Loading...
2011-105-1498-Z-110 - Application of Public Storage Properties City of Miami Gardens Zoning Agenda Memo Zoning Board Meeting Date: July 6, 2011 Item Type: (Enter X in box) Resolution Ordinance Other X Fiscal Impact: (Enter X in box) Yes No Ordinance Reading: (Enter X in box) 1st Reading 2nd Reading x Public Hearing: (Enter X in box) Yes No Yes No X Funding Source: (Enter Fund & Dept) Advertising Requirement: Yes No x Contract/P.O. Required: Yes No RFP/RFQ/Bid #: X Strategic Plan Related: Yes No Strategic Plan Priority Area: Enhance Organizational Bus. & Economic Dev Public Safety Quality of Education Qual. of Life & City Image Communication Strategic Plan Obj./Strategy: X N/A Sponsor Name: Dr. Danny Crew, City Manager Department: Planning and Zoning Department Short Title: A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MIAMI GARDENS, FLORIDA, APPROVING THE APPLICATION SUBMITTED BY PUBLIC STORAGE PROPERTIES LIMITED, FOR A VARIANCE OF SECTION 34‐677(1)(b)(c) OF THE CITY’S LAND DEVELOPMENT CODE, TO ALLOW A MONUMENT SIGN WITH A SIGN AREA OF 309.5 SQUARE FEET, WHERE A MAXIMUM SIGN AREA OF 150 SQUARE FEET IS ALLOWED, AND TO ALLOW A SIGN HEIGHT OF 25.0 FEET WHERE A MAXIMUM HEIGHT OF 15.0 FEET IS ALLOWED; A VARIANCE OF SECTION 34‐657(f) TO ALLOW A MONUMENT SIGN TO BE SPACED 9.1 FEET FROM A BUILDING, WHERE A MINIMUM SPACING OF 10.0 FEET IS REQUIRED, FOR PROPERTY LOCATED AT 15760 N.W. 27TH AVENUE MORE PARTICULARLY DESCRIBED ON EXHIBIT “A” ATTACHED HERETO; PROVIDING FOR CONDITIONS; PROVIDING FOR THE ADOPTION OF REPRESENTATIONS; PROVIDING FOR AN EFFECTIVE DATE. Staff Summary: Background In February 2008 the City adopted new sign regulations with an intent and purpose that the “display of signs should be appropriate to the land, building or use they identify and be adequate, but not excessive, for the intended purpose of identification or advertisement”; . . . With respect to signs advertising business uses, these regulations ITEM 10B) RESOLUTION/PUBLIC HEARING Application submitted by Public Storage Public Storage Sign Variance PH‐2011‐000066 are specifically intended to avoid excessive competition and clutter among sign displays in the demand for public attention.” The sign regulations were developed to be primarily applicable to the commercial centers and businesses along the City’s major roadways such as N.W. 27 Avenue which is classified as a Major Arterial. A sign variance process was adopted as part of the regulations to allow the City Council to evaluate whether the intent and purpose of the regulations are being met in situations where the regulations cannot be fully complied with, or may not be practical in already developed business properties. Current Situation The applicant, Interstate Sign Crafters, on behalf of Public Storage Prop. Ltd., is a single‐use property located on N.W. 27 Avenue. The sign regulations were specifically intended to be applied to uses adjacent to major roadways such as N.W. 27 Avenue. • The existing pole sign is 28.25 feet in height, 125 square feet in sign area and and set back 9.1 feet from the existing building. • The code requires a maximum 15 feet in height, 150 square feet in sign area and a setback of 10 feet from the building. • The sign modification proposed is to change existing pole sign to a monument sign. The proposed monument sign is to be 25 feet in height, 309 square feet in sign area and set back 9.1 feet from the existing building. • The proposed sign will be located between the existing buildings at the same location of the existing pole sign. • Staff recommends that the applicant’s proposed sign height of 25 feet be reduced to 20 feet in order to provide the minimum variance necessary for the sign to be seen from the street above the buildings. The required setback from adjacent buildings could not physically be met without relocating the sign to another location along N.W. 27 Avenue. This would require additional variances and would obstruct site circulation. While maintaining the sign width, the lowered height reduces sign area to 280 square feet. feet. • Pictures of the existing and proposed signs are included in Exhibit “C”, Recommendation. The proposed Sign Plan has been crafted to meet the intent and purpose of the City’s sign criteria within the building constraints of an already developed business property. In addition to transforming the pole sign into a monument sign, the applicant has agreed and the proposed