HomeMy WebLinkAboutZ-6543 Staff AnalysisAugust 31, 1 -998 -
No. :
-998
No.. 7
File No.
Owner:
Address-
Description:
Zoned•
Variance Requested:
Justification:
Z-6543
Ford Leasing Development Company
7200 S. University Avenue
Part of Lots 2, 3 and 4, Hansford
Addition
C-4
variances are requested from the
sign height and area restrictions
of Section 36-555 to permit a 70
foot tall, 250 square foot ground -
mounted sign.
Applicant's Statement: Sterling
Truck, the potential buyer of the
property, is requesting a variance
for a 70, pylon sign located at
7200 S. University Avenue. The
overall height of the sign is 70'
with a face width of 20110" and a
face height of 121. The surface
area of one face of the sign is
approximately 250 square feet.
Sterling has not determined a
specific location for the sign at
this time. However, they will
consider a location within the
center of the property or near the
corner of University Avenue and
Forbing Road recognizing the
appropriate setback.
Sterling believes this variance is
justified due to the fact it is
extremely difficult to get to and
from the property off of I-30.
There is also a train track that
obstructs Forbing Road at the
University Avenue intersection and
the access road going east to I-30.
The location and condition of the
property are not ideal for
Sterling; however, they have made a
business decision that this
variance is a requirement for them
to purchase the property. The 70
foot pylon sign can be viewed from
the interstate and Sterling
August 31, 1998 .
Item No.: 7(Cont.)
Present Use of Property:
Proposed Use of Property:
Staff Report:
A. Public Works Issues:
believes this will help direct
customers and potential business to
the dealership. Sterling has
located a secondary site in N.
Little Rock and if the variance is
not granted, they will pursue the
other site.
Sterling Truck is the former Ford
Heavy Truck Division; however,
recently this division was sold and
formed a separate company that is
now Sterling Trucks. Ford Leasing
Development Company is the current
owner of the property and is no
longer associated with Sterling.
Vacant (former Schilling Lincoln-
Mercury site)
Sterling truck distributor
If construction of new buildings is planned, boundary street
improvements to Forbing and University to Master Street Plan
standards including sidewalk will be required.
B. Staff Analysis:
The C-4 zoned property at 7200 S. University Avenue is the
former location of Schilling Lincoln-Mercury. The site has
been vacant since the Lincoln-Mercury dealership relocated.
Sterling Truck is considering purchasing the property and
locating a heavy truck sales and service operation on the
site. The site is not ideal in Sterling's opinion, who
would prefer to have direct interstate frontage. The site
is, however, visible from I-30 as the interstate passes over
the University Avenue overpass. Sterling feels that it
would be advantageous to have a sign large enough and tall
enough to be seen from the interstate. Consequently, a
variance has been filed asking for a ground mounted sign
which would be 70 feet tall and approximately 250 square
feet in area. Section 36-555 of the code limits ground -
mounted signs in the commercial districts of the City to a
maximum of 36 feet in height and 160 square feet in area.
Staff does not believe the variance request to be
reasonable. A 70 foot tall sign is nearly twice the height
permitted by the Code and is well beyond the height of other
commercial signs throughout the City. A 250 square foot
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August 31, 1998
Item No.:
ground -mounted sign is 90 square feet larger than the
maximum sign allowed by the Code and is closer to the area
defined as a billboard. Such a sign would tower over the
other commercial signs along University Avenue. Staff
questions whether such a dramatic variance is warranted in
lieu of the short period of visibility as traffic passes
over the overpass on I-30: The site has nearly unimpeded
visibility from the overpass and a smaller sign could be
used to identify the site.
Although the action of the Board in regards to this issue
would not set a precedent, staff is concerned about the
reaction of the many other business owners on South
University Avenue who would no doubt also desire to have
additional signage beyond that permitted by the Code.
The site has in excess of 700 feet of frontage on South
University Avenue. Section 36-557(c) states: -
In commercial and industrial zones where a lot
has in excess of one hundred fifty (150) linear
feet main street frontage, one (1) additional
on -premises freestanding sign will be allowed
for each additional one hundred fifty (150)
linear feet of main street frontage. Such signs
shall be subject to the size and height
limitations of the first allowed freestanding
sign and may be placed no closer than one
hundred fifty (150) linear feet from any other
freestanding sign located on the same property.
Sterling Truck would be permitted 4 signs, each 36 feet tall
and 160 square feet in area, on the University Avenue
frontage. No offer has been made to reduce or eliminate any
of these permitted signs. There may be an opportunity to
negotiate ground -mounted signage, although staff is not
willing to support a 70 foot tall sign as proposed by the
applicant.
C. Staff Recommendation:
Staff recommends denial of the sign height and area variance
as requested.
BOARD OF ADJUSTMENT: (AUGUST 31, 1998)
Brandon Rogers abstained on this item.
Hank Kelley was present representing the application. There were
no objectors present. There were several persons present in
support of the variance. Staff presented the item and a
recommendation of denial. It was noted that the applicant had
submitted a letter agreeing to have only one other ground -mounted
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August 31, 1998 -
Item No.: 7
sign on University Avenue (giving up the right to 2 of the 4
permitted signs).
