HomeMy WebLinkAboutZ-3490-A Staff AnalysisJanuary 17, 2002
ITEM NO.: 1
NAME: Otter Creek Farms - Long -Form PD -C
LOCATION: 12800 Alexander Road
DEVELOPER:
STTRVF VOR
FILE NO.: Z -3490-A
Otter Creek Farms Laha Engineers, Inc.
16220 W. Baseline Road P.O. Box 190251
Little Rock, AR 72210 Little Rock, AR 72219
AREA: 23.03 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: I-2 ALLOWED USES: Light Industrial
PROPOSED USE:
Equestrian Riding Academy
and Commercial Horse Stable
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The applicant originally submitted two (2) applications for this
property; a rezoning request from I-2 (Light Industrial District)
to AF (Agriculture and Forestry District) and a conditional use
permit for an equestrian riding academy and commercial horse
stable. Based on concerns of the neighborhood, relating to
possible clear -cutting of the property, the applicant has revised
the rezoning application to a PD -C and is requesting withdrawal
of the conditional use permit application. The PD -C will tie -
down the use of the property, with a specific site development
plan.
A. PROPOSAL/REQUEST:
The applicant, Otter Creek Farms, proposes to rezone the
23.03 acre property at 12800 Alexander Road from "I-2" Light
Industrial District to "PD -C" Planned Development -
January 17, 2002
ITEM NO.: 1 (Cont.)
FILE NO.: Z -3490-A
Commercial. The applicant proposes to operate an equestrian
riding academy and commercial horse stable on the property.
The development will include a barn, arena, natural
hunter/jumper training and competition course, riding trails
and gravel parking areas. The applicant notes that the
property will be developed in two (2) phases as follows:
Phase I: 50' X 100' metal barn (not to
exceed 45' in height)
Phase II:
new entry drive
gravel parking area
riding trails
repair levee/fill pond
50' X 100' metal barn or covered
arena (not to exceed 45' in
height)
additional gravel parking
hunter/jumper competition course
The applicant notes that the hunter/jumper training and
competition course and the riding trails will be designed to
minimize environmental damage. The applicant also notes
that the levee repair and pond fill will require that some
of the existing tree growth be removed in this area of the
property.
The proposed equestrian facility will be open seven days per
week, with the training course and riding trails being used
during the day only. The arena and barn will include some
night use. A dusk to dawn night -light will be installed
close to the barn entrance. Motion detector lights will be
installed around the parking areas and arena where needed.
The applicant has noted that there are no plans to hire
employees at this time.
The applicant also notes that the existing driveway from
Alexander Road will be removed, with a new drive constructed
to the east. The drive will be gravel, with the first 100
feet being paved as required by Public Works to prevent
gravel from being pulled onto Alexander Road.
The proposed site plan shows a ground -mounted sign along the
west side of the new entry drive. The proposed sign will be
50 square feet in area, with seven (7) foot tall brick
column supports.
No dumpsters will be located on the site. The applicant
notes that metal trash cans with lids will be placed in all
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January 17, 2002
ITEM NO.: 1 (Cont.)
FILE NO.: Z -3490-A
public use areas with the trash removed weekly by the City
of Little Rock.
B. EXISTING CONDITIONS:
The property is located along the north side of Alexander
Road, approximately 1,300 feet west of Vimy Ridge Road, and
is currently undeveloped and wooded. MoPac Railroad right-
of-way and a nonconforming industrial use are located on the
R-2 zoned property immediately north of the site. There are
single family residences to the south, along the north side
of Alexander Road, with an industrial use (Wilbert Vault Co.
- PD -I) and undeveloped R-2 zoned property across Alexander
Road. There is a large undeveloped I-2 zoned tract
immediately west of the site, with single family residences
to the west, along the north side of Alexander Road. A
church (zoned R-2) and an industrial use (zoned I-2) are
located immediately east, along the west side of Vimy Ridge
Road.
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site,
all residents within 300 feet who could be identified and
the Alexander Road and SWLR UP Neighborhood Associations
were notified of the proposed rezoning.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Alexander 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.
With Building Permit:
2. Provide design of street conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
this street including 5 -foot sidewalk with planned
development.
3. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
4. Grading permit will be required on this development.
5. Easements shown for proposed storm drainage are required.
6. Driveways shall conform to Sec. 31-210 or Ordinance
18,031.
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January 17, 2002
ITEM NO.: 1 (Cont.) FILE NO.: Z -3490-A
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: No Comments received.
Entergy: No Comments received.
ARKLA: No Comments received.
Southwestern Bell: No Comments received.
Water: No objection.
Fire Department: Place fire hydrants per code.
County Planning: No Comments received.
CATA: Project site is not located on a dedicated bus route
and has no effect on bus radius, turnout and route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
This request is located in the Otter Creek Planning
District. The Land Use Plan shows "Single Family" and
"Light Industrial" for this property. The applicant has
applied for rezoning to "PD -C" for a riding academy and
commercial horse stable. A land use plan amendment is not
required at this time. This property and other properties
will be brought to the Commission at a later date as part of
the Chicot West I-30 South Neighborhood Action Plan Review
process.
City Recognized Neighborhood Action Plan:
The applicant's property lies in the area covered by the
Chicot West I-30 South Neighborhood Action Plan. It
includes an action statement that desires the "widening and
improving Alexander Road to a four lane Minor Arterial".
The Recreation Goal states, "Provide sufficient and safe
active and passive recreation areas to meet the needs of
area residents." Lastly, in the Economic Development goal,
it states "Attract more light industrial uses to the area."
