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Item 9A13 CITY OF SOUTHLAKE Department of Planning & Development Services STAFF REPORT December 11, 2013 CASE NO: SV13-023 PROJECT: Sign Variance for Trader Joe's EXECUTIVE SUMMARY: Trader Joe's is requesting variances to the Conditional Sign Permit for Southlake Town Square, Phase 1, to allow roof mounted signs on the north and south elevations; number of specific sign types per elevation and sign area. The new grocer will be located at 1492 E. Southlake Boulevard (new address) and 141 Grand Avenue (former address). REQUEST: The Conditional Sign Permit (CSP) for Southlake Town Square, Phase 1, allows for a building blade sign with maximum sign area of 12 square feet. The applicant is proposing a building blade sign that is approximately 17 square feet. The request also includes mounted roof signs on the north and south elevations. Roof signs are not included in the CSP for Phase 1 of Southlake Town Square and were not added until later when the regulations were adopted for Phase 2 (Block 10) where we currently have an approved roof sign for Daddy Jacks. The CSP allows for a maximum of 30 square feet for a typical attached fascia sign, the proposed roof signs are approximately 121 square feet for the south elevation and 41 square feet for the north elevation. The maximum letter height for first story fascia signs is currently determined by the maximum sign area allowed. In addition, the applicant is requesting an attached sign on the east elevation that exceeds maximum allowed area. As stated the maximum allowed sign area is 30 square feet. The east elevation sign is proposed at approximately 40 square feet. And lastly, there is a request for two signs to be placed on the south elevation; the CSP allows for one building blade sign OR one fascia sign. Please note that the applicant is also proposing the use of neon lighting for the roof signs and blade sign. The Phase 1 CSP provides that neon signs will be reviewed on an individual basis. The applicant states that the proposed neon lighting contributes decoratively to the environment and does not create a presence which diminishes attention to its neighbors. Furthermore, the use of neon in this case contributes to the historical precedent, the overall design intent of the building, and is additive to Town Square. Case No. SV13-023 The specific variances requested are as follows: Sign Regulation Current Regulation Proposed Sign Maximum Area for 12 square feet ± 17 square feet Building Blade Sign South Elevation Maximum Area for 30 square feet ± 40 square feet Attached Building Sign East Elevation Two Roof Signs — north and south elevations ± 121 square feet / 40 inch letter height Roof Signs Not addressed South Elevation ± 40 square feet / 24 inch letter height North Elevation Maximum Number of 1 Building Blade Sign OR 1 1 Building Blade Sign Signs Fascia Sign AND 1 Roof Sign South Elevation Neon signs will be reviewed on an individual basis. If the neon contributes decoratively to the Use of neon lighting in the Neon Lighting environment and does not roof mounted signs and the create a presence which blade sign. diminishes attention to its neighbors, approval will be considered. ACTION NEEDED: Consider approval of sign variance request ATTACHMENTS: (A) Background Information —LINK TO PRESENTATION (B) Vicinity Map (C) Sign Exhibit (D) Sign Variance Application STAFF CONTACT: Dennis Killough (748-8072) Lorrie Fletcher (748-8069) Case No. SV13-023 BACKGROUND INFORMATION APPLICANT: SLTS Grand Avenue Block 1, LP OWNER: Town Square Ventures, LP PROPERTY SITUATION: The property address is 1492 E. Southlake Boulevard (new address) and 141 Grand Avenue (former address) HISTORY: New Construction — No signage history STRATEGIC LINK: Quality Development STAFF COMMENTS: The sign criteria, site plan and application are attached to this report. COUNCIL ACTION: N:ICommunity DevelopmentlMEMOISignslConditional Sign Permitsl Town SquareW13-023 TraderJoe'slltem 9A.docx Case No. Attachment A SV13-023 Page 1 Vicinity Map Trader Joe's SPECT ST 7g1 �9, s 228 CIVIC PL 219 222 216 218 2„ 214 Ljj�`} n r"i n E � 1500 vi Fri n N ¢ MAIN ST MAIN ST Lu ❑ 'n vmi ,� Z 17 Q 5 uj 73 Q 185 v^/ 1" nz m J Q 1 ,67 FOUNTAIN 161 2 129 z 120 PL ,2, w L 119111 101 F.M. 1709 E SOUTHLAKE BLVD CD N W F SV13-023 Sign Variance 13 4. rL� 0 315 630 1,260 Feet Case No. Attachment B SV13-023 Page 1 Proposed Signs Case No. Attachment C SV13-023 Page 1 Sign Variance Application APPROVAL REQUESTED The Sign Regulations expressly allow for the possibility of non -conforming signs such as the Trader Joe's sign package presented today. "[l]n 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 -rose 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 shall be subject to any conditions which in the City Ccuncil's judgment are necessary to carry out the purposes and intent of the review standards." We believe that the Trader 1oe's sign package meets each and every test set forth above, and request approval as submitted, including the variances noted herein. Case No. SV13-023 Attachment D Page 1