TRADITION. Master Sign Program

Transcription

1 TRADITION Master Sign Program

2 Developer:, LLC Tradition Station SW Village Center Drive Suite 201 Port St. Lucie, FL Contact: John Gallagher Consultant: Lucido & Associates 701 East Ocean Blvd. Stuart, FL Contact: Steve Garrett Scott Wolff City of Port St. Lucie Application #P Revision/ Approval Timeline: Date: Action: Initial Submittal to City of Port St. Lucie City Council Approval (ordinance 05-12) City Council Approval -1 st amendment (ordinance 07-02) City Council Approval-2 nd amendment (ordinance 07-68) rd Amendment Submtted City Council Approval (ordinance 08-45) (Images and specific signs shown in this document have been prepared by Lucido & Associates or other consultants employed by the developer)

3 Introduction Procedure Background General Requirements Definitions Table of Contents Signs for New Development 5 Residential General Requirements.7 Project Entry 8 Residential-Neighborhood Monument...9 Model Home Flag..10 Non-Residential General Sign Requirements 12 Parcel Identification Signage...14 o Single Users o Multiple Use Parcels o Informational/ Directional Building Mounted Facade Signage.17 o Non residential Building Mounted Façade Signs (Buildings less than 10,000 s.f.) o Non residential Building Mounted Façade Signs( Buildings 10,000 s.f and under 25,000s.f.) o Non residential Building Mounted Façade Signs( Buildings more than 25,000 s.f. or greater in size) Additional Façade Signs Blade Signage..22 Retail General Sign Requirements.25 Village Center 27 Parcel Identification Signage..28 o Single Users o Multiple Use Parcels o Informational/ Directional Building Mounted Façade Signage.31 o Outparcel Façade Signs o Village Center Building Mounted Façade Signs (Buildings less than 10,000 s.f.) o Village Center Building Mounted Façade Signs( Buildings 10,000 s.f and under 25,000s.f.) o Village Center Building Mounted Façade Signs( Buildings more than 25,000 s.f. or greater in size) o Cantilever Signs o Additional Façade Signs Blade Signage.38 i

4 Town Center/Mixed Use 40 Parcel Identification Signage.41 o Single Users o Multiple Use Parcels o Informational/ Directional o Town Center Multiple User Building Mounted Façade Signage 44 o Town Center Building Mounted Façade Signs (Buildings less than 10,000 s.f.) o Town Center Building Mounted Façade Signs( Buildings 10,000 s.f and under 25,000s.f.) o Town Center Building Mounted Façade Signs( Buildings more than 25,000 s.f. or greater in size) o Additional Façade Signs Blade Signage.50 Temporary Mini Informational.52 Informational..53 Directional/ Environmental 54 Community Signs 56 Permanent Community Markers...57 Large Community Sign I Welcome Signs Main Entry Lookouts.59 I-95 Directional 60 Primary Directional..61 Decorative Standards...62 Community Sign Locations 63 Exhibit A-Community Wide 1-12 Exhibit B-Future Development Exhibit C Village Center 20 ii

5 Introduction This Master Sign Program provides a comprehensive overview of all signs within The Tradition Community. The Tradition Community consists of Tradition, Southern and Western Grove. The Program is composed of two major sections Community Signs and New Development Signs. The first section describes Community Signs provided by Tradition. The second section provides sign guidelines for those developing projects within The Tradition Community. The guidelines are not intended to restrict imagination, innovation or variety, but to assist in creating a consistent, wellplanned solution for identification throughout the community. The master sign program offers many opportunities for creativity and individuality. Procedure All proposed signs, prior to application for a sign permit from City of Port St. Lucie, must be approved in writing by the Tradition Design Review Committee which will review signs based on the criteria that follows. Letter of Approval by the Tradition Design Review Committee is to be used for obtaining City of Port St. Lucie sign permits. No sign permit shall be allowed without a Tradition Design Review Committee Letter of Approval. All applicants shall familiarize themselves with and obtain a copy of the current review fees from the Tradition Design Review Committee. Background The sign guidelines in this manual supersede existing City of Port St Lucie codes and ordinances and any adopted citywide design standards. Any sign elements or criteria not addressed in this program will first be directed to the Tradition Design Review Committee for review and consideration. Tradition Review Design Committee decisions are final. Appeals shall be directed to the Tradition Design Review Committee. Signs represented are subject to change by the master developer. Quantity and location of signs are estimated only and subject to change. Existing city codes shall be used for sign criteria not addressed in this program or by the Tradition Design Review Committee. Temporary signs within Tradition will be permitted individually at the discretion of the Tradition Design Review Committee. General Requirements (Apply to all categories within these guidelines and the entire Tradition Community) Utility Setbacks: All structures, including signs, shall be installed a minimum of 10 feet horizontally from all mains (water, gravity, sewer, force and City owned reclaimed water). The 10 foot horizontal setback shall be as measured from the outside edge of the pipe to the nearest point of the structure, including underground (footers for example) or above ground (roof overhangs for example) features. Single or double post community directional and/or informative signs occurring within the rights-of-ways may encroach within these setbacks with Utility Department approval. Those mains installed between structures shall have a 15-foot setback on each side. Additionally, where deep mains are installed, those greater than 9 feet, between structures, the Utility may, at its discretion, require additional horizontal setback. Page 1

6 Sign Area Calculations: Tradition community seals and Tradition community name shall be used throughout the sign program. These decorative theme reinforcing elements shall not be counted in allowable squarefootage or sign face square footage calculations. The allowable sign area shall include the entire area within a circle, rectangle or triangle enclosing the extreme limits of writing, forming an integral part of the display or used to differentiate the sign from the background against which it is placed; excluding the necessary supports or uprights on which such sign is placed. (See Diagram Below) -Maximum allowable sign areas are per face -Maximum allowable sign faces are (2) two. Allowable Sign Area Façade Sign Placement: Non-residential development may distribute signage to all building facades contingent upon Design Review Committee approval; however maximum allowable square footage shall not be exceeded. Sign Setback: All signs shall maintain a 10 setback from rights-of-way with the exception of those signs specifically designed to occur within road rights-of-way. Signs shall meet FDOT standards. Any sign located within the road rights-of-way will require approval from the City Engineering Department. Community Building/ Civic Structures: Civic buildings and/or structures such as schools, fire stations, post offices, police stations and community centers may have additional and/or modified signage due to the significance and location of the proposed facility and the integration of the signage into a community focal point. Additional and/or modified signs for civic buildings will be allowed based on review and approval by the Tradition Design Review Committee and the City of Port St. Lucie. City of Port St. Lucie approval shall be through the Site Plan Review Committee (SPRC) process and shall conclude with SPRC approval. Page 2

