storefront & signage design guidelines · 6.06.2019 · exterior lighting storefronts should...

STOREFRONT & SIGNAGE DESIGN GUIDELINES

TAYLOR & BEACH

SAN FRANCISCO . CALIFORNIA June 6, 2019

TABLE OF CONTENTS

2TAYLOR & BEACH STOREFRONT & SIGNAGE DESIGN GUIDELINES 6/6/19

PIER39

GHIRARDELLISQUARE

TAYLOR & BEACH

COITTOWER

FORTMASON

BUILDING PLAN

REVIEW AND APPROVALS PROCESS

STOREFRONT DESIGN Storefront Locations 6 Interior Design 8 Storefront Design 9 Overhang Design 14

SIGNAGE DESIGN Allowable Sign Types 17

Wall Signs 18 Upper Facade Signs 20 Projecting Signs 22 Storefront Graphics 24 Temporary Signage 26 Signage Design Form 27

These Storefront & Signage Design Guidelines have been created to allow tenant’s to express their individual identity while maintaining overall harmony. Well designed storefronts and signage will bring vibrancy to this retail area. Tenant expression that complements the Property Owner elements will be manifest through the creative use of signage, materials, colors and textures that enhance the appeal and liveliness of the build-ing at Taylor and Beach Streets.

All aspects of storefront and signage design must be of the highest caliber, using high quality of construction. Materials shall be durable, exterior rated, and authentically por-trayed. All storefronts and signage shall be carefully reviewed by the Property Owner, must be code compliant and are subject to permits required by the local jurisdiction.

N

BUILDING PLAN


2661

TA

YLO

R S

T.

1,90

5 SF

2667

TA

YLO

R S

T.

2,07

0 SF

2679

TA

YLO

R S

T.

1,03

5 SF

2685

TA

YLO

R S

T.

600

SF

2691

TA

YLO

R S

T.

525

SF 2699 TAYLOR ST.1,500 SF

413 BEACH ST.570 SF

417 BEACH ST.570 SF

431 BEACH ST.717 SF

Restricted Parking Area

Holiday Inn SF Fisherman's Wharf

Ret

ail

Restrooms

421 BEACH ST.660 SF

N


REVIEW AND APPROVALS PROCESS

All elements of the Tenant improvements are subject to review by the Landlord, the Landlord’s Design Review Architect and the appropriate City of San Francisco Depart-ments.

Included in these design guidelines are plans, elevations and diagrams that show the lo-cation, storefront design direction and allowable overhangs and signs for each location. Below are directions on how to use these guidelines and prepare a storefront and signage approval package for your space.

PLANNING PHASE1. Locate your space on the Building Plan and Elevations.

2. Determine how many storefronts your space will have and the requirements for each by reading the following pages and referring to the Allowable Sign Types.

3. Develop the storefront and signage designs together so that they are complementary.

KICKOFF MEETING1. The Landlord’s Design Review Architect and Tenant’s representative will meet on-site or via telephone to review these Guidelines, the required schedule, the Landlord’s and Tenant’s expectations, adjacent tenancies and their impact. Conceptual ideas may also be explored in the discussion.

DESIGN PHASE1. Prepare and submit the Signage Design Form with the preliminary storefront design package. This package, along with subsequent submittals, will be reviewed for adherence to these Design Guidelines as well as quality and appropriateness of design. The prelimi-nary package must contain a scaled (1/4” = 1’-0”) plan and elevations of your storefront design. Descriptions of key elements such as signs, or overhangs, lighting and exterior ele-ments (if applicable), that note proposed materials, must be included. Submit the package via PDF for the Landlord’s review.

2. The Landlord’s Design Review Architect will provide comments on the preliminary package and the Landlord will return the comments to you for incorporation into the next submittal.

3. After the receipt of preliminary package comments, proceed to complete the store-front and signage design package for resubmittal. This package must include all the ele-ments of the preliminary package, with greater detail that includes large scale architectural sections, colors, materials, mounting details for signage, light fixture specifications, and any other information needed to fully explain the proposed design. A materials board (maximum size 11”x17”), with actual material samples and color chips, is required to be included with this package. Drawings are to be submitted via email in PDF format, unless otherwise requested.

4. This package may be (1) approved, (2) approved as noted with minor comments or (3) returned for revision and resubmittal. The Tenant will be required to submit shop draw-ings to the Landlord for further review and approval prior to installation. Depending on the quality of the design and the documentation, multiple submittals may be required.

5. When an approved PDF package is returned to the Tenant, the Tenant may have to submit the approved, stamped drawings to the appropriate City of San Francisco Depart-ments for approval. The Tenant may only submit Landlord-approved Construction Docu-ments to the appropriate City of San Francisco Departments. The Tenant must also apply for and obtain all necessary building permits prior to fabrication and installation.


