Item 10ACity of Southlake, Texas
MEMORANDUM
August 13, 2003
TO: Billy Campbell, City Manager
FROM: Rick Black, Director of Public Safety (Ext. 2421)
SUBJECT: Consider a conditional sign permit for Southlake Town Square, Block 23, under
Section 6.A. of Sign Ordinance No. 704 -A.
Action Requested: Consider a conditional sign permit for Southlake Town Square, Block 23, under
Section 6.A. of Sign Ordinance No. 704 -A.
Background
Information: Southlake Town Square is a retail business development located at the northeast
comer of North Carroll Avenue and East Southlake Boulevard. Block 23 of
Southlake Town Square is located at the Northeast corner of East Southlake
Boulevard and Summit Avenue.
Frank Bliss of Cooper and Stebbins, and representing Southlake Town Square, is
requesting approval of a conditional sign permit for Block 23 of Southlake Town
Square with the identical provisions of the Souddake Town Square Phase I
conditional sign permit.
Staff Note: Similar action was taken when Gateway Plaza I requested a conditional
permit for Gateway Plaza II in June 2000. There are no changes requested for the
Block 23 permit. It would duplicate the Phase I permit approved in 1998. This
action would maintain consistency in signage throughout the Southlake Town Square
development.
Financial
Considerations: Not Applicable
Financial Impact: Not Applicable
Citizen Input/
Board Review: No citizen input has been received. Not subject to any Board review.
Legal Review: None
Alternatives: The Council may approve the request, deny the request, or approve it subject to
whatever conditions they deem appropriate.
Supporting
Documents: Variance Application Form
Site Plan
Southlake Town Square Phase I Sign Regulations
Ordinance No.704 -A Section 6.A.
Staff
Recommendation: Place the request on the August 19, 2003 City Council meeting agenda for
disposition.
Page 1
The following sections have been excerpted from the Sign Ordinance No. 704 -A
SEC. 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, 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.
SEC. 6 CONDITIONAL SIGN PERMIT
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.
Page 2
COOPER & STEBBINS
Cooper & Stebbins, LP., 1256 Main Street, Suite 240 Q
Southlake, Texas 76092 2
M� k (ei7) zs 00 Q �5 JUL 0 9 2003
6Y
July 7, 2003
Mr. Chuck Bloomberg
City of Southlake
667 North Carroll Avenue
Southlake, T$ 76092
Re: Block 23 Signage
Dear Chuck:
Southlake Venture East, L.P. hereby requests that the Phase I Sign Regulations in effect
for Phase I of Southlake Town Square be approved for use in Block 23. We have
enclosed a complete Sign Variance application. Looking forward, we would be
supportive of an amendment to the Downtown District Zoning adopting these regulations
throughout the entire Town Square property.
Sincerely,
Frank L. Bliss
Executive Vice President
cc: Brian Stebbins
Sandy Spurgin
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CITY OF SOUTHLAKE
SIGN VARIANCE APPLICATION
APPLICANT
NAME: Cooper & Stebbins L.P.
ADDRESS: 1 256 Main Street, Suite 240
S nnthlakr TX 7600
PHONE: 8 17_329_8400
FAX: 8 17 231 841
OWNER (if different)
Southlake Venture East L.P.
c/o Cooner & Stebbins
The following information pertains to the location for which the variance is baina requested.•
NAME OF BUSINESS OR OPERATION: Southlake Town Smarr
STREET ADDRESS: NoAhcast c orner o f 1700 .t c * n rue
LEGAL DESCRIPTION: Lot Block
I hereby certify that this application is complete as per the requirements of Sign Ordinance No.
704 -A as summarized below. I further understand that it is necessary to have a representative at
the Cfty Council meeting who is authorized to discuss this request.
Applicant's signature:
Date:
........................................■. ■... ■.........................,
The following checklist is a summary of requirements for sign variance requests as required by
the City of Southlake. The applicant should further refer to the Sign Ordinance No. 704 -A and
amendments, and other ordinances maps, and codes available at the City Hall that may pertain to
this sign variance request. In addition to paper submittals please submit electronic copies
attached to an email addressed to SkioVanderorif (cbci.southiake.tx us . Graphics should be in
.jpeg or .bit format.
X Completed sign variance request application.
Completed demonstration of conditions applicable to the requested variance (see
attached.)
X Site plan showing the location of the sign variance request and any other signs
that conform to or are exempt from the sign ordinance. The site plan shall also
indicate the building, landscaped areas, parking & approaches and adjoining
street R. O. W.
