SB Item 4 - MSP18-0002 Central Market Curbside
S T A F F R E P O R T
September 28, 2018
CASE NO: MSP18-0002
PROJECT: Master Sign Plan Amendment for the Shops of Southlake –
Central Market Curbside
EXECUTIVE
SUMMARY: On behalf of Carroll/1709 Ltd., Cates-Clark & Associates, LLP is requesting an
amendment to the Master Sign Plan (MSP) for the Shops of Southlake to
accommodate additional signage specific to Central Market Curbside grocery pick -
up. Central Market is located at 1425 E. Southlake Blvd., Southlake, Texas.
REQUEST
DETAILS: The applicant is requesting approval of an amended MSP to add specific signage
for Central Market Curbside grocery pick-up. In October 2005, the original MSP
(SP05-258) was approved setting sign criteria for the entire Shops of Southlake
development to include an anticipated large anchor tenant – Central Market. In
October 2006, an amendment (SP06-428) was approved allowing the addition of
six (6) vertical banners on the storefront. In June 2011, an amendment (MSP11-
002) was approved making adjustments for building blade, awning, umbrella and
sandwich board sign criteria. The applicant is requesting an amendment that will
accommodate the new Central Market Curbside grocery pick-up by adding one (1)
attached building sign, three (3) single sided directional signs and eight (8)
restricted parking signs. All other previously approved MSP criteria will remain.
A detailed summary of the proposed signs are as follows:
Changes to current MSP shown in red
Sign Regulation Permitted by Sign
Ordinance 704
Permitted by
Master Sign Plan
Proposed
Amendment
Fascia Signs for Large Anchor
over 70,000 sq. ft. (Central
Market)
*Quantity
One attached sign
per street front with
a maximum of two
attached signs per
building or lease
space.
Illuminated letters
that are face lit must
be of a neutral color
3 internally lit
channel cut letter
signs
4 banner signs
1 painted sign
4 internally lit
channel cut letter
signs – orange
(the green text is
not illuminated)
4 banner signs
1 painted sign
Department of Planning & Development Services
Sign Regulation Permitted by Sign
Ordinance 704
Permitted by
Master Sign Plan
Proposed
Amendment
Fascia Signs for Large Anchor
over 70,000 sq. ft. (Central
Market)
*Sign Area
Maximum 300 sq. ft.
Maximum 450 sq. ft.
(does not include
banners)
Maximum 450 sq. ft.
(does not include
banners)
The existing attached
signage measures
approximately 323 sq.
ft. and the additional
proposed sign is
approximately 102 sq.
ft. for a total area of
425 sq. ft.
Fascia Signs for Large Anchor
over 70,000 sq. ft. (Central
Market)
*Letter / Logo Height
Maximum 36 in. Letter
Height and 45 in. Logo
Height
Maximum 65.5 in.
Maximum 65.5 inches
*Proposed Curbside
sign measures
approximately 28 ½
in. Logo measures 74
in.
Directional and Wayfinding signs
1. Limited to two (2)
per site
2. 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.
3. Maximum height
allowed is 3 feet
4. Maximum sign face
area allowed is 4
square feet.
5. Maximum sign
structure area
allowed is 10
square feet.
N/A
1. Three (3) single
sided signs
2. No masonry
frame
3. 6 feet in height
4. 4 sq. ft. in sign
face area.
5. No sign
structure
Sign Regulation Permitted by Sign
Ordinance 704
Permitted by
Master Sign Plan
Proposed
Amendment
Restricted Parking Signs
1. Temporary or
permanent OR
Affixed to curb
2. Maximum 2
square feet sign
area
3. 1 per 25 parking
spaces but not
less than 2 per
tenant.
4. Limited to black
lettering with
white background
N/A
1. Eight (8)
Permanent
Curbside
instructional
restricted
parking signs
placed in
designated
pick-up areas.
2. 4 sq. ft. in area
3. White lettering
with orange
and green
background
ACTION NEEDED: Consider Approval of the Amended Master Sign Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
Presentation
Supporting Documents
STAFF CONTACT: Lorrie Fletcher (817-748-8069)
Dennis Killough (817-748-8072)
Case No. Attachment A
MSP18-0002 Page 1
BACKGROUND INFORMATION
APPLICANT: Cates-Clark & Associates, LLP
OWNER: Carroll/1709 Ltd.
PROPERTY SITUATION: The Shops of Southlake shopping center is located at the southeast
corner of East Southlake Boulevard and Carroll Avenue.
HISTORY: October 18, 2005 – The Conditional Sign Permit for the Shops of
Southlake was approved by City Council (SP05-258).
February 7, 2006 – The Conditional Sign Permit for monument
signs for the Shops of Southlake was approved by City Council
(SP06-081).
October 17, 2006 – An amendment was approved by City Council
to allow Central Market to erect six (6) vertical banners on the
storefront.
June 7, 2011 – The Master Sign Permit was amended and
approved by City Council making adjustments for building blade,
awning, umbrella and sandwich board signage (MSP11-002).
STRATEGIC LINK: C4 – Attract & keep top-tier businesses to drive a dynamic &
sustainable economic environment.
STAFF COMMENTS: City Council approval of the proposed plan does not eliminate the
requirement for appropriate sign permit application.
Please contact Seantay Carpenter at 817-748-8215 or
scarpenter@ci.southlake.tx.us for sign permit application
processing.
Design Guidelines - Master Sign Plans:
Commercial signage is an integral part of the urban design fabric of Southlake. It is absolutely
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
Case No. Attachment A
MSP18-0002 Page 2
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
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 No. Attachment A
MSP18-0002 Page 3
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\Shops of Southlake\MSP18-0002 - Amendment for CM Curbside\Sign Board\SB Item x - MSP18-0002 Central Market
Curbside.docx
Case No. Attachment B
MSP18-0002 Page 1