Item 6K
Department of Planning & Development Services
S T A F F R E P O R T
August 25, 2015
CASE NO: MSP15-003
PROJECT: Master Sign Plan for Solana
EXECUTIVE
SUMMARY:
On behalf of BRE Solana, LLC, DTZ (commercial real estate) is requesting
approval of a Master Sign Plan for the existing Solana Campus located at 1 E.
Kirkwood Blvd., Southlake, TX.
REQUEST:
The Solana campus is located in two cities (Southlake and Westlake). The
applicant desires to achieve a cohesive master sign plan throughout the Solana
campus as it relates to signage and wayfinding and has submitted a master sign
plan in hopes of achieving this result. The Town of Westlake has approved a
similar master sign plan for the Solana Campus. The proposed Master Sign Plan
includes sign regulations for the portion of the existing Solana Campus that is
located in the City of Southlake. The proposed sign package includes one (1) Area
Marker monument sign; one (1) Building Identification attached sign; one (1) Corral
Portal wall sign; one (1) Horizontal Monument sign; five (5) Vehicle Movement
Control signs; one (1) Primary Vertical Monument sign; and, three (3) Secondary
Pedestrian-Oriented Vertical Monument signs. The applicant has also included
definitions and general provisions to their proposed sign package. In addition, the
applicant has provided a rendering showing an optional Southlake entry portal sign
located at southeast intersection of Kirkwood Avenue and the SH 114 frontage
road. A similar portal sign will be provided on the Westlake side of the Solana
property. The applicant has indicated the willingness to construct an entry portal
sign on the Southlake portion of the campus only if City Council is interested.
Please refer to the attached master sign plan packet (Attachment C) for complete
details and renderings.
Definitions and General Provisions of the proposed sign types are as follows:
A. DEFINITIONS
. In this section, the following words and phrases have the
meanings respectively ascribed to them by this section:
(1) ATTACHED SIGN means any sign attached to, applied on, or supported by,
any part of a building (such as a wall, roof, window, canopy, awning, arcade).
(2) MONUMENT SIGN means a detached sign applied directly onto a grade-level
support structure (instead of a pole support) with no separation between the sign
and grade.
Case No.
MSP15-003
(3) MOVEMENT CONTROL SIGN means a sign that must direct vehicular or
pedestrian movement onto or within this district and may include the identification
of any area or service or the name or logo of any premise located in this district.
(4) PEDESTRIAN MOVEMENT CONTROL SIGN means a sign providing
information about any of the following:
(A) The name, trade name, or logo of the owner or occupant of any
premise within this district.
(B) The identification of any premise within this district.
(C) Any accommodations, services, or activities offered or conducted, other
than incidentally, on any premise within this district.
(D) Pedestrian directional information.
(E) Campus maps and other orientation information.
B. GENERAL PROVISIONS
1. Sign Permits. A sign permit issued in accordance with the procedures set forth
in the Sign Ordinance before any sign is erected or displayed. All sign permits
shall be for a specific location, and any relocation shall require a new permit.
2. Lighting and Materials.
(a) Backlit illumination or ground mounted surface lighting is preferred for
horizontal monument signs, vertical monument signs, building identification
signs and façade panel signs. However, internal illumination within
individual letters or sign element is permissible.
(b) Sign materials identified in Exhibits A through J shall be the permitted
materials for each type of corresponding sign.
3. Signs Over The Public Right-Of-Way.
(a) Signs may be located in or attached to structures located in public right-
of-way subject to the approval of a license agreement by the City Council.
(b) The City Engineer shall review the location of any sign located in or
overhanging the public right-of-way to ensure that the sign will not pose a
traffic hazard or visibility obstruction.
Proposed permitted sign types are as follows:
Additional
Sign Type Sign Details Sign Location(s)
Information
Max height – 8 feet
Exhibit A
Area Marker
Max width – 5 feet
The area marker
Max letter height – 7
is a monument
inches
sign that is a
Aluminum composite
movement
material; aluminum
control sign and
may be painted or pre-
is vertically
finished
oriented
Letters can be acrylic
Case No.
