HOLLISTER VILLAGE PLAZA APARTMENT COMMUNITY 100 BALDWIN DRIVE GOLETA, CALIFORNIA May 12, 2014 GOLETA HOLLISTER LLC c/o WESTAR MANAGEMENT INC. 2925 SOUTH BRISTOL ST. COSTA MESA, CA 92626 714-241-0400
HOLLISTER VILLAGE PLAZA APARTMENT COMMUNITY INDEX SECTION DESCRIPTION PAGE I. Introduction 3 II. General Sign Criteria 3 III. Monument Signs 3 IV. Address Signs 4 V. Traffic Control/ Regulatory Signs 4 VI. Sign Summary 4 Signage Exhibits are shown within the attached Design Development package. 2
HOLLISTER VILLAGE PLAZA APARTMENT COMMUNITY SECTION I INTRODUCTION This overall sign plan (OSP) has been prepared for the Hollister Village Apartment Community which consists of 20 buildings and includes 266 units, a clubhouse and leasing office, and a maintenance garage. All Buildings are located on one parcel (APN 073-030-032).The properties are addressed as 100 Baldwin Drive, 7015 Squires Place, 7012 Squires Place, 88 Rogers Drive, 7019 Danforthe Drive, 7016 Danforthe Drive, 44 Rogers Drive, 7021 Aldus Drive, 7031 Story Place, 7051 Story Place, 51 Davis Place, 48 Davis Place, 55 McDonald Place, 58 McDonald Place, 96 McDonald Place, 95 Sontag Place, 63 Sontag Place, 65 Belfast Drive, 97 Belfast Drive, and 15 Rogers Drive. The purpose of this OSP is to establish sign standards which reflect the integrity of the architecture and the intent of the Landlord and the City of Goleta for this community. This OSP has been developed to communicate the particular parameters that will be effective and also compliment the project as a whole. This OSP has been written in sections with numbered articles for easy reference. For those sign types, which are to be employed, the section(s) relating to each sign type must be reviewed and adhered to by their sign contractor. The OSP establishes minimum and maximum letter sizes, sign area allowances, and locations for each sign type, which is subject to the discretionary approval of the Landlord and City of Goleta within the context of this sign plan. In addition to this OSP, all signs must comply with the City of Goleta zoning, building and electrical codes. SECTION II GENERAL SIGN CRITERIA 1. Signage within this document shall only include those sign types containing the property name, amenity identification, directional and informational text, street name signs, and building and unit addresses. A plan exhibit indicating the location of all allowable signs is depicted on Sheets LP1 & LP2. 2. Fabrication, installation and maintenance of each sign is the responsibility of the Landlord or its agent. 3. Signs will be free of all labels and manufacturer s advertising with the exception of code requirements. SECTION III MONUMENT SIGNS 1. The Monument Signs may contain the name of the community and/or directional information. 2. Refer to Sheets 1.0 & 2.0 of the attached Design Development Package for letter size, style, and color for the respective signs. Locations are as shown on the attached Location Plan (Sheet LP1). a. Project Entry Signs i. Apartment Identification Monument (3) ii. Apartment Identification / Directional Monument (1) 3
HOLLISTER VILLAGE PLAZA APARTMENT COMMUNITY SECTION IV ADDRESS SIGNS Building addresses will be placed on a minimum of one building façade and consistent with Fire Department requirements. Address numbers will be 12 in height and be constructed of nonilluminated ¾ FCO acrylic numbers pin mounted ¼ off building face (see sheet 7.0). A Sign Certificate of Conformance is not necessary for Address Signs consistent with the above specifications. SECTION V TRAFFIC CONTROL/ REGULATORY SIGNS (DIRECTORY SIGNS) For better on-site traffic control and pedestrian safety, Landlord may install freestanding single- and/or double-sided traffic control/ regulatory signs (up to 8 square feet). Each sign may be placed on an aluminum panel, with contrasting reflective narrative and/or graphic depiction, or an applied vinyl copy and protective satin clear coat. The sign may be attached to a painted aluminum post or a corten steel post. Maximum sign height will be 10-1/2. A Sign Certificate of Conformance is not necessary for Traffic Control/ Regulatory Signs consistent with the above specifications. SECTION VI SIGN SUMMARY* SIGN # SIGN TYPE TOTAL PROJECT QUANTITY 1 Apartment Identification Monument 3 2 Apartment Identification / Directional Monument 1 3 Parking Regulation Sign 3 4 Accessible Parking Sign 11 5 Street Name Sign 11 6 Building Address 36 *See the attached exhibits for locations and specifications. 4
