CC approval on 1/11/05AGENDA REQUEST FORM
CO?PELL
DEPT: Planning
DATE: January 11, 2005
ITEM #: 10
ITEM CAPTION:
PUBLIC HEARING:
Consider approval of Case No. PD-209-C, TownOaks Centre, zoning change request from C (Commercial) to PD-
209-C (Planned Development-209-Commercial) to allow variances to the City's Sign Ordinance regarding two
monument signs and attached signage at 120 S. Denton Tap Road,
and Sandy Lake Roads.
APPROVED BY
CITY COUNCIL
GOAL(S): ON ABOVE DATE
EXECUTIVE SUMMARY:
Date of P&Z Meeting:
Decision of P&Z Commission:
located at the southeast comer of Denton Tap
Motion to close Public Hear ng & Approve subject to the
following conditions: Attached Signs condition 1 with the
amendmant from 116 square feet to 150 square feet;
Monument Signs condition 1 with the amendment from
internally4it to externally-lit; and condition 2 with the
amendment from 15 feet from the property line to 2 feet
from the property line.
- Peters
- York
Vote - 4-2
Raines and Faught voted against
Tunnell absent
December 16, 2004
Commissioners Foreman, Mllosevlch,
Approval (4-3) with
Kittrell and
Reese voting in favor. Commissioners Borchgardt, Hall and McCaffrey opposed.
Approval is recommended, subject to the following conditions:
Attached Signs:
1) Approval ora 116-square-foot attached sign for Fitness Express, installed at the
angle, as shown, with white letters being individually mounted to black metal plate,
with two horizontal red stripes, and denial of the second tenant sign.
Monument Signs:
1) Approval of two internally-lit monument signs along Denton Tap and Sandy Lake
Roads with bronze name plates, all being the same height. Longer sign plates
for tenants exceeding 15,000-square feet shall be allowed. Lettering shall be a
minimum of 6-inches in height; font and color shall be cons/~stent for all tenants.
2)
The monument signs shall be a total of 63-square feet, with the additional 3-square
feet being limited to the architectural accents. The sign along Denton Tap Road shall
be set back 15 feet from the property line and the monument sign along Sandy Lake
Road shall be set back as far as possible from the property line, within the existing island.
Revised Elevations:
I) Approval of revised elevations, as resubmitted.
Staff recommends approval.
Agenda Request Form - Revised 09/04 Document Name: ~IPD-209-C, TOCntr 1-AR
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-209-C, TownOaks Centre
P & Z HEARING DATE:
C.C. HEARING DATE:
December 16, 2004 (Public Hearing continued front the
Commission's 11/18/04 meeting. Additional staff comments are
italicized and in bold print. )
January 11, 2005
STAFF REP.:
Marcie Diamond, Assistant Director of Planning
LOCATION:
120 S. Denton Tap Road (southeast corner of Denton Tap and
Sandy Lake Roads).
SIZE OF AREA:
8.6 acres of property
CURRENT ZONLNG:
C (Commercial)
REQUEST:
APPLICANT:
HISTORY:
Page 1 of 7
PD-209-C (Planned Devdopment-209-Commercial) to allow
variances lo the City's Sign Ordinance regarding two monument
signs and attached signage.
Alen Hinckley
Coppell Village, LTD.
12201 Merit Drive, Suite 170
Dallas, Texas 75251
(972) 991-4600
FAX: (972) 991-7500
This property was originally platted into four lots in 1984 Lot 1,
was platted for a restaurant pad site (now Kelly's), Lots 2 and 4
for "strip" retail and Lot 3 for a Minyards grocery store. In March
of that year, the Board of Adjustment granted a variance to the
required 10~foot front yard, decreasing the landscape setback by
one to seven feet. The applicant contended that they had already
Item # 4
TP~\NSPORTATION:
drawn the plans, etc, prior to the adoption of the ordinance
requiring 10 feet of landscaping and that providing the 10 feet
would create a hardship (current ordinances would require a
minimum of 15 feet of landscaping along street rights-ofrway).
Denton Tap Road is a six-lane divided thoroughfare built to
standard within a 120-foot right-ot~way.
SURROUNDING LAND USE & ZONING:
North - Frost Bank and Tom Thumb shopping center; TC (Town Center)
South - Braewood shopping center; C (Commercial)
East - Braewood West subdivision; SF-7 (Single Family-7)
West McDonalds, Exxon gas station; R (Retail)
COMPREHENSIVE PLAN:
The Comprehensive Plan of May 1996 shows the property
as suitable for mixed uses.
