09-28-15 BOA Agenda with associated documentsSCHERTZ BOARD OF ADJUSTMENT
HAL BALDWIN MUNICIPAL COMPLEX COUNCIL CHAMBERS
1400 SCHERTZ PARKWAY BUILDING #4
SCHERTZ, TEXAS 78154
City of Schertz Core Values
Do the right thing
Do the best you can
Treat others the way you would want to be treated
Work together cooperatively as a team
1. CALL TO ORDER / ROLL CALL
3. CONSENT AGENDA:
A. Minutes for July 27, 2015 Regular Meeting.
4. PUBLIC HEARING:
The Board of Adjustment will hold a public hearing related to variance requests within this agenda. The public hearing will be opened to
receive a report from staff, the applicant, and the adjoining property owners affected by the applicant's request, and any other interested
persons. Upon completion, the public hearing will be closed. The Board will discuss and consider the application, and may request
additional information from staff or the applicant, if required. After deliberation, the Board will act on the applicant's request.
A. BOA 2015 -006
Hold a public hearing, consider and act upon a request for a variance to the Enterprise Business
Park PUD Standards in order to allow a secondary wall sign with a sign area to exceed 25% of the
primary wall sign, and with letter /logo height to exceed twelve inches (12 ") at 17115 IH -35N.
B. BOA 2015 -007
Hold a public hearing, consider and act upon a request for a variance to the Enterprise Business
Park PUD Standards in order to allow a variance from the requirement that all tenant signs within
a free standing multi- tenant sign contain the same number of square feet at 17115 IH -35N.
C. BOA 2015 -008
Hold a public hearing, consider and act upon a request for a request for a variance to the Enterprise
Business Park PUD Standards in order to allow a free standing multi - tenant sign with a maximum
area greater than 250 square feet at 17115 IH -35N.
Board of Adjustment September 28, 2015 Page 1 of 2
5. ANNOUNCEMENTS:
A. Announcements by Members
• City and community events attended and to be attended
• Continuing education events attended and to be attended
B. Announcements by City Staff
• City and community events attended and to be attended
• Continuing education events attended and to be attended
CERTIFICATION
I, Bryce Cox, Planner of the City of Schertz, Texas, do hereby certify that the above agenda was posted on the official bulletin boards
on this the 25th day of September, 2015 at 5:00 p.m., which is a place readily accessible to the public at all times and that said notice
was posted in accordance with chapter 551, Texas Government Code.
gr� r
,e cox
Bryce Cox, Planner
I certify that the attached notice and agenda of items to be considered by the Schertz Board of Adjustment was removed from
the official bulletin board on day of , 2015.
title:
This facility is accessible in accordance with the Americans with Disabilities Act. Handicapped parking spaces are available. If you require special
assistance or have a request for sign interpretative services or other services please call 619 -1030 at least 24 hours in advance of meeting.
The Board of Adjustment for the City of Schertz reserves the right to adjourn into executive session at any time during the course of this meeting to
discuss any of the matters listed above, as authorized by the Texas Open Meetings Act.
Executive Sessions Authorized: This agenda has been reviewed and approved by the City's legal counsel and presence of any subject in any
Executive Session portion of the agenda constitutes a written interpretation of Texas Government Code Chapter 551 by legal counsel for the
governmental body and constitutes an opinion by the attorney that the items discussed therein may be legally discussed in the closed portion of the
meeting considering available opinions of a court of record and opinions of the Texas Attorney General known to the attorney. This provision has
been added to this agenda with the intent to meet all elements necessary to satisfy Texas Government Code Chapter 551.144(c) and the meeting is
conducted by all participants in reliance on this opinion.
Board of Adjustment Page 2 of 2
September 28, 2015
BOARD OF ADJUSTMENT MINUTES
July 27, 2015
The Schertz Board of Adjustment convened on July 27, 2015 . at the Municipal Complex, Council
Chambers, 1400 Schertz Parkway Building #4, Schertz, Texas.
BOARD OF ADJUSTMENT
Frank McElroy, Chairman
Richard Dziewit, Vice Chairman
Earl Hartzog
David Reynolds
Reginna Agee
BOARD MEMBERS ABSENT
Dani Salas
I X11_\ 9 W ICoZ$7:� 7 g NA ZI71 KKR 1111
CITY STAFF
Michelle Sanchez, Permit Expeditor
Gil Durant, Chief Building Official
Lesa Wood, Senior Planner
Bryce Cox, Planner I
Patti White, Executive Asst. of Development
Terry Levine, Agent representing Mr. & Mr. Jarzombek
Nick Harris, Facility Solutions Group
Mr. McElroy called the regular meeting to or
2. ELECTION OF CHAIRMAN AND VICE
Mr. McElroy moved to nominated
Vote was 5 -0. Motion carried.
Ms. Agee moved to nominate
Vote was 5 -0. Motion carried.
Mr. Dziewit recognized the Bc
3. SEAT ALTERNATE TO AC
None.'
4. CONSENT AGENDA
A. MINUTES FOR JUNE 2
M
11110
05 P.M. and recognized members present
2015 REGULAR MEETING
Mr. Hartzog seconded the motion.
Mr. McElroy seconded the motion.
B. MINUTES FOR APRIL 16, 2014 SPECIAL JOINT MEETING OF THE BOARD OF
ADJUSTMENT, ECONOMIC DEVELOPMENT BOARD, AND PLANNING AND
ZONING COMMISSION.
Mr. Hartzog moved to approve the minutes as presented. Mr. McElroy seconded the motion. Vote
was 5 -0. Motion carried.
5. PUBLIC HEARING:
A. BOA 2015 -003 — 466 Silver Buckle
Hold a public hearing, consider and act upon a request for a variance to zoning ordinance
Minutes
Board of Adjustment
July 27, 2015
Page 1 of 6
number 05 -5 -41 Kensington Subdivision Planned Unit Development, Section F, Land Uses —
Residential, to allow a variance from the required fifteen foot (15') corner lot side yard
setback, in order to permit a ten foot (10') encroachment into the side yard setback at 466
Silver Buckle.
Mr. Dziewit opened the Public Hearing at 6:10 P.M.
Ms. Sanchez gave the presentation by stating that the Applicant is requesting a variance to the
Kensington Ranch Subdivision Planned Unit Development, Section F, Land Uses — Residential, to
allow a variance from the required fifteen foot (15') corner lot side yard setback in order to permit a
ten foot (10') encroachment into the side yard setback at 466 Silver Buckle (Lot 16, Block 21 of the
Kensington Ranch Estates Subdivision). The public hearing notice was published in "The Daily
Commercial Recorder" on July 9, 2015 and in the `Herald" on July 15, 2015. There were thirty -two
(32) notices mailed to surrounding property owners on July 8, 2015. At the time of this meeting four
(4) favorable responses have been received; one (1) neutral response has been received; and no
objections. The subject property is an approximate 0.1824 acre 'tract of land and is zoned Planned
Unit Development (PUD) with an approximately 2200 square foot single family home occupying the
lot. A 14' x 16' (224 square feet) patio and cover was constructed with an approved building permit
on about October, 2014. After the building permit was issued and the construction had started it was
discovered that the location of the patio and cover encroached the 15 foot side yard setback by ten
feet (10') which is in violation of the zoning Ordinance 05 -5 -41 Kensington Ranch PUD, Section F,
Land Uses Residential. At the time of building permit application and site plan review, the building
inspector read the 15' side yard building setback as 5 feet and issued the building permit in error.
