Item 8 - Staff Report Item 8
SOUTHLAKE
PLANNING & DEVELOPMENT
SERVICES
STAFF REPORT
February 27, 2026
CASE NO: SV26-0004
PROJECT: Variance to the Gateway Plaza Phase II Conditional Sign Permit for Lupe
Tortilla
EXECUTIVE
SUMMARY: Meridian Signs, on behalf of Lupe Tortilla, is requesting approval of variances from
the Gateway Plaza Phase II Conditional Sign Plan regulations to permit three
attached building signs at their location within Gateway Plaza, located at 2701 E.
State Highway 114.
REQUEST: M Meridian Signs is requesting approval of sign variances for three proposed wall
signs, identified as Signs A, B, and C, each with identical dimensions.
Variances are required because the proposal exceeds the maximum number of wall
signs permitted and includes a logo that exceeds the 30-inch height limit. All other
aspects of the requested signs comply with the Gateway Plaza Phase II sign criteria.
The signs are proposed as follows:
• Sign A on the west elevation
• Sign B on the north elevation
• Sign C on the south elevation
Gateway Plaza Phase II permits a maximum of two wall signs per tenant, limited to
one wall sign per building elevation, and restricts logo height to 30 inches.
Case No.
SV26-0004
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Sign A
NEEL West Elevation
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3M 3635-210 PERE WHITE
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Permitted Per Gateway Plaza Ph II Conditional Sign Plan Proposed Sign
Number of Signs 1 Per Elevation 3
2 Maximum
Letter Height 2'—5" 1' -3 7/8"
Logo Height 2'—5" 5'—2 1/4"
Overall Sign Height N/A 8'—5"
Sign Width 18'—6 3/4" 7'— 10 1/8"
Sign Area 83.25 SF 66 SF
Logo Area 16.65 SF 15.96 SF
Illumination Any Letter Day/Night
Logo Face Lit
Case No.
SV26-0004
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North Elevation
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Sign B
3M 3635.210 PEflF.WHITE
..................................... .......... WNYL 11 SURF.PAINTED TO
MATCH W21.
3'-OW' (TO APPEAR RED DURING
DAY-TIME HOURS,and TO
ILLUMINATE WHITE DURING
FMEMEW NIGHT-TIME HOURS).
Permitted Per Gateway Plaza Ph II Conditional Sign Plan Proposed Sign
1 Per Elevations
Number of Sign 2 Maximum 3
Letter Height 2'—5" 1' -3 7/8"
Logo Height 2'—5" 5'—2 1/4"
Overall Sign Height N/A 8'—5"
Sign Width 15' —2 1/4" 7' — 10 1/8"
Sign Area 66.75 SF 66 SF
Logo Area 13.35 SF 15.96 SF
Illuminations Any Letter Day/Night
Logo Face Lit
Case No.
SV26-0004
Sign C
South Elevation
2'10%'
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3M 3635-210 PERE.WHITE
.._ _...... ....:.......... VINYL 1st SURE PAINTED TO
J MATCH(YL).
(TO APPEAR RED DURING
DAY-TIME HOURS,and TO
ILLUMINATE WHITE DURING
EACEVIEW NIGHT-TIME HOURS).
Permitted Per Gateway Plaza Ph II Conditional Sign Plan Proposed Sign
Number of Sign 1 Per Elevations 3
2 Maximum
Letter Height 2'—5" 1' -3 7/8"
Logo Height 2'—5" 5'—2 1/4"
Overall Sign Height N/A 8'—5"
Sign Width 15' —8 5/8" 7' — 10 1/8"
Sign Area 68.25 SF 66 SF
Logo Area 13.65 SF 15.96 SF
Illuminations Any Letter Day/Night
Logo Face Lit
Case No.
SV26-0004
ACTION NEEDED: Consider approval of requested sign variance.
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
Presentation
Demonstration
Plans
STAFF CONTACT: Seantay Carpenter (817) 748-8215
Jenny Crosby (817) 748-8195
Case No.
SV26-0004
BACKGROUND INFORMATION
APPLICANT: Candy White, Meridian Signs
OWNER: Wyndham Properties LTD
PROPERTY SITUATION: 2701 E State Highway 114
LEGAL DESCRIPTION: Lot 1, Block 2, Gateway Plaza Addition Ph 11
CURRENT ZONING: "S-P-1" Detailed Site Plan District
HISTORY: June 6, 2000; Master Sign Plan approved for Gateway Plaza Ph 11.
