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HomeMy WebLinkAbout11062008 BSC Agenda Item 5 STAFF REPORT Business of the Building and Standards Commission City of West University Place, Texas AGENDA OF: November 6, 2008 DOCKET NO.: 08-06 DATE SUBMITTED: October 17, 2008 DEPARTMENT OF ORGIN: Development PREPARED BY: Jeff Lepow for Scott Services Rubenstein SUBJECT: Request a variance to Chapter 6, PRESENTER: John R. Brown, MCP section 6-25(c)(4)the placement of a Chief Building Official building mounted sign on a fagade other than the fagade used to calculate the relevant fa ade area. ATTACHMENTS: Letter of authorization, narrative, HCAD printout, pictures of building and proposed si na e. STAFF SUMMARY Mr. Lepow is requesting a variance to Chapter 6, section 6-25(c)(4) which states: Sec. 6-25. Sizes; numbers; spacing; design; etc. (c) Building-mounted signs. A building- mounted sign may not: (4) Be mounted on a facade other than the one used to calculate the relevant facade area (RFA) for table 3-2 of section 6-28. Sec. 6-19. Definitions. Relevant facade area means the area of a building's facade where the principal entrance is located. This business is located at the intersection of Bellaire and Stella Link. He is requesting to place a second building mounted sign on the facade facing Stella Link. The business has a second driveway entrance located on Stella Link. Note: Mr. Lepow's variance request also requests additional square footage for his sign. This portion of his request is not necessary because I calculated the relevant facade area incorrectly. He has sufficient allowable display area for the additional sign requested. Section 18-20 of the City Code of Ordinances requires that the BSC consider the following in considering a variance request: Mandatory factors. In considering a variance, the BSC shall take the following into account: (1) Whether the applicant has made an earnest, good faith effort to comply with the requirement. (2) Whether the applicant brought the matter to the attention of the city on his own motion, without intervention or enforcement action by any city official. 1 • City of West University Place APPLICATION TO THE ZONING BOARD OF ADJUSTMENT OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS ("CITY") r~ 3je~a~ Address of site: ~q 24 Legal description of the site: I.D~ pC1 CU n ha 6,~ Applicant:.S l a a(-R-Ri 6m\ 110 Address: ~~ANwe~\ `fi`t f Q, q f1 / Contact: Phone: 2- ? `Z3 Fax. -71) Email: Jlt° W ~j Decision or Action Requested (check one or more and provide reque to dat) M Appeal. Hear and decide an appeal from an order, requirement, decision or determination made / v by the Administrative Official. • Is the official's action in writing? I Yes; (copy is attached. ( )No, but the action appealed is as follows: • When was the action taken? Note: Appeals must be filed within a reasonable time. Please explain any delay below: 2-6( • Exact zoning ordinance section(s) involved: W -C) Ce-2~ ~ able 3 -Z, • Grounds for appeal: Wol(lc,sf~ 55 " !L -f o K..__- ( )Special Exception. C" • Exact zoning ordinance section that authorizes the special exception: • Exact wording of special exception requested: 1~[1f Variance. • Exact zoning ordinance section f ~m which a variance is requested: Exact wording of v ~i`an eLregCsfed: vomaw/ 4v OA,Mo OJ Other Data. Are there drawings or other data? ( )No Yes(list items here and ttac them) Dvaw -5 .1 1~46~ 'VO-''I0N(' *D-V\-\ i 'U" Attached. The applicant h rea a State and City regulations attached. Signature of applicant:' Date: low For Staff Use only Date filed: (0 0 Date heard: a Docket#: Form ZBA-102 • • PIPELINE REALTY COMMERCIAL. INVESTMENT, DEVELOPMENT & MANAGEMENT Letter of Authorization October 20, 2008 City of West University Place Buildings & Standards 3800 University Blvd., West University Place, TX 77005 Re: 3924 Bellaire Letter of Authorization To Whom It May Concern: This letter gives