HOLLISTER VILLAGE PLAZA APARTMENT COMMUNITY PROHIBITED SIGNS 1. No sign will be painted directly onto a wall or surface of any building. 2. No moving, audible, animated or flashing signs will be allowed. 3. Signs constituting a traffic hazard. No applicant shall install, maintain, or cause to be installed or maintained any sign which simulated or imitated in size, color, lettering, or design any traffic sign or signal, or which makes uses of the words STOP, LOOK, DANGER, or uses any other words, phrases, symbols, or characters in such a manner to interfere with, mislead, or confuse traffic. 4. Immoral or unlawful advertising. Applicant shall not exhibit, post or display or cause to be exhibited, posted, or displayed upon any sign, anything of an obscene, indecent, or immoral nature. 5. Signs on doors, windows or fire escapes. No sign shall be installed, relocated, or maintained such that it prevents free ingress to or egress from any door. No sign of any kind shall be attached to a stand pipe except those signs as required by code or ordinance. Window signs for purposes of advertising are not permitted unless approved by the Planning and Environmental Review Department as an alternative to a wall sign otherwise permissible under this Plan. 6. Animated, audible or moving sign. Signage consisting of any moving, swinging, rotating, flashing, blinking, scintillating, fluctuating, or otherwise animated lights is prohibited, except for time and temperature displays. 7. Off-premise signs. Off premises signs are not permitted. 8. Vehicle signs. Signs affixed to trucks, automobiles, trailers or other vehicles which advertise, identify, or provide direction to a use or activity not related to its lawful making of deliveries, sales or merchandise or rendering or services from such vehicles are not permitted. 9. Signs in proximity to utility lines. Signs that have less horizontal or vertical clearance from authorized communication or energized electrical power lines than prescribed by the laws of the State of California are prohibited. PROCEDURES FOR SIGNAGE REVIEW AND APPROVAL 1. Applicant shall submit detailed shop drawings of proposed signs to the City of Goleta for review in accordance with its requirements for a Sign Certificate of Compliance. Unless expressly specified above, a Sign Certificate of Conformance is required for each individual sign. 2. City Planning and Environmental Review staff may refer sign applications that do not fully conform to this Overall Sign Plan to the Design Review Board for approval prior to issuance of a Sign Certificate of Conformance. Applicant must obtain all necessary approvals from the City of Goleta for proposed signs prior to the commencement of sign construction. 5
7000 HOLLISTER AVENUE GOLETA, CALIFORNIA May 12, 2014 GOLETA HOLLISTER LLC c/o WESTAR MANAGEMENT INC. 2925 SOUTH BRISTOL ST. COSTA MESA, CA 92626 714-241-0400
INDEX SECTION DESCRIPTION PAGE I. Introduction 3 II. Approval Procedure 3 III. General Sign Criteria 4 IV. Monument Signs 4 V. Wall Signs Tenant Storefront Identification Signs 5 VI. Wall Sign Fabrication Standards 7 VII. Tenant Entry Information Signs 7 VIII. Address Signs 8 IX. Traffic Control/ Regulatory Signs 8 X. Sign Summary 8 Signage Exhibits are shown within the attached Design Development package. 2
SECTION I INTRODUCTION This Overall Sign Plan (OSP) has been prepared for the Hollister Village Plaza property located at 7000 Hollister Avenue (Building F; APN 073-030-029), 7030 Hollister Avenue (Building E; APN 073-030-030), 7050 Hollister Avenue (Building A; APN 073-030-031), 7060 Hollister Avenue (Building D; APN 073-030-025), 7070 Hollister Avenue (Building C; APN 073-030-024), and 7090 Hollister Avenue (Building B; APN 073-030-023). The Hollister Village Plaza shopping center consists of approximately 75,500 SF of commercial uses. The purpose of this OSP is to establish sign standards to ensure the design and production of quality signage which reflects the integrity of the architecture and the intent of the Landlord and the City of Goleta for this center. This OSP has been developed to communicate the particular parameters each Tenant is required to follow so their individual store signage will be effective and also compliment the project as a whole. Performance will be strictly enforced and any non-conforming signs may be removed by the Landlord at the Tenant s sole expense. The OSP denotes allowances for the following types of signs: Monument Signs; Wall Signs; Tenant Information Signs, and Address Signs. A plan exhibit indicating the location of all allowable signs is depicted on Sheets LP1 & LP2. This OSP has been written in sections with numbered articles for easy reference. For those sign types which are to be employed by any given Tenant, the section(s) relating to each sign type must be reviewed and adhered to by each Tenant and their sign contractor. The OSP establishes minimum and maximum letter sizes, sign area allowances, and locations for each sign type which is subject to the discretionary approval of the Landlord and City of Goleta within the context of this sign plan. In addition to this OSP, all signs must comply with the City of Goleta zoning, building and electrical codes. SECTION II APPROVAL PROCEDURE Tenant shall submit to Landlord for written approval before fabrication, two (2) color copies of detailed drawings