Memorandum July 12, 2018

Transcription

1 Memorandum July 12, 2018 TO: FROM: Planning and Zoning Commission Julie Couch, Town Manager Israel Roberts, AICP Planning Manager SUBJECT: MASTER SIGN PLAN AMENDMENT (ELLIOT S) BACKGROUND: This is a request for approval of a Major Warrant for an amendment to the Master Sign Plan for the Fairview Town Center to allow for an alternate design for a previously approved sign tower. The site is located at the southwest corner of Town Place Drive and Prairie Road and is zoned for the (CPDD) Commercial Planned Development District with the Urban Village Sub-district (MW ) STATUS OF ISSUE: In 2016, the Town Council approved a Master Sign Plan as an aspect of an overall rebranding of the Village at Fairview, as the Fairview Town Center. Part of the Master Sign Plan included the proposed installation of signage towers on specific internal existing buildings. Two of these new sign towers, were to be installed on the southern elevation of the subject building located at 298 Town Place Drive (Refer to sign T6 & T7 on the attached Signage Key Plan), which is now the future home of Elliot s Hardware. In response to this future tenant, the owners are requesting a revision to the T7 tower only. Under the existing approval, the T7 tower is 45-feet tall, features a multi-tenant sign cabinet and metal panel façade with canopy (Refer to page 45 Signage Tower T7 Current exhibit attached). This tower uses similar features and materials, sign box and lettering as the recently constructed monument signs along Stacy Road and US 75. The proposed sign tower (Refer to 41 signage tower T7 New exhibit attached), is a singletenant tower, 44-feet fall (4 feet shorter than previously approved), and maintains the existing canopy and facade structure of the existing building. The new tower is created by adding a new sign band to the existing roof structure and maintains a cohesive character by using similar materials and color to that of the existing building. P:\- Planning Dept\DEVELOPMENT FILES\Site Plan\ (MALL) OVERALL\Major Warrants\MW Amendment to sign plan (Elliots)\Staff Reports\MW Master Sign Plan (Elliots).docx

2 PUBLIC INPUT: The town has notified 43 adjacent property owners within 500 feet of the subject property in accordance with Town requirements and to date, have received no written correspondence. RECOMMENDATION: Staff recommends APPROVAL of the requested amendment to the Master Sign Plan as presented. BUDGET: N/A ATTACHMENTS: Locator Applicant s Statement Applicant s Exhibits P:\- Planning Dept\DEVELOPMENT FILES\Site Plan\ (MALL) OVERALL\Major Warrants\MW Amendment to sign plan (Elliots)\Staff Reports\MW Master Sign Plan (Elliots).docx

3 Prairie Rd Fountain Court Indian Springs Town Place Village Junction Subject Southwind Ln MW Master Sign Plan Revision Watertower Way Fountain East Fountain West Indian Springs Town Place

4 Lincoln Property Company Commercial, Inc McKinney Avenue, Suite 1000 Dallas, Texas T June 21, 2018 To: Fairview Planning & Zoning and Town Council: Re: Application for First Amendment to the Fairview Town Center Signage Plan (Fairview, TX) When the T7 signage tower was envisioned and approved in December 2016 we did not have specific tenant(s) identified for the building known as Building #1600, which includes the space formerly occupied by a Real bookstore located directly behind Wild Salsa. At the time we did know we needed to address a vital concern of existing and prospective tenants and overcome a major design hindrance of the center the lack of direct premise visibility to Stacy Road. Providing this visibility was critical to leasing the space and therefore energizing the portion of the center between Macy s and JCPenney along Town Place as well as Prairie Road as you enter the project from Stacy Road and head north toward ipic theatres.

5 Page 2 of 2 Today we are very happy to share we have landed a key tenant, Elliott s Hardware, for the majority of Building #1600. We believe their use is very complimentary to the merchandising mix of Fairview Town Center and their offering of convenience hardware is an underserved use for the community and market. The Elliott s use is also highly compatible to the current architecture aesthetic of Building #1600, a characteristic that is important to Elliott s. As we anticipated, the direct premise signage visibility is critical for Elliott s and their occupancy at the center is conditioned upon it being in place. In an effort to tie the Elliott s brand, the existing architecture of Building #1600, and the vital need for signage together we (both Elliott s and Lincoln Property Company) believed it was necessary to re-examine and then redesign the T7 signage tower. Consequently, we are requesting to replace the currently approved T7 signage tower with a new signage tower design. The new design leaves the existing southeastern building tower intact and harmonious to the current building architecture while incorporating the necessary signage upon the existing red roof as a tower element. The new design is lower in height--(41 vs. 45 ) and has a smaller copy area- -(235 sf vs. 303 sf) than the currently approved sign. The new design of T7 calls for signage on two sides (a front and back both Elliott s), whereas the current design is approved for signage on two sides with up to 10 tenants permitted per side (total of 20). The new design incorporates building materials to match the existing building. Thank you for your consideration and please do not hesitate to contact me if you have any questions. Sincerely, Matthew Gallo Senior Vice President O: mgallo@lpc.com

6 LINCOLN PROPERTY COMPANY MASTER SIGN PLAN - FIRST AMENDMENT

7 MASTER SIGN PLAN - FIRST AMENDMENT PURPOSE: THE PURPOSE OF THIS FIRST AMENDMENT IS TO AMEND AND REPLACE THE T7 SIGN. FIRST AMENDMENT FAIRVIEW, TEXAS 1

8 NOTE: IF NOT ABLE TO INSTALL MONUMENT SIGNS IN DART R.O.W. OR IF CONFLICTS ARISE WITH EASEMENTS, OWNER WILL REVISE PROPOSED SIGN KEY TO SHOW ALTERNATE LOCATION TO BE ON SHOPPING CENTER TRACTS. 1 SIGNAGE KEY PLAN FAIRVIEW, TEXAS 2

9 LINE SIGN TYPE MAX # OF SIGN TYPE MAXIMUM HEIGHT MAX # OF SIGNAGE SIDES PER SIGN MAXIMUM COPY AREA (SF PER SIDE) PER SIGN TOTAL COPY AREA (SF) PER SIGN LOGO SIGN AREA (SF) MAXIMUM STRUCTURE (SF PER SIDE) MAXIMUM NUMBER OF TENANTS (PER SIDE) 10 4 ' SIGNAGE TOWER ( T7) Notes: 1: INDIVIDUAL TENANT SIGNAGE TO BE LIMITED TO THE MAXIMUM COPY AREA REGARDLESS OF ACTUAL NUMBER OF TENANTS PER SIDE. 2: 60' LED DISPLAY MONUMENT SIGN IS LIMITED TO ON-SITE ADVERTISING. THIS SIGN MAY BE REPLACED WITH ONE 60' MULTI-TENANT MONUMENT SIGN. 3: LOGO DOES NOT COUNT AS PART OF MAXIMUM COPY AREA. SIGNAGE MATRIX FAIRVIEW, TEXAS 3

10 45 SIGNAGE TOWER TOTAL SF = 1,440 SF SIGNAGE (COPY AREA) SF = 303 SF 45 SIGNAGE TOWER - T7 CURRENT FAIRVIEW, TEXAS 4

11 4 SIGNAGE TOWER TOTAL SF = 1, SF 4 SIGNAGE TOWER - T7 NEW SIGNAGE (COPY AREA) SF = SF FAIRVIEW, TEXAS 5