Item 9A - Demonstration and Plans THE
DESIGNERY
KITCHENS I BATHS I CLOSETS
02/13/2026 Update
ADDENDUM TO SIGN VARIANCE APPLICATION
Demonstration
1. Literal enforcement of the sign regulation will create an unnecessary hardship
or practical difficulty.
As illustrated below, from the perspective of a motorist traveling along S Nolen Drive,
literal enforcement of the current sign regulations would create a practical and
material hardship by significantly reducing the visibility, legibility, and communicative
function of our business identification at this location.
D SIGNERY
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View from S Nolen Drive — permitted industrial signage
Although the building is classified as "industrial" under zoning, the space is being used
as a cabinet showroom, with regular public and trade visitation, scheduled design
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DESIGNERY
KITCHENS I BATHS I CLOSETS
consultations, and walk-in traffic. Clear, readable identification is essential not only for
wayfinding, but also for allowing passersby to immediately understand what the
business is and what it offers. Our logo intentionally includes the descriptor "Kitchens.
Baths. Closets." for this very reason, as "The Designery" on its own could reasonably be
misconstrued as another type of business without sufficient visual clarity.
Under the industrial sign standard, the permitted sign is disproportionately small
relative to the building facade, resulting in reduced visibility from Nolen Drive, the
adjacent parking area, and internal drive aisles. For a new showroom introduction, this
materially limits the ability of drivers to visually register the business, connect it to
"kitchens, baths, and closets," and take the next step of looking the business up online
or scheduling a visit. Without this immediate visual connection, passing drivers have no
reasonable cue to search for the business online or understand its relevance to their
needs.
As a design-focused cabinet showroom, establishing trust with prospective clients
seeking high-quality design solutions for their homes is critical. The sign is often the
first and only opportunity to communicate relevance and credibility to a potential
customer. If the sign is undersized, difficult to read, or visually disconnected from the
fagade, it fails to perform this basic function. This is not a matter of preference, but
one of fundamental legibility and comprehension within a driving environment.
The result is a tangible hardship: reduced visibility directly lowers the likelihood
that potential customers will identify the business, search for it online, or visit the
showroom. For a new national franchise entering the Southlake market for the first
time, this diminished visibility materially impacts early traction, brand recognition, and
financial performance at a critical launch phase.
As shown below, the requested variance increases roadside visibility significantly,
communicating very clearly our focus as a business as well as our name. The proposed
signage includes channel lettering and vinyl wrap on the windows using no more than
10% of the available glassware. Please refer to the provided sign specifications
document for further details.
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DESIGNERY
KITCHENS I BATHS I CLOSETS
CHANNEL SIGNAGE +VINYL
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D SIGNERY
KITCHENS BATHS CLOSETS
View from S Nolen Drive — requested variance signage
In addition, restricting signage to only the portion of the facade that aligns with the
interior lease line further compounds this hardship. Despite having full legal and
physical use of the entire entrance wall, signage is limited to a reduced area that
does not reflect how the building is approached or perceived from the street. The
adjacent door serves solely as a rear emergency exit for the neighboring tenant and
does not function as a public entrance.
Taken together, these constraints create a practical difficulty by preventing the sign from
performing its intended purpose: allowing passing drivers and visitors to clearly identify
the business, understand its offerings, and take the next step toward engagement. This
materially impairs the reasonable use of the space as a cabinet showroom and
constitutes an unnecessary hardship under the ordinance.
1 b - Temporary Measure
As a temporary and interim measure, we are proposing to install signage that fully
complies with the City's temporary signage standards while the permanent variance is
under review. This temporary signage will consist of a banner not exceeding 30 square
feet, along with window vinyl limited to no more than 10% (6.3% of the total glass area
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DESIGNERY
KITCHENS I BATHS I CLOSETS
along the storefront frontage. Please refer to the provided sign specifications document
for further details.
While this temporary solution allows us to identify the business during the opening
phase and would remain in place until the permanent signage is approved and installed
(anticipated in May/June 2026), it does not resolve the long-term visibility challenges
created by strict enforcement of the permanent sign regulations. Accordingly, the
temporary signage is intended solely as a short-term, code-compliant measure and
does not eliminate the unnecessary hardship that forms the basis of this variance
request.
GRAND OPENING BANNER+VINYL (30sgft banner+ 10%vinyl) f
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THE
DESIGNERY
KITCHENS I BATHS I CLOSETS
2. The situation causing the hardship is unique to the
affected property and is not self-imposed.
The hardship arises from site-specific conditions and is not self-imposed by the
applicant.