Scaled and dimensioned elevations of the signs for which the variance is
requested. For attached signs, the elevations shall show the building in a full
panoramic view with a rendition of the sign for which the variance is requested,
and any other signs that conform to or are exempt from the sign ordinance.
Existing signs will require a before and after rendition.
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Demonstration
Please demonstrate that the followina 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.
Town Square Sign Regulations have been approved for Phases I and 11. Approval
of Phase I Sign Regulations for use in Block 23 will promote consistency in the
Town Square Sign program.
2. That the situation causing the unnecessary hardship or practical difficulty is unique to the
affected property and is not self imposed.
Town Square Sign Regulations are unique to Town Square.
3. That the variance will not injure and will be wholly compatible with the use and permitted
development of adjacent properties.
Approval of the application of Phase I Sign Regulations to Block 23 will ensure
compatibility with the Town Square Sign program.
4. That the variance will be in harmony with the spirit and purpose of the sign ordinance.
Town Square's Sign Regulations have been proven to be in harmony with the spirit
and purpose of the Sign Ordinance.
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City of Southlake
Page 1 of
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DISCLAIMER N
City of Southlake
This data has been compiled for the City of Southlake.
1400 Main Street
i
Various official and unofficial sources were used to
City of Southlake
Southlake, TX 75092
gather this Information. Every effort was made to ensure
7AW2003
the accuracy of this data, however, no guarantee is
given or implied as to the accuracy of said data.
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SIGN REGULA'T'IONS
In this P.U.D., the following sign regulations and standards shall be applicable and shall
control to the extent of any conflict with other sign regulations in the Sign Ordinance.
1.0 Definitions
The following definitions shall be added:
Awning A covering attached to a building or structure, erected in or over a window or
door, and usually supported by gravity and a metal frame.
Projection The distance by which a sign extends over public property or beyond the
building line.
Sign. Awning "Awning Sign' means a sign consisting of one line of letters painted,
placed or installed upon the valance of any awning or canopy and an identification
emblem, ,insignia, initial or other similar feature painted, placed or installed elsewhere on
any awning or canopy; provided, that any sign, emblem, insignia, initial or other similar
feature shall comply with all other appropriate provisions of this title. Where steel
canopies are used, the Awning Sign may consist of individually cut out metal letters
placed on the top of the canopy's outside edge parallel to the face of the building.
Sign. Blade Any sign, oriented perpendicular to the face of the building, identifying the
name of the business, affixed to or supported by a building or structure, which projects
more than twelve inches (12 ") beyond the surface of that portion of the building or
structure to which it is affixed or supported.
Sign_ Building Blade A primary Blade Sign permitted either: (a) in lieu of a Fascia
Sign; and/or (b) at a building corner.
Sign_ Building Identification Any sign stating the use and name given to the use of a
building, structure or area, when such use is permitted in the zone in which the sign is
located.
Sign. Fascia A sign affixed directly to the exterior wall or screening surface, confined
within the limits thereof, and which projects from the surface less than twelve inches
(12 ") at all points, and located either: (a) above the first floor storefront, and below the
second level windows; or (b) where permitted, above the upper story windows and below
the next level windows or building parapet, as applicable. Fascia Signs are displayed
parallel to the face of the building, and identify the name of the business.
Sign. Pedestrian Blade A secondary Blade Sign which indicates use or business name
and/or logo, located at least seven feet (7) above ground.
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2.0 Maximum Letter/Logo Height
Letterine Except as otherwise provided, lettering size shall be determined by the
maximum sign area allowed.
Lettering on the following types of Signs shall not exceed
the maximum size indicated:
Building Blade Sign
- twelve inches (12 ")
Pedestrian Blade Sign
- eight inches (8 ")
First Floor Window/
Awning Sign
- twelve inches (12 ")
Upper Story Fascia Sign
- ten inches (10 ")
Upper Story Window/
Awning Sign
- four inches (4 ")
3.0 Maximum Area
The total area of all signs displayed on a building wall which faces a street, drive or
parking area shall not exceed one (1) square foot for each foot of building width facing
the street, drive or parking area. Size of the following types of Signs shall not exceed
the maximum area indicated:
Fascia Sign - thirty (30) sq.ft.
Building Blade Sign - twelve (12) sq.ft.
Pedestrian Blade Sign - four (4) sq.ft.
