Item 8 - Demonstration and PlansSIGN VARIANCE APPLICATION
1400 Main Street, Suite 310, Southlake, TX 76092
Phone: (817) 748-8215 Fax: (817) 748-8077
Revised January 2023 2
Demonstration
Please demonstrate that the following conditions are applicable to the requested sign variance:
1.That a literal enforcement of the sign regulation will create an unnecessary hardship or practical
difficulty on the applicant.
2.That the situation causing the unnecessary hardship or practical difficulty is unique to the affected
property and is not self imposed.
3.That the variance will not injure and will be wholly compatible with the use and permitted
development of adjacent properties.
4.That the variance will be in harmony with the spirit and purpose of the sign ordinance.
Please consider the variance request for Signs D and E for Sweet Paris Creperie & Café,
located at 228 State Street, Southlake, TX 76092, within the Southlake Town Square. The
property is managed by Kite Realty Group. The landlord has approved the signs in question.
Sign D, non-illuminated stainless steel plate letters, is proposed to be mounted on the
outdoor dining railing of the café. Please see Permit Drawing 104 for details. Due to the large
tree located directly in front of the restaurant, the building identifier is visually obstructed to
pedestrians and traffic from all directions. This is an issue particularly during daylight hours.
However, even during the time periods illumination is needed, the copy will not be completely
readable due to said tree. The owner has valid concerns regarding the obstruction reducing
business due to lack of visibility. Please see attached photos of said tree. The plate letters
proposed in Permit Drawing 104 are placed at a height that is readily visible. This will alert
potential patrons regardless of travel method. The signage is present on patios at other Sweet
Paris locations as well to dress up the dining area. This provides a decorative element as well as
privacy for patrons using the patio. Please see the attached examples with photos and locations
within the state of Texas.
Sign E, non-illuminated plate letters and whisk, is proposed to be mounted on the front
façade of the breezeway to the left of the café entrance. Please see Permit Drawing 105 for
details. This is referred to as the “green wall”. This is a major brand identifier for the company
and is used at all locations. This green wall has become synonymous with the Sweet Paris brand
and is used frequently by patrons as a backdrop for social media photos. These can be seen on
the Sweet Paris Instagram page. Most importantly, the green wall is required by the Franchisor
for their Franchisees. Please see the attached examples with photos and locations within the state
of Texas.
Additionally, the Southlake Town Square Tenant Exterior Requirements by The Kite
Realty Group encourages their clients to brand in a way that represents themselves individually.
One of the ways they suggest doing this is by using non-traditional signage and other creative
elements. Both of these signs fall into both of those categories. Without the use of Signs D and E,
the client opportunity to showcase their brand personality in addition to reduced visibility for the
location which will have a direct negative economic impact.
Tree Obstruction – Photo Taken 7/25/24
Signs D and E at Other Texas Locations
30 South Meridian Street, Suite 1100 – Indianapolis IN 46204
08/27/2024
To: Edward Hymes
Via: e-mail
Edward.hymes@sweetparis.com
Re: Sweet Paris
Southlake Town Square
Landlord Review – Signage Drawings
Edward,
I have completed the review of the Signage Package prepared by Complete Signs, dated 08/23/24 for
Sweet Paris located at Southlake Town Square in Southlake, TX. They are Approved As Noted, subject to
Kite Realty Group, LLC and KRG Grand Avenue II, LLC General Design Guidelines.
This review is for general criteria conformance and design intent only. You are responsible for complying
with all applicable codes. Please inform your contractors and vendors of pertinent lease requirements
procedures.
Contractors are required to have a pre-construction meeting with me prior to construction start. Contractors
are required to follow the Construction Rules and Regulations and submit a Certificate of Insurance adding
as additional insurers: KRG Grand Avenue II, LLC and Kite Realty Group, LLC, 30 South Meridian St.,
Indianapolis, IN 46204.
Sincerely,
Pablo Salazar
Sr. Construction Project Manager
cc: Property Manager
file
Approval:Date:
Scale: Proportional
illustrated by: SMITH
Customer: Sweet Paris
Created: 8-8-2024
Revised:
Dwg: PERMIT 108
Color renderings are for presentation only and should not be considered as manufacturing drawings. Actual Finished Product May Vary Due To Manufacturing Equipment or Material Constraints.
