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HomeMy WebLinkAboutZ-7917 Staff AnalysisFILE NO.: 7-7917 NAME: Verizon Wireless Short -form PCD LOCATION: 12018 Chenal Parkway DEVELOPER: Verizon Wireless c/o Ellen Hancock 750 State Highway 121 Lewisville, TX 75067 ENGINEER: Bypass, Suite 100 White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.1 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District ALLOWED USES: General Commercial District uses PROPOSED ZONING: PCD PROPOSED USE: C-3, General Commercial District uses and a sign without public street frontage to be located along the western fagade of the building. VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The property located at 12018 Chenal Parkway has recently been divided into two individual retail spaces, to be leased independently, and according to the applicant the current sign allowances provide limited visibility for tenants leasing the west side of the property. The applicant is requesting a "variance" from Section 36-349 of the Little Rock code to allow additional signage to be placed on the west wall of the building. According to the applicant, additional, signage would fall within the code requirement for size and dimensions currently provided for wall signage (10 percent of the building fagade) and would be displayed in addition to the front FILE NO.: Z-7917 (Cont. wall sign. The applicant has indicated the total sign area will not exceed 240 square feet and the "V" being the largest letter with a maximum height of 57 inches. The applicant has indicated the current code regarding the Chenal/Financial Center Design Overlay was enacted in order to protect and enhance the aesthetic and visual character of the lands surrounding Chenal Parkway and Financial Center Parkway, while creating a well-designed urban corridor. The applicant has indicated the elements are best supported with the proposed variance, especially when viewing the blank wall to the west and its visual location in regard to the overlay area. The applicant has indicated due to a ten to twelve foot retaining wall to the west of the site, the wall is viewable for a substantial distance along eastbound Chenal Parkway and is a focal point for the area. The applicant has indicated as a blank wall, the site is obtrusive and out of place. The applicant has also indicated the proposed signage would better align the space with other properties in the Overlay, producing a consistent visual flow for the area, especially when compared with previous tenants. The applicant has indicated the signage would also eliminate the appearance of vacant or industrial property. The applicant has indicated in their opinion the additional signage would offer better support to the overlay plan that the current configuration, and is considered to be as important as front signage, if not more so for the business. The applicant has indicated the drop to the west of the site also reduces visibility of both the monument sign and front signage for the site from the west. The applicant has indicated trees and shrubs also magnify the problem. The applicant has indicated the western wall provides a logical choice for signage, especially to support traffic on eastbound Chenal Parkway and north and southbound Westhaven Drive. The applicant has indicated with the blank wall the site appears to be vacant, or non -retail oriented. The applicant has indicated although more level, visibility of the west half of the building from the east approach and front view is also moderately limited, due to the adjacent landscaping and location of the neighboring improvements. The applicant has indicated this adds to customer frustration while driving and may lead to traffic concerns, which can be reduced or eliminated with the use of both a front and side building sign. B. EXISTING CONDITIONS: The site contains a vacant commercial building currently being renovated into two spaces. There are a number of commercial and office uses located in the area. There is a bank located to the east of the site on the corner of Bowman Road and Chenal Parkway and a big box retail development located across Chenal Parkway to the south. To the west and northwest of the site are restaurant uses. 2 FILE NO.: Z-7917 Cont.) C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Parkway Place Property Owners Association, the Gibralter Height/Point West/Timber Ridge Neighborhood Association, along with all property owners located within 200 -feet of the site and all residents who could be identified located within 300 feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Ener : Approved as submitted. SBC: No comment received. Central Arkansas Water: No objection. Fire Department: Approved as submitted. County Planning: No comment. CATH: The site is located near CATA Bus Route #5, the West Markham Route. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning from C-3 to PCD to allow for the placement of a sign on an existing Commercial Building. The proposed sign does not meet the requirements of the Chenal Parkway Overlay. This request does not require a change to the Land Use Plan. Master Street Plan: Chenal Parkway is shown as a Principal Arterial on the Master Street Plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. The site is currently partly accessed by a shared driveway and additional curb cuts may not be necessary. Chenal Parkway may require dedication of right-of-way and may require street improvements. 3 FILE NO.: Z-7917 fC Bicycle Plan: A Class I bikeway is shown along the Chenal Parkway corridor and remains undeveloped. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial Development goal seeks to maintain the residential integrity of the neighborhood with an objective and action statement noting that new development should adhere to the Future Land Use Plan. The proposed development will be in a vacant commercial building shown as Commercial on the plan. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (September 8, 2005) The applicant was not present. Staff presented an overview of the request to the Committee members indicating there were few outstanding issues associated with the request. Staff stated they would contact the applicant individually to resolve any issues, which remained prior to the Commission meeting. There was no further discussion of the item and the Committee then forwarded the item to the full Commission for final action. K ANALYSIS: There were no issues remaining from the September 8, 2005, Subdivision Committee meeting. The applicant's proposal includes the placement of a sign without public street frontage. The applicant is proposing to place a sign along the western wall of the existing building. The applicant has indicated a total sign area of 240 square feet with a maximum letter height of 57 -inches. The applicant has indicated the total sign area will be 74 -inches by 466 -inches. The applicant has indicated signage will be located on the front of the building totaling 138 -square feet with a maximum sign area of 4.75 -feet by 29 -feet. The site contains a single monument sign, which is 8 -feet in height and 100 square feet in area. As stated previously the building is currently being converted into two lease spaces, which will share the monument sign. Staff is not supportive of the applicant's request. Typically the ordinance does not allow signage without public street frontage and staff does not feel the indicated signage is appropriate for a scenic corridor. Staff would however support an identification sign not to exceed fifty square feet in area located along the western facade of the building. The applicant has indicated the additional signage is necessary to attract westbound traffic. Staff feels placement of the limited signage will meet the applicant's desire while maintaining the appearance of the corridor. Chenal Parkway is a Scenic Corridor and staff feels this area should be protected. The Financial Center/Chenal Parkway Design Overlay El FILE NO.: Z-7917(Cont.) District deals with only two issues; one related to overhead utility lines and the other signage. Staff feels the DOD should be protected and limit the number of signs allowed along the parkway. 1. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (SEPTEMBER 29, 2005) The applicant was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of denial of the request. Ms. Ellen Hancock addressed the Commission on the merits of the request. She stated the staff had offered a comprise to the request for the allowance of a 50 square foot sign. She stated this would not allow the visibility necessary for the proposed development. She stated the wall was thirty five feet tall and the placement of a sign with such limited height and area would be out of character for the building. She stated there were other businesses in the area which did have signage along the side fagade which did not have public street frontage. She stated the building was different than most along the parkway due to the height of the wall and the grade of the site. Ms. Ruth Bell addressed the Commission in opposition of the proposed request. She stated she was not sure the additional signage would add to the landscaping in the area. She stated the developers had a choice to rent or not to rent the site. She stated the area was a scenic corridor which dealt with limited issues one of which signage. She stated she felt the DOD should be protected and the requested additional signage not be allowed. Ms. Hancock presented the Commission with visual aids to indicate three various sign areas and how they fit the character of the building. She stated her company would be agreeable to the placement of signage limited to 100 square feet in area along the western fagade. She stated the company was very conscious of the scenic corridor and this was one of the reasons the company picked the location. She stated the company wanted to be a good neighbor and did not want the signage looming over the area. There was a general discussion concerning the proposed signage and what would be acceptable. The Commission and Ms. Hancock discussed branding and the impact branding had on the draw of customers. She stated branding was an important aspect of marketing but was not the only aspect of marketing. She stated based on the current market study the location was acceptable with or without the signage. She stated the company had signed a lease agreement and if the additional signage was not secured the company would consider a shorter term lease. The Commission discussed the visual aids provided by Ms. Hancock indicating they felt the one hundred square foot sign was proportional and allowed for sufficient visibility. 5 FILE NO.: Z-7917 Cont. Ms. Hancock requested to amend her application request to limit the signage request to one hundred square feet of signage located along the western fagade of the building. A motion was made to approve the request as amended. The motion carried by a vote of 7 ayes, 3 noes and 1 absent. M. ITEM NO.: 11. FILE NO.: Z-7917 NAME: Verizon Wireless Short -form PCD LOCATION: located at 12018 Chenal Parkway Planninq 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. 2. Provide a Bill of Assurance for the site from the County Clerks Office, Real Estate Records. This Bill of Assurance may be obtained at the Pulaski County Circuit Clerk's office located at 401 West Markham Street. 3. The applicant is requesting the placement of a sign along the western fagade of the existing building. The applicant has indicated the total sign area of 325 square feet (86" by 545"). The v = 48" z = 66.25" w = 35". The request is to allow signage without direct public street frontage. VarianceANaivers: None requested. Public Works Conditions: No comment. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: No objection. Fire Department: Approved as submitted. County Planning: No comment. CATA: No comment received. Planning_ Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning from C-3 to PCD to allow for the placement of a sign on an existing Commercial Building. The proposed sign does not meet the requirements of the Chenal Parkway Overlay. This request does not require a change to the Land Use Plan. Master Street Plan: Chenal Parkway is shown as a Principal Arterial on the Master Street Plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. The site is currently partly accessed by a shared driveway and additional curb cuts may not be necessary. Chenal Parkway may require dedication of right-of-way and may require street improvements. Bicycle Plan: A Class I bikeway is shown along the Chenal Parkway corridor and remains undeveloped. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial Development goal seeks to .maintain the residential integrity of the neighborhood with an objective and action statement noting that new development should adhere to the Future Land Use Plan. The proposed development will be in a vacant commercial building shown as Commercial on the plan. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, September 14, 2005. September 29, 2005 ITEM NO.: 11 NAME: Verizon Wireless Short -form PCD LOCATION: 12018 Chenal Parkway DEVELOPER: Verizon Wireless c/o Ellen Hancock 750 State Highway 121 Bypass, Suite 100 Lewisville, TX 75067 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.1 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: NUMBER OF LOTS. 1 C-3, General Commercial District General Commercial District uses PCD FILE NO -7917 FT. NEW STREET: 0 LF PROPOSED USE: C-3, General Commercial District uses and a sign without public street frontage to be located along the western fagade of the building. VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The property located at 12018 Chenal Parkway has recently been divided into two individual retail spaces, to be leased independently, and according to the applicant the current sign allowances provide limited visibility for tenants leasing the west side of the property. The applicant is requesting a "variance" from Section 36-349 of the Little Rock code to allow additional signage to be placed on the west wall of the building. According to the applicant, additional signage would fall within the code requirement for size and dimensions currently provided for wall signage September 29, 2005 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z-7917 (10 percent of the building fagade) and would be displayed in addition to the front wall sign. The applicant has indicated the total sign area will not exceed 240 square feet and the "V" being the largest letter with a maximum height of 57 inches. The applicant has indicated the current code regarding the Chenal/Financial Center Design Overlay was enacted in order to protect and enhance the aesthetic and visual character of the lands surrounding Chenal Parkway and Financial Center Parkway, while creating a well-designed urban corridor. The applicant has indicated the elements are best supported with the proposed variance, especially when viewing the blank wall to the west and its visual location in regard to the overlay area. The applicant has indicated due to a ten to twelve foot retaining wall to the west of the site, the wall is viewable for a substantial distance along eastbound Chenal Parkway and is a focal point for the area. The applicant has indicated as a blank wall, the site is obtrusive and out of place. The applicant has also indicated the proposed signage would better align the space with other properties in the Overlay, producing a consistent visual flow for the area, especially when compared with previous tenants. The applicant has indicated the signage would also eliminate the appearance of vacant or industrial property. The applicant has indicated in their opinion the additional signage would offer better support to the overlay plan that the current configuration, and is considered to be as important as front signage, if not more so for the business. The applicant has indicated the drop to the west of the site also reduces visibility of both the monument sign and front signage for the site from the west. The applicant has indicated trees and shrubs also magnify the problem. The applicant has indicated the western wall provides a logical choice for signage, especially to support traffic on eastbound Chenal Parkway and north and southbound Westhaven Drive. The applicant has indicated with the blank wall the site appears to be vacant, or non -retail oriented. The applicant has indicated although more level, visibility of the west half of the building from the east approach and front view is also moderately limited, due to the adjacent landscaping and location of the neighboring improvements. The applicant has indicated this adds to customer frustration while driving and may lead to traffic concerns, which can be reduced or eliminated with the use of both a front and side building sign. B. EXISTING CONDITIONS: The site contains a vacant commercial building currently being renovated into two spaces. There are a number of commercial and office uses located in the area. There is a bank located to the east of the site on the corner of Bowman 2 September 29, 2005 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z-7917 Road and Chenal Parkway and a big box retail development located across Chenal Parkway to the south. To the west and northwest of the site are restaurant uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Parkway Place Property Owners Association, the Gibralter Height/Point West/Timber Ridge Neighborhood Association, along with all property owners located within 200 -feet of the site and all residents who could be identified located within 300 feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: No comment. