Z-8751 Staff AnalysisITEM NO.: 8.
NAME: Mosaic Church of Central Arkansas Long -form PCD
LOCATION: located at 6221 Colonel Glenn Road
Plannina Staff Comments:
Z-8751
1. Provide notification of property owners located within 200-feet of the site including
the certified abstract list, notice form with affidavit executed and proof of mailing.
The notice must be mailed no later than March 14, 2012. The Office of Planning and
Development must receive the proof of notice no later than March 23, 2012.
2. Provide details of the long term plans for the site.
a. Will the church have a mother's day out program?
b. Will the church have a daycare and/or school?
c. Provide the current membership and the maximum number of members
proposed for this location. Will the church hold multiple services?
d. The cover letter indicates a playground for children open to the public. Will
there be indoor and outdoor play areas? Identify on the site plan all areas
proposed for outdoor play activities — basketball courts.
e. Provide details of the proposed walking track.
3. Provide the days and hours of activities for the site. The cover letter indicates the
days and hours of the food truck court (6 am to 10 pm — daily). Provide the days
and hours of all other activities on the site.
4. Will there be a dumpster located on the site? If so provide the location of the
proposed dumpster facility along with a note indicating the required screening.
5. Are trash receptacles proposed within the parking lot area for the food truck court?
If so note the number anticipated and a general note indicating the location.
6. The cover letter indicates a maximum of two picnic tables per truck and a maximum
of twelve trucks. This is a total of 24 tables. How will the tables be arranged to
minimize the impact on parking during other church functions and services?
7. Will the trucks be allowed on days of church service? If so how will parking for the
church members and the food truck vendors/customers be handled?
Variance/Waivers: None requested.
Public Works Conditions:
1. Discharges from food preparation and equipment in the food court must be to the
sanitary sewer and not to the stormwater drainage system.
2. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior
to any land clearing or grading activities in the floodplain at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted and
approved prior to the start of construction.
3. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283
prior to construction in the floodplain.
4. In accordance with Section 31-176, floodway areas must be shown as floodway
Item # 8.
easements or be dedicated to the public. In addition, a 25-foot wide access
easement is required adjacent to the floodway boundary.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this project. If the request is to allow the trucks to
remain on site over night contact the Little Rock Wastewater Utility for clarification on
sewer requirements.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the item
of request for water service must be met. The Little Rock Fire Department needs to
evaluate this site to determine whether additional public or private fire hydrant(s) will be
required. If additional fire hydrant(s) are required, they will be installed at the
Developer's expense. Please submit plans for water facilities and/or fire protection
system to Central Arkansas Water for review. Plan revisions may be required after
additional review. Contact Central Arkansas water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and the Little Rock Fire Department is required. Contact
Central Arkansas Water regarding the size and location of the water meter. A Capital
Investment Charge based on the size of meter connection(s) will apply to this project in
addition to normal charges. This fee will apply to all connections including metered
connections off the private fire system. Due to the nature of this facility, installation of
an approved reduced pressure zone backflow preventer assembly (RPZ) is required on
the domestic water service. This assembly must be installed prior to the first point of
use. Central Arkansas Water requires that upon installation of the RPZA, successful
tests of the assembly must be completed by a Certified Assembly Tester licensed by the
State of Arkansas and approved by Central Arkansas Water. The test results must be
sent to Central Arkansas Water's Cross Connection Section within ten days of
installation and annually thereafter. Contact the Cross Connection Section at 377-1226
if you would like to discuss backflow prevention requirements for this project.
Fire Department: Place fire hydrants per code. Maintain a minimum access of 20-feet.
Contact the Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: The #17 — the Mabelvale Downtown, #21 — the University Avenue and #14 -
the Rosedale Route bus route4s all directly serve this project on University Avenue and
Colonel Glenn Road. CATA recommends the development install either a bus bench or
shelter on University Avenue at the existing bus stop and/or closer to the entrance off
University Avenue. CATA is willing to discuss a partnership in this proposed project.
Parks and Recreation: No comment received.
Item # 8.
Planning Division: This request is located in the Boyle Park Planning District. The Land
Use Plan shows Mixed Use (MX) for this property. This category provides for a mixture
of residential, office and commercial uses to occur. A Planned Zoning District is required
if the use is entirely office or commercial or if the use is a mixture of the three (3). The
applicant has applied for a rezoning from C-3 (General Commercial) to PCD (Planned
Commercial District) to allow for activities related to a food -truck court on this site.
