Loading...
HomeMy WebLinkAboutCORRESPONDENCE Brad D. Sondock Texas Avenue Crossing, L.P. Managing Partner 720 N. Post Oak Rd., Suite 300 Houston, TX 77024 November 18, 2003 Phone: 713.784.6404 Fax: 713.784.1631 Zoning Board of Adjustments Attn: Jennifer Prochazka Development Services Dept. 1101 Texas Avenue College Station, TX 77842 Dear Board Members: After further consideration regarding my application for variances to the sign ordinance, I would like to withdraw my requests related to height and area. As you may be aware, when I began this project I was faced with the choice of whether to reface the facade of the original building and maintain the existing grandfathered status of the property or to completely redevelop the property and bring it up to code, which included installation of landscaping. I chose the latter because I wanted to construct a quality development, although it was far more difficult and expensive due to deteriorated infrastructure (drainage, utilities, etc), and the size constraints of the site. The constraints associated with configuration of the site and floodplain area have forced me to go to considerable lengths, including constructing parking on the roof, in order to make the redevelopment feasible and meet code and still be a quality project for the city and myself to be proud of. Due to the configuration of the site and the inability to acquire additional property, I would like to respectfully request the ZBA to consider a twenty -five (25) foot setback from the outside face of the Texas Avenue street curb for a thirty-five (35) foot high sign with 300 square feet sign area. This sign location was originally incorporated into my overall site planning. My site is narrow and long in configuration. Without this variance, my sign would be placed in the middle of the narrowest section of my parking lot median causing a hazard. I appreciate your consideration. I will be available at the meeting to answer any questions you might have. Sincerely, c .,A tt k r . . Brad D. Sondock General Partner BDS /ak . \ 03.251 Brad Sondock Texas Avenue Crossing, L.P. inner ManaQin o Partner January 15, 2004 720 N. Post Oak Rd., Suite 300 Houston, TX 77024 Phone: 713.784.6404 Fax: 713.784.1631 Mr. Tom Brymer City Manager ..' ` e �1 CITY OF COLLEGE STATION 1101 Texas Avenue College Station, Texas 77840 RE: Zoning Problem with Signage Dear Tom: It is with great excitement and anticipation that I will be completing and opening in February the newest shopping center in College Station; Texas Avenue Crossing. Since our initial purchase in December of 2000, we have worked very hard and diligently with the City of College Station. Your staff has done a good job in protecting not only the needs of the City and its' beautification process, but they have also allowed me, as a developer, most of my critical business development necessities. This partnership between your staff and myself has resulted in a "win -win" project. After all the hurdles, trials and tribulations we have all been through with this project, it appears that there may be one last, small hurdle recently uncovered to tackle. I believe there is a possible unintended flaw with the current City signage ordinance. Your opinion in this last, but critical, aspect of my project will be invaluable. The current sign ordinance allows for building signage based on linear footage of tenant "front" storefront lengths only. The sign sizes that result are barely adequate, and from a Tenant's perspective, still undersized. Any further size reduction would be a major detriment to leasing. The ordinance also specifically excludes the "side" storefront walls of shopping centers from determining how much credit to give tenant storefront sign sizes along the "front" of shopping centers. This portion of the ordinance is not a problem. However, here is the current problem and possible oversight in the way the ordinance is written: According to the new City signage ordinance, an "end -cap" tenant may only have a second sign on their building if they "steal" signage size credit from the "front" tenant signs. This would reduce the "front" sign size in order for the "end -cap" tenant to have this second sign. As you know, this would cause the front primary signs to be further undersized. This smaller signage is "unsellable" to the end -cap tenants, as well as to the other "in- line" tenants. Therefore, the ordinance as it stands, indirectly eliminates a tenant's ability to have a second sign on the side storefront. If tenants on the "end" of a shopping center or building cannot have a second sign on a "side" storefront, it will dramatically impact their visibility, and the leasability of the space. It is my opinion that the zoning ordinance never intended to hinder or eliminate a second sign for those unique tenant situations and only intended to prevent a "loophole" for permitting larger signs on a tenant's "front" storefront. Page 2 January 15, 2004 If this sign ordinance remains unchanged, it will preclude many premium tenants from leasing space in the College Station area. Many critical spaces throughout the City will virtually become un- leasable, as the attached photos will show (especially the vacant Appletree Grocery space in Culpepper Plaza). Therefore, what I recommend as a refinement and clarification of this zoning issue, is the following: 1. All tenants will be allowed one sign above their primary "front" storefront. 