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HomeMy WebLinkAboutZ-7119-B Staff AnalysisFILE NO.: Z -7119-B NAME: USA Drug Revised Short -form PD -C LOCATION: Located on the Northeast corner of Cantrell Road and Ranch Drive DEVELOPER: Springfield Signs and Neon 2531 N. Patterson Avenue Springfield, MO 65803 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.67 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 PD -C FT. NEW STREET: 0 LF Drug Store — C-2 uses as alternative uses NMI Drug Store — C-2 uses as alternative uses — Signage without public street frontage VARIANCES/WAIVERS REQUESTED: None requested, BACKGROUND: Ordinance No. 18,635 adopted by the Little Rock Board of Directors on February 5, 2002, rezoned the site from C-2, Shopping Center District to PD -O. The site contained 1.67 -acres and was approved to allow the construction of a bank. A common access easement and drive shown on the northern and eastern boundaries of the lot allowed access to the site. The access easements were proposed as right -turn movement only from and onto Cantrell Road. A deceleration lane and acceleration taper was proposed on Cantrell Road. A variance from the minimum driveway spacing criteria was approved with the request for Ranch Drive. FILE NO.: z -7119-B Cont. Ordinance No. 20,193 adopted by the Little Rock Board of Directors on November 17, 2009, allowed a rezoning of the site from PD -O to PD -C to allow the construction of a new USA Drug Store. The lot was an existing platted lot containing 1.67 acres. The site was proposed developed with a building containing 14,974 square feet and 64 parking spaces. The hours of operation were approved from 6 am to 11 pm daily. The request included the allowance of C-2, Shopping Center District uses as allowable alternative uses for the property subject to the parking matching the proposed use. A. PROPOSALIREQUEST/APPLICANT'S STATEMENT: The developer is now proposing to amend the previously approved PD -C to allow the placement of signage along the eastern facade of the building which is located without public street frontage. The applicant has indicated the signage along the eastern fagade is critical due to traffic flow to identify the business to westbound travelers. The sign is proposed containing 46 square feet of sign area. The request is to allow signage inconsistent with the Highway 10 DOD and the City of Little Rock Sign Ordinance. There are no changes to the previously approved site plan with regard to landscaping, parking layout or building placement. The item was not routed to Public Works and the various utility companies for review and comment. B. EXISTING CONDITIONS: The USA Drug store is currently under construction on this site. The access drive is in place along the eastern perimeter and Ranch Drive has been constructed to Master Street Plan standard. To the east of the site is a vacant C- 3, General Commercial District zoned parcel. Further east is a convenience store with gas pumps located at the intersection of North Katillus Road and Cantrell Road. North of the site are two strip centers containing retail, restaurants and office uses. Also north of the site is a stand-alone restaurant building. To the west and northwest are office buildings. South of the site on Drew Drive is a PD -O approved for a veterinary clinic. Also on Drew Drive are single-family homes and west of the intersection is a PD -O approved for an insurance office. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 200 -feet of the site, all residents, who could be identified, located within 300 feet of the site, the Maywood Manor Neighborhood Association, the Bayonne Property Owners Association, the Chevaux Property Owners Association and the Coalition of West Little Rock Neighborhoods were notified of the public hearing. 0 FILE NO.: Z -7119-B Cont. D. SUBDIVISION COMMITTEE COMMENT- (November 24, 2010) The applicant was not present. Staff presented the item stating there were no outstanding technical issues in need of addressing related to the site plan. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. E. ANALYSIS: There were no issues raised at the November 24, 2010, Subdivision Committee meeting in need of addressing. The request is to amend the previously approved PD -C to allow the placement of signage along the eastern fagade of the building which is located without public street frontage. The applicant has indicated the signage along the eastern fagade is critical due to traffic flow to identify the business to westbound travelers. The sign is proposed containing 46 square feet of sign area. The previous approval allowed for signage along the south facade, abutting Cantrell Road, and the west facade, abutting Ranch Drive. These signs are both consistent with the Highway 10 Design Overlay District and the City's sign ordinance. There are no changes to the previously approved site plan with regard to landscaping, parking layout or building placement. The item was not routed to Public Works and the various utility companies for review and comment. The request is to allow signage inconsistent with the Highway 10 DOD and the City of Little Rock Sign Ordinance. The Highway 10 Design Overlay District (Section 36-346(f)) states signage is to comply with the provisions of Article X of the zoning ordinance except each separate commercial building is allowed a single monument ground -mounted sign located on the building site or in the landscaped front yard of the commercial development. The sign allowed is a maximum of six (6) feet in height and seventy-two (72) square feet in area. Article X (Section 36-557(1)) states all on -premises wall signs must face required street frontage except in complexes where a sign without street frontage would be the only means of identification for a tenant. Staff is not supportive of the request. This site is not located in a complex which would necessitate the placement of signage without public street frontage. The development is served by a ground sign located within the front yard landscaped area six feet (6) in height and seventy-two (72) square feet in area as allowed by the DOD. This building is allowed two (2) sign faces by right under the City's sign ordinance and the DOD, one fronting Cantrell Road and the Second facing Ranch Drive. Staff feels since the DOD is very specific in the allowance of signage along this corridor and this is not a hardship case where the additional signage is required to identify the business staff does not feel'the signage without public street frontage should be allowed. 