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HomeMy WebLinkAboutZ-7917-B Staff AnalysisLE NO.: Z -7917-B NAME: Verizon Wireless Revised Short -form PCD LOCATION: Located at 12018 Chenal Parkway DEVELOPER: Verizon Wireless c/o Pinnacle Signs and Graphics 14710 Cantrell Road Little Rock, AR 72223 ENGINEER: White-Daters and Associates #24 Rahling Road Little Rock, AR 72223 AREA: 1.19 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: C-3, General Commercial District Uses — Wall sign west fagade 75 square feet PROPOSED ZONING: Revised PCD PROPOSED USE: C-3, General Commercial District Uses — Wall sign west facade 117 square feet VARIANCESIWAIVERS REQUESTED: None requested. BACKGROUND: The site was constructed as a single user building which housed a Gateway computer store. Once the original tenant moved from the site the property was divided into two (2) individual retail spaces, to be leased independently. An application request was filed to allow'signage on the western wall of the building; the wall was located without public street frontage. According to the applicant the sign allowances per the Ordinance provided limited visibility for tenants leasing the west side of the property. Based on the FILE NO.: Z -7917-B (Cont property being located within the Chenal Parkway/Financial Center Design Overlay District the only option for allowance of signage without public street frontage required the applicant to file a Planned Development application and rezone the site from C-3, General Commercial District. The allowable uses for the site remained as C-3, General Commercial District uses. The applicant requested the rezoning of the site to PCD to allow signage along the western fagade of the building, located without public street frontage. The original application for Verizon 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. During the Planning Commission public hearing the applicant reduced the total sign area being requested to 100 square feet. The application request was amended during the Board of Directors meeting as well. The Board of Directors approved the applicant's amended request to allow signage along the western fagade with a maximum area of fifty (50) square feet by the adoption of Ordinance No. 19,429 on November 1, 2005. On December 7, 2006, the Little Rock Planning Commission denied a request to allow expanded signage on the western fagade of this building. The request was to allow the placement of a sign without public street frontage with a total sign area of 150 square feet. The developers indicated a new facade would be placed on the front and west walls changing the color of the building and adding architectural elements such as brick accents and false windows. During the public hearing process the applicant indicated the smallest sign acceptable to serve the needs and provide visibility would be 100 square feet in area. The denial was appealed to the Board of Directors. The applicant amended the request at the Board of Directors meeting to limit the signage to seventy-five (75) square feet. Ordinance No. 19,724 adopted by the Little Rock Board of Directors on March 20, 2007, approved signage on the western facade not to exceed seventy-five (75) square feet in sign area. A. PROPOSAL/REQUEST: The applicant is now proposing to revise the previously approved PCD to increase the signage located on the western facade. According to the applicant's cover letter the reason for the request is that current signage has poor visibility for the traffic traveling eastbound on Chenal Parkway. The letter states as good signage is critical to any retail operation, Verizon would like to maximize its visibility to all traffic on Chenal. Additional data provided indicates the west elevation of the building is 33 feet high and 100 feet in width for a total facade area of 3,300 square feet. The existing sign is 32 inches high and 210 inches wide for a total sign area of 50 square feet. The sign proposed is 50 inches high and 335 inches wide for a total sign area of 117 square feet. 2 FILE NO.: Z -7917-B (Cont. The Bill of Assurance for the Subdivision indicates the covenants are to run with the land and shall be binding on all parties for a period of twenty-five (25) years from the date of recording after which time said covenants shall have an automatic extension for successive periods of ten (10 years unless an instrument signed by a majority of the owners of lots in the Parkway West Addition has been recorded, agreeing to change of said covenants in whole or part. The Bill of Assurance for this lots does not address specifics related to signage. B. EXISTING CONDITIONS: The site contains a two (2) bay commercial building with one side occupied by Verizon and the other with an eye care use. The area is built -out. Wal -mart is located to the south with a bank located to the east. There are several restaurants in the area to the northeast, west and northwest. This site has a right in right out drive onto Chenal Parkway. Persons traveling from the west do not have direct access to the site but must turn on Westhaven Drive and access the site through the adjacent restaurant site parking lot. There is a wall sign located on the west fagade of the building identifying Verizon. The sign permit indicates the sign is 50 square feet. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from the area property owners. All property owners located within 200 -feet of the site, all residents, who could be identified, located within 300 feet of the site and the Gibraltar Heights Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer service available to this project. Entergy: No comment received. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: No comment. 