HomeMy WebLinkAboutZ-3660-J Staff AnalysisDECEMBER 11, 2017
ITEM NO.: 4
File No.:
Owner:
Applicant:
Address:
Description:
Zoned:
Variance Requested:
Justification:
Present Use of Property:
Z -3660-J
Gateway Lodging, LLC
Roshan Patel
11320 Bass Pro Parkway
West side of Bass Pro Parkway, at Anglers Way
C-4
A variance is requested from the sign provisions of Section
36-557 to allow wall signs without direct street frontage.
The applicant's justification is presented in an attached letter.
Hotel (under construction)
Proposed Use of Property: Hotel
STAFF REPORT
A. Public Works Issues:
The public works staff has no comments for construction of building signage as
indicated in the proposed plans.
2. In accordance with Section 32-8, no obstruction to visibility shall be located within
a triangular area 50' back from the intersecting right-of-way line (or intersecting
tangent lines for radial dedications) at the intersection of the private shared
access easements. Contact Public Works regarding location of monument sign.
3. No other aspects of the proposed project are being reviewed at this time.
Additional comments may apply during future reviews.
B. Staff Analysis:
The C-4 zoned property located at 11320 Bass Pro Parkway currently contains a
four-story hotel building which is under construction. The property is located on the
west side of Bass Pro Parkway, north of Bass Pro Drive and Otter Creek Road. A
shared access drive is located along the east (front) property line. Two (2) driveways
from the access road serve as access to the property. Paved parking will be located
on all sides of the building, with the main areas of parking being on the north and
south sides.
DECEMBER 11, 2017
ITEM NO.: 4 (CON'T.'
As part of the hotel development, the applicant is proposing wall signage on three
(3) sides of the building. The front (east) building fagade allows a total of 300 square
feet of wall signage for this fagade. The applicant is proposing a 49 square foot wall
sign located near the top of the building on the front (east) fagade. The applicant is
also proposing a 49 square foot wall sign on the north side fagade, near the front
corner of this fagade. A smaller, 14 square foot wall sign is proposed for the south
fagade, at the south entry door. The total wall signage proposed is 112 square feet.
The applicant is proposing to transfer part of the allowed wall signage from the front
(east) facade to the north and south facades.
Section 36-557(a) of the City's Zoning Ordinance requires that wall signage be
located on sides of buildings which face street rights-of-way. Therefore, the
applicant is requesting a variance to allow the wall signs on the north and south
facades which have no direct street frontage.
Staff is supportive of the requested variance to allow wall signage without direct
street frontage. Staff views the request as reasonable. The applicant is proposing
to utilize only a small portion (37 percent) of the overall wall signage allowed for the
front fagade of the hotel building. The wall signage on the north fagade should have
visibility from Bass Pro Parkway to the north, and should help in identifying the
property to traffic along the roadway. The small sign on the south fagade simply
identifies the secondary entry door. Staff believes that the proposed signs without
street frontage will have no adverse impact on the adjacent properties or the general
area.
C. Staff Recommendation:
Staff recommends approval of the requested variance to allow wall signs without
street frontage, subject to the following conditions:
1. Compliance with the Public Works requirements as noted in paragraph A. of
the staff report.
2. The wall signage on the front (east) building fagade when added to the wall
signs on the north and south facades must not exceed 10 percent of the front
facade area.
BOARD OF ADJUSTMENT
(December 11, 2017)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the "staff recommendation" above. With
a vote of 4 ayes, 0 noes and 1 absent the Board voted to waive their bylaws and accept
the applicant's late notification to abutting property owners. There was not further
discussion. The item was placed on the Consent Agenda and approved as recommended
by a vote of 4 ayes, 0 noes and 1 absent.
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