Master Street Plan: Colonel Glenn Road and University Avenue are Principal Arterials.
A Principal Arterial is to serve thorough traffic and to connect major traffic generators or
activity centers within the urbanized area. Entrances and exits should be limited to
minimize negative effects of traffic and pedestrians on Colonel Glenn Road and
University Avenue. These streets may require dedication of right-of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: A Class II Bike Lanes are shown along Colonel Glenn Road and
University Avenue. Bike Lanes provide a portion of the pavement for the sole use of
bicycles.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance requirements.
2. There were recently numerous, mature trees cut on this property without prior
approval. This area needs to be mitigated in conjunction with this application.
Submit a mitigation plan for review.
3. The landscape ordinance requires a nine -foot (9') wide landscape strip around the
sites entirety; currently, this site is not meeting this minimal city requirement. A
variance from the City Beautiful Commission must be obtained prior to the issuance
of a building permit.
4. A small amount of building landscaping will be required in conjunction with this
application.
5. Curb and gutter or another approved border will be required to protect landscaped
areas from vehicular traffic.
6. The landscape ordinance requires a minimum of eight percent (8%) of the paved
areas be landscaped with interior islands of at least 7 Y2 feet in width and 300 square
feet in area. Proposed plan does not currently reflect this minimum.
7. An automatic irrigation system to water landscaped areas will be required.
8. Prior to the issuance of a building permit, it will be necessary to provide an approved
landscape plan stamped with the seal of a Registered Landscape Architect.
9. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can
be given when preserving trees of six (6) inch caliper or larger.
Revised plat./plan: Submit four (4) copies of a revised preliminary plat/plan (to include
the additional information as noted above) to staff on Wednesday, March 14, 2012.
Item # 8.
FILE NO.: Z-8751
NAME: Mosaic Church of Central Arkansas Long -form PCD
LOCATION: Located at 6221 Colonel Glenn Road
DEVELOPER:
Mosaic Church of Central Arkansas
6420 Colonel Glenn Road, Suite 1
Little Rock, AR 72204
SURVEYOR:
Thomas Engineering
3810 Lookout Road
North Little Rock, AR 72216
AREA: 10+ acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
ALLOWED USES: Indoor retail
PROPOSED ZONING: PCD
PROPOSED USE: Fpod truck court, Church, Office, Retail — Mixed use utilizing
the existing building on the site
VARIANCESIWAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The Mosaic Church of Central Arkansas is requesting a rezoning from C-3,
General Commercial District PCD to detail the future development plans for the
site. The Mosaic Church is proposing to purchase the old K-mart,
100,000 square feet of building and approximately 10 acres. The short term
plans include the placement of a food truck court, University Market@4 Corners,
the request includes the allowance of outdoor seating (tables and chairs), extend
water and electricity and allow the participating trucks to remain on site overnight.
FILE NO.: Z-8751 Cont.
The food truck court is proposed within a defined area of the existing parking lot.
The applicant has indicated there will be one to twelve (1 to 12) food truck
vendors in the court at any given time. The food trucks will operate from 6:00 am
to 10:00 pm daily. The plan includes providing each truck access to 110v or
220v power, water access shared by two (2) trucks and each truck a maximum of
two (2) picnic tables which will remain on the site when the vehicles leave. The
applicant is requesting semi -permanent signage for the Food Truck Court and
vendors and allowance of temporary signage for each truck to post its own
temporary sign and/or menu within the Food Truck Court area.
The long term plans for the site include space for the church, a non-profit office
park, an indoor children's playground, that is intended for public use, further
development of the food truck court and 10,000 to 15,000 square feet of retail
space. The site plan also includes the placement of a defined walking path
within the existing parking lot.
B. EXISTING CONDITIONS:
The property is located at the intersection of Colonel Glenn Road and South
University Avenue. There are a number of uses in this area including retail,
office, multi -family and public institutional uses. Within the parking lot of the
development are restaurants, entertainment, a medical clinic, carwash and a
beauty supply store. Across Colonel Glenn to the north are two multi -family
apartment developments, restaurants, retail uses and a drug store. At the
northeast intersection of Colonel Glenn Road and South University Avenue is a
strip center owned by UALR containing a number of retails uses. There is also a
branch bank located within the parking lot. East of the site is a strip center also
containing a mixture of retail uses, a former movie theater, fast food restaurants
and a convenience store with fast food service. Rock Creek runs along the site's
southern boundary.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All property owners located within 200-feet of the site, the University
District, the South of Asher Neighborhood Association, the Curran Conway
Neighborhood Association, the College Terrace Neighborhood Association, the
Westwood Neighborhood Association and the John Barrow Neighborhood
Association were notified of the request.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Discharges from food preparation and equipment in the food court must be to
the sanitary sewer and not to the stormwater drainage system.
