PRESENTER: Presenter
Applicant: Apex Sign Group, Greg Burkett
Owner: HW Pecan Crossing, LLC and Peregrine Schertz Holdings, LLC
Body
SUBJECT: Title
CS24-0278 Hold a public hearing and consider a request for a proposed alternative sign plan to allow one freestanding multi-tenant pole sign and two freestanding monument signs to deviate from the established sign standards for properties with street frontage along FM 725 and in the C-1A Neighborhood Business District, currently addressed at 2025 FM 725 & 167 Pecan Bluff.
BACKGROUND INFORMATION:
Case #: CS24-0278
Applicant: Apex Sign Group
Greg Burkett
7208 S.W.W. White Rd
San Antonio, TX 77222
(210) 260 - 8448 greg.burkett@apexsigngroup.com
Staff Contact: Colton Barker
(830) 221 - 4274 CBarker@newbraunfels.gov
The subject property is a 4.405-acre planned commercial development, to be comprised of three platted lots located immediately southeast of the intersection of County Line Rd and FM 725 (See attached aerial map). The three-lot development will collectively share approximately 240-feet of street frontage along County Line Rd, approximately 306-feet of street frontage along Pecan Bluff, and approximately 713-feet of street frontage along FM 725. Most of the property is zoned “C-1A” Neighborhood Business District, while a portion of the property adjacent to the Pecan Crossing Subdivision is zoned “R-1A-6.6r79” Single-Family District.
The applicant, Apex Sign Group is seeking the approval of a proposed alternative sign plan to allow one freestanding multi-tenant pole sign and two freestanding monument signs to deviate from the established sign standards for properties with street frontage along FM 725 and in the C-1A Neighborhood Business District. There is currently no other freestanding signage being proposed with development of the property.
New Braunfels’ Sign Ordinance allows sign types and sizes based upon the zoning district and specific street frontage. The property’s C-1A zoning and frontage along FM 725 allow for alternatives to the proposed freestanding multi-tenant high profile pole sign and the two proposed monument signs - listed below and in the attached comparison chart.
Signage options by right for each lot within the 3-lot commercial development are described below:
As the subject property has street frontage along FM 725 the following 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 is 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 property’s cumulative street frontage along FM 725 of approximately 713-feet, two high-profile monument style signs, each with a maximum area of 225-square-feet, and a maximum height of 28-feet, would be permissible under the current sign code, provided all the development standards for high-profile monument signs under Chapter 106-14(b)(5) are met. Under the current sign code, the development is also entitled to construction of other freestanding signage including a mix of smaller monument signs in accordance with the requirements of Chapter 106-14. Considering the development as a whole, with approximately 1259-feet of cumulative street frontage for the project, four monument signs, each with a maximum sign area of 60-square-feet and a maximum height of 10-feet, would be permissible under the current sign code.
Under the current sign code, the subject property by right could install two large high-profile monument signs and four smaller monument signs at the above sizes and heights within the development. The applicant is instead proposing a single large multitenant sign and two smaller monument signs in lieu of pursuing the above permissible signage options.
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 by the Board without identification of a hardship.
There has only been one other conditional sign permit approved in the area, CS-15-002 at 2240 FM 725, roughly 900-feet south of the proposed development at Pecan Crossing.
PROPOSAL:
The proposed alternative sign plan would reduce the overall quantity of freestanding signage for the development while requesting freestanding signage allowances that would otherwise not comply with the current sign code. The development will be comprised of three individual lots, with sign A proposed to be located on Lot 1, sign B proposed to be located on Lot 2, and sign C proposed to be located on Lot 3. The applicant’s request for a multi-tenant sign to be located on Lot 1 includes ten tenant cabinets available for use from businesses that will occupy the development.
The proposed (one) freestanding multi-tenant high-profile pole sign (Sign A):
• Overall sign area is approximately 241 square-feet (~49 square-feet per larger tenant, 2 large tenants proposed, and ~8 square-feet per smaller tenant, 8 tenants proposed, and ~54 square-feet for the single development identifier at the top of the sign), and
• Overall sign height of approximately 35 feet, and
The proposed (two) freestanding monument signs (Signs B & C):
• Overall sign area is approximately 120 square-feet (~60-square-feet per tenant), and
• Overall sign height of approximately 10 feet
The attached site plan shows the proposed freestanding signage to be located within an internal 20ft utility easement. The applicant states the proposed location of all freestanding signage may vary pending easement encroachment agreements with NBU. If an approved easement encroachment agreement from NBU is not obtained, the applicant states all proposed signage will be located outside of the 20ft utility easement. Staff notes that a minimum 5ft setback from the property line shall be maintained in all scenarios, and no signage may block any required sight triangle.
