Presenter
Presenter
Christopher J. Looney, Planning and Community Development Director
Contact Info
clooney@nbtexas.org
Subject Header
SUBJECT:
Title
Discuss and consider a request for a conditional sign permit for a monument sign for Lakeview Villa Apartments, located at 2090 Sundance Parkway.
Body
BACKGROUND / RATIONALE:
Case No.: CS-18-006
Council District: 4
Applicant/Owner: CSKC Lakeview Associates, LLC (David Pfeuffer, Agent)
903 Basse Road
San Antonio, TX 78212
Staff Contact: Katherine Crowe, Planning Technician
(830) 221-4086
kcrowe@nbtexas.org
Location and Current Code Requirements
The subject property is 14.59 acres located on Sundance Parkway, between Old FM 306 and East Common Street, zoned M-1, Light Industrial District. The street frontage on Sundance Parkway is approximately 520 feet, and the frontage along Old FM 306 is approximately 1,385 feet; therefore, the total street frontage is approximately 1,905 feet. The property is currently being developed with apartment buildings. A sign face on the wall near the entrance, facing south down Sundance Parkway was approved earlier this year, as it is not considered a free-standing sign.
Sign types and sizes are allowed based on zoning:
• The M-1 zoning district is allowed one free standing monument sign or one low-profile pole sign per 300 feet of frontage, or one electronic message sign. Monument signs are limited to 10 feet in height and 48 square feet. Low profile pole signs are limited to 10 feet in height and 20 square feet. Both sign types require a minimum 10-foot setback. The property is permitted up to 6 monument or pole signs, due to the amount of street frontage. Electronic message signs are limited to 10 feet in height and 100 square feet overall, including a maximum 50 square foot electronic message sign face. A 15-foot setback is required. The property is permitted one electronic message sign, with the stipulation that no other freestanding signs be permitted.
Additional design standards for monument signs specify that the sign face shall not exceed 50 percent of the overall sign structure.
To summarize, the subject property is allowed by the current Sign Ordinance to have: up to six monument or low profile pole signs, OR one electronic message sign.
Proposal:
The applicant is proposing to construct a freestanding monument sign. The proposed monument is to be located near the entrance to the multifamily development, to be visible to south bound traffic on Sundance Parkway. The applicant has stated that the proposed monument sign is necessary to provide way-finding to the public, and that visibility of the sign is made difficult due to the curvature of Sundance Parkway. The applicant stated the proposed sign would not block travel visibility or neighboring property. Staff has verified that the intended location of the proposed sign is outside of the required sight triangle/clear vision area, as required for all freestanding signs.
The monument sign would be 5 feet 6 inches in height and 14 feet 2 inches in width at the base. The actual sign is narrower than the base, so subtracting 1.875 square-feet on either side of the sign to accommodate for this, the proposed monument sign would have a total sign area of 74.17 square feet. The current Sign Ordinance stipulates that monument signs cannot have a sign area greater than 48 square feet. Therefore, the proposed sign would exceed the maximum sign area by 26.17 square feet, or approximately 54% larger than what is permitted. The proposed sign does not exceed the maximum height of 10 feet, nor the average height of the single tenant monument signs in the vicinity of approximately 5.8 feet.
Existing Signs in the Vicinity:
|
Sign Location |
Sign Type |
Approximate Height |
|
Augusta at Gruene Apartments |
Monument |
7 feet |
|
Augusta at Gruene Apartments |
Monument |
7.5 feet |
|
Broadway Bank |
Pole |
30 feet |
|
Rio Terra Independent Living |
Monument (x2) |
5 feet |
|
Rio Terra Cottages |
Monument |
4 feet |
|
Rio Terra Cottages |
Pole |
3 feet |
|
New Braunfels Rehabilitation |
Monument |
6 feet |
|
Villas at Sundance |
Monument |
5 feet |
|
Gruene United Methodist Church |
Monument |
5 feet |
|
Prosperity Bank |
Pole |
31 feet |
|
Allstate/Comal Dental |
Monument (Multitenant) |
8 feet |
|
Valero |
Pole (x2) |
14.5 feet/30 feet |
|
Valero |
Billboard |
34 feet |
|
Cross Lutheran |
Monument |
10 feet |
|
Beltone Hearing Care Center |
Monument (Multitenant) |
5.5 feet |
|
Beltone Hearing Care Center |
Billboard |
30 feet |
|
Sundance Parkway Entrance |
Monument (x2) |
4.5 feet |
|
Vacant Lot |
Billboard (x3) |
30 feet |
Lot Size:
14.59 acres
Surrounding Zoning and Land Use:
North - M-1/Commercial, industrial and high density residential
South - M-1 and R-1A-6.6/ high density residential and low density residential
East - Across the railroad tracks, M-1/ Commercial, industrial and high density residential
West - Across Sundance Parkway, M-1/Open
ADDRESSES A NEED/ISSUE IN A CITY PLAN OR COUNCIL PRIORITY:
|
Yes |
City Plan/ Council Priority: 2006 Comprehensive Plan Pros and Cons Based on Policies Plan |
Pros: Goal 12: Protect and enhance the visual environment of the City. Objective A: Maintain fair and reasonable regulations for signs so that signs harmonize with the special qualities and appearance of New Braunfels (specifying size, height, locations). |
FISCAL IMPACT:
N/A
Recommendation
COMMITTEE RECOMMENDATION:
N/A
STAFF RECOMMENDATION:
The conditional sign permit process is intended to allow an applicant flexibility to create alternative signage designs to complement a development’s unique characteristics or to accommodate for physical or other constraints. City Council considers such designs in the context of a specific location. The subject property could construct up to six separate monuments or low-profile pole signs. Limiting the number of signs along the street frontage would prevent sign clutter; should the subject property be limited to the one monument sign.
Staff recommends approval of the increased sign area for the proposed monument sign, with the following conditions:
1. That no additional freestanding signs be allowed on the subject property.
2. Correct the address on the sign to reflect the address of the property, 2090.
Attachments:
1. Aerial Map
2. Land Use Maps (Zoning; Existing Land Use)
3. Application
4. Proposed Site Plan
5. Proposed Sign Elevation Plan
6. Comparison Table Showing Allowable Signs Vs. Requested Signs
7. Map of Existing Signs in the Vicinity
8. Photos of Site and Surrounding Area
9. Excerpt from the Sign Ordinance