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HomeMy WebLinkAboutZ-7771 Staff AnalysisJanuary 20, 2005 ITEM NO.: 22.1 FILE NO.: Z-7771 NAME: Ludwig Complex Long -Form PCD LOCATION: NW corner of Pinnacle Valley and County Farm Roads DEVELOPER: Gene Ludwig 8501 Pinnacle Valley Road Little Rock, AR 72223 501-868-7500 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 501-821-1667 AREA: 37.2± Acres CURRENT ZONING: AF PROPOSED ZONING: PCD NUMBER OF LOTS: 1 FT. NEW STREET: 0 ALLOWED USES: Single Family, Agricultural uses and recreational uses. PROPOSED USE: Single Family, Office and concrete pump truck company VARIANCES/WAIVERS REQUESTED: 1. 5 -year deferral of street improvements A. PROPOSAL/REQUEST: A PCD is requested to allow for development of a complex containing four (4) buildings and associated parking and drives. The proposed buildings are as follow: 1. 9,000 square foot, two-story law office 2. 8,000 square foot, two-story single family residence 3. 6,600 square foot, service truck garage with 16' tall side walls and five, January 20, 2005 SUBDIVISION ITEM NO.: 22.1 [Cont. FILE NO.: Z- 20 -foot wide garage doors 4. 6,600 square foot, service truck garage with 24' tall side walls and five, 20 -foot wide garage doors A proposed land use plan amendment is a separate item on this agenda (LU05-20-01) B. EXISTING CONDITIONS: The property is undeveloped and has been used in the past as pasture. The area around the site is rural in nature and contains single family homes and small farms. Three parks are located in the general vicinity; Two Rivers Park, Maumelle Corps of Engineers Park and Pinnacle Mountain State Park. C. NEIGHBORHOOD COMMENTS: Notices were sent to all owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the River Valley Neighborhood Association. As of this writing, staff has received several telephone calls roughly divided between those of an informational nature and those in opposition to the proposal. D. ENGINEERING COMMENTS: Public Works Conditions: Pinnacle Valley Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Furnish signed and notarized dedications with final Board approval of the rezoning request. 3. This property is outside of the corporate limits, but within the extraterritorial boundary. No grading permits or storm water detention facilities are required. 4. Provide design of street conforming to the Master Street Plan. Construct one- half street improvement to these streets including 5 -foot sidewalks with planned development or obtain a Board of Directors deferral or waiver. 5. Obtain flood hazard permits from Pulaski County. The minimum Finish floor elevation of is required to be shown on plat for flood hazard areas. 2 January 20, 2005 SUBDIVISION ITEM NO.: 22.1 (Cont.)FILE NO.: Z-7771 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING - Wastewater: Outside service boundary. No Comment. Entergy: No Comments received. Reliant: No Comments received. Southwestern Bell: No Comments received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This development will have minor impact on the existing water distribution system. Proposed water facilities will be size to provide adequate pressure and fire protection. Fire Department: Outside service boundary, submit comments from local volunteer Fire Department which serves this area. County Planning: A driveway permit should be obtained from Pulaski County Road and Bridge Department 340-6800. 2. A Permit for Development in the Floodplain and an Engineering "No Adverse Impact" Certificate should be obtained from Pulaski County Planning and Development. 340-8260 3. Show all proposed and existing drainage structures. 4. Provide copies of NPDES Permit and Clearing Permit for our records. 5. Indicate owners and use(s) of adjoining parcels. 6. Show the boundary. 3 January 20, 2005 SUBDIVISION ITEM NO.: 22.1 (Cont.) FILE NO.: Z-7771 7. Where are the limits of the floodway in relation to this parcel. 8. Delineate wetland areas; if none, so state. 9. Provide construction details for the fence. A variance will be required for the construction of this fence due to flood plain/floodway issues. 10. Provide the finished floor elevation for all proposed structures. 11. Provide erosion control plan and details. 12. Contact the Corps of Engineers, if you have not done so. 13. Because of the nature of the proposed materials hauling business, this project will be subject to industrial standards for building setbacks and improvements. 14. Show building setback lines. 15. Survey must meet minimum standards. 16. Note: "Development shall meet the standards of the City of Little Rock and Pulaski County." 17. All work in the right-of-way will require a permit from Pulaski County Road and Bridge Department. CATA: The site is not located on a CATA bus route. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Single Family and Park/Open Space for this property. The applicant has applied for a PCD for law offices, a private residence, and concrete pump truck storage. A land use plan amendment for a change to Mixed Use is a separate item on this agenda. 4 January 20, 2005 SUBDIVISION ITEM NO.: 22.1 (Cont. Master Street Plan: FILE NO.: Z-7771 Pinnacle Valley Road is shown as a Minor Arterial on the Master Street Plan and County Farm Road is shown as a Collector. