SB Item 4 - SV18-0002 Garden DistrictCase No.
SV18-0002
S T A F F R E P O R T
May 11, 2018
CASE NO: SV18-0002
PROJECT: Sign Variance for The Garden District Parkview at Southlake Town Square
EXECUTIVE
SUMMARY: Frank Bliss with SLTS Block 4, LP is seeking approval of variances to the Sign
Ordinance No. 704 regulations, as amended, and the Southlake Town Square
Phase II Conditional Sign Permit (CSP) to allow two (2) development signs and
construction fence signage for The Garden District Parkview at Southlake Town
Square.
DETAILS: The two (2) proposed development signs are located at the southeast corner of
Central Avenue and E. SH 114 frontage road, and at the northwest corner of
Central Avenue and E. Southlake Blvd. Sign Ordinance No. 704, as amended,
allows for one (1) development sign per street frontage. The signs must also be
located on the subject property. The two (2) proposed signs were previously
approved for a period of one (1) year for these locations in December 2014 under
case SV14-017. The applicant is requesting to reface the signs and erect them in
the same locations. The purpose of the proposed development signs is to provide
direction to the existing temporary sales office located at 351 Central Avenue
(SUP expires March 31, 2019). The applicant is requesting the signs be allowed
until the sale of final residence or June 30, 2020, whichever comes first.
The requested construction fence signage is for the new Parkview residences
located at 350 Central Avenue. There are three (3) 6’ x 12’ signs proposed. The
CSP allows for signage along construction barricades, however, there is a setback
requirement of 25 feet from any public right of way as well as a time limitation of
120 days. The applicant is requesting the signs be allowed until the construction is
complete or December 31, 2019, whichever comes first. The anticipated
construction completion and turnover of residences to Buyers for possession is
Summer/Fall of 2019.
Department of Planning & Development Services
Case No.
SV18-0002
The specific variances are as follows:
Sign Regulation Permitted Proposed
Development sign
location
1 per street frontage
located on the subject
property.
1 off-site sign at the southeast corner
of Central Avenue and E. SH 114
frontage road and 1 off-site sign at the
northwest corner of Central Avenue
and E. Southlake Blvd.
Development Sign
duration
Signs must be removed
within one year of
erection of the sign or
upon issuance of a
C.O. for all buildings on
the site.
The applicant is requesting the signs
be allowed until the sale of final
residence or June 30, 2020,
whichever comes first.
Temporary
Construction Sign
location
Signage shall be
permitted provided the
barricade is not located
within 25 feet of a
public right of way.
The construction fence is located
directly along the public right of way.
The proposed signs are to be
attached to the fencing in three (3)
locations along Central Avenue.
Temporary
Construction Sign
duration
Signs may be erected
for a total period not to
exceed 120 days.
The applicant is requesting the signs
be allowed until the construction is
complete or December 31, 2019,
whichever comes first.
ACTION
NEEDED: Consider approval of the sign variances requested.
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Attachments:
PowerPoint Presentation
Demonstration Narratives
Supporting Documents
STAFF CONTACT: Lorrie Fletcher (817-748-8069)
Dennis Killough (817-748-8072)
Case No. Attachment A
SV18-0002 Page 1
BACKGROUND INFORMATION
APPLICANT: Frank Bliss with SLTS Block 4, LP
OWNER: 2016 Parkview Condominiums Development, LLC
PROPERTY SITUATION: The proposed development signs are located at 1651 E. SH 114 and 1492
E. Southlake Blvd. The construction fencing signage is located at 350
Central Avenue. The temporary sales office is located at 351 Central
Avenue.
HISTORY: November 1998; Phase I Sign Regulations adopted
March 1999; Phase II Sign Regulations adopted
November 2005; Grand Avenue Sign Regulations adopted
May 3, 2011; (ZA10-068) A text amendment to Section 37 (“DT” Downtown
District) of Zoning Ordinance No. 480, as amended, creating new
definitions for “Garden District” and “Garden District Residences” as well as
providing additional development regulations for such development was
approved.
May 3, 2011; (ZA10-069) A revised Concept Plan for the Garden District,
including 130 Garden District Residences and 10 Brownstones, was
approved.
November 19, 2013; (ZA13-011) A revised Concept Plan for the Garden
District and Brownstones Phase C to allow construction of 60 Garden
District Residences and 33 Brownstones for a total of 93 residential units
on approximately 7.472 acres was approved.
November 19, 2013; (ZA13-012) A Preliminary Plat for Southlake Town
Square Garden District and Brownstones Phase C to develop 60 Garden
District residential units and 33 Brownstones was approved.
November 19, 2013; (ZA13-053) A Specific Use Permit (SUP) for the
Brownstones, which includes portions of Phase B, Phase C and the
Garden District to develop 33 Brownstones on approximately 4.89 acres
was approved.
November 19, 2013; (ZA13-054) A Specific Use Permit (SUP) for
residential lofts in the Southlake Town Square “DT” Downtown District for
The Residences to allow the construction of 38 residential lofts in a five-
story building on an approximately 0.60 acre lot was approved allowing for
a period of 24 months before commencing construction of the use.
September 15, 2015; (ZA15-094) A Specific Use Permit (SUP) for
residential lofts in the Southlake Town Square “DT” Downtown District,
Case No. Attachment A
SV18-0002 Page 2
which proposed a revision of the previous SUP approval to extend the
expiration date from November 19, 2015 to March 31, 2016 and to increase
the maximum height from approximately 52’ 4” to approximately 59’ was
denied by City Council.
October 20, 2015; (ZA15-107) A Specific Use Permit (SUP) for residential
lofts in the Southlake Town Square “DT” Downtown District, which
proposed a revision of the previous SUP approval to extend the expiration
date from November 19, 2015 to November 20, 2016 and to increase the
maximum height from approximately 52’ 4” to approximately 59’ 3” was
approved by City Council (Option 1).
October 20, 2015; (ZA15-108) A Specific Use Permit (SUP) for residential
lofts in the Southlake Town Square “DT” Downtown District, which
proposed a revision of the previous SUP approval to extend the expiration
date from November 19, 2015 to November 20, 2016 was denied by City
Council (Option 2).
April 1, 2014, City Council approved a specific use permit for a temporary
sales facility for the Garden District development (ZA14-011). Due to expire
March 31, 2019.
December 2, 2014, City Council approved a sign variance allowing two (2)
off-site temporary development signs and one (1) off-site sandwich board
sign for The Garden District sales office. (SV14-017)
November 15, 2016; City Council approved a Specific Use Permit for the
Parkview Residences (ZA16-095)
A similar sign variance approval:
October 20, 2015; City Council approved specific construction signage for
Z Gallerie as proposed for the three signs as presented and to extend the
duration for construction signs for this one particular project from 120 days
to 180 days.
STAFF COMMENTS: City Council approval of the request does not eliminate the requirement for
a 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
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.
Case No. Attachment A
SV18-0002 Page 3
a. 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.
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.
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Case No. Attachment B
SV18-0002 Page 1