3 FILE NO.: Z -7917-B (Co F G H County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. ISSUESITECHNICAUDESIGN: 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 revised Short -form PCD, with no change in land use proposed. The proposed land uses in the Planned Development are consistent with the Commercial Category. Master Street Plan: Chenal Parkway is a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Chenal Parkway since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in the immediate vicinity. Neighborhood Action Plan: This area is covered by the Rock Creek Neighborhood Plan. The plan does not address the issue of signage on commercial buildings. Landscape: No comment on the proposed signage request. SUBDIVISION COMMITTEE COMMENT: (November 12, 2009) The applicant was present. Staff presented the item with a history of the signage request for the site. Staff stated the current approval allowed for 75 -square feet of signage along the western fagade. Staff stated the sign currently located on the west wall was 50 square feet. Staff stated Verizon was requesting to be allowed a sign 50 inches high and 335 inches wide for a total sign area of 117 square feet. Staff stated there were no outstanding technical issues associated with the request. There was a brief discussion by the Committee members and the applicant concerning the request, previous request and the allowable signage. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: There were no outstanding technical issues in need of addressing raised at the November 12, 2009, Subdivision Committee meeting. The request is to allow CI FILE NO.: Z -7917-B (Cont. wall signage on the west elevation of the building which is located without public street frontage. The wall is 33 feet high and a 100 feet wide for a total facade area of 3,300 square feet. The existing sign is 32 inches high and 210 inches wide for a total sign area of 50 square feet. The new sign proposed is 50 inches high and 335 inches wide for a total sign area of 117 square feet. Staff is not supportive of allowing the increase in signage as proposed by the applicant. The current approval allows for a sign 75 square feet in area on the western wall which is a fifty (50) percent increase in the total sign area than the current fifty (50) square foot sign located on the building. As stated in staff's previous recommendation staff feels any limited visibility of the sign is due to the white sign being placed on a white wall. The applicant indicated during the application process in 2007 that improvements would be made to the building and the color of the building would be changed to allow for added visibility of the sign. These improvements have not occurred. The existing wall sign located on the front of the building facing Chenal Parkway is 138 square feet and also located on Chenal Parkway is a monument sign 96 square feet in area. Staff feels the site has adequate signage to inform customers of the location. STAFF RECOMMENDATION, Staff recommends denial of the request. PLANNING COMMISSION ACTION: (DECEMBER 3, 2009) Mr. Sherman Tate and Mr. Mike Rutter were present representing the request. There was a registered objector present. Staff presented the item with a recommendation of denial. Mr. Tate stated when persons traveled east on Chenal Parkway it was difficult to see the sign located on the western wall of the building. He stated signage was a necessity for business to attract new customers. He stated based on the location of the wall and the elevation of the wall this could be viewed as a wall with street frontage. He stated he did not feel Verizon was asking for anything out of the ordinary just a way for customers to find the store. Mr. Rutter stated visual communication was very important to businesses. He stated a facilities ability to succeed was based on visual communication. He stated the west wall functioned as a street frontage. He stated the wall had a clear unobstructed view from the parkway. He stated the existing sign was 1.5 percent of the wall facade. He stated the new sign was proposed at 3.5 percent of the facade area. Ms. Ruth Bell addressed the Commission in opposition of the request. She stated the League of Women Voters opposed the request when the application was initially filed and continued to oppose the request. She stated when driving this area of the parkway 5 FILE NO.: Z -7917-B (Cont. it was important to watch for vehicles and not look for signage. She stated there was a point signage became visual clutter and no longer serve the intended purpose. There was a general discussion by the Commission concerning the existing signage and visibility. Commissioner Smith and Commissioner Rector commented they had driven the parkway and the existing sign was not visible. Commissioner Yates questioned Mr. Tate if he would be willing to remove the sign on the front of the store to be allowed signage on the west wall as proposed. Mr. Tate stated he was not willing to remove the sign on the front of the building to be allowed signage on the west wall. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 7 ayes, 2 noes, 0 absent and 2 open positions. December 3, 2009 ITEM NO.: 14 NAME: Verizon Wireless Revised Short -form PCD LOCATION: Located at 12018 Chenal Parkway DEVELOPER: Verizon Wireless c/o Pinnacle Signs and Graphics 14710 Cantrell Road Little Rock, AR 72223 ENGINEER: White-Daters and Associates #24 Rahling Road Little Rock, AR 72223 AREA: 1.19 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 PCD NO.: Z-7917 FT. NEW STREET: 0 LF C-3, General Commercial District Uses — Wall sign west fagade 75 square feet Revised PCD C-3, General Commercial District Uses — Wall sign west facade 117 square feet VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The site was constructed as a single user building which housed a Gateway computer store. Once the original tenant moved from the site the property _was divided into two (2) individual retail spaces, to be leased independently. An application request was filed to allow signage on the western wall of the building; *the wall was located without public street frontage. According to the applicant the sign allowances per the Ordinance provided limited visibility for tenants leasing the west side of the property. Based on the property being located within the Chenal Parkway/Financial Center Design Overlay District the only option for allowance of signage without public street frontage required December 3, 2009 SUBDIVISION ITEM NO.: 14 [Cont. FILE NO.: Z -7917-B the applicant to file a Planned Development application and rezone the site from C-3, General Commercial District. The allowable uses for the site remained as C-3, General Commercial District uses. The applicant requested the rezoning of the site to PCD to allow signage along the western fagade of the building, located without public street frontage. The original application for Verizon 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. During the Planning Commission public hearing the applicant reduced the total sign area being requested to 100 square feet. The application request was amended during the Board of Directors meeting as well. The Board of Directors approved the applicant's amended request to allow signage along the western fagade with a maximum area of fifty (50) square feet by the adoption of Ordinance No. 19,429 on November 1, 2005. On December 7, 2006, the Little Rock Planning Commission denied a request to allow expanded signage on the western facade of this building. The request was to allow the placement of a sign without public street frontage with a total sign area of 150 square feet. The developers indicated a new facade would be placed on the front and west walls changing the color of the building and adding architectural elements such as brick accents and false windows. During the public hearing process the applicant indicated the smallest sign acceptable to serve the needs and provide visibility would be 100 square feet in area. The denial was appealed to the Board of Directors. The applicant amended the request at the Board of Directors meeting to limit the signage to seventy-five (75) square feet. Ordinance No. 19,724 adopted by the Little Rock Board of Directors on March 20, 2007, approved signage on the western fagade not to exceed seventy-five (75) square feet in sign area. A. PROPOSAUREQUEST: The applicant is now proposing to revise the previously approved PCD to increase the signage located on the western fagade. According to the applicant's cover letter the reason for the request is that current signage has poor visibility for the traffic traveling eastbound on Chenal Parkway. The letter states as good signage is critical to any retail operation, Verizon would like to maximize its visibility to all traffic on Chenal. Additional data provided indicates the west elevation of the building is 33 feet high and 100 feet in width for a total fagade area of 3,300 square feet. The existing sign is 32 inches high and 210 inches wide for a total sign area of 50 square feet. The sign proposed is 50 inches high and 335 inches wide for a total sign area of 117 square feet. 2 December 3, 2009 SUBDIVISION ITEM NO.: 14 (Cont. FILE NO.: Z -7917-B The Bill of Assurance for the Subdivision indicates the covenants are to run with the land and shall be binding on all parties for a period of twenty-five (25) years from the date of recording after which time said covenants shall have an automatic extension for successive periods of ten (10 years unless an instrument signed by a majority of the owners of lots in the Parkway West Addition has been recorded, agreeing to change of said covenants in whole or part. The Bill of Assurance for this lots does not address specifics related to signage. EXISTING CONDITIONS: The site contains a two (2) bay commercial building with one side occupied by Verizon and the other with an eye care use. The area is built -out. Wal -mart is located to the south with a bank located to the east. There are several restaurants in the area to the northeast, west and northwest. This site has a right in right out drive onto Chenal Parkway. Persons traveling from the west do not have direct access to the site but must turn on Westhaven Drive and access the site through the adjacent restaurant site parking lot. There is a wall sign located on the west facade of the building identifying Verizon. The sign permit indicates the sign is 50 square feet. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from the area property owners. All property owners located within 200 -feet of the site, all residents, who could be identified, located within 300 feet of the site and the Gibraltar Heights Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer service available to this project. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. 