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HomeMy WebLinkAbout04/26/2012 P&Z Minutes 05-12CASE NO. PZ- 05-12 PROPERTY ADDRESS: PETITIONER: PUBLICATION DATE: PIN NUMBERS: REQUEST: MEMBERS PRESENT: MEMBERS ABSENT: MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION Hearing Date: April 26, 2012 157 Randhurst Village Drive Don Bell Signs, LLC April 11, 2012 Multiple Variations for Wall Signage STAFF MEMBERS PRESENT: INTERESTED PARTY: Richard Rogers, Chair William Beattie Joseph Donnelly Keith Youngquist Leo Floros Jacqueline Hinaber, Alternate None Consuelo Andrade, Senior Planner Brian Simmons, Deputy Director of Community Development Julie McAfee Chairman Rogers called the meeting to order at 7:31 p.m. Mr. Donnelly made a motion, seconded by Mr. Youngquist to approve the minutes of the March 22, 2012 Planning & Zoning Commission meeting; the minutes Nyere approved 6 -0. After hearing one (1) previous case, Chairman Rogers introduced Case PZ- 05 -12, 157 Randhurst Village Drive at 7:46 p.m. Ms. Andrade said the Petitioner for PZ -05 -12 Nyas seeking sign Variations for the Blackfinn Restaurant that Nyill be opening up at Randhurst Village. The Restaurant Nyill be taking up approximately half of the building that is located across from the AMC theatre and the Billy Goat restaurant. Ms. Andrade stated the Petitioner proposed to install a projecting sign at the north corner of the building. The proposed projecting sign Nyould be three (3) sided. Each sign face Nyould measure 4.8 feet Nyide by sixteen (16) feet tall, Nyhich is approximately seventy -seven (77) square feet. Ms. Andrade said the restaurant's northwest building facade Nyould measure approximately sixty -six (66) lineal feet and Nyould consist of a Nyall sign and canopy sign located above the principal entrance and the projecting sign on the corner. Ms. Andrade stated the northeast building elevation Nyould only consist of the projecting sign. The restaurant's lineal feet along this elevation is approximately seventy -six (76) feet. Ms. Andrade said the proposed three (3) sided projecting sign Nyould match the design used at other Blackfinn locations, such as the restaurants in Jacksonville, Florida and Houston, Texas. Ms. Andrade referenced the folloNying table: Richard Rogers, Chair PZ -05 -12 Planning & Zoning Commission Meeting April 26, 2012 Page 1 of 4 Proj('Ct ng Sign, Permitted, Proposed Sign Projection Max. 42" 58 " Vertical Dimension Max. 42" 16' Area 16 sq.ft. 77 sgft. Overall Height 14' 26' -7'a " The table compared the proposed sign Nvith the Village Sign Code and the approved sign guidelines for Randhurst Village. The projecting sign Nvould project fift -T -eight (58) inches from the Nvall when the maximum permitted projection is forty -N,-o (42) inches, Nvould include a vertical dimension of sixteen (16) feet when the maximum vertical dimension permitted is forty -N,-o (42) inches, include a sign area of seventy -seven (77) square feet when the maximum area alloNved is sixteen (16) square feet, and include a height of 26 -7 %" from the finished grade N-, the maximum height permitted is fourteen (14) feet. Ms. Andrade stated the required findings for Sign Variations are contained in Section 7.725 of the Village Sign Code and include specific findings that must be made in order to approve a variation: A summary of the findings include: • The hardship is created by unique circumstances and not serve as a convenience to the petitioner; • The variation Nvill not be materialIv detrimental to the public Nvelfare or injurious to other property or improvements in the neighborhood; and • The variation Nvill not impair visibility to the adjacent property, increase the danger of traffic problems or endanger the public safety, or alter the essential character Ms. Andrade said per the Petitioner's application, a projecting sign Nvould allow for maximum exposure because the tenant is on a corner and in a high traffic area. The projecting sign Nvould be placed on the corner of the building alloNving pedestrians exiting the parking garage to clearly see the sign and