The URL can be used to link to this page

Home My WebLink AboutStaff Report STAFF REPORT TO: FROM: CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT FOR HEARING DATE OF JUNE 5, 2007 / ot-t;;;di~ -,\ \ . Ji:).\HO I ~. ~ Hearing Date: June 5, 2007 Mayor and City Council Sonya Watters, Associate City Planner 208-884-5533 SUBJECT: Strada Bellissima Business Park · V AR.07-009 Request for a variance to UDC ll-3D-1O, Table 3, to allow one ofthe subdivision identification signs for Strada Bellissima Business Park to be located away from the subdivision entrance on W. Victory Road. 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant is requesting a variance from Unified Development Code (UDC) ll-3D-lO, Table 3, which requires subdivision identification signs to be located at the entrance of the subdivision. The applicant is requesting that the subdivision identification sign for Strada Bellissima Business Park be located approximately 400 feet east ofthe subdivision entrance on W. Victory Road. The applicant proposes to place the sign on the northwest comer of State Highway (SH) 69 and Victory Road. The applicant's justification for the variance is outlined below. 2. SUMMARY RECOMMENDATION Staff is recommending denial of the subject Variance application (V AR-07-009) for the reasons listed herein. 3. PROPOSED MOTION (to be considered after the public hearing) Denial After considering all staff, applicant and public testimony, I move to deny File Number V AR-07- 009 as presented in the staff report for the hearing date of June 5, 2007, for the following reasons: (you should state specific reasons for denial.) Approval After considering all staff, applicant and public testimony, I move to approve File Number V AR-07- 009 as presented during the hearing on June 5, 2007. Continuance After considering all staff, applicant and public testimony, I move to continue File Number V AR- 07-009 to the hearing date of (insert continued hearing date here) for the following reason(s): (you should state specific reason(s) for continuance.) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: Northwest comer of State Highway 69 and Victory Road Southeast ~ of Section 24, Township 3 North, Range 1 West b. Owner: Strada Commercial, LLC 9605 Pebblebrook Garden City, ill 83714 Strada Bellissima Business Park Sign Variance V AR-07-009 PAGE 1 CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT FOR HEARING DATE OF JUNE 5, 2007 c. Applicant: Same as Owner d. Representative: Michael Crawford, Pinnacle Engineers, Inc. e. Present Zoning: L-O (Limited Office) f. Present Comprehensive Plan Designation: Low Density Residential g. Description of Applicant's Request: The applicant is requesting a variance from UDC ll-3D-I 0, Table 3, to allow the subdivision identification sign for Strada Bellissima Business Park to be located away from the subdivision entrance as the UDC requires. h. Applicant's Statement/Justification: "The main departure from the signage as delineated in the ordinance is the fact that we intent to move the allowed subdivision identification sign away from the entrance on Victory Road which will be obscured from view due to curvature of the road and the location of future building, to a location closer to Kuna-Meridian Road. The entrance was moved farther away from Meridian Road for public safety, but due to road curvature and building design that location doesn't function well for a sign location." (See Applicant's narrative for more detail. ) 4. PROCESS FACTS a. The subject application will in fact constitute a variance as determined by City Ordinance. By reason of the provisions ofthe Meridian City Code Title 11, Chapter 5, Article A (Table II-5A- 1), a public hearing is required before the City Council on this matter. b. Newspaper notifications published on: May 14th, 2007 and May 28th, 2007 c. Radius notices mailed to properties within 300 feet on: May 11 th, 2007 d. Applicant posted notice on site by: May 22od, 2007 5. LAND USE a. Existing Land Use(s): Property is currently being developed as a commercial business park with surrounding single family residences. b. Description of Character of Surrounding Area: Commercial Business Park and residential neighborhood in the process of development. c. Adjacent Land Use and Zoning: 1. North: Strada Bellissima Business Park, zoned L-O 2. West: Strada Bellissima Subdivision, zoned R-4 3. South: Rural residential, zoned RUT (Ada County) 4. East: Mussell Comer Subdivision (Double D Feed Store & fuel station), zoned C-G d. History of Previous Actions: This property is part of Strada Bellissima Subdivision, which was previously annexed (AZ-04-028), platted (PP-04-038, FP-05-022), and a conditional use permit (CUP-04-047) approved for a single-family residential/commercial development in 2004. 