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HomeMy WebLinkAboutZ-3371-AAA Staff AnalysisJANUARY 25, 2016 ITEM NO.: A File No.: Owner: Applicant: Address: Description: Zoned: Z -3371 -AAA Playtime Partnership, LLC Mark Redden, Holloway Engineering 600 Colonel Glenn Plaza Loop South end of Colonel Glenn Plaza Loop C-3 Variance Requested: Variances are requested from the sign provisions of Section 36-555 to allow a ground -mounted sign with increased height and area. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Restaurant with inside amusement Proposed Use of Property: Restaurant with inside amusement STAFF REPORT 0 Public Works Issues: No Comments Staff Analysis: The C-3 zoned property at 600 Colonel Glenn Plaza Loop is occupied by a Playtime Pizza facility. The property is located near the south end of Colonel Glenn Plaza Loop, south of the Rave Theater. A two-story commercial building housing the pizza restaurant/arcade is located within the west half of the property. Paved parking is located on the north and east sides of the building. On February 25, 2001 the Board of Adjustment approved variances for increased sign height and area for a subdivision sign along the east property line (1-430 frontage) of 600 Colonel Glenn Plaza Loop. The sign was approved with a maximum height of 50 feet and an area of approximately 400 square feet. The sign has been installed and is internally lighted. The sign is to contain the names of businesses within the Glenn Ridge Crossing Subdivision. The sign variances were approved with the following conditions: 1. A sign permit must be obtained for the sign. 2. There are to be no other ground -mounted signs within the Glenn Ridge Crossing Subdivision located along 1-430 frontage of the Subdivision. JANUARY 25, 2016 ITEM NO.: A CON'T. On August 30, 2014 the Board of Adjustment unanimously denied a request to increase the height of the previously approved sign from 50 feet to 75 feet. The sign area was to remain the same. The Planning Staff did not support the increased height. Section 36-555(a)(2) of the City's Zoning Ordinance allows a maximum sign height of 36 feet and a maximum sign area of 160 square feet for signs in commercial zoning districts. The applicant is back before the Board requesting to replace the previously approved sign with a new electronic sign, as noted on the attached site plan and sign graphics. The new proposed sign will be 320 square feet in area and 75 feet in height. The applicant proposes that the new sign serve not only the Glenn Ridge Crossing Subdivision, but also the businesses on the entire southeast portion of the Colonel Glennl1-430 intersection. See the applicant's attached cover letter for a list of the businesses. The increased height is being proposed so that the sign can be seen above the tree line by north and south bound 1-430 traffic. Staff is not supportive of the requested sign height variance. Staff feels the previous approval of a 50 foot sign height was fairly generous. The requested sign height of 75 feet is over twice the height allowed for commercial signage, including billboards in commercial zones. Additionally, the sign is located along interstate 430 which is designated as a scenic corridor and allows no billboard signs. Although the proposed sign is not a billboard, staff believes that the sign violates the spirit and intent of the scenic corridor designation. The City's Board of Directors designates a roadway a scenic corridor because the roadway "exhibits special aesthetic and visual characteristics worthy of protection". Staff believes the existing sign height does allow some visibility from 1-430. Staff feels that increasing the sign height to 75 feet at this location would have a negative impact on 1-430's designation as a scenic corridor by triggering other businesses in the area to request similar sign heights. Additionally, the previous approval was for a subdivision multiple tenant identification sign. Similar type signs have been approved for major shopping center developments in the City. As prepared by the applicant, the sign is to identify not just the businesses within Glenn Ridge Crossing Subdivision but also the businesses on the entire southeast portion of the interchange. In staff's opinion, this creates an off premises sign which is specifically prohibited on the scenic corridor. C. Staff Recommendation: Staff recommends denial of the requested sign height and area variances associated with the new proposed subdivision sign. 2 JANUARY 25, 2016 ITEM NO.: A (CON'T. BOARD OF ADJUSTMENT (July 27, 2015) Staff informed the Board that the applicant requested this application be deferred to the August 31, 2015 agenda, based on the fact that the applicant would not be present. Staff supported the deferred request. The item was placed on the Consent Agenda for deferral to the August 31, 2015 agenda as recommended by staff. The vote was 4 ayes, 0 nays and 1 absent. The application was deferred. BOARD OF ADJUSTMENT (August 31, 2015) Steve Landers was present, representing the application. There were no objectors present. Staff presented the application with a recommendation of denial. Steve Landers addressed the Board in support of the application. He noted that there would be few changes to the existing sign. He referred to the "Crain" sign which was recently placed along Colonel Glenn Road and presented a photo to the Board. He explained reasons for the proposed sign. Chairman Yates explained that the proposed sign described by Mr. Landers was nothing like the graphics submitted for the application and presented to the Board. Mr. Landers noted that the graphics presented were not of the sign he wished to construct. Mr. Landers asked to defer the application