HomeMy WebLinkAbout01052012 BSC Agenda item 3
STAFF REPORT
Business of the Building and Standards Commis
City of West University Place, Texas
AGENDA OF: January 5, 2012 DOCKET NO.: 2011-10
DATE SUBMITTED: December 14, 2011 DEPARTMENT OF ORIGIN: Development
Services
PREPARED BY: John R. Brown, MCP, CFM
Chief Building Official PRESENTER: Katy Signs, Chris Artzner or
Owner, Robert Orkin
SUBJECT: Variance request for additional
signs, additional sign face area and
location on a wall surface other than the STAFF PRESENTER:
wall used for the relevant fagade area John R. Brown, MCP, CFM
measurement. Chief Building Official
ATTACHMENTS: Letter from Katy signs, proposed signage and building elevations,
pictures of current Potbelly's store signage around the US and sign code Sections
6-250, 6-25c4 and Tables 3-1 & 3-2.
STAFF SUMMARY
Background:
Katy Sign Company submitted a sign application for wall signs; some painted and
others manufactured internally lighted sign cans. The proposed wall sign locations were
not allowed by ordinance Section 6-25c4 and the total square footage of the sign faces
totaled more than Section 6-250 will allow based on the sign Table 3-2.
Variance request:
To allow signs to be located on a wall other than the one used to calculate the
relevant fagade area, where the main entrance is located and to allow additional signs
and sign face area due to the unique design of the building where the main entrance is
located in the small angled wall.
1
Code reference:
Sign Code:►
Chapter 6 Definitions:
Facade area is measured using a simple elevation view of the building. Exception: For a building with separa
retail units, the total facade area of each unit is the facade area bordering the unit's space
Fixed means a sign designed and affixed to be a permanent, nonmoveable sign. Exception: Neither a flagpole nor
a flag is considered a "fixed" sign.
Relevant facade area means the area of a building's facade where the principal entrance is located.
Sign has the same meaning as in V.T.C.A., Transportation Code ch. 393 "In this chapter, 'sign' means an outdoor sign,
display, light, device figure, painting, drawing, message, plaque, poster, or other thing that is designed, intended, or used to
advertise or inform." The term includes any structure, vehicle or other object which has the principle purpose of supporting or
displaying a sign. Each physically separate display is considered a separate sign unless:
(1) It is solidly joined connected with another display (or a structure) to form a compact and contiguous
sign unbroken by internal borders, frames or other divisions; or
(2) It is enclosed within a frame or border designed to form a unified sign.
Signs on the outside surface of any wall, window or other structure are considered to be "outdoor."
Sec. 6-25. - Sizes; numbers; spacing; design; etc.'
(a) Sizes, numbers, etc. On each building site, limits on the maximum number and sizes of signs are prescribed'
in table 3-1 of section 6-28
(c) Building-mounted signs. A building-mounted sign may not:
(1) Project more than two feet from the nearest face of the building;
(2) Be higher than the nearest part of the building;
(3) Exceed the aggregate size limits set out in table 3-2 of section 6-28; or
(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
Table 3-1. General Rule: On a site outside a street area, any sign exceeding any
Sign Sizes, Numbers applicable regulation (prescribed below) is prohibited, and all non-
specified types of signs are prohibited. Exceptions/ Special Rules: (1) See
special rules noted in table. (2) See remainder of this Chapter.
Type of sign Regulation Applicable to sites used Applicable to Applicable to all other
for SFR purposes residential impact sites sites
Fixed Maximum total DA, entire site Zero' 1% of the site's area 3% of the site's area (total
(total per site)' per site)'
2
Table 3-2. General Rule: For each building, the maximum display area and number of all
Number and display area, building-mounted and canopy-mounted signs is determined by the relevant
building and canopy-mounted facade area. Any sign exceeding such a limit is prohibited, an 11 non-
signs specified types of signs are prohibited. Exceptions /Special Ru See
special rules noted in table. (2) See remainder of this Chap er.
Size of relevant facade area Maximum display area of building mounted Maximum numbe f bui ~[4
(RFA), per separate premises and canopy-mounted signs, per separate mounted and canopy- ounte
premises signs, per separate prem s
Less than 100 sq. ft. 26 sq. ft. Two
100 to 199 sq. ft. 26 sq. ft. plus 11 % of RFA over 100 sq. ft.
