Item 5 - MSP18-001 - Chuys
S T A F F R E P O R T
March 2, 2018
CASE NO: MSP18-001
PROJECT: Master Sign Plan Amendment for Carroll Pointe – Chuy’s EXECUTIVE
SUMMARY: On behalf of Greenway Carroll Road Partners, LP, Starlite Sign is
requesting an amendment to the Master Sign Plan (MSP) for
Carroll Pointe as it pertains to Chuy’s located at 1221 E. SH 114,
Suite 100, Southlake, Texas.
REQUEST: Carroll Pointe is located on the southeast corner of Carroll Avenue
and the eastbound SH 114 Frontage Road.
Starlite Sign is proposing an amendment to the MSP for Carroll
Pointe enabling Chuy’s to relocate an existing attached building
sign. More specifically, removing the existing attached sign that is
located on a recessed façade on the east elevation and placing it
on the adjacent façade on the same elevation at a higher level.
Although there is no change in the actual sign, because
placement of the sign was part of the MSP approval, an
amendment is needed. No other changes to the current MSP are
being proposed with this application.
Department of Planning & Development Services
The specific sign regulations previously approved for Carroll
Pointe under MSP14-003 as they pertain to Chuy’s attached signs
are as follows:
Sign Type Proposed Sign Ordinance
704-F
Number of signs
per street front
Chuy’s is proposing one
(1) attached building
sign and one (1) building
blade sign on the east
elevation
One (1) sign per street
front
Total number of
attached signs to
include a building
blade sign facing
an internal street
or drive
Chuy’s is proposing
three (3) signs – two (2)
attached building signs
(east and west
elevations) and one (1)
building blade sign (east
elevation)
Two (2) attached signs
per tenant/lease space
or
One (1) building blade
sign per lease space in
lieu of one (1) attached
sign
Maximum letter
height for attached
sign facing Carroll
Avenue (west
elevation)
Chuy’s is proposing an
attached sign on the
west elevation that
shows 26 inches for the
“C”
16 inches
Maximum square
footage for
building blade sign
Chuy’s is proposing a
building blade sign that
is 52 square feet total /
26 square feet per sign
face.
8 square feet total / 4
square feet per sign
face.
ACTION NEEDED: Consider approval of requested Master Sign Plan Amendment
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
Link to Presentation
Link to Supporting Documents
Link to MSP14-003
STAFF CONTACT: Lorrie Fletcher (748-8069)
Dennis Killough (748-8072)
Case No. Attachment A
MSP18-001 Page 1
BACKGROUND INFORMATION
APPLICANT: Starlite Sign
OWNER: Greenway Carroll Road Partners, LP
PROPERTY SITUATION: The property is located at 1221 E. SH 114, Suite 100
HISTORY: October 7, 2014; City Council approved a Master Sign Plan for Carroll
Pointe for the property noting approval of the variances as proposed with
respect to Chuy’s restaurant: 1. One attached building sign and one
building blade sign on the east elevation; 2. Three signs with two attached
building signs (east and west elevations) and one building blade sign (east
elevation); 3. An attached sign on the west elevation that shows 26 inches
for the “C”; and, 4. A building blade sign that is 52 square feet total / 26
square feet per sign face. Also, noting approval of the Carroll Pointe
development monument sign locations and presentation.
October 28, 2015; Two façade sign applications were approved for the
Bicycle World lease space under the Master Sign Plan for Carroll Pointe.
The east façade sign was 31.3 square feet (23.9 ft. by 16½ inches) with 16
½-inch and 12-inch letters. The allowable signage is 52.8 square feet for
the west façade. The east façade sign was 55.6 square feet (34.1 ft. by 24-
inches) with 24-inch and 15-inch letters. The allowable signage is 66.5
square feet for the façade.
