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Home My WebLink AboutItem 05 Heartland Dental, Colonial Drive Preventative & Comprehensive Dentistry - Sign Variance (VR-23-01). City of Ocoee ▪ 1 N. Bluford Avenue ▪ Ocoee, Florida 34761 Phone: (407) 905-3100 ▪ www.ocoee.org STAFF REPORT Meeting Date: May 2, 2023 Item #: 5 Contact Name: Anoch Whitfield Department Director: Michael Rumer Contact Number: Ext. 1016 City Manager: Robert Frank Subject: Heartland Dental, Colonial Drive Preventative & Comprehensive Dentistry - Sign Variance (VR-23-01). (Zoning Manager Whitfield) Background Summary: The subject property is located at 1110 Blackwood Avenue and is zoned PUD, specifically the Ocoee Commons Planned Unit Development. Per Section 8-6A in Article VIII of the Land Development Code (LDC), a building of 10,000 SF or smaller has a maximum sign size of 36 square feet (SF) and maximum sign height of three (3) feet. For corner lots, a maximum of two (2) wall signs would be permitted, one (1) per building elevation adjacent to a road right-of-way at a maximum size of 36 SF and maximum height of three (3) feet each. The applicant is requesting two (2) variances to Section 8-6A, Article VIII, as follows. Variance # 1 West Sign Elevation: A sign height of six (6) feet, in lieu of the maximum three (3) feet, representing a 100% increase in sign height for the west elevation sign. Given the overall height of the building where the sign is proposed to be located and the fact that the west elevation wall sign is below the maximum 36 SF sign size (at 28.26 SF), staff supports the 100% increase in sign height. Variance # 2 North Sign Elevation: A sign size of 70 SF, in lieu of the maximum 36 SF, representing a 94% increase in sign size for the north elevation sign. The north elevation sign also exceeds the maximum sign height by 1.67 feet. However, as this increase is less than 5% above the 3-foot maximum and considering the scale and varying roof lines of the building, staff does not identify an issue with the additional 1.67 feet as the City has provided similar consideration for other signs when the overall sign size meets the Code. According to Article IV, Section 4-9A, approval of a variance requires that the applicant demonstrate compliance with four (4) criteria. The analysis below is relative to the proposed 70 SF north elevation wall sign. (1) That special conditions and circumstances exist which are peculiar to the land, structures, or required subdivision improvements involved and which are not applicable to other lands, structures, or required subdivision improvements. Applicant Response: The site is an irregularly shaped lot and adjacent to Montgomery Avenue to the north, Bentridge Street to the east, and Blackwood Avenue to the west. The development design includes building placement along the west boundary of a 75-foot setback from the furthest side of the divided Montgomery Avenue to