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HomeMy WebLinkAboutZ-5228-B Staff AnalysisJanuary 30, 1996 I M N - FILE N Z- 22$-B NAM: LOCATION: OWNER/APPLICANT: PROPOSAL* ORDINANCE DE IGNTANDARDS: 1. Site Location: Crouch's - Conditional Use Permit 11409 Baseline Road Ray Turnage and Steve Roberson/ James A. Finch A conditional use permit is requested to allow for the construction of an outdoor family amusement park on this I-2 zoned, seven acre site. The site is located at the southeast corner of Interstate 430 and Baseline Road (State Highway 338). 2. comcatibility with Neighborhood: Adjacent property to the south is zoned R-2 and is vacant and wooded. The property immediately east of this site is zoned I-2 and contains a recreational vehicle storage area. Further east, the zoning is R-2 and contains residential uses. The property across Baseline Road to the north is zoned R -2/I -2, -with an engineering office and the Arkansas Highway. Department Sign Shop nearby. 3. On -Site Drives and Parkin: Access to this site will be gained by utilizing a 36 foot wide drive from Baseline Road, located near the east property line. The number of parking spaces shown on the site plan exceeds the minimum ordinance requirements. 4. Screenincr and Buffars: -Compliance with the City's Landscape and Buffer Ordinances is required. The proposed buffer along Baseline Road meets the 27 foot width required by ordinance when averaged out, but drops down to ten feet adjacent to the proposed parking January 30, 1996 W�■ ITEM(Cont')FILE Z- 22 -B lot and to no buffer at all north of the proposed eastern parking space. This buffer must never drop below six feet in width. The landscape ordinance requires that at least six percent 6f the interior of the vehicular use area be landscaped. To receive credit, these areas must be at least 100 square feet in area. Interior landscaped areas should be clearly identified on the site plan. If a dumpster is to be used, it must be located on the site plan and screened on three sides with an eight foot high opaque wall or wood fence. A six foot high opaque wood fence with its face directed outward or dense evergreen plantings will be required to screen any business activity from the residentially zoned property to the south. This requirement will be reviewed by the Planning Commission at a future date, with the development of Phase III. Curb and gutter will be required to protect landscaped areas from vehicular traffic. S. City En 'neer' Comments: Revise plan for right-of-way noted at the rezoning commission meeting of October 31. Also, other comments apply. Reference File No. Z -5228-A. i 6. Utilitv and Fire Comments: Fire_ Dent_: There must be a fire hydrant located within 500 feet of all buildings on this site. There must be a clear, unobstructed path from the parking, lot to the arcade building, between log cabin and race track. AP&L: A 15 foot utility easement is required around the entire perimeter of the site. 7. Stiftff An 1y i The applicant proposes to construct an outdoor family amusement park on this I-2 zoned property. This proposal will be built in three phases. Phase I will include two go-cart tracks, an arcade building, and the north parking lot. Phase II will consist of a bumper boat pond, a baseball batting cage, maintenance building, and remaining parking along the east property line. Phase III, which will include a miniature golf area, will be planned at a future date and be reviewed by the Planning Commission at that time. 2 January 30, 1996 ITEM NO.: 8 (Cont.) FILE NO.: Z -5228-B There is an existing log cabin on this site. It will be used as an office/snack bar and gift shop, depending on its structural condition and renovation needs. The lighting on this site will be low-level, directional and shielded. The interior of this site will consist of sidewalks for pedestrian circulation and landscaping. Considering the make-up of the neighborhood and the proposed layout of this site, with the go-cart tracks located adjacent to I-430, this proposed use should not have an adverse effect on the surrounding properties. 8. Staff Recommendation: Staff recommends approval of the application subject to the following conditions: 1. Compliance with the City's Landscape and Buffer Ordinances 2. Compliance with City Engineer Comments 3. Compliance with Utility and Fire Department Comments 4. The lighting of the site is to be low-level, directional and shielded. SUBDIVISION COMMITTEE! COMMENT: (JANUARY 4, 1996) Jim Finch and Pat McGetrick were present representing the application. David Scherer, of Public works, discussed his comments with the Committee, primarily the need to revise the site plan to show the required right-of-way dedication along Baseline Road. Mr. McGetrick stated that the lighting would be low-level, directional and shielded. He also discussed the interior pedestrian circulation on the property. Mr. McGetrick also stated that Phase III (Miniature golf area) would be excluded from this review and would be brought back before the Planning Commission at a future date. Bob Brown, Site Plan Review Specialist, briefly discussed the landscape and buffer requirements. Monte Moore, of the Planning Staff, briefly discussed the Fire Department requirements with the applicant. 