County of Loudoun. Department of Planning and Zoning MEMORANDUM

Transcription

1 County of Loudoun Department of Planning and Zoning MEMORANDUM DATE: January 21, 2015 TO: FROM: Kate McConnell, AICP Project Manager, Land Use Review Marie Genovese, AICP Planner III, Community Planning SUBJECT: ZMOD ; Dulles Town Center Sign Plan BACKGROUND Dulles Town Center Mall, LLC is requesting a revision to the approved Dulles Town Center Comprehensive Sign Plan (ZMOD ). The applicant does not propose to increase the number of VICINITY MAP specialty signs (20) or the square footage of signs (2,125 square feet), but rather reallocates the signs throughout the subject site. The subject property is a portion of the Dulles Town Center Mall located south of Route 7, east of Route 28, north of Nokes Boulevard, and west of City Center Boulevard (See Vicinity Map). The property is located in the Route 28 Highway Improvement District and is zoned PD-SC (Planned Development Shopping Center) governed under the provisions of the 1972 Zoning Ordinance. Dulles Town Center Mall was approved in November 1987 for a 1.2 million square foot shopping mall. The subsequent sign plan (ZMOD ) attempted to foresee the amount and types of signage needed. Attachment 1a A-1

2 ZMOD , Dulles Town Center Sign Plan Community Planning Referral January 21, 2015 Page 2 The submission materials include the existing and proposed Section II: Selected Store Signs (category, number, and size), existing and approved Attachment 2 (sign location map), existing and proposed Regal Cinema signage details, and the Specialty Sign Matrix. COMPLIANCE WITH THE COMPREHENSIVE PLAN The subject property is governed by the Route 28 Business policies outlined in Loudoun County s Revised General Plan and is located within the Sterling Community of the Suburban Policy Area and within the Route 28 Tax District (Revised General Plan, Chapter 6, Suburban Community Boundaries Map and Route 28 Corridor Plan Planned Land Use Map). The subject property is also designated as the County s Urban Center (Revised General Plan, Chapter 7, Planned Land Use Map). The Countywide Retail Policy Plan (Retail Plan) also applies. ANALYSIS Route 28 is an airport-anchored gateway into Loudoun County that supports significant job growth and economic activity in a variety of settings (Revised General Plan, Chapter 6, Route 28 Corridor Plan, Introduction). Areas planned Route 28 Business are envisioned to develop with 100% Office and Flex uses with supportive Commercial Retail and Service uses limited to 10% of the floor area (Revised General Plan, Chapter 6, Route 28 Business Policies, Policy 1). The current shopping/mixed-use center is envisioned to evolve into the County s Urban Center (Revised General Plan, Chapter 6, Urban Center Policies, Policy 1). The Urban Center functions as a mixed-use service, retail, and residential component of the larger Business land use (Revised General Plan, Chapter 6, Urban Center Policies, Policy 2). The Route 28 Corridor is a major business corridor as well as the southern gateway to Loudoun County. Buildings within retail centers should be the predominant feature of the site when viewed from adjoining roads (Retail Plan, Design Guidelines, Building Placement and Design, Policy 1). Retail center signage should thus exhibit a high quality of design and materials that complement, but do not overwhelm, the buildings themselves. Collectively, the location, quality, and clarity of signs define the general perception of a development and its surrounding community. If signs are well presented and coordinated, the image of the development as well as the individual businesses and tenants are enhanced. The subject property consists of a portion of the Dulles Center Mall (See Vicinity Map above). The applicant seeks to reconfigure the total number of signs (20) and the square footage (2,125 square feet) previously approved with ZMAP The applicant specifically seeks to modify the chart and location map to reflect how the mall has been developed to date as well as to anticipate future leasing. Existing signage consists of 10 signs totaling 963 square feet (See Table 1 below). A-2

