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HomeMy WebLinkAbout12/19/1995 - Regular Minutes - Zoning Board of Adjustments (2)MINUTES Zoning Board of Adjustment CITY OF COLLEGE STATION, TEXAS December 19, 1995 7:00 P.M. MEMBERS PRESENT: Chairman Birdwell and Members Rife, Poston, Hollas and Alternate Member Alexander. MEMBERS ABSENT: Member Sawtelle and Alternate Members Ochoa and Blackwelder. STAFF PRESENT: Staff Planner Dunn, Planning Technician Thomas, and Assistant City Attorney Shively. AGENDA ITEM NO. 1: Call to order -explanation of functions of the Board. Chairman Birdwell called the meeting to order. AGENDA ITEM N0.2: Approval of minutes from the meeting of November 21, 1995. Mr. Hollas moved to approve the minutes from the meeting of November 21, 1995 as written. Mr. Alexander seconded the motion which passed unopposed (5 - 0). AGENDA ITEM N0.3: Consideration of a sign variance request to allow a second freestanding sign along Tarrow for the Village Shopping Center located on the southeast corner of Tarrow and University Drive, 702 University Drive East, lot C of the University Park East Subdivision. Staff Planner Dunn presented the staff report and stated that the City views Blockbuster, the shopping center and the three office buildings in the rear as a single building plot, where access, parking and signage is shared. Only one freestanding sign is permitted for these two lots (A & C). The existing sign is located on University Drive, and has reached its maximum square footage (as per a previous variance). The applicant is proposing to erect an additional freestanding sign for the three office buildings which are located behind the shopping center and are visible and accessible only from Tarrow Street. The proposed location would be outside of the Overlay District, and would be exempt from the additional sign requirements relating to aesthetics. Incidentally, the proposed sign meets the specifications for a low profile sign. However, since there is an existing freestanding sign, the proposed sign is also classified as an additional freestanding sign, which requires a variance. The primary special condition offered is the lack of visibility of the three office buildings from University Drive. The applicant states that the buildings are not connected to the rest of the shopping center and are accessed only from Tarrow. The shopping center, Blockbuster Video and the Golden Corral hide the office buildings from view from University Drive. The original plat of the development showed a smaller corner tract where the restaurant is now, and more frontage along University Drive for the remaining commercial center. In 1983, the property was replatted to allow an additional pad site on University, thereby further restricting visibility. The lower elevation of the shopping center and office buildings is also offered as a special condition not generally found within the city. The applicant feels that inadequate signage or lack thereof, along Tarrow is a hardship in that it confuses the patrons as to the identity of the office buildings and tenants. The following alternatives have been identified: • (1) Erect a smaller directional traffic control sign at Tarrow. Traffic control signs do not require a permit, and are allowed a maximum 3 square feet with 1.5 square feet usable for copy or logo. One traffic control sign is allowed per curb cut, with a maximum height of 4', and a minimum setback of 4' from the curb. This option is not desired by the applicant because a larger area is needed to display approximately six businesses. (2) Attach the sign to the office buildings. Any number of attached signs are allowed under C-B sign regulations. The applicant makes the case that a low profile or freestanding sign is much more aesthetically appealing and would have less visual impact on the adjacent residential area than several large attached signs. (3) Remove the existing sign and install several low profile signs throughout the property as allowed by the Zoning Ordinance. Staff Planner Dunn stated that on February 1, 1994, the Board granted a variance to add 65 square feet to the area of the existing sign located along University Drive. The case had to do with an agreement between the owner of the shopping center and Blockbuster Video over the use of the sign area. The variance was granted with the condition that the height of the existing sign remain the same, and that at least 1' of landscaping surround the base of the sign. Approximately twelve surrounding property owners were notified with two tenants responding in favor of the variance request. Chairman Birdwell opened the public hearing. Representative of the applicant, John Clarke of 504 Crescent in Bryan approached the Board and was sworn in by Chairman Birdwell. He stated that there is currently a problem with identifying the office buildings to the rear of the shopping center to both patrons and delivery services. The proposed low • profile sign is to direct traffic from Tarrow to these office buildings. The sign will be brick and match the existing architecture of the building. The shopping center has 650' of frontage along Tarrow so there will not be a problem with "clutter". Mr. Clarke concluded that the proposed sign will not be detrimental to the area and meets the intent of the Zoning Ordinance. Caroline Denoon of Intelliquest, Inc., a tenant of the office building in question, approached the Board and stated that she has experienced problems with deliveries because people cannot find their offices. She stated that the proposed signage will help attract traffic along Tarrow that are looking for offices in that general area. Chairman Birdwell closed the public hearing. Mr. Rife stated that he sees two alternatives that would work in this case. One is to attach signage to the building and another is to install traffic directional signs. There does not seem to be a special condition in this case. The problem is that the office buildings are hidden behind an existing building. Mr. Hollas stated that those two alternatives are acceptable; however, if the variance is granted, the intent of the ordinance will be preserved. He stated that the Board is having to deal with a property that has gone through foreclosure and rectify a problem created by the Resolution Trust Corporation. Mr. Hollas moved to authorize a variance to the sign regulations from the terms of this ordinance as it will not be contrary to the public interest due to the following unique special conditions not generally found within the City: that the office building is located behind the retail center and there is poor visibility of the office; and because a strict enforcement of the provisions of the ordinance would result in substantial hardship to this applicant being: confusion and poor traffic flow; and such that the spirit and intent of this ordinance shall be preserved and the general interests of the public and applicant served, subject to the following limitations: that the sign be limited to 3' x 9' as proposed. Ms. Poston seconded the motion which passed • (4 - 1); Mr. Rife voted in opposition to the motion. Zoning Board of Adjustment December 19, 1995 Page 2 of 3 AGENDA ITEM N0.3: Other business. • There was no other business. ~/ AGENDA ITEM NO. 4: Adjourn. ~e~"" Mr. Rife moved to adjourn the meeting of the~Zoning Board of Adjustment. Mr. Hollas seconded the motion which passed unopposed (5 - 0). APPROVED• airman, is Bi well AT Pla 'ng Tec ician, Natalie Thomas • • Zoning Board of Adjustment December 19, 1995 Page 3 of 3 • ZONING BOARD OF~ADJUSTMENT FORMAT FOR POSITIVE MOTION Variance to Sign Regulations: From Section 12, Ordinance Number 1638. I move to authorize a variance to the sign regulations from the terms of this ordinance as it will not be contrary to the public interest due to the following unique special conditions not generally found within the City: ~~ - ~ ~~ ~ . a ~ ~ ~.r=~- and because a strict enforcement of the provisions of the ordinance would result in substantial hardship to this applicant being: ~ - • and such that the spirit and intent of this ordinance shall be preserved and the general interests of the public and applicant served, subject to the following limitations: Motion made by Motion Seconded by ~ Voting Results , Chair Signature Date SRP1638.DOC i• • • Zoning Board of Adjustment Guest Register _ Date ~7T1~~~ Name Address 1. ,1~.~~~I~~.~~~~ 7oz~~~cv~rs(~ ~.S~e-.(UZ~ CS77g4~ 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25.