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HomeMy WebLinkAboutZ-7103 Staff AnalysisDecember 17, 2001 ITEM NO.: 8 File No.: Z-7103 Owner: City of Little Rock as Trustee for the Central Arkansas Library System Address: Description: Zoned: Variance Requested: Justification: Present Use of Property: 120 Commerce Street Lots 1, 2 and 3, Block 8, Pope's Addition RNA The applicant is requesting a revision of the previously approved Board of Adjustment variances to allow banner signs at this location. The applicant's justification is presented in an attached letter. Mixed Commercial Uses Proposed Use of Property: Mixed Commercial Uses STAFF REPORT A. Public Works Issues: No issues. B. Staff Analysis: On October 29, 2001, the Board of Adjustment approved several variances to allow banner signs to be placed on the Cox Building at 120 Commerce Street. A total of 13 banners were approved; six (6) to be located on the east side of the building, one (1) on the south side, and six (6) on the southwest side. The variances were approved subject to a number of conditions (see attached October 29 Board of Adjustment minute record). Also attached is the applicant's original cover letter, December 17, 2001 Item No.: 8 dated September 24, 2001 and the River Market Design Review Committee letter, dated October 16, 2001. The applicant is requesting a revision in the previous Board of Adjustment approval for the location of some of the signs only. The applicant proposes to move the one (1) banner sign from the south side of the building and the six (6) banner signs from the southwest side of the building to the light poles within the existing parking area between the building and East 2nd Street. See the attached site plan sketch for proposed banner sign locations. The total number of signs has not changed. The River Market DRC has reviewed the proposed revision and has no objection. The DRC's recommendation of approval is based on the number of banner signs remaining the same and compliance with all other conditions of the previous approval. (See attached letter dated December 3, 2001). Staff is supportive of the revision as requested. Staff feels that the banner signs as proposed will have no adverse impact on the adjacent properties or the general area. Staff feels that the banner signs will be compatible with the uniqueness and atmosphere of this entertainment -oriented district. Staff supports the River Market Design Review Committee's review and recommendation on this application. C. Staff Recommendation: Staff recommends approval of the revised application subject to the following conditions: 1. The banner signs attached to the light poles must have a minimum clearance of nine (9) feet over the sidewalks. 2. The total number of banner signs for this property must not exceed thirteen (13). 3. Compliance will all other conditions of the previous approval as noted in the Board of Adjustment minute record dated October 29, 2001. 2 December 17, 2001 Item No.: 8 BOARD OF ADJUSTMENT: (DECEMBER 17, 2001) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff by a vote of 5 ayes and 0 nays. 3 October 29, 2001 A----7103 ITEM NO.: 9 OC L4-, <r 1 File No.: Z-7103 e-g-p1 / Owner• City of Little Rock as Trustee for the Central Arkansas Library System Address: Description: Zoned: Variance Requested: Justification: Present Use of Property: Proposed Use of Property: STAFF REPORT A. Public Works Issues: No Comments. B. Staff Analysis: 120 Commerce Street Lots 1, 2 and 3, Block 8, Pope's Addition UU Variances are requested from the sign provisions of Sections 36-353 and 36-543. The applicant's explanation is presented in an attached letter. Vacant warehouse building Mixed commercial uses The property at 120 Commerce Street is zoned UU and is occupied by an existing warehouse building (Cox Building), which is currently being renovated. A new parking lot was recently constructed along the south and west sides of the building. The applicant is proposing to place thirteen (13) projecting banner signs on the building. The applicant proposes to place six (6) of the signs on the southwest elevation of the building, one (1) sign on the south elevation and six (6) signs on the east elevation. The applicant notes that each banner sign will be 36 inches by 48 inches and attached to two (2) permanent metal poles (see October 29, 2001 Item No.: 9 attached sketch). The number of signs proposed by the applicant will be used by the individual business tenants and for promotions of the Central Arkansas Library. The applicant has submitted elevations of the building (see attached sketches) showing where the signs will be located on the building and that the signs will have a nine (9) foot clearance over pedestrian walkways. Section 36-543 of the City's Zoning Ordinance prohibits the use of banner signs in all zoning districts. Section 36-353 (e) (1) d. limits the number of projecting signs in the River Market Design Overlay District to one (1) sign per 100 feet of primary street frontage per building. The applicant is requesting variances from these ordinance standards for the proposed projecting banner signs.. The River Market Design Review Committee (DRC) met on October 4, 2001 and discussed the applicant's proposal for signage at 120 Commerce Street. The DRC is recommending approval of the sign variances requested by the applicant with the following conditions: 1. The variances be approved for two (2) years, at which time the Board of Adjustment review the signage to assure the structural integrity and maintenance of the signs. 2. The number of projecting signs is not to exceed thirteen (13) . 3. No signs are allowed on the north (Markham Street) fagade of the Cox Building. 4. No more than three (3) of the signs will be used for each business. 5. The applicant must obtain a franchise for the signs along Commerce Street. As noted in the attached letter from the River Market Design Review Committee, the Committee feels that the proposed projecting banner signs are appropriate and will aid in "...creating a festive, pedestrian -oriented district." E October 29, 2001 Item No.: 9 Staff is supportive of the variances as requested. Staff feels that the signage as proposed will have no adverse impact on the adjacent properties or the general area. The permanent banner signs approved by the Board of Adjustment several years ago for the Museum Center in the River Market District have worked out well and been properly maintained. Staff supports the River Market Design Review Committee's review and recommendation on this application. C. Staff Recommendation: Staff recommends approval of the requested sign variances subject to compliance with the following conditions: 1. The applicant must obtain a franchise permit from the City for the signs on the Commerce Street fagade before the issuance of a sign permit. 