Plainsboro Plaza Comprehensive Sign Plan

Transcription

1 Plainsboro Plaza Comprehensive Sign Plan P LAINSBORO PLAZA P L A I N S B O R O, N E W J E R S E Y D ECEMBER 23, 2013

2 2 P LAINSBORO VILLAGE CENTER CHARACTER P LAINSBORO PLAZA P L A I N S B O R O, N E W J E R S E Y

3 Photo Existing Existing The entire façade along Schalks Crossing Road between the Post Offi ce and CVS will be renovated to refl ect the design elements of Village Center across the street. A new tower will add a landmark focal point on axis with the Plainsboro Library. Incorporated into the design of both the tower and the central parapet on the facade is Plainsboro Plaza identifi cation lettering. The entirety of the signage has been carefully studied and designed to be appropriate to the scale of the buildings and the character of the architecture. AO PLAINSBORO, LLC T HE VISION FOR PLAINSBORO PLAZA REFLECTS VILLAGE CENTER 3 L OONEY RICKS KISS :: :: AUGUST 21, 2013 :: REVISED DECEMBER 23, 2013 :: 2013 LRK, INC.

4 Existing Existing Proposed IN-LINE TENANTS JUNIOR ANCHOR IN-LINE TENANTS JUNIOR ANCHOR JUNIOR ANCHOR IN-LINE TENANTS IN-LINE TENANTS ANCHOR SCHALK S CROSSING IN-LINE TENANTS Proposed Traditional village design elements, reconfi gured parking, re-landscaping and new signage will be used to transform and tie Plainsboro Plaza to the Village Center. Portions of the existing canopy, including the entire canopy along the anchor and Schalks Crossing Road, will be removed; the remaining canopy will be painted a medium to dark shade of red to create a fresh identity for the center. 4 P ROPOSED IMPROVEMENTS: OVERVIEW P LAINSBORO PLAZA P L A I N S B O R O, N E W J E R S E Y

5 Existing Proposed Existing Proposed Existing Proposed Taking design cues from traditional Main Street architecture, façade renovations on the anchor and junior anchor spaces will reduce the scale of the existing expanse of blank walls. Signage will be set within new architectural frames of modulated walls capped by parapets and cornices to provide depth and shadow to the façade. AO PLAINSBORO, LLC P ROPOSED IMPROVEMENTS: JUNIOR ANCHOR TENANTS 5 L OONEY RICKS KISS :: :: AUGUST 21, 2013 :: REVISED DECEMBER 23, 2013 :: 2013 LRK, INC.

6 Existing Proposed Existing Proposed Visibility and identifi cation is critical to revitalize Plainsboro Plaza. The existing photographs show the present lack of visibility from Scudders Mill and Plainsboro Roads. The proposed photo-simulations illustrate how free-standing directory signs can act as landmark identifi cation monuments that echo the design of the new tower. Each location was carefully studied in order to appropriately fi t the design and scale within its contect. 6 P ROPOSED IMPROVEMENTS: DIRECTORY SIGNS P LAINSBORO PLAZA P L A I N S B O R O, N E W J E R S E Y

7 Existing Existing Distinctive directory signs would replace the outdated main entry sign on Schalks Crossing Road as well as two existing free-standing signs shared with PNC Bank near the rear of the CVS and on Plainsboro Road (see opposite page). Proposed AO PLAINSBORO, LLC P ROPOSED IMPROVEMENTS: DIRECTORY SIGNS 7 L OONEY RICKS KISS :: :: AUGUST 21, 2013 :: REVISED DECEMBER 23, 2013 :: 2013 LRK, INC.

8 LEFT FRONT RIGHT REAR Note: The directory sign tenant panels will identify the anchor, junior anchors and may also identify any in-line tenant. The anchor and junior anchor tenant panels will remain consistent on each side of the directory sign and the remaining in-line tenant panels may vary in terms of the identified tenants on each of the sides. 8 D IRECTORY SIGN: L OCATED AT INTERSECTION OF SCHALKS CROSSING AND SCUDDERS MILL ROADS P LAINSBORO PLAZA P L A I N S B O R O, N E W J E R S E Y

