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HomeMy WebLinkAboutZ-6279 Staff AnalysisMay 15, 1997 ITEM NO.: F . FILE NO.: Z-6279 NAME: Otter Creek Park - Conditional Use Permit LOCATION: 11,500 Block of Stagecoach Road OWNER/APPLICANT: PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location: City of Little Rock Parks and Recreation Department A conditional use permit is requested to allow for construction of a public park. The property is zoned R-2. The proposed site is located on the west side of Stagecoach Road, approximately 1/2 mile south of Otter Creek Road. 2. Compatibility with Neighborhood: The Otter Creek neighborhood is located immediately north of the proposed park site. Vacant multifamily zoned property is located to the east with single family zoned property located across Stagecoach Road to the southeast. Industrial zoned property is located to the south, across Fourche Creek. The property immediately west of the proposed park site is in Saline County. The proposed park should not have an adverse effect on the surrounding property. The Otter Creek Neighborhood Association has been notified of the public hearing. 3. On -Site Drives and Parking: Access to the site will be gained by utilizing a driveway from Stagecoach Road. The City's Zoning Ordinance does not have a specific off-street parking requirement for a public park. As a point of reference, the Zoning Plan for Central Little Rock Urban Renewal Project does not require any off- street parking for a public park or public playfield. May 15, 1997 SUBDIVISION ITEM NO.• F(Cont.)FILE NO.• Z-6279 The proposed site plan shows 482 parking spaces (62 within the floodway). This number of parking spaces should be adequate to serve the proposed park. 4. Screenina and Buffers: A six foot high opaque screen is required to screen the business activity of this site from the residential properties to the north, east and west. Credit toward fulfilling this requirement can be given for natural dense vegetation which will provide year round screening. Additional screening can be provided with additional evergreen plantings or wood fencing. 5. Public Works Comments: 1. A Department of the Army Permit Application must be filed with the Little Rock District, U.S. Army Corps of Engineers and necessary approvals must be obtained for wetlands, dredge and fill operations, and grading within the regulatory floodway of Fourche Creek. (Wetlands were previously identified on this site, although no formal delineation has been made). 2.A NPDES Notice of Intent for Stormwater Discharges Associated with Industrial Activity from Construction Sites must be filed with the Arkansas Department of Pollution Control and Ecology, with an appropriate pollution prevention plan, at least 48 hours prior to construction. 3. A Special Flood Hazard Area Development Permit is required for construction within the floodplain. Floodway improvements will require a engineering demonstration (hydraulic and/or hydrological modeling) that the improvements, including grading, soccer fields, lake, pond, platforms, entry, signs and all other floodway improvements will not increase base flood elevations at any point within the community's floodplain. Structural improvements within the floodway are prohibited, and a variance from that prohibition will be required prior to permitting. 4.A Grading Permit is required, with a complete grading and drainage plan meeting the requirements of municipal code, prior to construction. 5.Stormwater detention ordinance applies to this property. 6. Stagecoach Road is a minor arterial on the Master Street Plan. Current construction is two lanes with shoulders. 7. Stagecoach Road has a 1995 average daily traffic count of 7,600. 2 May 15, 1997 SUBDIVISION ITEM NO.• F _�Contj FILE NO-! Z-6279 8. Parks has requested a waiver of street improvements to Stagecoach Road. The Planning Commission should consider this request and make a recommendation. AHTD approval will be required and has been asked to comment on proposed plan. There is not a planned widening of Stagecoach Road. The Traffic Engineer recommends adding left turn lane on Stagecoach Road. Verify sight distance on Stagecoach for safe intersection sight distance per AASHTO green book requirements. 6. Utility and Fire De artment Comments: L.R. wastewater - Sewer available on South portion of property. Easement for existing outfall must be retained and protected. Sewer extension for different areas shall be private and maintained by the Developer. 6A. CATA: No Comment. No transportation issues. 7. Staff Analysis: The applicant, City of Little Rock Parks and Recreation, is requesting a conditional use permit to allow for the construction of a public park on approximately 150 acres of land located immediately south of the Otter Creek Neighborhood, along Stagecoach Road. The property is zoned R-2. The proposed park will include four soccer fields, two practice soccer fields, a baseball field, six tennis courts, volleyball and playground areas, two lakes, various pavilions and restroom facilities, and 482 parking spaces with driveways. A maintenance facility is also proposed which will be located at the northeast corner of the property. The entrance drive from Stagecoach Road, 114 parking spaces, one pavilion, a playground area, two soccer fields, two practice soccer fields and the smaller of the two lakes is proposed to be phase I construction. The remainder of the park will be constructed in future phases. One ground -mounted sign is proposed to be located near the Stagecoach Road entry. The sign will be six (6) feet in height, 44 square feet in area and at least five (5) feet from the property line. This complies with City Ordinance. 