3 Tenant Name ZMOD , Dulles Town Center Sign Plan Community Planning Referral January 21, 2015 Page 3 Table 1: Existing and Proposed Future Signage Existing No. of Total Existing Sq. Ft. of Signs Sign(s) Total Future Sq. Ft. of Sign(s) Regal Dicks Sporting Goods LA Fitness Sheffields The Eatery Vapiano s Future Restaurant Tenant Old Navy Future Retail Tenant Total Total sq. ft. allowed Sq. ft. still available for future tenants Table 2 below compares the existing sign types, number of signs, and total square footage for each sign type with the proposed. Please note that some of the category types have changed with the proposed sign plan. Table 1: Comparison of Existing Sign Plan with Proposed Sign Plan ZMOD Category Size Total Proposed Total Size Restaurant (typical) 100 sq. ft. 25 sq. ft. 400 sq. ft. 25 sq. ft. 50 sq. ft. 200 sq. ft. General Retail (typical) 75 sq. ft. 225 sq. ft. Food Court 60 sq. ft. 120 sq. ft. 75 sq. ft. 150 sq. ft. Theater 3* 400 sq. ft. 5 total 650 sq. ft. Furniture 100 sq. ft. 200 sq. ft. Fitness 150 sq. ft. 300 sq. ft. Sporting Goods 200 sq. ft. 25 sq. ft. 400 sq. ft. 25 sq. ft. 200 sq. ft. 400 sq. ft. Bank 60 sq. ft. 120 sq. ft. Bookstore (typical) 150 sq. ft. 25 sq. ft. 150 sq. ft. 25 sq. ft. Home Accessories (typical) 200 sq. ft. 400 sq. ft. Toy Store (typical) 60 sq. ft. 60 sq. ft. Total 20 signs 2125 sq. ft. 20 signs 2125 sq. ft. *Theater Name, Movie List, Theater Entrance A-3

4 ZMOD , Dulles Town Center Sign Plan Community Planning Referral January 21, 2015 Page 4 The additional signage for the theater has been included with the submission materials. The applicant proposes to increase the existing signage from 3 to 5 with approximately 229 additional square feet. The new signage consists of an approximately 185 square foot marquee sign. Staff notes a one-sided marquee sign exists today and the proposed signage would make this a two-sided marquee sign. The other sign type is an approximately 44 square foot building-mounted entry canopy sign. As the proposed signage is the other side of an existing marquee sign and entry signage on the south elevation consistent with the entry signage on the north elevation, Staff has no issue with the additional theater signage proposed. Staff notes the B.1 Detail View on Sheet 4 of the Regal Cinema Sign Package incorrectly labels the existing and proposed signs. The applicant has also provided an exhibit showing the location of the various sign types. Staff notes the Fitness Center signage is incorrectly labeled as FH rather than FIT. Exhibit D only shows one food court sign while there is the potential for two signs per Exhibit C. Staff notes the number of signs as well as the square footage of the different sign types proposed for each building elevation has changed only slightly from what was approved. Analysis Staff finds the proposed modifications to the sign provisions are in keeping with the previously approved sign plan. Staff recommends the applicant update the Regal Cinema Sign Package and Exhibit D as outlined above. Staff requests the applicant clarify the number of food court signs proposed. RECOMMENDATION Staff supports the proposed Zoning Ordinance Modification for revisions to the sign provisions for the portion of the Dulles Town Center Mall. cc: John Merrithew, AICP, Acting Planning and Zoning Director (via ) Cynthia L. Keegan, AICP, Program Manager, Community Planning (via ) A-4

5 County of Loudoun Department of Planning and Zoning MEMORANDUM DATE: January 12, 2015 TO: FROM: CC: Kate McConnell, AICP, Project Manager Andrea Grove, Planner, Zoning Administration Michelle M. Lohr, Deputy Zoning Administrator CASE NUMBER AND NAME: ZMOD Dulles Town Center Sign Plan REVISED 1st Referral TAX/MAP PARCEL NUMBER: /80////////97/ MCPI: Zoning Administration has reviewed the submission materials for the above referenced Zoning Modification for a Comprehensive Sign Plan (ZMOD) application for conformance to the 1972 Loudoun County Zoning Ordinance and has the following comments. 1. Exhibit F - Labeled Specially Store Sign Matrix under Number of Signs this column should reflect the maximum number of signs allowed, both existing and proposed, therefore, this should read 6 signs not 3 as stated. Two sided signs are directly back to back and this is not the case with this sign. Therefore, Staff does not consider the marque sign to be two sided. Please verify and update all sheets accordingly. 2. Sheet 1 - Please update the Proposed Sign Schedule Block for Sign AA (Existing Crown Logo) which shows the square footage as SF. Per County records a permit (Z ) was approved for this sign with SF per side. Therefore, update Sheet 1 to reflect the total square footage as being 60.5 SF. 3. Sheet 4 - Under B.1 Detail View-Attachment it shows Sign CC as proposed on the building layout, however, the proposed sign schedule on Sheet 1 states sign CC as an existing sign. This appears to be a typo. Please verify and update Sheets 1 and Sheet 6 - Sign EE is shown, however, under the box labeled Proposed it states sign DD total square footage is This appears to be a typo. Please verify and update Sheet 6. Attachment 1b A-5