2. The sidewalls of any given building or shopping center may not be used in the measurement for determining signage credit for any given "front ", primary sign. 3. If a tenant happens to be on the end or "corner" of a building then it may have one additional sign. If a tenant is not on the end of a building and is located within the interior of a building, it may only have one primary "front" storefront sign. 4. In the case of a tenant occupying the end of a building, it may have one additional sign either on the side or rear of exterior space. Such second sign will use the same standards of linear footage credit in order to determine such size of sign. However, in no event will such second (or "side ") sign exceed the maximum size of the first "front" building sign. Tom, it is my opinion that this is what the City Zoning Ordinance originally intended to allow in shopping centers throughout the City of College Station. Please see the attached photos of over 50 building "end- caps" throughout the City of College Station. As you can see, virtually every "end" of a building has at least two signs (many have 3 and some have 4). There are some cases where building ends do not have adequate visibility to the sidewall and, therefore, signs were not placed on them because of that. In over twenty years of doing business with shopping centers, I can tell you that this flaw in the current signage ordinance is severe. Tenants on the "end" of a strip center are disadvantaged because they are out of the "thick" of activity within a multi -tenant strip center. It is as though they are on the "sidelines" and not within the middle of the property where the majority of customer activity and synergy is. Therefore, the advantage that makes up for this disadvantage is being able to place additional signs on their building. Most "end cap" tenants require two to three signs or they will not lease the space. In the case of Hollywood Video, a critical tenant needed for our shopping center, they have rejected our space due to the current sign ordinance of College Station (see the attached email). We have three other "end- caps" to lease at our shopping center and those Tenants pursuing them are not yet aware of this signage dilemma. Please let me know your thoughts and what action you can recommend that we take in order to correct this critical oversight. Any assistance you have in this matter is greatly appreciated. Sincerely, A Brad D. Sondock BDS /ak Brad Sondock From: Don Welch [dwelchGnwagr.com] Sent: Monday, December 22, 2003 11:48 AM To: Brad Sondock (E -mail) Cc: Jeff Scarborough (E- mail); Barbara Holden (E- mail); Don Diebler (E -mail) Subject: College Station, TX As we discussed earlier. Hollywood Video needs to have their standard Option 5 signage (letterset with purple mountain and neon rays) on both sides of the buildino to make this deal work. They are willing to proceed with the deal but they must be able to determine if and when they can get the necessary variance. This means that they will have to make application by January 5th and then attend a variance hearing on February 3rd. Discuss this over with your partners and make another push at the City and let me know by next Tuesday. In the meantime, our sign company will prepare the application and have it ready to submit by then. Don Welch Director of Real Estate Northwest Atlantic Group 611 South Main Street, Suite 400 Grapevine, Texas 76051 (817) 410 -4758 office (817) 410 -4759 fax 1 _ .ma R T - ts i ,. ,,, �.... - f- _ _ t' x s k • ....4tt•---- - - - , ... - ... --- . ' . - ' - . ---- -- -• i -.., - - :: -------..- . -- :------ - " . ?::-,..7--.."$`','..k---,e-,•.-:.,_:-..'----7.--x-• --”,:.---i''-..--*.isi-, '' -' - -'-'" '-,-,-''•-f •-------- '' ,-, -- ',-•"' 1 � - � � C C - • GIB EM) . I •— r y` Z -' — ri- . - 17, , .7 7- --Alt;9",---,-- - -,_. ,..,.. -,,, 1. 7, y r .. ++mss • 4 V-a- ,/yF + . :.��5. _... .:e M �° x'i"rw T - +wa.7 t4 � i vy ., ' ;.3 "- &-L i. r >34 ' 7:::. -'.-.r.'" 5 „fix. -,',: :1 � _ : b1 ' •`. - w, " -- r< �xym .�,• "r' d R- ,.,. �. a- ..:• � s � �... - ..,r "dc'rc - s a � y . 3 - .y � - " . ' '� y , r� IT r..-r- "^. - . ...r„ r ,yes_ .+e'.t ' "' . - • ": ,. ,-. s ..y. ,- •z'- y � 'T -z i s �� a ,- 6' ^"'', 4 .� r +: ' . " r F ' n � r `' Z ."-",,O. +,' �' rt , -..- .+.b- �`', -am- o "N ._; � :: '` �____ i . :�. ��.z .,., t , _ -- +fir. _ +c .a .�� ' � ,,-4'''''- . ■ + c YES Lk.. l V �� �� ., S , " �- s • • :: -b - rf` 7 a .„, 4. uc...� T ' - i'', - ^.'d.r f 'H� +� . Y'b c� .r — y � Y.. ,.�.,.. Y S ,T um h++ i � co,j.�.. i �' a3it�. IF 'Y ,. , ret� y rtl 1:•:z1-4.-:4----z,:"...4-4,:,-.,- ''�F 1 A...,. 3z ..r „ a ,. .