage. As previously mentioned, the Sheetz sign is compatible with gas station signage and its monument entrance sign features design details that maintain a unified theme across the entire development. C. Environmental Analysis There are no outstanding environmental issues. The applicant has committed to utilizing interior backlighting or ground mounted lights that are shielded and directed to limit light onto adjacent roads and properties. They are also committing to incorporate energy efficient bulbs where possible. ZONING ANALYSIS: The applicant has provided an SIDP, updated sign matrix, and worked with staff to address comments. Other than the regulations specifically modified by this application, the SIDP is in conformance with the requirements of the Zoning Ordinance. DRAFT MOTIONS: 1. I move that the Planning Commission forward SIDP , ZMOD , ZMOD , Dulles Town Center Comprehensive Sign Plan, to a Planning Commission Work Session for further discussion and action. OR 2. I move that the Planning Commission forward SIDP , ZMOD , ZMOD Dulles Town Center Comprehensive Sign Plan, to the Board of Supervisors with a recommendation of approval, subject to the Conditions of Approval dated October 10, 2018 (Attachment 1), and based on the Findings for Approval (Attachment 2) in the September 25, 2018 Planning Commission Public Hearing Staff Report. OR 3. I move an alternate motion. ATTACHMENTS: 1. Conditions of Approval (October 10, 2018) 2. Findings for Approval 3. Sign Development Plan and Matrix (August 15, 2018) 4. Statement of Justification 5. Review Agency Comments

16 CONDITIONS OF APPROVAL DULLES TOWN CENTER COMPREHENSIVE SIGN PLAN SIDP , ZMOD , ZMOD October 10, Substantial Conformance. Pursuant to this Sign Development Plan (SIDP , ZMOD , ZMOD Dulles Town Center Comprehensive Sign Plan), the sign and sign standards (size, height, number, colors, material, etc.) for the signs placed on the Subject Property, as defined below, shall be in substantial conformance with pages 1 through 39 of the plan entitled SIDP Comprehensive Sign Plan, August 15, 2018, pages 1 through 25 of the plan entitled ZMOD Comprehesnive Sign Plan, August 15, 2018, pages 1 through 54 of the plan entitled ZMOD Comprehensive Sign Plan, August 15, 2018 (the Sign Development Plan ). Approval of this application for PINs: , , , , , , , , , , , , , , , , , , (the Subject Property ) shall not relieve the applicant or the owners of the Subject Property, their successors, or parties developing the Subject Property, from the obligation to comply with and conform to any other Revised 1993 Loudoun County Zoning Ordinance, 1993 Loudoun County Zoning Ordinance, 1972 Loudoun County Zoning Ordinance (the Zoning Ordinances ), Codified Ordinance, or applicable regulatory requirement not modified hereby. This approval applies only to the modification of sign standards as modified in the Sign Development Plan and/or in these conditions for signs that are otherwise permitted and is not intended to approve the use or placement of signs that are not permitted under Section or Section 523 of the Zoning Ordinances. The modifications approved herein supersede the provisions of the Zoning Ordinance regarding such modified standards and shall apply to the signs identified in the Sign Development Plan. In the event of a conflict between the approved Sign Development Plan and the Zoning Ordinances, other than with respect other to the specific modifications of standards approved in this application, the provisions of the Zoning Ordinances shall apply. 2. Sign and Landscaping Maintenance. Individual signs and associated landscaping materials shall be maintained in good condition and good health in order to provide complete sign visibility and legibility, to sustain the life of the planted materials, and to prevent obstruction of sight distance. 3. Lighting. Lighting used to illuminate signs identified with the Sign Development Plan shall be designed and installed to adhere to the following standards: a. Energy efficient lighting, such as LED (light emitting diodes) or equivalent, shall be utilized where feasible for all exterior sign lighting. b. No animated, neon, moving, or flashing lights shall be permitted. c. Lighting for signs shall be directed toward the sign face and all of the lighting fixtures shall be shielded so as not to spill upward or reflect or cast light or glare onto adjacent properties or roads. 1 Attachment 1

17 d. Lighting for signs shall be used only from dusk until dawn or during times of decreased daytime visibility due to weather. e. Lighting for LED boards shall be internally illuminated, displaying tenants and branded mall promotional messages only. The tenants displayed shall not exceed four in a number at a time. The minimum message duration shall be between 8 and 10 sections, the maximum interval between messages shall be no more than 1 second in duration to create a nonanimated transition between displayed content. No transitions between content shall be allowed between 12:00 a.m. and 5:00 a.m. eastern standard time. 2

18 FINDINGS FOR APPROVAL SIDP , ZMOD , ZMOD Dulles Town Center Comprehensive Sign Plan 1. The signage proposed for the Dulles Town Center development is generally consistent with policies of the Revised General Plan. 2. The sign plan establishes coordinated and unified signage to assist patrons of the Dulles Town Center development. 3. The sign plan generally conforms to the requirements of the Revised 1993 Zoning Ordinance, The 1993 Zoning Ordinance amended through April 6, 1994, and the 1972 Zoning Ordinance. Attachment 2

19 Comprehensive Sign Plan August 15, 2018 SIDP Attachment 3

20 Table of Contents Comprehensive Signage Design 1 Introduction 2 General Notes 3 Project Logo 4 Project Typography 5 Project Colors 6 Project Zoning Ordinances Map 7 B: Out-Parcel Signs 8 Out-Parcel Signs Location Map 9 B2 Directory Sign - Office Buildings 10 Existing Directory Signs in PD-CC(CC), PD-CC(SC), PD-CC(RC), PD-SA, PD-TC, PD-TREC, PD-TRC, and PD-MUB to Remain 11 B3.a Building ID/Tenant Signs - Office Buildings 12 B3.b Ground Floor Tenants in Office Building 13 B7 Auto Service Station (including convenience store, car wash & repair) 14 B8 Tenant Signs for Businesses in PDCC(CC), PD-CC(SC), PD-CC(RC), PD-SA, PD-TC, PD-TREC, PD-TRC, and PD-MUB 16 B9 Tenant Signs for Businesses in PDCC(CC), PD-CC(SC), PD-CC(RC), PD-SA, PD-TC, PD-TREC, PD-TRC, and PD-MUB 17 B12 Non PD-H Residential Communities - Entrance Signs 18 Existing Freestanding Residential Communities - Entrance Signs to Remain 19 B13 Private Recreational Parks 20 C: Project Site Signs 21 Project Site Signs Location Map 22 C1.a Entrance Signs 24 C1.b Project Identification Signs 25 C1.c Project Identification Signs 26 Directional Signs Location Map 27 C6 Directional Signs, On-Site 28 D: Real Estate Signs 29 D1 Real Estate - Commercial For Sale Sign 30 D2 Real Estate - Commercial For Sale Sign 31 Existing Real Estate - Commercial For Sale Sign to Remain 32 i

21 Comprehensive Signage Design 1

22 Introduction This manual shall serve as the control document for signage and graphics at Dulles Town Center. Its purpose is to refresh the existing comprehensive signage to better reflect the contemporary character of Dulles Town Center and its environs. A well-planned sign system is an integral part of a successful development. Signs are an essential means of visual communication that identify everything from project entrances to individual tenants. The quantity, location, size, and contrast of the sign messages in the program have been studied to address optimum visibility and safety concerns of those living, working, and visiting the development. Signs are designed to enable travelers to clearly see directional information and quickly comprehend it to make efficient wayfinding decisions. The updated wayfinding signs will further improve the clarity of wayfinding information for the convenience and safety of visitors to Dulles Town Center. The new refreshed look will also strengthen project brand connections with the consistent use of the project logo and colors on signage throughout the entire development. Existing and future signs will be governed by this document. Questions regarding sign design, application, or implementation should be directed to the Dulles Town Center Design Review Committee, 2000 Tower Oaks Boulevard, 8 th Floor, Rockville, Maryland ( ). All signs are to be approved by the Dulles Town Center Design Review Committee before the application for sign permits to Loudoun County. 2

23 General Notes 1. This Sign Development Plan and associated matrices provide coordinated sign standards beyond what may be permissible under the Loudoun County Zoning Ordinances. Signs shall be erected and constructed in substantial conformance with the designs illustrated herein and materials submitted with Sign Development Plan. 2. In the event that a required sign is not specifically addressed by this Sign Development Plan, such sign shall conform to the applicable Loudoun County Zoning Ordinance (as may be amended) that governs the parcel on which the sign is proposed. 3. No exposed bulbs, or moving lights shall be permitted. All signs may be lit, provided that sign illumination shall be internal or directional to illuminate the surface of the sign only and shall not spill upward or reflect or cast glare onto adjacent properties or roadways. Ground mounted light fixtures shall be shielded to direct illumination at the intended sign elements only. Where applicable, ground mounted lighting shall be located within a landscape base. Energy efficient lighting, such as LED (light emitting diodes) or equivalent, shall be utilized where feasible for exterior sign lighting. Fixtures should be of the lowest possible lumens to allow visibility of the signs without unnecessary deterioration of the nighttime environment. 4. All signs shall comply with applicable requirements of the building codes. No sign shall obstruct required vehicular sight distances and visibility at intersections. 5. Notwithstanding the number of signs shown in this Sign Development Plan, the applicant shall have no obligation to construct every sign shown. 6. Future tenants, including new development, should be subject to the sign guidelines contained herein that they most closely resemble. 7. Sign copy and designs shown in this document are for illustrative purposes only. Sign size shown provides maximum square footage. Sign size may be reduced. All signs are subject to final design and engineering. 8. Building mounted retail signs shall not be located above the roofline of the building. All retail signs shall be located on the facade of the building where the retail product or service is sold except for interior mall tenants that occupy a space 8k sqft. or greater or the theater, both of which may have a tenant identity sign located on a Remote Tenant ID sign. Building mounted tenant signs may use the individual tenant s logo, color and typography. 9. The Dulles Town Center is a property in flux with new tenants moving in and store footprints being reconfigured. As such, new signs will be needed to respond to the changing market. New stores will be afforded the same signage sizes and allocations as other similar stores and can affix their signs along their facades in locations agreed upon by the landlord that do not conflict with this Sign Development Plan. 10. Tenants are not fixed and names are shown for illustrative purposes only. 11. Additional directional signs may be added without needing to amend this Sign Development Plan. 12. The sign maps depict general distribution of signs throughout the site. Signs can be moved without needing to amend this Sign Development Plan. 13. All ground mounted entrance signs shall have a landscaped base. Landscaping shall consist of low-lying shrubs and/or flowering plants including native species and shall be maintained in good condition. 14. Dulles Town Center retains the right to change the materials specified in this Sign Development Plan, to the extent that the alternatives provide the same high quality look and performance as materials specified herein. Further, Dulles Town Center reserves the right to change the color schemes and/or type styles to maintain the upscale image of the project as long as a consistent color scheme is maintained. 15. Photographs included in this document may show signs from other sites and are illustrative to show similar type, not accurate design. 16. Window Signs are permitted but may not exceed 10 sqft. or 25 percent of the window area, whichever is greater. Window signs shall not count against an individual tenants buildingmounted signage; these signs are additive. 3

24 Project Logo Primary Project Logos Modified Logo for Wayfinding Nokes Plaza Logo A logo has been developed to provide a consistent identity for Dulles Town Center; this logo will be used throughout the project as a unifying brand element of the sign program. 4

25 Project Typography ABCDEFGHIJKLMNOPQRSTUVWXYZ abcdefghijklmnopqrstuvwxyz Brandon Grotesque Bold ABCDEFGHIJKLMNOPQRSTUVWXYZ abcdefghijklmnopqrstuvwxyz Minion Semibold Small Caps & Oldstyle Figures Project Identity Typography ABCDEFGHIJKLMNOPQRSTUVWXYZ abcdefghijklmnopqrstuvwxyz Campton Book Directional Information Typography Standard typography will be used for Site Signage within Dulles Town Center, except for Regulatory signs (i.e. stop signs, parking restriction signs, fire lane signs, etc.). Should the standard typography be modified, all signs will be changed to reflect the new typography in order to ensure the consistency throughout Dulles Town Center. For Tenant Signs, the typography will reflect the individual tenant s standard type style and/or logo, or be a style expressive of the user. Regulatory signs shall use the standard typography as required by applicable federal, state and local standards. 5

