To: Mark R. Hafner, City Manager
From: David Hawkins, Planning Manager
Subject:
Title
Consider a resolution approving a Special Exception to the City of Keller Unified Development Code, Article 8, Zoning Districts, Development Standards, Tree Preservation, Section 8.09 - Residential District Detached Signs, for Milestone Church, located on approximately 54.28 acres of land on the north side of Mount Gilead Road, approximately 1,000 feet east of U.S. Highway 377, being Tracts 1A, 3A, 3A1, 3E, and 3D out of the JJ Roberts Survey, Abstract No. 1305, and Tract 2C out of the Gilbert Gustavus Survey, Abstract No. 577, zoned PD- SF-15 (Planned Development- Single Family Residential-15,000 square foot minimum) and PD-PH-6.5 (Planned Development-Patio Homes-6,500 square foot minimum). Milestone Church, owner/applicant/developer. (UDC-17-0002)
Action Requested:
Consider approval of a Special Exception to Section 8.09, Residential District Detached Signs, for two (2) larger monument signs for Milestone Church.
Background:
The Sign Code of the UDC was updated on July 5, 2016. One regulation that was retained was that monument signs in Residential zoning districts should not exceed thirty-two (32) square feet.
A Planned Development Zoning Change for the Milestone Church was approved by City Council Ordinance No. 1724 on December 16, 2014. At that time, a variance was granted for the attached building signs but no plans were made for the monument signs. As Milestone Church nears completion of the building expansion and conversion, they would like a larger sign that better reflects the “size and style of Milestone Church and the population is serves”. Please see Exhibit “A” for the application and narrative letter.
Sign Location:
Two (2) of the same monument signs are proposed, one on Mount Gilead Road and one on Ridge Point Parkway. Since Milestone Church has two frontages, one (1) sign is permitted at each street. The proposed locations are shown in Exhibit “A”.
Sign Size:
Section 8.09 (D.7) Table 6 of the Unified Development Code (UDC) addresses Residential District Detached Sign standards and limits detached monument signs in residential zoning districts to thirty-two (32) square feet.
The proposed sign is approximately seventy-four (74) square feet.
If the sign were located in a non-residential zoning district, it would be permitted to be seventy-five (75) square feet. If the sign was located in a non-residential zoning district and considered a multi-tenant building, it would be permitted to be ninety-six (96) square feet.
Special Exception Request
1. A special exception is requested to allow two (2) monument signs to exceed thirty-two (32) square feet up to a maximum of seventy-five (75) square feet.
Sign Height:
The size is six feet (6’) tall. This meets the UDC standard.
Sign Design:
The proposed sign is primarily metal with stone accents to match the building. This design is very similar to the signs at Milestone Church’s current location on Keller Parkway. The new Milestone Church building, which will not be visible at the same time as either sign, received a variance to be tilt-wall construction but does have stone accents near the entrance. The sign design is shown in Exhibit “A”. The elevations for Milestone Church are in the Staff Attachment.
Per Section 8.09 (D.7) Table 6 of the UDC, a minimum six-inch (6”) masonry frame and two-foot (2’) masonry base is required for monument signs in residential zoning districts.
In non-residential zoning districts, more flexibility with sign design is given. Monument signs in non-residential districts are required to have either a six-inch (6”) masonry frame or have a minimum of fifty percent (50%) masonry material for the sign.
Special Exception Request
2. A special exception is requested to allow two (2) monument signs to not provide the six-inch (6”) masonry frame and two-foot (2’) masonry base, and be constructed primarily of aluminum, as shown in Exhibit “A”.
Sign Illumination:
The letters and logos on the sign will be acrylic push through letters that will be internally illuminated, very similar to the current sign on Keller Parkway. However, on Mount Gilead Road the proposed sign location is within one-hundred fifty feet (150) of a residential property. Per Section 8.09 (D.4.b),
“No internally illuminated sign shall be erected within one hundred and fifty feet (150’) of a single family or two-family residential development, unless the lighting is shielded from view of the residential development by the building, walls, or other permanent features. The distance shall be measured in a straight line.”
The proposed sign location is approximately one-hundred feet (100) from 1238 and 1221 Valley Ridge Drive. The proposed location is more than one-hundred fifty feet from the homes themselves; over four-hundred feet (400’) away from the home at 1221 Valley Ridge Drive and approximately one-hundred sixty feet (160) from the home at 1238 Valley Ridge Drive. Staff has suggested the applicant reach out to the property owners prior to the meeting.
Special Exception Request
3. A special exception is requested to allow one (1) internally illuminated monument sign within one-hundred fifty feet (150’) of a residential property line.
Existing Roadway Access:
Mount Gilead Road, a proposed four-lane undivided collector
RidgePoint Parkway, A proposed three-lane collector
Surrounding Zoning & Land Uses:
North: Marshall Ridge subdivision and retail building, zoned PH-6.5 (Patio Homes) and C (Commercial).
