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Item 7HCity of Southlake Department of Planning STAFF REPORT September 28, 2005 CASE NO SP 05 -258 PROJECT: Conditional Sign Permit for The Shops of Southlake REQUEST: Request for a Conditional Sign Permit for The Shops of Southlake for monument signs, attached signs, and banner signs on light poles. ACTION NEEDED: Consider Conditional Sign Permit request. ATTACHMENTS: (A) (B) (C) (D) (E) (F) Background Information Vicinity Map Site Plan Proposed Sign Regulations Sign Details and Building Elevations Sign Variance Application STAFF CONTACT: Dennis Killough (748 -8072) Ken Baker (748 -8067) Case No. SP 05 -258 BACKGROUND INFORMATION APPLICANT /OWNER: David C. Palmer PROPERTY SITUATION: The property is located at the southeast corner of South Carroll Avenue and East Southlake Boulevard. REQUEST: The applicant is requesting a Conditional Sign Permit for monument signs, attached signs, and banner signs on light poles for The Shops of Southlake development. The specific variances to Sign Ordinance No. 704 -B are outlined below. STAFF COMMENTS: The sign criteria, building elevations, site plan and applications are attached to this report. The following regulations for the Conditional Sign Permit have been proposed for The Shops of Southlake: Entry Feature Signs (3 signs): The applicant is proposing 3 entry feature signs that are 30 feet tall and 16 feet wide. Please see the attached sign exhibit for complete details. The proposed signs will not meet the following monument sign regulations of Sign Ordinance No. 704 -13: • Maximum Base Height: 18 inches • Maximum Structure Height: 5 feet • Maximum Sign Structure Area: 70 s.f. • Maximum Sign Face Height: 4 feet • Maximum Sign Face Area: 50 s.f. per sign face and 100 s.f. per sign Monument Signs (2 signs): The applicant is proposing 2 monument signs with the following variance to Sign Ordinance No. 704 -13: • Proposed Maximum Structure Height: 6 feet The maximum sign structure height permitted under Sign Ordinance No. 704 -B is 5 feet. Attached Signs: The following regulations are proposed for attached signs. Please see the Shops of Southlake Sign Criteria packet for complete details for attached signs. Tenants Under 10,000 s.f. < 301 feet from ROW: Case No. Attachment A SP 05 -258 Page 1 • Maximum Letter Height: 36 inches • Maximum Logo Height: 42 inches • Maximum Sign Height (multiple lines of copy): 40 inches; 3 inches between rows The maximum letter /logo height permitted under Sign Ordinance No. 704 -B for tenants less than 100 feet from ROW is 12 inches. The ordinance does not specify a maximum sign height. Tenants Under 10,000 s.f. > 301 feet from ROW: • Maximum Letter Height: 42 inches • Minimum Sign Area: 40 sT The maximum letter /logo height permitted under Sign Ordinance No. 704 -B for tenants 301 feet or more from ROW is 42 inches. The ordinance does not specify a minimum sign area. Tenants 10,000 — 15,000 s.f. < 301 feet from ROW: • Maximum Letter Height: 42 inches The maximum letter /logo height permitted under Sign Ordinance No. 704 -B for tenants less than 100 feet from ROW is 12 inches. Tenants 10,000 — 15,000 s.f. > 301 feet from ROW: • Maximum Letter Height: 42 inches • Maximum Sign Height (multiple lines of copy): 46 inches; 3 inches between rows • Minimum Sign Area: 60 s.f. The maximum letter /logo height permitted under Sign Ordinance No. 704 -B for tenants 301 feet or more from ROW is 42 inches. The ordinance does not specify a maximum sign height or minimum sign area. Tenants over 15,000 s.f. < 301 feet from ROW: • Maximum Letter Height: 42 inches The maximum letter /logo height permitted under Sign Ordinance No. 704 -B for tenants less than 100 feet from ROW is 12 inches. Tenants over 15,000 s.f. > 301 feet from ROW: • Maximum Letter Height: 60 inches • Maximum Sign Height (multiple lines of copy): 66 inches; 3 inches between rows The maximum letter /logo height permitted under Sign Ordinance No. 704 -B for tenants 301 feet or more from ROW is 42 inches. The ordinance does not specify a maximum sign height. Case No. Attachment A SP 05 -258 Page 2 Central Market/Large Anchor ( >70,000 s.f.) Attached Signs: • Number of signs: 3 • Maximum sign area: 450 sT (3 signs combined) • Maximum Letter Height: 65.5 inches • Roof line limitations: Primary sign will be attached above roof line Only one sign is permitted per lease space per street frontage under Sign Ordinance No. 704-B. The maximum sign area is .75 x width of the building or lease space, which equals 244.5 s.f. for Central Market. The maximum letter /logo height permitted for tenants 301 feet or more