Item 9A - Staff ReportItem 9A
SOUTHLAKE
PLANNING & DEVELOPMENT
SERVICES
STAFF REPORT
September 8, 2025
CASE NO: MSP25-0001
PROJECT: Master Sign Plan for Residences at Southlake
EXECUTIVE
SUMMARY: Fource Communications, on behalf of The Residences at Southlake, is seeking
approval of Master Sign Plan to allow seven signs for The Residences at Southlake
at Southlake Town Square.
REQUEST: At the August 19, 2025 City Council meeting, Council considered approval of a
Master Sign Plan for The Residences at Southlake which included a total of five (5)
signs: three (3) wall signs for Building A and two (2) signs for Building B.
For Building A, the proposal included:
• Three (3) building identification signs:
o "Office" (labeled as Sign A)
o "Residences at Southlake," including the address number (labeled as
Sign B)
o "Parking" (labeled as Sign C)
• Note: The original proposal included two medallion signs, Signs F and G,
which were removed from the request
For Building B, the proposal included:
o One (1) "Residences at Southlake" (labeled as Sign E)
o One (1) monument sign "Residences at Southlake" with the address (labeled
as Sign D)
Council approved the request (7-0) for Signs A, B, C, and E; however, the applicant
was directed to return with alternative design options for Sign D. Accordingly, the
applicant has submitted a revised design for Sign D and is now seeking City
Council's approval.
Details of the revised Sign D and original Sign D, as well as the complete Master
Sign Plan, are provided below. Items shown in red indicate proposed regulations
that do not comply with the current sign code.
Case No.
MSP25-0001
0
Case No.
MSP25-0001
SIGN D - Illuminated ID / Address Sign
at Bldg. B SW Fence / Knee Wall
Revised Submittal
Sign Ordinance No 704-J
Proposed Sign
Sign Face Framed
The sign face shall be framed by a
minimum of 6" of brick, stone, or
masonry material matching the front
fa ade of the building
6" of Synthetic Stucco
Finish
Address Number Size
8"
8"
Address Number Placement
top 20% of the sign structure
Knee Wall
Illuminated Address
internal, backlit or externally lit
NA
Overall Sign Height
6'— 6"
2' — 11 1/2"
Overall Sign Width
13'
8'— 3 1/2"
Sign Face Height
4'
1'— 8 1/4"
Sign Area
50 SF Per Sign Face; 100 SF Total
11.8 SF
Logo shall not exceed 25% of the
area of the sin panel.
2.95 SF
2.2 SF
Setback Distance
10,
8'— 3"
Number of Panels
6
1
SIGN D - Illuminated ID / Address Sign
Original Submittal
at Bldg B SW Fence / Knee Wall
- 11
Permitted Per Sign Ordinance No 704-J
Proposed Sign
The sign face shall be framed by a
Sign Face Framed
minimum of 6" of brick, stone, or
NA
masonry material matching the front
fagade of the building
Address Number Size
8"
8"
Address Number Placement
top 20% of the sign structure
Knee Wall
Illuminated Address
internal, backlit or externally lit
NA
Overall Sign Height
6'— 6"
1'— 5"
Overall Sign Width
13'
6'— 10"
Sign Face Height
4'
1'— 5"
Sign Area
50 SF Per Sign Face; 100 SF Total
11.8 SF
Logo shall not exceed 25% of
NA
1.5 SF
the area of the sin panel.
Setback Distance
10,
8'— 3"
Number of Panel
6
1
Case No.
MSP25-0001
Original Submission Sign Package
Sign A - Single Face Illuminated ID
Approved by City Council On
at Bldg. A Main Ent
08-19-2025
Single Face illuminated
� OFFICE�
Permitted Per Sign Ordinance No 704-J
Brief Description
•
Street typology - all other street
•
Upper story signs require City Council approval
Upper Story Sign
•
Sign type is prohibited
•
Sign type - Push -through Cabinet Sign
•
Number of Signs: One attached sign allowed
Number of signs 1 of 5 for building A
per street front with a total of two
Letter Height: 8"
•
Letter Height: 16"
•
Sign Height: 1' - 4"
•
Logo Height: 20"
Sign Width: 5'
•
Sign Width: 11.5'
Sign Area: 6.7 SF
•
Sign Area: 186 SF
•
Logo height: 16"
•
Logo Area: 37.24 SF
Logo Area: 1.4 SF
•
Internally illuminated sign must be neutral in
•
Illumination: face lit
color when lit
Sign B - Single Face Illuminated ID / Address Sign
Approved by City Council On
at Bldg. A West Elev.
