Z-8693 Staff AnalysisSeptember 22, 2011
ITEM NO.: 5 FILE NO.: Z-8693
NAME: Pinnacle Valley Road and Sweetwater Cove Indoor
Tennis Facility — Conditional Use Permit
LOCATION: Northeast corner of Pinnacle Valley Road and
Sweetwater Cove; 6901 Pinnacle Valley Road
OWNER/APPLICANT: Greg Hatcher/White-Daters
PROPOSAL: A conditional use permit is requested to allow for the
construction of a private, indoor tennis facility on this
R-2 zoned property.
SITE LOCATIO
The site is located on the northeast corner of Pinnacle Valley Road and
Sweetwater Cove (Burnett Road). The property is located outside of the
city limits, within the City's zoning jurisdiction.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located in a "pocket" that is somewhat separated from the
rest of the rural residential development that is typical of the valley.
Pinnacle Valley Road wraps around the east and north perimeters of the
site. The Little Maumelle River forms the eastern boundary and continues
around the northside of Pinnacle Valley Road. Railroad tracks are located
south of the site. The AF zoned property across the street to the west
contains a horse farm and a private athletic facility with various types of
athletic fields and buildings. Two single-family properties are located in
the "pocket", at the end of Sweetwater Cove. The tennis facility has been
pulled away from those properties to help reduce the potential impact.
Other City, County, State and Federal recreational uses are located in the
valley.
Notice of the hearing was sent to all owners of properties located within
200 feet of the site, all residents within 300 feet who could be identified
and Pinnacle Valley, River Valley and Coalition of West Little Rock
Neighborhood Associations.
3. ON SITE DRIVES AND PARKING:
Access to the site will be by a single driveway off of Pinnacle Valley Road.
A 50-space parking lot will be located in front of (west) the building. The
applicant anticipates the most people at the site at one time will be during
tennis clinics/academies when 40 students plus instructors will be present.
September 22, 2011
5 (Cont.
FILE NO.: Z-8693
There is additional room to allow for expansion of the parking lot if it is
necessary.
4. SCREENING AND BUFFERS:
Site plan must comply with the City's landscape and buffer ordinance
requirements.
The zoning buffer ordinance requires a thirty-foot (30') wide land use
buffer along the area next to the residentially zoned property coordinates
S17'56'53"E.
Seventy percent (70%) of this area must remain undisturbed.
The zoning buffer ordinance requires a thirty-three foot (33') wide land use
buffer along the area next to the residentially zoned property coordinates
S71'00'19"W.
Seventy percent (70%) of this area must remain undisturbed.
The zoning buffer ordinance requires a nine foot (9) wide land use buffer
along the area next to the residentially zoned property coordinates
N15'09'57"W.
Seventy percent (70%) of this area must remain undisturbed.
Other areas set aside appear the meet the minimal landscape and buffer
ordinance requirements.
A visual screen is required to be a six (6) foot high opaque screen, either a
wooden fence with its face side directed outward, a wall, or dense
evergreen plantings, next to the residentially zoned property. This fence
must be located outside any floodway areas.
An automatic irrigation system to water landscaped areas 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.
The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when properly preserving trees of six (6) inch
caliper or larger.
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September 22, 2011
ITEM NO.: 5(Cont.)FILE NO.: Z-8693
5. PUBLIC WORKS COMMENTS:
Pinnacle Valley Road is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way forty-five (45) feet from centerline
will be required.
2. Sweetwater Cove (Burnett Road) is classified on the Master Street
Plan as a collector street. A dedication of right-of-way thirty (30) feet
from centerline will be required.
3. Portions of the property appear to be within the 100 year floodplain.
Contact the Pulaski County Planning Department for a specific
determination and conditions.
4. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersections comply with 2004 AASHTO Green Book
standards.
5. A twenty (20) foot radial dedication of right-of-way is required at the
intersection of Pinnacle Valley Road and Sweetwater Cove (Burnett
Road).
6. UTILITY. FIRE DEPT. AND CATA COMMENTS;
Wastewater: Outside service boundary, no comment.
Entergy: No comments received.
Centerpoint Energy: No comments received.
AT&T (SBC): No comments received.
Water: All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the
Developer's expense.
Please submit plans for water facilities and/or fire protection system to
Central Arkansas Water for review. Plan revisions may be required after
additional review. Contact Central Arkansas Water regarding
procedures for installation of water facilities and/or fire service. Approval
of plans by the Arkansas Department of Health Engineering Division and
Little Rock Fire Department is required.
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September 22, 2011
ITEM NO.: 5 (Cont.) FILE NO.: Z-8693
Contact Central Arkansas Water regarding the size and location of the
water meter.
A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZ) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water (CAW) requires that upon
installation of the PRZA, successful tests of the assembly must be
completed by a Certified Assembly Tester licensed by the State of
Arkansas and approved by CAW. The test results must be sent to CAW's
Cross Connection Section within ten (10) days
of installation and annually thereafter. Contact the Cross Connection
Section at 377-1226 if you would like to discuss backflow prevention
requirements for this project.
