ITEM DESCRIPTION:
Title
VA-2511: Request for variances from Article XVIII, Section 21-450.02 and Article XX, Section 21-650.01, to allow the enclosure of the current pole signs, thereby creating two monument signs, larger than the maximum forty-eight (48) square feet for both corridors.
Body
OWNER/APPLICANT:
Brad C. Wester
PROPOSED USE:
Existing pylon signage at "Florida Shores Plaza" shopping center. One monument sign will be located on Indian River Blvd with a height of 26' 2 1/2", total square footage of 167.66', no planter box with irrigation, and within 8.73 feet of the property line. The second proposed sign will be on Ridgewood Ave with a height of 31' 8 1/2" and a total square footage of 233.35' located at the property of 1828 South Ridgewood Avenue.
REQUESTED ACTION: (Change to current code)
1. Per Article XVIII, Section 21-450.02 (a) allow for the current Indian River Blvd existing sign structure to be enclosed thereby creating a monument sign with a height of 26' 2 1/2" and a total square footage of 167.66'.
2. Article XX, Section 21-650.01 (a), allow for the current Ridgewood Corridor sign structure to be enclosed thereby creating a monument sign with a height of 31' 8 1/2" and a total square footage of 233.35'.
3. Per Article XVIII, Section 21-450.02 (b)1 and Article XX, Section 21-650.01 (a)1, allow both of the sign structures to exceed the forty-eight (48) square foot maximum.
4. Per Article XVIII, Section 21-450.02 (d) remove the need for a planter box on the 442 Indian River Blvd Corridor proposed signage.
5. Per Article XVIII, Section 21-450.02 (e), allow the current Indian River Blvd existing sign and thereby the proposed sign structure to be within 8.73 feet of the setback.
PARCEL ID:
8402-00-00-0060
AREA:
12.2 acres
CURRENT LAND USE:
Highway Commercial
FLUM DESIGNATION:
Commercial
ZONING DISTRICT:
B-3, Highway Commercial
VOTING DISTRICT:
District Two - Council Person Mike Thomas
Discussion:
The applicant is requesting several variances from Article XVIII and Article XX to convert existing pole signs to monument signs. The proposed monument sign on the Ridgewood Avenue will have a height of 31ft 8 1/2 inches, as well as, a total square footage of 233.35 ft. The second monument sign located on Indian River Boulevard will have a proposed height of 26 feet and 2 1/2 inches, with a total square footage of 167.66 ft. Under the current code, the applicant would be allowed one fort eight (48) square foot monument sign on Indian River Boulevard and one on S Ridgewood Avenue. The existing signs have undergone significant wind damage and need to be repaired. The City of Edgewater's land development code within Article XX requires the replacement of pole signs with monument signs.
AERIAL:
EXISTING SIGNAGE:
PROPOSED SIGNAGE:
RIDGEWOOD CORRIDOR
Indian River Boulevard Corridor
Staff Review:
According to Article IX, Section 21-100.04(d), Non-Administrative Variance, City of Edgewater's Land Development Code;
In order to grant a non-administrative variance, the P. & Z. Board shall make the following findings of fact:
1. That granting of the proposed variance is not in conflict with the Comprehensive Plan;
2. That granting of the proposed variance will not result in creating or continuing a use which is not compatible with adjacent uses in the area;
3. That granting of the proposed variance is the minimum action available to permit reasonable use of the property;
4. That the physical characteristics of the subject site are unique and not present on adjacent sites; and
5. That the circumstances creating the need for the variance are not the result of actions by the applicant, actions proposed by the applicant or actions by the previous property owner(s).
6. That granting of the proposed variance(s) will not cause substantial detriment to the public welfare or impair the purposes and intent of the Land Development Code.