Sweet Paris
228 State St
Southlake, TX
B A
E C PATIOD
Approval:Date:
Scale: Proportional
illustrated by: SMITH
Customer: Sweet Paris
Created: 8-8-2024
Revised:
Dwg: PERMIT 105
Color renderings are for presentation only and should not be considered as manufacturing drawings. Actual Finished Product May Vary Due To Manufacturing Equipment or Material Constraints.
Sweet Paris
228 State St
Southlake, TX
E
C A
D
Stainless Steel 12 1/2"40 1/2"IMPORTANT INSTALLATION NOTE:
HANGER BOLTS FOR THE LETTERS ARE TO BE INSTALLED
PRIOR TO INSTALLATION OF THE ARTIFICIAL BOXWOOD.
INSTALLATION MUST BE COMPLETED IN THE FOLLOWING STEPS:
INSTALLATION OF THE PLYWOOD & HARDIE PANEL: By Others
INSTALLATION OF HANGER BOLT BY COMPLETE SIGNS.
INSTALLATION OF THE ARTIFICIAL BOXWOOD: By Others
FINAL INSTALLATION OF THE LETTERS BY: COMPLETE SIGNS
For Full installation instructions reference Install dwg:
Install Green Wall (1).pdf
6'-8"16 5/8"10'-10"30 1/2"1.
2.
3.
4.
17.41 cms
Proposed:
Install (1) Set of Non-Illuminated
Stainless Steel Plate Letters.
Letters provided By Customer.
Reference Specific
Installation Instructions.
( Install Green Wall (2) .pdf
Approval:Date:
Scale: Proportional
illustrated by: SMITH
Customer: Sweet Paris
Created: 8-8-2024
Revised:
Dwg: PERMIT 106
Color renderings are for presentation only and should not be considered as manufacturing drawings. Actual Finished Product May Vary Due To Manufacturing Equipment or Material Constraints.
Sweet Paris
228 State St
Southlake, TX
D
FINISHED BACKSIDE VIEW
W/ FAUX GRASS
NO EXPOSED FASTENERS
17’-0”3'-0"
Proposed:
Install (1) Set of Non-Illuminated
Stainless Steel Plate Letters & Wisk.
Letters & Wisk provided By Customer. \
Reference Specific Installation Instructions.
( Install Green Wall (2) .pdf
Stainless Steel
IMPORTANT INSTALLATION NOTE:
HANGER BOLTS FOR THE LETTERS ARE TO BE INSTALLED
PRIOR TO INSTALLATION OF THE ARTIFICIAL BOXWOOD.
INSTALLATION MUST BE COMPLETED IN THE FOLLOWING STEPS:
INSTALLATION OF THE PLYWOOD & HARDIE PANEL: By Others
INSTALLATION OF HANGER BOLT BY COMPLETE SIGNS.
INSTALLATION OF THE ARTIFICIAL BOXWOOD: By Others
FINAL INSTALLATION OF THE LETTERS & WISK BY: COMPLETE SIGNS
INSTALLATION OF THE EXTERNAL LIGHTING FIXTURE: By Others
For Full installation instructions reference Install dwg:
Install Green Wall (1).pdf
1.
2.
3.
4.
5.4'-11"900 cm678 cm3'-8"102 cm7"18"5"12.54
cm
8 cm
Approval:Date:
Scale: Proportional
illustrated by: SMITH
Customer: Sweet Paris
Created: 8-8-2024
Revised:
Dwg: PERMIT 107
Color renderings are for presentation only and should not be considered as manufacturing drawings. Actual Finished Product May Vary Due To Manufacturing Equipment or Material Constraints.
Sweet Paris
228 State St
Southlake, TX
E
BREEZEWAY ELEVATION
Home Depot SKU#309966.
NO MORTAR JOINTS IN THIS SIGN AREA
FRONT ELEVATION
Approval:Date:
Scale: Proportional
illustrated by: SMITH
Customer: Sweet Paris
Created: 8-8-2024
Revised:
Dwg: PERMIT 103
Color renderings are for presentation only and should not be considered as manufacturing drawings. Actual Finished Product May Vary Due To Manufacturing Equipment or Material Constraints.