08-19-2025
g---
it
----'
Permitted Per Sign Ordinance No 704-J
Brief Description
•
Street typology - all other street
•
•
First Floor Sign
•
First Floor Sign
•
Sign Type is prohibited
Sign type - Push -through Cabinet Sign
•
Number of Signs: One attached sign allowed
with non -lit letters
per street front with a total of two
Number of Signs 2 of 5 for building A
•
Letter Height: 16"
•
Letter Height: 3" & 8"
•
Logo Height: 20"
Sign Height: 1' - 4"
•
Sign Width: 9.7'
•
Sign Width: 6'- 10"
•
Sign Area: 67.55 SF
•
Sign Area: 9.7 SF
•
Logo Area: 13.51 SF
Logo Height: 17"
•
Non -illuminated three-dimensional metal or
Logo Area: 1.5 SF
plastic letters with >_2"
Non -Lit letter depth: 1/4"
•
Internally illuminated sign must be neutral in
Illuminations: face lit, top & bottom lighting
color when lit
•
Address Sign:
•
Address signs no greater than five (5) square
o Sign Type — non lit letters
feet in area. Address signs more than five (5)
o Letter height: 10"
square feet in area shall be considered
o Sign width: 3'- 4"
attached business signs and shall be counted
o Non -Lit letter depth: 1/4"
toward the area of signage permitted on a
o Sign Area: 2.7 SF
building fagade or monument sign.
•
Overall Sign Height: 2' - 6 3/4"
•
Total Sign Area: 13.61
Case No.
MSP25-0001
SIGN C - Single Face Illuminated ID
Approved by City Council
at Bldg. A Garage Entry N. Elev.
On 08-19-2025
Permitted Per Sign Ordinance No 704-J
Brief Description
•
Street typology - all other street
•
First Floor Sign
0
First Floor Sign
•
Channel cut letters (internally or externally
•
Sign type — Channel letter with aluminum
illuminated) mounted to a sign backer is
webbing on raceway
prohibited.
0
Number of Signs 3 of 5 for building A
•
Number of Signs: One attached sign allowed
0
Letter Height: 12"
per street front with a total of two
•
Sign Height: 1'- 8"
•
Letter Height: 16"
0
Sign Width: 9' - 10"
•
Logo Height: 20
0
Sign Area: 16.4 SF
•
Sign Width: 9.7'
•
Logo Height: 1'- 8"
•
Sign Area: 67.55 SF
0
Logo Area: 1.5 SF
•
Logo Area: 13.51 SF
0
Backer plate Aluminum webbing:.90"
•
Internally illuminated sign must be neutral in
•
Illuminations: face lit
color when lit
SIGN D - Illuminated ID / Address Sign
Tabled by City Council
at Bldg B SW Fence / Knee Wall
On 08-19-2025
' diph Hnlnnmhaex la lAdEnn Sign ai Na98 SYYf-mrxiw. wNl
-- - - ����
7�
Permitted Per Sign Ordinance No 704-J
Brief Description
•
Street typology - All Other Street
0
First Floor Sign
•
Monument sign criteria require masonry framing
•
Sign type - Push -through Cabinet Sign
•
Illuminated address numerals located at the top
with non -lit letters
20% of the sign structure
•
Number of monument signs 1 for building
Setback of at least 10 feet from the right of way
B
•
Letter Height: 3" & 8"
•
Sign Height: 1'- 4"
•
Sign Width: 6'- 10"
•
Sign Area: 9.7 SF
•
Logo Height: 17"
•
Logo Area: 1.5 SF
•
Non -Lit letter depth: 1/4"
•
Setback Distance: 8' - 3"
•
Illuminations: Face Lit
•
Address Sign:
o Sign Type — Non -Lit Letters
o Letter Height: 8"
o Sign Width: 2'- 8"
o Non -Lit letter depth: 1/4"
o Sign Area: 1.7 SF
•
Overall Sign Height: 2' - 8"
Total Sign Area: 11.4 SF
Case No.