9 Proposed A directory sign is proposed for the corner of Scudders Mill and Schalks Crossing Roads; Plainsboro Plaza presently has no visible identity. The size of the monument and legibility of the signage signage panels were carefully studied to ensure that the structure would fi t the scale of a large multi-lane intersection without becoming overpowering or exhibiting the appearance of typical highway signage. OPTION Scale: 1/4 = 1-0 Directory Sign Section D(2) of the Ordinance permits one (1) two-sided directory sign with eight (8) square feet of text per side and maximum allowable area per tenant panel of 0.5 square feet of text. Applicant proposes a 28-foot tall directory sign that will be a foursided monument containing four (4) sides of signage to identify Plainsboro Plaza, the anchor, junior anchors and select in-line tenants. Each side of the directory will contain six (6) 15 square foot sign panels for a total area of 360 square feet on all four (4) sides. Applicant also proposes an option that would combine two (2) of these 15 square foot panels on each side as one (1) 30 square foot sign panel to identify the anchor tenant within the total proposed area of 360 square feet of signage. Summary of Required Variances: Section D(2) (Directory Signs) Permitted: One (1), two-sided directory sign, eight (8) sq. ft. of text per side, 16 sq. ft. overall, 0.50 sq. ft. of text per tenant per side. Proposed: One (1), 28 ft. high four-sided directory sign, 90 sq. ft. of text per side, 360 sq. ft. overall, 15 sq. ft. of text per tenant per side with option for anchor tenant to have 30 sq. ft. per side. AO PLAINSBORO, LLC D IRECTORY SIGN: L OCATED AT INTERSECTION OF SCHALKS CROSSING AND SCUDDERS MILL ROADS 9 L OONEY RICKS KISS :: :: AUGUST 21, 2013 :: REVISED DECEMBER 23, 2013 :: 2013 LRK, INC.

10 LEFT FRONT RIGHT REAR 10 Note: The directory sign tenant panels will identify the anchor, junior anchors and may also identify any in-line tenant. The anchor and junior anchor tenant panels will remain consistent on each side of the directory sign and the remaining in-line tenant panels may vary in terms of the identified tenants on each of the sides. D IRECTORY SIGNS: L OCATED AT SCHALKS CROSSING ROAD & PLAINSBORO ROAD DRIVEWAYS Scale: 1/4 = 1-0 P LAINSBORO PLAZA P L A I N S B O R O, N E W J E R S E Y

11 Existing Proposed Proposed The directories will act as landmark monuments at gateway locations that refl ect the design of the new tower, the architectural symbol for the new identity of Plainsboro Plaza. Directory Sign Section D(2) of the Ordinance permits one (1) two-sided directory sign with eight (8) square feet of text per side and maximum allowable area per tenant panel of 0.5 square feet of text. Applicant proposes three (3) 16-foot tall directory signs at the driveway intersections with Schalks Crossing and Plainsboro Roads. These signs will be four-sided monuments containing three (3) sides of signage to identify Plainsboro Plaza, the anchor, junior anchors and select in-line tenants with six (6) 4.5 square foot sign panels per side for a total area of 81 square feet for each of these directory signs. Two (2) of these directory signs will replace the two (2) existing monument signs shared by Plainsboro Plaza and PNC Bank located on Plainsboro Road and at a secondary driveway from Schalks Crossing Road near the rear of CVS with sign panels on these directories also reserved for PNC Bank. Summary of Required Variances: Section D(2) (Directory Signs) Permitted: One (1), two-sided directory sign, eight (8) sq. ft. of text per side, 16 sq. ft. overall, 0.50 sq. ft. of text per tenant per side. Proposed: Three (3), 16 ft. high, three-sided directory signs, 27 sq. ft. of text per side, 81 sq. ft. overall, 4.5 sq. ft. of text per tenant per side. AO PLAINSBORO, LLC D IRECTORY SIGNS: L OCATED AT SCHALKS CROSSING ROAD & PLAINSBORO ROAD DRIVEWAYS 11 L OONEY RICKS KISS :: :: AUGUST 21, 2013 :: REVISED DECEMBER 23, 2013 :: 2013 LRK, INC.