The building presents a flex-commercial fagade and frontage condition, while being
regulated under industrial signage standards that no longer reflect how the property
functions today. Neighboring businesses include a gym, film studio, interior design and
decor showroom, boxing gym, window blinds franchise showroom, and garage door
franchise showroom. Collectively, these uses reflect a commercial showroom and office
environment rather than a traditional industrial use.
Additionally, it should be noted that our direct neighbor, the gym called Impact Fitness
uses both channel lettering and panel based signage. Our proposed sign is similarly
balanced across the full entrance fagade, resulting in a cohesive and architecturally
consistent presentation within the building. Additionally, the use of a single sign
type—channel lettering—results in a more cohesive and architecturally consistent
solution than the use of multiple sign types.
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THE
DESIGNERY
KITCHENS I BATHS I CLOSETS
We did not create the building classification, fagade proportions, entrance configuration,
or interior demising lines. The interior lease line does not correspond to the exterior
architectural rhythm or the functional entrance area, creating a mismatch between
permitted signage and actual site conditions.
Furthermore, while we have legal rights to the full stucco fagade at the entrance,
signage is restricted to only a portion of that area based on internal demising that has
no functional relationship to how the building is accessed by the public. This condition is
unique to this tenancy within this building and is not self-imposed.
2b - Temporary Measure (see 1a for mockup)
In the interim, we are proposing to comply with the City's temporary signage provisions,
utilizing a banner limited to 30 square feet and window vinyl covering no more than 10%
of the storefront glazing. This temporary signage approach is consistent with City
guidelines and is not intended to function as a permanent signage solution. The need
for a variance remains driven by the unique configuration of the building fagade and
interior layout, which limits long-term visibility under the Industrial zoning standards. Our
use of temporary signage demonstrates good-faith compliance while pursuing a
permanent solution to a hardship that is inherent to the property and not self-imposed.
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Please note that we are proposing retaining the vinyl wrap on the windows using no
more than 10% of the available glassware when we install the permanent signage.
Please refer to the provided specifications document for further details.
THE
DESIGNERY
KITCHENS I BATHS I CLOSETS
3. The requested variance will not injure adjacent
properties and will be compatible with surrounding uses.
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D=—SIGNERY
KITCHENS BATHS CLOSETS
The requested variance will not injure adjacent properties and will remain fully
compatible with surrounding development.
The proposed sign consists of back-lit channel lettering mounted directly to the
stucco facade, without cabinet boxes, exposed raceways, or excessive illumination.
This sign type is commonly used throughout Southlake for high-quality commercial and
showroom environments and is consistent with the architectural character of the area.
This location represents the first DFW-area showroom for a national cabinetry
franchise of this type, with Southlake intentionally selected due to its strong residential
base, regional draw, and business-friendly environment. The presence of this showroom
supports local reinvestment in existing homes and contributes to maintaining
Southlake's long-term attractiveness as a place for families to live and invest.
Illumination will be subtle, halo-lit, and proportionate to the building, with no adverse
impacts on neighboring tenants or properties. The variance will not result in increased
traffic, noise, or operational intensity beyond what is already permitted.
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DESIGNERY
KITCHENS I BATHS I CLOSETS
3b - Temporary Measure (see 1 a for mockup)
During the variance review period, we will rely exclusively on temporary signage that
complies with City regulations, consisting of a 30-square-foot banner and window vinyl
limited to 10% of the storefront glass area. This temporary signage is modest in scale,
non-intrusive, and consistent with short-term signage used by other businesses in
similar commercial settings. It will not adversely affect adjacent properties or
surrounding uses and further reflects our intent that the proposed permanent signage
be similarly compatible, restrained, and appropriate for the area.
Please note that we are proposing retaining the vinyl wrap on the windows using no
more than 10% of the available glassware when we install the permanent signage.
Please refer to the provided specifications document for further details.
THE
DESIGNERY
KITCHENS I BATHS I CLOSETS
4. The variance will be in harmony with the spirit and
purpose of the sign ordinance.
Granting the requested variance would be fully consistent with the spirit and
purpose of the City of Southlake's sign ordinance, which emphasizes quality design,
visual order, legibility, and architectural compatibility.
As a design-focused cabinet showroom, visual proportion and architectural balance are
fundamental to how we operate and how we are perceived by the public. The currently
permitted sign results in an imbalance on the fagade due to incorrect scaling relative to
the full legal and physical extent of the entrance wall.
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THE
DESIGNERY
KITCHENS I BATHS I CLOSETS
The requested channel lettering allows the sign to be correctly scaled to the
available white space of the fagade, ensuring that it reads as a deliberate
architectural element rather than an undersized sign applied to a large wall surface.