allow for adequate and safe traffic flow, leaving the need for more sign visibility. By virtue of the property's unique shape and location at the busy intersection of Blackwood Avenue and Montgomery Avenue, visibility of the property's signage is of particular importance to the operation of the dental office and the safety Page 349 of 393 City of Ocoee ▪ 1 N. Bluford Avenue ▪ Ocoee, Florida 34761 Phone: (407) 905-3100 ▪ www.ocoee.org of motorists seeking to locate it. Accordingly, these special conditions and circumstances necessitate adequate signage to minimize the potential risk presented to guests and visitors. Staff Analysis: The land area for the dental office based on the recent PUD Amendment is approximately 1.15 acres in size. The minimum building setback established by the original Ocoee Commons PUD is 35 feet. At the time of site plan review for the Heartland Dental Site Plan, the developer provided a building setback of 72 feet (measured at the closest point to the Montgomery Avenue ROW) in order to provide parking in front of the building along the ROW. The Heartland Dental Office site plan provided 17 more parking spaces than the minimum 30 spaces required by Code. Additionally, staff does not concur or find that there is a traffic safety and signage visibility concern based on the following: (1) Montgomery Avenue, which is a Secondary Road (per Section 6-14C(1)(d), LDC), has a posted speed of 25 miles per hour, (2) motorists traveling southwesterly towards this site will have come out of a round-about and navigated a slight curve in the road prior to approaching the Blackwood Avenue/Montgomery Avenue intersection, which is planned to be converted into a round-about, and (3) the distance from the existing round-about to the Blackwood Ave/Montgomery Ave intersection is less than 950 feet. Motorists will not be traveling at speeds that would warrant a 15-ft x 4.67-ft sign on a 6,000 SF building. Therefore, staff identifies no special conditions or circumstances unique to this property that support the requested 94% increase in sign size. (2) That a literal interpretation of the provisions of these regulations would deprive the applicant of rights commonly enjoyed by other properties with similar conditions. Applicant Response: The denial of the requested variance would deprive the tenant and motorist visibility for business. Staff Analysis: Staff does not concur with the applicant. Instead, staff finds that the literal interpretation of the Sign Code does not deprive the applicant of rights commonly enjoyed by other properties of similar conditions. The property owner, via a separate sign company, has previously submitted and has been issued a 12-foot tall monument sign permit with a copy area of 36 SF to house the dental office business name. This demonstrates that there is no justification for the requested wall sign size. Staff recommends that the north elevation wall sign be