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HomeMy WebLinkAboutZ-5282-A Staff AnalysisMay 27, 1999 ITEM NO.: B FILE NO.: Z -5282-A NAME: Pinnacle Bank - Short Form PD -O LOCATION: Northeast corner of Rodney Parham and North Rodney Parham Roads DEVELOPER: ENGINEER: Pinnacle Bank The Wilcox Group 2610 Cantrell Road 2222 Cottondale Lane, #100 Little Rock,'AR 72202 Little Rock, AR 72202 AREA: 0.88 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 ALLOWED USES: Single -Family residential PROPOSED USE: Branch Bank VARIANCES/WAIVERS REQUESTED: None proposed. A. PROPOSAL/REQUEST: The applicant proposes to rezone the 0.88 acre site at the northeast corner of Rodney Parham and North Rodney Parham Roads from R-2 to PD -O to allow for the construction of a branch bank facility. The applicant proposes to construct a 3,580 square foot, two-story building to be located within the south one-half of the property. Drive-thru teller lanes are proposed on the west side of the building with an ATM machine on the north side. An area of parking (16 spaces) is located within the north one-half of the property. Two (2) access points are proposed from North Rodney Parham Road. The applicant is proposing to channelize grassy flat creek which runs through the eastern portion of the property and revise the existing floodway line. The applicant intends to obtain approvals from the Corps of Engineers and FEMA on May 27, 1999 SUBDIVISION ITEM NO.: B (Cont.) the floodway line revision. FILE NO.: Z -5282-A The applicant notes that the hours of operation will be from 8:30 a.m. to 5:00 p.m., Monday through Friday and 9:00 a.m. to noon on Saturday. The applicant also notes that signage will conform to the City's Zoning Ordinance requirements for office zoning. B. EXISTING CONDITIONS: The 0.88 acre site is currently overgrown with brush and small trees. There is a creek located within the east portion of the property. There is an office building and a commercial building located adjacent to this property to the east, with single- family residences immediately north. A new office building (Cypress Plaza) is located across North Rodney Parham Road to the west, with a small commercial strip center to the south across Rodney Parham Road. C. STAFF RECOMMENDATIONS: Staff has received no comments from the neighborhood as of this writing. The Pleasant Valley and Rainwood Cove Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Rodney Parham and North Rodney Parham are listed on the Master Street Plan as a minor arterials. Traffic on North Rodney Parham is 13,000 vehicles per day. A dedication of right-of-way to 45 feet from centerline is required. 2. A 20 feet radial dedication of right-of-way is required at the corner of Rodney Parham and North Rodney Parham. 3. Dedicate additional 10 feet of right-of-way for right turn lane improvements. Contact Traffic Engineer, Bill Henry, for layout and design. 4. Provide "in -lieu" contribution for North Rodney Parham improvements. 5. Dedicate regulatory floodway easement to the City. 6. Obtain Conditional Letter of Map Revision before beginning construction in floodway prior to development permit for work in Special Flood Hazard Area. Contact Ronny Loe at 371-4817 for details. 7. After construction of channel improvements in floodway, 2 May 27, 1999 SUBDIVISION ITEM NO.: B (Cont.) E. FILE NO.: Z -5282-A obtain Letter of Map Revision to update mapped floodway boundary. This letter is required for issuance of building permit. 8. City Ordinance requires no structure closer than 25 feet from floodway boundary (new or old). 9. Minimum finished floor elevation of one foot above base flood elevation proposed shall be shown on plans. Elevation certificate must be completed and submitted to Public Works Department for each structure prior to Certificate of Occupancy. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: 15" sewer main located on site. Location of main should be shown on plat. Relocation of main will be required prior to start of construction if proposed project conflicts with main location. Contact Jim Boyd at 376-2903 for details. AP&L: No Comment received. Arkla : No Comment. Southwestern Bell: No Comment. Water: An acreage charge of $300 per acre applies in addition to normal charges. Contact the Water Works regarding meter size and location. Fire Department: No Comment. County Planning: No Comment received. CATA: Plan approved as submitted. Bus may make a right turn onto Rodney Parham Road North in the future, so radii is important - o.k. as is. This site will be served by CATA Route #8 - Rodney Parham. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the Rodney Parham Planning District. The proposed change from R-2 to PD -0 for a branch bank is consistent with the Office category as shown on the Land Use Plan. Residential uses are abutting the site to the north and care should be taken to screen the northern property line with landscaping, signage should be placed near the corner, lighting should be directed away from the residential areas and the dumpster should be as far as possible way from the residential areas. In light of the additional parking spaces, parking should be pulled away 9 May 27, 1999 SUBDIVISION ITEM NO.: B (Cont.) G. H. from the residential areas. FILE NO.: Z -5282-A This site is in the River Mountain Neighborhood Plan area. In the sustainable Natural Environment section, one of the goals and objectives was to "Promote protection of natural areas and systems and urban forestry." "Preserve Grassy Flat Creek in its natural state. If changes become justified, work with Pleasant Valley Neighborhood to develop methods to minimize the impact." The creek should be softened with riparian type vegetation to help mitigate the