REVIEW AND APPROVALS PROCESS (CONTINUED)

CONSTRUCTION PHASEThe Landlord’s Design Review Architect may make site visits during construction for design and quality compliance. The Tenant will be immediately required to remediate any noted deviations from the approved design.

The Landlord’s Design Review Architect will compile a punch list of design items to be addressed prior to and for completion.

OCCUPANCY PHASEAdditional applications must be made for any changes to the approved design.

APPROVAL REQUIREMENTS1. The Tenant storefront and signage design must be approved by both the Landlord, the Landlord’s Design Review Architect and any applicable governing authority.

2. The Tenant storefront and signage design must comply with these Design Guidelines and the San Francisco City Municipal Code, or whichever is more restrictive.

3. The sign illumination level must also be reviewed and approved. This may be done by providing an on-site mockup, or the signage lights must be on dimmers, allowing the lighting level to be adjusted.

Note:These Design Guidelines are to be used as a reference in developing individual Tenant designs. Ultimately, the Landlord and the Landlord’s Design Review Architect have final approval on a Tenant’s design. A package that technically complies with these guidelines may still be rejected if the design is not in keeping with the spirit of the guidelines and/or is deemed inappropriate.

STOREFRONT LOCATIONS - TAYLOR STREET


EW

27'-3" 28'-0" 13'-6" 10'-11" 10'-11" 16'-2" 17'-0"

Tenant storefront

Upper facade area

STOREFRONT PLAN

ELEVATION

STOREFRONT LOCATIONS - BEACH STREET


NS

open

17'-0" 18'-0" 15'-11" 15'-11" 18'-0" 18'-8"

Tenant storefront

Upper facade area

STOREFRONT PLAN

ELEVATION

STOREFRONT DESIGN


The storefront design guidelines address three major components of the storefront:1. Interior Design2. Storefront Design3. Overhang Design

INTERIOR DESIGN

Storefront designs include interior views and layouts, which encompass anything that can be viewed from the exterior or within the interior public areas. Interiors should be designed with good pedestrian flow, and with merchandise displays or interesting activity in view of the shopper. Care should be taken to avoid blocking windows with furniture, equipment or cash wraps. “Back of house” functions should not be visible from the store-front.

Proper lighting must be included in the design to accent display areas of the store. Ad-equate lighting should be used, even during the day, to counter the effect of bright sunlight. Light sources shall be shielded to prevent glare.

1. Suspended ceiling tiles are generally not allowed at the front of the space, within 12’-0” of the storefront.

2. Ceilings within 6’-0” of the storefront must be at or above the top of the storefront.

3. Recessed 2’x2’LED light panels must have deep cell parabolic reflectors.

4. Interior emergency lighting must be provided by back-up battery to general lighting. “Mouse-ear” fixtures not permitted.

5. All lighting at the front (at lease the first 12’-0”) of the space must be on a separate circuit and an astronomical timer.

6. All wiring, conduit, junction boxes and labels must be concealed from public view.

7. Creative backdrops for display windows are encouraged.

STOREFRONT DESIGN (CONTINUED)


STOREFRONT DESIGN

GlazingThe transparent surfaces of the storefront play an important role in establishing the character of a storefront. Tenants are encouraged to “open up” their storefronts by using large areas of glass in conjunction with other materials. Glass comes in many finishes and should be used creatively. Clear, uncoated glass is important for merchandise display and visibility. Textured glass, glass block, or translucent or opaque glass can be used as a decorative frame.

1. Tinted and reflective glass is not permitted.

2. Where reflection is a concern, non-reflective glass may be appropriate.

Recessed EntrancesRecessed entrances offer protection from the weather and draw shoppers from a distance. They can create a space for outdoor, yet protected enclosed areas for seating or display. When recessing an entry door, thought must be given to the flooring mate-rial in the recessed area. Exterior floor materials must be sufficiently weather and slip resistant.

Entrance DoorsEntrance doors should be as noticeable as possible. Double doors, sliding doors, decora-tive hardware and unique door designs are encouraged.

Upper FacadeThe upper facade is the wall area above the storefront glazing and entry doors. All ten-ants are required to do a customized treatment of this area. This may be the backdrop to signage.



MaterialsOne of the most important elements in fashioning a store’s image is the choice of ma-terials used to create the storefront. The Tenant’s storefront design should reflect the architecture at Taylor & Beach.

