Item 9BCity of Southlake
Department of Planning & Development Services
S T A F F R E P O R T
September 12, 2007
SP 07-290
CASE NO:
Sign Variance for Noble Roman’s Pizza and Tuscano’s Subs
PROJECT:
REQUEST: Powell Texas Properties, LLC, on behalf of Noble Roman’s Pizza and Tuscano’s Subs,
is requesting approval of a variance from the Jellico Square Conditional Sign Permit
attached sign requirements for sign width and number of signs. Noble Roman’s Pizza
and Tuscano’s Subs occupy one lease space located at 250 Randol Mill Avenue, Suite
140 in the Jellico Square retail center.
The subject lease space currently has one sign that reads “Noble Roman’s Pizza &
Tuscano’s Subs” in red and green channel letters. The existing sign is 15 feet wide and
2 feet tall with a 20.625 inch maximum letter height (letter “T”). The applicant is
proposing to split this sign into two signs – one reading “Noble Roman’s Pizza” and
one reading “Tuscano’s Subs” – and to move the signs to lower areas on the storefront.
The “Noble Roman’s Pizza” sign will be 8 feet 0.625 inches wide and 1 foot 8 inches
tall with an 11 inch maximum letter height. The “Tuscano’s Subs” sign will be 5 feet 9
inches wide and 2 feet tall with a 20.625 inch maximum letter height. The applicant is
also proposing to place a new sign with white channel letters reading “Noble Roman’s
Pizza” where the existing sign is located. The new sign will be 18 feet wide and 1 foot
10.75 inches tall with a 22.75 inch maximum letter height. The new sign will exceed
the allowed sign width for the articulated façade. Also, by dividing the existing sign
into two signs and adding a third sign, the applicant will exceed the allowed number of
signs for this lease space.
Finally, the applicant has three non-compliant neon window signs that are
approximately 2 feet set back from the window. The applicant is requesting to keep
these three window signs until the requested attached signs are in place on the building.
At that time, the three non-compliant neon window signs will be removed or moved
back 10 feet into the interior of the lease space in accordance with Sign Ordinance No.
704-C.
Case No.
SP 07-290
The specific variances requested are as follows:
Sign Regulation Conditional Sign Permit Proposed Regulation
Regulation
Number of Signs 1 per street frontage; 2 2 per street frontage; 3
maximum maximum
Sign Width (new white 16.5 feet 18 feet
sign on brick façade)
ACTION NEEDED: Consider variance request.
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan
(D) Sign Drawings
(E) Sign Variance Application
STAFF CONTACT: Ken Baker (748-8067) or Jenny Crosby (748-8195)
Case No.
SP 07-290
BACKGROUND INFORMATION
OWNER/APPLICANT: Powell Texas Properties, LLC, on behalf of Noble Roman’s Pizza and
Tuscano’s Subs
LOCATION: The property is located at 250 Randol Mill Avenue, Suite 140.
STAFF COMMENTS: The sign criteria, site plan and application are attached to this report.
N:\Community Development\MEMO\SIGNS\2007\SP07-290 Noble Roman Tuscano.doc
Case No. Attachment A
SP 07-290Page 1
Case No. Attachment B
SP 07-290Page 1
Site Plan
Noble Roman’s
Pizza and
Tuscano’s Subs
Sprouts
Little
Gym
Case No. Attachment C
SP 07-290Page 1
Existing Signs
Case No. Attachment D
SP 07-290Page 1
Proposed Signs
Case No. Attachment D
SP 07-290Page 2
Case No. Attachment D
SP 07-290Page 3
Case No. Attachment D
SP 07-290Page 4
Case No. Attachment D
SP 07-290Page 5
Neon Window Signs (To Be Removed)
Case No. Attachment D
SP 07-290Page 6
Case No. Attachment D
SP 07-290Page 7
Demonstration
August 29, 2007
City Of Southlake
Planning and Development Services
1400 Main Street Suite 310
Southlake, TX 76092
To Whom It May Concern:
For the reasons described in detail in the attached Sign Variance Application, we respectfully request that
our signage, as described below and as pictured with specifications on the attached, be approved.
I am also attaching a picture showing the signage that exists currently. Please note that the current signage
is not effective, cannot be read from a reasonable distance and does not look appealing where it is mounted
considering the size of the signs. Even people driving through the parking lot must stick their head out of
the window to read the signage. Also, please note that the construction of the center with the two brick
columns in front of the main entrance creates a unique challenge with properly identifying the business to
the public. Our proposed signage request will give us both road and parking lot visibility.
We propose relocating the existing signage currently positioned up high on the brick façade (see attached
Existing Signage) to the fascia as follows: The existing Tuscano’s Subs sign will be centered above the
front door and the Noble Roman's Pizza sign will be centered on the fascia to the right of the column
centered over the banquet room doors. We will install a new pin mounted Noble Roman's Pizza sign high
on the brick façade (see attached file for Proposed Signage). This will provide a balanced and attractive
look for the Shopping Center and will provide adequate signage for our business wholly in harmony and in
the spirit of the sign ordinance.
I would greatly appreciate your favorable consideration in this matter.
Sincerely,
Mike Powell
Case No. Attachment E
SP 07-290Page 1
1.The literal enforcement of the sign regulations create an unnecessary hardship and inhibit the
business’s ability to prosper for a number of reasons. Due to the architectural features of the
shopping center, the current placement of the exterior signage is exceedingly small and illegible
above the central archway (see attached Existing Signage). Since installation of relatively
standard signage as the rest of the locations in the shopping center have, would have very
limited visibility as it would be hidden by the structural and decorative columns on either side of
the main entrance to the business, it is necessary to relocate the existing signs to the sign fascia
and place the new sign above the central archway.
We believe our window neons were approved prior to the change in ordinance requiring neon
signs be fifteen feet back from the window. However, if not approved, the prohibition on
window neon signs exacerbates the handicap caused by the exterior signage limitation. Even
with the exterior signage we are requesting be permitted, the exterior signage will be
approximately 15 feet above all the other retailer’s exterior signage in the shopping center or
partially obscured by the pillars. The effect of this is that, without approval of this variance,
from street level, it will appear that we have no signage, the store front will look plain and
unattractive and it will appear that the space is vacant. This appearance is compounded by the
fact that we have approximately 65 feet of frontage.
2.As described above, the situation causing the unnecessary hardship is unique to our situation
and is a direct result of the architectural design of our particular location within the shopping
center. The other tenants of the shopping center are able to present an unimpeded view of their
signs at a standard height and are able to have more visible signs.
3.Granting this variance will not injure and will be totally compatible with the use and permitted
development of the adjacent properties. In fact, it will enhance the appearance of the shopping
center by nicely framing and balancing its appearance.
4.The variance is completely in harmony with the spirit and purpose of the sign ordinance 704 C.
The City of Southlake’s sign ordinance was adopted to provide a comprehensive plan which
allows a reasonable use of signs by businesses while at the same time guiding the attractive and
aesthetic development of properties while avoiding detrimental impacts of signs on the
appearance of the City. The requested variance will not only improve the visibility of the
business, but it will also replace a signage package which, although within the letter of the law,
due to the unique architectural features of this particular space in the shopping center, looks
odd, out of balance and unattractive. Approving this variance request will allow for cohesive
signage at a central point in the shopping center, which will improve the overall appearance of
the shopping center.
Case No. Attachment E
SP 07-290Page 2