resolution includes the requirement for a Landscape Plan to be implemented in conjunction with the new monument sign. Thus the property will undergo a significant facelift, including Royal Palm trees. Further, the application meets the criteria set forth for sign variances. Proposed Action: Therefore, City Staff recommends Council approve the Resolution subject to the following conditions: 1. That the plans submitted for building permit for the sign be substantially in compliance with the plans submitted with this application titled “Public Storage” as prepared by US Signs, Dallas Houston, consisting of page 1.1 dated 3‐10‐11, provided that the height of the monument sign shall not exceed 20 feet and the sign area shall not exceed 280 square feet. 2. That the applicant submit and obtain approval of a landscape plan from the Planning and Zoning Department prior to the issuance of building permit for the sign; and said landscaping shall be installed and finalized prior to the final inspection of the sign. Public Storage Sign Variance PH‐2011‐000066 Attachments: • Exhibit “A”, Legal Description • Exhibit “B”, Staff Recommendation Public Storage Sign Variance PH‐2011‐000066 EXHIBIT “A” LEGAL DESCRIPTION Public Storage Sign Variance PH‐2011‐000066 EXHIBIT “A” LEGAL DESCRIPTION 16 52 41 3.22 AC M/L MC DONALD PROPERTIES 1ST ADDN PB 73-4 N40FT TR A & ALL OF TRS B THRU E LOT SIZE 140334 SQ FT OR 10540-1030 & 1034 1079 1 THEREOF, LYING AND BEING IN MIAMI-DADE COUNTY FLORIDA Public Storage sign variances PH-2011-000066 EXHIBIT “B” STAFF RECOMMENDATION Public Storage sign variances PH-2011-000066 STAFF RECOMMENDATION PH-2010-000066 APPLICATION INFORMATION Applicant: Interstate Sign Crafters on behalf of Public Storage Prop. Ltd. Property Location: 15760 N.W. 27 Avenue Property Size: 3.22 acres Future Land Use: Commerce Existing Zoning: PCD, Planned Corridor Development Requested Action(s): 1. Variance of section 34-667(1)(b)(c) to allow a monument sign with a sign area of 309.5 square feet where a maximum sign area of 150 square feet is allowed; and a height of 25.0 feet where a maximum height of 15.0 feet is allowed; 2. Variance of section 34-657(f) to allow a monument sign spaced 9.1 feet from a building where a minimum spacing of 10.0 feet is required. RECOMMENDATION: City Staff recommends Council approve the Resolution subject to the following conditions: 1. That the plans submitted for building permit for the sign be substantially in compliance with the plans submitted with this application titled “Public Storage” as prepared by US Signs, Dallas Houston, consisting of page 1.1 dated 3-10-11, provided that the height of the monument sign shall not exceed 20 feet. 2. That the applicant submit and obtain approval of a landscape plan from the Planning and Zoning Department prior to the issuance of building permit for the sign; and said landscaping shall be installed and finalized prior to the final inspection of the sign. REVIEW AND ANALYSIS Neighborhood Land Use Characteristics Property Future Land Use Zoning Existing Use Site Commerce PCD, Planned Corridor Development self storage facility North Commerce PCD, Planned Corridor Development vacant South Commerce PCD, Planned Corridor Development vacant East Neighborhood R-1, Single Family Residential single family residences West Neighborhood R-1, Single Family Residential single family residences Public Storage sign variances PH-2011-000066 The 3.22 acre property is developed with a 68,000 square foot self storage facility. Properties to the north and south are undeveloped, while to the east and to the west are developed with single family residences. Project Summary/Background • The approximate 68,000 square feet self storage facility owned by Public Storage is located along N.W. 27 Avenue south of the Palmetto Expressway at the southern portion of the City boundary. The facility is located on a 3.22 acre site with 615.28’ of frontage on N.W. 27 Avenue. • The existing sign is 28.25’ high pole design sign with a sign face of approximately 125 square feet containing copy of “Public Storage”, the corporate logo and the 800 number. The applicant has no other signage on the property. • The City’s sign regulations require that by February 12, 2011 a Sign Plan approval be obtained and by Feb. 12, 2013 (five (5) years from adoption) all signage be in compliance with the approved Sign Plan pursuant to the regulations adopted on February 13, 2008. The