Sweet Paris
228 State St
Southlake, TX
C
A
NEW EXTERIOR
DESIGN 8’-4”MIN12’-10”NIGHT VIEW
PRESENTATION
ONLY 3’-6 1/2”9’-3”
LANDLORD TO APPROVE
FINAL HEIGHT LOCATION
OF BLADE SIGN AT ON SITE
PRE-INSTALL MEETING
Approval:Date:
Scale: Proportional
illustrated by: SMITH
Customer: Sweet Paris
Created: 8-8-2024
Revised:
Dwg: PERMIT 104
Color renderings are for presentation only and should not be considered as manufacturing drawings. Actual Finished Product May Vary Due To Manufacturing Equipment or Material Constraints.
Sweet Paris
228 State St
Southlake, TX
REAR ELEVATION
B
NIGHT VIEW
PRESENTATION
ONLY 14'-6"SIGN CENTERED IN FACADE AREA MARKED
EXISTING GOOSENECK LAMPS REMOVED BY OTHERS
Approval:Date:
Scale: Proportional
illustrated by: SMITH
Customer: Sweet Paris
Created: 8-8-2024
Revised:8/26/24
Dwg: PERMIT 101
Color renderings are for presentation only and should not be considered as manufacturing drawings. Actual Finished Product May Vary Due To Manufacturing Equipment or Material Constraints.
Sweet Paris
228 State St
Southlake, TX
white letter returns ( inside )
Proposed: Qty 2 11.5 SF EA
Open Faced Led (Neon Look) Channel Letters
White back /grey Returns inside and out
Open Faced Led (Neon Look) Channel Letters
Turquoise Illumination
White back /grey Returns inside and out
( One For Front Elevation & One For Rear Elevation.)
. 10”7”7’-2”
4’-0”1’-7”open face ltrs
w/ White LED faux neon
w/ Turquoise LED faux neon
WHITE LED FAUX NEON
LETTER BACK
U.L. Approved Sign w/ Labels. All Components U.L. Approved.
Install Per NEC 2011, Grounding As Per NEC Article 250 and FBC 2017, 6th Edition.
LED Power Supply 120 Volt input 12 Volt DC Output. Each Power Supply 1.0 Amp
ELECTRICAL NOTE-Actual # of circuits to be
determined by a Licensed Electrical Contractor.
TOTAL AMPS- 11
# OF CKTS- 1 20 AMP(RECOMMENDED)
VOLTS- 120
ALL SIGNAGE WILL BE (U.L.) LISTED, (U.L.)
2161 COMPLIANT AND CARRY (U.L) LABELS.
All signage to be installed in
compliance with Na
Local Electrical Code
All signage to be constructed
and installed in compliance with
UL Standards
ELECTRICAL NOTES PER SIGN
PRIMARY
POWER
BY OTHERS
NEW HARDIE BOARD FACADE
w/ 5/8” OSB BACKING
TOGGLE BOLT SHOWN.
EXACT HARDWARE T.B.D
HARDIE OVER WOOD FRAME
LAG SCREW TOGGLE BOLTS
HARDIE OVER WOOD FRAME
A B
Sw7018
LETTER BACKS
PAINTED WHITE
LETTER RETURNS
INSIDE AND OUT
PAINTED Sw7018
ALL LETTERS
LETTER RETURNS
INSIDE AND OUT
PAINTED Sw7018
ALL LETTERS
isometric view
not to scale
Photo & isometric view shown for concept only.
open face ltrs
w/ LED faux neon
flat contour panel
w/ LED faux neon
UL STICKERS PLACED ON TOP OF INDIVIDUAL LETTERS
ALL BRICK PENETRATION TO
BE THROUGH MORTAR JOINTS
2”MINIMUM
STANDOFFS
TO MACH BUILDING
D/F INTERNALLY ILLUMINATED BLADE SIGN
Approval:Date:
Scale: Proportional
illustrated by: SMITH
Customer: Sweet Paris
Created: 8-8-2024
Revised:
Dwg: PERMIT 102
Color renderings are for presentation only and should not be considered as manufacturing drawings. Actual Finished Product May Vary Due To Manufacturing Equipment or Material Constraints.
