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HomeMy WebLinkAboutZ-7758 Staff AnalysisFebruary 3, 2005 ITEM NO.: H NAME: LOCATION: OWNER/APPLICANT: Pinnacle Valley Sports Center — Conditional Use Permit 8700 Pinnacle Valley Road Michael Nelson/Kristian Nelson FILE NO.: Z-7758 PROPOSAL: A conditional use permit is requested to allow for development of a private recreation area containing multiple ball fields on this R-2 zoned property. 1. SITE LOCATION: The property is located on the west side of Pinnacle Valley Road; across from Beck Road and south of the Corps of Engineers Maumelle Park. 2. COMPATIBILITY WITH NEIGHBORHOOD. The area is characterized by a scattering of single family homes on large tracts and large areas of undeveloped property and pasture. There are three parks in the overall area; including Pinnacle Mountain State Park, the Corps of Engineers Maumelle Park and the City of Little Rock's Two Rivers Park. Staff is supportive of this concept and believes the proposed use could be appropriate for this area. Technical issues such as access, parking and buffers must be resolved. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the River Valley P.O.A. were notified of this request. 3. ON SITE DRIVES AND PARKING: The site plan shows a single, boulevard -type entry from Pinnacle Valley Road. A 277 space paved parking lot is proposed to be developed in two phases. 177 spaces are shown in phase I and 100 spaces in phase II. The plan includes 4 football fields, 3 baseball fields and 1 soccer field. The City Parks Department estimates that 42 parking spaces should be provided per field. The 8 fields would require a total of 336 parking spaces. Programs on the site will need to be scheduled so that all fields are not in use at the same time. If this is done, the proposed parking should be sufficient for the use. February 3, 2005 ITEM NO.: H (Cont.) FILE NO.: Z-7758 4. SCREENING AND BUFFERS: Compliance with the City's Landscape and Buffer Ordinances is required_ The overall width of the proposed land use and street buffers meet with ordinance requirements. The width of the undisturbed part of the land buffers is required to never be less than 9 -feet. Two small sections of the proposed jogging trail appear to intrude into this minimum width requirement along the northern and southern perimeter. A minimum of seventy percent of the land use buffer area is required to remain in its natural state. In order to receive credit toward fulfilling the eight percent interior landscaping requirement, interior islands must be at least 7'/2 feet in width and 300 square feet in area. Additionally, interior landscaping must be generally distributed throughout the on-site paved areas. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required where adjacent to residential properties. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide approved landscape plans stamped with the seal of a Registered Landscape Architect. 5. PUBLIC WORKS COMMENTS: Pinnacle Valley Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one -additional lane to serve as a turn lane and a 5 -foot sidewalks with planned development. 3. This site is outside the corporate limits but within the planning boundary. No grading permits or stormwater detention is required. 4. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. For an arterial street, driveways should be spaced 150 feet from the property boundary and 300 feet center to center. The width of driveway must not exceed 36 feet. Island area should be removed. 2 February 3, 2005 ITEM NO.: H (Cont.) 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Outside service boundary, no comments. Entergy: No Comments received. CenterPoint Energy: No Comments received. Southwestern Bell: No Comments received. FILE NO.: Z-7758 Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Additional fire hydrant(s) will be required. Contact the Fire Department having jurisdiction to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Approval of the City of Little Rock will be required prior to service to this facility. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Provide approval from local Volunteer Fire Department, which serves this area. County Planning: Not approved as submitted. CATA: The site is not located on a CATA bus route. 