7 Height: Façade signs are not limited to a maximum placement height. Placement of façade signs is at the discretion of the Tradition Design Review Committee. Size: The dimensions used under the size category are meant as a general size range for the actual sign including all posts, supports, etc. necessary for the sign element. Signs may exceed these dimensions based on the final sign design and in an effort to allow creativity and flexibility in the sign program, however allowable sign area may not be altered. Changeable Copy: Signs with temporary, plastic or changeable letters are prohibited with the exception of gas stations, movie theaters and other specific uses as determined by the Tradition Design Review Committee. Gas stations shall be limited to gas pricing and movie theaters being limited to current movies showing. Merchandising Zone: The Merchandising Zone is the front of the tenant space that extends from the lease line to all points 5-0 into the space, and is subject to review and approval by the Design Review Committee. The Merchandising Zone includes all display windows, retail graphics, display fixtures, materials, finishes, color and lighting fixtures within the area. Merchandising Zone Exhibit Address Incorporation: The following section is from the City of Port St. Lucie Sign Code and is provided as a convenience. Applicants must refer to the latest adopted City of Port St. Lucie Sign Code. Address to be incorporated in the sign design. All new freestanding signs shall have an address incorporated in the sign design. Where applicable a range of numbers shall be shown: e.g Existing signs shall be required to include this numbering upon applying for any change. All other existing signs shall be replaced or changed to include this information as of January 1, Numbering will not be included as part of the allowed square footage. It shall be composes of numbers six (6) inches in height. Notification of this requirement to all existing businesses shall be included upon renewal of business occupational licenses. Commercial plazas shall include the name of the plaza on the primary sign. Page 3

8 Inappropriate Sign Materials: -Exposed Plywood -Galvanized Sheet Metal -Fluorescent Lit Signs -Vacuum Formed Plastic Prohibited Signs: Church Directional Sign Flashing Sign Roof Sign Credit Card Sign Fraternal Organizations Bench Signs Portable Signs Snipe Signs Streamer/Banner/Flag Signs (except for Model Home Flags) Sign with temporary, plastic, changeable letters (except for movie theatres and gas stations) Balloon/inflatable signs Electronic/animated message sign (except time and temperature sign) Permanent come on sign (sale today) Sign on vehicle parked permanently or overnight near a business Traffic sign replica Human Sign - Any individual or group of persons actively marketing a product, service and/or event by way of hand held/portable signs at intersections or along roadways Temporary Signs: Temporary signs will be used to identify individual builders, locations and future developments within Tradition providing vehicular directions to those destinations until a permanent sign can be constructed. Page 4

9 Signs for New Development Throughout the Community of Tradition, new development is encouraged to provide signs that identify their project while echoing the character and materials of the community. The following pages in this section show these proposed signs. Residential General Requirements Project Entry Residential-Neighborhood Monument Model Home Flag Non-Residential General Sign Requirements Parcel Identification Signage o Single Users o Multiple Use Parcels o Informational/ Directional Building Mounted Facade Signage o Building Mounted Façade Signs o Additional Façade Signs Blade Signage Retail General Sign Requirements Temporary Signage Village Center Parcel Identification Signage o Single Users o Multiple Use Parcels o Informational/ Directional Building Mounted Façade Signage o Outparcel Façade Signs o Buildings less than 10,000 s.f. o Buildings more than 10,000 s.f. o Buildings more than 25,000 s.f. o Cantilever Signs o Additional Façade Signs Blade Signage Town Center/Mixed Use Parcel Identification Signage o Single Users o Multiple Use Parcels o Informational/ Directional o Town Center Multiple User Building Mounted Façade Signage o Buildings less than 10,000 s.f. o Buildings more than 10,000 s.f. o Buildings more than 25,000 s.f. o Additional Façade Signs Blade Signage Temporary Mini Informational Informational Directional/ Environmental Page 5

10 Residential Signage Page 6

11 Residential General Requirements I. Signs for Subdivisions within the project. Use: Parcel identification Location: At major entry of subdivisions within project (in projects median or adjacent to road, but not in public ROW) Maximum sign face: 32 s.f. II. Directional sign within the project Use: Guides vehicles & pedestrians within the project Location: Adjacent to roadway, but not in public ROW Maximum sign face: 12 s.f. III. Multi-purpose temporary informational sign Use: Leasing/construction sign, model home identification, sales information, etc. Location: varies but not located in the public right of way Maximum sign face: 32 s.f. IV. Regulatory signs Use: Traffic control (stop, speed limit, street names, etc.) Location: Adjacent to roadway Maximum sign face: Follow Manual of Uniform Traffic Control Devices for all specifications. Framing materials can be used provided all MUTCD specs are met. V. Location of free standing signs Place signs perpendicular to the street, either in an entry median or adjacent to the entry road (exact location determined at time of review). VI. Inappropriate sign materials Exposed plywood Galvanized sheet metal Fluorescent lit signs Vacuum formed plastic Page 7

12 Residential Project Entries Use: Identifies residential communities within the overall community of Tradition from major roadways Locations: Internal roadway medians or both sides of a residential entrance within the individual property. Quantity: (1) for each primary entrance and secondary entry as needed. Size: (refer to page 5) To be determined by individual projects and reviewed by the Tradition Design Review Committee. Allowable Sign Area: Actual approved square footage at the discretion at the Tradition Design Review Board and will not exceed 60 S.F. maximum. Materials: Community stone veneer, cast stone, stucco, metal & wood. Tradition strongly encourages the use of the community materials and the implementation of raised planters integrated within the design. To be approved by the Tradition Design Review Committee. Copy: 12 Copy height max. Miscellaneous: Property owners will be responsible for maintenance of their signs. Page 8

13 Residential Neighborhood Monuments Use: Residential areas (especially Tradition neighborhood areas) at key intersections and/or community corners that typically would not be gated or otherwise identified with a typical sign program. Locations: Prominent intersections within neighborhoods throughout Tradition. Quantity: Max. 8 per neighborhood parcel Size: (refer to page 5) 6 6 ht.x 4 width Allowable Sign Area: 9 SF Materials: Architectural foam, natural stone veneer, cast stone To be approved by the Tradition Design Review Committee. Copy: 6 Letter Size and Style to be approved by the Tradition Design Review Committee. Miscellaneous: Property owners will be responsible for the maintenance of their signs. Sign illumination to be determined by master developer. Page 9

14 Model Home Flag Use: Identifies Model Homes located within approved residential communities. Locations: Model Home lots Quantity: 1 per Model Home lot Size: (refer to page 2) 17 ht. x 3 width (max.) Allowable Sign Area: 45 sf (max.) Materials: High grade products such as fiberglass or aluminum poles or approved alternate. As shown on Master Developer approved flag (above). Copy: Tradition Logo to be located on all flags. Letter Size and Style as shown on the Master Developer approved flag (above). Miscellaneous: Right to use these signs must be obtained by the Tradition Design Review Committee and will be strictly limited by the Tradition Design Review Committee. The use of these Model Home Flags removes the right to use flag poles and additional associated flags. Model Home Flags are only allowed during operational hours of the model center and will be removed nightly. Page 10

