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HomeMy WebLinkAboutZ-5228-D Staff AnalysisNovember 14, 2013 ITEM NO.: 8 FILE NO.: Z -5228-D NAME: Big Rock Mini Golf and Fun Park Revised Conditional Use Permit LOCATION: Located at 11411 Baseline Road Owner/Applicant: Marci Hugg Hall - Developer Crafton Tull and Associates - Engineer Proposal: A request to revise the Conditional Use Permit to provide the site plan for the previously identified miniature golf activities on the site. ORDINANCE DESIGN STANDARDS: 1. Site Location: The site is located at the southeast corner of Interstate -430 and Baseline Road (State Highway 338). 2. Comr)atibility with Neighborhood: Adjacent property to the south was zoned PCD in August of 2005 and since the final development plan was not submitted within the three (3) years as set -forth in the Zoning Ordinance the approval of the PCD has expired. The underlying zoning is R-2, Single-family. The property immediately east of the site is zoned 1-2, Light Industrial and contains a recreational vehicle storage area. A small number of single-family homes are located on the R-2, Single-family zoned property further east. The properties across Baseline Road area zoned R-2, Single-family and 1-2, Light Industrial. An engineering office is located on the 1-2, Light Industrial lot and the Arkansas State Highway Department facilities are located on the R-2, Single- family zoned property. The elevated 1430 right of way is adjacent to the west. Allowing the development of miniature golf as a component of this previously approved outdoor amusement park should not affect the site's compatibility with the neighborhood. Southwest Little Rock United for Progress was notified of the proposed revision to the Conditional Use Permit. 3. On -Site Drives and Parking: The site currently contains 72 on-site parking spaces with a single access point on Baseline Road. An additional 24 spaces will be added through Phase II of the miniature golf portion of the development. November 14, 2013 SUBDIVISION ITEM NO.: 8 Cont.) FILE NO.: Z -5228-D 4. Screening and Buffers: 1. Site plan must comply with the City's Landscape and Buffer Ordinances. 2. An automatic irrigation system to water landscape areas is required. 3. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 4. A thirty (30) foot wide buffer is required along the Interstate perimeter of the site. Both phases of the miniature golf course appear to extend in to this area. 5. Based on the percentage of building expansion and increased site development, an upgrade in landscaping to the existing development may be required. 6. Curb and gutter or another approved border is required to protect landscape areas from vehicular traffic. 7. Interior landscape islands at least one hundred -fifty (150) square feet in area and seven and one half (7 Y2) feet in width are required to comprise at least eight (8) percent of the vehicular use area. The parking expansion area appears to be deficient in interior landscape islands. 8. All existing landscaping is to be in good condition and replaced or repaired as needed. 5. Public Works Comments: 1.. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. If detention is already provided on site, the detention must continue to be provided. If detention is not already provided, a comparison should be made of impervious surface area. Detention should be provided for additional proposed impervious surface area. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. An advanced grading variance must be requested for Phase 2 to be graded with Phase 1. 6. Utility and Fire Department Comments: Wastewater: Sewer available to this project. Contact Little Rock Wastewater Utility for any additional information. 2 November 14, 2013 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z -5228-D Entergy: Entergy does not object to this CUP, but customer should be conscious of existing power line running over, or just to the north of the Phase I playground area. Proper clearances must be maintained. Contact Entergy at 954-5158 for additional information. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. 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. 3. 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 the Little Rock Fire Department is required. 4. Contact Central Arkansas Water regarding the size and location of the water meter. 5. 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. 6. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection 3 November 14, 2013 SUBDIVISION ITEM NO.: 8 (Cont. FILE NO.: Z -5228-D Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. 8. 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: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Directly on #23 Baseline/Southwest bus route. Parks and Recreation: No comment received. 