PRESENTER: Presenter
Applicant/Owner: New Braunfels Independent School District
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SUBJECT: Title
CS26-0073 Public hearing and consideration of a request by New Braunfels Independent School District (NBISD) for an Alternative Sign Plan to allow one freestanding electronic-message pole sign to deviate from the established sign standards for property within the C-1B (General Business District), currently addressed at 4150 Klein Meadows.
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BACKGROUND INFORMATION:
Case #: CS26-0073
Applicant/Owner: New Braunfels Independent School District
1000 N. Walnut Ave
New Braunfels, TX 78130
Brian McKinney (830) 327 - 6970 brianmckinney@nbisd.org
Rebecca Villarreal (830) 627 - 6978 rmvillarreal@nbisd.org
Staff Contact: Colton Barker
(830) 221 - 4274 CBarker@newbraunfels.gov
The 106.42-acre subject property is developed as Long Creek High School, located along West Klein Road just south of the intersection of Klein Meadows and Legend Pass. The property has approximately 1,570 feet of street frontage along West Klein Road, approximately 2,398 feet of street frontage along Klein Meadows, and approximately 2,170 feet of street frontage along West Zipp Road. The property is zoned “C-1B” General Business District.
The applicant, New Braunfels Independent School District (NBISD), is seeking approval of a proposed Alternative Sign Plan to allow one freestanding electronic-message pole sign to deviate from the sign standards for properties within the C-1B General Business District. There is currently one freestanding monument sign located near the front entrance of the school (approximately 5 feet tall and 120 square feet in sign area).
New Braunfels’ Sign Ordinance allows sign types and sizes based upon zoning district and specific street frontage. The property’s C-1B zoning establishes applicable dimensional standards and allows for alternatives to the proposed freestanding electronic-message pole sign - listed in the attached comparison chart.
Newly proposed electronic-message signs are required to adhere to the design standards outlined under Chapter 106-14(c).
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 Board of Adjustment can consider such requests within the context of a specific location and approval may be granted without the identification of a physical hardship.
PROPOSAL:
The requested alternative sign plan proposes the following:
One freestanding electronic-message pole sign:
• Overall sign area is approximately 63.88 square-feet
o One ~25.75 square-foot static sign panel, and
o One ~37.91 square-foot electronic-message center
• Overall sign height of approximately 15.58 feet, and
• Setback ~103 feet from property lines and ~160 feet from nearby residential property.
The attached site plan shows the proposed freestanding signage to be located along Klein Meadows (a Collector roadway) outside of internal easements and setback approximately 103 feet from the property line. Staff notes that the city codes require a minimum 15-foot setback from the property line, and that no signage may block any required clear vision area or be located within any platted easements without authorization from the easement owner.
The proposed sign appears to be dimensionally similar to the electronic message pole sign located at New Braunfels High School.
GENERAL INFORMATION:
The subject property is a single platted lot with the following street frontages:
• W Klein Road: ~1,600 feet
• Klein Meadows: ~2,400 feet
• W Zipp Road: ~2,200 feet
• Total Street Frontage: ~6,100 feet
Surrounding Zoning and Land Use:
Northeast: Legend Pond Planned Development (PD) - Residential
Southwest: C-1B - Zipp Sports Park
East: ZH-A - Residential
STAFF RECOMENDATION:
The proposed alternative sign plan conflicts with the New Braunfels Sign Code in the following ways:
Regarding the proposed freestanding electronic-message pole sign:
• Sign Area - Under Chapter 106 the presence of the electronic-message panel classifies the entire sign as an electronic-message sign, not a combination of separate static and electronic components and thus separate sign area allowances.
o As a result, the sign is subject to the more restrictive dimensional standards for electronic-message pole signs, including smaller allowable sign face area identified under Chapter 106-14(a) and other additional standards outlined under Chapter 106-14(c).
o Electronic-message pole signs located within the C-1B zoning district are allowed a maximum overall sign area of 20 square feet. The sign is proposed at ~63.66 square feet, a ~218.3% increase from the maximum permittable sign area per code.
• Sign Height - Chapter 106-14(a) establishes the maximum permittable overall height for electronic-message pole signs located within the C-1B zoning district to 10 feet. The sign is proposed at a height of 15.58 feet, a 55.8% increase from the maximum sign height per code.
• Sign Location - Chapter 106-14(c)(8) stipulates that electronic message signs are not allowed within 150 feet of any property zoned or used for residential purposes. Such signs shall not be oriented or constructed in a manner that directs, emits, or reflects light toward residential areas. Additionally, electronic message signs are not permitted on collectors, sub-collectors, local, or residential streets.
o There are residentially used properties directly across Klein Meadows and West Zipp Road from the subject property.
• Maximum Number of Signs - Chapter 106-14(c)(4) states the maximum number of electronic signs shall be limited to one per platted lot, and that no other on-premises freestanding signs shall be permitted.
o The alternative sign plan proposes a single electronic-message pole sign to be permitted on the subject property in addition to an existing monument sign already located on the property. This would exceed the maximum number of signs permittable when an electronic-message sign is present.
Staff recommends approval and recognizes the applicant’s efforts to establish effective signage to represent the high school by utilizing the proposed freestanding electronic-message pole sign that would deviate from the standards that have been established by the Code of Ordinances.
Should the BOA approve the proposed alternative sign plan, staff recommends the following conditions:
1. No additional freestanding signage on the property is allowed.
2. The proposed electronic-message pole sign must conform with the updated sign display standards introduced in Article 7.3.6 of the DRAFT Land Development Ordinance (LDO).
a. 7.3.6C3 - Display Standards
b. 7.3.6C4 - Display Time and Transitions
c. 7.3.6C5 - Display Brightness
d. 7.3.6C6 - Display Technology
Recommendation
RESOURCE LINKS:
• Chapter 106 Sign Ordinance; <https://library.municode.com/tx/new_braunfels/codes/code_of_ordinances?nodeId=PTIICOOR_CH106SI>