OFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
FEBRUARY 15, 2005 AGENDA
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Subject An Ordinance establishing a Planned Commercial Development titled Ludwig Complex Long-Form PCD located at the northwest corner of Pinnacle Valley Road and County Farm Road. (Z-7771) |
Action Required
Ö Ordinance Resolution |
Submitted By |
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Bruce Moore City Manager |
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SYNOPSIS |
The applicant proposes to rezone the 37.21± acre tract located at the northwest corner of Pinnacle Valley Road and County Farm Road from AF to PCD 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. |
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FISCAL IMPACT |
None |
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RECOMMENDATION |
Staff recommends denial. |
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CITIZEN PARTICIPATION |
The Planning Commission reviewed this item at its January 20, 2005 meeting. 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. The Commission voted 8 ayes, 3 noes and 0 absent to recommend approval of the PCD rezoning.
All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the River Valley Property Owners Associations were notified of this rezoning request. |
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BACKGROUND |
The 37.21± 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 |
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BACKGROUND CONTINUED |
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 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 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 trucks.
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 |
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BACKGROUND CONTINUED |
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.
Please see the attached Planning Commission Agenda for the complete staff report and Commission action.
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