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
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SV13-023
Sign Variance
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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