Planning commission recommends allowing one illuminated wall sign at Allen Retail Center PD53 after 6–1 vote

The City of Allen Planning and Zoning Commission recommended approval, by a 6–1 vote, of an amendment to Planned Development No. 53 that would permit one illuminated wall sign per suite on the eastern facade of the Allen Retail Center building facing Alma Drive even where the building edge is within 50 feet of a single‑family residential zone.

Planning staff presenter Matt Beckloff described the request and explained staff’s recommendation of denial. Beckloff told the commission that the relevant sign regulation in the Allen Land Development Code (ALDC) “specifically say that any illuminated sign within a 50 feet of any single family residential zone is prohibited.” He said the provision applies citywide unless a PD specifically modifies it and added that staff could not identify a PD with a similar exception in the record he reviewed.

Applicant Shovan Bindari, representing the prospective tenant Donatos Pizza and the property owners, argued the illuminated sign would be oriented toward Alma Drive and would not create additional nighttime intrusion for adjacent homeowners. Bindari said they had obtained signed letters from nearby homeowners in support and showed photos of existing street lighting near the site; he said internal or external illumination is critical for customer wayfinding and to avoid the perception a store is closed. Property owner Shakufe Darvish also spoke in favor and said franchise requirements could prevent Donatos from locating at the site if illumination were denied.

Staff and commissioners discussed alternatives: exterior building accent lighting, internal tenant lighting, photometric plans and architectural screens. Beckloff explained that the city’s photometric standards (candela/candela‑per‑area measures) address light spill, while sign illumination also raises glare issues that can be apparent to nearby residents.

Commissioners were split over setting a local PD exception. Several commissioners said the existing shopping‑center lighting and interior tenant illumination may already make the unlit suite appear closed and that a lit sign would complete the center’s appearance; others expressed concern about establishing a precedent for other PDs where residential is nearby. Commissioner Stoker made the motion to recommend approval and Commissioner Boss seconded. The motion passed 6–1; the record shows four pre‑meeting letters in support were entered into the record. The item will next be considered by City Council in January.