SB Item 6 - SV17-008 KrogerCase No.
SV17-008
S T A F F R E P O R T
August 11, 2017
CASE NO: SV17-008
PROJECT: Sign Variance for Kroger EXECUTIVE
SUMMARY: On behalf of Kroger Co., LPI Development Group is requesting approval of a
variance to Sign Ordinance No. 704, as amended, and the Conditional Sign
Permit for Kroger within Village Center to allow the replacement of an attached
building sign, installation of directional signage and re-striping a portion of the
parking lot designated for ClickList pick-up customers at the existing Kroger
store located at 2110 E. Southlake Blvd., Southlake, Texas.
REQUEST
DETAILS: The existing Kroger grocery store is located in the Village Center retail
development bound by eastbound SH 114 frontage road, Village Center Drive
and East Southlake Boulevard.
In 1996, a Conditional Sign Permit for Village Center and Home Depot was
approved by City Council which set monument sign and attached building sign
parameters for the new retail development. In 2003, with the Kroger store
becoming a “signature” store, the attached building signage was updated and
the new Kroger Signature store design signage was installed.
Early 2016, Kroger Co. rolled out a new program called ClickList where you can
order your groceries online and pick them up during a designated time. In May
2017, the existing Southlake Kroger Signature store contacted city staff
regarding what they would need to designate a Click List pick up area and install
associated signage at this location. In June 2017, the variance application
process began and the store was permitted five (5) temporary restricted parking
signs to accommodate grocery pick-up, however, only three (3) temporary
restricted parking signs were ultimately installed.
Because the approved Conditional Sign Permit as well as Sign Ordinance No.
704, as amended, do not include provisions for all of the proposed signage, a
sign variance to both governing documents is required. The variance
application includes one (1) attached building “ClickList” sign (to replace the
existing “Signature” sign) on the south elevation over the west entrance; five (5)
double-sided ClickList instructional restricted parking signs (to be placed in
designated pick-up area) (Sign CSD-63); one (1) double-sided ClickList pickup
location sign (to be placed in the adjacent landscape island) (Sign CSD-62);
and, four (4) double-sided ClickList wayfinding signs (to be placed at four
designated areas within parking lot) (Sign CSD-62B). In addition, the request
includes re-striping and painted pavement markings for eight (8) designated
parking spots (utilizing existing parking) as shown on Exhibit A2.1.
Department of Planning & Development Services
Case No.
SV17-008
The details of the proposed signs are as follows:
Sign Regulation Permitted by Sign
Ordinance 704
Permitted by
Conditional Sign
Permit
Proposed
Attached Sign South
Elevation Max Letter
Height
36 inches
96 inches for original ‘K’
– existing ‘K’ was
permitted at 54 inches
42 inches
Attached Sign South
Elevation Max
Square Footage
193.2 square feet 227 square feet
179 square feet for both
the existing Kroger sign
and the new ClickList sign
Attached Sign Type
Individually mounted channel
cut letters must be white,
ivory, black, grey, beige or
similar neutral colors.
Reverse channel cut letters
may be any color.
All permitted attached
signs consist of
individually mounted
channel letters which
vary in color.
Blue letters with white
background partial cabinet
Attached Sign
Illumination
Individually mounted channel
cut letters (internally
illuminated) must be white,
ivory, black, grey, beige or
similar neutral colors.
Reverse lit channel cut
letters may be any color.
Internally lit channel cut
letters were permitted.
Internally lit partial cabinet
– blue letters
Attached Sign Max
Quantity
One attached sign per street
front with a maximum of two
attached signs per building
or lease space.
Three (3) attached
signs + one (1) sign for
Bank approved through
variance.
There are currently four (4)
existing attached signs.
Two (2) on the south
elevation (Kroger &
Signature) (Bank sign has
been removed); One (1) on
the north elevation (Kroger
Signature); and One (1) on
the west elevation for
Drive-Thru Pharmacy (no
record of permit – installed
sometime between 1995
and 2001). The proposed
ClickList sign will replace
the existing Signature sign
on the south elevation.
Case No.
SV17-008
Proposed Attached Sign
Sign Regulation Permitted by Sign
Ordinance 704
Permitted by
Conditional Sign
Permit
Proposed
Directional and
Wayfinding signs
Directional signs are limited
to two (2) per site.
Directional signs that are
visible from the right of way
shall have a minimum of 6
inches of masonry sign
structure or material
matching the building
completely surround the
sign face.
Maximum height allowed is
3 feet.
Maximum sign face area
allowed is 4 square feet.
Maximum sign structure
area allowed is 10 square
feet.
N/A
One (1) double-sided
ClickList pickup location
sign (to be placed in the
adjacent landscape island
if viable) (Sign CSD-62)
Do not include
masonry surround
12 feet in height
12 square feet in
sign face area
Sign structure N/A
Four (4) double-sided
ClickList wayfinding signs
(to be placed at four
designated areas within
parking lot) (Sign CSD-
62B).
Do not include
masonry surround
9 ½ feet in height
1.5 square feet in
sign face area
Sign structure N/A
Case No.