15 Non-Residential Signage Page 11

16 Non-Residential General Requirements 1. Tenants shall provide, have installed, illuminate, maintain and remove, and patch back holes at Tenants expense for all signs as proposed including, but not limited to: a) A lighted store identification sign on the front façade(main building fascia sign/awning or canopy sign). b) One under canopy U.L. rated sign (blade sign). c) Window lettering (storefront lettering). 2. Tenant shall be responsible in case of poor workmanship, construction and mounting. Tenant shall bear all costs of remounting and correcting said poor workmanship. The intent is to have signs constructed and installed in a professional manner which compliments and blends with existing signs. 3. Master developer must be provided a detailed color rendering, including cross section of sign for approval prior to installation. See exhibit C(A) (pg 18) for locations of all allowable signs. 4. Main building Façade Sign types shall be listed as below. Maximum sign letter height shall be 5. There is no minimum width or height of sign. No backlit boxes, flashing signs, protruding signs or banners of any kind are acceptable. a) Individual dimensional backlit letters. b) Open channel letters with exposed neon. c) Painted frontlit graphics. (see exhibit C(C))(pg 22) 5. Awning or canopy signage (in lieu of or in addition to Main Building Fascia Sign) types shall be listed as below. Sign shall be limited to a maximum 40% of entire awning surface, or, width of sign shall be 90% of awning width and maximum sign copy height shall be limited to 24. Maximum height of painted valance lettering shall be 8 in addition to main signage where valence exists. No backlit boxes, flashing signs, protruding signs or banners are acceptable. Tenant is responsible for structural engineering of sign integral to awning including required safety cables. a) Individual dimensional backlit letters. b) Open channel letters with exposed neon. c) Painted front lit graphics. (see exhibit C(C)) (pg 22) 6. Blade Sign (under arcade or canopy) types shall be as listed below. Area of sign shall be limited to a maximum 18 sf. Minimum height of sign clearance to sidewalk shall be 8 6. There is no minimum width or height of sign. a) Under building arcade. b) Canopy condition (see exhibit C(D))(pg 24) 7. Storefront window lettering types shall be as listed below. Area of window lettering shall be limited to a maximum of 20% of total glazing below transom (below 8-0 ) and a maximum of 100% of total glazing above transom (above 8 0 ). Temporary promotional graphics and window displays are not governed by the storefront window lettering criteria. a) Painted. b) Applied vinyl. 8. All wiring connections, appropriate transformers, mounting brackets, wiring conduit and timer are to be hidden from view. 9. Powered signs are to be attached to a raceway mounted to façade (unless sign design incorporates appropriate backplate/box-subject to approval by Master Developer). Raceway shall be constructed from extruded materials and shall not exceed 6 in height and 6 in depth. Raceway and returns are painted to building standard, Master Developer has exact raceway paint codes, nearest match is not acceptable. Page 12

17 10. All backlit and open channel neon signs are to be constructed of a minimum.040 gauge aluminum sheet, with 3/16 flexible face and a maximum of 4 depth. 11. Recommended type styles are BOLD styles of Helvetica, Futura, and Corinthian. Any other and/or nontraditional styles and/or all Logos are subject to approval by the Tradition Design Review Board. 12. All sign work must be performed by a licensed and insured sign company. 13. Tenant is responsible for permitting and meeting all zoning code requirements and shall hold Master Developer harmless from any violations resulting there from. 14. Signs shall be lit from dawn to midnight, seven days a week. Page 13

18 Non-Residential Parcel Identification (Single User) Use: Identifies individual parcels from major & secondary roadways. Locations: Adjacent to primary roadway on each individual property. Quantity: (1) per parcel Size: (refer to page 5) 5 5 ht. x 8 width Allowable Sign Area: Max sign SF = 32 SF (24 SF & 2 SF per changeable copy panel, 4 blade max) Materials: Architectural foam, natural stone veneer, cast stone, stucco, aluminum posts and panels. To be approved by the Tradition Design Review Committee. Copy: Copy size and Style to be approved by the Tradition Design Review Committee. Miscellaneous: Property owner will be responsible for each sign. Unique parcels such as interior or corner parcels may be allowed additional signs at the discretion of the Tradition Design Review Board. Page 14

19 Non-Residential Multiple User Parcel Identification Use: Identifies Multiple users on single or multiple parcels from major & secondary roadways. Locations: Adjacent to primary roadway at major entry into property(in projects median or adjacent to road). Quantity: Quantity to be approved by Tradition Design Review Committee Size: (refer to page 5) 16 ht. x 18 width Allowable Sign Area: 2-4 users: 64 sf max. 5 or more users: 96 sf max The Tradition Design Review Committee reserves the right to restrict multiple use parcels to the 32 sf single use sign size if deemed necessary. A max. sign area of 200 sf can be allowed at the discretion of the Tradition Design Review Committee Materials: Architectural foam, natural stone veneer, cast stone, stucco, aluminum posts and panels, or other materials as deemed appropriate by the Tradition Design Review Committee. To be approved by the Tradition Design Review Committee. Copy: Copy size and Style to be approved by the Tradition Design Review Committee. Miscellaneous: Property owner will be responsible for each sign. Page 15

20 Non-Residential Informational/Directional Use: Identifies secondary entrances and/or informative elements such as deliveries or service areas. Locations: Adjacent to secondary roadways or entrances within individual parcels. Quantity: To Be Determined on individual site plan. Size: (refer to page 5) 7 ht. x 5 width Allowable Sign Area: 16 SF Materials: Architectural foam, decorative aluminum posts To be approved by the Tradition Design Review Committee. Copy: 4-9 Copy Size and Style to be approved by the Tradition Design Review Committee. Miscellaneous: Property owner will be responsible for each sign. Sign illumination to be presented to the Tradition Design Review Board for approval. Page 16

21 Non Residential Building Mounted Façade Sign (Less than 10,000sf Building) Use: Used to identify Out Parcel Tenants located throughout Tradtion. Locations: Located on the front and rear or side building façade depending upon store location. Quantity: Location and quantity to be approved by Tradition Design Review Board. Allowable Sign Area: 32 sf plus 1.5sf for each additional linear foot of front facade over 20 feet. Actual approved square footage at the discretion at the Tradition Design Review Board and will not exceed 200 S.F. maximum. Fabrication: Materials can be metal and aluminum and acrylic or wood. Contrast required between façade front and trim caps and returns. Use of internal illumination through LED is acceptable. Halo lighting with pin mounted letters is also acceptable. Exposed neon is allowed only with special permission from the Tradition Design Review Board and only within context of a professional manufactured sign assembly. No neon or LED signs in windows. Design: Signs must be professionally designed and made by a sign contractor. Use of branded logos and creative design is encouraged. Colors as per the Tenant s approved national brand, tenants without registered logo require landlord approval. Copy: Use a minimum 12 cap height and a maximum letter size of 5 Miscellaneous: All signs must be approved by the Tradition Design Review Board before submittal to the City. A letter of approval will be issued to the sign company upon approval of their shop drawings by the Landlord s Tenant Coordinator. Page 17