26 Project Colors Pantone 447 Pantone Cool Gray 6 Pantone 5503 White Project Colors Nokes Plaza Blue White Nokes Plaza Colors Site Signage shall primarily use the colors shown above in their design except as otherwise noted. These color palettes may be modified by Dulles Town Center due to changes in market conditions and prevailing styles, provided that the color palette of up to four compatible colors is consistently used among all signs using the standard typography. These four colors will be used for the signs, and accent features on the sign structures. Other materials such as precast concrete, dry-stacked stone and metal may also be used for support structures, these may be used in their natural finish. 6

27 Project Zoning Ordinances Map Atlantic Blvd. PD-TC 7 PD-TC 28 Dulles Center Blvd. PD-IP PD-SC Majestic Dr. PD-CH Dulles Town Cir. PD-SC PD-TC Kent Dr. Champion Dr. Signature Dr. Mirage Way Dulles Center Blvd. City Center Blvd. Jaclyn Pl. PD-CC-NC PD-SC PD-CH Signature Dr. PD-IP Atlantic Blvd. PD-SC PD-SC PD-SC PD-CH Dulles Town Cir. Haleybird Dr. R24 PD-IP PD-SC Nokes Blvd. Dulles Eastern Plaza PD-CH R24 R24 Nokes Blvd. PD-CC-CC PD-CC-CC 1972 Zoning Ordinance 1993 Zoning Ordinance Revised 1993 Zoning Ordinance Parcel Borders PD-IP PD-CC-CC 7

28 B: Out-Parcel Signs Sign Type Qt. B: Out-Parcel Signs B2 Directory Sign - Office Buildings T4 Directory Sign in PD-CC(CC), PD-CC(RC), PD-SA, PD-TC, PD-TREC, PD-TRC, and PD-MUB T5 Directory Sign in PD-CC(CC), PD-CC(RC), PD-SA, PD-TC, PD-TREC, PD-TRC, and PD-MUB B3.a Building ID/Tenant Signs - Office Buildings B3.b Ground Floor Tenants in Office Building B7.a Auto Service Station (including convenience store, car wash & repair) 3 B7.b Auto Service Station (including convenience store, car wash & repair) 1 B7.c Auto Service Station (including convenience store, car wash & repair) 2 B7.d Auto Service Station (including convenience store, car wash & repair) B7.e Auto Service Station (including convenience store, car wash & repair) B8 Tenant Signs for Businesses in PDCC(CC), PD-CC(SC), PD-CC(RC), PD-SA, PD-TC, PD-TREC, PD-TRC, and PD-MUB B9 Tenant Signs for Businesses in PDCC(CC), PD-CC(SC), PD-CC(RC), PD-SA, PD-TC, PD-TREC, PD-TRC, and PD-MUB B12 Non PD-H Residential Communities - Entrance Signs Existing Freestanding Residential Communities - Entrance Signs to Remain 8 B13.a Private Recreational Parks 1 B13.b Private Recreational Parks 1 1 / Building Entrance 1 / Inline Retail Development 1 / Inline Retail Development 4 / Façade; provided that each building shall have no more than 8 signs total 1 / Tenant 1/ Diesel Pump 1 / vehicular entrance 2 / Façade; provided that each Tenant shall have no more than 4 signs total 1 / tenant / facade of tenant occupied space 1 / vehicular entrance NOTE: The Dulles Town Center is a property in flux with new tenants moving in and store footprints being reconfigured. As such, new signs will be needed to respond to the changing market. New stores will be afforded the same signage sizes and allocations as other similar stores and can affix their signs along their facades in locations agreed upon by the landlord that do not conflict with this Sign Development Plan. Proposed signs are identified with yellow highlight. 8

29 Out-Parcel Signs Location Map Atlantic Blvd. PD-TC 7 TP1 PD-TC 28 B2 B3 TP1 Dulles Center Blvd. TP1 PD-CH PD-IP PD-SC Majestic Dr. PD-SC PD-TC Dulles Town Cir. Kent Dr. Signature Dr. TP3 TP5 TP4 Champion Dr. B12 Mirage Way Dulles Center Blvd. AP4 AP1 AP4 B13.a TP1 AP2 City Center Blvd. Signature Dr. Jaclyn Pl. B13.b PD-CC-NC PD-SC PD-CH PD-IP Existing Freestanding Signs Non PD-H Residential Communities - Entrance Sign AP1 AP2 AP3 AP4 AP5 Atlantic Blvd. PD-SC PD-SC Dulles Town Cir. PD-SC PD-CH AP2 AP3 Haleybird Dr. AP5 R24 Directory Sign in PD-CC(CC), PD-CC(SC), PD-CC(RC), PD-SA, PD-TC, PD-TREC, PD-IP PD-TRC, and PD-MUB T4 T5 Real Estate - Commercial For Sale Sign TP1 TP2 TP3 TP4 TP5 PD-SC Nokes Blvd. Dulles Eastern Plaza PD-CH R24 R24 TP1 B8 Nokes Blvd. PD-CC-CC B9 T4 T5 TP1 T5 AP5 PD-CC-CC B9 B7 PD-CC-CC PD-IP TP1 B2 Directory Sign - Office Buildings B13.a Private Recreational Parks B3 Building ID/Tenant Signs - Office Buildings B13.b Private Recreational Parks B7 B8 B9 B12 Auto Service Station (including convenience store, car wash & repair) Tenant Signs for Businesses in PDCC(CC), PD-CC(SC), PD-CC(RC), PD-SA, PD-TC, PD-TREC, PD-TRC, and PD-MUB B9 Tenant Signs for Businesses in PDCC(CC), PD-CC(SC), PD-CC(RC), PD-SA, PD-TC, PD-TREC, PD-TRC, and PD-MUB Non PD-H Residential Communities - Entrance Signs 1972 Zoning Ordinance 1993 Zoning Ordinance Revised 1993 Zoning Ordinance Parcel Borders Signs highlighted in yellow denotes proposed signs 9

30 Out-Parcel Signs B2 Directory Sign - Office Buildings Out-Parcel Multi-Tenant Monument ID Primary Project ID - Letter Replacement Proposed Regulations: Freestanding Internal and External Illumination Double Sided 8-4 maximum sign height 65 sqft. maximum sign area 5 ft. minimum setback from R.O.W. Quantity: N Key Map 9'-6" 65 sqft. 1'-6" Illuminated dimensional logo Vestals Plaza Fabricated sign cabinet with illuminated messages 8'-4" 6'-6 1/2" DULLES TOWN CENTER Push-thru acrylic LEASING Vinyl message Linear LED inground light fixture Existing masonry wall and foundation to remain Scale : 3/8 = 1 FRONT VIEW SIDE VIEW NOTE: Tenant names shown as example and placement only Signs shall not reflect or cast glare, directly or indirectly, on public roads or adjacent properties. Description A new sign cabinet will be retrofitted over existing sign structure and sign base. Existing sign base and in-ground lighting to be reused with repairs as needed. The Directory Sign shall be double sided and the tenant typography and/or logo shall be internally illuminated with white lighting. The Directory Sign shall display the project logo and up to 4 changeable panels identifying tenants. Existing landscaping to be replanted as needed and maintained in good condition. The Directory Sign shall use project brand standard typography with the exception of tenant identification which will reflect the individual tenant s standard type style and/or logo. Tenant logos may be displayed as full color on background utilizing one solid tenant brand standard color. Materials for this sign shall be selected from this list: Metal Acrylic Vinyl NOTE: Design of signs may vary so long as the allowed square footage of the sign is not exceeded 10

31 Existing Directory Signs in PD-CC(CC), PD-CC(SC), PD-CC(RC), PD-SA, PD-TC, PD-TREC, PD-TRC, and PD-MUB to Remain 7 28 T4 Directory Sign in PD- CC(CC), PD-CC(SC), PD-CC(RC), PD-SA, PD-TC, PD-TREC, PD-TRC, and PD-MUB Qty: 1 / Inline Retail Development Max Sign Area: 70 sqft. T5 Directory Sign in PD- CC(CC), PD-CC(SC), PD-CC(RC), PD-SA, PD-TC, PD-TREC, PD-TRC, and PD-MUB Qty: 1 / Inline Retail Development Max Sign Area: 30 sqft. 11

32 Out-Parcel Signs B3.a Building ID/Tenant Signs - Office Buildings Primary Project ID - Letter Replacement Proposed Regulations: 7 Sign Type B3.a Building Mounted Internal Illumination 6 maximum sign height Maximum Sign area of 1 SF / 100 SF of Building Facade / Sign (200 SF permitted for a building with 20,000 SF façade) Maximum of 4 signs /facade; no more than 8 signs total Sign Location Area N 28 Key Map Sign Location Area Sign Location Area B3.a B3.a B3.a B3.a B3.a EAST ELEVATION FACING ATLANTIC AVENUE - Façade is >20,00 SF Scale : Not to Scale Sign Location Area Sign Location Area B3.a B3.a B3.a Description Office building signs shall identify or advertise the individual enterprise served. Office building signs shall use tenant standard typography. The tenant logos and channel letters shall be internally illuminated with LED lighting. WEST ELEVATION FACING ROUTE 28 - Façade is >20,00 SF Scale : Not to Scale Materials for this sign shall be selected from this list: Metal Acrylic Vinyl NOTE: Design of signs may vary so long as the allowed square footage of the sign is not exceeded 12

33 Out-Parcel Signs B3.b Ground Floor Tenants in Office Building Primary Project ID - Letter Replacement Proposed Regulations: 7 Sign Type B3.b Building Mounted Internal Illumination 32 maximum sign height 60 sqft. maximum sign area Quantity 1 sign / tenant N 28 Key Map B3.b B3.b B3.b B3.b EAST ELEVATION FACING ATLANTIC AVENUE Scale : Not to Scale Sign Location Area Description Office building signs shall identify or advertise the individual enterprise served. Office building signs shall use tenant standard typography. The tenant logos and channel letters shall be internally illuminated with LED lighting. WEST ELEVATION FACING ROUTE 28 Scale : Not to Scale B3.b B3.b B3.b B3.b Sign Location Area Materials for this sign shall be selected from this list: Metal Acrylic Vinyl NOTE: Design of signs may vary so long as the allowed square footage of the sign is not exceeded 13

34 Out-Parcel Signs B7 Auto Service Station (including convenience store, car wash & repair) Gas Stations Signs Primary Project ID - Letter Replacement Proposed Regulations: 7 B7.a - Gas Station Building Building Mounted Internal Illumination 1-8 maximum sign height Maximum of 3 Identity signs Maximum of 50 sqft. per sign Total aggregate sign area of 120 sqft. B7.b - Convenient Store ID Building Mounted Internal Illumination 4-6 maximum sign height Maximum of 50 sqft. per sign Maximum of 1 identity sign N 28 Key Map B7.a 11 sqft. B7.b 26.5 sqft. FRONT ELEVATION VIEW SCALE: 1/16 = 1 7'-3" B7.a 11 sqft. 1'-8" SIGN TYPE B7.a & B7.c - DETAIL SCALE: 1/4 = 1 LEFT ELEVATION VIEW SCALE: 1/16 = 1 6'-3 1 /4" B7.a 11 sqft. 4'-2 3 /4" Description RIGHT ELEVATION VIEW SCALE: 1/16 = 1 SIGN TYPE B7.b - DETAIL SCALE: 1/4 = 1 Gas Station signs shall use tenant standard typography and colors. Gas Station logos and channel letters shall be internally illuminated with LED lighting. Window Signs are permitted but may not exceed 10 sqft. or 25 percent of the window area, whichever is greater. Window signs shall not count against an individual tenants buildingmounted signage; these signs are additive. Materials for this sign shall be selected from this list: Metal Acrylic Vinyl 14

