Item 10ACity of Southlake
Department of Planning
S T A F F R E P O R T
September 10, 2003
SP 03-012
CASE NO:
Big Bowl Asian Kitchen, Gateway Plaza, Phase. II
PROJECT:
Variance to the Sign Ordinance No. 704-A.
REQUEST:
Consider variance request.
ACTION NEEDED:
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Sign Detail
(D) Building Elevation
(E) Site Plan
(F) Sign Variance Application
STAFF CONTACT: Dennis Killough (481-2073)
Bruce Payne (481-2036)
Case No.
SP 03-012
BACKGROUND INFORMATION
OWNER: Brinker International.
APPLICANT: Melanie Hancock
PROPERTY SITUATION: Big Bowl Asian Kitchen is a restaurant in Gateway Plaza, Phase II located at
the northeast corner of East Southlake Boulevard and North Nolen Drive. The
property address is 2700 East Southlake Boulevard.
PURPOSE: The restaurant owner wants to place a second attached sign on the west side
of the building facing North Nolen Drive to indicate the location of the pick-
up entrance for carry-out orders. This will also be the third attached sign on
the building. The sign ordinance permits only one attached sign per street
frontage and no more than two attached signs per building. There are other
conditions of the proposal that do not comply with the sign ordinance and the
conditional sign permit for this development. All are listed in the staff
comments below. Approval of variance is required before a sign permit can be
issued.
STAFF COMMENTS: The sign detail plan, building elevation, site plan and variance application is
attached to this report. The following variances to the Sign Ordinance No.
704-A and the conditional sign permit approval for Gateway Plaza Phase II
are requested:
1. Ord. 704-A, Section 16.A.4. number of signs: Only one attached sign
per lease space shall be allowed along each street frontage on any site,
unless otherwise specifically provided in this ordinance. A secondary
sign may be permitted at a public entrance, provided the entrance is on
another side of the building, but shall be limited to twenty-five percent
(25%) of the primary or permitted sign size, whichever is more
restrictive. The six (6) inch minimum letter/logo height will not apply
to these secondary signs. No more than two (2) attached signs shall
be allowed per lease space. Attached signs shall be located within the
first story of the main exterior entrance for a building or lease space
(see Appendix ‘B’ for further clarification).
This will be the second attached sign for this façade and the third for
the building.
2. The three-sided attached sign type proposed is neither defined by the
Sign Ordinance No. 704-A nor the Gateway Plaza, Phase II
conditional sign permit.
Because the sign type is not defined, it is not permitted.
Case No. Attachment A
SP 03-012Page
1
3. Gateway Plaza Phase II conditional sign permit, permitted sign
location: Sign shall be centered on store frontage and limited in width
to the middle 75% of any horizontally articulated façade or lease
space.
The proposed sign is off-set from the center of the facade and is
approximately 1 foot outside of the middle 75% of the articulated
façade.
4. Gateway Plaza Phase II conditional sign permit, maximum area for
small retail: 0.75 square feet for every one foot of width of building or
lease space, but not less than 45 square feet.
The maximum permitted sign area for the west side of the building is
65 square feet. The existing sign on the west side of the building is 65
square feet. This proposal will add 21 square feet (3 sides to the
sign).
The City Council may authorize variances in accordance with the following
provision of the Sign Ordinance No. 704-A, 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, 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.
Case No. Attachment A
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Case No. Attachment B
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Case No. Attachment C
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Case No. Attachment D
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Case No. Attachment E
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Case No. Attachment F
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Case No. Attachment F
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