The stamped survey provided with the permit application had a line drawn over the number "1" in
"15" making the setback appear to be a "5" instead of "15 ". Additionally, he did not notice the 10
foot utility easement in the same side yard but and if he hail, he would have concluded that the patio
and cover could not be 5 feet from the property if the easement is 10 feet. It was not until City Staff
received a complaint by a neighbor in the subdivision that staff researched the permit documents and
discovered the encroachment and error: on the approval. The patio and cover encroaches the 15 foot
side yard setback by 10 feet thereby providing a 5 foot setback with placement of the structure; and it
encroaches a 10 foot utility easement entirely. The owner is aware of the utility easement
encroachment. The property is located at 466 Silver Buckle.
According to UDC, Article 3, Sections 21.3.4.C, In order to make a finding of hardship and grant a
variance from the zoning regulations of the UDC, the Board must determine the following:
1. The requested variance does not violate the intent of this UDC or its amendments;
The variance does violate the specific interpretation of the zoning Ordinance 05 -5 -15 related
to the side yard setback but the Planned Unit Development (PUD) regulations for
Kensington Subdivision are intended to allow substantial flexibility in planning, design, and
development standards. The variance appears to meet the purpose of the Kensington PUD.
2. Special conditions of restricted area, topography or physical features exits that are peculiar to
the subject parcel of land and are not applicable to other parcels of land in the same zoning
district;
The subject property is not influenced by conditions that are unique to the land or that
prevents the property owners from utilizing their property.
3. The hardship is in no way the result of the applicant's own actions; or
Although the property has no special circumstances or unique conditions, the error made by
staff in issuance of the permit for the patio and cover has created a hardship upon the
property owner who has made a substantial investment in constructing the patio addition.
Minutes
Board of Adjustment
July 27, 2015
Page 2 of 6
4. The interpretation of the provisions in this UDC or any amendments thereto would deprive
the applicant of rights commonly enjoyed by other properties in the same zoning district that
comply with the same provisions.
Staff recommends approval of BOA 2015 -003.
Mr. Levine, representing the Applicant, stated that his clients have not done anything wrong and will
suffer a hardship and they brought in an engineer to check if there were alternatives and they said no
way.
Mr. Dziewit closed the Public Hearing at 6:20 P.M.
Mr. McElroy asked if there is a privacy fence which
yes, and it's a 6 foot fence. Mr. Reynolds asked if t
stated that there were none shown on the drawing
certainly intended when it is platted.
Discussion continued between the Board,
Ms. Agee moved to approve the
understand that the city has no
something about the structure. M
B. BOA 2015 -004 21600 IH -35 N
Hold a public hearing, consider and f
variance to Unified Development Cod
allow a variance from the permitted
square feet of building area, in order to
Mr.
the
is built up to. Ms. Sanchez answered
ny utilities in that area. Ms. Sanchez
by the builder at the time, but it is
and Staff.
for a variance with the stipulation that the homeowners
ibility if for some reason the utilities ask them to do
7v seconded the motion. Vote was 5 -0. Motion carried.
IN
i a request by Facilities Solutions Group for a
e 11, Section 21.11.14(D), Directional Signs, to
nal signs rate of one (1) sign for every 1.0,000
four (4) directional signs at 21600 IH -35 North.
Mr. Cox gave the presentation' by stating that the Applicant is requesting a variance to Unified
Development Code Article 11, Section 21.11.14(D), Directional Signs, to allow a variance from the
permitted directional signs rate of one (1) sign for every 1.0,000 square feet of building area, in order
to permit four (4) directional signs at 21600 IH -35 North. The public hearing notice was published
in "The Daily Commercial Recorder" on July 9, 2015 and in the `Herald" on July 15, 2015. There
were five (5) notices mailed to surrounding property owners on July 8, 2015. At the time of this
meeting no responses have been received. The subject property is an approximately one (1) acre
tract of land and is currently under construction with an approximately 4,700 square foot
McDonald's restaurant. The applicant is proposing to install four (4) directional signs on the site.
The proposed sign package exceeds the maximum number of directional signs allowed by three (3).
In accordance with the Unified Development Code, Article 11, Section 21.11.14(D) directional signs
are permitted at a rate of one (1) sign for every 10,000 square feet of building area. Based on a
building area of 4,689 square feet, as shown on the approved site plan, the subject property would be
allowed one (1) directional sign.
The applicant worked with the Inspections Department to determine compliance on all signs in the
sign package. As a result of their discussions it was determined that three (3) additional directional
signs, two (2) located at the rear of the property and one (1) located on the east side of the property,
Minutes
Board of Adjustment
July 27, 2015
Page 3 of 6
did not meet the provisions of the UDC. One (1) directional sign located on the west side of the
property adjacent to the driveway has been proposed in accordance with the UDC and a permit has
been issued for that sign.
According to UDC, Article 3, Sections 21.3.4.C, In order to make a finding of hardship and grant a
variance from the zoning regulations of the UDC, the Board must determine the following:
1. The requested variance does not violate the intent of this UDC or its amendments;
UDC Article 11 is intended to enhance property values, maintain aesthetic attractiveness,
and promote commercial opportunity in the City, and to support and further the objectives of
the City's Comprehensive Land Plan. The variance does not meet the intent of the UDC
because the subject signs exceed the maximum number of directional signs allowed by the
UDC.
2. Special conditions of restricted area, topography or physical features exits that are
peculiar to the subject parcel of land and are not applicable to other parcels of land in
the same zoning district;
The subject property is not influenced by conditions that are unique to the land or that
inhibits easy navigation on the property by pedestrians or vehicles.
3. The hardship is in no way the result of the applicant's own actions; or
4. The interpretation of the provisions in this UDC or any amendments thereto would
deprive the applicant of rights commonly enjoyed by other properties in the same
zoning district that comply with the same provisions.
The property has no special circumstances or unique conditions that would result in the need
of the variance requested. The variance request conflicts with the provisions of the UDC. The
applicant has been authorized one (1) directional sign in accordance with the UDC rate of
one (1) sign for every 10,000 square feet of building area, which is the right of all
commercial vronerty owners in the Citv ofSehertz.
Staff recommends denial of BOA 2015 -004.
Mr. Harris, representing the Applicant; stated that they understand what the code stipulates, but the
main focus is for additional traffic flow and to maximize traffic to the restaurant.
Mr. Dziewit closed the Public Hearing at 6:45 P.M.
Mr. Dziewit asked if they will have an entrance off of the frontage road from 135 and from the
Weidner. Mr. Cox stated that the access is from the frontage with a driveway through the existing 7-
11 and two driveways at the rear. Discussion continued between the Board, the Applicant and Staff.
Ms. Agee moved to disapprove the request for a variance. Mr. Hartzog seconded the motion. Vote
was 5 -0. Motion carried.
C. BOA 2015 -005 21600 IH -35 N
Hold a public hearing, consider and act upon a request by Facilities Solutions Group for a
variance to Unified Development Code Article 11, Section 21.11.9 (C), Wall Signs, to allow a
variance from the maximum number of wall signs of one (1.) sign per wall with a maximum of
three (3) signs, in order to permit a maximum of two (2) wall signs on the front faVade for a
total of four (4) wall signs at 21600 IH -35 North.
Minutes
Board of Adjustment
July 27, 2015
Page 4 of 6
Mr. Dziewit opened the Public Hearing at 6:58 P.M.
Mr. Cox gave the presentation by stating that the Applicant is requesting a variance to Unified
Development Code Article 11, Section 21.11.9 (C), Wall Signs, to allow a variance from the
maximum number of wall signs of one (1) sign per wall with a maximum of three (3) signs, in order
to permit a maximum of two (2) wall signs on the front facade for a total of four (4) wall signs at
21600111-35 North. The public hearing notice was published in "The Daily Commercial Recorder"
on July 9, 2015 and in the "Herald" on July 15, 2015. There were five (5) notices mailed to
surrounding property owners on July 8, 2015. At the time of this staff report no responses have been
received. The subject property is an approximately one (1) acre tract of land and is currently under
construction with an approximately 4,700 square foot McDonald's restaurant. The applicant is
proposing to install four (4) wall signs on the exterior of the building. The proposed sign package
exceeds the maximum number of signs by one (1). In accordance with the Unified Development
Code, Article 11, Section 21.11.9 (C) the maximum number of signs permitted for a single
occupancy building shall be limited to one (1) per wall with a maximum of three (3) signs. Each sign
in excess of the primary wall sign shall be a maximum seventy -five percent (75 %) of the area of the
primary wall sign.
