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HomeMy WebLinkAboutZ-6689 Staff AnalysisJune 28, 1999 Item No.: 8 File No.: Z-6689 Owner: River Market Property, LLC Address: 300 East Markham Description: West 1-i Lot 9, all of Lots 7 and 8, Block 35, Original City Zoned: GB Variance Requested: Variances are requested from the parking provisions of Section 36- 417, the sign location provisions of Section 36-353, the projecting sign provisions of Section 36-353, the sign appearance provisions of Section 36-353, the sidewalk provisions of Section 36-355 and the tree planting provisions of Section 36-358. Justification: The building occupies the entirety of the site, leaving no room for on-site parking. As is typical of downtown, and particularly the River Market District, patrons will use area parking lots, parking decks and on -street parking. The fagade of the building is being returned to nearly its original appearance, providing perpendicular architectural elements which will be used for signage. Placing the sidewalk and tree plantings . adjacent to the heavily trafficked La Harpe Blvd. (State Highway 10) is not conducive to pedestrian safety. Sidewalk and plantings are in place in front of the building (Markham Street) which conform to River Market standards. Present Use of Propert Electrical supply distribution warehouse June 28, 1999 Item No.: 8 (Cont.) Proposed Use of Proper : Restaurant and retail Staff Report: A. Public Works Issues: 1. Rights-of-way shall conform to Master Street Plan unless a waiver is approved. 2. Sidewalks, brick paving, tree grates, trees, and decorative street lights exist along Markham. This design is supposed to be matched by developer, and extended around the corner at La Harpe, and extended northerly along La Harpe frontage (to Riverfront Park). The applicant is requesting a variance of these standards through this application. 3. Coordinate with City Traffic Engineering to remove traffic controller from private property at Markham and La Harpe. 4. Submit site plan for review prior to building permit. B. Staff Analysis: The GB zoned property located at 300 East Markham Street is occupied by a 12,600 sq. ft. industrial -warehouse building. The applicant proposes to remodel the building and convert it into a restaurant and retail space. The conversion of the building from industrial -warehouse into restaurant - retail generates the need for an additional 13 parking spaces. The applicant is requesting a variance of that requirement since there is no on-site parking and the building occupies the entirety of the site. Additionally, since the property is located in the River Market District, there are standards established by the Design Overlay District which must be met. The applicant is requesting variances from the following provisions of the River Market Design Overlay: 1. A variance from the sign location provisions of Section 36-353(c)la to permit signs above the overhang of this single story building. 2 June 28, 1999 Item No.. 8 (Cont. 2.A variance from the projecting sign location provisions of Section 36-353(e)ld to permit projecting signs in excess of 1 sign per 100 feet of primary street frontage per building. 3. A variance from the sign appearance provisions of Section 36-353(c)2a to permit signs which exceed 25 sq. ft. per sign (will not exceed 98 sq. ft. per sign). 4.A variance from the sidewalk provisions of Section 36- 355(a) to permit construction of a sidewalk which does not meet the required size and design for the sidewalk along La Harpe. 5. A variance from the tree planting requirements of Section 36-358(c) to allow tree planting adjacent to the building rather than 2 feet off the back of the curb. Staff is supportive of the requested variances. All variances were also recommended for approval by the River Market Design Review Committee on June 8, 1999. The remodeling of this industrial -warehouse building will result in a more architecturally pleasing design that is compatible with the River Market District. The applicant proposes to convert the 12,600 sq. ft. building into a mixed use development which includes a 4,100 sq. ft. restaurant in the rear (facing the river) and 3 retail spaces totaling 8,500 sq. ft. on the Markham Street frontage. The conversion requires the addition of 13 parking spaces, based on the site's nonconforming parking status and the increased parking requirement for the retail space. The building occupies the entirety of the site and there is no space available for the needed parking spaces. As is typical of uses in the River Market District, the applicant is depending on the availability of area public parking, on -street parking and shuttles.. Much of the business traffic in the area also comes from persons already downtown at area office buildings and hotels who walk to the River Market. Staff does not believe this minor 13 space parking variance will negatively impact properties in the area. The sign variances are all related to projecting signs which are, in reality, architectural elements of the building's fagade. These architectural elements project out from the fagade and extend above the overhang of the building. There 3 June 28, 1999 Item No.: 8 (Cont.) are 3 of these elements on the Markham Street fagade and 1 on the La Harpe fagade. Since signs will be placed on these elements, they become, in effect, projecting signs. The building has 190 feet of fagade on Markham Street, limiting it to 1 allowable projecting sign. With the sign area being designed into the projecting architectural elements, staff believes the proposed sign location and sign size are appropriate. Section 36-355 requires that sidewalks in the River Market District consist of a 716" concrete walk and a 410" red brick paving planting strip adjacent to the street. Section 36-358 requires trees in. the planting strip to be located 2' off the back of the street curb. This site is adjacent to La Harpe Blvd. (Arkansas Highway 10) and there is a large right-of-way between the property line and the curb of the street. The applicant proposes to construct a sidewalk nearer the building, with a landscape strip between the sidewalk and the building. It is believed that moving the sidewalk away from the curb of this heavily trafficked state highway is safer for pedestrians. Allowing the planting between the sidewalk and the building is more desirable to provide a visually pleasing appearance. The sidewalk and planting on the Markham Street side conforms to the River Market District Overlay Standards. Staff supports the applicant in his effort to remodel this building and to convert it into retail and restaurant space. This property is located at the important western entrance to the River Market District and is one of the most visible properties in the district. The proposed remodeling will result in a building which is more compatible with the district in form and in function. C. Staff Recommendation: Staff recommends approval of the requested parking, sign, sidewalk and tree planting variances subject to compliance with Public Works Comments including any variance of those requirements as may be granted by the Board of Directors. BOARD OF ADJUSTMENT: (JUNE 28, 1999) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to compliance with Public Works Comments including any variance 4 June 28, 1999 Item No.: 8 (Cont. of those requirements as may be granted by the Board of Directors and compliance with the River Market Design Review Committee requirements as outlined in the committee's June 15, 1999 letter. Staff informed the Board that the applicant had failed to put the date and time of the public hearing on the notice form. Once the applicant was made aware of this, he faxed a memo to all property owners, other than the City and the railroad, advising them of the correct date and time. The faxed notice was sent on June 25, 1999 and staff was provided with copies of the faxes and the individual transaction reports for each. A motion was made to waive the Board's bylaws and to accept the notices as accomplished by the applicant. The motion was approved by a vote of 3 ayes, 0 noes, 1 absent and 1 abstaining (Langlais). The applicant offered no additional comments. The variance requests were placed on the consent agenda and approved as recommended by staff. The vote was 3 ayes, 0 noes, 1 absent and 1 abstaining (Langlais). 5