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HomeMy WebLinkAbout12/03/2019 - Agenda Packet - Zoning Board of AdjustmentsZoning Board of Adjustment College Station, TX Meeting Agenda - Final City Hall 1101 Texas Ave College Station, TX 77840 Council Chambers6:00 PMTuesday, December 3, 2019 1. Call meeting to order. Presentation, discussion and possible action regarding meeting minutes. * October 1, 2019 19-06312. October 01, 2019Attachments: Presentation, discussion and possible action regarding an absence request for the December 3, 2019 meeting. * Sherri Echols 19-06333. Sherri Echols Absence Form for 12.3.19Attachments: Discussion of approved Administrative Adjustments. * AWV2019-000010 1205 Winding Rd; Administrative Adjustments - Rear Setback * AWV2019-000013 3902 Eskew Dr; Administrative Adjustments - Rear Setback * AWV2019-000017 AOPi Parking Lot; 1401 Athens Drive; Administrative Adjustments - Parking 19-06324. Public Hearing, presentation, discussion, and possible action regarding a variance to the Unified Development Ordinance Section 7.2.H.3 ‘Slope Requirement’ for the Luepnitz Subdivision, Block 1, Lot 1 generally located at 3201 Rock Prairie Road, which is zoned C-3 Light Commercial. Case #AWV2019-000016. 19-06445. Sponsors:Broadnax Staff Report Application Vicinity Map, Aerial, and Small Area Map Applicant's Supporting Information Exhibit Attachments: Public Hearing, presentation, discussion, and possible action regarding a sign variance to the Unified Development Ordinance Section 7.5.I ‘Attached Signs’, for property generally located at 700 University Drive East, Suite 202B and 700 University Drive East, Suite B, which is zoned GC General Commercial and OV Corridor Overlay. 19-06496. Page 1 College Station, TX Printed on 11/26/2019 December 3, 2019Zoning Board of Adjustment Meeting Agenda - Final Case #AWV2019-000015. Staff Report Vicinity Map, Aerial, and Small Area Map Applicant's Supporting Information Exhibit Attachments: 7. Discussion and possible action on future agenda items - A member may inquire about a subject for which notice has not been given. A statement of specific factual information or the recitation of existing policy may be given. Any deliberation shall be limited to a proposal to place the subject on an agenda for a subsequent meeting. 8. Adjourn. The Board or Commission may adjourn into Executive Session to consider any item listed on this agenda if a matter is raised that is appropriate for Executive Session discussion. An announcement will be made of the basis for the Executive Session discussion. I certify that the above Notice of Meeting was posted at College Station City Hall, 1101 Texas Avenue, College Station, Texas, on Tuesday November 26, 2019 at 5:00 p.m. _____________________ City Secretary This building is wheelchair accessible. Persons with disabilities who plan to attend this meeting and who may need accommodations, auxiliary aids, or services such as interpreters, readers, or large print are asked to contact the City Secretary’s Office at (979) 764-3541, TDD at 1-800-735-2989, or email adaassistance@cstx.gov at least two business days prior to the meeting so that appropriate arrangements can be made. If the City does not receive notification at least two business days prior to the meeting, the City will make a reasonable attempt to provide the necessary accommodations. Penal Code § 30.07. Trespass by License Holder with an Openly Carried Handgun. "Pursuant to Section 30.07, Penal Code (Trespass by License Holder with an Openly Carried Handgun) A Person Licensed under Subchapter H, Chapter 411, Government Code (Handgun Licensing Law), may not enter this Property with a Handgun that is Carried Openly." Codigo Penal § 30.07. Traspasar Portando Armas de Mano al Aire Libre con Licencia. “Conforme a la Seccion 30.07 del codigo penal (traspasar portando armas de mano al aire libre con licencia), personas con licencia bajo del Sub-Capitulo H, Capitulo 411, Codigo de Gobierno (Ley de licencias de arma de mano), no deben entrar a esta propiedad portando arma de mano al aire libre.” Page 2 College Station, TX Printed on 11/26/2019 MINUTES ZONING BOARD OF ADJUSTMENT Regular Meeting October 01, 2019 Council Chambers College Station City Hall 1101 Texas Avenue 6:00 P.M. MEMBERS PRESENT: Chairperson Roberts, Sherri Echols, Mark Smith, Jim Sharp, and Howard Mayne. STAFF PRESENT: Molly Hitchcock, Jennifer Prochazka, Leslie Whitten, Crystal Derkowski, Eric Chafin, and Alyssa Halle-Schramm AGENDA ITEM NO. 1: Call to Order. Chairperson Roberts called the meeting to order at 6:00 p.m. AGENDA ITEM NO. 2: Presentation, possible action, and discussion regarding the minutes from March 05, 2019. Board Member Smith motioned to approve the March 05, 2019 meeting minutes. Board Member Sharp seconded the motion, which passed (5-0). AGENDA ITEM NO. 3: Discussion of approved Administrative Adjustments. *AWV2019-000007 Broadstone Traditions II; 8175 Atlas Pear Drive; AdministrativeAdjustment – Parking Reduction. *AWV2019-000010 1205 Winding Road; Administrative Adjustment – Rear Setback. *AWV2019-000011 University Oaks Business Park; 1500 Earl Rudder Fwy S; AdministrativeAdjustment – Parking Reduction. There was no discussion. AGENDA ITEM NO. 4: Public Hearing, presentation, discussion and possible action regarding a variance request for a side setback to the Unified Development Ordinance Section 5.2 ‘Residential Dimensional Standards’ for Foxfire Phase 2 Block 7 Lot 3, generally located at 1504 Foxfire Drive, which is zoned E Estate. Case #AWV2019-000008 Alyssa Halle-Schramm, Staff Planner, presented the staff report and stated that the applicant is requesting an 8-ft variance to the 10-ft side setback requirements. There was general discussion amongst the Board regarding the variance request. Chairperson Roberts opened the public hearing. Applicant, Jane Kee, spoke in favor of the variance request. Chairperson Roberts closed the public hearing. There was a general discussion amongst the Board. Board Member Echols motioned to approve the variance as it will not be contrary to the public interest due to special conditions such as the drainage swale and dense vegetation, depriving the landowner of reasonable use of the land. Board Member Mayne seconded the motion. Chairperson Roberts called for the vote. Motion to approve passed (5-0). AGENDA ITEM NO. 5: Discussion and possible action on future agenda items - A member may inquire about a subject for which notice has not been given. A statement of specific factual information or the recitation of existing policy may be given. Any deliberation shall be limited to a proposal to place the subject on an agenda for a subsequent meeting. There was no discussion. AGENDA ITEM NO. 6: Adjourn The meeting was adjourned at 6:18 p.m. ATTEST: APPROVED: _________________________________ _______________________________ Crystal Derkowski, Staff Assistant Keith Roberts, Chairman Absence Request Form For Elected and Appointed Officers Name Request Submitted on I will not be in attendance at the meeting on (Date) for the reason(s) specified: Zoning Board of Adjustment Page 1 of 5 December 3, 2019 VARIANCE REQUEST FOR 3201 ROCK PRAIRIE ROAD AWV2019-000016 REQUEST: A reduction of the 1:2 slope that limits a non-residential building’s height next to a single family property line as required by the Unified Development Ordinance Section 7.2.H.3 ‘Slope Requirement’ to allow for a 1:1.5 slope. LOCATION: 3201 Rock Prairie Road Luepnitz Subdivision Block 1, Lot 1 ZONING: C-3 Light Commercial PROPERTY OWNER: Texas T&C Properties, LLC APPLICANT: PACT Design Studio, LLC PROJECT MANAGER: Jade Broadnax, Staff Planner jbroadnax@cstx.gov BACKGROUND: The applicant has submitted a Site Plan and Non-Residential Architectural Review for a Pediatric Dentist Office on a 0.9-acre commercial lot located directly adjacent to single family developments to the north and east. UDO Section 7.2.H.3. “Slope Requirement” requires the office to remain under an imaginary line formed by a 1:2 slope from the north and east property lines. Consequently, the applicant is requesting a variance to reduce the slope to 1:1.5 in both directions. APPLICABLE ORDINANCE SECTION: UDO Section 7.2.H.3 ‘Slope Requirement’ ORDINANCE INTENT: UDO Section 7.2.H.3 ‘Slope Requirement’ sets a minimum building height requirement for multi-family and non-residential structures developing adjacent to single family, manufactured home parks, or townhouse uses or districts. The purpose is to help mitigate the negative visual impacts these higher density developments can have on single family uses and districts. RECOMMENDATION: Staff recommends approval of the variance. Zoning Board of Adjustment Page 2 of 5 December 3, 2019 NOTIFICATIONS Advertised Board Hearing Date: December 3, 2019 The following neighborhood organizations that are registered with the City of College Station’s Neighborhood Services have received a courtesy letter of notification of this public hearing: Stonebridge Court HOA and Wilshire HOA Property owner notices mailed: 16 Contacts in support: None at the time of this report Contacts in opposition: None at the time of this report Inquiry contacts: None at the time of this report ZONING AND LAND USES Direction Zoning Land Use Subject Property C-3 Light Commercial Undeveloped, Proposed Dentist Office North R-1B Single Family Residential Single-Family Homes South N/A Rock Prairie Road East R Rural Single-Family Home West N/A Stonebrook Drive PHYSICAL CHARACTERISTICS 1. Frontage: The subject property has approximately 173 feet of frontage on Stonebrook Drive and 168 feet of frontage on Rock Prairie Road. 2. Access: The subject property takes access from Stonebrook Drive. 3. Topography and vegetation: The site is relatively flat with a 4-foot decrease in slope from the western to eastern boundaries. This area contains an existing drainage way that drains to Rock Prairie Road. There is some natural vegetation on site, but the intention is to remove this vegetation and install new landscaping upon development. 