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 one freestanding electronic-message pole sign to deviate from the established sign standards for properties 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 developing commercial property located along the east side of S Mesquite Drive between its intersection with Business-35 and IH-35. 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 S Mesquite Avenue. The property is zoned “C-3” Commercial District and is developing into a new location for Bluebonnet Motors.
The applicant, U.S. Signs, 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 with street frontage along IH-35 and in the C-3 Commercial District. There are currently no freestanding signs located on the property and no other freestanding signage is currently 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-3 zoning and frontage along Business-35 and IH-35 allow for alternatives to the proposed freestanding electronic-message sign by right - listed below and in the attached comparison chart.
The existing C-3 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 freestanding 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 freestanding signage
o Max area 20-square-feet, max height 10-feet, min setback 15-feet
As the subject property has street frontage along Business-35 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 freestanding 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 freestanding signage
o Max area 200-square-feet (maximum 100-square-feet per sign face), max height 28-feet, min setback 15-feet
As the subject property has street frontage along IH-35 the following additional freestanding signage options are available per lot:
• 1 Freestanding Pole Sign per 400ft of frontage
o Max area 400-square-feet, max height 40-feet, min setback 5-feet OR;
• 1 Electronic Message Monument Sign in lieu of any other freestanding signage
o Max area 200-square-feet (maximum 100-square-feet per sign face), max height 40-feet, min setback 15-feet OR;
• 1 Electronic Message Pole Sign in lieu of any other freestanding signage
o Max area 200-square-feet (maximum 100-square-feet per sign face), max height 40-feet, min setback 15-feet
Chapter 106-14(c)(8) states no electronic signs shall be permitted within 150 feet of a residentially zoned property or property used for residential purposes. No electronic sign shall be constructed such that they face, shine, or reflect light into a residentially classified neighborhood whether single-family, multi-family, townhouse, or mixed use where residential housing is permitted. No electronic signs shall be allowed on collectors or sub-collector streets or local or residential streets. As S. Mesquite Ave is classified as a local street, electronic message signs are not permitted along this roadway.
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.
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 requested alternative sign plan proposes an electronic-message pole sign to exceed the maximum permittable sign area for electronic-message pole signs along IH-35. The proposed sign will consist of two sign faces visible from any one angle, consisting of an approximately 187.5 square-foot static sign panel and ~200 square-foot electronic-message center. 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. As a result, the sign is subject to the more restrictive dimensional standards for electronic-message pole signs, including smaller allowable sign face area and other additional restrictions outlined under Chapter 106-14(c).
The proposed freestanding electronic-message pole sign:
• Overall sign area is approximately 387.5-square-feet (~287.5% increase from maximum permittable sign area per code), and
• Overall sign height of approximately 40-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:
Staff recognizes the applicant’s efforts to establish effective signage to represent the development and its future tenant by utilizing the proposed electronic-message pole sign that exceeds the maximum allowed sign area established by current code. Staff supports the allowance of a single electronic-message pole 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 substantially exceeds what is allowed by current code.
Should the BOA support approval of the proposed alternative sign plan, staff recommends reduction of overall sign area of the sign from what is proposed, to not exceed 300 square-feet in sign 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 would grant a relative increase in permittable sign dimensions in consideration of the circumstances of the property.
Recommendation
RESOURCE LINKS:
• Chapter 106 Sign Ordinance; <https://library.municode.com/tx/new_braunfels/codes/code_of_ordinances?nodeId=PTIICOOR_CH106SI>