The applicant worked with the Inspections Department to determine compliance on all signs in the
sign package. As a result of their discussions it was determined that the additional "M" wall arch
sign located on the front elevation of the building did not meet the provisions of the UDC.
Inspection Department Staff provided the applicant with two options to bring the proposed signage
on the front facade into compliance with the UDC. The first option was to raise the location of the
"M" wall arch to the top of the brick face on the front facade, aligning the top of the "M" wall arch
with the bottom of the "McDonald's" lettering, combining the proposed two signs into one. The
second option was to lower the location of the "McDonald's" lettering on to the brick face, aligning
the bottom of the "McDonald's lettering with the top of the "M" wall arch, combining the proposed
two signs into on
have been proposed in accordance with the UDC and permits have
for the following three (3) signs.
imary wall sign `McDonald's" located on the front elevation of the building; and
's" located on the drive -thru elevation of the
an "M" wall arch located on the non drive -thru elevation.
The property is located at 21600 IH -35 N.
According to UDC, Article 3, Sections 21.3.4.C, In order to make a finding of hardship and grant a
variance from the zoning regulations of the UDC, the Board must determine the following: The
property has no special circumstances or unique conditions that would result in the need of the
variance requested. The variance request conflicts with the provisions of the UDC. The applicant has
been authorized three (3) wall signs in accordance with the UDC which is the right of all
commercial property owners in the City of Schertz.
Staff recommends denial of BOA 2015 -005.
Mr. Harris, representing the Applicant, stated that McDonald's corporate will not allow the merging
of the two signs.
Minutes
Board of Adjustment
July 27, 2015
Page 5 of 6
Mr. Dziewit closed the Public Hearing at 7:07 P.M.
Mr. Hartzog asked if McDonald's won't accept where you have merged the arch. Mr. Harris said no,
that he can do one or the other, just McDonald's or the arches, because they are not connected or
joined. Discussion continued between the Board, the Applicant and Staff.
Mr. Hartzog moved to disapprove the request for a variance. Mr. McElroy seconded the motion.
Vote was 5 -0. Motion carried.
ANNOUNCEMENTS
A. Announcements by Members
• None.
B. Announcements by City Staff
• Mr. Cox stated that the Architectural Standard,
Commission and it was recommended to City C
on August 4th
• Ms. Wood stated that today is Mr._.Cox's birthda
Minutes
Board of Adjustment
July 27, 2015
Page 6 of 6
approved by the Planning and Zoning
for approval. The first reading will be
Recording Secretary, City of Schertz
TO: Board of Adjustment
rlti�i!� .FTTiTo�"i
CASE: BOA 2015 - 00617115 IH -35 N
SUBJECT: Hold a public hearing, consider and act upon a request for a variance to the Enterprise
Business Park PUD Standards in order to allow a secondary wall sign with a sign area
to exceed 25% of the primary wall sign, and with letter /logo height to exceed twelve
inches (12 ") at 17115 IH -35N.
GENERAL INFORMATION:
Owner: Verde South Partners, LDT
Applicant: Verde South Partners, LDT
REQUEST: The applicant is requesting a variance to Section VI.B Number of Signs (General Provisions) and
Article IX, Section 7.4 Wall Sign of Ordinance #96 -S -28 Unified Development Code as amended and adopted
by the Enterprise Business Park PUD, in order to permit one 60 square foot secondary wall sign with
logo /letters not to exceed 24" on the east elevation of "Building B" and one 60 square foot secondary wall sign
with logo /letters not to exceed 24" to be placed on the east elevation of "Building A" at 17115 IH -35N.
PUBLIC NOTICE: The public hearing notice was published in "The Daily Commercial Recorder" on September
11, 2015 and in the "Herald" on September 16, 2015. There were seven (7) notices mailed to surrounding
property owners on September 11, 2015. At the time of this staff report no responses have been received.
ITEM SUMMARY: The subject property is an approximately three (3) acre tract of land and is currently under
construction with an approximately 24,277 square foot retail building. The applicant is proposing to install a
secondary wall sign for each of the businesses that will occupy the two corner suites. The proposed sign
package includes one 60 square foot secondary wall sign with logo /letters not to exceed 24" on the east
elevation of "Building B" and one 60 square foot secondary wall sign with logo /letters not to exceed 24" to be
placed on the east elevation of "Building A ".
This site is located within a Planned Unit Development (PUD) zoning district which is regulated by design
standards specific to the subdivision as well at the 1996 Unified Development Code as amended (Ordinance
96- S -28). The 1996 UDC states that a secondary wall sign is limited to 25% of the primary wall sign permitted
on multi- tenant buildings when a public entrance is provided on another side other than the primary wall sign
side. Additionally the 1996 UDC allows for a maximum logo or letter height of twelve inches (12 ") for signs
located less than 100 feet (100') away from the right -of -way. The current UDC (11 -S -15 as amended) allows for
a secondary wall sign not to exceed 75% of the area of the primary wall sign on multi- tenant spaces which are
located at the ends of the building. Additionally, the current UDC (11 -S -15 as amended) does not contain any
provisions about maximum or minimum logo or letter heights for wall signs. Under the current UDC (11 -S -15 as
amended) the two proposed secondary wall signs would be permitted.
t f
Requested
Allowed» Under Enterprise
Allowed» Under Current Code
Business Park PUD and
1996 UDC
Maximum secondary wall sign area
60 sq. ft.
(75% of
25% of the primary wall sign
75% of the primary wall sign
primary)
Maximum logo /letter height
24„
12" when sign is less than
Not Regulated
100 ft. from ROW
SUBJECT PROPERTY GENERAL LOCATION ZONING AND LAND USE:
The property is located at 17115 IH -35 N.
Existing Zoning ( Existing Use
Planned Development District (PDD) I Pr000sed: Restaurant. Bank. Dance Studio
44 ►ie 10 1 l sl I I l -1
Existing Zoning
North Planned Development District
South Right -of -way
East Planned Development District
West General Business (GB)
Existing Use
Office - Warehouse
IH -35
Undeveloped / Vacant
Tire Shop
CRITERIA FOR REVIEW: According to UDC, Article 3, Sections 21.3.4.C, In order to make a finding of
hardship and grant a variance from the zoning regulations of the UDC, the Board must determine the following:
The requested variance does not violate the intent of this UDC or its amendments;
Article IX of the 1996 UDC is intended to enhance property values, maintain aesthetic attractiveness,
and promote commercial opportunity in the City, and to support and further the objectives of the City's
Comprehensive Land Plan. The variance does not violate the intent of the UDC because the proposed
secondary wall signs are scaled appropriately for the size of the building that they are being attached to
and are permitted under the current UDC.
2. Special conditions of restricted area, topography or physical features exits that are peculiar to
the subject parcel of land and are not applicable to other parcels of land in the same zoning
district;
The retail building sits at a lower grade than the frontage road of IH -35. There is also a monument sign
for Verde Business Park on Mid Cities Parkway that blocks the visibility of part of the building signage
for southbound travelers on IH -35. The addition of the secondary wall signs will help to mitigate the
visibility obstructions caused by the monument sign and lower grade elevation and provide for clearer
more visible identification of the businesses in the retail center.