indicating the location on each building elevation, size, layout, color, illumination, method of attachment including all the lettering and/or logo, prior to submitting to the City of Goleta for review, and approval. Sign proposals shall demonstrate conformance with this Plan and applicable City ordinances. Written approval by the Landlord must be obtained and placed on sign drawings prior to Tenant s submittal to the City of Goleta for a sign certificate of conformance and building permit, which shall be obtained by tenant or its representative. Upon written approval from the Landlord, Tenant shall submit the detailed shop drawings of proposed signs to the City of Goleta for review in accordance with its requirements for a Sign Certificate of Compliance. Any proposed sign that deviates from this OSP shall also be reviewed by the Landlord and City of Goleta Design Review Board. Tenant shall obtain all necessary approvals from the Landlord and City of Goleta for proposed signs prior to the commencement of sign construction. 3
It shall be the responsibility of the Tenant s sign contractor to verify all conduit and transformer locations and service prior to fabrication. SECTION III GENERAL SIGN CRITERIA 1. Tenant signage shall include only the business name and may include a business logo. 2. Fabrication, installation and maintenance of each sign are the responsibility of the Tenant. Letter forms or letter faces which require repair or any sign that does not conform to the specific criteria herein, must be replaced or repaired by Tenant within ten (10) days of damage or notice from landlord. If the signage is not rectified by Tenant within the ten (10) day period, the Landlord may repair the sign at the Tenant s expense. 3. Signs will be free of all labels and manufacturer s advertising with the exception of code requirements. All conduits, transformers, raceways, junction boxes etc. shall be concealed. 4. Banners, pennants, or temporary signs may not be displayed on any building or in the parking area, and temporary or permanent signs may not be placed on the inside surface of any window or mounted closer than twelve inches (12 ) behind the inside window without prior approval of the landlord. 5. Tenant seasonal promotional signing may be permitted only upon review and written approval of the landlord and the City of Goleta. Such signs shall not be permitted for more than 30 days. 6. Tenant signs must be located to be visually centered, horizontally and vertically, within the designated sign area for Tenant s premises, at Landlord s discretion. 7. The Tenant will be fully responsible for the acts and/or omissions of his sign contractor and will indemnify, defend and hold harmless the Landlord and his agents from damages or liabilities resulting from his contractor s work. 8. Upon removal of any sign by Tenant, any damage to the building fascia or sign area shall be repaired by tenant, or by Landlord, at Tenant s expense. SECTION IV MONUMENT SIGNS 1. The Monument Signs may identify the name of the shopping center and/or certain Tenants. 2. Availability and placement of the Tenant identification on the Monument Signs is at the sole discretion of the Landlord, as established within the context of the Tenant s lease agreement. 3. Refer to Sheets 1 & 2 of the attached Design Development Package for letter size, style, and color for the respective signs. Locations are as shown on the attached Location Plan (Sheet LP1). 4
a. Project Entry Signs i. Property Identification Monument (2) (14 9 x 7 ) ii. Retail Tenant Identification Monument (2) (11 3 x 7 10 ) SECTION V WALL SIGNS TENANT STOREFRONT IDENTIFICATION Storefront signs are categorized relative to the architecture of the building elevation on which the sign will be installed and as specified within this program for Anchor Tenants, Major Tenants, and Shop Tenants. 1. ANCHOR TENANT IDENTIFICATION WALL SIGNS a. An Anchor Tenant is defined as a tenant occupying fourteen thousand (14,000) square feet or more of gross leasable space. b. The allowable uppercase letter height is a maximum of 48 (lowercase proportional). Overall sign length may not exceed eighty percent (80%) of the designated sign fascia area. A maximum of two (2) lines of copy are permitted. c. Anchor Tenants may utilize their business logo upon approval by the landlord. The business logo shall be subject to the same criteria as letters and counted as part of the overall sign area. Logos with larger initial letters or features will be given consideration and reviewed on an individual basis, approval of which is in the discretion of the Landlord. d. The maximum allowable Anchor Tenant overall sign area shall not exceed four hundred five (405) square feet per allowable elevation. This is based on an assumption of one primary sign and two ancillary signs per each allowable elevation. e. One (1) Anchor Tenant wall mounted store identification sign is allowed plus a maximum of two (2) optional Ancillary Signs (uppercase letter height is a maximum 30 for Ancillary Signs, which shall be included in the calculation of Anchor Tenant overall sign area). Buillding E is allowed up-to three (3) Ancillary signs if occupied by a single Tenant. f. Where applicable, Directional Signs for drive-through features may be installed as permitted by the City of Goleta sign codes, with Landlord s approval. (Refer to the section WALL SIGN FABRICATION STANDARDS for sign fabrication specifications and requirements. Refer to Sheets 8.4-8.20 of the attached Design Development Package for designated sign fascia area(s) for each building elevation). 