6 Revisions to Dulles Town Center Comprehensive Sign Plan, ZMOD Statement of Justification Section II of the approved Dulles Town Center Comprehensive Sign Plan contains a chart for Selected Store Signs (EXHIBIT A) defined as exterior façade-mounted signs for Junior Anchors / Specialty Stores / Restaurants, etc. The chart was an attempt to foresee the amount and types of signs that would be permitted under these categories. A total of 20 signs and 2,125sf of signage was permitted under the chart. Also, an illustrative example of placement of the Selected Store Signs was included as Attachment 2 to the Dulles Town Center Comprehensive Sign Plan entitled Specialty Store Signs (EXHIBIT B). As noted in this section of the Comprehensive Sign Plan, All of the junior anchors, specialty stores, restaurants, etc. for the regional mall are not yet established at this time and may change over time. From 1998 when this plan was developed to 2014, the Specialty Stores have not been located in the mall as anticipated in the Attachment 2 Specialty Store Signs or in the types of stores and will continue to change over time. The chart and location map are in need of being updated to accurately reflect how the mall has been developed to date and anticipated leasing in Loudoun County in the future. Specifically, the existing Attachment 2 entitled Specialty Store Signs shows the future theater attached to the mall with only 1 exterior façade. The new Regal Theater has recently been constructed on the mall in a location where it has 3 exterior facades. Because the Comprehensive Sign Plan anticipated only 1 exterior façade for the theater, the theater was only permitted 3 signs totaling 400sqft. Please see the attached the proposed revised Section II (EXHIBIT C) and proposed revised Attachment 2 Specialty Store Signs (EXHIBIT D) for the Comprehensive Sign Plan. The revised Section II will increase the number of signs permitted for the theater to six (6) and the square footage to 650sqft and adjust the other specialty store sign quantities and square footages to reflect what has already been permitted and installed and what is anticipated in future leasing efforts. Please note that the total number of specialty signs (20) and square footage of specialty signs (2,125sf) will not be increased by this revision, but just reallocated. Please see the attached Regal signage package (EXHIBIT E) depicting the additional signs to be installed pending approval of this Comprehensive Sign Plan revision. Please note that one of the additional signs requested is the second side of a two sided marque located on a corner and only one side is visible at a time. Also attached is the Specialty Store Sign Matrix (EXHIBIT F) with the existing actual signs and their square footage listing. 1 February 3, 2015; Revised March 9, v2 Attachment 2 A-6

7 Attachments: EXHIBIT A Existing Section II of the approved Dulles Town Center Comprehensive Sign Plan EXHIBIT B - Existing Attachment 2 of the approved Dulles Town Center Comprehensive Sign Plan EXHIBIT C Proposed revised Section II to the Dulles Town Center Comprehensive Sign Plan EXHIBIT D Proposed Attachment 2 of the approved Dulles Town Center Comprehensive Sign Plan EXHIBIT E Proposed Additional Regal Signage Package EXHIBIT F - Specialty Store Sign Matrix EXHIBIT G Parcel Map EXHIBIT H Existing Dulles Town Center Comprehensive Sign Plan 2 February 3, 2015; Revised March 9, v2 A-7

8 A-8

9 A-9

10 EXHIBIT C Proposed revised Section II to the Dulles Town Center Comprehensive Sign Plan, ZMOD II. SPECIALTY STORE SIGNS (Exterior façade-mounted for Junior Anchors / Specialty Stores / Restaurants, etc.) Category Size Rest (2) Restaurant (typical) 50sqft 200 GR(3) General Retail (Typical) 225 FC Food Court 75sqft 150 TH(6) Theater 6 total 650 FS(1) Furniture 200sqft 200 Fit(2) Fitness 150sqft 300 SG (2) Sporting Goods 200sqft 400 TOTAL SELECTED STORE SIGNS 20 signs totaling 2125 Note: All of the Junior Anchors, specialty stores, restaurants, etc. for the mall may change over time. Therefore to the extent a junior anchor, specialty store, restaurant or similar use is established that does not fall within the above categories, such use shall be limited to the signage provided for the use listed that is most similar. An Illustrative example of the placement of the Selected Store Signs is set forth on Attachment 2 entitled Specialty Store Signs. A-10

