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HomeMy WebLinkAboutZ-4853-B Staff AnalysisOctober 10, 1996 ITEM NO.: 8A FILE NO.: 7--4853-B NAME: LOCATION• OWNER APPLICANT• PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location: Eagle Hill Golf Course - Conditional Use Permit 13,300 Block of Baseline Road Lindsey Management/Tim Daters A conditional use permit is requested to allow for the construction of a private golf course and related facilities on this MF -6 zoned, 131 acre site. The proposed golf course site is located at the northeast corner of Baseline Road and Colonel Miller Road. 2. Compatibility with Neighborhood: The properties east of this site are zoned single family residential with the Henderson United Methodist Church located on Baseline Road. The properties south of this site are zoned single family and multifamily residential with the Otter Creek Community located further south. There exists a mixture of uses across Colonel Miller Road to the west. These uses include a church, mini -warehouse, an auto salvage yard, and single family residential. North of this site there is a mixture of pasture land and single family residential along Crystal valley Road. The proposed golf course and related facilities should not have an adverse effect on the surrounding properties. 3. On -Site Drives and Parking: Access to the site will be gained by utilizing a 36 foot wide drive from Baseline Road. The uses within the clubhouse and maintenance buildings require a total of 69 parking spaces. A total of 199 parking spaces are provided on the proposed site plan. October 10, 1996 SUBDIVISION ITEM NO.: 8A Cont. FILE NO.: Z -4853-B 4. Screening and Buffers: All review comments are based on the entire site as one large tract of property. The proposed street and land use buffers meet and exceed ordinance requirements when averaged out. However, a portion of the street buffer along Colonel Miller Road drops to an approximate width of 18 feet. The full width requirement in this area is 40 feet. Also, portions of the proposed parking lots intrude considerably into the 50 foot full street buffer requirement along Baseline Road and the 50 foot eastern land use buffer adjacent to Henderson United Methodist Church. Areas set aside for landscaping appear to meet with Landscape Ordinance requirements. A six foot high opaque wooden fence with its face directed outward or dense evergreen plantings are required to screen this site from the residential properties to the north and east. Credit can be given for existing dense vegetation to remain. If dumpsters are to be used, they must be shown on the site plan and screened to a height of eight feet on three sides. This screen must be either a wood fence or wall. Curb or gutter or another approved border will be required to protect landscaped areas from vehicular traffic. 5. Public Works Comments: (Public Works comments for this item and Z -4853-C Site Plan Review) Considerable topographic, grading, drainage plan, special flood hazard permit, and other appropriate information will be required prior to construction. Including ADPC&E approval and United States Army Corp of Engineers, Little Rock District approval will be required prior to start of work. The submitted plan does not properly show the floodway boundaries, the floodplain boundaries and the required drainage improvements. It should show those required improvements and should be discussed prior to approval of this site plan. Construction of the lakes, fairways, tee boxes, and greens within the floodway area as represented will not be approved, as shown, until extensive engineering study work has been done for this large drainage basin map floodway. Plans `A October 10, 1996 SUBDIVISION ITEM NO.: 8A Cont. FILE NO.: z -4853-B submitted, are therefore, subject to change, based upon being able to certify that this construction can be done and approved by the various determining agencies relative to the floodplain and floodway. Baseline Road is a principal arterial that requires dedication of right-of-way to 55 feet from centerline and initial construction requires widening to 30 feet from centerline with curb and gutter and sidewalk. Colonel Miller Road is a minor arterial with 45 foot of right- of-way from centerline and 30 feet of construction from centerline. A right turn lane on Baseline at Colonel Miller is required with additional right-of-way. There is extensive drainage on West Baseline Road and Colonel Miller, analysis of that drainage for a 1 in 25 year storm for Colonel Miller and a 1 in 50 year storm for Baseline will be required including improvements of any cost drains. 100 percent of cost drains will be required with the construction improvements for West Baseline and Colonel Miller Road. The first entry drive off of Colonel Miller Road does appear to have a crossing that is less than 75 feet from the right-of-way of Colonel Road in conflict with have crossing that is less than 75 feet from the right- of-way of Colonel Miller Road in conflict with City ordinance. Staff recommends that internal sidewalks be connected to the public sidewalk to be constructed on Baseline Road and Colonel Miller Road. The sidewalk requirements for Baseline Road will need to meet ADA standards. Staff recommends a 5 foot sidewalk at the property line versus a sidewalk at the back of curb. Stormwater detention provisions of the drainage ordinances do apply to this development. A phasing line should be shown and any roads or drives that cross the floodway. All structures will have to be design for the 100 year storm event. Prior to Planning Commission, plans indicating the floodway limits and floodplain contours will be required. Minimum floor elevations for all structures and all exteriors components of those structures shall be raised to one foot above all BFE elevations. They should be indicated on the plan. There is a large bold line shown on the plan that indicates that the ownership on the apartments units will be separated from the ownership of the golf facility. Construct the access drive to this multiple lot facility as a 36 foot drive. Recommend a turn- around device prior to accessing the parking for the q October 10, 1996 SUBDIVISION ITEM NO.: 8A Cont. qFILE NO.: Z -4853-B club house and the 36 foot drive should have sidewalks on both sides required by the subdivision ordinances. The Plan shows a private drive that connects Baseline Road to the drive that enters and connects to the club house area. This makes a private drive that connects two public streets in violation of City ordinance. The private street that accesses across the golf course lot and connects the two complexes should be built to commercial standards with sidewalks. Staff recommends the minimum width of all interior drives be 27 feet which is a minor commercial standard and include a sidewalk. The Traffic Engineer recommends several drive changes to be discussed at the Subdivision Committee Meeting. 