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HomeMy WebLinkAboutZ-7318-A Staff AnalysisFebruary 24, 2003 ITEM NO.: 3 File No.: Z -7318-A Owner: Clinton and Sherman Building I, LLC Address: 521 President Clinton Avenue Description: Southwest corner of President Clinton Avenue and Sherman Street Zoned. UU Variance Requested: Variances are requested from the River Market District sign and development criteria and from the UU Zoning District development criteria to allow for the construction of a multi -story mixed use building. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Vacant office -warehouse building Proposed Use of Property: Mixed use building STAFF REPORT A. Public Works Issues: 1. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. All construction in the right- of-way must be ADA compliant. 3. The proposed drop-off entrance design is acceptable in principle, but leaves only four feet or public sidewalk in a potentially high pedestrian traffic area. A six feet wide minimum sidewalk should be provided. February 24, 2003 Item No.: 3 Cont. B. Landscape and Buffer Issues: Trees of at least three (3) inch caliper are required around the perimeter of the site. Trees must be at least thirty (30) feet from intersecting streets. Refer to River Market DOD, Ordinance No. 17,240 for tree species, size and spacing. Trees must be set back at two (2) feet from street curbing. C. Staff Analvsls: The property at the southwest corner of President Clinton Avenue and Sherman Street is zoned UU and contains a one-story brick office - warehouse building. There is a gravel parking area, with access from Sherman Street, along the south side of the building. The building and parking occupy approximately one-fourth of the block. The applicants propose to remove the existing building and construct a new 14 -story building which will be called the "First Security Center". The new building will occupy the majority of this one-fourth block area, with future access to a parking deck which will be constructed on property within the south one-half of the block. The proposed building will be occupied by a hotel, office use and residential condominiums. The 14 - story project will consist of 168,000 square feet of floor space. The Marriott Courtyard hotel will occupy floors 1 through 6, with Crews and Associates and general offices on floors 7 through 10, and 24 luxury residential condos on floors 11 through 14. On November 4, 2002, the River Market DRC approved a height variance for this project and on December 23, 2002, the Board of Adjustment approved the height variance. The following list of variances has been requested by the applicant for the proposed building. These will be broken down into several groups for review (i.e. signage, drop-off area/awning, and other variances). All of the variances, except for the variance from Section 36-342.1, are from the River Market Design Overlay District regulations. The Ordinance quotes are in italic. I. SIGNAGE VARIANCES: This request is for four large wall signs "First Security" at the top of the building. There will be one on each face. These will be channel letters with internal illumination. The sizes are as listed. 2 February 24, 2003 Item No.: 3 (Cont. North fagade 29'-0" X 4'-0" East facade 44'-3" X 6'-0" South facade 28'-9" X 4'-0" West fagade 44'-3" X 6'-0" Variances needed for these four signs: 36-353 (a)(1)(c) WALL SIGNS "Signs shall be confined to the flat surface of the building and shall not project more than five (5) inches from the building fagade" These signs are proposed to be metal channel letters, each letter individually attached to the face of the building. The depth of the sign is to be 12 inches. 36-353 (a)(2)(f) INTERNALLY ILLUMINATED SIGNS "Internally illuminated signs are prohibited." These signs are to be channel signs, each letter individually lit internally. 36-353 (c)(1)(a) HEIGHT LOCATION OF SIGN "Except as permitted in Sec. 36-353 (2), the maximum sign height on a building shall not extend above the second floor window sill or above the overhang of a single story building." These signs are to be located on the parapet of the building above the top of the windows on the fourteenth floor. 