Avest Plaza sp-04-118filesf- F02A
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Memo
To: Avest Plaza Project File
From: Sonya Allen
CC: Daunt Whitman, Superior Signs
Date: 9129104
Re: Approved Sign Program for Avest Plaza by Superior Signs
Superior Signs submitted a Planned Sign Program Application for Avest Plaza located at the NEC of N.
Locust Grove Road and E. Fairview Avenue. This site and previously approved signs existed prior to
the current Sign Ordinance. The sign ordinance requires that a Planned Sign Program be applied for
with any new sign permit applications when one does not already exist. This letter outlines my review
and approval notes of the Planned Sign Program.
The number and types of approved signage are as follows:
Center / Commercial Si4ns
• Center sign is already existing
wall Signs
• Only one wall sign (Allstate) is proposed and approved at this time
• Future tenant signs will require separate sign permits and must comply with this program.
• Future proposed wall signs must be consistent in design (individual pan channel letters).
"All signage must be in compliance with MCG 11-14.
•Page 1
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Covering space in the
Meridian Fred Meyer Development
In Ada County, Idaho
SUMMARY OF LEASE TERMS
L Leased Property. Approximate gross floor area in the rtY� 225 sq. Property: 1 ft.
2. Lease Term. Thirty-six (36) months, commencing with the "Commencement Date," which the parties
anticipate will be October 1, 2004.
3. Base Rent. The initial base rent is $1,582.00 per month, payable on the first day of each month, subject to
Periodic adjustment as specified in the Lease.
4. Monthly Charnes. Electricity charge direct billed to Tenant by local utility provider, gas charge of $35.00,
sewer and water charge of $20.00, and common expense charge of $204.16, payable monthly with payments of
base rent, subject to periodic adjustment as specified in the Lease.
5. Real Property Taxes. Tenant will pay its proportionate share of taxes and assessments on the
Development. The monthly estimated payment will initially be: $132.71.
6. Security Deposit. $1,684.00 asa security deposit, due on execution of this Lease.
7. Tenant's Trade Name. The trade name under which Tenant will conduct business on the Property is as
follows: Allstate Insurance.
8. Permitted Use. Allstate insurance office. Tenant's permitted use is SUBJECT, HOWEVER,
to all
restrictions contained in this Lease.
9. Guarantor(s). N/A
10. Other Provisions. None
Commencement Date: October 1, 2004
Termination Date: September 30, 2007
physical, chemical, or infectious characteristics may --- nw---••v, ��u��uuu�,vu, vi
cause or pose a present or potential hazard to human health
or the environment when improperly handled, treated, stored,'transported, disposed of, or otherwise managed.
The term shall include, but is not limited to, all hazardous substances, hazardous materials and hazardous wastes
listed by the U.S. Environmental Protection Agency and the state in which the Property is located under the
Comprehensive Environmental' Response, Compensation and Liability Act (CERCLA), the Resource
Conservation and Recovery Act (RCRA), the Toxic' Substances Control Act (TSCA), and the Federal Water
Pollution Control Act (FWPCA), and comparable State statutes and other Environmental Requirements, and
specifically includes asbestos -containing materials and petroleum products.
3.4 Infectious Wastes. Subject to the limitations stated in paragraphs 3.1 and 3.3, Tenant shall
cause any infectious wastes to be stored, discarded, treated, transported and disposed of in strict compliance with
allapplicable Legal Requirements and Environmental Requirements.
3.5 No Offensive Activities. Tenant shall not conduct or permit any activities on the Property that
create a nuisance or damage the reputation of the Property, or are offensive to Landlord or other owners or users
of adjoining property.
3.6 Supervision. Tenant shall keep the Property clean and orderly and will cause its employees on
the Property to be well-groomed and dressed in accordance with a fust -class, professional operation of Tenant's
business. Tenant will supervise its employees and cause Tenant's agents, independent contractors, employees,
customers, suppliers and invitees to conduct their activities in such a manner as to comply with the requirements
of this Lease and the rules and regulations referenced below.
3.7 Common Areas. All access,
areas. customer parking, employee parking and common areas within
the Development shall be used in strict compliance with Landlord's rules, regulations and requirements for such
3.8 Name of Business. The advertised name of the business operated at the Property shall be as
follows: Allstate Insurance. Tenant agrees not to change its advertised name at the Property without the written
permission of Landlord.
3.9 Storage, Trash. Tenant shall not store anything outside except in areas approved by
Landlord. Tenant will use only trash and garbage receptacles approved by Landlord. Tenant shall dispose of
trash and other matter in a manner acceptable to Landlord, at Tenant's expense.
3.10 Signage. Tenant must install and maintain its own signage on the Property at all times and in a
manner acceptable to Landlord. Tenant will be required to obtain Landlord's prior approval of the design, size,
color, materials and other details of the signage, including (without limitation) any window signage that can be
seen.from the exterior. Any sign on the Property willbe designed'and constructed in compliance with applicable
sign codes and the requirements of the attached Exhibit D4.
3.11 Regulations. Landlord shall` have the right to make and enforce rules and regulations
consistent with this Lease for the purpose" of regulating access, parking, and the use of common areas,
establishing standards and requirements concerning the conduct and operation of business, and promoting safety,
order, cleanliness, and good service to the Property, Development and adjacent property. Tenant will promptly
comply with all such rules and regulations.