4. Floodplain: The subject property is not located within FEMA regulated floodplain. Zoning Board of Adjustment Page 3 of 5 December 3, 2019 REVIEW CRITERIA According to Unified Development Ordinance Section 3.19.E ‘Criteria for Approval of Variance’, no variance shall be granted unless the Board makes affirmative findings in regard to all nine of the following criteria: 1. Extraordinary conditions: That there are extraordinary or special conditions affecting the land involved such that strict application of the provisions of the UDO will deprive the applicant of the reasonable use of his land. Special conditions exist that deprive the applicant a reasonable use of their land. This lot was platted in 2011 surrounded by existing development. In 2011, the adjacent uses included a single family home to the east, a platted residential subdivision to the north, and Stonebrook Drive to the west, which predetermined the 0.9-acres able to be platted for future development. The adjacency to Rock Prairie Road has created a desirable, yet constrained, location for commercial uses. As a result, this Light Commercial site has remained undeveloped. Due to the adjacent single family uses, the Landscape Buffer and Low Density Residential Height Protection UDO sections apply to the north and east property lines. A 15-foot landscape buffer and masonry wall is required along the north and east property lines and the proposed office must remain under a 1:2 slope from the north and east property lines. A subdivision masonry wall sign for the Woodcreek neighborhood currently exists along the entirety of the western property line, further constraining the site. With the single family homes to the north and east and small site acreage, options are limited for site reconfiguration. 2. Enjoyment of a substantial property right: That the variance is necessary for the preservation and enjoyment of a substantial property right of the applicant. The variance is necessary for the preservation and enjoyment of the substantial property right of the applicant. Without the variance the applicant must reduce the building footprint substantially, or reconfigure the lot to orient the parking area and site lighting in the rear, adjacent to the existing neighborhood. 3. Substantial detriment: That the granting of the variance will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this UDO. Granting the variance would not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering the UDO. The proposed dentist office is a compatible use adjacent to single family that will be located 25 feet from the existing neighborhood if the variance is granted. A landscape buffer and masonry wall will be provided as a buffer from the office to the adjacent single family properties. Located directly east of the site is a 500-foot driveway that serves as private access to an existing single family home, from which the office will likely not be visible. Located directly north of the site are two single family homes and a drainage area that belongs to the Stonebridge Court Homeowners Association. The anticipated visual impact to these properties is minimal. The dentist office is designed with a maximum height of 22’ 8” and Suburban Commercial style roof pitches that are compatible with the surrounding neighborhood. Granting the variance eliminates the need to reconfigure the site with the parking area in the rear, which reduces the impact of light and noise on the neighborhood. 4. Subdivision: That the granting of the variance will not have the effect of preventing the orderly subdivision of land in the area in accordance with the provisions of this UDO. Zoning Board of Adjustment Page 4 of 5 December 3, 2019 The granting of the variance will not have the effect of preventing the orderly subdivision of land in the area in accordance with the provisions of the UDO. An existing single family home, and platted lots within the Luepnitz subdivision surround the property. 5. Flood hazard protection: That the granting of the variance will not have the effect of preventing flood hazard protection in accordance with Article 8, Subdivision Design and Improvements. A review of the FEMA Federal Insurance Rate Map Panel 0310F indicates that the subject property is not located within, or directly adjacent to, FEMA-designated flood areas. The granting of the variance will not have the effect of preventing flood hazard protection in accordance with Article 8, Subdivision Design and Improvements. 6. Other property: That these conditions do not generally apply to other property in the vicinity. The surrounding area is single-family residential, and the one commercial property located across Stonebrook Drive is larger in size. The location of existing structures and the size of lot are unique to the subject property. 