authorization to Jeff Lepow, with Texas Backdraft, to perform site surveys, secure permits, apply for any necessary variances, obtain any approvals and to perform sign installations, sign removals or any sign maintenance necessary at our property. If you have any questions or concerns, please call me at (713) 799-1676. Sincerely, PIPELINE REALTY for JEWA AR C LC Scott ens ein Pre nt SRR:crk 2330 HOLMES RD. I HOUSTON, TEXAS 77051-1098 P: 713 799 1676 1 F: 713 799 5616 1 www.pipelinerealty.com I • Variance Request for Firehouse Subs, 3924 Bellaire Blvd. 1 Variance Request for Firehouse Subs at 3924 Bellaire Blvd. Prepared and Presented by Gloria Bakers US Signs representing Firehouse Subs • Variance Request for Firehouse Subs, 3924 Bellaire Blvd. 2 Section 6-25, part C of the West University Municipal Code states that "A building mounted sign may not be mounted on a facade other than the one used to calculate the relevant facade area..." This ruling has resulted in the Firehouse Subs business not being allowed any signage on the building facade facing Stella Link Rd. This presents a potential safety hazard for drivers looking to dine at this facility. The concern is that the lack of signage on Stella Link gives the customers no direct idea of where the business is. The first time the clients will become aware of the location is the 8' monument sign (drawing 2.3) at the corner of Bellaire and Stella Link, which is past the driveway entrance provided for traffic on Stella Link. This may result in forcing the customers to either take the turn onto Bellaire (from Stella Link) at much higher speeds than is safe, or to heavily apply their brakes and turn at the last minute, either which could lead to a potential accident. A potential solution to this safety issue would be to allow Firehouse Subs to place one non-illuminated wall sign on the Stella Link side of the building (please see attached drawing. Firehouse Subs has made a significant effort to comply with current sign codes by removing the pole sign alongside the building on Stella Link. However, by removing the pole sign, there is nothing identifying the Sub shop so customers can slow down and make a safe, responsible turns. By removing the Stella Link pole sign, the customers also have no way of knowing what the entrance from Stella Link is for, or that it is a direct way to the Sub shop without having to turn the corner onto Bellaire to see signage. Another benefit of the sign on the Stella Link building elevation would be for customers heading South on Stella Link. This sign could identify where to turn into the , 3924 Bellaire Blvd. 3 • Variance Request for Firehouse Subs0 parking lot easily instead of driving slowly through the intersection with Bellaire looking for a parking lot entrance, or blocking traffic and causing a safety hazard by trying to make a unsafe u-turn because they did not see any identifying signage in enough time to make a safe, responsible turn. The illuminated sign we have in place (drawing 1.3) leaves us with just and additional 11.126 square feet of signage, which is allocated by the city based on sign code and relevant fascia area (RFA), but not used on the front signage, does not equate with a large enough sign to be seen from the street. Due to the height of the building (14 feet), and the speed of people driving past, the drivers on Stella Link would need to slow down to almost a complete stop to see a small square footage (11.126sq ft) sign from the road. If the West University were to allow Firehouse Subs to place a secondary (drawing 3.3 of attached) 20.25 square foot, (which is just 9.124 square feet more than the current allotment) non-illuminated sign on the Stella Link frontage of the building, the drivers or passengers would be able to safely identify the building from the road without having to come to a near complete stop, which, if sudden enough, could cause an accident at the worst, and