applicant is not able to obtain sign plan approval without depicting signage that will be in compliance with the City’s regulation come 2013. The existing pole sign on the property does not comply with the City’s 2008 adopted sign regulations. • The variances requested are a result of the applicant attempt to comply with monument sign design standards of the City’s sign code. Zoning History There are no previous zoning approvals on the property relative to signage. Consistency with City of Miami Gardens Comprehensive Development Master Plan The requested waivers of the sign regulations do not impact or change the use or the development on the property in a manner that is inconsistent with the Commerce designation of the property in the Future Land Use Element of the of the City of Miami Gardens Comprehensive Development Master Plan (CDMP). The CDMP’s Community Vision states as a Medium overall rating under Physical Development and Improvement: “1i. Need better signage citywide and on major routes.” The Suggested Modified Implementation Priority and Statements further state: “. . . Freestanding signage should be eliminated in favor of small monument signs coordinated with building architecture. . .” Conclusion: The request is not inconsistent with general objectives and policies of the Future Land Use Element of the CDMP and attempts to be consistent with the Community Vision which is an adopted part of the CDMP with the monument sign design and coordination with the building architecture. Zoning Review and Analysis In evaluating the request consideration is given to purpose and intent of the sign regulations. “Section 34-649 – Purpose and intent” states: Public Storage sign variances PH-2011-000066 “(a) These sign regulations and requirements are the minimum requirements to promote the public health, safety, comfort, good order, appearance, morals and general welfare, and to protect the character of residential, business and industrial areas throughout the city, and to conserve the taxable value of land and buildings and to protect the character and maintain the stability of residential, business, and industrial areas within the city and to promote the orderly and beneficial development of such areas. The display of signs should be appropriate to the land, building or use they identify and be adequate, but not excessive, for the intended purpose of identification or advertisement. (b) Unless otherwise prescribed herein, signs placed on land or on a building for the purpose of message display, identification or for advertising a use conducted thereon or therein shall be deemed to be accessory and incidental to subject land, building or use. With respect to signs advertising business uses, these regulations are specifically intended to avoid excessive competition and clutter among sign displays in the demand for public attention.” In granting of the waiver consideration is given to the on how the request is evaluated: “Section 34-656 – Variances and waivers” states: Whereas it is the attempt of this sign code to reduce the proliferation of the number, size and types of signs, and whereas it has been determined that less-obtrusive signs will ultimately lead to a healthier economy within the city, therefore no sign shall be permitted to be installed, altered, erected, constructed, posted, painted, maintained, or relocated, contrary to the provisions of this article unless a variance or waiver is approved by a majority vote in favor of granting such a variance and waiver by the members of the city council. (1) A decision to grant a variance or waiver must be in conformance with the following criteria and procedure: a. There is something unique about the building or or site configuration that would cause the signage permitted by this article to be ineffective in identifying a use or structure that would otherwise be entitled to a sign. b. The grant of a variance or waiver is not contrary to the plan and intent of the sign code or any adopted redevelopment plan or policies, the aesthetics of the area, and does not create a nuisance or adversely affect any neighboring properties. c. Public Storage sign variances PH-2011-000066 The sign provides certain aesthetics, landmark recognition, or public benefit that is in the best interest and general welfare of the city, without detrimental impacts to the surrounding area.” In reviewing the above criteria for the granting the variances consideration