22 Non Residential Building Mounted Façade Sign (10,000 S.F. to 25,000 S.F. Building) Use: Used to identify non residential building types 10,000 S.F. to 25,000 S.F. in size located throughout Non Residential areas. Locations: Located on the front and rear or side building façade depending upon store location. Quantity: Buildings may have more than 1 sign on their front façade as long as the total square feet fit within their overall façade front allowance. Signs are limited to one on rear for stores facing I-95 and one on end cap if Tenant is an end cap user. Design: Signs must be professionally designed and made by a sign contractor. Use of branded logos and creative design is encouraged. Fabrication: Can signs must be individually mounted letters or logos and internally illuminated or down lit. Use of internal illumination through LED is acceptable. Halo lighting with pin mounted letters is also acceptable. Exposed neon is allowed only with special permission from the Tradition Design Review Board and only within context of a professional manufactured sign assembly. No neon or LED signs in windows. Materials: Materials can be metal and aluminum and acrylic. Contrast required between façade front and trim caps and returns. Tenants with metal or tile backgrounds behind signs must be approved as per their branded design; no metal or tile backgrounds on end caps or back of house signs. Colors as per the Tenant s approved national brand, tenants without registered logo require landlord approval. Allowable Sign Area: 32 sf plus 1.5sf for each additional linear foot of front facade over 20 feet. Actual approved square footage at the discretion at the Tradition Design Review Board and will not exceed 500 S.F. maximum. Miscellaneous: All signs must be approved by the Tradition Design Review Board before submittal to the City. A letter of approval will be issued to the sign company upon approval of their shop drawings by the Landlord s Tenant Coordinator. Page 18

23 Non Residential Building Mounted Façade Sign (25,000 S.F. or greater in size) Use: Used to identify non residential building types 25,000 s.f. or greater in size located throughout Non Residential areas. Locations: Located on the front and rear building façade. Side façade display upon review. Quantity: Location and quantity to be approved by Tradition Design Review Board. Allowable Sign Area: 32 sf plus 1.5sf for each additional linear foot of front facade over 20 feet s.f. max Materials: To be approved by the Tradition Design Review Committee. To be approved by the Tradition Design Review Committee. Copy: Use a 12 minimum cap height and a max letter size of 5, style to be reviewed by the Tradition Design Review Committee. Miscellaneous: Property owner will be responsible for each sign. Lighting of sign to be approved by the Tradition Design Review Board. Page 19

24 Non Residential Additional Façade Signage Exhibit C(A) 1. Façade Signage (see pg 18-20) 2. Awning or Canopy Signage (in lieu of or in addition to main building signage) Allowable Area: Maximum of 40% of awning surface, or 90% of awning width x 2 0 high. 3. Blade Sign Allowable Area: Maximum of 10-0 sf. Minimum height clearance to sidewalk 8 6 Allowable Type: See exhibit C(D) pg Storefront Window Lettering (permanent) Allowable Area: 20% of total glazing below transom (below 8-0 ) 100% of total glazing above transom (above 8-0 ) Allowable Type: Painted, applied vinyl Note: Temporary window signs (seasonal sales promotions) are allowed. The Tradition Design Review Board reserves the right to control the amount and substance of those signs as needed. Refer to the City of Port St. Lucie Code Requirements regarding percentage of window coverage: (M) Window signs. No more than twenty (20) percent of any window surface shall be covered with such signs. (Also see the City's Design Standards Manual for details.) Window signs shall allow a clear and unobstructed view from outside the building and in a normal line of sight of the cash register and sales transaction area per State Code. Page 20

25 Non Residential Additional Mounted Façade Sign (Allowable Sign Types for Awning or Canopy Types) Exhibit C(C) Page 21

26 Non Residential Blade Tenant Signage (period based hanging fixture) Use: Used to guide pedestrians to individual shop throughout the Village Center. Locations: Above entry doors or adjacent to front entrance. Quantity: One per business. Size: Maximum size 10 s.f. Maximum thickness of sign is 4 Materials: Brushed aluminum, architectural foam, finished wood product, or acrylic. To match or blend with tenant s branded image or exterior sign package. Copy: 4 letter size max., style to be approved by the Tradition Design Review Committee. Miscellaneous: Must obtain landlord and Tradition Design Review Committee s approval. Page 22

27 Non Residential Additional Blade Signage (Allowable Sign Types for Blade Signs) Page 23

28 Retail Signage Page 24

29 Retail General Requirements 1. Tenants shall provide, have installed, illuminate, maintain and remove, and patch back holes at Tenants expense for all signs as proposed including, but not limited to: a) A lighted store identification sign on the front façade (main building fascia sign/awning or canopy sign). b) One under canopy U.L. rated sign (blade sign). c) Window lettering (storefront lettering). 2. Tenant shall be responsible in case of poor workmanship, construction and mounting. Tenant shall bear all costs of remounting and correcting said poor workmanship. The intent is to have signs constructed and installed in a professional manner which compliments and blends with existing signs. 3. Master developer must be provided a detailed color rendering, including cross section of sign for approval prior to installation. See exhibit C(A)(pg 37) for locations of all allowable signs. 4. Main building Façade Sign types shall be listed as below. There is no minimum width or height of sign. No backlit boxes, flashing signs, protruding signs or banners of any kind are acceptable. a) Individual dimensional backlit letters. b) Open channel letters with exposed neon. c) Painted frontlit graphics. (see exhibit C(C))(pg 38) 5. Awning or canopy signage (in lieu of or in addition to Main Building Fascia Sign) types shall be listed as below. Sign shall be limited to a maximum 40% of entire awning surface, or, width of sign shall be 90% of awning width and maximum sign copy height shall be limited to 24. Maximum height of painted valance lettering shall be 8 in addition to main signage where valence exists. No backlit boxes, flashing signs, protruding signs or banners are acceptable. Tenant is responsible for structural engineering of sign integral to awning including required safety cables. a) Individual dimensional backlit letters. b) Open channel letters with exposed neon. c) Painted front lit graphics. (see exhibit C(C))(pg 38) 6. Blade Sign (under arcade or canopy) types shall be as listed below. Area of sign shall be limited to a maximum 18 sf. Minimum height of sign clearance to sidewalk shall be 8 6. There is no minimum width or height of sign. a) Under building arcade. b) Canopy condition (see exhibit C(D)) (pg 40) 7. Storefront window lettering types shall be as listed below. Area of window lettering shall be limited to a maximum of 20% of total glazing below transom (below 8-0 ) and a maximum of 100% of total glazing above transom (above 8 0 ). Temporary promotional graphics and window displays are not governed by the storefront window lettering criteria. a) Painted. b) Applied vinyl. 8. All wiring connections, appropriate transformers, mounting brackets, wiring conduit and timer are to be hidden from view. 9. Powered signs are to be attached to a raceway mounted to façade (unless sign design incorporates appropriate backplate/box-subject to approval by Master Developer). Raceway shall be constructed from extruded materials and shall not exceed 6 in height and 6 in depth. Raceway and returns are painted to building standard, Master Developer has exact raceway paint codes, nearest match is not acceptable. Page 25

30 10. All backlit and open channel neon signs are to be constructed of a minimum.040 gauge aluminum sheet, with 3/16 flexible face and a maximum of 4 depth. 11. Recommended type styles are BOLD styles of Helvetica, Futura, and Corinthian. Any other and/or nontraditional styles and/or all Logos are subject to approval by the Tradition Design Review Board. 12. All sign work must be performed by a licensed and insured sign company. 13. Tenant is responsible for permitting and meeting all zoning code requirements and shall hold Master Developer harmless from any violations resulting there from. 14. Signs shall be lit from dawn till midnight, seven days a week. Page 26

