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GARLAND PLANNING REPORT
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Agenda Item 10.a. |
City Council Regular Session |
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REQUEST |
Approval of 1) a Major Waiver to Chapter 7, Table 7-7 of the Garland Development Code and 2) a Downtown Development Plan to allow an awning sign on a property zoned Downtown (DT) District, Uptown (U) sub-district. LOCATION 823 Main Street |
OWNER |
Robert Smith APPLICANT SignSmiths of TX |
PLAN COMMISSION RECOMMENDATION |
On March 11, 2024 the Plan Commission, by a vote of eight (8) to zero (0), recommended approval of 1) a Major Waiver to Chapter 7, Table 7-7 of the Garland Development Code and 2) a Downtown Development Plan to allow the addition of an Awning Sign on a property zoned Downtown (DT) District, Uptown (U) sub-district. |
STAFF RECOMMENDATION |
Approval of 1) a Major Waiver to Chapter 7, Table 7-7 of the Garland Development Code and 2) a Downtown Development Plan to allow an awning sign on a property zoned Downtown (DT) District, Uptown (U) sub-district. |
BACKGROUND |
The building on the subject property will have a new restaurant to occupy it. The building previously hosted Paw Paw’s Café. The applicant requests to install a new sign on the existing metal awning. Due to the application’s deviation from particular GDC Downtown Signage standards found in Chapter 7, Table 7-7 regarding awning signage, a Major Waiver is required through the public hearing process in order for sign permits to be issued. |
SITE DATA |
The subject site contains approximately 0.63 acres. The overall site has approximately 150 lineal feet of frontage along Main Street, although the restaurant/tenant frontage, including the outdoor seating area, has approximately 40 lineal feet of frontage along Main Street. The site has side frontage along North 9th Street and rear frontage along West State Street. |
USE OF PROPERTY UNDER CURRENT ZONING |
The property is zoned within the Uptown (U) Sub-district of the overall Downtown (DT) District. The Uptown (U) Sub-district allows a variety of mixed uses. The previous and new use of the property [restaurant] is allowed by right. The public hearing Major Waiver process is triggered due to the type of awning signage request. |
CONSIDERATIONS |
- Awning Sign:
The following table summarizes the request:
Development Standard |
Required |
Proposed |
Awning Sign |
Per the GDC, signs on awnings shall be printed, painted or applied directly on the surface of the awning and include only the name, logo, and type of service of the business. Letters shall be a maximum of eight inches high. |
The proposed sign will be mounted on top of the existing metal awning and the lettering will be more than eight (8) inches in vertical height. The sign will be approximately 33 square feet in size and will be illuminated. The sign is intended to serve as the primary building signage. A wall sign would be limited in visibility because of the awning, and the applicant wishes to keep the awning in place. It should be noted that Paw Paw’s sign was located on the awning. |
- The applicant states, “The vision and purpose of this sign is to revitalize the store front and follow a theme of the ‘50s as that’s when the building was constructed. To create the desired atmosphere, the story starts with the restaurant’s signage curb appeal.”
- The intent of the Downtown (DT) District is to create a pedestrian-oriented area in context with the current Downtown. The Downtown (DT) District combines minimum and maximum specifications and standards for site layout, building design, and streetscape. One of the flexibility mechanisms in the Downtown (DT) District is the option of Major Waivers, which allow relief from the standards of the District.
Section 7.30(C) of the GDC states that Major Waivers are material and substantial changes to the design standards in the DT District, or changes which may initially appear to be in conflict with the goals and intent of this district, including possible standards changes to land uses in the Downtown sub-districts. Major Waivers may be approved by the City Council, following a recommendation by the Planning Director and the Plan Commission. In order to approve a Major Waiver, the City Council findings are listed as follows:
- Meets the general intent of this district; and
- Will result in an improved project which will be an attractive contribution to the Downtown District.
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COMPREHENSIVE PLAN |
The Future Land Use Map of the Envision Garland Plan recommends Neighborhood Centers for the subject property. Neighborhood centers provide a mix of retail, services and community gathering places. This center should be appropriately scaled to adjacent residential areas. This type of center is predominantly, but not exclusively, non-residential. Neighborhood centers are served by local roads and transit routes. In addition, the Garland Cultural Arts Master Plan Strategy 5.1 [Foster Relationships with the Business Sector] encourages creative signage. Further, it states, “Following the exception made for Downtown Garland, develop a signage variance that allows for creative signage that provides an opportunity for private businesses to contribute to the visual vibrancy of the City.” |
COMPATIBILITY OF REQUEST WITH SURROUNDING ZONING AND LAND USES |
The surrounding properties are located in the Downtown (DT) District, particularly in the Uptown (U) Sub-District. These properties are developed with an array of land uses including retail, personal services, and office uses. Other existing business signage in this area includes awning/canopy signage, wall signs, and freestanding signs. |
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