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Design Review Committee approves 7-foot hanging-sign variance for 455 South Main in Boerne
Summary
The Design Review Committee approved a variance to the United Development Code allowing two 7-foot hanging signs at 455 South Main Street, citing building age, limited wall space and pedestrian-scale character; the vote was 2-1.
The Design Review Committee voted 2-1 on Feb. 12 to approve a variance to the City of Boernes United Development Code so two new hanging signs at 455 South Main Street may hang at a 7-foot vertical clearance.
Ben Simmons of the Planning Department, who presented the item, told the committee the property is zoned C3 Community Commercial within the historic district and that the applicant, Kelly Mattingly of Signorama, had already received Historic Landmark Commission review. "Staff recommends that the Design Review Committee determine if the request meets the criteria for a variance and approve or deny the variance request for 455 South Main Street," Simmons said.
Simmons said the building, constructed circa 1920, predates current sign regulations and that the facade has limited wall space because it contains two small suites and a standing-seam metal porch roof that blends into the awning. He noted nearby examples of hanging signs with clearances below the 10-foot UDC standard and said the proposed signs would be non-lit and approximately 6 square feet each.
An unidentified committee member pushed back, saying the committee appears to grant exceptions frequently and asking whether existing, code-compliant signage options had been exhausted. "My concern largely is that if we have codes to protect the historic district and the traffic is slow ... it's really, very, very easy to see signs," the member said, pressing staff on alternatives.
Simmons responded that staff considered parallel pedestrian signs and roof signs but that low awning heights and limits on roof signage (which typically identify buildings, not individual tenants) made those options impractical. He said 7 feet meets ADA clearance requirements for hanging signs and that the proposal was proportionate to the building and appropriate to the pedestrian scale.
After brief additional discussion the committee moved to approve the variance. The chair announced the result as "two yeas, one nay," and declared the motion passed.
The committee also approved the consent agenda earlier in the meeting and heard no comments from the legal team before adjourning. The variance approval is limited to the specific proposal reviewed at the meeting; the committee did not discuss broader amendments to the UDC in this session.