MSP15-003
Building Identification
Sign
Max letter height – 16
Exhibit C
inches
Attached sign
Acrylic or metal letters
intended to
mounted to a new
identify “The
metal composite panel
Vista” campus
at the existing tower
Additional
Sign Type Sign Details Sign Location(s)
Information
Letter heights
approximately 18
Exhibit E
inches and 9 inches
Exact location
Logo height
and dimension
Corral Portal Sign
approximately 8 feet
will be
Text is limited to the
determined in
name of the district
conjunction with
and the names of the
the license
subareas/campuses
authorizing
Non-text graphics are
placement in the
limited to the Solana
public right of
logo and directional
way
arrows
Max height 4 feet
Max width 30 feet
Max letter height – 16
Horizontal
inches
Exhibit G
To include address
Monument Sign
Intended to
numerals
identify the
Acrylic, polycarbonate,
This image cannot currently be displayed.
entrance to “The
or metal letters
Vista” campus
mounted to metal
composite panel
monument sign
Stone base
Vehicle Movement
Max height 8 feet
Control Signs
Max width 5 feet
Exhibit I
Max letter height – 7
inches
Intended to
direct traffic onto
Aluminum composite
or within the
material; aluminum
district
may be painted or pre-
finished
*alternate design per
Letters can be acrylic
Sign Board
Case No.
MSP15-003
Primary Vertical
Max height 12 feet
Exhibit J
Monument Sign
Max width 7 feet
Includes text that
Max letter height – 9
identifies the
inches
district and
5 tenant panels
individual
Aluminum composite
businesses or
material; aluminum
organizations
may be painted for
occupying the
pre-finished
building
Letters can be acrylic
Secondary
Max height 8 feet
Pedestrian-Oriented
Max width 5 feet
Vertical Monument
Max letter height – 7
Signs
Exhibit K
inches
Intended to
4 tenant panels
direct pedestrian
Aluminum composite
traffic onto or
material; aluminum
within the district
may be painted for
pre-finished
Letters can be acrylic
ACTION NEEDED: Consider approval of Master Sign Plan
ATTACHMENTS:
(A) Background Information – LINK TO PRESENTATION
(B) Vicinity Map
(C) Supporting Documents and Site Plan
STAFF CONTACT:
Dennis Killough (817)748-8072
Lorrie Fletcher (817)748-8069
Case No.
MSP15-003
BACKGROUND INFORMATION
OWNER:
BRE Solana, LLC
APPLICANT:
5G Studio Collaborative on behalf of DTZ
PROPERTY SITUATION:
The property is located at 1 E. Kirkwood Blvd.
LEGAL DESCRIPTION:
Lot 1R1, Block 1, Sabre Group Campus
HISTORY:
11/19/1985 - City Council approved Ordinance No. 319, annexing
approximately 210 acres of MTP-IBM property (including this site)
into the City of Southlake and zoning the land “HC, Heavy
Commercial.” The zoning ordinance in place at this time was
Ordinance No. 261.
8/19/1986 - City adopted a new zoning ordinance (No. 334).
1987 - Council “reclassified” non-residential properties on the
zoning map from the old Ordinance No. 261 nomenclature to the
new district classifications found in Ordinance No. 334.
6/2/1987 - City Council approved Preliminary Plat of Block A,
Lots 1 - 4 and Block B, Lot 1, MTP-IBM Addition No. 1, being
36.069 acres.
6/2/1987 - City Council approved Site Plan for Block B, Lot 1,
MTP-IBM Addition No. 1, being 20.207 acres.
6/16/1987 - Ordinance No. 334-A approved which established
cumulative non-residential zoning districts and established new
parking regulations: parallel spaces (8’ x 22’); head-in spaces (9’ x
18’) and permitted 50% of required spaces to be compact spaces
(8’ x 16’).