FA
FILE NO_: Z-8751 (Cont.
2. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities in the floodplain at the
site. Other than residential subdivisions, site grading and drainage plans
must be submitted and approved prior to the start of construction.
3. A special Grading Permit for Flood Hazard Areas will be required per Section
8-283 prior to construction in the floodplain.
4. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25-foot wide
access easement is required adjacent to the floodway boundary.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project. If the request is to allow the trucks
to remain on site over night contact the Little Rock Wastewater Utility for
clarification on sewer requirements.
Entergy: A 20-foot overhead easement is required along the southwestern
portion of the site. Contact Entergy for additional information.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. The Little Rock Fire
Department needs to evaluate this site to determine whether additional public or
private fire hydrant(s) will be required. If additional fire hydrant(s) are required,
they will be installed at the Developer's expense. Please submit plans for water
facilities and/or fire protection system to Central Arkansas Water for review. Plan
revisions may be required after additional review. Contact Central Arkansas
Water regarding procedures for installation of water facilities and/or fire service.
Approval of plans by the Arkansas Department of Health Engineering Division
and the Little Rock Fire Department is required. Contact Central Arkansas Water
regarding the size and location of the water meter. A Capital Investment Charge
based on the size of meter connection(s) will apply to this project in addition to
normal charges. This fee will apply to all connections including metered
connections off the private fire system. Due to the nature of this facility,
installation of an approved reduced pressure zone backflow preventer assembly
(RPZ) is required on the domestic water service. This assembly must be
installed prior to the first point of use. Central Arkansas Water requires that upon
installation of the RPZA, successful tests of the assembly must be completed by
a Certified Assembly Tester licensed by the State of Arkansas and approved by
3
FILE NO.: Z-8751 (Cont.
Central Arkansas Water. The test results must be sent to Central Arkansas
Water's Cross Connection Section within ten days of installation and annually
thereafter. Contact the Cross Connection Section at 377-1226 if you would like
to discuss backflow prevention requirements for this project.
Fire Department: Place fire hydrants per code. Maintain a minimum access
of 20-feet. Contact the Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: The #17 — the Mabelvale Downtown, #21 — the University Avenue and
#14 - the Rosedale Route bus routes all directly serve this project on University
Avenue and Colonel Glenn Road. CATA recommends the development install
either a bus bench or shelter on University Avenue at the existing bus stop
and/or closer to the entrance off University Avenue. CATA is willing to discuss a
partnership in this proposed project.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Boyle Park Planning District.
The Land Use Plan shows Mixed Use (MX) for this property. This category
provides for a mixture of residential, office and commercial uses to occur. A
Planned Zoning District is required if the use is entirely office or commercial or if
the use is a mixture of the three (3). The applicant has applied for a rezoning
from C-3 (General Commercial) to PCD (Planned Commercial District) to allow
for activities related to a food -truck court on this site.
Master Street Plan: Colonel Glenn Road and University Avenue are Principal
Arterials. A Principal Arterial is to serve thorough traffic and to connect major
traffic generators or activity centers within the urbanized area. Entrances and
exits should be limited to minimize negative effects of traffic and pedestrians on
Colonel Glenn Road and University Avenue. These streets may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: A Class II Bike Lanes are shown along Colonel Glenn Road and
University Avenue. Bike Lanes provide a portion of the pavement for the sole
use of bicycles.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
El
FILE NO.: Z-8751 (Cont.
2. There were recently numerous, mature trees cut on this property without prior
approval. This area needs to be mitigated in conjunction with this application.
Submit a mitigation plan for review.
3. The landscape ordinance requires a nine -foot (9') wide landscape strip
around the sites entirety; currently, this site is not meeting this minimal city
requirement. A variance from the City Beautiful Commission must be
obtained prior to the issuance of a building permit.
4. A small amount of building landscaping will be required in conjunction with
this application.
5. Curb and gutter or another approved border will be required to protect
landscaped areas from vehicular traffic.