reduced from 15-ft x 4.67-ft to 7.67-ft x 4.67-ft in order to comply with the 36 SF sign size maximum. (3) That the special conditions and circumstances do not result from the actions of the applicant. Applicant Response: The property's irregularly shaped lot did not result from the tenant's action but does necessitate the need for enhanced signage to direct guests and visitors and the property as efficiently and safely as possible and avoid potentially hazardous vehicular movements. Staff Analysis: Staff finds that the circumstances of this variance request are the result of the tenant wanting to have a larger sign for the business. There is no identified need for the additional 34 SF (94% increase) in sign area as the size of the letters can be reduced. (4) That the granting of the variance requested will not confer on the applicant any special privilege that is denied by these regulations to other lands, structures, or required subdivision improvements under similar conditions. Applicant Response: Approval of the requested variance will not confer on the tenant as a special privilege that is denied to other buildings with irregular lot shapes or in a PD zoning district. Staff Analysis: Based on the findings stated herein, staff finds that the approval of the requested variance will confer special privileges to this property that has been denied to other buildings, including buildings and businesses that are larger in size and that are located on Primary Designated Roads such as State Road 438. If the signs are constructed to meet Code, this building/tenant will have a 36 SF monument sign along Blackwood Avenue approximately 80 feet from the building (west side), the 6-ft tall x 6-ft wide (28.26 SF) Page 350 of 393 City of Ocoee ▪ 1 N. Bluford Avenue ▪ Ocoee, Florida 34761 Phone: (407) 905-3100 ▪ www.ocoee.org round sign on the building's west elevation and a 36 SF wall sign on the north elevation. Staff finds that sign copy area square footage designed in conformance with the Sige Code will provide sufficient signage for this property. Thus, staff finds that there is not sufficient justification to support the requested variance for the north sign elevation. Issue: Should the City Commission approve two (2) variance requests to Section 8-6A(1) and (2), Article VIII, to allow a sign height of six (6) feet in lieu of three (3) feet, representing a 100% height increase, for the west sign elevation and to allow a sign size of 70 SF in lieu of 36 SF, representing a 94% increase in sign size, for the north elevation for the dental office building located at 1110 Blackwood Avenue? Recommendations: Development Review Committee Recommendations: Not applicable. The DRC does not take act on variance requests. Planning & Zoning Commission (PZC) Recommendations: The PZC considered this variance request at its April 11, 2023 public hearing. Following consideration of staff's findings and applicant and