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4. rff 1 1 5 1 I I 4 4 CASE NO.: 0(o a Iq,3
DATE SUBMITTED: P 'c a'
CITY OF COLLEGE STATION
Planning e5'Development Services
ZONING BOARD OF ADJUSTMENT APPLICATION ''S
MINIMUM SUBMITTAL REQUIREMENTS:
Filing Fee of$150.00.
pplication completed in full.
Additional materials may be required of the applicant such as site plans, elevation drawings, sign
details and floor plans. The Zoning Official shall inform the applicant of any extra materials required.
Date of Preapplication Conference:
APPLICANT/PROJECT MANAGER'S INFORMATION (Primary Contact for the Project):
Name Kelly E. Templin, AICP (IPS Group)
Street Address 511 University, Suite 211 City College Station
State TX Zip Code 77840 E-Mail Address kelly(c ipsgroup.us
Phone Number 846-9259/324-7465 (cell) Fax Number 846-9259
PROPERTY OWNER'S INFORMATION:
Name Mae Dean Wheeler
Street Address 1919 Whitney City Houston
State TX Zip Code 77006 E-Mail Address garciaamdwheelercompanies.com
Phone Number 713/355-5355 Fax Number 713/355-1082
LOCATION OF PROPERTY:
Address 1200 University Drive East
Lotil, Block 1 Subdivision Wheeler Subdivision, Phase Two
Description if there is no Lot, Block and Subdivision
Action Requested: (Circle One) Setback Variance Appeal of Zoning Official's Interpretation
Par ' iance Special Exception
ign Variance Other
Current Zoning of Subject Property: C-1 with Corridor Overlay
Applicable Ordinance Section(s): Section 5.8 A 2 b — Signs, Section 7.4 M 1 d - Allowable Height, and
Section 7.4M(10) - number of freestanding signs per commercial building plot.
GENERAL VARIANCE REQUbST
The following specific variation(s) from the ordinance are requested:
1) A variance of 11 feet to the allowed sign height of 24 feet (§5.8A2b — Sign height limited to height of
building); 2) A variance of 25' to the required setback of 70' for a sign 35 feet in height (§7.4M1 d — sign
setback = twice the sign height); and 3) A variance to the limitation of a single freestanding sign per building
plot (§7.4M10— Single building plot allowed one freestanding sign).
This variance is necessary due to the following special conditions:
Special Condition Definition: To justify a variance, the difficulty must be due to unique circumstances
involving the particular property. The unique circumstances must be related to a physical characteristic of the
property itself, not to the owner's personal situation. This is because regardless of ownership, the variance
will run with the land.
Example: A creek bisecting a lot, a smaller buildable area than is seen on surrounding lots, specimen trees.
Note: A cul-de-sac is a standard street layout in College Station. The shape of standard cul-de-sac lots are
generally not special conditions.
An unnamed creek that contains specimen trees bisects the property. The developer is required by the City
to retain the trees to maintain the integrity of the stream and floodway. Also, the site contains dramatic
topography such that the finished floor elevation of the approved restaurant (Red Lobster) will lie below
portions of University Drive and Lincoln Avenue. The retained trees will substantially screen the restaurant
from vehicles on University Drive. The adjacent hotel (AmeriSuites) and the tree line along the creek
completely obscure the second building site on the southern end of the property. The creek, topography and
requirement to retain such a large stand of existing trees is unique to this property, particularly when
compared to other properties in the immediate University Drive corridor. Finally, all traffic attempting to
access this site from University Drive heading east will have to execute a left turn at the signal at Lincoln
Avenue as there is no median cut at the shared entry drive with AmeriSuites.
The unnecessary hardship (s) involved by meeting the provisions of the ordinance other than financial
hardship is/are:
Hardship Definition: The inability to make reasonable use of the property in accord with the literal
requirements of the law. The hardship must be a direct result of the special condition.
Example: A hardship of a creek bisecting a lot could be the reduction of the buildable area on the lot, when
compared to neighboring properties.
VISIBILITY
Height & Setback: The presence of the creek and tree line create unique challenges to the commercial
viability of this property. University Drive is commonly known locally as "Restaurant Row." All of the eateries
along University Drive share good visibility and ample access. No other establishment has faced the
combination of circumstances that exist on this site. The portion of the property north of the drainage
easement (nearest University Drive) cannot accommodate the required corridor setbacks and any scale of
structure; therefore the restaurant, any other proposed building, must be .jilt south of the creek. Due to
the topography, persons passing by the site on University heading east will look down at the parking area and
building. Also, the trees within the creek bed that the City requires the developer to retain will screen the
restaurant. Because the restaurant must be built so far away from University Drive, it will not be able to be
seen directly by patrons driving in either direction of University until they are passing directly by the site. A
sign setback of 70 feet (twice the requested height) will place the sign well into the tree line for much of the
University Drive side. As there is no median cut for the length of the University Drive frontage, it is critical that
potential patrons see the sign at a distance that will allow them time to maneuver into the left-turn lane and
turn onto Lincoln. The only alternative is to have them execute a U-turn some 850 feet further down
University Drive (at the entry drive for McAlister's Deli and Hawthorn Inn & Suites). The landscape plan for
this site calls for twelve (12) fast-growing water oaks (30-gallon size) to be placed along University Drive. It is
critical that the restaurant sign be seen above these trees.
Second Freestanding Sign: The limitation to one pylon sign for this 3-acre site becomes a hardship due to
the retained tree line and the complete lack of visibility of the second building site on the southernmost
portion of the property. Although the property contains almost three acres, it has only 380 feet of frontage on
University Drive. The second building site has even less visibility than the restaurant as it is screened by a
denser stand of trees and the AmeriSuites hotel, a shared pylon sign on University Drive will not serve the
second site along any of the approximately 900 feet of Lincoln Avenue frontage as it will not be visible
through the trees or Red Lobster restaurant.
PUBLIC SAFETY
Owing to the fact that the shared entry drive to the site (shared with AmeriSuites) does not have a
corresponding median cut, traffic heading west and failing to execute a left turn at Lincoln Avenue will be
required to make a U-turn approximately 850 further west at the next median cut. This maneuver is
inherently more dangerous than making a left-turn at a signalized intersection. A higher sign placed closer to
the right-of-way will allow patrons to see the sign sooner and maneuver into the left-turn lane at the University
Drive intersection with Lincoln Avenue.
The following alternatives to the requested variance are possible:
Unless the applicant is allowed to remove a substantial number of trees in the floodplain, no alternatives are
possible. A sign allowed under the regulations (24 feet high, set back 48 feet from the curb) will be
completely obscured by the trees on the site. A shared pylon sign either north or south of the creek will not
provide visibility to the property lying on the other side of the creek.
This variance will not be contrary to public interest by virtue of the follows., facts:
The Corridor Overlay regulations were enacted to maintain and enhance the aesthetics and integrity of one of
College Stations major gateways. This will be accomplished by maintaining the existing trees combined with
the substantial landscaping required of all development within the Overlay. Allowing a higher sign that is set
somewhat closer to the curb will allow for a level of visibility along University Drive that is comparable to
similar uses. It will also enhance public safety, as it will provide better notice of vehicular access to the site.
The unusual configuration of this property (divided by a creek, containing sloping topography and bounded
by a curving right-of-way) is, at the very least, unique. Providing adequate visibility for commercial uses in
College Station's most thriving retail/commercial area is not contrary to the public interest.
The applicant has prepared this application and certifies that the facts stated herein and exhibits attached
hereto are true, correct and complete.
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Signature an. Title Date