channelization. Landscape Issues: The proposed southern street buffer along Rodney Parham Road drops at one point to a width of only five feet. The minimum width at any given point allowed by ordinance is six feet. The full street buffer width required in this area is sixteen feet. Prior to a building permit being issued, a detailed landscape plan must be approved by the Plans Review Specialist. ANALYSIS: There are two major issues related to this site which need to be resolved prior to this application being presented to the full Commission. These issues involve channelization of Grassy Flat Creek, including revision of the current floodway line, and relocation of the 15 -inch sewer main located on the site. The applicant submitted a letter to staff on March 31, 1999 requesting that this item be deferred to the May 27, 1999 agenda to allow time to address these outstanding issues. Staff supports the deferral request. STAFF RECOMMENDATIONS: Staff recommends that this application be deferred to the May 27, 1999 Planning Commission agenda for the reasons stated in paragraph G. of this report. 4 4 May 27, 1999 SUBDIVISION ITEM NO.: B (Cont. SUBDIVISION COMMITTEE COMMENT: FILE NO.: Z -5282-A (MARCH 25, 1999) Ross McCain was present, representing the application. Staff gave a brief description of the proposed site plan. There was a lengthy discussion relating to the major issues of floodway and sewer main location. Staff noted that these issues needed to be resolved prior to the application being presented to the full Commission. Staff stated that a deferral was probably in order and this issue was discussed. Mr. McCain stated that he would inform staff of a deferral request. The question was asked as to whether a left turn lane on North Rodney Parham Road was needed to accommodate the proposed northernmost drive. Public Works representatives stated that this issue would be reviewed. After the discussion, the Committee determined that a deferral would be in order, to allow the applicant time to work out the issues relating to floodway and sewer main location. PLANNING COMMISSION ACTION: (APRIL 15, 1999) Staff informed the Commission that the applicant had submitted a letter requesting that the item be deferred to the May 27, 1999 agenda. Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. PLANNING COMMISSION ACTION: (MAY 27, 1999) Frank Riggins and Ross McCain were present, representing the application. There were two persons present with concerns. Staff gave a brief description of the proposed site plan. Frank Riggins addressed the Commission in favor of the application. Randy Alexander expressed concerns with how the floodway (creek channelization) would be designed and how it would effect his property to the east. The concerns related to width and depth of the channelization. 5 May 27, 1999 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z -5282-A Ruth Bell also expressed concerns with the creek channelization. She stated that she felt that the property would not support the proposed development and the property should be left in its natural state. She stated that FEMA approval should be obtained prior to the PD -O being approved. Commissioner Putnam asked if flood waters had ever gotten on the southern part of Mr. Alexander's property. Mr. Alexander responded that water had been on the north part of the property. Commissioner Putnam expressed concerns with the creek channelization. He stated that a study should be completed before the site plan is approved. Frank Riggins stated that enough work had been done to know that the proposed channelization will have no adverse impact on the adjacent property. He stated that the property owner to the east will gain some property with the channelization. He also stated that he had met with Public Works and that Public Works had some level of comfort with the work that has been done. Commissioner Muse shared the concerns relating to the floodway. He also expressed concerns with internal vehicular circulation and access to the property. Ross McCain stated that the northernmost drive could be increased to a width of 14 feet to improve access. David Scherer, of Public Works, stated that the Public Works staff is very comfortable with the site plan and the amount of vehicle stacking space proposed. He stated that the proposed access should not create a "bottle -neck" on the property. Commissioner Muse also expressed concerns with ingress. Mr. Scherer stated that the left turn movement would yield to the right turn lane and that no conflicts should occur. Commissioner Faust noted that the Land Use Plan identified the property as office use. She asked what the advantage would be in approving the site plan prior to FEMA approval. 6 May 27, 1999 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z -5282-A Jim Lawson, Director of Planning and Development, stated that if FEMA approval changes the site plan, a building permit would not be issued. Stephen Giles, City Attorney, stated that if the Commission approves the site plan, any change in the plan as a result of FEMA approval will have to be brought back before the Commission. Mr. Scherer briefly reviewed the FEMA application process. There was a brief discussion relating to the floodway calculations which will be done and what the effects on the general area would be. Mr. Scherer stated that a large portion of this basin had already been built out. He also stated that Public Works is recommending approval of a 20 foot setback from the floodway. Commissioner Berry stated that if FEMA approval is not obtained and if the site plan fails, the property would be ideal for a conservation area. A motion was made to approve the PD -0 subject to the requirements as noted in the agenda report and the condition that FEMA approval be obtained without altering the site plan. The motion passed by a vote of 6 ayes, 2 nays and 3 absent. 