11 EXHIBIT D NORDSTROM GR(3) REST(4) FS(1) FC(2) Fit(2) SG(2) SHEFFIELD S L.A. FITNESS DICK S SPORTING GOODS SEARS MACY S REGAL TH(6) JC PENNEY LORD & TAYLOR Location Category Size Rest (4) Restaurant (typical) 50sqft 200 GR (3) General Retail (Typical) 225 FC Food Court 75sqft 150 TH(6) Theater 6 total 650 FS (1) Furniture 200sqft 200 Fit (2) Fitness 150sqft 300 SG (2) Sporting Goods 200sqft 400 TOTAL SELECTED STORE SIGNS 20 signs totaling 2125 AREAS AFFECTED BY SPECIALTY STORE SIGNS Note: All of the Junior Anchors, specialty stores, restaurants, etc. for the mall may change over time. Therefore to the extent a junior anchor, specialty store, restaurant or similar use is established that does not fall within the above categories, such use shall be limited to the signage provided for the use listed that is most similar Dulles Town Circle Sterling Virginia DULLES TOWN CENTER specialty store signs SITE PLAN March 9, 2015 A-11

12 Regal Stadium Dulles Town Center Dulles Town Circle Dulles, VA exterior 2 SUBMITTED BY WW DRAWN BY DWG # CLIENT REGAL ENTERTAINMENT GROUP DULLES REGAL STADIUM DULLES TOWN CIRCLE DULLES, VA /29/15 210A Progress Drive Montgomeryville, PA January 29, 2015 Rev 2 of ce: fax: A-12

13 Existing CC NORTH ELEVATION N WEST ELEVATION FTG Page DD CH LETTERS, NUMERAL 10 & CROWN LOGO sf 5,6 EE CHANNEL MALL ENTRANCE CANOPY sf 7,8 AA BB CC EXISTING CROWN LOGO EXISTING CH LETTERS, NUMERAL 10 & CROWN LOGO EXISTING CH LETTERS 60.5 sf sf sf AA BB Existing Existing AA Existing DD Proposd EE Proposd A EXTERIOR SIGN-PLAN NOT TO SCALE SOUTH ELEVATION N WW DRAWN BY DWG # CLIENT REGAL ENTERTAINMENT GROUP DULLES REGAL STADIUM DULLES TOWN CIRCLE DULLES, VA /29/15 210A Progress Drive Montgomeryville, PA of ce: fax: A-13

14 sign Existing AA Existing Existing Existing Proposed DD Existing & Proposed Existing & Proposed 21-1 PROPOSED Existing BB EXISTING PROPOSED 2-1 sign Proposed EE EE LETTERS SQ FT: TOTAL: TOTAL ELECTRIC: volt TOTAL WEIGHT: 450 LBS AA BB CROWN SQ FT: LETTERS SQ FT: TOTAL: DD LETTERS SQ FT: TOTAL: /4 total signage EXISTING TOTAL ELECTRIC: 120volt TOTAL WEIGHT: 1,000 LBS OVERVIEW PAGE NOT TO SCALE TOTAL ELECTRIC: volt TOTAL WEIGHT: 800 LBS 2-5½ sign CC Existing CC LETTERS SQ FT: TOTAL: TOTAL ELECTRIC: volt TOTAL WEIGHT: 500 LBS WW DRAWN BY DWG # CLIENT REGAL ENTERTAINMENT GROUP DULLES REGAL STADIUM DULLES TOWN CIRCLE DULLES, VA /29/15 210A Progress Drive Montgomeryville, PA of ce: fax: A-14

15 Existing AA NOTE: SIZE OF COPY AND LOCATIONS APPROXIMATE. FORMAL SITE SURVEY REQUIRED PRIOR TO FABRICATION Proposed DD Proposed EE PROPOSED DD LETTERS SQ FT: TOTAL: TOTAL ELECTRIC: 120volt TOTAL WEIGHT: 1,000 LBS A Elevation-SOUTH / EAST Scale: 1/16 = 1-0 Existing AA Existing BB Proposed EE B Elevation-WEST Scale: 1/16 = WW DRAWN BY DWG # CLIENT REGAL ENTERTAINMENT GROUP DULLES REGAL STADIUM DULLES TOWN CIRCLE DULLES, VA /29/15 210A Progress Drive Montgomeryville, PA of ce: fax: A-15