36-353 (c)(2)(a) SIGN SQUARE FOOTAGE "Signs shall not exceed one quarter of a square foot of sign area for each linear foot of primary street building frontage, not exceeding 25 square feet per sign." The proposed signage has square footages of 116 s.f. and 264 s.f. on the north/south walls and east/west walls respectively. 36-353 (c)(3)(a) SIGN LETTER HEIGHT "Letters shall not exceed 1'-6" in height." The heights of the letters range from 2'-0" to 6'-0". 2. This request is for four large wall signs "Courtyard by Marriott". There will be one on each face. They will be located between the sixth and seventh floors. Each sign measures 3'-1 5/8" X 14'-3 7/16" These will be internally lit acrylic face metal channel letters. 3 February 24, 2003 Item No.: 3 __(ont. Variances needed for these four signs: 36-353 (a)(1)(c) WALL SIGNS "Signs shall be confined to the flat surface of the building and shall not project more than five (5) inches from the building fagade" These signs are proposed to be metal channel letters, each letter individually attached to the face of the building. The depth of the sign is to be 10 inches. 36-353 (a)(2)(f) INTERNALLY ILLUMINATED SIGNS "Internally illuminated signs are prohibited." These signs are to be channel signs, each letter individually lit internally. 36-353 (c)(1)(a) HEIGHT LOCATION OF SIGN "Except as permitted in Sec. 36-353 (2), the maximum sign height on a building shall not extend above the second floor window sill or above the overhang of a single story building." These signs are to be located between the sixth and seventh floors. 36-353 (c)(2)(a) SIGN SQUARE FOOTAGE "Signs shall not exceed one quarter of a square foot of sign area for each linear foot of primary street building frontage, not exceeding 25 square feet per sign." The proposed signage has square footages of 45 s.f. each 3. This request is for signage on the awnings on President Clinton Ave and Sherman Street. "Courtyard by Marriott" will be on the valance of the awning facing Clinton Ave. and "First Security Bank" will be on awnings on both Clinton Ave. and Sherman Street. Variances needed for the signage on the awnings: 36-353 (a)(2)(d) AWNING SIGNS "Awning signs shall not exceed six (6) square feet per awning." There are 3 proposed signs "Courtyard by Marriott" on the awning above the drop-off. The signs measure 2'-0" x 10'-0" with 12" letters. This is a total of 60 s.f. for the awning signage. 0 February 24, 2003 Item No.: 3 (Cont. 36-353 (a)(2)(d) AWNING SIGNS "Awning signs shall not exceed six (6) square feet per awning." There are 6 proposed signs "First Security Bank" on the awning above the entry to the branch bank and night deposit box. There will be two signs (2'-0" x 14'-0") on the awning on Pres. Clinton and four signs (1'-0" X 8'-0") on Sherman Street. This is a total of 56 s.f. for the awning on President Clinton Avenue and 32 square feet for the awning on Sherman Street. 4. Other Sign Variances: This request is for the total number of signs per business. "Courtyard by Marriott" will have a total of 8 signs and "First Security Bank" will have a total of 13 signs (including one at ATM and one on the door). 36-353 (c)(1)(b) SIGNS PER BUSINESS "Signs shall not number more than three (3) per business." The total number of signs for "Courtyard by Marriott" is 8. (four on the walls of the building, 3 on the drop-off awning and 1 on the doors). 36-353 (c)(1)(b) SIGNS PER BUSINESS "Signs shall not number more than three (3) per business." The total number of signs for "First Security Center" is 13. (four on the walls of the building, 3 on the awning on Clinton, 3 on the awning on Sherman, 1 on the ATM, 1 on the door and 1 above the door on the west side of the building). 36-353 (c)(4)(a) VISABLE SIGN LIGHT FIXTURES "Light fixtures for signs shall not be readily visible from the street or sidewalk." The lighting for the signage on the front of the metal awnings on Clinton and Sherman Streets will be as shown on the attached sketch. I!. VARIANCES RELATED TO DROP-OFF AREA AND AWNINGS: This request is for the drop-off area and awnings on Clinton Ave. This drop-off will interrupt the tree planting strip (brick pavers), the tree spacing, and the streetlight spacing. It will also alter the width 5 February 24, 2003 o.: 3 (Co of the sidewalk because of the inset of the entry alcove. The awnings will project further than five feet into the right of way. Sidewalks: 36-355 (a)(1) SIDEWALK WIDTH "Sidewalks shall consist of 7'-6" concrete walk and a 4'-0" red brick paving planting strip." Because of the setback for the entry alcove, the sidewalk will vary from 5 feet in width to 12 feet in width. 