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ParkW CC-2/MAmP-CS 980507 CITY OF COPPELL, ~s~y, ~y 7, 1~8 The Board of Adjus~ent met on ~ursday, May 7, 1998, ~e Town Center, 255 P~ay. Board members present: Jerrie Kertz, Chairman David Stonecipher, Vice Chairman David Hymer, Commissioner Michael Seifert, Commissioner Alternate board members present: Charles Armstrong, Commissioner Jams~ed Jamadar, Commissioner Richard Hohnholt, Commissioner Norman Kressmann, Commissioner Board members unable to attend: Cletus Glasener, Commissioner Staff members present: Greg Jones, Chief Building Official Mary Beth Spletzer, Recording Secretary /~pplicants present: Kyle McCullough, 12221 Merit Drive, Dallas Corbin Kruse, 3100 Monticello, Dallas Bill Dahlstrom, 8333 Douglas, Dallas ITEM 1: Call to order at 7:30 p.m. by Chairman Kertz. ITEM 2: Invocation was given by Commissioner Hyme. r. ITEM 3: Approval of Minutes of April 2, 1998 Meeting. Vice Chairman Stonecipher made a motion that thc minutes of the April 2, 1998, meeting be approved, as written. Motion was seconded by Commissioner Seifert, and a vote was taken. Motion carried, 5 to 0. Chairman Kertz administered the oath for all members of the audience who were speaking either for or against the requests being presented at this meeting. ITEM 4: Public Hearing to consider a request for a variance from Section 29-4-2 (13) of the City's Zoning Ordinance, which concerns the number and size of monument signs, for the Park West Commerce Center, located at Airline Drive and BeMine Road. Mr. Steven D. Sears, representing Insignia Commercial Investments Group, Inc., is requesting a variance to allow six monument signs of 120 sq. ft. each. The City's Zoning Ordinance currently allows one monument sign, not to exceed 60 sq. ft. Greg Jones explained that this applicant fin'st appeared before the Board in October 1996 with a request which was similar in configuration and size to this one. He noted that this is a very large parcel, comprised of three 300,000 sq. ft. buildings, platted as one single lot. He explained that, by Board of Adjustment May 7, 1998 Page 2 three separate lots, thereby allowing for one monument sign per building; the applicant expressed an interest in pursuing the replatting process at that time, as indicated in the October 1996 minutes enclosed in the packet. Greg Jones further reported that Staff feels this request is excessive, due to the fact that each sign is double the allowable size. He noted, however, that the applicant could make use of the approximately 200 sq. ft. of attached signage allowed per tenant, with the letter size up to 4-f~. high. He referred to the memorandum from the City Attorney which outlines the Sign Ordinance interpretations. In addition, Greg Jones reminded the Board that City Council would consider a Sign Ordinance amendment on May 16th, and one of the revisions under consideration is an increase to two 60 sq. ft. monument signs for parcels over 5 acres in size and having double frontage. Commissioner Seifert asked if the streets in this development are classified as fire lanes or City streets, and Greg Jones indicated that they are private drives. Commissioner Hymer asked if the Board of Adjustment rules allow applicants to repeatedly return to the Board for the same or similar issue, and Greg lones responded that because the request was not denied with prejudice the first time, the applicant is allowed to return. He added that the circumstances have changed slightly this time --- actual tenants are concerned now, whereas previously, an empty building was considered. Commissioner Stonecipher asked how many monument signs would be allowed, in this particular situation, after the Sign Ordinance amendment is approved, and Greg Jones verified that two 60 sq. ft. monument signs would be allowed. The applicant was invited to step forward to present his case. Kyle McCullough, representing Hardy McCullough Architects, explained that the three-building Park West complex is a $33 million project, with buildings one and two completed, to date. Regarding signage, he noted that the original plan included having several tenant signs in the back to identify the tenants from the private drive. He explained that those signs have now been removed and are being placed on the sides of the building. He further reported that due to the massive size of these buildings, there is a need for building identification signs, tenant identification signs, and signs designating the east and west sections of each building. Corbin Kruse, representing Insignia Commercial Investments Group, emphasized