a back up of traffic at the least. In order to help reduce the chance of accidents at this intersection, Firehouse Subs has closed the driveway off of Bellaire Blvd. immediately past Stella Link, and relocated it further west of the intersection. The driving reason this second sign was not allowed is due to the side elevation not having an entrance. However, this area is planned to include a full patio for patrons, and will add presence to this side of the building's structure. It is our hope that the additional sign request will be granted to benefit both the public who are traversing the area, as well as the Firehouse Subs location. V V n ~ ~ ~ ~ ~ N CT YI Q n N a cc a rn W ti o T o C~ o W m m e Z z,f R9 N ?T CD v t n C7 N-. d o o o CD o s C N H C g 1 m In cr N CD N N CD Q,':: d O CD < CD Co d CD 9. ti a !~D a C7 a cl) T -0 CD s C9 T c~ n d s C°9 o < C m S' c c c o d T cl) 3 3 C `CD o c CD c r CD- D 2'-3" 14 cn > 3 H CD 0 y L O CS 03 'y l~ ~ A S (7 Ci ® y 3 (m CD 0 cD CD N d G7 t `D a 5 C V! y R o c o W H rr O CD C7 Cr C O fD 0 d -n FA, a ? s O 0 1i1 o m O CD co n v < I CD n \ CD E' D _3 Cs ~t t s c~ CD 3 ~r ~y C 3 m o (D CD Cn m m N Q O O 0 E 32" FASCIA y CD w CCD C2 W ? 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OF PAGES INCLUDING COVER: None 2 PHONE NUMBER: SENDER'S PHONE NUMBER: 713-688-8121 713-662-5833 RE: Rejected plans: 3924 Bellaire ❑ URGENT ❑ FOR REVIEW ❑ PLEASE COMMENT ❑ PLEASE REPLY ❑ PLEASE RECYCLE NOTES/COMMENTS: Your plans for the address listed above have been rejected. You may pick uP our plans. Your re submittal fee of $20.63 is due at the time you bring in your corrected plans. You will need to bring one complete new set of drawings; you also bring in corrected pages that you will insert onto the "City" copy set of drawings that we have retained here in our office. You will fold over the corner of the obsolete plan sheet This will allow us to retain a complete history of your plan submittal If you have anyquestions, :please contact our office. Thank you, Kathi PLAN REVIEW BY JOHN R. BROWN, MCP Please upon re-submittal of your plans DATE: October 10, 2008 insert any corrected plan sheets into the CITY copy set and fold over the corner of ADDRESS: 3924 Bellaire Blvd. the obsolete plan sheet. Thus there will be a complete history of plans submitted on CONTRACTOR: Katy Signs your project. CONTACT NUMBER 713-688-8121 Thank you for your interest in building in the City of West University Place. We are sorry to inform you the plans submitted have been denied. The following list of items will direct you to the corrections necessary to achieve compliance with the codes and ordinances of West University Place. Should you have any questions please call 713-662-5833 or 713-662-5834. Wall sign "B" 1. Only 11.126 square feet of allowable wall sign display area remains, per section 6-28 table 3-2. You are proposing 20.25 square feet. 2. All signs shall be located on the same fagade as the main entrance, per section 6-25(c) (4). 'v'qv 0- E AML id 'Row J N +Jy't t ~ L- . 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CD 7 _ cn co CD < = a CD CD o CD CD o m in a m c cl) 32" FASCIA H ;:v CD N v C CD CD 0 N < N 07 G cp d < fC = d d N n y K Q N m d o D D D a m n 3 3 d 3 Ip ~ N d " n 3 3 3 H n o r t a ~ C m ;K T A v = I I ~ e m - fl I I :I M M y r9'I co o .ns v y O y 7 W d Z L7 THIS DDESIGN AND ENGINEERING IS SUBMITTED AS OUR PROPOSAL. AND THE RIGHT TO USE OR EXHIBIT IN ANY FORM. IS NOT AUTHORIZED WITHOUT WRITTEN PERMISSION BY US SIGNS. N M m o o A m r v a , C1 c O O D : 11 l0 Q N m z ;a 9 N O O W C p ® T = r N TT `G NI ' o N• ('1 M (O • Z 7J ~ 0 2 0 A w .p N _ X O OO O Op 0 Q` V o D a p" ; o s r o R s$ m° o o N w wo7 w0 0 p,°~~ m Pn A Z Q m m 0 6 A C 1~ V V X3' 00 W H -1 3 p aegs 3 2 G) 00 Z V N A V In V Q ~t (1 V~ x p ~ V gg m ® < SIGN ELEVATION ° 111 c a dD co O 2 EXHIBIT in A DR. N W X K~ O IUD w n A. 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