HomeMy WebLinkAbout432-BADATE: October 7, 1999
TO: Board of Adjustment
FROM: Stephen C. Richardson, Planning Manager
SUBJECT: Request for variances to the sign regulations of Section 30-28 (b) (1) to allow a 21
foot tall, 110 square foot (10' x I I) owner identification sign in an RS (Residential
Single Family Dwelling) District. The sign regulations allow a maximum of 15 feet
in height and 50 square feet in area.
FILE: 432-BA
STAFF REPORT
The Cathedral in the Pines Christian Center has requested two variances to the current sign
regulations to allow for a proposed sign at the Cathedral Christian School at 8200 State
Highway 105.
Prior to the 1981 Zoning Ordinance there were no area and height regulations in the City of
Beaumont.
Below is a table showing the evolution of residential sign regulations since 1981:
Detached Owner
I.D. signs 1981 1999 Request
Maximum Area 20 sq. ft. 50 sq. ft. 110 sq. ft.
Height 15' 15' 21'
Setback 25' 15, 15' (not an issue)
Illumination Reflective Internal Internal (not an
flood only illumination issue)
in addition to
reflective
The school authorities feel that a larger sign is justified because of the highway frontage.
The applicant has the burden of proof to demonstrate to, the Board compliance with
Conditions A, B and C.
Exhibits are attached.
PUBLIC NOTIFICATION
Notices mailed to property owners 49
Responses in Favor 3 . Responses in Opposition 1
CATHEDRAL IN THE PINES CHRISTIAN CENTER
September 16, 1999
Board of Adjustment
City of Beaumont
Beaumont, Texas
RE: Application for variance for a sign in a residential district
Gentlemen:
We hereby request the granting of a variance for a sign on State Hwy 105. This is on
church property and the location of Cathedral Christian High School.
In a residential district we understand that we are limited to a sign of no more than 50 sq.
feet and 15 feet in height. The property involved has over 1400 feet frontage on Hwy 105
and is 43,5 acres in size. There are no homes on the north side of Hwy 10'5 near the sign
location and only a minimal number on the south side of the highway. As you know, this
is a very wide major highway. A sign of the permitted size would be so small under these
conditions as to be barely visible.
It is our school's need and desire to be able to communicate with their students, parents,
and the public in general by use of inter -changeable letters on the bottom half of the sign.
This would not be possible on a 50 square foot sign.
The proposed sign, as you can see from the attached information, would be near the
middle of our frontage. Also, it will be a very attractive sign, as you can see from the
attached papers. For this and the other reasons shared above, we feel that no one in the
general area would greatly object to this variance being granted,
We plan to be at your meeting on October 7, 1999, so if you have any additional
questions, we will be happy to answer them at that time. Please respond favorably to our
request for this variance. Thanking you in advance, I am,
Yours truly,
Billy W. Doornbos
Co -Treasurer
2350 EASTEX FREENVAY - P. 0. BOX 24'94 - BEAUNIONT. TEXAS 77704-2494
TELEPHONE (409) 892-8475 - FAX (409) 898-0734
4_3z .134
VARIANCE SUPPLEMENTAL APPLICATION FORM
. BEAUMONT, TEXAS,
(CODES SECTION 30.37 E.3)
The Board of Adjustment has die power to grant variances Nvhcre the following listed conditions have been met.
Indicate how your application meets each of these conditions in the space followin, each condition. (The
apiplicAnt has the burden of proof to demonstrate that all three of the conditions necessary for a variance
have been met).
Except as othenNise prohibited, the Board is empowered tonuthorim. a variance from a requirement of the Zoning
Ordinance when the Board finds that all of the following conditions have been met:
CONDITION & That the granting of the variance will not be contrary to the public interest.
This should not be a problem as the involved tract is 43.5 acres with
1400 feet of frontage on the north side of State Hwy 10,5, a very wide major
highway. Also, there are no homes on the north side of the highway near
the sign and only a minimal number on the south side. The sign will be
very attractive and will be set back 15 feet from the property line.
CONDITION B: That literal enforcement of the ordinanim will result in unnecessary hardship because
of exceptional narrowness, shallowness, shape topography or other extraordinary or exceptional physical situation
or physical condition unique to the specific piece of property in question. "Unnecessary hardship" shall mean
physical hardship relating to the property itself as distinguished from a hardship relating, to convenience, financial
considerations or caprice, and the hardship must not result from -the applicant or owner's own actions.
This sign is for a Christian High School and in order for the school to be
able to communicate with their students, parents, and the public in general,
the sign will need to be larger than 50 sq. feet and 15 feet in height in
order to have space for inter -changeable letters on the bottom half of the sign.
With this large amount of frontage and acreage, a smaller sign would be
barely visible.
C-ONDITION : That by granting the variance, the spirit of the ordinance will be observed and
substantial justice will be done.
Because of the large acreage and frontage involved and the distance from
surrounding homes, there will be no large unsightly signs in the near
vicinity of any homes.
I HEREBY ATTEST THAT, TO THE BEST OF MY KNOWLEDGE, MY REQUEST MEETS THE
CONDITIONS STATED ABOVE,
Applicant's signaturi,
Cathedral in The Pines
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GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT:
PROPERTY OWNER:
STATUS OF APPLICANT:
LOCATION:
LEGAL DESCRIPTION:
EXISTING ZONING:
12110101
EXISTING LAND USES:
FLOOD HAZARD ZONE:
SURROUNDING LAND USES:
NORTH: School grounds, ditch, Perl Acres Addn.
(5-10 ac. lots)
EAST: Ditch, Windeniere Addition
SOUTH: Highway 105, residences, lawn care
business
WEST: Undeveloped tracts
COMPREHENSIVE PLAN:
OTHER PHYSICAL
FEATURES:
STREETS:
Cathedral Christian School
Cathedral in the Pines Christian Center, Inc.,
Board Member Billy W. Doornbos
8200 State Highway 105
Part of Tracts 277,
278 and 284 out of Tax
Tract 65, Plat RS-5, D. Easley Survey, Ab. 20,
Beaumont, Jefferson County, Texas
RS ((Residential Single Family Dwelling)
District
43.5 acres
Private high school
"'C" - Minimal flood hazard zone
SURROUNDING ZONING:
RS (Residential Single Family Dwelling) District
RS
RS
RS
Neighborhood Growth Unit
St. Hw five lanes
y. 105, a major arterial with f
of traffic on a 120'wide right-of-way.
DD#6 ditches to the north and east and storm
sewers in the highway.
GENERAL INFORMATION/PUBLIC UTILITIES continued
SANITARY SEWER
SERVICE:
FIRE PROTECTION:
On site
On site
Fire protection is provided by Station #8,
6295 Hwy. 105 at Lamp an.
ADEQUACY OF SERVICE: Services and utilities are adequate,