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HomeMy WebLinkAboutZ-6642 Staff AnalysisFILE NO.: Z-6642 NAME: McHenry - Short -Form PD -O LOCATION: 8210 Henderson Road DEVELOPER: ENGINEER: Robert and Donna McHenry Marlar Engineering 8100 Henderson Lane 5318 J.F.K. Blvd. Little Rock, AR 72210 No. Little Rock, AR 72116 AREA: 2.00 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: AF ALLOWED USES: Agriculture and Forestry, Single -Family residential PROPOSED USE: Office VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to rezone the two (2) acre property at 8210 Henderson Road from AF to PD -O in order to convert the existing 1,920 square foot single-family structure to an office for a law firm. The firm is the McHenry Law Firm which consists of four (4) lawyers and two (2) paralegals. The firm specializes in civil litigation and does not require the presence of clients at the office location. The applicant proposes to maintain the residential appearance of the property. The two car garage- will be converted into a room. The applicant proposes to use the existing driveway on the property for parking. The applicants, Robert and Donna McHenry, are requesting that the PD -O zoning be for their property ownership only. When the law firm is closed or relocated, the property will revert to a single-family residential use. FILE NO.: Z-6642 (Cont.) B. EXISTING CONDITIONS: The site contains a brick and frame bi-level single-family residence and gravel driveway. There are several large hardwood trees on the property. The general area contains several single-family residences on large lots. There is a large amount of pasture land in this immediately area as well as undeveloped, wooded property. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comments from the neighborhood. There was no established neighborhood association to notify. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: There are future streets on MSP crossing this property; dedication of right-of-way for these streets is required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside service boundary, no comment. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: No Comment. Water: A water main extension and approval of the City will be required in order to obtain water service. Fire Department: No Comment. County Planning: No Comment received. CATA: No Comment. Not currently served by CATA. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the Crystal Valley Planning District. The Land Use Plan shows residential and agricultural in this area. In keeping with the rural nature of the area, any development should be referenced to that type of large lot development in relation to screening, vehicular use areas, retaining a residential look to the structure, residential scale signage, etc. This POD should be for this use only and afterwards should revert to single family 2 FILE NO.: Z-6642 (Cont.) and the structure should be designed to be able to be converted to residential use afterwards. This area is not covered by a neighborhood action plan. Landscape Issues: No Comments. G. ANALYSIS: The applicant submitted a revised site plan and additional information to staff on April 1, 1999. The site plan shows a smaller area (2 acres) to be rezoned than was originally proposed. The applicant notes that the hours of operation will be from 8:30 a.m. to 5:30 p.m., Monday through Friday. The typical number of parking spaces required for an office of this size would be four (4) spaces. Staff feels that the existing driveway will accommodate four vehicles and that no additional area of parking should be added. This will help maintain the residential character of the property. As noted in paragraph A., there will be no client/customer traffic at this location. As of this writing, Public Works has not commented on the revised site plan and proposed area of rezoning with respect to right-of-way dedication as noted in paragraph D. It should be determined whether right-of-way dedication will be required with this two (2) acre rezoning. Staff will attempt to have this issue resolved prior to the public hearing. Otherwise, there should be no outstanding issues associated with this application. Staff feels that the PD -O as requested by the applicant should have no adverse effect on the area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -O rezoning with the following conditions: 1. Compliance with the comments as noted in paragraphs E and F of this report. 2. The PD -O rezoning will be for Robert and Donna McHenry's ownership and specific use only. When the law office closes or is relocated, or if the McHenrys sell the property, it will revert back to a single-family residential use. 3 FILE NO.: Z-6642 (Cont.) 3. One small wall sign (1 to 2 square feet in area) will be allowed to identify the building. 4. Public Works will comment as to whether any additional right-of-way dedication will be required. SUBDIVISION COMMITTEE COMMENT: (MARCH 25, 1999) Robert and Donna McHenry were present, representing the application. Staff gave a brief description of the proposal. In response to questions from staff, the applicants stated that the hours of operation would be from 8:30 a.m. to 5:30 p.m., Monday through Friday. It was also noted that the existing driveway would be used for parking and that a very small wall sign (approximately 1 square foot) would be used to identify the building. These were proposed as ways to maintain the residential character of the property. The Public Works requirement for right-of-way dedication was discussed. A possible deferral of right-of-way dedication was discussed, as was the possibility of moving the proposed zoning lines to create a smaller area to be rezoned which would not abut the right-of-way for the future streets. This issue was discussed in detail. After the discussion, the Committee forwarded the rezoning to the full Commission for resolution. PLANNING COMMISSION ACTION: (APRIL 15, 1999) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. 