Sweet Paris
228 State St
Southlake, TX
WALL
WALL
Face View
Side View
Visual Reference Only
(Not to Scale)
ALL PENETRATIONS TO BE
WITHIN MORTAR JOINTS ONLY
1’-4”3’-0”
1.5” ALUM . SQ. TUBE - BLACK
SATIN FINISH
POWER OUT
C
ALUMINUM MOUNTING PLATE
W/ POWER HOLE
U.L. Approved Sign w/ Labels. All Components U.L. Approved.
NEC 2017 Compliant, Grounding As Per IBC 2020, 7th Edition.
LED Power Supply 120 Volt input 12 Volt DC Output. Each Power Supply 1.0 Amp
ELECTRICAL NOTE-Actual # of circuits to be
determined by a Licensed Electrical Contractor.
TOTAL AMPS-2 MAX
# OF CKTS- 1 20 AMP(RECOMMENDED)
VOLTS- 120
ALL SIGNAGE WILL BE (U.L.) LISTED, (U.L.)
2161 COMPLIANT AND CARRY (U.L) LABELS.
All signage to be installed in
compliance with Na
Local Electrical Code
All signage to be constructed
and installed in compliance with
UL Standards
ELECTRICAL NOTES
PRIMARY
POWER
BY OTHERS
NOTE: NO NEW CIRCUITS REQUIRED
INCOMING
PRIMARY
ELECTRICAL
AND FINAL
HOOK UP
BY OTHERS
L.E.D.
ILLUMINATION
ROUTED ALUMINUM
FACE PUSH THRU
& BACKED
WITH ACRYLIC
L.E.D
POWER SUPPLY
STEEL SIZE
TO BE DETERMINED
BAFFLE PAINED
REFLECTIVE WHITE
LED PROJECTOR
ANGLED FOR
SIDEWALK
LOGO
1.5” ALUM . SQ.
TUBE - BLACK
PRESENTATION ONLY
MAX 9 SF PROJECTION
PARALLEL TO BUILDING FACADE
** LED PROJECTOR
SPEC ECO SPOT C20PC
PROJECTOR
SWEET PARIS ROUTED AND PUSH THRU LETTERS
TAG LINE ROUTED & BACKED
1” MIN
** LED PROJECTOR
SPEC ECO SPOT C20PC
PROJECTOR
Typical Signage Comments
NOTES FOR ALL BUILDING SIGNS:
• ALL PENETRATIONS TO BE WITHIN MORTAR JOINTS ONLY, sign company to
site survey façade and submit template to LL for approval, showing brick/mortar pattern
and placement of mounting hardware prior to fabrication.
• Tenant and sign company are responsible for cleaning the façade, windows, sidewalks,
awnings/canopies of any residue/debris from installation and repairing any damage to
premises.
• Installation to occur before or after business hours, coordinate with property management
for specific times, and shall not block any drive aisles.
• Southlake Town Square and the Shops at Legacy Signage Installation shall be
supervised by LL Team to ensure correct placement and specs of signage, schedule
with LL Team (typically between 8 and 10 am).
• Center sign vertically and horizontally within sign band (see notes on rendering(s)).
• Sign is to be no more than 75% (between 70-80%) of total width of premises, __’-__”
max.
• No visible electrical equipment or structural elements allowed, including but not limited
to: conduit, transformers, wiring, angles, bolts, brackets, angle iron, Unistrut, etc. (incl.
on roof or rear of parapet).
• Core drilling is to be from the exterior to the interior to prevent spalling.
• Utilize existing penetrations where possible.
• Minimize number and size of penetrations in wall.
• Seal all, old and new, penetrations in walls and paint to match.
• Utilize and conceal non-corrosive mounting hardware/fasteners.
• Any stickers, U.L labels, etc. are not to be visible from ground, if not possible, sticker(s)
color shall match sign.
• Tenant is responsible for removing signage, cleaning facade, and patching all
penetrations to match existing façade/mortar/brick colors, texture(s), materials,
conditions, etc. to like-new condition.
• When patching/repairing facade, Tenant is responsible for painting & texturing seam to
seam, to keep facade colors consistent and in a first-class state.