7. Hardships: That the hardship is not the result of the applicant’s own actions. The hardship is not a result of the applicant’s own actions. The property layout was predetermined when it final platted in 2011. The site was platted in 2011 when Low Density Residential Height Protection was in place, however the lot size is a result of being the only remaining unplatted land in the area. A subdivision masonry wall sign currently exists along the entirety of the western property line, and further constrains the site. This has created a hardship to further developability of the lot, which is beyond the applicant’s control. 8. Comprehensive Plan: That the granting of the variance would not substantially conflict with the Comprehensive Plan and the purposes of this UDO. The granting of this variance does not substantially conflict with the Comprehensive Plan and with the purposes of the UDO. The Comprehensive Plan designates this property as Suburban Commercial, which promotes commercial uses that are compatible with surrounding neighborhoods. Granting the variance will help create a site layout that is more compatible with the surrounding residential uses by effectively eliminating the need to reconfigure the site with the parking area and lighting adjacent to the neighborhood. 9. Utilization: That because of these conditions, the application of the UDO to the particular piece of property would effectively prohibit or unreasonably restrict the utilization of the property. The application of the UDO standards to this particular property restricts the applicant in the utilization of their property. The locations of existing homes and limited site area unreasonably restrict the developability of a commercial use on the C-3 Light Commercial lot. ALTERNATIVES Any alternative site configurations would require a significantly reduced building footprint, or the relocation of the parking lot and site lighting to the rear of the property, which is not preferred from a general welfare perspective and could result in undesirable lighting and noise closer to the residences. STAFF RECOMMENDATION Staff recommends approval of the variance request. Zoning Board of Adjustment Page 5 of 5 December 3, 2019 ATTACHMENTS 1. Application 2. Vicinity Map, Aerial, and Small Area Map 3. Applicant’s Supporting Information 4. Variance Exhibit Applicant’s Supporting Information Current Zoning: C-3 Applicable Ordinance: 7.2.H.3 A. Multi-family and non-residential structures shall remain under an imaginary line formed by a 1:2 slope as illustrated by the inclined plane in the graphic below, where 'A' is located at the property line shared with a detached single-family, manufactured home park or townhouse use or district. When the adjacent lot is one dedicated by plat for detention or open area and is not buildable for a detached single-family house, townhouse, or manufactured home or residential amenity, the measurement shall be taken from the closest property line shared with a buildable detached single- family, townhouse, or manufactured home lot. B. In addition to the height limitations set forth above in this subsection, the following additional height limitations apply in WC Wellborn Commercial zoning: 1.No building may exceed two (2) stories 2.Maximum eave height shall be twenty-four (24) feet 3.Maximum overall height to peak of roof shall be thirty-five (35) feet 4.Any structure with an eave height over fifteen (15) feet will be constructed to resemble a two-story facade 5.Buildings located closest to detached single-family, manufactured home park or townhouse use or district and that are within fifty (50) feet of the property line are limited to one-story in height with an eave maximum of twelve (12) feet 6.An eave maximum of fourteen (14) feet in height is permitted when mechanical equipment is housed within a mezzanine. Specific Request: - For the Northern property line, increase the height restriction from 1:2 to 1:1.5 slope to allow the current building design to be sited, as proposed, closer to the North and East property lines. - For the Eastern property line, we request an exemption from the 1:2 slope height restriction due to the nature of the residential lot use limited to driveway access. In addition, the retriction only narrowly effects the proposed site layout. - This lot is zoned Light Commercial adjacent to Residential Lots to the North and the East. The Eastern residential lot is a narrow strip with limited use for driveway access to the residence located further North. - The UDO restricts the maximum height of a building on commercial lot adjacent to a residential lot to a 1:2 slope (approx. 