Z-3881-A Staff AnalysisAugust 26, 2002
ITEM NO.: 1
File No.: Z-3881 -A
Owner: Long John Properties, LLC
Address: 4101 S. University Avenue
Description: East side of University Avenue, south of
Asher Avenue
Zoned: C-3
Variance Requested: Variances are requested from the sign
provisions of Section 36-555 and 36-557 to
allow wall signs without street frontage and
which exceed 10 percent of the fagade
area.
Justification:
Present Use of Property:
Proposed Use of Property:
STAFF REPORT
A. Public Works Issues.-
No
ssues:No issues.
B. Staff Analysis:
The applicant's justification is presented in
an attached letter.
Vacant out -parcel
Restaurant
The C-3 zoned property at 4101 University Avenue is a vacant out -parcel
of a large shopping center development. A Long John Silvers restaurant
which occupied the property recently burned. The property owner is -
preparing to construct a new Long John Silvers restaurant building on the
property. In conjunction with the new building, the restaurant is proposing
wall signage for all four (4) sides of the new structure. The applicant is
requesting two (2) variances for the new wall signage.
The first is a variance to allow wall signs which do not have public street
frontage. In addition to signage on the front of the building (facing
University Avenue), the applicant is proposing signage on the north, south
August 26, 2002
Item No.° 1 (Cont.
and east building facades. According to Section 36-557(a) of the City's
Zoning Ordinance, all on -premises wall signs must face required street
frontage. Therefore, the applicant is requesting a variance from this
standard.
The second variance is to allow wall signs which exceed 10 percent
coverage of the building's fagade areas. Section 36-555(a)(2)a. of the
Zoning Ordinance states that wall signage shall not exceed 10 percent of
a building's fagade area. The wall signage proposed for the east and
west sides of the new building fall well under the 10 percent allowance.
However, the wall signage on the north and south sides of the building
occupy 16 to 16.5 percent of those fagade areas.
Staff is supportive of the variance requests. The out -parcel proposed for
the new restaurant is located within a large shopping center development,
with other large commercial developments to the west across University
Avenue and to the north across Asher Avenue. There is a new
convenience store/restaurant which was recently developed across the
access drive to the south. Given the fact that this site is in the middle of a
large commercial zoned area, staff feels that the requested signage will
have no adverse impact on the adjacent properties or general area.
Additionally, the previous Long John Silvers restaurant had wall signage
on all sides of the building.
C. Staff Recommendation:
Staff recommends approval of the requested sign variances, subject to
permits being obtained for all signage.
BOARD OF ADJUSTMENT:
(AUGUST 26, 2002)
The applicant was present. There were no objectors present. Staff presented
the item and a recommendation of approval.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as recommended by
staff by a vote of 4 ayes, 0 nays and 1 absent.
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