A water main extension will be needed to provide water service to this
property.
This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate
pressure and fire protection.
The facilities on -site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water's
material and construction specifications and installation will be inspected
by an engineer, licensed to practice in the State of Arkansas. Execution of
Customer Owned Line Agreement is required.
Fire Department: Little Rock Fire Department — Maintain access. Place
fire hydrants per Code. Contact Fire Marshall at 490-1594 with any
questions. Provide approval of plan and comments from West Pulaski
Volunteer Fire Department.
West Pulaski Volunteer Fire De artment — Place fire hydrant at
driveway to facility.
County Planning: See attached comments
CATA: Outside of service area.
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September 22, 2011
ITEM NO.: 5 Cont. FILE NO.: Z-8693
SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 1, 2011)
Joe White and Lucas Hargrave were present representing the application. Staff
presented the item and noted additional information was needed regarding the
building, signage, days and hours of operation, number of employees, site
lighting, dumpster location and fencing. Staff asked the applicant to locate the
mechanical equipment on the site plan and to provide information on the
proposed means of sanitary waste disposal. Staff requested a more detailed
description of the proposed use including who would be using the facility and
how many persons would be using the facility. Staff asked if the facility would be
used for tournaments, events or competitions.
Public Works, landscape and other reviewing agency comments were presented.
Mr. White and Mr. Hargrave stated there had been a neighborhood meeting the
previous Monday night and they felt there was support for the facility at this site.
Mr. White stated the applicant was considering giving an acre of the site to an
abutting property owner to help provide additional buffering. Staff then discussed
the ramifications of such a step; including the plat requirements, floodway issues
and street improvement requirements that would come into effect with replatting
the tracts.
Mr. White stated the applicant was considering adding outdoor courts. Staff
responded that the current application had been legal -added and noticed as
indoor courts and to add outdoor courts at this point would require a deferral.
Mr. White responded that they would consider outdoor courts in the future then,
not now.
The applicants described the use as a private tennis academy but the courts
could be available for the neighbors to use. Staff responded, and the Committee
agreed, that the use needed to be tied down.
The applicant was advised to respond to staff issues by Wednesday, September 7,
2011. The Committee forwarded the item to the full Commission.
STAFF ANALYSIS:
The applicant is requesting approval of a conditional use permit to allow for
construction of an indoor tennis facility on this vacant, R-2 zoned, 12.4± acre
tract. The property is outside the city limits, within the City's zoning jurisdiction.
Construction will consist of a single building, containing 8 courts and a work out
area. A 50-space parking lot will be located in front of (west) the building.
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September 22, 2011
ITEM NO.: 5(Cont.)FILE NO.: Z-8693
The building is a metal frame construction with a polymer fabric exterior. Brick or
stone entry features will be located at the front of the building. The fabric exterior
will be mostly white with green trim or accents. The building will have a height of
approximately 31 feet measured to the mid -point of the roof. The structure will
have a height of 48± feet to the very top of the ridge. The building will measure
120 feet by 600 feet. Placement of the building will exceed all required setbacks
for the R-2 district.
The facility will be a private facility for teaching pros and tennis clinics/academics.
The facility will not be used to host tournaments. During private lessons for
teaching pros, traffic to the site is anticipated to be 8 persons plus instructors.
During tennis clinics/academics, that will increase to 40 students, plus
instructors. Days and hours of operation are proposed as 7 days a week,
7:00 a.m. to 8:00 p.m. The facility will employ 5 to 10 persons. A workout area
will be located between the 4th and 5th court. It will be used for a specific group
of individuals during training or exercises.
Site lighting will be low-level and directed downward and into the site. Signage
will consist of a small plaque on the facade of the building and a single
ground -mounted sign. Staff would recommend that the ground sign be limited six
(6) feet in height and twenty-four (24) square feet in area. The facility will utilize
a septic system. Proof of an approved septic system must be provided prior to
constructing the facility. The mechanical system will be located behind the
building and will be screened. A dumpster will be located within a screened
enclosure off the north end of the parking lot. Opaque screening will be installed
along the two property lines where the site abuts a single family lot.
To staff's knowledge, there are no outstanding issues. Staff supports the
proposal. There is no bill of assurance covering this acreage tract.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit subject to
compliance with the following conditions:
1. Compliance with the comments and conditions outlines in Sections 4, 5 and 6
of the agenda staff report.
2. Plans are to be submitted for staff review prior to construction to assure
compliance with all comments and conditions, including those noted in the
staff analysis.
September 22, 2011
ITEM NO.: 5 (Cont.
FILE NO.:
PLANNING COMMISSION ACTION: (SEPTEMBER 22, 2011)
The applicant was not present. There were no objectors present. Staff informed
the commission that, on September 21, 2011, the applicant had requested
withdrawal of the item. Staff recommended approval of the withdrawal request.
There was no further discussion. A motion was made to waive the commission's
bylaws with respect to the late withdrawal request. The motion was approved by
a vote of 9 ayes, 0 noes and 2 absent. The item was placed on the consent
agenda and withdrawn by a vote of 9 ayes, 0 noes and 2 absent.
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