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HomeMy WebLinkAboutZ-7119 Staff AnalysisFILE NO.: Z-7119 NAME: Superior Federal Bank at the Ranch Short -Form PD -O LOCATION: Northeast corner of Ranch Drive and Cantrell Road DEVELOPER: Superior Federal Bank 5000 Rogers Avenue Fort Smith, AR 72903 AREA: 1.67 Acre ENGINEER: Development Consultants, Inc. 2000 Rodney Parham Road Suite 220 Little Rock, AR 72212 NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: C-2 PROPOSED ZONING: PD -O CURRENT ALLOWED USES: Commercial PROPOSED USE: Bank VARIANCES/WAIVERS REQUESTED: Variance from the minimum driveway separation on Ranch Drive. A. PROPOSAL/REQUEST: The applicant proposes the rezoning of this 1.67 -acre tract of C-2 zoned property at the Ranch to PD -O for a bank. The Highway 10 Design Overlay calls for a minimum lot size of 2 acres. This site contains 1.67 acres. The applicant proposes a common access easement and drive shown on the northern and eastern boundary of the proposed lot. The drive along the northern boundary is planned to connect to Katillius Road to the east. The drive along the eastern boundary will provide access to the lots between Ranch Drive and Katillius Road from Cantrell Road without using FILE NO.: Z-7119 (Cont. individual curb cuts. The drive is proposed to be for right -turn movement only from and onto Cantrell Road. A deceleration lane and acceleration taper is also proposed on Cantrell Road. B. EXISTING CONDITIONS: The site is vacant and cleared with no trees on the site. Other uses in the area include two large office buildings, Leisure Arts to the north and Cingular to the west of the site; a Texaco Quick Shop to the east; and single-family residential south of Cantrell Road. One structure, formerly a single-family structure, has been converted to a veterinary clinic. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one phone call, which indicated support of the application. All property owners within 200 feet of the site, all residents who could be identified, within 300 feet of the site and the Johnson Ranch Neighborhood Association and the Aberdeen Court 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 55 feet from centerline will be required. 2. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Stormwater detention ordinance applies to this property. 6. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. 7. A Sketch Grading and Drainage Plan is required prior to Subdivision Committee meeting, or no later than 5 days before Planning Commission hearing. 8. Grading permit will be required on this development. 9. Contact the ADPC&E for approval prior to start of work. `a FILE NO.: Z-7119 (Cont.) 10. This development involves issues related to street lighting. The property owner may be responsible for installation of new streetlights or modification (if required) of existing streetlights. Property owner must contact Traffic Engineering (Steve Philpott @ 340-4880) to verify street lighting requirements for this project. 11. Move driveway on Ranch Drive to just around the corner on the common access drive - one way in, due to planned signalization. 12. Sidewalks are required on the common access drive. 13. Show dimensions of deceleration/ acceleration lanes and island at the Hwy. 10 driveway. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for project. Contact Jim Boyd at 376- 2903 for details. Entergy: No comment received. ARID;: No comment received. Southwestern Bell: Approved as submitted. Water: An acreage charge of $300 per acre and a development fee based on the size of connection applies in addition to normal charges for service to this property. Contact Marie Dugan at 992-2438 for details. Fire Department: Place fire hydrants per city code. Contact Dennis Free at 918-3752 for details. County Planning: No comment received. CATA: Project site is located on Express Bus Route #25 and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Pinnacle Planning District. The property is zoned C-2 Shopping Center. Currently, the Land Use Plan shows Commercial for this property with Office across Ranch Drive and Single Family across Cantrell. The proposed zoning of Planned Development - Office for a bank would be a lesser intensity than would be 3 FILE NO.: Z-7119 (Cont.) possible under Commercial. Therefore, it is not necessary at this time to modify the Future Land Use Plan. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape Issues: Areas set-aside for buffers and landscaping meet with ordinance requirements. Building Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT: (December 6, 2001) Robert Brown was present, representing the application. Staff briefly described the PD -O, noting additions, which were needed on the site plan. Tad Borkowski, Public Works staff, stated with the signalization of Ranch Drive and Cantrell Road there was some concern with allowing the driveway on the west property line. Mr. Borkowski asked if the applicant would consider moving the drive to the rear of the property accessing the site from the area labeled on the site plan as Future Drive Extension to Katillius Road. Mr. Brown then asked if Public Works would consider allowing the access on Ranch Drive if the drive was designed to be a right -in / right -out only access. Mr. Borkowski was not very receptive to this solution. Mr. Brown stated he would discuss both options with the applicant and work with Public Works to finalize the details. Tad Borkowski then stated Mr. Brown would need to submit a sketch grading and drainage plan. Mr. Brown questioned the need for a drainage plan on a flat site. Mr. Borkowski stated there was a drainage ditch adjacent if not encroaching the site. He stated the drainage plan would identify the location of existing drainage and eliminate concerns which had been raised by Public Works. Mr. Brown indicated he would work with staff to resolve the issues which had been raised and resubmit the site plan with the detail requested by staff. 