1992 Arkansas Highway Department daily traffic count numbers for Baseline Road is 3,200 vehicles per day. Colonel Miller Road extension to Crystal valley shows a count at the junction of Crystal valley Road and Lawson Road of 1,840 vehicles per day. Each unit from within this complex will add approximately 10 trips per day to these traffic numbers. 6. utility and Fire Department Comments: L.R. Rock Wastewater: Sewer main extension required with easements. Capacity Analysis required. L.R. Water works: A pro rata front footage charges of $15/foot on Baseline Road and $150/acre apply. On site fire protection will be required. L.R. Fire Department: Must provide proper turn- arounds for fire apparatus and proper fire hydrant spacing. 7. Staff Analysis: The applicant is requesting a conditional use permit to allow for the construction of a private golf course and related facilities on this MF -6 zoned, 131 acre site at the 13,300 block of Baseline Road. The golf course will be a full 18 -hole course measuring some 6,700 yards in length. The applicant plans to have numerous lakes within the golf course and will take advantage of existing trees as much as possible and plant hundreds more. The course will also include a driving range and putting green. The entire golf course will be fenced with a wrought iron style steel fence. 4 October 10, 1996 SUBDIVISION ITEM NO.: 8A(Cont. FILE NO.: Z -4853-B In addition to the golf course, club facilities will include a clubhouse, junior olympic-sized swimming pool and an office/maintenance building. The club house will be two stories in height with a pitched roof. The building will be of brick and masonry construction. The club house will contain approximately 9,000 square feet and the following uses: Proshop - 1,500 square feet, locker rooms - 2,000 square feet, office - 1,500 square feet, exercise/meeting area - 2,000 square feet, and living quarters for manager - 2,000 square feet. The office/maintenance building will also be two stories with a pitched roof and be of masonry and brick construction. This building will contain approximately 10,000 square feet and the following uses: cart storage - 3,000 square feet, equipment area - 2,000 square feet, office - 3,000 square feet, and living quarters for greens keeper - 2,000 square feet. All proposed structures on this site exceed the minimum building setbacks as required by ordinance. The uses within the clubhouse and maintenance buildings require a total of 69 parking spaces. A total of 199 parking spaces are provided on the proposed site plan. This number of parking spaces should be more than adequate to serve the golf course development. Hours of operation for the golf course will be from 8:00 a.m. until dark. The clubhouse will typically be open from 8:00 a.m. until 11:00 p.m. Hours of operation may vary for special events. Any lighting on this site (the parking lot/club house area) will be low level and directional. The golf course and driving range will not be lighted. The proposed use of this site as a golf course with related facilities should not have an adverse effect on the surrounding properties. 8. Staff Recommendation: Staff recommends approval of the conditional use permit subject to the applicant complying with the following conditions: 1. Compliance with the Screening and Buffers Comments 2. Compliance with the Public Works Comments 3. Compliance with the Utility and Fire Department Comments 5 October 10, 1996 SUBDIVISION ITEM NO.: 8A Cont. FILE NO.: Z -4853-B SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 19, 1996) Tim Daters was present, representing the application. Staff gave a brief description of the conditional use permit along with the site plan review application. David Scherer, of Public Works, discussed his comments with the committee, which included the suggestion of a turn- around in front of the clubhouse for drop-offs. The applicant submitted a letter to staff with information on hours of operation, signage, site lighting and a list of the uses within the clubhouse and maintenance building. The applicant stated that there would be a fence around the entire golf course which would separate it from the apartments. After further discussion, the Committee accepted the presentation and forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (OCTOBER 10, 1996) Tim Daters was present, representing the application. There was one person present wishing to speak on the application. Staff gave a brief description of the proposal, noting that the maintenance building and the swimming pool would switch places on the site plan. Staff gave a recommendation of approval. Susan Hardin addressed the Commission regarding the floodplain issues involved with the golf course. Mrs. Hardin asked if there would continue to be a running stream in the area. Mrs. Hardin also asked if herbicides and fertilizers would be used on the golf course and how that would effect the water quality. Tim Daters stated that a development permit would be obtained from the City of Little Rock for all work within the floodplain/floodway. Mr. Daters also stated that a permit would be obtained from the Corps of Engineers for work within the creek area. Mr. Daters stated that a stormwater detention permit would also be obtained. Mr. Daters stated that the lakes would be excavated in the valley areas and no dams would be constructed on the creek. Mr. Daters stated that the construction of the ponds and lakes should improve the water quality within the creek. Mr. Daters stated that the fertilizers and chemicals used on 6 October 10, 1996 SUBDIVISION ITEM NO.: 8A (Cont.) FILE NO.: Z -4853-B the golf course are regulated by the state and federal governments. Mr. Daters stated that the well water in the area would not be effected. There was a brief discussion concerning the city water limits in the general area. There was a motion to approve the conditional use permit. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. 7