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HomeMy WebLinkAboutZ-3459-G Staff AnalysisDecember 22, 2003 ITEM NO.: 1 File No.: Z -3459-G Owner: Mabelvale Plaza LLC, Mabelvale Plaza Phase II LLC, and Mabelvale Plaza POA LLC Address: Description: Zoned: Variance Requested: Justification: Present Use of Property Proposed Use of Property: STAFF REPORT A. Public Works Issues: Mabelvale Plaza Drive at Interstate 30 and Mabelvale Plaza Lane at Mabelvale Pike Mabelvale Business Park and Shopping Center Variances are requested from the sign provisions of Section 36-555 to permit ground -mounted signs which exceed the maximum size allowed. The applicant's justification is presented in an attached letter. Commercial Commercial 1. For traffic safety and pedestrian security, another location for Sign 1 on the 1-30 frontage road should be chosen. The proposed location is located too close to the curb and will require the removal of a street light. Locate out of the right-of-way at the back of the easement line. Do not remove street lights. B. Staff Analysis: The large C-3 zoned property south of Interstate 30 and east of Mabelvale Pike contains a multiple lot commercial development. There are two (2) banks and three (3) fast food restaurants located on the lots within the north portion of the property along 1-30. There is a restaurant and two (2) December 22, 2003 ITEM NO.: 1 (Cont.) commercial strip center buildings within the east portion of the property, adjacent to the Wal-Mart development. There is a new Home Depot store being developed within the southwest portion of the property. The remainder of the subdivision is undeveloped. Private commercial streets serve as access to the subdivision. There is an existing ground -mounted subdivision sign located near the northeast corner of the property which advertises businesses located within the two (2) strip commercial buildings in the eastern portion of the subdivision. The applicant proposes to install two (2) additional subdivision signs to advertise future commercial businesses which will be located within the interior lots of the subdivision. The first sign is proposed to be located at the corner of Mabelvale Plaza Drive and the I- 30 frontage road, within the access easement adjacent to the Pizza Hut property. The proposed sign will have a height of 30 feet and an area of 266 square feet. A sketch of the proposed sign is attached for Board review. The applicant notes that one (1) street light will be removed in order to install the new sign. The second sign is proposed to be located at the corner of Mabelvale Plaza Lane and Mabelvale Pike, near the new Home Depot location. The proposed second sign will have a height of 34 feet and an area of 400 square feet. A sketch of this proposed sign, along with a site plan showing the proposed sign locations is also attached. Section 36-555(a)(2), of the City's Zoning Ordinance allows ground - mounted signs in commercial zoning districts to have maximum heights of 36 feet and maximum areas of 160 square feet. Therefore, the applicant is requesting variances to allow the two (2) signs to exceed the maximum area allowed by ordinance. Staff does not support the application, as submitted. Staff has no problem with the 266 square foot sign proposed at the corner of Mabelvale Plaza Drive and 1-30. Staff feels that the proposed sign area is reasonable and will not be out of character with this general area along 1-30. However, Public Works does not approve of the sign location. Public Works feels that for public safety reasons, the sign should be moved back further from the private street curb and the existing street light should not be removed for the sign installation. Staff does not support the variance associated with the proposed larger sign at the intersection of Mabelvale Plaza Lane and Mabelvale Pike. Staff feels that this sign is too large for the area. Staff could support an identical sign to the one proposed at Mabelvale Plaza Drive and 1-30 for this second location. There is a new Home Depot sign located across 2 December 22, 2003 ITEM NO.: 1 (Cont. Mabelvale Plaza Lane from the proposed second sign. Staff feels that the 400 square foot sign as proposed would not only detract from the Home Depot sign, but also be out of character with the other signs in the area. C. Staff Recommendations: Staff recommends denial of the application, as filed. BOARD OF ADJUSTMENT: (DECEMBER 22, 2003) Greg Mueller was present, representing the application. There was one (1) person present in support. Staff presented the item, noting that the applicant had revised the application, reducing the area of sign #2 (corner of Mabelvale Plaza Lane and Mabelvale Pike) to 310 square feet. Staff recommended denial of the revised application. Greg Mueller addressed the Board in support of the application. He described the streetlights along Mabelvale Plaza Drive, noting that they exceeded the number required by City Ordinance. He described the area between the curb of Mabelvale Plaza Drive and the Pizza Hut property line. He noted that sign #1 could be set back further from the street curb, with the sidewalk being routed around it. He noted that sign #2 was located back farther from 1-30, and therefore needed to be larger. He noted that sign #2 could be reduced to 310 square feet and explained. Fred Gray asked if sign #1 were moved farther back from the street curb, where would it be located. Mr. Mueller noted that it would be near the middle of the sidewalk. He indicated that the application would be revised to move sign #1 farther back from Mabelvale Plaza Drive. There was a general discussion related to the sign variances. Chairman Ruck noted that he had two (2) cards from persons in support of the application. Janet Berry addressed the Board in support of the application. She noted that a large number of existing tenants within the commercial subdivision do not have individual ground signs. She stated that removal of the streetlight should be no issue. She explained that signs along interstates needed to be larger than signs along other city streets. She noted that the area was in need of economic development. Fred Gray expressed concern with the proposed location of sign #1. He noted that he could support a sign area for sign #2 of something between 266 and 310 square feet. 3 December 22, 2003 ITEM NO.: 1 (Cont.) Mr. Mueller noted that he had comprised by reducing the size of sign #2 from 400 to 310 square feet and explained. There was a motion to approve the application with the following revisions: 1. The area of sign #2 is reduced to 310 square feet. 2. Sign #1 is to be moved farther back from the street curb of Mabelvale Plaza Drive, with the sidewalk being routed around it. The motion passed by a vote of 3 ayes and 2 nays. The revised application was approved. 4