Header
GENERAL INFORMAION:
Currently the subject property remains a single lot. A final plat dividing the property into three separate lots has been approved by the City under the name Pecan Crossing Commercial but has not yet been recorded.
Size:
Development Area:
Lot 1: 1.073 acres
Lot 2: 1.928 acres
Lot 3: 1.404 acres
Development Total: 4.405 acres
Development Depth:
~ 300-feet
FM 725 Frontage:
Lot 1: ~ 153-feet
Lot 2: ~ 335-feet
Lot 3: ~ 225-feet
Development Total: ~ 713-feet
Surrounding Zoning and Land Use:
North - Across County Line Rd, M-2 / undeveloped and industrial
South - R-1 and R-1A-6.6 / Single-family residential
East - R-1A-6.6 / Single-family residential
West - Across FM 725, R-1, C-1, C-1B/ Single-family residential and undeveloped commercial
Body
NEARBY SIGN HEIGHTS:
Sign Location Sign Type Approx. Height
Courtyard Plaza Multi-tenant 30 feet
County Line Plaza Multi-tenant 28 feet
The Crossing at 725 Multi-tenant 28 feet
Park View Electronic Multi-tenant 20 feet
H2aut0 Car Wash Pole 18 feet
Cici’s Pizza Pole 30 feet
Jiffy Lube Pole 48 feet
Walgreen’s Monument 28 feet
STAFF RECCOMENDATION:
Staff supports the allowance of the proposed multi-tenant high-profile pole sign and two monument signs for the development to minimize overall sign clutter in the area. The subject property is located at the intersection of a Principal Arterial (FM 725) and a Minor Arterial (E County Line Rd) and will experience an increase in activity once developed. Having a single slightly larger multi-tenant sign and only two monument signs could aid in property identification and wayfinding as opposed to a multitude of other freestanding signage throughout the development.
Sign A is considered a high-profile pole sign, and under the current sign code these signs are only allowed on properties with street frontage along IH 35. The subject property does not have any street frontage along IH 35 and therefore is not allowed the high-profile pole sign type by right. The property could construct two high-profile monument signs by right at 225 maximum area and 28 feet in height. Sign A is proposed to be approximately 240-square-feet in area and 35-feet in height, resulting in a ~7% increase in area, and a 25% increase in maximum height from what is allowed under the current sign code.
Signs B & C are considered monument signs, the area of which is calculated to be inclusive of the entire monument sign structure under Chapter106-15(1)(d). Properties with street frontage along FM 725 are allowed 1 monument sign per 300-feet of street frontage at a maximum area of 60-square-feet and a maximum height of 10-feet for each. Signs B & C are proposed to have a sign area of 120-square-feet and a height of 10-feet, a 100% increase in sign area, while complying with the maximum height allowed by the current sign code.
The cumulative sign area of the proposed alternative sign plan, inclusive of proposed signs A, B, & C, is approximately 480-square-feet. Additionally, the maximum height of proposed sign A is 35-feet, while proposed signs B & C would not exceed a height of 10-feet.
Staff recognizes the applicant’s efforts to reduce overall sign clutter in the area by utilizing a multi-tenant sign large enough to encompass the number of expected tenants. Staff recommends approval of the alternative sign plan, as full utilization of the sign allowances for this development under Chapter 106 could result in increased sign clutter in the area. Multi-tenant signs are encouraged in New Braunfels for this reason, and the three proposed signs, while exceeding the allowances of the current sign code, would result in a more aesthetic development with less signage overall on site. Proposed signage must still comply with the sign lighting standards of Chapter 106-12 so as to reduce the impact on neighboring residents.
Staff recommends approval of the request with the following condition:
1. No other freestanding signage requiring a permit will be allowed on the property.
Recommendation
RESOURCE LINKS:
• Chapter 106 Sign Ordinance
<https://library.municode.com/tx/new_braunfels/codes/code_of_ordinances?nodeId=PTIICOOR_CH106SI>