guide them to the front entrance, which Nvould be around the corner. The existing architectural features of the building include metal louvers on the facade which restricts the area for sign placement and causes the proposed sign to project further out. The alloNvable sixteen (16) square feet sign area Nvould not be legible to vehicular or pedestrian traffic. Ms. Andrade stated Staff has reviewed the Petitioner's Variation requests and approved signage at Randhurst and found that the proposed sign Nvould be consistent Nvith the overall design and character of the Randhurst Village shopping center. Installing the projecting sign in lieu of a Nvall sign on the northeast elevation Nvould not increase the total number of signs permitted for this establishment. As proposed, the sign Nvould not be detrimental to the public Nvelfare or injurious to other property or improvements. Ms. Andrade said based on Staff's analysis, the proposed sign met the standards for Variations. Staff recommended that the Planning & Zoning Commission approve the motion in the Staff Report. Mr. Youngquist confirmed Nvith Staff that the only other sign besides the proposed projection sign Nvould be a Nvall sign placed over the entn- Nvav Ms. Hinaber asked if the square footage for the projection sign and entn - Nvay Nvall sign Nvould be under what the Code allows. Ms. Andrade stated that the Petitioner is allowed a Nvall sign up to 150 square feet per street facade. The projection sign measures seventy -seven (77) square feet per sign face. Chairman Rogers believed the proposal Nvould be setting a precedent similar to the projecting sign at Old Navv. He stated that the Old Navy sign Nvas rejected by the Planning & Zoning Commission, but approved by the Village Board. Richard Rogers, Chair PZ -05 -12 Planning & Zoning Commission Meeting April 26, 2012 Page 2 of 4 Mr. Donnelly asked for clarification between the two (2) faced and three (3) faced signs. Ms. Andrade said the Petitioner decided to go Nvith a three (3) sided sign because that Nvas the standard type of sign for Blackfinn. There Nvas discussion regarding the total square footage for the projection sign. Chairman Rogers swore in the Petitioner, Julia McAfee, 365 Oak, Street, Port Orange, Florida. Ms. McAfee stated that she is Nvith Don Bell Sign Company. She discussed where the proposed signage Nvould be placed. The projecting sign Nvould be placed above the side entrance. This t - pe of sign Nvas chosen because it is Blackfmn's trademark and Nvould provide exposure to vehicles exiting the Randhurst Village parking garage. Ms. McAfee stated the on1v other time that the projecting sign Nvould be seen is coming from the Northwest side of the development (coming in the entrance near Petsmart). Ms. McAfee said that her client (Blackfinn) Nvould be open to a N,-o (2) faced projecting sign. She stated that Blackfinn requested that the sign above the entnTwa -,T be allowed to remain. Chairman Rogers discussed how the proposed projecting sign does not come close to what Village Code allows. Mr. Donnelly asked if the Petitioner considered reducing the size of the projecting sign. Ms. McAfee stated that they could potentially reduce the projecting sign by a foot or two; the letters Nvould be squashed if it Nvas brought doN -,n to a ten (10) foot or an eight (8) foot sign and not visible at all. The Petitioner said that they looked at doing a Nvall sign on the side elevation, but stated there Nvere issues Nvith the building construction. Chairman Rogers asked if there Nvas anyone else in the audience to address this case. Hearing none, he closed the public portion of the case at 7:58 p.m. and brought the discussion back to the board. Mr. Floros asked Mr. Simmons to clariA- N-, Staff recommended approval to the Planning & Zoning Commission. Mr. Simmons said Staff's recommendation Nvas looking at the Randhurst Village development and the type of project it is. He stated the architectural features of the project are unique to the rest of the Village Nvith the streetscape and retail stores. Mr. Simmons said when Randhurst first