Item 10CCity of Southlake
Department of Planning
STAFF REPORT
November 10, 2004
CASE NO: SP 04 -268
PROJECT: Shogun Restaurant
REQUEST: This is a request to amend the approved conditional sign permit for Gateway Plaza
Phase I, Building 6 with respect to the permitted location of the sign along Southlake
Boulevard. The current conditional sign permit restricts the sign to be within the
center area of the wider wall plane of the building facade. This proposal would
allow an alternative sign area in one of the pilasters of the facade.
ACTION NEEDED: Consider Conditional Sign Permit amendment request.
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan
(D) Sign Detail
(E) Sign Variance Application
STAFF CONTACT: Dennis Killough (481 -2073)
Ken Baker (481 -2036)
Case No.
SPO4 -268
BACKGROUND INFORMATION
OWNERJENANT
APPLICANT:
Shogun Sushi Inc.
Chang Y. Lee
PROPERTY SITUATION: The property is an out - parcel located at Gateway Plaza Phase I and the
existing use of the property is a restaurant (Shogun). The physical address is
2970 E. Southlake Blvd.
REQUEST: The applicant is requesting an amendment to the approved Conditional Sign
Permit for Gateway Plaza Phase I with respect to approved sign location
along Southlake Boulevard. This request would provide for an alternative
sign area of 30 square feet as designated in the elevation drawings below.
STAFF COMMENTS
Case No.
SPO4 -268
The sign details, site plan, and applications are attached to this report. The
following variances to the approved Conditional Sign Permit are requested:
Existing Sign Area per Council Approved Conditional Sign Permit (31.5
square feet)
Proposed New Sign Area (30 square feet)
The City Council may approve conditional sign permits and amendments to
conditional sign permits in accordance with the following provision of the
Sign Ordinance No. 704 -13, Section 6, Conditional Sign Permit:
Attachment A
Page I
SOUTH ELEVATION
. w,. IMMINO c
SOUTH ELEVATION
A. 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.
B. APPLICATION: An application for a conditional sign permit shall
be submitted to the Building Official and shall include all documents
as required by Section 4 of this ordinance. Additionally, the
applicant shall submit construction plans drawn by a registered
professional engineer or architect in the State of Texas and also
provide renderings of the particular sign types, facades, materials,
compositions, dimensions, lighting, and colors.
City Council
Action: Consider the amendment to the Conditional Sign Permit for Gateway Plaza,
Phase I, Building 6.
N: \Coimuunity Development \MEMO \SIGNS \2004 \SPO4 -268 Shogun.doc
Case No. Attachment A
SPO4 -268 Page 2
Location Map
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Case No. Attachment B
SP 04-268 Page 1
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Case No. Attachment D
SP 04 -268 Page 1
b = Existing Sign Area Requirement (Approved Conditional Sign Permit)
Building 6 — Gateway Plaza, Phase I
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SP 04 -268
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Attachment D
Page 3
October 28, 2004
Council Members of City of Southlake
1400 Main Street, Suite270
Southlake, TX 76092
Dear Council Members:
We, the staff of Shogun restaurant sincerely appreciate your kind consideration allowing
us to have another opportunity to bring our agenda to the November 16th, 2004 City
Council Meeting regarding our request for sign variance. Attached please find
documentation in support of our request.
Most importantly, we want to apologize for any inconvenience Shogun has caused to the
City of Southlake and the City Council regardless of who originally caused the problem.
With all respect, we have been and are committed to observing the regulations and rules
of the City of Southlake, and we will not repeat any mistake again.
Madams and Sirs, we respectively request that you consider the proposed change of the
current conditional sign permit. Inland Southwest Management Corporation, our landlord
has approved the proposal as of October 1 2004 as required by the City. Please see the
attached letter granting approval
The business disadvantage at this particular unit at 2970 E. Southlake Blvd is poor
visibility of the horizontal sign- please refer to the attachment and the pictures taken from ;
several different spots on Southlake Blvd.
Please understand that two previous businesses in this same location have failed in part
due to this visibility issue, and our analysis and customer survey support this fact.
Therefore our endeavor to find a solution to overcome this disadvantage has brought us
this far. It's been almost six months of business set -up processes, but we did not want to
install just any sign because we knew the regular horizontal sign between the stick -out-
columns would not be helpful at all for customers to find us. The horizontal sign is only visible
within certain very limited ranges, and this is proven by the attached photos and by survey of our
customers.
We do believe this vertical sign is a most effective and sensible way to solve our dilemma.
The only other option is to have a monument sign or a pole sign like other restaurants
along the 114 service roads, which we are not requesting. We feel the vertical sign is a
brilliant idea because it is visible, effective, and attractive as seen in the attached Plan. Also, the
oriental vertical writing style reflects the theme of Shogun.
We believe your approval of this amendment will result in economic benefit to the City
of Southlake and our restaurant. With all our respect, we hereby request the Council's
approval for amendment of the current conditional sign permit.
Thank you for your kindness and assistance,
Sincerely,
The staff of Shogun Hibachi & Sushi restaurant in Southlake
Case No. Attachment D
SP 04 -268 Page 4
Sign Variance Application
Demonstration
Please demonstrate that the following conditions are applicable to the requested sign
variance;
1. That a literal enforcement of the sign regulation will crate an unnecessary hardship or
practical difficulty on the applicant.
Location of the sign, as required by the sign regulation, creates
an unnecessary hardship for applicant because it is not clearly
visible to traffic on Southlake Blvd. This creates a practical
difficulty for applicant in that the purpose of the sign is to
attract passing motorists to our location.
2. That the situation causing the unnecessary hardship or practical difficulty is unique to the
affected property and is not self imposed.
This situation is unique to this property due to the location
of the property in relation +�o Southlake -?l-,7d. and the surrounding
topography. Location of the sign per the regulation at this
particular location blocks visibility from the roadway. Also,
its location between two jutting columns hinders visibility.
3. That the variance will not injure and will be wholly compatible with the use and permitted
development of adjacent properties.
The varience is compatible with the use and development of
adjecent properties because it attracts consumers to Gateway
Plaza including the adjoining restaurant and other businesses
located there. Further, the variance is approved by the
property management company.
4. That the variance will be in harmony with the spirit and purpose of the sign ordinance.
The variance will further the purpose of the ordinance by
increasing visibility to consumers, resulting in increased
revenues to the restaurant, adjoining businesses and City of
Southlake.
Case No. Attachment E
SP 04 -268 Page 1