April 5, 2016; City Council approved three total signs for Bicycle World
tenant space which includes one attached sign on the west façade facing
Carroll Avenue, two signs on the east façade facing the parking lot, and
further noting that the second sign on the east façade will meet the
specifications as presented at the meeting in terms of letter height, area,
and location.
May 3, 2016; City Council approved a sign variance for the Harvest Bread
Company to allow two (2) permanent attached business signs to be placed
on suspended aluminum poles instead of directly on the façades of the
building; and also noting the variance shall only apply to the sign
presented.
October 4, 2016; City Council approved a sign variance for Lo Lo’s Chicken
and Waffles granting an additional sign on the west side of the building.
STAFF COMMENTS: City Council approval of the proposed sign(s) does not eliminate the
requirement for appropriate sign application submittals prior to the
installation of signs. Please contact Seantay Carpenter at 817-748-8215 or
scarpenter@ci.southlake.tx.us for sign application processing and pre-
install inspections.
Design Guidelines - Master Sign Plans:
Commercial signage is an integral part of the urban design fabric of Southlake. It is absolutely
Case No. Attachment A
MSP18-001 Page 2
necessary and shall be deemed as a tool that helps promote the health, safety and welfare of the
general public by providing guidance to both the vehicular driver and pedestrian. Due to its visual
prominence and effect on the overall design character of our city, signage as part of master sign
plans must be considered on the broader scale of community rather than on an individual site
basis. Signage is an integral part of the visual urban streetscape and shall not be designed to
visually compete with its surroundings, but rather serve to build on the quality of the traveler’s and
pedestrian’s experience. The basis for submitting a master sign plan application should not be to
have larger signs or logos permitted by ordinance but should clearly be related to the sign design
goals listed below:
Design Goals
1. To develop organized hierarchies of signage design types that help identify the
location and size standards for individual signs without infringing on the capability
of creative design.
2. To establish design criteria that promote the overall visual quality of the
streetscape environment for the general public while providing reasonable and
improved standards for identification of individual properties.
3. To improve the overall visual cohesive appearance of the site through signage
guidelines, with strong consideration that the visual streetscape.
4. To promote a “sense of place” for the City of Southlake while promoting creative
design for individual developments.
5. To promote signage as an architectural complement rather than being visually and
thematically disconnected.
Master Signage Plan Application
The master signage program application shall include, at a minimum, the following
to be deemed a completed application:
A master site plan showing a location of each of the proposed signage type(s).
Dimension and label the sign types and include distance measurement of the
signs location from the nearest public right-of way.
Provide signage elevations (dimensioned and labeled) indicating proposed text
areas, materials, material finishes, colors, lighting and identifiable references as to
how the signage design relates to the proposed architecture. Identify any
landscaping elements proposed.
For all signage is to be mounted on building façades, provide accurate building
elevations that show signage dimension, signage location, text areas, materials,
material finishes, colors and identifiable references as to how the signage design
relates to the proposed architecture.
If the applicant is requesting any variances from the current regulations as part of
the master sign plan, please indicate the location of the variance, what the
variance request is for and specific reason/justification for the variance and how
Case No. Attachment A
MSP18-001 Page 3
the variance promotes are adheres to the design goals provided.
A master sign plan application 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.
The sign design guidelines are designed to help ensure quality signs that
communicate their message in a clear fashion; however, the “guidelines” are not
as strict as sign “standards.” The review authority may interpret the design
guidelines with some flexibility in their application to specific signs/projects, as not
all design criteria may be workable or appropriate for each sign or project. In some
circumstances, one guideline may be relaxed to facilitate compliance with another
guideline determined by the review authority to be more important in the particular
case. The overall objective is to ensure that the intent and spirit of the design
guidelines are followed.
N:\Community Development\MEMO\Signs\Conditional Sign Permits\MSP18-001 - Carroll Pointe - Chuy's\Sign Board\Item 5 - MSP18-001 -
Chuy's.docx
Case No. Attachment B
MSP18-001 Page 1