To: Mark Hafner, City Manager
From: Trina Zais, Director of Public Services and Economic Development
Subject:
Title
Consider a resolution approving a variance to the City of Keller Unified Development Code, Article 8, Zoning Districts, Development Standards, Tree Preservation, Section 8.03 - OTK (Old Town Keller) and Section 8.09 - Attached Wall Signs, for The Station Patio Icehouse, located on approximately 0.17-acre of land on the southeast corner of the intersection of West Vine Street and Lamar Street, being Lot 1R, Block 4, Original Town Keller Addition, at 111 West Vine Street, zoned OTK (Old Town Keller). Station RR2, LLC., applicant. Panther City Industries, LLC., owner. (UDC-17-0033)
Body
Action Requested:
Consider a resolution approving a UDC variance to Section 8.03 OTK (Old Town Keller) and Section 8.09 - Attached Wall Signs, for seven (7) attached wall signs for The Station Patio Icehouse.
Background:
The property was replatted as Lot 1R, Block 4, Original Town of Keller Addition, from Lots 1-3, Block 4, Original Town of Keller Addition, on January 18, 2012. The site originally contained a church, built in 1960, according to the Tarrant County Appraisal District. On June 11, 2012 a site plan was approved by City Council Resolution No. 3230 for Buffalo Cantina, which was changed to La Casita in August 2012, and went out of business. A building permit was submitted on December 4, 2017 for The Station Patio Ice House to update the building, including the installation of a new fire sprinkler system and modification to remove a corner of the building from the promenade right-of-way.
Analysis:
The applicant is proposing attached signs on three (3) sides of the existing building, facing West Vine Street, the new promenade, and the adjacent property to the south. The façade facing Vine Street will have three (3) signs, the façade facing the promenade will have two (2) signs, and the façade facing the adjacent property to the south will have four (4) signs. Below is a brief description of the signs numbered accordingly to match the proposed elevations in “Exhibit A:”
North Elevation (West Vine Street)
Sign 1 - Station Patio Icehouse with train, 7.5 Square feet.
Sign 3 - Station Patio Icehouse with train on water tower, 17 square feet.
East Elevation (Promenade)
Sign 4 - The Station, projecting above roof, 100 square feet.
South Elevation (Vacant Lot)
Sign 6 - Station Patio Icehouse with train, 66 square feet.
Sign 7 - “Ice Cold Beer”, 33 square feet.
Sign 8 - “Eat Here,” 15 square feet.
Sign 9 - Station Patio Icehouse with train on water tower, 17 square feet.
Sign No. 4, “The Station,” will extend four feet (4’) above the roof to be seen from HWY 377 over the Keller Roundhouse, and will have metal cage frame channel letters with LED lights. All other signs will be painted onto the building. The north and east elevations will have text “Relax, Everything is Running Right on Schedule” painted on the building. This text does not constitute a sign or wall mural and does not require a variance.
OTK Sign Requirements:
The UDC Section 8.03, OTK (Old Town Keller) permits one (1) attached sign per building or lease space. Wall mounted signs must be historic in context with the eclectic character of the Main Street Subdistrict.
Sign No. 1 will meet this requirement.
Special Exception Request
1. A special exception is requested to allow a total of seven (7) attached signs on a single building.
Sign Size:
UDC Section 8.09 - Attached Signs and Wall Signs restrict the size of a sign to forty (40) square feet if less than one hundred feet (100’) from a street. Signs may not project above the roof or project more than eighteen inches (18”) from the wall.
Special Exception Request
2. A special exception is requested to allow the one hundred (100) square-foot “The Station” sign and the sixty-six (66) square-foot Station Patio Icehouse with train sign to exceed the maximum allowed forty (40) square feet, as shown on “Exhibit A.”
3. A special exception is requested to allow the one hundred (100) square-foot “The Station” sign to be taller than the roof, up to four (4) feet.