16 sign DD /2 Existing AA NOTE: SIZE OF COPY AND LOCATIONS APPROXIMATE. FORMAL SITE SURVEY REQUIRED PRIOR TO FABRICATION 3/4 PLYWOOD PROVIDED BY OTHERS 3/16 CLEAR POLYCARBONATE BACK TOGGLE ½ STAND-OFF DOUBLE NUT WASHER 4-0 3/4 PLYWOOD BY OTHERS.063 SIDE RETURNS PAINTED: PMS#187 FABRICATED METAL TRIM CAP PAINTED PMS #187 B.1 DETAIL VIEW - ATTACHMENT SCALE : NTS 3/4 X 1-½ BARREL SPACER PAINTED RED GC PROVIDED ACCESS PANELS ON TOWER POWER SUPPLY 3/16 WHITE ACRYLIC FACE WITH TRANS VINYL APPLIED TO FIRST SURFACE # DARK RED WHITE LED ILLUMINATION 3/16 CLEAR POLYCARBONATE BACK (HALO LIGHT) DRAIN HOLES W/ LIGHT BAFFLE IN EACH LETTER 3/4 X 1-½ BARREL STAND-OFFS PAINTED TO MATCH WALL Existing BB Existing AA Existing AA C Proposed DD TOWER-Plan SCALE 1/4 = V J BOXES AT (4) FOUR LOCATIONS SERVICE ACCESS FOR WIRING AT TOWER REQUIRED. CO-ORDINATE WITH GC. 5-3 SEE SHEET A Letters W/ MARQUEE BLADE SCALE 3/16 =1-0 SCALE 3/4 =1-0 B DETAIL VIEW Letters W/ MARQUEE BLADE EXISTING AA CROWN SQ FT: BB LETTERS SQ FT: TOTAL: TOTAL ELECTRIC: 120volt TOTAL WEIGHT: 1,000 LBS PROPOSED DD LETTERS SQ FT: TOTAL: TOTAL ELECTRIC: 120volt TOTAL WEIGHT: 1,000 LBS WW DRAWN BY DWG # CLIENT REGAL ENTERTAINMENT GROUP DULLES REGAL STADIUM DULLES TOWN CIRCLE DULLES, VA /29/15 210A Progress Drive Montgomeryville, PA of ce: fax: A-16

17 FROM PREVIOUS PAGE sign DD 5-3 SEE DETAIL A.1 POWER SUPPLY 6 2 FABRICATED RETAINER PAINTED TO MATCH ARLON MARIGOLD VINYL.090 ALUMINUM SIDE RETURN PAINTED TO MATCH PMS #187 RED SEMI GLOSS 2-10 INDIVIDUAL ILLUMINATED CHANNEL LETTERS (NUMERAL) MOUNTED TO FACE OF LOWER ILLUMINATED CABINET 3/4 PLYWOOD BY OTHERS.040 ALUMINUM SIDE RETURN PAINTED TO MATCH ARLON MARIGOLD SEMI GLOSS FINISH.3/4 TRIM CAP PAINTED TO MATCH ARLON MARIGOLD SEMI GLOSS FINISH ELECTRIC WHIP WHITE LED SPACED FOR EVEN FACE ILLUMINATION 3/4 PLYWOOD PROVIDED BY OTHERS.090 ALUMINUM BACK DARK RED VINYL # ARLON MARIGOLD VINYL 3/16 WHITE ACRYLIC FACE WITH 5/8 ARLON MARIGOLD VINYL BORDER TOGGLE TOGGLE BOLT BACKGROUND CABINET FLUSH TO PROVIDED SURFACE THROUGH 3/4 PLYWOOD DOUBLE NUT WASHER 2 FABRICATED RETAINER PAINTED TO MATCH ARLON MARIGOLD VINYL B.2 DETAIL VIEW - ATTACHMENT SCALE : NTS A Internally Illuminated Numeral SCALE 3/4 =1-0 DARK RED VINYL # FABRICATED RETAINER 3 ARLON MARIGOLD VINYL BORDER 5/8 ARLON MARIGOLD VINYL BORDER 3/16 WHITE ACRYLIC B Internally Illuminated Numeral SCALE 3/4 =1-0 TOGGLE 3/4 PLYWOOD PROVIDED BY OTHERS 3/16 WHITE POLYCARBONATE FACE.040 SIDE RETURN PAINTED TO MATCH ARLON MARIGOLD VINYL - SEMI GLOSS FINISH 3/4 TRIM CAP PAINTED TO MATCH ARLON MARIGOLD VINYL - SEMI GLOSS FINISH CHICAGO SCREWS FASTEN CHANNEL LETTER TO POLYCARBONATE FACE OF BACKGROUND CABINET 3/16 #7328 WHITE ACRYLIC FACE WHITE LED DETAIL VIEW - GRAPHIC COLOR / SIZE A.1 SCALE :NTS DETAIL VIEW - NUMERAL ATTACHMENT B.1 SCALE : 1-½ = WW DRAWN BY DWG # CLIENT REGAL ENTERTAINMENT GROUP DULLES REGAL STADIUM DULLES TOWN CIRCLE DULLES, VA /29/15 210A Progress Drive Montgomeryville, PA of ce: fax: A-17