4 April 15, 1999 ITEM NO.: 8 FILE NO.: Z-6642 NAME: McHenry - Short -Form PD -O LOCATION: 8210 Henderson Road DEVELOPER: Robert and Donna McHenry 8100 Henderson Lane Little Rock, AR 72210 AREA: 2.00 acres ZONING: AF ENGINEER: Marlar Engineering 5318 J.F.K. Blvd. No. Little Rock, AR 72116 NUMBER OF LOTS: 1 FT. NEW STREET: 0 ALLOWED USES: Agriculture and Forestry, Single -Family residential PROPOSED USE: Office VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to rezone the two (2) acre property at 8210 Henderson Road from AF to PD -O in order to convert the existing 1,920 square foot single-family structure to an office for a law firm. The firm is the McHenry Law Firm which consists of four (4) lawyers and two (2) paralegals. The firm specializes in civil litigation and does not require the presence of clients at the office location. The applicant proposes to maintain the residential appearance of the property. The two car garage will be converted into a room. The applicant proposes to use the existing driveway on the property for parking. The applicants, Robert and Donna McHenry, are requesting that the PD -O zoning be for their property ownership only. When the law firm is closed or relocated, the property will revert to a single-family residential use. April 15, 1999 SUBDIVISION ITEM NO.: 8 (Cont.) B. EXISTING CONDITIONS: FILE NO.: Z-6642 The site contains a brick and frame bi-level single-family residence and gravel driveway. There are several large hardwood trees on the property. The general area contains several single-family residences on large lots. There is a large amount of pasture land in this immediately area as well as undeveloped, wooded property. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comments from the neighborhood. There was no established neighborhood association to notify. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: There are future streets on MSP crossing this property; dedication of right-of-way for these streets is required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside service boundary, no comment. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: No Comment. Water: A water main extension and approval of the City will be required in order to obtain water service. Fire Department: No Comment. County Plannin : No Comment received. CATA: No Comment. Not currently served by CATA. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the Crystal Valley Planning District. The Land Use Plan shows residential and agricultural in this area. In keeping with the rural nature of the area, any development should be referenced to that type of large lot development in relation to screening, vehicular use areas, retaining a residential look to the structure, 2 April 15, 1999 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6642 residential scale signage, etc. This POD should be for this use only and afterwards should revert to single family and the structure should be designed to be able to be converted to residential use afterwards. This area is not covered by a neighborhood action plan. Landscape Issues: No Comments. G. ANALYSIS: The applicant submitted a revised site plan and additional information to staff on April 1, 1999. The site plan shows a smaller area (2 acres) to be rezoned than was originally proposed. The applicant notes that the hours of operation will be from 8:30 a.m. to 5:30 p.m., Monday through Friday. The typical number of parking spaces required for an office of this size would be four (4) spaces. Staff feels that the existing driveway will accommodate four vehicles and that no additional area of parking should be added. This will help maintain the residential character of the property. As noted in paragraph A., there will be no client/customer traffic at this location. As of this writing, Public Works has not commented on the revised site plan and proposed area of rezoning with respect to right-of-way dedication as noted in paragraph D. It should be determined whether right-of-way dedication will be required with this two (2) acre rezoning. Staff will attempt to have this issue resolved prior to the public hearing. Otherwise, there should be no outstanding issues associated with this application. Staff feels that the PD -0 as requested by the applicant should have no adverse effect on the area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -0 rezoning with the following conditions: 1. Compliance with the comments as noted in paragraphs E and F of this report. 3 April 15, 1999 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6642 2. The PD -0 rezoning will be for Robert and Donna McHenry's ownership and specific use only. When the law office closes or is relocated, or if the McHenrys sell the property, it will revert back to a single-family residential use. 3. One small wall sign (1 to 2 square feet in area) will be allowed to identify the building. 4. Public Works will comment as to whether any additional right-of-way dedication will be required. SUBDIVISION COMMITTEE COMMENT: (MARCH 25, 1999) Robert and Donna McHenry were present, representing the application. Staff gave a brief description of the proposal. In response to questions from staff, the applicants stated that the hours of operation would be from 8:30 a.m. to 5:30 p.m., Monday through Friday. It was also noted that the existing driveway would be used for parking and that a very small wall sign (approximately 1 square foot) would be used to identify the building. These were proposed as ways to maintain the residential character of the property. The Public Works requirement for right-of-way dedication was discussed. A possible deferral of right-of-way dedication was discussed, as was the possibility of moving the proposed zoning lines to create a smaller area to be rezoned which would not abut the right-of-way for the future streets. This issue was discussed in detail. After the discussion, the Committee forwarded the rezoning to the full Commission for resolution. PLANNING COMMISSION ACTION: (APRIL 15, 1999) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. 4