31 Village Center The Tradition Design Review Committee has established special areas within the overall community where more specific and somewhat tailored criteria is outlined to insure development is consistent with the planned vision for these areas. The Village Center areas are areas where a more compact oriented development program has been established and elements such as civic greens, main streets with on-street parking and strong neighborhood streetscapes are employed. Parcel Identification Signage Building Mounted Façade Signage Cantilever Signage Additional Façade Signage Blade Signage Page 27

32 Village Center Parcel Identification (Single User) Use: Identifies individual parcels from major & secondary roadways. Locations: Adjacent to primary roadway on each individual property. Quantity: (1) per parcel Size: (refer to page 5) 5 5 ht. x 8 width Allowable Sign Area: Max sign SF = 32 SF (24 SF & 2 SF per changeable copy panel, 4 blade max) Materials: Architectural foam, natural stone veneer, cast stone, stucco, aluminum posts and panels. To be approved by the Tradition Design Review Committee. Copy: Copy Size and Style to be approved by the Tradition Design Review Committee. Miscellaneous: Property owner will be responsible for each sign. Unique parcels such as interior or corner parcels may be allowed additional signs at the discretion of the Tradition Design Review Board. Page 28

33 Village Center Multiple User Parcel Identification Use: Identifies Multiple users on single or multiple parcels from major & secondary roadways. Locations: Adjacent to primary roadway at major entry into property(in projects median or adjacent to road). Quantity: Quantity to be approved by Tradition Design Review Committee Size: (refer to page 5) 16 ht. x 18 width Allowable Sign Area: 2-4 users: 64 sf max. 5 or more users: 96 sf max The Tradition Design Review Committee reserves the right to restrict multiple use parcels to the 32 sf single use sign size if deemed necessary. A max. sign area of 200 sf can be allowed at the discretion of the Tradition Design Review Committee Materials: Architectural foam, natural stone veneer, cast stone, stucco, aluminum posts and panels, or other materials as deemed appropriate by the Tradition Design Review Committee. To be approved by the Tradition Design Review Committee. Copy: Copy size and Style to be approved by the Tradition Design Review Committee. Miscellaneous: Property owner will be responsible for each sign. Page 29

34 Village Center Informational/Directional Use: Identifies secondary entrances and/or informative elements such as deliveries or service areas. Locations: Adjacent to secondary roadways or entrances within individual parcels. Quantity: To Be Determined on individual site plan. Size: (refer to page 5) 7 ht.x 5 width Allowable Sign Area: 16 SF Materials: Architectural foam, decorative aluminum posts To be approved by the Tradition Design Review Committee. Copy: 4-9 Copy Size and Style to be approved by the Tradition Design Review Committee. Miscellaneous: Property owner will be responsible for each sign. Sign illumination to be presented to the Tradition Design Review Board for approval. Page 30

35 Village Center Building Mounted Façade Sign (Outparcels) Use: Used to identify Out Parcel Tenants located throughout the Village Center. Locations: Located on the front and rear or side building façade depending upon store location. Quantity: Location and quantity to be approved by Tradition Design Review Board. Allowable Sign Area: Use a minimum 12 cap height and a maximum letter size of s.f. plus 1.5 s.f. for each lineal foot of business front foot over 20 feet, not to exceed 200 s.f. All signs are sized by the total square feet as if a rectangle had been drawn around the sign. No exceptions. Fabrication: Materials can be metal and aluminum and acrylic or wood. Contrast required between façade front and trim caps and returns. Can signs must be individually mounted letters or logos and internally illuminated or down lit. Use of internal illumination through LED is acceptable. Halo lighting with pin mounted letters is also acceptable. Exposed neon is allowed only with special permission from the Tradition Design Review Board and only within context of a professional manufactured sign assembly. No neon or LED signs in windows. Design: Signs must be professionally designed and made by a sign contractor. Use of branded logos and creative design is encouraged. Colors as per the Tenant s approved national brand, tenants without registered logo require landlord approval. Miscellaneous: All signs must be approved by the Tradition Design Review Board before submittal to the City. A letter of approval will be issued to the sign company upon approval of their shop drawings by the Landlord s Tenant Coordinator. Page 31

36 Village Center Building Mounted Façade Sign (Less than 10,000 Square Foot Buildings) Use: Used to identify In Line tenant shops less than 10,000 s.f. located throughout the Village Center. Locations: Signs will be located on the front façade. Only stores over 65 linear feet long can have a back façade sign on I-95 Endcap users are allowed side façade signs only upon pre approval by the Landlord. Quantity: Stores are allowed one sign per front façade. Design: Signs must be professionally designed and made by a sign contractor. Use of branded logos and creative design is encouraged. Fabrication: Can signs must be individually mounted letters or logos and internally illuminated or down lit. Use of internal illumination through LED is acceptable. Halo lighting with pin mounted letters is also acceptable. Exposed neon is allowed only with special permission from the Tradition Design Review Board and only within context of a professional manufactured sign assembly. No neon or LED signs in windows. Materials: Materials can be metal and aluminum and acrylic. Contrast required between façade front and trim caps. Colors as per Tenant s branded image, tenants without registered logo require landlord approval. Allowable Sign Area: 32 s.f. plus 1.5 s.f. for each lineal foot of business front foot over 20 feet, not to exceed 200 s.f. All signs are sized by the total square feet as if a rectangle had been drawn around the sign. No exceptions. Miscellaneous: All signs must be approved by the Tradition Design Review Board before submittal to the City. A letter of approval will be issued to the sign company upon approval of their shop drawings by the Landlord s Tenant Coordinator. Page 32

37 Village Center Building Mounted Façade Sign (10,000 S.F. to 25,000 S.F. Buildings) Use: Used to identify tenant shops 10,000 s.f. to 25,000 S.F. in size located throughout the Village Center. Locations: Signs will be located on the front façade. Tenants with rear to I-95 and over 65 wide can have sign on back; Sign must fit within Scupper/Drain Pipe locations as per approved Landlord Architectural Plans Side façade sign limited to large end cap users only as per approved Landlord Architectural Plans. Quantity: Stores may have more than 1 sign on their front façade as long as the total square feet fit within their overall storefront allowance. Signs are limited to one on rear for stores facing I-95 and one on end cap if Tenant is an end cap user. Design: Signs must be professionally designed and made by a sign contractor. Use of branded logos and creative design is encouraged. Fabrication: Can signs must be individually mounted letters or logos and internally illuminated or down lit. Use of internal illumination through LED is acceptable. Halo lighting with pin mounted letters is also acceptable. Exposed neon is allowed only with special permission from the Tradition Design Review Board and only within context of a professional manufactured sign assembly. No neon or LED signs in windows. Materials: Materials can be metal and aluminum and acrylic. Contrast required between façade front and trim caps and returns. Tenants with metal or tile backgrounds behind signs must be approved as per their branded design; no metal or tile backgrounds on end caps or back of house signs. Colors as per the Tenant s approved national brand, tenants without registered logo require landlord approval. Allowable Sign Area: 32 sf plus 1.5sf for each additional linear foot of front facade over 20 feet. Actual approved square footage at the discretion at the Tradition Design Review Board and will not exceed 500 S.F. maximum. Miscellaneous: All signs must be approved by the Tradition Design Review Board before submittal to the City. A letter of approval will be issued to the sign company upon approval of their shop drawings by the Landlord s Tenant Coordinator. Page 33