1. Acceptable materials include, but are not limited to:a. Wood b. Stainless steelc. Stoned. Frameless with butt glazinge. Tilef. Powder coated aluminum

2. Unacceptable materials include, but are not limited to:a. Clear anodized aluminumb. Non weather resistantc. Difficult to maintaind. Hazardous materials

Exterior LightingStorefronts should be inviting to passersby at night. Tenants should provide ample lighting for the interior and exterior of the storefront and not rely only on signage lighting. Store-front lighting should remain on at night to allow for night time window shopping. Hours for the storefront will be determined by the Landlord.

1. Allowable light sources:a. Decorative fixturesb. Concealed spot lightsc. Other forms of unobtrusive lighting

2. Shield lights to prevent glare for pedestrians, adjacent residents and motorists3. All wiring, conduit, junctions boxes and labels must be concealed from public view.4. All exterior lighting must be on a separate circuit, with dimmers and an astronomical timer.


STOREFRONT DESIGN (CONTINUED) 12TAYLOR & BEACH STOREFRONT & SIGNAGE DESIGN GUIDELINES 6/6/19


STOREFRONT DESIGN (CONTINUED) 13TAYLOR & BEACH STOREFRONT & SIGNAGE DESIGN GUIDELINES 6/6/19

OVERHANG DESIGN


Overhangs are integral to the complete storefront and signage design package and pres-ent excellent opportunities for signage. They should complement the architectural style and design of the individual tenant storefront and are located within the upper facade area.

Colorful, interesting overhangs become landmarks for shoppers, often before they can read the signage or recognize products or services within. Interesting shapes and mul-tiple overhangs are encouraged.

Overhangs have two basic components – the cover and the frame. The cover is the material that makes up the surface. The frame is the support that gives the overhang its shape. An overhang may also have a valance, the vertical face at the end of the frame. Proposed overhangs and design will be reviewed on a case-by-case basis.

1. Materials: a. Fabric (with a flame retardant treatment)b. Glass (impact resistant)c. Woodd. Metal (metal frames shall be welded and ground smooth)e. High quality plasticf. Louvered panelsg. Perforated screensh. Frames (metal with all welds ground smooth)

2. Design:a. The maximum slope of an overhang face is 1:2 for a contemporary appearance. b. Overhangs may not be internally illuminated.c. Overhangs must not block the visibility of the storefront or neighboring

tenants.

Example of fabric awning.

Example of metal canopy.

OVERHANG DESIGN (CONTINUED)


Example of wood & metal awning.

Example of glass canopy.

Example of fabric awning.

Example of metal canopy.

SIGNAGE DESIGN


Letter DefinitionsAccent Letters: Usually the first letter of a business name that is larger than the other sign letters for emphasis. Allowable accent letter sizes will be determined on a case by case basis.

Predominant Letters: Letters that make up the majority of the name of the tenant. They can be lower or uppercase letters, depending on the font and logo.

Sign DetailingMany signs require technical details to address structural and electrical components. When developing these sign details, the following must be included.

1. All electrical devices must be concealed and/or located within the tenant’s space 2. Raceways cannot be exposed.3. All conduits must be rigid metal and concealed.4. Fasteners and attachment connections must be concealed from view5. Mounting pins and brackets must be as streamlined as possible and painted to

match the adjacent building or sign, where applicable.6. Suspended signs must have a ring or loop connection when possible to allow for

sign movement. 7. Manufacturers’ identification labels and UL labels should be engraved and weather

proof in an inconspicuous location.8. Specify how signs are attached to the storefront or building where allowed.

Prohibited SignsThe following types of signs and signage details are not permitted:

1. Signs with advertising, descriptions of products/services and phone numbers.2. Internally illuminated box (“can”) signs3. Vacuum-formed or injection molded plastic signs4. Flashing or moving lights, graphics or other imagery5. Signs employing luminous or day-glow paint6. Any temporary signs or advertisements not approved by the Property Owner7. Generic ‘open’ or ‘closed’ signs (printed or illuminated)8. ‘Going Out of Business’ banners9. Large ‘Sale” signs

Signs are vital to the success of a retail center. Uncontrolled signs can create a verbal jungle and fail in their goal to communicate effectively. The ultimate goal of signage is to produce a colorful collage of signs that tastefully inform, delight and stimulate the shop-per. All signs must be consistent with, and enhance the theme of the storefront, evoking a positive retail image. Each sign will be evaluated on its originality and compatibility with neighboring signs as well as its overall image within the building.

Signage Design must be unique and creative reflecting the character of the tenant. The design of the signs should relate to the storefront design, the merchandise offered, and the overall character of the business. Icons and logos can be used very successfully and create a memorable impression.

The diagrams provided for each sign type, in the following sections, will indicate where signs are allowed at the storefront.

Sign MaterialsAll sign materials must be consistent with the design theme, enhancing the storefronts and retail image.