7. Subdivision Committee Comments: (October 23, 2013) Mr. Frank Riggins was present representing the request. Staff presented an overview stating the item was a review to allow the addition of miniature golf on the site which was being used as an outdoor amusement park. Staff requested additional information concerning signage, the use of the service road and the proposed clearing within the buffer along 1-430. Staff also questioned the location of the dumpster and noted the dumpster would require screening. Public Works comments were addressed. Questioned if clearing or grading activities would take place within the Phase II portion of the development with the construction of Phase I Construction. Staff stated to allow grading within the Phase II portion of the development would require a variance to the City's Land Alteration Ordinance. Mr. Riggins stated grading would not take place within the Phase II portion of the development without construction. Staff stated the City's stormwater detention ordinance would apply to the development of the site. Landscaping comments were addressed. Staff also stated a 30 -foot buffer was required along the Interstate. Mr. Riggins stated the developer was proposing to clear the underbrush and remove some of the trees within the buffer area. Mr. Riggins stated all trees removed would be less than 4 -inches in caliper. Staff stated all existing landscaping was to be in good condition or replaced as needed. E November 14, 2013 SUBDIVISION ITEM NO.: 8 (Cont. 8. Staff Analysis: FILE NO.: Z -5228-D On January 30, 1996, the Planning Commission approved a Conditional Use Permit to allow for development of an outdoor family amusement park on this 1-2, Light Industrial zoned property. The development was to have been built in three phases. Phase I included two (2) go-cart tracks, an arcade building and the northern portion of the parking lot. Phase II included a bumper boat pond, a baseball batting cage, maintenance building and the remaining southern part of the parking lot along the east property line. Phase III included a miniature golf course which would be planned at a later date and be submitted to the Planning Commission at the time of development. On February 5, 1998, the Little Rock Planning Commission approved a revision to the Conditional Use Permit to allow the addition of a third go-cart tract called a "slick track" to be located in the center of the development. Other minor changes reduced the previously approved second go-cart track to a smaller "rookie tract", relocated the bumper boat pond to the western side of the development, adjacent to the Interstate, and relocated the shop building to the center of the development. A private fire hydrant was required at the location of the fuel tanks and fuel storage area. The current request includes modifications to the previously approved elements of the site plan and the addition of several new items all related to outdoor amusement. The plan is a multi -phased development with the applicant requesting flexibility in the particulars of installation of the various activities. The plan includes the addition of a climbing wall, landscape feature, playground area, 18 -hole miniature golf course, ropes course, construction of a several small pavilions, several building expansions to tie the existing buildings together, a 24 -space parking lot and the development of an additional 18 -hole miniature golf course. Building square footage is approximately 1,200 square feet. The go-cart tract, the swimming pool and batting cages will remain with minor modifications. The applicant submitted responses to comments raised at the October 23, 2013, Subdivision Committee meeting. The applicant has provided the proposed signage plan, a note indicating the use of the service road and the proposal for clearing within the buffer along 1-430. The revised plan also includes the placement of the dumpster and provided a note concerning the required screening. The applicant is requesting limited clearing of small trees and underbrush from the buffer along 1-430 to increase visibility. The clearing will be limited to under brush and trees less than 4 -inches in caliper. The ordinance requires the placement of a minimum of thirty (30) feet of buffer when abutting an express way, except within the mature area. This property is not located within the mature area as defined by the zoning ordinance. 5 November 14, 2013 SUBDIVISION ITEM NO.: $ Cont. FILE NO.: Z -5228-D The applicant proposes to place a 48 -inch high iron fence and gate on the Baseline Road side. The existing chain link fence will be replaced with vinyl wrapped fencing as needed. The gate will be open during business hours. A sprinkler system on the entire property will be installed. New flower beds and water features to include a fountain where there is an existing large rock in the front yard will be installed. Mulch and ground cover will be added. The 18 -hole miniature golf course will be handicapped accessible and built along the back side adjacent to 1-430. The applicant plans to serve soft drinks, candy, pizza and snacks. The request includes the sale of wine and beer, as well as other locally made food products. The business will be open from 9:00 am to 10:00 pm Sunday through Thursday and until 11:00 pm on Friday and Saturday. The site plan includes the placement of a dumpster within the existing parking lot area. The dumpster will be screened per typical ordinance requirements. The plan includes the addition of a parking area in a future phase. The parking is proposed to match the existing paved area. The applicant has indicated the service road will be used by employees for access to the mini -golf holes in the western portion of the development. Staff is supportive of allowing the landscaping as indicated. The paved areas are indicated to match the existing paved parking lot. The applicant has indicated signage will be placed on the front facade of the building and an existing ground sign along 1-430 will be refaced to identify the new business. The signage will comply with signage allowed in commercial zones or a maximum of 36 -feet in height and 160 square feet in area. A 10 -foot by 20 -foot rock and landscape feature with a possible water feature will be placed along Baseline Road. A sign will be mounted on the face of the feature identifying the business. The maximum sign area proposed for the signage is limited to 160 square feet in sign area. Staff is supportive of the requested site plan for the additional activities and the placement of two 18 -hole miniature golf courses on the site. The site has historically been used as an amusement park. Staff feels the additional activities are in keeping with the original approval of the site plan. To staff's knowledge there are no remaining outstanding technical issues associated with the request. 