3 January 30, 1996 SUBDIVISION ITEM NO.: $ Cont. FILE NQ.: ti -5228-B The Committee accepted the presentation and forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (JANUARY 30, 1996) The applicant, James Finch, was present. There was one objector, -Rev. Carman Breeding, present. Monte Moore, of the Planning Staff, presented the item and a staff recommendation of approval with the conditions noted in the Staff Recommendation. He informed the Commission that a petition signed by neighboring property owners and a letter from Martin Cemetery had been received by staff, all of which were in favor of the conditional use permit. James Finch addressed the Commission in favor of his Proposal. He asked to hear Rev. Breeding's concerns and then comment on them. Rev. Carman Breeding, of 9215 Sibley Hole Road, spoke in Opposition to the application. Rev. Breeding stated that he represented the Sibley Hole Road Neighborhood Association. He stated that he was concerned about the noise levels that the go-cart tracks would create. He was also concerned about the trash that would be generated by the use, the lighting of the site, the hours of operation, and the possible increased traffic flow that would be generated on Sibley Hole Road. Commissioner Putnam asked the location of Rev. Breeding's residence in relation to this site. Rev. Breeding pointed this out to Commissioner Putnam on the area zoning map. Commissioner Adcock stated that she had concerns about the noise levels that would be generated. Commissioner Brandon also stated concerns with an increase in noise level. Monte Moore, of the Planning Staff, pointed out to the Commission that the area zoning map in the agenda packet is incorrect. He stated that there is 200 feet plus of I-2 zoned property immediately east of this site. James Finch addressed Rev. Breeding's concerns. He stated that the noise generated by the go-carts would not be great. He stated that he had a meeting with several of the neighboring property owners, at which time a go-cart identical to the ones that would be operated on this site was started and run inside a building and on a parking lot. 4 January 30, 1996 SUBDIVISION ITEM NO.: 8(Cont-)_ FILE NO.: Z -522$-B He stated that the neighbors had no opposition to the site plan or the noise level generated by the go-cart. Mr. Finch then stated that he did not know who Rev. Breeding represented. He stated that the lighting on the site would be directional and low level. Mr. Finch also stated that people would not use Sibley Hole Road to travel to this site. Commissioner Brandon asked how this site would be accessed fromI-430. Mr. Finch then explained how to travel to this site from I-430. Commissioner Brandon then made a motion to approve the application as recommended by the Planning Staff. The motion was seconded. Commissioner Adcock inquired about the petition, who signed it and where they live in relation to this site. John McKay, realtor representing the property, explained that the names on the petition represented the residential property owners nearest to this site. Mr. McKay also stated that he does not know who Rev. Breeding represents. Commissioner Rahman asked about the hours of operation. Mr. McKay stated that the park would close around 11:00 p.m. Rev. Breeding asked to speak further on the item. Chairman Woods stated that the Commission needed to act on Commissioner Brandon's motion. The Commission voted 8 ayes, 1 noe, and 2 absent to approve the conditional use permit as recommendated by the Planning Staff. 5 January 30, 1996 ITEM N FILE NQ. Z- 22 -B NAME: LOCATION: OWNER APPLI T: PROPOSAL: ORDINANCE DE IGNSTANDARDS: 1. $ite Location: Crouch's - Conditional Use Permit 11409 Baseline Road Ray Turnage and Steve Roberson/ James A. Finch A conditional use permit is requested to allow for the construction of an outdoor family amusement park on this I-2 zoned, seven acre site. The site is located at the southeast corner of Interstate 430 and Baseline Road (S -tate Highway 338). 2. compatibility with Neighborhood: Adjacent property to the south is zoned R-2 and is vacant and wooded. The property immediately east of this site is zoned I-2 and contains a recreational vehicle storage area. Further east, the zoning is R-2 and contains residential uses. The property across Baseline Road to the north is zoned R -2/I -2, -with an engineering office and the Arkansas Highway Department Sign Shop nearby. 3. On -Site Drives and Parkin : Access to this site will be gained by utilizing a 36 foot wide drive from Baseline Road, located near the east property line. The number of parking spaces shown on the site plan exceeds the minimum ordinance requirements. 4. ,grppnina and Buffers: -Compliance with the City's Landscape and Buffer Ordinances is required. The proposed buffer along Baseline Road meets the 27 foot width required by ordinance when averaged out, but drops down to ten feet adjacent to the proposed parking I January 30, 1996 11: O-OAV• TEM NO,: a fContj VTT.R Z- 22 -H lot and to no buffer at all north of the proposed eastern parking space. This buffer must never drop below six feet in width. The landscape ordinance requires that at least six percent bf the interior of the vehicular use area be landscaped. To receive credit, these areas must be at least 100 square feet in area. Interior landscaped areas should be clearly identified on the site plan. If a dumpster is to be used, it must be located on the site plan and screened on three sides with an eight foot high opaque wall or wood fence. A six foot high opaque wood fence with its face directed outward or dense evergreen plantings will be required to screen any business activity from the residentially zoned property to the south. This requirement will be reviewed by the Planning Commission at a future date, with the development of Phase III. Curb and gutter will be required to protect landscaped areas from vehicular traffic. city En 'n r' Comments.: Revise plan for right -o€ -way noted at the rezoning commission meeting of October 31. Also, other comments apply. Reference File No. Z -5228-A. £. atillirgC mm n Fire Dent.: There must be a fire hydrant located within 500 feet of all buildings on this site. There must be a clear, unobstructed path from the parking lot to the arcade building, between log cabin and race track. AP&L: A 15 foot utility, easement is required around the entire perimeter