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HomeMy WebLinkAboutZ-9311 Staff AnalysisMARCH 26, 2018 ITEM NO..-8 File No.: Z-9311 Owner: SHG Management, LLC Applicant: Bhavin Patel Address: 625 W. Capitol Avenue Description: Southeast corner of W. Capitol Avenue and S. Gaines Street Zoned: UU Variance Requested: Variances are requested from the sign provisions of Sections 36-342.1 / 36-553 to allow an increased number of projecting/ under canopy signs and projecting/under canopy signs which exceed the maximum area allowed. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Hotel Proposed Use of Property: Hotel STAFF REPORT A. Public Works Issues: The signage appears to be within the right-of-way. Obtain a franchise agreement from Public Works, Civil Engineering, Bennie Nicolo (501-371-4818) for the private improvements located in the public right-of-way. The application fee is $75.00. A franchise agreement application can be found at https://www.Iittlerock.gov/city-administration/city-departments/public-works/. B. Staff Analysis: The UU zoned property at 625 W. Capitol Avenue is occupied by the Frederica Hotel, a five (5) story hotel building. The property is located at the southeast corner of W. Capitol Avenue and S. Gaines Street. The property has three (3) street frontages; W. Capitol Avenue, S. Gaines Street and W. 6t" Street. A paved parking lot is located on the east side of the building, with access drives from W. Capitol Avenue and W. 6t" Street. The hotel building and parking occupy an entire half block area. The property owner is SHG Management, LLC, represented by Bhavin Patel. The applicant recently placed two (2) projecting signs and three (3) under -canopy signs on the north (W. Capitol Avenue) building fagade, as noted on the attached site plan and photos. The two (2) projecting signs are located at the northeast and northwest corners of the hotel building. The under -canopy signs are attached to an existing covered entry area on the north side of the building, which extends over the MARCH 26, 2018 ITEM NO.: 8 (CC Z-9311 sidewalk along W. Capitol Avenue. The two (2) projecting signs each have a sign area of approximately 62.5 square feet. The projecting signs are located approximately 17 feet above the sidewalk area. The two (2) under canopy signs on the east and west sides of the covered entry area each have a sign area of approximately 17 square feet. The under -canopy sign on the north side of the covered entry area has a sign area of approximately 25 square feet. The under - canopy signs are located approximately nine (9) feet above the sidewalk along W. Capitol Avenue. The property also contains a small ground -mounted sign at the north entry driveway. The ground sign has existed on the property for a number of years. Section 36-342.1(c)(11) of the City's Zoning Ordinance (UU zoning district standards) allows signage as per Section 36-553. Section 36-553(a)(2)b. allows one (1) under -canopy or projecting sign per occupancy, not to exceed 12 square feet in sign area. The UU district standards allow signage to project into the public right-of-way. Therefore, the applicant is requesting variances from Section 36-553 to allow five (5) projecting/under-canopy signs for this property, and the signage to exceed the maximum area allowed. The applicant is requesting the proposed signage in -lieu of any wall signage on the three (3) street -fronting sides of the building. Staff is supportive of the variances to allow the projecting and under -canopy signage as proposed. Staff views the request as reasonable. The applicant is proposing approximately 184 square feet of projecting and under -canopy signage for the north fagade of the existing hotel building. As per Section 36-553, wall signage is allowed on the north, south and west building facades, as these facades have street frontage. A total of approximately 3, 000 square feet of wall signage would typically be allowed for the three (3) building facades. The applicant is proposing to have no wall signage at any time on any fagade of the building, in -lieu of the proposed projecting and under -canopy signs. Staff believes that this proposal is a very reasonable trade-off, and that the proposed projecting and under -canopy signs will have no adverse impact on the surrounding properties or the general area. C. Staff Recommendation: Staff recommends approval of the requested variances to allow an increased number of projecting and under -canopy signs with increased sign area, subject to the following conditions: 1. Compliance with the Public works requirement as noted in Paragraph A. of the Staff Report. 2. There shall be no wall signage placed on the north, south and west building facades at any time. 3. A sign permit must be obtained for each projecting and under -canopy sign. 0) MARCH 26, 2018 ITEM NO.: 8 (CON'T.) Z-9311 BOARD OF ADJUSTMENT (March 26, 2018) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. There was no further discussion. The application was placed on the Consent Agenda for approval as recommended by staff. The Consent Agenda passed by a vote of 4 ayes, 0 nays, 0 absent and 1 recusal (Allison). The application was approved