27.5 deg) from the property line. - Given the property dimensions and shape, this restricts the buildable area to the Southern and Western most area of the lot. - The ideal building design would “face” both Stonebrook Dr and Rock Prairie. - Parking is most efficient on this lot when sited along Stonebrook Dr and Rock Prairie. - Driveway entrance limited to Stonebrook Drive in Northwest corner of lot to most closely align with Galleria Day Spa entry. - A residential style design with gable roof has been implemented in order to blend with the residential neighborhood. - The proposed building design is an overall height less than that of the closest residential home most impacted by this variance request. In addition, the proposed site layout pushes traffic and parking lot lighting away from the adjacent residential lots. - Allows the building to “face” both Stonebriar and Rock Prairie. - Allows for more efficient parking in the front of the building. - Moves the bright parking lot lighting away from the residential lots. Hardship: -Forces parking to the rear (adjacent to residential) of the lot with building pushed to front (closer to Rock Prairie) of lot. - Building Entry facing parking forces the backside of the building to face Stonebrook Dr and Rock Prairie - Entry addressing parking then restricts front of the building facing away from Rock Prairie and Stonebriar. - Puts the light commercial traffic including site parking lot lighting to rear of site closest to the neighboring residential property - If overcoming the preceeding hardships outlined, it limits the overall building footprint size making this project not feasible. Alternatives: - A compromised solution would be to push the building as far South and West while still allowing for the ideal siting conditions and parking locations. In addition, additional landscaping can be provided along the Northern property line to help block the views of the residential property owner most impacted. Building Material Subs: N/A Façade Materials: N/A Alternates: N/A Façade Articulation: N/A Financial Feasibility: N/A SITE WITH PROPERTY LINES BUILDING LOCATION OPTIONS SITE WITH NECESSARY DRIVEWAY LOCATION BUILDING LOCATION - OPTION A 15’ SETBACKEXISTING DRAINAGE WAY 20’ PRIVATE DRAINAGEEASEMENT & PUE 10’ PRIVATE DRAINAGEEASEMENT & PUE 15’ SETBACK 25’ SETBACK15’ SETBACK10’ PRIVATE DRAINAGEEASEMENT & PUE LOCATION B LOCATION A LOCATION C 0’ 20’ 40’ 80’ 0’ 20’ 40’ 80’ BUILDING LOCATION - OPTION B 1:2 SLOPE REQUIREMENT (PER COCS UDO 7.2.H.3) BUILDING LOCATION - OPTION C (SUBMITTED) PROPOSED SUBMISSION PROPERTY LINE 1401 STONEBRIDGE COURT (NEIGHBOR) LIGHT PEDIATRIC DENTISTRY (NEW CONSTRUCTION C-3) LINE OF FOUNDATION AS REQUIRED BY 1:2 SLOPE 6’-0”T.O. FENCE22’-8”T.O. BUILDING27O PROPERTY LINE 1401 STONEBRIDGE COURT (NEIGHBOR) LIGHT PEDIATRIC DENTISTRY (NEW CONSTRUCTION C-3) LINE OF FOUNDATION AS REQUIRED BY 1:2 SLOPE 6’-0”T.O. FENCE22’-8”T.O. BUILDING27O40O PROPERTY LINE 1401 STONEBRIDGE COURT (NEIGHBOR)0’ 5’ 10’ 20’ LIGHT PEDIATRIC DENTISTRY (NEW CONSTRUCTION C-3) LINE OF FOUNDATION AS REQUIRED BY 1:2 SLOPE 6’-0”T.O. FENCE22’-8”T.O. BUILDING27O33O LINE OF FOUNDATION AS SUBMITTED LINE OF FOUNDATION AS PROPOSED BUILDING LOCATION AS REQUIRED PER COLLEGE STATION UDO 7.2.H.3 (27 DEGREE SLOPE) BUILDING LOCATION AS SUBMITTED TO CITY ON 09.20.2019 (40 DEGREE SLOPE) PROPOSED BUILDING LOCATION WITH LANDSCAPE BUFFER (33 DEGREE SLOPE) NORTH SIDE 35’-4” PER 7.2.H.3 35’-4” PER 7.2.H.3 35’-4” PER 7.2.H.3 17’-0” SUBMITTED 25’-0” PROPOSED PROPERTY LINE 3205 ROCK PRAIRIE ROAD (NEIGHBOR - DRIVEWAY ONLY) 3205 ROCK PRAIRIE ROAD (NEIGHBOR - DRIVEWAY ONLY) LIGHT PEDIATRIC DENTISTRY (NEW CONSTRUCTION C-3) LINE OF FOUNDATION AS REQUIRED BY 1:2 SLOPE PROPERTY LINELIGHT PEDIATRIC DENTISTRY (NEW CONSTRUCTION C-3) LINE OF FOUNDATION AS REQUIRED BY 1:2 SLOPE22’-8”T.O. BUILDING22’-8”T.O. BUILDING27O 27O 0’ 5’ 10’ 20’ BUILDING LOCATION AS REQUIRED PER COLLEGE STATION UDO 7.2.H.3 (27 DEGREE SLOPE) BUILDING LOCATION AS SUBMITTED TO CITY ON 09.20.2019 & PROPOSED (35 DEGREE SLOPE) EAST SIDE 35O 35’-4” PER 7.2.H.3 35’-4” PER 7.2.H.3 22’-10” PROPOSED 0’ 2’ 4’8’ NORTH SIDE 1’-0”27o40o34o 1’-2-7/16” 1:1.2 1:1.5 1:22’-0” 1’-6” 17’-3-5/8” (ORIGINAL NRA SUBMISSION) 35’-4” (PER UDO 7.2.H.3) 24’-0” (PROPOSED) c Zoning Board of Adjustment Page 1 of 5 December 3, 2019 VARIANCE REQUEST FOR 700 UNIVERSITY DRIVE EAST SUITE 202B AND 700 UNIVERSITY DRIVE EAST SUITE B AWV2019-000015 REQUEST: A variance to the Unified Development Ordinance Section 7.5.I. ‘Attached Signs’ to allow for an increase in attached building signage from the allowed 50 square feet to the proposed 62.5 square feet for the property located at 700 University Drive East Suite 202B and to allow for an additional 60 square feet of attached signage to be placed on the neighboring building located at 700 University Drive East Suite B LOCATION: 700 University Drive East Suite 202B and 700 University Drive East Suite B University Park East, Lot A ZONING: GC General Commercial and OV Corridor Overlay PROPERTY OWNER: Advantage Holdings College Station, LLC APPLICANT: Ezzi Signs PROJECT MANAGER: Justin Constantino, Senior Planner jconstantino@cstx.gov BACKGROUND: The applicant has submitted a Sign Permit application requesting attached signage for Marco’s Pizza restaurant on a 1.01-acre commercial lot. UDO Section 7.5.I. “Attached Signs” requires that