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HomeMy WebLinkAbout09/16/1997 - Regular Minutes - Zoning Board of AdjustmentsMINUTES Zonin Board of Ad'ustment g J CITY OF COLLEGE STATION, TEXAS September 16, 1997 6:00 P.M. MEMBERS PRESENT: Acting Chairman Blackwelder, Members Wanren, Alexander, Taggart and Alternate Member Happ. (Alternate Member Pyrtle replaced Mr. Taggart after agenda item three.) MEMBERS ABSENT: Chairman Hollas and Alternate Member and Hill. STAFF PRESENT: Senior Planner McCully, Staff Planner Battle, Planning Technician Ruiz and Assistant City Attorney Robinson. AGENDA ITEM NO. 1: Call to order -explanation of functions of the Board. Mr. Blackwelder called the meeting to order and explained the functions of the Board. • AGENDA ITEM N0.2: Approval of minutes from the meeting of August 19,1997. Mr. Alexander moved to approve the minutes from the meeting of August 19, 1997 as written. Mr. Happ seconded the motion which passed unopposed (5 - 0). AGENDA ITEM N0.3: Consideration of a sign variance request at 2501 Texas Avenue South to allow the expansion of an existing low profile sign along Texas Avenue for the Park Place Plaza shopping center on the southeast corner of Texas Avenue and Southwest Parkway. Applicant is Terry Nance for Lack's Stores, Inc. Staff Planner Battle presented the staff report and stated that the applicant is requesting to raise the height of the existing low profile sign on Texas Avenue. This shopping center is zoned C-1 and is permitted the option of one freestanding sign or any number of low profile signs as long as they are 150' apart. This shopping center chose the low profile option and currently has three low profile signs along Texas Ave. and one on Southwest Parkway. Section 9 of the Zoning Ordinance defines a low profile sign as one "which does not exceed 60 SF in area and 4 feet in height." The applicant wishes to raise the height of the sign to 8'. Therefore the applicant is requesting a variance of 4' (100%). The applicant has not stated any special conditions for this request. However, the applicant feels that the existing signage is inadequate and its visibility is reduced due to its size and the speed of traffic on Texas Ave. The applicant also states that a larger sign would improve traffic flow into the parking lot and safety. The following alternatives have been identified: 1. The shopping center could choose to install one freestanding sign instead of the current low profile signs. • 2. Traffic control signs could be installed to better manage traffic flow in and out of the parking lot. Mr. Blackwelder opened the public hearing. • Applicant Terry Nance of Lack's Stores approached the Boazd and was sworn in by Mr. Blackwelder. He explained that the sign variance is needed in order to be visible to southbound traffic on Texas Avenue to allow them time to switch lanes and enter the site. A larger sign will be more readily identifiable to traffic at the intersection and will allow for safer ingress into the shopping center. Mr. Nance stated that the owner of the center is allowing them to pursue the vanance option as long as they do not prohibit them from placing other signs on the property. Mr. Blackwelder closed the public hearing. Mr. Happ expressed concern that if a variance is granted for this user, other businesses in the azea will request sign variances. This particular request is to double the size of the existing sign. Ms. Warren moved to deny a variance to the sign regulations from the terms of this ordinance as it will be contrary to the public interest, due to the lack of unique special conditions not generally found within the City and because a strict enforcement of the provisions of the Ordinance would not result in substantial hardship to this applicant, and such that the spirit and intent of this ordinance shall be preserved and the general interest of the public and the applicant served. Mr. Taggart seconded the motion. Mr. Taggart stated that he understands the applicant's concerns; however, the ordinance was created to prevent the proliferation of signage. The visual clutter may actually create a traffic hazard instead of helping the problem. Other merchants in the azea aze under the same sign restrictions. The applicant can work with the landlord and resolve the situation for the entire shopping center. The motion passed unopposed (5 - 0). • Mr. Taggart explained that he would not be able to consider the next variance request due to a conflict of interest and excused himself from the remainder of the meeting. Alternate Member Pyrtle served in his place. AGENDA ITEM N0.4: Consideration of a sign variance