Item 9B Revised13 SOUTHLAI<,.E
CITY OF
Department of Planning & Development Services
STAFF REPORT
June 7, 2011
CASE NO: MSP11 -002
PROJECT: Master Sign Plan for the Shops of Southlake
REQUEST: Cencor Realty Services is requesting revisions to the Shops of Southlake
Conditional Sign Permit through the approval of a Master Sign Plan for the Shops
of Southlake. The Master Sign Plan includes sign regulations for building blade
signs, pedestrian blade signs, awning signs, light pole banner signs, umbrella
signs, sandwich board signs, and fascia signs. The proposed Master Sign Plan
does not impact monument signs for the Shops of Southlake, which were
approved under a separate Conditional Sign Permit. The applicant's proposal is
modeled after Town Square sign regulations. The major difference is that there
are maximum letter /logo heights specified for fascia signs for the Shops of
Southlake while the Town Square regulations specify maximum sign area without
maximum letter /logo heights. The applicant has also provided a color -coded
version of the proposed Shops of Southlake Master Sign Plan that relates the
proposed regulations to the existing Shops of Southlake Conditional Sign Permit,
Town Square sign regulations, and Sign Ordinance 704 as amended, which is
included in Attachment E.
A comparison between the existing Shops of Southlake Conditional Sign Permit
and the proposed Master Sign Plan is provided below. For complete details of the
proposed Master Sign Plan, please refer to Attachment D.
Sign Type
Existing Conditional Sign
Proposed Master Sign Plan
Permit
Building Blade Sign
. Not an allowed sign type
• Maximum Area: -0- sq. ft.
• Maximum Letter Height: 18
inches
Pedestrian Blade Sign
. Not an allowed sign type
• Maximum Area: 4 sq. ft.
• Maximum Letter Height: 8
inches
Awning Sign
. May be allowed in place of a
• Allowed in addition to fascia
fascia sign
signs
• Maximum letter height follows
• Maximum Letter Height: 8
fascia sign rules
inches 14 inches for existing
Jordan Taylor awning signs
Case No.
M SP 11 -002
Sign Type Existing Conditional Sign Proposed Master Sign Plan
Permit
Light Pole Banner Sign Not an allowed sign type • Maximum Letter Height: 60
inches
• Maximum Area: 10 sq. ft.
Number of Fascia Signs, One attached fascia sign on
Building Blade Signs, and each fagade visible from a
Pedestrian Blade Signs street or internal driveway
Fascia Signs —
Letter /Logo Height
Fascia Signs for Large
Anchor over 70,000 sq. ft
(Central Market)
Note: No changes proposed
Umbrella Signs
Sandwich Boards, Menu
Boards, and Similar
Signage
All tenants <301 ft. from right of
• 18 inch letters /logos
Tenants under 10,000 sq. ft. >30
• 42 inch letters /logos
Tenants 10,001 — 15,000 sq. ft. >
• 42 inch letters /logos
• 46 inch total height for
multiple lines of copy
Tenants over 15,000 sq. ft. > 30 1
• 42 inch letters /logos
• 66 inch total height for
multiple lines of copy
• Number of Signs: 3
• Maximum Sign Area: 450 sq.
ft. (total for all 3 signs)
• Maximum Letter Height: 65.5
inches
• Sign Placement: Primary sign
may be attached above roof
line
• Not specifically mentioned in
Conditional Sign Permit
• Sandwich board signs are
permitted on internal drives
under the Sign Ordinance
• Maximum Height: 48 inches
• Maximum Area: 8 sq. ft.
• Maximum Number: 1 per
lease space
• Permitted in Pedestrian Plaza
Areas only (indicated on site
plan)
• Maximum Height: 48 inches
• Maximum Area: 8 sq. ft.