7 FILE NO.: Z -5282-A NAME: Pinnacle Bank - Short Form PD -O LOCATION: Northeast corner of Rodney Parham and North Rodney Parham Roads DEVELOPER: ENGINEER: Pinnacle Bank The Wilcox Group 2610 Cantrell Road 2222 Cottondale Lane, #100 Little Rock, AR 72202 Little Rock, AR 72202 AREA: 0.88 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 ALLOWED USES: PROPOSED USE: VARIANCESMAIVERS REQUESTED: None proposed. A. PROPOSAL/REQUEST: Single -Family residential Branch Bank The applicant proposes to rezone the 0.88 acre site at the northeast corner of Rodney Parham and North Rodney Parham Roads from R-2 to PD -O to allow for the construction of a branch bank facility. The applicant proposes to construct a 3,580 square foot, two-story building to be located within the south one-half of the property. Drive-thru teller lanes are proposed on the west side of the building with an ATM machine on the north side. An area of parking (16 spaces) is located within the north one-half of the property. Two (2) access points are proposed from North Rodney Parham Road. The applicant is proposing to channelize grassy flat creek which runs through the eastern portion of the property and revise the existing floodway line. The applicant intends to obtain approvals from the Corps of Engineers and FEMA on the floodway line revision. FILE NO.: Z -5282-A (Cont.) B. C. 10 The applicant notes that the hours of operation will be from 8:30 a.m. to 5:00 p.m., Monday through Friday and 9:00 a.m. to noon on Saturday. The applicant also notes that signage will conform to the City's Zoning Ordinance requirements for office zoning. EXISTING CONDITIONS: The 0.88 acre site is currently overgrown with brush and small trees. There is a creek located within the east portion of the property. There is an office building and a commercial building located adjacent to this property to the east, with single- family residences immediately north. A new office building (Cypress Plaza) is located across North Rodney Parham Road to the west, with a small commercial strip center to the south across Rodney Parham Road. STAFF RECOMMENDATIONS: Staff has received no comments from the neighborhood as of this writing. The Pleasant Valley and Rainwood Cove Neighborhood Associations were notified of the public hearing. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Rodney Parham and North Rodney Parham are listed on the Master Street Plan as a minor arterials. Traffic on North Rodney Parham is 13,000 vehicles per day. A dedication of right-of-way to 45 feet from centerline is required. 2. A 20 feet radial dedication of right-of-way is required at the corner of Rodney Parham and North Rodney Parham. 3. Dedicate additional 10 feet of right-of-way for right turn lane improvements. Contact Traffic Engineer, Bill Henry, for layout and design. 4. Provide "in -lieu" contribution for North Rodney Parham improvements. 5. Dedicate regulatory floodway easement to the City. 6. Obtain Conditional Letter of Map Revision before beginning construction in floodway prior to development permit for work in Special Flood Hazard Area. Contact Ronny Loe at 371-4817 for details. 7. After construction of channel improvements in floodway, obtain Letter of Map Revision to update mapped floodway boundary. This letter is required for issuance of building permit. K, FILE NO.: Z -5282-A (Cont.) 8. City Ordinance requires no structure closer than 25 feet from floodway boundary (new or old). 9. Minimum finished floor elevation of one foot above base flood elevation proposed shall be shown on plans. Elevation certificate must be completed and submitted to Public Works Department for each structure prior to Certificate of Occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: 15" sewer main located on site. Location of main should be shown on plat. Relocation of main will be required prior to start of construction if proposed project conflicts with main location. Contact Jim Boyd at 376-2903 for details. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: No Comment. Water: An acreage charge of $300 per acre applies in addition to normal charges. Contact the Water Works regarding meter size and location. Fire Department: No Comment. County Planning: No Comment received. CATA: Plan approved as submitted. Bus may make a right turn onto Rodney Parham Road North in the future, so radii is important - o.k. as is. This site will be served by CATA Route #8 - Rodney Parham. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the Rodney Parham Planning District. The proposed change from R-2 to PD -0 for a branch bank is consistent with the Office category as shown on the Land Use Plan. Residential uses are abutting the site to the north and care should be taken to screen the northern property line with landscaping, signage should be placed near the corner, lighting should be directed away from the residential areas and the dumpster should be as far as possible way from the residential areas. In light of the additional parking spaces, parking should be pulled away from the residential areas. This site is in the River Mountain Neighborhood Plan area. In the sustainable Natural Environment section, one of the goals and objectives was to "Promote protection of natural 3 FILE NO.: Z -5282-A (Cont.) areas and systems and urban forestry." "Preserve Grassy Flat Creek in its natural state. If changes become justified, work with Pleasant Valley Neighborhood to develop methods to minimize the impact." The creek should be softened with riparian type vegetation to help mitigate the channelization. Landscape Issues: The proposed southern street buffer along Rodney Parham Road drops at one point to a width of only five feet. The minimum width at any given point allowed by ordinance is six feet. The full street buffer width required in this area is sixteen feet. Prior to a building permit being issued, a detailed landscape plan must be approved by the Plans Review Specialist. G. ANALYSIS: There are two major issues related to this site which need to be resolved prior to this application being presented to the full Commission. These issues involve channelization of Grassy Flat Creek, including revision of the current floodway line, and relocation of the 15 -inch sewer main located on the site. The applicant submitted a letter to staff on March 31, 1999 requesting that this item be deferred to the May 27, 1999 agenda to allow time to address these outstanding issues. Staff supports the deferral request. H. STAFF RECOMMENDATIONS: Staff recommends that this application be deferred to the May 27, 1999 Planning Commission agenda for the reasons stated in paragraph G. of this report. SUBDIVISION COMMITTEE COMMENT: (MARCH 251 1999) Ross McCain was present, representing the application. Staff gave a brief description of the proposed site plan. There was a lengthy discussion relating to the major issues of floodway and sewer main location. Staff noted that these issues needed to be resolved prior to the application being presented to the full Commission. Staff stated that a deferral was probably in order and this issue was discussed. Mr. McCain stated that he would inform staff of a deferral request. 4 FILE NO.: Z -5282-A (Cont. The question was asked as to whether a left turn lane on North Rodney Parham Road was needed to accommodate the proposed northernmost drive. Public Works representatives stated that this issue would be reviewed. After the discussion, the Committee determined that a deferral would be in order, to allow the applicant time to work out the issues relating to floodway and sewer main location. PLANNING COMMISSION ACTION: (APRIL 15, 1999) Staff informed the Commission that the applicant had submitted a letter requesting that the item be deferred to the May 27, 1999 agenda. Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. PLANNING COMMISSION ACTION: (MAY 27, 1999) Frank Riggins and Ross McCain were present, representing the application. There were two persons present with concerns. Staff gave a brief description of the proposed site plan. Frank Riggins addressed the Commission in favor of the application. Randy Alexander expressed concerns with how the floodway (creek channelization) would be designed and how it would effect his property to the east. The concerns related to width and depth of the channelization. Ruth Bell also expressed concerns with the creek channelization. She stated that she felt that the property would not support the proposed development and the property should be left in its natural state. She stated that FEMA approval should be obtained prior to the PD -0 being approved. Commissioner Putnam asked if flood waters had ever gotten on the southern part of Mr. Alexander's property. Mr. Alexander responded that water had been on the north part of the property. 5 FILE NO.: Z -5282-A (Cont.) Commissioner Putnam expressed concerns with the creek channelization. He stated that a study should be completed before the site plan is approved. Frank Riggins stated that enough work had been done to know that the proposed channelization will have no adverse impact on the adjacent property. He stated that the property owner to .the east will gain some property with the channelization. He also stated that he had met with Public Works and that Public Works had some level of comfort with the work that has been done. Commissioner Muse shared the concerns relating to the floodway. He also expressed concerns with internal vehicular circulation and access to the property. Ross McCain stated that the northernmost drive could be increased to a width of 14 feet to improve access. David Scherer, of Public Works, stated that the Public Works staff is very comfortable with the site plan and the amount of vehicle stacking space proposed. He stated that the proposed access should not create a "bottle -neck" on the property. Commissioner Muse also expressed concerns with ingress. Mr. Scherer stated that the left turn movement would yield to the right turn lane and that no conflicts should occur. - Commissioner Faust noted that the Land Use Plan identified the property as office use. She asked what the advantage would be in approving the site plan prior to FEMA approval. Jim Lawson, Director of Planning and Development, stated that if FEMA approval changes the site plan, a building permit would not be issued. Stephen Giles, City Attorney, stated that if the Commission approves the site plan, any change in the plan as a result of FEMA approval will have to be brought back before the Commission. Mr. Scherer briefly reviewed the FEMA application process. There was a brief discussion relating to the floodway calculations which will be done and what the effects on the general area would be. 0 FILE NO.: Z -5282-A (Cont. Mr. Scherer stated that a large portion -of this basin had already been built out. He also stated that Public Works is recommending approval of a 20 foot setback from the floodway. Commissioner Berry stated that if FEMA approval is not obtained and if the site plan fails, the property would be ideal for a conservation area. A motion was made to approve the PD -0 subject to the requirements as noted in the agenda report and the condition that FEMA approval be obtained without altering the site plan. The motion passed by a vote of 6 ayes, 2 nays and 3 absent. 7