To: Mark Hafner, City Manager
From: Susan Kenney, Community Development Director
Subject:
Title
Consider a resolution approving a Special Exception to the City of Keller Unified Development Code, Article 8, Zoning Districts, Development Standards, Tree Preservation, Section 8.09 - Attached Wall Signs, for Summer Moon Coffee, located on 13.58-acres of land on the east side of Rufe Snow Drive, approximately 530 feet southeast of Keller Parkway and Rufe Snow Drive intersection, being Lot 1R, Block A, Keller Town Center Addition, at 1000 Keller Parkway Suite 104, zoned TC (Town Center). Gregory Richardson, applicant; Regency Centers LP, owner. (UDC-18-0006)
Body
Action Requested:
Consider a recommendation of a Special Exception to Section 8.09 - Attached Wall Signs, for one (1) additional attached wall sign for Summer Moon Coffee located on the west elevation.
Background:
The property was replatted as Lot 1R, Block A, Keller Town Center, from Lot 1, Block A, Keller Town Center, on March 13, 2001. The site plan for KTC Tom Thumb Retail Center was approved by City Council on December 15, 1998 by Resolution No. 1129. A building permit was submitted on October 9, 2017 for Summer Moon Coffee to remodel the interior space. The final inspection and certificate of occupancy was issued on January 30, 2018.
A sign permit for the three (3) wall signs was applied for on December 28, 2017 and the permit was issued on February 19, 2018 for one (1) sign located on the west elevation and one (1) sign located on the north elevation. The third wall sign requires a sign variance.
Sign Location:
The third wall sign will be located on the west elevation, facing Rufe Snow Drive.
Section 8.09 of the UDC allows for one (1) sign per building elevations or lease space elevations visible from a public street or with a public entrance.
Special Exception Request
1. A special exception is requested to allow one (1) additional sign located on the west side elevation, facing Rufe Snow Drive to be considered.
Sign Size:
The sign measures eighteen inches (18”) by one hundred and fifty inches (150”), or thirty-one and one fourth (31.25) square feet.
The two (2) existing signs located on the North and West elevations are sixty inches (60”) by one hundred and ninety six inches (196”), or eighty-one and two thirds (81.65) square feet.
Section 8.09 (D.6) Table 2 of the Unified Development Code (UDC) addresses Attached Wall Sign standards. Rufe Snow Drive is a six (6) lane divided arterial per our Master Thoroughfare Plan. The maximum sign size for arterials with six or more lanes with a setback greater than one-hundred feet (100’) is two-hundred (200) square feet.
Surrounding Zoning & Land Uses:
North, South, East, West: Various retail uses zoned TC (Town Center)
Summary:
The applicant is requesting one (1) special exception 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.
1. Whether the requested exception will not adversely affect public safety,
2. Whether the requested exception will not adversely affect surrounding properties,
3. Whether the requested exception will be in harmony with the spirit and purpose of this sign code,
4. Whether special conditions exist which are unique to the applicant or property,
5. Whether the requested exception demonstrates increased quality and standards, and
6. Whether the requested exception will be aesthetically appropriate in the area.
Citizen Input:
A Special Exception 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”.
Economic Development Impact:
It is a goal of the Economic Development team to attract unique, regional establishments such as Summer Moon. While it is recognized that the City requires variance for additional signage, this particular venue is one that the citizens of Keller have been asking for through surveys and unsolicited on-line feedback. There is an expected positive annual primary economic impact of $29,566.00 from the Summer Moon. This economic impact is primarily city portion annual sales tax revenues, as the location is rented versus owned. The property taxes revenues are collected regardless of occupant.
Professional Opinion:
Based on the criteria above, staff supports this Special Exception request. The requested sign advertises a unique product offered by the applicant (Wood Fired Coffee). The proposed sign is aesthetically fitting with the building and overall development in TC (Town Center).
Staff is forwarding this UDC special exception application for City Council consideration as presented with the following condition:
1. A special exception is requested to allow one (1) additional sign located on the west side elevation, facing Rufe Snow Drive to be considered.
Board Review:
The Planning and Zoning Commission considered this Special Use Permit application on March 26, 2018 and recommended denial as submitted by a vote of 4-3.
Alternatives:
The City Council has the following options when considering a UDC variance request:
- Approve as submitted (with requested variances)
- Approve with modified or additional condition(s)
- Table the agenda item to a specific date with clarification of intent and purpose
- Deny