1
THE
D "6-"SIGNERY
KITCHENS BATHS CLOSETS
The sign ordinance exists in part to promote visual harmony and high-quality design. In
this instance, strict adherence to the industrial permitted sign standard produces the
opposite outcome—an undersized sign floating within a large field of stucco, disrupting
the fagade's balance and undermining the ordinance's intent.
In addition, as part of a national franchise system, we are required to follow established
brand guidelines that ensure consistent, high-quality representation across markets.
These standards are not marketing-driven; rather, they exist to prevent inconsistent
sizing, visual clutter, or ad hoc signage solutions. The proposed channel lettering
THE
DESIGNERY
KITCHENS I BATHS I CLOSETS
represents the most restrained and architecturally appropriate method of meeting both
these standards and the City's expectations for design quality.
As a business dedicated to helping Southlake residents thoughtfully update and reinvest
in existing homes, our work supports long-term property values, neighborhood stability,
and the City's tax base—particularly as Southlake competes with newer housing
markets in surrounding communities. Thoughtful reinvestment in the existing housing
stock benefits the City directly by strengthening property values and sustaining
community appeal.
Allowing retail-scale channel lettering and use of the full functional entrance facade
supports the ordinance's goals by:
• Improving wayfinding and legibility
• Maintaining architectural consistency
• Ensuring proper scale and proportion relative to the facade
• Avoiding visually inferior or temporary panel signage
• Supporting a customer-facing showroom use without increasing visual clutter
The requested variance allows the sign to function as intended—clear, tasteful, and
well-integrated identification—while fully preserving Southlake's established aesthetic
standards.
4b - Temporary Measure (see 1 a for mockup)
Consistent with the spirit and purpose of the sign ordinance, we will implement only
City-approved temporary signage while the permanent variance request is under
consideration. This signage will be limited to a banner not exceeding 30 square feet and
window vinyl covering no more than 10% of the storefront glazing. This approach
reflects our commitment to orderly, visually compatible signage and our intent to follow
the City's established variance process to arrive at a permanent solution that balances
visibility needs with the overall goals of the ordinance. Please note that we are
proposing retaining the vinyl wrap on the windows using no more than 10% of the
available glassware when we install the permanent signage. Please refer to the
provided specifications document for further details.
Outlook
Re: Sign Variance Application - The Designery
From James Bohan-Pitt <james.bohan-pitt@thedesignery.com>
Date Fri 3/6/2026 4:32 PM
To Seantay Carpenter <scarpenter@ci.southlake.tx.us>
Cc Russ Bruner <russ.bruner@unitedimagegroup.com>;Jennifer Crosby <jcrosby@ci.southlake.tx.us>; Melissa
Burnett <MBurnett@ci.southlake.tx.us>
Hi Seantay,
Thank you for the call. To clarify, 60-days takes us from March 26th May 25th for
the banner.
If we are approved by City Council on April 7th, the 30-day count from April 7th
takes us to May 17th.
Assuming at least a working week for the final permit to be approved, we would
get approved by April 13th.
We would then need at least 3-weeks to manufacture and install the permanent
sign. This would be maybe week of the 4th May for installation.
So this would mean that the 60-day period would be sufficient. It is also 8-days
longer in time than accepting the 30-day countdown from April 7th so seems the
better option.
Let me know your thoughts!
James Bohan-Pitt 817-973-5656
Owner
214-755-9894
The Designery james.bohan-pitt@thedesignery.com
Southlake
www.TheDesignery.com
DESIGNERY
THE
KITCHEN$ I BATHS I CLOSETS
CONFIDENTIALITY NOTICE: The information contained in this email is confidential, may be legally privileged,and may constitute inside
information.This email message,including any and/or all attachments,is for the sole use of the intended recipient(s).
It is the property of The Designery. If the reader of this message is not an intended recipient, you are hereby notified that any
unauthorized review, use, disclosure, dissemination, distribution, or copying of this communication, or any of its contents, is strictly
prohibited.All electronic mail messages, which may have been established as expressed views and/or opinions(stated either within the
electronic mail message or any of its attachments), are left to the sole responsibility of that of the sender and are not necessarily
attributed to the sending organization. If you are not the intended recipient, please contact the sender by replying to this electronic mail
message,along with the destruction all copies of the original electronic mail message(along with any attachments).
