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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 w � Q J Q FOUNTAIN PL w U F.M. 1709 LA Slp� 0 T DR C� r N w E ;� �� • 0 275 550 1,100 s Feet Case No. Attachment B MSP11 -002 Page 1 Site Plan I 4Fflp 4 ® W I! II II � L �r� Lau I LU1 p w � Im a CL I a II II i i �i'I,II�I1V e � P ® e m a II II I I I I • o e II II �� -+ SAME - I � l l Q , x iP @ z < I o J EL HAI J I ' lL I I ! I I I I � i 1 1 1 � o a �1Tf l U Mfl4 *W II II — • e II II m ° ^ d i0 II II I � O OL O - 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