Item 9C 13 CITY OF
SOUTHLAI<,,E
Department of Planning & Development Services
STAFF REPORT
August 30, 2016
CASE NO: SV16-012
PROJECT: Sign Variance for Utopia Food & Fitness
EXECUTIVE
SUMMARY: Utopia Food & Fitness is requesting approval of a variance to Sign Ordinance
No. 704, as amended, to allow an attached building sign that exceeds
maximum allowed area. The sign/building is located at 2777 E. Southlake Blvd.,
Suite 130, Southlake, Texas.
REQUEST
DETAILS: The subject lease space is located in Cornerstone Plaza in between Latin
Fusion and Vein Clinics. The lease space width is approximately 25 '/2 feet. Per
Sign Ordinance No. 704, as amended, a lease space width between 21 and 30
feet in width are allowed 1 square foot of sign area per 1 linear foot of lease
space resulting in a maximum sign area of 25 '/2 square feet for Utopia. The
lease space is approximately 190 feet from Southlake Blvd. which allows them
up to 27 inches in letter height.
When presented at the Sign Board, the applicant proposed two different size
options; one at 80 square feet and the other at 100 square feet. The applicant
also proposed the sign to be placed on the fagade directly over the entrance
door which is not within the middle 75% of the fagade. The originally proposed
sign consisted of internally illuminated channel cut letters and logo; a brushed
silver backer board; and, two individual internally lit pill-box cabinet tag lines.
The following details the motion and the applicant's response:
Sign Board Recommendation Applicant's Response
The applicant has removed the 100 square
Granted the 80 square foot sign option foot sign option and is proposing the 80
square foot sign.
The applicant has relocated the proposed
Denied the placement variance sign to fit into the required middle 75% of the
fagade.
The applicant has modified some of the
Noting the applicant's willingness to components of their sign by removing the
look at options to meet potential brushed silver backer board and replacing
ordinance changes the pill-box cabinet tag lines with internally
illuminated channel cut letters
Case No.
SV16-012
The revised variance requested is as follows:
Sign Regulation Permitted Proposed
Attached Building 25 'h sq ft 80 sq ft
Sign Maximum Area
ACTION NEEDED: Consider approval of sign variance request
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
Link to Presentation
Link to Sign Package
STAFF CONTACT: Dennis Killough (817)748-8072
Lorrie Fletcher (817)748-8069
Case No.
SV16-012
BACKGROUND INFORMATION
OWNER: Utopia Southlake, LLC
PROPERTY SITUATION: 2777 E. Southlake Blvd., Suite 130
LEGAL DESCRIPTION: Lot 3, Block 1, Cornerstone Plaza
CURRENT ZONING: "S-P-2" Generalized Site Plan District
HISTORY: The following sign variances have been approved in Cornerstone Plaza:
SP03-084— Southwest Signs variance to allow sign height and area
exceed the maximum permitted and to allow sign text and/or logos less
than 6 inches from the outer edge of the sign. Staff report dated 11-26-
03; no approval date recorded.
SP04-065— Sleep Experts variance to allow a letter height greater than
permitted under the Sign Ordinance No. 407-A. Council approved 4-20-
04 on consent.
SP04-068 — Cheeburger Cheeburger variance to allow a letter height
greater than permitted under the Sign Ordinance No. 407-A. Council
approved 4-20-04 on consent.
SP04-127— Roly Poly Sandwiches variance to allow a letter height and
sign area greater than permitted under the Sign Ordinance No. 704-B.
Council approved 7-13-04.
SP05-218 — Dinners Ready variance to the Sign Ordinance No. 704-B
requirements for maximum letter height, maximum area and sign
placement for attached signs. Council approved on consent 9-6-05 with
a maximum letter height of 24-inches and allowing the sign to be
centered within the lease space.
SP05-384— Shoe Pavilion variance to the Sign Ordinance No. 704-B
requirements for letter/logo height for attached signs. Council approved
2-7-06 with an overall reduction in size of 15%.
SP06-284— Sport Ryder Rentals variance from the Sign Ordinance No.
704-B regulations for number of attached signs, letter/logo height, and
maximum area for attached signs. Withdrawn by applicant.
SP06-481 — San Francisco Oven variance to the Sign Ordinance No.
704-B with regards to both maximum and minimum letter/logo height,
sign width, and sign area for attached signs. Council approved 12-5-06
with conditions.
SP07-182 - Variance from the Sign Ordinance No. 704-C regulations for
maximum total height, maximum sign face height, and setback
requirements for monument signs. Council approved 8-7-07 with
conditions.
Case No. Attachment A
SV16-012 Page 1
SP07-231 — Christina's variance from the maximum letter height and
maximum sign area permitted under the Sign Ordinance No. 704-C.
Council approved 8-7-07 allowing 30" letter"C" and removing "Fine
Mexican Restaurant."
SP07-320 — Christina's variance from the maximum number of attached
signs permitted under Sign Ordinance No. 704-C to allow two awning
signs in addition to two existing signs. Council approved 4-2 on 12-4-07.
SV09-013— Big Inc. variance for larger sign than permitted. Council
approved 7-21-09.
SV13-001 — Duff's Famous Wings variance from the maximum letter
height and sign area permitted under Sign Ordinance No. 704-F to allow
42 inch letter height and 70 '/2 sq ft in area. Council approved 7-0 on 2-
19-13.
SIGN BOARD: August 18, 2016; Approved (4-0), subject to the staff report dated
August 12, 2016; granting the 80 square foot sign option; denying the
placement variance; and, noting the applicant's willingness to look at
options to meet potential ordinance changes.
STAFF COMMENTS: The sign application exhibits are linked to this report.
Variance Criteria:
a. Variance Authorized. The City Council may authorize variances to any restriction set forth in
this ordinance, including but not limited to the number, type, area, height, or setback of signs,
or any other aspect involved in the sign permitting process.
b. Approval Standards. In granting any variance, City Council shall consider the following
criteria:
(i) Special conditions exist which are peculiar to the land, structure or building involved
and are not applicable to other lands, buildings or structures in the same zone. The City
may attach such conditions to granting all or a portion of any variance necessary to
achieve the purpose of this ordinance, and;
(ii) The strict interpretation of the provisions of the ordinance would deprive the applicant of
rights commonly enjoyed by other properties in the same zone under the terms of the
ordinance, and;
(iii) The special conditions and circumstances do not result from the actions of the applicant
and such conditions and circumstances do not merely constitute pecuniary hardship or
inconveniences, and;
(iv) Granting the variance will meet the objectives of the ordinance and not be injurious to
the adjoining property owners or otherwise detrimental to the public welfare, and;
(v) The request will be the minimum variance necessary to alleviate the special hardship or
practical difficulties faced by the applicant in meeting the requirements of this
ordinance; and;
(vi) Granting of the variance will be in harmony with the spirit and purpose of this sign
ordinance.
(vii) Granting of a variance shall be specific to the subject sign(s). Any modification of the
signage approved by the variance or the installation of new or replacement signage that
does not meet the specific requirements of the City Council variance approval is
prohibited and will be deemed non-compliant.
C. Application Process. Any request for a variance shall be made to the Administrative Official
and be accompanied by a completed application and a non-refundable filing fee in the amount
specified in the current fee schedule adopted by City Council. The sign variance will be
Case No. Attachment A
SV16-012 Page 1
considered by the City Council following a recommendation by the Sign Board. The Sign
Board's recommendation will be forwarded to the City Council for their consideration.
Case No. Attachment A
SV16-012 Page 1
Vicinity Map
2777 E. Southlake Blvd.
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Case No. Attachment B
SV16-012 Page 1