3 F LE NO.: Z -7119-B {Cont. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (DECEMBER 16, 2010) Mr. Gain Robinson was present representing the request. Staff presented the item with a recommendation of denial. There were no registered objectors present however staff did read into the record a written objection provided by Ms. Ruth Bell representing the League of Women Voters. Mr. Robinson addressed the Commission on the merits of the request. He stated USA Drug felt the sign on the eastern facade was critical. He stated the eastern facade was the first contact with the west bound traffic. He stated the signage request was very small compared to the signage allowed on the fagade. He stated the building was located at the entrance to the Dogwood Crossing retail development and a number of these businesses had signage on facades without public street frontage. Mr. Robinson stated the signage being requested by USA Drug was a foot and one-half tall and 120 inches long. He stated there were a number of retailers located along Cantrell Road which had signage located along access easements. He stated his company only wanted what other retailers and USA Drug's competition was allowed. The Chairman indicated there were no cards in objection of the item. He stated staff did read into the record objections by the League of Women Voters. He questioned Mr. Robinson as to the signage currently allowed on the USA Drug. Mr. Robinson stated signage was allowed on the front and west facades and a ground sign would be located on the site. The Commission questioned why the eastern fagade signage was not requested with the initial application. Mr. Robinson stated the building elevations had not been completed at the time of the original approval. He stated upon completion of the building elevations it became apparent the prominence of the eastern wall and that signage on the eastern facade was critical. There was no further discussion of the item. The chair entertained a motion of approval of the item. The motion failed by a vote of 4 ayes, 5 noes, 0 absent and 2 open positions. 51 December 16, 2010 ITEM NO.: 10 FILE NO.: Z -7119-B NAME: USA Drug Revised Short -form PD -C LOCATION: Located on the Northeast corner of Cantrell Road and Ranch Drive DEVELOPER: Springfield Signs and Neon 2531 N. Patterson Avenue Springfield, MO 65803 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.67 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 1 PD -C FT. NEW STREET: 0 LF Drug Store — C-2 uses as alternative uses P D -C Drug Store — C-2 uses as alternative uses — Signage without public street frontage VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 18,635 adopted by the Little Rock Board of Directors on February 5, 2002, rezoned the site from C-2, Shopping Center District to PD -O. The site contained 1.67 -acres and was approved to allow the construction of a bank. A common access easement and drive shown on the northern and eastern boundaries of the lot allowed access to the site. The access easements were proposed as right -turn movement only from and onto Cantrell Road. A deceleration lane and acceleration taper was proposed on Cantrell Road. A variance from the minimum driveway spacing criteria was approved with the request for Ranch Drive. Ordinance No. 20,193 adopted by the Little Rock Board of Directors on November 17, 2009, allowed a rezoning of the site from PD -O to PD -C to allow the construction of a December 16, 2010 SUBDIVISION ITEK,1 NO.: 10 (Cont..}. FILE NO.: Z -7119-B new USA Drug Store. The lot was an existing platted lot containing 1.67 acres. The site was proposed developed with a building containing 14,974 square feet and 64 parking spaces. The hours of operation were approved from 6 am to 11 pm daily. The request included the allowance of C-2, Shopping Center District uses as allowable alternative uses for the property subject to the parking matching the proposed use. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The developer is now proposing to amend the previously approved PD -C to allow the placement of signage along the eastern facade of the building which is located without public street frontage. The applicant has indicated the signage along the eastern facade is critical due to traffic flow to identify the business to westbound travelers. The sign is proposed containing 46 square feet of sign area. The request is to allow signage inconsistent with the Highway 10 DOD and the City of Little Rock Sign Ordinance. There are no changes to the previously approved site plan with regard to landscaping, parking layout or building placement. The item was not routed to Public Works and the various utility companies for review and comment. EXISTING CONDITIONS: The USA Drug store is currently under construction on this site. The access drive is in place along the eastern perimeter and Ranch Drive has been constructed to Master Street Plan standard. To the east of the site is a vacant C- 3, General Commercial District zoned parcel. Further east is a convenience store with gas pumps located at the Intersection of North Katillus Road and Cantrell Road. North of the site are two strip centers containing retail, restaurants and office uses. Also north of the site is a stand-alone restaurant building. To the west and northwest are office buildings. South of the site on Drew Drive is a PD -0 approved for a veterinary clinic. Also on Drew Drive are single-family homes and west of the intersection is a PD -O approved for an insurance office. C. NEIGHBORHOOD COMME As of this writing, staff has not received any comment from area residents. All property owners located within 200 -feet of the site, all residents, who could be identified, located within 300 feet of the site, the Maywood Manor Neighborhood Association, the Bayonne Property Owners Association, the Chevaux Property Owners Association and the Coalition of West Little Rock Neighborhoods were notified of the public hearing. 