from ROW is 42 inches. No signs are permitted to project above the roof line. Banner Signs on light poles (multiple signs): • Sign Dimensions: 2 feet 2 inches by 4 feet Sign Ordinance No. 704-B does not permit this type of sign. Staff Recommendations: The following changes area needed: • Specify a maximum logo height for all tenants. Only letter height is addressed for all but the less than 10,000 SF tenants. • Provide an exhibit for tenants 10,000 s.f. to 15, 000 s.f. and over 15,000 s.f. that are less than 301 feet from ROW). • Provide a minimum sign area for both types of tenants less than 10,000 sf. The City Council may authorize a Conditional Sign Permit in accordance with the following provisions of the Sign Ordinance No. 704 -A, Section 6, Conditional Sign Permit: GENERAL: Notwithstanding anything in this ordinance to the contrary, the erection of a sign or signs may be approved pursuant to this section under a conditional sign permit approved by the City Council. The purpose of this section is to allow for a specialized review of signs which may not be appropriate generally without certain restrictions, but which, if controlled as to the number, size, height, color, location, lighting, or relation to adjacent properties, would promote the health, safety, and welfare of the community. Conditional permitting of signs shall not be based upon the content of the sign, but is intended to allow for the evaluation of the physical impact of the proposed sign on adjacent properties and to ensure Case No. Attachment A SP 05 -258 Page 3 adequate mitigation of potentially unfavorable factors, such as the number, size, height, color, location, lighting, and other potentially unfavorable impacts. COUNCIL ACTION: Consider Conditional Sign Permit request. M \Community Development \MEMO \SIGNS \2005 \SP05 -258 Shops of Southlake.doc Case No. SP 05 -258 Attachment A Page 4 Vicinity Map The Shops of Southlake NORTHWESTPKWy EAST Case No. SP 05 -258 1000 0 1000 2000 3000 Feet Attachment B Page 1 �i !1:11 ►� 1 Entry F eature ■/. ■ S OUTHLAKE BO ULEVARD Center Si gn #2 M HIGHWAY i i' •, ' rF 1 �u Is1 C• la Ii% o ■ .1 I �'- a r■aTa a>.wt ■�aY�7' etrwr opw. a r.� M IR ■ t � ■.w c � rJ�` - 'i p A # ■ �� p ■ r o 0.:3 o g 2,E) OCI SOM _ [[Y ■ fd . R n c•-y �* e-a -f' • �� 5 ■ i _ t paa UsW yk p Iti Y., i U■fwi}Y ..1 s �� R IB q ■ S'� _ { _ � � ♦� ��;j � 6 ° �] �Q A.• Yvy,`.. 1�IE:�■k. O O Q O S o . - ■xv ,�• ' "�4© '. oQ ovo p Qo 0 op a o °oo 0 00 0 4p o a vno av 00 U� Proposed Regulations for Attached Signs (see Shops of Southlake Sign Criteria packet for complete details) .ATTACHED SIGNS SUMMARY: Number of Signs --- Each tenant shall be allowed one attached sign on each fagade visible for a street of internal driveway. SIZE OF SIGN — Per sign 1. Tenants under 10,000 SF Tenants located less than 301 feet from the ROW Maximum Height - 36" tall letters for single lines of copy (42" tall logo allowed) and not more than 75 %n of each lease space facade width. - Signs proposed with multiple lines of copy shall be limited to an overall height of 40" and not more than 75% of each lease space facade width. A minim of 3" between rows is required. Tenants located 341 and greater distance from the ROW Maximum Height - 42" tall letters for single lines of copy. Min. sign 40 SF sign area and not more than 75% of each lease space facade width. Logo size included in overall SF. 2. Tenants 10,000 SF to 15,000 SF Tenants located less than 301 feet from the ROW Maximum Height - 42" tall letters and not more than 75 % of each lease space facade width. No minim SF. Logo size included in overall SF. Tenants located 301 and greater distance from the ROW Maximum Height - 42" tall letters for single lines of copy, but not less than 60 SF and not more than 75% of each lease space facade width. - Signs proposed with multiple lines of copy shall be limited to an overall height of 46". A minimum of 3" between rows is required. Logo size included in overall SF. 3. Tenants over 15,000 SF Tenants located less than 341 feet from the ROW Maximum Height - 42" tall letters and not more than 75% of each lease space facade width. No minim SF. Logo size included in overall SF Tenants located 301 and greater distance from the ROW Maximum Height - 60" tall letters for single lines of copy. Limited to 75% of the lease space facade. - Signs proposed with multiple lines of copy shall be limited to an overall height of 66 ". A minim of 3" between rows is required No minim SF. Logo size included in overall SF. Case No. SP 05 -258 Attachment D Page 1 4. Large Anchor - Central Market +70,000 SF As shown on sheets - 518 -523 One sign "Cafe" = approx. 