36-355 (a)(2) SIDEWALK WIDTH "Sidewalks shall have a 12'-0" overall width from building face to curb face." Because of the setback for the entry alcove, the sidewalk will vary from 5 feet in width to 12 feet in width. 36-355 (e)(1) TREE PLANTING STRIP "The tree planting strip shall be a 4'-0" wide red brick paving strip on 2" sand base and 18" topsoil backfill." Because of the vehicular drop-off, there will be at least a 120' gap in the brick paving strip that parallels the curb. Building Form: 36-356 (f)(2) AWNING PROJECTION 'Awnings shall not project more than 5'-0" from the building facade and have a minimum clearance of 9'-0" above the sidewalk." The proposed awning over the branch bank entry and vehicular drop-off will each have a maximum width of 12 feet that will be in the right of way. Awnings: 36-357 (a)(4) AWNING PROJECTION "Awnings shall not project more than 5'-0" from the building facade." The proposed awning over the branch bank entry and vehicular drop-off will each have a maximum width of 12 feet, all of which will be in the right of way. Landscaping: 36-358 (c)(1) TREE SPACING "Trees shall be 30'-0" on center and Z-0" off back of curb." Because of the vehicular drop-off, there will be trees that will not be replaced. There will be at least a 120' gap in the trees on Clinton Ave. L February 24, 2003 Item No.: 3 (Cont Streetlights: 36-359 (b)(1) STREETLIGHT SPACING "Pedestrian posts and luminaries shall be located every third tree within a block." Because of the vehicular drop-off, there will be streetlights that will not be replaced. There will be at least a 120' gap in the streetlights on Clinton Ave. Ill. OTHER VARIANCES: This request is for the awning over "First Security Bank " entry and ATM on Sherman Street. Awnings: 36-356(f)(2) 36-357 (a)(4) AWNING PROJECTION 'Awnings shall not project more than 5'-0" from the building facade." The proposed awning over the entry door will have a maximum width of 8 feet, all of which will be over the right of way. 2. This request is from the minimum requirement for ground floor, street side window coverage on the Sherman Street side only. The President Clinton Avenue side of the building will conform to the requirement. UU Zoning Development Criteria: 36-342.1(c)(8) WINDOW COVERAGE "The ground -level (street fronting) floor of nonresidential structures shall have a minimum surface area of sixty (60) percent transparent or window display." The ground floor (Sherman Street side) window coverage is proposed to be approximately 25 percent. Staff is supportive of the requested variances. Although there are numerous variances requested with the proposed building development, individually each variance is very minor in nature. Staff feels that this mixed use development will be an excellent addition to the River Market District and an asset to the Downtown area. Staff believes that approval of the requested variances will have no adverse impact on the River rA February 24, 2003 Item No.: 3 (Cont. Market District. A franchise permit will be required for all of the improvements located in the public rights-of-way. The River Market Design Review Committee met on February 4, 2003 and reviewed the variances associated with the River Market Design Overlay District. The DRC voted to approve all requested variances. Attached is a letter to the Board from the DRC which explains their position. D. Staff Recommendation: Staff recommends approval of the requested variances associated with development of the "First Security Center", subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs A and B of this report. 2. A franchise permit must be obtained for all improvements in the rights- of-way. 3. Sign permits must be obtained for all signage. BOARD OF ADJUSTMENT: (FEBRUARY 24, 2003) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. Chairman Ruck and Fred Gray made statements regarding the issue of variances from the River Market Design Overlay District Ordinance. Mr. Gray asked that the proposed First Security awning along President Clinton Avenue be reduced to an 8 foot width. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff by a vote of 3 ayes, 0 nays, 1 absent and 1 recused (Francis). 