N
3. The hardship is in no way the result of the applicant's own actions; or
4. The interpretation of the provisions in this UDC or any amendments thereto would deprive the
applicant of rights commonly enjoyed by other properties in the same zoning district that
comply with the same provisions.
Per the Enterprise Business Park PUD, this area is identified as having a base zoning district of
General Business District (GB). Other properties along IH -35, with the same base GB zoning have
permitted secondary wall signs many of which are larger than what is being requested. Additionally,
under the current UDC the two proposed secondary wall signs would be permitted.
STAFF ANALYSIS STAFF RECOMMENDATION:
Staff recommends approval of BOA 2015 -006. The request for a variance complies with all the criteria for
granting a variance as presented above.
Planning Department Recommendation
X Approve as submitted
Approve with conditions*
Denial
* While the Board can impose conditions; conditions should only be imposed to meet requirements of the UDC.
Attachments:
Aerial location map
Public hearing notice map
Applicant Request
Exhibits
VERDE7771-"77"
SCHIERTZ
COMMUNITY- SERVICE- OPPORTUWTY
L Us hbd
-
IH 35 N
(64646)
IH 35 N
17
IH:
(13'
5322
PLAZA ( DR
(6 475\6) 1
6
16940
IH 35 N
(64662)
n
OL
L "L ;L Li
11 LicL Ifift
Verde Plaza Signage Variance Request
Wall Sign — Multi Tenant:
Description of Variance Request:
UDC 2006 Article IX Section 7.4 H Multi- Tenant Wall Signs states that a secondary wall sign may
be permitted at a public entrance provided the entrance is on another side of the building but
shall be limited to twenty —five (25) percent of the primary or permitted wall sign. We are
requesting a variance that side elevations (facing Mid Cities Parkway) shall be allowed a
secondary sign with or without a public entrance and increase the maximum area not exceed
75% of the primary sign as referenced in the current UDC article 11, ordinance 14 -S -11 and
letter /logo height to be increased to not more than 24 inches as stated in Article IX Section
7.4B Wall Sign,
1. The requested variance does not violate the intent of this UDC or its amendments;
UDC Article 9 is intended to specifically protect the health, safety and welfare of its
citizens, to protect the convenience and enjoyment of its citizens, to protect the public
from damage or injury caused or attributed to distractions caused by improperly
designed or located signs, to promote property values, to promote community
environmental setting and appearance especially where tourism or scenic beauty is
important and to supports the objective of the individual zoning districts and the and
City's Comprehensive Land Plan. The variance does not violate the intent of the UDC
because allowing for a second wall sign on the side elevation and to provididing
adequate exposure to vehicular traffic without cluttering the building with signage will
not decrease property values and will actually prevent the public form damage or injury.
2. Special conditions of restricted area, topography, or physical features exists that are
peculiar to the subject parcel of land and are not applicable to other parcels of land in
the same zoning district.
The Shopping Center sits at a lower grade than the frontage road and IH -35. There is
also a Verde Business Park monument sign on Mid Cities Parkway that blocks the
visibility of the building sign and building if you are travelling south bound on IH -35.
Therefore it is necessary to maximize the size of the side elevation wall sign of the lease
spaces fronting 1 -35 and also allow for larger signage on the lease space endcaps facing
Mid Cities Parkway. This will allow for better readability for wall signage and decrease
the chance of vehicular traffic accidents.
3. The hardship is in no way the result of the applicant's own actions;
The request for the larger side elevation sign comes from the need to make the building
signage more visible to vehicular traffic because of the building' orientation and to
prevent any future accidents from driver's slowing down on the frontage road.
4. Granting this variance would in no way be detrimental to the public welfare or
injurious to the value of property in the vicinity.
In fact, granting this variance would be a benefit to the public welfare by reducing the
risk of any potential traffic accidents due to poor visibility of tenant signage.
ELEVATION EXHIBIT - FULCRUM - VERDE RETAIL - SCHERTZ• TEXAS
PARTIAL EAST ELEVATION - CENTER TOWER END CAP - 1 ST SIGN REFER TO BANK OF SA EXHIBIT
iET
16147 College Oak St. #100
San Antonio, TX 78249
210 - 492 -9436
210 - 492 -9483
Toll Free: 888 - 492 -9436
State License TSCL 18330
Regulated by the Texas Department of Licensing and Regulation
PO Box 12157, Austin, Tx. 78711, 1 -800- 803 -9202, 512 -463 -6599
license.state.tx.us /complaints
y;y }
Scale: 1:200
1 of z
Client- Fulcrum
Sales;
TT /PH
Designer, SC:
n.
Power Tic
Power licensed
o the done ya
to the sign must be done by a nsededcarical
electrical
Address: 171151H -35
Date:
08.27.15
contractor or must electrician.
Each sign must have:
Schertz,TX
Paths
x \fulcrum
1. A minimum of one dedicated 120V20A Circuit
2.Tuneewires:Line,Grouwithin
eufeetofsign
3. Three wires: Line, Ground, Neutral
d,
Location: Verde Retail
File-
z \fulcrum \verde \el..exhibit.cdr
by customer. volt
current unless manufactured to accommodate
current unless otherwise instructed by customer.
CHANNEL LETTER DETAILS - FULCRUM - VERDE RETAIL - SCHERTZ- TEXAS
CENTER TOWER FACING IH35 - 80 SQ.FT.
�1DUslimU01I il EX1 ION =JIl18TAU&j[0lil l011AII l91
16147 College Oak St. #100 State License TSCL 18330
San Antonio, TX 78249 Regulated by the Texas Department of Licensing and Regulation
PO Box 12157, Austin, Tx. 78711, 1 -800- 803 -9202, 512 -463 -6599
210 - 492 -9436 license.state.tx.us/ complaints
210 - 492 -9483 g �'
Toll Free: 888 - 492 -9436 "' UL
TYPICAL TENANT SIGNAGE - FACING IH35 - 44.17 SQ. FT.
END CAP - FACING MID CITIES PKWY - SECONDARY SIGN EXAMPLE
Scale: 1:25
2 of 2
Client- Fulcrum
Sales;
TT /PH
Designer, SC:
primary n.
Power
Power licensed
o the done ya
to the sign must be done by a nsededcarical
electrical
Address: 171151H -35
:
Date'.
08.27.15
contractor must electrician.
sign must have:
Schertz,TX
Paths
x \fulcrum
1. A minimum of one dedicated 120V20A Circuit
2.Three Junction eufeetofsign
es:Line,Grouwithin
3. Three wires: Line, Ground, Neutral
d,
Location: Verde Retail
File-
z \fulcrum \verde \el..exhibit.cdr
All Signs
unless manufactured toaccommodate d customr. volt
current unless otherwise Instructed by customer.
I &'– ESY2 '' 1 2I'— &'' 1 1
r—MIM, 31
LRM.
WALTON THE BANK OF SAN ANTONIO
S I G N A G E Adoress 17115 IH-35
3419 East Commerce
SCHERTZ TEXAS
San Antonio, IX 73220
walla "' o s, i (� A G W RH
210 , 8 8 6. 0 6 4 IT g
2005 WALT ON ALL RIGHtS RESERV „afie, 06A6.15 Frvi J
- - MD - ------------
17-1111milurtiou, k,
E*107.1=1015411
This is an original drawing created by Walton. it is ReTTosion:
Signs will be manufactured with 120 Vorts ArC,
This sign is intended to be installed in
A ` r ' wncrvair,,:
submitted for your personal use however, it shall at R1) 8/26/15 Combine variance options - RH
All prime electrical sertice to the signwrell fingi
accordance with the requirements of
Sales: Date:
all times remain the property of Walton. It may be
connection Riereof, is the rosponsibisty of the buyer.