18 sign EE EQ NOTE: SIZE OF COPY AND LOCATIONS APPROXIMATE. FORMAL SITE SURVEY REQUIRED PRIOR TO FABRICATION 26-8 Usable Wall Area 21-1 EQ 3-4 usable wall area ½ 1-6¾ A ENTRY CANOPY-Elevation Scale: 3/8 = 1-0 INDIVIDUAL FACE LIT CHANNEL LETTERS. FACES: 3/16 WHITE ACRYLIC LAMINATED WITH DARK RED # TRANS VINYL. 3/4 TRIM CAP &.040 ALUMINUM SIDE RETURNS PAINTED TO MATCH PMS #187 RED SEMI-GLOSS FINISH. BACKS T BE.063 ALUMINUM (UN-PAINTED). ILLUMINATE USING WHITE LED SPACED FOR EVEN FACE ILLUMINATION. CROWN LOGO TO FOLLOW SAME FABRICATION SPECS. SEE GRAPHIC CHART FOR VINYL SPEC. C L 3/4 THICK PLYWOOD BLOCKING BY OTHERS 1/2 min EXISTING DRYVIT FINISH EXISTING DRYVIT REINFORCING MESH EMBEDDED IN BASE COAT /- above grade EXISTING INSULATION BOARD EXISTING DRYVIT ADHESIVE EXISTING DRYVIT WATER-RESISTIVE BARRIER COATING PROPOSED PVC SLEEVE NON-CORROSIVE PIPE SLEEVE BLOCKING (SECURE TO FRAMING) BY OTHERS EXISTING APPROVED SUBSTRATE SCREW / BOLT ATTACHMENT TO BUILDING FRAMING / BLOCKING BEARING WASHER EE TOTAL SQ FT: TOTAL ELECTRIC: 6 120volt TOTAL WEIGHT: 200 LBS SQ FT BY OTHERS DRYVIT OUTSULATION MD SYSTEM DRYVIT COMPATIBLE SEALANT AND BOND BREAKER TAPE BY OTHERS *ENTIRE PERIMETER OF PIPE SLEEVE IS TO BE SEALED TO PREVENT WATER ENTRY INTO WALL SIGN FIXTURE BODY SEALANT BETWEEN SLEEVE AND DRYVIT WATER RESISTIVE BARRIER COATING D DETAIL VIEW - TYPICAL DRYVIT ATTACHMENT NOT TO SCALE B CANOPY-Section Scale: 1/4 = WW DRAWN BY DWG # CLIENT REGAL ENTERTAINMENT GROUP DULLES REGAL STADIUM DULLES TOWN CIRCLE DULLES, VA /29/15 210A Progress Drive Montgomeryville, PA of ce: fax: A-18