7/7/1987 - Council approved Final Plat of Block A, Lots 1 - 4 and
Block B, Lot 1, MTP-IBM Addition No. 1, being 36.069 acres.
8/4/1987 - Council approved ZA87-15 and Ordinance No. 334-12,
rezoning MTP-IBM from “HC, Heavy Commercial” to “R-1, Retail
One District, R-2, Retail Two District, O-1, Office One District, O-2,
Office Two District, and CS, Community Service District, PUD
Planned Unit Development” in accordance with the previously
approved site plan and permitting four (4) off-street loading spaces
for the 400,000 s.f. (or less) structure instead of the required five (5)
off-street loading spaces.
Case No. Attachment A
MSP15-003 Page 1
9/19/1989 - City Council adopted a new zoning ordinance (No. 480)
and new zoning map and reclassified the zoning for Lot 1, Block B,
MTP-IBM Addition No. 1 from ‘R-1’, Retail One District, R-2, Retail
Two District, ‘O-1’, Office One District, ‘O-2’, Office Two District,
and ‘CS’, Community Service District, ‘PUD’ Planned Unit
Development to ‘C-3’, ‘CS’, ‘PUD’.
01/20/1998 – The City Council approved a zoning change from ‘C-
3’, ‘CS’ and ‘PUD’ Planned Unit Development with “C-3” General
Commercial District and “CS” Community Service District uses to
‘NR-PUD’ Non-Residential Planned Unit Development District with
“C-3” General Commercial District, “CS” Community Service District
and “O-2” Office District uses under Planning Case ZA97-164
(Ordinance No. 480-269).
On December 17, 2013; the City Council approved a zoning change
and site plan for the Solana Parking Garage from ‘NR-PUD’ Non-
Residential Planned Unit Development District to ‘NR-PUD’ Non-
Residential Planned Unit Development District for the development
of a five level parking garage and additional surface parking under
Planning Case ZA13-131 (Ordinance No. 480-269a).
There is no previous history for signage available for this property.
SIGN BOARD ACTION:
August 6, 2015; Approved (6-0) subject to the staff report dated July
31, 2015; noting the applicant’s willingness to add the City sign in
the proposed location; and, noting the applicant will provide
alternate design for Exhibit I.
STAFF COMMENTS:
The sign criteria, site plan and supporting documents are attached
to this report. The applicant has provided revised signage for
Exhibit I as recommended by the Sign Board.
Case No. Attachment A
MSP15-003 Page 2
Case No. Attachment B
MSP15-003 Page 1
Site Plan
Under
Construction
Case No. Attachment C
MSP15-003 Page1
City of Southlake Master Sign Plan Narrative
1 East Kirkwood Blvd.
A. D
. In this section, the following words and phrases have the meanings respectively
EFINITIONS
ascribed to them by this section:
(1) ATTACHED SIGN means any sign attached to, applied on, or supported by, any part of a
building (such as a wall, roof, window, canopy, awning, arcade).
(2) MONUMENT SIGN means a detached sign applied directly onto a grade-level support
structure (instead of a pole support) with no separation between the sign and grade.
(3) MOVEMENT CONTROL SIGN means a sign that must direct vehicular or pedestrian
movement onto or within this district and may include the identification of any area or service or
the name or logo of any premise located in this district.
(4) PEDESTRIAN MOVEMENT CONTROL SIGN means a sign providing information about
any of the following:
(A) The name, trade name, or logo of the owner or occupant of any premise within this
district.
(B) The identification of any premise within this district.
(C) Any accommodations, services, or activities offered or conducted, other than
incidentally, on any premise within this district.
(D) Pedestrian directional information.
(E) Campus maps and other orientation information.
.GP
B
ENERAL ROVISIONS
1. Sign Permits
. A sign permit issued in accordance with the procedures set forth in the Sign
Ordinance before any sign is erected or displayed. All sign permits shall be for a specific location, and
any relocation shall require a new permit.
