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GARLAND
PLANNING REPORT
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Agenda Item 11.b. |
| 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 attached wall sign on a property zoned Downtown (DT) District, Downtown Historic (DH) sub-district.
LOCATION
409 Main Street |
| OWNER |
| Robert Smith |
| PLAN COMMISSION RECOMMENDATION |
| On April 22, 2024 the Plan Commission, by a vote of six (6) 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 an attached wall sign on a property zoned Downtown (DT) District, Downtown Historic (DH) 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 attached wall sign on a property zoned Downtown (DT) District, Downtown Historic (DH) sub-district. |
| BACKGROUND |
| The existing building is for “Roach Feed & Seed”. The applicant requests to remove the existing awning sign and install a new sign on the wall above the awning. Due to the application’s deviation from particular GDC Downtown Signage standards found in Chapter 7, Table 7-7 regarding attached wall 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 0.74 acres. The overall site has approximately 173 lineal feet of frontage along Main Street and 173 lineal feet of frontage along State Street. |
| USE OF PROPERTY UNDER CURRENT ZONING |
| The property is zoned within the Downtown Historic (DH) Sub-district of the overall Downtown (DT) District. The Downtown Historic (DH) Sub-district allows a variety of mixed uses. The applicant will not change the use of the building. The public hearing Major Waiver process is triggered due to the size of wall signage request.
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| CONSIDERATIONS |
- Wall Sign
The following table summarizes the request:
| Development Standard |
Required |
Proposed |
| Wall Sign |
Per the GDC, maximum size is 30 square feet if located 12 feet or higher above grade. |
The proposed sign will be located 14 feet above and the proposed size is 72 square feet and will be illuminated.
It should be noted the existing sign is 72 square feet.
The sign is intended to serve as the primary building signage. The wall sign would be elevated to help with visibility. |
- The applicant states, “We have chosen to maintain the traditional look of our store front sign but are adding a new flare of light and a relocation from the awning to the actual building. This should allow for better visibility and blending of our look to the updated views of downtown Garland.”
- 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 Community Centers for the subject property. Community centers are areas with compact development, primarily non-residential, serving a collection of neighborhoods. This type of development consists of a mix of uses, including retail, services, office use, multi-family residential, and entertainment
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 Downtown Historic (DH) 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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