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: No objection., Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located near CATA Bus Route #5, the West Markham Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning from C-3 to PCD to allow for the placement of a sign on an existing Commercial Building. The proposed sign does not meet the requirements of the Chenal Parkway Overlay. This request does not require a change to the Land Use Plan. 3 September 29, 2005 SUBDIVISION ITEM NO.: 11(Cont.)FILE NO.: Z-7917 Master Street Plan: Chenal Parkway is shown as a Principal Arterial on the Master Street Plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. The site is currently partly accessed by a shared driveway and additional curb cuts may not be necessary. Chenal Parkway may require dedication of right-of-way and may require street improvements. Bicycle Plan: A Class I bikeway is shown along the Chenal Parkway corridor and remains undeveloped. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Ci!Y Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial Development goal seeks to maintain the residential integrity of the neighborhood with an objective . and action statement noting that new development should adhere to the Future Land Use Plan. The proposed development will be in a vacant commercial building shown as Commercial on the plan. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (September 8, 2005) The applicant was not present. Staff presented an overview of the request to the Committee members indicating there were few outstanding issues associated with the request. Staff stated they would contact the applicant individually to resolve any issues, which remained prior to the Commission meeting. There was no further discussion of the item and the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no issues remaining from the September 8, 2005, Subdivision Committee meeting. The applicant's proposal includes the placement of a sign without public street frontage. The applicant is proposing to place a sign along the western wall of the existing building. The applicant has indicated a total sign area of 240 square feet with a maximum letter height of 57 -inches. The applicant has indicated the total sign area will be 74 -inches by 466 -inches. The applicant has indicated signage will be located on the front of the building totaling 138 -square feet with a maximum sign area of 4.75 -feet by 29 -feet. The site contains a single monument sign, which is 8 -feet in height and 100 square feet in area. As stated previously the building is currently being converted into two lease spaces, which will share the monument sign. 4 September 29, 2005 SUBDIVISION ITEM NO.: 11 (Cont. FILE NO.: Z-7917 Staff is not supportive of the applicant's request. Typically the ordinance does not allow signage without public street frontage and staff does not feel the indicated signage is appropriate for a scenic corridor. Staff would however support an identification sign not to exceed fifty square feet in area located along the western fagade of the building. The applicant has indicated the additional signage is necessary to attract westbound traffic. Staff feels placement of the limited signage will meet the applicant's desire while maintaining the appearance of the corridor. Chenal Parkway is a Scenic Corridor and staff feels this area should be protected. The Financial Center/Chenal Parkway Design Overlay District deals with only two issues; one related to overhead utility lines and the other signage. Staff feels the DOD should be protected and limit the number of signs allowed along the parkway. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (SEPTEMBER 29, 2005) The applicant was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of denial of the request. Ms. Ellen Hancock addressed the Commission on the merits of the request. She stated the staff had offered a comprise to the request for the allowance of a 50 square foot sign. She stated this would not allow the visibility necessary for the proposed development. She stated the wall was thirty five feet tall and the placement of a sign with such limited height and area would be out of character for the building. She stated there were other businesses in the area which did have signage along the side fagade which did not have public street frontage. She stated the building was different than most along the parkway due to the height of the wall and the grade of the site. Ms. Ruth Bell addressed the Commission in opposition of the proposed request. She stated she was not sure the additional signage would add to the landscaping in the area. She stated the developers had a choice to rent or not to rent the site. She stated the area was a scenic corridor which dealt with limited issues one of which signage. She stated she felt the DOD should be protected and the requested additional signage not be allowed. Ms. Hancock presented the Commission with visual aids to indicate three various sign areas and how they fit the character of the building. She stated her company would be agreeable to the placement of signage limited to 100 square feet in area along the western fagade. She stated the company was very conscious of the scenic corridor and 5 September 29, 2005 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7917 this was one of the reasons the company picked the location. She stated the company wanted to be a good neighbor and did not want the signage looming over the area. There was a general discussion concerning the proposed signage and what would be acceptable. The Commission and Ms. Hancock discussed branding and the impact branding had on the draw of customers. She stated branding was an important aspect of marketing but was not the only aspect of marketing. She stated based on the current market study the location was acceptable with or without the signage. She stated the company had signed a lease agreement and if the additional signage was not secured the company would consider a shorter term lease. The Commission discussed the visual aids provided by Ms. Hancock indicating they felt the one hundred square foot sign was proportional and allowed for sufficient visibility. Ms. Hancock requested to amend her application request to limit the signage request to one hundred square feet of signage located along the western facade of the building.. A motion was made to approve the request as amended. The motion carried by a vote of 7 ayes, 3 noes and 1 absent. L