200 to 499 sq. ft. 38 sq. ft. plus 12% of RFA over 200 sq. ft.
500-999 sq. ft. 75 sq. ft. plus 11 % of RFA over 500 sq. ft.
;Notes: Single-occupant premises with RFXs larger than 3,000 sq. ft., and having separate departments,
each with a separate exterior entrance, may have one building-mounted sign or canopy-mounted
sign per department. (Code 2003, § 3.210)
Please Note
Kirby Street facade is 24' x 35.5' = 852 sq.ft. Maximum building sign face allowed 75+39=114 sq.ft. [Requesting
137.08 sq.ft.]
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.
(3) Whether alternative methods or procedures will achieve the same, or substantially the same, result as literal
compliance with the requirement.
Required findings. The BSC may not issue a variance unless it affirmatively finds all of the following:
(1) The imposition of the requirement imposes an exceptional hardship upon the applicant. It is the general intent of this
section that financial cost, alone, would not ordinarily constitute an exceptional hardship.
(2) No reasonable and feasible method or procedure is currently available to comply with the requirement.
(3) The imposition of the requirement is unjustified because of good and sufficient cause demonstrated to the BSC.
(4) The variance will not introduce or increase any threat to public health or safety.
(5) The variance is consistent with the purpose and intent of the ordinance in question.
(6) The variance will not cause a nuisance and will not unreasonably interfere with the use of nearby property.
(7) The variance will not cause a fraud to be worked upon the public or any individual.
(8) The variance will not cause an increase in public expenditures or budgets.
(9) The variance will not create an irreconcilable conflict with any other ordinance, law, rule or regulation.
3
0
City of W St University Place
APPLICATION TO THE BUI DING AND STANDARDS COMMISSION
OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS ("CITY")
Address of site: 5800 Kirby Dr., Houst n, TX 77005?
Legal description of the site: LTS 2 & 3 BLK 4 TANGLEY TARRACE
'r
Applicant: Kirby Retail Fund LP
Address: 8441 Gulf Freeway, Suite 212
Contact. Robert Orkin or Chris Artzner
Phone: 713-688-8121 Fax. 281-779-4226
Email Address: ca@katysigns.net l
Decision or Action Requested (check one or more and provide requested data):
( ) Appeal. Hear and decide an appeal from an order, requirement, decision or determination made by the building official (or
other administrative official) of the City.
Name and title of the administrative official:
Is the official's action In writing? ( } 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:
Exact code of ordinance section(s) involved:
Grounds for appeal:
i
( ) Special Exception.
Exact code of ordinance section that authorizes the special exception:
Exact wording of special exception requested:
Variance.
Exact code of ordinance section from which a variance is requested: Sec. 6-25C#3 and Sec. 6-25C#4
Sec 6-25C#3 Building mounted signs exceed the aggregate size limits set out In table
Exact wordin of variance reg,~ ste 3- of section 6-28. Sec 6-25C#4 Be mounted on a fa de other than the one used to
i vest' r~~u S~vs flUp IAN ' *late the relevant fa4ade area (RFA) for table 3-2 of section 6-28
4{her Data. Are there drawings or other data? ( )No (Yes (list items here and attach them)
Variance request letter, proposed sign drawings, pictures of similar sites around the U.S., Potbelly Brand Book.
State of ~}C County of
This instrument was a =nowl db_efpre. me on 20~
by L
KELLEY YOUNG ISBELL
Notary Public, State of Texas
(Seal) ttia My Commission Expires
July 06, 2014
.
My commission expires: otary Public
*****PROVIDE ORIGINAL PLUS 15 COPIES (16 TOTAL) OF ALL SUBMITTALS*****
\.J.~FI~ l+k'1~AGE ~ 1=;r1,~ ~'e}~,a:l F.tt~ct C f 11 c) GzNztAt (4-}-rfritc,
Signature of applicant: c.t.,. Date: i~ 2 0r 1 , r 6~) For Staff Use only Date fled:/Z'je/Date heard: DS - lZ Docket#: zd//~D L I
Form sso.inz
0 W ,tl~' C
December 13, 2011
KATY SIGNS & ASSOCIATES, INC.