• Maximum Number: 1 per tenant
ACTION NEEDED:
Consider Approval of the Master Sign Plan
• One attached sign (either a
fascia sign or building blade
sign) on each fagade visible
from a street or internal
driveway
• Each tenant shall also be
allowed one pedestrian blade
sign in addition to their primary
fascia or building blade signs
• 18 inch letters; 22.5 inch logos
1 ft. from right of way
• 42 inch letters; 52.5 inch logos
301 ft. from right of way
• 42 inch letters; 52.5 inch logos
• 46 inch total height for multiple
lines of copy (exclusive of logos
ft. from right of way
• 42 inch letters; 52.5 inch logos
• 66 inch total height for multiple
lines of copy (exclusive of logos;
• Number of Signs: 3
• Maximum Sign Area: 450 sq. ft.
(total for all 3 signs)
• Maximum Letter Height: 65.5
inches
• Sign Placement: Primary sign
may be attached above roof line
• Permitted in Pedestrian Plaza
Areas only (indicated on site
plan)
• Maximum Letter Height: 12
inches
• Maximum Area: 16 sa. ft.
Case No.
M SP 11 -002
ATTACHMENTS
STAFF CONTACT:
(A) Background Information
(B) Vicinity Map
(C) Site Plan
(D) Proposed Master Sign Plan (Revised)
(E) Color -Coded Master Sign Plan (Revised)
(F) Applicant's Letter
Jenny Crosby (748 -8195)
Dennis Killough (748 -8072)
Case No.
M SP 11 -002
BACKGROUND INFORMATION
APPLICANT: Cencor Realty Services
OWNER: Carroll /1709 Ltd.
PROPERTY SITUATION: The Shops of Southlake shopping center is located at the southeast
corner of East Southlake Boulevard and Carroll Avenue.
LEGAL DESCRIPTION: Lots 1 -6, Block 1, The Shops of Southlake
HISTORY: October 18, 2005 — The Conditional Sign Permit for the Shops of
Southlake was approved by City Council (SP05 -258).
February 7, 2006 — The Conditional Sign Permit for monument
signs for the Shops of Southlake was approved by City Council
(SP06 -081).
SOUTHLAKE 2025 PLAN/
STRATEGIC LINK: Quality Development
STAFF COMMENTS: The sign criteria, site plan and application are attached to this
report.
REQUEST: The applicant is requesting approval of a Master Sign Plan.
COUNCIL ACTION:
Case No. Attachment A
MSP11 -002 Page 1
Vicinity Map
Shops of Southlake
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Case No. Attachment B
MSP11 -002 Page 1
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Case No. Attachment C
MSP11 -002 Page 1
Master Sign Plan Regulations
SIGN REGULATIONS
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 or previously
approved amendments.
1.4 Def "tuitions
The following definitions shall be addul:
Awning: A canvas or metal covering attached to a building or structure, erected
in or over a window or door, and usually supported by cantilevering from the
building facade or hung by metal rods.
Sign, Awning "Awning Sign" means a sign consisting of one line of letters
painted, placed or installed upon the valance of any awning and an identification
emblem, insignia, initial or other similar feature painted, placed or installed
elsewhere on any awning; provided, that any sign, emblem, insignia, initial or
other similar feature shall comply with all other appropriate provisions of this
title. Where horizontal steel awnings are used, the Awning Sign may consist of
individually cut out metal letters placed on the top of the awning's outside edge
parallel to the face of the building.
Sign. Pedestrian 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,
Si g�Building Blade A vertically oriented primary tenant identification sign
mounted to and projected from the building facade.
SijMs, Pedestrian Plaza: Any advertising sign located in the Pedestrian Plazas
identified on Exhibit A. Examples of such signs include lettering or logos on
umbrellas, sandwich boards and menu boards. Such signs may be moveable or
permanently affixed to the horizontal paving or to the improvements within these
areas.
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. Fascia Signs are displayed parallel to the face of
the building, and identify the name of the business.
