PRESENTER:
presenter
Matthew Simmont, AICP, Planning Manager
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SUBJECT:
Discuss and consider a request for a conditional sign permit to allow one freestanding monument sign in the Neighborhood (Mixed Density) Residential Planning Area of the Veramendi Development on the property addressed at 150 Word Parkway.
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DEPARTMENT: Planning and Development Services
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COUNCIL DISTRICTS IMPACTED: None
BACKGROUND INFORMATION:
Case #: CS23-0179
Applicant: The Sage Group, Inc.
Colin Nichols
865 N. Cowan Ave.
Lewisville, TX 75057
colin.nicholas@nedevelopment.net
Property Owner: CN NB VERAMENDI LP
865 N Cowan Ave
Lewisville, TX 75057
Staff Contact: Colton Barker
(830) 221-4274
cbarker@newbraunfels.gov
The subject property is approximately 13 acres, within Veramendi Sector Plan 2, and is proposed for a high-density residential development within the Neighborhood (Mixed Density) Residential Planning Area of Veramendi. The Veramendi Development & Design Control Document (DDCD) allows permanent on-premises sign types and sizes based on Planning Area designations. The subject property is currently allowed the following signage types by right:
• Flag/Flag Pole
o Maximum area of 40 sq. ft., Maximum height of 25ft., Minimum setback of 5 ft. from property line.
The applicant is requesting similar sign type allowances and standards as the Neighborhood High-Density Residential Planning Area. Properties within the High-Density Residential Planning Area are allowed the following signage types by right:
• Freestanding Monument Sign
o Maximum sign area of 32 sq. ft., Maximum height of 8 ft., Minimum setback of 5 ft. from property line, Maximum number of 1 per street frontage, or;
• Low Profile Pole Sign
o Maximum sign area of 20 sq. ft., Maximum height of 6 ft. tall in height, Minimum setback of 5 ft. from property line, Maximum number of 1 per street frontage.
• Flag/Flag Pole
o Maximum area of 40 sq. ft., Maximum height of 25ft., Minimum setback of 5 ft. from property line.
Surrounding Planning Areas:
North - Regional Park #1
South - Large Format Retail Planning Sub Area
East - Linear Open Space Park #12
West - Across Word Parkway, Mixed Use Employment Planning Sub Area
ISSUE:
The subject property is designated as Neighborhood (Mixed Density) Residential Planning Area. According to the standards set forth by the Veramendi DDCD and Signage Code (Section 33), areas designated as Neighborhood (Mixed Density) Residential Planning Areas are not allowed freestanding signage of any kind by right. The applicant is requesting similar sign allowances and standards as set in the High-Density Residential Planning Area to be utilized for the placement of one freestanding monument sign at 150 Word Parkway to act as an identifier for the planned Legacy at Veramendi multifamily development. Properties designated as High-Density Residential Planning Areas allow freestanding monument signs by right with a maximum sign area of 32 square feet, and a maximum of 8 feet of overall height.
The proposed freestanding monument sign:
• Overall sign face is approximately 43 square-feet.
• Overall sign height of approximately 5 feet.
• Setback of approximately 50 feet from the nearest property line.
The proposed freestanding monument sign totals approximately 43 square feet, exceeding the High-Density Residential Planning Area’s maximum allowable sign area for freestanding monument signs by 11 square feet (134% of the allowed sign area).
The Conditional Sign Permit 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 they would otherwise be allowed; and/or
3. allow additional signage due to unusual constraints associated with the property.
Through this process, City Council can consider such requests within the context of a specific location.
FISCAL IMPACT:
N/A
Recommendation
RECOMMENDATION:
Approval. The proposed freestanding monument sign is appropriate for the intended use of high density multifamily, is allowed by right in other Planning Areas that allow similar uses, and is located approximately 50 feet from the nearest property line. Despite the lack of signage allowance in the Neighborhood (Mixed Density) Residential Planning Area, the purpose of this Planning Area designation includes creating neighborhoods that accommodate a diverse range of housing types, sizes, affordability levels, and opportunities for live-work and to ensure higher densities occur in close proximity to centers and public transit routes. (Veramendi DDCD. Part C-10.2.1)
RESOURCE LINKS:
• Chapter 106 Sign Ordinance, Sec 106-8(d) Conditional Sign Permit <https://library.municode.com/tx/new_braunfels/codes/code_of_ordinances?nodeId=PTIICOOR_CH106SI_S106-8VAAP>
• Veramendi Sector Plan 2 <https://www.newbraunfels.gov/DocumentCenter/View/19634/Sector-Plan-2>
• Veramendi Development & Design Control Document (DDCD) <https://www.newbraunfels.gov/DocumentCenter/View/17409/DDCD-v31-FINAL-low-res>