Item 4F13 SOUTHLAI<,.E
CITY OF
Department of Planning & Development Services
STAFF REPORT
April 13, 2011
CASE NO: SV11 -005
PROJECT: Amendment to the Gateway Plaza Conditional Sign Permit
REQUEST: Inland Southwest Management, LLC, is requesting an amendment to the Gateway
Plaza Conditional Sign Permit for a monument sign located at 3110 East
Southlake Boulevard. There is an existing monument sign at this address that was
approved as part of the Gateway Plaza Conditional Sign Permit in February 1999.
Due to the DFW Connector construction, this sign must be removed. The
applicant is requesting to rebuild the sign approximately 25 feet from its current
location. The new sign will be built of the same materials and have the same
dimensions as the existing sign. However, the applicant is requesting to have
signage on all four sides of the structure. The current sign only has signage on
two sides of the structure as permitted under the Conditional Sign Permit. The
reason for this request is that the current sign has a diagonal orientation which
allows visibility from the S.H. 114 frontage road, East Southlake Boulevard, and
Gateway Drive /Gateway Drive bridge. The new sign will have a parallel orientation
which will limit visibility to the S.H. 114 frontage road and the East Southlake
Boulevard bridge if signage is only placed on two sides of the structure.
Below is a summary of the requested variance:
ACTION NEEDED
Sign
Current Regulation
Proposed Regulation
Regulation
Total Sign
Approximately 352 sq. ft. total;
Approximately 704 sq. ft. total;
Area
176 sq. ft. per side
176 sq. ft. per side
(Signage on two sides)
(Signage on four sides)
Consider variance request.
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Exhibits
(D) Existing /Proposed Sign
(E) Sign Variance Application
STAFF CONTACT: Ken Baker (748 -8067)
Jenny Crosby (748 -8195)
Case No.
SV11 -005
BACKGROUND INFORMATION
APPLICANT: Inland Southwest Management, LLC
OWNER: Inland Western Southlake LP
PROPERTY SITUATION: The address is 3110 East Southlake Boulevard and the legal description is
Lot 3, Block 2, Gateway Plaza Addition Phase I.
STAFF COMMENTS: Four Hackberry trees are proposed to be removed. One tree is dead and
another tree is severely diseased. The remaining two trees are healthy
and total 24 inches (11 inches and 13 inches respectively). The two
healthy trees will be mitigated either through payment to the reforestation
fund or through replacement plantings.
The sign drawing, site plan and application are attached to this report.
COUNCIL ACTION:
N.1Community Deve lopmentlMEMOISignslConditiona / Sign PermitslGateway & WyndhamlGateway Monument
RelocationWl1 -005 Gateway Tower. docx
Case No. Attachment A
SV11 -005 Page 1
Vicinity Map
3110 East Southlake Boulevard
STq r� Hwy 1 14
EAST SOUTHLA i3VvD
N
F
0 285 576 1,140
S Feet
Case No. Attachment B
sv11 -005 Page 1
Site Plan
Case No. Attachment C
SV11 -005 Page 1
Gateway Plaza — Southlake Texas
Replacement Monument Sign
Exhibit "A"
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New
Monument
Sign
Gateway Drive 0
Closed to SH 114 W
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{ Bank of America
3100 E Southlake Blvd
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Case No. Attachment C
SV11 -005 Page 2
Existinq /Proposed Sign
0
Case No. Attachment D
SV11 -005 Page 1
Case No. Attachment D
SV11 -005 Page 2
Sign Variance Application
That a Ittera) enforcement of the sign reyulabon M, cTeom are unnecessmj bards -hip or pMcticai
6ifIkUlty vn the ;appi17,ant.
Gateway Plaza requests this Variance �- to locate Tenant Signs on all four faces (City
Ordinance currently allows Tenant Signs on two faces) of the replacement Monument Sign
because the TXDot ROW taking reduces the size of the residual parcel such that the
replacement sign must be orientated 45 degrees from the existing sign. The location and
diagonal orientation of the existing sign allowed traffic to see three and/or four faces of the
sign, while the parallel orientation of the replacement sign only affords visibility on two
faces.
Tliat the situation causing the unneoes r - g r�ardsh p or praotica ? d1 ff, ully is Cinque io the affected
oropeny and is nct self imposed
The location and orientation change was caused by the TXDot engineering layout of the
DPW Connector Project. The Owner would have preferred the existing monument sign
not be consumed by the TXDot project.
