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7/15/1997
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7/15/1997
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Meetings
Meeting Type
Regular Meeting
Document Type
Minutes
Meeting Date
07/15/1997
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In evaluating whether or not small-scale banks with drive-in facilities are appropriate in the PRO <br />district, the applicant has rightly stated that such facilities are similar to other office uses in terms of <br />hours of operation and deliveries, and can be limited in size so as to roughly equate to the traffic <br />generation/attraction intensity of a larger, allowable general office use. However, in staffs opinion <br />the drive-in facility aspect of the proposed use is a characteristic not similar to other allowable PRO <br />district uses. In fact, staff has stated before the PSAC and the Planning and Zoning Commission that <br />a bank without a drive-through facility could be appropriate in the PRO district. However, allowing <br />drive-through facilities, which are a necessary component of branch bank facilities, represents a more <br />intensive commercial use characteristic that is not appropriate in the PRO district, but is appropriate <br />in the other, more intensive and more general commercial zoning districts.. <br />Although the proposed amendment represents a fairly minor change in the characteristics of <br />commercial development allowed in the PRO district, such an amendment blurs the distinctions <br />between the PRO and other commercial zoning districts. Although distinctions are subtle "at the <br />edges" of zoning district categories, some distinctions are necessary to maintain the character of a <br />district and its resulting relationship with surrounding districts. Also, allowing a "higher commercial <br />use" such as a bank in the PRO district would set a precedent for other higher commercial uses in the <br />PRO district. Such other uses may have much lower traffic intensity than a bank but have <br />characteristics that are not appropriate in the PRO district (e.g. automotive repair, storage). <br />Therefore, it is staffs position that the proposed change, though controlled through specific criteria, <br />would inappropriately change the character of uses allowed in the PRO district. If adopted, the <br />proposed amendment will allow drive-in banks on some residentially designated properties. In staff's <br />opinion, such an allowance is not in accord with the purpose and intent of the PRO district and would <br />open the door for other inappropriate general commercial uses in the PRO district. <br />The proposed change (see attachment #4; Part 4) would limit the location and extent of banks and <br />credit institutions within PRO districts. By limiting bank sites to urban principal arterial roads, the <br />PRO -zoned sites on SR 60 and 17th Street would be the only existing PRO sites that banks would <br />be allowed on. No such facilities would be allowed on the 43rd Avenue PRO sites. Also, as <br />proposed, a bank in the PRO district would be limited to 3,000 square feet and 3 drive-in lanes and <br />would be located on a development site at least one acre in size. Such criteria would limit a <br />proliferation of banks in PRO (1 bank per acre) and would limit a bank's size to a "small-scale" <br />facility. In addition, special buffering and landscape criteria are proposed that would help mitigate <br />the increased intensity of small-scale banks by providing greater separation distances and vegetation <br />between banks and adjacent roadways and residential properties. <br />Although the applicant has proposed some other additional criteria, including a restriction to allow <br />nothing other than a 3,000 square foot bank and drive-through facilities on a 1 acre area of <br />development, it is staffs opinion that criteria should be applied in a manner that addresses bank size <br />and buffering/special setbacks but that also encourages the more desirable professional office and <br />residential uses already allowed in the PRO district. Criteria should be avoided that would crowd -out <br />"traditional" PRO uses, leaving only the lucrative bank use one acre sites. <br />Staff recommends that the Board of County Commissioners deny the proposal to allow small-scale <br />bank and credit institutions in the PRO district and adopt the proposed ordinance with Part 4 deleted. <br />I& however, the Board supports allowing banks in the PRO district, then staff recommends that such <br />an allowance be implemented by adopting the proposed ordinance, including Part 4. <br />Director Boling reviewed the Memorandum and advised that the PSAC had voted 6-2 to deny <br />and the P&Z had a 3-3 failed motion. <br />Commissioner Adams wanted to know whether those discussions involved a drive-through and <br />projected generated trips, and Director Boling stated that the applicant had acknowledged the new <br />bank would have a drive-through. <br />JULY 15, 1997 890K IA? PACE 75 <br />19 <br />
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