lexus dealership signs 5725 major blvd

Property Location: 5725 Major Blvd. (south

of Vineland Rd., north of Interstate 4, and east of

Major Blvd; Parcel ID #29-23-18-5401-02-002)

(±25.28 acres, District 6)

Applicant’s Request: The applicant is con-

structing a new Lexus dealership. In order to

apply for a sign master plan for the site, the Lex-

us Dealership is requesting two variances:

A. Two, double-sided high-rise signs which are

architectural fin signs;

B. One additional ground sign than allowed,

per one street frontage.

S U M M A R Y

Location Map Subject Site

Updated: April 19, 2016

Owner

Cheryl Schmidt, Principal

Dealer Property Holdings,

LLC

Applicant

Randy Appel, Director of

Permitting Services

Architectural Graphics, Inc.

Project Planner

Katy Magruder

Staff Report to the

Board of Zoning Adjustment

Apri l 26 , 2016

LEXUS DEALERSHIP S IGNS

5 7 2 5 M A J O R B LV D .

VA R 2 0 1 6 - 0 0 0 3 2

I T E M # 3

Staff’s Recommendation: Approval of the var -

iances subject to the conditions in the staff report.

Public Comment: Cour tesy notices were

mailed to property owners within 300 ft. of the

subject property the week of April 11, 2016. As

of the published date of this report, staff has not

received any comments from the public concern-

ing these requests.

Kir

km

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FU TU RE LAN D US E MA P

ZO N IN G MA P

SUBJECT

PROPERTY

SUBJECT

PROPERTY

PR O JE CT AN A LYS IS Project Description

The 25.28 acre subject site is located south of Vineland Rd., north of Interstate 4, and east of Major Blvd. The applicant is re-

questing two, double-sided high-rise architectural fin signs and one additional ground sign than allowed, per one street frontage.

The site has a Future Land Use designation of Metropolitan Activity Center and a Zoning designation of AC-3. Table 1 depicts

surrounding Future Land Use and zoning designations.

Previous Actions:

1968—Subject property annexed into the City of Orlando.

1970—Subject property platted as part of Major Center Unit 1 Subdivision.

1972—Delta Resort/Court of Flags Hotel and warehouse built on site (through 1974).

1990—Three additional warehouses and a retail building constructed on site.

2003—Delta Resort closed.

2006—Former Delta Resort Hotel demolished.

2007—Subject property rezoned to PD to facilitate mixed use development. (ZON2006-00048)

2010—Property purchased by current owners.

2012—Subject property rezoned from PD to AC-3. (ZON2011-0005)

2015—Subject property approved for the development of a new Lexus Dealership. (MPL2015-00035)

2016—Amendment to MPL2015-00035 approved for the addition of a third entrance for service vehicles. (LDC2016-00045)

Conformance with the LDC:

The development site has existing zoning designation of AC-3. The AC-3 district is intended to provide for large concentrated

areas of residential, commercial, office, industrial, recreational and cultural facilities at a scale which serves the entire metropoli-

tan area, and at the highest intensities to be found anywhere outside of Downtown Orlando. The Lexus Dealership fits the con-

texts of the surrounding neighborhood as determined and approved in MPL2015-00035.

Maximum allowed sign area for the AC-3 zoning district is shown in Table 2 below, per LDC Section 64.226.

Analysis

The lot frontage is on Major Blvd., and the lot receives no signage credit for the Interstate 4 frontage or the Florida Turnpike.

Table 1—Project Context

Future Land Use Zoning Surrounding Use

North Metropolitan Activity Center AC-3

(Metropolitan Activity Center) Hotel

East Metropolitan Activity Center

Across Interstate 4

AC-3/SP

(Metropolitan Activity Center/North

International Drive Special Plan)

Orlando Premium Outlets

South Metropolitan Activity Center AC-3

(Metropolitan Activity Center)

City of Orlando Owned

Stormwater Retention

West Metropolitan Activity Center

Across Major Blvd.

AC-3

(Metropolitan Activity Center)

Offices and

Communication Towers

Table 2—Sign Area (AC-3 Zoning)

Building Frontage (Linear Ft.) x 2 Square Feet Allowed Sign Area

594 sq. ft. (Per LDC Sec. 64.246) With high-rise signs, allowable sign area is halved (÷2) so 1,188 sq. ft. (sign area) ÷ 2 =

→ (signs under 30 ft.)

5 sq. ft./1,000 sq. ft. Gross Floor Area (GFA), not to exceed 800 sq. ft., on no more

than 2 sides of each building.

(max 400 sq. ft. per side)

*GFA counted for Building 1 & Building 2

92,654 (GFA)

combined 463 sq. ft.