Article 600 of the National Electrical
used in connection with the project being planned for
All work is to be done in ac glance with the purchase i
Code and/or other applicable local
P.M.: Date:
ou b Walton but not otherwise You are not - --------------------
arfreennentattached heroto. In case of variance
codes This includes ro er
------------ ------------ — between the spomrications of the purchase agreement
authorized to show these drawings to anyone : grounding and bonding of the sign. Design: Date:
outside your organization, nor is it to be reproduced, and this drawing, the drawing Shall prevail.
used, copied orexhibited in anyfashion, Client: Date: Sheet: 1 of 5
— ------------- ti-
111111111ilm,
.1yiJ1191 *Ills
it
1 JJ"T '4;JjL
Sir in
L
.
M Z 1:1 *11.11 IN:24111111:11 11Y.11 III RR
W
lilt] 01
.19ii
:5"
E— SURVEY NOTE —
FIEL D SURVEY REQUIRED
I
� I(
PRIOR TO MANUFACTURE
I-1.1-1-
WALTON
Clv-,rh� THE BANK OF SAN ANTONIO
This is an original drawing created by Walton. it is
R evisk"'�"" 'I
i Signsrvill be manufoctured TWIN 120 Volts A/C,
This sign is intended to be installed in
—
submitted for your personal use, however, it shall at
R1) 8/26/15 Combine variance options - RH All Primary electiDal service t o' the totimand final i
accordance with the requirements of
S I G N A G E
Poldress: 17115 IH-35
all times remain the property of Walton. It may be
connection thereof, is the resporeability at tree hayer.
Article 600 of the National Electrical
3A19 Fast Commerce
SCHERTZ TEXAS
used in connection with the project being planned for
Ali work iR to be done in accordance with the purchasu
Code and/or other applicable local
n An I.ri., IX 78220
—
you by Walton, but not otherwise. You are not
agreement ettached hereto, Is case of variance
codes. This includes proper
-L
GW RH
g" � 'k
authorized to show these drawings to anyone
---------------------------------------------------------------------- betrueen the specifications or the purchase agreement
grounding and bonding of the sign.
2 1
—
0&16.15 JMD
outside your organization, nor is it to be reproduced,
-------------------------------------- - and this drawing, The drawing shall prevail.
(C 2005 WALT ON ALL RIGHTS RESERVED
Date�
used, copied orexhilated in any fashion.
-af-S an A Sa
—H-Uha-B-ank ntQp10i -DArl-tonLo,-IX (1-35-&--Sch-ej:t)lDasignlq5l2B-cdr----
Approvals:
Sales: Date:
P.M.: Date:
Design: Date:
Client: Date: Sheet: 3 of 5
0?
M
Fi
M 40114A.11 IM:2141 1:11 [IFTA III RR
119111 A 1 0.1 9A 111 .0111 Foal WTI I I k 9% a] III 01A r9f to 60111-041 afrol IM
1010101
Ill
2"
[:UR F N F=
S V " OT
FIELD SURVE REQUIRED
�10R To M U CTU
R AN FA RE
This sign is intended to be installed in
This is an original drawing created by Walton. it is ReMsicin: Signs will He manufacturedeith 120 Vorts A/C,
WALTON
Approvals:
Sales: Date:
P.M.: Date:
Design: Date:
Client: Date: Sheet: 4 of 5
,lei t: THE BANK OF SAN ANTONIO
submitted for your personal use, however, it shall at R1) 8/26/15 Combine variance options - RH
All Primory etecocal service to the witn7and final
accordance with the requirements of
S I G N A G E
Addre,-s 17115 IH-35
all times remain the property of Walton. It may be
connection thereof, Is The responsibility or the buyer.
Article 600 of the National Electrical
MIA East Commerce
SCHERT TEXAS
used in connection with the project being planned for
Ali work is to be cane in Accordance With the purchase j
Code and/or other applicable local
S, n An Toni., Is 73220
---Z
you by Walton, but not otherwise. You are not
reement attached hereto, In ci
aq case of variance
codes. This includes proper
wso 18
r, G W t" I R H
Us
authorized to show these drawings to anyone ------------ —
belsveen the Specifications of the purdiase agreement : :
grounding and bonding of the sign.
11005 8 6.0 6 4 IT
gn,'k
06.16.15 J M D
outside your organization, nor is it to be reproduced,
and this drawing, 'he drawing Shall prevail.
(0 20 WALT ON ALL RIGHTS RESERVED
DaLe ---- - ------------
used, copied or exhibited in any fashion. Pa!h:
Approvals:
Sales: Date:
P.M.: Date:
Design: Date:
Client: Date: Sheet: 4 of 5
/ ' ■'r'�■ -■ ■-■��tr s-r ■- ■-ter.■ ■4e■r NNW ■ -■-o -■ ■.■ fit i7 4 ■
■ I + �} sis■a s �F ■ ■ �■■� s ■ate s ■ ■ OW 0 14�il-s
NA- - - - __ _ _- - -
/ �■ o I .- _ 700 YR FI..00D Pt AIN PER LOMR VARIABLE WID71i DRAINAGE' ESM'T 7' BOX CU�JT
-�. -- -- - axi Box covet r
■ 9 I - - -� 8" W YUC -- -
■ I I -. -- __- __ - -. -_ _- __ - -- -8„ wW PVC- - -- _ -..- -- - wWMH - - -- _ _ - .
WW PVC_ -
-- -- -- -- -- - - -- -- - -- -- -- -- - '-" -- -- -- -- - 25' SANITARY SEWER EAS EMENT I I
24' FIRE LANE - - - - - -- -- -- -
-------------- ______________________________________________________________________________________________________________________________________________._._._.___________________ _.___.____.__._.____________cUO � \ E Py,lI
797 OR,
■ TJ
■
■ �3 I I I i ' I II
BETA L BOIL ING AI
me I I
I
m
N
3
a
z
_o I
I
'A
�-I
I °�Ioi
�I I
I olwl _
VII
1.
i � I
■ I
I �I
I� I
3 ( i
I �
■ —
___ ____ ___ 16,305 �F
I F T-
L
m
v
- - -z --
oN
Z) N
m �
Q �
H
w
ce
I
I
-1cv
_F_._.. - _...
J
__.
J
"1
Ir. 4-
28O' -5°
1
45 -5 -
I I
o�I� I __+ 1 ■W '
I , ■N I
Ii N
W 4)I
I� I II
m I° I ■ ✓�
/ o"o o� C
LB° Wr ——
----- - --------------------- - ------------
�I ■
I - •
I ,
6 ----------- - 282 -3 -- - - - ---
■N■
■^■
CHANNEL�SM'T 2 E _G. T_& CAT V ESM
-. o' SEWER & WA ER ' j— — — _ — — — _ -- --- --- -- -- Set 1/2" Iron Reel'
r SM' I' 1095/305
\ S 59'38'44" W 301.65' LT NON - ACCESS ESM'T as
ww
�� o IIII o IIII o INTERSTATE HIGHWAY 35
Ilxllxllll �
/ FF
/ate vm
FS' _wv
„® ___ ___ _ _ _ _.._-
io
TO: Board of Adjustment
rlti�i!� .FTTiTo�"i
CASE: BOA 2015 - 00717115 IH -35 N
SUBJECT: Hold a public hearing, consider and act upon a request for a variance to the Enterprise
Business Park PUD Standards in order to allow a variance from the requirement that
all tenant signs within a free standing multi- tenant sign contain the same number of
square feet at 17115 IH -35N.
GENERAL INFORMATION:
Owner: Verde South Partners, LDT
Applicant: Verde South Partners, LDT
REQUEST: The applicant is requesting a variance to Article IX, Section 7.6.E Number of Signs of Ordinance
#96 -S -28 Unified Development Code as amended and adopted by the Enterprise Business Park PUD, in order
to permit the individual tenant panels to be different sizes on the free standing multi- tenant at 17115 IH -35N.