3 February 3, 2005 ITEM NO.: H (Cont.) SUBDIVISION COMMITTEE COMMENT FILE NO.: Z-7758 (NOVEMBER 11, 2004) Kristian Nelson, David Colbert and Keith Miller were present representing the application. Staff presented the item and noted there was additional information needed regarding building design, setbacks, building area, signage, typical days and hours of use, site lighting, phasing and fencing. Staff asked the applicants to locate dumpsters and screening, to provide the number of parking spaces and to show dimensions of the spaces and driveway and to label the unidentified elements on the plan. Staff informed the applicants that the convenience store needed to be eliminated from the plan or the application would have to be refiled as a rezoning. Staff told the applicants to provide written comments and approval from the local Volunteer Fire Department which serves the area. Public Works, Landscaping and Utility Comments were presented and discussed. Staff noted that the site plan submitted by the applicant was unacceptable for a variety of reasons. Staff presented a revised sketch plan which had been prepared by the staff of the Parks Department. Staff noted the merits of the revised plan and suggested the applicants revise their plan to more closely follow the plan proposed by staff. Mr. Nelson agreed and stated he had already met with the Parks Department Staff. The applicants were advised to continue working with neighborhood residents; to address their concerns. The Committee directed the applicants to respond to staff issues by November 17, 2004. The item was forwarded to the full Commission. STAFF ANALYSIS: The applicant, representing the Pinnacle Valley Youth Sports Center, is requesting approval of a conditional use permit to allow for development of a multi -field sports complex on this R-2 zoned, 24.7± acre tract. Much of the site is used as pasture, with the rear portion of the site being heavily wooded. The proposed sports park includes 4 football fields, 3 baseball fields, 1 soccer field, 2 volleyball courts and 2 open-air basketball courts. Also included is a 277 space paved parking lot, restroom and concession buildings, an open air pavilion and an 8' wide jogging trail. The facility will focus primarily on programs for children ages 5-12 but will also have adult flag football and softball programs. Phase I consists of 3 little league football fields, 3 baseball fields, the concession and restroom buildings, 177 paved parking spaces and the entry drive. Phase II consists of an additional 100 paved parking spaces, the soccer field, basketball February 3, 2005 ITEM NO.: H (Cont.) FILE NO.: Z-7758 and volleyball courts and a combination little league/regulation size football field. Each of the playing fields will also have bleachers and lighting. The applicants did submit a revised plan based on the model prepared by City Staff. The open air pavilion and restroom building will each be one story in height and will have 8/12 sloped green metal roofs and stone and natural wood exteriors. The two-story, 8,000 square foot restroom -concession -administration building will have similar architecture. Parking lot lighting consists of 400 watt metal halide lighting on 30 -foot poles at 90 feet spacing. The lighting will be shielded downward, into the site. The field lighting is also to be on 30 -foot poles with wattage and spacing as needed to light the fields. Three dumpster areas are located on the plan, to be screened as required by Code. Fencing will consist only of 5 -foot chainlink fencing around the baseball fields except for the outfield fencing which will be a 6 -foot solid wood fence and the chainlink backstops. Although not shown on the plan, staff anticipates the entry driveway will be gated to prohibit after-hours intrusions. Landscape areas will be provided and irrigated to comply with ordinance standards. The perimeter buffers comply with ordinance requirements. A letter has been received from the West Pulaski Fire Protection District voicing no opposition to the project if all required water lines and hydrants are installed. Signage consists of a single 4'X 10' stone and cedar ground sign at the entrance, signage on the interiors of the outfield fences and directional signage on the site. There is no bill of assurance. Staff is supportive of the proposed sports center. There is a need for additional youth sports fields which has only been compounded by the recent loss of the Highway 10 fields near the Joe T. Robinson School campus. The complex is proposed to be located in an area which already has several parks; including Two Rivers Park, Maumelle Corps of Engineers Park and Pinnacle Mountain State Park. In 1994, a 233.6 acre tract located just south of this site was rezoned from R-2 to AF in conjunction with a proposal to develop the site as a golf course. The golf course was to include a 250 space parking lot, lighted practice range and a club house/proshop/snack bar. That development did not occur. This applicant proposes to retain the wooded buffers on the perimeters where woods exist and to install trees and dense evergreen plantings where otherwise needed. Hours of operation for the administration building are 8:00 a.m. — 5:00 p.m., Monday through Friday. Game hours, when the fields will be in use, are 5:00 p.m. — 9:00 p.m., Monday through Friday and 10:00 a.m. — 2:00 p.m., Saturday. There will also be occasional use during the day on Sundays. The applicant is proposing widening Pinnacle Valley Road by one lane in front of the site to provide a turn lane. The applicant is requesting no variances and staff's support is