Item 10BCity of Southlake
Department of Planning
STAFF REPORT
July 7, 2004
CASE NO: SP 04 -127
PROJECT: Roly Poly Rolled Sandwiches
REQUEST: Variance to the Sign Ordinance No. 704 -B.
ACTION NEEDED: Consider variance request.
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan
(D) Building Elevation & Sign Detail
(E) Sign Variance Application
STAFF CONTACT: Dennis Killough (481 -2073)
Bruce Payne (481 -2036)
Case No.
SP 04 -127
BACKGROUND INFORMATION
OWNER: Roly Poly Rolled Sandwiches
APPLICANT: Mary V. Davis
PROPERTY SITUATION: Roly Poly Rolled Sandwiches is located in the Cornerstone Plaza
development on the south side of E. Southlake Blvd next to the Ultimate
Electronics site. The property address is 2787 E. Southlake Blvd, Suite 110.
REQUEST: The applicant is proposing an attached sign on the front facade of the lease
space that will have a letter height and sign area greater than permitted under
the Sign Ordinance No. 704 -B. Approval of a variance is required in order to
receive a building permit for this sign.
STAFF COMMENTS: The sign criteria, building elevations, site plan and applications are attached
to this report. The following variances to the Sign Ordinance No. 704 -B are
requested:
• Ord. 704 -13, Section 16.A.2 MAXIMUM LETTER /LOGO HEIGHT The
maximum permitted letter height is 12 inches for a sign less than 100 feet
from the right -of -way.
The store front is approximately 85 feetfrom the internal drive lane. The
maximum letter size permitted is 12 inches. The applicant is requesting a
letter height of approximately 13 inches.
• Ord. 704 -13, Section 16.A.3 MAXIMUM AREA: The maximum area
allowed shall be 0.75 square feet for every one (1) foot of width of
building or lease space not to exceed 400 square feet.
The square footage of the proposed sign is approximately 18 square feet.
The maximum area permitted is approximately 11 square feet.
The City Council may authorize variances in accordance with the following
provision of the Sign Ordinance No. 704 -13, Section 14, Variances:
The City Council may authorize variances to any restriction set forth in this
ordinance, including but not limited to the number, type, area, height, or
setback of signs, or any other aspect involved in the sign permitting process.
In granting any variance, the City Council shall determine that a literal
enforcement of the sign regulations will create an unnecessary hardship or a
practical difficulty on the applicant, that the situation causing the
unnecessary hardship or practical difficulty is unique to the affected property
and is not self - imposed, that the variance will not injure and will be wholly
compatible with the use and permitted development of adjacent properties,
Case No.
SP 04 -127
Attachment A
Page 1
and that the granting of the variance will be in harmony with the spirit and
purpose of this sign ordinance. A person may request a variance from the
Sign Ordinance by filing the request with the Building Official. Any request
for variance shall be accompanied by a completed application and a non-
refundable filing fee in the amount specified in the current fee schedule
adopted by City Council.
M \Community Development \MEMO \SIGNS \2004 \SPO4 -127 Roly Poly Rolled Sandwiches.doc
Case No.
SP 04 -127
Attachment A
Page 2
Vicinity Map
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Case No. Attachment B
SP 04 -127 Page 1
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SOUTHLAKE, TEXAS
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ENGINEERS & CONSULTANTS, �.
ENGINEERS • SURVEYORS • LAN{ PLANNERS
2500 Texas Nve Suite 390 h4, Texas 750R2
Tel 972.252-J0JR (5357) Fax 972.252.6939
Case No. Attachment C
SP 04 -127 Page 1
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Proposed Sign
Case No.
SP 04 -127
Attachment D
Page 2
Demonstration
Please demonstrate that the following conditions are applicable to the re guested sign
variance
1. That a literal enforcement of the sign regulation will create an unnecessai
hardship or practical difficulty on the applicant.
The new Roly Poly Rolled Sandwiches in Southlake is in a very long and narrow
spot in the East building in the new Cornerstone Pl= located at 2787 E.
Southlake Blvd. Because of the square footage needed for the operation, we
ended up with 15° of store frontage. .Adhering to the 75% of fascia and the square
footage rules, this gives us a total of 11.25 square feet of space for a sign.
The sign would ultimately be too small to be recognizable from Southlake Blvd.
Roly Poly does not directly face Southlake Blvd., it faces west, and it is located
towards the back of the shopping center, leaving it even farther away from traffic.
Location and visibility are the absolute most important aspects that contribute to a
retail establishment such as Roly Poly. Without a recognizable sign, Roly Poly
won't get the "drive -by" visibility and tic that will allow it to succeed.
2. That the situation causing the unnecessary hardship or practical difficulty is
onigpn to the affected property and is not self imposed.
The situation is unique to the location that Roly Poly has selected in the
Cornerstone Plate shopping center. The fact that the store frontage is only 15'
wide is a result of the depth of the building. Iii addition, there are other sign
requirements being imposed upon this Roly Poly location from the landlord of the
property, S -SI Southlake, L.P., and the franchisor, Roly Poly Franchise Systems:
a) The sign criteria that is outlined in the Cornerstone Plaza Lease
Agreement states that the minimum letter height is 18 "-24 ". Roly Poly
will certainly negotiate with the landlord to find a size that is both
acceptable to their requirements as well as those imposed by thu- City
of Southia ke.
b) The minimum sign size according to holy Poly Franchise Systems
encompasses 17.5 square feet, 24 "xI05 ", The minimum sign
requirement is not negotiable with Roly Poly Franchise Systems.
3. That the variance will not injure and will be wholly compactible with the use
and permitted development of adjacent properties.
The proposed sign would only be 105" wide, which is well within the width
requirement of the city ordinance. The size of the sign is still very modest as to
not impose on the adjacent buildings or on the facade of the building or shopping
center.
Case No.
SP 04 -127
Attachment E
Page 1
4. That the varianee will be in harmony with the spirit and pla rpose of the sign
ordinance.
The owners or Roly Poly love Southlake, and have chosen that location because
of the charm of the city as well as the retail possibilities. The variance requested
is not grossly beyond the ordinance requirements, and are well within the width
specifications. Roly Poly is already planning on ways to use their success in the
Southlake area to give back to local schools and the rest of the community. The
last thing we want to do is shamelessly request an exception to an ordinance that
is intended to keep Southlake beautiful and unobstructed.
Case No.
SP 04 -127
Attachment E
Page 2