PUBLIC NOTICE: The public hearing notice was published in "The Daily Commercial Recorder" on September
11, 2015 and in the "Herald" on September 16, 2015. There were seven (7) notices mailed to surrounding
property owners on September 11, 2015. At the time of this staff report no responses have been received.
ITEM SUMMARY: The subject property is an approximately three (3) acre tract of land and is currently under
construction with an approximately 24,277 square foot retail building. The applicant is requesting a variance to
allow the individual tenant panels on the free standing multi- tenant sign to be different sizes. This site is located
within a Planned Unit Development (PUD) zoning district which is regulated by design standards specific to the
subdivision as well at the 1996 Unified Development Code as amended (Ordinance 96- S -28). The 1996 UDC
requires that the individual tenant panels on a free standing multi- tenant sign all contain the same number of
square feet.
The current UDC (11 -S -15 as amended) allows for the developer to determine the size of each tenant panel on
the free standing multi- tenant sign. Under the current UDC (11 -S -15 as amended) the developer would be
allowed to choose how much space on the free standing multi- tenant sign each business could use.
SUBJECT PROPERTY GENERAL LOCATION ZONING AND LAND USE:
The property is located at 17115 IH -35 N.
Existing Zoning ( Existing Use
Planned Development District (PDD) I Pr000sed: Restaurant. Bank. Dance Studio
Existing Zoning
North Planned Development District
South Right -of -way
East Planned Development District
West General Business (GB)
Existing Use
Office- Warehouse
IH -35
Undeveloped / Vacant
Tire Shop
CRITERIA FOR REVIEW: According to UDC, Article 3, Sections 21.3.4.C, In order to make a finding of
hardship and grant a variance from the zoning regulations of the UDC, the Board must determine the following:
The requested variance does not violate the intent of this UDC or its amendments;
Article IX of the 1996 UDC is intended to enhance property values, maintain aesthetic attractiveness,
and promote commercial opportunity in the City, and to support and further the objectives of the City's
Comprehensive Land Plan. The variance does not violate the intent of the UDC because the proposed
variance does not increase the advertising area on the free standing multi- tenant sign, and this request
would be allowed under the current UDC.
2. Special conditions of restricted area, topography or physical features exits that are peculiar to
the subject parcel of land and are not applicable to other parcels of land in the same zoning
district;
No special conditions of restricted area, topography or physical features exist on this parcel which
affect this request.
3. The hardship is in no way the result of the applicant's own actions; or
4. The interpretation of the provisions in this UDC or any amendments thereto would deprive the
applicant of rights commonly enjoyed by other properties in the same zoning district that
comply with the same provisions.
Per the Enterprise Business Park PUD, this area is identified as having a base zoning district of
General Business District (GB). Other multi - tenant building properties along IH -35, with the same base
GB zoning are permitted to allocate free standing multi- tenant sign panel space as they see fit and are
not required to provide the exact same amount of sign space to each tenant. Additionally, under the
current UDC this variance would not be needed as the current UDC does not regulate individual tenant
space sign area.
STAFF ANALYSIS STAFF RECOMMENDATION:
Staff recommends approval of BOA 2015 -007. The request for a variance complies with all the criteria for
granting a variance as presented above.
Planning Department Recommendation
X Approve as submitted
Approve with conditions*
Denial
iN
* While the Board can impose conditions; conditions should only be imposed to meet requirements of the UDC.
Attachments:
Aerial location map
Public hearing notice map
Applicant Request
Exhibits
VERDE7771-"77"
SCHIERTZ
COMMUNITY- SERVICE- OPPORTUWTY
L Us hbd
-
IH 35 N
(64646)
IH 35 N
17
IH:
(13'
5322
PLAZA ( DR
(6 475\6) 1
6
16940
IH 35 N
(64662)
n
OL
L "L ;L Li
11 LicL Ifift
l
Verde Plaza Signage Variance Request
Freestanding Ground Sign Individual Tenant Panel Area:
Description of Variance Request:
UDC 2006 Article IX Sign Standards Section 17.4 E (exception) Freestanding Ground Signs
Individual tenant Panel Area states that all tenant panels must be the same size. We are
requesting a variance to allow tenant panels to be less than 24 square feet and not all the same
size.
1. The requested variance does not violate the intent of this UDC or its amendments;
UDC Article 9 is intended to specifically protect the health, safety and welfare of its
citizens, to protect the convenience and enjoyment of its citizens, to protect the public
from damage or injury caused or attributed to distractions caused by improperly
designed or located signs, to promote property values, to promote community
environmental setting and appearance especially where tourism or scenic beauty is
important and to supports the objective of the individual zoning districts and the and
City's Comprehensive Land Plan. The variance does not violate the intent of the UDC
because the subject individual tenant panel areas will not be greater than 24 square feet
and there are several other multi tenant pylons within close proximity in Schertz that
exceed 24 Square feet and do not require that all panels be the same size.
2. Special conditions of restricted area, topography, or physical features exists that are
peculiar to the subject parcel of land and are not applicable to other parcels of land in
the same zoning district;
The Shopping Center sits at a lower grade than the frontage road and IH -35. There is
also a Verde Business Park monument sign on Mid Cities Parkway that blocks the
visibility of the building and individual tenant wall signs if you are travelling south bound
on I1-1-35. Therefore, in order to get more individual tenant panels on the Multi- tenant
pylon sign and give them maximum exposure to vehicular traffic, we have to reduce the
area of 4 panels in order to meet the total area square footage for the mutli- tenant
pylon sign. The additional business will service the growing community's needs.
3. The hardship is in noway the result of the applicant's own actions;
The request for the reduced area of 4 panels comes from the need to make allow all of
the shopping center's tenants to have exposure to vehicular traffic.
4. Granting this variance would in no way be detrimental to the public welfare or
injurious to the value of property in the vicinity;
In fact, granting this variance would be a benefit to the public welfare by reducing the
risk of any potential traffic accidents due to poor signage and no visibility for those 4
individual tenants.
6'-0"
IMIlill
A) 4" DEEP
channel letters w
00
V-4 3/4" 1'-6 1/2" 51!5)
exposed White 36" R 1111013 5 1,6 5
neon tubing
black inside/out
Pole Cover/
B) Solid Aluminum
Pole Cover
POLY CARBONATE FACES
WITH REVERSE CUT OPAQUE
ORACAL 751 HP IRON GREY #713
BACK LT WITH
T8 DAYLIGHT LAMPS
T-
4--
:44";
!'36wt I
11 ai
ig
it AI
if 61
if ei
36" -4
T-4"i -01-
L L--11-J
31-6"
2'-4"
V0
:ET F, I
0
H HET
i ET F H
16 11
------------ -
19 al
If 61
45"
1� 2411
4'-4"
,14811
■
llill!M111111111
0
0
7t
0
F f Q
State License TSCL 18330
Regulated byt'e Texas Dv"mouuxfUam,ft,q and Regulation
PO Box 12157, Asmr,% 78711,1.800-803-9202,512463-6599
Client: VERDE RETAIL
Address: 17115 IH35
Location:SCHERIL
TEXAS
Sales: TT
Designer: SC
Date: 08.12.15
Path: y/Fulcrum/Verde
File: x/FulcrumNerdefflylon
R1 Monopole
Wr
91 AF,
Sign Company DOES NOT provide primary electrical to sign.
Power to the sign must be done by a licensed electrical
contractor or licensed electrician.
Each isn must have:
I . A minimum of one dedicated 120V 20A Circuit
2. Junction box installed within 6 feet of sign
3. Three wires: Line, Ground, Neutral
All Signs will be manufactured to accommodate 120 coft current
unless otherwise Instructed by customm.