35 Out-Parcel Signs B7 Auto Service Station (including convenience store, car wash & repair) Gas Stations Signs Primary Project ID - Letter Replacement Proposed Regulations: B7.c - Gas Station Pump Canopy Building Mounted Internal Illumination 1-8 maximum sign height Maximum of 2 Identity signs Maximum of 25 sqft. per sign Total aggregate sign area of 50 sqft. B7.d - Diesel Pump ID Building Mounted Internal Illumination 5-1 maximum sign height Maximum of 6 sqft. Quantity: 1 / Diesel pump B7.c 11 sqft. CANOPY ELEVATION FACING STREET SCALE: 1/32 = 1 1'-0" B7.d 6 sqft. B7.c 11 sqft. B7.f - Gas Pump Fascia Logo De Minimus Signs Illumination Permitted 1 sqft. maximum sign area Quantity: 1/ side of gas pump fascia LEFT SIDE CANOPY ELEVATION SCALE: 1/32 = 1 5'-1" 1'-4 1 /2" B7.e - Monument ID Freestanding Internal Illumination Double Sided 6-3 maximum sign height 40 sqft. maximum sign area 5 ft. minimum setback from R.O.W. Quantity: 1 / Vehicular Entry 8' - 0" SIGN TYPE B7.d - DETAIL SCALE: 1/2 = 1 B7.e 40 sqft. 4 1 /4" SIGN TYPE B7.f - DETAIL SCALE: 1 1/2 = 1 B7.f 0.5 sqft. 6' - 3" REG 87 AUTO DIESEL WIN DMILL PAR C D RIVE ELEVATION SIDES A & B SCALE: 1/4 = 1 SIDE VIEW SCALE: 1/4 = 1 FRONT PUMP ELEVATION VIEW (TYP) SCALE: 1/4 = 1 NOTE: Design of signs may vary so long as the allowed square footage of the sign is not exceeded 15

36 Out-Parcel Signs B8 Tenant Signs for Businesses in PDCC(CC), PD-CC(SC), PD-CC(RC), PD-SA, PD-TC, PD-TREC, Primary PD-TRC, Project and PD-MUB ID - Letter Replacement Retail Signs 7 Proposed Regulations: Building Mounted Internal Illumination Maximum of 2 / Façade; provided that each Tenant shall have no more than 4 signs total Maximum of 200 sqft. per individual sign Total aggregate sign area 2 SF / LF of Tenant s Building Frontage N 28 Key Map Bassett North 128 linear ft. Bassett South 128 linear ft. Description Retail signs shall use tenant standard typography and colors. Retail logos and channel letters shall be internally illuminated with LED lighting. Window Signs are permitted but may not exceed 10 sqft. or 25 percent of the window area, whichever is greater. Window signs shall not count against an individual tenants buildingmounted signage; these signs are additive. Materials for this sign shall be selected from this list: Metal Acrylic Vinyl NOTE: Design of signs may vary so long as the allowed square footage of the sign is not exceeded 16

37 Out-Parcel Signs B9 B9 Tenant Signs for Businesses in PDCC(CC), PD-CC(SC), PD-CC(RC), PD-SA, PD-TC, PD-TREC, Primary PD-TRC, Project and PD-MUB ID - Letter Replacement Inline Retail Signs 7 Proposed Regulations: Building Mounted Internal Illumination 50 sqft. maximum sign area 28 N Key Map B9 B9 B9 B9 B9 B9 WEST ELEVATION Scale : 1/32 = 1 B9 B9 B9 B9 NORTH ELEVATION Scale : 1/32 = 1 SOUTH ELEVATION Scale : 1/32 = 1 NOTE: Maximum 1 tenant identity sign / facade of tenant occupied space Description Inline Retail signs shall identify or advertise the individual enterprise served. Inline Retail signs shall use tenant standard typography and colors. Inline Retail logos and channel letters shall be internally illuminated with LED lighting. Window Signs are permitted but may not exceed 10 sqft. or 25 percent of the window area, whichever is greater. Window signs shall not count against an individual tenants buildingmounted signage; these signs are additive. Materials for this sign shall be selected from this list: Metal Acrylic Vinyl NOTE: Design of signs may vary so long as the allowed square footage of the sign is not exceeded 17

38 Out-Parcel Signs B12 Non PD-H Residential Communities - Entrance Signs Residential Development Signs Primary Project ID - Letter Replacement 7 Proposed Regulations: Ground Mounted Internal and External Illumination Single Sided 8 maximum sign height 90 sqft. maximum sign area 10 ft. minimum setback from R.O.W. Quantity: 1 / vehicular entrance 28 N Key Map Internally illuminated fabricated sign cabinet Black granite stone panels 90 sqft. Painted metal dimensional letters 19'-2" 2'-1 1/2" R emington 5'-0" 7'-7 1/2" 16'-0" apartment homes FRONT VIEW Stone masonry SIDE VIEW Scale : 1/2 = 1 NOTE: Tenant names shown as example and placement only Signs shall not reflect or cast glare, directly or indirectly, on public roads or adjacent properties. Description Apartment Monument ID shall be located southeast corner of the Remington Apartments facing City Center Blvd. as indicated on the Sign Location Plan. Apartment Monument ID shall incorporate the Apartment name and logo and may include the Developer s name and logo. Apartment Monument ID shall use project brand standard typography with the exception of tenant identification which will reflect the individual tenant s standard type style and/or logo. Tenant logos may be displayed as PMS xx on a white background. Apartment Monument ID shall be single sided and the white background on which the tenant typography and/or logo is located shall be internally illuminated with white LED lighting. Inground lighting shall uplight the base of sign and include landscaping around the base of sign. Materials for this sign shall be selected from this list: Metal Acrylic Black Stone Sign Base: Dry-stack laid fieldstone and precast capstone. NOTE: Design of signs may vary so long as the allowed square footage of the sign is not exceeded 18

39 Existing Non PD-H Residential Communities - Entrance Sign to Remain 7 28 AP1 Non PD-H Residential Communities - Entrance Sign Qty: 1 Max Sign Area: 50 sqft. AP2 Non PD-H Residential Communities - Entrance Sign Qty: 2 Max Sign Area: 90 sqft. AP3 Non PD-H Residential Communities - Entrance Sign Qty:1 Max Sign Area: 100 sqft. AP4 Non PD-H Residential Communities - Entrance Sign Qty: 2 Max Sign Area: 80 sqft. AP5 Non PD-H Residential Communities - Entrance Sign Qty: 2 Max Sign Area: 24 sqft. 19

40 Out-Parcel Signs B13 Private Recreational Parks Residential Development Signs Primary Project ID - Letter Replacement sqft. N Key Map 4'-0" 6.5 sqft. 9'-10" 0.6 sqft. 4'-6" 6'-0" 7 1 /2" 1'-9 1 /2" 4" B13.a BUILDING ENTRY SIGNS Scale : 1/4 = 1 B13.b MONUMENT ID Not to Scale Proposed Regulations: Building Mounted Non-Illuminated Single Sided 7 1/2 maximum sign height 7 sqft. maximum sign area Quantity: 1 Description Community signs shall use project standard typography and tenant s standard logo. The entry signs shall be flat cut metal. The Monument ID sign base shall be externally illuminated with in-ground white LED up-lighting. Landscaping shall include native plant species around the base of sign. Proposed Regulations: Freestanding External Illumination Single Sided 6 maximum sign height 18 sqft. maximum sign area 5 ft. minimum setback from R.O.W. Quantity: 1 Materials for this sign shall be selected from this list: Metal with paint finish Acrylic Precast concrete base NOTE: Design of signs may vary so long as the allowed square footage of the sign is not exceeded 20

41 C: Project Site Signs Sign Type Qt. C: Project Site Signs C1.a Entrance Signs 1 / project C1.b Project Identification Signs 1 / project C1.c Project Identification Signs 2 / Inline Retail Development C6 Directional Signs, On-Site ± 23 NOTE: The Dulles Town Center is a property in flux with new tenants moving in and store footprints being reconfigured. As such, new signs will be needed to respond to the changing market. New stores will be afforded the same signage sizes and allocations as other similar stores and can affix their signs along their facades in locations agreed upon by the landlord that do not conflict with this Sign Development Plan. Proposed signs are identified with yellow highlight. 21

42 Project Site Signs Location Map Atlantic Blvd. PD-TC 7 PD-TC C1.b C1.a 28 Dulles Center Blvd. PD-IP PD-SC Majestic Dr. PD-CH Dulles Town Cir. PD-SC PD-TC Kent Dr. Champion Dr. Signature Dr. Mirage Way Dulles Center Blvd. City Center Blvd. Jaclyn Pl. PD-CC-NC PD-SC PD-CH Signature Dr. PD-IP Atlantic Blvd. PD-SC PD-SC PD-SC PD-CH Dulles Town Cir. Haleybird Dr. R24 PD-IP PD-SC Nokes Blvd. Dulles Eastern Plaza PD-CH R24 R24 Nokes Blvd. PD-CC-CC C1.c PD-CC-CC PD-CC-CC PD-IP C1.a C1.b C1.c Project Identification Signs Entrance Signs Project Identification Signs 1972 Zoning Ordinance 1993 Zoning Ordinance Revised 1993 Zoning Ordinance Parcel Borders Signs highlighted in yellow denotes proposed signs 22

43 Project Site Signs C1.a C1.b Entrance Signs Project Identification Signs Primary Project ID - Letter Replacement Overview 7 N 28 Key Map C1.a C1.b Not to Scale NOTE: Tenant names shown as example and placement only Sign images provided for illustration only and sign designs are subject to change so long as the permitted size of signage is not exceeded. NOTE: Design of signs may vary so long as the allowed square footage of the sign is not exceeded 23

44 Project Site Signs C1.a Entrance Signs Primary Project ID - Letter and Masonry Replacement Primary Project ID - Letter Replacement 7 Proposed Regulations: Proposed Regulations: Freestanding Internal Illumination Single Sided 10 maximum sign height 345 sqft. maximum sign area Quantity: 1 28 N Key Map Existing stone replaced with unpolished black stone sealed to prevent fading Face illuminated dimensional letters 44'-6" 345 sqft. 2'-2" DDUULLLLEESS TT O WNN CCEENNT TE ER R OW 10'-0" 7'-10" 38'-6" FRONT VIEW Scale : 3/32 = 1 NOTE: Tenant names shown as example and placement only Signs shall not reflect or cast glare, directly or indirectly, on public roads or adjacent properties. Description Entrance Sign is located at the northeast project entrance facing the intersection of Route 7 and City Center Blvd. as indicated on the Sign Location Plan. Face illuminated channel letters shall be internally illuminated with white LED lighting. Letter background shall be unpolished black stone panels. The Primary Project ID letters shall use project brand standard typography. Materials for this sign shall be selected from this list: Metal Acrylic Stone Masonry sign base is existing NOTE: Design of signs may vary so long as the allowed square footage of the sign is not exceeded 24

45 Project Site Signs C1.b Project Identification Signs Primary Project ID- LED Route 7 Primary Project ID - Letter Replacement 7 Proposed Regulations: Freestanding Internal Illumination Double Sided 35 maximum sign height 300 sqft. maximum sign area 10 ft. minimum setback from R.O.W. Quantity 1 28 N Key Map Description The Project Identification Sign w/led Display shall use project brand standard typography with the exception of tenant identification which will reflect the individual tenant s standard type style and/or logo. Tenant logos shall be displayed white on a dark background for visual unity. The Project Identification Sign w/led Display shall be single sided and the project logo shall be internally illuminated with LED lighting. Landscape the base of sign with a minimum depth of 3 on all sides. 5'-5" 10'-0" 300 sqft. Illuminated dimensional logo LED Sign to display tenants and branded mall messages Stone masonry to match existing wall masonry 35'-0" LED display sign shall display tenants and branded mall promotional messages only. The tenants displayed will not exceed five in number at a time. The minimum message duration shall be between 8 and 10 seconds, the maximum interval between messages shall be no more than 1 second in duration to create a non-animated transition between displayed content. No transitions between content will be allowed between 12 am - 5am. 14'-6" 21'-6" Project Identification Sign w/led Display to be integrated with existing Primary Project ID is located at the northeast project entrance facing the intersection of Route 7 and City Center Blvd. as indicated on the Sign Location Plan. Developer ID Plaque FRONT & BACK VIEW SIDE VIEW Scale : 3/32 = 1 NOTE: Tenant names shown as example and placement only Signs shall not reflect or cast glare, directly or indirectly, on public roads or adjacent properties. Materials for this sign shall be selected from this list: Metal Acrylic LED display Sign Base: Dry-stack laid fieldstone and precast capstone. NOTE: Design of signs may vary so long as the allowed square footage of the sign is not exceeded 25

