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HomeMy WebLinkAboutS-0641-N Staff AnalysisJune 30, 2016 ITEM NO.: 4 FILE NO.: S-641-N NAME: West Markham Shopping Center Revised Subdivision Site Plan Review LOCATION: 11414 West Markham Street DEVELOPER Markham West Shopping Center P.O. Box 924133 Huston, TX 77292 SURVEYOR: Thomas Engineering Co. 3810 Lookout Road North Little Rock, AR 72116 AREA: 0.70 acres of a 17.6 acre tract NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD:6 PLANNING DISTRICT: 2 — Rodney Parham CURRENT ZONING C-3, General Commercial District CENSUS TRACT: 22.09 VARIANCE/WAIVERS: A variance from Section 36-557 to allow the placement of wall signage without public street frontage on the eastern and northern facades of the building. BACKGROUND. - On February 25, 2016, the Little Rock Planning Commission approved a multiple building site plan review, Subdivision Site Plan Review, for this site. The owners proposed to remove an existing restaurant building and construct a new 5,000 square foot retail and office building. The site was platted as Lot 2, Markham Commercial Subdivision, which contained 17.6-acres. The lot includes several smaller commercial buildings and parking. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is now proposing an amendment to the previously approved site plan to allow the placement of wall signage without public street frontage. Section 36-557 of the Little Rock Code of Ordinances states all on -premises wall signs must face required street frontage except in complexes where a sign without street frontage would be the only means of identification for a tenant. June 30, 2016 SUBDIVISION ITEM NO.: 4 (Cont.)_ _ FILE NO.: S-641-N The applicant is proposing to place wall signs on the east and north elevations (located without public street frontage) each being 81.55 square feet of sign area. The sign along West Markham Street also contains 81.55 square feet of sign area. According to the applicant the sign located along West Markham Street is utilizing 52% of the total sign area allowed per the zoning ordinance (a maximum of 10% of the total fagade area). The sign along the eastern fagade totals 57% of the eastern fagade area and the north elevation sign area is proposed with 52% of the fagade area. There are no other changes proposed for the site plan nor the signage plan for the development. B. EXISTING CONDITIONS. - The area along West Markham Street includes two (2) restaurants and two (2) banks located on lease parcels. The former restaurant on this site has been demolished and construction is taking place on the new Aspen Dental Clinic. The main shopping center building is located near the rear portion of the tract and contains a number of retail uses including Sports Authority, Michael's, a shoe store and a fitness center. This area of West Markham is built out. There are a number of retail uses including restaurants, auto related businesses (tire store, audio store, auto body repair), banks and office uses. C. NEIGHBORHOOD COMMENTS: All property owners located within 200 feet of the site along with the Birchwood Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The pole mounted sign should not be located within the public right of way on West Markham Street. E. SUBDIVISION COMMITTEE COMMENT: (June 8, 2016) The applicant was not present. Staff presented an overview of the item stating there were no outstanding technical issues associated with the request. Staff stated the applicant was seeking approval to allow the placement of wall signage on the eastern and northern facades of the building, which were located without public street frontage. Staff noted the allowance of the signage as proposed would require a variance from Section 36-557 of the Little Rock Code of 2 June 30, 2016 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-641-N Ordinances. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. F. ANALYSIS: There were no outstanding technical issues raised at the June 8, 2016, Subdivision Committee meeting associated with the site plan. The applicant is seeking a revision to the previously approved site plan review request to allow the placement of additional wall signage on the building. The applicant is seeking to place wall signage on the north and east facades of the building which are located without public street frontage. Section 36-557 of the Little Rock Code of Ordinances states all on -premises wall signs must face required street frontage except in complexes where a sign without street frontage would be the only means of identification for a tenant. The applicant is proposing to place wall signs on the east and north elevations; located without public street frontage. The sign along the eastern and northern fagades contain 81.55 square feet of sign area. The eastern fagade contains 1,425 square feet. If calculated with the typical ten (10) percent sign area for wall signage 142 square feet of sign area could be placed on the fagade. The northern fagade contains 1,550 square feet. With the calculation of ten (10) percent of the fagade area for wall signage 155 square feet of sign area could be placed. As noted the eastern and northern facades are located without public street frontage and not allowed signage without approval of the variance request. The sign along West Markham Street was previously approved and is located with public street frontage. The applicant is requesting the additional signage to allow customers entering the site from the shopping center drives, along the northern and eastern sides of the building, better visibility of the building signage. There are no other changes proposed for the site plan nor the signage plan for the development Staff is supportive of the applicant's request. The applicant is seeking approval to allow additional wall signage on the building which is located without public street frontage. There are a number of businesses located within this general area which have signage similar to the applicant's proposal. Staff does not feel the request to allow the additional wall signage will adversely impact this development or the general area. G. STAFF RECOMMENDATION: Staff recommends approval of the request to allow the placement of wall signage on the northern and eastern facades as proposed by the applicant. 3 June 30, 2016 SUBDIVISION ITEM NO.: 4 (Cont. FILE NO.: PLANNING COMMISSION ACTION: (JUNE 30, 2016) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request to allow the placement of wall signage on the northern and eastern facades as proposed by the applicant. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. 0