19 sign EE EQ 26-8 Usable Wall Area 21-1 EQ 3-4 usable wall area ½ 1-6¾ A ENTRY CANOPY SIGN-Elevation Scale: 3/8 = 1-0 ROOF LINE Secondary wire to be located at the bottom of the letters B PARAPET MOUNTED RACEWAY-Elevation Scale: 3/8 = WW DRAWN BY DWG # CLIENT REGAL ENTERTAINMENT GROUP DULLES REGAL STADIUM DULLES TOWN CIRCLE DULLES, VA /29/15 210A Progress Drive Montgomeryville, PA of ce: fax: A-19

20 EXHIBIT F Signage Matrix for Specialty Store Facade Signs TENANT NAME Number of Signs Total Existing Sq/Ft of Sign(s) Total Future Sq/Ft of Sign(s) D.T.Cir. Regal D.T.Cir. Dicks Sporting Goods D.T. Cir. LA Fitness D.T.Cir. Sheffields (D1A & D2) D.T. Cir. "The Eatery" D.T. Cir Vapiano's D.T. Cir Future Restaurant Tenant D.T. Cir Old Navy D.T. Cir. Future Retail Tenant Total ,342 Total sq/ft allowed Sq/ft still available for future tenant's 1, of 1 2/3/2015 A-20

21 A-21

22 A-22

23 A-23

24 A-24

25 A-25

26 A-26

27 A-27

28 A-28

29 A-29

30 A-30

31 A-31

32 A-32

33 A-33

34 A-34

35 A-35

36 A-36

37 A-37

38 A-38

39 A-39

40 Dulles Town Center Comprehensive Sign Plan Original ZMOD (approved December 16, 1998) Revised ZMOD (March 23, 2015) DULLES TOWN CENTER COMPREHENSIVE SIGN PLAN: ZMOD Attachment 3 A-40

41 Table of Contents 1. Original 1998 Copy Teste (pg. 3) 2. ZMOD Conditions of Approval (pg. 4) 3. Revised Dulles Town Center Comprehensive Sign Plan, ZMOD (pgs. 5-20) The Dulles Town Center Comprehensive Sign Plan (ZMOD ) contains 20 sheets in its entirety. This 20-page document replaces, in its entirety, ZMOD , and governs the signs at the Dulles Town Center. DULLES TOWN CENTER COMPREHENSIVE SIGN PLAN: ZMOD A-41

42 DULLES TOWN CENTER COMPREHENSIVE SIGN PLAN: ZMOD A-42

43 DULLES TOWN CENTER COMPREHENSIVE SIGN PLAN: ZMOD A-43

44 DULLES TOWN CENTER COMPREHENSIVE SIGN PLAN: ZMOD A-44

45 DULLES TOWN CENTER COMPREHENSIVE SIGN PLAN: ZMOD A-45

46 This sheet revised with ZMOD DULLES TOWN CENTER COMPREHENSIVE SIGN PLAN: ZMOD A-46

47 DULLES TOWN CENTER COMPREHENSIVE SIGN PLAN: ZMOD A-47

48 DULLES TOWN CENTER COMPREHENSIVE SIGN PLAN: ZMOD A-48

49 DULLES TOWN CENTER COMPREHENSIVE SIGN PLAN: ZMOD A-49

50 This sheet revised with ZMOD Attachment 2 DULLES TOWN CENTER COMPREHENSIVE SIGN PLAN: ZMOD A-50

51 DULLES TOWN CENTER COMPREHENSIVE SIGN PLAN: ZMOD A-51

52 DULLES TOWN CENTER COMPREHENSIVE SIGN PLAN: ZMOD A-52

53 Regal Cinema Signs This sheet new with ZMOD DULLES TOWN CENTER COMPREHENSIVE SIGN PLAN: ZMOD A-53

54 Theater Signs This sheet new with ZMOD DULLES TOWN CENTER COMPREHENSIVE SIGN PLAN: ZMOD A-54

55 This sheet new with ZMOD DULLES TOWN CENTER COMPREHENSIVE SIGN PLAN: ZMOD A-55

56 This sheet new with ZMOD DULLES TOWN CENTER COMPREHENSIVE SIGN PLAN: ZMOD A-56

57 This sheet new with ZMOD DULLES TOWN CENTER COMPREHENSIVE SIGN PLAN: ZMOD A-57

58 This sheet new with ZMOD DULLES TOWN CENTER COMPREHENSIVE SIGN PLAN: ZMOD A-58

59 This sheet new with ZMOD DULLES TOWN CENTER COMPREHENSIVE SIGN PLAN: ZMOD A-59