0 February 24, 2003 ITEM NO.: 3 File No.: Z -7318-A Owner: Clinton and Sherman Building I, LLC Address: 521 President Clinton Avenue Description: Southwest corner of President Clinton Avenue and Sherman Street Zoned: UU Variance Requested: Variances are requested from the River Market District sign and development criteria and from the UU Zoning District development criteria to allow for the construction of a multi -story mixed use building. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Vacant office -warehouse building Proposed Use of Property: Mixed use building STAFF REPORT A. Public Works Issues: 1. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. All construction in the right- of-way must be ADA compliant. 3. The proposed drop-off entrance design is acceptable in principle, but leaves only four feet or public sidewalk in a potentially high pedestrian traffic area. A six feet wide minimum sidewalk should be provided. February 24, 2003 Item No.: 3 (Cont. B. Landscape and Buffer Issues: Trees of at least three (3) inch caliper are required around the perimeter of the site. Trees must be at least thirty (30) feet from intersecting streets. Refer to River Market DOD, Ordinance No. 17,240 for tree species, size and spacing. Trees must be set back at two (2) feet from street curbing. C. Staff Analysis: The property at the southwest corner of President Clinton Avenue and Sherman Street is zoned UU and contains a one-story brick office - warehouse building. There is a gravel parking area, with access from Sherman Street, along the south side of the building. The building and parking occupy approximately one-fourth of the block. The applicants propose to remove the existing building and construct a new 14 -story building which will be called the "First Security Center". The new building will occupy the majority of this one-fourth block area, with future access to a parking deck which will be constructed on property within the south one-half of the block. The proposed building will be occupied by a hotel, office use and residential condominiums. The 14 - story project will consist of 168,000 square feet of floor space. The Marriott Courtyard hotel will occupy floors 1 through 6, with Crews and Associates and general offices on floors 7 through 10, and 24 luxury residential condos on floors 11 through 14. On November 4, 2002, the River Market DRC approved a height variance for this project and on December 23, 2002, the Board of Adjustment approved the height variance. The following list of variances has been requested by the applicant for the proposed building. These will be broken down into several groups for review (i.e. signage, drop-off area/awning, and other variances). All of the variances, except for the variance from Section 36-342.1, are from the River Market Design Overlay District regulations. The Ordinance quotes are in italic. I. SIGNAGE VARIANCES: This request is for four large wall signs "First Security" at the top of the building. There will be one on each face. These will be channel letters with internal illumination. The sizes are as listed. 2 February 24, 2003 Item No.: 3 (Cont. North fagade 29'-0" X 4'-0" East fagade 44'-3" X 6'-0" South facade 28'-9" X 4'-0" West facade 44'-3" X 6'-0" Variances needed for these four signs: 36-353 (a)(1)(c) WALL SIGNS "Signs shall be confined to the flat surface of the building and shall not project more than five (5) inches from the building fagade" These signs are proposed to be metal channel letters, each letter individually attached to the face of the building. The depth of the sign is to be 12 inches. 36-353 (a)(2)(f) INTERNALLY ILLUMINATED SIGNS "Internally illuminated signs are prohibited." These signs are to be channel signs, each letter individually lit internally. 36-353 (c)(1)(a) HEIGHT LOCATION OF SIGN "Except as permitted in Sec. 36-353 (2), the maximum sign height on a building shall not extend above the second floor window sill or above the overhang of a single story building." These signs are to be located on the parapet of the building above the top of the windows on the fourteenth floor. 36-353 (c)(2)(a) SIGN SQUARE FOOTAGE "Signs shall not exceed one quarter of a square foot of sign area for each linear foot of primary street building frontage, not exceeding 25 square feet per sign." The proposed signage has square footages of 116 s.f. and 264 s.f. on the north/south walls and east/west walls respectively. 