predicated on each phase of the project being completely developed as per the site plan prior to any use of the site. Programming of activities must be such that a parking ratio of 40t parking spaces per active field is maintained. Activities are 5 February 3, 2005 ITEM NO.: H (Cont. FILE NO.: Z-7758 scheduled to end at 9:00 p.m., Monday through Friday. Lighting of the fields should be shut-off no later than 9:30 p.m. and parking lot lighting should be reduced at that time to the minimum needed for security purposes. STAFF RECOMMENDATION: Staff recommends approval of the requested C.U.P. subject to compliance with the following conditions: 1. Compliance with the Staff Comments and Conditions outlined in Sections 4, 5 and 6 of the staff report. 2. Compliance with the approved site plan and phasing plan. 3. There is to be no activity on the site without complete development of each phase. 4. Existing wooded areas to be preserved on the perimeters of the site are to be marked and protected by temporary fencing throughout the construction project. This is to be coordinated with staff prior to any grading, clearing or construction on the site. 5. Field lighting is to be turned off no later than 9:30 p.m. Parking lot lighting is to be reduced by 10:00 p.m. to the minimum level required for security. 6. Programming of activities on the site is to be such that a parking ratio of 40 parking spaces per active field is maintained. PLANNING COMMISSION ACTION: (DECEMBER 16, 2004) The applicant was present. There were several objectors present. Staff had received and forwarded several letters and e-mails in opposition. Staff had received 3-4 telephone calls in support. Only 7 commissioners present. In line with the Commission's practice, the applicant was offered the opportunity to defer the item. The applicant requested the deferral and stated he would try to meet with the neighbors. A motion was made to defer the item to the February 3, 2004 meeting. The motion was approved by a vote of 7 ayes, 0 noes and 4 absent. D February 3, 2005 ITEM NO.: H(Cont.)FILE NO.: Z-7758 STAFF UPDATE: In response to concerns raised by neighborhood residents, the applicant has scaled-back the proposed sports center development. The project is still proposed to be built in two phases and the phase lines remain where previously indicated. Phase I now consists of three (3) fields that will be used for both baseball and football, the entry drive and 177 parking spaces, the restroom building, open air pavilion and two-story concession/administration building. The three (3) football fields originally shown near the entrance have been eliminated from the plan. A horse corral that exists in that area will remain. Phase II now consists only of the additional 100 parking spaces, 2 outdoor basketball courts and 2 volleyball courts. The remainder of the property in the Phase II area will remain undeveloped and undisturbed. The jogging trail remains on the plan. It meanders through the Phase I portion and around the developed area in Phase II. No other changes are proposed to the site plan. The three (3) playing fields will only be used on Tuesdays, Thursdays and Saturdays. One game will be scheduled on each field on Tuesdays and Thursdays. The games typically start at 5:30 p.m. Field lights will be turned off no later than 9:30 p.m. Two games will be played on each field on Saturdays. These games typically start at 10:00 a.m. The children playing at the park will be between 5-12 years of age. Registration will be capped at 300 children. Staff assumes that cap applies to each activity; baseball and football. Staff is supportive of the revised plan and recommends approval of the C.U.P. subject to compliance with the comments and conditions outlined in the "Staff Recommendation" above. PLANNING COMMISSION ACTION: (FEBRUARY 3, 2005) The applicant, Kristian Nelson, was present. There were several persons present; in support and in opposition. Several letters and e-mails of opposition had been received by staff and forwarded to the Commission. Staff presented the item and a recommendation of approval. Kristian Nelson presented a copy of a petition signed by several area residents in support of the proposal. He stated the ball fields were needed to replace those lost by the closing of the Highway 10 fields. He stated he was surprised at the neighbors' opposition but he understood their concerns. Mr. Nelson stated he had scaled-back the development in response to those concerns. He stated, because of the delay in this application, Deltic Timber had allowed use of the Highway 10 facility for one more baseball season. He stated many children 7 February 3, 2005 ITEM Na.: H (Cont.) FILE NO,: Z-7758 would be able to play at this facility without having to pay any registration; that the important thing was to provide a place for the children to play. In response to a question from the Commission, Mr. Nelson stated much of the upfront costs would be