of the site. 7. Staff Analvpis: The applicant proposes to construct an outdoor family amusement park on this I-2 zoned property. This proposal will be built in three phases. Phase I will include two go-cart tracks, an arcade building, and the north j-rking lot. Phase II will consist of a bumper boat pond, a baseball batting cage, maintenance building, and remaining parking along the east property line. Phase III, which will include a miniature golf area, will be planned at a future date and be reviewed by the Planning Commission at that time. 2 January 30, 1996 SUBDIVISION ITEMn FILE N Z-522 -B There is an existing log cabin on this site. It will be used as an office/snack bar and gift shop, depending on its structural condition and renovation needs. The lighting on this site will be low-level, directional and shielded. The interior of this site will consist of sidewalks for pedestrian circulation and landscaping. Considering the make-up of the neighborhood and the proposed layout of this site, with the go-cart tracks located adjacent to I-430, this proposed use should not have an adverse effect on the surrounding properties. 8. ff R mmenda ion: Staff recommends approval of the application subject to the following conditions: 1. Compliance with the City's Landscape and Buffer Ordinances 2. Compliance with City Engineer Comments 3. Compliance with Utility. and Fire Department Comments 4. The lighting of the site is to be low-level, directional and shielded. C3BDTVISION C MMITTgEICOMMENT: (JANUARY 4, 1996) Jim Finch and Pat McGetrick were present representing the application. David Scherer, of Public works, discussed his comments with the Committee, primarily the need to revise the site plan to show the required right-of-way dedication along Baseline Road. Mr. McGetrick stated that the lighting would be low-level, directional and shielded. He also discussed the interior pedestrian circulation on the property. Mr. McGetrick also stated that Phase "III (Miniature golf area) would be excluded from this review and would be brought back before the Planning Commission at a future date. Bob Brown, Site Plan Review Specialist, briefly discussed the landscape and buffer requirements. Monte Moore, of the Planning Staff, briefly discussed the Fire Department requirements with the applicant. 3 January 30, 1996 SUBDIVISION ITEM NO. 8 Coni. FILE NO.: Z- 22$-B The Committee accepted the presentation and forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (JANUARY 30, 1996) The applicant, James Finch, was present. There was one objector, Rev. Carman Breeding, present. Monte Moore, of the Planning Staff, presented the item and a staff recommendation of approval with the conditions noted in the Staff Recommendation. He informed the Commission that a petition signed by neighboring property owners and a letter from Martin Cemetery had been received by staff, all of which were in favor of the conditional use permit. James Finch addressed the Commission in favor of his proposal. He asked to hear Rev. Breeding's concerns and then comment on them. Rev. Carman Breeding, of 9215 Sibley Hole Road, spoke in opposition to the application. Rev. Breeding stated that he represented the Sibley Hole Road Neighborhood Association. He stated that he was concerned about the noise levels that the go-cart tracks would create. He was also concerned about the trash that would be generated by the use, the lighting of the site, the hours of operation, and the possible increased traffic flow that would be generated on Sibley Hole Road. Commissioner Putnam asked the location of Rev. Breeding's residence in relation to this site. Rev. Breeding pointed this out to Commissioner Putnam on the area zoning map. Commissioner Adcock stated that she had concerns about the noise levels that would be generated. Commissioner Brandon also stated concerns with an increase in noise level. Monte Moore, of the Planning Staff, pointed out to the Commission that the area zoning map in the agenda packet is incorrect. He stated that there is 200 feet plus of I-2 zoned property immediately east of this site. -James Finch addressed Rev. Breeding's concerns. He stated that the noise generated by the go-carts would not be great. He stated that he had a meeting with several of the neighboring property owners, at which time a go-cart identical to the ones that would be operated on this site was started and run inside a building and on a parking lot. 4 January 30, 1996 SUBDIVISION ITEM N 8 Cant. FILE NO.: Z- 228-B He stated that the neighbors had no opposition to the site plan or the noise level generated by the go-cart. Mr. Finch then stated that he did not know who Rev. Breeding represented. He stated that the lighting on the site would be directional and low level. Mr. Finch also stated that people would not use Sibley Hole Road to travel to this site. Commissioner Brandon asked how this site would be accessed froml-430. Mr. Finch then explained how to travel to this site from I-430. Commissioner Brandon then made a motion to approve the application as recommended by the Planning Staff. The motion was seconded. Commissioner Adcock inquired about the petition, who signed it and where they live in relation to this site. John McKay, realtor representing the property, explained that the names on the petition represented the residential property owners nearest to this site. Mr. McKay also stated that he does not know who Rev. Breeding represents. Commissioner Rahman asked about the hours of operation. Mr. McKay stated that the park would close around 11:00 p.m. Rev. Breeding asked to speak further on the item. Chairman Woods stated that the Commission needed to act on Commissioner Brandon's motion. The Commission voted 8 ayes, 1 noe, and 2 absent to approve the conditional use permit as recommendated by the Planning Staff. 5