46 Project Site Signs C1.c Project Identification Signs Project ID - Inline Retail Primary Project ID - Letter Replacement Proposed Regulations: Building Mounted Internal Illumination 60 sqft. maximum sign area Quantity 2 / Inline Retail Development N 28 Key Map 7 C1.c WEST ELEVATION Scale : 1/32 = 1 C1.c NORTH ELEVATION Scale : 1/32 = 1 SOUTH ELEVATION Scale : 1/32 = 1 Description Inline Retail Project ID signs shall identify the inline retail development served. Inline Retail Project ID signs shall use project brand standard logos and typography. Inline Retail logos and channel letters shall be internally illuminated with LED lighting. Materials for this sign shall be selected from this list: Metal Acrylic Vinyl NOTE: Design of signs may vary so long as the allowed square footage of the sign is not exceeded 26

47 Directional Signs Location Map 28 C6 C6 C6 C6 C6 C6 C6 C6 C6 C6 C6 C6 C6 Dulles Center Blvd. Atlantic Blvd. PD-TC C6 PD-TC C6 PD-CH Majestic Dr. PD-SC PD-IP PD-SC Dulles Town Cir. Kent Dr. Champion Dr. Signature Dr. Mirage Way 7 PD-TC C6 C6 C6 Dulles Center Blvd. C6 City Center Blvd. Signature Dr. C6 Jaclyn Pl. C6 PD-CC-NC Atlantic Blvd. PD-SC PD-CH PD-IP C6 PD-SC PD-SC PD-SC PD-CH Dulles Town Cir. Haleybird Dr. R24 PD-IP PD-SC Nokes Blvd. Dulles Eastern Plaza PD-CH R24 R24 Nokes Blvd. PD-CC-CC C6 PD-CC-CC PD-CC-CC PD-IP C6 Directional Signs, On-Site 1972 Zoning Ordinance 1993 Zoning Ordinance Revised 1993 Zoning Ordinance Parcel Borders Signs highlighted in yellow denotes proposed signs 27

48 Project Site Signs C6 Directional Signs, On-Site Directional Signs - Type 1 Primary Project ID - Letter Replacement Proposed Regulations: Freestanding Single or Double Sided Illumination Permitted 7 maximum sign height 21 sqft. maximum sign area 5 ft. minimum setback from R.O.W. NOTE: See Sign Location Plan for locations on page 27 3'-0" 5" Non-illuminated fabricated sign cabinet Silk-screened logo Mall Reflective vinyl messages Silk-screened pattern 7'-0" Route 7 Remington Apts. Nokes Blvd. Route sqft. Scale : 1/2 = 1 FRONT VIEW NOTE: Tenant names shown as example and placement only Signs shall not reflect or cast glare, directly or indirectly, on public roads or adjacent properties. SIDE VIEW Description Directional signs may be located near various project entrances and road intersections within the project, where appropriate to provide directional and wayfinding information for vehicular traffic. Sign messages may contain directional information for visitors about major tenant destinations, site services such as parking, loading dock receiving locations, or other directional information. Directionals signs may be two-sided and will use standard typography and may include the project logo. Materials for this sign shall be selected from this list: Metal with paint finish Vinyl for messages and graphics NOTE: Design of signs may vary so long as the allowed square footage of the sign is not exceeded 28

49 D: Real Estate Signs Sign Type Qt. D: Real Estate Signs D1 Real Estate - Commercial For Sale Sign D2 Real Estate - Commercial For Sale Sign Existing Real Estate - Commercial For Sale Sign to Remain 10 1 (upon any lot 10 acres); 2 (upon any lot > 10 acres); 1 (upon any lot 10 acres); 2 (upon any lot > 10 acres); NOTE: The Dulles Town Center is a property in flux with new tenants moving in and store footprints being reconfigured. As such, new signs will be needed to respond to the changing market. New stores will be afforded the same signage sizes and allocations as other similar stores and can affix their signs along their facades in locations agreed upon by the landlord that do not conflict with this Sign Development Plan. Proposed signs are identified with yellow highlight. 29

50 Real Estate Signs D1 Real Estate - Commercial For Sale Sign Temporary Sign - Leasing Primary Project ID - Letter Replacement Proposed Regulations: Freestanding Single Sided Non-Illuminated 7 maximum sign height 20 sqft. maximum sign area 5 ft. minimum setback from R.O.W. Quantity: 1 (upon any lot 10 acres); 2 (upon any lot > 10 acres) Vinyl Logo 4'-0" 5" Non-illuminated fabricated wood sign with paint finish Dulles Town Center 20 sqft. Vinyl messages 7'-0" now leasing Scale : 1/2 = 1 FRONT VIEW NOTE: Tenant names shown as example and placement only Signs shall not reflect or cast glare, directly or indirectly, on public roads or adjacent properties. SIDE VIEW Description Leasing signs may be located near out-parcel pad sites to announce leasing opportunities or tenants arriving soon to pad site Leasing signs shall be single sided and shall use project brand standard typography with the exception of tenant identification which will reflect the individual tenant s standard type style and/or logo. Tenant logos may be displayed as full color on white background. Leasing sign may remain on pad site until tenant occupancy it at 90% at which point the sign shall be removed. Materials for this sign shall be selected from this list: Wood/MDO with paint finish Vinyl for messages and graphics NOTE: Design of signs may vary so long as the allowed square footage of the sign is not exceeded 30

51 Real Estate Signs D2 Real Estate - Commercial For Sale Sign Temporary Sign - Leasing / Coming Soon Primary Project ID - Letter Replacement Proposed Regulations: Freestanding Single Sided Non-Illuminated 6 maximum sign height 15 sqft. maximum sign area 5 ft. minimum setback from R.O.W. Quantity: 1 (upon any lot 10 acres); 2 (upon any lot > 10 acres) Vinyl Logo 3'-6" 5" Non-illuminated fabricated wood sign with paint finish Vinyl messages Dulles Town Center Future Site Of 15 sqft. 6'-0" dulles town circle Opening Fall 2017 Employment Opportunities Scale : 1/2 = 1 FRONT VIEW NOTE: Tenant names shown as example and placement only Signs shall not reflect or cast glare, directly or indirectly, on public roads or adjacent properties. SIDE VIEW Description Leasing signs may be located near out-parcel pad sites to announce leasing opportunities or tenants arriving soon to pad site Leasing signs shall be single sided and shall use project brand standard typography with the exception of tenant identification which will reflect the individual tenant s standard type style and/or logo. Tenant logos may be displayed as full color on white background. Leasing sign may remain on pad site from lease execution to tenant opening at which point the sign shall be removed. Materials for this sign shall be selected from this list: Wood/MDO with paint finish Vinyl for messages and graphics NOTE: Design of signs may vary so long as the allowed square footage of the sign is not exceeded 31

52 Existing Real Estate - Commercial For Sale Signs to Remain 7 28 TP1 Real Estate - Commercial For Sale Sign Qty: 7 Max Sign Area: 20 sqft. TP3 Real Estate - Commercial For Sale Sign Qty: 1 Max Sign Area: 15 sqft. TP4 Real Estate - Commercial For Sale Sign Qty: 1 Max Sign Area: 20 sqft. TP5 Real Estate - Commercial For Sale Sign Qty: 1 Max Sign Area: 20 sqft. 32

53 Table (D) - Revised 1993 Zoning Ordinance Sign Requirements Matrix SIDP SIGN CATEGORY Dulles Town Center SIDP Page Reference Total Aggregate Sign Area Max. Number of Signs Max. Area of Any One Sign Ground Mounted Sign Bonus Multiplier Max. Area of Any One Sign Ground Mounted Background Structure Bonus Multiplier (See Note 1) Max. Area of Background Structure Max. Height of Background Structure Illumination Permitted Min. Setback From R.O.W. (See Note 2) Type Permitted Max. Height (See Note 3) Additional Requirements NOTE: Signs highlighted in yellow denotes proposed signs (1) RESIDENTIAL/AGRICULTURE SIGNS Current County Regulations (c) Non PD-H Residential Communities - Entrance Sign 1 / vehicular entrance 40 SF 2 80 SF 5 FT None 10 FT Ground Mounted 5 FT One sided only. Signs shall contain no advertising Proposed Regulations for Dulles Town Center (c) Non PD-H Residential Communities - Entrance Sign 19 1 / vehicular entrance 50 SF (+10 SF) 2 80 SF Yes 10 FT Ground Mounted 8 FT One sided only. Signs shall contain no advertising. (c) Sign AP1 Non PD-H Residential Communities - Entrance Sign 19 1 / vehicular entrance 90 SF (+50 SF) 2 80 SF Yes 10 FT Ground Mounted 8 FT One sided only. Signs shall contain no advertising. (c) Sign AP2 Non PD-H Residential Communities - Entrance Sign 19 1 / vehicular entrance 100 SF (+60 SF) 2 80 SF Yes 10 FT Ground Mounted 8 FT One sided only. Signs shall contain no advertising. (c) Sign AP3 Non PD-H Residential Communities - Entrance Sign 19 2 / vehicular entrance 80 SF (+40 SF) 2 80 SF Yes 10 FT Ground Mounted 8 FT One sided only. Signs shall contain no advertising. (c) Sign AP4 Non PD-H Residential Communities - Entrance Sign 19 2 / vehicular entrance 12 SF (-24 SF) 2 80 SF Yes 10 FT Ground Mounted 8 FT One sided only. Signs shall contain no advertising. (c) Sign AP5 Non PD-H Residential Communities - Entrance Sign 18 1 / vehicular entrance 90 SF (+50 SF) 2 80 SF Yes 10 FT Ground Mounted 8 FT One sided only. Signs shall contain no advertising. Sign B12 (3) COMMERCIAL DEVELOPMENT ENTRANCE/PROJECT IDENTIFICATION SIGNS IN THE PD, CLI, GB AND MR-HI DISTRICTS Current County Regulations (a) Entrance Signs Project > 40 acres 1 / vehicular entrance 75 SF Yes 10 FT Freestanding 10 FT Proposed Regulations for Dulles Town Center 1

54 (b) (b) SIGN CATEGORY Entrance Signs Project > 40 acres Sign C1.a Project Identification Signs Project 20 acres Dulles Town Center SIDP Page Reference Total Aggregate Sign Area Max. Number of Signs 24 1 / project Max. Area of Any One Sign 345 SF (+270 SF) Ground Mounted Sign Bonus Multiplier Table (D) - Revised 1993 Zoning Ordinance Sign Requirements Matrix Max. Area of Any One Sign SIDP Ground Mounted Background Structure Bonus Multiplier (See Note 1) Max. Area of Background Structure Current County Regulations Max. Height of Background Structure Illumination Permitted Min. Setback From R.O.W. (See Note 2) Type Permitted Max. Height (See Note 3) Yes 10 FT Freestanding 10 FT 2 / project 25 SF Yes 10 FT Freestanding 10 FT Additional Requirements Proposed Regulations for Dulles Town Center (a) (b) Project Identification Signs Project 20 acres Sign C1.b Project Identification Signs Project 20 acres 25 1 / project 26 2 / Inline Retail Development 300 SF (+275 SF) 60 SF (-140) Yes 10 FT Freestanding 35 FT Yes Building Mounted Roofline LED display sign shall display tenants and branded mall promotional messages only. The tenants displayed will not exceed four in number at a time. The minimum message duration shall be between 8 and 10 seconds, the maximum interval between messages shall be no more than 1 second in duration to create a nonanimated transition between displayed content. No transisitions between content will be allowed between 12 am - 5am. Sign C1.c (4) SIGNS FOR COMMERCIAL, OFFICE, AND INDUSTRIAL USES Current County Regulations (b) (b) Tenant Signs for Businesses in PD- CC(CC), PD-CC(SC), PD-CC(RC), PD-SA, PD-TC, PD-TREC, PD-TRC, and PD-MUB Tenant Signs for Businesses in PD- CC(CC), PD-CC(SC), PD-CC(RC), PD-SA, PD-TC, PD-TREC, PD-TRC, and PD-MUB Sign B SF / LF of Tenant s Building Frontage 2 SF / LF of Tenant s Building Frontage 2 / Façade; provided that each Tenant shall have no more than 4 signs total 2 / Façade; provided that each Tenant shall have no more than 4 signs total 200 SF Yes Proposed Regulations for Dulles Town Center 200 SF Yes Building Mounted Building Mounted Roofline Roofline Sign types on building façades may include any combination of Building Mounted Signs and Awning and Canopy Signs. Sign types on building façades may include any combination of Building Mounted Signs and Awning and Canopy Signs. 2