DISCUSSION:
The applicant is requesting to place the existing TownOaks shopping
center under a PD to allow for significant variances to the Sign
Ordinance for their proposed attached and monument signs. Also being
requested is a revised facade, incorporating EFIS to accent the major
tenants of this center. The facade has been revised to red brick to
match the existing center.
Understanding that encouraging the occupar~cy of our older, underutilized,
shopping centers is a Council goal, and in the best interest of the cormnunity
as a whole, there is an overriding concern of the impact that granting of all
these variances will have on the future of this City. The standards set forth
in the CIVIC Reporl and codified as part of the Zoning Ordinance in 2002
demonstrates the importance of sustaining the aesthetic values of our
community. Some of the applicant's requests are in direct conflict with
those actions. If granted, as submitted, it is reasonable to assume that similar
consideration will be requested by existing and future retailers in Coppcll.
Therefore, this application must be carefully evaluated and measured against
any future negative precedence the granting of this request might generate.
With regard to tire signage request, and as evidenced by the Princeton Park
signagc application, the provision of the new ordinance can accormnodate
the needs of the tenants, while maintaining the aesthetic value and character
that we have worked so hard to obtain. Each variance requested in this
Item # 4
Page 2 of 7
application was analyzed individually in terms of its aesthetic value and
potential impact on the community as follows:
VARIANCES TO ATTACHED SIGNS:
REGULATION:
Sec. 12-29-4.3.(A) Attached signs:
i. Attached signs shall consist of i0dividuallY mounted channel
letters in white, ivory, black or n(~utral colors. Raceways shall
match the color of the materials to which they are mounted.
All illumination shall be limited to white or off-white. Loges in
any color shall be permitted, but shall not exceed 20 percent
of the area of the sign.
SIGN
VARIANCES REQUESTED
Red being the predominate color
(approximately 60%) of the attached
s~gn with the remaining letters being
white.
The letters will be individually
mounted, however, they are
mounted onto a black metal plate
which provides a framing for sign,
instead of a raceway which matches
the color of the material to which it
is mounted.
, One additional non-conforming sign
I(one non-conforming color in
addition to black) is requested to be
permitted for a future lease space
[ which exceeds 10,000-square feet.
STAFF
RECOMMENDATION
DENIAL - Adherence to the
ordinance requirements for
white, ivory, black or neutral
colors is recommended. The
Sign Ordinance which permits
loges OF ANY COLOR to be up
to 20% of the sign allows for
franchise recognition. Refer to
the Market at Town Center as an
example of 100% compliance
with this regulation.
APPROVAL - The black metal
plate is included in the area of
the sign, and the letters are
individually mounted to allow
for a shadowing effect and
therefore merits approval.
DENIAL - There is no tenant -
the existing sign regulations
should prevail.
REVISED REQUEST/
RECOMMENDATION
Sign revised to be white
channel letters, with two
small red horizontal stripes,
however the sign has been
increased in size, see below.
APPROVAL- NOT
REVISED SINCE' INITIAL
REQUEST.
DENIAL - NOT REVISED
SINCE INITIAL
REQUEST.
Elevation and notes needs to
be revised.
REGULATION:
Sec. 12-29-4.3.(B) Effective Area:
"....attached signs are permitted a maximum aggregate effective
area equal to one-square foot per lineal foot of building or
leasehold frontage as applicable".
Item # 4
Page 3 of 7
SIGN STAFF REVISED REQUEST/
VARIANCES REQUESTED RECOMMENDATION RECOMMENDATION
Express Fitness has 116 feet of
linear frontage; therefore, a 116-
square-foot attached sign is
permitted. This sign, if measured at
an angle, is ll6-square feet.
However, if measured as defined in
the Sign Ordinance, the effective
area of the sign is approximately
140-square feet.
APPROVAL - This particular
sign, if compliant in terms of
color, would be appropriate at
the angle, as designed
APPROVAL OF
MEASURING TIlE SIGN
ATAN ANGLE, BUT
DENIAL OF THE
INCREASED SIZE - The
attached sign has been
increased in size to 150
square feet, exceeding the
maximum allowed by
Ordinance by 34- square
feet, if measured at an
angle, as previously
supported. There is no
compelling reason to allow
an attached sign which is
30% larger than would be
permitted by the Sign
Ordinance. The exhibit
also includes a 116- square
foot sign which is compliant
with the Sign Ordinance,
and recommended for
i approval.