Surrounding Zoning & Land Uses:
North: Hair Stop and a Single Family Residential Home, zoned OTK (Old Town Keller)
South: Vacant Property, zoned OTK (Old Town Keller)
East: The Keller Roundhouse and Main Street promenade, zoned OTK (Old Town Keller)
West: Lamar Street and Union Pacific ROW, zoned OTK (Old Town Keller)
Requested Special Exceptions:
The applicant is requesting three (3) exceptions to the UDC signage requirements with this application:
1. A special exception is requested to allow a total of seven (7) attached signs on a single building.
2. A special exception is requested to allow the one hundred (100) square-foot “The Station” sign and the sixty-six (66) square-foot Station Patio Icehouse with train sign to exceed the maximum allowed forty (40) square feet, as shown on “Exhibit A.”
3. A special exception is requested to allow the one hundred (100) square-foot “The Station” sign to be taller than the roof, up to four (4) feet.
Summary:
The applicant is requesting three (3) exceptions to be considered. If the request were to be approved by the City Council, then the applicant would be allowed to apply for a sign permit.
Section 8.09 (B.4.a) of the UDC, lists criteria for approval of a special exception. Staff’s comments are added in bold italics.
1. Whether the requested exception will not adversely affect public safety,
The requested exception should have no impact on public safety.
2. Whether the requested exception will not adversely affect surrounding properties,
Commercial uses surround the property, with the exception of a single family residential use to the north across West Vine Street (114 West Vine Street). Sign No. 4 is the only sign proposed to be illuminated and does not face the residential home. All other signs will be painted. Signs No. 1 and 3 (Station Patio Icehouse with train) will be externally lit with downward facing lights. No externally or internally illuminated sign will directly shine into the residential property.
3. Whether the requested exception will be in harmony with the spirit and purpose of this sign code,
The sign ordinances are designed to allow businesses and others to communicate a message while reducing clutter that may contribute to reduced property values. The proposed signs do not meet the intent of these standards. However, this area of OTK has been the focus of revitalization efforts, including the OTK West promenade project. The proposed signs would not be uncommon for a restaurant located in an entertainment district. Several single tenant buildings in Old Town Keller have multiple attached wall signs including Bottlecap Alley, Bronson Rock, Mason’s Paint and Body, Shell Gas Station, AutoZone, and Klapprodt Pools.
4. Whether special conditions exist which are unique to the applicant or property,
This property has direct access to the promenade. Signs visible from the promenade will help identify the building. The water tower feature is unique to this site and the down lit signs on the tower will help enhance this feature.
5. Whether the requested exception demonstrates increased quality and standards, and
The proposed signs achieve the intent of the OTK eclectic character while respecting historic context.
6. Whether the requested exception will be aesthetically appropriate in the area.
The proposed signs would be aesthetically appropriate in the immediate area and communicate that the building is used as a restaurant. The use of the train logo and water tower feature is similar to the railway/train design elements used in the OTK West and Promenade improvements.
Citizen Input:
A UDC variance application does not require a public hearing, so no public hearing notifications were sent out to the surrounding property owners for this request. There has been no response from the public to this application. The public will have an opportunity to speak on this agenda item at the “Persons To Be Heard”.
Professional Opinion:
Based on the criteria above, staff supports this Special Exception request.
Staff is forwarding this UDC special exception application for City Council consideration with the following conditions:
1. A special exception is requested to allow a total of seven (7) attached signs on a single building.
2. A special exception is requested to allow the one hundred (100) square-foot “The Station” sign and the sixty-six (66) square-foot Station Patio Icehouse with train sign to exceed the maximum allowed forty (40) square feet, as shown on “Exhibit A.”
3. A special exception is requested to allow the one hundred (100) square-foot “The Station” sign to be taller than the roof, up to four (4) feet.
Board Review:
The Planning and Zoning Commission considered this application on December 11, 2017 and recommended to approve by a unanimous vote (6-0), with the following conditions:
1. A special exception for a total of seven (7) attached signs on a single building shall be allowed.
2. A special exception for the one hundred (100) square-foot “The Station” sign and the sixty-six (66) square-foot Station Patio Icehouse with train sign to exceed the maximum allowed forty (40) square feet, as shown on “Exhibit A” shall be allowed
3. A special exception for the one hundred (100) square-foot “The Station” sign to be taller than the roof, up to four (4) feet shall be allowed.
City Council Action:
The City Council has the following options when considering a UDC Special Exception request application:
§ Approve as submitted with special exceptions
§ Approve with additional condition(s) or modifications
§ Tabling the agenda item to a specific date with clarification of intent and purpose
§ Deny