MSP25-0001
SIGN E - Single Face Illuminated ID
Approved by City Council
at Bldg. B Main Entry
On 08-19-2025
-..�,-Ni-na,Nn»y.nxm,. »a
Permitted Per Sign Ordinance No 704-J
Brief Description
•
Street typology - All Other Street
•
First Floor Sign
• First Floor Sign
•
Sign Type is prohibited
6 Sign Type - Push -through Cabinet Sign
•
Number of Signs: One attached sign allowed
with non -lit letters
per street front with a total of two
e Number of Attached Signs: 1 for building B
•
Letter Height: 16"
• Letter Height: 3" & 8"
•
Logo Height: 20"
Sign Height: 1'- 4"
•
Sign Width: 18.6'
• Sign Width: 6'- 10"
•
Sign Area: 144 SF
Sign Area: 9.7 SF
•
Logo Area: 28.8 SF
Logo Height: 17"
•
Non -Illuminated three-dimensional metal or
• Logo Area: 1.5 SF
plastic letters with -aZ'
• Non -Lit letter depth: 1/4"
•
Internally illuminated sign must be neutral in
Illuminations: Face Lit & Up Lighting
color when lit
SIGN F - Single Face Illuminated Emblem
Denied by City Council
at Bldg. A NE Parapet Wall
On 08-19-2025
i EY/e,x. nHpdi»y,NryNEN.
I \ I
If the sign consists of a logo only, the logo may cover 100 percent of the sign and use any color.
Permitted Per Sign Ordinance No 704-J
Brief Description
•
Street typology — Freeways
•
Upper story signs require City Council
e Upper Story Sign
approval
e Number of signs 4 of 5 for building A
•
Number of Signs: One attached sign allowed
6 Logo
per street front with a total of two
o Letter Height: 1' - 4"
•
Letter Height: 42"
o Logo Height: 4'- 10 1/2"
•
Logo Height: 52.5"
o Logo Width: 3" - 11"
•
Sign Width: 13.5'
o Logo Area: 19 SF
•
Sign Area: 67.55 SF
o Illumination: Face Lit
•
Logo Area: 13.51 SF
•
Internally illuminated sign must be neutral in
color when lit
Case No.
MSP25-0001
SIGN G - Single Face Illuminated Emblem
Denied by City Council
at Bldg. A NW Parapet Wall
On 08-19-2025
0 si„gle ttlllumbut.O Emblem aF eIJ9NHNPmpPF W91
�y
.M
lMjelKlFNb k—dFP 111lNels WNb
If the sign consists of a logo only, the logo may cover
100 percent of the sign and use any color.
Permitted Per Sign Ordinance No 704-J
Brief Description
•
Street typology - Freeways
•
Upper story signs require City Council
•
Upper Story Sign
approval
•
Number of signs 5 of 5 for building A
•
Number of Signs: One attached sign allowed
Logo
per street front with a total of two
o Letter Height: 1 `- 1 1/4"
•
Letter Height: 42"
o Logo Height: 4'- 10 1/2"
•
Logo Height: 52.5"
o Logo Width: T- 3"
•
Sign Width: 13.5'
o Logo Area: 16 SF
•
Sign Area: 67.55 SF
o Illumination: Face Lit
•
Logo Area: 13.51 SF
•
Internally illuminated sign must be neutral in
color when lit
ACTION NEEDED: Consider approval of Sign "D" as part of Master Sign Plan for The
Residences at Southlake
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
Presentation
Plans
STAFF CONTACT: Seantay Carpenter (817) 748-8215
Jenny Crosby (817) 748-8195
Case No.
MSP25-0001
BACKGROUND INFORMATION
APPLICANT: Fource Communications
OWNER: KG Southlake Owner LLC
PROPERTY SITUATION: 1530 Meeting St.
LEGAL DESCRIPTION: Lot 1 R, Block 20, Southlake Town Square Addition
CURRENT ZONING: "DT" Downtown District
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; City Council approved 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. (ZA10-068)
May 3, 2011; City Council approved a revised Concept Plan for the
Garden District, including 130 Garden District Residences and 10
Brownstones. (ZA10-069)
November 19, 2013; City Council approved 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.
(ZA13-011)
November 19, 2013; City Council approved a Preliminary Plat for
Southlake Town Square Garden District and Brownstones Phase C
to develop 60 Garden District residential units and 33 Brownstones.
