Item 6 - Staff ReportCase No.
SV26-0005
Item 6
S T A F F R E P O R T
April 17, 2026
CASE NO: SV26-0005
PROJECT: Sign Variance for Form YPS
EXECUTIVE
SUMMARY: Form YPS, is requesting approval of a sign variance under the Sign Ordinance No
704-J, as amended, for an attached business sign for their location at 2102 E. SH
114, Suite 105 within the District 114.
REQUEST: The applicant is requesting a variance to allow an additional attached business sign
on the south elevation facing the E. SH 114 frontage road. The request is associated
with the expansion of the existing fitness studio to include a smoothie and juice bar,
resulting in an increase in floor area. Form YPS currently has one existing sign on
the south elevation.
Under the Sign Ordinance, each tenant or lease space is allowed up to two attached
business signs; however, only one sign is permitted per street frontage, with a
maximum of two total signs. Since this frontage is already occupied by the existing
permitted sign, approval of an additional sign on the south elevation requires
consideration by the City Council.
Case No.
SV26-0005
Attached Business Sign
South Elevation
Permitted Per Sign Ordinance No 704-J Proposed Sign
Number of Signs 1 Per Street Front,
Maximum 2 Per Tenant / Lease Space
2 Per Street
Front, 2 Total
Letter Height 2’ 2'
Logo Height 2’ – 6” NA
Overall Sign Height NA 2’ – 2 3/8”
Sign Width 46’ – 4” 7’ – 11 5/8”
Sign Area 43.28 SF 17.53 SF
Logo Area 8.65 SF NA
Illumination Any Halo Lit
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. Attachment A
SV26-0005 Page 1
BACKGROUND INFORMATION
APPLICANT: Charlotte Colby, Form YPS
OWNER: MDP Kimball Park 114 LLC
PROPERTY SITUATION: 2102 E. SH 114, Ste 105
LEGAL DESCRIPTION: Lot 2R, Kimball Park
CURRENT ZONING: “S-P-2” Generalized Site Plan District
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 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
Case No. Attachment A
SV26-0005 Page 2
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 sign variances for two monument
signs and noting the following: the approval of two alternate monument signs
as presented and granting the following variances: SH 114 monument sign:
allowing the sign to be located approximately 2 feet from the property line
and noting that property is approximately 30' from the SH 114 frontage road
curb; allowing 14 panels on the sign, including Cambria and The Offices; and
allowing the property address to be at the bottom of the sign structure; the
Kimball Avenue sign: allowing the sign height to be 7 feet 6 inches; allowing
the sign face height to be 5 feet; allowing 14 panels on the sign, again
including the words Cambria and The Offices; and allowing the property
address to be at the bottom of the sign structure. Also noting, the Cambria
lettering on both sets of signs will be yellow and the panels below the
Cambria panel will be white or silver lettering; noting the Kimball Park
lettering will be in metallic or silver lettering, and the lettering below Kimball
Park panel will be in their [corporate] font with no logos and be of silver,
metallic, or white colors only. Also noting, on the left side, under the Cambria
lettering, tenants will be able to put a logo with their [corporate] name. (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. (SV20-0002)
May 17, 2022: City Council approved a sign variance for Starbucks to allow
2 attached illuminated signs on the south elevation (Signs A and E), allow a
logo larger than permitted on the south and east elevations (Signs A and B),
allow an illuminated window sign (Sign C), and allow an attached logo sign
on a wall not congruent with the lease space and located on a masonry wall
(fence) facing north (Sign F). (SV22-0005)
August 08, 2022: City Council approved a master sign plan for District 114
to allow the following; 3 upper story attached signs; one on the east, west
and south, 1 attached first floor sign on the south elevation; 1 interior
illuminated window sign; 4 directional monument signs for the development
entry and parking garage; 2 directional signs attached to an exterior site wall;
1 restricted parking sign for Starbucks; 1 rules and regulation sign for
attached to an existing wrought iron fence. And noting that Item No. D-8, in
the sign package, that approval is modified to reflect the applicant’s desire
to change the Trinity Investor sign to 55 ft. (width) and 148 sq. ft. (area); and
also noting with respect to Sign D-15, the parking garage directional sign,
the applicant will change the wording on that, based on a mistake that was
included in the packet. (MSP22-0002)
February 06, 2024; City Council approved a master sign plan for two upper
story signs to replace the existing Cambria hotel signs, also approving a
Case No. Attachment A
SV26-0005 Page 3
general sign band to allow the new signs to be placed without requiring
additional City Council approval following the second name change to
Elmore Hotel, and allowing the temporary banner signs to remain on the
building until the new signs are installed, and noting the duration of the
banner sign approval is 12 weeks while allowing staff to grant up to an
additional 4 weeks if needed. (MSP24-0001)
November 19, 2024; City Council approved a sign variance for Executive
Medicine to allow an upper story sign not congruent with the tenant lease
space. (SV24-0014)
February 04, 2025; City Council approved a sign variance for Rosebud Steak
House to allow one non-illuminated attached awning sign as presented and
one vertically oriented upper story sign with a cabinet tagline sign and noting
we are approving the reduced version of this sign as presented this evening.
(SV24-0017)
SIGN BOARD: The Sign Board meeting is tentatively scheduled to be held on April 23,
2026.
CITY COUNCIL: The City Council meeting is tentatively scheduled to be held on May 19,
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@ci.southlake.tx.us
Case No. Attachment B
SV26-0005 Page 1