36-353 (c)(3)(a) SIGN LETTER HEIGHT "Letters shall not exceed 1'-6"in height." The heights of the letters range from 2'-0" to 6'-0". 2. This request is for four large wall signs "Courtyard by Marriott". There will be one on each face. They will be located between the sixth and seventh floors. Each sign measures 3'-1 5/8" X 14'-3 7/16" These will be internally lit acrylic face metal channel letters. 3 February 24, 2003 Item No.: 3 (Cont. Variances needed for these four signs: 36-353 (a)(1)(c) WALL SIGNS "Signs shall be confined to the flat surface of the building and shall not project more than five (5) inches from the building facade" These signs are proposed to be metal channel letters, each letter individually attached to the face of the building. The depth of the sign is to be 10 inches. 36-353 (a)(2)(f) INTERNALLY ILLUMINATED SIGNS "Internally illuminated signs are prohibited." These signs are to be channel signs, each letter individually lit internally. 36-353 (c)(1)(a) HEIGHT LOCATION OF SIGN "Except as permitted in Sec. 36-353 (2), the maximum sign height on a building shall not extend above the second floor window sill or above the overhang of a single story building." These signs are to be located between the sixth and seventh floors. 36-353 (c)(2)(a) SIGN SQUARE FOOTAGE "Signs shall not exceed one quarter of a square foot of sign area for each linear foot of primary street building frontage, not exceeding 25 square feet per sign." The proposed signage has square footages of 45 s.f. each 3. This request is for signage on the awnings on President Clinton Ave and Sherman Street. "Courtyard by Marriott" will be on the valance of the awning facing Clinton Ave. and "First Security Bank" will be on awnings on both Clinton Ave. and Sherman Street. Variances needed for the signage on the awnings: 36-353 (a)(2)(d) AWNING SIGNS "Awning signs shall not exceed six (6) square feet per awning." There are 3 proposed signs "Courtyard by Marriott" on the awning above the drop-off. The signs measure 2'-0" x 10'-0" with 12" letters. This is a total of 60 s.f. for the awning signage. 4 February 24, 2003 Item No.: 3 (Cont. 36-353 (a)(2)(d) AWNING SIGNS 'Awning signs shall not exceed six (6) square feet per awning." There are 6 proposed signs "First Security Bank" on the awning above the entry to the branch bank and night deposit box. There will be two signs (2'-0" x 14'-0") on the awning on Pres. Clinton and four signs (1'-0" X 8'-0") on Sherman Street. This is a total of 56 s.f. for the awning on President Clinton Avenue and 32 square feet for the awning on Sherman Street. 4, Other Sign Variances: This request is for the total number of signs per business. "Courtyard by Marriott" will have a total of 8 signs and "First Security Bank" will have a total of 13 signs (including one at ATM and one on the door). 36-353 (c)(1)(b) SIGNS PER BUSINESS "Signs shall not number more than three (3) per business." The total number of signs for "Courtyard by Marriott" is 8. (four on the walls of the building, 3 on the drop-off awning and 1 on the doors). 36-353 (c)(1)(b) SIGNS PER BUSINESS "Signs shall not number more than three (3) per business. " The total number of signs for "First Security Center" is 13. (four on the walls of the building, 3 on the awning on Clinton, 3 on the awning on Sherman, 1 on the ATM, 1 on the door and 1 above the door on the west side of the building). 36-353 (c)(4)(a) VISABLE SIGN LIGHT FIXTURES "Light fixtures for signs shall not be readily visible from the street or sidewalk." The lighting for the signage on the front of the metal awnings on Clinton and Sherman Streets will be as shown on the attached sketch. II. VARIANCES RELATED TO DROP-OFF AREA AND AWNINGS: This request is for the drop-off area and awnings on Clinton Ave. This drop-off will interrupt the tree planting strip (brick pavers), the tree spacing, and the streetlight spacing. It will also alter the width V, February 24, 2003 Item No.: 3 (Cont. of the sidewalk because of the inset of the entry alcove. The awnings will project further than five feet into the right of way. Sidewalks: 36-355 (a)(1) SIDEWALK WIDTH "Sidewalks shall consist of 7'-6" concrete walk and a 4'-0" red brick paving planting strip." Because of the setback for the entry alcove, the sidewalk will vary from 5 feet in width to 12 feet in width. 