This is an original drawing created by Executive
Signs Ltd. It is submitted for your personal use,
however, it shall at all times remain the property
of Executive Signs Ltd. It may be used in connection
with the project being planned for you by Executive
Signs Ltd, but not otherwise. You are not authorized
to show these drawings to anyone outside your
organization, nor is it to be reproduced, used, copied
or exhibited in any fashion,
WIM
M
O
F
State License TSCL 18330
Regulated by Ila, Ts., Department at Lkoraing and Regulation
PO Box 12157, Austin, Tx. 76711,1 -600 -603 -9202, 512463 -6599
Client: VERDE RETAIL
Address: 17115 IH35
Location:
SCHERTZ, TEXAS
Sales:
TT
Designer:
SC
Date:
08.12.15
Path:
y/Fulcrum/Verde
File:
x/Fulcrum/Verde/Pylon
R1 Monopole
Scale: 1:8
Sign Company DOES NOT provide primary electrical to sign.
Power to the sign must be done by a licensed electrical
contractor or licensed electrician.
Each sign must have:
1 A minimum of one dedicated 120V 20A Circuit
2 Junction box installed within 6 feet of sign
3. Three wires: Line, Ground, Neutral
All Signs will be manufactured to accommodate 120 volt current
unless otherwise Instructed by customer.
This is an original drawing created by Executive
Signs Ltd. It is submitted for your personal use,
however, it shall at all times remain the property
of Executive Signs Ltd. It may be used in connection
with the project being planned for you by Executive
Signs Ltd, but not otherwise. You are not authorized
to show these drawings to anyone outside your
organization, nor is it to be reproduced, used, copied
or exhibited in any fashion.
1) 24" DIA SUPPORT PIPE
15" THICKNESS 32'5 3/4'
3T H, AND ONE 29'- "L
D1 A. - 0.375" STUB PIPE
4/123 1 fo I
PROPOSED MULTI TENANT PY ON - VERDE RETAIL
;0-
N i
16147 College Oak St. #10111
San Antonio' TX 78249
&) 210-492-9436
;J) 210-492-9483
Toll Free: 888-492-9436
State License TSCL 18330
kgWat" by t""" "" m u"' a' licensing an R,gu ation
PO Box 12157, AuAle,Tx. 7131 11, 1 no-803 9202, 512 -463 -6599
2-463-6599
Client: VERDE RETAIL
Address: 17115 IH35
Location: SCHERTZ, TEXAS
Sales: TT
DesignerS(
Date: 08.12.15
Path: y/Fulcrum/Verde
File: x/Fulcrum/Verde/Pylon
R1 Monopole
Scale: 1:8
Sign Company DOES NOT provide primary electrical to sign.
Power to the sign must be done by a licensed electrical
con tractor or licensed electrician.
Each sign must have:
1 A minimum of one dedicated 120V 20A Circuit
2� Junction box installed within 6 feet of sign
3. Three wires: Line, Ground, Neutral
-ti�Signs-willb—anufactured to accommodate 120 wit current
less otherwise Instructed by customer.
This is an original drawing created by Executive
Signs Ltd. It is submitted for your personal use,
however, it shall at all times remain the property
of Executive Signs Ltd. it may be used in connection
with the project being planned for you by Executive
Signs Ltd, but not otherwise. You are not authorized
to show these drawings to anyone outside your
organization, nor is it to be reproduced, used, copied
or exhibited in any fashion.
WE
TO: Board of Adjustment
rlti�i!� .FTTiTo�"i
CASE: BOA 2015 - 00817115 IH -35 N
SUBJECT: Hold a public hearing, consider and act upon a request for a request for a variance to
the Enterprise Business Park PUD Standards in order to allow a free standing multi -
tenant sign with a maximum area greater than 250 square feet at 17115 IH -35N.
GENERAL INFORMATION:
Owner: Verde South Partners, LDT
Applicant: Verde South Partners, LDT
REQUEST: The applicant is requesting a variance to Article IX, Section 7.6.D. Maximum Area of Ordinance
#96 -S -28 Unified Development Code as amended and adopted by the Enterprise Business Park PUD, in order
to permit a free standing multi- tenant sign with maximum sign area to 267 square feet to accommodate a 33
square foot address identifier on top of the sign at 17115 IH -35N.
PUBLIC NOTICE: The public hearing notice was published in "The Daily Commercial Recorder" on September
11, 2015 and in the "Herald" on September 16, 2015. There were seven (7) notices mailed to surrounding
property owners on September 11, 2015. At the time of this staff report no responses have been received.
ITEM SUMMARY: The subject property is an approximately three (3) acre tract of land and is currently under
construction with an approximately 24,277 square foot retail building. The applicant is proposing to install a free
standing multi- tenant sign with a maximum area of 267 square feet. The sign is comprised of 234 square feet of
tenant panels and 33 square feet for an address identifier. This request is to allow the free standing multi- tenant
sign to be 17 square feet larger than the maximum allowed by the 1996 UDC.
This site is located within a Planned Unit Development (PUD) zoning district which is regulated by design
standards specific to the subdivision as well at the 1996 Unified Development Code as amended (Ordinance
96- S -28). The 1996 UDC states that the maximum area for a free standing multi- tenant sign at this location is
250 square feet. Additionally, based on the definition of "sign area" in the UDC the property address identifier is
calculated as part of the maximum sign area.
SUBJECT PROPERTY GENERAL LOCATION ZONING AND LAND USE:
The property is located at 17115 IH -35 N.
Existing Zoning ( Existing Use
Planned Development District (PDD) I Pr000sed: Restaurant. Bank. Dance Studio
Existing Zoning
North Planned Development District
South Right -of -way
East Planned Development District
West General Business (GB)
Existing Use
Office- Warehouse
IH -35
Undeveloped / Vacant
Tire Shop
CRITERIA FOR REVIEW: According to UDC, Article 3, Sections 21.3.4.C, In order to make a finding of
hardship and grant a variance from the zoning regulations of the UDC, the Board must determine the following:
The requested variance does not violate the intent of this UDC or its amendments;
Article IX of the 1996 UDC is intended to enhance property values, maintain aesthetic attractiveness,
and promote commercial opportunity in the City, and to support and further the objectives of the City's
Comprehensive Land Plan. The variance does not violate the intent of the UDC because the proposed
increase to the maximum area of the free standing multi- tenant sign is to allow for the address to be
placed on top of the sign not additional advertising for the tenants. The area used for tenant panels and
advertising totals 234 square feet which is less than the maximum allowed area of 250 square feet.
2. Special conditions of restricted area, topography or physical features exits that are peculiar to
the subject parcel of land and are not applicable to other parcels of land in the same zoning
district;
The retail building sits at a lower grade than the frontage road of IH -35. There is also a monument sign
for Verde Business Park on Mid Cities Parkway that blocks the visibility of part of the building signage
for southbound travelers on IH -35. The increase in the maximum area of the sign allows for the addition
of a clearly visible address identifier to the top of the sign to aid motorists in finding the retail center.
Placing the address identifier at the top of the sign will help to mitigate the visibility obstructions caused
by the monument sign and lower grade elevation and provide for clearer more visible address
identification of the retail center.
3. The hardship is in no way the result of the applicant's own actions; or
Placing the address identifier at the top of the sign will help to mitigate the visibility obstructions caused
by the monument sign and lower grade elevation and provide for clearer more visible address
identification of the retail center. Other properties in the Enterprise Business Park PUD are not affected
by the visibility obstruction of the existing monument sign at Mid - Cities Parkway and IH -35.
4. The interpretation of the provisions in this UDC or any amendments thereto would deprive the
applicant of rights commonly enjoyed by other properties in the same zoning district that
comply with the same provisions.
STAFF ANALYSIS STAFF RECOMMENDATION:
Staff recommends approval of BOA 2015.008. The request for a variance complies with all the criteria for
granting a variance as presented above.
iN
Planning Department Recommendation
X Approve as submitted
Approve with conditions*
Denial
* While the Board can impose conditions; conditions should only be imposed to meet requirements of the UDC.