donated due to family and corporate support. He stated he would establish a nonprofit organization and would seek donations. Architect Keith Miller spoke in support. He stated he had been inspired by Mr. Nelson's vision and had donated his work on the project. Mr. Miller stated there was support from other engineers and contractors to see the vision realized. He stated the park would provide uses that would be available to area residents. Mr. Miller stated parking and traffic issues were minimal and lighting would be aimed downward and into the site. He stated money would be raised to build the facility but zoning approval was first needed. Ken Brock, of 13010 County Farm Road, stated he was opposed due to traffic concerns. He stated no one in the area supported the proposal but Mr. Nelson's family. Mr. Brock stated proposed soccer fields were removed from Two Rivers Park because of traffic concerns. Stan Nowicki, of 10814 Pinnacle Valley Road, spoke in opposition and presented a petition signed by persons in the area who were also opposed. He also voiced concern about traffic; particularly the possibility of emergency vehicles being hampered by ballpark traffic. He raised questions about septic tanks, the number of people and who would be the responsible party. Tommy Williams, of 27 River Estates Cove, spoke in opposition. He described neighborhood meetings that had taken place and made note of what he considered to be inaccuracies in Mr. Nelson's summary of those meetings. Mr. Williams stated there was no widespread support among area residents for this proposal. He also voiced traffic concerns. Gary Aday, of 8112 Pinnacle Valley Road; spoke in opposition. He questioned whether this was the best use of the property. He also voiced traffic and access concerns. In response to a question from the Commission, Mike Hood of Public Works addressed Pulaski County's plans to make some improvements to Pinnacle Valley Road. He stated the traffic count of Pinnacle Valley Road at Highway 10 was 2,500 vehicles per day. Mr. Hood stated the two-lane road could accommodate up to 5,000 vehicles per day. Mr. Hood stated traffic created by the sports complex would not be that bad on an average daily basis; that there would be a couple of peak times that might cause some inconvenience. E:3 February 3, 2005 ITEM NO.: H(Cont.)FILE NO.: Z-7758 In response to a question from the Commission, staff responded that compliance with the comments from Pulaski County were a condition of the recommendation of approval. In response to statements concerning a septic system, Mr. Miller stated the required engineering would be done and the site would perk. A motion was made to approve the application with all staff comments and conditions. The motion was approved by a vote of 6 ayes, 4 noes and 1 absent. E FILE NO.: Z-7758 NAME: LOCATION: OWNER/APPLICANT: Pinnacle Valley Sports Center — Conditional Use Permit 8700 Pinnacle Valley Road Michael Nelson/Kristian Nelson PROPOSAL: A conditional use permit is requested to allow for development of a private recreation area containing multiple ball fields on this R-2 zoned property. SITE LOCATION: The property is located on the west side of Pinnacle Valley Road; across from Beck Road and south of the Corps of Engineers Maumelle Park. 2. COMPATIBILITY WITH NEIGHBORHO The area is characterized by a scattering of single family homes on large tracts and large areas of undeveloped property and pasture. There are three parks in the overall area; including Pinnacle Mountain State Park, the Corps of Engineers Maumelle Park and the City of Little Rock's Two Rivers Park. Staff is supportive of this concept and believes the proposed use could be appropriate for this area. Technical issues such as access, parking and buffers must be resolved. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the River Valley P.O.A. were notified of this request. 3. ON SITE DRIVES AND PARKING: The site plan shows a single, boulevard -type entry from Pinnacle Valley Road. A 277 space paved parking lot is proposed to be developed in two phases. 177 spaces are shown in phase I and 100 spaces in phase ll. The plan includes 4 football fields, 3 baseball fields and 1 soccer field. The City Parks Department estimates that 42 parking spaces should be provided per field. The 8 fields would require a total of 336 parking spaces. Programs on the site will need to be scheduled so that all fields are not in use at the same time. If this is done, the proposed parking should be sufficient for the use. 4. SCREENING AND BUFFERS: Compliance with the City's Landscape and Buffer Ordinances is required. FILE NO_: Z-7758 Cont.) The overall width of the proposed land use and street buffers meet with ordinance requirements. The width of the undisturbed part of the land buffers is required to never be less than 9 -feet. Two small sections of the proposed jogging trail appear to intrude into this minimum width requirement along the northern and southern perimeter. A minimum of seventy percent of the land use buffer area is required to remain in its natural state. In order to receive credit toward fulfilling the eight percent interior landscaping requirement, interior islands must be at least 7'h feet in width and 300 square feet in area. Additionally, interior landscaping must be generally distributed throughout the on-site paved areas. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required where adjacent to residential properties. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide approved landscape plans stamped with the seal of a Registered Landscape Architect. 5. PUBLIC WORKS COMMENTS: Pinnacle Valley Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one -additional lane to serve as a turn lane and a 5 -foot sidewalks with planned development. 3. This site is outside the corporate limits but within the planning boundary. No grading permits or stormwater detention is required. 4. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. For an arterial street, driveways should be spaced 150 feet from the property boundary and 300 feet center to center. The width of driveway must not exceed 36 feet. Island area should be removed. 6. UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Outside service boundary, no comments. Entergy: No Comments received. FA FILE NO.: Z-7758 (Cont.)_ CenterPoint Energy: No Comments received. Southwestern Bell: No Comments received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Additional fire hydrant(s) will be required. Contact the Fire Department having jurisdiction to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Approval of the City of Little Rock will be required prior to service to this facility. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Provide approval from local Volunteer Fire Department, which serves this area. County Planning: Not approved as submitted. CATA: The site is not located on a CATA bus route. SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 11, 2004) Kristian Nelson, David Colbert and Keith Miller were present representing the application. Staff presented the item and noted there was additional information needed regarding building design, setbacks, building area, signage, typical days and hours of use, site lighting, phasing and fencing. Staff asked the applicants to locate dumpsters and screening, to provide the number of parking spaces and to show dimensions of the spaces and driveway and to label the unidentified elements on the plan. Staff informed the applicants that the convenience store needed to be eliminated from the plan or the application would have to be refiled 3 FILE NO.: Z-7758 as a rezoning. Staff told the applicants to provide written comments and approval from the local Volunteer Fire Department which serves the area. Public Works, Landscaping and Utility Comments were presented and discussed. Staff noted that the site plan submitted by the applicant was unacceptable for a variety of reasons. Staff presented a revised sketch plan which had been prepared by the staff of the Parks Department. Staff noted the merits of the revised plan and suggested the applicants revise their plan to more closely follow the plan proposed by staff. Mr. Nelson agreed and stated he had already met with the Parks Department Staff. The applicants were advised to continue working with neighborhood residents; to address their concerns. The Committee directed the applicants to respond to staff issues by November 17, 2004. The item was forwarded to the full Commission. STAFF ANALYSIS: The applicant, representing the Pinnacle Valley Youth Sports Center, is requesting approval of a conditional use permit to allow for development of a multi -field sports complex on this R-2 zoned, 24.7± acre tract. Much of the site is used as pasture, with the rear portion of the site being heavily wooded. The proposed sports park includes 4 football fields, 3 baseball fields, 1 soccer field, 2 volleyball courts and 2 open-air basketball courts. Also included is a 277 space paved parking lot, restroom and concession buildings, an open air pavilion and an 8' wide jogging trail. The facility will focus primarily on programs for children ages 5-12 but will also have adult flag football and softball programs. Phase I consists of 3 little league football fields, 3 baseball fields, the concession and restroom buildings, 177 paved parking spaces and the entry drive. Phase II consists of an additional 100 paved parking spaces, the soccer field, basketball and volleyball courts and a combination little league/regulation size football field. Each of the playing fields will also have bleachers and lighting. The applicants did submit a revised plan based on the model prepared by City Staff. The open air pavilion and restroom building will each be one story in height and will have 8/12 sloped green metal roofs and stone and natural wood exteriors. The two-story, 8,000 square foot