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Board grants variances for larger entrance sign at Ranch subdivision on Adams Road
Summary
The board approved three variances allowing a 70-square-foot, 13-foot-high place-identification sign and a zero-foot front setback so the sign can be centered in the gated subdivision entrance on Adams Road; one board member voted no.
The St. Joseph County Area Board of Zoning Appeals approved three variances for an entrance sign at the Ranch subdivision on the south side of Adams Road, allowing a 70-square-foot sign where 32 square feet is permitted, a 13-foot height where 8 feet is allowed, and a zero-foot front setback so the sign can be centered in the private street median. The board granted the variances with a 5–1 vote.
Area Plan staff explained the request and the local context, saying the 32-square-foot and 8-foot limits are reasonable in higher-density residential settings but that the applicant’s site is on a major county arterial where larger, monument-style entry signs are customary. Staff said the sign would be located on a landscape island in the center of a private ingress/egress easement and would be set approximately 40 feet inside the subdivision from Adams Road. Staff recommended approval for all three variances and noted there was a remonstrance letter raising concerns about visual impact and sight lines.
Chris Gadlewski, representing the petitioner Avid Marsh / Ranch of Granger LLC, told the board the sign would be 40-ish feet inside the gated entrance (about two car lengths from the traveled lane), would not be lighted, and would be integrated with landscaping and berming. Gadlewski said the sign’s measured area and height must include structural elements, not just lettering, which drives the need for variances.
Residents from the adjacent Partridge Woods subdivision spoke in opposition, citing the sign’s height and visual prominence, potential distraction for drivers, and wildlife crossings (deer) in the area. One resident said the sign “is too tall for the area” and worried it could be “a distraction for someone looking up as opposed to looking ahead.” Another resident said the sign’s design felt “in your face” compared with more modest nearby subdivision markers.
After public comment and petitioner responses addressing safety and setback placement, Doctor Lauck moved to approve the three variances as presented with staff conditions; Danny Ritzma seconded. Roll call recorded: Mister Rausch: yes; Mister Schaefer: yes; Mister Velman: no; Doctor Lauck: yes; Mister Ritzma: yes; Mister Byers: yes. The board read findings and granted the variances; written findings of fact will be issued.
The approval allows the developer to install a larger monument sign centered on the gated entrance; engineering and final permit approvals (for landscaping, sight-distance, and stormwater) remain part of subsequent reviews.
