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Home My WebLink About372-BADATE: January 5, 1995 TO: Board of Adjustment FROM: Stephen C. Richardson, Planning Director SUBJECT: Request for a special exception regarding the required front yard setback for a proposed owner identification sign at 85 IH-10 N., Regents Park Office Complex. FILE: 372-BA STAFF REPORT The Planning Director recommends approval of the special exception for the following reasons: The office complex was constructed prior to the adoption of the ordinance requiring setbacks for commercial structures or signs; The 8' x 10' brick monument sign identifying the property will not adversely affect the value or use of adjacent properties; and This request is not contrary to the public interest. The owner of the Regents Park I and 11 office complex at 85-87 IH-10 N. recently -undertook a major renovation to upgrade the buildings and grounds and to comply with handicapped access and recent fire code requirements concerning fire detection and alarm systems. The security systems were also improved. Approximately 1/2 million dollars will be spent on the Beaumont property. The area between the two buildings which contain the parking lots is heavily landscaped with many mature trees planted. Part of the renovations considered are new graphics and signage. The applicant wishes to build a 4' high by 10' long brick identification sign with the name of the property and the address two, feet off the front property line. The existing identification sign next to the driveway - also not meeting the required setback - will be removed. Notices Mailed to Property Owners: 9 Responses in Favor: Responses in Opposition: Exhibits are attached, i CITY OF BEAUMONT (CODES SECTION 30-3 E.2.) 1. INDICATE WHICH SPECIAL EXCEPTION IS BEING REQUESTED: (a.) To reconstruct, extend or enlarge a building occupied by a nonconforming use on the lot or tract occupied by such building, provided that the reconstruction, extension, or enlargement does not prevent the return of the property to a conforming use. (b.l) An exception from the front yard requirements where the actual front yard setback of an abutting lot does not meet the front yard requirement or a rear yard exception where the actual rear yard setback of any four (4) or more lots in the same block do not meet the rear .yard requirements of these regulations. (b.2) A yard exception on ,corner lots. (b.3) An exception where the existing front yard setbacks of the various lots in the same block are not uniform, so that any one of the existing front yard setbacks shall, for a building hereafter constructed or extended, be the required minimum front yard depth. (b.4) V An exception from the minimum front yard requirements for owner identification signs where a structure existing at the effective date of this Chapter precludes locating a sign in compliance with the setback regulation. (b.5) An exception from a minimum interior side yard setback requirement for owner identifications signs for existing businesses which were developed prior to April 1, 1981, where there is no safe place to erect a sign in compliance with the minimum setback requirements. A condition for granting of the exception is that the applicant must demonstrate that the sign shall not screen or obstruct the view of an existing sign, building, or outdoor display area. (b.b) An exception from the minimum side -yard setback requirement where a nonconforming building was in existence at the time of the passage of this ordinance. (c.) To waive or reduce off-street parking and loading requirements when the Board finds the same are unnecessary for the proposed use of the building or structure for which the special exception request applies. (d.) To grant an exception for ten (10) additional feet in height for an advertising sign, when in the Board's judgement, the sign at a lower height will block an existing sign or structure from view or itself be blocked from view. 2. SUBMIT A LETTER EXPLAINING WHY THE GRANTING OF THIS SPECIAL EXCEPTION BY THE BOARD OF ADJUSTMENT WILL NOT ADVERSELY AFFECT THE VALUE AND USE OF ADJACENT OR NEIGHBORING PROPERTIES OR BE CONTRARY TO THE PUBLIC INTEREST. The applicant has the burden of proof. APPLICANT'S .evil"" ram,-/' .s.