was given to the following: • The overall size of the site is 3.22 acres with 615.28’ of frontage along N.W. 27 Avenue and is developed with 68,000 square feet of self storage space with existing drive aisles and traffic circulation patterns on the property. The site is also secured along the 615’ frontage by a six (6) foot high decorative wrought iron fence. Due to the configuration of the site and the unique development of the property as a self storage facility full compliance with the sign code for a monument sign in terms of size, height, required setbacks, landscaping area, etc. would result in an ineffective sign and may still require granting of variances. The property has limited open space along the frontage to allow for a monument sign of adequate size while at the same time meeting all the other sign regulations for a monument sign. • The applicant is proposing only one sign for the property (no other monument signs or wall signs are proposed); considering the property has 615’ of frontage, the one proposed sign is consistent with the purpose and intent of the sign code since the overall size and height of the one sign is adequate for the size of the property, yet not resulting in an excessive clutter of signs. The location of sign between the existing buildings maintains the required setback from N.W. 27 Avenue and allows the sign to be more than adequately spaced from any residential uses minimizing any intrusive and adverse impacts and nuisances on the surrounding properties. • The proposed sign area of 309.5 square feet, though greater than the allowed 150 square feet is a direct result of the sign area being calculated to include the base of the monument sign. The proposed sign copy area comprises 125 square feet of the sign while the remainder is the base necessary to comply with the monument sign design standards. The additional base area is result of the sign being located between two buildings • The proposed sign height is 25.0 feet to allow visibility from N.W. 27 Avenue above the 10 foot high storage buildings. This represents a proposed variance of 10 feet above the 15 foot maximum height requirement. Variances should be the minimum amount necessary. In this case, the sign height needs to be a minimum of 10 feet in height. The sign copy is 8 feet 9 inches in height. The minimum height necessary for the sign copy to be above the buildings is 18 feet 9 inches. Staff recommends that a height variance of 5 feet for a total sign height of 20 feet. Keeping the same proposed sign width of 14 feet, this reduces the sign area to 280 square feet. • The spacing of the sign from the buildings of 9.1 feet is less than one foot of the 10.0’ that is required and has inconsequential impacts. • Existing wall signs located on the north side of building are not permitted and must be removed. They are not included in the applicant’s proposed signage. • The Public Storage use is a prominent and established use along N.W. 27 Avenue and a destination for many residents of the City. The proposed signage, which is architecturally Public Storage sign variances PH-2011-000066 compatible with the self storage building by maintaining the orange/purple color theme allows for the business to adequately maintain the landmark recognition which is the best interest and general welfare of the City. Notwithstanding, staff is recommending the applicant submit a landscape plan that will include, but not be limited to landscaping along the 615’ frontage to improve the aesthetics of the property from N.W. 27 Avenue, said landscaping shall include royal palms planting 25.0’ on center with consideration given to the visibility of the signage. Conclusion: The variance request maintains the intent and purpose of the sign code and meets the criteria for granting the variances. Anticipated Facilities Impact The subject application pertains to existing signage and does not create additional impact upon public services and facilities. Public Notification/Comments In accordance with Section 34-46(d)(7)(a) of the City’s Zoning and Land Development Code, notification of the applicant’s requests was mailed to all abutting property owners to provide them an opportunity to comment on the application. No comments were received. (See Mailed Notice Radius Map, attached). Attachments: Letter of Intent Hearing Map-Zoning Hearing Map-Aerial Mailed Notice Radius Map Picture of Existing Sign Submitted Plans and Survey