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area and the primary function of a Collector Street is to provide a connection from Local Streets to Arterials. These streets will require dedication of right-of-way and will require street improvements. A Class III Bikeway is shown on Pinnacle Valley Road and County Farm Road. A Class III Bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. 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_lssues: Compliance with City's Landscape and Buffer Ordinances is required. The landscape ordinance requires a minimum of 8% of the paved areas be landscaped with interior islands of at least 7 Y2 feet in width and 150 square feet in area. Building landscaping requirements are not shown. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. Trees that are to be preserved will need protective orange fencing placed around the critical root zone areas prior to the beginning of any construction. This will need to be noted on both the grading/site plan and the landscape plan. An automatic irrigation system to water landscaped area will be required. Prior to a building permit being issued, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. F7 January 20, 2005 SUBDIVISION ITEM NO.: 22.1(Cont.)FILE NO.: Z-7771 The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENTS: (DECEMBER 29, 2004) Joe White was present representing the application. Staff presented the item and requested additional information regarding signage, number of employees per business, days and hours of operation of each business, site lighting, fencing and phasing of the development. Staff asked the applicant to locate and label any outside storage areas and to more clearly define the requested uses. The applicant was asked to provide more details on the proposed concrete pumper truck operation. Staff noted that a neighboring property owner had raised questions regarding access to his property over an old path that went through Mr. Ludwig's property. The applicant was asked to address the issue of continued access to that adjacent property. Public Works, Utility, Landscape and County Planning Comments were noted. The applicant was directed to meet with those agencies regarding their comments. The applicant was instructed to reply to staff issues by Wednesday, January 5, 2005. The Committee forwarded the item to the full Commission. H. ANALYSIS: The 37.21 t acre tract located at the northwest corner of the intersection of Pinnacle Valley Road and County Farm Road is currently zoned AF, Agriculture and Forestry. The property is undeveloped and has been used as pasture. The applicant proposes to rezone the property to allow for the development of a multiple -building complex containing a single-family residence, a law office and two buildings for a concrete pumper truck operation. The buildings are proposed to be built in a compound style around a parking lot courtyard. The buildings will have setbacks of 545 feet from Pinnacle Valley Road on the south, 530 feet from Pinnacle Valley Road on the east, 458 feet from the north property line and 150 feet from the west property bordering the Little Maumelle River. The four buildings are a two-story, 9,000 square foot law office;; a two-story 8,000 square foot single family residence; and two, 6,600 square foot, one-story buildings to be used as garages for the concrete pumper trucks. A series of screening walls and wrought iron fences will connect the buildings, creating a courtyard. Two separate parking lots will be located within the courtyard area. A 21 -space parking lot will be accessed from the front of the C. January 20, 2005 SUBDIVISION ITEM NO.: 22.1 (Cont. FILE NO.: Z-7771 compound. These spaces are for the law office and residence. A separate, 16 -space parking lot and truck maneuvering area is to be accessed from the west side of the compound. This area will serve the proposed concrete pumper truck business. The truck parking lot will be screened entirely by the buildings and walls. The buildings will be white with green metal roofs; a style which is compatible with the "Kentucky Horse Farm" theme that has been used by other newer development in the area. Ranch style fencing will enclose the property as a whole as well as line the driveway and encircle the compound. A single driveway will provide access from Pinnacle Valley Road on the south. The applicant is requesting a deferral of street improvements for 5 years or until adjacent development. The applicant, on January 5, 2005, submitted responses to issues raised at Subdivision Committee. The site plan shows three ground mounted signs; one on each street frontage to be of a monument style, not to exceed 8 feet in height, 2 feet in length and 100 square feet in area; and an unspecified ornamental monument sign within the circular part of the driveway. The proposed uses include the single family residence for the owner's family or management, the law office practice of Ludwig Law Firm, PLC, and the dispatch location for the pump truck business. Pump trucks are to be parked within the screened compound until they are dispatched. Other than parking, only light washing and light maintenance of the trucks would occur on the site. This business will also include some offices for management, accounting and telephone dispatching. The business is proposed to have up to 18-20 trucks. The law firm is proposed to employ 7 full-time and 2 part-time employees. If the pump truck business grows to 18-20 trucks, it would employ 19-20 drivers and 2- 3 office workers. Hours of operation are proposed