•-442•,:,: .+ , s sZ -7. . s. .,. "'°1�. _'�°°'�" .,..-. �-, s. ..e .._` iry. "�"'.„'",p_.7,-,---.:„,-,, Y �+ �� .:�h:"ds '' � � _ • a a f . L 'ya_.o ,�� .x' , F 'CSn � �+a.Q�d x -p "tea 'G. a ;,;4_.ie _ i 1 . r6 �'". ' ``ii `` - a!t� Y .s .. � � ��4 _.. ^ . c = - - ,. .--.. - _ - -_ a 4 �+ -s•��� 9 I } . ` t f _ , �._ , ,..„,.... ......,.. • ,_ Fir .. . x 7 . { .. .. . ,rEr .� } . .... . ... 5 . • .. . , *: _. ....,.,.. . rte 'r 1 .. '` . A . K 0. y ' r . ( . - �r.; . _ A� +..k R i 4, X44 s: .4 q L `,::: i +�. ., i ' `x , ' g ry x sa' # i 4 • • • it • , .n. ,.AK !Mp•'Ki �. Nyxant+rC *"'Pe YXN'a++e. Y n Or: . . ,. .. . t .: • C .. - F 1__ r t 'A _ n ,� ,� < 3 _ - 4yY'r 5. f q.. • �. <4 . •ail -.-t-• t • II ' 1\ -�C 4 1 ` y t I � ' � t�" v .0 Y ■ h 1' \ Ti / R r �- "'✓~ --'` PIPIT ' AYµ 1 }, . , ,, ., , , . A ;. . ,, ....... ,....„,_. ...:_ .,.._ ___„.. ._. � s } asaF e , Misr - - ' . 7-t4.:•)4";'..:', ::,:..:,',2 • ''''' f't - .- •-, ' - . ' . \ " /--:.., ...: ' f •• ---- 1 • : .. .4•':- - , ,,- ,; 4 .: 1•, •.? ..- : , .- -, - . ......;;;,: - ';•• • • = - . • ••' ''''..-:'''''''... ., f-,:".' - --- - . , - '-'.- -- .- - ,,,,..- ... - ' ,...,..i> '4.5 .. . . - -.. ' :.,‘,.' .4 14 : : .:; - ..•.,.• . ... w-----... - ' '.---''''' ' -, `"f• . 1 - `:-.-:-.... - .-.. - , , - -'-' , . -. . , - - -... ,, - - :... , ,, , ,;• ,, -'' ,.. ., , ,... ,- 7..,•: ., ... - -.-- -... . c..., - - > ...,,,,, ,„ • ,-;;.;,..,---.,....., z ,1 ..; : . .. - .,, ,, ,.;: ,, ..14,:,: , .. , ...- ,-. — ,..: - ' ' ::. '", 7 .": , , . '''' - ' ' ', k .:?:',-:-' 7 ", , ''' l' - .''''''.:. l 'W : '% ' :.: , : - z ', .tf..tN4; ; t , ".c.':' - -'2::'f:''''..W*,4 '.Q7.,...-',`-::"-f»...-•:',...7.-.i.3.-.; •, ,,...' ,2, '... ,-; ; . :‘- '. ....; ,,, •.; - ;` :.- - ' 4:P . '' ' '''`''Z' ' : :: :" . ...:. - '"" - '''' „, . —' ..,',....* — ''.- ' ."'.--- '''''' — - ''''-' ` - — ` ' ,,,,,,,,,,.....,,‘. .., ,,,,, ..-.. . ,. : ' ' '..' . -' " .:4 - ' ,„:,,,_,,,,„,,,,,,,,,,,,;.. +;: .,-,, ' . ,,,- ',. ,,,',',: ••• •`...,,-,,, ..s. ' . ' ; ' ' ' -...„'":" '''''' , , ' - .. . .. :; :i . :. %- '4 ' 1 '. .'....' ' ' ,1 . -' . : ' ::. < t . ,.. 0 ,1•:". ;..g ?' . -..? X ' F. :-' : '''''' .. -' ; ''''.... ' ' ."' .- . ' - ' " - : . ''''-'' ' f:A" ' ' 2 , , ',"-, ..,' -,''' ...., ' ;- .'17 - ik;::'. '- ':: "''''' ' '' .'W ' I ''''' 7:.... '.., ' ' "-> . ..' , ,,,,.....: 6 '.V. , -,...'i-; , ;.. , .'..,..;-!.* P ::-; -., ,-,,, , -, ..-- . ,-- - -.-„,.., -,-,,,,-,),...---.. , ..,-;.,...--...., , -.....-_-,.,-,.. „,„„....,,,,-:;,-,,, ..‘„ ,,,..,.:.-- ', '. -.., - ' i' 40: . .... ?.' ' '''';'. . 1 :" . '-:, ,::: ; : ..,:i* .- ;.. 7" .. :: :!%1..S-. , . ' ‘ . ;. , - ...".; Z : ;•S H •' ;''5 .tf: i $; C :: ;" ! : ; -- -• :-. ; " ; • ...C '' ' , -' 1 -•!,. , ' ..; ;! . . , ;- ,- .0; , $ .- : C.: ,.--, , ,-' "* TFi' , '....,-.','•'. '.. ‘.: .-. ' 21. , ;•.. . ', ..' ; 1,-;"e-_ - ...i *.?. :A. 11 "::„.1. , ,,* - .,, - .,„., ' , " ;•!'•.. :: -f .f `,: :. " : " 4 ,.. ' '' ' ' ' ' 4 ' , '1, , -- - _ '. :-. , f rk- 40 k -* 1 . _......... , - . NO 44111 t;'• ,, , ) e . alleatier. . r , - r 1 , LA till -,..., t - . -- - 1 - - - ' - .... / . , - --.........,_ .............__ - ' - .,-, -- -'--• - - , - , ,f-- , -.- ,:-......-.,-.■-"-'- 2 ^.■■."- . , `4 ' ,.. --;,.: ' '.",, '_ ''. - ;.;■-,... "..::- ...,-....:: `,:, „. t ' ".•., .., • .. ''., ... 1 . . . — Na .... _ — ..., .«,...«... .., .- . ' • • I i 111-1111 , • . .4 200, . . . , . • . • ..__. -- . . . . . . . . . _ ,-------- 2 _ ':-...--:-. ',-:.'-',..: -,:. , ':.. , ,', - i,.: .- -.-, , ,-, ,-..---: -- , . ... .. . '.. / - ■ . . A - . ' , .....• „:„ 1 4 N't . , b1"411 4 1111111' ' 1 o e« ..' ■ s . . . 1 ,,, . ' •- -..--- r • , ... `.• '' II ''11'"4d" * • " Oa Sp . .. • ' • ' , r . . . • , .f i ti llr . - -- • * . - T , ' , "' -^ • ".. • * $ ; , • . . ,,; 4. ' *4*** la . . • , .. It• .. ... .., - _ " ' " " - 'n.r, • . „1...' -1: ** ' . , AN ,\ 1■•• “"\,, ..r. . r . . • _ - , • k .' .. V , lc tilli t ' - • .. - . ' ,, '"'`. , , _, ,;-.'" :-:'.-;‘;:; 0 .'''4 \-'• .... 411. --- — ..._,,,„...,,,,-'-' ' , -'-=- - .: t'lk-t ' `..- , - .',• '''',..-$•:„ ._, ,i..„---,-m , . _. - — '7 ,',-,' '.'S' , .; _ : . , ';' ,- , , ; , :: . "1 -. .';',•' , ; ' ' . . .." ' ' ' '''''' ' ' ' = '..,;'... •.• . Vikv .i. _—, ::,.. AO. ---,.,—," ,--1.2T-.!..a.:---: , 17.„,,„ . ,,,,,,n.." - :;'....4t.„ , „..„ /41 -2. ‘7 ,..„....„,-.,-..„..,..., , ;.„,, , ,, , ...,,,. ., . .. ; ---;-----; "-'''' --- - iftmoNtx•-•Z ' . --;- ;;;TZ,.•*: — `,..r'r; . -•-•• '''-.';',..- 1 ti i r:. a r sorliewommapoinasowesiiimimm Illpso 000...,,,,,,svi.la,,,,.;,,,,,,,,,,......::: ..., ,,!.:„.r..,....n:iie,A,..,:.:;7,:::,,,„:..„:„..,:,..,:r..,, . .... 1111111.11 • .. ..„ .. . ,.. a ... .. -,. ... .. .. ... ... �_. ........, ....v,...„ ..s....„ _ ..... ..,., .._.., ... 40 .......,11. ........41 , .. 1 M r ..... -• j ■ V ; ANStait . .., ._. .. -- r ,..,,.. ,:,,,.. 1 .. . ....... ___...„. ‘,... -.._ , .. . , „ . 1714 £1?1 , , __ - - . — it ,--,, Ut0 Part s . `� ' 4 144 ' `t'�- .