ANDERSON TOWNSHIP PLANNING AND ZONING - STAFF REPORT
MAJOR MODIFICATION - CASE ANDERSON 1-88
Cincinnati Federal – 1270 Nagel Road
FOR CONSIDERATION BY THE ANDERSON TOWNSHIP ZONING COMMISSION ON APRIL 24, 2017
APPLICANT:
Bob Carpenter, CSS Signs, Inc. on behalf of Cincinnati Federal Savings
and Loan Association, property owner
LOCATION &
ZONING:
1270 Nagel Road
Book 500, Page 121, Parcel 155
“OO” Office District
REQUEST:
Approve a Major Modification to the Final Development Plan (FDP) to
allow an expansion of the existing free-standing sign with the addition of
an electronic message center.
SITE
DESCRIPTION:
Tract Size:
Frontage:
Topography:
Existing Use:
SURROUNDING
CONDITIONS:
PROPOSED
DEVELOPMENT:
HISTORY:
North:
South:
East:
West:
1.183 acres
248.83’ on Nagel Road
Relatively Flat
Cincinnati Federal Savings and Loan Association
ZONE
OO Planned Office
E Retail
OO Planned Office
B and C Residence
LAND USE
United States Postal Service
Beechmont Office Park
The Goddard School
Single-family residences
The applicant is proposing a modification to an existing, free standing
sign at Cincinnati Federal. The modification would increase the total size
of the sign from 32 SF to 48.5 SF (excluding the base). The proposed LED
message board would cover less than 50% of the overall sign. The
proposed sign would utilize the existing base (52.9 SF) which elevates the
sign out of a detention basin for visibility along Nagel Road. Without the
base (37”), the sign is 51 ¼” in height. Since the overall height of the sign
(base included) exceeds 6’, the total area of the base and sign are
included in the square footage of the sign. A variance for the modification
is being requested from Article 5.5 G,1,e which requires a 32 SF
maximum.
In January of 1991, the original development plan for Case 1-88
comprised of a 40,000 SF office building for the site.
Later in 1991, a Final Development Plan was approved which allowed the
construction of the 2,500 SF Cincinnati Federal Savings and Loan
building as well as the 10,000 SF Goddard School building.
On September 24, 2001, a minor modification was approved for the
relocation and expansion of the existing free standing sign.
Case 1-88 1270 Nagel Road – p. 2
On October 28, 2013, a major modification was approved for a 50 SF
freestanding sign (with electronic reader board) for The Goddard School
which has not been constructed. Finally, on April 28, 2014, a major
modification was approved for The Goddard School for a 5,900 SF
addition.
FINDINGS:
Any modification to the approved Final Development Plan that fails to
meet the requirements set forth in Article 5.1,C,1,e but does not infringe
upon a specific requirement or standard as set forth in the development's
approving Resolution as adopted by the Board of Township Trustees shall
be considered a Major Modification to the Final Development Plan. An
increase in the area of a freestanding sign meets this requirement. For
approval, there shall be findings that any proposed changes to the Plan
will be in substantial conformance with the intent of the approving
Resolution including related conditions as adopted by the Board of
Township Trustees.
Zoning Resolution Compliance
Article 5.5 G,1,e requires maximum freestanding sign surface area
per side to be 32 SF in “OO” districts. The applicant is proposing an
increase in the current free standing sign from 32 SF to 48.5 SF (101 SF
including stone base).
The applicant asserts the requested variance is in harmony with the
intent of the OO Planned Office zoning classification. The grant of this
variance and major modification allows Cincinnati Federal to identify its
office and differentiate it from other institutions. The increase is needed
for legibility of the message posted as the applicant believes smaller text
on the free standing sign would be difficult to interpret for drivers and
could potentially distract them when trying to make out the message.
This variance thereby satisfies the intention for clients and visitors
unfamiliar with the location to find the appropriate facility and know
where they are supposed to go. Furthermore, granting this variance and
major modification will not have adverse effects on any of the adjacent
property owners or those in the vicinity.
The applicant notes that current zoning code states that structures over
6’ in height include the stone base area as signage, the existing 52.9 SF
stone base is intended to bring the existing sign up to grade to make it
visible from the street as the location of the sign is in a basin that stands
around 2’ below the rest of the property.
RECOMMENDATION: Staff recommends approval of the sign modification, as:
1. The proposed sign improvements are consistent with the approving
resolution for the site and conditions contained in the case.
2. The proposed improvements are appropriate for the street frontage of the
property (248’) and the location of the sign, setback approx. 30’ from the
edge of pavement due to the large right-of-way.
Case 1-88 1270 Nagel Road – p. 3
3. The proposed sign, while larger than permitted in the office zoning
district, is consistent with the sign approved for The Goddard School on
the adjacent property.
4. The modification would not adversely affect the delivery of governmental
services (i.e. water, sewage, garbage).
5. The modification allow for the applicant to realize a reasonable profit from
the property, while not compromising the intent of the office zoning
district.
Looking south at sign from basin
Looking southeast at sign from elevated ground
Case 1-88 1270 Nagel Road – p. 4
Looking northeast at sign from yard
Exisitng sign close-up
Case 1-88 1270 Nagel Road – p. 5
Looking east at Cincinnati Federal from basin
Looking south along Nagel Road