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HomeMy WebLinkAboutZ-5228-E Staff AnalysisJanuary 5, 2017 ITEM NO.: 3 FILE NO.: Z -5228-E NAME. Big Rock Fun Park — Revised Conditional Use Permit LOCATION: 11411 Baseline Road OWNER/APPLICANT: MHH Properties, LLC/Marci H. Hall PROPOSAL: A revised conditional use permit is requested to allow the addition of a maze/ropes course feature to the existing Big Rock Fun Park development, on this 1-2 zoned, 7.07 acre tract. SITE LOCATION: The site is located at the southeast corner of Baseline Road and Interstate 430. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an area of mixed uses and zoning. A storage facility is located on the 1-2 zoned property immediately to the east, with undeveloped, PCD zoned property further east and immediately to the south. A State Highway Department facility is located on the R-2 zoned property across Baseline Road to the north. A light industrial -type development is located to the northwest across Baseline road. Interstate 430 is located along the west property boundary. In staff's opinion, the proposed improvement to the existing outdoor amusement park facility will be compatible with the neighborhood. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the SWLR United for Progress Neighborhood Association. 3. ON SITE DRIVES AND PARKING: Access to the site will be via an existing driveway at the northeast corner of the site. The driveway serves an existing paved parking lot at the northeast corner of the development. The existing parking lot contains approximately 80 spaces. Parking and access are appropriate for the use. 4. SCREENING AND BUFFERS: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. January 5, 2017 ITEM NO.: 3 [Cont.] FILE NO.: Z -5228-E Any exiting landscape or irrigation disturbed by construction shall be repaired or replaced before completion and final acceptance of the project. 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 preserving trees of six (6) inch caliper or larger. 5. PUBLIC WORKS: 1. Baseline Rd is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. The existing right-of-way width cannot be determined. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Little Rock Wastewater: No comments received. Entergy: Entergy does not object to this proposal. However, there are existing overhead electrical facilities in the vicinity of all proposed upgrades. A three phase power line runs along Baseline Road near the proposed maze and ropes course. A three phase transformer bank pole exists near the location of the proposed building, and there are poles and lights near the location of the pool area. Entergy requests that all NESC and OSHA clearance requirements be followed and maintained. Contact Entergy in advance to discuss any changes to electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comments received. AT&T: No comments received. Central Arkansas Water: No comments received. Fire Department: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 2 January 5, 2017 ITEM NO.. 3 (Cont. FILE NO.: Z -5228-E Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Building Codes: No comment. County Planning: No comment received. Rock Region METRO: Location is currently served by METRO on route 23 Baseline/ Southwest. We recommend continuation of pedestrian infrastructure for access to the transit system. The closest stop is at baseline and Sibley Hole Rd. where employees could ride the bus to work. Planning Division: No comment. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 7, 2016) Marci Hall was present, representing the application. Staff presented the item, noting that a minimal amount of additional information was needed. In response to a question from staff, Ms. Hall noted that the overall height of the maze structure would be 18 to 20 feet. Ms. Hall also noted that there would be a minimal amount of signage for the maze/ropes course feature The Public Works requirement was briefly discussed. Staff noted that the centerline of the right-of- way needed to be shown on the survey. The landscape/buffer comments were 3 January 5, 2017 ITEM NO.: 3 (Cont. FILE NO.: Z -5228-E also briefly discussed. Staff noted that a variance was requested for a reduced front setback for the maze structure. After the discussion, the Committee forwarded the application to the full Commission for final action. STAFF ANALYST A revised conditional use permit is requested to allow for the addition of a maze/ropes course feature to the existing Big Rock Fun Park development at 11411 Baseline Road. The property is zoned 1-2 and is comprised of 7.07 acres. The existing outdoor amusement park use contains a go cart track, mini -golf course, batting cages and other features. A building which contains indoor amusement games, concessions and restroom facilities is located near the center of the site. On January 30, 1996, the Planning Commission approved a conditional use permit to allow for the development of this outdoor amusement park. In 1998 and 2013 revised conditional use permits were approved to add features to the park. Access to the site is via a driveway at the northeast corner of the site. The driveway serves a parking lot at the northeast corner of the overall property. The parking lot contains approximately 80 spaces. The applicant proposes to add a maze/ropes course feature to the existing outdoor amusement park facility. The proposed maze/ropes course feature will be located near the front of the property, between the existing parking lot and the go cart track. The maze/ropes course structure will be approximately 56 feet by 56 feet in area. A maze will be located at ground level, with a ropes course above the maze. The ropes course will be unenclosed. It