6. The landscape ordinance requires a minimum of eight percent (8%) of the
paved areas be landscaped with interior islands of at least 7 '/2 feet in width
and 300 square feet in area. Proposed plan does not currently reflect this
minimum.
7. An automatic irrigation system to water landscaped areas will be required.
8. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
9. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (March 7, 2012)
The applicant was present representing the request. Staff presented an
overview of the development stating there were a number of outstanding issues
associated with the request. Staff questioned the long term plans for the site
related to the church activities. Staff questioned if there would be a school or
daycare. Staff also questioned all outdoor activities that would occur on the site.
Staff questioned the days and hours of operation for the non-food truck activities.
Staff questioned dumpster and trash receptacles proposed for the site. Staff also
questioned if the trucks would be operational during church activities and
functions.
Public Works comments were addressed. Staff stated discharges from the food
preparation and equipment in the food court were to be discharged into the
sanitary sewer and not to the stormwater drainage system. Staff also stated
floodway areas were to be located in easements or be dedicated to the public.
y
FILE NO.: Z-8751 (Cont.
Landscaping comments were addressed. Staff stated a number of mature trees
were recently removed from the site without prior approval. Staff requested the
applicant provide a mitigation plan for review. Staff stated with the site
redevelopment additional landscaping would be required. Staff stated a
perimeter landscape strip, the addition of interior islands and building
landscaping would be required with the redevelopment.
Staff noted the comment from Little Rock Wastewater Utility and suggested the
applicant contact Jim Boyd for additional information.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
K ANALYSIS:
The applicant submitted a revised cover letter to staff addressing the issues
raised at the March 7, 2012, Subdivision Committee meeting. The church's
immediate concerns are related to the food truck court. The placement of the
tables and chairs within the identified area and to be allowed to extend water and
electricity to the food truck area. The request also includes variances from the
typical standards the City has established for peddlers and mobile canteen units.
The applicant is requesting the placement of temporary signs at the food truck
location both on the site and on the truck. The applicant is requesting trailers be
unhooked from the tow vehicle. The request also includes the allowance to not
remove the equipment, vehicles and related materials at the end of the day. The
standards also do not allow for the placement of tables, chairs or canopies.
The long term plans for the site include space for the church, a non-profit office
park, an indoor children's playground, that is intended for public use, further
development of the food truck court and 10,000 to 15,000 square feet of retail
space.
The applicant has indicated the church does not plan to have a mother's day out
programs, daycare or school. The applicant has indicated the current enrollment
of the church is 600 members which attend one of three Sunday morning
services. Future growth is proposed with a maximum number of attendees at
any one service to be 1,200. The applicant has indicated during the first phase
of development the maximum number of attendees at any one service would be
600. Currently the church serves 125, 300 and 175 members respectively at the
three services offered.
The applicant has indicated in the first phase, a small indoor playground for use
by the church children on Sunday mornings and at other sanctioned gatherings
throughout the week will be developed. This is not the playground the church
hopes to someday develop as a service to the community. The cover letter
FILE NO.: Z-8751 Cont.
indicates there are no plans to develop an outdoor playground at this time. At
some point in the future the church may wish to explore the possibility of adding
a basketball court behind the property.
The site plan indicates the placement of a walking track within the parking lot
area. The track is proposed as a 3/8 mile loop, inside the property line. The tract
will be highlighted with two 4" yellow painted striped lines. The purpose of the
walking track is to encourage healthy living and physical fitness in the area.
The church office is open Monday through Thursday from 9 am to 5 pm.
Worship services are held on Sunday mornings at 9 am, 10:45 am and 12:30 pm
and Sunday night from 6 pm to 9 pm. There are various meetings hosted by a
variety of groups both in and otherwise somehow attached to the church
throughout the week every night (5 pm to 9 pm) except for Fridays and Saturdays
which host events only on special occasions such as concerts, lock -ins, wedding
rehearsals, etc. Free food and clothing is distributed to residents in the 72204
zip code every Tuesday from 2 pm to 4 pm.
A dumpster will be located behind the existing building between the building and
the creek. Should screening be necessary the applicant will provide screening
per the zoning ordinance. There will be trash receptacles placed within the
parking lot next to each food truck operating in the University Market. Tables will
be placed within the U-shaped area framed by the trucks and will not affect traffic
or parking related to church or other functions on the property.
