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HomeMy WebLinkAboutZ-7917-A Staff AnalysisDecember 7, 2006 ITEM NO.: 13 FILE NO.: Z - 7917-A NAME: Verizon Revised Short -form PCD LOCATION: Located at 12018 Chenal Parkway DEVELOPER: Verizon Wireless c/o FRS Group Architects/Planning/Interiors 2501 Parkview Drive, Suite 101 Fort Worth, TX 76102 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 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 facade of the building. VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 19,429 adopted by the Little Rock Board of Directors on November 1, 2005, established Verizon Short -form PCD. The property was divided into two individual retail spaces, to be leased independently, and according to the applicant the current sign allowances provided limited visibility for tenants leasing the west side of the property. The applicant requested a rezoning of the site to PCD to allow signage along the western facade of the building, which did not have public street frontage. December 7, 2006 SUBDIVISION ITEM NO.: 13 Cont. FILE NO.: Z -7917-A The original application indicated a total sign area which would not exceed 240 square feet and the "V" being the largest letter with a maximum height of 57 inches. This application request was later amended and the Board of Directors approved the applicant's amended request to allow signage along the western facade with a maximum area of fifty square feet. A. APPLICANT"S PROPOSAUREQUEST. The request is to allow the placement of a sign along the western fagade of the building totaling 150 square feet in sign area. 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 than 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. December 7, 2006 UBDIVISION ITEM NO.: 13 Cont. FILE NO.: Z -7917-A B. EXISTING CONDITIONS: The site was recently renovated into two spaces. Verizon is located within the western bay. 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. 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. SUBDIVISION COMMITTEE COMMENT: (November 16, 2006) The applicant was not present. Staff presented an overview of the proposed development indicating the request to allow an increased sign area along the western fagade of the s building.: Staff stated there were no technical issues associated with the request remaining. 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 outstanding issues associated with the request remaining from the November 16, 2006, Subdivision Committee meeting. The applicant's request includes a revision to the previously approved Planned Commercial Development to allow a large sign along the western fagade of the building. This area of the building does not have public street frontage. The previous approval allowed for a sign 50 square feet in area along the west fagade. The current request would allow a sign 150 square feet in area along this fagade. Staff is not supportive of the request as proposed. Presently the sign on the front fagade of the building is 138 square feet in area. This sign area is similar to the sign area as typically allowed per building signage in a commercial zone or ten percent of the facade area. The signage as proposed along the western fagade, the area without public street frontage, is larger in sign area than the sign located on the front fagade of the building. Staff is supportive of allowing a sign larger than the 50 square feet along the western fagade. Staff feels a sign 75 square feet in area would be an acceptable compromise. According to the applicant the present 50 square foot sign is 3 December 7, 2006 SUBDIVISION ITEM NO.: 13(Cont.)FILE NO.: Z -7917-A difficult to see for motorist traveling westbound on Chenal Parkway. Staff feels part of the difficulty of seeing the sign is the placement of a white sign on a white wall. The applicant has indicated the building will be renovated to include a false entrance along the western fagade of the building and the building will be painted to enhance the appearance. Staff feels in changing the color of the wall and the increase in sign area to 75 square feet the signage will be visible for motorist traveling along the abutting roadways and in staff's opinion will meet the needs of the applicant for "letting customers know" the location of the business. F. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (DECEMBER 7, 2006) The applicant was present representing the request. Staff presented the item with a recommendation of denial. Mr. Ric Moore addressed the Commission as the applicant. He stated Verizon had tried to make the existing sign work but the sign area was to small to be seen from the adjoining roadways. He stated he felt a sign 150 square feet in area would serve the needs of the business and allow customers to see the sign as they were traveling along Chenal Parkway. He stated he felt the smallest sign that would still offer visibility to customers would be 100 square feet. The Commission questioned if a sign along the western facade was allowed. Staff stated the sign was allowed through the planned development process. Staff stated typically signs were only allowed adjacent to street frontages. Staff stated they felt once the building was painted and the architectural details added to the side of the building creating a visual focal point the existing sign would serve their needs. A motion was made to approve the request. The motion failed by a vote of 2 ayes, 6 noes and 3 absent. 10 ITEM NO.: 13. Z -7917-A NAME: Verizon Revised Short -form PCD LOCATION: located at 12018 Chenal Parkway Planning Staff Comments: 1. Provide notification of all 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 November 22, 2006. The Office of Planning and Development must receive the proof of notice no later than November 30, 2006. VarianceNVaivers: None requested. Public Works Conditions: No comment. Utilities and Fire Department/County Planning: Wastewater: No objections to changes in signage. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objections to changes in signage. Fire Department: No comment. Counly Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: No comment. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. Item # 13 2. Recently, along Chenal Parkway a grove of small pine trees on the front of the property was removed without approval. The site is currently in violation of the City's Landscape and Buffer Ordinances for removing the required landscaping. Submit a new landscape plan for this area. This issue should be resolved prior to any Planning Commission action on this site. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, November 22, 2006. Item # 13 FILE NO.: Z -7917-A NAME: Verizon Revised Short -form PCD LOCATION: Located at 12018 Chenal Parkway DEVELOPER: Verizon Wireless c/o FRS Group Architects/Planning/Interiors 2501 Parkview Drive, Suite 101 Fort Worth, TX 76102 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.1 acres NUMBER OF LOTS: 1 CURRENT ZONING: C-3, General Commercial District ALLOWED USES: General Commercial District uses PROPOSED ZONING: PCD 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 facade of the building. VARIAN C ESMAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 19,429 adopted by the Little Rock Board of Directors on November 1, 2005, established Verizon Short -form PCD. The property was divided into two individual retail spaces, to be leased independently, and according to the applicant the current sign allowances provided limited visibility for tenants leasing the west side of the property. The applicant requested a rezoning of the site to PCD to allow signage along the western facade of the building, which did not have public street frontage. The original application indicated a total sign area which would not exceed 240 square feet and the "V" being the largest letter with a maximum height of 57 inches. This FILE NO.: Z -7917-A (Cont. application request was later amended and the Board of Directors approved the applicant's amended request to allow signage along the western facade with a maximum area of fifty square feet. A. APPLICANT"S PROPOSAL/REQUEST: The request is to allow the placement of a sign along the western fagade of the building totaling 150 square feet in sign area. 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 than 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 was recently renovated into two spaces. Verizon is located within the western bay. 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 2 FILE NO.: Z -7917-A (Cont. 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. SUBDIVISION COMMITTEE COMMENT: (November 16, 2006) The applicant was not present. Staff presented an overview of the proposed development indicating the request to allow an increased sign area along the western facade of the building. Staff stated there were no technical issues associated with the request remaining. 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 outstanding issues associated with the request remaining from the November 16, 2006, Subdivision Committee meeting. The applicant's request includes a revision to the previously approved Planned Commercial Development to allow a large sign along the western fapade of the building. This area of the building does not have public street frontage. The previous approval allowed for a sign 50 square feet in area along the west fagade. The current request would allow a sign 150 square feet in area along this facade. Staff is not supportive of the request as proposed. Presently the sign on the front fagade of the building is 138 square feet in area. This sign area is similar to the sign area as typically allowed per building signage in a commercial zone or ten percent of the facade area. The signage as proposed along the western fagade, the area without public street frontage, is larger in sign area than the sign located on the front facade of the building. Staff is supportive of allowing a sign larger than the 50 square feet along the western fagade. Staff feels a sign 75 square feet in area would be an acceptable compromise. According to the applicant the present 50 square foot sign is difficult to see for motorist traveling westbound on Chenal Parkway. Staff feels part of the difficulty of seeing the sign is the placement of a white sign on a white wall. The applicant has indicated the building will be renovated to include a false entrance along the western facade of the building and the building will be painted to enhance the appearance. Staff feels in changing the color of the wall and the increase in sign area to 75 square feel the signage will be visible for motorist traveling along the abutting roadways and in staff's opinion will meet the needs of the applicant for "letting customers know" the location of the business, '91 FILE NO.: Z -7917-A (Cont. F. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (DECEMBER 7, 2006) The applicant was present representing the request. Staff presented the item with a recommendation of denial. Mr. Ric Moore addressed the Commission as the applicant. He stated Verizon had tried to make the existing sign work but the sign area was to small to be seen from the adjoining roadways. He stated he felt a sign 150 square feet in area would serve the needs of the business and allow customers to see the sign as they were traveling along Chenal Parkway. He stated he felt the smallest sign that would still offer visibility to customers would be 100 square feet. The Commission questioned if a sign along the western fagade was allowed. Staff stated the sign was allowed through the planned development process. Staff stated typically signs were only allowed adjacent to street frontages. Staff stated they felt once the building was painted and the architectural details added to the side of the building creating a visual focal point the existing sign would serve their needs. A motion was made to approve the request. The motion failed by a vote of 2 ayes, 6 noes and 3 absent. 2