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HomeMy WebLinkAboutZ-6571 Staff AnalysisDecember 3, 1998 ITEM NO.: B NAME: LOCATION: OWNER/APPLICANT• PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location: FILE NO.: Z-6571 Golf Learning Center - Conditional Use Permit 5207 Western Hills Avenue City of -Little Rock Dept. of Parks and Recreation/ Mark Webre To obtain a conditional use permit for phased development of a golf learning center at 5207 Western Hills Avenue on property with a mixture of zoning ranging from R-2, MF -6 and MF -12 to C-3. This site is located on the east side of Western Hills Avenue, just south of Asher Avenue. 2. Compatibility with Nei hborhood: This site lies in an area of mixed zoning ranging from Single Family R-2, to Multifamily MF -12, to Commercial C-3. It is bounded by R-2 to the north, west and south, and I-2, C-3, and C-4 to the east. It was previously known as the Rock Creek Golf Course and has been a golf course for many years. Staff believes the golf course would continue to be compatible with the neighborhood. The Westwood Neighborhood Association was notified of the public hearing. 3. On --Site Drives and Parking: The site has one main entrance from Western Hills Avenue at the northwest corner of the property. A 250 space parking lot would be located along that entrance road, a short distance interior to the site, which should adequately serve the use. 4. Screenin3 and Buffers: Areas not currently screened along the northern perimeter of the site adjacent to residential use should be screened either with a 6 foot high opaque wooden fence with its face side directed outward or dense evergreen plantings. December 3, 1998 SUBDIVISION ITEM NO.: H Cont. FILE NO.: Z-6571. 5. Public Works Comments: 1. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvement to street including 5 -foot sidewalk with planned development. 2. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 3. Stormwater detention Ordinance applies to this property. 4. Easements for proposed stormwater detention facilities are required. 5. Provide sidewalk on Melba Drive. 6. Dedicate drainage easement. 7. Future entrance road shall be built to collector street standards with sidewalk and should connect two streets shown to north. 8. Corp and FEMA approvals required prior to work in floodway and construction of pedestrian bridge. 6. t7tility and Fire Depart ent Comments: Water: Contact the Water Works if a larger and/or additional meter(s) will be required. RPZ backflow prevention will be required for irrigation. Wastewater: Sewer main extension required with easements to serve clubhouse. Southwestern Bell: Approved as submitted. ARKLA: Approved as submitted. AP&L: No Comments received. Fire Department: Approved as submitted. CATA: This site is near CATA bus route #14. 7. Staff Anal Sis: The applicant is requesting a conditional use permit to improve and upgrade an existing 250 acre golf course site through a phased development process. Phase I Improvements are dependent upon fund raising efforts. The minimum development that will occur is a three (3) hole golf course, practice range, putting green, chipping area, putting course, club house and maintenance building. If funds allow, a nine (9) hole course with the same supporting facilities will be constructed as part of Phase I. The initial improvements will start adjacent to Western Hills Avenue and be bound by the single family residences to E December 3, 1998 SUBDIVISION ITEM NO.: B Cont. FILE NO.: Z-6571 the north, the twenty acre pond to the east and Western Hills Golf Course to the south. The club house will serve as the gate to all improvements except for the putting green. It will be a one (1) story structure with approximately 3,000 square feet of program space. It is located central to the practice range. The maintenance building is also a one (1) story structure with approximately 3,000 square feet. The maintenance yard is approximately 10,000 square feet and will be fenced for security and be used for storage of equipment and materials. A minimum one hundred (100) foot buffer will separate all proposed facilities from adjacent boundary lines. Staff believes that with proper screening from the residential area to the north that this development will have -a minimal affect on the neighborhood. 8. Staff Recommendation: Staff recommends approval of the conditional use permit as an overall concept plan with a final goal of a complete golf learning facility and enhanced park area. Phase I would include three holes and the supporting facilities as described under staff analysis. Phase II should include the other 6 holes. Phase III would include the area around the lake and north of the lake. At this point we suggest the overall concept and specific Phase I be approved. Future phases would then be reviewed by staff and as long as they are in line with the overall concept they could be approved by staff without coming back to the Commission. This approval recommendation is subject to compliance with Public Works Comments. Staff would support waiving the street improvements along Western Hills and the sidewalk along Melba Drive. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 24, 1998) Mark Webre was present representing the application. Staff presented the proposal. A discussion took place regarding the overall approach and that more specific information was needed regarding at least Phase I before it could be approved. The Committee accepted the application but further action would be dependent on receiving more detailed information for at least Phase I and a revised site plan. 3 December 3, 1998 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-5571 STAFF UPDATE: A revised site plan and more specific Phase I information has been received by staff and is included in the analysis in paragraph #7 above. PLANNING COMMISSION ACTION: (OCTOBER 15, 1998) Bryan Day and Mark Webre were present representing the application. There were 5 objectors and one supporter present also. The objectors left the meeting with Mr. Day to discuss their concerns. When they returned Jim Lawson, Director of Planning and Development reported that the Parks Department wished to have more time to work with the neighbors on their issues. The applicant, therefore, requested that this item be deferred until the December 3 meeting. A motion was made to defer this item until the December 3 meeting. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 5, 1998) Mark Webre was present representing the application. This item was deferred from the October 15, 1998, meeting to allow Parks and Recreation to work with the neighbors to try and resolve some issues. Mr. Webre presented a revised site plan, funding sources, and how they expect the work to progress. Mr. Webre explained that they don't have a phasing plan because they want to do the entire project subject to funding. Therefore, they are asking for approval of the entire proposal. They will progress on construction as funds are available. The Committee asked for a new cover letter detailing what the plan is and to include an improved path on the site plan all along Western Hills Avenue in place of a regular sidewalk. The other open issue required by Public Works is for Parks to ensure there is a sidewalk along Melba Drive. The Committee forwarded the proposal back to the full Commission for final resolution with the revised detailed cover letter and revised site plan. STAFF UPDATE: The revised site plan and cover letter were received by staff. The project now consists of two phases. Access to the site and 4 December 3, 1998 SUBDIVISION ITEM NO.• B Cont. FILE NO.• Z-5571 the structures themselves has been moved to the east side of the development towards University and away from residential areas. Phase 1 consists of nine regulation golf holes, practice range, putting green, nine chip and putt holes, putting course, pedestrian and bike trail to the club. house from Western Hills Avenue, sidewalk parallel to Western Hills Avenue, club house, parking lot and maintenance building and yard. If funding does not allow full development, then Parks will not develop six of the regulation holes and six chip and putt holes. Phase 2 consists of the picnic and totlot area, fishing pier, boardwalk and pedestrian and bike nature trails. Of course, if necessary they will develop the golf holes that were not developed in the first phase. Staff recommends approval of this two phase plan, subject to compliance with Public Works comments. Staff would support waiving the street improvements along Western Hills, but not waiving the sidewalks along Western Hills or Melba Drive. PLANNING COMMISSION ACTION: (DECEMBER 3, 1998) Bryan Day and Mark Webre were present representing the application. There were two objectors present. Staff presented the item with a recommendation for approval of the revised two phase plan subject to compliance with Public Works Comments, comments in "Screening and Buffers," and Utility Comments. Staff also recommended approval of waiving street improvements along Western Hills, but not waiving the sidewalks along Western Hills or Melba Drive. Mr. Ralph Desmarais, representing the Sierra Club, spoke in opposition emphasizing two main concerns. One concern was to use existing golf courses for the "1`` Tee Program" rather than make new courses or drastically change existing land to accommodate the program. Second concern involves what they see as degradation of a wetland area by cutting down 30 acres of trees and increasing the likelihood of flooding due to this development. They feel that environmental impact and wetland assessment studies should be accomplished on this site, and that the area should be used for gardening, forestry, or arboretum type projects. Mr. Desmarais added that personally he feels this project uses public funds to compete with private commercial enterprises in the area that could or do provide similar or the same services. In general he said this project is unnecessary duplication and environmentally destructive, and brings with it social negatives that occur with adults on golf courses. Dee White spoke in opposition on behalf of the Historical Preservation Commission that they may have concerns with 5 December 3, 1998 SUBDIVISION ITEM NO.: B Cont. FILE NC.