3.12 Covenant of Continuous Operation and Full Merchandising. Tenant shall continuously
use and conduct its business on the Property during, normal business hours for the Development. Tenant shall
maintain adequate personnel for the efficient serving of its customers. Tenant shall not lower the quality or
change the quality of its business without Landlord's consent. Tenant shall use best efforts to operate the
business conducted on the Property in a diligent manner, consistent with prudent business practices.
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EX MIT D-4
SIGNAGE CRITERIA - EXTERIOR SIGN
(Individual Letter Signage)
1. :EXTERIOR SIGNAGE CRITERIA.
A. GENERAL—TENANTS' EXTERIOR BUILDING SIGN:
1. Administration
a. Letter Signage. If Tenant has individual letter signage, Tenant shall be responsible for the
purchase and installation of Tenant's individual letter signage. The Tenant shall be responsible
for all expenses related to, including, but not limited to: the design, fabrication, permits and
fees, installation, and removal of sign and repair of facade.
b. Sign Compliance. No sign(s) shall be installed without complying with this Exhibit, the
Lease, and municipal sign codes and ordinances and permit requirements. Procurements of the
permits shall be the responsibility of Tenant. Landlord retains the right to designate (and
reasonably change from time to time its requirements with respect to) the location and type of
exterior signs permitted within the Development.
c. Connections. The sign's electrical connections shall be made to the Tenant's electrical
service. A conduit shall be provided from the sign area to Tenant's panel. Wiring and
connections are the Tenant's responsibility.
d. Interior Tenant. As to any interior tenant, Landlord shall have the sole right and authority to
determine from time to time which interior tenant(s), if any, will be allowed exterior. signage
and the location of such exterior signage.
e. Legal Requirements. If applicable Legal Requirements are subsequently modified or
interpreted to restrict Landlord from maintaining all exterior signage then being maintained
within the Development, Landlord shall have the sole right and authority to determine which
exterior signs will be removed so as to comply with such Legal Requirements.
2. INDIVIDUAL LETTER SIGNAGE - BUILDING MOUNTED.
A. Wall Sims
SIGN CRITERIA
a. Sign Type.
(i) Illuminated Sign. Individually internally illuminated by Tenant. Illuminated, plastic -faced,
individual channel letters with sheet metal sides.
(ii) U.L. Approved. U.L. listed and approved.
b. Letter Type and Location.
(i) Letters. All signs shall be composed of individual sheet metal channel letters attached at
raceway mounted on the building or building fascia location to be approved by Landlord.
(ii) No Box -Type Signs. No box -type signs are permitted.
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(iii) Maintenance. Maintenance of raceway, illumination and sign face is by Tenant.
c. Size & Location. Sign location shall be centered on Tenant storefront sign band and within 75%
maximum of Tenant's storefront lineal footage.
(i) In length, not more than seventy-five percent (75%) of the leased frontage.' Corner spaces
shall be considered as having two frontages and the maximum sign length shall be computed
individually.
(ii) Sign height to be the maximum height local sign codes will allow, not to exceed thirty-six
inches (36"). More than one row of letters shall be permitted as long as the maximum height
of 36" is not exceeded.
d. Color of Sign Faces. Color submitted by Tenant subject to approval by Landlord.
e. Transformer for Channel Letters. Letters to have either internal transformers or remote
transformers located behind building wall or in Landlord -provided electrical raceway. Wiring from
letters shall not be exposed.
3. PROCEDURES FOR INSTALLATION AND APPROVAL OF INDIVIDUAL LETTER SIGNAGE
(FOR EXTERIOR SIGNS).
a. Approvals.
(i) Plan Signage. Tenant must submit a colored elevation of Tenant's sign located above the
storefront on the building facade, for approval by Landlord; which approval shall not be
unreasonably withheld. Scale of drawing to be 1/2" = 1'-011
.
(ii) Permits for All Signs. All Tenants are required to obtain government approvals and
permits required by code. All signs must have underwriter's approval (i.e. UL listing).
(iii) Drawing Approvals. Tenant shall submit to the Landlord's agent, one (1) print and one
(1) reproducable sepia of detailed drawings showing location of the sign on the storefront
or designated space, size, layout, and color of the proposed sign, including all lettering
and/or graphics, materials, attachment devices, construction and fabrication details.
Tenant shall receive a copy of the sign drawing approved with signature by the Landlord
or Landlord's agent prior to fabrication and installation.
b. Electrical Requirements.
(i) Wiring. All wiring for connection of the sign to Landlord -provided J -boxes shall be
furnished by Tenant.
(ii) Appearance of Sign. No ballast boxes, or electrical transformers exposed to view from
the parking lot are permitted. No exposed sign illumination components, vacuum formed
plastic signs, nor flashing lights are permitted.
c. Labels. No sign maker's label or other identification will be permitted on the exposed surface of the
sign except those required by local ordinance which, if required, shall be placed in an inconspicuous
location.
d. Installation. The tenant shall be responsible for any damage caused by the sign contractor.
(i) All sign installations shall be executed in a neat, professional manner and approved in advance
by the Owner. Tenant's Sign Contractor(s) shall repair any damage caused by their work and
the Tenant shall be fully responsible for the performance of the Tenant's contractor(s).
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