55 Table (D) - Revised 1993 Zoning Ordinance Sign Requirements Matrix SIDP (b) SIGN CATEGORY Tenant Signs for Businesses in PD- CC(CC), PD-CC(SC), PD-CC(RC), PD-SA, PD-TC, PD-TREC, PD-TRC, and PD-MUB Dulles Town Center SIDP Page Reference 17 Total Aggregate Sign Area Max. Number of Signs 1 / tenant / facade of tenant occupied space Max. Area of Any One Sign 50 SF (-150) Ground Mounted Sign Bonus Multiplier Max. Area of Any One Sign Ground Mounted Background Structure Bonus Multiplier (See Note 1) Max. Area of Background Structure Max. Height of Background Structure Illumination Permitted Yes Min. Setback From R.O.W. (See Note 2) Type Permitted Building Mounted Max. Height (See Note 3) Roofline Additional Requirements Sign types on building façades may include any combination of Building Mounted Signs and Awning and Canopy Signs. (c) (c) Sign B9 Building ID/Tenant Signs - Office Buildings Building ID/Tenant Signs - Office Buildings Sign B3.a 12 2 / Façade; provided that each building shall have no more than 4 signs total 4 / Façade; provided that each building shall have no more than 8 signs total 1 SF / 100 SF of Building Facade / Sign 1 SF / 100 SF of Building Facade / Sign (200 SF permitted for a building with 20,000 SF façade) Current County Regulations Proposed Regulations for Dulles Town Center Yes Yes Building Mounted Building Mounted Roofline Roofline Signs shall be located at the top floor of the building. Name and message may differ Signs shall be located at the top floor of the building. Name and message may differ (d) (d) (e) (e) Ground Floor Tenants in Office Buildings Ground Floor Tenants in Office Buildings Sign B3.b Directory Sign - Office Buildings Directory Sign - Office Buildings Sign B / Tenant 10 (+0 SF) 1 / Tenant 20 SF Yes 1 / Building Entrance 1 / Building Entrance 60 SF (+40 SF) Proposed Regulations for Dulles Town Center Current County Regulations 15 SF Yes 65 SF (+50 SF) Proposed Regulations for Dulles Town Center Current County Regulations Yes Building Mounted Building Mounted Freestanding Building Mounted Mount Below 2nd Floor Windows Mount Below 2nd Floor Windows 6 FT 6 FT Maximum height of letters is 24 Inches. Maximum height of letters is 32 Inches Yes Freestanding 8 FT - 4 IN Sign may be double sided 3

56 Table (D) - Revised 1993 Zoning Ordinance Sign Requirements Matrix SIDP (f) (f) SIGN CATEGORY Directory Sign in PD- CC(CC), PD-CC(SC), PD-CC(RC), PD-SA, PD-TC, PD-TREC, PD-TRC, and PD-MUB Directory Sign in PD- CC(CC), PD-CC(SC), PD-CC(RC), PD-SA, PD-TC, PD-TREC, PD-TRC, and PD-MUB Dulles Town Center SIDP Page Reference 11 Total Aggregate Sign Area Max. Number of Signs 2 / Development 1 / Inline Retail Development Max. Area of Any One Sign Ground Mounted Sign Bonus Multiplier Max. Area of Any One Sign Ground Mounted Background Structure Bonus Multiplier (See Note 1) Max. Area of Background Structure Max. Height of Background Structure Illumination Permitted Min. Setback From R.O.W. (See Note 2) Type Permitted Max. Height (See Note 3) 25 SF Yes Freestanding 7 FT 70 SF (+45 SF) Proposed Regulations for Dulles Town Center Additional Requirements Yes Freestanding 12 FT Sign may be double sided (f) Sign T4 Directory Sign in PD- CC(CC), PD-CC(SC), PD-CC(RC), PD-SA, PD-TC, PD-TREC, PD-TRC, and PD-MUB 11 1 / Inline Retail Development 30 SF (+5 SF) Yes Freestanding 9 FT Sign may be double sided (f) (h) (h) Sign T5 Subtotal Auto Service Station (including convenience store, car wash & repair) Auto Service Station (including convenience store, car wash & repair) 2 / Inline Retail Development Current County Regulations 100 SF 6 30 SF Yes 5 FT SF 3 50 SF (+20 SF) Proposed Regulations for Dulles Town Center Yes Freestanding Building Mounted Building Mounted 15 FT Pole Mounted 8 FT Ground Mounted Roofline Roofline Total permitted sign area excludes state mandated labeling of dispensing devices and federally mandated gasoline price posting. (h) Sign B7.a Auto Service Station (including convenience store, car wash & repair) SF 1 50 SF (+20 SF) Yes Building Mounted Roofline (h) Sign B7.b Auto Service Station (including convenience store, car wash & repair) Sign B7.c SF 2 25 SF (-5 SF) Yes Building Mounted Roofline Total permitted sign area excludes state mandated labeling of dispensing devices and federally mandated gasoline price posting. 4

57 Table (D) - Revised 1993 Zoning Ordinance Sign Requirements Matrix SIDP (h) SIGN CATEGORY Auto Service Station (including convenience store, car wash & repair) Dulles Town Center SIDP Page Reference Total Aggregate Sign Area Max. Number of Signs 15 1/ Diesel Pump Max. Area of Any One Sign 6 SF (-24 SF) Ground Mounted Sign Bonus Multiplier Max. Area of Any One Sign Ground Mounted Background Structure Bonus Multiplier (See Note 1) Max. Area of Background Structure Max. Height of Background Structure Illumination Permitted Yes Min. Setback From R.O.W. (See Note 2) Type Permitted Building Mounted Max. Height (See Note 3) Roofline Additional Requirements (h) Sign B7.d Auto Service Station (including convenience store, car wash & repair) 15 1 / vehicular entrance 40 SF (+10 SF) Yes 5 FT Freestanding 6 FT - 3 IN (h) (u) Sign B7.e Subtotal Window or Display Sign (Business) in conjunction with Table (D)(4) (a), (b), (o), and (p) sign categories 300 SF (+ 200 SF) Current County Regulations 4 / Tenant None Proposed Regulations for Dulles Town Center The maximum square footage of window or display signs (business) shall not exceed 25% of the total square footage of window area, or 10 SF, whichever is less. Use County Regulations for Window or Display Signs Current County Regulations (v) Sidewalk Sign in conjunction with Table (D)(4) (a), (b), (o), and (p) sign categories 1 / Tenant 6 SF None 3 FT Proposed Regulations for Dulles Town Center Signs shall be located on the sidewalk in front of and reasonably proximate to the entrance of the business to which the sign pertains. A minimum 4-foot width of unobstructed space for passers-by shall be maintained on the sidewalk in front of the business. Use County Regulations for Sidewalk Signs (6) REAL ESTATE SIGNS Current County Regulations (c) Real Estate - Commercial For Sale Sign 1 (upon any lot 10 acres); 2 (upon any lot > 10 acres); 20 SF None 5 FT Freestanding 6 FT Proposed Regulations for Dulles Town Center 5

58 (c) SIGN CATEGORY Real Estate - Commercial For Sale Sign Sign D1 Real Estate - Commercial For Sale (c) Sign Sign D2 Real Estate - Commercial For Sale (c) Sign Sign TP1 Real Estate - Commercial For Sale (c) Sign Sign TP3 Real Estate - Commercial For Sale (c) Sign Sign TP4 Real Estate - Commercial For Sale (c) Sign (c) (i) (i) (i) (i) Sign TP5 Subtotal Private Recreation Parks Private Recreation Parks Sign B13.a Private Recreation Parks Sign B13.b Subtotal Dulles Town Center SIDP Page Reference Total Aggregate Sign Area Max. Number of Signs 1 (upon any lot 10 acres); 2 (upon any lot > 10 acres); 1 (upon any lot 10 acres); 2 (upon any lot > 10 acres); 1 (upon any lot 10 acres); 2 (upon any lot > 10 acres); 1 (upon any lot 10 acres); 2 (upon any lot > 10 acres); 1 (upon any lot 10 acres); 2 (upon any lot > 10 acres); 1 (upon any lot 10 acres); 2 (upon any lot > 10 acres); 1 (upon any lot 10 acres); 2 (upon any lot > 10 acres); Max. Area of Any One Sign 20 SF (+ 0 SF) 15 SF (-5 SF) 20 SF (+ 0 SF) 15 SF (-5 SF) 20 SF (+ 0 SF) 20 SF (+ 0 SF) Ground Mounted Sign Bonus Multiplier Table (D) - Revised 1993 Zoning Ordinance Sign Requirements Matrix Max. Area of Any One Sign SIDP Ground Mounted Background Structure Bonus Multiplier (See Note 1) Max. Area of Background Structure (7) MISCELLANEOUS SIGNS Current County Regulations Max. Height of Background Structure Illumination Permitted Min. Setback From R.O.W. (See Note 2) Type Permitted Max. Height (See Note 3) None 5 FT Freestanding 7 FT None 5 FT Freestanding 6 FT None 5 FT Freestanding 7 FT None 5 FT Freestanding 6 FT None 5 FT Freestanding 7 FT None 5 FT Freestanding 7 FT 10 SF 2 6 SF None 5 FT Freestanding 6 FT SF (+15 SF) 2 7 SF (+1 SF) 18 SF (+12 SF) Proposed Regulations for Dulles Town Center Current County Regulations None Yes 5 FT Building Mounted Freestanding Roofline 6 FT Additional Requirements 6

59 Table (D) - Revised 1993 Zoning Ordinance Sign Requirements Matrix SIDP (j) (j) SIGN CATEGORY Directional Signs, On- Site Directional Signs, On- Site Sign C6 Dulles Town Center SIDP Page Reference 28 Total Aggregate Sign Area Max. Number of Signs Max. Area of Any One Sign 4 SF 21 SF (+17 SF) Ground Mounted Sign Bonus Multiplier Max. Area of Any One Sign Ground Mounted Background Structure Bonus Multiplier (See Note 1) Max. Area of Background Structure Proposed Regulations for Dulles Town Center Max. Height of Background Structure Illumination Permitted Backlight or White Light Backlight or White Light Min. Setback From R.O.W. (See Note 2) Type Permitted Max. Height (See Note 3) 5 FT Freestanding 3 FT 5 FT Freestanding 7 FT Additional Requirements Signs shall be located only where there is a change in direction and shall contain no advertising, but may include the names and/or logos associated with the business or development. Signs shall be located only where there is a change in direction and shall contain no advertising, but may include the names and/or logos associated with the business or development. Current County Regulations (m) De Minimis Signs 2 SF 1 SF Yes Proposed Regulations for Dulles Town Center (m) De Minimis Signs 2 SF 1 SF Yes (m) De Minimis Signs Auto Service Station Sign B7.f 15 1 / side of gas pump facia 1 SF Yes Mounted to gas pump fascia Top of gas pump facia Sign may be double sided Examples of De Minimis signs may include signs stating hours of operation, open/closed, accepted forms of payment, business/professional affiliations, etc. Examples of De Minimis signs may include signs stating hours of operation, open/closed, accepted forms of payment, business/professional affiliations, etc. Total permitted sign area excludes state mandated labeling of dispensing devices and federally mandated gasoline price posting. 7

