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HomeMy WebLinkAboutZ-3660-F Staff AnalysisMAY 20, 2013 ITEM NO.: 2 File No.: Owner: Applicant: Address: Description: Zoned: Z -3660-F Town Center, LLC/Tommy L. Hodges Pat McGetrick Northwest Corner of Interstate 30 and Interstate 430 Generally West of 1-30/1-430, North of Otter Creek Road C-4 Variance Requested: Variances are requested from the sign provisions of Section 36-555 to allow ground -mounted signs with increased height and area. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Undeveloped Proposed Use of Property: Mixed Commercial Use STAFF REPORT W1 Public Works Issues: No Comment. Staff Analvsis: The C-4 zoned property at the northwest corner of Interstate 30 and Interstate 430 represents a total of approximately 180 acres. The property is the future location of the "Gateway Town Center," a multi -lot commercial development. A "Loves Travel Center" was recently constructed at the southwest corner of the property. A " Bass Pro Shops" is currently being constructed within the south half of the property, with a branch bank facility being developed along the south property line. An outlet mall is planned on the north side of "Bass Pro Shops", with a number of smaller out lots planned for office, retail, hotel and restaurant uses. One (1) main ring road with other smaller roads/drives are proposed throughout the overall site. As part of the overall project, the applicant is proposing two (2) main entry signs for "Gateway Town Center". Sign #1 will be located along 1-430 at the northeast corner of the 180 acre -site— The sign will be 49.5 feet high, with an area of approximately 740 square feet.' Sign #2 will be located along the south property line at the northeast corner of Otter Creek Road and Natural Road/Bass Pro Parkway. Sign #2 will be one-half the size of sign #1, with a height of MAY 20, 2013 ITEM NO.: 2 (CON'T. approximately 25 feet and an area of approximately 370 square feet. The elevation of the location for sign #1 is approximately 14 feet below the elevation of the center line of 1-430. Section 36-555(a)(2) of the City's Zoning Ordinance allows a maximum sign height of 2F, fcc+ -nnA -mmaximi lm sign area of 16211 square fQq+ for grr�l Ir/iemn�ln+e�ruJ signs VV 1— 1,14— " 111 /�IIIIM111 1 11 1 VI IVV J lA IV eet IVI 1 u IV rno Il in commercial zoning. Section 36-557(b) allows sign heights for ground -mounted signs located immediately adjacent to an interstate to be measured from the elevation of the centerline of the traffic lanes. As noted above, the elevation of 1-430 is approximately 14 feet above the location of sign #1. The elevation of sign #1 could be raised slightly with the sign construction, with the elevation difference likely being between 10 and 14 feet. Therefore, the applicant is requesting variances from Section 36-555 to allow the two (2) ground -mounted signs for "Gateway Town Center" with increased sign area and sign #1 with possibly a slightly increased height. Staff is supportive of the requested sign variances. Staff views the request as reasonable. The two (2) proposed ground -mounted signs will serve a very large commercial development of approximately 180 acres. The signs will be located on and very near major interstate roadways. Although the various individual businesses with the "Gateway Town Center" will have their own signage, the proposed signs will identify and alert drivers to the main entry points to the overall development. Similar sized signs have been allowed with other large commercial developments in Little Rock, such as "Shackleford Crossings" and "Mabelvale Plaza". Staff believes the proposed signs with increased area and height will have no adverse impact on the adjacent properties or the general area. C. Staff Recommendation: Staff recommends approval of the requested sign variances, subject to permits being obtained for the signage, and the electronic portions of the signs complying with City established guidelines. BOARD OF ADJUSTMENT: (May 20, 2013) Pat McGetrick and Tommy Hodges were present, representing the application. There were two (2) registered objectors present. Staff presented the application with a recommendation of approval. The two (2) registered objectors, Richard A. Williams and John Billingsly, indicated that they put the wrong item number on their registration cards, and were actually there for another item (Z -7453-A, 5524 Kavanaugh Blvd.), which was previously approved on the consent agenda. There was a motion to approve the application as recommended by staff. The motion passed by a vote of 4 ayes, 0 noes and 1 absent. The application was approved. MAY 20, 2013 ITEM NO.: 2 File No.: Owner: Applicant: Address: Description: Zoned: Z -3660-F Town Center, LLC/Tommy L. Hodges Pat McGetrick Northwest Corner of Interstate 30 and Interstate 430 Generally West of 1-30/1-430, North of Otter Creek Road C-4 Variance Requested: Variances are requested from the sign provisions of Section 36-555 to allow ground -mounted signs with increased height and area. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Undeveloped Proposed Use of Property: Mixed Commercial Use STAFF REPORT 0 Public Works Issues; No Comment. Staff Analysis - The nal sis: The C-4 zoned property at the northwest corner of Interstate 30 and Interstate 430 represents a total of approximately 180 acres. The property is the future location of the "Gateway Town Center," a multi -lot commercial development. A "Loves Travel Center" was recently constructed at the southwest corner of the property. A " Bass Pro Shops" is currently being constructed within the south half of the property, with a branch bank facility being developed along the south property line. An outlet mall is planned on the north side of "Bass Pro Shops", with a number of smaller out lots planned for office, retail, hotel and restaurant uses. One (1) main ring road with other smaller roads/drives are proposed throughout the overall site. As part of the overall project, the applicant is proposing two (2) main entry signs for "Gateway Town Center". Sign #1 will be located along 1-430 at the northeast corner of the 180 acre _site. The sign will be 49.5 feet high, with an area of approximately 740 square feet. Sign #2 will be located along the south property line at the northeast corner of Otter Creek Road and Natural Road/Bass Pro Parkway. Sign #2 will be one-half the size of sign #1, with a height of MAY 20, 2013 M NO.: 2 (CON'T. approximately 25 feet and an area of approximately 370 square feet. The elevation of the location for sign #1 is approximately 14 feet below the elevation of the center line of 1-430. Section 36-555(a)(2) of the City's Zoning Ordinance allows a maximum sign height of 36 fee± and a maximum sign area of 160 square feet for ground -mounted signs in commercial zoning. Section 36-557(b) allows sign heights for ground -mounted signs located immediately adjacent to an interstate to be measured from the elevation of the centerline of the traffic lanes. As noted above, the elevation of 1-430 is approximately 14 feet above the location of sign #1. The elevation of sign #1 could be raised slightly with the sign construction, with the elevation difference likely being between 10 and 14 feet. Therefore, the applicant is requesting variances from Section 36-555 to allow the two (2) ground -mounted signs for "Gateway Town Center" with increased sign area and sign #1 with possibly a slightly increased height. Staff is supportive of the requested sign variances. Staff views the request as reasonable. The two (2) proposed ground -mounted signs will serve a very large commercial development of approximately 180 acres. The signs will be located on and very near major interstate roadways. Although the various individual businesses with the "Gateway Town Center" will have their own signage, the proposed signs will identify and alert drivers to the main entry points to the overall development. Similar sized signs have been allowed with other large commercial developments in Little Rock, such as "Shackleford Crossings" and "Mabelvale Plaza". Staff believes the proposed signs with increased area and height will have no adverse impact on the adjacent properties or the general area. C. Staff Recommendation: Staff recommends approval of the requested sign variances, subject to permits being obtained for the signage, and the electronic portions of the signs complying with City established guidelines. BOARD OF ADJUSTMENT: (May 20, 2013) Pat McGetrick and Tommy Hodges were present, representing the application. There were two (2) registered objectors present. Staff presented the application with a recommendation of approval. The two (2) registered objectors, Richard A. Williams and John Billingsly, indicated that they put the wrong item number on their registration cards, and were actually there for another item (Z -7453-A, 5524 Kavanaugh Blvd.), which was previously approved on the consent agenda. There was a motion to approve the application as recommended by staff. The motion passed by a vote of 4 ayes, 0 noes and 1 absent. The application was approved.