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HomeMy WebLinkAbout327-BASTAFF. REPORT CASE+ - 327-BAL DATE: September 21,1987 REQUESTED ACTION: Variance to Zoning Ordinance Sign Regulations for sign in residential zoning district (Sec. 30-28B.(1)(a) & (c); Request to increase sign square foot area and to allow internal illumination; Westgate Memorial Baptist Church, 6220 Westgate Drive. 0 The staff reccmmends approval of the variance based on the following: granting of the variance will not be contrary to the public interest; Literal enforcement of the ordinance will result in an unnecessary hardship as described by the Zoning Ordinance; and that by granting the variance, the spirit of the ordinance will be observed and substantial justice will be done. • This recommendation is made on the conditions that the sign be focused east to west, perpendicular to the front property line and that the church plant shrubs along the east property line sufficient to screen the sign from the view of the residence immediately east of the church. CASE+ 327-BA The Westgate Memorial Baptist Church has asked for a variance to increase the permitted area of a detached sign from 20-sq. ft. to 44- sq. ft. The church has also requested permission to use internal illumination instead, of the required reflective lighting. Neither action is permitted for signs located in residential zoning districts. The applicant, associate pastor Robert Wenner, has stated that the sign will be on a concrete base and, extend to 513" in height. The sign will meet or exceed the required 25-foot setbacks from the front and side property lines. The church's present sign is on the front property line. A letter from the applicant and other exhibits are attached. WESTGAT'E MEMORIAL BAPTIST CHURCH W 11 6220 WESTGATE DRIVE # BEAUMONT, TEXAS 77700 AA C 4017 - 866-3417 Robert D. "Scooter" Wenner, Associate Pastor August 26, 1987 Mr. Kurt Anderson City of Beaumont Planning Division P.O. Box 3827 Beaumont, TX 77704 Dear Sirs: Our appreciation goes out to you for providing this forum that we might present our request for variance. We understand the current ordinances regarding outdoor signage in a residential neighborhood to include at least the requirements listed below: 1. Signs limited to twenty square feet on a side 2. Signs limited to fifteen feet in height 3. Signs lighted with reflective lighting 4. Signs placed at least twenty-five feet from all property lines Enclosed please find a side elevation of the sign which we have ,selected. You should also find a current site plan and a site plan which indicates plans for future buildings. As the sign we have chosen is substantially less than fifteen feet in height we have no conflict with that section of the ordinance. We have also determined that pulling our sign twenty- five feet from all property lines is acceptable. We are making application for variance on the remaining two requirements. Because of the location of our property on a curve in Westgate Drive a sign limited to twenty square feet on a side would have very restricted visibility. it seems to be simply too small to be effective in communicating our presence in, and our desire to be a part of, this community. The sign we have in mind is forty square feet on a side (approximately four feet by ten feet). Although it is twice the requested surface area the design of the sign is 'very much conservative and understated. The added surface area will in no way deter from the appearance of the neighborhood. At the same time a sign of this size would give us the visibility we need. Anderson, page 2 We are also asking for a variance on the required reflective lighting. The company which designed our signage provides internal illumination with flourescent tube lighting. The only area of the sign which would be illuminated are the white letters denoting the name of the church and the symbol indentifying us as a Southern Baptist Church. Because of the nature and design of the particular sign which we selected the aesthetics of the neighborhood will not be injured by the internal illumination. Please be aware that we as a church consider ourselves to be a responsible part of the community within which we minister. We would in no way seek to be a detriment or burden to those upon whom we seek to have influence. Again, please accept our gratitude for allowing us the privilege to present our case. Respectfully yours, Robert I�. "Scooter" Wenner Enclosures 7�T OAT rr -- . .11- - 4 TA,Cs i CIO tA 6i . N. ffr ON, Lki 0 m m Z V) 0 0 (D a: E > W 0 2 cc -i 0 < c CL m OL C i 0> 0 m 0 00 CD = cc P 0 cc ui CL 0 .2 cc 'a f!I-1 0 U. C 70 2 0 Z a 0 w m E -9 w m im a x 0) T U- cu m 'a 0 0 > a cc 0 2 0 21 _xCL E E c < 4; co U- -i CIO (n (n 03 I a FIRST BA PTIST CHURCH ., Caring Church for Pascagouta COLORS Stewart artists and advisors stand ready to assist you in making your choice of colors. It is an important decision. One that will help define your church's im- age in the community. We will provide color samples and make suggestions. For a minimal fee which will be applied to your order, we will produce a color rendering to help you in your decision making process. DELIVERY PARK MEM�ID!RINAL After your order and approved artwork has been received, please allow 6-8 L PRESBYTERIAL ZIAN weeks for delivery. Signs are shipped by common carrier. We pre -pay shipping CHURCH charges to avoid any inconvenience at your end of the delivery. These charges are not included in the price of the sign. You will be invoiced for delivery. in am i81 ---------------------- - -- I -T 4- 3' 12' Standard ra FILE,327-BA Style Sign Selected bV ChUrch. UNSURPASSED FOR QUALrff — Many years of research and testing combined with the vast experience of our skilled designers, engineers and craftsmen have resulted in signs of superior construction and materials, efficiency and durability of components. There: is no better quality available. CONCEPT 11 Size Electrical I Crated Wide Uiglt Watts Anips Posts Weight XL 12" 6'6 900 8.7 4"x4"x3/161' 850 SUPRA 1011 59311 600 5.8 4"x4"x1/8" 490 STANDARD - 8' , 