4 FILE NO.: Z-7119 (Cont.) H. ANALYSIS: The applicant submitted a revised site plan to staff noting most of the concerns raised by staff and the Subdivision Committee. The project sign has been added at the southwest corner of the property. The applicant notes the sign area will conform to the Highway 10 Design Overlay District requirements. The applicant also proposes wall mounted building signage on the fagades which have public street frontage. The applicant also notes there will not be a dumpster located on the site. The applicant has requested a variance to allow a reduced driveway separation on Ranch Drive. The applicant proposes the driveway to be approximately 230 feet from the intersection with Cantrell Road. Public Works has indicated the driveway on Ranch Drive should be moved to the rear property line to not allow customers exiting the site to conflict with traffic stacking at the intersection. The applicant has indicated moving the access point from Ranch Drive to the northern boundary does not allow for the desired circulation. The applicant proposes the driveway on Ranch Drive be a one- way, right -in and right -out only access. Otherwise, to staff's knowledge, there are no outstanding issues associated with this PD -O. The proposed PD -O zoning request for Superior Federal Bank at the Ranch Short -Form PD -O should have no adverse impact on the general area. I. STAFF RECOMMENDATION: Staff recommends approval of the PD -O subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. Staff does not support the applicant's request to have a driveway onto Ranch Drive. PLANNING COMMISSION ACTION: (JANUARY 3, 2002) Mr. Robert Brown, Development Consultants, Inc., and Mr. Stan Bailey, President and CEO of Superior Federal Bank, were present 5 FILE NO.: Z-7119 (Cont.) representing the application. There were no objectors present. Staff presented the application with a recommendation of approval subject to compliance with the conditions outlined above in the "staff recommendation". Tad Browowski, Public Works Staff, stated there had been some dialogue between the applicant and Public Works concerning the denial of the request for a driveway location on Ranch Drive. He stated the applicant had indicated a willingness to work with Public Works in the future should traffic entering the bank parking lot become a hindrance to traffic traveling south on Ranch Drive. Mr. Borkowski requested the bank make a statement for the record which indicated a commitment to alleviate the congestion and bear the cost should the situation arise. Mr. Stan Bailey, President and CEO of Superior Federal Bank, stated in the previous four years the bank had worked with the city on several projects to eliminate traffic concerns and in each of those cases bore the expense. He stated at some point in the future should a situation arise on Ranch Drive the bank would be more than willing to work with the city to eliminate traffic concerns in the area and bear the expense for eliminating these concerns should the bank be at fault. Commissioner Lowery made a motion to approve the application as filed to include all staff comments, the statement by Mr. Bailey and the comments of Public Works. The vote passed by 11 ayes, 0 noes, and 0 absent. January 3, 2002 ITEM NO.: 11 FILE NO.: Z-7119 NAME: Superior Federal Bank at the Ranch Short -Form PD -O LOCATION: Northeast corner of Ranch Drive and Cantrell Road DEVELOPER: ENGINEER: Superior Federal Bank Development Consultants, Inc. 5000 Rogers Avenue 2000 Rodney Parham Road Fort Smith, AR 72903 Suite 220 Little Rock, AR 72212 AREA: 1.67 Acre NUMBER OF LOTS: 1 CURRENT ZONING: C-2 PROPOSED ZONING: PD -O CURRENT ALLOWED USES: Commercial PROPOSED USE: Bank VARIANCES/WAIVERS REQUESTED: separation on Ranch Drive. A. PROPOSAL/REQUEST: FT. NEW STREET: 0 Variance from the minimum driveway The applicant proposes the rezoning of this 1.67 -acre tract of C-2 zoned property at the Ranch to PD -O for a bank. The Highway 10 Design Overlay calls for a minimum lot size of 2 acres. This site contains 1.67 acres. The applicant proposes a common access easement and drive shown on the northern and eastern boundary of the proposed lot. The drive along the northern boundary is planned to connect to Katillius Road to the east. The drive along the eastern boundary will provide access to the lots between Ranch Drive and Katillius Road from Cantrell Road without using 1 January 3, 2002 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7119 individual curb cuts. The drive is proposed to be for right -turn movement only from and onto Cantrell Road. A deceleration lane and acceleration taper is also proposed on Cantrell Road. B. EXISTING CONDITIONS: The site is vacant and cleared with no trees on the site. Other uses in the area include two large office buildings, Leisure Arts to the north and Cingular to the west of the site; a Texaco Quick Shop to the east; and single-family residential south of Cantrell Road. One structure, formerly a single-family structure, has been converted to a veterinary clinic. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one phone call, which indicated support of the application. All property owners within 200 feet of the site, all residents who could be identified, within 300 feet of the site and the Johnson Ranch Neighborhood Association and the Aberdeen Court 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 55 feet from centerline will be required. 2. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Stormwater detention ordinance applies to this property. 6. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. 7. A Sketch Grading and Drainage Plan is required prior to Subdivision Committee meeting, or no later than 5 days before Planning Commission hearing. 2 January 3, 2002 SUBDIVISION ITEM NO.: 11 (Cont. FILE NO.: Z-7119 8. Grading permit will be required on this development. 9. Contact the ADPC&E for approval prior to start of work. 10. This development involves issues related to street lighting. The property owner may be responsible for installation of new streetlights or modification (if required) of existing streetlights. Property owner must contact Traffic Engineering (Steve Philpott @ 340-4880) to verify street lighting requirements for this project. 11. Move driveway on Ranch Drive to just around the corner on the common access drive - one way in, due to planned signalization. 12. Sidewalks are required on the common access drive. 13. Show dimensions of deceleration/ acceleration lanes and island at the Hwy. 10 driveway. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for project. Contact Jim Boyd at 376- 2903 for details. Enter: No comment received. ARKLA: No comment received. Southwestern Bell: Approved as submitted. Water: An acreage charge of $300 per acre and a development fee based on the size of connection applies in addition to normal charges for service to this property. Contact Marie Dugan at 992-2438 for details. Fire Department: Place fire hydrants per city code. Contact Dennis Free at 918-3752 for details. County Planning: No comment received. CATA: Project site is located on Express Bus Route #25 and has no effect on bus radius, turnout and route. 3 January 3, 2002 SUBDIVISION ITEM NO.: 11 (Cont.) F. ISSUES/TECHNICAL/DESIGN: Planning Division: FILE NO.: Z-7119 This request is located in the Pinnacle Planning District. The property is zoned C-2 Shopping Center. Currently, the Land Use Plan shows Commercial for this property with Office across Ranch Drive and Single Family across Cantrell. The proposed zoning of Planned Development - Office for a bank would be a lesser intensity than would be possible under Commercial. Therefore, it is not necessary at this time to modify the Future Land Use Plan. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape Issues: Areas set-aside for buffers and landscaping meet with ordinance requirements. Building Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT: (December 6, 2001) Robert Brown was present, representing the application. Staff briefly described the PD -O, noting additions, which were needed on the site plan. Tad Borkowski, Public Works staff, stated with the signalization of Ranch Drive and Cantrell Road there was some concern with allowing the driveway on the west property line. Mr. Borkowski asked if the applicant would consider moving the drive to the rear of the property accessing the site from the area labeled on the site plan as Future Drive Extension to Katillius Road. Mr. Brown then asked if Public Works would consider allowing the access on Ranch Drive if the drive was designed to be a right -in / right -out only access. Mr. Borkowski was not 4 January 3, 2002 SUBDIVISION ITEM NO.: 11 (Cont. FILE NO.: Z-7119 very receptive to this solution. Mr. Brown stated he would discuss both options with the applicant and work with Public Works to finalize the details. Tad Borkowski then stated Mr. Brown would need to submit a sketch grading and drainage plan. Mr. Brown questioned the need for a drainage plan on a flat site. Mr. Borkowski stated there was a drainage ditch adjacent if not encroaching the site. He stated the drainage plan would identify the location of existing drainage and eliminate concerns which had been raised by Public Works. Mr. Brown indicated he would work with staff to resolve the issues which had been raised and resubmit the site plan with the detail requested by staff. H. ANALYSIS: The applicant submitted a revised site plan to staff noting most of the concerns raised by staff and the Subdivision Committee. The project sign has been added• at the southwest corner of the property. The applicant notes the sign area will conform to the Highway 10 Design Overlay District requirements. The applicant also proposes wall mounted building signage on the fagades which have public street frontage. The applicant also notes there will not be a dumpster located on the site. The applicant has requested a variance to allow a reduced driveway separation on Ranch Drive. The applicant proposes the driveway to be approximately 230 feet from the intersection with Cantrell Road. Public Works has indicated the driveway on Ranch Drive should be moved to the rear property line to not allow customers exiting the site to conflict with traffic stacking at the intersection. The applicant has indicated moving the access point from Ranch Drive to the northern boundary does not allow for the desired circulation. The applicant proposes the driveway on Ranch Drive be a one- way, right -in and right -out only access. Otherwise, to staff's knowledge, there are no outstanding issues associated with this PD -O. The proposed PD -O zoning 5 January 3, 2002 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7119 request for Superior Federal Bank at the Ranch Short -Form PD -0 should have no adverse impact on the general area. I. STAFF RECOMMENDATION: Staff recommends approval