36-355 (a)(2) SIDEWALK WIDTH "Sidewalks shall have a 12'-0" overall width from building face to curb face." Because of the setback for the entry alcove, the sidewalk will vary from 5 feet in width to 12 feet in width. 36-355 (e)(1) TREE PLANTING STRIP "The tree planting strip shall be a 4'-0" wide red brick paving strip on 2" sand base and 18" topsoil backfill." Because of the vehicular drop-off, there will be at least a 120' gap in the brick paving strip that parallels the curb. Building Form: 36-356 (f)(2) AWNING PROJECTION "Awnings shall not project more than 5'-0" from the building facade and have a minimum clearance of 9'-0" above the sidewalk." The proposed awning over the branch bank entry and vehicular drop-off will each have a maximum width of 12 feet that will be in the right of way. Awnings: 36-357 (a)(4) AWNING PROJECTION "Awnings shall not project more than 5'-0" from the building facade." The proposed awning over the branch bank entry and vehicular drop-off will each have a maximum width of 12 feet, all of which will be in the right of way. Landscaping: 36-358 (c)(1) TREE SPACING 'Trees shall be 30'-0" on center and 2'-0" off back of curb." Because of the vehicular drop-off, there will be trees that will not be replaced. There will be at least a 120' gap in the trees on Clinton Ave. February 24, 2003 Item No.: 3 Streetlights: 36-359 (b)(1) STREETLIGHT SPACING "Pedestrian posts and luminaries shall be located every third tree within a block." Because of the vehicular drop-off, there will be streetlights that will not be replaced. There will be at least a 120' gap in the streetlights on Clinton Ave. Ill. OTHER VARIANCES: This request is for the awning over "First Security Bank " entry and ATM on Sherman Street. Awnings: 36-356(f)(2) 36-357 (a)(4) AWNING PROJECTION "Awnings shall not project more than 5'-0" from the building facade." The proposed awning over the entry door will have a maximum width of 8 feet, all of which will be over the right of way. 2. This request is from the minimum requirement for ground floor, street side window coverage on the Sherman Street side only. The President Clinton Avenue side of the building will conform to the requirement. UU Zoning Development Criteria: 36-342.1(c)(8) WINDOW COVERAGE "The ground -level (street fronting) floor of nonresidential structures shall have a minimum surface area of sixty (60) percent transparent or window display." The ground floor (Sherman Street side) window coverage is proposed to be approximately 25 percent. Staff is supportive of the requested variances. Although there are numerous variances requested with the proposed building development, individually each variance is very minor in nature. Staff feels that this mixed use development will be an excellent addition to the River Market District and an asset to the Downtown area. Staff believes that approval of the requested variances will have no adverse impact on the River 7 February 24, 2003 Item No.: 3 (Cont. Market District. A franchise permit will be required for all of the improvements located in the public rights-of-way. The River Market Design Review Committee met on February 4, 2003 and reviewed the variances associated with the River Market Design Overlay District. The DRC voted to approve all requested variances. Attached is a letter to the Board from the DRC which explains their position. D. Staff Recommendation: Staff recommends approval of the requested variances associated with development of the "First Security Center", subject to the following conditions: Compliance with the requirements as noted in paragraphs A and B of this report. 2. A franchise permit must be obtained for all improvements in the rights- of-way. 3. Sign permits must be obtained for all signage. BOARD OF ADJUSTMENT: (FEBRUARY 24, 2003) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. Chairman Ruck and Fred Gray made statements regarding the issue of variances from the River Market Design Overlay District Ordinance. Mr. Gray asked that the proposed First. Security awning along President Clinton Avenue be reduced to an 8 foot width. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff by a vote of 3 ayes, 0 nays, 1 absent and 1 recused (Francis). Q