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.
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Case No. Attachment A
SV14-003 Page 1
Vicinity Map
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Case No. Attachment B
SV14-003 Page 1
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Case No. Attachment C
SV14-003 Page 1
Banner Locations
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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