60 Comprehensive Sign Plan August 15, 2018 ZMOD

61 Table of Contents Comprehensive Signage Design 1 Introduction 2 General Notes 3 Project Logo 4 Project Typography 5 Project Colors 6 Project Zoning Ordinances Map 7 A: Mall Building Signs 8 Mall Building Signs Location Map 9 A1 Business signs in any commercial or industrial districts PD-SC 10 A2 Business signs in any commercial or industrial districts PD-SC 11 A3 Theatre and outdoor motion picture theatre signs 12 A4 Business signs in any commercial or industrial districts PD-SC 13 A5 Business signs in any commercial or industrial districts PD-SC 15 A5.b Business signs in any commercial or industrial districts PD-SC 17 A6 Business signs in any commercial or industrial districts PD-SC 18 B: Out-Parcel Signs 19 Out-Parcel Signs Location Map 20 B1 Business signs in any commercial or industrial districts PD-CH 21 B1 Business signs in any commercial or industrial districts 22 B2 Business signs in any commercial or industrial districts PD-CH 23 B4 Business signs in any commercial or industrial districts 24 B5 Business signs in any commercial or industrial districts PD-CH 25 B6 Business signs in any commercial or industrial districts PD-SC 26 B6 Business signs in any commercial or industrial districts PD-CH 29 B8 Business signs in any commercial or industrial districts PD-SC 30 B8 Business signs in any commercial or industrial districts PD-CH 31 B11 Business signs in any commercial or industrial districts PD-SC 32 C: Project Site Signs 33 Project Site Signs Location Map 34 C2 Business signs in any commercial or industrial districts PD-SC 35 C3 Business signs in any commercial or industrial districts PD-SC 36 C4 Business signs in any commercial or industrial districts PD-SC 37 C5 Business signs in any commercial or industrial districts PD-SC 38 Informational Signs Location Map 39 C6 Informational Signs 40 C7 Informational Signs 41 D: Real Estate Signs 42 D1 Real estate signs in any commercial or industrial districts 43 D2 Real estate signs in any commercial or industrial districts 44 Existing Real estate signs in any commercial or industrial districts to Remain 45 i

62 Comprehensive Signage Design 1

63 Introduction This manual shall serve as the control document for signage and graphics at Dulles Town Center. Its purpose is to refresh the existing comprehensive signage to better reflect the contemporary character of Dulles Town Center and its environs. A well-planned sign system is an integral part of a successful development. Signs are an essential means of visual communication that identify everything from project entrances to individual tenants. The quantity, location, size, and contrast of the sign messages in the program have been studied to address optimum visibility and safety concerns of those living, working, and visiting the development. Signs are designed to enable travelers to clearly see directional information and quickly comprehend it to make efficient wayfinding decisions. The updated wayfinding signs will further improve the clarity of wayfinding information for the convenience and safety of visitors to Dulles Town Center. The new refreshed look will also strengthen project brand connections with the consistent use of the project logo and colors on signage throughout the entire development. Existing and future signs will be governed by this document. Questions regarding sign design, application, or implementation should be directed to the Dulles Town Center Design Review Committee, 2000 Tower Oaks Boulevard, 8 th Floor, Rockville, Maryland ( ). All signs are to be approved by the Dulles Town Center Design Review Committee before the application for sign permits to Loudoun County. 2

64 General Notes 1. This Sign Development Plan and associated matrices provide coordinated sign standards beyond what may be permissible under the Loudoun County Zoning Ordinances. Signs shall be erected and constructed in substantial conformance with the designs illustrated herein and materials submitted with Sign Development Plan. 2. In the event that a required sign is not specifically addressed by this Sign Development Plan, such sign shall conform to the applicable Loudoun County Zoning Ordinance (as may be amended) that governs the parcel on which the sign is proposed. 3. No exposed bulbs, or moving lights shall be permitted. All signs may be lit, provided that sign illumination shall be internal or directional to illuminate the surface of the sign only and shall not spill upward or reflect or cast glare onto adjacent properties or roadways. Ground mounted light fixtures shall be shielded to direct illumination at the intended sign elements only. Where applicable, ground mounted lighting shall be located within a landscape base. Energy efficient lighting, such as LED (light emitting diodes) or equivalent, shall be utilized where feasible for exterior sign lighting. Fixtures should be of the lowest possible lumens to allow visibility of the signs without unnecessary deterioration of the nighttime environment. 4. All signs shall comply with applicable requirements of the building codes. No sign shall obstruct required vehicular sight distances and visibility at intersections. 5. Notwithstanding the number of signs shown in this Sign Development Plan, the applicant shall have no obligation to construct every sign shown. 6. Future tenants, including new development, should be subject to the sign guidelines contained herein that they most closely resemble. 7. Sign copy and designs shown in this document are for illustrative purposes only. Sign size shown provides maximum square footage. Sign size may be reduced. All signs are subject to final design and engineering. 8. Building mounted retail signs shall not be located above the roofline of the building. All retail signs shall be located on the facade of the building where the retail product or service is sold except for interior mall tenants that occupy a space 8k sqft. or greater or the theater, both of which may have a tenant identity sign located on a Remote Tenant ID sign. Building mounted tenant signs may use the individual tenant s logo, color and typography. 9. The Dulles Town Center is a property in flux with new tenants moving in and store footprints being reconfigured. As such, new signs will be needed to respond to the changing market. New stores will be afforded the same signage sizes and allocations as other similar stores and can affix their signs along their facades in locations agreed upon by the landlord that do not conflict with this Sign Development Plan. 10. Tenants are not fixed and names are shown for illustrative purposes only. 11. Additional directional signs may be added without needing to amend this Sign Development Plan. 12. The sign maps depict general distribution of signs throughout the site. Signs can be moved without needing to amend this Sign Development Plan. 13. All ground mounted entrance signs shall have a landscaped base. Landscaping shall consist of low-lying shrubs and/or flowering plants including native species and shall be maintained in good condition. 14. Dulles Town Center retains the right to change the materials specified in this Sign Development Plan, to the extent that the alternatives provide the same high quality look and performance as materials specified herein. Further, Dulles Town Center reserves the right to change the color schemes and/or type styles to maintain the upscale image of the project as long as a consistent color scheme is maintained. 15. Photographs included in this document may show signs from other sites and are illustrative to show similar type, not accurate design. 16. Window Signs are permitted but may not exceed 10 sqft. or 25 percent of the window area, whichever is greater. Window signs shall not count against an individual tenants buildingmounted signage; these signs are additive. 3

65 Project Logo Primary Project Logos Modified Logo for Wayfinding Nokes Plaza Logo A logo has been developed to provide a consistent identity for Dulles Town Center; this logo will be used throughout the project as a unifying brand element of the sign program. 4

66 Project Typography ABCDEFGHIJKLMNOPQRSTUVWXYZ abcdefghijklmnopqrstuvwxyz Brandon Grotesque Bold ABCDEFGHIJKLMNOPQRSTUVWXYZ abcdefghijklmnopqrstuvwxyz Minion Semibold Small Caps & Oldstyle Figures Project Identity Typography ABCDEFGHIJKLMNOPQRSTUVWXYZ abcdefghijklmnopqrstuvwxyz Campton Book Directional Information Typography Standard typography will be used for Site Signage within Dulles Town Center, except for Regulatory signs (i.e. stop signs, parking restriction signs, fire lane signs, etc.). Should the standard typography be modified, all signs will be changed to reflect the new typography in order to ensure the consistency throughout Dulles Town Center. For Tenant Signs, the typography will reflect the individual tenant s standard type style and/or logo, or be a style expressive of the user. Regulatory signs shall use the standard typography as required by applicable federal, state and local standards. 5

67 Project Colors Pantone 447 Pantone Cool Gray 6 Pantone 5503 White Project Colors Nokes Plaza Blue White Nokes Plaza Colors Site Signage shall primarily use the colors shown above in their design except as otherwise noted. These color palettes may be modified by Dulles Town Center due to changes in market conditions and prevailing styles, provided that the color palette of up to four compatible colors is consistently used among all signs using the standard typography. These four colors will be used for the signs, and accent features on the sign structures. Other materials such as precast concrete, dry-stacked stone and metal may also be used for support structures, these may be used in their natural finish. 6

68 Project Zoning Ordinances Map Atlantic Blvd. PD-TC 7 PD-TC 28 PD-CH PD-IP PD-SC Dulles Center Blvd. Majestic Dr. Dulles Town Cir. PD-SC PD-TC Kent Dr. Champion Dr. Signature Dr. Mirage Way Dulles Center Blvd. City Center Blvd. Jaclyn Pl. PD-CC-NC PD-SC PD-CH Signature Dr. PD-IP Atlantic Blvd. PD-SC PD-SC PD-SC PD-CH Dulles Town Cir. Haleybird Dr. R24 PD-IP PD-SC Nokes Blvd. Dulles Eastern Plaza PD-CH R24 R24 Nokes Blvd. PD-CC-CC PD-CC-CC 1972 Zoning Ordinance 1993 Zoning Ordinance Revised 1993 Zoning Ordinance Parcel Borders PD-IP PD-CC-CC 7

69 A: Mall Building Signs - Building Mounted Sign Type Qt. A: Mall Building Signs A1 Business signs in any commercial or industrial districts PD-SC A2 Business signs in any commercial or industrial districts PD-SC A3.a Theatre and outdoor motion picture theatre signs 1 A3.b Theatre and outdoor motion picture theatre signs 1 A3.c Theatre and outdoor motion picture theatre signs A4 Business signs in any commercial or industrial districts PD-SC A5 Business signs in any commercial or industrial districts PD-SC A5.b Business signs in any commercial or industrial districts PD-SC A6 Business signs in any commercial or industrial districts PD-SC Main Mall Entrance 1 / Façade; provided that each tenant occupied space shall have no more than 2 signs total 1 (Propose changing from single sided to double sided) 1 / tenant, no more than 4 tenant ID signs/ background structure 1 / Façade; provided that each tenant occupied space shall have no more than 3 signs total 1 / Tenant entrance 1 / Secondary Mall entrance NOTE: The Dulles Town Center is a property in flux with new tenants moving in and store footprints being reconfigured. As such, new signs will be needed to respond to the changing market. New stores will be afforded the same signage sizes and allocations as other similar stores and can affix their signs along their facades in locations agreed upon by the landlord that do not conflict with this Sign Development Plan. Proposed signs are identified with yellow highlight. 8

70 Mall Building Signs Location Map Dulles Center Blvd. c Dr. C PD-CH Dulles Town Cir. PD-SC Signature Dr. A5 A5.b PD-IP PD-SC A5 A5.b A4.a A5.b A5 A5.b A5.b A5 A5 A5.b A4.e A2 A2 A1 Mirage Way A2 A3.a A3.c A3.b A6.c A3.c A4.d PD-SC A2 A2 PD-CH PD-IP A5.b A4.b A5 A5.b A5 PD-SC A5 A5.b A4.c A5.b A6.b A6.a A5 A5.b PD-SC Atlantic Blvd. A5 A5.b A5 A5.b A5 A5 A5.b A5 A5.b PD-SC PD-CH Dulles Town Cir. Haleybird Dr. PD-SC Dulles Eastern Plaza PD-CH A1 Business signs commercial or industrial districts Nokes Blvd Zoning Ordinance A3 A2 A3 Business signs commercial or industrial districts Theatre and outdoor motion picture theatre signs 1993 Zoning Ordinance Revised 1993 Zoning Ordinance Parcel Borders A4 A5 Business signs commercial or industrial districts Business signs commercial or industrial districts Signs highlighted in yellow denotes proposed signs Nokes Blvd. P A5.b A6 Business signs commercial or industrial districts Business signs commercial or industrial districts 9

71 Mall Building Signs A1 Business signs in any commercial or industrial districts PD-SC Main Entrance Project ID Primary Project ID - Letter Replacement 7 Proposed Regulations: Wall Mounted Single Sided Internal illumination 25 maximum sign height 295 sqft. maximum sign area Photo Mock-up N 28 Key Map 36'-5 1 /2" 15'-0" Illuminated dimensional logo 25'-0" 14'-10 1 /2" 225 sq. ft. 1'-10" DULLES TOWN CENTER 70 sq. ft. Face illuminated dimensional letters Scale : 1/16 = 1 NOTE: Signs shall not reflect or cast glare, directly or indirectly, on public roads or adjacent properties. Description Main Entrance Project ID shall be located at the north facing main mall entry as indicated on the Sign Location Plan. Main Entrance Project ID shall be single sided and will use standard typography and may include the project logo. The project logo and channel letters shall be internally illuminated with white LED lighting. Materials for this sign shall be selected from this list: Metal with paint finish Acrylic Vinyl NOTE: Design of signs may vary so long as the allowed square footage of the sign is not exceeded 10