in order to provide a different sign design. Staff supported a deferral to the September 28, 2015 agenda. There was a brief discussion,of the deferral. There was a motion to defer the application to the September 28, 2015 agenda. The motion passed by a vote of 5 ayes, 0 nays and 0 absent. The application was deferred. Staff Update: On September 14, 2015 the applicant submitted revised sign graphics to staff for the proposed commercial sign at 600 Colonel Glenn Plaza Loop. As shown on the attached graphics, the proposed sign will have backlit panels and will not be an electronic message sign. The sign now has a more typical commercial sign design, and does not have the appearance of a billboard. The area of the proposed sign has been increased from 320 square feet to 600 square feet. The proposed sign height has increased from 75 feet to 85 feet. The applicant notes that 30 feet of the sign will be visible above the existing tree line along 1-430. The silhouette of the sign which will be visible above the tree line will be 900 square feet in area. Staff continues to recommend denial of the requested sign area and height variances for the reasons noted in the "Staff Analysis" (paragraph B.). Staff continues to believe that the proposed sign will have a negative impact on 1-430's designation as a scenic corridor. With respect to other commercial subdivision signs, some mentioned at the 3 JANUARY 25, 2016 ITEM NO.: A CON'T. last meeting, following is what has been approved by the Board of Adjustment or Planning Commission: Shackleford Crossing Shackleford frontage: 36 feet in height/380 square feet 1-430 frontage: 36 feet in height/380 square feet Gateway Town Center 1-430 frontage: 49.5 feet in height/740 square feet Otter Creek Road frontage: 25 feet in height/ 370 square feet Mabelvale Plaza 1-30 frontage: 30 feet in height/266 square feet Mabelvale Pike frontage: 34 feet in height/310 square feet BOARD OF ADJUSTMENT (September 28, 2015) Mark Redder and Brian Carney were present, representing the application. There were no objectors present. Staff presented the revised application with a recommendation of den ial. Mark Redder addressed the Board in support of the application. He explained that the previously approved sign was 50 feet in height, and that the current proposal met the intent of the previous application. Brian Carney explained that the proposed sign height and area was due to the topography of the site and the trees within the right-of-way of 1- 430. Mr. Redder noted that the existing sign was visible for only a fraction of a second from 1-430 traffic. Mr. Carney explained that the top 30 feet of the proposed sign would be visible above the tree line. There was a brief discussion regarding the proposed sign height. Carolyn Lindsey -Polk asked if the Highway Department had been contacted regarding tree cutting, Mr. Redder explained that the Highway Department would not allow tree cutting for businesses. Chairman Yates explained that he understood the issue of the proposal. He noted that the scenic corridor was established by the Board of Directors, and that he would not vote to approve something that would oppose the scenic corridor designation. There was additional discussion regarding the proposed sign height and area. There was additional discussion pertaining to the possibility of a different zoning action/application to include the sign request. Mr. Carney asked to defer the application to the October 26, 2015 agenda to explore the option of a different application. 2 JANUARY 25, 2016 ITEM NO.: A (CON There was a motion to defer the application to the October 26, 2015 agenda. The vote was 3 ayes, 1 nay and 1 absent. The application was deferred. BOARD OF ADJUSTMENT (October 26, 2015) Staff informed the Board that the applicant submitted a letter to staff requesting this application be deferred to the December 14, 2015 agenda. Staff supported the deferral request. The item was placed on the Consent Agenda for deferral to the December 14, 2015 agenda as recommended by staff. The vote was 3 ayes, 0 nays and 2 absent. The application was deferred. BOARD OF ADJUSTMENT (December 14, 2015) Staff informed the Board that the application needed to be deferred to the January 25, 2016 agenda based on the fact that staff needed to provide more information to the Board regarding a revised application and revised staff recommendation. The item was placed on the Consent Agenda for deferral to the January 25, 2016 agenda as recommended by staff. The vote was 5 ayes, 0 nays and Oabsent. The application was deferred. Staff Update: On December 10, 2015 the applicant submitted revised sign graphics to staff. The revised application includes reducing the sign height from 85 feet to 75 feet and reducing the sign area from 600 square feet to 500 square feet. Also, the overall silhouette of the sign has been streamlined. The proposed sign will be internally lighted and will not be electric. Staff is supportive of the revised application. When the sign variance application was first submitted in June, 2015, the proposed sign was designed to look like a monopole billboard and was to be an electronic sign. For these reasons, staff felt that the proposed sign would violate the intent of the scenic corridor designation for Interstate 430. The definition of scenic corridor as per Section 36-530 (sign regulations) of the City's Zoning Ordinance is as follows: "Scenic corridor means a public right-of-way which, in the opinion of the board of directors, exhibits special aesthetic and visual characteris- tics worthy of protection through enhanced bill- board regulation." 