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Item 4ECITY OF SOUTHLAKE Department of Planning & Development Services STAFF REPORT March 26, 2014 CASE NO: SV14-003 PROJECT: Sign Variance for Southlake Town Square EXECUTIVE SUMMARY: RPAI Southwest Management, on behalf of the owner Town Square Ventures, L.P., is seeking approval of a sign variance to the Sign Ordinance No. 704-F to allow two (2) banners to be displayed until October 2014 for property located at 1430 E. Southlake Boulevard. The purpose of the banners is to notify the public that the businesses are open during the Trader Joe's construction. REQUEST DETAILS: ACTION NEEDED: Sign Ordinance 704-F authorizes a banner permit for a 15-day period, twice a year with 60 days between permits. Southlake Town Square currently has two (2) permitted banners on the north and south facades of the building to make customers aware that the two (2) stores are open for business during the Trader Joe's construction. The Trader Joe's construction site is adjacent to the Sprint and Sushi Zushi stores and customers may not be aware that the stores are still open during construction. The applicant is requesting to allow the two (2) "Open During Construction" banners to be displayed throughout the Trader Joe's construction period. The construction is anticipated to be complete in October 2014. The two 4 ft. by 15 ft. (60 sf) banners comply with the sign ordinance and will be displayed on the north and south building facades of the building. The specific variance requested is as follows: Maximum of 15 days, twice a Banner Permit year, 60 days between Allow 2 banners to be permits. One banner per lease displayed until October 2014. space. Consider approval of the sign variance request. ATTACHMENTS: (A) Background Information — Link to PowerPoint Presentation (B) Vicinity Map (C) Proposed Sign (D) Sign Variance Application STAFF CONTACT: Patty Moos (817-748-8269) / Dennis Killough (817-748-8072) Case No. SV14-003 BACKGROUND INFORMATION APPLICANT: RPAI Southwest Management OWNER: Town Square Ventures, L.P. PROPERTY SITUATION: The property is located at 1430 E. Southlake Boulevard. HISTORY: December 4, 2012: City Council approved a banner permit extension for Bicycles, Inc. to allow a sixty (60) day extension for a banner permit during the construction of a gabled fagade for the permanent attached business sign. The banner served as a sign for the business during the construction. STAFF COMMENTS: The sign variance criteria, vicinity map, and application are attached to this report. WCommunity DevelopmentlMEMOISigns120141SV14-003 Town Square - Sushi Zushi and Sprint Case No. Attachment A SV14-003 Page 1 Vicinity Map Southlake Town Square 1430 E. Southlake Boulevard iEs r W 6 y W u9 2 W J SS cn J (I] O 1220 w PROSPECT ST IJ flip; MAIN ST 1201 1221 1251 -10 CIVIC PLE , W 'H i U) z W Coll U7 1400 FOUNTAIN PL 14 00 F.M. 1709 1401 77 - 49 1431 1451 1471 e W 150 Z J H n� Z W 115 U 15DO V14-003 Sign Variance 0 100 200 400 Feet 1555 Case No. Attachment B SV14-003 Page 1 t.Ta I }2,.: I 1 irk �r `�''"fir' (:�%01 `.'iiY" +) ',��a-it-L•J 1 - i E. Southlake Boulevard FIRRAI' IYar Aaps4es d Mnate. Yn. e - SOUTHLAKE TOWN SQUARE MASTER PLAN RETAIL PROPERTIES OF AMERICA, INC. RPAI SOUTHWEST MANAGEMENT, LLC COOPER k STEBBINS, LP UNITED COMMERCIAL REALTY SHOPCOMPANIES DAVID M. SCHWARZ ARCHITECTURAL SERVICES, INC. E Soutbl ova o4Uwo � "t-AWI niurer- trj o e 2 Eo tx> 1� d o 0 0 0 OO C, O O Case No. Attachment C SV14-003 Page 1 Banner Locations Ap C�GAP 5,8659 S F�f M WHOM �'• C 1 •S.F. I OPENING FALL 2014I MIT A Case No. Attachment C SV14-003 Page 2 Banner Signs Existing North Banner Existing South Banner Case No. Attachment C SV14-003 Page 3 Sign Variance Application Demonstration Please demonstrate that the following conditions are applicable to the requested sign variance: 1. That a literal enforcement of the sign regulation will create an unnecessary hardship or practical difficulty on the applicant. Both Sprint and Sushi Zushi have told us that customers are questioning whether or not they are open during the construction of Trader Joe's. The banners facing the parking area and Southlake Blvd. inform the public that these businesses are open and parking is available. We request that we be allowed to keep these banners displayed over the next several months of construction to inform the public. Trader Joe's is expected to open in October. 2. That the situation causing the unnecessary hardship or practical difficulty is unique to the affected property and is not self imposed. Construction of Trader Joe's is a temporary situation which will last several months, Since the construction fence comes right up next to the building, some of the Sprint signage is obscured and some people are unsure if the businesses in this building are open during construction. Trader Joe's is expected to open in October. That is when we anticipate removal of the construction fence. 3. That the variance will not injure and will be wholly compatible with the use and permitted development of adjacent properties. This variance is requested for a temporary time, If granted, we will have the banner installed professionally on the building for a quality look during the several months of construction. 4. That the variance will be in harmony with the spirit and purpose of the sign ordinance. Signage is designed to inform the public and this is what we are doing with the banners. We have already been granted a banner permit for display. We are simply requesting that we be allowed to display the banners longer than the permit allows in order to inform the public that our businesses are open during construction. Case No. Attachment D SV14-003 Page 1