VARIANCES TO MONUMENT SIGNS
REGULATION:
"Sec. 12-29-4.2(A) (recent ordinance amendment)
"ii. In the case of multi-tenant office and/or retail buildings, the
individual tenant names may be listed subject to:
(a) Individual tenant nameplates must be the uniform size, color
and font, in accordance with this:ordinance.
(b) Minimum letter size shall be six i~ches..."
"No other advertising or promotional information is permitted
thereon. Such sign may be single or double-faced. Can signs
made of plastic or similar materials are not permitted as detached
(monument) signs. Back-lit plastic is not permitted within detached
(monument) signs."
Page 4 of 7
Item # 4
SIGN I
VARIANCES REQUESTED the
Two plates are twice the size of
remaining $ plates.
Minimum letter size is 5 inches
Requesting internally lit sign
REVISED REQUEST/
STAFF RECOMMENDATION RECOMMENDATION
APPROVAL - When this revision to
the sign ordinance was written, it
was assumed to be applicable to non-
anchor strip retail and multi-tenant
office buildings (i.e. ?rinceton
Park). It is reasonable to allow
major tenants (greater than 15,000-
square feet) to have larger signs.
Given that all the name plates are the
same height, this variance merits
approval.
DENIAL - As discussed during the
Sign Ordinance amendment process,
6 inch is the minimum letter size to
allow for recognition at travel speeds
of 40 miles per hour.
APPROVAL - Considering that the
name plates will be bronze, with cut-
out letters and the internally lit areas
will be limited to the letters, this
design, with controlled lighting, is in
keeping with the intent of the
ordinance.
APPROVAL - NOT
REVISED SINCE
INITIAL REQUEST
DENIAL - LETTER
SIZE NOT REVISED
SINCE INITIAL
REQUEST, ALSO
REQUESTING
VARIOUS FONTS -
DENIAL OF VARIETY
OF FONTS.
APPROVAL - NOT
REVISED SINCE
INITIAL REQUEST
REGULATION:
"Sec. 12-29-4.2(C)
ii. Provided that the premises has frontage on more than one
street and that the frontage on each street is 500 feet or more,
two monument signs are permitted on premises greater than five
acres in size as follows:
Maximum size--60 square feet.
Maximum height--Six feet each.
Minimum setbacks--15 feet from istreet right-of-way, 75 feet
from property lines other than those property lines fronting
the street right-of-way.
Maximum number of signs--One per street frontage.
Maximum total number--Two.
Page 5 of 7
Item # 4
SIGN STAFF REVISED REQUEST/
VARIANCES REQUESTED RECOMMENDATION RECOMMENDATION
63-square feet
Proposed Monument Sign on Denton
Tap Road to be set back 5 feet from
the property line
Proposed Monument sign on Sandy
Lake Road to be set back one foot
I'rom the property line.
DENIAL The area of a
monument sign, and how it is
measured is verb, specific in the
Ordinance, which includes "all
extremities of the sign"
(architectural accents) as part of
the area calculation. This
proposed sign needs to be
redesigned to be compliant with
the ordinance.
DENIAL the existing
monument sigm is set back 12
feet from Denton Tap R.O.W.,
The erection of a new sign,
xvhich is in less conformance
with the Sign Ordinance, is not
acceptable. Compliance with
the 15-foot setback along
Denton Tap is recommended.
APPROVAL The existing
monument sign is being
relocated out of the Sandy Lake
Road R.O.W. It is
recommended that the new sign
be set back as far as possible
from the property line within
the existing island.
APPROVAL- SUBJECT
THE ADDITIONAL THREE
SQUARE FEET IN SIZE
BEING LIMITED TO THE
ARCHITECTURAL ACCE3, T
(CORNICE MA TCHING
THE BUILDING) AS
SHOWN ON THE SIGN
ELE VA TION.
DENIAL - THE REIqSED
PLAN INDICATES A TWO
(2) FOOT SETBACK FROM
THE PROPERTY LINE'
ALONG DENTON TAP
FURTHER INCREASING
THE NON~CONFORMITY.
NO ATTEMPT WAS MADE
TO ADDRESS THE 15'
SETBACK REQUIRED BY
THE SIGN ORDINANCE.