•".cif ;� .. f a —4, J r 3^10 *,.; .. a'!v C - 144 1 1;frl',4 j m wnv r w • , , 4 Ott RGE kJ$h EASI 2 � /..,, r s ; tr t" al ` • 3 Ii 4 , II 14 7 l i j 'l / Y. 9 w 1 1 i I , „ immiNieneAr Ammer , vr;I'PfRTS wu AAIIRICES u 1 •:.111111111SERVICV . . . , ,,,.' e c, .„,,....,.......;:.: . „. . .., ,:,...1. '':-:- 1•.-.::::.:;':".'-,-.-:-..E.;,!,;-::',-",'.:5:*'-', --- • ::-/- ..' -,;', 2 ' i''',;',;;;-•-; . -..,--,...:,,,,, - . -..--,' -,-;:....„.,'. :-_,,,,,,,,_ ,,,,, _ ,---, '- . , -. -.-. :- - - ,, , - , , ..›..t,C ‘ , i•-■;- , • ' , ' - ' ' ' ' 'j. :, ,: s .. - ... : ; . . , :" . `.;1,,,. - 4 , ;? . ,..;'. ' S..:',....'.., , , •:, ; -;, .‘:; .. ..- . ,.-.. . ; - ;: ,. .;':." :' ": 4: .. ' ' ' '...', ' ;: c: '", :, "..,......,..-,.. ‘ ,.... •., --. ''..: , ..•,„.... ., , . ..... . . ',.. ...... ,., . ..,........ . ..,-. • _......._..... __ ......_ _...- ...... . - .. . -..... — .-..-. _ _....._ __. . " l ,'. , " ' . •.. ,,,,, ,. , .' .. -.'•'." -`,S .. - - "` ': `�4r�' j r R .nag+ — ,..441140110111011111101r ti y2 Y j. % a I 1),,D "�f,R412 t 44111110144 , y S }y �J 3 ti AO ... �i• .' M A i I- s • p, . f . r t iii ovo • a • PIeu pans Pier 1 impol' • - pm— • • • • Pie 1 or is f II te 1 Im • Imports } G{v F -tL .... •• ••, ' W . ‘- ''14 ...'4'.. i .Y.••t 6- :...::',:''''''L •:::::,..-.. • . . ,.. ..• TI * •4', 1 4‘•: ,: ... ,, :•:• , :' • ::P:,‘ ; '' '.•, : ,„ -...,, ,,,,. ,... ,.. . ...,.. , ,._.. ,..,. , • ... .... .. .... . • . . • • .......„, '''':::: :i , ::,..::?-...--..i , ' , "..4-ii-'..-4'.:- . ',g. ,,, :;:...;ox , ..:::::,......'; ,,, ,16:", i',,;;;;;;;•,:,,V .;,:.,. .....,..,..,,,,,,,,/-• `..,,,, ' -4,,,,,,,,, ...,...".,..,...,,,,::.,,,; .,,,,,,,,,, ,',... tAt 1 1 " : . • ' q . 4 : , . ' 7.• 1:. .;',... • --- ....... , 7.7 — ..-- – r. ' - - • - —. —. -........ -.,........., aursamommi , : – I 3 . _ ... i ' ' AS .; . ' - , '4 . '; • . • . • I ii ' 1 ii ft . k -- ,,,• L – - r .. , . ,„ . _ . ......,-... – •• .....- • . .-........,........twooPows... ..-.. , .. . . . . . . . - . ' . ' ' - . ' ' - . - .. ....-, ' TO.•ii•A.AVW.W.feeli*Att . . . _... . . .... .'...' ' -...; ..' , . ) • ,. -, . . , .. . . -. , - ' ''', • ' ' " ' ' ' ' 5... ■., ,% .1•,,, ' f . • .. 't.::1,4 '...:4 .; . , . •.,. , , N .. ,.:, - - • - • • : ' . . f ) -• - ',.: .' I ' 7 ' *,' . t .r, ' .., . • .* • .. .. P' • ' . . . • . .. ......:''.- • ''...,;....;.---;-•------ - — .. ''''• _ ' ' .'-`..., — ;.',...:"- .....*-;-1•; '''' - -q.'7= ---,, , , -.'s=w ' '-''';',(.';'... i'-tli ! '-: ' ' . T ........ . ..It mii1111. .... ---__. - ' .,,,. : 4., . , .„ •, 11 . W .., 1 . . • k , . 1 1. , ' ' y•-: ''. . , ..,' '''.. . •"" " . . - - - - -.- - . - - n .....,, , • ,, -,„.„..... — ;.. iiii .'. ''. ' ' '''' ' .- ' . ' . ' .... . , , , .. • ; ' irlaelkiee ' :' ' - ::4Cr' ..................................................._ ...........■. . - ---- ......,........- kntucky Fried Chicken ... • -% -,,,,-:!..,--, : - ,-,.. • • -.- - - v4. . • - ::-...- 1 ,.. I 7 b? le! • , -- . . ... . .. - • . . 1 .4 . 1 • 'Vial } .fi" . ' • :,.; --.. .., ',- - . .., a i , . •• i ' ; ; 11, • ::: • • . .. _... . ...- ' Doer,* 1 i . • - . .....„...,....„„,..„...*:„..,..,......,„... .• .... ..„. . . ...._ . . .... „ . ._ , ....... ii, . .,_, 4. i . ., ......... .._ .... 0 . ....•" • . DANCE ACAtte ' .., att . . ,... ...„.. 1 r . ,. , • ... . . , . . .. ' .., i 1 . i : ......... : ‘...! • ... , • r.. ......„....•.. ., i ■ . . • . ' t , : '' . .... ',. i l■ . . ' ' , 7,.. IIIIIIN 1 ' .....i . " . '' ,•.-- . ' ,:- .r-,'•''''''''i!• ..7 ..",%.' '. .: '..4 :',',.■ . ....':"; - ",''' ''''' ■ ', '41.1111111111111111: . .... . ' ...;„; -"', 4-',it,..;:.";•.: -.. - . ',.' '', 1k ! ' ..."- -' -;4 0 . 4 .r ***" " . ' ' ' ' - • ' — ''' '.'""""Ill ' ' ' ' - ---- :',-.. - .,'''' . .:... ' -.. s '' " ' '4 ''' .t... .., ,Z. ..., ..., ' "'" • :''. :.:... .,-. . ' ' -4,...,7' ,,,,-,... -.. ,. ,...., ,,,,,,,.. „,„, ,., • 4. • I , • • ' ° 'J ' .i 7 3 1 t X • • ,r ...... \ .k k•' S ::,C,:-',:'•. s • '' WEAR " R ;:: ,. ,. 3 i w : . - • . • •.• .,- ...-.." ,..•. . •.'i. , .,1 ikif el ', . . . - • " „,.-.1,..,,,,-f•...:,,-,,,,.. .1.11604111tallit ' i 'ik' . Z 4 i ''• . • - i•- ,, ' - 1 tr. -. - .. . --::. 1•' - , t •-.. • , .•Ii,.; ' t 8 • ri 1 .1 1 " - - ' . • ' a . -... , To \It . 1111 II L .1. ...0;.,• . gialoila . . Ir.. 1, , 1 I. •."' ' 31 . -.. ....: .% :_____. ___....._...._ -.--, . ....., - .c, -1 ,.... 1. .« • ,.., , • : . .', •11 ' ,:lv. . •,-.•. Att . i /1, .4.• ;7— ,...—' t.;,(-,e ..,,,,. ...,. ..). ..„..... i ""ollgeramm,,kamar mems ,.. A ...t... ..,..„ , e . . , ,....,..,..,.7 , l '' .. ., ' r.... .,.:,,....:,.., ,,,,,, „,.:., . 1:17',IrittKr.'.: - ,/"---."-- -',,,, -7 7.W. - ,- . • „ W.. s ::7 / ..c■ ' 1 1 :0 *'''''. . ... """"1...°61.11* '....1 . ' ' - '-''' ''' 1 STOPI I I . , .,, .::'..,•■■` I `:...,,. ; ' • . 1 t , ••,.. ,.'...:,.... '-'.:, ' . '' ' i . I -..:- - • ..__. v • ... .. ...,,, 11; ' : i' .• : - Fraail. a ? • ,,,. ,, ,, _ :....::,,, _, ,.,...- ,... . .... ..,..,•-. 1 ...,.. ...._...........,.... ........ • - , - --...- .....L ._ ;, . ..., ,. .. , . . . , . ,..... . _ .