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January 17, 2002
ITEM NO.: 1 (Cont.)
Landscape -Issues:
FILE NO.: Z -3490-A
A total of at least eight percent of the parking areas must
be landscaped and contain at least one tree for every twelve
parking spaces.
An approved landscape border to help hold in the gravel and
protect landscaped areas from vehicular traffic will be
required where parking areas are proposed.
Because of the existing dense trees and vegetation and
separation from adjacent properties, additional screening is
not required.
The City Beautiful Commission recommends preserving as many
existing trees as feasible on this tree -covered site. Extra
credit toward fulfilling landscape and three protection
ordinance requirements can be given when properly preserving
trees of six inch caliper or larger.
G. SUBDIVISION COMMITTEE COMMENT:
(DECEMBER 20, 2001)
The applicant was present. Staff presented the item and
noted that additional information was needed on building
heights, the number of employees, days and hours of
operation, site lighting and the dumpster location. Staff
also noted that a variance would be needed to allow the
gravel driveways and parking. Staff noted that only one
driveway would be allowed onto Alexander Road and that
driveway would need to be paved for a distance of 100 feet
from the street to prevent gravel being pulled onto the
road.
The applicant responded that the building height would not
exceed the 45 feet allowed in AF and that there would be no
dumpster on the site. The applicant stated the riding
trails would be day -use only and there would only be
lighting in the area around the barn and arena. The
applicant stated one of the driveways would be removed,
leaving only one onto Alexander Road.
Public Works Comments were discussed. The applicant was
directed to meet with staff to discuss the possibility of an
in -lieu contribution toward street improvements and a
deferral of that requirement.
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January 17, 2002
ITEM NO.: 1 (Cont.)
FILE NO.: Z -3490-A
The applicant stated it was her desire to keep the property
gas natural as possible. She stated there was not another
facility like this in the state.
The Committee determined there were no other issues and
forwarded the item to the full Commission.
H. ANALYSIS:
The applicant submitted a revised site plan and additional
information to staff on December 26, 2001. The revised plan
and additional information addresses the issues as raised by
staff and the Subdivision Committee. Information concerning
site lighting, employees, hours of operation, trash
receptacles and fencing have been provided, as explained in
paragraph A. of this report and/or shown on the attached
site plan.
As noted in paragraph A., the applicant is requesting to
construct a new gravel drive and gravel parking areas. The
City's Zoning Ordinance typically requires that vehicular
use areas be paved. However, with the type of use proposed
(equestrian riding academy and commercial horse stable),
staff feels that a gravel drive and parking areas are
appropriate. Additionally, the Ordinance does not have a
typical required minimum number of parking spaces for this
specific type of use. Staff feels that the gravel parking
areas as shown on the proposed site plan will be sufficient
to serve the proposed use, which should prove to generate
very minimal traffic.
The applicant has noted that the required right-of-way for
Alexander Road will be dedicated. The applicant is
requesting to provide a 15 percent in -lieu contribution for
the future Alexander Road street improvements. Public Works
supports the 15 percent in -lieu contribution, and notes that
a five (5) year deferral of the contribution will be
acceptable.
The applicant also notes that the landscape requirements, as
found in paragraph I. of this report, will be complied with.
Additional trees and shrubs will be planted to achieve the
applicant's goal of a "beautiful recreational park". The
applicant also notes that the equestrian facility will blend
with the natural beauty of the property and "a park setting
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January 17, 2002
ITEM NO.: 1 (Cont.)
FILE NO.: Z -3490-A
will be created where families and friends can enjoy the
sport of horseback riding."
The Otter Creek Planning District recommends "Single Family"
for a small portion of the property along Alexander Road and
"Light Industrial" for the bulk of the site. Staff is not
requiring a land use plan amendment at this time, as this
property will be part of the Chicot West I-30 South
Neighborhood Action Plan Review process, which will come to
the Commission at a later date.
Staff is supportive of the rezoning request. Staff feels
that the proposed PD -C zoning will have no adverse impact on
the nearby single family residences, and that the equestrian
riding academy and commercial horse stable will prove to be
an excellent holding use for this "Light Industrial"
property as shown on the City's future land use plan, and a
compatible use in this general area.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the requested PD -C zoning
subject to the following conditions:
1. Compliance with the conditions as noted in paragraphs D,
E and F of this report.
2. Staff supports a 15 percent in -lieu contribution for the
future Alexander Road street improvements, with the
contribution being deferred a maximum of five (5) years.
3. The first 100 feet of the new gravel driveway from
Alexander Road must be paved to prevent gravel from being
pulled onto the street.
4.The ground -mounted sign will have a maximum height of
seven (7) feet (columns), with a maximum area of 50
square feet and a minimum setback of five (5) feet from
any property line.
PLANNING COMMISSION ACTION:
(JANUARY 17, 2002)
Staff informed the Commission that the applicant submitted a
letter on January 15, 2002 requesting that this application be
withdrawn. There were no objectors present.
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January 17, 2002
ITEM NO.: 1 (Cont.
FILE NO.: Z -3490-A
With a vote of 10 ayes, 0 nays and 1 absent, the Commission voted
to waive their bylaws and accept the withdrawal request being
less than five working days prior to the hearing date.
The Chairman placed this item before the Commission for inclusion
within the Consent Agenda for withdrawal. A motion to that
effect was made. The motion passed by a vote of 10 ayes, 0 nays
and 1 absent.
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