February 6, 2001, City Council approved the sign variance for Buca
di Beppo to allow all the signs as shown for Buca di Beppo on the
north and west elevation sides of the building with one Immigrant
Italian Dinners signs as shown on the rendering, and allow the eight
window signs with painted lettering as opposed to exposed neon, and
allow the Buca di Beppo neon as shown.
September 16, 2003; City Council denied the sign variance request
for Big Bowl, which sought approval to install a second sign on the
west elevation of the building, resulting in a third attached sign, along
with additional conditions that do not comply with the Sign Ordinance
or the approved Conditional Sign Plan for the development. (SP03-
012)
December 2, 2003; City Council approved a Sign Variance for
Camille's Sidewalk Cafe to allow a letter/logo size greater than
permitted. (SP03-082)
June 15, 2004; City Council denied the sign variance request for Sign
Variance for Steak N' Shake, which sought approval to display LED
lighted strips along each of the four architectural wing walls on the
corner of the building. (SP04-109)
October 19, 2004; an amendment to the Master Sign Plan for
Gateway Plaza Ph II was approved to amend the number and
placement of monument signs. (SP04-050)
April 19, 2005; City Council approved a Sign Variance for Southlake
Tavern to allow two attached signs on the south facade and three on
the west fagade. (SP05-090)
June 7, 2005; City Council approved a Sign Variance for Southlake
Tavern to allow a banner for a period not to exceed 60 days or until
the restaurant opens. (SP05-139)
August 16, 2005; City Council approved a Sign Variance for Red, Hot
& Blue to allow 18-inch letters for "RHB"; 14-inch letters for "to go";
12-inches for the words, "Southern BBQ Grill"; eliminating the pigs;
Case No. Attachment A
SV26-0004 Page 1
and approving 26-inches on the words, "Red, Hot & Blue". (SP05-
197)
September 6, 2005; City Council approved a sign variance for 24-
Hour Fitness to allow a banner to be displayed no earlier than
September 15 and no later than November 16. The approval permits
a banner that complies with the City ordinance for a maximum of 45
days and does not include any of the other requested variances.
(SP05-220)
September 6, 2005; City Council denied the sign variance request for
24-Hours Fitness, which sought approval to display temporary "H-
Stake' ground signs. (SP05-225)
March 6, 2007; City Council approved the sign variance request for
Weir's Furniture to allow three attached signs on the north, west, and
south elevations. (SP07-039)
September 18, 2007; City Council approved the sign variance
request for Michael Anthony's on consent to the following conditions
the proposed canopy is not to be any longer than eight feet but in no
event shall the canopy extend further than the covered structure
above the awning; approving the logo on the front of the awning but
allowing no writing on the sides; approval is subject to a six month
period at such time reapproval will need to be obtained from City
Council; requiring the side curtains as represented; and approving
the request for Michael Anthony's only. (SP07-275)
December 4, 2007; City Council denied the sign variance request for
Weir's Furniture, which sought approval to display three banners on
the north, west, and south elevations. (SP07-417)
August 20, 2015; City Council denied the sign variance request for
Pollo Tropical, which sought approval for a third attached building
sign on the west elevation. (SV15-006)
September 1, 2020; City Council approved a sign variance for One
Stop Nutrition to allow a greater than allowable sign width for the
lease space, a greater than permitted overall sign area, a pill box tag
line sign, and a backer plate for the channel letters as part of the
overall signage for the store; noting we are adopting the Sign Board
recommendations with respect to the applicant's request to allow a
greater than allowable sign width for the lease space, a greater than
permitted overall sign area; with respect to the pill box tag line sign,
we are limiting the use for the sign to the duration of our temporary
sign rights currently in place and such pill box sign must be removed
45 days after City Council removes the temporary sign rights in place;
and noting the applicant will work with staff on alternatives options
for the tag line for vitamins, supplements, and weight loss. (SV20-
0009)
September 01, 2020; City Council denied the sign variance for
Stretch Lab. (SV20-0010)
Case No. Attachment A
SV26-0004 Page 2
SIGN BOARD: The Sign Board meeting is tentatively scheduled to be held on
March 05, 2026.
CITY COUNCIL: The City Council meeting is tentatively scheduled to be held on April
21, 2026.
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.
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(a)-ci.south lake.tx.us.
Case No. Attachment A
SV26-0004 Page 3
Vicinity Map
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SV26-0004
Sign Variance
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Case No. Attachment B
SV26-0004 Page 1