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Denton ZBA approves larger sign for Love's Travel Stops after TxDOT right‑of‑way reduced frontage
Summary
The Zoning Board of Adjustment voted 6‑0 to approve a variance allowing Love's Travel Stops to expand a ground sign to a maximum effective area of 451 square feet after staff said TxDOT right‑of‑way acquisition removed a previously permitted sign; the board removed a staff‑recommended restriction on additional ground signs.
The Zoning Board Adjustment of the City of Denton on a 6‑0 vote approved a variance to allow a ground sign with a maximum effective area of 451 square feet for a Love's Travel Stops property at the southwest corner of Barthold Road and North IH‑35.
Senior planner Mia Hines told the board the site, developed in 2017 on about 17.2 acres, lost one of its previously permitted ground signs after TxDOT acquired additional right‑of‑way and utility easements, reducing available frontage. Hines said the sign code’s maximum effective area is 250 square feet and staff concluded the acquisition and easement changes created a unique hardship that can justify a variance. Staff recommended conditional approval, including a condition that the site not be permitted additional ground signs that otherwise would be allowed by code.
Chad Bruner, senior director of real estate for Love's Travel Stops, said the business lost its prior price sign to the right‑of‑way acquisition and needs a sign large enough to display fuel prices so passing motorists can see them. "We're just trying to find a way to have a price here on the property," Bruner said, adding the company prefers to combine sign functions into one monument to avoid adding visual clutter.
Board members questioned whether the applicant had lost one or more signs, how the proposed sign would be sited and lit, and whether the staff condition would unreasonably restrict future tenants or owners (for example, a restaurant tenant such as Wendy's). Hines and other staff clarified that directional and wayfinding signs are counted differently under the code and that the staff condition was intended to prevent an increase in the number of large ground signs on the property.
During deliberations members debated whether to accept staff’s recommended condition. One member noted the applicant had stated a desire to reduce clutter, while another said a condition barring additional ground signs could limit future reasonable signage for new tenants. The board ultimately moved to approve the variance without the staff’s restriction.
The board recorded the vote as six in favor and none opposed. Under the city’s rules the Zoning Board Adjustment must base its decision on the public record, staff analysis and applicable provisions of the Denton Development Code and Denton Sign Code.
Actions arising from the decision include the approval of the variance as presented; staff will document findings in a written decision signed by the chair, per board procedure. The board discussed staff time and the frequency of sign variances during concluding items and confirmed availability for a January meeting.
The Zoning Board Adjustment meeting opened at 5:45 p.m.; the variance was approved during the board’s deliberation and voting portion of the hearing.