That the variance wAl not 0.1ure and will be .Who ;:Or pat,ible ;A°ith t he use ar d permitter
deve „op rnem k of adjtcen” p?operties.
The Owner is requesting this variance to maintain the functionality currently approved
for the existing Gateway Plaza Shopping Center. All adjacent properties are
commercial and this sign replacement is the same size, shape, materials and finishes
as the existing monument sign it replaces
d' ,at th'e Varaanca uAeIl L'e . V:'Ah'pe, sPrit nrd P ;zr-'s`= cf t :` -e !' gn Q'<J3oance.
The replacement sign with the four faces of Tenant Signs will be ccmpatible with the
spirit of the ordinance — the structure is such that no more than two faces are visible at
any given time.
Case No. Attachment E
SV11 -005 Page 1
C. Earl Dedman, PE
earl@ededman.com
www.ededman.com
— 3808 Matterhorn Drive
Facility Group Plano, Texas 75075
P 214-803-1111
F 214- 291 -5521
March 28, 2011
Mr. Dennis Killough, AICP
Deputy Director of Planning and Development Services
City of Southlake
1400 Main Street, Suite 310
Southlake, TX 76092
RE: Sign Variance and Planning Review
Primary Monument Sign Replacement
Gateway Plaza Shopping Center
Dear Mr. Killough:
As you are aware, TXDot, as part of the construction of the DFW Connector Project, will
be taking additional rights -of -way which will result in the demolition of one retail building
and the primary Monument Sign for the Gateway Plaza Shopping Center at the corner
of SH 114 and Southlake Boulevard. Inland Southwest Management, representing the
Owner of the shopping center, has retained my company to represent them to mitigate
the impact to their shopping center. This submittal is to request a variance of the City's
Sign Ordinance that limits Tenant signs to two faces of the structure — Inland desires
tenant signs on four faces to maintain the traffic visibility of the existing monument sign.
We are also asking for a preliminary review of the site plan and design concept. Thank
you for your consideration.
Currently, we are in the process of preparing plans and permit applications to re-
construct the sign on the residual property remaining from the TXDot right -of -way
taking. Unfortunately, the remaining property is not large enough to construct the
structure at a 45 degree diagonal to the streets and highway like the existing sign. The
parallel orientation severely limits the visibility of the tenant signs to the passing
motorists which is the prime purpose of the monument sign. The existing diagonal sign
allows visibility from three approaches (SH 114 frontage road, E Southlake Blvd, the
Business SH 114 Bridge crossing the freeway) plus a limited sight line from a fourth
face (Gateway Drive). The minimal residual parcel for the new structure requires a
parallel orientation which will only allow visibility from the SH 114 frontage Road and the
Business SH1 14 Bridge — not from E Southlake Blvd or from Gateway drive. The
tenants in Gateway Plaza and Inland are requesting that the City grant a variance to
allow tenant signs on all four faces of the structure so they may also be seen from
Southlake Blvd and Gateway Drive as is currently possible.
We will re- construct the sign to make it look like the existing sign in every way except it
will be parallel to the streets (instead of diagonal) plus it will have tenant signs on four
faces instead of two faces. The sign will be the same size, height, shape, trim,
materials and colors as the existing sign.
Unfortunately, the small size of the remaining parcel will also require the removal of a
small stand of Hackberry trees on the site. We will leave all the live -oaks and other
existing trees. Of the Hackberries, two are sound — a 13" tree and an 11 " tree -- the
other two are either dead or diseased and damaged from storms. The small size of the
remaining parcel, along with the number of trees already growing on it, also limits the
planting of trees to mitigate these two Hackberries so we ask the City to work with us to
Case No. Attachment E
SV11 -005 Page 2
Page 2
Sign Variance and Planning Review
Primary Monument Sign Replacement
Gateway Plaza Shopping Center
develop a satisfactory mitigation plan which may have to be complemented by payment
to the Forestation Fund.
While the site plans, layouts and design concepts are being reviewed for this Variance
Request, we also request that the City provide a Preliminary Planning Review and
approval so the detailed architectural and engineering plans will be in compliance when
submitted with the Permit Application.
Thank you for your consideration of this request. Let me know if you need any
additional documentation to fully evaluate and approve this application.
Respectfully,
Earl Dedman
President
Dedman Facility Group, Inc.
Representing:
Inland Southwest Management, LLC
2401 Butterfield Road
Oak Brook IL 90523
Case No. Attachment E
SV11 -005 Page 3