attached signs on any commercial building or tenant lease space shall not exceed a total of two and one-half (2.5) square feet per linear foot of all public entry facades, with a maximum of five hundred (500) square feet of attached signage allowed for any one (1) tenant. The applicant is allowed 50 square feet of attached signage for the tenant lease space located at 700 University Drive East Suite 202B. Consequently, the applicant is requesting a variance to allow for 62.5 square feet of attached signage for the tenant lease space. UDO Section 7.5.I. “Attached Signs” also states that an attached sign shall advertise only the name of, uses of, or goods or services available within the building or tenant lease space to which the sign is attached. The applicant is requesting a variance to allow for an additional 60 square feet of attached Zoning Board of Adjustment Page 2 of 5 December 3, 2019 signage to be placed on the neighboring building located at 700 University Drive East Suite B. APPLICABLE ORDINANCE SECTION: UDO Section 7.5.I. ‘Attached Signs’ ORDINANCE INTENT: The purpose of the sign ordinance is to establish clear and unambiguous regulations pertaining to signs in the City of College Station and to promote an attractive community, foster traffic safety, and enhance the effective communication and exchange of ideas and commercial information. RECOMMENDATION: Staff recommends denial of the variance. Zoning Board of Adjustment Page 3 of 5 December 3, 2019 NOTIFICATIONS Advertised Board Hearing Date: December 3, 2019 The following neighborhood organizations that are registered with the City of College Station’s Neighborhood Services have received a courtesy letter of notification of this public hearing: None Property owner notices mailed: 27 Contacts in support: None at the time of this report Contacts in opposition: None at the time of this report Inquiry contacts: None at the time of this report ZONING AND LAND USES Direction Zoning Land Use Subject Property GC General Commercial & OV Corridor Overlay Commercial North GC General Commercial & OV Corridor Overlay Single-Family Homes South GC General Commercial & OV Corridor Overlay Rock Prairie Road East GC General Commercial Single-Family Home West N/A University Drive East PHYSICAL CHARACTERISTICS 1. Frontage: The subject property has approximately 205 feet of frontage on University Drive East. 2. Access: The subject property takes access from University Drive East. 3. Topography and vegetation: The site is relatively flat with a 5 foot decrease in slope from the western to eastern boundaries. There is some landscaping onsite. 4. Floodplain: The subject property is not located within the FEMA regulated floodplain. REVIEW CRITERIA Zoning Board of Adjustment Page 4 of 5 December 3, 2019 According to Unified Development Ordinance Section 3.19.E ‘Criteria for Approval of Variance’, no variance shall be granted unless the Board makes affirmative findings in regard to all nine of the following criteria: 1. Extraordinary conditions: That there are extraordinary or special conditions affecting the land involved such that strict application of the provisions of the UDO will deprive the applicant of the reasonable use of his land. Staff does not believe that an extraordinary or special condition exists on this property. The applicant is allowed 50 square feet of attached signage for the tenant lease space located at 700 University Drive East Suite 202B, which is comparable to neighboring tenant spaces that occupy the subject building and the adjacent building located at 700 University Drive East Suite B. 2. Enjoyment of a substantial property right: That the variance is necessary for the preservation and enjoyment of a substantial property right of the applicant. The variance is not necessary for the preservation and enjoyment of the substantial property right of the applicant. If the proposed variance is not granted, the applicant will still have the ability to utilize the allowable 50 square feet of attached signage on the subject building located at 700 University Drive East 202B to advertise the business. 3. Substantial detriment: That the granting of the variance will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this UDO. Granting the variance would not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering the UDO. 4. Subdivision: That the granting of the variance will not have the effect of preventing the orderly subdivision of land in the area in accordance with the provisions of this UDO. The granting of the variance will not have the effect of preventing the orderly subdivision of land in the area in accordance with the provisions of the UDO. 5. Flood hazard protection: That the granting of the variance will not have the effect of preventing flood hazard protection in accordance with Article 8, Subdivision Design and Improvements. The granting of this variance will not have the effect of preventing flood hazard protection in accordance with Article 8, Subdivision Design and Improvements. 