South: Single Family Homes zoned SF-36 (Single Family - 36,000 minimum lot area)
East: Marshall Ridge subdivision zoned PD-SF-15 and Single Family Homes zoned SF-36 (Single Family - 36,000 minimum lot area)
West: Undeveloped land zoned C (Commercial)
Variances Requested:
The applicant is requesting three (3) exceptions to the UDC signage requirements with this application:
1. A special exception is requested to allow two (2) monument signs to exceed thirty-two (32) square feet up to a maximum of seventy-five (75) square feet.
2. A special exception is requested to allow two (2) monument signs to not provide the six-inch (6”) masonry frame and two-foot (2’) masonry base, and be constructed primarily of aluminum, as shown in Exhibit “A”.
3. A special exception is requested to allow one (1) internally illuminated monument sign within one-hundred fifty feet (150’) of a residential property line.
Summary:
Since the Sign Code Update was approved on July 5, 2016, special exceptions to the sign ordinance require consideration by the P & Z Commission and City Council. The applicant is requesting two (2) exceptions to be considered. If the request were to be approved by the City, then the applicant would be allowed to apply for a sign permit.
Section 8.09 (B.4.a) of the UDC, lists criteria for approval of a special exception. Staff’s comments are added in bold italics.
1. Whether the requested exception will not adversely affect public safety,
The requested exception should have no impact on public safety.
2. Whether the requested exception will not adversely affect surrounding properties,
Surrounding properties to the west of the sign are commercial and to the north and south the adjacent residential homes do not face towards this property. The internal illumination is within one-hundred fifty feet (150’) of a residential property line on the south side of Mount Gilead Road. While light from the sign should be minimal, this may affect the residents in the immediate area.
3. Whether the requested exception will be in harmony with the spirit and purpose of this sign code,
Sign ordinances are designed to allow businesses and others to communicate a message while reducing clutter that may contribute to reduced property values. The design and size of the proposed sign is fitting with the scale and design of Milestone Church.
4. Whether special conditions exist which are unique to the applicant or property,
The property is zoned PD-SF-15 (Planned Development- Single Family Residential-15,000 square foot minimum) and PD-PH-6.5 (Planned Development-Patio Homes-6,500 square foot minimum); however, the use of the property is for a large church. On the north side, the sign will be set closer to the retail development across the street. On the south side, the sign will be across the street from residential developments.
5. Whether the requested exception demonstrates increased quality and standards, and
The design of the sign is well proportioned and works with the Church architecture. The sign is primarily aluminum with internally illuminated lettering and a stone accent base.
6. Whether the requested exception will be aesthetically appropriate in the area.
The sign should be aesthetically compatible with the retail development on the north side of the building, where it will work with the prairie style established for feature elements. On Mount Gilead Road, the church has left a one-hundred foot (100’) buffer of trees. The sign will be set in an open area in front of the trees. This will be the first monument style sign on Mount Gilead Road; however, the sign should be compatible with future commercial development to the west.
Citizen Input:
A UDC variance application does not require a public hearing, so no public hearing notifications were sent out to the surrounding property owners for this request. There has been no response from the public to this application. The public will have an opportunity to speak on this agenda item at the “Persons To Be Heard”.
Professional Opinion:
It is the opinion of Staff to support this Special Exception request application for City Council consideration with the following conditions:
1. A special exception is requested to allow two (2) monument signs to exceed thirty-two (32) square feet up to a maximum of seventy-five (75) square feet.
2. A special exception is requested to allow two (2) monument signs to not provide the six-inch (6”) masonry frame and two-foot (2’) masonry base, and be constructed primarily of aluminum, as shown in Exhibit “A”.
3. A special exception is requested to allow one (1) internally illuminated monument sign within one-hundred fifty feet (150’) of a residential property line.
Board Review:
The Planning and Zoning Commission heard this Item at their February 27, 2017 meeting. They recommended approval as presented with a 4-3 vote with the following conditions:
1. A special exception to allow one (2) monument signs to exceed thirty-two (32) square feet up to a maximum of seventy-five (75) square feet shall be allowed.
2. A special exception to allow two (2) monument sign to not provide the six-inch (6”) masonry frame and two-foot (2’) masonry base, and be constructed primarily of aluminum, as shown in Exhibit “A” shall be allowed.
3. A special exception to allow one (1) internally illuminated monument sign within one-hundred fifty feet (150’) of a residential property line shall be allowed.
Alternatives:
The City Council has the following options when considering a UDC variance request:
• Approve as submitted (with requested variances)
• Approve with modified or additional condition(s)
• Tabling the agenda item to a specific date with clarification of intent and purpose
• Deny