HomeMy WebLinkAboutZ-6957-C Staff AnalysisMARCH 28, 2005
ITEM NO.: B
File No.: Z -6957-C
Owner: Leonard Boen
Applicant: McGetrick and MCGetrick Engineering
Address: Colonel Glenn Road at Interstate 430 and Talley Road
Description: Colonel Glenn Centre Subdivision
Zoned: C-4, C-3, 0-3
Variance Requested: Variances are requested from the sign provisions of Section 36-
555 and 36-553 to allow signs which exceed the maximum height and area and off -
premises signs.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Undeveloped
Proposed Use of Property: Mixed Use
STAFF REPORT
A. Public Works Issues:
No Comments — no signs are shown in the right-of-way
B. Staff Analysis:
The C-4, C-3 and 0-3 zoned property bounded by Colonel Glenn Road, 1-430
and Talley Road (east and south) is occupied by the Colonel Glenn Centre
Subdivision. The new Remington College development is located on Lot 14 of
the Subdivision, at the end of Remington Drive (the Subdivision's only new
street). A car dealership is being developed on Lot 1, at the southeast corner
of Colonel Glenn Road and 1-430 (northwest corner of the Subdivision). The
remaining lots are currently undeveloped.
The applicant proposes to place one (1) development sign and two (2) off -
premise directional -type signs within this subdivision. The development sign is
proposed to be placed at the northwest corner of Lot 1, and will advertise the
various future businesses within this subdivision.
MARCH 28, 2005
ITEM NO.: B (CON'T.
The sign is proposed to have a height of 58 feet and an area of 525 square
feet. The two (2) off -premise directional signs are proposed to be located at
the northeast corner of Lot 4 (corner of Colonel Glenn and Talley Roads) and
the southeast corner of Lot 8 (corner of Talley Road and Remington Drive).
The directional sign on Lot 4 will advertise a Holiday Inn which will be located
on Lot 19. This sign will have a height of 35 feet and an area of approximately
260 square feet. The directional sign on Lot 8 will advertise Value Place which
will be located on Lot 12. This sign will have a height of 10 feet and an area of
20 square feet. The development sign will be located on C-4 zoned property,
the Holiday Inn sign will be located on C-3 zoned property, and the Value
Place sign will be on 0-3 zoned property.
The City's Zoning Ordinance contains no provisions for allowing the type of off -
premise directional -type signage as proposed. Therefore, the applicant is
requesting a variance to allow this type of signage.
Section 36-553(a)(2)of the City's Zoning Ordinance allows freestanding signs
in office zoning to have maximum heights of six (6) feet and maximum areas of
64 square feet. Section 36-555(a)(2) allows freestanding signs in commercial
zones to have maximum heights of 36 feet and maximum areas of 160 square
feet. Therefore, the applicant is requesting variances for increased height and
area for the development sign, increased area for the Holiday Inn sign, and
increased height for the Value Place sign.
Staff is not supportive of the requested sign variances. Given the design of the
subdivision, staff does not feel that the request is reasonable. The subdivision
is made up primarily of smaller lots which will likely contain individual
businesses. Staff believes that each business will likely want their own
ground -mounted signage, on their individual lots. This could result in up to
four (4) signs along Colonel Glenn Road, with several additional signs along
Talley Road and 1-430. Staff recently met with representatives of the car
dealership which will be located on Lot 1. It is staff's understanding that the
dealership desires to have ground -mounted signage on both the Colonel
Glenn and 1-430 Street frontages. One of the purposes of the sign section of
the zoning ordinance is to "control and coordinate the type, placement and
physical dimensions of signs within the various zoning classifications." Staff
believes that a main intent of this purpose is to prohibit visual clutter where
commercial signage is concerned. Staff believes that the signage as proposed
will add to the possibility of visual clutter along the street frontage of this
subdivision, when added to the ground -mounted signs that are allowed by right
for each individual lot. Additionally, the two (2) off -premise directional signs
proposed are very much beyond the size typically allowed for off -premise
directional signs. The ordinance allows directional signs with a maximum area
of two (2) square feet and a maximum height of six (6) feet.
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MARCH 28, 2005
ITEM NO.: B (CON'T.
The signs proposed as off -premise directional signs for Holiday Inn and Value
Place have heights, dimensions and designs of primary site signage. Staff
feels that the signs proposed will have an adverse visual impact on the general
area.
C. Staff Recommendation:
Staff recommends denial of the requested sign variances.
BOARD OF ADJUSTMENT: (DECEMBER 20, 2004)
Staff informed the Board that the applicant requested to defer the application to the
January 31, 2005 Agenda. Staff supported the deferral request.
The item was placed on the Consent Agenda and deferred to the January 31, 2005
Agenda by a vote of 4 ayes, 0 nays and 1 absent.
BOARD OF ADJUSTMENT: (JANUARY 31, 2005)
Staff informed the Board that the applicant requested to defer the application to the
February 28, 2005 Agenda. Staff supported the deferral request.
The item was placed on the Consent Agenda and deferred to the February 28, 2005
Agenda by a vote of 4 ayes, 0 nays and 1 absent.
BOARD OF ADJUSTMENT: (FEBRUARY 28, 2005)
Staff informed the Board that the applicant requested to defer the application to the
March 28, 2005 Agenda. Staff supported the deferral request.
The item was placed on the Consent Agenda and deferred to the March 28, 2005
Agenda by a vote of 3 ayes, 0 nays and 2 absent.
BOARD OF ADJUSTMENT: (MARCH 28, 2005)
Staff informed the Board that the applicant requested this item be withdrawn. Staff
supported the withdrawal request.
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MARCH 28, 2005
ITEM NO.: B (CON'T.
The item was placed on the Consent Agenda and withdrawn by a vote of 4 ayes, 0
nays and 1 absent.
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