The area of all faces of a Blade Sign shall be included in determining the area of the sign,
except where two (2) such faces are placed back to back and are at no point more than
two (2) feet from one another, in which case the area of the Blade Sign shall be taken as
the area of a single face if the two (2) faces are of equal area, or as the area of the larger
face if the two (2) faces are of unequal area.
For multi -story buildings, the Maximum Area shall be permitted only for signs displayed
between the sidewalk and a height of twenty feet (20) on any building wall. The total
area of all signs displayed above the twenty foot (20') height limit shall be: (a) for
permitted Fascia Signs, 0.5 square feet for every one foot (1') of width of building or
lease space; and (b) for Window Signs and Awning Signs, limited to signage which does
not obscure more than twenty -five percent (25 %) of the total window area.
4.0 Number of Signs- Within the P.U.D. the following number of signs shall be permitted
a. First Floor — There shall be permitted up to a combination of two (2) of the
following three (3) types of signs per use. On each building wall which faces a
street, drive, or parking area: (a) one (1) Fascia Sign or one (1) Building Blade
Sign; and (b) one (1) Pedestrian Blade Sign, with all such signs subject to the area
requirements. A Building Blade Sign shall be permitted at a building comer in
addition to permitted Fascia Signs, provided such sign is erected at a 135° angle
to the building corner.
1®®
313 - --
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b. Above the First Floor - For lease space above the first floor, one (1) Window
Sign or (1) Awning Sign at every other window shall be permitted. In addition,
one (1) Fascia Sign may be permitted on facades of fifty feet (50') or more in
length.
5.0 Illumination
Examples of permitted first floor signs include:
• Exterior illuminated (by externally mounted spot lighting)
• Silhouette Lighting (e.g., neon illumination behind a solid, opaque letter)
• Up fighting (e.g., projecting fixtures attached to the building under the letters)
• Sign box panel with push through letters, internally illuminated.
• Exposed neon lighting
Neon signs will be reviewed on an individual basis. If the neon contributes decoratively
to the environment and does not create a presence which diminishes attention to its
neighbors, approval will be considered.
Illumination of signs shall be designed, located, shielded and directed in such a manner
that the light source is fixed and is not directly visible from, and does not cast glare or
direct light from artificial illumination upon, any adjacent public right -of -way,
surrounding property, residential property or motorist's vision.
Attached signs may not be illuminated by internally illuminated, face lit channel cut
letters.
Awning, Awning Signs, Window Signs and Signs above the first floor shall not be
permitted to be illuminated.
6.0 Signs over /on ROW — Blade Signs shall not be higher than the eave line or parapet wall
of the top of the principal building; shall be a minimum of seven feet (7') above grade
when located adjacent to or projecting over a pedestrian way; and shall not extend more
than four feet (4) from the building wall to which they are attached, except where such
sign is an integral part of an approved canopy or awning.
7.0 Temporary Signs Exempt From Permit
a. Window Signs - Window signs are permitted to obscure up to one hundred
percent (100 %) of the total window area, provided that no such sign may be
displayed for a period longer than 120 days.
0s'
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b. Construction Barricades - Signage on a construction barricade shall be
permitted along each building or lease space frontage for sites under construction,
provided that:
• No such barricade shall be located within twenty-five feet (25') of a public
right -of -way; and
• Such signs may be erected and maintained only for a period beginning not
earlier than five (5) days prior to commencement of construction and shall be
removed upon termination of construction, with the total of such period not to
exceed 120 days.
8.0 Non - Conforming Signs
In recognition of the uniqueness of the downtown environment, individuality of signage
is encouraged. Certain signs, while not technically meeting the requirements set forth
herein, will nonetheless be considered for approval on a case -by -case basis. Such
signage shall be approved if it:
• Harmonizes with the structure or structures on the parcel on which it is to be applied;
• Is compatible with the other signs or graphic designs on the premises;
• Is suitable and appropriate to the Town Square;
• Contributes to any special characteristics of the particular area in which it is to be
located;
• Is well designed and pleasing in appearance;
• Is desirable as an urban "downtown" design characteristic;
• Does not constitute a nuisance to the occupants of adjacent or contiguous property;
• Is not detrimental to property values; and
• Does not constitute a traffic and safety hazard because it is distracting, or is not
considered obscene, lewd, indecent or otherwise offensive to public morals.
Approval of any such signage may be subject to any conditions which are necessary to
carry out the purposes and intent of the review standards.
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