2. MAJOR TENANT IDENTIFICATION WALL SIGNS a. A Major Tenant is defined as a tenant occupying five thousand (5,000) square feet or more of gross leasable space. b. The allowable uppercase letter height is a maximum of 42 (lowercase proportional). Overall sign length may not exceed eighty percent (80%) of the designated sign fascia area. A maximum of two (2) lines of copy are permitted. 5
c. Major Tenants may utilize their business logo upon approval by the landlord. The business logo shall be subject to the same criteria as letters and counted as part of the overall sign area. Logos with larger initial letters or features will be given consideration and reviewed on an individual basis, approval of which is in the discretion of the Landlord. d. The maximum allowable Major Tenant overall sign area shall not exceed seventy (70) square feet per each allowable elevation. e. One (1) Major Tenant wall mounted store identification sign is allowed on its primary storefront plus a maximum of two (2) optional Ancillary Signs (uppercase letter height is a maximum 30 for Ancillary Signs, which signs shall be included in the calculation of Major Tenant overall sign area). f. Where applicable, Directional Signs for drive-through features may be installed as permitted by the City of Goleta sign codes, with Landlord s approval. (Refer to the section WALL SIGN FABRICATION STANDARDS for sign fabrication specifications and requirements. Refer to Sheets 8.4-8.20 of the attached Design Development Package for designated sign fascia area(s) for each building elevation). 3. SHOP TENANT IDENTIFICATION WALL SIGNS a. A Shop Tenant is defined as any tenant occupying less than five thousand (5,000) square feet of gross leasable area. b. The allowable uppercase letter & logo height is a maximum of 30 (lowercase letters to be proportional). Overall sign length may not exceed eighty percent (80%) of the designated sign fascia. A maximum of two (2) lines of copy are permitted. c. Shop Tenants may utilize their business logo upon approval by the landlord. The business logo shall be subject to the same criteria as letters and counted as part of the overall sign area. d. The maximum allowable Shop Tenant overall sign area shall not exceed fifty-five (55) square feet per each allowable elevation. e. One (1) wall mounted store identification sign is required on the storefront elevation, an example of which is shown on Sheet 8.2. Buildings A and F are allowed an additional optional Wall sign on the elevation at the rear of the suite, see Sheets 8.4-8.20 for locations of signage. f. A Shop Tenant occupying a corner suite may have one additional optional wall sign located on the side of the building, see layout sheets 8.4-8.20 for locations of signage. 6
(Refer to the section WALL SIGN FABRICATION STANDARDS for sign fabrication specifications and requirements. Refer to Sheets 8.4-8.20 of the attached Design Development Package for designated sign fascia area(s) for each building elevation). SECTION VI WALL SIGN FABRICATION STANDARDS The following standards further specify the design and fabrication requirements for Tenant Storefront Wall Signs. 1. All tenant signs are to be fabricated channel letters and optional logo with internal illumination, for both face & halo illumination. All signs shall be connected to an assigned J-box provided by the landlord, controlled by a dedicated time clock and have a disconnect switch in reasonable proximity of the sign. 2. All signs and installation of signs must conform to the appropriate building and electrical codes. The tenant and the sign contractor will obtain any and all permits required. 3. In no case will there be any exposed electrical raceways, conduit, transformers, junction boxes, conductors or crossovers. 4. Channel letters and logo forms shall be fabricated into a pan channel configuration with a four inch (4 ) deep return and acrylic push-through graphics. Internal illumination shall be neon tube lighting or LED, manufactured, labeled and installed in accordance with U/L (Underwriters Laboratory) standards. 