as 8:00 a.m. to 5:00 p.m., Monday through Friday for the law firm and 6:00 a.m. to 3:30 p.m. Monday through Friday for the pump truck business with limited activity on some Saturdays. The site is proposed to be developed in one phase. Lighting is proposed to comply with dark -sky standards. A single dumpster location has been shown behind the compound. The dumpster will be screened to comply with Code. The owners of the property adjacent to the west have been using an undedicated access "road" through this site to their property for many years. Staff has been provided Geological Survey Maps dating back to 1961 which show some sort of access. The neighboring property owners have raised concern about maintaining that access. The applicant has committed to working with these persons to try to resolve their access concerns. 7 January 20, 2005 SUBDIVISION ITEM NO.: 22.1 (Cont. FILE NO.: Z - Staff is not supportive of the project as proposed. Staff can support the proposed single family residence and law office, with the "Kentucky Horse Farm" enclosed compound design proposed by the applicant. Staff cannot, however, support the proposed concrete pumper truck business. This aspect of the proposal is very intense, bordering on industrial in nature. Staff does not believe it is appropriate to permit a business of this nature and intensity at this site. Additionally, staff is concerned about the impact of a proposed business that requires the use of multiple, heavy trucks on substandard county and city streets. The potential for damage to the streets and vehicle accidents would be increased with this proposed use. Additionally, staff does not support the applicant's proposal to have three signs or to have the size signs requested. If approved, staff believes signage should be limited to one ground -mounted sign not to exceed the size and height allowed in office zones; 6 feet in height and 64 square feet in area. STAFF RECOMMENDATIONS: Staff recommends denial of the application. PLANNING COMMISSION ACTION: (JANUARY 20, 2005) The applicant was present. There were several supporters and one objector present. Staff had received a few telephone calls, one fax and two e-mails of opposition and one e-mail of support. Staff presented the item and a recommendation of denial. The applicant, Gene Ludwig, spoke in support of his application. He stated he had the support of 99% of the residents and the majority of the property owners in the area. He showed a map indicating the location of those in support. He stated his proposed plan had more open space than developed area. Mr. Ludwig showed renderings of his proposed project. He stated the pumper truck business had been located on Cantrell Road near Pinnacle Valley Road for 30 years with no apparent ill effect. He described the trucks as narrower than a school bus and about the same length. Mr. Ludwig described the truck operation; stating the trucks run an average of 1 '/2 times in the winter and less in the summer. He stated the trucks were cleaned at the construction site and only minor maintenance would occur at this site. Mr. Ludwig stated he had resolved the access issue with the Dyer family. He suggested a condition that he will execute an access easement to provide access to the Dyer property. In response to questions from the Commission, Mr. Ludwig confirmed that only light maintenance of the trucks and pumps would occur on this site and the trucks weighed 46,000 — 52,000 pounds. 0 January 20, 2005 SUBDIVISION ITEM NO.: 22.1 (Cont. FILE NO.: Z-7771 During the ensuing discussion, Mr. Ludwig stated he was amending his application to have only two ground mounted monument signs not to exceed 64 square feet in area. Staff stated they would support allowing one sign on each street frontage. There was then a discussion of the requested street improvement deferral. Gary Aday, of 8112 Pinnacle Valley Road, spoke in support of the application. He checked off a list of several positive points. Mr. Aday stated he found the concept of "doing less on more" as very appealing. He stated the trucks would be screened and the proposed facility was beautiful. Brenda Norwood, of 7301 Hidden Valley, spoke in opposition. She stated she felt the development would have a negative impact and she was not aware of large-scale neighborhood support. Christian Harris, attorney for the Dyer family, stated their differences with Mr. Ludwig had been resolved and they no longer objected. Commissioner Yates asked how many trucks were currently in the fleet. Mr. Ludwig responded that he had 14 and had no problem with limiting his proposal to 17 to 18 trucks. In response to a question from Commissioner Williams, Director of Planning and Development Tony Bozynski stated he was still opposed to the truck aspect. He stated he could not support what he viewed as an industrial use at this location. Commissioner Rector asked if the business was not already in the area. Dana Carney of the Planning Staff stated there was a great difference between having the use at a nonconforming location on Hwy. 10 and expanding the business onto this site. In response to a question from Chairman Rahman, Mr. Ludwig stated he wished to proceed with his application. A motion was made to approve the application as amended subject to compliance with all staff comments and conditions, except the recommendation of denial. The vote was 8 ayes, 3 noes and 0 absent; approving the motion.