-. ,.. . .. , , , .. ......... . . •.,,,,,...,„.,,.,,-,'-':: : f s�N[AE� iZ , • • I i Wolf Pen Plaza �°" ` � , ., CLARKE ♦ WYNDHAM ,'' '` REAL. MAIL LNYISflflX /tM /CU fi ; FOR INF ORMAiION ON iNiS PROPERTY I r }, , CONTACT 846-438 ; I . q. . - j i 37.3. rn p a ' ' _ � y t .UA. RltfRIC AN tiLtT ' • ' MATTRESS ie.. MATTRESS � , � . , it - Of wL 1 s. _ I _ ifir,l, t , _€4 is r�``' 1 tr4 GL (ILtER D` Lam.. - • '` i 1 sh., „ior . ...._. • • v ` • i f ., lot- : - , I - J .., 1 ''' t - . . I:2 `t - 1 4 � , ..':...i� \ \ \.'cis.`.J..:., <c»rt..' pa.. • ` i w . « s d + t N, till NIT ... ^ •'' ,,,,,,•,..."'"** ''' ';',..-' ;,...71:• . -% . • \ ‘.\\ • , , ,- - ' . . w • K AY _ , , .. .. . oilhic. =F4 Q .4, V .., .. .,., ' ' • • - . :" 'n • • ' ' . ' ' ' ' - .:',.X.:'....'1■'4.;ZI.,..f:::..'::..ii54,*g*,,,,,,, ..,..,,,,,,,,,, .0 ;. . . ... ..... , : . . f .., ,,,,:, ail ',.,.. i:;:, ',Y .-, . ,....,`,.. 1,.....•-,::;?,;.':i7filit7Mil.i.,:, . 4' 4., tf,e : ..,, * , . A , . _ . .... . . . . .. ,"-fir- V: ' - • . . , '., ...1,.. - A $' . '.. , ,. .,. l .. ' . • ' • ,,' : ' ' ' ' 1 ' 1 i .■. - • -' -- . a,......................... „ . A . • • . .. . _, 1 • . . tk %I • , . ,......„ —.... . ••••., • - ..:41111/- . . . -.,....- .. __. 1 • -......,po .._:... . ....„.. .,..., .. • ........_ 4 ,. . . .,.. ...„ . , .. . . ..., . ■ , . , ..„ , . .. - • . . .' ." .....- ,,,,.. ',-,......,.., ..-: . -. -. ‘ ;■-, • ...". ''' • ' .3 ; 1 ......, . :7; , ' , , a......„ • ■ . ." • '''''. 4' . , 4 -, i• ir - .?. • 7 , ..t•.' ' . 1 14V. , , " ' ''.. TA1 ,.,.., .. V ' ' '• 1 ''' , . ... . '..- .. .4316. k ' • . '• • ./.• ' ,, ',,,. ,,," 4 • : i ;.,, 9:,,... _ - ., ,' „, „,,,- ,.. • - • ,•... , ,„,, .4 ."...w* ' ..... - ..- .. , ./ . , 1 111°° ' . ' -- j, ..."•;' ' -',: „ . : ,.-•• .- . . , .• ' \ - ----- . __- i, -.. • . .. _,,,, . l ........ , \ ...., ' dr ' '... • 7r _a:::- - , . .. * .-.. ".. . , • -, . ....., ..■3 :-.,...... . - - . 41110 . 0 .--; I r PA I110 4 t • MPIP. -.., • :4 4 _ - 4 - - , 7 t ViDEO IMMO VIDEO - BINLOSTIR • • • • • . . - ...Primwre i t oT - -...."11111111•11111Plialta, i"s .. M 1,:t4 i 'mil _. Om, 041M 7 1 w ._ i. O • Ok .. S .v;.a ,' . vim • •� .'f - , �a 4`,.s .,,„ 4 ) '', .- = • • ; • ' • , , . • " • • ••• • , f r • • • - • • • • O ,.„ • • .„. • , • - Zi . 1 • • • .. . '• • • r . • t • • , f ier" - 7 - - 4.4.4.rop. , . '•• . • . . . , • - . „ , . • - • . . , - $ , tl a za �"'= { r2 ir Ac, f � $ S x '` : 4� E ill , , ry .. t ;, q T; f C : . h t .;h EE P y f 4 � - ��'�'F''` ,? 44,' w • t a ____... ..., ... ... .411„, ." ,..,.. .__. . M 1 • r t 1 A ' Van, s i V io lei . - 1 • y t < s'A![ ,wee'' I • Arcer et UNIVERSITY BOOK STORE ._. r , 4 ._ , ?a, 11 lifiti .� ° e k e � xY G T x p w x x R i ... ...... . . . Ad s } c 1 • .. ...$11 ill 111 ' "' Clis � Coulr • . n fiORAGE \ 1 r ' ' ' n •• ! 4 ,va. j v i m l' r r . a w X 4 y a y 4, et °y { 4 Sk a, k �` to • • T- „ K 4.f F ti . r • Olin ..� _ \' r . 4 * , ..... . 7 ... - - . . . • . . • :..' :. . ,,,-,,,,'...;.'','„ ,,,,,,-- ' • -..,;:.•:•.:*-:•.•.;,..''''..... ' . • . - .40100 4 ' . 'fr7 ::.7h. . ':;','`-' - ''''- - ;;;L:.' ; '...: - :.:f.:.:',:i 1 :::4 •, :,' , " , .i . :•‘ :. 1 -..”,....-, r .. ,.... ... .. .g. .• -: . • • ■ -.4t- ' 7.1 '''''. .. . ‘......., " ' . 0-- , 4 A.. A - , - ..4.. ,:..,. . -. ,.. • ,,„ ., . :- ., .-.../-',', .. , ,,, •;.,'.1. ' - • . ..--, .. 7 . : -., ,.,-,*;--.. . . .0 .. , . . 0.. e. . 1 .. ... .-- i r . .. • 1 ) - .." - . * 4 ,.., .' • , 4 1r,7 — _ r ir'r -? I, I. .r,a0 ,, • A •, .". -' . • ,''... ... . 4 ' .." . . 1.. '.... - - ' ..". ". 4 .. , ' - .*!:. . .. . % . • ......- ,...-- °I . 111 1104 .L. ..._ 1 ,., , ....NS .. ' . ; ', - : _ .- .--, ; . f . ' -- ';','"%Z'r - ' ..-.. tt \ "r - -7: Eq: - .........,, - , , .. , . .. - , • - - - ..,, - . . . - - - - -- ' ,.....1 .. ., . - '''. „,'''''','1%.sc'''..-: r_*.a _ ' .- :2,,i,, - - - - . -, .:' . • - . :- - ,'..'- . 1 .k,, - ." - ..:", -- ,g,..,..„.,,e,t i';`.."4' - .• : - - :-'--. ''.' ..,',' - .,, . .. —. ..•:,- - .:.:2' ,- ''•:',•-...'-.' •;,.....Si4. '-%.•,•''''''''' ' , ..., . , ,. ,. . .. . . ..... . • ..::, • ... ..- '. . . ..... -,,: 1 — —•. -.--ia ..... — .....,...._. -....,,, . ..... -- 1 -- -- ' --- - ' -- - - , ..-7. 74 : - .. -- 4 7 :'•.; —:. "...ti.:fil ..-..— . ...::-:.----=. ...:, r ... . . .. ... ._ .. . . _ . _ .., , , M sooz /az /L L .031101d 31V0 lllllllllglgl �0 tf ��� wz . � ,( I�� OMa"Lo- LWL WVN3llj OV3 r d EL59 698 ELL 3 rrr a".2mmill ACOlL699£LL r C a , � 44 I N :31V3S a00LL Sexal 'uoisnoH R ,3 8Ll '1 ' q S 1 • ELLOZ NOI1V001 NOIS 009eLlnsLseMdooly1JON LLLL ,' ON 133f0eld / *,0 � Q L L :1NV11nSNO3 NO1S(lOH i 4 C 30 30Vd dnoiO salLaado�d lio�ab j F— •; J = �7 i 1f Iif d Z6Z 'P L % �� „ O c r :A9 03)103H3 3H3 .A0 NMVe3 :3O 133fOdd V A L 06 P Z � y ih Q G� AT LOO9L Sexal'uosIPPV / 44 & 1 7 0b8LL SVX31 'NOIIVIS 3031100 oOZ elms oyedeiv L084 / / � � � /X hgLLLLL� 10 C (_ ZO —ZA 'S 3f 302:100 31 ZZN i 7 sviiva 0y y`� b Q3.�•.. ONISSO 1 3f1N3AV SVX31 14111 % .133HS ,133f08d (]nNInd SvXAi) 9 •AMH A1V1S SvX]l L • L 9 9 A „170 6 L 005 S lgtAr If44.,„ 1 , 111 0. 