that the buildings on this 51-acre tract of land are 600 feet from one end to the other, with each building encompassing three curb cuts, thereby creating six entryways to the property. From a leasing standpoint, he noted that tenants are concerned that incoming traffic will be unable to find the correct location due to: the size of the buildings; the possibility of as many as six tenants in each building; the east and west division of each building; and the number of private drives on the property. He noted that the proposed monument signs would be placed in such a way as to maintain the integrity of the property, adding that he felt industrial tenants would prefer monument signs over attached signage. Chairman Kertz asked the applicant why this property had not been platted as three separate parcels, noting that she posed this same question in October 1996, at which time she was told that for resale and marketing purposes, the company intended to replat each of the buildings separately. Mr. Kmse responded that he did not feel that the participants currently involved in the project would be opposed to replatting Chairman Kertz also asked why buildings one and two had different addresses on Airline Board of Adjustment May 7, 1998 Page 3 Drive, and Greg Jones responded that each building was given a different address, for clarity purposes, allowing for suite numbers to be assigned as the leasing progressed. Commissioner Hohnholt asked for clarification on the wording for the signs, adding that he didn't understand how the monument sign simply labeled, "Park West", would help direct passers-by, as shown in the drawings. Mr. Kruse responded that the signs would actually read, "Park West I - East", Park West I - West", etc., to differentiate between the east and west sections of the buildings. Chairman Kertz asked if the street address would be included on the monument sign, and Mr. Kruse indicated that it is a possibility. Commissioner Stonecipher commented that the powers of the Board are limited, and a hardship must be determined, commenting that the applicant checked "no" on the checklist regarding the presence of a hardship. Mr. Kruse responded that it is a hardship from a leasing standpoint, considering the length of the buildings and the difficulty of trying to find an address. Commissioner Stonecipher asked if there was any attached signage on the building now, and Mr. Kruse indicated that the current tenants have small attached signs, well below the maximum allowable size, which are not easily visible from Airline Drive due to the trees. Commissioner Stonecipher commented that choosing a larger attached sign --- one that can be seen up and down Airline --- may help increase visibility. Mr. Kruse explained that the attached signage is purchased by the tenant, with some industrial users believing that larger is better, while others place little importance on signage. He noted that Park West is striving for sign uniformity, with the goal being to avoid a hodge-podge of attached signs, and strive for uniformity in the design of monument sign. Discussion continued, with Mr. McCullough adding that the goal for Park West is to project an "office" image, rather than that of a warehouse. Commissioner Hohnholt asked if the applicant felt that tree modification would be necessary if larger attached signage was used, and the applicant responded that it may be a consideration. The meeting was opened to the public. No one spoke in favor of or in opposition to the variance request. The meeting was closed to the public and opened to the Board for discussion. Referring to the City Attorney's interpretation, Commissioner Hohnholt expressed his viewpoint that the applicant appears to meet all three of the criteria listed. Chairman Kertz noted, however, that she felt the hardship is self-imposed, and a solution, other than the variance, is available. Commissioner Hymer agreed, pointing out that the re-platting process is available to the applicant. Commissioner Seifert commented that because the hardship cannot be financial in nature, the applicant's difficulties in leasing the buildings is not a consideration in this situation, adding that the strict Sign Ordinance is what the citizens of Coppeil indicated they wanted. Motion was made by Commissioner Stonecipher to grant the variance to allow six 120 sq. ft. monument signs. Motion was not seconded. Motion was made by Commissioner Hymer to deny the variance to allow size 120 sq. ft. monument signs. Motion was seconded by Commissioner Hohnholt and a vote was taken. Motion carried, 5 to 0. Variance denied.