• 2-6571 disturbing historically significant foundations on the site, particularly the old Jewish Concordia Clubhouse. She also mentioned her concerns over disturbing sensitive environmental areas and drainage control areas. Mark Webre from City Parks and Recreation explained the overall master plan for this project and what facilitates would be constructed. He stated that Parks would consult with the Corps of Engineers regarding the wetland concerns for the lake and surrounding area before proceeding. He added that they would also work with any one who has concerns over the historical preservation issues. Mr. Webre also stated that this development would be environmentally beneficial. He also emphasized it would be for kids and that you would have to be with a kid to get on this course. So the negative social concerns mentioned by Mr. Desmarais would not exist. Mr. Webre added that they had met with the neighborhood where 100+ people attended and he felt those who attended supported the project. Commissioner Downing asked for clarification as to what new facilities, roads, and parking areas would be built, and what would be done in the area of the old Jewish clubhouse site. Commissioner Rahman asked about the environmental assessment that had been accomplished and had verified that the lake was the only wetland area identified. Commissioner Muse asked for and received agreement from Mr. Webre that Parks would work with the Historical Commission and Jewish groups mentioned as best they can, and to the extent possible work out an agreement regarding their concerns. Commissioner Faust asked how this particular project came about and fits into Parks overall master plan for the City. Mr. Webre emphasized the uniqueness of this program to enable people, especially kids, who previously were unable for social or economic reasons to learn how to play golf, to now have a better chance to learn. City Attorney Giles responded to an additional question from Commissioner Faust and summarized the points that the Commissioners should be looking at in deciding upon a conditional use permit. He stated they should focus on how a proposed development fits in with the plan for the City and the overall adjacent neighborhoods. A motion was made to approve the application as submitted to include staff comments and recommendations, including the recommendation to the Board to approve the waiver of street improvements (except sidewalks) along Western Hills Avenue. The motion passed by a vote of 6 ayes, 2 nays and 3 absent. 0 December 3, 1998 SUBDIVISION ITEM NO .• B (Cont 11 FILE NO.• Z-6571 STAFF UPDATE• The final revised site plan changed the access to the site to be from S. University Avenue via Falls Boulevard. This has resulted in an address change to 6220 Falls Boulevard. 7 1W ITEM No. - 2 FILE 67 NO.--65 owner4 Golf world, Inc. Applicant:. Pat Boyd Location: 4705 S. University Avenue Request: Rezone from C-3 to C-4. Purpose: Bring golf driving range and miniature golf Bourse into conformance and add motorcycle rental. Size: 20 t acres Existing Use: Golf driving range, pro -shop and miniature golf course SIIRRQIIP7I}I1QG LAND USE AND ZONING North - Floodway, zoned OS, R-2 and C-3; Vehicle sales Lot, zoned C-4; Pasture, zoned R-2 South - Vacant lot, zoned C-4; church. zoned C-3; Floodway, zoned C-3 East - Floodway and pasture, zoned C-3 and R-2 West - Floodway, zoned R-2; Undeveloped C-4; vehicle sales lot, zoned I-2 PUBLIC STORKS COMMENTS Property is in 100 -year floodway. According to 1993 FEMA maps, new construction will not be allowed in the floodway. PUBLIC TRANSPORTATION ELEMENT The site is located on a LATA bus route. NEIGHBORHOOD ASSOCIATION NOTIFICATION The Geyer Springs Neighborhood Association was notified of the rezoning request. LAND USE PLAN ELEMENT The site is located in the I-630 Planning District. The Land use Plan recommends Commercial and Park/Open Space for the property. The Park/Open Space designation is reflective ITEM NO.,. 2 FILE NO.' 7.-6567 owner4 Golf world, Inc. Applicant:.--., Pat Boyd Location: 4705 S. University Avenue Request: Rezone from C-3 to C-4. Purpose: Bring golf driving range and miniature go# Course into conformance and add motorcycle rental. Size: 20 t acres Existing Use: Golf driving range, pro -shop and miniature golf course 6 DING LAND USE AND ZONING North - Floodway, zoned OS, R-2 and C--3; Vehicle sales Lot, zoned C-4; Pasture, zoned R-2 South - Vacant lot, zoned C-4; church, zoned C-3; Floodway, zoned C-3 East - Floodway and pasture, zoned C-3 and R-2 West - Floodway, zoned R-2; Undeveloped C-4; Vehicle sales lot, zoned I-2 PIIHLIC WORKS COMNTS Property is in 100 -year floodway. According to 1993 FFMA maps, new construction will not be allowed in the floodway. PIIHLrr TRANSPORTATION ELEMENT The site is located on a LATA bus route. NEIGHHCRHOod ASSOCIATION NOTIFICATION The Geyer Springs Neighborhood Association was notified of the rezoning request. LAND USE PLAN ELEMENT The site is located in the I-630 Planning District. The Land Use Plan recommends Commercial and Park/open Space for the property. The Park/Open Space designation is reflective