3' -8 %a" x 8' -5" = 32 SF One sign "Central Market" on grid = Sign size approx. 5' -5 'lx" x 59'- 0112" = 323 SF. (Grid size = 54' x 7' -8 ") Located above parapet height. One sign " Southlake Central Market" = P -9" x 47' -11" 84 SF Overall maximum. SF of large anchor signs = 450 SF 5. Banner Signs Match sizes used at Southlake Town Square on light poles Size: 2' -0 "w x 4' -0 "h Case No. Attachment D SP 05 -258 Page 2 W ^' 12' -4" Q e ' N� a �O +ra Merl Raof.nd roof braces Prw% to Match mug, facala with Reverse Channel Latter (Note: HED Non- Illumlrutad) Modulpr Brick Illuminated 7enurt sign ` y `_ AH&craft stone i F - -- with Flat Cut Out Nan- IIIuminMed Th rca Slgne Required br -0° 4 �� Acccea Poor End Ylm SIGH ELEVATIONS SCALE: IN= 1' -0" _ 7925 L Md0�e�r Sf. CUSTOMER Shops ui Soufhlake rnA Fi 15'x 35'-6" = 532 -5 SKETCH 0509 -022x3 E 7i2. LOCATION South Carroll Ave @ Southlo6 Blvd ART�SALES JCR R. Sutton SCALE (As Shown) (949 7324x56 CUSTOMER I (W)737.6429 CTf1sSTATE Southlake,TX BID'/ JOB' 15521 N/A GATE 09 -19.05 StarfiteSr, ;-n.r, LANDLORD DATE DATE SHOPS OF SOUTHLAKE ENTRY FEATURE SIGN CRITERIA - S6 �, bA U � a U G 00 zN W" �, bA a v 4 ` -0 12' -0" 12'-0" a 3' -4ff 11'-4" a L 9' -6" End View West F" 510naoe Lvt # South Carroll - Lot 2 Future Bank 51On SIGN ELEVATIONS SCALE; 3 =1' -0" 792E L &A 3E Tt. CUSTOMER Shops of Sou thlake TTL .FT. 12" x 7` -V = 90 SUIT ��` gen10e` i 2 -Bi50 1 LOCATION South Carroll Ave @ Southlake Blvd ART /SALES JCR R. Sutton SCALE � 1 N7-a2y M STATE 15outhlake,TX I BID "1 JOB' 15521 I N/A I DATE ;tarliteSigrn, mmsTedlimigmem is rowln isftpmparlyofSTARLITE and all ri to Rs reprodudion and d4loy ore rese 5TJ SHOPS OF SOUTHLAKE MONUMENT SIGN 0509.023r3 (As Shown) aisTo ASR DATE SIGN CRITERIA - S7 o� U� TENANTS LESS THAN 10,O0Osf TENANTS LESS THAN 1O.00Osf TENANTS LESS THAN 10,000sf AND 301ft OR MORE FROM 5OUTHLAKE BLVD. Case No. SP 05 -258 Attachment E Page 3 TENANTS 10,000sf To 15,000sf (TENANTS LOCATED 301 AND GREATEP. DISTANCE FROM R.O.W.) TENANTS 10,000sf TO 15,000sf (TENANTS LOCATED 30f AND GREATER DISTANCE FROM R.O,W) Case No. SP 05 -258 Attachment E Page 4 TENANTS OVER 15,000sf (TENANTS LOCATED apt AND GREATER DISTANCE FROM R.O,W.) TENANTS OVER 15,000sf (TENANTS LOCATED 3R1 AND GREATER DISTANCE FROM R.O.W.) Case No. SP 05 -258 Attachment E Page 5 W z �, bA a v htlake COMI Market • Exterior Signs MM 00 o� U� Internally Illuminated Channel fetters mounted to =u SHOPS OF SOUTHLAKE SIGN CRITERIA -S19 59` -0 f/2' Case No. SP 05 -258 Attachment E Page 7 W 00 �, bA a v 00 U� W c� C� r- BANNER SIGN DETALS 114' - 1'-0' SHOPS OF SOUTHLAKE SIGN CRITERIA - S17 E a' ai 00 O � Sign Variance Application a R � r 1 Demonstration 1. That a literal enforcement of the sign regulation will create an unnecessary Hardship of practical difficulty on the applicant. The site is internally focused and buildings located on the north side of'the property will not have any off site visible signage without additional allowances being made for visible signage on Southlake Blvd, The Central Market building and adjacent retail is set back 585 feet from Southlake Blvd_ causing a hardship for stational tenants to gain visibility to the public.. 2. That the situation causing the unnecessary hardship or practical difficulty is unique to the affected property and is not self imposed. The city approved site plan limits visibility from the streets to the front of all the buildings. The south buildings on the property are 585 feet from the ROW. This setback is 94 % farther back than the largest dimension allowed for the set back in section 16. A.2. The ordinance allows signs up to 42" high 301 feet foam the ROW. We are requesting a 70% increase in size allowance to 64" signs along the south property line buildings for lease spares over 15,000 SF. These proportions are in line with the building facades designed for the site, 3. That the variance will not injure and will be wholly compatible with the use and permitted development of adjacent properties. The request will not injure the adjacent properties. Building signs are taut visible from residential properties. The signs will confaim to the signage used far the Town Center addition located to the north of the property. 4. That the variance will he in harmony with the spirit and purpose of the sign ordinance, The signage criteria is designed to create an old town atmosphere for unique individual signs in a variety of options to match the Town Center addition and have a harmony between the sites. The sizes will balance with the facades mea ting a balanc scale. Case No. Attachment F SP 05 -258 Page 1