request at 2405 Tezas Avenue south to allow the expansion and relocation of the two existing low profile signs along Texas Avenue for the Compass Bank building in the northeast quadrant of Tezas Avenue and Southwest Parkway. Applicant is Compass Bank. Staff Planner Battle presented the staff report and stated that the applicant wants to replace the two existing low profile signs on Texas Ave. with larger signs and move them closer to the street. This property is zoned C-1 and is permitted the option of one freestanding sign or any number of low profile signs as long as they are 150' apart. This property chose the low profile option and currently has two low profile signs along Texas Ave. Section 9 of the Zoning Ordinance defines a low profile sign as one "which does not exceed 60 SF in area and 4 feet in height." The applicant wishes to rase the height of the signs to 6'6" and increase the size to approximately 72 SF. Therefore the applicant is requesting a variance of 2'6" (62.5%) to the height and 12 SF. (20%) to the size of both signs. The applicant states several "line of site" problems with the current signs due to existing trees, parked cars, the neighboring sign on the south side, and a small rise in elevation on the north side. The applicant states that the existing signs have low visibility. The following alternatives have been identified: 1. The existing low profile signs could be moved to the locations proposed without a variance (if placed in the noted easement, they may require approval of the City Engineer). The existing low profile signs are only required to be 10 ft. from the • R.O.W. (property line). This would put them in front of the existing trees and pazked cars. They are currently more than 30 ft. from the R.O.W. ZBA Minutes September 16, 1997 Page 2 of 3 2. The property could choose to install one freestanding sign instead of the current low profile signs. A sign up to 8 ft. high (including one of the proposed "B 1" signs) could be placed 15 ft. from the edge of the pavement. This would be m front of the existing trees (between the property line and the easement). Staff Planner Battle stated that it should also be noted that current plans for widening Texas Avenue in this azea include TXDOT acquisition of additional R.O.W. u- front of this property. Although these plans may still change, it is estimated that the R.O.W. will be extended 12-14 ft. The property owner is not obligated to meet the proposed R.O.W. line. Any signs located in newly acquired R.O.W. would probably be required by TXDOT to be moved. At this time, the applicant only has to meet requirements for the existing conditions. Mr. Blackwelder opened the public hearing. Applicant Jerry Fox approached the Boazd and was sworn in by Mr. Blackwelder. He stated that the limitation to the existing signage is a row of trees along Texas Avenue that sepazates the two signs. The signs can be moved closer to the road; however, the visibility is blocked by the trees. If a freestanding sign is installed, it could cause some sight distance problems. When the Highway Department purchases more right-of--way, the signs will have to be moved again. The variance is being requested to come up v~nth a more permanent solution that takes into account the widening of Texas Avenue and the existing vegetation. Mr. Blackwelder closed the public hearing. Ms. Warren moved to deny a variance to the sign regulations from the terms of this ordinance as it will be contrary to the public interest, due to the lack of unique special conditions not generally found within the City and because a strict enforcement of the provisions of the Ordinance would not result in substantial hazdship to this applicant, and such that the spirit and intent of this • ordinance shall be preserved and the general interest of the public and the applicant served. Mr. Happ seconded the motion. Mr. Pyrtle expressed concern that there it not a real hardship in this particulaz case that would warrant a variance. Ms. Warren stated that there are other alternatives available to the applicant and the request does not meet the spirit of the ordinance. The motion passed unopposed (5 - 0). AGENDA ITEM NO. S: Other business. There was no other business. AGENDA ITEM N0.6: Adjourn. Mr. Alexander moved to adjourn the meeting of the Zoning Board of Adjustment. Mr. Pyrtle seconded the motion which passed unopposed (5 - 0). T: • Tanning Technician, Natalie Ruiz ~c APP~~D: ~~1~/~ --Chairman, Stephen Hollas ZBA Minutes September 16, 1997 Page 3 of 3 • • • Zoning Board of Adjustment Guest Register Date Name Address 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25.