The request is to allow trucks to remain parked on -site overnight. The applicant
states only the trucks approved by Mosaic and are part of the cooperative effort
will be granted the right of park overnight on the property for no more than five
nights in a row. The applicant states they do not anticipate many if any of the
vendors will want to park overnight on a consistent basis or is the applicant's
intention to allow them to do so on an unlimited basis.
The applicant has provided a signage plan. At the entrance to the property off
University Avenue a landscape median divider is proposed with an externally lit
directional sign, no larger than 4-feet by 20-feet. The sign will name the church
as well as direct persons to the church facility. At the entrance to the property off
Colonel Glenn Road the applicant has indicated one parking space will be
eliminated on the northwest corner of the property in order to install a landscape
median divider with an externally lit directional sign, no larger than 4-feet by
16-feet. This sign will also identify the church and direct persons to the church
facility.
The applicant is requesting a roof mounted sign on the building. The sign is
proposed naming the church, MOSAIC Church of Central Arkansas. The size of
the sign is indicated at 100'-1 Y2" by 6-0" high. The applicant has indicated the
7
FILE NO.: Z-8751 (Cont.
lettering and size of letters will be similar to the lettering on top of the River
Market main building. The applicant states similar to the River Market area they
are trying to create an iconic development that the community will access and
take pride in. The applicant states in order to do so they desire in some small
way to extend the pride and feel of the Little Rock's River Market District into
Little Rock's approved University District. Section 36-543(7) prohibits the
placement of roof sign or signs that are not mounted on a vertical surface.
The request is to allow the flexibility to place banners on light poles through out
the property from time to time. The banners are proposed 2'-4" wide
and 3'-6" long. The banners will be used to provide encouragement and
motivation to all who drive onto the property and advertise upcoming church
sanctioned events.
The request also includes the placement of a banner identifying (branding) the
University Market@4 Corners and define the precise area of the University
Market by attaching one banner to the light pole located on the northeast corner
of the property. The applicant states since visibility is blocked by a Plasma
Center, Taco Bell and a China King restaurant along Colonel Glenn Road, by an
expected Kum n Go convenience store on the corner of University and Colonel
Glenn Road and a couple of buildings/businesses on University Avenue including
a carwash, the applicant does not feel the banner will be very visible from the
street. Nevertheless, the applicant desires the banner to be approximately
4' wide and 12'-18" in length. The banner will run vertical along one side of the
light pole.
The applicant has stated they do not desire to provide easements for the
property located within the floodway. Staff feels the easement can be provided.
Staff recommends a floodway easement from the property line up to the back of
the building be provided. Staff also recommends a 25-foot floodway
maintenance easement be provided along the floodway line on the west side of
the existing building and on the southeast side of the building. All portions of the
property that are in the floodway outside the building should be provided as a
floodway easement.
The applicant has indicated the trees recently removed are not located on their
property but appear to be on the neighboring property. The site plan indicates
paving to the property line on the southwest side of the building. There is very
little area of the rear portion of the property that is not paved.
The building phasing plan indicates Phase I will contain 28,000 square feet and
be used for worship, administrative offices, restrooms, kitchen and an indoor play
area. Phase II contains 16,000 square feet and is proposed developed with the
children's ministries or as worship space depending on the needs of the church.
Phase III includes 35,000 square feet and is proposed as youth activities
including an indoor play area and lease space for the incubator business venture.
Phase IV includes 13,500 square feet and is proposed as lease space until
E:3
FILE NO.: Z-8751 (Cont.
church growth demands the area back for church activities. The Chapel Phase
contains 2,600 square feet and is proposed with 200 seats. This activity can be
part of a phase or developed at any time. The plan also includes a sports court
to be developed at any time.
The parking is proposed in Lot 1, which is new parking, will contain 43 parking
spaces. Within the existing parking lot spaces will be removed to provide
landscaping and new spaces will be added in front of the building. This area will
contain 486 parking spaces. Other parking indicated in the general notes on the
site plan include 39 spaces which are located off -site but shared.
An architectural feature is indicated at the northeast corner of the building. The
applicant has not provided the overall height of this feature but the feature will not
exceed 70-feet in height as allowed per the zoning ordinance.
The University District Revitalization Plan, July 2007, identifies this area as a
community retail center. Within the visioning framework diagram this area was
identified to redevelop as attractive and convenient neighborhood retail,
international shops, restaurant and cafes. The revitalization framework called for
developments which articulate existing patterns for land uses, urban design
character, as well as development criteria that would shape and improve the
University District's open space and circulation into an intergraded system of
parks, trails, greenways, streetscapes and natural resources. The principles of
the University District were created to produce neighborhoods, mixed -use
commercial areas and activity centers of aesthetic variety, character and a
distinct sense of place.