12 SCHALKS CROSSING ROAD IN-LINE TENANT SIGNAGE Area of wall sign is based on 10% of the facade area of the storefront not to exceed 45 square feet in area, except corner storefronts may have one (1) additional wall-mounted sign and one (1) additional awning sign of equal size to those on the main facade if located on the wall that is 90 degrees from the main facade. Channel Letters Sign - internally-illuminated LED channel letters w/ painted black returns - 1 inch black trim capped clear lexan faces w/ full color graphics - letters mounted in front of painted black raceway (max. 4 inches) Flush-Mounted Sign - internally-illuminated LED letters w/ painted black returns - 1 inch black trim capped clear lexan faces w/ full color graphics - letters flush mounted to wall Signboard - internally-illuminated LED channel letters w/ painted black returns - 1 inch black trim capped clear lexan faces w/ full color graphics - letters flush mounted to bronze back panel w/ beige vinyl inline detail - panel mounted in front of painted black raceway (max. 4 inches) Wood-Branded Board - wood-carved back panel w/ painted finish - raised 1/2 inch deep routed letters applied to back panel w/ painted finish - externally-lit w/ black powder-finished LED gooseneck fixtures (gnled13b by RAB Lighting or equiv.) Projecting Sign - black wrought-iron brackets mounted to wall - wood-carved back panel w/ painted finish - raised 1/2 inch deep routed letters applied to back panel w/ painted finish - max. 4 width of sign board Awning Sign - fabric awning (Sunbrella or equiv.) on 1x1 galvanized tube frame - white heat transferred vinyl letters on double bar panel Landmark Identification Sign - anodized aluminim letters - 3/4 inch thickness - flush-mounted w/ pins Example of channel letters sign Example of flush-mounted sign 12 F ACADE AND SIGNAGE: SCHALKS CROSSING ROAD IN-LINE TENANTS P LAINSBORO PLAZA P L A I N S B O R O, N E W J E R S E Y

13 Example of awning sign Example of signboard Wall-Mounted & Other Business Signs for Schalks Crossing Road Tenants Section A(1) of the Ordinance permits signs mounted parallel to and not extending more than one (1) foot from the building face and with a maximum permitted height of 12 feet above grade. Section B of the Ordinance restricts the size of signs to 28 square feet per sign with a maximum of 35 square feet in aggregate per storefront. Applicant proposes that the tenants along Schalks Crossing Road will have wall signs of maximum 45 square feet in area placed above the storefronts on the new village-style facade. In addition to wall signs, each tenant may have a blade-type projecting sign of maximum eight (8) square feet in area which are not parallel to the building face, extend more than one (1) foot from the building and will extend more than 12 feet above grade. The stores along Schalks Crossing Road may also have awning signs of maximum four (4) square feet in area with all signage not exceeding 57 square feet in area, except for corner storefronts which will be permitted to have a second wall-mounted sign and additional awning signs of equal size to those on the front facade. The façade contains a central parapet element that incorporates a 28 square foot Plainsboro Plaza landmark identification sign that is to be mounted higher than 12 feet above grade. Summary of Required Variances: Section A(1) (Wall-mounted Signs) Permitted: Building mounted signs must be parallel to building face, extend not more than 12 in. from building and not extend more than 12 ft. above grade. Proposed: Proposed projecting signs are not parallel to building face, extend more than 12 in. from building, and both the projecting signs and wall signs will extend above 12 ft. above grade. Section B (Size of Signs) Permitted: Max. 28 sq. ft. per sign and 35 sq. ft. in aggregate per storefront. Proposed: Max. 45 sq. ft. per wall sign, plus max. eight (8) sq. ft. per projecting sign, plus max. four (4) sq. ft. of sign area per awning for potential total of 57 sq. ft. of signage Scale: 3/32 = 1-0 AO PLAINSBORO, LLC F ACADE AND SIGNAGE: SCHALKS CROSSING ROAD IN-LINE TENANTS 13 L OONEY RICKS KISS :: :: AUGUST 21, 2013 :: REVISED DECEMBER 23, 2013 :: 2013 LRK, INC.

14 Example of type of sign and lighting proposed at base of tower TOWER SIGNAGE Landmark Identification Sign - anodized aluminim letters - 3/4 inch thickness - flush-mounted w/ pins - externally-lit with LED soffit lights Wood-Branded Board - wood-carved back panel w/ painted finish - raised 1/2 inch deep routed letters applied to back panel w/ painted finish - externally-lit w/ black power-finished LED gooseneck fixtures (gnled13b by rab lighting or equiv.) Wall-Mounted Signs on Tower Section A(1) of the Ordinance permits signs with a maximum permitted height of 12 feet above grade. Section B of the Ordinance restricts the size of signs to a maximum of 35 square feet in aggregate per storefront. The design of the new tower incorporates a Plainsboro Plaza landmark identification sign panel 22 square feet in area near the top on all four sides and is mounted higher than 12 feet above grade. Mounted above the archway at the base of the tower will be two (2) signs (one (1) sign on each of two (2) sides) identifying the business located in the nearest in-line tenant space in the adjacent corner. Each of these signs is 12 square feet and is mounted higher than 12 feet above grade. Summary of Required Variances: Section A(1) (Wall-mounted Signs) Permitted: Signs shall not extend more than 12 in. from building and 12 ft. above grade. Proposed: Both the landmark identification sign near the top of the tower and the in-line tenant signs above the arch on the base of the tower extend beyond 12 ft. above grade. Section B (Size of Sign) Permitted: Max. 28 sq. ft. per sign and 35 sq. ft. in aggregate per storefront. Proposed: The landmark identification sign near the top of the tower has four (4) sides totaling 88 sq. ft. and the in-line tenant signs above the arch on the base of the tower, when combined with the primary storefront sign, will exceed 35 sq. ft. in aggregate. 14 F ACADE AND SIGNAGE: TOWER AND ANCHOR TENANT P LAINSBORO PLAZA P L A I N S B O R O, N E W J E R S E Y

