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HomeMy WebLinkAboutZ-4800-A Staff AnalysisNOVEMBER 27, 2006 ITEM NO.: File No.: Z -4800-A Owner: CBL and Associates Properties, Inc. Applicant: Lance Ivy, Park Plaza Address: 6000 W. Markham Street Description: Northwest corner of West Markham Street and University Avenue Zoned: C-3 Variance Requested: A variance is requested from the sign provisions of Section 36- 543 to allow a roof sign. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Commercial Proposed Use of Property: Commercial STAFF REPORT A. Public Works Issues: No Comments B. Staff Analysis: The C-3 zoned property at 6000 W. Markham Street contains the Park Plaza Mall development. The property owner has recently been remodeling portions of the mall facilities. As part of the remodeling project, the owner has installed new signage identifying the "Park Plaza" property. A new canopy structure was constructed over the main mall entrance on the south side of the building, facing West Markham Street. A component of the canopy construction includes a sign which sets on top of the canopy structure at its front edge. The sign is comprised of individual lighted letters, with an overall size of 5 feet -9 inches by 33 feet -4 inches. The sign extends above the NOVEMBER 27, 2006 ITEM canopy and the front wall of the mall building. However, there is a center glass roof structure which is taller than the front building fagade and the sign structure. Section 36-543(7) of the City's Zoning Ordinance prohibits roof signs or signs not mounted on a vertical surface. The ordinance definition of a roof sign is "any sign erected over or on the roof of a building." Therefore, the applicant is requesting a variance to allow the sign which is mounted on the roof of the main canopy structure and not on a vertical wall of the building. Staff is supportive of the requested variance. Although staff generally does not support variances for roof signs, staff's support in this case is based on the fact that the top of the sign in question does not exceed the overall height of the building. The third story glass and frame roof structure which is set in from the front wall of the building is higher than the top of the proposed sign. Additionally, staff believes the sign in combination with the new canopy structure creates an interesting architectural feature on the existing building. In staff's opinion the proposed roof sign will have no adverse impact on the surrounding properties or the general area. C. Staff Recommendation: Staff recommends approval of the requested sign variance, as filed. If the sign is ever removed, it must be replaced with a sign that complies with ordinance standards, or a new variance application must be filed. BOARD OF ADJUSTMENT: (NOVEMBER 27, 2006) 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 open position.