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HomeMy WebLinkAboutZ-3740-C Staff AnalysisFILE NO.: Z -3740-B NAME: Branch Bank of the Ozarks Short -form POD LOCATION: On the southeast- corner of Cantrell Road and the east leg of Taylor Loop Road DEVELOPER: ENGINEER - Barnes, Quinn, Flake & Anderson McGetrick and McGetrick P.O. Box 3546 319 E President Clinton Avenue Little Rock, AR 72203 Little Rock, AR 72201 AREA: 1.037 Acres NUMBER OF LOTS: 1' FT. NEW STREET: 0 CURRENT ZONING: R-2 and C-3 ALLOWED USES: Single-family Residential and General Commercial PROPOSED ZONING: POD PROPOSED USE: Bank VARIANCES/WAIVERS REQUESTED: None Requested. BACKGROUND: On September 15, 1981 the Board of Directors denied a request to rezone a portion of the property from R-2 to C-3 to establish a conforming use for an antique shop located on the west side of the site. On February 19, 1985 the Board of Directors approved Ordinance No. 14,828 rezoning a portion of the property from R-2, Single-family to C-3, General Commercial. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property located at 14825 Cantrell Road from R-21 Single-family and C-3, General Commercial to a Planned Office Development to allow a branch bank to develop on the site. The existing structure will be removed to allow for the development. FILE NO.: Z -3740-B (Cont.) The applicant proposes access from Cantrell Road as well as Taylor Loop Road. The applicant proposes a single -story 2370 square foot building and three drive-through teller windows. The applicant also proposes an ATM machine to be located on the east end of the drive-through canopy. There are 16 parking spaces proposed as a part of the development. B. EXISTING CONDITIONS: The commercial zoned portion of the site contains a converted single-family structure currently being used as a custom picture framing business. The remainder of the site is undeveloped. The vacant Harvest Foods store is located to the west of the site and a mix of commercial and office uses in a strip center are located to the north of the site. There are also various vacant single-family structures to the northwest of the site. Uses to the east include a vacant dilapidated single-family structure and a bank. Uses to the south along Taylor Loop Road include a mix of office and single-family residential. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received numerous informational phone calls concerning the rezoning request. All property owners within 200 feet of the site, all residents within 300 feet of the site who could be identified and the Westchester/Heatherbrae Property Owners Association, Westbury Neighborhood Association and Secluded Hills Property Owners Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1- Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 65 feet from centerline will be required. 2. Taylor Loop Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 3. A 20 feet radial dedication of right-of-way is required at the intersection of Taylor Loop Road and Cantrell Road. 4. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 -foot sidewalks with the Planned Development. On Cantrell Road, construct right -turn lane of 150 feet and taper of 100 feet. W4 FILE NO.: Z -3740-B (Cont.) E. 5. Appropriate handicap ramps will be required per current ADA standards. 6. All driveways shall be concrete aprons per City Ordinance. Move driveway on Taylor Loop Road slightly to the north. 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 8. Storm water detention ordinance applies to this property. 9. Easements for proposed storm water detention facilities are required. 10. Cantrell Road has a 1998 average daily traffic count of 19,000 vehicles per day. 11. Obtain permits for improvements within State Highway right- of-way from AHTD, District VI. 12. Driveway on Cantrell Road to be 36 -foot width maximum. 13. Provide cross-sections of proposed streets at 100 -foot intervals, with Building Permit. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. ARKLA: No comment received. Southwestern Bell: Approved as submitted. Water: No objection. Fire Department: Place fire hydrants per ordinance. Contact Dennis Free at 918-3752 for details. County Planning: No comment received. CATA: Site is not located on a dedicated Bus Route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: The request is located in the River Mountain Planning District. The Future Land Use Plan shows Commercial for this property. The applicant has applied for a Planned Office Development to place a branch bank on the site. The use is less intense than allowable under the existing Future Land Use classification and does not require a Land Use Plan amendment. 