2. Lighting and Materials.
(a) Backlit illumination or ground mounted surface lighting is preferred for horizontal
monument signs, vertical monument signs, building identification signs and façade panel signs. However,
internal illumination within individual letters or sign element is permissible.
(b) Sign materials identified in Exhibits A through J shall be the permitted materials for each
type of corresponding sign.
3. Signs Over The Public Right-Of-Way.
(a) Signs may be located in or attached to structures located in public right-of-way subject to the
approval of a license agreement by the City Council.
(b) The City Engineer shall review the location of any sign located in or overhanging the public
right-of-way to ensure that the sign will not pose a traffic hazard or visibility obstruction.
C. PSTAP.
ERMITTED IGN YPES AND PPROVAL ROCEDURES
Case No. Attachment C
MSP15-003 Page1
In this planning area, the following types of signs may be permitted.
Area Marker.
Area markers are monument signs that are movement control signs and are vertically
oriented. They are intended to supplement horizontal monument signs and denote the entrance into the
subareas/campuses of the district. Area markers are limited to 96 inches in height and 60 inches in width,
with a maximum letter dimension of 7 inches in height. An example of an area marker is shown at
Exhibit A.
Building Identification Sign
. The building identification sign is an attached sign affixed to the existing
tower element wall. This sign is intended to identify “The Vista” campus or general names of buildings
rather than individual businesses occupying buildings. Letter height shall not exceed 16 inches. The
building identification sign is shown at Exhibit C.
Corral Portal Sign.
The Corral portal sign is an attached sign intended to indicate arrival in the Solana
district from the S.H. 114 exit ramps and the direction of the subareas/campuses. Text is limited to the
name of the district and the names of the subareas/campuses. Non-text graphics are limited to the Solana
logo and directional arrows. The location and dimensions of the Corral Portal Sign will be determined in
conjunction with the license authorizing its placement in the public right of way. The corral portal sign is
shown at Exhibit E.
Horizontal Monument Sign
. The horizontal monument sign is a monument sign where the length
exceeds the height. The horizontal monument sign is intended to identify the entrance to “The Vista”
subarea/campus at Kirkwood Boulevard. Text is intended only to identify the subarea or campus and no
more than one individual businesses or occupant name or logo per sign. The horizontal monument sign
may not exceed four feet in height or thirty feet in length. Non-text graphics are limited to graphic
elements identified with the district. The horizontal monument sign is shown at Exhibit G.
Vehicle Movement Control Sign.
Vehicle movement control signs as defined in subsection A shall be
permitted by the City at any street or driveway intersection. An example of a vehicle movement control
sign is shown at Exhibit I.
Vertical Monument Signs.
Vertical monument signs are monument signs where the height exceeds the
length, or where a taller vertical element is combined with a horizontal element. There are two types of
vertical monument signs.
(a) Primary Vertical Monument Signs. These signs may include text that identifies the district, the
building and the individual businesses or organizations occupying a building. Primary oriented vertical
monument signs are limited to 12 feet in height and 7 feet in width. The maximum letter height is 9
inches. A logo identifying the development is limited to 180 square inches; letters and other logos may
not exceed 9 inches in height. An example of a primary vertical monument sign is shown at Exhibit J.
(b) Secondary Pedestrian-Oriented Vertical Monument Signs. Secondary pedestrian oriented
vertical monument signs are dimensioned and oriented for view by from pedestrian walkways. Secondary
pedestrian oriented vertical monument signs may not exceed 8 feet in height or 5 feet in width. Title or
district identification letter and logo height may not exceed 7 inches; otherwise letter and logo height may
not exceed 4 inches. Pedestrian oriented vertical monument signs may contain any information listed
under the definition of pedestrian movement control sign. An example of a pedestrian oriented vertical
monument sign is shown at Exhibit K.
Case No. Attachment C
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