SB Item 3 - SV17-001 StarbucksCase No.
SV17-001
STAFF REPORT
February 3, 2017
CASE NO: SV17-001
PROJECT: Sign Variance for Starbucks EXECUTIVE
SUMMARY: On behalf of Starbucks, Rogue Architects is requesting variances to Sign
Ordinance No. 704-I and the Master Sign Plan for Starbucks located at 2155 W.
Southlake Boulevard, Southlake, Texas.
REQUEST
DETAILS: The newly constructed Starbucks is located in the existing Southlake Marketplace
retail development on the southeast corner of W. Southlake Boulevard and Davis
Boulevard.
During the staff review period for the site plan regarding this Starbucks location, an
area was shown on the south elevation of the building that was identified by the
applicant as a possible future area for an attached mural. Following the second
site plan review cycle and prior to the Planning & Zoning Commission public
hearing the applicant indicated the artwork was not going to be included in the
application at this time. In March of 2016, the site plan for Starbucks at this
location was approved.
In October of 2016, the master sign plan (MSP16-004) for Starbucks at this
location was approved. The artwork component was not included in the proposed
sign package. Following the completion of construction for the building, the artwork
was installed under an incorrect assumption that it had been approved during site
plan. City staff informed the store manager that the artwork would need to be
removed until approved by City Council.
Under MSP16-004, two (2) attached building signs, two (2) directional monument
signs, a drive-thru order point canopy, a menu board sign and a business
monument sign were approved. The applicant is requesting approval of variances
to Sign Ordinance No. 704-I and MSP16-004 to allow the mural or artwork on the
south façade of the building that exceeds the maximum number of attached
building signs and the maximum sign area permitted at this location. Although
murals are not explicitly defined as an allowed sign type in either governing
document, the proposal is being evaluated as an attached business sign.
Department of Planning & Development Services
Case No.
SV17-001
The specific details of the request are as follows:
Sign
Regulation Sign Ord. No. 704-I MSP16-004 Proposed
Number of
Signs
One (1) attached sign
per building façade
facing street or
driveway; Max. of two
(2) attached signs
One (1) attached sign
on north façade and
one (1) attached sign
on east façade.
One (1) additional
attached sign on
the south façade.
Sign Area
Façade width x .70 is
approximately 47.6
square feet
N/A Approximately 99
square feet
ACTION NEEDED: Consider approval of requested sign variances
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
Link to Presentation
Link to Sign Exhibits
Link to Demonstration
STAFF CONTACT: Dennis Killough (748-8072)
Lorrie Fletcher (748-8069)
Case No. Attachment A
SV17-001 Page 1
BACKGROUND INFORMATION
APPLICANT: Rogue Architects on behalf of Starbucks
OWNER: Dunhill Partners
PROPERTY SITUATION: 2155 W. Southlake Blvd.
HISTORY: Similar Sign Type Approved Variances
In September 2001, a permit was issued to Larry North Fitness for
a 128 square foot painted sign.
March 20, 2012; City Council approved a variance for a 130
square foot painted sign for All American Fitness. (SV12-004)
November 4, 2014; City Council approved a variance for a 50
square foot painted sign for Columbia Sportswear. (SV14-015)
April 21, 2015; City Council approved a variance for two (2)
murals (east elevation - 188 square feet and west elevation - 372
square feet) for BJ’s Brewhouse. (SV15-002)
Variances approved for Southlake Marketplace:
October 4, 1994; Blockbuster Video was granted variances for
letter height of 30 inches and sign area of 61.88 square feet for
both the north and west facades.
October 5, 2004; Highland Nails & Spa was granted an increase in
allowable area from 15 square feet to 24 square feet.
March 21, 2006; Ella Bella was granted an increase in allowable
area from 12 square feet to 22 square feet.
June 20, 2006; Taco House was granted an increase in allowable
area from 13.37 square feet to 24.6 square feet.
August 1, 2006; Wing Stop was granted an increase in allowable
area from 14.25 square feet to 25.67 square feet.
January 25, 2011; Mooyah was granted an increase in letter size
from 14 inches to 30 inches as well as an increase in area from
29.6 square feet to 43.8 square feet on the north elevation (facing
W. Southlake Blvd.). Mooyah was also granted an increase in
letter size from 18.5 inches to 20 inches on the west elevation
(facing Davis Blvd.).
May 17, 2011; Dunkin Donuts variance request was granted
noting the following: applicant’s agreement to bring the monument
Case No. Attachment A
SV17-001 Page 2
sign into conformance with current city regulations; reduce the
logo height to be in equal proportion to the Dunkin Donuts lettering
on the front, east and west side of the building; the lettering to be
two 15” stacked with about two inches, similar to what was shown
in the application; the cup would be reduced to match the lettering;
the individual letters would include backlit channel lighting and
remove the wording “coffee and more”; two drive-through signs
totaling 4.63 square feet each in the locations that have been
identified on the plan; elimination of window signs and awing
signs; and noting that sign variances are conditional upon the
monument sign being brought up to standard.
August 7, 2012; a sign variance application was approved for
Starbucks at 125 Davis Blvd. (Boston Market) without the
monument sign component due to Davis Blvd. construction and
right of way challenges. On October 2, 2012, Starbucks complied
with the monument sign stipulations, however, they ultimately did
not move into that location.
October 18, 2016; a Master Sign Plan was approved for Starbucks
located at 2155 W. Southlake Blvd. (MSP16-004)
STRATEGIC LINK: Quality Development
STAFF COMMENTS: The application exhibits are hyper-linked to this report. City
Council approval of the request does not eliminate the
requirement for appropriate sign application submittal(s) prior to
sign installation. Please contact Seantay Carpenter at 817-748-
8215 or scarpenter@ci.southlake.tx.us for sign application
processing and pre-install inspection.
Variance Criteria:
9.6.2 VARIANCES
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
Case No. Attachment A
SV17-001 Page 3
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.
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 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 B
SV17-001 Page 1