414$144405; ♦,!t$ \ %/ ,%,%$0 iii / t 4 � % i , 411) ♦::,2;2,2,: y O I 0 CD ���� O p 6. $∎ ;∎ Z (n ' - .� i 111 Z C ; — M Nib :�r1 p :: , wI . 41 ♦a ❖e� .o . �J D % 1' � �� r, 1111 sio ♦♦ V .I ►� ♦ _ % %3 ?Oi ♦i :•:d %�3 :� 5 ::Ii ►_o� s:: ❖: ❖: ❖:3 — / 0 r 0 0 :: ,.y, O c7 —� ;:: / , .. r Y \ DS2 I P Jn O N D • V•401 .. 0 ,. 0 ' „., :•................. , 2y, z C7 0 \ VV.% .,2,2 / �� iStSil �� L0 - 5d VA i ill ii © d 0 lS 1 Ik 41114 [ 7 'Ala . CI I lie . ;,■ . .• hiL , MIL 6ZOLL SVX91' NO1SnOH'133H1S 13)8VW SOZOL . 30IA83S . NO1103113 . 3HnI0VdnNVW . LEOC XVJ . ZZ36 (E lL) : 3NOHd SN915 A_LI -IV fD)11 30 1 IA 0 kl3S A Atl 0 VW Z Ili I- d •SJOAOO clod angulooap pue /Cdoo ILCuun pue son uexal pm souigeo utlts;ueual- >;Inu1 `poieuiuznlh iclleuia2uL gatm u2is uolAd Noe aignop 1421aq 'piano ,S£ (I) auo llelsui am4oeJnuew ,1 = ,91/£ : 3 IV3S NDIS NO1Ad 3O NOI!VA31 0 H3NO3 H V �JNIlOOd 313HON00 ONV 3dId 1331S .■ D; . 1;L— . 0 1NVN313Hflifld HOB 13NVd 1NVN313Hllfld HOd 13NVd 1NVN313Hfllfld H.y.Q ,. o - .o l ., o - .9£ M011Od 01 1nOAV110Vx3 HOd 13NVd SHVB 13301A10 1V13w 1NVN313Hfllfld S30V 13NISV3 NOIS HOd 13NVd 1NtlN3 031VNIWnT A 11VNH31 0 NI 1NVN313Hflifld HOd 13NVd \ 1NVN313Hllfld HOd 13NVd MOIIOd 01 1n AdO 1ANIA *� a y (meta 010010X10 r�` V MVO H30IA101V13W rL' S30Vd NVX31 .,91/E „ o-,0 L 1 0VA 3NIEIVO 9n00 NOIS � Sflld 150'7 )r. INVN31 lN 0Vd 31 031VNIWnl11 AllVNH31N1 L Vlosvd 7 N OA38 owning H0 01 INIVd F ' 8 HIV 8 a] 8 1,13A00 3 3A03 310d 1VI3W WIHI `0NI01Ifl -I31VW 011NIVd 303Id 0N31V13W 3AIIVHO030 l — .. - ,51 _ / / + „0 / 10115111 /NV NI 03500000 31 10 130107 A 01 101 S1 0N0 001 101131111114 90111 13111101 0 0111 0011311003 01 MIS /111000/0 0110313 051010 10015110 00 SI 01111' 101117 Al 0 310 3NN001111NR111Mi 7110 01 0111111 9 3111/100 11000301 10 MUM 011X100 L }0 1 a6ed £O - o [ I- :e01] zepuewaH f' :iau6iseu sexei 'uoIle1S a6aiIoo :ssalppy 9g l - d # u6isaa la>leg uiAley,J :ueulse eg 3(}ieald Sag :Jo} su6iS Aipm 1(q paleOJDd, N .$ ;� a I r x ... 1 , ,/// Z 1 1 ` , W �: ' I \ , ,IVIN , Z j j \ . . _ r E ' d 41 . - ' z. .J i'li 1 \\ , 1\ go ... „ , / ! 'If 1 - i t 7 i a :k , \ III . Alit PART ri01 o 0 » z > N ,: 0 0 Q ct XW I W - Q I < � g 0 U 05-Aqi Request for Rehearing 1 og Texas Avenue Crossing 1 0 P Plk age 1 of 6. November 28, 2003 V ENTURE A RCH ITE CTS LLP. November 28, 2003 Zoning Board of Adjustments Attn: Jennifer Prochazka Development Services Department 1101 Texas Avenue College Station, TX 77842 Request for Rehearing of Variance Request for Sign Set Back, Texas Avenue Crossing Shopping Center, Texas Avenue South and George Bush Drive heard November 18, 2003 Dear Board Members, On behalf of our client, Texas Avenue Crossing, L.P. ( "Texas Avenue" and "the applicant "), we are requesting a rehearing of the above item. In the original variance request, Texas Avenue sought a 25' set back (from back of curb) for a 35' high sign with 300 square feet of sign area. In this petition to rehear the item, Texas Avenue requests a 35' (thirty -five foot) tall Freestanding Sign with 300 square feet of area located such that the edge of the sign is 48' -8" from the back -of -curb line as established by the approved development plan. According to Section 12, Sign Regulations, of the Zoning Ordinance, to achieve a sign of this height, the edge would be located 70' from the back -of -curb line (or "pavement edge "). In accordance with Table 1 of the Ordinance, the site qualifies for a 300 square foot sign by virtue of its frontage. However, Table 1 limits the maximum allowable height for a sign located between forty -five and fifty feet twenty -three feet of height. -c Texas Avenue Crossing requests specifically that a Variance be granted to allow the placement of the 35' tall sign of 300 square feet of area 48' -8 " from the back of curb line as established by the approved development plan and as illustrated in Drawing V2 -02 included herewith. The sign size and location complies with the Ordinance as follows: 1. Surface area of 300 square foot is allowed per Table 1, Section 12, for sites with frontage in excess of 551 feet. The Texas Avenue Crossing Site has 667' feet of frontage along Texas Avenue, and 326' feet of frontage along George Bush Drive, for a combined frontage of 993 feet. 2. Sign location of 48' -8" from the back of curb line is allowed per Table 1, Chapter 12, but the height is limited to twenty -three feet, twelve feet less than proposed. The Proposed height of thirty -five feet is the maximum allowed height, but Table 1 sets the distance from back -of -curb at seventy feet for this height. 