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Item 9C - 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