Item 7NCity of Southlake
Department of Planning
STAFF REPORT
November 9, 2005
CASE NO: SP 05 -288
P ROJECT: Conditional Sign Permit for Southlake Town Square — Grand Avenue District
REQUEST: The applicant is requesting a Conditional Sign Permit for all signs and sign
illumination in the Grand Avenue District of Southlake Town Square. The proposed
regulations generally follow the previously approved conditional sign permit for
Southlake Town Square Phase 1. Regulations have been specifically created for the
colonnade buildings along Grand Avenue and the buildings visible from State
Highway 114, being the hotel, theater, Barnes and Noble, Cheesecake Factory and
Truluck's.
The notebook provided by applicant includes a redline - strikeout comparison with the
Phase 1 conditional permit.
ACTION NEEDED: Consider Conditional Sign Permit request.
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan
(D) Sign Variance Application
(E) Conditional Sign Permit Submittal Binders (for Council Members Only)
STAFF CONTACT: Dennis Killough (748 -8072)
Ken Baker (748 -8067)
Case No.
SP 05 -288
BACKGROUND INFORMATION
APPLICANT /OWNER: SLTS Grand Avenue, L.P.
PROPERTY SITUATION: The property is bounded by S.H. 114 on the north and Southlake Town Square,
Phase I on the south.
REQUEST: Request for a Conditional Sign Permit for Blocks 3R2, 4R1, 12 -14, 17 and 18
Southlake Town Square Phase IV, known as the Grand Avenue District. The
specific variations to Sign Ordinance No. 704 -B are outlined below.
STAFF COMMENTS: The site plan, sign criteria, and application are attached to this report.
Individual building elevations and sign drawings have been included in the
binder prepared by Southlake Town Square.
Section LA: Definitions
The applicant is proposing to add the following definitions: awning, colonnade
building, colonnade sub - district, State Highway 114 sub - district, projection,
awning sign, blade sign, bookstore anchor sign, building blade sign, building
identification sign, colonnade sub - district sign, fascia sign, State Highway 114
sub - district sign, hotel anchor sign, pedestrian blade sign, restaurant anchor
sign, southern sub - district sign, theater anchor sign, and southern sub - district.
(These regulations are consistent with the Conditional Sign Permit for Phase 1 with the
addition of colonnade building, colonnade sub - district, State Highway 114 sub - district,
bookstore anchor sign, colonnade sub - district sign, State Highway 114 sub - district sign,
hotel anchor sign, restaurant anchor, southern sub - district sign, theater anchor sign, and
southern sub - district.)
Section 16.A.2: Minimum/Maximum Letter/Lo2o Height for Attached
Signs
Under Sign Ordinance No. 704-B, the minimum height permitted for letters
and logos is 6 inches. The maximum letter /logo height is based on the distance
from the R. 0. W. or vehicular driveway access and ranges from 12 inches to 42
inches.
The applicant is proposing to remove the minimum height standard. The
applicant also proposes to set the maximum sign letter /logo height based on
the sign type rather than the distance from R.O.W. The proposed maximum
letter /logo heights are as follows:
• Building Blade Sign (one story) — 12 inches
• Building Blade Sign (two story) — 18 inches
• Pedestrian Blade Sign — 8 inches
• First Floor Window /Awning Sign — 12 inches
• Upper Store Fascia Sign — 10 inches
Case No.
SP 05 -288
Attachment A
Page 1
• Upper Story Window /Awning Sign — 4 inches
(These regulations are consistent with the Conditional Sign Permit for Phase 1 except for
the addition of the building blade sign for a two story building)
The applicant is also proposing specific maximum letter /logo heights for
buildings facing State Highway 114, as follows:
• Hotel Anchor Sign (Top Floor) — 84 inches
• Hotel Anchor Sign (1 Floor) — 24 inches
• Theater Anchor Sign — 61 inches
• Bookstore Anchor Sign (Top Floor) — 48 inches
• Bookstore Anchor Sign (1 Floor) — 24 inches
• Restaurant Anchor Sign — 48 inches
Section 16.A.3: Maximum Area
The maximum area for attached signs permitted under Sign Ordinance No.