1111 North Loop West, Suite 800 Houston, Texas 77008 713.869.1103 V 713.869.5573 F ;p .r Request for Rehearing Texas Avenue Crossing Page 2 of 6. November 28, 2003 Texas Avenue requests the rehearing for the variance for the reasons summarized below: 1. The Development is allowed "any number" of low profile signs as long as there is 150' minimum separation between the signs by the Sign Regulations (12.3.K.) a. A "low profile" sign is defined in Section 12 as a sign on a permanent foundation of not more than sixty square feet not more than four feet tall i. A four foot tall low profile sign would be fifteen feet wide b. The Ordinance thus allows seven (7) low profile signs, or one freestanding sign complying with Table 1 of the Section for this development. c. Total area of low profile signs allowed is thus 420 square feet d. The applicant is requesting one freestanding sign of 300 square feet of area as opposed to seven low profile signs totaling 420 square feet of area as described herein i. Applicant believes this will result in an uncluttered frontage, supporting the goals expressed in the City of College Station Development Guide that seek to create a park -like boulevard along Texas Avenue. This site is geographically central to this vision. e. Granting the variance does not therefore substantially conflict with the Comprehensive Plan and the purposes of the Uniform Development Ordinance. 2. The Sign Regulations allow a 300 square foot sign at this location limited to twenty -three feet in height. Such a sign would: a. Have an area measuring fifteen feet across and twenty feet tall, placing the bottom edge of the sign area three feet above finished grade. i. We believe that this would not serve the intent of the UDO and the vision of the Development Guide as it would present a visual obstruction below and at eye level that would overwhelm the view corridor and block site lines through and beyond the development. ii. Such compliance could be interpreted to be in conflict with the Landscape Ordinances of the City in that required plantings along the street and entry drive would obstruct the lower eight feet of area, rendering that footage functionally useless for its purpose of identifying retailers occupying the development. 1. Would thus constitute denial of the enjoyment of a Substantial Property Right a. Variance should therefore be allowed in that it is necessary for the preservation and enjoyment of this substantial property right of the applicant 3. Placing the sign seventy feet back from the curb line would provide a compliant condition; i.e. a thirty -five foot tall sign of three hundred square feet of area is allowed at seventy feet from the pavement. Texas Avenue cannot place the sign at this location due to surface drainage infrastructure for the development. The location of the sign at 48' -8" from the pavement is the closest location possible to the allowed seventy foot line. Request for Rehearing Texas Avenue Crossing Page 3 of 6. November 28, 2003 a. The sign will require up to six foot diameter footings for support b. Moving the sign backward places it in a backup hazard zone, subjecting it to the likelihood of collision impact from vehicles exiting their parking spaces on the out -bound drive c. Moving the sign forward and complying with the resultant height limitations creates, in addition to the issues discussed in item 2 above, site line obstruction that constitutes a life safety hazard to the vehicles and pedestrians accessing the center. d. Moving the sign forward at the allowed height of thirty-five feet and 300 square feet of area mitigates the following concerns that are the result of the approved development plan for the project: i. Moves the sign out of the surface drainage infrastructure ii. Moves the sign out of the backup hazard zone iii. Creates a clear view path under the sign, alleviating safety concerns e. Placing a compliant sign of 300 square feet and twenty -three feet of height with its lowest edge three feet off the ground would be to the substantial detriment of the public health and safety. Granting the variance would relieve this condition i. A Variance should therefore be allowed in that granting the variance will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or the City in administering the Uniform Development Ordinance. 4. The surface drainage infrastructure at this location was an engineering design requirement resultant of the extraordinary topographical features found at this site. a. The Site exists largely in the Flood Plain. The applicant worked extensively and expended economic resources above a usual and customary level to comply with mitigation criteria imposed by the location of this site in the Flood Plain. b. The Site does not have utilization the back of the property due to the existence of a drainage ditch that is regulated by the Flood Plain Administrator (City of College Station) c. In order to develop the property as agreed through numerous work sessions with City personnel, and as conditions for the City's approval for the Development: i. The applicant agreed not to altar the existing topography within the flood plain. ii. The applicant agreed not to develop within the flood way iii. The applicant viewed such compliance as necessary to protect his property right Request for Rehearing Texas Avenue Crossing Page 4 of 6. November 28, 2003 d. Alteration of the surface drainage infrastructure to place the compliant sign at the required set back creates a hardship that is not