2. Each projecting banner sign must not exceed twelve (12) square feet in area. 3. Letters on the signs must not exceed one (1) foot, six (6) inches in height and text shall not exceed three-quarters of the height of each sign. 4. Signage colors, typeface and style shall be compatible with the River Market District and approved by the River Market DRC. 5. The projecting signs must be placed at a 90 degree angle to the building. 6. The projecting signs must maintain a nine (9) foot clearance over pedestrian walkways. 7. The height of the projecting signs shall not extend past the sill of the second story windows. 8. The projecting signs shall extend a maximum of three (3) feet from the face of the building. 3 October 29, 2001 Item No.: 9 9. The number of projecting signs must not exceed thirteen (13) total, with each building elevation limited to the number of signs noted in paragraph B. of this report. 10. No signs will be allowed on the north (Markham Street) fagade of the Cox Building. 11. No more than three (3) signs can be utilized by an individual business tenant. 12. Sign permits must be obtained for all signs as per City Ordinance requirements. 13. The variances be approved for two (2) years. At the end of this time period the Board of Adjustment will review the projecting banner signage to assure the structural integrity and maintenance of the signs. BOARD OF ADJUSTMENT: (OCTOBER 29, 2001) The applicant was present. There were no objectors present_ Staff presented the item and a recommendation of approval. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff by a vote of 5 ayes, 0 nays and 0 absent. 4 October 29, 2001 ITEM NO.: 9 File No.: Z-7103 Owner: City of Little Rock as Trustee for the Central Arkansas Library System Address: Description: Zoned: Variance Requested: Justification: Present Use of Property: Proposed Use of Property: STAFF REPORT A. Public Works Issues: No Comments. B. Staff Analysis: 120 Commerce Street Lots 1, 2 and 3, Block 8, Pope's Addition UU Variances are requested from the sign provisions of Sections 36-353 and 36-543. The applicant's explanation is presented in an attached letter. Vacant warehouse building Mixed commercial uses The property at 120 Commerce Street is zoned UU and is occupied by an existing warehouse building (Cox Building), which is currently being renovated. A new parking lot was recently constructed along the south and west sides of the building. The applicant is proposing to place thirteen (13) projecting banner signs on the building. The applicant proposes to place six (6) of the signs on the southwest elevation of the building, one (1) sign on the south elevation and six (6) signs on the east elevation. The applicant notes that each banner sign will be 36 inches by 48 inches and attached to two (2) permanent metal poles (see October 29, 2001 Item No.: 9 attached sketch). The number of signs proposed by the applicant will be used by the individual business tenants and for promotions of the Central Arkansas Library. The applicant has submitted elevations of the building (see attached sketches) showing where the signs will be located on the building and that the signs will have a nine (9) foot clearance over pedestrian walkways. Section 36-543 of the City's Zoning Ordinance prohibits the use of banner signs in all zoning districts. Section 36-353(e)(1)d. limits the number of projecting signs in the River Market Design Overlay District to one (1) sign per 100 feet of primary street frontage per building. The applicant is requesting variances from these ordinance standards for the proposed projecting banner signs. The River Market Design Review Committee (DRC) met on October 41 2001 and discussed the applicant's proposal for signage at 120 Commerce Street. The DRC is recommending approval of the sign variances requested by the applicant with the following conditions: 1. The variances be approved for two (2) years, at which time the Board of Adjustment review the signage to assure the structural integrity and maintenance of the signs. 2. The number of projecting signs is not to exceed thirteen (13) . 3. No signs are allowed on the north (Markham Street) fagade of the Cox Building. 4. No more than three (3) of the signs will be used for each business. 5. The applicant must obtain a franchise for the signs along Commerce Street. As noted in the attached letter from the River Market Design Review Committee, the Committee feels that the proposed projecting banner signs are appropriate and will aid in "...creating a festive, pedestrian -oriented district." K October 29, 2001 Item No.: 9 Staff is supportive of the variances as requested. Staff feels that the signage as proposed will have no adverse impact on the adjacent properties or the general area. The permanent banner signs approved by the Board of Adjustment several years ago for the Museum Center in the River Market District have worked out well and been properly maintained. Staff supports the River Market Design Review Committee's review and recommendation on this application. C. Staff Recommendation: Staff recommends approval of the requested sign variances subject to compliance with the following conditions: 1. The applicant must obtain a franchise permit from the City for the signs on the Commerce Street fagade before the issuance of a sign permit. 2. Each projecting banner sign must not exceed twelve (12) square feet in area. 3. Letters on the signs must not exceed one (1) foot, six (6) inches in height and text shall not exceed three-quarters of the height of each sign. 4. Signage colors, typeface and style shall be compatible with the River Market District and approved by the River Market DRC. 5. The projecting signs must be placed at a 90 degree angle to the building. 6. The projecting signs must maintain a nine (9) foot clearance over pedestrian walkways. 7. The height of the projecting signs shall not extend past the sill of the second story windows. 8. The projecting signs shall extend a maximum of three (3) feet from the face of the building. 3 October 29, 2001 Item No.: 9 9. The number of projecting signs must not exceed thirteen (13) total, with each building elevation limited to the number of signs noted in paragraph B. of this report. 10. No signs will be allowed on the north (Markham Street) fagade of the Cox Building. 11. No more than three (3) signs can be utilized by an individual business tenant. 12. Sign permits must be obtained for all signs as per City Ordinance requirements. 13. The variances be approved for two (2) years. At the end of this time period the Board of Adjustment will review the projecting banner signage to assure the structural integrity and maintenance of the signs. BOARD OF ADJUSTMENT: (OCTOBER 29, 2001) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff by a vote of 5 ayes, 0 nays and 0 absent. 4