Attachments:
Aerial location map
Public hearing notice map
Applicant Request
Exhibits
VERDE7771-"77"
SCHIERTZ
COMMUNITY- SERVICE- OPPORTUWTY
L Us hbd
-
IH 35 N
(64646)
IH 35 N
17
IH:
(13'
5322
PLAZA ( DR
(6 475\6) 1
6
16940
IH 35 N
(64662)
n
OL
L "L ;L Li
11 LicL Ifift
Verde Plaza Signage Variance Request
Freestanding Ground Sign Maximum Area:
Description of Variance Request:
UDC 2006 Article IX Sign Standards Section 17.6D Freestanding Ground Signs Maximum Area (as
amended) states that freestanding ground signs shall not exceed 250 sq. ft. We are requesting
a variance from 250 sq. ft. to 267 sq. ft. for the inclusion of the address of the building on top of
the multi- tenant pylon.
1. The requested variance does not violate the intent of this UDC or its amendments;
UDC Article 9 is intended to specifically protect the health, safety and welfare of its
citizens, to protect the convenience and enjoyment of its citizens, to protect the public
from damage or injury caused or attributed to distractions caused by improperly
designed or located signs, to promote property values, to promote community
environmental setting and appearance especially where tourism or scenic beauty is
important and to supports the objective of the individual zoning districts and the City's
Comprehensive Land Plan. The variance does not violate the intent of the UDC because
there are several other pylon signs within close proximity in Schertz that exceeds both
the height and square footage of the variance we are requesting.
2. Special conditions of restricted area, topography, or physical features exists that are
peculiar to the subject parcel of land and are not applicable to other parcels of land in
the same zoning district;
The Shopping Center sits at a lower grade than the frontage road and IH -35. There is
also a Verde Business Park monument sign at the intersection of Mid Cities Parkway and
IH -35 frontage road that blocks the visibility of the pylon sign and building if you are
travelling south bound on IH -35. Therefore, it is necessary to put the address on the top
of the pylon sign rather than on the base of the pylon sign in order for vehicular traffic
to see the address prior to turning onto Mid Cities Parkway. (Property only has one
entrance of off Mid Cities Parkway)
3. The hardship is in no way the result of the applicant's own actions;
The request for the larger sign face area comes from the need to make the address
visible to vehicular traffic.
4. Granting this variance would in no way be detrimental to the public welfare or
injurious to the value of property in the vicinity.
In fact, granting this variance would be a benefit to the public welfare by reducing the
risk of any potential traffic accidents due to poor address signage and poor visibility of
the individual tenant panels.
6'-0"
IMIlill
A) 4" DEEP
channel letters w
00
V-4 3/4" 1'-6 1/2" 51!5)
exposed White 36" R 1111013 5 1,6 5
neon tubing
black inside/out
Pole Cover/
B) Solid Aluminum
Pole Cover
POLY CARBONATE FACES
WITH REVERSE CUT OPAQUE
ORACAL 751 HP IRON GREY #713
BACK LT WITH
T8 DAYLIGHT LAMPS
T-
4--
:44";
!'36wt I
11 ai
ig
it AI
if 61
if ei
36" -4
T-4"i -01-
L L--11-J
31-6"
2'-4"
V0
:ET F, I
0
H HET
i ET F H
16 11
------------ -
19 al
If 61
45"
1� 2411
4'-4"
,14811
■
llill!M111111111
0
0
7t
0
F f Q
State License TSCL 18330
Regulated byt'e Texas Dv"mouuxfUam,ft,q and Regulation
PO Box 12157, Asmr,% 78711,1.800-803-9202,512463-6599
Client: VERDE RETAIL
Address: 17115 IH35
Location:SCHERIL
TEXAS
Sales: TT
Designer: SC
Date: 08.12.15
Path: y/Fulcrum/Verde
File: x/FulcrumNerdefflylon
R1 Monopole
Wr
91 AF,
Sign Company DOES NOT provide primary electrical to sign.
Power to the sign must be done by a licensed electrical
contractor or licensed electrician.
Each isn must have:
I . A minimum of one dedicated 120V 20A Circuit
2. Junction box installed within 6 feet of sign
3. Three wires: Line, Ground, Neutral
All Signs will be manufactured to accommodate 120 coft current
unless otherwise Instructed by customm.
This is an original drawing created by Executive
Signs Ltd. It is submitted for your personal use,
however, it shall at all times remain the property
of Executive Signs Ltd. It may be used in connection
with the project being planned for you by Executive
Signs Ltd, but not otherwise. You are not authorized
to show these drawings to anyone outside your
organization, nor is it to be reproduced, used, copied
or exhibited in any fashion,
WIM
M
O
F
State License TSCL 18330
Regulated by Ila, Ts., Department at Lkoraing and Regulation
PO Box 12157, Austin, Tx. 76711,1 -600 -603 -9202, 512463 -6599
Client: VERDE RETAIL
Address: 17115 IH35
Location:
SCHERTZ, TEXAS
Sales:
TT
Designer:
SC
Date:
08.12.15
Path:
y/Fulcrum/Verde
File:
x/Fulcrum/Verde/Pylon
R1 Monopole
Scale: 1:8
Sign Company DOES NOT provide primary electrical to sign.
Power to the sign must be done by a licensed electrical
contractor or licensed electrician.
Each sign must have:
1 A minimum of one dedicated 120V 20A Circuit
2 Junction box installed within 6 feet of sign
3. Three wires: Line, Ground, Neutral
All Signs will be manufactured to accommodate 120 volt current
unless otherwise Instructed by customer.
This is an original drawing created by Executive
Signs Ltd. It is submitted for your personal use,
however, it shall at all times remain the property
of Executive Signs Ltd. It may be used in connection
with the project being planned for you by Executive
Signs Ltd, but not otherwise. You are not authorized
to show these drawings to anyone outside your
organization, nor is it to be reproduced, used, copied
or exhibited in any fashion.
1) 24" DIA SUPPORT PIPE
15" THICKNESS 32'5 3/4'
3T H, AND ONE 29'- "L
D1 A. - 0.375" STUB PIPE
4/123 1 fo I
PROPOSED MULTI TENANT PY ON - VERDE RETAIL
;0-
N i
16147 College Oak St. #10111
San Antonio' TX 78249
&) 210-492-9436
;J) 210-492-9483
Toll Free: 888-492-9436
State License TSCL 18330
kgWat" by t""" "" m u"' a' licensing an R,gu ation
PO Box 12157, AuAle,Tx. 7131 11, 1 no-803 9202, 512 -463 -6599
2-463-6599
Client: VERDE RETAIL
Address: 17115 IH35
Location: SCHERTZ, TEXAS
Sales: TT
DesignerS(
Date: 08.12.15
Path: y/Fulcrum/Verde
File: x/Fulcrum/Verde/Pylon
R1 Monopole
Scale: 1:8
Sign Company DOES NOT provide primary electrical to sign.
Power to the sign must be done by a licensed electrical
con tractor or licensed electrician.
Each sign must have:
1 A minimum of one dedicated 120V 20A Circuit
2� Junction box installed within 6 feet of sign
3. Three wires: Line, Ground, Neutral
-ti�Signs-willb—anufactured to accommodate 120 wit current
less otherwise Instructed by customer.
This is an original drawing created by Executive
Signs Ltd. It is submitted for your personal use,
however, it shall at all times remain the property
of Executive Signs Ltd. it may be used in connection
with the project being planned for you by Executive
Signs Ltd, but not otherwise. You are not authorized
to show these drawings to anyone outside your
organization, nor is it to be reproduced, used, copied
or exhibited in any fashion.
WE