15 Wall-Mounted & Other Business Signs for Anchor Section A(1) of the Ordinance permits signs mounted parallel to and not extending more than one (1) foot from the building face and with a maximum permitted height of 12 feet above grade. Section B of the Ordinance restricts the size of signs to 28 square feet per sign with a maximum of 35 square feet in aggregate per storefront. The anchor tenant will have one (1) primary wall sign of a maximum of 200 square feet in area, plus one (1) secondary canopy sign of a maxmium of 50 square feet in area and six (6) tertiary wall signs identifying departments/ product specialties of a maximum of 12 square feet in area per sign. The proposed secondary canopy sign would be located more than one (1) foot from the face of the wall. All anchor signs are proposed to be installed higher than 12 feet above grade. In addition, the anchor façade may contain three (3) decorative mural panels which will not include any text or logos. Summary of Required Variances: Section A(1) (Wall-mounted Signs) Permitted: Signs shall not extend more than 12 in. from building and 12 ft. above grade. Proposed: Secondary sign on lower canopy extends more than 12 in. from building wall and both the main and secondary signs extend beyond 12 ft. above grade. Section B (Size of Sign) Permitted: Max. 28 sq. ft. per sign and 56 sq. ft. in aggregate per storefront. Proposed: Main, secondary and tertiary signs measure a maximum of 200, 50 and 12 sq. ft., respectively. ANCHOR SIGNAGE Flush-Mounted Sign (Main) - internally-illuminated LED letters and/or logo w/ painted black returns - 1 inch black trim capped clear lexan faces w/ full color graphics - letters and logos flush mounted to wall Canopy Sign (Secondary) - anodized bevel-cut aluminum letters - polished face and edges - 1 inch thickness - bottom rail mounting Department/Product Specialty Wall Sign (Tertiary) - internally-illuminated LED channel letters w/ painted black returns - 1 inch black trim capped clear lexan faces w/ full color graphics - letters flush mounted to bronze back panel w/ beige vinyl inline detail - panel mounted in front of painted black raceway (max. 4 inches) Example of main flush-mounted sign Example of secondary canopy sign Example of tertiary department/product specialty wall sign Scale: 3/32 = 1-0 AO PLAINSBORO, LLC F ACADE AND SIGNAGE: ANCHOR TENANT 15 L OONEY RICKS KISS :: :: AUGUST 21, 2013 :: REVISED DECEMBER 23, 2013 :: 2013 LRK, INC.

16 Scale: 3/32 = F ACADE AND SIGNAGE: JUNIOR ANCHOR TENANTS P LAINSBORO PLAZA P L A I N S B O R O, N E W J E R S E Y

17 JUNIOR ANCHOR SIGNAGE Junior anchor facades illustrated on the elevations are conceptual and shown the dimensional range of potential signage. Actual tenants will be required to meet the signage standards but may alter the facdes to match corporate designs subject to the reivew and approval of Township staff. Flush-Mounted Sign - internally-illuminated LED letters and/or logo w/ painted black returns - 1 inch black trim capped clear lexan faces w/ full color graphics - letters and logos flush mounted to wall Wall-Mounted & Other Business Signs for Junior Anchors Section A(1) of the Ordinance permits signs with a maximum height permitted of 12 feet above grade. Section B of the Ordinance restricts the size of signs to 28 square feet per sign with a maximum of 35 square feet in aggregate per storefront. The three junior anchor tenants will have one primary wall sign of 200 square feet maximum per junior anchor tenant. These signs will also be mounted higher than 12 feet above grade. Summary of Required Variances: Section A(1) (Wall-mounted Signs) Permitted: Signs shall not extend more than 12 ft. above grade. Proposed: Signs extend beyond 12 ft. above grade. Section B (Size of Sign) Permitted: Max. 28 sq. ft. per sign and 35/56 sq. ft. in aggregate per storefront. Proposed: Signs measure Max. 200 sq. ft Scale: 3/32 = 1-0 AO PLAINSBORO, LLC F ACADE AND SIGNAGE: JUNIOR ANCHOR TENANTS 17 L OONEY RICKS KISS :: :: AUGUST 21, 2013 :: REVISED DECEMBER 23, 2013 :: 2013 LRK, INC.