704 -B is 0.75 square feet for every one foot of of building or lease space
not to exceed 400 square feet.
The applicant is proposing a maximum total sign area for all signs displayed
on a wall rather than a maximum area per sign. The proposed maximum total
area is 1 square foot for every 1 foot of width of building. For any frontage
that does not have a storefront or public access to the lease space, the
maximum allowable signage is 75% of the area of the principal signage
permitted. In addition, the following maximum sign areas for fascia signs,
building blade signs, pedestrian blade signs, and State Highway 114 signs are
proposed:
• Fascia Sign (one -story retail use) — 30 s.f.
• Fascia Sign (two -story retail use) — 60 s.f.
• Building Blade Sign — 12 s.f.
• Pedestrian Blade Sign — 4 s.f.
• State Highway 114 Signs — 400 s.f, but consistent with the scale of the
building, Tenants' national sign programs, and the Town Square sign
regulations.
(These regulations are consistent with the Conditional Sign Permit for Phase 1 with
exception of the addition of the area of a fascia sign for a two -story retail use and new
wording added for buildings with State Highway 114 frontage.)
The following stipulations for determining area also apply:
• Blade Signs — The area of all faces of the sign shall be included in
determining the area of the sign
• Multi -Story Buildings — The maximum area applies only to signs
displayed between the sidewalk and a height of 20 feet. The total area
for all signs above 20 feet shall be:
o Fascia Signs - 0.5 square feet for every one foot of width of
building or lease space
o Window Signs — may not obscure more than 25% of the total
Case No. Attachment A
SP 05 -288 Page 2
window area
o Awning Signs — may not obscure more than 25% of the total
window area
(This regulation is consistent with the Conditional Sign Permit for Phase 1)
Section 16.A.4: Number of Signs
The Sign Ordinance allows only one attached sign per lease space along each
street frontage on any site and no more than two attached signs per lease
space.
The applicant is proposing that for every lease space, the following signs are
allowed on each facade facing a street, drive, or parking area:
• One fascia sign or one building blade sign
• One pedestrian blade sign
(These regulations are consistent with the Conditional Sign Permit for Phase 1)
The applicant is also proposing the following regulations for specific
buildings:
Colonnaded Buildings
For each commercial or retail use, the following signs are allowed on each
wall which faces a street, drive or parking area:
• One fascia sign at the storefront
• One pedestrian blade sign inside the colonnade
• One fascia sign at the colonnade face
• One building blade sign at the colonnade face
Hotel
On each building wall which faces a street, drive, or parking area:
• One fascia sign or one building blade sign
• One pedestrian blade sign
Theater
On each building wall which faces a street, drive, or parking area:
• One fascia sign or one building blade sign
• One pedestrian blade sign
Restaurant Anchor
On each building wall which faces a street, drive, or parking area:
• One fascia sign or one building blade sign
• One pedestrian blade sign
• Decorative banners with the restaurant name may be attached to any
building wall which faces a street, drive or parking area, if the banners
are integrated into the architecture and design of the building.
Bookstore Anchor
Case No. Attachment A
SP 05 -288 Page 3
On each building wall which faces a street, drive, or parking area:
• One fascia sign
• One building blade sign (the building blade sign may be increased
above proposed area regulations as shown on the sign drawing)
• One pedestrian blade sign
Section 16.A.7: Illumination
Attached signs may only be illuminated utilizing internal lighting. Exterior
letters with exposed neon lighting are not allowed.
First Floor Signs:
The applicant is proposing to allow the following types of illumination for first
floor signs:
• Exterior illumination by externally mounted spot lighting
• Silhouette lighting
• Up lighting
• Internally illuminated sign box panel with push through letters
• Exposed neon lighting (reviewed on an individual basis and approved
only if the neon contributes decoratively to the environment and does
not diminish attention to neighboring tenants)
(These regulations are consistent with the Conditional Sign Permit for Phase 1)
Highway 114 Signs:
In addition to the illumination types described above, State Highway 114 signs
may also incorporate channel lit illuminated signage.