38 Village Center Building Mounted Façade Sign (25,000 S.F. or greater in size) Use: Used to identify tenant shops 25,000 s.f. or greater in size located throughout the Village Center. Locations: Located on the front and rear building façade. Side façade display upon review. Quantity: Location and quantity to be approved by Tradition Design Review Board. Allowable Sign Area: 1000 s.f. max Recommended distribution of s.f. (at discretion of Tradition Design Review Board). Front Façade (35%) Rear Façade (65%) Materials: To be approved by the Tradition Design Review Committee. To be approved by the Tradition Design Review Committee. Copy: Use a 12 minimum cap height and a max letter size of 5, style to be approved by the Tradition Design Review Committee. Miscellaneous: Property owner will be responsible for each sign. Lighting of sign to be approved by the Tradition Design Review Board. Page 34

39 Village Center Corner Mount Double Sided Cantilever Sign Use: Used to identify Corner Tenants located throughout the Village Center. Locations: Located on the corner of the building façade depending upon store location. Quantity: Location and quantity to be approved by Tradition Design Review Board. Size : 24 SF max. Sign dimensions may vary. Fabrication: Materials can be metal and aluminum and acrylic or wood. Contrast required between façade front and trim caps and returns. Can signs must be individually mounted letters or logos and internally illuminated or down lit. Use of internal illumination through LED is acceptable. Halo lighting with pin mounted letters is also acceptable. Exposed neon is allowed only with special permission from the Tradition Design Review Board and only within context of a professional manufactured sign assembly. No neon or LED signs in windows. Design: Signs must be professionally designed and made by a sign contractor. Use of branded logos and creative design is encouraged. Colors as per the Tenant s approved national brand. Miscellaneous: All signs must be approved by the Tradition Design Review Board before submittal to the City. A letter of approval will be issued to the sign company upon approval of their shop drawings by the Landlord s Page 35

40 Village Center Additional Façade Signage Exhibit C(A) 1. Façade Signage (see pg32-35) 2. Awning or Canopy Signage (in lieu of or in addition to main building signage) Allowable Area: Maximum of 40% of awning surface, or 90% of awning width x 2 0 high. 3. Blade Sign Allowable Area: Maximum of 10-0 sf. Minimum height clearance to sidewalk 8 6 Allowable Type: See exhibit C(D) pg Storefront Window Lettering (permanent) Allowable Area: 20% of total glazing below transom (below 8-0 ) 100% of total glazing above transom (above 8-0 ) Allowable Type: Painted, applied vinyl Note: Temporary window signs (seasonal sales promotions) are allowed. The Tradition Design Review Board reserves the right to control the amount and substance of those signs as needed. Refer to the City of Port St. Lucie Code Requirements regarding percentage of window coverage: (M) Window signs. No more than twenty (20) percent of any window surface shall be covered with such signs. (Also see the City's Design Standards Manual for details.) Window signs shall allow a clear and unobstructed view from outside the building and in a normal line of sight of the cash register and sales transaction area per State Code. *In areas landlord has provided awnings and or canopies, tenant may be permitted signage between this criteria and TDR Board approved. Page 36

41 Village Center Additional Mounted Façade Sign (Allowable Sign Types for Awning or Canopy Types) Exhibit C(C) Page 37

42 Village Center Blade Tenant Signage (period based hanging fixture) Use: Used to guide pedestrians to individual shop throughout the Village Center. Locations: Above entry doors or adjacent to front entrance. Quantity: One per business. Size: Maximum size 10 s.f. Maximum thickness of sign is 4 Materials: Brushed aluminum, architectural foam, finished wood product, or acrylic. To match or blend with tenant s branded image or exterior sign package. Copy: 4 copy size max., style to be approved by the Tradition Design Review Committee. Miscellaneous: Must obtain landlord and Tradition Design Review Committee s approval. Page 38

43 Village Center Additional Blade Signage (Allowable Sign Types for Blade Signs) Page 39

44 Town Center/Mixed Use The Tradition Design Review Committee has established special areas within the overall community where more specific and somewhat tailored criteria is outlined to insure development is consistent with the planned vision for these areas. The Town Center is one such area created to allow larger corporate, retail and office uses to be developed within the design framework of Tradition. Uses may include: power center, community center, lifestyle center, retail outparcels, or neighborhood commercial opportunities. Throughout the Town Center areas, a series of signs are provided that identify the uses, activities etc. and provide clear direction while echoing the character and materials of the community. The following pages in this section show these proposed signs. Parcel Identification Signage Town Center Multiple User Signage Building Mounted Façade Signage Blade Signage Page 40

45 Town Center Parcel Identification (Single User) Use: Identifies individual parcels from major & secondary roadways. Locations: Adjacent to primary roadway on each individual property. Quantity: (1) per parcel Size: (refer to page 5) 5 5 ht. x 8 width Allowable Sign Area: Max sign SF = 32 SF (24 SF & 2 SF per changeable copy panel, 4 blade max) Materials: Architectural foam, natural stone veneer, cast stone, stucco, aluminum posts and panels. To be approved by the Tradition Design Review Committee. Copy: Copy Size and Style to be approved by the Tradition Design Review Committee. Miscellaneous: Property owner will be responsible for each sign. Unique parcels such as interior or corner parcels may be allowed additional signs at the discretion of the Tradition Design Review Board. Page 41

46 Town Center Multiple User Parcel Identification Use: Identifies Multiple users on single or multiple parcels from major & secondary roadways. Locations: Adjacent to primary roadway at major entry into property(in projects median or adjacent to road). Quantity: Quantity to be approved by Tradition Design Review Committee Size: (refer to page 5) 16 ht. x 18 width Allowable Sign Area: 2-4 users: 64 sf max. 5 or more users: 96 sf max The Tradition Design Review Committee reserves the right to restrict multiple use parcels to the 32 sf single use sign size if deemed necessary. A max. sign area of 200 sf can be allowed at the discretion of the Tradition Design Review Committee Materials: Architectural foam, natural stone veneer, cast stone, stucco, aluminum posts and panels, or other materials as deemed appropriate by the Tradition Design Review Committee. To be approved by the Tradition Design Review Committee. Copy: Copy size and Style to be approved by the Tradition Design Review Committee. Miscellaneous: Property owner will be responsible for each sign. Page 42

47 Town Center Informational/Directional Use: Identifies secondary entrances and/or informative elements such as deliveries or service areas. Locations: Adjacent to secondary roadways or entrances within individual parcels. Quantity: To Be Determined. on individual site plan. Size: (refer to page 5) 7 ht.x 5 width Allowable Sign Area: 16 SF Materials: Architectural foam, decorative aluminum posts To be approved by the Tradition Design Review Committee. Copy: 4-9 Copy Size and Style to be approved by the Tradition Design Review Committee. Miscellaneous: Property owner will be responsible for each sign. Sign illumination to be presented to the Tradition Design Review Board for approval. Page 43