3 FILE NO.: Z -3740-B (Cont. City Recognized Neighborhood Action Plan: The site lies in an area covered by the River Mountain Neighborhood Action Plan. The River Mountain Action Plan is currently under review. The Committee has determined development and redevelopment in the area should follow the original Goals stated. In the Plan completed March of 1998 there are three goals, which mentioned sidewalks and roadway construction. Under the Traffic and Transportation Goal the Plan list three Action Statements related to the development and redevelopment in the plan area. The first is to place a traffic signal at the intersection on Taylor Loop Road and Cantrell Road and the second is to reconstruct Taylor Loop Road from Hinson Road north to Cantrell Road as a 4 -lane minor arterial. This Goal also contains a statement concerning the alignment of Pinnacle Valley and Taylor Loop Roads, (Investigate an alignment of Pinnacle Valley and Taylor Loop Roads). Under the Infrastructure Goal the Plan states "Install sidewalks on the north side of Cantrell Road from Rodney Parham to Highway 300" and the Residential Development Goal states "Enforce the construction of sidewalks with all types of development". Landscape Issues: The proposed landscape strip along the western perimeter drops two feet below the minimum width requirement of 9 -feet allowed at any given point. The proposed landscape strip along the southern perimeter falls 8 1-f2 feet short of the Highway 10 Design Overlay District average width requirement of 25 -feet. Building Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT: (March 7, 2002) Mr. Pat McGetrick of McGetrick and McGetrick Engineers was present representing the application. Staff noted the proposed development was located in the HWY 10 Design Overlay District. Staff stated the development did not meet all the criteria of the Overlay District therefore, the applicant was filing for a Planned Development. Staff noted additional items needed on the site plan (ground mounted signage, label sidewalks on Cantrell Road and Taylor Loop Road, vicinity map to scale). Public Works comments were presented. Staff noted a 20 -foot radial dedication of right-of-way would be required at the intersection of Taylor Loop Road and Cantrell Road. Staff also 4 FILE NO.: Z -3740-B (Cont.) stated right-of-way would be required, 45 -foot from centerline, for Taylor Loop Road. The applicant stated the right-of-way was in place for Taylor Loop Road. Mr. McGetrick stated the city had previously bought the right-of-way adjacent to the site and set the curb cuts. He stated he would show the dedicated right- of-way on the plan. The landscaping comments were discussed. Staff stated the parking adjacent to the west property line was encroaching into the landscaping buffer. Mr. McGetrick stated he would work to mitigate the effect. The Committee determined there were no more issues associations with the proposed rezoning request. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to Staff addressing most of the issues raised by staff and the Subdivision Committee. The applicant indicated on the site plan the days and hours of operation, the number of employees and the location of the ground mounted sign. The applicant proposes a single ground -mounted monument design sign to be located in the front yard landscaped area. The sign will not exceed the maximum signage allowed for the HWY 10 Overlay design standard. The applicant proposes wall -mounted signage to be located on the building fagade facing the east (1' 4" x 8' sign area) and the west (2' 4" x 14' sign area) . The signage is well within the permitted sign area for a building fagade . The applicant proposes the days and hours of operation to be Monday through Friday from 8:00 am to 6:00 pm and Saturday from 9:00 am to 1:00 pm. The applicant estimates there will be 7 employees working at this site. Landscaping issues have been addressed. The applicant proposes a 40 -foot front yard landscaped area, exclusive of the right-of- way, consistent with the HWY 10 Overlay design standard. The applicant has relocated the driveway on Taylor Loop Road to the north thus increasing the rear yard landscaped area and meeting the 25 -foot average width requirement. The side yards fall within the minimum requirement. The site is a relatively small site (1.31 acres) and less than the minimum lot size for the Highway 10 Design Overlay District. The site also does not meet the 40 -foot minimum setback 5 FILE NO.: Z -3740-B (Cont.) requirement for the rear yard. Through the Planned Development process the applicant has submitted a development plan consistent with the purpose and intent of the HWY 10 Overlay standard. The proposed applicant has worked to meet the intent of the HWY 10 Design Overlay District requirement through the Planned Development. Otherwise to staff's knowledge, there are no outstanding issues associated with the proposed rezoning request. The request for rezoning from R-2 and C-3 to POD should have no adverse impact on the surrounding area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the proposed rezoning •request subject to compliance with the conditions outlined in Paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (MARCH 28, 2002) Mr. Pat McGetrick, McGetrick and McGetrick Engineers, was present representing the application. There were no objectors present. Staff presented the item with a recommendation of approval subject to compliance with the conditions outlined in the "Staff Recommendation" above. There was no further discussion. The application was place on the Consent Agenda for approval as recommended by staff. The vote passed by 7 ayes, 0 noes and 4 absent.