Loading...
HomeMy WebLinkAboutZ-6773-A Staff AnalysisNOVEMBER 29, 2004 ITEM NO.: A File No.: Z -6773-A Owner: Gus Blass III Applicant: Cuerden Sign company Address: 2400 Cantrell Road Description: North side of Cantrell Road, east of Riverfront Drive Zoned: 1-3: Variance Requested: Variances are requested from the sign provisions of Section 36- 554 and 36-557 to permit more projecting signs than allowed and the permanent use of banner signs. Justification: The applicant's justification is presented in an attached letter Present Use of Property: Restaurant and OfficeNVarehouse Proposed Use of Property: Restaurant and Office/Warehouse STAFF REPORT A. Public Works Issues: No Comments B. Staff Analysis: The 1-3 zoned property at 2400 Cantrell Road is occupied by a multi -building office/warehouse development. There are three (3) large office/warehouse buildings oriented east/west on the property. There is a smaller building oriented north/south along the west property line. Cajun's Restaurant is located in the west end of the northernmost east/west building. There is a main entry drive from Cantrell Road at the southwest corner of the property. Access to the rear (northernmost) building is by way of the driveway at the west end of the two (2) southern east/west buildings. The applicant proposes to mount three (3) banner signs permanently on the west end of the each of the two southernmost buildings, for a total of six (6) NOVEMBER 29, 2004 ITEM NO.: A (CON'T. banner signs. The signs would advertise Cajun's Restaurant, with each banner being approximately 8 feet by 4 feet in size. The banner signs would be interchangeable and mounted to metal brackets (frames) attached to the buildings. The metal frames would extend approximately 3.5 feet above the roof line of each building. Each banner sign will be lighted by way of gooseneck light fixtures at the top of each metal frame. In addition to the banner signs, the applicant is also making upgrades in the landscaped areas (including accent lighting) along the access drive leading to the restaurant. Section 36-554(a)(2)c of the City's Zoning Ordinance allows only one (1) projecting sign per occupancy, not to exceed 12 square feet in area for industrial zoned property. Section 36-557(d) limits the placement of banner signs to four (4) events in a calendar year, with a limit of six (6) weeks per event, for a total of 24 weeks. The applicant is requesting variances from these ordinance standards to allow the six (6) projecting signs for Cajun's Restaurant, and the permanent use of banner signs. Staff is not supportive of the variances as requested. Staff cannot support the variances due to the fact that the banner sign will advertise a specific business within the development, and that they will extend above the roofline of the buildings. Staff has supported variances for the permanent use of banner signs in the past (1001 S. Bowman Road and 12309 Chenal Parkway), with certain conditions. Those conditions included the banner sign being for identification of the overall development only, that there be no wording on the banner signs which advertises a specific business, sale/promotion, merchandise or product line, and that they be removed or replaced if damaged. Staff could support the banner sign for this location under these conditions and with the frames being located below the roofline of the buildings. Staff feels that the requested use of banner signs is not reasonable and would be unfair to the other businesses located within this development. C. Staff Recommendations: Staff recommends denial of the sign variances, as requested. BOARD OF ADJUSTMENT: (OCTOBER 25, 2004) Staff informed the Board that the applicant requested to defer the application to the November 29, 2004 Agenda. Staff supported the deferral request. The item was placed on the Consent Agenda and deferred to the November 29, 2004 Agenda by a vote of 4 ayes, 0 nays and 1 absent. K NOVEMBER 29, 2004 NO.: A (CON'T. D. Staff Update: On November 3, 2004 the Planning Staff met with the owner of Cajun's Restaurant to discuss concerns related to the proposed banner signage at 2400 Cantrell Road. As a result of the meeting, the application has been revised to satisfy staff's concerns. A copy of the letter revising the application is attached for Board of Adjustment review. The application has been revised as follows: 1. Reduce the number of permanent banner signs to four (4). The banner signs will have messages on the front and back of each banner. Goose neck lighting will illuminate both sides of each banner. 2. Cajun's Wharf name will not exceed 10 percent of each sign face. 3. The banner signs will not extend above the roof lines of the buildings. The architectural structure of the signs may extend above the roof lines. 4. The property owner will restrict other tenants in the complex from applying for similar signage. 5. The banner and messages will be changed out when it becomes necessary for maintenance/repair or seasonally for special events. Creative, attractive artwork will be viewed similar in scope to the examples attached. Staff is supportive of the application as revised. Staff feels that the application as revised is reasonable and will have no negative impact on the adjacent properties or the general area. Staff feels that the banner signage and improved lighting will aid in identifying the restaurant and improving the entry way into the business within this large warehouse complex. E. Revised Staff Recommendation: Staff recommends approval of the revised application, subject to the following conditions: 1. There will be a maximum of four (4) permanent banner signs, with messages on both sides illuminated with goose neck fixtures. 2. The "Cajun's Wharf' name will not exceed 10% of each sign face. 3. The banners will not extend above the roof lines of the buildings. The sign frames/architectural features may extend above the roof lines. 4. No other permanent banner signs will be allowed within this complex. 5. The banners will have designs similar to examples submitted by the applicant. 6. If any of the banner signs become damaged, they must be immediately removed or replaced. 7. A sign permit must be obtained for each sign. 3 NOVEMBER 29, 2004 ITEM NO.: A (CON'T.) BOARD OF ADJUSTMENT: (NOVEMBER 29, 2004) 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. 4 A rL-;UN' l f D. Staff Update - On November 3, 2004 the Planning Staff met with the owner of Cajun's Restaurant to discuss concerns related to the proposed banner signage at 2400 Cantrell Road. As a result of the meeting, the application has been revised to satisfy staff's concerns. A copy of the letter revising the application is attached for Board of Adjustment review. The application has been revised as follows: 1. Reduce the number of permanent banner signs to four (4). The banner signs will have messages on the front and back of each banner. Goose neck lighting will illuminate both sides of each banner. 2. Cajun's Wharf name will not exceed 10 percent of each sign face. 3. The banner signs will not extend above the roof lines of the buildings. The architectural structure of the signs may extend above the roof lines. 4. The property owner will restrict other tenants in the complex from applying for similar signage. 5. The banner and messages will be changed out when it becomes necessary for maintenance/repair or seasonally for special events. Creative, attractive artwork will be viewed similar in scope to the examples attached. Staff is supportive of the application as revised. Staff feels that the application as revised is reasonable and will have no negative impact on the adjacent properties or the general area. Staff feels that the banner signage and improved lighting will aid in identifying the restaurant and improving the entry way into the business within this large warehouse complex. E. Revised Staff Recommendation: Staff recommends approval of the revised application, subject to the following conditions: 1. There will be a maximum of four (4) permanent banner signs, with messages on both sides illuminated with goose neck fixtures. 2. The "Cajun's Wharf' name will not exceed 10% of each sign face. 3. The banners will not extend above the roof lines of the buildings. The sign frames/architectural features may extend above the roof lines. 4. No other permanent banner signs will be allowed within this complex. 5. The banners will have designs similar to examples submitted by the applicant. 6. If any of the banner signs become damaged, they must be immediately removed or replaced. 7. A sign permit must be obtained for each sign. 3