8. Staff Recommendation: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in Sections 4, 5 and 6 above. A November 14, 2013 SUBDIVISION ITEM NO.: 8 LE NO.: Z -5228-D PLANNING COMMISSION ACTION: (NOVEMBER 14, 2013) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in Sections 4, 5 and 6 of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for approval of the item as recommended by staff. The motion carried by a vote of 8 ayes, 0 noes, 2 absent and 1 open position. VA ITEM NO.: 8, Z -5228-D NAME: Big Rock Mini Golf and Fun Park Revised Conditional Use Permit LOCATION: located at 11411 Baseline Road Planning Staff Comments: 1. Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than October 30, 2013. The Office of Planning and Development must receive the proof of notice no later than November 8, 2013. 2. Provide details of the proposed signage plan. The plan indicates the placement of a sign on the climbing wall. Provide details of the size of the proposed sign on the wall. 3. Provide the anticipated time line for the Phase II construction. 4. Will the future miniature golf course contain similar components as the Phase I golf course? 5. Will the building be rented for special events and/or private parties? 6. Provide details of the proposed service road. What is the purpose of the road? 7. The cover letter states clearing will take place within the Interstate buffer area. To what extend will clearing take place? 8. Provide the location for the proposed dumpster facilities? Include a note on the site plan stating the dumpster will be screened per typical ordinance standards. VarianceA/Vaivers: None requested, blic Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 2. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. If detention is already provided on site, the detention must continue to be provided. If detention is not already provided, a comparison should be made of impervious surface area. Detention should be provided for additional proposed impervious surface area. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. An advanced grading variance must be requested for Phase 2 to be graded with Phase 1. Utilities and Fire Department/County Planning: Item # 8. Wastewater: Sewer available to this project. Contact Little Rock Wastewater Utility for any additional information. Entergy: Entergy does not object to this CUP, but customer should be conscious of existing power line running over, or just to the north of the Phase I playground area. Proper clearances must be maintained. Contact Entergy at 954-5158 for additional information. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. 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. 3. 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 the Little Rock Fire Department is required. 4. Contact Central Arkansas Water regarding the size and location of the water meter. 5. 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. 6. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten 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. 8. 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 Item # 8. to practice in the State of Arkansas. Execution of Customer Owned Line agreement is required. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Directly on #23 Baseline/Southwest bus route. Parks and Recreation: No comment received. Planning Division: No comment. Landscape: 1. Site plan must comply with the City's Landscape and Buffer Ordinances. 2. An automatic irrigation system to water landscape areas is required. 3. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 4. A thirty (30) foot wide buffer is required along the Interstate perimeter of the site. Both phases of the miniature golf course appear to extend in to this area. 5. A perimeter landscape strip a minimum of nine (9) feet in width is required along the east perimeter of the new parking expansion and service drive. 6. Based on the percentage of building expansion and increased site development, an upgrade in landscaping to the existing development may be required. 7. Curb and gutter or another approved border is required to protect landscape areas from vehicular traffic. 8. Interior landscape islands at least one hundred -fifty (150) square feet in area and seven and one half (7 '/2) feet in width are required to comprise at least eight (8) percent of the vehicular use area. The parking expansion area appears to be deficient in interior landscape islands. 9. All existing landscaping is to be in good condition and replaced or repaired as needed. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, October 30, 2013. Item # 8.