3622 Pinemont Houston, TX 77018 713-688-8121 Phone 713-688-7941 Fax
PROPOSAL PAGE 1 OF 2
To: City of West University Place
i6-
SCAN ,
From: Potbelly Sandwich Shop _ r.
5800 Kirby Dr.
Houston, TX 77005
Re: Sign Variance Request
a) Sec. 6-25C#3 Building mounted signs exceed the aggregate size limits set out in table
3-2 of section 6-28
b) Sec. 6-25C#4 Be mounted on a fagade other than the one used to calculate the
relevant fagade area (RFA) for table 3-2 of section 6-28
To whom it may concern,
As instructed, this letter is to explain the reasoning behind our request for a sign variance.
We are hereby requesting a variance for the proposed two (2) wall signs and painted lettering for
the new Potbelly Sandwich location currently under construction at the address of 5800 Kirby
Dr. Houston, TX 77005.
The aforementioned signs were rejected from standard permitting on Nov 15th 2011, citing that
the signs were over the calculated relevant fagade area (RFA), and that the proposed signs will
be installed on walls that are not containing the main entrance.
The proposed location of wall signage will face two main streets Tangley Rd. (side) and Kirby
Dr. (front) which is imperative to gain exposure to vehicular traffic. Proper exposure would not
be available from the main entrance wall as it is angled toward the parking lot. Also this angle of
the main entrance causes the (RFA) to be very small in comparison to the building size. The
fagade that contains the main entrance is approximately 8' wide and 24' tall which would make
our RFA 192 square feet. 192 sqft of RFA according the table 3-2 of chapter 6 city ordinance we
would be allowed 36.12sgft of signage total for a 2,000sgft restaurant. We are asking for
137.08sgft total signage. That 137.08sgft of signage is broken down as follows, 43.04sgft of
signage for the 696sgft front fagade which is roughly 6.1% of the wall area, 65.84sgft of signage
for the 1,320sgft side fagade which is roughly 4.9% of the wall area, and 28.2sgft of painted
signage on the other side wall facing the parking lot. The painted on text around the top of the
building helps establish the Potbelly Sandwich Store look.
If the main entrance had been located on the wall facing Kirby the RFA would have been 696sgft
which would allow 96.56sgft of signage.
If the main entrance had been located on the wall facing Tangley Rd. the RFA would have been
1,320sgft which would allow 155sgft of signage.
Potbelly Sandwich has based their image on the store layout and "Look" as defined by the
provided Potbelly Brand Book. If this location differs from the standard Potbelly "Look"
customers will have a difficult time determining what the restaurant is and/or associating it with
December 13, 2011
KATY SIGNS & ASSOCIATES, INC.'-
3622 Pinemont Houston, TX 77018 713-688-8121 Phone 713-688-7941 Fax
PROPOSAL PAGE 2 OF 2
the Potbelly chain of restaurants. The store "Look" is a defining characteristic of the Potbelly
franchise, without the "Look" this location will be hindered and will struggle to make its name
known in the community. We are not asking for a variance simply because we are located within
the City of West University Place, we are asking for use of Potbelly's national branding and their
nationwide sign standards. We feel that the overall "Look" of Potbelly's Sandwich Store will add
to the overall appearance of West University Place and blend in with the surroundings.
The proposed two (2) lighted wall signs do not face any residential areas and should not pose any
disruption to neighboring residents.
Executive Summary:
-The proposed location of wall signage provides exposure on two main streets.
-Angled main entrance signage would provide inadequate exposure to traffic.
-The smaller angled main entrance gives Potbelly a disadvantage on signage size calculation and
placement.
-We are requesting only 137.08 sgft of signage for a 2,000sgft restaurant.
-We prefer to adhere with Potbelly's National Branding theme.
-Changing the appearance of the storefront will have a negative impact on the business.
-Signage will complement West University Place and blend in with the surrounding homes and
businesses.
-Proposed lighted signage locations do not face residential property.
Potbelly sign branding book has been included for review as well as a full set of drawings for the
proposed signs, and pictures of other Potbelly stores in other states and cities.
Sincerely,
Chris Artzner
Katy Signs & Associates Inc.
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