Z-5570-A Staff AnalysisFILE NO.: Z -5570-A
NAME: MOORE MORTGAGE CO. -- SHORT -FORM PLANNED DEVELOPMENT -OFFICE
LOCATION: On the north side of Cantrell Rd., approximately 750
feet east of the Sam Peck Rd. intersection
DEVELOPER:
ENGINEER:
Pat McGetrick
MOORE MORTGAGE CO. MCGETRICK ENGINEERING
10110 W. Markham St. 11225 Huron Ln., Suite 200
Little Rock, AR 72205 Little Rock, AR 722111
227-5700 1223-9900
AREA: 1.40 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: R-2 PROPOSED USES: 0-1, Quite Office District Uses
PLANN_I_NG DISTRICT: 1
CENSUS TRACT: 42.05
VARIANCES REOUESTED: None
STATEMENT OF PROPOSAL:
The applicant proposes to remodel an existing single -story
residence, located on a 1.4 acre tract, and use the building for
uses permitted by right in the 0-1, Quite Office District. The
existing structure includes a 2 -car carport, the west wall of
which is located on the west property line of the tract. The
driveway extends from the street to this carport. Head -in
parking is proposed to be added in front of the structure and -off
the driveway, with four additional parking spaces proposed to be
provided. The required 40 foot front landscaping buffer is to be
provided, as is the required landscaping buffer at the east,
rear, and west property lines, except, obviously, at the area
where the structure extends to the property line. No variances
are requested.
A. PROPOSAL REOUEST:
Review by the Planning Commission and a recommendation for
approval to the Board of Directors is requested for a PD -O
to permit uses on the subject property which are uses
permitted by right in the 0-1 zoning district.
B. EXISTING CONDITIONS:
There is a single -story residence located on the property.
A 16 foot wide driveway runs along the west property line
and extends from Cantrell Rd. to the 2 -car carport located
within the structure which is located on the west property
line. The drive approach off Cantrell Rd. is a shared
FILE NO.: Z -5570-A Cont.
approach with the abutting property to the west. The tract
to the west is vacant, as is the property to the east.
Across Cantrell Rd. is a contractors' office building.
The existing zoning is R-2. The R-2 zoning district extends
to all properties abutting the site, including across
Cantrell Rd. to the'south.
C. ENGINEERING/ UTILITY COMMENTS:
The Public Works staff comments that: 1) there are some
technical requirements which need clarification on the site
plan; 2) plans are to submitted to the AHTD for approval; 3)
right-of-way to provide 55 feet of right-of-way from the
centerline of Cantrell Rd is to be dedicated; 4) a sidewalk
is to be constructed along the frontage of the site; 5) the
required stormwater detention analysis is to be furnished;
6) a grading permit may be required.
Water Works has no objection to the proposed development.-
Wastewater
evelopment.Wastewater comments that sewer main extensions, with
easements, will be required.
Arkansas Power and Light Co. did not furnish comments.
Southwestern Bell Telephone Co. noted that a 5 foot easement
will be required along all four sides of the perimeter of
the site. (Note that there is a conflict with the existing
building which must be addressed with Southwestern Bell.)
Arkansas Louisiana Gas Co. approved the submittal without
comment.
The Fire Department approved the submittal without comment.
D. ISSUES/LEGAL/TECHNICAL/DESIGN:
The Neighborhoods and Planning staff comments:
1) Sec. 36-456 requires that a statement describing the
character of the development, and including the
rationale behind the assumptions and choices made, be
provided. This has not been done. This "Project
Narrative" is essential. This letter must include a
complete description of the use(s) requested, with the
floor area for each type use.
2) Sec. 36-456 requires that the proposed treatment of the
perimeter of the site be addressed. This requirement
has not been met.
3) There is a shared drive approach off Cantrell Rd., and
the site plan does not indicate that there is an access
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FILE NO.: Z -5570-A Cont.
easement to provide for the mutual use of the drive
approach by both property owners who share this
approach. A cross -access easement needs to be
provided.
4) The site plan does not locate proposed signage, nor,
since there is not project narrative, is there either a
request for signage or a request for any certain size
of sign.
5) Sec. 36-502(2)g. provides that, for business and
professional office uses, one parking space for each
400 square feet of floor area to be provided. The
existing structure contains 1766 square feet;
therefore, 5 parking spaces are required. Six spaces
(four new and two existing in the carport) are
provided.
6) Landscape review comments that the existing drive
projects over the 25' wide landscape buffer required
along the west property line if this were a new
project. A 6' high opaque screen, either a wood "good
neighbor" fence or dense evergreen plantings, are
required along the east and west property lines to
screen on-site business activity from the adjacent
residentially zoned properties. A berm, wall, or dense
evergreen plantings will be required to provide
screening on the parking lot from Cantrell Rd. One
tree per 20' will be required within the landscape
buffer parallel with Cantrell Rd. A sprinkler system
to water landscaped areas is required. A 3' wide
building landscape strip between the public parking
area and the building should be provided. The width of
the propose parking lot should be increased by 41 to
provide the 40' required by ordinance.
7) The Planning Staff comments that the area is in the
River Mountain planning district, and the adopted land
use plan indicates that the subject tract is in the
transition zone. For sites less than two acres, zoning
requests must be pursued using the Planned District
process. Office uses, as proposed, are in conformance
with the adopted plan.
E. ANALYSIS•
The site is in a sparsely developed area along Cantrell Rd.
There is a C-3 use (a contractors' office) across the street
from the site. The use of the residential structure for
office uses, in an area which is developing as office and
multi -family uses in conformance with the Land Use Plan, is
appropriate.
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FILE NO.: Z -5570-A (Cont_.)
F. STAFF RECOMMENDATIONS:
Staff recommends approval of the proposed PD -0
USDIVISI N COMMITTEE COMMENT: (APRIL 27, 1995)
Mr. Pat McGetrick, the project engineer, was present. Staff
reviewed with the Committee members the proposed site plan. The
Public Works staff and Neighborhoods and Planning staff outlined
their comments contained in the discussion outline. There was a
discussion regarding the shared drive access straddling the west
property line, and shared with the tract to the west. Mr.
McGetrick said that he would investigate whether there was a
cross -access easement established when the drive approach was
constructed. He related that the Arkansas Highway and
Transportation Department had constructed the drive approach when
Cantrell Rd. was re -constructed. There was a discussion
regarding the adequacy of the proposed number of parking spaces;
however, it was determined that the number of spaces provided
exceeds the minimum number of spaces required by the ordinance.
It was also pointed out that the depth of the parking and the
maneuvering space needed to comply with the regulations.
Landscape review noted the need for providing the required
landscape buffering along the Cantrell Rd. frontage of the site.
The committee then forwarded the item to the full Commission for
the public hearing.
PLANNING COMMISSION ACTION: (MAY 16, 1995)
Staff reported that all issues had been resolved, and that staff
recommended approval of the PD -0. The item was included on the
Consent Agenda for approval, and was approved with the approval of
the Consent Agenda with the vote of 11 ayes, 0 nays, 0 abstentions,
and 0 absent.
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