Loading...
HomeMy WebLinkAboutZ-7315-B Final Action Letter Approved-082222Department of Planning and Development 723 West Markham Street Little Rock, Arkansas 72201-1334 Phone: (501)371-4790 Fax: (501)371-4546 Lora Rand Arkansas Sian & Neon 8525 Distribution Drive Little Rock, AR 72209 Date: Auizust 19, 2022 Dear Ms. Rand File No. Z-7315-B Location: 322 South Broadway Planning Development Building Codes Issue: Ground Mounted Sign Variance This is to advise you that in connection with your application, File No. Z-7315-B_5 the following action was taken by the Board of Adjustment at its meeting on August 18, 2022 (a) (b) (c) (d) (e) (f) (g) X Approved the application as filed. Approved the application with conditions. Denied the application. Deferred the application to the meeting. Withdrew the application. See attached Board of Adjustment minute record for conditions. Other: If a variance application is approved by the Board of Adjustment, all permits necessary for the initiation of work shall be obtained within two (2) years from the date of approval, unless an extension of time is granted by the Board. Otherwise, the Board's approval of the application shall be considered void. According to the City's Zoning Ordinance Section 36-70: "Appeals from the decision of the Board of Adjustment shall be filed with the appropriate court of jurisdiction. This filing must occur within thirty (30) calendar days of the action by the Board of Adjustment." If you have questions, please call me at (501)371-6817. Sincerely D. Tracy Spillm n, Plans Development Administrator DTS/vh AUGUST 18, 2022 ITEM NQ. 1 Z-7315-B File No.: Z-7315-B Owners: Metropolitan Land Co. LLC Applicant: Lara A Rand Address: 322 S Broadway Northwest Corner of Broadway Street and W 4t" Street Legal Description: Lot 7, 8, and 9, Block 118 Original City of Little Rock Zoned: UU Urban Use District Present Use: Surface Parking Proposed Use: Drive-Thru Restaurant Variance(s) Requested: The sign provisions of Sec. 36-342.1 to allow a ground mounted sign in a UU district. Justification: The applicant's justification is presented as per the attached letter dated May 13, 2022 STAFF REPORT A. Planning and Development Civil Engineering Comments: No Comments B. Buffering and Landscape Comments: No Comments C. Building Codes Comments: No Comments D. Staff Analysis: Tropical Smoothie is proposing to construct a new stand-alone, vehicular -oriented restaurant on the Urban Use (UU) zoned property at 322 S. Broadway Street. The property consists of .05 acres and is located the northwest corner of Broadway and W. 4t" Streets. In October of 2021 the applicant petitioned the Board of Adjustment requesting several variances from the UU district development criteria established in Section 36-342.1 (c). and submitted a site plan indicating four areas of concern that required to develop the site as proposed. 1 AUGUST 18, 2022 ITEM NO. 1 {CON'T. Z-7315-B 36-342.1 (c). and submitted a site plan indicating four areas of concern that required to develop the site as proposed. First: To allow the drive through window to face a primary street. The applicant has stated that placement of the drive -through window facing Broadway will allow stacking of eight cars around the building without blocking the primary site access from Broadway. Second: Placement of primary entrance. In the UU District the primary building entrance is required to be at street level and oriented towards the street and the sidewalk. Due to the requested placement of the drive through window the applicant has stated that it would not be feasible to place the building entrance in the heaviest traffic areas presented by the proposed vehicular circulation. In addition, connecting the building entrance to the sidewalk would eliminate a portion of the open drive aisle. Third: Building Window Surface Area. The UU District requires street fronting ground level surface areas to have a minimum transparent window display of sixty (60) percent. The franchisor requires all their cafes to have windows of a certain size to promote a uniform design, and 60% window coverage exceeds those thresholds. In addition, the employee only areas will fill the interior of the building surrounding the drive -through and "behind -the -counter" areas which would allow exterior visibility to the food preparation areas. Fourth: The placement of parking spaces. The surface parking in the UU District is required to be located behind or adjacent to the structure and not between the building and abutting street. The applicant has stated that the placement of the building has dictated the site and parking layout and suggested an alternate layout would create a congested parking area. Staff supported each of the requested variances. The petition was placed the on the consent agenda and unanimously approved. The applicant is now requesting an additional variance to allow a monument sign to be placed adjacent to the Broadway Avenue right-of-way. The applicant has stated that, visibility plays a critical role in insuring patrons can see the store location and have ready access. The proposed sign is indicated to be 6-feet in height, 8-feet in length, and 2-feet in width and shown to be placed in a parking island at the southeast of the site. Section 36-342.1 (c)(1 1) Signs, states, Ground -mounted signs are discouraged and may only be permitted as a variance as per division 2 of this chapter. If permitted the sign must adhere to the size requirements of Sec. 36-553 — Signs permitted in commercial zones. Therefore, the applicant is requesting a variance to allow for a ground mounted sign. 2 AUGUST 18, 2022 ITEM NO.: 1 (CON'T.) Z-7315-B D. Staff Recommendation: Staff recommends approval of the requested ground mounted sign variance as presented in the above analysis and as indicated on the submitted graphics. Board of Adjustment (AUGUST 18, 2022) The applicant was present. There were no objectors present. Staff presented the application to the Commission and stated it recommended the ground mounted sign variance be approved as per the staff report. There was a consent motion to approve the application. The application was approved. The vote was 4 ayes, 0 nays, 1 absent. 3