Explanation of hardship by applicant:
"The two existing multi-tenant pylon signs (aka- 'pole' signs per the Code definitions) occupy the Florida Shores Plaza, the largest shopping center active since the early 1980's in the City of Edgewater at the corner of South Ridgewood Avenue and Indian River Boulevard West. The Ridgewood Avenue Corridor Design Regulations result in a hardship regarding the compliance to remove said existing signs and redevelop them with smaller ground signs that will not meet the existing lease obligations to provide 2 pylon signs and sign panel placements to tenants at the shopping center.
The recent tropical storm damaged the sign panels and permits to reinstall new sign replacement panels will not be granted by the City until full compliance with the Ridgewood Avenue Corridor Design Regulations. Strict compliance will be a detriment to the businesses customary rights to advertise on this prime location at the corner of two main streets. Previously, in the summer and fall of 2004, multiple hurricanes damaged the sign panels and the City determined the sign met the legal nonconforming 'grandfathering' provisions, which allowed the permitting, repair and maintenance of it pursuant to the LDC.
New ground signs are not commensurate with the size and scale of this shopping center at this location. Advertising only the shopping center name, anchor tenant and a few select tenants departs from the customary practices and function of the shopping center, including the smaller 'mom and pop' tenants, which rely heavily on the ability to advertise for the success of their businesses.
Additionally, the distance from each roadway to the face of the shopping center building is setback at a distance that a multi-tenant sign allows for necessary advertisement for the vitality and success of the center and individual businesses. The request includes keeping the sign generally the same as built, but replacing tenant panels as needed, including ones that are currently damaged or in disrepair, in addition to adding a new monument/ground sign type base and landscaping to further the spirit and intent of the Ridgewood Avenue Corridor Design Regulations to promote quality aesthetics along the main roadways.
This comprise and approach will allow a customary use of the signage but implementing a monument style base and landscaping as an update."
1. Will granting the proposed variance result in a conflict with the Comprehensive Plan?
a. Staff's response: After review, Staff has determined that granting the variance would result in a conflict with the Comprehensive Plan.
i. Policy 1.4.4: Revitalizing US Highway 1 and Park Avenue Corridors. By December 2014, the City shall re-evaluate the U.S. Highway 1 corridor and the Park Avenue corridor to develop a plan for revitalization. The plan shall identify land uses and densities to be permitted, including density bonuses, and will address traffic circulation (both on-site and off-site), landscaping and open spaces, sign controls and buffers for contiguous residential areas.
ii. Future Land Use Policy 1.5.7: Maintaining Site Design Requirements and Subdivision Regulations. The City shall maintain site design requirements and subdivision regulations in the Land Development Code, which adequately address the impacts of new development on adjacent properties in all land use categories and zoning districts.
iii. Future Land Use Policy 1.5.8: Signage Limitation and Location. The City's Land Development Regulations shall limit signage which can be viewed from residential property and restrict the location of signs which interfere with traffic flow and sight distance. [9J-5.006 (3)(c)1., F.A.C.]
iv. Future Land Use Policy 1.6.6: Guidelines for the SR 442 Corridor. The City shall continue to use the S.R. 442 Corridor Plan, adopted in April 2004, as a guide to implement regulations for specific streetscape, landscape, architectural design standards and all other applicable requirements for properties developed along the S.R. 442 corridor.
This criterion has not been met.
2. Will the granting of the proposed variance result in creating or continuing a use which is not compatible with adjacent uses in the area?
a. Applicant's Response: "No. In addition to the previously response, the unsightly disrepair of the damaged panels will be replaced, and the new base and landscaping are compatible with existing various signs in the area."
b. Staff's response: Yes, granting the variance will result in creating or continuing a use which is not compatible with adjacent uses.
i. Currently the neighboring property that has a larger than usual sign is the Brilliance ALF. However, this property has a Business PUD agreement which allows them to have a 9-foot-high sign.
ii. Recently approved First Business Park Business Planned Unit Development is adhering to the Article XX standards.
This criterion has not been met.