Case No. Attachment D
MSP11 -002 Page 1
2.0 Maximum LetterfLogo Height
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 - eighteen inches (18")
Pedestrian Blade Sign - eight inches (8 ")
Awning Sign - twelve inches (12") (The existing
14" awning sign for Jordan Taylor is allowed to remain at 14 ")
Lagos - 125% of the Fascia Sign Maximums
Light Pole Banner Sign - 60" ( 24" wide)
Fascia Signs (exclusive of Logos)
a. Tenants under 10,000 sf
1. If located less than 301 feet from tho ROW: Maximum Letter
Height — IS"
2. If located 301 feet or greater from the ROW: Maximum Letter
Height — 42'
b. Tenants 10,001 sf to 15,000 sf:
1. If located less than 301 feet from the ROW: Maximum Letter
Height — IS".
2. If located 301 feet or greater from the ROW: Maximum Letter
Height — 42" for single luxes of copy and 46" total for multiple
lines of copy.
C. Tenants over 15,000 st
1. If located less than 301 feet from the ROW; Maximum Letter
Height —18 ".
2. If located 301 feet or greater from the ROW: Maximum Letter
Height — 42" for single lines of copy and 66" total for multiple
lines of copy.
d. Central Market f Large Anchor ( >70,OOO):
Number of signs: 3
Maximum sign area: 450 sf (3 signs combined)
Maximum Letter Height: 65.5"
Roof line limitations: Primary sign will be attached above roof line.
3,U Maximum Area
The total area of all signs displayed on a building wall which fakes a street, drive
or parking area shall not exceed the allowable height of the Fascia Signs
multiplied by 75% of the 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 - N/A
Building Blade Sign - Twelve (12) sq. ft.
Pedestrian Blade Sign - four (4) sq. ft,
Case No. Attachment D
MSP11 -002 Page 2
2.0 Maximum Letter /Logo IIeight
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 - eighteen inches (18 ")
Pedestrian Blade Sign - eight inches ($ ")
Awning Sign - eight inches (8 ")
Logos - 125% of the Fascia
Sign Maximums
Light Pole Banner Sign. - 60" ( 24" wide)
Fascia Signs (exclusive of Logos)
a. Tenants under 10,000 sf
1. If located less than 301 feet from the ROW:
Maximum Letter
Height —1 S ".
2. If located 301 feet or greater from the ROW:
Maximum Letter
Height — 42 ".
b. Tenants 10,001 sf to 1 5,000 sf-
1. If located less than 301 feet from the ROW:
Maximum Letter
Height --18 ".
2. If located 301. feet or greater from the ROW:
Maximum Letter
Height --- 42" for single lines of copy and 46"
total for multiple
lines of copy.
C. Tenants over 15,000 sf:
1. If located less than 301 feet from the ROW.
Maximum Letter
Height —18 ".
2. If located 301 feet or greater from the ROW:
Maximum Letter
Height — 42" for single lines of copy and 66"
total for multiple
lines of copy.
d. Central Market l Large Anchor ( >70,000):
Number of signs: 3
Maximum sign area: 450 sf (3 signs combined)
Maximum Letter Height: 65.5"
Roof line limitations: Primary sign will be attached above
roof line.
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 the allowable height of the Fascia Signs
multiplied by 75% of the 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 - N/A
Building Blade Sign - fifty (50) sq. ft.
Pedestrian Blade Sign - four (4) sq. ft.
Pedestrian Plaza Sign - sixteen (16) sq. ft.
Light Pole Banner Sign - ten (10) sq. ft.
Case No. Attachment D
MSP11 -002 Page 3
Pedestrian Plaza Sign - sixteen (16) sq. ft.
Light Pole Banner Sign - ten (10) 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.
4,4 Number of signs — Each Tenant shall be allowed one attached sign on each
facade visible from a street or internal driveway, however a maximum of three (3)
signs will be permitted for a corner or end -cap lease and a maximum of two (2)
signs for a lease space (non corner or end -cap) that lucks up to FM 1709. Subject
to these maximum numbers, there shall be permitted a combination of the
following three types of signs per use. (a) Fascia Sign or (b) Building Blade Sign;
and (b) one (1) Pedestrian Blade Sign, with all such signs subject to the area
requirements. Each tenant shall also be allowed one Pedestrian Blade Sign in
addition to their primary Fascia and/or Building Blade Signs.