the result of the applicants own actions i. The coincident location of this drainage infrastructure in conflict with the location as stipulated by the signage regulations was the result of engineering necessity given the location of the site within the flood plain 1. Alteration of the drainage infrastructure would have the effect of preventing compliance with flood hazard protection of the development and area properties already approved for this development. ii. This development is the result of many long and challenging work sessions with City personnel. In order to facilitate approval of the Development Plan, it was agreed that consideration of signage location would be held out and handled separately. As a result, the signage location conflict was not identified at the time the site plan was approved. e. The applicant has invested economic resources as needed to overcome hardships created by its own development goals, thus mitigating self - imposed hardships. The applicant believes that the topography and drainage infrastructure located on the site, and as required by the approved development plan, created hardships not of its own making, that constitute extraordinary conditions imposed on this development. i. The variance is justified due to the enormous challenges the applicant has overcome at its expense. The applicant does not claim financial disadvantage due to these hardships, rather it claims that the unique confluence of the drainage ditch and surrounding topographic variations and flood plain limits rendered development of the property in compliance with the Uniform Development Ordinance and current Building Codes and Ordinances impossible without the expenditure of extraordinary capital to offset those hardships imposed by the applicant itself. ii. The applicant seeks the sign location variance as the best solution to signage for this development that satisfies the bulk of the City's criteria and protects the bulk of its property rights in the development, while it satisfies the largest part vision as set forth in the City of College Station Development Guide. 1. Granting the variance provides substantial compliance with the Comprehensive Plan and the purposes of the Uniform Development Ordinance. 2. Granting the variance for this property is appropriate because the topographical conditions and presence of the open drainage infrastructure, controlled by the City, Request for Rehearing Texas Avenue Crossing Page 5 of 6. November 28, 2003 constitute conditions that do not generally apply to other property in the area. 5. The granting of the variance will not prevent the orderly subdivision of other land in the area in accordance with the provisions of the Uniform Development Ordinance 6. The application of the Sign Regulations to this development without the relief contemplated by the variance request would: a. Allow a 300 square foot sign out of the drainage infrastructure, at 48' -8" from the edge of pavement, the bottom edge of which would be three feet off the ground, the surface of which would obstruct view lines and create safety hazards to vehicles and pedestrians utilizing the development - -or -- b. Require placement of the sign in such manner as to restrict the flow of surface storm drainage, designed in accordance with best engineering practices and as required to comply with other Uniform Development Regulations, the Building Code, and as complicated by the presence of unusual topography which places the development largely in the flood plain, denies the applicant the ability to develop the rear quarter of its property and causes alteration of the topography to be impractical in regards to FEMA regulation of the site and compliance demonstration duration. Granting the variance is therefore appropriate in that denying it would unreasonably restrict the utilization of the property. 7. The applicant further proposes that a. Granting the variance does not allow the establishment of a use not otherwise permitted in its zoning district b. Granting the variance does not increase the density of the use c. Granting the variance does not extend physically a nonconforming use of land — rather the development in total completely eliminates a non- conforming development in favor of a conforming development d. Granting the variance does not change the zoning district boundaries shown on the Official Zoning Map e. Granting the variance does not effect the profitability of the proposed utilization Request for Rehearing Texas Avenue Crossing Page 6 of 6. November 28, 2003 The applicant therefore respectfully requests a rehearing on this matter to be scheduled in accordance with all applicable regulations. O `t v" J rry T}pps PMjeef Manager, Sr. Associate Heights Venture Architects LLP And agent for Texas Avenue Properties, L.P Enclosures: Drawing V2 -02, Heights Venture Architects LLP, graphic depiction of Variance Request Elevation of Pylon Sign, Quality Signs Rendering of street view of sign installed in accordance with Variance request, Heights Venture Architects LLP