PRESENTER: Presenter
Applicant: Executive Signs Enterprises, Inc.
Owner: The First National Bank of Sonora
Body
SUBJECT: Title
CS25-0313 Public hearing and consideration of a request by Executive Signs Enterprises, Inc. on behalf of The First National Bank of Sonora, for an alternative sign plan to allow one freestanding multi-tenant high-profile monument sign to deviate from the established sign standards for properties with street frontage along SH-46 and in the C-1B (General Business District), currently addressed at 1317U SH-46 South
BACKGROUND INFORMATION:
Case #: CS25-0313
Applicant: Executive Signs Enterprises, Inc.
5621 Central Texas Dr.
San Marcos, TX 78666
(512) 292 - 9939 Permits@ExecutiveSigns.com
Owner: The First National Bank of Sonora
102 Main Street
Sonora, TX 76950
Info@SonoraBank.com
Staff Contact: Colton Barker
(830) 221 - 4274 CBarker@newbraunfels.gov
The subject property is a 5.52-acre commercial development, comprised of four platted lots along the northeast side of SH-46 between its intersection with Saengerhalle Road and Cap Rock Trail. Anchored by a recently constructed branch of Sonora Bank, the four-lot development collectively shares approximately 520 feet of street frontage along SH-46, approximately 470 feet of street frontage along Saengerhalle Road, and approximately 360 feet of street frontage along Cap Rock Trail. The property is zoned “C-1B” General Business District and is located within the Horizontal Zone of the Airport Hazard Overlay zoning district.
The applicant, Executive Signs Enterprises Inc., is seeking approval of a proposed alternative sign plan to allow one freestanding multi-tenant high-profile monument sign to deviate from the sign standards for properties with street frontage along SH-46 and in the C-1B General Business District.
There is currently one freestanding monument sign located on Lot 1 of the development. That sign received variance approval from the Board of Adjustment (BOA) on February 22, 2024 (ZB24-0004) and was permitted to exceed the overall sign area allowed for freestanding monument signs along SH-46. Currently no other freestanding signage is being proposed with development of the property.
New Braunfels’ Sign Ordinance allows sign types and sizes based upon zoning district and specific street frontage. The property’s C-1B zoning and frontage along SH-46 allow for alternatives to the proposed freestanding multi-tenant high profile monument sign by right - listed below and in the attached comparison chart.
The existing C-1B zoning of the subject property allows the following freestanding signage options per lot:
• 1 Freestanding Monument Sign per 300 feet of frontage
o Max area 48-square-feet, max height 10-feet, min setback 5-feet OR;
• 1 Low Profile Pole Sign per 300 feet of frontage
o Max area 20-square-feet, max height 10-feet, min setback 5-feet OR;
• 1 Electronic Message Monument Sign in lieu of any other signage
o Max area 48-square-feet, max height 10-feet, min setback 15-feet OR;
• 1 Electronic Message Pole Sign in lieu of any other signage
o Max area 20-square-feet, max height 10-feet, min setback 15-feet
As the subject property has street frontage along SH-46 the following additional freestanding signage options are available per lot:
• 1 Freestanding Monument Sign per 300ft of frontage
o Max area 60-square-feet, max height 10-feet, min setback 5-feet OR;
• 1 Freestanding High Profile Monument Sign per 300ft of frontage, 300ft of frontage minimum required
o Max area 225-square-feet, max height 28-feet, min setback 5-feet OR;
• 1 Electronic Message Monument Sign in lieu of any other signage
o Max area 60-square-feet, max height 10-feet, min setback 15-feet OR;
• 1 Electronic Message High Profile Monument Sign in lieu of any other signage
o Max area 200-square-feet (maximum 100-square-feet per sign face), max height 28-feet, min setback 15-feet
Based on the development’s cumulative street frontage along SH-46 (approximately 520-feet), one high-profile monument sign with a maximum area of 225 square-feet and a maximum height of 28 feet is allowed. The high-profile monument sign available to the development by right is allowed as a multitenant sign. The development does not have enough street frontage along SH-46 to allow for a second free standing high-profile monument sign. A minimum of 600 feet of street frontage along SH-46 would be required to a permit a second freestanding high profile monument sign.