came to the Village; they did have design guidelines for signage that allowed for projecting signs similar to other portions of the Village. He stated the proposed sign does exceed some of the requirements because it is Blackfinn's standard sign. Mr. Simmons said Staff Nvas supportive of the Variations because the proposal Nvas keeping the intent of the guidelines for development Nvith producing variable facades and type of signage. Mr. Simmons clarified that Staff Nvas supportive of the Variations as long as the Petitioner does not place a Nvall sign that Nvould face the theater. The projecting sign Nvas in lieu of the Nvall sign. The total number of signs Nvould not be increased for the Subject Property. Mr. Donnelly asked Staff if a N,-o (2) face sign Nvould be as agreeable as a three (3) face sign. Mr. Simmons stated that a projecting sign Nvith two (2) faces Nvould be sufficient. He said the Petitioner Nvould prefer to have a three (3) face sign, but Nvould be agreeable to a two (2) face sign. Mr. Floros discussed how Randhurst is a unique situation for the Village. He believed that what happens at Randhurst does not necessarily apply throughout the rest of the Village. There Nvas discussion on what Nvould be needed for the proposed sign to meet the design guidelines. Ms. Andrade explained that projecting signs Nvere originally meant to be secondary signs. There Nvas discussion on placing a condition to the motion for a two (2) face sign. Mr. Beattie confirmed Nvith Staff that the projecting sign Nvould still sit underneath the roofline and does not extend beyond the canopy below it. Richard Rogers, Chair PZ -05 -12 Planning & Zoning Commission Meeting April 26, 2012 Page 3 of 4 Ms. Hinaber agreed that signage for Randhurst Village is under special circumstances. She believed the proposed sign Nvould fit the corner of the Subject Property. Ms. Hinaber said the proposed sign Nvas in good taste and attractive for the development. Mr. Youngquist discussed the previous history of the Old Navy projecting sign. He said the proposed Blackfinn projecting sign is iconic for the brand and is its identifier. Mr. Youngquist stated that he lilted how the Petitioner Nvas doing something different and unique. He said he could not think of any other area in the Village Nvhere this type of sign Nvould be alloNved other than Randhurst Village. There Nvas additional discussion regarding the Randhurst Village Development and recommending a N,-o (2) faced sign for the Subject Property. Mr. Youngquist confirmed Nvith Staff that there Nvas not a proposal for a Nvall sign along the northeast elevation of the Subject Property. Mr. DonnelIv made a motion, seconded by Mr. Youngquist to approve: 1. A Variation to increase the projection from forty -two (42) inches to fifth -eight (58) inches from the Nvall; 2. A Variation to increase the vertical dimension from forty -N'-o (42) inches to sixteen (16) feet; 3. A Variation to increase the sign area from sixteen (16) square feet to seventiY -seven (77) square feet.; and 4. A Variation to increase the height from fourteen (14) feet to twenty -fix (26) feet seven (7) and one (1) half inches from the finished grade, as shov'n on the Petitioner's exhibits prepared by Don Bell Signs dated January 30, 2012 for the property at 157 Randhurst Village Drive, subject to the conditions that a. A Nvall sign is not installed on the northeast building elevation b. The projecting sign is limited to two (2) sides. UPON ROLL CALL: AYES: Beattie, Donnelly, Floros, Hinaber, Youngquist, NAYS: Rogers The motion Nvas approved 5 -1. The Planning & Zoning Commission's decision Nvas final for this case. After hearing two (2) additional cases, Chairman Rogers asked if there Nvere any citizens in the audience Nvaiting to be heard. Hearing none, Mr. Donnelly made a motion, seconded by Ms. Hinaber to adjourn at 9:36 p.m. The motion Nvas approved by a voice vote and the meeting Nvas adjourned. Rvan Kast, Community Development Administrative Assistant Richard Rogers, Chair PZ -05 -12 Planning & Zoning Commission Meeting April 26, 2012 Page 4 of 4