3 December 3, 2009 SUBDIVISION ITEM NO.: 14 (Cont. F. G Central Arkansas Water: No objection. Fire Department: No comment. County Planning: No comment. FILE NO.: Z -7917-B CATA: The site is not located on a dedicated CATA Bus Route, 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 revised Short -form PCD, with no change in land use proposed. The proposed land uses in the Planned Development are consistent with the Commercial Category. Master Street Plan: Chenal Parkway is a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Chenal Parkway since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in the immediate vicinity. Neighborhood Action Plan: This area is covered by the Rock Creek Neighborhood Plan. The plan does not address the issue of signage on commercial buildings. Landscape: No comment on the proposed signage request. SUBDIVISION COMMITTEE COMMENT: (November 12, 2009) The applicant was present. Staff presented the item with a history of the signage request for the site. Staff stated the current approval allowed for 75 -square feet of signage along the western facade. Staff stated the sign currently located on the west wall was 50 square feet. Staff stated Verizon was requesting to be allowed a sign 50 inches high and 335 inches wide for a total sign area of 117 square feet. Staff stated there were no outstanding technical issues associated with the request. There was a brief discussion by the Committee members and the applicant concerning the request, previous request and the allowable signage. There was C! December 3, 2009 SUBDIVISION ITEM NO.: 14 FILE NO.: Z -7917-B no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues in need of addressing raised at the November 12, 2009, Subdivision Committee meeting. The request is to allow wall signage on the west elevation of the building which is located without public street frontage. The wall is 33 feet high and a 100 feet wide for a total facade area of 3,300 square feet. The existing sign is 32 inches high and 210 inches wide for a total sign area of 50 square feet. The new sign proposed is 50 inches high and 335 inches wide for a total sign area of 117 square feet. Staff is not supportive of allowing the increase in signage as proposed by the applicant. The current approval allows for a sign 75 square feet in area on the western wall which is a fifty (50) percent increase in the total sign area than the current fifty (50) square foot sign located on the building. As stated in staff's previous recommendation staff feels any limited visibility of the sign is due to the white sign being placed on a white wall. The applicant indicated during the application process in 2007 that improvements would be made to the building and the color of the building would be changed to allow for added visibility of the sign. These improvements have not occurred. The existing wall sign located on the front of the building facing Chenal Parkway is 138 square feet and also located on Chenal Parkway is a monument sign 96 square feet in area. Staff feels the site has adequate signage to inform customers of the location. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (DECEMBER 3, 2009) Mr. Sherman Tate and Mr. Mike Rutter were present representing the request. There was a registered objector present. Staff presented the item with a recommendation of denial. Mr. Tate stated when persons traveled east on Chenal Parkway it was difficult to see the sign located on the western wall of the building. He stated signage was a necessity for business to attract new customers. He stated based on the location of the wall and the elevation of the wall this could be viewed as a wall with street frontage. He stated he did not feel Verizon was asking for anything out of the ordinary just a way for customers to find the store. 5 December 3, 2009 SUBDIVISION ITEM NO.: 14 [Cont. FILE NO.: Z -7917-B Mr. Rutter stated visual communication was very important to businesses. He stated a facilities ability to succeed was based on visual communication. He stated the west wall functioned as a street frontage. He stated the wall had a clear unobstructed view from the parkway. He stated the existing sign was 1.5 percent of the wall fagade. He stated the new sign was proposed at 3.5 percent of the facade area. Ms. Ruth Bell addressed the Commission in opposition of the request. She stated the League of Women Voters opposed the request when the application was initially filed and continued to oppose the request. She stated when driving this area of the parkway it was important to watch for vehicles and not look for signage. She stated there was a point signage became visual clutter and no longer serve the intended purpose. There was a general discussion by the Commission concerning the existing signage and visibility. Commissioner Smith and Commissioner Rector commented they had driven the parkway and the existing sign was not visible. Commissioner Yates questioned Mr. Tate if he would be willing to remove the sign on the front of the store to be allowed signage on the west wall as proposed. Mr. Tate stated he was not willing to remove the sign on the front of the building to be allowed signage on the west wall. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 7 ayes, 2 noes, 0 absent and 2 open positions. 9 ITEM NO.: 14. Z-791 NAME: Verizon Wireless 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 19, 2009. The Office of Planning and Development must receive the proof of notice no later than November 25, 2009. Variance/Waivers: None requested. Public Works Conditions - No comment. Utilities and Fire Department/County Planning: Wastewater: Sewer service available to this project. Entergy: No comment received. Center -Point Energy: no comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: No comment. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. 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 revised Short -form PCD, with no change in land use proposed. The proposed land uses in the Planned Development are consistent with the Commercial Category. Master Street Plan: Chenal Parkway is a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to Item # 14. minimize negative effects of traffic and pedestrians on Chenal Parkway since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in the immediate vicinity. Neighborhood Action Plan: This area is covered by the Rock Creek Neighborhood Plan. The plan does not address the issue of signage on commercial buildings. Landscape: No comment on the proposed signage request Revised platiplan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, November 19, 2009. Item # 14.