Mr. Kelley addressed the Board in support of the variance. He
stated that the City and area property owners were working to
revitalize the South University neighborhood. Mr. Kelley stated
that he had been searching fora dealership to replace Schilling
Lincoln-Mercury and that Sterling Truck was the first "quality
buyer" to approach him about buying the property. Mr. Kelley
stated that Sterling was also looking at a site in North Little
Rock and would only take this South University Avenue site if the
70 foot tall sign was approved. He stated that Sterling Truck
has two standard signs which it used across the country, the
proposed 70 foot sign and one which is less than 40 feet tall.
Mr. Kelley stated that Sterling had studied the situation
carefully and had determined that the 70 foot tall sign would be
visible from I-30. He noted that Sterling did offer as a
concession the elimination of two signs on University Avenue.
Mr. Kelley summarized by asking the Board to help revitalize and
stabilize the area by voting to approve the proposed sign.
Chairman Brooks asked Mr. Kelley to explain how the proposed sign
would address Sterling's concerns about accessibility and
visibility. Mr. Kelley responded that a taller sign would allow
customers to exit at the University Avenue exit off of I-30. Mr.
Kelley,stated that accessibility to the site is difficult. Mr.
Kelley stated that this South University site had to have some
means to equalize the North Little Rock site.
In response to a question from the Board, Mr. Kelley reiterated
that Sterling had two prototype ground signs, one 70 feet tall
and one 38 feet tall.
Don Ridgeway, of the Geyer Springs Neighborhood Association and
the South University Redevelopment Program, addressed the Board
in support of the variance. He stated that the area had suffered
the loss of several businesses. Mr. Ridgeway asked the Board to
grant the variance which would allow a new business to locate in
the area.
Joe Morgan, of Service Chevrolet, addressed the Board in support
of the variance. He stated that he had seen a marked decline in
business. Mr. Morgan stated that empty buildings and vacant lots
had a detrimental effect on business. He stated that
extraordinary efforts needed to be taken to encourage new
businesses to locate on South University.
Joan Adcock, of the City Board of Directors, addressed the Board
in support of the variance. She noted that her home was within
sight of the subject property. Director Adcock stated that she
was involved in the redevelopment of South University Avenue.
She stated that there were too many empty buildings in the City
and efforts need to be made to encourage new businesses to occupy
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August 31, 1998 .
Item No.: 7 (Cont.
those buildings. Director Adcock asked the Board to help by
approving the requested sign.
Chairman Brooks noted that Sterling was "set on" a 70 foot tall
sign. He asked Director Adcock if Sterling had explained what
effect a shorter sign would have on their business. Director
Adcock responded that Sterling would locate in North Little Rock
if the variance was not granted.
Troy Laha, Chairman of Southwest Little Rock United for progress
and president of the Cloverdale Neighborhood Association, spoke
in support of the variance. He stated that people in Southwest
Little Rock would like to see Sterling Truck locate at this site.
Mr. Laha made note of church steeples and cellular towers in the
area which exceed 70 feet in height.
Chairman Brooks asked Mr. Laha how he would feel if other
businesses were to request 70 foot tall signs. Mr. Laha -
responded that he was not bothered by the height of signs.
John Honea, president of South Brookwood/Ponderosa Neighborhood
Association, spoke in support of the variance. He stated that
his neighborhood would like to see this business come into the
area. Mr. Honea commented that empty buildings add to
neighborhood decay.
Joe Morgan stated that the property was not good for use by any
business other than a vehicle sales lot. He stated that this was
an opportunity to put a business on the site.
Hank Kelley stated that the Board's decision would not set a
precedent in his opinion. He stated that he did not believe this
one sign would cause other businesses on South University to "run
down and request a 70 foot tall sign."
Chairman Brooks asked Mr. Kelley if he was saying Sterling Truck
would not be successful without the 70 foot tall sign. Mr.
Kelley responded that Sterling Truck had stated that, without the
70 foot tall sign, they would simply go with the North Little
Rock site.
William Ruck asked if the sign variance could be tied
specifically to Sterling Truck. Dana Carney, of the Planning
Staff, responded that the Board could attach that condition.
Chairman Brooks asked Director Adcock if, in her opinion,
granting this variance was in the best interest of the City.
Director Adcock responded that she felt it was. She stated that
she also agreed with the condition that the variance would go
only to Sterling Truck.
A motion was made to approve the requested sign height and area
variances subject to compliance with the following conditions:
5
August 31, 1998`
Item No.: 7 (Cont.
1. The sign variances are granted only to Sterling Truck.
Should Sterling vacate the site, the sign must be removed.
2. Only one other ground -mounted sign is permitted on the
University Avenue frontage. This second sign is to conform
to sign height and area regulations established by the code.
The vote was 4 ayes, 0 noes, 0 absent and 1 abstaining (Rogers).
The variances were approved.
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