DENIAL- THE REt;ISED
PLAN INDICATES AN ONE
(I) FOOT SETBACK FROM
THE PROPERTY LINE
ALONG SANDY LAKE, NO
ATTEMPT WAS MADE TO
ADDRESS THE l 5'
SETBACK REQUIRED BY
THE SIGN ORDINANCE.
REVISED ELEVATIONS
Also being requested are revised elevations for a portion of the fagade of the shopping
center to incorporate EFIS entry features to accent the anchor tenants of this center.
This features contains two doors for the tenants, separated by an EFIS panel with three
green ceramic tie panels. These tiles are the same color as the existing accent tiles on
the building, which is an architecturally compatible element. However, the EFIS
features do not follow the same roof lines, heights, forms, details or materials as the
remainder of the building. While staff understands that the architecture of this 20 year
old center could benefit from some modernization, there i:s concern that this ne~v facade
treatment will appear as an after-thought if not redesigned to be more architecturally
Item # 4
Page 6 of 7
compatible with the existing building. Complementary accent features and details need
to be carried on throughout this center. The applicant has replaced the EFIS with
red brick to mater the existing center, EFIS is now limited to an accent material for
the cornices. Decorative attached lighting and new storefront windows have been
added to the new faf adc.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends the following:
· Attached Signs: Approval of the ll6-square-foot attached sign, installed at
the angle as shown, (denial of a 150-square foot sign)with letters being
individually mounted to black metal plate, with two horizontal red stripes,
subject to all letters being white, and denial of the second tenant sign until
such time that the tenant is known and the sign can be reviewed.
Monument Signs: Approval of the internally lit, bronze name plates, all
being the same height, but longer sign plates for tenants exceeding 15,000-
square feet, subject to minimum letter size being 6 inches; with consistent
font, the sign being a total of 63-square feet(the additional three square feet
being limited to the architectural accents); the sign along Denton Tap Road
being set back I5 feet from the property line; the monument sign along
Sandy Lake Road being removed from the street right-of-way and being set
back as far as possible from the property line, within the existing island.
Revised Elevations: Need to be redesigned to be more architecturally
compatible with the existing building (less EFIS, more brick, repeat existing
roof lines and details, etc.) -Approval as resubmitted
ALTERNATIVES
1)
2)
3)
4)
Reconm~end approval of the request
Recommend disapproval of thc request
Recommend modification of the request
Take under advisement for reconsideration at a later date.
,ATTACHMENTS:
1)
4)
Exhibit of site plan, elevations and signage
ketter from Applicant with 3 color attachments
..... ~ ......................... ~, ......... ~,~ ~, ......~, ~; ..... ~,~,hcant)
Item # 4
Page 7 of 7
TownOaks Centre
A Development of
Coppell Village, Ltd.
December 7, 2004
Marcie Diamond
Planning and Zoning Commission
255 Parkway Blvd.
Coppell, TX 75019
RE: PD-209-C / Monument and Building Signage
Attached are revised drawings dated 12/7/2004 for the above zoning case with final elevation drawings.
The following highlights address the changes and position of TownOak$ Centre and Express Fitness:
1)
2)
3)
4)
5)
The former Minyards/New Tenant's entrances have been changed back to red brick to match
the rest of the Center.
Express Fitness channel letter signage is now white channel letters (with red logo accent, less
than 20% or area). Due to the font type and visibility, Express Fitness is requesting 150
square feet of sign (as measured by the physical size of the sign regardless of the angle). A
150 square foot sign is shown on the elevation and is acceptable to TownOaks Centre and
important to Express Fitness.
Monument Signs - Remain at 63 square feet (although the 3 SF is not physical area occupied
by the sign). This is essential as mathematically required to obtain correct number of spaces
and font sizes.
Multiple font type on the Monument Sign is very important and needed. The sign is very
consistent. Color elevation of the font variety are attached.
Monument Sign Setback from R.O.W. - 1 ft on Sandy Lake and 2 ft on Denton Tap. These
are critical. Without a 2 ft setback on Denton Tap, you m/ght as well not have a sign. The
issue is visibility given the grade and location from the back of curb.
Thank you in advance for your consideration of this case. I look forward to discussing any remaining
issues in depth during the Commission hearing on Thursday, December 16th. These are important issues
and we respectfully request approval of the monument signs and fagade signage for the Center.
Senior Vice President
12201 Merit Drive / Suite 170 / Dallas, Texas 75251
Phone (972) 991-4600
Fax (972~-7500
SONINgdO :1181SIA