The development could install one freestanding multi-tenant high-profile monument sign and a mix of up to four smaller freestanding multi-tenant monument/pole signs within the development based upon the property’s cumulative street frontage. The applicant is instead proposing a single, larger freestanding multi-tenant high-profile monument sign in lieu of pursuing the above permissible signage options as well as any additional freestanding signage in the future.
The alternative sign plan process is intended to:
1. allow an applicant flexibility in creating alternative signage designs to complement a development’s unique characteristics;
2. increase sign area and/or height in lieu of multiple signs that would otherwise be allowed; and/or
3. allow additional signage due to unusual constraints associated with the property.
Through this process, the BOA can consider such requests within the context of a specific location and approval may be granted without the identification of a hardship.
PROPOSAL:
The proposed alternative sign plan offers to reduce the overall quantity of freestanding signage for the development while seeking approval for a high-profile multi-tenant monument sign that would otherwise not comply with height and sign area standards. The development is comprised of four individual lots, with the proposed high-profile multi-tenant monument sign proposed to be located on Lot 2, the existing freestanding monument sign approved under variance ZB24-0004 to remain on Lot 1, and no other freestanding signage being proposed within the development as part of the alternative sign plan proposal. The proposed sign will consist of eight tenant cabinets to be available for use from businesses that will occupy the development, while advertising the development itself at the top.
The proposed freestanding high-profile multi-tenant monument sign:
• Overall sign area is approximately 437.96 square-feet (~63% increase from maximum permittable sign area per code)
o (~36 square-feet per tenant space, and ~54 square-feet for the single development identifier at the top of the sign), and
• Overall sign height of approximately 36.5 feet (~26% increase from maximum permittable overall height per code), and
• No other freestanding signage to be allowed for the development
The attached site plan shows the proposed freestanding signage to be located outside of internal easements, approximately 35 feet from the property line. Staff notes that a minimum required 5-foot setback from the property line shall be maintained, and no signage may block any required clear vision area.
Header
GENERAL INFORMATION:
Currently the subject property is comprised of four separate platted lots but functions as a single cohesive development.
Development Area:
Lot 1: 1.63 acres
Lot 2: 1.64 acres
Lot 3: 1.23 acres
Lot 901: 0.97 acres
Development Total: 5.52 acres
SH-46 Frontage:
Lot 1: ~ 277 feet
Lot 2: ~ 243 feet
Lot 3: 0 feet
Lot 901: 0 feet
Development Total: ~ 520 feet
Surrounding Zoning and Land Use:
North: R-1A-6.6 AH & C-1B AH - Residential & Commercial
South: R-2 AH - Residential (across SH-46)
East: R-1A-6.6 AH & C-1B AH - Residential & Commercial (across Cap Rock Trail)
West: R-1A-6.6 AH & C-1B AH - Residential & Vacant Commercial (across Saengerhalle Rd)
STAFF RECCOMENDATION:
Staff recognizes the applicant’s efforts to establish effective signage to represent the development and its future tenants by utilizing the proposed multi-tenant high-profile monument sign that exceeds the maximum allowed sign area and overall height established by current code. Staff supports the allowance of a single multi-tenant high-profile monument sign to reduce the overall quantity of potential signage at the site, and to promote effective wayfinding and advertising for the development, however the proposed sign area and sign height substantially exceed what is allow by current code.
Staff notes that the development is currently allowed a single freestanding multi-tenant high-profile monument sign at a maximum overall height of 28 feet and a maximum overall sign area of 225 square feet.
Should the BOA support approval of an alternative sign plan, staff recommends reduction of area and height of the sign from what is proposed, to not exceed 32 feet in overall height, nor 275 square-feet in sign copy area, in order to better align with the City’s current sign code and the anticipated changes proposed as part of the Land Development Ordinance (LDO). The reduced sign area and height would grant a relative increase in permittable sign dimensions in consideration of the circumstances of the property and the applicant proposed condition to install no additional freestanding signage within the development.
Recommendation
RESOURCE LINKS:
• Chapter 106 Sign Ordinance
<https://library.municode.com/tx/new_braunfels/codes/code_of_ordinances?nodeId=PTIICOOR_CH106SI>