• Tenant may be required to remove and replace signage if not installed per LL’s approval.
• Tenant to provide adequate blocking behind any EIFS to provide structural stability for
all signage and exterior modifications.
• Any disconnect switch to be a part of signage, letters or wireway (if applicable). If not
possible, shall be in a concealed location as possible, including within premises.
• Remove all existing j-boxes, conduit, goose-neck lights, etc. remaining from previous
tenant.
• Signage to be installed within forty five (45) days of receiving LL approval.
• Sign company may be required to submit a refundable security deposit.
• Mount below roof deck (preferred), if not possible, do not penetrate roof
membrane/flashing and seal penetrations on both sides.
o Utilize LL required roofer to seal electrical service penetration/s (via pitch
pan/weatherhead)
o Wiring to be in conduit and run in a straight, organized, and clean manner
o Paint all equipment and conduit to match parapet color
Typical Signage Comments
o Conduit not to be run along parapet
• Halo lit standoffs to be painted to match building color and to be no more than 2”,
electrical wiring to be in conduit (not exposed to the elements).
• Any window lettering to be raised applied (1/4” min. FCO), apply vinyl to interior glass
face to mirror letters and hide adhesive.
• All rear doors (new or existing) to be repainted to match existing building color and rust
on hinges to be removed.
• Front and rear doors are to be labeled with TT’s address/suite number. Front label(s) to
be property specific location, size, font, and color(s). Rear to be 4” black Arial in vinyl,
centered horizontally, with its centerline at 60” from bottom of door (or A.F.F.). Main
rear door to have Tenant’s name/DBA, all text and graphics to be approved by LL as part
of the signage package.
• Nothing to be attached to the storefront system. If LL allows, items maybe suspended
from wall soffit or furring only.
• Blade sign mounting hardware to be sleeved from face to blocking on any EIFS/Stucco
surface to prevent bowing of façade and sagging of sign.
• All signs (including blade) to have dimensional lettering, flat panels are no longer
acceptable.
Minimum Letter Requirements
• Letters to be individual 5” (no larger) deep aluminum channel letters/logo (reverse halo
lit is acceptable at 3” with no more than 2” offsets)
• For <24” channel letters/logos aluminum .040 sides & .063 backs (fronts when halo lit)
• For <24" to have 1/8" thick acrylic faces(s) min.
• For > or = 24” channel letters/logos aluminum .063 sides & .090 backs (fronts when halo
lit)
• For > or = 24" to have 3/16" thick acrylic face(s) min.
• White letter faces with black returns (this may be for a specific property(ies), like
Sugarland or one in AZ)
• Logo to be 5" deep, Letters to be 3" deep with 2" wireway behind backerplate (this is
similar to the approved ATT signage at The Brickyard)
• For halo lit sign, channel letters to be 3” thick/deep and offset 1-2” from building face
• Sign/s shall be flush mounted (per lease) or include a backer plate to conceal a 2" deep
wireway, please revise and resubmit meeting one of these 2 criterium.
Wireways Requirements
• Mount letters to a 2” max. x 12” (vertical dimension is flexible) wireway (raceway) and
paint to match existing facade.
•Mounting hardware to be concealed within wireway
Typical Signage Comments
Wireways with Backerplates (Cloud) Requirements
• LL recommends mounting letters to a backer plate to minimize number of penetrations in
façade.
• Channel letters to be mounted to a 1/8” (.125”) thick min. aluminum backer plate (cloud),
which is not to extend more than 3” (max.) from letters on any side. Submit color of
backerplate to LL for final approval.
• Mount letters and backerplate to a 2” max. x 12” (height dimension is flexible) wireway
(raceway) and is not to be visible.
• Hold wireway back from sides, top, and bottom to reduce visibility, paint to match
existing building color.
• Mounting hardware to be concealed within wireway.
• Letters are to be mounted on 2" X 6" wireways, of .090 aluminum, painted to match
fascia (I believe this is for Cedar Park only)
Other Random Comments
• Apply black vinyl to interior face of glass (specifically prior to any wall construction) and
graphic vinyl applied to exterior.
• Signage is limited to 2 lines of text, unless otherwise approved by LL.
