11-22-10 Council Agenda & Packet

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Upon our site investigation, it was discovered that the current parking lot is paved but is unmarked. Identifying parking spaces with painted lines, raised curbs or other means to indicate individual spaces is a requirement of the zoning ordinance. Marking the lot with the 86 parking spaces as shown on the site plan will eliminate any confusion motorists currently have regarding traffic flow and where to park. Eliminating possible motorist confusion will ensure that the parking lot is being used to its greatest potential and as designed. 3. The petition of Communitywide Federal Credit Union. (405 Ireland Road) The staff recommends denial of the sign variance for an increase in the allowable maximum square footage from 100 square foot to 126.27 square foot. As part of the 2004 update of the City of South Bend Zoning Ordinance, the sign ordinance was significantly revised. The intent of the sign ordinance is to eliminate excessive and confusing sign displays; maintain and improve the appearance of the City of South Bend as an attractive place in which to live and conduct business; and safeguard and enhance property values by minimizin the possible adverse effects of signs on nearby public and private property. Variances for increased size and number of signs undermine the intent of the sign ordinance, and any such request should have a clear relationship to unique site conditions beyond the petitioner's control. It is our opinion that the 100 square foot minimum, as established by the ordinance, can accommodate the petitioner's needs. There are no on -site conditions such as topography, trees, signs, or other obstructions that is driving the need for a larger sign. 4. The petition of Communitywide Federal Credit Union. (52330 State Road 933) The agenda incorrectly identifies the property zoned as "C" Commercial District, when it is zoned to the "O" Office District. The maximum permitted size for an on- premise freestanding sign in the "O" Office District is 48 square feet and not 64 square feet as indicated in the petition. In 2006, the petitioner's property was rezoned from the "C" Commercial and "R" Single Family Residential Districts to the "O" Office District to alipw the existing financial institution. The "O" Office District was recommended in order to restrict the size and intensity of commercial uses extending into the single - family residential area to the east. However, along with lower intensity land uses and a maximum 8,000 square foot building size, this district also restricts the size for on- premise freestanding signs. This site is located along State Road 933 between Brick Road and Cleveland Road, where all of the properties except the petitioner's property, are zoned "C" Commercial. The "C" Commercial District allows the maximum display area of identification signs to be two square feet per each linear foot of lot frontage. Applying this standard to the petitioner's site would permit an on -site identification sign with a maximum display area of 353 square feet. Since the sign will be oriented towards State Road 933, the staff recommends approval of the requested variance. The proposed sign would not be out of character with any other existing or permitted sign on any adjacent property located along State Road 933. Special Exception / Special Use A special use may only be granted upon making a written determination and adopting appropriate Findings of Fact, based upon the evidence presented at a public hearing, that: (1) The proposed use will not be injurious to the public health, safety, comfort, community moral standards, convenience or general welfare; (2) The proposed use will not injure or adversely affect the use of the adjacent area or property values therein; E. IBoardc of Zoning AppeakWrea Board of Zoning Appeals 12010i f11] November.doc