Item 9B - CTI Foods
Case No.
SV20-0011
S T A F F R E P O R T
August 25, 2020
CASE NO: SV20-0011
PROJECT: Sign Variance for CTI Foods
EXECUTIVE
SUMMARY: Signarama NFW, on behalf of Medici Development Partners, is requesting
approval of a variance to Sign Ordinance No. 704, as amended, to allow an
upper story attached building sign to be located on a wall that is with in the
tenant’s lease space. The tenant, CTI Foods, is located at 2106 E. SH 114,
Suite 400, Southlake, Texas.
REQUEST
DETAILS: CTI Foods is located in the Kimball Park office building on the northwest corner
of E. State Highway 114 and N. Kimball Avenue. The Kimball Park office
building is a four-story office building located approximately 970 feet north of E.
State Highway 114. and approximately 230 feet from N. Kimball Avenue. CTI
Foods occupies the south facade of the fourth floor of the building. The
proposed sign will be located above the fourth floor on the south elevation and
within an off-set façade area to balance with the existing Keller Williams sign
located to the east. There are currently four (4) signs on the building; two (2)
first floor signs, Liberty Mutual on the south elevation, Independence Title on
the north elevation, one (1) upper story sign on south elevation, Keller Williams
(approved under SV17-010) and one (1) the upper story sign on the east
elevation, C. H. Robinson (approved under SV20-0001).
In Sign Ordinance No. 704-J, upper story signs are prohibited unless approved
by City Council as part of a Master Sign Plan or variance. The proposed
attached building sign qualifies as an upper story sign and is located within the
lease space and within the 75% of the south lease façade. The proposed sign
letters and logo are within the allowable letter and logo and meets all other sign
ordinance criteria regarding area, letter type and illumination.
Case No.
SV20-0011
The details of the sign and sign variances requested are as follows:
Sign Regulation Permitted Sign Ord. 704-J Proposed Sign
Upper Story Sign Upper story signs require a Master
Sign Plan or variance Upper story, south elevation
Sign Width 52.5 ft. (current location) 16 ft.
Max. Letter Ht. for
Attached Sign 52.5 inches 30 inches
Area of Building Sign 178.5 sf +- 42.25 sf
Logo Height 52.5 inches 48 inches
Internally illuminated
channel cut letters – color
Non-neutral colored
channel cut letters must
be halo lit
Internally illuminated channel cut
letters are required to be white,
ivory, black, grey, beige or similar
neutral colors.
Reverse channel letters may be
any color with white or off-white
lighting. Logos may use any color.
Letters: CTI with reverse lit
black channel letters with
black returns with white LED
lighting.
Foods letters and logo:
Reverse lit with custom blue
PMS 549 translucent vinyl and
matching trim cap and logo
return with white LEDs lighting
Sign Congruent to
Tenant’s Lease Space
Sign to be located within 75% of
the single plan façade or on an
articulated surface of the building
façade of the tenant lease space
Sign to be centered on the
south elevation within 75% of
the facade (between two
articulated façade sections)
ACTION : Consider Approval of Requested Variance
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
PowerPoint Presentation
Demonstration
Plans
STAFF CONTACT: Ken Baker (817)748-8067
Patty Moos (817)748-8269
Case No. Attachment A
SV20-0011 Page 1
BACKGROUND INFORMATION
OWNER: Medici Development Partners
APPLICANT: Signarama NFW
PROPERTY SITUATION: 2103 E. State Highway 114, Ste. 400, Southlake
LEGAL DESCRIPTION: Lot 3, Kimball Park
CURRENT ZONING: S-P-2 Generalized Site Plan District
STRATEGIC LINK: C4 – Attract & keep top-tier businesses to drive a dynamic & sustainable
economic environment
HISTORY: September 4, 2012; City Council approved a Zoning Change and
Concept/Site Plan from “I-1” Light Industrial District to “S-P-2”
Generalized Site Plan District for Victory Lane. (ZA12-067)
March 4, 2014; City Council approved a Zoning Change and
Concept/Site Plan from ““S-P-2” Generalized Site Plan District to “S-P-2”
Generalized Site Plan District for Kimball Park. (ZA13-135)
March 4, 2014; City Council approved a Preliminary Plat for Kimball
Park, (ZA13-136)
May 8, 2014; The Planning and Zoning Commission approved a Final
Plat for Kimball Park.
June 2, 2015; City Council approved a Zoning Change and Site Plan for
Kimball Park (Cambria Hotel and Suites). (ZA15-032)
December 6, 2016; City Council approved a master sign plan for the
Cambria Suites approving 42 inch letters with the letter ‘i’ at 45 inches
for both the south and east facades and also allowing the applicant the
option of a channel cut letter that is a color that complies with the sign
ordinance or a reverse halo lit sign which can be any color, as allowed
by ordinance. (MSP16-007)
March 1, 2016; City Council approved a Zoning Change and Site Plan
from “S-P-2” Generalized Site Plan District to “S-P-2” Generalized Site
Plan District for The Offices at Kimball Park to revise the previously
approved S-P-2 Zoning and Concept Plan for Kimball Park and to seek
approval of a Site Plan for an approximately 116,484 square foot four-
story office building and a one-level parking garage. (ZA15-142)
February 21, 2017; City Council approved a Site Plan for the Kimball
Park, Lot 5 for a retail and restaurant building and granting: a variance
for vertical and horizontal articulation on all facades visible from State
Highway 114; a variance to allow painted metal posts at the top of the
Case No. Attachment A
SV20-0011 Page 2
columns; approval of variance to allow painted metal posts at the top of
the columns; noting the applicant has agreed to relocate the service
entrance and electrical equipment to generally be located on the
northeast portion of the building structure; noting that the patio cover
materials are not fabric material, but will consist of a metal material per
city code; and not approving the variance to Landscape Ordinance No.
544-B, as amended, Section 3.4, requiring parking lot landscape islands
to have a minimum width of 12 ft. to allow a width of approximately 9 ft.
(ZA17-002)
September 5, 2017; City Council approved a sign variance for Keller
Williams to allow an upper story attached building sign to be located on
a wall that is not congruent with the tenant’s lease space and approved
the sign specifications as presented for location, size, and materials.
(SV17-010)
September 5, 2017; City Council approved a sign variance for two
monument signs for the Kimball Park development to allow the setback
distance for the proposed monument sign along SH 114; maximum
height(s) for the proposed monument sign along Kimball Ave.; maximum
number of panels for both proposed monument signs; and, placement of
address numerals for both proposed monument signs. (SV17-011)
March 3, 2020; City Council approved a sign variance for C.H. Robinson
to allow an upper story sign on the east elevation limiting the logo height
to 48-inches.
SIGN BOARD: August 20, 2020; Approved (6-0) the motion to approve the item.
STAFF COMMENTS: 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
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,
Case No. Attachment A
SV20-0011 Page 3
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 conside red
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
SV20-0011 Page1