5.0 Blade Sign Projection — 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.
6.0 Pedestrian Plaza Sign age — At the Pedestrian Plazas identified on Exhibit A
additional Pedestrian Plaza Signs shall be allowed as follows.
a. Umbrella signs: Lettering, logos and graphics allowed on umbrellas.
Maximum height. 12 ". Quantity is un- restricted.
b. Sandwich boards, menu boards or other signage. Maximum height: 48 ".
Maximum area: 8 sf. Quantity limited to not more than one per tenant.
Case No. Attachment D
MSP11 -002 Page 4
Color -Coded Master Sign Plan
(Relating proposed regulations to the current Shops of Southlake Conditional Sign Permit,
Town Square sign regulations, and Sign Ordinance 704 as amended.)
Black: Current applicable regulations for Shops of Southlake
Blue: Same or similar to Southlake Town Square
Red: From current City of Southlake sign ordinance 704 -E
Purple: New changes
SIGN REGULATIONS
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 or previously
approved amendments.
1.0 Definitions
The following definitions shall be added:
A nil: A canvas or metal covering attached to a building or structure, erected
in or over a window or door, and usually supported by cantilevering from the
building facade or hung by metal rods.
Sign, Awning "Awning Sign" means a sign consisting of one line of letters
painted, placed or installed upon the valance of any awning and an identification
emblem, insignia, initial or other similar feature painted, placed or installed
elsewhere on any awning; provided, that any sign, emblem, insignias, initial or
other similar feature shall comply with all other appropriate provisions of this
title. Where horizontal steel awnings are used, the Awning Sign riay consist of
individually cut out metal letters placed on the top of the awning's outside edge
parallel to the face of the building.
Sign.. Pedestrian 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.
SigD. Building Blade A vertically oriented primary tenant identification sign
mounted to and projected from the building facade. Sign ,allowed at SE'S, but
revised definition for clarity.
Signs, Pedestrian Plaza Any advertising sign located in the Pedestrian Plazas identified
on Exhibit A. Examples of such signs include lettering or logos on umbrellas, sandwich
boards and menu boards. Such signs may be moveable or permanently affixed to the
horizontal paving or to the improvements within these areas.
Case No. Attachment E
MSP11 -002 Page 1
Sign, Fascia A sign affixed directly to the exterior wall or screening sutface,
confined within the limits thereof, and which projects from the surface less than
twelve inches (12 ") at all points, Fascia Signs are displayed parallel to the face of
the building, and identify the narrne of the business.
2.0 Maximum Letter /Logo Height
Except as otherwise provided, lettering size shall be determined by the rnaximurn
sign area allowed. Lettering on the following types of Signs shall not exceed the
maximum siat�. Indicated
Building Blade Sign eighteen inches (18 ") STS is 12" for
one ,Mary and 18 " for 2 story
Pedestrian Blade Sign - eight inches (8 ")
Awning Sigh - twelve inches (12 ") (The existing
14" awning sign for Jordan Taylor is allowed to remain at 14 ")
Logos - 125% of the Fascia Sign Maximums
Light Pole Banner Sign - 60" ( 24" wide)
Fascia Signs (+exclusive of Logos)
a. Tenants Under 10,000 sf
1. If located less than 301 feet from the ROW: Maximum Letter
Height —18 ".
2. If located 301 feet or greater from the ROW: Maximum Letter
Height — 42
b. Tenants 10,001 sf to 15,0010 sf:
1. If located less than 301 feet from the ROW: Maximum Letter
Height — IS
2. If located 301 feet or greater from the ROW. Maximum Letter
Height — 42" for single lines of copy and 46" total for multiple
lines of copy.
C. Tenants over 15,0001 sf
1. If located less than 301 feet from the ROW: Maximum Letter
Height — 18 ".
2. If located 301 feet or greater from the ROW. Maximum. Letter
Height — 42" for single lutes of copy and 66" total for multiple
lines of copy.
d. Central Market l Large Anchor ( >70,000):
Number of signs: 3
Maximum sign area: 450 sf (3 signs combined)
Maximum Letter Height: 65,5"
Roof line limitations: Primary sign will be attached above roof line.