Awnings, Awning Signs, and Window Signs:
No awnings, awning signs, or window signs above the first floor shall be
illuminated.
(This regulation is consistent with the Conditional Sign Permit for Phase 1)
Section 16.B: Monument Signs
The applicant is proposing two monument signs on the hotel property only.
The signs may not exceed 4 feet in height or 12 square feet in area per sign
face.
Section 16.A.8: Protrusions
Attached signs may not protrude farther than 18 inches from the building,
excluding signs attached to canopies.
The applicant is proposing to allow blade signs that may extend up to 4 feet
from the building wall.
(This regulation is consistent with the Conditional Sign Permit for Phase 1)
Case No. Attachment A
SP 05 -288 Page 4
Section 17.H: Signs Proiecting On /Over Public Property or Public Right -
Of -Way
Under Sign Ordinance No. 704-B, no signs may be erected or displayed on or
over public right -of -way or other public property.
The applicant is proposing to allow blade signs that project over sidewalks.
The signs shall be a minimum of 7 feet above grade when projecting over
sidewalks.
(This regulation is consistent with the Conditional Sign Permit for Phase 1)
Section 22.D: Window Signs
Window signs may not obscure more than 15% of the window areaper fa(ade,
measured and located within 10 vertical feet from the at -grade exterior
entrance to the lease space.
The applicant is proposing to allow window signs that obscure up to 100% of
the total window area during construction of tenant improvements. No such
sign may be displayed for longer than 120 days.
(This regulation is consistent with the Conditional Sign Permit for Phase 1)
Section 17.F: Portable Signs
Sign Ordinance No. 704 -B does not allow any portable signs.
The applicant is proposing to allow signage on construction barricades along
each building or lease space frontage for sites under construction. Barricades
with signs must be setback a minimum of 25 feet from R.O.W. The signs may
only be displayed for 5 days prior to construction and until the end of
construction, but not to exceed 120 days.
(This regulation is consistent with the Conditional Sign Permit for Phase 1)
Section 14: Variances
Only City Council may authorize variances to the regulations of Sign
Ordinance No. 704 -B (or the regulations of a conditional sign permit).
The applicant is proposing to allow flexibility to approve signs at the staff
level that do not meet all the proposed standards on a case -by -case basis if the
signs meet certain criteria, such as contributing to any special characteristics of
the particular area and /or being compatible with the other signs on the
premises (see page 7 of the Sign Regulations for further detail).
(This regulation is consistent with the Conditional Sign Permit for Phase 1)
Case No. Attachment A
SP 05 -288 Page 5
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 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 \Coimnunity Development \MEMO \SIGNS \2005 \SP05 -288 SLTS Grand Avenue District.doc
Case No. Attachment A
SP 05 -288 Page 6
Vicinity Map
Southlake Town Square
Phase IV: Grand Avenue District
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Case No.
SP 05 -288
Attachment B
Page 1
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GRAND AVENUE SIGNAGE SUB - DISTRICTS
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COLONNADE SUB- DISTRICT
® HIGHWAY 114 SUB - DISTRICT
Case No. Attachment C
SP 05 -288 Page 1
Sign Variance Application
Demonstration
Please demonstrate . are applicable to the realuestj� sign.
variance:
That a literal enforcernent of the sign regulation will crate an unnecessary hardship or
practical difficulty on the applicant,
Proposed regulations are required to maintain consistency with Town Square sign
program.
2. That the situation causing the unnecessary hardship or practical difficulty is unique to the
affected praperky and is not self imposed.
Signage requested is unique to the highly successfiil downtown environment that
has been established.
That the variance will not injure and will be wholly compatible with the use and permitted
development of adjacent properties.
Proposed regulations are compatible with Town Square development.
4 That the variance will be in harmony with the spirit and purpose of the sigh ordinance.
Proposed regulations are a natural extension of existing Town Square regulations
which have been established in harmony with the principles of the Sign Ordinance.
Case No.
SP 05 -288
Attachment D
Page 1