HomeMy WebLinkAboutZ-4043-C Staff AnalysisSeptember 28, 1998
em No.: 1
File No.
Owner:
Address:
Description•
Zoned:
Variance Requested:
Justification:
Present Use of Property:
Proposed Use of Property:
Staff Report:
A. Public Works Issues:
Z -4043-C
McDonald's Corporation
4115 S. University Avenue
Long Legal
C-3
Variances are requested from the
sign area and height restrictions
of Section 36-555 to permit two
ground -mounted signs which exceed
36 feet in height and 160 square
feet in area.
Visibility from the roadway is
restricted due to the property
being lower than the street
elevation.
Vacant
Convenience store with gas pumps,
car wash, bank and restaurant
No issues related to this sign variance.
B. Staff Analysis:
McDonald's Corporation proposes to construct a convenience
store with gas pumps, restaurant, bank and automatic car
wash on the C-3 zoned property located at 4115 S. University
Avenue. The property was formerly occupied by a motel and
an apartment complex. All buildings have been removed from
the site and it is currently vacant. The Planning
Commission approved a conditional use permit for the car
wash at its September 3, 1998 meeting.
The applicant is proposing two ground -mounted signs for the
project fronting onto University Avenue. The first sign is
proposed to be 65 feet in height and 523 square feet in
area. This sign will advertise the two primary tenants,
McDonald's and Texaco. The second sign is proposed to be
40 feet in height and 184 square feet in area. This sign_
will advertise all tenants and will include a gasoline price
September 28, 1998
tem No.:
board and a reader board for the restaurant. Section 36-555
of the Code limits the height of ground -mounted signs in
commercial zones to 36 feet and the area to a maximum of 160
square feet. The applicant is requesting height and area
variances for both signs. The justification presented by
the applicant is that "the property lies approximately 12
feet below the roadway level and the present maximum
allowable signage height would not allow the sign to be
seen."
Staff supports the requested variances for only the smaller
sign. The proposed 40 foot height is only 4 feet above what
is permitted by code. The requested 184 square feet is only
24 square feet beyond what the Code allows. This sign will
carry advertisements for McDonald's, Texaco, One Bank, Max
Mart and the Car Wash in addition to the gas price board and
restaurant reader board. Staff believes it is reasonable to
allow the requested variances for this multiple tenant sign.
Staff does not support the variances for the second, larger
sign. The proposed height of 65 feet and area of 523 are
well beyond the Ordinance maximums of 36 feet and 160 square
feet. The applicant has not presented any justification to
support the variance. The statement that the site is 12
feet lower than the road elevation is not correct. From all
appearances, the site is at the same elevation as the road.
The property is highly visible from all directions,
including the heavily traveled Asher/University
intersection. The University Avenue right-of-way is
approximately 200 feet wide at this point, providing greater
visibility for the site. The proposed sign height is out of
character with any other signs in the area and the proposed
area is more on the order of a billboard.
C. Staff Recommendation:
Staff recommends denial of the application, as filed. Staff
recommends approval only of the sign height and area
variances to allow the one proposed 40 foot tall, 184 square
foot sign. Staff suggests that the Board consider voting on
each sign separately.
BOARD OF ADJUSTMENT:
(SEPTEMBER 28, 1998)
Gary Brown and Barry Lay were present representing McDonald's
Corp. There were no objectors present. Staff presented the item
and recommended approval of only the sign height and area
variances to allow the one proposed 40 foot tall, 184 square foot
sign. Staff recommended denial of the requested 65 foot tall 523
square foot sign.
Gary Brown addressed the Board in support of the sign variance.
He stated that the maximum size and height of signs permitted by
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September 28, 1998
Item No.: 1 (Cont.
Little Rock's codes would not allow for adequate recognition from
the Asher/University Avenue intersection. Mr. Brown stated that
the broad right-of-way actually causes drivers to focus attention
forward and limits peripheral vision, thus a larger sign is
needed. Mr. Brown stated that his was an impulse business -.and
that the more time a potential customer had to see the sign and
make the decision to stop, the better it would be for that
business. Mr. Brown commented on the fast traffic and multiple
lanes on University Avenue.
Chairman Brooks asked Mr. Brown to explain what impact there
would be on the proposed business if the large sign was not
approved. Mr. Brown stated that they would have to consider
other options. He stated that increased sign visibility equals
increased business. Mr. Brown commented on a 150+ foot tall
McDonald's sign in Beebe which was designed to pull traffic off
of the freeway. He stated that there had been a marked increase
in business since the taller sign was erected.
Gary Langlais commented that a taller sign on a freeway serves a
different purpose than a sign, on University Avenue. He stated
that the freeway sign was designed to pull transient traffic off
of the freeway which was a different case than people driving
down a city street. Mr. Langlais stated that people would come
to the McDonald's once they were aware it was there.
Gary Brown stated that increased signage is necessary for an
impulse business.
In response to a question from Steve Raper, Mr. Brown stated that
some sign height less than 65 foot would be possible.
Chairman Brooks asked how the applicant arrived at a proposed
sign height of 65 feet. Mr. Brown responded that the body of the
sign was 35 feet in height and it seemed necessary to have the
bottom of the sign 30 feet above grade for visibility.
Chairman Brooks called the question and suggested a separate vote
on each sign.
The vote was 4 ayes, 0 noes, and 1 absent to approve the one
proposed 40 foot tall, 184 square foot sign.
The vote was 0 ayes, 4 noes, and 1 absent for the proposed
65 foot tall, 523 square foot sign.
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