18 Wall-Mounted & Other Business Signs for Interior In- Line Tenants The interior in-line tenants will have wall-mounted signs which conform to what was previously approved for Plainsboro Plaza and under canopy signs will be replaced in-kind. As noted on page 14, the new tower will contain two (2) signs 12 square feet in area mounted above the archway at the base of the tower, which will be higher than 12 feet above grade, identifying the business located in the nearest in-line tenant space in the adjacent corner. Summary of Required Variances: No variances required for interior in-line tenant signs except signs on the base of the tower noted on page 14. INTERIOR IN-LINE TENANT SIGNAGE All signs will be one of the following types (box signs not permitted) with 16 max. letter height: Channel Letters Sign - internally-illuminated LED channel letters w/ painted black returns - 1 inch black trim capped clear lexan faces w/ full color graphics - letters mounted in front of painted black raceway (max. 4 inches) Flush-Mounted Sign - internally-illuminated LED letters w/ painted black returns - 1 inch black trim capped clear lexan faces w/ full color graphics - letters flush mounted to wall Signboard - internally-illuminated LED channel letters w/ painted black returns - 1 inch black trim capped clear lexan faces w/ full color graphics - letters flush mounted to bronze back panel w/ beige vinyl inline detail - panel mounted in front of painted black raceway (max. 4 inches) Wood-Branded Board - wood-carved back panel w/ painted finish - raised 1/2 inch deep routed letters applied to back panel w/ painted finish Example of flush-mounted sign Example of wood-branded board Scale: 3/32 = F ACADE AND SIGNAGE: INTERIOR IN-LINE TENANTS P LAINSBORO PLAZA P L A I N S B O R O, N E W J E R S E Y

19 Proposed Existing The interior in-line tenants will have wall-mounted signs which conform in size to what was previously approved for Plainsboro Plaza. These signs will consist of channel-letter signs, fl ush-mounted signs or signboards and such signs will no longer be boxed signs as they presently exist. The existing under-canopy signs will either be retained, refurbished or replaced in-kind. AO PLAINSBORO, LLC F ACADE AND SIGNAGE: INTERIOR IN-LINE TENANTS 19 L OONEY RICKS KISS :: :: AUGUST 21, 2013 :: REVISED DECEMBER 23, 2013 :: 2013 LRK, INC.

20 Directional Signs Section E of the Ordinance permits directional signs with a maximum area of one (1) square foot. Applicant proposes directional signs of 2.25 square feet. The 40 individual directional signs will be mounted on four (4) separate structures (10 signs per structure) at key locations in the parking lot. These signs will contain names of tenants with directional arrows. Summary of Required Variances: Section E (Directional Signs) Permitted: Max. one (1) sq. ft. limitation (no other restrictions). Proposed: 2.25 sq. ft. (40 signs proposed, 10 signs mounted on four (4) separate directional sign structures). DIRECTIONAL SIGNAGE The directional sign tenant panels will identify the anchor, junior anchors and any in-line tenant, which may vary from each individual directional sign in the parking lot. Additionally: - signs will be be clustered on common direction - signs will be one-sided - signs will not be illuminated General Notes for Signage All signage at Plainsboro Plaza will conform to Section of the Plainsboro zoning code. When a tenant space is vacant for an extended period of time, appropriate measures will be undertaken to repair and maintain a proper appearance on any wall areas that contain signage, any projecting sign hardware that supported a blade sign and any panels in directory or directional signs related to the vacated tenant in order to minimize the appearance of missing or abandoned signage. Generally, all signage shown in the Comprehensive Sign Plan is for illustrative purposes only and signs shown on the elevations are indicative of the range of signs proposed. Any final signage plans will be submitted for review and approval by Township staff Scale: 1/2 = D IRECTIONAL SIGNS WITHIN PARKING LOT P LAINSBORO PLAZA P L A I N S B O R O, N E W J E R S E Y

21 Existing Proposed Four (4) directional signs, each containing 10 individual tenant panels will be mounted on four (4) separate structures at key locations in the parking lot. These one-sided, non-illuminated signs will contain names of tenants with directional arrows to help identify tenants that may not be fully visible and direct vehicular traffic fl ows more effi ciently. AO PLAINSBORO, LLC D IRECTIONAL SIGNAGE WITHIN PARKING LOT 21 L OONEY RICKS KISS :: :: AUGUST 21, 2013 :: REVISED DECEMBER 23, 2013 :: 2013 LRK, INC.

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