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GARLAND PLANNING REPORT
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Agenda Item 7.a. |
City Council Regular Session Agenda |
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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 the replacement of an existing awning and install a new storefront awning with signage on a property zoned Downtown (DT) District, Downtown Historic (DH) sub-district. LOCATION 614 Main Street |
OWNER |
A&S Properties, Inc. |
PLAN COMMISSION RECOMMENDATION |
On June 26, 2023 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 replacement of an existing awning and install a new storefront awning with signage 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 the replacement of an existing awning and install a new storefront awning with signage on a property zoned Downtown (DT) District, Downtown Historic (DH) sub-district.
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BACKGROUND |
The building on the subject property is occupied by a restaurant [Dos Banderas]. The applicant requests to replace the existing awning and install a new metal storefront awning with signage. 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 0.15 acres. The site has approximately 55 lineal feet of frontage along Main Street. Its rear frontage is along an existing alley. |
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 current 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 new metal awning and the lettering will be more than eight (8) inches in vertical height. The sign will be approximately 41.70 square feet in size and will be illuminated. The sign is intended to serve as the primary building signage. |
- The applicant states, “This sign placement and new awning replaces the currently worn, faded, and disallowed yellow hand painted bubble canopy, adding an elevated aesthetic appearance to our historic building. This approach furthers the city’s revitalization of the Downtown District and enhances the approach to the restaurant entrance as well as is part of the facade plan to reveal historical transom windows supporting highlights of history in and around the downtown square.”
- 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. Community centers may be developed at the intersections of major arterial streets and along major arterials, highways, and turnpike corridors. This type of area is served by numerous roads and transit routes, providing a variety of connections to adjacent residential neighborhoods, retail centers, and employment centers. 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 to the east, west, north and south; and the Downtown Square (DS) Sub-District to the northeast across Main Street. These properties are developed with an array of land uses including retail, restaurants, personal services, and office uses. Further to the east is the Downtown Square plaza, currently undergoing reconstruction. Other existing business signage in this area includes awning/canopy signage, wall signs, and projecting signs of various styles. |
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