(ZA13-012)
November 19, 2013; City Council approved 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. (ZA13-053)
November 19, 2013; City Council approved a Specific Use Permit
(SUP) for residential lofts in the Southlake Town Square "D7
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 for a period of 24 months before commencing construction of the
use. (ZA13-054)
Case No. Attachment A
MSP25-0001 Page 1
September 15, 2015; City Council denied 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
March 31, 2016, and to increase the maximum height from
approximately 52' 4" to approximately 59'. (ZA15-094)
October 20, 2015; City Council approved 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" (Option 1). (ZA15-107)
October 20, 2015; City Council denied 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. (Option 2). (ZA15-108)
April 1, 2014, City Council approved a specific use permit for a
temporary sales facility for the Garden District development (ZA14-
011).
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)
June 5, 2018; City Council approved two off -site development signs
(one V-shaped sign) located at the SE corner of Central Avenue and
SH114 for period ending June 30, 2020 or such time as construction
is completed, whichever comes first; allowing one wayfinding sign
measuring up to 3' x 5' at the NW corner of Central Avenue and FM
1709 for period ending June 30, 2020 or such time as construction is
completed, whichever comes first; and allowing three temporary
construction signs placed on Parkview Residences construction
fence along Central Avenue per the exhibit this evening for period
ending December 31, 2019 or such time as construction is
completed, whichever comes first. (SV18-0002)
June 16, 2020; City Council approved an amended Master Sign Plan
for Southlake Town Square. (MSP20-0001)
February 23, 2021; City Council approved a Specific Use Permit to
allow a one (1) year extension of the previously approved specific
use permit for the temporary sales facility and signage located at 351
Central Avenue; and the specific use permit is extended to March 30,
2022. (ZA20-0069)
Case No. Attachment A
MSP25-0001 Page 2
April 20, 2021; City Council approved a sign variance for one (1)
existing off -site sign for the Parkview Residences located at E. SH
114 and Central Avenue for a 1-year period. (SV12-0002)
December 07, 2024; City Council approved a sign variance for
Parkview Residences to allow the event lighting on the building per
the proposed holiday and event schedule and regulations as outlined
in the staff report dated November 30, 2021. (SV24-0025)
January 07, 2025; City Council approved a sign variance for The
Residences at Southlake granting variances for three signs one off
site development sign located at the southeast corner of central
avenue and the east state highway 114 frontage road and two five
(5) foot by twenty-five (25) foot banners on the west elevation
construction fence located at 1530 Meeting Street and noting that we
are approving a duration of all signs to be allowed until July 31 sc 2025,
or until construction is complete. (SV24-0012)
SIGN BOARD: August 07, 2025; Approved (5-2; Gunter, Springer) Subject to staff
report dated August 01, 2025, noting the removal of Signs F and G,
which are the medallion signs, and requesting an alternative design
for those locations.
CITY COUNCIL: August 19, 2025; Approved (7-0) Subject to the Staff Report dated
August 11, 2025, noting the following:
• Approving the Master Sign Plan to allow for four signs for
Building A and Building B, with a fifth sign coming back on
September 2, 2025
Per Sign Board recommendation as presented this evening,
and as the applicant has agreed, removing the two logo
medallion signs on Building A, labeled as Signs F and G.
TABLING the monument sign labeled as Sign D to the
September 2, 2025, Regular City Council meeting with
optional renderings for consideration.
Approving " Office" (labeled as Sign A); " Residences at
Southlake," including the address number (labeled as Sign
B); " Parking" (labeled as Sign C); and Residences at
Southlake" (labeled as Sign E)
September 02, 2025; applicant requested to table.
City Council consideration of this item is scheduled to be held on
September 16, 2025.
STAFF COMMENTS: City Council approval of this request does not waive the requirement
to obtain a sign permit prior to installation. All signage must be
reviewed and approved through the City's permitting process before
any installation takes place.
Additionally, illuminated signs are subject to specific restrictions.
Such signs may not be erected or displayed within one hundred fifty
(150) feet of any single-family residentially zoned property unless the
Case No. Attachment A
MSP25-0001 Page 3
lighting is fully shielded from view and the level of indirect light
complies with the standards established in Lighting Ordinance No.
693-B, as amended.
For assistance with the sign permit application and to schedule a pre -
installation inspection, please contact Seantay Carpenter at 817-748-
8215 or via email at scarpenter(@ci.southlake.tx.us.
Case No. Attachment A
MSP25-0001 Page 4
Vicinity Map
1530 Meeting St
¢�
�.NjC�Illlrnju
111111111ir WIN
,lXE
tit PAII
i�
LU
MSP25-0001
Master Sign Plan
D 200 400 800
Feet
N
E
S
Case No. Attachment B
MSP25-0001 Page 1