5. All penetrations of the exterior fascia shall be sealed watertight and painted to match existing fascia color. Tenant will be held fully responsible for all costs incurred by Landlord, at its sole discretion, to repair damage, if any, to the building exterior or structure, related to or as a result of the installation or removal or signs. SECTION VII TENANT ENTRY INFORMATION SIGN 1. Each Tenant is allowed one (1) information sign at the entry to their store. The copy for this sign is limited to pertinent business information such as store hours, telephone numbers, emergency information or the like. 2. This sign is to be white vinyl machine-cut copy or professionally painted copy, applied to the store window or entry door. 3. The maximum area allowed for this sign is 288 square inches and maximum letter height must not exceed one inch (1 ). A Sign Certificate of Conformance is not necessary for Tenant Entry Information Signs consistent with the above specifications. 7
SECTION VIII ADDRESS SIGNS Building addresses will be placed on a minimum of one building façade and consistent with Fire Department requirements. Address number height will be 15 and will be constructed of nonilluminated ¾ FCO acrylic numbers pin mounted ¼ off building face (see sheet 7.0). A Sign Certificate of Conformance is not necessary for Address Signs consistent with the above specifications. SECTION IX TRAFFIC CONTROL/ REGULATORY SIGNS (DIRECTORY SIGNS) For better on-site traffic control and pedestrian safety, Landlord may install freestanding single- and/or double-sided traffic control/ regulatory signs (up to 8 square feet). Each sign will be placed on an aluminum panel with contrasting reflective narrative and/or graphic depiction. The sign may be attached to a painted aluminum post or a corten steel post. Maximum sign height will be 10-1/2. A Sign Certificate of Conformance is not necessary for Traffic Control/ Regulatory Signs consistent with the above specifications. SECTION X SIGN SUMMARY* SIGN # SIGN TYPE TOTAL PROJECT QUANTITY 1 Property Identification Monument 2 2 Retail Tenant Identification Monument 2 3 Vehicular Directional Sign 1 4 Parking Regulation Sign 3 5 Accessible Parking Sign 14 6 Building Address 13 7 Retail Tenant Wall Sign 41 *See the attached exhibits for locations and specifications. PROHIBITED SIGNS 1. Signs constituting a traffic hazard. No applicant shall install, maintain, or cause to be installed or maintained any sign which simulated or imitated in size, color, lettering, or design any traffic sign or signal, or which makes uses of the words STOP, LOOK, DANGER, or uses any other words, phrases, symbols, or characters in such a manner to interfere with, mislead, or confuse traffic. 8
2. Immoral or unlawful advertising. Applicant shall not exhibit, post or display or cause to be exhibited, posted, or displayed upon any sign, anything of an obscene, indecent, or immoral nature. 3. Signs on doors, windows or fire escapes. No sign shall be installed, relocated, or maintained such that it prevents free ingress to or egress from any door. No sign of any kind shall be attached to a stand pipe except those signs as required by code or ordinance. Window signs for purposes of advertising are not permitted unless approved by the Planning and Environmental Review Department as an alternative to a wall sign otherwise permissible under this Plan. 4. Animated, audible or moving sign. Signage consisting of any moving, swinging, rotating, flashing, blinking, scintillating, fluctuating, or otherwise animated lights is prohibited, except for time and temperature displays. 5. Off-premise signs. Off premises signs are not permitted. 6. Vehicle signs. Signs affixed to trucks, automobiles, trailers or other vehicles which advertise, identify, or provide direction to a use or activity not related to its lawful making of deliveries, sales or merchandise or rendering or services from such vehicles are not permitted. 7. Signs in proximity to utility lines. Signs that have less horizontal or vertical clearance from authorized communication or energized electrical power lines than prescribed by the laws of the State of California are prohibited. 8. Roof mounted signs, feather signs, balloons and the like or promotional devices of any kind will not be allowed. 9. No sign will be painted directly onto a wall or surface of any building. 10. No moving, audible, animated or flashing signs will be allowed. PROCEDURES FOR SIGNAGE REVIEW AND APPROVAL 1. Applicant shall submit detailed shop drawings of proposed signs to the City of Goleta for review in accordance with its requirements for a Sign Certificate of Compliance. Unless expressly specified above, a Sign Certificate of Conformance is required for each individual sign. 2. City Planning and Environmental Review staff may refer sign applications that do not fully conform to this Overall Sign Plan to the Design Review Board for approval prior to issuance of a Sign Certificate of Conformance. Applicant must obtain all necessary approvals from the City of Goleta for proposed signs prior to the commencement of sign construction. 9