Variance A - The new Lexus Dealership would like to install two, double-sided high rise signs placed on an architectural fin ex-

tending above the roof of the dealership. Per Sec. 64.246 of the LDC, “All high rise building identification signs must conform to

the following regulations.” (see staff comments in bold)

a) Up to two high rise building identification signs are allowed per building. If two such signs are installed, they must be placed

on two separate sides of the building and both must be identical in size, color, shape, design, material, and copy, except in the

AC-3A/T zoning district where such signs may be different in size, color, shape, design, material, and copy if the signs occu-

py two separate sides of the building so that the signs are never visible together from a single vantage point. Because of the

location of the property and the proposed location of the high-rise signs, only one high-rise sign will be visible by any-

one approaching the dealership. The architectural fin extends from the building strategically to be visible from Major

Blvd. and Interstate 4 separately. b) Such signs shall be placed upon the wall or parapet near the top of the principal building and not on any parking garage or

other subordinate structure. The double-sided signs will be considered an architectural feature as they are proposed on

the architectural fin that extends above the roof. c) Such signs may not extend above the roof line of any building except when placed upon a parapet, in which case the sign may

not extend above the parapet wall. See above comments.

d) All high rise building identification signs must be on-site signs. If circumstances change, so that a sign is no longer an on-site

sign, then the sign is hereby made unlawful and must be removed. The signs are proposed onsite.

e) No more than one-half of the allowable high rise building identification sign allocation may be used on any one side of a

building. The proposed signage plan is well under the allowable copy area requirements.

f) If illuminated at night, the text within a high rise building identification sign must be lit with white, though a single logo ele-

ment of the sign may be lit with colored light. All lighting must be internal back-lighting. The proposed plan complies with

this requirement.

Variance B - Per LDC Section 64.202, ground signs are regulated by linear ft. of the building site along a street frontage. Develop-

ments are limited to one ground sign per 40 linear ft. of building frontage, unless a building site has over 400 ft. of frontage on an

individual right of way. In such case, the development will be limited to two ground signs on such frontage. The subject property

has a building frontage measuring 594 ft., therefore is permitted to have two ground signs facing Major Blvd. The variance re-

quest is for one additional ground sign (labeled pylon sign on page 10). Highway street frontages are not eligible for the calcula-

tion of permitted sign copy area, and the subject site fronts two highways, Interstate 4 & the Florida Turnpike. To obtain exposure

from the highway, staff is supportive of one additional ground sign located on the southeast side of the site near Interstate 4.

See Table 3 for a breakdown of the sign proposal. Variance A is highlighted in coral. Variance B is highlighted in blue.

Table 3—Proposed Signage (AC-3)

Legend Sign Type Sign Area Allowance Formula Proposed Sign Copy Area

NO1 & NO2 Architectural Fin Sign (High-rise) 5 sq. ft./1,000 sf (GFA), not to exceed 800 sf,

on no more than 2 sides of each building.

(max 400 sf per side)

92,654 (GFA)/1,000 = 92.65*5 = 463 sf

75.7 sf * 2 =

151.5 sf

NO3 & NO4 Architectural Fin Sign (High-rise) 75.7 sf * 2 =

151.5 sf

NO5 Removed

Signs under 30 ft. held to a max of 594 sf, based on Table 2.

NO6 Pylon Sign (Ground)

1 per street frontage measuring 40+ linear ft.

Up to 30 ft. high. 2 per street frontage over

with 400+ linear ft.

4.8 ft. * 6.5 ft. =

31.2 sf





4.8 ft. * 6.5 ft. =

31.2 sf





4.8 ft. * 6.5 ft. * 2 =

62.4 sf

NO9 Directional Sign 1 sign per access, each not exceeding 3 sf 2.6 sf

N10 Directional Sign 1 sign per access, each not exceeding 3 sf 2.6 sf

130 sf Total Sign Copy Area under 30 ft.

Subject site

Orlando Premium Outlets

Major Blvd.

Vineland Rd.

S.

Kir

km

an R

d.

Hotels

Vacant

Commercial

Hotel

A E R I A L P H O T O

S I G N LAY OU T

SU RVE Y

PR OP OS ED S I G NA GE

NO1 & NO2:

Make up one of the high-

rise, double-sided signs on

an architectural fin. The

height of the sign is 50 ft.

and 8 in. on a 54 ft. high

wall. (meets Code)

LEGEND


LEGEND

NO3 & NO4: Var iance A-

Make up the other high-

rise, double-sided sign on

an architectural fin. The

height of the sign is 50 ft.

and 8 in. on a 54 ft. high

wall.


NO6 & NO7: Two ground signs

measuring 30 ft. in

height. (meets Code)

LEGEND


NO8: Var iance B—

One additional ground

sign measuring 30 ft.

in height.

LEGEND


NO9 & NO10: Directional Signs

(meets Code)

LEGEND

Copy on reverse

side to be “EXIT”

S I TE PH OTO S V I E W S O F V A C A N T P R O P E R T Y F A C I N G W E S T

Existing curb cuts for northern

most driveway

Existing curb cuts for southern

most driveway

View of the existing pond to be

used for stormwater manage-

ment and overgrown vegetation

onsite

Requested Variance:

A. Two, double-sided high-rise signs which are architectural fin signs, where two high-rise signs are allowed for the property,

per Sec. 64.246 of the LDC;

B. And one additional ground sign than allowed for the one street frontage, per Sec. 64.202 of the LDC.

Staff Recommendation:

Approval of the requested variances, based on the findings that said variances meet the standards for approval of a variance, sub-

ject to the following conditions:

1. Development shall be in strict conformance with all conditions and the site plans and elevations found in this report, subject

to any modification by the Board of Zoning Adjustment (BZA) and/or City Council. Minor modifications to the approved

variance may be approved by the Zoning Official. Major modifications, as determined by the Zoning Official, shall require

additional review by the BZA.