6. Other property: That these conditions do not generally apply to other property in the vicinity. No special conditions have been identified on the property. The surrounding area is occupied by neighboring restaurants and commercial properties, all of which are subject to the signage requirements as specified in UDO Section 7.5.I. ‘Attached Signs’. 7. Hardships: That the hardship is not the result of the applicant’s own actions. The hardship is not a result of a special condition related to the subject property or building. The hardship is a result of the applicant’s desire to advertise the proposed business with additional attached signage that is not permitted per UDO Section 7.5.I. ‘Attached Signs’. Zoning Board of Adjustment Page 5 of 5 December 3, 2019 8. Comprehensive Plan: That the granting of the variance would not substantially conflict with the Comprehensive Plan and the purposes of this UDO. The granting of this variance would not substantially conflict with the Comprehensive Plan and with the purposes of the UDO. 9. Utilization: That because of these conditions, the application of the UDO to the particular piece of property would effectively prohibit or unreasonably restrict the utilization of the property. The application of the UDO standards would not prohibit the applicant in the utilization of their property. The property may still be used as a restaurant and the restaurant would still be able to advertise on its building. ALTERNATIVES The alternative exists to install the allowed square footage of attached signage on the tenant space for which the business is located as specified in UDO Section 7.5.I. ‘Attached Signs.’ STAFF RECOMMENDATION Staff recommends denial of the variance request as no special condition of the property has been identified that has resulted in a hardship. ATTACHMENTS 1. Vicinity Map, Aerial, and Small Area Map 2. Applicant’s Supporting Information 3. Variance Exhibit Applicant’s Supporting Information Current Zoning: GC General Commercial and OV Corridor Overlay Applicable Ordinance: Attached Signs on any commercial building or tenant lease space shall not exceed a total of two and one-half (2.5) square feet per linear foot of all public entry façades, with a maximum of five hundred (500) square feet of attached signage allowed for any one (1) tenant. Multi-story businesses will be allowed one hundred (100) square feet of additional attached signage. Specific Request: We are requesting that the maximum sqft area allowed being increased to properly advertise the current occupant business, as the current maximum allowable area is not enough for the proposed signs. Hardship: Marco's pizza is not properly advertised as the maximum sqft allowed is 50 sqft for 3 different signs on three different elevations. Alternatives: We are requesting the approval of this variance to properly advertise Marco's pizza as the current sqft allowed is not sufficient for our proposed project. Building Material Subs: N/A Façade Materials: N/A Alternates: N/A Façade Articulation: N/A Financial Feasibility: N/A Structural Feasibility: The frontal linear footage of this building is only 20 feet, therefore the literal implementation of this ordinance will only allow fifty (50) squared-feet to be advertised. Fifty squared-feet are not enough space to properly advertise three (3) signs for this business. 16611 West Little York Rd Houston, Texas 77084 Tel: 713•232•0771 www.EzziSigns.com CLIENT ADDRESS DESCRIPTION DRAWING NO. REVISIONS ALL CONCEPTUAL RENDERINGS ARE PROPERTY OF EZZI SIGNS. ANY REPRODUCTION, EXHIBITION OR USE OF THIS DRAWING IS STRICTLY PROHIBITED 2019 EZZI SIGNS. ALL RIGHTS RESERVED© INSTALLATION REQUIREMENTS. THIS SIGN IS TO BE INSTALLED IN ACCORDANCE WITH THE REQUIREMENTS OF ARTICLE 600 OF THE NATIONAL ELECTRIC CODE AND OTHER APPLICABLE LOCAL CODES. THIS INCLUDES PROPER GROUNDING AND BONDING OF THE SIGN. Sign Specifications Interior Exterior S\F D\F Non-Illuminated Illuminated 120 Volts ____ Amps 177 Volts ____ Amps ______________ Amps Marcos Pizza 700 University Dr E College Station, TX 77840 Sign Package EZZI SIGNS 000000-00 R4 - 09.13.19 - DESIGN UPDATE DESIGNER Date: 07.24.19 Ramon Client Approval Landlord Approval Signature: Date: Signature: Date: Page 1 Sign Presentation 700 University Dr E | College Station, TX 77840 Total area: 45 SqFt Maximum Sqft allowed: 20 x 2.5 = 50 sqft 16611 West Little York Rd Houston, Texas 77084 Tel: 713•232•0771 www.EzziSigns.com CLIENT ADDRESS DESCRIPTION DRAWING NO. REVISIONS ALL CONCEPTUAL RENDERINGS ARE PROPERTY OF EZZI SIGNS. ANY REPRODUCTION, EXHIBITION OR USE OF THIS DRAWING IS STRICTLY PROHIBITED 2019 EZZI SIGNS. ALL RIGHTS RESERVED© INSTALLATION REQUIREMENTS. THIS SIGN IS TO BE INSTALLED IN ACCORDANCE WITH THE REQUIREMENTS OF ARTICLE 600 OF THE NATIONAL ELECTRIC CODE AND OTHER APPLICABLE LOCAL CODES. THIS INCLUDES PROPER GROUNDING AND BONDING OF THE SIGN. Sign Specifications Interior Exterior