5 JANUARY 25, 2016 ITEM NO.: A ICON The following from Section 36-556 (off -premise sign regulations) represents the establishment and regulations (billboards) of the scenic corridors: (b) 1-430, 1-630, 1-440, Highway 10, Rebsamen Park Road, Chenal Parkway -Financial Center Parkway from Shackleford Road to State Highway 300, Kanis Road from West 12th Street to the western boundary of the planning boundary, Stage- coach Road and Colonel Glenn Road from Stage- coach Road to the western boundary of the planning boundary are designated as scenic corridors for the purposes of this article. No billboard may be altered or erected within six hundred sixty (660) feet of the nearest edge of the right-of-way of the scenic corridors, except on properly zoned properties within the following specifically design- nated segments of the scenic corridors: (1) Along Kanis Road, beginning six hundred sixty (660) feet south of Chenal Parkway to Pride Valley Road. Billboards in this area must not exceed ten feet six inches by twenty-two feet eight inches (10'6 x 22'8") in area, must not exceed a height of fifteen (15) feet and must be constructed in monument style, not pole -mounted. (2) Along Kanis Road, one thousand (1,000) feet both east and west of Bowman Road; and along Bowman Road, six hundred sixty (660) feet both north and south of Kanis Road. (3) Along Kanis Road, from Rodney Parham Road to one hundred (100) feet west of Leander Street. (4) Along Colonel Glenn Road, beginning six hundred sixty (660) feet west of 1-430 to Lawson Road; and along Bowman Road and David O Dodd Road, six hundred sixty (660) feet both north and south of Colonel Glenn Road 2 JANUARY 25, 2016 ITEM NO.: A (CON'T.) (5) Along Colonel Glenn road, beginning six hundred sixty (660) feet east of 1-430 to one thousand (1,000) feet east of Shackleford Road. Billboards in this area must not exceed ten feet six inches by twenty-two feet eight inches (10'6" x 22'8") in area, must not exceed a height of fifteen (15) feet and must be constructed in monument style, not pole -mounted. Staff initially did not support the proposed sign because it was designed exactly like an electronic billboard (by a billboard company), and staff felt that it violated the spirit and intent of 1-430 being designated as a scenic corridor. The applicant then revised the sign to increase the height to 85 feet and the area to 600 square feet, with a fairly massive design, with wide columns and trim. The overall silhouette being around 900 square feet. Staff continued to not support the proposal based on the overall size of the sign. Staff has reviewed the current revised application and feels that the proposed sign is now more in line with other subdivision signs which have been approved along 1-430. Although the sign will be taller than other signs, the overall silhouette of the sign which will be visible from 1-430 will be compatible with other signage. Staff feels that the proposed sign, as revised, will have no more of a visual impact on the area than the Shackleford Crossing sign or Gateway Town Center sign as described on page 4 of this item. Staff also feels that the proposed sign will have limited visibility from 1-430, given the interstate elevation and curvature, both south and north of the proposed sign location. Revised Staff Recommendation: Staff recommends approval of the revised application, with the following conditions: 1. The sign will have a maximum height of 75 feet and a maximum area of 500 square feet. 2. The sign can only be internally lighted. No electronic changeable copy signage will be allowed. 3. The sign must be constructed as per the submitted graphics (column width, etc.). 4. The sign must be a subdivision sign. Only businesses within the subdivision can have space on the sign. Space on the sign must be divided equally between the businesses, as shown on the submitted graphics. 5. Prior to permitting and construction of the sign, all subdivision final platting must be completed. 7 JANUARY 25, 2016 ITEM NO.: A (CON'T. 6. A sign permit must be obtained for the sign after final platting is completed. A copy of the final plat, to include business names noted on individual lots, must be submitted with the sign permit request. BOARD OF ADJUSTMENT (January 25, 2016) Mark Redder and Brian Carney were present representing the application. There were no other parties present, either in opposition or support. Staff presented the revised sign plan and a recommendation of approval subject to compliance with the conditions outlined in the "revised staff recommendation" above. Brian Carney presented a graphic showing the proposed sign. He described the sign as consisting of back -lit placards. He stated they had visited with AHTD and the highway department would not allow any clearing of trees in the right-of-way to increase visibility of the sign. Board member Rajesh Mehta stated he was not comfortable with the proposed sign height of 75'. He referenced the 49' height of the Gateway Town Center sign. Chairman Yates asked Mr. Carney if the applicant agreed to all of staffs proposed conditions. Mr. Carney responded affirmatively. Chairman Yates asked if the required final -platting had been completed. Mr. Carney responded that it had not yet been done but would be completed as recommended by staff. Chairman Yates stated it was unfortunate that AHTD would not work with the applicant to allow some clearing of the right-of-way. He stated he did not like the sign as proposed. Chairman Yates stated he understood the scenic corridor regulations govern only off -premises signs. He stated he would support the variances since staff was recommending approval. A motion was made to approve the sign variances, as revised, including all staff recommended conditions. The motion was seconded and approved by a vote of 3 ayes, 2 noes and 0 absent.