7 May 15, 1997 SUBDIVISION ITEM NO.: F Cont. FILE NO.: Z-6274 A pedestrian entrance is planned along the north property line to the Otter Creek Neighborhood. According to Parks, the neighborhood has approved this entrance. Approximately 62 of the parking spaces, the two practice soccer fields, two volleyball areas, the two lakes, and entrance drive are located in the floodway. As noted in the public works comments, Parks is having an engineering study done to show what, if any, impact these proposed improvements will have on the floodway/floodplain. This information will be provided at the public hearing. The City's Zoning Ordinance does not have a specific off-street parking requirement for a public park. As a point of reference, the Zoning Plan for Central Little Rock Urban Renewal Project does not require any off- street parking for a public park or public playfield. The proposed site plan shows 482 parking spaces (62 located within the floodway). This number of parking spaces should be adequate to serve the proposed park. Any lighting of the site will be directed away from adjacent residential property. As noted in the Public works Comments, Parks and Recreation is requesting a waiver of street improvements to Stagecoach Road. Parks has stated that the funding is not available to construct the improvements. In considering this request, the Commission should make a separate recommendation which will be forwarded to the Board of Directors. A public park is considered to be an appropriate use within single family residential zoning, and a conditional use permit does not require an amendment to the City's future land use plan. However, staff will take a detailed look at this proposed park site to determine if, because of the size of the proposed park, an amendment to the land use plan will be necessary. There has been an application filed (May 1, 1997 agenda) for amendment of the land use plan for another tract of land in this immediate area. If staff determines a land use plan amendment is necessary for the park property, the application which has been filed will be expanded to include the area of the proposed park and presented to the Commission on May 1, 1997. The Master Parks Plan must be amended to add this new site. The City of Little Rock Parks and Recreation Department must initiate this amendment. 4 May 15, 1997 SUBDIVISION ITEM NO.: F Cont. FILE NO.: z-6279 There is an existing natural buffer area immediately north of the park property, between the park property and the Otter Creek Neighborhood. With this buffer area plus the buffer area that Parks will provide along the north property line, the proposed park should not have an adverse impact on the existing single family residences to the north. The proposed park should also have no adverse impact on the vacant property to the east and west or the industrial zoned property to the south. 8. Staff Recommendation: Staff supports the use of this property as a public park. However, staff cannot support the conditional use permit until the floodway issue has been resolved. The engineering study will need to show that the improvements planned in the floodway will not increase the base flood elevations at any point within the community's floodplain. Otherwise, the proposed improvements will need to be removed from within the floodway. SUBDIVISION COMMITTEE COMMENT: (MARCH 13, 1997) Mark Webre, of Parks and Recreation, was present, representing the application. He gave a brief description of the proposal. David Scherer, of Public Works, reviewed his comments with the Committee. He discussed the floodway issues associated with this property. He also noted that Parks is requesting a waiver of street improvements to Stagecoach Road. Mark Webre stated that Parks and Recreation does not have funds to construct the street improvements. Monte Moore, of Planning Staff, stated that an amendment in the Master Parks Plan will be required and an amendment in the Land Use Plan may be necessary. Mr. Webre stated that the park hours would be approximately 7:00 a.m. to 10:00 p.m. After further discussion, the Committee accepted the presentation and forwarded the issue to the full Commission for final action. 5 May 15, 1997 SUBDIVISION ITEM NO.: F—(Cont.)FILE NO.: 7-5279 PLANNING COMMISSION ACTION: (APRIL 3, 1997) The staff informed the Commission that Parks had requested a deferral to the May 15, 1997 agenda to continue to resolve the floodway issues associated with the property. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the May 15, 1997 Subdivision Agenda. A motion to that effect was made. The motion was passed by a vote of 10 ayes, 0 nays and 1 absent. PLANNING COMMISSION ACTION: (MAY 15, 1997) Mark Webre, of Parks and Recreation, was present, representing the application. Staff presented the item with a recommendation of approval. Staff noted that the floodway issue and the waiver of street improvements to Stagecoach Road were the issues left to be resolved. Mark Webre addressed the Commission in support of the application. He stated that he had a letter from the Corps of Engineers which authorizes Parks to proceed with the Park development. He stated that Parks will work with Public Works to resolve any other floodway issues. Commissioner Brandon stated that she had concerns about the restroom facility which is located close to the proposed lake. Mark Webre stated that barriers would be placed between the restroom facility and the pond (walls, etc.). Commissioner Earnest asked about the City's liability for cars parked in the parking lot which is proposed to be in the floodway. Jim Lawson, Planning Director, stated that signs could be posted with that information. Commissioner Lichty asked about the waiver of street improvements to Stagecoach Road. David Scherer, of Public Works, stated that because of the proposed soccer fields and the anticipated amount of traffic this Park will create, Public Works would like to have a center turn lane on Stagecoach Road. May 15, 1997 SUBDIVISION ITEM NO.: F Cont. FILE NO 79 Jim Lawson stated that the issue will need to go to the Board of Directors to decide where the funds will come from to build the center turn lane. Sam Raines spoke on the application. He stated that he is owner of property on the west side of the proposed park and he is concerned about the screening. Staff stated that parks would be required to install screening along the west property line. B. K. Bethge stated that he represents property owners to the west. He stated that access to his property has been gained through the park property in the past, and should be a prescriptive easement. Jim Lawson stated that staff does not agree with this easement. He stated that this is a legal issue for a court to decide. A motion was made to approve the conditional use permit as recommended by staff. The motion passed with a vote of 10 ayes, 0 nays and 1 absent. A motion was made to recommend approval of five (5) year deferral of street improvements to Stagecoach Road with the exception of a center turn lane for Stagecoach Road which should be constructed with Phase I of the park construction. The motion passed with a vote of 9 ayes, 0 nays, 1 absent and 1 abstention. Jim Lawson asked if it could be inferred that the Commission is asking the Board of Directors to find additional funding for the construction of the turn lane. Commissioner Lichty answered in the affirmative. 7