6. AGENCY COMMENTS MEETING No agency comment meeting was held specifically for this Variance application. All affected agencies were informed about this request and given the opportunity to submit comments to the Planning Department to be included in this report. No site specific comments or requirements were Strada Bellissima Business Park Sign Variance V AR-07-009 PAGE 2 CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT FOR HEARING DATE OF JUNE 5, 2007 provided for the Variance application by other agencies or departments. 7. UNIFIED DEVELOPMENT CODE The following UDC sections are pertinent to this application: 11-3D-8I: 2. Where a center sign is on the same street frontage as the subdivision identification sign, the background area of the existing center sign shall be subtracted from the allowable background area for the subdivision identification sign. 3. Subdivision identification signs shall only identify the subdivision or development name. Such signs shall not identify any businesses, tenant, or developer names. 11-3D-I0, Table 3 Subdivision Identification2 80 sq. ft 5 ft. from property line Indirect, Internal I per entrance y Max. building height of district See Sections 11-3D-8I and 11-3D-9D2b for allowable background area where a subdivision identification sign and center sign are on the same street frontage 8. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation: The applicant is requesting a Variance from UDC 11-3D-lO, Table 3, which requires subdivision identification signs to be located at the subdivision entrance (1 per entrance). The applicant is proposing to locate the subdivision identification sign away from the subdivision entrance on W. Victory Road, approximately 400 feet to the east on the comer of SH 69 and Victory Road. The Applicant's justification is that ifthe sign is located at the subdivision entrance to Victory Road, it will be obscured from view from SH 69 due to curvature of the road and the location of a future building. After review of the site plan, the applicable sections of the UDC, and a visit to the site, Staff determines the following: }> The applicant's justification for the relocation of the subdivision identification sign that the location of a future building will block the view of the sign from SH 69 is self- imposed. The building could be sh(fted back to allow a more clear view of the sign from the intersection of SH 69 and Victory if the sign is deemed to not have enough visibility. ~ The site plan shows one subdivision identification sign proposed at the northern entrance to the business park, visible from SH 69; one subdivision identification sign at the northwest comer of SH 69 and W. Victory Road; and one multi-tenant monument sign proposed at the southern subdivision entrance on Victory Road. Staffbelieves that one subdivision identification sign visible from SH 69 should be sufficient to provide visibility and direction to the business parkfrom SH 69 and that two is not necessary. Further, a subdivision identification sign should be provided at the southern entrance for visibility from Victory and direction into the business park at this location. Staff suggests the multi-tenant monument sign, rather than the subdivision identification sign, be placed along SH 69 for advertisement of the businesses within the subdivision. Strada Bellissima Business Park Sign Variance V AR-07-009 PAGE 3 CITY OF MERIDIAN PLANN ING AND ZONING DEP ARTMENT STAFF REPORT FOR HEARING DATE OF JUNE 5, 2007 );> The UDC specifically allows one subdivision identification sign "per entrance." The proposed location of the subdivision identification sign is not at an entrance to the subdivision; the proposed sign is approximately 400 feetfrom the entrance into the subdivision. To grant a variance the Findings listed in Exhibit B of this report must be made; Staff does not believe that Findings can be made for approval of the requested variance in this case. Staff believes that although the requested variance would not be detrimental to the public health, safety, and welfare, granting a variance for the reason requested by the applicant would not relieve an undue hardship and would grant a special right or privilege that is not otherwise allowed in the L-O district. b. Summary Recommendation: Staffis recommending denial ofthe subject Variance application (V AR-07-009), per the Findings listed in Exhibit B ofthis report. 