4' 285 2,9 4"x4"x1/8" 375 f" A CC: -4L- %of " J;e-j- GENERAL INFORMATION APPLICANT: Robert D. Wenner PROPERTY OWNER: Westgate Memorial Baptist Church STATUS OF APPLICANT: OWNER PROSPECTIVE BUYER TENANT X OTHER (Associate Pastor) LOCATION: 6220 Westgate Drive, Beaumont, Texas LEGAL, DESCRIPTION: Part Lot 3, Block "C", T. . H._jgMham Estate EXISTING ZONING: R-S (Residential FLOOD HAZARD ZONE X C (MEWMAL) Single Family Dwelling) B (MDMATE) A (100 YEAR) FLOODWAY (SIZE OF PROPERTY: 6.0 ACRES + I EXISTING LAND USES: Church SURROUNDING LAND USES: NORTH: Residential EAST: Residential & Public School SOUTH: Residential WEST: Residential IVE PLAN: Stable Area OTHER PHYSICAL FEATURES: NONE SURROUNDING ZONING: CASE 327-BA PUBLIC UTILITIES, STREETS AND SERVICE ST= ACAS AND DESIGATATI(u Eft caaRa Iisrm PIM: Sr1p= R.O.W. *,Dmigp ION/R.O.W. Westgate Drive 60' / 26' Residential / 60' WATER LINES (SIZE AND LOCATION) 611 line an Westgate Drive SANITARY SEWER (SIZE AND LOCATION) 811 line in Westgate DRAINAGE: 24" Storm Sewers in Westgate FIRE PROTECTION:. FIRE STATION NO. 9, 7010 Gladys Avenue ADEQUACY" OF FACILITIES AND SERVICES: The streets, facilities and services available to the site are adequate. NOTICES MAILED TO PROPERTY OWNERS 39 RESPONSES IN OPPOSITION COMMENTS R. O. W.= RIGHT OF WAY VARIANCE, APPLiCATION, FORM BEAUNIONTs The Board of Adjustment has the power to grant variances where the following listed conditions have been met. Indicate how your application meets each of these conditions in the space following each condition. (The applicant has the burden of proof to demonstrate that all three of the conditions necessary for a variance have been met). Except as otherwise prohibited, the Board is empowered to authorize a variance from a requirement of the Zoning Ordinance when the Board finds that all of the following conditions have been met:. CONDITION A: That the granting of the variance will not be contrary to the public interest. Selected Signage is very conservative and understated. Signage fits into neighborhood without drawing undo interest.. A variance granted to install selected signage will be ,giving credit to the neighborhood, and hence to the public interest. CONDITION B: That literal enforcement of the ordinance will result in un- necessary 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. Property is narrow and deep, with frontage on a curve in Westgate Drive. Because of natural setting of property visibility can be very limited. Set back of existing Auditorium makes visibility of building neglible. Surrounding homes make it difficult to pick out a sign that is not of some substantial size. CONDITION C': That by granting the variance, the spirit of the ordinance will be observed and substantial justice will be done. Our understanding of the ordinance is that it is designed to protect the homeowners within the neighborhood. We are not seeking to do anything that would be a detriment to their property or to their property values. Therefore the spirit of the ordinance will be observed. Also we feel that making the presence of this church known within the community can be very benefitial to the families living here. "Thereby substantial justice will be done. I HEREBY ATTEST THAT, Tt� THE BEST OF MY KNOWLEDGE, MY REQUEST MEETS THE CONDITIONS STATED ABOVE. Applicant's signature: ✓�Date: i c• The Board of Adjustment is e powered to authorize a variance from a requirement of the Zoning Ordinance when the Board finds that all of the following conditions have been met; CONDITION A: That the granting of the variance will not be contrary to the public interest. CONDITICN B: That literal enforcement of the ordinance 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 property owner's own actions. 00NDTTION C: That by granting the variance, the spirit of the ordinance will be observed and substantial justice will be done.. ANALYSIS (A) Granting the variance will not be contrary to the public interest. The proposed sign is a monument - type sign only 513" in height from the ground and 1010" in width. The internal lighting system will provide illumination from fluorescent lamps and only the letters and church symbol will be illuminated. This will greatly reduce the. amount and intensity of emitted light from•the sign. The sign will be placed perpendicular to the front property line so that light from the sign will not be beamed toward the front of the residences located across the street. The sign''s faces will be directed at the traffic on the heavily traveled Westgate Drive. Westgate becomes a collector street west of Dowlen. The sign will be located a minim of 25 feet from the front property line which will place it approximately 40 feet from the curb and at least I00-110 feet from the residences across the street from. the church. The current sign situated on the front property line is non -conforming and will be removed. This church has been located at the present site for 18 years, (B) Literal enforcement of hardship to the church. is irregular in shape Drive Wires east of Ivy the ordinance will result The front or south side and bulges out to a point Lane. in unnecessary of the property where Westgate C 327-BA This projection combined with the natural and manmade setting of existing trees and houses causes a smaller sign (20 sq. feet) to be less visible to the heavy traffic on Westgate. The church buildings are set back about 150 feet from the curb and cannot be seen by drivers until they are an the front of the church. (C) The spirit of the ordinance will be observed and substantial justice will be done if the variance is granted regarding the request for a 40 sq. foot sign that is internally illuminated. The front of the property has an irregular shape that lies adjacent to the curve in Westgate. The sign will be low keyed and not intrude upon the residential neighborhood. The church will plant shrubs or other landscaping material along -the east property line to shield the sign from the view of the residence immediately east of and adjacent to the church. The applicant has met conditions A, B & C.