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b. Owners:
Meridian CenterCal, LLC
7455 S.W. Bridgeport Rd., Ste. 205
Tigard, OR 97224
c. Applicant:
Tony Mead, Idaho Electric Signs, Inc.
6528 Supply Way
Boise, ID 83716
d. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
a. The subject application is for variance. A public hearing is required before the City Council on
this matter, consistent with Meridian City Code Title 11, Chapter 5.
b. Newspaper notifications published on: July 2, and 9, 2012
c. Radius notices mailed to properties within 300 feet on: June 29, 2012
d. Applicant posted notice on site by: July 6, 2012
VI. LAND USE
a. Existing Land Use(s): This site is currently in the development process uid is proposed to
develop with a mix of commercial uses.
b. Description of Character of Surrounding Area: The surrounding area consists primarily of
existing commercial uses & property zoned for fidare commercial uses with a park to the east.
c. Adjacent Land Use and Zoning:
1. North: Single-family residential, zoned RUT in Ada County & future multi-family residential
(under construction), zoned R-40
2. East: Kleiner park, zoned C-G & vacant commercial property, zoned C-G
3. South: Commercial uses, zoned C-G
4. West: Vacant commercial property, zoned C-G
d. History of Previous Actions: NA
VII. UNIFIED DEVELOPMENT CODE
The following Unified Development Code ([TDC) section is pertinent to this application:
UDC 11-3D-8F.4 - "Free-standing signs are allowed. In addition to the standards set forth in
subsection A14 of this section, all free-standing signs shall meet the following standards:
a. The maximum background area of any free-standing sign shall not exceed eighty (80) square
feet.
b. The maximum height of any free-standing sign shall not exceed twenty feet (20').
c. A maximum of one free-standing sign is allowed per one hundred fifty feet (150') of linear
street frontage. Properties with less than one hundred fifty feet (150') of linear street
frontage shall be allowed a maximum of one such sign per property.
d. Properties exceeding seven hundred fifty feet (750') of linear street frontage may be allowed
Meridian Town Center VAR-12-002 PAGE 2
an additional sign height and background area allowance. Such signs shall not exceed thirty
five feet (35') in overall height and two hundred (200) square feet of background area. Only
one such sign shall be allowed per seven hundred fifty feet (750') of linear street frontage.
e. Changeable copy signs proposed as free-standing sigs are allowed. In addition to the
standards set forth in subsection A12 of this section, all changeable copy free-
standing signs shall meet the following standazds:
(1) Any changeable copy free-standing sign visible from a public street shall be
programmed as follows: All displays, including, but not limited to, graphics,
letters, numbers, color and/or brightness shall remain unchanged for a minimum
of eight (8) seconds, except that any text messages that are longer than the
display area and do not contain any graphics may scroll in a consistent and
predictable manner.
(2) Only one changeable sign proposed as afree-standing sign shall be allowed per
property, except properties abutting two (2) arterial streets may be allowed one
changeable copy free-standing sign along each arterial street."
VIII. ANALYSIS
a. Analysis Leading to Staff Recommendation
The applicant requests a variance to UDC 11-3D-8F.4d to exceed the maximum background
area allowed of 200 square feet (s.f.) for free-standing signs on properties that exceed 750 feet of
linear street frontage. The applicant proposes a maximum background area of 355 square feet for
5 signs within the site along N. Eagle Road and E. Fairview Avenue.
Staff has done a complete analysis of the signage (# of allowed signs & background area vs. # of
proposed signs & background area) for the overall site based on the street frontages shown on
each lot on the approved fmal plat (see calculations table below).
Based on these calculations, the property as a whole is allowed a total of (28) 20-foot tall signs
with a maximum background area of 80 s.£; and a total of (5) 35-foot tall signs with a maximum
background area of 200 s.f. for a collective maximum background area of 3,240 s.f.
Instead of utilizing the maximizing number of smaller signs allowed on the site, the applicant
proposes to decrease the number from 28 to 11 for a reduction in the overall allowed background
area of 1,360 s.f. The applicant proposes to utilize the 5 larger signs but requests an increase in
the allowed background area from 200 s.f. to 355 s.f. for an overall increase of 775 s.f. on the
larger signs. The applicant is not proposing an increase in the height limit of any signs on the
site.
The total background area proposed by the applicant for signage on the site is reduced from
3,240 s.f. to 2,655 s.f. (585 s.£); and the total number of signs is proposed to be reduced from 33
to 16.
The applicant's justification for the request is that by eliminating 17 of the smaller signs and
applying a portion of the square footage allowed for those signs toward the 5 larger signs, it will
not take away from the ambiance of the development by having too many signs. Additionally,
the applicant feels fewer signs will be safer for the motoring public as fewer signs will be easier
to read and cause of less of a distraction.
Meridian Town Center VAR-12-002 PAGE 3
:Lot & Block Alioured#
of small _
signs' Proposed
p of small
signs' Allowed#
of large
signsZ Proposed#
oElarge
signs Allowed"
background area
(s.f.) '' Proposed
6ackgroundarea
(s.f.) '
Lot 1, elk 1 2 1 0 0 160 80
Lot 2, Blk 1 0 0 1 1 200 355
Lot 3, Blk 1 NA3 NA' NA3 NA3 NA' NA3
Lot 4, Blk 1 3 0 1 1 440 355
Lot 5, Blk 1 2 1 0 0 160 80
Lot 1, Blk 2 2 1 0 0 160 80
Lot 2, Blk 2 0 0 2 2 400 710
Lot 3, Blk 2 3 1 0 0 240 80
Lot 4, Blk 2 1 1 0 0 80 80
Lot S, Blk 2 7 1 1 1 760 435
Lot 6, Blk 2 1 1 0 0 80 80
Lot 7, Blk 2 1 1 0 0 80 80
Lot 8, Blk 2 2 1 0 0 160 80
Lot 9, Blk 2 1 1 0 0 80 80
Lot 10, 81k 2 3 1 0 0 240 80
Total 28 11 I' 5 _,3 3240. 2655
Noes:
'Small (20'tall w/SO s.f. background area)
Large (35'tall w/200 s.f. background area)
'LO[ 3, Blk 1 is a future multi family residentiallot-see UDC 11-3D-SC, Subdivision Identification Slgns for requirements.
In order to grant a variance, the Council needs to make the following findings:
The variance shall not grant a right or special privilege that is not otherwise allowed in the
district;
2. The variance relieves an undue hardship because of characteristics of the site;
3. The variuice shall not be detrimental to the public health, safety, and welfare.
While staff is of the opinion the proposed variance will not grant a right or special privilege to
the applicant, nor will be it be detrimental to the public health, safety, and welfare, staff does not
find there is an undue hardship because of characteristics of the site. Because the UDC requires
all three findings to be met in order to approve a variance, staff recommends denial of the
proposed variance.
Note: The applicant has stated they would also like to install some subdivision ident~cation
signs at the entrances to the development These signs fall under subdivision identifrcatton signs
(UDC 11-3D-SC) and are not included in the number offree-standing signs allowed for the site.
Meridian Town Center VAR-12-002 PAGE 4
IX. EXHIBITS
A. Drawings
1. Vicinity Map
2. Site Plan Showing Proposed Locations of Free-Standing Signs
3. Proposed Signs
B. Required Findings from the Unified Development Code
Mcridian Town Ccntcr VAR-12-002 PAGE 5
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