48 Town Center Building Mounted Façade Sign (Outparcels) Use: Used to identify Out Parcel Tenants located throughout the Village Center. Locations: Located on the front and rear or side building façade depending upon store location. Quantity: Location and quantity to be approved by Tradition Design Review Board. Allowable Sign Area: 32 sf plus 1.5sf for each additional linear foot of front facade over 20 feet. Use a minimum 12 cap height and a maximum letter size of s.f. max total and at the discretion of the D.R.C. No exceptions. Fabrication: Materials can be metal and aluminum and acrylic or wood. Contrast required between façade front and trim caps and returns. Can signs must be individually mounted letters or logos and internally illuminated or down lit. Use of internal illumination through LED is acceptable. Halo lighting with pin mounted letters is also acceptable. Exposed neon is allowed only with special permission from the Tradition Design Review Board and only within context of a professional manufactured sign assembly. No neon or LED signs in windows. Design: Signs must be professionally designed and made by a sign contractor. Use of branded logos and creative design is encouraged. Colors as per the Tenant s approved national brand, tenants without registered logo require landlord approval. Miscellaneous: All signs must be approved by the Tradition Design Review Board before submittal to the City. A letter of approval will be issued to the sign company upon approval of their shop drawings by the Landlord s Tenant Coordinator. Page 44

49 Town Center Building Mounted Façade Sign (Less than 10,000 Square Feet Building) Use: Used to identify In Line tenant shops less than 10,000 s.f. located throughout the Town Center. Locations: Signs will be located on the front façade. Only stores over 65 linear feet long can have a back façade sign on I-95 Endcap users are allowed side façade signs only upon pre approval by the Landlord. Quantity: Stores are allowed one sign per front façade. Design: Signs must be professionally designed and made by a sign contractor. Use of branded logos and creative design is encouraged. Fabrication: Can signs must be individually mounted letters or logos and internally illuminated or down lit. Use of internal illumination through LED is acceptable. Halo lighting with pin mounted letters is also acceptable. Exposed neon is allowed only with special permission from the Tradition Design Review Board and only within context of a professional manufactured sign assembly. No neon or LED signs in windows. Materials: Materials can be metal and aluminum and acrylic. Contrast required between façade front and trim caps. Colors as per Tenant s branded image, tenants without registered logo require landlord approval. Allowable Sign Area: Use a minimum 12 cap height and a maximum letter size of s.f. plus 1.5 s.f. for each lineal foot of business front foot over 20 feet, not to exceed 200 s.f. All signs are sized by the total square feet as if a rectangle had been drawn around the sign. No exceptions. Miscellaneous: All signs must be approved by the Tradition Design Review Board before submittal to the City. A letter of approval will be issued to the sign company upon approval of their shop drawings by the Landlord s Tenant Coordinator. Page 45

50 Town Center Building Mounted Façade Sign (10,000 S.F. to 25,000 S.F.) Use: Used to identify tenant shops 10,000 S.F. to 25,000 S.F. in size located throughout the Town Center. Locations: Signs will be located on the front façade. Tenants with rear to I-95 and over 65 wide can have sign on back; Sign must fit within Scupper/Drain Pipe locations as per approved Landlord Architectural Plans Side façade sign limited to large end cap users only as per approved Landlord Architectural Plans. Quantity: Stores may have more than 1 sign on their front façade as long as the total square feet fit within their overall storefront allowance. Signs are limited to one on rear for stores facing I-95 and one on end cap if Tenant is an end cap user. Design: Signs must be professionally designed and made by a sign contractor. Use of branded logos and creative design is encouraged. Fabrication: Can signs must be individually mounted letters or logos and internally illuminated or down lit. Use of internal illumination through LED is acceptable. Halo lighting with pin mounted letters is also acceptable. Exposed neon is allowed only with special permission from the Tradition Design Review Board and only within context of a professional manufactured sign assembly. No neon or LED signs in windows. Materials: Materials can be metal and aluminum and acrylic. Contrast required between façade front and trim caps and returns. Tenants with metal or tile backgrounds behind signs must be approved as per their branded design; no metal or tile backgrounds on end caps or back of house signs. Colors as per the Tenant s approved national brand, tenants without registered logo require landlord approval. Copy: Use a 12 minimum cap height and a max letter size of 5, style to be approved by the Tradition Design Review Committee. Allowable Sign Area: 32 sf plus 1.5sf for each additional linear foot of front facade over 20 feet. Actual approved square footage at the discretion of the Tradition Design Review Board and will not exceed 500 S.F. maximum. Miscellaneous: All signs must be approved by the Tradition Design Review Board before submittal to the City. A letter of approval will be issued to the sign company upon approval of their shop drawings by the Landlord s Tenant Coordinator. Page 46

51 Town Center Building Mounted Façade Sign (25,000 S.F. or greater in size) Use: Used to identify tenant shops 25,000 s.f. or greater in size located throughout the Town Center. Locations: Located on the front and rear building façade. Side façade display upon review. Quantity: Location and quantity to be approved by Tradition Design Review Board. Allowable Sign Area: 1000 s.f. Max Recommended distribution of s.f.: Front Façade (35%) Rear Façade (65%) Materials: To be approved by the Tradition Design Review Committee. To be approved by the Tradition Design Review Committee. Copy: Use a 12 minimum cap height and a max letter size of 5, style to be approved by the Tradition Design Review Committee. Miscellaneous: Property owner will be responsible for each sign. Lighting of sign to be approved by the Tradition Design Review Board. Page 47

52 Town Center Additional Façade Signage Exhibit C (A) 1. Façade Signage (see pg 46-49) 2. Awning or Canopy Signage (in lieu of or in addition to main building signage) Allowable Area: Maximum of 40% of awning surface, or 90% of awning width x 2 0 high. 3. Blade Sign Allowable Area: Maximum of 10-0 s.f. Minimum height clearance to sidewalk 8 6 Allowable Type: See exhibit C(D) 4. Storefront Window Lettering (permanent) Allowable Area: 20% of total glazing below transom (below 8-0 ) 100% of total glazing above transom (above 8-0 ) Allowable Type: Painted, applied vinyl Note: Temporary window signs (seasonal sales promotions) are allowed. The Tradition Design Review Board reserves the right to control the amount and substance of those signs as needed. Refer to the City of Port St. Lucie Code Requirements regarding percentage of window coverage: (M) Window signs. No more than twenty (20) percent of any window surface shall be covered with such signs. (Also see the City's Design Standards Manual for details.) Window signs shall allow a clear and unobstructed view from outside the building and in a normal line of sight of the cash register and sales transaction area per State Code. Page 48

53 Town Center Additional Mounted Façade Sign (Allowable Sign Types for Awning or Canopy Types) Exhibit C(C) Page 49

54 Town Center Blade Tenant Signage (period based hanging fixture) Use: Used to guide pedestrians to individual shop throughout the Town Center. Locations: Above entry doors or adjacent to front entrance. Quantity: One per business. Size: Maximum size 10 s.f. Maximum thickness of sign is 4 Materials: Brushed aluminum, architectural foam, finished wood product, or acrylic. To match or blend with tenant s branded image or exterior sign package. Copy: 4 Copy size max., style to be approved by the Tradition Design Review Committee. Miscellaneous: Must obtain landlord and Tradition Design Review Committee s approval. Page 50

