REVIEW COMMENTS
PLANNING AND ZONING DEPARTMENT
MEMORANDUM # 96-058
Staff Report
Board of Zoning Appeals
Meeting: February 12, 1996
Petition: Case No. 215
Location: Northwest corner of Westlake Drive and Summit Drive
Owner:
Summit Associates, Ltd.
Agent:
Kilday and Associates, Inc.
Variance
Request:
To allow a 25% size increase for a directional sign
from the allowable sixteen (16) square feet to twenty
(20) square feet
BACKGROUND
The subject signage is to be located at the northwest corner of
Westlake Drive and Summit Drive; both private rights-of-way, (see
Exhibit A - Location Map). The applicant, Kieran Kilday of
Kilday and Associates - agent for Summit Associates, Ltd., is
requesting a sign variance in connection with the site plan
approval for a new Planned Unit Development - The Isles at
Hunters Run that was approved on January 16, 1996, by the City
Commission. The variance would allow a twenty-five (25) percent
increase in allowable square footage of directional signage
placed on an entrance wall for the Isles at Hunters Run, from 16
square feet to 20 square feet. The signage and entrance wall is
proposed to be located on the northwest corner of Westlake Drive
and Summit Drive, outside the boundaries of the Isles at Hunters
Run (See Exhibit B - Site Plan and Sign Elevation) .
The applicant states that the increased size of the sign is
necessary to provide sufficient and safe identification of the
residential development located approximately 350 feet north of
the proposed sign/wall. Although, the Isles at Hunters Run
development does have frontage on major street (Congress Avenue) ,
the project entrance is not on Congress Avenue, but rather
internal to the Hunters Run PUD.
The following is a description of the zoning districts and land
uses of the properties that surround the subject site (see
Exhibit "A" - Location Map) .
North
Recreational area of the Hunters Run PUD
East
Right-of-way of Westlake Road and farther
east, recreational area of the Hunters Run
PUD
South
Right-of-way of the Summit Drive and farther
south, golf course of the Hunters Run PUD
West
Recreational area of the Hunters Run PUD
ANALYSIS
Chapter 21 - Signs, Article III, Section 6.C.5 of the City's
Land Development Regulations, states (in part) :
"A residential subdivision or residential development of twenty-
five (25) units or more, not fronting on a major or minor
arterial street may be allowed one (1) sign, with a maximum of
I
Page 2
Memorandum No. 96-058
Isles of Hunters Run, Case No. 215
Staff Report - Board of Zoning Appeals
two (2) faces and sixteen (16) square feet, per sign face, in the
public right-of-way. "
This section of the sign code provides for a sign and not other
structures, such as a wall, to be located in a public right-of-
way.
The applicant is asking for an increase of the allowable square
footage of the directional sign that is to be placed on their
entrance wall that is to be located within the private road
right-of-way, from sixteen (16) square feet to twenty (20) square
feet. The proposed increase constitutes twenty-five (25) percent
of the allowable area. Article II, Section 1.B of Chapter 21
states that the Board of Zoning Appeals may grant a variance to:
"Allow the area and/or height of a sign to be increased by up to
twenty-five (25) percent of the maximum allowable height or
area. . . "
The proposed increase - four (4) feet or twenty-five (25)
percent, is within the limits of allowable exception.
The sign code permits project identification, for residential
developments, to be located on walls, if outside the right-of-way
and at the project's entrance, up to 32 square feet in size. The
basis for this is that 32 square feet is generally considered
adequate and in scale with residential structures and their
neighborhoods and that walls are not considered safe either from
visibility or obstruction standpoint, to be located within
rights-of-way. The following section of the sign code sets forth
setback and visibility standards for signs:
"All signs must meet a minimum ten (10) foot setback measured
from the property line to the closest surface of the sign. Where
a building is closer than ten (10) feet from a property line, a
freestanding sign can have its leading edge one half way between
the property line and the building. Wall signs can be on the
building surface.
When an accessway intersects a public right-of-way or when the
subject property abuts the intersection of two (2) or more public
rights-of-way, all signage within the triangular areas described
below shall provide unobstructed cross-visibility at a level
between thirty (30) inches and six (6) feet. The triangular
areas above referred to are:
A. The areas of property on both sides of an accessway
formed by the intersection of each side of the
accessway and the public right-of-way line with two (2)
sides of each triangle being ten (10) feet in length
(or more when determined to be necessary by the
development department), from the point of intersection
and the third side being a line connecting the end of
the other two (2) sides.
B. The area of property located at a corner formed by the
intersection of two (2) sides of the triangular area
being thirty-five (35) feet in length along the
abutting public right-of-way lines, measured from their
point of intersection and the third side being a line
connecting the ends of the other two (2) lines.
Find attached, Exhibit "C" - the Applicants Request for Variance,
Exhibit "D" - Survey and Exhibit "E" - the Applicants Reasons for
Requesting the Variance. The summary of facts are as follows:
2-
Page 3
Memorandum No. 96-058
Isles of Hunters Run, Case No. 215
Staff Report - Board of Zoning Appeals
1. The proposed signage/wall is an off-premise sign located at
the northwest corner of Summit Drive and Westlake Drive
which is approximately 350 feet north of the entrance to the
Isles at Hunters Run PUD.
2. The Summit Associates Ltd. owns both the Westlake Drive
right-of-way and the Isles at Hunters Run property. The
sign/wall is to be located within the Westlake Drive right-
of-way.
3. The maximum allowable directional sign for this subdivision
under the above circumstances is sixteen (16) square feet,
although under typical residential subdivision circumstances
a 32 square foot sign is permitted.
4. The petitioner is requesting a sign variance to allow a
twenty-five (25) percent increase in the size of the sign
with the hardship being a distance between the entrance
point to the subdivision and the subdivision. The applicant
believes that the larger sign will improve the vehicular
circulation patterns.
5. The Board may grant variances that, among other things, are
not injurious to the area involved or detrimental to the
public welfare and may prescribe appropriate conditions and
safeguards, such as, in this case, additional setback and
increased cross-visibility.
JL:dim
xc: Central File
HUNR-215.8TF
3
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