Staff Report to the
B o a r d o f Zo n i n g A d j u s t me n t
April 26, 2016
VA R 2 0 1 6 - 0 0 0 3 2
ITEM #3
Kirkman Rd.
LEXUS DEALERSHIP SIGNS
5 7 2 5 M A J O R B LV D .
Location Map
Subject Site
SUMMARY
Owner
Cheryl Schmidt, Principal
Dealer Property Holdings,
LLC
Applicant
Randy Appel, Director of
Permitting Services
Architectural Graphics, Inc.
Project Planner
Katy Magruder
Updated: Apr il 19, 2016
Property Location: 5725 Major Blvd. (south
Staff’s Recommendation: Appr oval of the var of Vineland Rd., north of Interstate 4, and east of iances subject to the conditions in the staff report.
Major Blvd; Parcel ID #29-23-18-5401-02-002)
(±25.28 acres, District 6)
Applicant’s Request: The applicant is constructing a new Lexus dealership. In order to
apply for a sign master plan for the site, the Lexus 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.
Public Comment: Cour tesy notices wer e
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 concerning these requests.
Page 2
FUTURE LAND USE MAP
SUBJECT
PROPERTY
ZONING MAP
SUBJECT
PROPERTY
Page 3
P R O J E C T A N A LY S I S
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 requesting 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.
Table 1—Project Context
Future Land Use
Zoning
Surrounding Use
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
North
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 metropolitan area, and at the highest intensities to be found anywhere outside of Downtown Orlando. The Lexus Dealership fits the contexts 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 2—Sign Area (AC-3 Zoning)
Building Frontage (Linear Ft.) x 2
Square Feet
(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
Allowed Sign Area
594 sq. ft.
463 sq. ft.
P aaggee 44
Variance A - The new Lexus Dealership would like to install two, double-sided high rise signs placed on an architectural fin extending 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 occupy 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 anyone 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 element 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. Developments 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 request is for one additional ground sign (labeled pylon sign on page 10). Highway street frontages are not eligible for the calculation 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
NO1 & NO2
NO3 & NO4
Sign Type
Sign Area Allowance Formula
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)
Architectural Fin Sign (High-rise)
92,654 (GFA)/1,000 = 92.65*5 = 463 sf
NO5
Proposed Sign Copy Area
75.7 sf * 2 =
151.5 sf
75.7 sf * 2 =
151.5 sf
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
NO7
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
NO8
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. * 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
Total Sign Copy Area under 30 ft.
130 sf
P aaggee 55
AERIAL PHOTO
Vineland Rd.
S. Kirkman Rd.
Hotels
Vacant
Commercial
Subject site
Major Blvd.
Hotel
Orlando Premium Outlets
S I G N L AY O U T
Page 6
S U RV E Y
Page 7
PROPOSED SIGNAGE
NO1 & NO2:
Make up one of the highrise, 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
Page 8
PROPOSED SIGNAGE
NO3 & NO4: Var iance AMake up the other highrise, double-sided sign on
an architectural fin. The
height of the sign is 50 ft.
and 8 in. on a 54 ft. high
wall.
LEGEND
Page 9
PROPOSED SIGNAGE
NO6 & NO7:
Two ground signs
measuring 30 ft. in
height. (meets Code)
LEGEND
Page 10
PROPOSED SIGNAGE
NO8: Var iance B—
One additional ground
sign measuring 30 ft.
in height.
LEGEND
Page 11
PROPOSED SIGNAGE
NO9 & NO10:
Directional Signs
(meets Code)
Copy on reverse
side to be “EXIT”
LEGEND
P aaggee 1122
SITE PHOTOS
VIEWS
OF
VACANT PROPERTY FACING WEST
Existing curb cuts for northern
most driveway
Existing curb cuts for southern
most driveway
View of the existing pond to be
used for stormwater management and overgrown vegetation
onsite
Page 13
FINDINGS AND RECOMMENDATIONS
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, subject 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 application 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 constitute final approval to carry out the development proposed in this application. The applicant shall comply with all other applicable 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.
C O N TA C T I N F O R M AT I O N
Land Development
For questions regarding Land Development, please contact Katy Magruder at 407.246.3355 or at [email protected].
Urban Design
For questions regarding Urban Design review, please contact Kenneth Pelham at 407-246-3235 or at [email protected].
Engineering/Zoning
For question regarding Engineering or Zoning contact John Groenendaal at 407.246.3437 or email
[email protected]
P aaggee 1144
STANDARDS FOR
VARIANCE APPROVAL
Special Conditions and Circumstances
Special conditions and circumstances exist
which are peculiar to the land, structure, or
building involved and which are not applicable 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.
Not Self-Created
The special conditions and circumstances do
not result from actions of the applicant. A selfcreated 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 other 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 develop in violation of the restrictions of this Chapter
shall also not constitute grounds for approval.
A. TWO,
B.
DOUBLE-SIDED HIGH-RISE
ARCHITECTURAL FIN SIGNS;
ONE ADDITIONAL GROUND SIGN THAN
ALLOWED, PER ONE STREET FRONTAGE.
Meets Standard
Yes

No 
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 highways.
Meets Standard
Yes
No 
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.
Meets Standard
Yes
No

Approval of the variances would not be viewed as conferring a special privilege, based on the special conditions and circumstances of the property.
Meets Standard

Yes


No
Denial of the variances could put an additional and unforeseen burden on the
owner.
Minimum Possible Variance
The Zoning Variance requested is the minimum variance that will make possible the reasonable use of the land, building or structure.
Meets Standard
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

The variances requested are the minimum possible variances to obtain visibility from the various frontage roads.
Yes
No

Approval of the variances would be viewed as being harmonious with the purpose and intent of the Code. Continued use of the property within Code requirements will continue to promote the appearance and character of the immediate neighborhood. Granting the variances would not be detrimental to the
public welfare.
Page 15
6 QUESTIONS VARIANCE JUSTIFICAITON