3. Is the proposed action the minimum action available to permit reasonable use of the property?
a. Applicant's response: "Yes. As previously described, the request for repair and renovation is a reasonable approach to meet the spirit and intent of the Ridgewood Avenue Corridor Design Regulations."
b. Staff's response: No, the current sign could be removed or lowered to meet current Indian River Blvd and Ridgewood Corridor Design Requirements. City staff believe it was the expressed intent of the language to remove pole signs from Ridgewood Avenue. Section 21-660.03 of Article XX states the following:
This criterion has not been met.
4. Are the physical characteristics of the subject site unique and not present on adjacent sites?
a. Applicant's response: "Yes. As previously described, the two existing multi-tenant pylon signs (aka- 'pole' signs) occupy the Florida Shores Plaza, the largest shopping center active since the early 1980's in the City of Edgewater at the corner of South Ridgewood Avenue and Indian River Boulevard West. The Ridgewood Avenue Corridor Design Regulations result in a hardship regarding the compliance to remove said existing signs and redevelop them with smaller ground signs that will not meet the existing lease obligations to provide 2 pylon signs and sign panel placements to tenants at the shopping center. New ground signs are not commensurate with the size and scale of this shopping center at this location."
b. Staff's response: No, the current site has sufficient room and placement to meet all requirements of the L.D.C.
This criterion has not been met.
5. Are the circumstances creating the need for the variance the result of actions by the applicant or actions proposed by the applicant?
a. Applicant's response: "No. The two existing multi-tenant pylon signs (aka- 'pole' signs) occupy the Florida Shores Plaza, the largest shopping center active since the early 1980's in the City of Edgewater at the corner of South Ridgewood Avenue and Indian River Boulevard West. The Ridgewood Avenue Corridor Design Regulations result in a hardship regarding the compliance to remove said existing signs and redevelop them with smaller ground signs that will not meet the existing lease obligations to provide 2 pylon signs and sign panel placements to tenants at the shopping center. The recent tropical storm damaged the sign panels and permits to reinstall new sign replacement panels will not be granted until full compliance with the Ridgewood Avenue Corridor Design Regulations. Strict compliance will be a detriment to the businesses customary rights to advertise on this prime location at the corner of two main streets."
b. Staff's response: Yes, Applicant is requesting to replace and alter a nonconforming sign.
This criterion has not been met.
6. Will the granting of the proposed variance cause substantial detriment to public welfare or impair the purposes and intent of the Land Development Code?
a. Applicant's response: "No. Granting this variance does not cause any negative impacts or cause substantial detriment to the public welfare or impair the purpose/intent of the LDC. In fact, the opposite is more likely true as imposing this regulation on this shopping center will likely have adverse negative impacts as a service to the community and employment and livelihood of the local mom and pop stores. As previously described, advertising only the shopping center name, anchor tenant and a few select tenants discriminates from the customary practices and function of the shopping center, including the smaller 'mom and pop' tenants, which rely heavily on the ability to advertise for the success of their businesses. Additionally, the distance from each roadway to the face of the shopping center building is setback at a distance that a multi-tenant sign allows for necessary advertisement for the vitality and success of the center and individual businesses. The request includes keeping the sign generally the same as-built, but replacing tenant panels as needed, including ones that are currently damaged or in disrepair, in addition to adding a new monument/ground sign type base and landscaping to further the spirit and intent of the Ridgewood Avenue Corridor Design Regulations to promote quality aesthetics along the main roadways. This comprise and approach will allow a customary use of the signage but implements a monument style base and landscaping as an update to closer meet the spirit and intent of the corridor."
b. Staff's response: Yes, though granting the variance will not be detrimental to the public welfare it will impair the purposes and intent of the Land Development Code Articles XVIII and XX.
This criterion has not been met.
Public Notice:
In accordance with Florida Statues Chapter 166.041, a Public Notice sign was posted on the site on August 27th, 2025. In addition, Public Notices were mailed to all addresses within 500' of the proposed project.
Staff Recommendation:
Staff does not recommend approval for VA-2511 because the applicant could not meet all six criteria of Article IX, Section 21-100.04(d), Non-Administrative Variance, City of Edgewater's Land Development Code.