of the PD -0 subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. Staff does not support the applicant's request to have a driveway onto Ranch Drive. PLANNING COMMISSION ACTION: (JANUARY 3, 2002) Mr. Robert Brown, Development Consultants, Inc., and Mr. Stan Bailey, President and CEO of Superior Federal Bank, were present representing the application. There were no objectors present. Staff presented the application with a recommendation of approval subject to compliance with the conditions outlined above in the "staff recommendation". Tad Browowski, Public Works Staff, stated there had been some dialogue between the applicant and Public Works concerning the denial of the request for a driveway location on Ranch Drive. He stated the applicant had indicated a willingness to work with Public Works in the future should traffic entering the bank parking lot become a hindrance to traffic traveling south on Ranch Drive. Mr. Borkowski requested the bank make a statement for the record which indicated a commitment to alleviate the congestion and bear the cost should the situation arise. Mr. Stan Bailey, President and CEO of Superior Federal Bank, stated in the previous four years the bank had worked with the city on several projects to eliminate traffic concerns and in each of those cases bore the expense. He stated at some point in the future should a situation arise on Ranch Drive the bank would be more than willing to work with the city to eliminate traffic concerns in the area and bear the expense for eliminating these concerns should the bank be at fault. F January 3, 2002 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7119 Commissioner Lowery made a motion to approve the application as filed to include all staff comments, the statement by Mr. Bailey and the comments of Public Works. The vote passed by 11 ayes, 0 noes, and 0 absent. 7 Item No. 11. Superior Federal Bank at the Ranch Short Form PD -0 (Z-7119) Planning Staff Comments: 1. Provide a certified list of abutting property owners along with notice form with affidavit executed and proof of mailing. 2. Show vicinity map to scale. 3. Check proposed building coverage to General Notes. (Drive through canopy is considered a part of the building coverage.) 4. Will there be a ground mounted sign on the site? If so indicate on the site plan with details (height and area). 5. Indicate the area of any wall mounted signage on the site plan. 6. Any site lighting must be low level and directed away from residentially zoned property. 7. Is the trash enclosure a dumpster? If not will there be a dumpster on the site? If so indicate location on the site plan with screening (required on 3 sides with 8' high opaque fence or wall). 8. Indicate building height on the site plan. 9. Change the general note to PD -0 and more clearly label the building area and hours of operation. Variance/Waivers: None requested. Public Works: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-ofway to 55 feet from centerline will be required. 2. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Stormwater detention ordinance applies to this property. 6. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. 7. A Sketch Grading and Drainage Plan is required prior to subdivision committee meeting, or no later than 5 days before Planning Commission hearing. 8. Grading permit will be required on this development. 9. Contact the ADPC&E for approval prior to start of work. 10. This development involves issues related to street lighting. The property owner may be responsible for installation of new streetlights or modification (if required) of existing street lights. Property owner must contact Traffic Engineering (Steve Philpott @ 340-4880) to verify street lighting requirements for this project. 11. Move driveway on Ranch Drive to just around the corner on the common access drive — one way in, due to planned signalization. 12. Sidewalks are required on the common access drive. 13. Show dimensions of deceleration/acceleration lanes and island at the Hwy. 10 driveway. Utilities and Fire De artment/Coun Planning: Wastewater: Sewer main extension required with easements if service is required for project. Contact Jim Boyd at 376-2903 for details. ENTERGY: No comment received. Page 2 Superior Federal Bank at the Ranch Short Form PD -0 (Z-7119) ARKLA: No comment received. Southwestern Bell: Approved as submitted_ Water: An acreage charge of $300 per acre and a development fee based on the size of connection applies in addition to normal charges for service to this property. Contact Marie Dugan at 992- 2438 922438 for details. Fire Department: Place fire hydrants per code. Contact Dennis Free at 918-3752 for details. County Planning_ No comment received. CATA: Project site is located on Express Bus Route #25 and has no effect on bus radius turnout and route. Planning Division: This request is located in the Pinnacle Planning District. The property is zoned C-2 Shopping Center. Currently, the Land Use Plan shows Commercial for this property with Office to the west across Ranch Drive and Single Family to the south across Cantrell Road. The proposed zoning of Planned Development - Office for a bank would be of a lesser intensity than would be possible under Commercial. Therefore, it is not necessary at this time to modify the Future Land Use Plan. Landscape: Areas set aside for buffers and landscaping meet with ordinance requirements. An irrigation system to water landscaped areas will be required. Submit 4 copies of the revised site plan (to include the additional information as noted above) to staff no later than Wednesday, December 12, 2001.