Planning commission weighs I-90 sign overlay, distances and maximum heights amid concerns about residential impact

The Brandon Planning Commission spent an extended portion of the meeting discussing a proposed Interstate 90 sign overlay that would allow larger freestanding signs along the I-90 corridor and establish rules on distance from the interstate, maximum heights, separation from residential lots and spacing between signs.

Staff presented a draft overlay that would add a new overlay district and a set of rules for interstate-facing signs. Commissioners and staff discussed several measurement and policy options: using a fixed distance from the interstate center line (examples mentioned were 1,000 to 1,400 feet), tying allowable sign elevation to the interstate—s elevation so the east and west sides of the corridor would be treated comparably despite topographic differences, and a graduated height formula that would let sign height increase with distance from residential areas. Patrick, a planning staff member, raised an option that measured sign elevation "off the average elevation of the frontage of the portion of Interstate 90" or alternatively from an established datum point.

Commissioners debated maximum heights under the overlay. Staff noted a pending variance request expected to seek a 90-foot sign. Commissioners observed existing sign heights in town: the meeting packet listed a coffee-cup sign at 85 feet and other commercial signs near 60 feet. One commissioner suggested a graduated scale in which "any sign over 30 feet can increase 1 foot taller for every 3 feet of distance" from residential property to avoid a sudden jump from 30 feet to 90 feet at a fixed threshold.

Lighting and residential impacts were repeatedly raised. Staff said the existing standard requires sign lighting be directed away from residential districts but commissioners noted internally illuminated signs will inevitably cast light. "If it's a 30-foot sign, it might be shining right in your bedroom. But if it's 60 plus, it might actually be less impactful," one commissioner observed in the context of how angle and height affect spillover.

The draft also included an option (labeled item C in staff—s notes) to allow an additional off-premise billboard allowance in the overlay. Several commissioners expressed concern about adding more billboards; the chair summarized that most commissioners wanted to strike item C.

No formal vote establishing a final overlay boundary, a fixed distance, or a maximum height was taken at the meeting. Staff asked for direction on preferred distances and whether to measure from the interstate—s center line, a datum elevation, or by a graduated scale tied to distance from residential areas. Commissioners asked staff to prepare refined maps and calculations before a future vote. "So how about somebody throw out a number and then you can argue about it?" one commissioner said when the group sought a starting point; commissioners suggested starting in the roughly 1,000- to 1,400-foot range and asked staff to return with maps showing the implications of different measurements.

Commissioners also discussed spacing (a staff suggestion of 700 feet separation between freestanding signs) and limits on off-premise sign area (staff proposed up to 300 square feet as a reference point; commissioners noted many billboards are in the 240-288 square-foot range). Staff raised practical questions about administrative complexity if measurements are tied to varying points on the interstate and asked whether the Department of Transportation could provide elevation benchmarks.

The commission provided direction to staff to refine the draft overlay, prepare comparative maps for distances (1,000; 1,300; 1,400 feet) and elevation approaches, and to remove the off-premise/additional-billboard allowance (item C) from the draft unless the commission instructs otherwise.