�• � � J ,r„- L XMIS The applicant is requesting a special exception ...... from the minimum front yard requirements for owner identification signs where a structure existing at the effective date of this chapter precludes locating a sign in compliance with the setback regulations." The regulation requires a 10 ft. setback from the property line and the applicant wishes to install a low, brick monument sign only 2 feet off the front line. This 4' high sign will lie directly in front of an atrium -stairwell projection at the front of Regents Park 1. The building is a triangle. The owners will site a flag pole directly behind the sign, next to the projection. The ordinance allows owner identification signs in the commercial and industrial districts to reach a total heigh t of 50 feet. The proposed ground monument sign will only be 4' in height and no poles or pylons will be used. Address signs are exempted from the regulations of the sign ordinance (Chapter 28) but are restricted to a total area of 3 square feet. There is no total square footage required in the district for owner identification signs; however, the applicant is proposing a sign area of only 40 square feet. The owners considered placing the sign inside the planter box in the middle of the north driveway but were afraid of potential damage to the sign from truck traffic. The shrubs inside the narrow planter box have been damaged over the years by trucks. Other locations with a 10 ft. setback along the freeway frontage were considered. However, each alternative proved ineffective because either existing trees blocked the sign or drivers could not see the sign. The proposed sign will actually lie 16 ft. from the curb of the service road and will cause no sight obstructions. For the reasons cited above, the granting of this special exception will not adversely affect the value and use of neighboring properties nor will it be contrary to the public interest. GENERAL .11NNFOORRMA—TIQNNURUCIMMO ApP.LICANT: Mike Barnett PROPERTY OWNER: UNUM Life Insurance Company of America STATUS OF Owner _ Prospective Buyer APPLICANT: Tenant x Other (I-mployce of property managers Michael stevens interests, Inc Houston, Texas) LEGAL DESCRIPTION: EXISTING ZONING: � PROPERTY SIZE: EXISTING LAND USES: SURROUNDING LAND USES: NORTH: closed restaurant, large apartment complex EAST' IH-10 N. service road and main freeway SOUTH: Beaumont High ditch, Plaza-10 Subdivision (hospital, offices, restaurant) WEST: Woods, Hillebrandt Bayou CC3MPREHIENSIVE PLAN; OTHER PHYSICAL FEATURES: ST.: 85-87 IH-10 North Being Tracts 61-F and 61-G out of Tract 61, Tax Plat C-6, Noah Tevis Survey, Beaumont, Jefferson County, Texas. HI (Heavy Industrial) District 5 acres Two office buildings 39,000 sq. ft. (Regents Park I) and 41,000 sq. ft. (Regents Park 11). "C" - minimal hazard SURROUNDING ZONING: III (Heavy industrial) District III GC -MD (General Commercial -Multiple Family Dwelling) District FIVI Activity Corridor (freeway) None Interstate —jg—B, ihway - south bound service road; right-of-way varies, pavement Width varies. GENERAL INFCfRI IA" jON)rVDIjC_jjjRjM continued DR_AINAGE: SAN_ITARY SEWER SE_: ApEQU-ACY OF S-ERVICE: Storm sewers and ditches. M N/A Fire protection is provided by Station # 10, 3855 Washington Boulevard. Present services and utilities are adequate. MICHAEL STEVENS INTERESTS, INC. December 1.9, 1994 Planning Division, Room 210 City Hall, 801 Main Street Beaumont, Texas 77701 Dear Chairman: This letter is in reference to the enclosed application. This variance request is submitted in order for us to install a 4 foot high by 10 foot long brick monument sign in a location that would be functional as an address and identification sign. This sign is for Regent Part I & 11 office complex which is located at 85 & 87 IH-10 North. Regents Part 1 (85 IH-10) is located approximately 40'- from the curb of Interstate 10 access road. There is 14' of State right-of-way from the curb to the projects property line. If we came 2' off the property line we would be 16' from the curb. In this location we feet the sign would be safe, functional and in an attractive position. Enclosed are some drawings, pictures and legal descriptions to help you better understand our request. Thank you for your consideration in this matter. We look forward to hearing your decision. Sincerely, Michael Barnett Property Representative 1160 Dii iite6O1,Houston, Texxs77079 713/496-4141,rax:M/496-2800 71 r-_] • e��0►�il� i '-)\j -K-,�T m O-ot I P-9 -1 b ME I La 1% T P IL -7FL a-7 LF-s