will be covered with a canvas tarp shade cover and not a solid roof. The maze/ropes course structure will have an overall height of 18 to 20 feet. The structure will be lighted for night use with lighting low level and interior to the maze/ropes course structure. The lighting will not glare onto adjacent property or the roadway. There will be a minimal amount of signage over the entrance of the maze/ropes course structure. The signage will be interior to the site. There will be no signage on the street (north) side of the structure. The applicant is requesting one (1) variance with the proposed maze/ropes course addition to the existing development. The proposed maze/ropes course structure will be located approximately 15 feet back from the front (north) property line, after additional right-of-way dedication for Baseline Road. Section 36-320 (e) (1) of the City's Zoning Ordinance requires a minimum front setback 0 January 5, 2017 !TEM NO.: 3 (cont. ILE NO.: Z -5228-E of 50 feet for this 1-2 zoned property. Therefore, the applicant is requesting a variance to allow the reduced front setback. Staff supports the requested variance. The existing development of the property is not a traditional light industrial development, with a large building or buildings and associated parking between the building(s) and the roadway. This is a unique outdoor amusement park development where the attractions are brought closer to the street access to generate interest and identify the site. Staff believes the reduced front setback for the maze/ropes course structure will have no adverse impact on the adjacent properties or the general area. To staff's knowledge, there are no outstanding issues. Staff believes the proposed addition to the existing outdoor amusement development is an appropriate use for the site. STAFF RECOMMENDATION: Staff recommends approval of the requested revised CUP, subject to compliance with the following conditions: 1. Compliance with the comments and conditions as noted in Sections 4, 5 and 6 of the agenda staff report. 2. Site lighting for the new maze/ropes course structure must be directed inward to the facility and not glare onto the adjacent roadway. 3. Any additional signage for the maze/ropes course structure must be located on the interior of the site and not on the north, street side of the structure. Staff recommends approval of the requested variance to allow a reduced front setback of 15 feet, after any additional right-of-way dedication, for the proposed new structure. PLANNING COMMISSION ACTION: (JANUARY 5, 2017) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. The application was placed on the Consent Agenda for approval, as recommended by staff. The Consent Agenda was approved by a vote of 9 ayes, 0 nays, 1 absent and 1 open position. The application was approved. 5 SUBDIVISION COMMITTEE COMMENTS DECEMBER 7, 2016 ITEM NO.: 3. BIG ROCK FUN PARK — REVISED CONDITIONAL USE PERMIT 11411 BASELINE ROAD Z -5228-E Planning Staff Comments: 1. The proposed maze/ropes course structure is 56 feet by 56 feet in area and will be set back 15 feet from the front (north) property line. 2. What is the overall height of the structure? 3. Is any signage proposed to be placed on the maze/ropes course structure? 4. Provide proof of notification of the property owners within 200 feet of the site, including the certified abstract list, notice form with affidavit executed and certified mail receipts. The notice must be mailed no later than December 21, 2016. The Office of Planning and Development must receive the proof of notice no later than December 30, 2016. Variance/Waivers: * A variance for a reduced front setback is requested for the proposed maze/ropes course structure. Public Works: 1. Baseline Rd is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. The existing right-of-way width cannot be determined. Utilities and Fire Department/County Planning: Little Rock Wastewater: no comments received. Entergy: Entergy does not object to this proposal. However, there are existing overhead electrical facilities in the vicinity of all proposed upgrades. A three phase power line runs along Baseline Road near the proposed maze and ropes course. A three phase transformer bank pole exists near the location of the proposed building, and there are poles and lights near the location of the pool area. Entergy requests that all NESC and OSHA clearance requirements be followed and maintained. Contact Entergy in advance to discuss any changes to electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comments received. AT&T: No comments received. Central Arkansas Water: No comments received. Fire Department: Fire H drants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. ITEM NO.: 3. CON' r Z -5228-E Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loadin Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshals Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C 105.1. Building Codes: No comment. County Planning: No comment received. Rock Region METRO: a) Location is currently served by METRO on route 23 Baseline/ Southwest. We recommend continuation of pedestrian infrastructure for access to the transit system. The closest stop is at baseline and Sibley Hole Rd. where employees could ride the bus to work. Planning Division: No comment. Landscape: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. Any exiting landscape or irrigation disturbed by construction shall be repaired or replaced before completion and final acceptance of the project. 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 preserving trees of six (6) inch caliper or larger. Other: Provide written additional information as requested to staff no later than Wednesday, December 14, 2016.