PRESENTER: Presenter
Applicant: U.S. Signs; Lydell Toye
Owner: Kahlig Enterprises Inc.; DBA Bluebonnet Motors
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SUBJECT: Title
CS25-0351 Public hearing and consideration of a request by U.S. Signs on behalf of Kahlig Enterprises Inc., for an Alternative Sign Plan to allow two freestanding pole signs to deviate from the established sign standards for a property with street frontage along IH-35 and in the C-3 (Commercial District), currently addressed at 1310 IH-35 South.
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BACKGROUND INFORMATION:
Case #: CS25-0351
Applicant: U.S. Signs; Lydell Toye
258 Trade Center Drive
New Braunfels, TX 78130
(830) 629 - 4411 USSignsNB@gmail.com
Owner: Kahlig Enterprises Inc.
351 IH-35 S
New Braunfels, TX 78130
Staff Contact: Colton Barker
(830) 221 - 4274 CBarker@newbraunfels.gov
The subject property is a 9.41-acre property being developed with a new car dealership located along IH-35 at its intersection with South Mesquite Avenue. The property has approximately 531 feet of street frontage along IH-35, approximately 701 feet of street frontage along Business 35, and approximately 625 feet of street frontage along South Mesquite Avenue. The property is zoned “C-3” Commercial District.
The applicant, U.S. Signs, is seeking approval of a proposed Alternative Sign Plan to allow one freestanding electronic-message pole sign and one freestanding IH-35 pole sign to deviate from the sign standards for properties with street frontage along IH-35 and in the C-3 Commercial District. There are currently no freestanding signs on the property.
New Braunfels’ Sign Ordinance allows sign types and sizes based upon zoning district and specific street frontage. The property’s C-3 zoning and frontage along Business 35 and IH-35 set the dimensional standards and allow for alternatives to the proposed pole signs - 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). Newly proposed pole signs along IH-35 are required to adhere to the design standards outlined under Chapter 106-14(b)(3).
The alternative sign plan process is intended to:
1. allow an applicant flexibility in creating alternative signage designs to compliment 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 hardship.
PROPOSAL:
The requested alternative sign plan proposes the following:
One freestanding electronic-message pole sign:
• Overall sign area is approximately 387.5-square-feet
o One ~187.5 square-foot static sign panel, and
o One ~200 square-foot electronic-message center
• Overall sign height of approximately 40-feet, and
• Setback a minimum of 20-ft from property lines
And;
One freestanding IH-35 pole sign:
• Overall sign area is approximately 158.6-square-feet, and
• Overall sign height of approximately 35-feet, and
• Setback a minimum of 20-ft from property lines
The attached site plan shows the proposed freestanding signage to be located along IH-35 outside of internal easements and a minimum of 20 feet from property lines. Staff notes that a minimum required 15-foot setback from the property line shall be maintained, and no signage may block any required clear vision area or be located within any platted easements without authorization from the easement owner.
GENERAL INFORMATION:
The subject property is a single platted lot.
|
IH-35 Frontage: |
Business 35 Frontage: |
S Mesquite Ave Frontage: |
|
~531-feet |
~701-feet |
~625-feet |
Surrounding Zoning and Land Use:
North: C-3 & R-2 - Residential & Commercial (across Business-35)
South: C-3 & C-1 - Commercial (across IH-35)
East: C-3 - Commercial
West: C-3 - Residential & Commercial (across S Mesquite Ave)
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:
• Chapter 106 stipulates that 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.
o The proposed sign is subject to the dimensional standards for electronic-message pole signs, including a more restrictive allowable sign face area identified under Chapter 106-14(a) and other additional restrictions outlined under Chapter 106-14(c). The sign is proposed at a ~287.5% increase from the maximum permittable sign area per code.
• Chapter 106-14(c)(8) stipulates that electronic message signs are prohibited 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 collector, sub-collector, local, or residential streets.
o There are residentially used properties directly across S Mesquite Ave from the subject property.
• 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 two pole signs to be permitted on the 9.4 acre subject property, exceeding the permittable total number of signs allowed when an electronic-message sign is present.
Regarding the proposed IH-35 pole sign:
• Chapter 106-14(b)(3)(d) states properties with IH-35 frontage may have only one pole sign for each 400 feet of frontage and shall be spaced a minimum of 300 feet apart.
o Based on the subject property’s approximate 531 feet of street frontage along IH-35, the property would be not allowed the construction of a second pole sign by right.
Staff recognizes the applicant’s efforts to establish effective signage to represent the development by utilizing the two proposed freestanding pole signs (one being an electronic message sign) that will deviate from the standards that have been set by the Code of Ordinances.
Should the BOA support approval of the proposed alternative sign plan, staff recommends a condition of approval to restrict any additional freestanding signage on the property.
Recommendation
RESOURCE LINKS:
• Chapter 106 Sign Ordinance; <https://library.municode.com/tx/new_braunfels/codes/code_of_ordinances?nodeId=PTIICOOR_CH106SI>