HomeMy WebLinkAboutS-0207-D Staff AnalysisAugust 31, 2017
ITEM NO.: 3 FILE NO.: S-207-C
NAME: Bowman Heights Apartments Revised Subdivision Site Plan Review
LOCATION: Located at 420 Markham Mesa Place
DEVELOPER:
Arkansas Sign and Neon
Attn. Kevin Honea
8525 Distribution Drive
Little Rock, AR 72209
AREA: 3.54 acres
WARD: 6
CURRENT ZONING
NUMBER OF LOTS: 1
PLANNING DISTRICT: 2
M F-24
FT. NEW STREET: 0 LF
CENSUS TRACT: 22.09
VARIANCE/WAIVERS: A variance from Section 36-552 to allow an increased sign
height and sign area for the existing apartment development.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The property was zoned MF-24 in 1971. It appears the apartments were
developed in 1981. The site was developed with signage as allowed in
multi -family zones or a maximum of six (6) feet in height and 24 square feet in
sign area. The current request is to allow the placement of a new entry sign
along Mara Lynn which is proposed with a sign cradled in brick columns. The
columns are indicated 8.8-feet high. The overall sign width is 9.6-feet wide. The
face of the sign is 6.75-feet high and 6.08-feet wide resulting in the face of the
size containing 41.06 square feet.
B. EXISTING CONDITIONS:
The site is developed with a number of apartments including some duplex and
fourplex units. There are apartments and condos located to the north, south,
east and west of this site. Further south of this site are commercial uses fronting
onto West Markham Street. There is a single-family neighborhood located to the
northwest of this site, the Woodland Hills Subdivision.
August 31, 2017
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-207-C
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site along with the Beverly Hills
Property Owners Association, the Walnut Valley Property Owners Association
and the Woodland Hills/Aspen Highland Property Owners Association were
notified of the public hearing.
D. SUBDIVISION COMMITTEE COMMENT: (August 9, 2017)
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 for the placement of a sign which
exceeded the height and area allowed per Section 36-552 of the Little Rock
Code of Ordinances. Staff stated the maximum sign height allowed per the
ordinance was six (6) feet and the maximum sign area allowed was 32 square
feet. There were no more issues for discussion. The Committee then forwarded
the item to the full Commission for final action.
E. ANALYSIS:
There were few outstanding technical issues associated with the request in need
of addressing related to the site plan. The request is a revision to their previously
approved signage plan. The request includes a variance from Section 36-552 to
allow an increase in the height and area for the proposed sign to serve the
existing multi -family development. The development was approved with signage
as allowed in multi -family zones or a maximum of six (6) feet in height and
24 square feet in sign area. The zoning ordinance states the height of a sign is
measured as the vertical distance measured from the highest point of the sign,
including decorate embellishments to the grade of the adjacent street or the
surface grade beneath the sign, whichever is less. Sign area is defined as that
area enclosed by one (1) continuous line connecting the extreme points or edge
of a sign. The area shall be determined using the largest sign area or silhouette
visible at any one (1) time from any one (1) point. This area does not include the
main supporting sign structure but all other ornamental attachments, inner
connecting links, etc., which are not a part of the main supports of the sign, are to
be included in determining sign area.
The applicant is seeking approval to allow the placement of a new entry sign
along Mara Lynn which is proposed with a sign cradled in brick columns. The
columns are indicated 8.8-feet high. The overall sign width is 9.6-feet wide. The
face of the sign is 6.75-feet high and 6.08-feet wide resulting in the face of the
sign containing 41.06 square feet. There are no other modifications proposed to
the previously approved site/development plan.
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August 31, 2017
SUBDIVISION
ITEM NO.: 3 (Cont.
FILE NO.: S-207-C
Staff is supportive of the applicant's request. The applicant is seeking approval
of the new sign as an enhancement to the developed site. To staff's knowledge
there are no remaining outstanding technical issues associated with the request.
Staff feels the development sign as proposed is appropriate.
F. STAFF RECOMMENDATION:
Staff recommends approval of the request to allow a modification to the
previously approved signage plan as proposed by the applicant.
Staff recommends approval of a variance from Section 36-552 to allow an
increase in the height and sign area for the existing multi -family development.
PLANNING COMMISSION ACTION: (AUGUST 31, 2017)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request to allow a
modification to the previously approved signage plan as proposed by the applicant.
Staff presented a recommendation of approval of a variance from Section 36-552 to
allow an increase in the height and sign area for the existing multi -family development.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent.
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