2. All City, County, State or Federal permits must be obtained before commencing development.

3. Architectural fin (high-rise) signs may not exceed 155 sq. ft. in copy area and may not extend above 50 ft. 8 in. as shown in

the application. (NO1, NO2, NO3, & NO4)

4. No more than three pylon/ground signs shall be constructed and none shall extend above 30 ft. (NO6, NO7, & NO8)

5. Directional signs must maintain a sign copy area of 3 sq. ft. or less and be similar to the design submitted with the applica-

tion and included in this report, (NO9 & NO10)

6. Signage must comply with Chapter 64 of the LDC unless specifically addressed in this variance report.

Note to Applicant: The proposed variance only addresses the Land Development Code standards expressly represented in this

staff report and any relief to such standards as approved. The relief granted through the variance is restricted to the subject

property as noted in the staff report and is not transferable to any other parcels of land.

The next step in this variance request in City Council consideration of the Board of Zoning Adjustment’s recommended action

(provided it is no appealed) at an upcoming City Council meeting. Possible City Council approval of this variance does not con-

stitute final approval to carry out the development proposed in this application. The applicant shall comply with all other appli-

cable requirements of the Land Development Code, including any additional review requirements, and shall receive all necessary

permits before initiating development. Please contact the Permitting Services Division of the City of Orlando to inquire about

your next steps toward receiving a building permit.

FINDINGS AND RECOMMENDATIONS

Land Development

For questions regarding Land Development, please contact Katy Magruder at 407.246.3355 or at kath-

[email protected].

Urban Design

For questions regarding Urban Design review, please contact Kenneth Pelham at 407-246-3235 or at ken-

[email protected].

Engineering/Zoning

For question regarding Engineering or Zoning contact John Groenendaal at 407.246.3437 or email

[email protected]

CO N TAC T IN F ORM AT IO N

Page 14

Special Conditions and Circumstances

Special conditions and circumstances exist

which are peculiar to the land, structure, or

building involved and which are not applica-

ble to other lands, structures or buildings in

the same zoning district. Zoning violations or

nonconformities on neighboring properties

shall not constitute grounds for approval of

any proposed Zoning Variance.

S T A N D A R D S F O R V A R I A N C E A P P R O V A L

Not Self-Created

The special conditions and circumstances do

not result from actions of the applicant. A self-

created hardship shall not justify a Zoning

Variance; i.e., when the applicant himself by

his own conduct creates the hardship which he

alleges to exist, he is not entitled to relief.

No Special Privilege Conferred

Approval of the Zoning Variance requested

shall not confer on the applicant any special

privilege that is denied by this Chapter to oth-

er lands, buildings, or structures in the same

zoning district.

Deprivation of Rights

Literal interpretation of the provisions contained in

this Chapter would deprive the applicant of rights

commonly enjoyed by other properties in the same

zoning district under the terms of this Chapter and

would work unnecessary and undue hardship on the

applicant. Financial loss or business competition

shall not constitute grounds for approval of any

variance. Purchase of property with intent to devel-

op in violation of the restrictions of this Chapter

shall also not constitute grounds for approval.

Minimum Possible Variance

The Zoning Variance requested is the mini-

mum variance that will make possible the rea-

sonable use of the land, building or structure.

Purpose and Intent

Approval of the Zoning Variance will be in

harmony with the purpose and intent of this

Chapter and such Zoning Variance will not be

injurious to the neighborhood or otherwise

detrimental to the public welfare.

Meets Standard Yes No

Approval of the variances would be viewed as being harmonious with the pur-pose and intent of the Code. Continued use of the property within Code re-quirements will continue to promote the appearance and character of the imme-diate neighborhood. Granting the variances would not be detrimental to the public welfare.


The variances requested are the minimum possible variances to obtain visibil-

ity from the various frontage roads.


Denial of the variances could put an additional and unforeseen burden on the

owner.


Approval of the variances would not be viewed as conferring a special privi-

lege, based on the special conditions and circumstances of the property.


The applicant has not set the LDC standards that do not permit highways as

site frontage. This site is bordered on two sides by major highways.


The subject property is a vacant commercial space to be developed as a new

Lexus Dealership. The site fronts Major Blvd., Interstate 4, and Florida’s

Turnpike. The LDC does not account for street frontage along major high-

ways.

A . T W O , D O U B L E - S I D E D H I G H - R I S E A R C H I T E C T U R A L F I N S I G N S ;

B . O N E A D D I T I O N A L G R O U N D S I G N T H A N A L L O W E D , P E R O N E S T R E E T F R O N T A G E .

6 QUESTIONS VARIANCE JUSTIFICAITON

lexus dealership signs 5725 major blvd

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