SV17-008
Sign Regulation Permitted by Sign
Ordinance 704
Permitted by
Conditional Sign
Permit
Proposed
Restricted Parking
Signs
Temporary or permanent
Affixed to curb
Maximum 2 square feet sign
area
1 per 25 parking spaces but
not less than 2 per tenant
Limited to black lettering with
white background
N/A
Five (5) permanent double-
sided ClickList instructional
restricted parking signs.
(Sign CSD-63)
Placed in designated pick-
up area.
1.5 square feet in area
5x25=125 – existing
parking is approx. 300 sp
White lettering with black
background
Pavement Markings N/A N/A
re-striping and painted
pavement markings for
eight (8) designated
parking spots (utilizing
existing parking)
Directional and Restricted Parking Signs
Case No.
SV17-008
Pavement Markings
ACTION NEEDED: Consider Approval of Requested Variances
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
Link to PowerPoint Presentation
Link to Demonstration
Link to Support Documents
Link to Conditional Sign Permit
STAFF CONTACT: Dennis Killough (817)748-8072
Lorrie Fletcher (817)748-8069
Case No. Attachment A
ZA17-008 Page 1
BACKGROUND INFORMATION
APPLICANT: LPI Development Group, on behalf of Kroger Co.
PROPERTY SITUATION: 2110 East Southlake Boulevard, Southlake, Texas.
LEGAL DESCRIPTION: Lot 3R1, Block 1, Village Center Addition
CURRENT ZONING: “C-3” General Commercial District
HISTORY: March 15, 1994 – City Council approved a zoning change from AG –
Agricultural District and C3 – General Commercial District to C3 –
General Commercial District (ZA94-016).
January 6, 1996 – City Council approved a concept plan for Village
Center Phase I (ZA95-122).
March 5, 1996 – City Council approved a site plan for Lot 3, Village
Center Phase I (ZA96-006).
April 4, 1996 – A final plat for Lots 1-4, Village Center Phase I was
approved (ZA96-033).
April 16, 1996 – City Council approved Village Center / Home Depot
Sign Variance as follows:
1 type A sign on Hwy 114 with an enclosed base
1 type D sign on FM 1709 with an enclosed base
5 type C signs on FM 1709
3 type C signs internally on Village Center Drive
Allowing for the attached letter variances for Home Depot to go with 6
foot letter height, to Kroger for the variances on the “K” and “G”
respectively; also the Village Center Logo on A and D; also allowing the
Kroger wall sign on the back side of Kroger in lieu of the second type A
sign on FM 1709; and to include the square footage of the signs as
requested.
May 21, 1996 – City Council approved a revised site plan (addition of
drive-through pharmacy window on west elevation) for Lot 3, Village
Center Phase I (ZA96-046).
September 16, 1996 – attached sign permitted for Kroger on north
elevation. ‘K’ at 8 foot letter height; ‘r’ at 4 foot letter height.
September 16, 1996 – attached sign permitted for Food & Pharmacy on
Kroger south elevation; 30 inch max letter height for ‘&’.
September 16, 1996 – attached sign permitted for Kroger on south
elevation. ‘K’ at 8 foot letter height; ‘r’ at 4 foot letter height.
October 14, 1996 – two monument signs permitted. One on FM1709
and the other on Village Center Drive.
Case No. Attachment A
ZA17-008 Page 2
October 15, 1996 – City Council approved Bank of America Sign
Variance to allow the attached signage (Kroger, Food & Pharmacy and
Bank of America) to exceed maximum allowed square footage on the
south elevation of the Kroger building. (Ordinance 506-A)
October 18, 1996 – attached sign permitted for Bank of America on
Kroger south elevation.
May 7, 1999 – attached sign permitted for Bank United on Kroger south
elevation.
April 16, 2001 – attached sign permitted for Washington Mutual on
Kroger south elevation.
June 13, 2003 – attached sign permitted to replace existing ‘Food &
Pharmacy’ with ‘Signature’; 46 inch max letter height for ‘S’. Permit
states square footage has decreased from previous sign.
June 13, 2003 – attached signs permitted to replace existing Kroger
signs with new design on south (Kroger) and north (Kroger Signature)
elevations; 54 inch max letter height. Permit states square footage has
decreased from previous sign.
December 5, 2003 – attached sign permitted for Bank of Texas on
Kroger south elevation.
August 2, 2011 – City Council approved a concept plan for Lot 3, Blk 1,
Village Center Phase I (ZA10-058).
August 2, 2011 – City Council approved a plat revision for Lots 3R1 and
3R2, Blk 1, Village Center Phase I (ZA10-059).
STAFF COMMENTS: The application exhibits are hyper-linked to this report. City Council
approval of the request does not eliminate the requirement for an
appropriate sign application submittal prior to sign installation. Please
contact Seantay Carpenter for sign application processing and pre-
install inspection. Seantay can be reached at 817-748-8215 or
scarpenter@ci.southlake.tx.us.
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
Case No. Attachment A
ZA17-008 Page 3
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.
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
ZA17-008 Page 1