9. EXHmITS A. Drawings 1. Site Plan 2. Proposed Subdivision Identification Sign B. Required Findings from UDC (Variance) Strada Bellissima Business Park Sign Variance V AR-07-009 PAGE 4 CITY OF MERIDIAN PLANNING AND ZONING DEP ARTMENT STAFF REPORT FOR HEARING DATE OF JUNE 5, 2007 Exhibit A: Drawings 1. Site Plan r; " I I ! I I l i , I i --J-_. ---- -I -j--- --....-.tlr... . _._~. ----1\ _1..;,- ;f . -1:. -._- ~:---.:-----J=t~, , i I'. , 1:_ i11i}- I :11, I' j 1/.1,1\ I . . 'll;: <: i;. I i I! ~. , I, ; 'I' I': '; I' II' 1 I} " I I' i I I; I: II' .: . '11'll;:~ I 'r .. I 111" ~! , ; II I ~; t ~ ~ j Proposed Location of Subdivision Identification Sign :\ I \ . -~. ~ 1:,<:,;"_: ,9....,lt!:,. .'IO~'--- __- " ..._<.~. 75 ~ \'. . , f/- ~.T~~_;;"D~ I B~.~_~-i:~::.: ;;:B~~I~ ~~ N~~.~.: I~ (VAN!S, ~QNIlrfRUCTION ....ANAGI!_~~~!~ eo. ~m~~~ ~n.1:n~II!It'".. DC. '~.~I",.."':~_._tl/.., :lMjki,joo Strada Bellissima Business Park Sign Variance V AR-07-009 Exhibit A Page 1 CITY OF MERIDIAN PLANNJNG AND ZONING DEPARTMENT STAFF REPORT FOR HEARING DATE OF JUNE 5, 2007 2. Proposed Subdivision Identification Sign 2'- S" SIDEfJ.EYAT.K:IH A Gold~n West _ >>:~~~O~~~~~A<tZ 15':IY_ .., ,-i ~ ... ~1lQft"NiWJ~QU"EfACE.flYLQtt.&1GN . SCAlE \/0'.. t. . cr ~ ~ ...... ...o'iClW -- STllADA IlEWSSIMA bullness park ~~~I.ANS ~~_,~. ~I'l~ IN Wt<<lU! QfI IN ~ wnwaur PNOR WfWr'1Bf "V"'-v-. I>> 00Ule0l 'WUrf ~ JNC. Strada BeUissima Business Park Sign Variance V AR-07-009 Exhibit A Page 2 CQRIIUGAlitl wfAL l'tOOF !'NoIliD TO ....TCfI ~ ROOF F~ lIE T..... e.>.cI\GfIOUND 'IimI MED l'UlUlf """"liD TO MI\lCH 1UlI.DH3 COUlRS N;1MDUI\l RfiVlAiIE _ cw.HJ6 ~Em~ WIlW)" IJi"TUIJNS -rEI>....Gl.OSS lll.IlO< 110... 6llOIl 'It'IIWrt HeOJlIlAl.O UGHTlflG MvEIlIt: _ C<oPSu..E WITH 7Ilf;T_lllUoC~' ~ CUT COPY _D WITH _re I'I.Elt eo__ ~ OIEOJIIW.OUGHTlNO llECORArMi WlilOUGKf ~ ~D IIlACIl WIT>< -'lI,l<.M~liD_sa_ ,.... T..... SUP90RT C<MR$ TO WATCH lIUlUllNG C\Il.TURW STOll( YEIlEE" BY OTHEllS CUSIIlMER N'PRlHIlL ;~................- ...... -- -,..... ~ .......... ---.....,..- r- -...- - 2173-07 - 1 to. . 0Hf CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT FOR HEARING DATE OF JUNE 5, 2007 Exhibit B: Required Findings from UDC (Variance) The City Council shall apply the standards listed in Idaho Code 67-6516 and all the findings listed in Section 11-5B.4.E of the UDC to review the variance request. In order to grant a variance, the Council shall make the followingfindings: A. The variance shall not grant a right or special privilege that is not otherwise allowed in the district: Staff fmds that granting a variance in the location of the proposed subdivision identification sign, away from the subdivision entrance, would grant a right or special privilege to the Applicant that is not otherwise allowed in the L-O district. B. The variance relieves an undue hardship because of characteristics of the site; This commercial development is located on the comer of two very busy arterial streets, SH 69 & Victory Road, with one entrance near SH 69 and one entrance to/from Victory Road. Staff finds that because a sign is allowed to be placed at the northern subdivision entrance on the comer of W. Maestra Street & SH 69 per the UDC, that granting a variance to allow the other subdivision identification sign to also be located on the same street (SH 69), away from the southern subdivision entrance for visibility purposes, does not constitute a hardship because of characteristics ofthe site. C. The variance shall not be detrimental to the public health, safety, and welfare. Staff fmds that granting the subject variance would not be detrimental to the public health, safety, or welfare. Strada Bellissima Business Park Sign Variance V AR-07-009 Exhibit B Page 1