S\F D\F Non-Illuminated Illuminated 120 Volts ____ Amps 177 Volts ____ Amps ______________ Amps Marcos Pizza 700 University Dr E College Station, TX 77840 Sign Package EZZI SIGNS 000000-00 R4 - 09.13.19 - DESIGN UPDATE DESIGNER Date: 07.24.19 Ramon Client Approval Landlord Approval Signature: Date: Signature: Date: Page 2 SIGN A QTY:1 16'-0"SIGN DESIGN SCALE: 3/8" = 1'-0"40"60" 57 1/4" 94" 163 1/2"12"12"RETURNS: 5" DEEP .040" ALUMINUM COLOR: BLACK FACES: 7328 WHITE ACRYLIC VINYL: 3M RED 3630-33, YELLOW 3630-015, BLACK 3630-22 BACKS: .040" ALUMINUM STOCK WHITE ILLUMINATION: INTERIOR WHITE LEDS POWER SUPPLIES: HOUSED INSIDE WIREWAY MOUNTING: MINIMUM 3/8" X 5" FASTENERS WIREWAY: ALUMINUM - 2" X 7" PAINTED: PTM WALL FACE LIT CHANNEL LETTERS W/ WIREWAY - TYPICAL DETAIL SCALE: NTS TRIM: 1" JEWELITE COLOR: BLACK NEW ELEVATION SCALE: 1/8" = 1'-0" PLEASE VERIFY DIMENSIONS 17'-9"20'-0" 14'-5 3/4"Total area: 16.5 SqFt 16611 West Little York Rd Houston, Texas 77084 Tel: 713•232•0771 www.EzziSigns.com CLIENT ADDRESS DESCRIPTION DRAWING NO. REVISIONS ALL CONCEPTUAL RENDERINGS ARE PROPERTY OF EZZI SIGNS. ANY REPRODUCTION, EXHIBITION OR USE OF THIS DRAWING IS STRICTLY PROHIBITED 2019 EZZI SIGNS. ALL RIGHTS RESERVED© INSTALLATION REQUIREMENTS. THIS SIGN IS TO BE INSTALLED IN ACCORDANCE WITH THE REQUIREMENTS OF ARTICLE 600 OF THE NATIONAL ELECTRIC CODE AND OTHER APPLICABLE LOCAL CODES. THIS INCLUDES PROPER GROUNDING AND BONDING OF THE SIGN. Sign Specifications Interior Exterior S\F D\F Non-Illuminated Illuminated 120 Volts ____ Amps 177 Volts ____ Amps ______________ Amps Marcos Pizza 700 University Dr E College Station, TX 77840 Sign Package EZZI SIGNS 000000-00 R4 - 09.13.19 - DESIGN UPDATE DESIGNER Date: 07.24.19 Ramon Client Approval Landlord Approval Signature: Date: Signature: Date: Page 3 SIGN B QTY:1 PLEASE VERIFY DIMENSIONS CURRENT ELEVATION SCALE: 1/8" = 1'-0" NEW ELEVATION SCALE: 1/8" = 1'-0" SIGN DESIGN SCALE: 3/8" = 1'-0"157"RETURNS: 5" DEEP .040" ALUMINUM COLOR: BLACK FACES: 7328 WHITE ACRYLIC VINYL: 3M RED 3630-33, YELLOW 3630-015, BLACK 3630-22 BACKS: .040" ALUMINUM STOCK WHITE ILLUMINATION: INTERIOR WHITE LEDS POWER SUPPLIES: HOUSED INSIDE WIREWAY MOUNTING: MINIMUM 3/8" X 5" FASTENERS WIREWAY: ALUMINUM - 2" X 6" PAINTED: PTM WALL FACE LIT CHANNEL LETTERS W/ WIREWAY - TYPICAL DETAIL SCALE: NTS TRIM: 1" JEWELITE COLOR: BLACK40"61 1/2"17'-9"20'-0" Maximum Sqft allowed: 20 x 2.5 = 50 sqft 9194.81 mm Total area: 60 SqFt 16611 West Little York Rd Houston, Texas 77084 Tel: 713•232•0771 www.EzziSigns.com CLIENT ADDRESS DESCRIPTION DRAWING NO. REVISIONS ALL CONCEPTUAL RENDERINGS ARE PROPERTY OF EZZI SIGNS. ANY REPRODUCTION, EXHIBITION OR USE OF THIS DRAWING IS STRICTLY PROHIBITED 2019 EZZI SIGNS. ALL RIGHTS RESERVED© INSTALLATION REQUIREMENTS. THIS SIGN IS TO BE INSTALLED IN ACCORDANCE WITH THE REQUIREMENTS OF ARTICLE 600 OF THE NATIONAL ELECTRIC CODE AND OTHER APPLICABLE LOCAL CODES. THIS INCLUDES PROPER GROUNDING AND BONDING OF THE SIGN. Sign Specifications Interior Exterior S\F D\F Non-Illuminated Illuminated 120 Volts ____ Amps 177 Volts ____ Amps ______________ Amps Marcos Pizza 700 University Dr E College Station, TX 77840 Sign Package EZZI SIGNS 000000-00 R4 - 09.13.19 - DESIGN UPDATE DESIGNER Date: 07.24.19 Ramon Client Approval Landlord Approval Signature: Date: Signature: Date: Page 4 100'-0" NEW ELEVATION SCALE: 1/8" = 1'-0"15'-10"FACE LIT CHANNEL LETTERS W/ WIREWAY - TYPICAL DETAIL SCALE: NTS RETURNS: 5" DEEP .040" ALUMINUM COLOR: BLACK FACES: 7328 WHITE ACRYLIC VINYL: 3M RED 3630-33, YELLOW 3630-015, BLACK 3630-22 BACKS: .040" ALUMINUM STOCK WHITE ILLUMINATION: INTERIOR WHITE LEDS POWER SUPPLIES: HOUSED INSIDE WIREWAY MOUNTING: MINIMUM 3/8" X 5" FASTENERS WIREWAY: ALUMINUM - 2" X 7" PAINTED: PTM WALL TRIM: 1" JEWELITE COLOR: BLACK SIGN DESIGN SCALE: 3/8" = 1'-0" 291 1/2"30"18 1/4"SIGN C QTY:1 PLEASE VERIFY DIMENSIONS TENANT 2 TENANT 3 19'-6"30'-0 3/4" Maximum Sqft allowed: 30 x 2.5 = 60 sqft 16611 West Little York Rd Houston, Texas 77084 Tel: 713•232•0771 www.EzziSigns.com CLIENT ADDRESS DESCRIPTION DRAWING NO. REVISIONS ALL CONCEPTUAL RENDERINGS ARE PROPERTY OF EZZI SIGNS. ANY REPRODUCTION, EXHIBITION OR USE OF THIS DRAWING IS STRICTLY PROHIBITED 2019 EZZI SIGNS. ALL RIGHTS RESERVED© INSTALLATION REQUIREMENTS. THIS SIGN IS TO BE INSTALLED IN ACCORDANCE WITH THE REQUIREMENTS OF ARTICLE 600 OF THE NATIONAL ELECTRIC CODE AND OTHER APPLICABLE LOCAL CODES. THIS INCLUDES PROPER GROUNDING AND BONDING OF THE SIGN. Sign Specifications Interior Exterior S\F D\F Non-Illuminated Illuminated 120 Volts ____ Amps 177 Volts ____ Amps ______________ Amps Marcos Pizza 700 University Dr E College Station, TX 77840 Sign Package EZZI SIGNS 000000-00 R4 - 09.13.19 - DESIGN UPDATE DESIGNER Date: 07.24.19 Ramon Client Approval Landlord Approval Signature: Date: Signature: Date: Page 5 SIGN DESIGN SCALE: 3/4" = 1'-0" NEW ACRYLIC PANEL VINYL: DIGITAL PRINT NEW ELEVATION SCALE: X" = 1'-0" SIGN D QTY:2 PLEASE VERIFY DIMENSIONS 12"140"