Case No. Attachment E
MSP11 -002 Page 2
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 the allowable height of the Fascia Signs
multiplied by 75i of the 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 - NIA
Building Blade Sign - Twelve (12) sq. STS is
12 sf for one story
and 60 sf}or two
Pedestrian Blade Sign
pedestrian Plaza. Sign
Light Pole Banner Sign
Story
four (4) sq. fl.
- sixteen (16) sq. fl.
- ten (10) 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 froin 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 largor face if the two (2) faces are of unequal area.
4.0 Number of signs - Each Tenant shall be allowed one attached sign on each faWe
visible from a street or internal driveway, however a maximum of three (3) signs
will be permitted for a corner or end -cap lease and a maximum of two (2) signs
for a lease space (non corner or end -cap) that backs up to FM 1709. Subject to
these maximum numbers, there shall be permitted a combination of the following
three types of signs per use. (a) Fascia Sign or (b) Building Blade Sign; and (b)
one (1) Pedestrian Blade Sign, with all such signs, subject to the area
requirements. Each tenant shall also be allowed -one Pedestrian Blade Sign in
addition to their primary Fascia and/or Building Blade Signs.
5.0 Blade Sign Projection — Blade Signs shall not be higher than the cave 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.
6.0 Pedestrian Plaza Signage — At the Pedestrian Plazas identified on Exhibit A,
aciditional Pedestrian Plaza Signs shall lie allowed as follows.
a. [umbrella signs: Lettering, logos and graphics allowed on umbrellas.
Maximum height: 12 ". Quantity is un- restricted.
b. Sandwich boards, menu boards or other signage. Maximum height: 48 ".
Maximum area: 8 sf. Quantity limited to not more than one per tenant.
Case No. Attachment E
MSP11 -002 Page 3
%, CENCOR REALTY SERVICES
David C. Palmer
Executive Vice President
dpalmer @cencorrealty. cam
June 1, 2011
Mr. Kenneth M. Baker Via email (kbaker @crtyofsouthlake.com)
Planning Department
City of Southlake
1400 Main Street
Suite 310
Southlake, TX 76092
Re: Application to Revise Shops of Southlake Master Sign PD
Dear Ken
The intent of our application to revise the Shops of Southlake Sign Regulations Is to afford additional
pedestrian oriented signage opportunities, similar to those in place at Southlake Town Square. As
you know, both Southlake Town Square and Shops of Southlake have been developed pursuant to
the Downtown Guidelines. The inclusion of blade signs, awning and umbrella signage, and
sandwich boards, all serve to enhance the pedestrian nature of the areas noted on the site plan as
"Pedestrian Plazas ". Due to the internal orientation of the Plazas, the additional signage would not
be a distraction to drivers, but would allow much needed additional recognition and advertising to
customers within the center.
The tree canopy coverage in the Pedestrian Plaza areas is substantial, and the additional signage
will help the businesses in these areas of the shopping center. We have experienced substantial
tenant turnover in the Pedestrian Plaza areas; and our hope is that further signage assistance will
improve business for our tenants.
Thank you for your continued attention to this matter. Please let me know if you have any questions
upon review.
Sincerely,
CARROLL11709, LTQ„
a Texas limited partnership
By: Cencor Real a 'ce , Inc.
its nt
r
By:
Name. a - C. Palmer.
Title: Ex- utive Vice President
cc: Dennis Killough, (via email, wlencls.y
Gary 0e111eer, (via email, wlencls.)
3102 Maple Avenue
Suite 500 Dallas, Texas 75201
214.954.0300
fax 214.953.0860
www,CencarRoalt .com
canoe Ready servk w h lhe+ranagerne.-It and dsve.bpnwl! dvslan dt'W7Mn M97c90m -M CarporaUon, a
B(Jwa' realty corpordtjvjr WHch also does b;rsineas through ifs brokerage cG+rvon, Tho Wolfzrran Group
Case No. Attachment F
MSP11 -002 Page 1