Staff is generally supportive of the applicant's plans and feels the redevelopment
of the site is in keeping with the University District's Overall redevelopment plan.
Staff feels the addition of the church and the retail activities associated with the
church will create the sense of place the University District desires. Staff does
however have concerns with leaving the trucks on the site overnight and for
extended periods of time. Staff recommends the applicant continue to work with
them concerning this issue and how the overnight stays will be coordinated.
i. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends the applicant provide a 25-foot floodway easement behind the
building and along the southeastern and southwestern perimeters of the building.
Staff recommends the applicant continue to work with them concerning the
allowance of the vehicles to remain on the site overnight and for an extended
period of time.
FILE NO.: Z-8751 (Cont.
Section 36-543(7) prohibits the placement of roof sign or signs that are not
mounted on a vertical surface.
PLANNING COMMISSION ACTION: (MARCH 29, 2012)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of support but with concerns. Staff noted
their concerns related leaving the food trucks on site overnight for extended periods of
time, the placement of a roof mounted sign and the applicant's desire to not grant a
floodway easement for the site.
Mark DeYmaz addressed the Commission stating the primary concern of the church
was to allow the placement of table and chairs to serve the food truck court. He stated
with staff's suggestion the additional items such as the long term plans for the church
came into play. He stated the development was proposed in phases with the initial
phase being the food truck court. He stated the church was working with City staff and
the police department to ensure security at the site. He stated the church was highly
involved with the University District and their plans for redevelopment of the area.
Working with the Commission Mark DeYmaz addressed staffs concerns. The
Commission questioned if the church was willing to provide the floodway easement as
requested by staff. Mr. DeYmaz stated he was not aware of what this involved. Staff
stated the easement was simply a protection to ensure nothing would be built in that
area. Staff stated the easement was to allow access to the creek should the City need
to get into an area for clearing and/or dredging. Mr. DeYmaz stated he was willing to
give this easement to the City. He stated the church would not be expanding the
footprint or building within this area and the dedication of the easement should not be
an issue.
The Commission questioned the allowance of the food trucks to remain on site
overnight and for an extended period of time. Mr. DeYmaz stated this was a service to
the vendors. He stated this would not be the norm but with gas prices and some
vendors having more than one vehicle the ability to leave the vehicle overnight would
help the vendors. He stated the Church would regulate the time spent by each vendor.
He stated there would be a limit of five days and the truck was to be moved. During a
lengthy discussion Mr. DeYmaz removed from his request the allowance of the trucks
remaining on site over night and for an extended period of time.
There was a general discussion concerning the request for the roof sign. Staff stated
the Commission did not have the authority to approve the roof sign but the Board of
Directors could waive the ordinance to allow the placement of the sign as a roof
mounted sign. The Commission questioned why roof signage was not allowed. Staff
stated they were not sure but the ordinance specifically prohibited several sign types
and the placement of roof mounted signage was one of the prohibited signs. Staff
requested the Commission take a separate vote on the sign issue. Staff stated the vote
would be presented to the Board of Directors as a recommendation on the issue.
10
FILE NO.: Z-8751 (Cont
Ms. Ruth Bell, League of Women Voters addressed the Commission in opposition of the
sign request. She stated the River Market signage was directed to 1-30 and the Main
Street Bridge for folks coming into the area and directing patrons to the River Market
area. She stated this site was not the same as the River Market area. She stated
around this area were residential homes, the University campus and the First Tee Golf
Academy.
Mr. DeYmaz stated the roof sign was not a deal killer. He stated in conversations with
his architects they felt they could get the signage on the building and comply with the
City regulations. The Commission questioned if he was removing the roof signage from
his application request. Mr. DeYmaz stated he was removing the roof mounted sign
from his request.
The Commission summed up the items which had been discussed and agreed to by the
applicant as amendments to the application request. The Commission questioned
Mr. DeYmaz if he was willing to provide the floodway easement along the southern and
western perimeters of the building as requested by staff, if he was amending his
application to remove from the PCD request the allowance of overnight parking for the
food truck vendors and he was eliminating the roof sign. Mr. DeYmaz stated all this
was correct.
A motion was made to approve the amended request as noted above. The motion
carried by a vote of 9 ayes, 1 no and 1 absent.
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