From: Seantay Carpenter<scarpenter@ci.southlake.tx.us>
Date: Friday, March 6, 2026 at 4:06 PM
To: James Bohan-Pitt<james.bohan-pitt@thedesignery.com>
Cc: Russ Bruner<russ.bruner@unitedimagegroup.com>, Jennifer Crosby<jcrosby@ci.southlake.tx.us>,
Melissa Burnett<MBumett@ci.southlake.tx.us>
Subject: Re: Sign Variance Application - The Designery
Hi James,
Please see below for the motions from the Sign Board meeting held on March 05, 2026.
Approved (4-0); Subject to staff reported dated January 30, 2026, with the stipulation of
allowing the temporary banner sign until the permanent sign can be acquired and installed, not
to exceed 60 days. In addition, we would like to recommend that the next time this case is
presented, there's an applicant present.
Sign Board Meeting for the item SV26-0001 can be watched by reviewed on the link below,
Mar 05, 2026 Sign Board - Southlake, TX
Please advise whether you would like to revise the banner display period to 30 days following
City Council approval or keep the 60-day period as recommended by the Sign Board.
Kindly provide your response by March 11, 2026, so the information can be updated for the City
Council meeting scheduled for April 7, 2026. 1 will also send a reminder once the City Council
agenda has been posted.
In response to your question regarding the allowable timeframe, the banner may be displayed
for up to 30 days from the date the current banner expires or until the permanent sign is
installed, whichever occurs first.
For your information, the Planning & Zoning Commission / Sign Board serves in an advisory
capacity and provides recommendations to the City Council. You will have the opportunity to
address the City Council regarding your request, including discussing any need for additional
time for the banner.
If you have any questions, please feel free to contact me.
Seantay Carpenter
Inspector& Drone Operator
Planning and Development Services I City of Southlake
P:.(817) 748-8215 1 E: scarpenter@ci.southlake.tx.us
*All Signage Revision needs to be uploaded via the online portal*
Mostly requested links
• City of Southlake Sign Page
• Sign Ordinance No. 704-J
• EnerGov Customer Self Service
• Interactive City Map
Please take a moment to complete our survey:Link
From:James Bohan-Pitt<james.bohan-pitt@thedesignery.com>
Sent:Thursday, March 5, 2026 8:51 PM
To: Seantay Carpenter<scarpenter@ci.southlake.tx.us>
Cc: Russ Bruner<russ.bruner@unitedimagegroup.com>;Jennifer Crosby<jcrosby@ci.south lake.tx.us>; Melissa
Burnett<MBurnett@ci.southlake.tx.us>
Subject: Re: Sign Variance Application -The Designery
Hi Seantay - I attended the meeting and it sounded like I was approved! They said however
they were pulling back to 30 days on the temporary sign. But the chairman then made a point to
say something about "or until the permanent sign is there". So I'm a little confused about that!
Hopefully you will have access to the approval and minutes and can confirm.
Look forward to hearing from you!
Regards,
James Bohan-Pitt 817-973-5656
Owner 0 214-755-9894
The Designery james.bohan-pitt@thedesignery.com
Southlake www.TheDesignery.com
THE
DESIGNERY
KITCHENS I OATHS I CLOSETS
CONFIDENTIALITY NOTICE: The information contained in this email is confidential, may be legally privileged,and may constitute inside
information.This email message,including any and/or all attachments,is for the sole use of the intended recipient(s).
It is the property of The Designery. If the reader of this message is not an intended recipient, you are hereby notified that any
unauthorized review, use, disclosure, dissemination, distribution, or copying of this communication, or any of its contents, is strictly
prohibited.All electronic mail messages,which may have been established as expressed views and/or opinions(stated either within the
electronic mail message or any of its attachments), are left to the sole responsibility of that of the sender and are not necessarily
attributed to the sending organization. If you are not the intended recipient, please contact the sender by replying to this electronic mail
message,along with the destruction all copies of the original electronic mail message(along with any attachments).
From: Seantay Carpenter<scarpenter@ci.southlake.tx.us>
Sent: Wednesday, March 4, 2026 9:38:58 AM
To:James Bohan-Pitt<james.bohan-pitt@thedesignery.com>
Cc: Russ Bruner<russ.bruner@unitedimagegroup.com>;Jennifer Crosby<jcrosby@ci.south lake.tx.us>; Melissa
Burnett<MBurnett@ci.southlake.tx.us>
Subject: Re: Sign Variance Application -The Designery
The Planning and Zoning meeting will begin at 6:30 PM. Once that session concludes, the board will
proceed with the Sign Board meeting. You do not need to upload anything—the staff report and
presentation have already been prepared. The Deputy Director will present the information to the Sign
Board, and after her presentation is complete, the board will invite you to come forward and may ask
you a few questions.
Seantay Carpenter
Inspector& Drone Operator
Drawing Prepared For:
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