72 Mall Building Signs A2 Business signs in any commercial or industrial districts PD-SC Specialty Tenant ID Signs A2 - Dicks 336 sqft., 175 linear ft. A2 - Sheffield 95 sqft., 142 linear ft. A2 LA Fitness 128 sqft., 192 linear ft. A2 - Tilted Kilt 50 sqft., 31 linear ft. A2 - Future Restaurant 50 sqft., 31 linear ft. Description Specialty Tenants are mall tenants that occupy a space 10k sqft. or greater and have an exterior entrance or, independent of size, are a restaurant with an exterior entrance or patio. There are six (6) spaces that meet this criteria today. Additional tenants may meet this criteria in the future with each such new specialty tenant receiving a sign area not to exceed 2 sqft. per linear foot of the facade where sign is located or maximum of 400 sqft. Specialty Tenant logos and channel letters shall be internally illuminated with white LED lighting. Materials for this sign shall be selected from this list: Metal with paint finish Acrylic Vinyl Specialty Tenant signs shall use tenant standard typography. NOTE: Photos represent existing tenants which may change in the future 11

73 Mall Building Signs A3 A3 Theatre and outdoor motion picture theatre signs Primary Project ID - Letter Replacement 7 28 N Key Map A3.a - West Elevation (Existing) Wall Mounted Single Sided Internal illumination 2-5 maximum sign height 62 sqft. maximum sign area A3.c Existing Sign Description Theater signs shall use tenant standard typography. The theater logo and channel letters shall be internally illuminated with white LED lighting. Materials for this sign shall be selected from this list: Metal with paint finish Acrylic Vinyl Proposed Sign Proposed Sign A3.b - Wall Mounted Single Sided Internal illumination 2-1 maximum sign height 44 sqft. maximum sign area EAST ELEVATION Scale : 3/32 = 1 Existing Sign A3.c - Wall Mounted Double Sided Internal illumination 40-8 maximum sign height 400 sqft. maximum sign area (Including proposed sign) SOUTH ELEVATION Scale : 3/32 = 1 NOTE: Design of signs may vary so long as the allowed square footage of the sign is not exceeded 12

74 Mall Building Signs A4 Business signs in any commercial or industrial districts PD-SC Remote Tenant ID Signs Proposed Regulations: Wall Mounted Internal illumination Single Sided 4 maximum sign height per Tenant ID 52 sqft. maximum sign area per Tenant ID Maximum of 1 sign per tenant and no more than 4 tenant panels per background structure Primary Project ID - Letter Replacement 13'-0" N 28 Key Map A4.a A4.d A4.c A4.e A4.b 7 52 sq. ft. Custom metal mesh attached to building facade 52 sq. ft. TENANT Tenant 4'-0" 52 sq. ft. Face illuminated dimensional letters mounted to sign cabinet 52 sq. ft. TENANT Tenant FRONT VIEW Scale : 3/32 = 1 NOTE: Tenant names shown as example and placement only Signs shall not reflect or cast glare, directly or indirectly, on public roads or adjacent properties. Description A4.a PERSPECTIVE Remote Tenant ID signs may be located at various mall facades where appropriate to provide tenant information for vehicular and pedestrian traffic as indicated on the Sign Location Plan. The background screens provide an opportunity to add visual interest to the existing architecture by breaking up long unchanging building façades. These areas also provide a way to organize and contain tenant identification. Remote Tenant ID signs are available to interior mall tenants that occupy a space 8k sqft. or greater and the theater. Remote Tenant ID signs shall be single sided and display the project logo and up to 4 panels identifying individual tenants which will reflect the individual tenant s standard type style and/or logo. Alternatively, tenant logos and/or logo may be displayed as white on a tenant brand standard color panel. The project logo may be incorporated into the sign design. Logos and tenant identities on remote Tenant ID signs shall be internally illuminated with white LED lighting. Materials for this sign shall be selected from this list: Metal with paint finish Acrylic Vinyl NOTE: Design of signs may vary so long as the allowed square footage of the sign is not exceeded 13

75 Mall Building Signs A4 Business signs in any commercial or industrial districts PD-SC Remote Tenant ID Signs Primary Project ID - Letter Replacement A4.b A4.c A4.d A4.e NOTE: Design of signs may vary so long as the allowed square footage of the sign is not exceeded 14

76 Mall Building Signs A5 Business signs in any commercial or industrial districts PD-SC Anchor Tenant Signs A5 - Sears West 250 sqft., 253 linear ft. A5 - Macy s North 250 sqft., 410 linear ft. A5 - Nordstrom West 400 sqft., 240 linear ft. A5 - Sears South 250 sqft., 262 linear ft. A5 - Macy s East 150 sqft., 215 linear ft. A5 - Nordstrom North 400 sqft., linear ft. A5 - Sears North 200 sqft., 262 linear ft. A5 - Macy s South 150 sqft., 410 linear ft. A5 - Nordstrom East 400 sqft., 240 linear ft. Description Anchor Tenant signs shall use tenant standard typography. The tenant logo and channel letters shall be internally illuminated with white LED lighting. Materials for this sign shall be selected from this list: Metal with paint finish Acrylic Vinyl Anchor tenants shall be allowed 1 building identity sign per facade. The sign area shall not exceed 2 sqft. per linear foot of the facade where sign is located or maximum of 400 sqft. per sign. 15

77 Mall Building Signs A5 Business signs in any commercial or industrial districts PD-SC Anchor Tenant Signs A5 - Lord & Taylor East 371 sqft., 295 linear ft. A5 - JCP East 375 sqft., 200 linear ft. A5 - Lord & Taylor South 371 sqft., 200 linear ft. A5 - JCP South 275 sqft., 190 linear ft. A5 - Lord & Taylor West 450 sqft., 240 linear ft. A5 - JCP West 275 sqft., 317 linear ft. 16

78 Mall Building Signs A5.b Business signs in any commercial or industrial districts PD-SC Anchor Tenant Entrance Signs A5.b - Sears Entry 10 sqft. each Quantity-3 Description A5.b - Macy s Entry 10 sqft. each Quantity-3 A5.b - Nordstrom Entry 15 sqft. each Quantity-3 A5.b - Lord & Taylor Entry 15 sqft. each Quantity-3 A5.b - JCP Entry 10 sqft. each Quantity-3 Anchor Tenant signs shall use tenant standard typography. In addition anchor tenants shall be allowed identity signage at each tenant exterior entry not to exceed 15 sqft. total sign area per entry. Materials for this sign shall be selected from this list: Metal with paint finish Acrylic Vinyl 17

79 Mall Building Signs A6 Business signs in any commercial or industrial districts PD-SC Secondary Entrance Project ID Primary Project ID - Letter Replacement 7 9'-2" 28 8'-5" 80 sqft. 1'-5" 27'-6" 40 sqft. Key Map A6.a 120 sqft. NOTE: The images provided show the possible appearance of signs within permissible sizes. Actual sign design may be different. A6.b 120 sqft. A6.c 120 sqft. Sign images provided for illustration only and sign designs are subject to change so long as the permitted size of signage is not exceeded. Description Secondary Entrance Project ID signs shall be located at the secondary or tertiary mall entries as indicated on the Sign Location Plan. Secondary Entrance Project ID shall be single sided and will use standard typography and may include the project logo. The project logo and channel letters shall be internally illuminated with white LED lighting. Materials for this sign shall be selected from this list: Metal with paint finish Acrylic Vinyl NOTE: Design of signs may vary so long as the allowed square footage of the sign is not exceeded 18

80 B: Out-Parcel Signs Sign Type Qt. B: Out-Parcel Signs B1 Business signs in any commercial or industrial districts PD-CH B1 Business signs in any commercial or industrial districts B2 Business signs in any commercial or industrial districts PD-CH B4.a Business signs in any commercial or industrial districts B4.b Business signs in any commercial or industrial districts B5 Business signs in any commercial or industrial districts PD-CH B6 Business signs in any commercial or industrial districts PD-SC B6 Business signs in any commercial or industrial districts PD-CH B8 Business signs in any commercial or industrial districts PD-SC B8 Business signs in any commercial or industrial districts PD-CH B11 Business signs in any commercial or industrial districts PD-SC 1 / Out-parcel tenant vehicular entry 1 / Out-parcel tenant vehicular entry 1 / Multi tenant out-parcel vehicular entrance 1 / Façade; provided that each building shall have no more than 2 signs total 1 at building entrance 2 / Façade; provided that each Tenant shall have no more than 4 signs total 2 / Façade; provided that each Tenant shall have no more than 4 signs total 2 / Façade; provided that each Tenant shall have no more than 4 signs total 2 / Façade; provided that each Tenant shall have no more than 4 signs total 2 / Façade; provided that each Tenant shall have no more than 4 signs total 2/ Tenant NOTE: The Dulles Town Center is a property in flux with new tenants moving in and store footprints being reconfigured. As such, new signs will be needed to respond to the changing market. New stores will be afforded the same signage sizes and allocations as other similar stores and can affix their signs along their facades in locations agreed upon by the landlord that do not conflict with this Sign Development Plan. Proposed signs are identified with yellow highlight. 19

81 Out-Parcel Signs Location Map Atlantic Blvd. PD-TC 7 PD-TC 28 B4 B1 PD-CH TP2 Dulles Center Blvd. PD-IP PD-SC Majestic Dr. B8 TP2 PD-TC Dulles Town Cir. PD-SC B6 B6 Kent Dr. Champion Dr. Signature Dr. Mirage Way Dulles Center Blvd. City Center Blvd. Jaclyn Pl. PD-CC-NC TP1 PD-SC B8 PD-CH B5 B1 Signature Dr. PD-IP B6 Atlantic Blvd. B6 PD-SC PD-SC B1 PD-SC PD-CH B5 PD-IP B6 Dulles Town Cir. B6PD-SC B6 B6 Nokes Blvd. B6 Dulles Eastern Plaza TP2 TP2 B2 PD-CH B8 B6 Haleybird Dr. R24 R24 R24 Nokes Blvd. PD-CC-CC PD-CC-CC PD-CC-CC PD-IP B1 B2 B4 B5 B6 B8 B11 Business signs commercial or industrial districts Business signs commercial or industrial districts Business signs commercial or industrial districts Business signs commercial or industrial districts Business signs commercial or industrial districts Business signs commercial or industrial districts Business signs commercial or industrial districts 1972 Zoning Ordinance 1993 Zoning Ordinance Revised 1993 Zoning Ordinance Parcel Borders Signs highlighted in yellow denotes proposed signs Existing Signs Freestanding Signs TP1 TP2 Real Estate Sign Real Estate Sign 20

82 Out-Parcel Signs B1 Business signs in any commercial or industrial districts PD-CH Out-Parcel Tenant Monument ID - Single Tenant Primary Project ID - Letter Replacement Proposed Regulations: Freestanding Internal and External Illumination Double Sided 7 maximum sign height 60 sqft. maximum sign area 5 ft. minimum setback from R.O.W. Quantity: 1 per Out-Parcel Vehicular Entry 7 28 N Key Map 50 sqft. 9'-6" 1'-6" Illuminated dimensional logo Fabricated sign cabinet with illuminated tenant ID and address 5'-2" 7'-0" Push-thru acrylic Linear LED inground light fixture DULLES TOWN CIRCLE Existing masonry wall and foundation to remain Scale : 3/8 = 1 FRONT VIEW SIDE VIEW NOTE: Tenant names shown as example and placement only Signs shall not reflect or cast glare, directly or indirectly, on public roads or adjacent properties. Description Tenant Monument ID may be located at entrance of each out-parcel tenant. logos may be displayed as full color on background utilizing one solid tenant brand standard color. A new sign cabinet will be retrofitted over existing sign structure and sign base. Existing sign base and in-ground lighting to be reused with repairs as needed. New sign locations will require construction of a masonry base and installation of in-ground lighting. Tenant Monument ID shall be double sided and the tenant typography and/or logo shall be internally illuminated with LED lighting. The sign base shall be externally illuminated with in-ground white LED up-lighting. Landscaping shall include native plant species around the base of sign. The Monument ID sign shall have three components: the project logo, one permanent panel identifying the tenant, and the address. The Monument ID shall use project brand standard typography and logo with the exception of tenant identification which will reflect the individual tenant s standard type style and/or logo. Tenant Materials for this sign shall be selected from this list: Metal Acrylic Vinyl Sign Base: Dry-stack laid fieldstone and precast capstone. NOTE: Design of signs may vary so long as the allowed square footage of the sign is not exceeded 21