• See additional LL comments/notes in (color) on drawings.
• Painting of awning/canopy(s) shall be done electrostatically and will be the Tenant’s
responsibility to maintain.
• Gooseneck lighting to be removed, patch, repair, paint to like-new condition (primarily at
SLTS)
• Consider using perforated vinyl where blue vinyl is applied, so sign is white when lit and
blue during daylight hours, as blue is difficult to read when lit.Blade Signs to be lit (Esp.
at SLTS)
• Routed and Push-Through Letters
• Southlake Corners & Gateway Plaza : Per city ordinance, pylon sign panels have to be
white (7508) or (7328)
• DENTON CROSSING: Tenant to install rear signage
• FOR PLAZA AT MARYSVILLE:
• Text only, no logo/graphics allowed, use Font Century 725 CN BT, colors to match existing
center's blade signs.
• Great Clips sample below:
•
• Logo to be raised applied (FCO), overlaid on the acrylic. (especially, at SLTS & Legacy)
• SOUTHLAKE TOWN SQUARE: Because City Hall is within Town Square, we work
very closely with the city for everything that affects the visual character of the shopping
center.
Typical Signage Comments
• BACK OF LETTERS/RACEWAY WILL BE VISIBLE ON STORE INTERIOR.
MUST BE MONOLITHIC FINISH.
• Stringers = smaller, exposed structural members that connect signs (vert. or hor.), which
can house wiring, but have less profile than a wireway
• SOUTHLAKE TOWN SQUARE, SHOPS AT LEGACY, OAKBROOK
PROMENADE, MAIN STREET PROMENADE:
• Provide LL with a separate submittal for all exterior work. Submittal shall be a color
rendering, that includes TT's proposed signage and neighboring Tenant's facades for
context.
TEMPORARY BANNERS/SIGNS (if allowed per lease)
• Temporary banners / signs are limited to 30 days, Landlord reserves the right to request
they be removed at any time and/or if a complaint is filed for violation of the REA.
• Tenant and sign company are responsible for cleaning the façade, windows, sidewalks,
awnings/canopies of any residue/debris from installation and repairing any damage to
premises.
• Installation to occur before or after business hours, coordinate with property management
for specific times, and shall not block any drive aisles.
• It is preferred not to anchor directly to building
If not feasible:
• Penetrations to be in mortar joints ONLY.
• Penetrations are to be sealed, matching the existing mortar color.
• Minimize number and size of penetrations in wall.
• Tenant is responsible for removing signage / banner(s) and patching all penetrations, to
match existing façade colors, materials, conditions, etc. upon removing from premises.
• If using parapet, do not penetrate roof membrane/flashing.
Typical Signage Comments
Landlord Document Review
_____ Concept Approved As Noted
_____ Not Approved - Revise & Resubmit
• The concept approval granted herewith is for design intent only.
• Tenants and their contractors are fully responsible for compliance with all Federal, State,
Local Codes & Ordinances, and the Design Review Board (Association) as well as
compliance with Lease Agreements for this project.
• All work must be free of hazardous materials of any kind.
• If there is a discrepancy between the plans and the Lease, the Lease shall prevail.
• It is Tenant's responsibility to remove existing signage (if applicable), patch, repair and
repaint the sign facade area to like-new condition.
• UL labels shall not be visible to the public view. Termination of electrical service shall be
hidden from public view.
• Contact the Center's Property Manager to arrange for installation of signage, which
should not interfere with Center’s open and operating tenants.
• Mounting - all penetrations to be in mortar joints ONLY and NOT Through the brick and
sealed water-tight.
• Display of banners, flags, pennants, streamers, balloons, and inflatables are not
allowed unless granted per Lease agreement or written authorization from
Landlord.
• If you do not have any rights to the Center's monument and/or pylon sign, per the Lease,
you will need to request permission from your Center's Property Manager.
By: _____________________________________________
Laura Pacino, Tenant Coordinator Date
Retail Properties of America Inc.
630-634-4283 or pacino@rpai.com
By: _____________________________________________
Brant Mullen, Sr. Tenant Coordinator Date
Retail Properties of America Inc.
972-801-6008 or mullen@rpai.com