public comments, the PZC made the following recommendations for the Heartland Dental - Colonial Drive Preventative & Comprehensive Dentistry office located at 1110 Blackwood Avenue: • Variance # 1: APPROVAL of the variance request to Section 8-6A(1) and (2), Article VIII, for the west elevation wall sign in order to allow the 28.26 SF sign at a height of six (6) feet in lieu of a maximum height of three (3) feet, representing a 100% height increase, and • Variance # 2: DENIAL of the variance request to Section 8-6A(1) and (2), Article VIII, for the north elevation wall sign and NOT allow a sign size of 70 SF in lieu of 36 SF, representing a 94% increase in sign size, for the north elevation wall sign. Staff Recommendations: Staff recommends that the City Commission: • Approve Variance # 1 to Section 8-6A(1) and (2), Article VIII, for the west elevation wall sign and allow the 28.26 SF sign at a height of six (6) feet in lieu of a maximum height of three (3) feet, representing a 100% height increase, and • Deny Variance # 2 to Section 8-6A(1) and (2), Article VIII, for the north elevation wall sign and NOT allow a sign size of 70 SF in lieu of 36 SF, representing a 94% increase in sign size, for the north elevation wall sign. Attachments: 1. Location Map 2. Aerial Map 3. Zoning Map 4. FLU Map 5. Variance Application 6. Site Plan 7. Variance 1 West Sign Elevation 8. Variance 2 North Sign Elevation 9. Advertisement Page 351 of 393 City of Ocoee ▪ 1 N. Bluford Avenue ▪ Ocoee, Florida 34761 Phone: (407) 905-3100 ▪ www.ocoee.org Financial Impacts: N/A Type of Item: Public Hearing Page 352 of 393 W Colonial Drive Old Winter Garden RoadBlackwood AvenueMontgomery AvenueS Clarke RoadHammocks DriveMaine Street E Geneva StreetCalifornia AvenueMarket StreetKelton AvenueSafeharbour DriveJacob Nathan BoulevardProvo Street Hi r e Ci r c l eCrooked Creek DriveHealth Central Way Sedalia Street Bernadino Drive Kuenz Place Featherstone Circle Wickerwood Street LAKE BENNET LAKE LILLY UNNAMED LAKEHeartland Dental - Colonial Drive Preventative &Comprehensive DentistryLocation Map I Page 353 of 393 LAKE BENNET W Colonial Drive Maine Street Blackwood AvenueMontgomery AvenueKelton AvenueBentridge StreetProvo Street Sedalia Street Barronwood RoadKazaros Circle Heartland Dental - Colonial Drive Preventative & Comprehensive DentistryAerial Map I 0 200 400100Feet Page 354 of 393 W Colonial DriveBlackwood AvenueKelton AvenueProvo Street Davenwood Court Wickerwood Street C-2 R-3 PUD-LD PUD-MD C-2 C-2 P-S PUD-COMM R-1AA C-2 Heartland Dental - Colonial Drive Preventative & Comprehensive DentistrySurrounding Zoning Map Development ServicesDepartment I 0 200 400100Feet Created: April 2023 Subject Property Zoning C lassification:General Agricultural (A-1)Sub urban (A-2)Single-Family D welling (R -1 AAA)Single-Family D welling (R -1 AA)Single-Family D welling (R -1 A)Single-Family D welling (R -1 )One- & Two-Family Dwelling (R-2)Multip le-Fa mily Dwe llin g (R-3)Mob ile Home Su bdivisio n (RT-1)Professiona l O ffices & Services (P-S)Neighb orhood Shopping (C-1 )Commun ity Commercial (C-2)General Co mmercial (C-3) General Industrial (I-2)Commercia l (PUD)Low Density (PUD)Med ium De nsity (PUD) Restricted Ma nufacturin g& Wareh ousing (I-1) High Density (PUD)Pub lic Use (PUD)Unclassified Page 355 of 393 W Colonial DriveMontgomery AvenueMaine Street Kelton AvenueProvo Street Wickerwood Street COMM LDR INST HDR PS LDR Heartland Dental - Colonial Drive Preventative & Comprehensive DentistrySurrounding Future Land Use Map Created: April 2023 Development ServicesDepartment I 0 200 400100Feet Subject Property Future L and Use C lassification:Low De nsity Residen tia l (LDR )Medium Den sity Residential (MDR)High Density Resid ential (H DR)Professional O ffices and Se rvices (PS)Commercial (COMM)Light Industrial (LI)Heavy Industrial (H I)Conservation/Flood plains (CONS)Recre ation a nd O pen Space (REC)Pub lic Facilitie s/Institutional (INST) Page 356 of 393 ŽĂƌĚŽĨŽŶŝŶŐƉƉĞĂůƐ ŝƚǇŽĨKĐŽĞĞ͕&> ĞƉĂƌƚŵĞŶƚĞǀĞůŽƉŵĞŶƚ^ĞƌǀŝĐĞƐ ZĞ͗ƉƉůŝĐĂƚŝŽŶĨŽƌ^ŝŐŶsĂƌŝĂŶĐĞ ŽŶŝŶŐŽĂƌĚŽĨƉƉĞĂůƐ͗ WůĞĂƐĞĂĐĐĞƉƚƚŚŝƐůĞƚƚĞƌĂƐĂǁƌŝƚƚĞŶƐƚĂƚĞŵĞŶƚƚŽĂĐĐŽŵƉĂŶǇƚŚĞǌŽŶŝŶŐǀĂƌŝĂŶĐĞĂƉƉůŝĐĂƚŝŽŶŵĂĚĞŽŶďĞŚĂůĨŽĨ ,ĞĂƌƚůĂŶĚĞŶƚĂůƚŽĚĞǀŝĂƚĞĨƌŽŵƚŚĞŽĚĞ͕ƐƉĞĐŝĨŝĐĂůůǇƚŚĞĂůůŽǁĞĚDy^&ϯϲ͟ƐŝŐŶĂŐĞ͘ƐŝĚĞĨƌŽŵƚŚĞ ƌĞƋƵĞƐƚĞĚǀĂƌŝĂŶĐĞ͕ĂůůŽƚŚĞƌƉƌŽƉŽƐĞĚƐŝŐŶĂŐĞ͕ǁŽƵůĚďĞĚĞǀĞůŽƉĞĚŝŶĐŽŶĨŽƌŵŝƚǇǁŝƚŚĂƉƉůŝĐĂďůĞƉĞƌĨŽƌŵĂŶĐĞ ƐƚĂŶĚĂƌĚƐĞƐƚĂďůŝƐŚĞĚŝŶƚŚĞŝƚǇŽĨKĐŽĞĞ͛ƐŽĚĞ͘ 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ůŽĐĂƚŝŽŶĂƚƚŚĞďƵƐǇŝŶƚĞƌƐĞĐƚŝŽŶŽĨůĂĐŬǁŽŽĚĂŶĚDŽŶƚŐŽŵĞƌǇǀĞŶƵĞ͕ǀŝƐŝďŝůŝƚǇŽĨƚŚĞƉƌŽƉĞƌƚǇ͛Ɛ ƐŝŐŶĂŐĞŝƐŽĨƉĂƌƚŝĐƵůĂƌŝŵƉŽƌƚĂŶĐĞƚŽƚŚĞŽƉĞƌĂƚŝŽŶŽĨƚŚĞĚĞŶƚĂůŽĨĨŝĐĞĂŶĚƚŚĞƐĂĨĞƚǇŽĨŵŽƚŽƌŝƐƚ ƐĞĞŬŝŶŐƚŽůŽĐĂƚĞŝƚ͘ĐĐŽƌĚŝŶŐůǇ͕ƚŚĞƐĞƐƉĞĐŝĂůĐŽŶĚŝƚŝŽŶƐĂŶĚĐŝƌĐƵŵƐƚĂŶĐĞƐŶĞĐĞƐƐŝƚĂƚĞĂĚĞƋƵĂƚĞ ƐŝŐŶĂŐĞƚŽŵŝŶŝŵŝǌĞƚŚĞƉŽƚĞŶƚŝĂůƌŝƐŬƉƌĞƐĞŶƚĞĚƚŽŐƵĞƐƚƐĂŶĚǀŝƐŝƚŽƌƐ͘ ;ϮͿĞƉƌŝǀĂƚŝŽŶŽĨZŝŐŚƚƐ͘ Planning and Zoning Commission City of Ocoee, FL Department Development Services Re: Application for Sign Variance Planning and Zoning Commission: Page 357 of 393 dŚĞĚĞŶŝĂůŽĨƚŚĞƌĞƋƵĞƐƚĞĚǀĂƌŝĂŶĐĞǁŽƵůĚĚĞƉƌŝǀĞƚŚĞdĞŶĂŶƚĂŶĚŵŽƚŽƌŝƐƚǀŝƐŝďŝůŝƚǇĨŽƌƚŚĞ ďƵƐŝŶĞƐƐ͘ ;ϯͿEŽƚ^ĞůĨͲƌĞĂƚĞĚ͘ dŚĞƉƌŽƉĞƌƚǇ͛ƐŝƌƌĞŐƵůĂƌƐŚĂƉĞĚůŽƚĚŝĚŶŽƚƌĞƐƵůƚĨƌŽŵƚŚĞdĞŶĂŶƚ͛ƐĂĐƚŝŽŶďƵƚĚŽĞƐŶĞĐĞƐƐŝƚĂƚĞƚŚĞ ŶĞĞĚĨŽƌĞŶŚĂŶĐĞĚƐŝŐŶĂŐĞƚŽĚŝƌĞĐƚŐƵĞƐƚĂŶĚǀŝƐŝƚŽƌƐĂŶĚƚŚĞƉƌŽƉĞƌƚǇĂƐĞĨĨŝĐŝĞŶƚůǇĂŶĚƐĂĨĞůǇĂƐ ƉŽƐƐŝďůĞĂŶĚĂǀŽŝĚƉŽƚĞŶƚŝĂůůǇŚĂǌĂƌĚŽƵƐǀĞŚŝĐƵůĂƌŵŽǀĞŵĞŶƚƐ͘ ;ϰͿEŽ^ƉĞĐŝĂůWƌŝǀŝůĞŐĞŽŶĨĞƌƌĞĚ͘ ƉƉƌŽǀĂůŽĨƚŚĞƌĞƋƵĞƐƚĞĚǀĂƌŝĂŶĐĞǁŝůůŶŽƚĐŽŶĨĞƌŽŶƚŚĞdĞŶĂŶƚĂƐĂƐƉĞĐŝĂůƉƌŝǀŝůĞŐĞƚŚĂƚŝƐĚĞŶŝĞĚ ƚŽŽƚŚĞƌďƵŝůĚŝŶŐƐǁŝƚŚŝƌƌĞŐƵůĂƌůŽƚƐŚĂƉĞƐŽƌŝŶĂWǌŽŶŝŶŐĚŝƐƚƌŝĐƚ͘ tĞĂƉƉƌĞĐŝĂƚĞƚŚĞŽƉƉŽƌƚƵŶŝƚǇƚŽƌĞƋƵĞƐƚƚŚŝƐǀĂƌŝĂŶĐĞ͘WůĞĂƐĞůĞƚƵƐŬŶŽǁŝĨǇŽƵŚĂǀĞĂŶǇƋƵĞƐƚŝŽŶƐŽƌƌĞƋƵŝƌĞ ĂŶǇĨƵƌƚŚĞƌŝŶĨŽƌŵĂƚŝŽŶ͘ ^ŝŶĐĞƌĞůǇ͕ DĞŐĂŶ^ĐŚŝŵŵĞůƉĨĞŶŶŝŶŐ ^ƌ͘ĞƐŝŐŶDĂŶĂŐĞƌ ,ĞĂƌƚůĂŶĚĞŶƚĂů ϭϮϬϬEĞƚǁŽƌŬĞŶƚƌĞƌŝǀĞ ĨĨŝŶŐŚĂŵ͕/>ϲϮϰϬϭ ϮϭϳͲϮϰϬͲϮϬϯϯ ŵƐĐŚŝŵŵĞůƉĨĞŶŶŝŶŐΛŚĞĂƌƚůĂŶĚ͘ĐŽŵ Page 358 of 393 Page 359 of 393 Variance 1: West Sign Elevation Page 360 of 393 Variance 2: North Sign Elevation Page 361 of 393 Page 362 of 393