55 Town Center Additional Blade Signage (Allowable Sign Types for Blade Signs) Page 51

56 Temporary Signage Mini Inform ational Informational Directional/ Environmental Page 52

57 N on-residential Temporary Mini Informational U se: Identifies individual builders or locations within Tradition providing vehicular direction to those destinations. Locat ions: Throughout the community along roadways within the right of way. Quantity: To be approved by the Tradition Design Review Committee. Size: (refer to page 5) 8 ht. x 3 width Allowable Sign Are a: 9 SF (single user -3 x3 ) & 12 SF (multiple user -3 4 x4 ) Materials: High grade wood products or approved alternate. To be approved by the Tradition Design Review Committee. Copy: 4-6 Letter Size and Style to be approved by the Tradition Design Review Committee. Miscell aneous: Tradition Community will be responsible for the maintenance of the Temporary Sign Program. Sign illumination to be determined by master developer. Page 53

58 Non-Residential Temporary Informational U se: Identifies individual builders or locations within Tradition providing vehicular direction to those destinations. Locat ions: Throughout the community along roadways within the right of way. Quantity: To be approved by the Tradition Design Review Committee. Size: (refer to page 5) 7 ht. x 4 width & 7 ht. x 8 width Allowable Sign Are a: 20 SF & 32 SF respectively. Materials: High grade wood products or approved alternate. To be approved by the Tradition Design Review Committee. Copy: 4-6 Letter Size and Style to be approved by the Tradition Design Review Committee. Miscell aneous: Tradition Community will be responsible for the maintenance of the Temporary Sign Program. Sign illumination to be determined by master developer. Page 54

59 Residential Temporary Mini Directional/Informational/Environm ental Use: Guides vehicles and pedestrians to facilities and residential developments from secondary & tertiary roadways. May also be used for informational purposes such as identifying certain communities, environmental elements or specific locations within Tradition. Locations: Multiple locations along road ROW s or medians. Quantity: To be approved by the Tradition Design Review Committee. Size: (refer to page 5) 6-8 ht. x 3 width Allowable Sign Are a: 9 SF (single) & 12 SF (multiple) Materials: Decorative aluminum posts and panels, architectural foam To be approved by the Tradition Design Review Committee. Copy: 4-6 Letter Size and Style to be approved by the Tradition Design Review Committee. Miscell aneous: Tradition Community will be responsible for the maintenance of the Mini Directional Signs. Sign illumination to be determined by the master developer. Page 55

60 Community Signs Throughout the Community of Tradition, a series of signs are provided that identify the community and provide clear direction while echoing the character and materials of the community. The following pages in this section show these proposed signs. Permanent Community Markers Large Community Sign I-95 Welcome Signs Main Entry Lookouts I-95 Directional Primary Directional Mini Directional/ Informational/Environmental Decorative Standards Temporary Directional/Informative Mini Builder Directional/Informative/Environmental Page 56

61 Community Markers U se: Locate and Identifies Tradition Community Locat ions: Adjacent to I-95, key entries and boundary points. Quantity: Eight Size: (refer to p age 5) 74 ht. Allowable Sign Are a: 100 SF (per face) maximum (4) faces seal or text Materials: Brick or stone veneer accents, stucco or siding, steel, metal accent trim or equal. To be approved by the Tradition Design Review Committee. Copy: Letter size and style to be determined. Tradition Community Seal to be included in allowable sign area. Miscell aneous: Tradition Community will be responsible for the maintenance of the Tradition Markers. Sign illumination to be determined by master developer. Page 57

62 Large Community Sign I-95 Use: Identifies Tradition Community from Interstate 95 L ocations: Adjacent to I-95 Quantity: Two Size: (refer to page 5) 25 ht. x 50 width Allowable Sign Area: 300 SF Materials: Brick or stone veneer accents, stucco or siding, metal accent trim or equal. To be approved by the Tradition Design Review Committee. Copy: Letter Size and Style to be approved by the Tradition Design Review Committee. Miscellaneous: Tradition Community will be responsible for the maintenance of the Tradition Markers. Sign illumination to be determined by master developer. Page 58

63 Welcome Signs Main Entry Lookouts Use: Identifies Tradition Community as one enters the project along Tradition Parkway. and other alternate entries. Locations: Along Tradition Parkway and at entries to community roadways. Quan tity: Tradition Parkway. (1) each side of roadway or (1) median located Alternate Entries (1) each side of roadway Size: (refer to page 2) 8 ht. x 16 width Allowable Sign Area: One face (72 SF) Materials: Brick or stone veneer accents, stucco or siding, metal accent trim or equal. To be approved by the Tradition Design Review Committee. Copy: Letter Size and Style to be approved by the Tradition Design Review Committee. Miscella neous: Tradition Community will be responsible for the maintenance of the Welcome Signs. Sign illumination to be determined by master developer. Page 59

64 I-95 Directional U se: Identifies Tradition Community as one exits Interstate 95. L ocations: Along the North and South exit ramps at the I-95-Gatlin/Tradition Blvd. interchange. Quan tity: North and south exit ramps (1) for each ramp Size: (refer to pa ge 5) 8 9 ht. x 16 4 width (max.) Allowable Sign Area: One face (60 SF) Materials: Brick or stone veneer accents, stucco or siding, metal accents trim or equal. To be approved by the Tradition Design Review Committee. Copy: Letter Size and Style to be approved by the Tradition Design Review Committee. Miscella neous: Tradition Community will be responsible for the maintenance of the I-95 Directional Signs. Sign illumination to be determined by master developer. Page 60

65 Primary Directional Use: Guides vehicles and pedestrians to select destinations some of which may be isolated or separate from major traffic circulation. L ocations: Multiple locations along main and secondary road ROW s. Ref to exhibit Quan tity: To Be Determined. Size: (refer to pa ge 5) 8 ht x 8 wide Allowable Sign Area: 36 SF Materials: Architectural foam, Natural stone veneer, Cast Stone, Stucco, Aluminum Posts and Panels To be approved by the Tradition Design Review Committee. Copy: Letter Size max and Style to be approved by the Tradition Design Review Committee. Miscellaneous: Tradition Community will be responsible for the maintenance of the Primary Directionals. Sign illumination to be determined by master developer. Page 61

66 Decorative Standards U se: Decorative element L ocations: Attached to community light poles along main and secondary roads and within common areas throughout the community. Quan tity: Varies. Based on selected poles along various roads. Size: (refer to page 5) 30 wide x 60 long (represents banner size not element banner is attached to) Allowable Sign Area: 12.5 SF (30 x60 ) per face/side Materials: Fabric panels, metal mounting structure Varies Copy: Varies (non-advertising, typically community lifestyle or seasonal/special event). Miscella neous: Tradition Community will maintain installed banners and will remove all banners in the event of hurricane or other inclement weather at their expense. Tradition Community may re-install same after the threat or storm has passed. Page 62