The signage design cannot include stock items or pre-manufactured products. All signage components must be custom. At the Property Owner’s request, any building material as deemed by the Property Owner that has been altered in anyway after the sign installa-tion, whether due to poor design, construction, material selection or exposure must be replaced or reconditioned at the tenant’s expense.

Signage is expected to be fabricated from high quality durable materials that can with stand the elements. Dimensional letters and logo forms should have a painted, gilded or metal finish. Letters and logos may also be painted, screen printed or vinyl applied to a sign panel. The panels must be layered or have relief to give the sign more visual interest and three-dimensional quality.

At the time a tenant vacates a space, the tenant shall remove all signs, patch, paint and repair the surfaces to which the signs were attached, back to the original condition. This removal and repair is at the tenant’s expense.

ALLOWABLE SIGN TYPES


EW

NS

open

Wall Sign Upper Facade Sign

Wall Sign

Wall Sign

Wall Sign

Projecting Sign A

Upper Facade Sign

Projecting Sign A Projecting Sign B

Projecting Sign BBeach Street Elevation

Taylor Street Elevation

WALL SIGNS


12"min.

12"min.

18"

min.

EW

6" min.

6" min.

24"min.

24"min.

Sign bracket,if used

Sign area

• Individual letters & logos pin mounted to wall or top of sign bracket• Options:

• Internal illumination1. Front-lit with concealed trim cap2. Exposed neon3. Marquee4. Side-lit

• External illumination: LED concealed in channel only.• Letter size: 24” maximum predominant height

Elevation

WALL SIGNS (CONTINUED)


UPPER FACADE SIGNS


Sign mountedto overhang edge

Sign mounted to wall Sign at awning face

Section

• Individual letters & logos located at the upper facade area. Pin-mounted to wall, overhang edge or sign bracket.• Options:

• Internal illumination - 1. Front-lit with concealed trim cap2. Exposed neon3. Marquee4. Side-lit

• External illumination allowed.• Letter size: 24” maximum predominant height

• Graphics, logos or words applied to awning face or valance.

Section

UPPER FACADE SIGNS (CONTINUED)


PROJECTING SIGNS


7'-6"

min.

Sign area

7'-6"

min.

Sign area

7'-6"

min.

Sign area

• Double-sided, perpendicular to façade. May be a variety of shapes or three dimen-sional. Signs should be unique and reflect the character of the individual tenant.

• Options: • Internal illumination -

1. Push-thru acrylic2. Exposed neon

• External illumination allowed. • Projecting Sign A is suspended from an overhang or bracket attached to the soffit

or dropped soffit.• Projecing Sign B is located within the upper facade, mounted to the building.• Maximum Sign Area: 5 sf

Section at Projecting Sign A - suspended from overhang

Section at Projecting Sign A - bracket attached to soffit

Section at Projecting Sign B

PROJECTING SIGNS (CONTINUED)


STOREFRONT GRAPHICS


• Sign Options: Apply directly to glazing - - Silkscreen - Painting - Sandblasting

• Non-illuminated.• Location area: 6” minimum from all sides of frame edges, within storefront glazing

area.• Maximum Sign Area: 30% of total glazing area.

STOREFRONT GRAPHICS (CONTINUED)



TEMPORARY SIGNAGE

Temporary signs are ‘grand opening’ signs for a new store, seasonal signs and decora-tions, and ‘sale’ signs. These may also include a new Tenant’s identity sign temporarily in place of a permanent sign. All Temporary Signs are subject to the Landlord’s discretion and approval.

1. Opening Soon/ Grand Opening Signs:a) These signs are banners that may be mounted on the exterior of the storefront opening or attached to an overhangb) These signs must not be generic and are required to utilize design elements, such as logos.c) These signs may not be displayed for more than 45 consecutive days.

2. Seasonal Signage and Decorations:a) Decorations should be artistic and creative.b) Signage and decorations must fit within the storefront opening.c) Neither may not be displayed for more than 45 consecutive days.

3. Sale Signs:a) Sale signs must be custom, creative and fun.b) Pre-printed or ‘stock’ sale signs are not permitted.c) Sale signs may not be displayed for more than 30 consecutive days.


SIGNAGE DESIGN FORM

This form is required for all tenants at Tayolor & Beach. Please fill in all information below and provide with each submittal. Incomplete forms may delay the review and approvals process.

Sign Type: Number:

Dimensions:

Area:

Address:

Tenant Name:

Sign Type: Number:

Dimensions:

Area:

Sign Type: Number:

Dimensions:

Area:

Sign Type: Number:

Dimensions:

Area:

TAYLOR & BEACH

June 6, 2019San Francisco, California

STOREFRONT & S IGNAGE DES IGN GUIDEL INES

storefront & signage design guidelines · 6.06.2019 · exterior lighting storefronts should...

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