2 December 16, 2010 SUBDIVISION ITEM NO.: 10 Gont. FILE NO.: Z -7119-B D. SUBDIVISION COMMITTEE COMMENT: (November 24, 2010) The applicant was not present. Staff presented the item stating there were no outstanding technical issues in need of addressing related to the site plan. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. E. ANALYSIS: There were no issues raised at the November 24, 2010, Subdivision Committee meeting in need of addressing. The request is to amend the previously approved PD -C to allow the placement of signage along the eastern fagade of the building which is located without public street frontage. The applicant has indicated the signage along the eastern fagade is critical due to traffic flow to identify the business to westbound travelers. The sign is proposed containing 46 square feet of sign area. The previous approval allowed for signage along the south facade, abutting Cantrell Road, and the west facade, abutting Ranch Drive. These signs are both consistent with the Highway 10 Design Overlay District and the City's sign ordinance. There are no changes to the previously approved site plan with regard to landscaping, parking layout or building placement. The item was not routed to Public Works and the various utility companies for review and comment. The request is to allow signage inconsistent with the Highway 10 DOD and the City of Little Rock Sign Ordinance. The Highway 10 Design Overlay District (Section 36-346(f)) states signage is to comply with the provisions of Article X of the zoning ordinance except each separate commercial building is allowed a single monument ground -mounted sign located on the building site or in the landscaped front yard of the commercial development. The sign allowed is a maximum of six (6) feet in height and seventy-two (72) square feet in area. Article X (Section 36-557(1)) states all on -premises wall signs must face required street frontage except in complexes where a sign without street frontage would be the only means of identification for a tenant. Staff is not supportive of the request. This site is not located in a complex which would necessitate the placement of signage without public street frontage. The development is served by a ground sign located within the front yard landscaped area six feet (6) in height and seventy-two (72) square feet in area as allowed by the DOD. This building is allowed two (2) sign faces by right under the City's sign ordinance and the DOD, one fronting Cantrell Road and the second facing Ranch Drive. Staff feels since the DOD is very specific in the allowance of signage along this corridor and this is not a hardship case where the additional signage is required to identify the business staff does not feel the signage without public street frontage should be allowed. 3 December 16, 2010 SUBDIVISION ITEM NO.: 10 Cont. F. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: FILE NO.: Z-711 (DECEMBER 16, 2010) Mr. Gain Robinson was present representing the request. Staff presented the item with a recommendation of denial. There were no registered objectors present however staff did read into the record a written objection provided by Ms. Ruth Bell representing the League of Women Voters. Mr. Robinson addressed the Commission on the merits of the request. He stated USA Drug felt the sign on the eastern facade was critical. He stated the eastern fagade was the first contact with the west bound traffic. He stated the signage request was very small compared to the signage allowed on the fagade. He stated the building was located at the entrance to the Dogwood Crossing retail development and a number of these businesses had signage on facades without public street frontage. Mr. Robinson stated the signage being requested by USA Drug was a foot and one-half tall and 120 inches long. He stated there were a number of retailers located along Cantrell Road which had signage located along access easements. He stated his company only wanted what other retailers and USA Drug's competition was allowed. The Chairman indicated there were no cards in objection of the item. He stated staff did read into the record objections by the League of Women Voters. He questioned Mr. Robinson as to the signage currently allowed on the USA Drug. Mr. Robinson stated signage was allowed on the front and west facades and a ground sign would be located on the site. The Commission questioned why the eastern fagade signage was not requested with the initial application. Mr. Robinson stated the building elevations had not been completed at the time of the original approval. He stated upon completion of the building elevations it became apparent the prominence of the eastern wall and that signage on the eastern fagade was critical. There was no further discussion of the item. The chair entertained a motion of approval of the item. The motion failed by a vote of 4 ayes, 5 noes, 0 absent and 2 open positions. Il ITEM NO.: 10 - NAME: D. NAME: USA Drug Revised Short -form PD -C Z -7119-B LOCATION: located on the Northeast corner of Cantrell Road and Ranch Drive Planning Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than December 1, 2010. The Office of Planning and Development must receive the proof of notice no later than December 10, 2010. The request is to allow signage inconsistent with the Highway 10 DOD and the City of Little Rock Sign Ordinance. There are no changes to the previously approved site plan with regard to landscaping, parking layout or building placement. The item was not routed. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, December 1, 2010. Item # 10.