83 Out-Parcel Signs B1 Business signs in any commercial or industrial districts Out-Parcel Tenant Monument ID - Single Tenant Primary Project ID - Letter Replacement Proposed Regulations: Freestanding Internal and External Illumination Double Sided 7 maximum sign height 60 sqft. maximum sign area 5 ft. minimum setback from R.O.W. Quantity: 1 per Out-Parcel Vehicular Entry 7 28 N Key Map 50 sqft. 9'-6" 1'-6" Illuminated dimensional logo Fabricated sign cabinet with illuminated tenant ID and address 5'-2" 7'-0" Push-thru acrylic Linear LED inground light fixture DULLES TOWN CIRCLE Existing masonry wall and foundation to remain Scale : 3/8 = 1 FRONT VIEW SIDE VIEW NOTE: Tenant names shown as example and placement only Signs shall not reflect or cast glare, directly or indirectly, on public roads or adjacent properties. Description Tenant Monument ID may be located at entrance of each out-parcel tenant. logos may be displayed as full color on background utilizing one solid tenant brand standard color. A new sign cabinet will be retrofitted over existing sign structure and sign base. Existing sign base and in-ground lighting to be reused with repairs as needed. New sign locations will require construction of a masonry base and installation of in-ground lighting. Tenant Monument ID shall be double sided and the tenant typography and/or logo shall be internally illuminated with LED lighting. The sign base shall be externally illuminated with in-ground white LED up-lighting. Landscaping shall include native plant species around the base of sign. The Monument ID sign shall have three components: the project logo, one permanent panel identifying the tenant, and the address. The Monument ID shall use project brand standard typography and logo with the exception of tenant identification which will reflect the individual tenant s standard type style and/or logo. Tenant Materials for this sign shall be selected from this list: Metal Acrylic Vinyl Sign Base: Dry-stack laid fieldstone and precast capstone. NOTE: Design of signs may vary so long as the allowed square footage of the sign is not exceeded 22

84 Out-Parcel Signs B2 Business signs in any commercial or industrial districts PD-CH Out-Parcel Multi-Tenant Monument ID Primary Project ID - Letter Replacement Proposed Regulations: Freestanding Internal and External Illumination Double Sided 8-4 maximum sign height 65 sqft. maximum sign area 5 ft. minimum setback from R.O.W. Quantity: 1 / Multi tenant out-parcel vehicular entrance 7 28 N Key Map 9'-6" 65 sqft. 1'-6" Illuminated dimensional logo Vestals Plaza Fabricated sign cabinet with illuminated messages 8'-4" 6'-6 1/2" DULLES TOWN CENTER Push-thru acrylic LEASING Vinyl message Linear LED inground light fixture Existing masonry wall and foundation to remain Scale : 3/8 = 1 FRONT VIEW SIDE VIEW NOTE: Tenant names shown as example and placement only Signs shall not reflect or cast glare, directly or indirectly, on public roads or adjacent properties. Description A new sign cabinet will be retrofitted over existing sign structure and sign base. Existing sign base and in-ground lighting to be reused with repairs as needed. Tenant Monument ID shall be double sided and the tenant typography and/or logo shall be internally illuminated with white LED lighting. The Monument ID shall display the project logo and up to 4 changeable panels identifying tenants. Existing landscaping to be replanted as needed and maintained in good condition. Monument ID shall use project brand standard typography with the exception of tenant identification which will reflect the individual tenant s standard type style and/or logo. Tenant logos may be displayed as full color on background utilizing one solid tenant brand standard color. Materials for this sign shall be selected from this list: Metal Acrylic Vinyl NOTE: Design of signs may vary so long as the allowed square footage of the sign is not exceeded 23

85 Out-Parcel Signs B4.a B4.b Business signs in any commercial or industrial districts Building ID Primary Business Project signs ID in - any Letter commercial Replacement or industrial districts Building Address 7 20'-0" 28 5'-5" 5'-3" 1'-0" Key Map B4.a BUILDING ID DETAIL Scale : 3/16 = 1 Proposed Regulations: Wall Mounted Internal Illumination 5-3 maximum sign height 100 sqft. maximum sign area Quantity: 2 Description Hotel identity signs shall use tenant standard typography. The Hotel logo and channel letters shall be internally illuminated with white LED lighting. 1'-0" B4.b 5'-5" BUILDING ADDRESS DETAIL Scale : 3/16 = 1 Proposed Regulations: Wall Mounted Non-Illuminated 1-0 maximum sign height 2.5 sqft. maximum sign area Quantity: 1 Hotel address sign shall project standard typography. The address sign shall be Non-Illuminated Materials for this sign shall be selected from this list: Metal Acrylic Vinyl FRONT ELEVATION Scale : 1:500 BACK ELEVATION Scale : 1:500 NOTE: Design of signs may vary so long as the allowed square footage of the sign is not exceeded 24

86 Out-Parcel Signs B5 Business signs in any commercial or industrial districts PD-CH Bank Signs Primary Project ID - Letter Replacement Proposed Regulations: Building Mounted Internal Illumination Maximum of 2 / Façade; provided that each Tenant shall have no more than 4 signs total Maximum of 200 sqft. per individual sign Total aggregate sign area 2 SF / LF of Tenant s Building Frontage 28 Key Map 7 PNC South West 21 linear ft. PNC East 58 linear ft. M&T North 38 linear ft. M&T East 95 linear ft. NOTE: Tenant names shown as example and placement only Signs shall not reflect or cast glare, directly or indirectly, on public roads or adjacent properties. Description Bank signs shall use tenant standard typography. Bank logos and channel letters shall be internally illuminated with LED lighting. Window Signs are permitted but may not exceed 10 sqft. or 25 percent of the window area, whichever is greater. Window signs shall not count against an individual tenants buildingmounted signage; these signs are additive. Materials for this sign shall be selected from this list: Metal Acrylic Vinyl NOTE: Design of signs may vary so long as the allowed square footage of the sign is not exceeded 25

87 Out-Parcel Signs B6 Business signs in any commercial or industrial districts PD-SC Restaurant Signs Primary Project ID - Letter Replacement Proposed Regulations: Building Mounted Internal Illumination Maximum of 2 / Façade; provided that each Tenant shall have no more than 4 signs total Maximum of 200 sqft. per individual sign Total aggregate sign area 2 SF / LF of Tenant s Building Frontage 28 Key Map 7 Cheesecake Factory South 87 linear ft. Cheesecake Factory North 87 linear ft. Cheesecake Factory East 125 linear ft. P.F. Chang s South 70 linear ft. P.F. Chang s North 70 linear ft. P.F. Chang s West 115 linear ft. Mimi s Cafe North 65 linear ft. Mimi s Cafe East 90 linear ft. Mimi s Cafe West 100 linear ft. NOTE: Tenant names shown as example and placement only Signs shall not reflect or cast glare, directly or indirectly, on public roads or adjacent properties. Description Restaurant signs shall use tenant standard typography. Restaurant logos and channel letters shall be internally illuminated with LED lighting. Window Signs are permitted but may not exceed 10 sqft. or 25 percent of the window area, whichever is greater. Window signs shall not count against an individual tenants buildingmounted signage; these signs are additive. Materials for this sign shall be selected from this list: Metal Acrylic Vinyl Wood NOTE: Design of signs may vary so long as the allowed square footage of the sign is not exceeded 26

88 Out-Parcel Signs B6 Business signs in any commercial or industrial districts PD-SC Restaurant Signs Primary Project ID - Letter Replacement Chuck E. Cheese s South 87 linear ft. Chuck E. Cheese s West 143 linear ft. Chuck E. Cheese s East 143 linear ft. Greene Turtle South 103 linear ft. Greene Turtle North 103 linear ft. Greene Turtle East 45 linear ft. Red Robin South 80 linear ft. Red Robin East 75 linear ft. Red Robin West 75 linear ft. Red Lobster North 95 linear ft. Red Lobster South 80 linear ft. Red Lobster West 80 linear ft. NOTE: Design of signs may vary so long as the allowed square footage of the sign is not exceeded 27

89 Out-Parcel Signs B6 Business signs in any commercial or industrial districts PD-SC Restaurant Signs Primary Project ID - Letter Replacement Longhorn South 78 linear ft. Longhorn North 76 linear ft. Macaroni Grill North 80 linear ft. NOTE: Design of signs may vary so long as the allowed square footage of the sign is not exceeded 28

90 Out-Parcel Signs B6 Business signs in any commercial or industrial districts PD-CH Restaurant Signs Primary Project ID - Letter Replacement Proposed Regulations: Building Mounted Internal Illumination Maximum of 2 / Façade; provided that each Tenant shall have no more than 4 signs total Maximum of 200 sqft. per individual sign Total aggregate sign area 2 SF / LF of Tenant s Building Frontage 28 Key Map 7 Benihana North 70 linear ft. Benihana South 70 linear ft. Benihana West 120 linear ft. NOTE: Tenant names shown as example and placement only Signs shall not reflect or cast glare, directly or indirectly, on public roads or adjacent properties. Description Restaurant signs shall use tenant standard typography. Restaurant logos and channel letters shall be internally illuminated with LED lighting. Window Signs are permitted but may not exceed 10 sqft. or 25 percent of the window area, whichever is greater. Window signs shall not count against an individual tenants buildingmounted signage; these signs are additive. Materials for this sign shall be selected from this list: Metal Acrylic Vinyl Wood NOTE: Design of signs may vary so long as the allowed square footage of the sign is not exceeded 29

91 Out-Parcel Signs B8 Business signs in any commercial or industrial districts PD-SC Retail Signs Primary Project ID - Letter Replacement Proposed Regulations: Building Mounted Internal Illumination Maximum of 2 / Façade; provided that each Tenant shall have no more than 4 signs total Maximum of 200 sqft. per individual sign Total aggregate sign area 2 SF / LF of Tenant s Building Frontage N 28 Key Map 7 Sears Auto West 120 linear ft. Sears Auto East 120 linear ft. Sears Auto North 92 linear ft. Sears Auto South 108 linear ft. NOTE: Tenant names shown as example and placement only Signs shall not reflect or cast glare, directly or indirectly, on public roads or adjacent properties. Description Retail signs shall use tenant standard typography. Retail logos and channel letters shall be internally illuminated with LED lighting. Window Signs are permitted but may not exceed 10 sqft. or 25 percent of the window area, whichever is greater. Window signs shall not count against an individual tenants buildingmounted signage; these signs are additive. Materials for this sign shall be selected from this list: Metal Acrylic Vinyl NOTE: Design of signs may vary so long as the allowed square footage of the sign is not exceeded 30

92 Out-Parcel Signs B8 Business signs in any commercial or industrial districts PD-CH Retail Signs Primary Project ID - Letter Replacement Proposed Regulations: Building Mounted Internal Illumination Maximum of 2 / Façade; provided that each Tenant shall have no more than 4 signs total Maximum of 200 sqft. per individual sign Total aggregate sign area 2 SF / LF of Tenant s Building Frontage N 28 Key Map 7 Havertys North 180 linear ft. Havertys South 170 linear ft. Jared North 94 linear ft. Havertys East 150 linear ft. Havertys West 170 linear ft. Jared South 94 linear ft. NOTE: Tenant names shown as example and placement only Signs shall not reflect or cast glare, directly or indirectly, on public roads or adjacent properties. Description Retail signs shall use tenant standard typography. Retail logos and channel letters shall be internally illuminated with LED lighting. Window Signs are permitted but may not exceed 10 sqft. or 25 percent of the window area, whichever is greater. Window signs shall not count against an individual tenants buildingmounted signage; these signs are additive. Materials for this sign shall be selected from this list: Metal Acrylic Vinyl NOTE: Design of signs may vary so long as the allowed square footage of the sign is not exceeded 31