restroom -concession -administration building will have similar architecture. Parking lot lighting consists of 400 watt metal halide lighting on 30 -foot poles at 90 feet spacing. The lighting will be shielded downward, into the site. The field lighting is also to be on 30 -foot poles with wattage and spacing as needed to light the fields. Three dumpster areas are located on the plan, to be screened as required by Code. Fencing will consist only of 5 -foot chainlink fencing around the baseball fields except for the outfield fencing which will be a 6 -foot solid wood fence and the chainlink 4 FILE NO.: Z-7758 Cont. backstops. Although not shown on the plan, staff anticipates the entry driveway will be gated to prohibit after-hours intrusions. Landscape areas will be provided and irrigated to comply with ordinance standards. The perimeter buffers comply with ordinance requirements. A letter has been received from the West Pulaski Fire Protection District voicing no opposition to the project if all required water lines and hydrants are installed. Signage consists of a single 4' X 10' stone and cedar ground sign at the entrance, signage on the interiors of the outfield fences and directional signage on the site. There is no bill of assurance. Staff is supportive of the proposed sports center. There is a need for additional youth sports fields which has only been compounded by the recent loss of the Highway 10 fields near the Joe T. Robinson School campus. The complex is proposed to be located in an area which already has several parks; including Two Rivers Park, Maumelle Corps of Engineers Park and Pinnacle Mountain State Park. In 1994, a 233.6 acre tract located just south of this site was rezoned from R-2 to AF in conjunction with a proposal to develop the site as a golf course. The golf course was to include a 250 space parking lot, lighted practice range and a club house/proshop/snack bar. That development did not occur. This applicant proposes to retain the wooded buffers on the perimeters where woods exist and to install trees and dense evergreen plantings where otherwise needed. Hours of operation for the administration building are 8:00 a.m. - 5:00 p.m., Monday through Friday. Game hours, when the fields will be in use, are 5:00 p.m. — 9:00 p.m., Monday through Friday and 10:00 a.m. — 2:00 p.m., Saturday. There will also be occasional use during the day on Sundays. The applicant is proposing widening Pinnacle Valley Road by one lane in front of the site to provide a turn lane. The applicant is requesting no variances and staff's support is predicated on each phase of the project being completely developed as per the site plan prior to any use of the site. Programming of activities must be such that a parking ratio of 40t parking spaces per active field is maintained. Activities are scheduled to end at 9:00 p.m., Monday through Friday. Lighting of the fields should be shut-off no later than 9:30 p.m. and parking lot lighting should be reduced at that time to the minimum needed for security purposes. STAFF RECOMMENDATION: Staff recommends approval of the requested C.U.P. subject to compliance with the following conditions: 1. Compliance with the Staff Comments and Conditions outlined in Sections 4, 5 and 6 of the staff report. 2. Compliance with the approved site plan and phasing plan. 3. There is to be no activity on the site without complete development of 5 FILE NO.: Z-7758 (Cont. each phase. 4. Existing wooded areas to be preserved on the perimeters of the site are to be marked and protected by temporary fencing throughout the construction project. This is to be coordinated with staff prior to any grading, clearing or construction on the site. 5. Field lighting is to be turned off no later than 9:30 p.m. Parking lot lighting is to be reduced by 10:00 p.m. to the minimum level required for security. 6. Programming of activities on the site is to be such that a parking ratio of 40 parking spaces per active field is maintained. PLANNING COMMISSION ACTION: (DECEMBER 16, 2004) The applicant was present. There were several objectors present. Staff had received and forwarded several letters and e-mails in opposition. Staff had received 3-4 telephone calls in support. Only 7 commissioners present. In line with the Commission's practice, the applicant was offered the opportunity to defer the item. The applicant requested the deferral and stated he would try to meet with the neighbors. A motion was made to defer the item to the February 3, 2004 meeting. The motion was approved by a vote of 7 ayes, 0 noes and 4 absent. STAFF UPDATE: In response to concerns raised by neighborhood residents, the applicant has scaled-back the proposed sports center development. The project is still proposed to be built in two phases and the phase lines remain where previously indicated. Phase I now consists of three (3) fields that will be used for both baseball and football, the entry drive and 177 parking spaces, the restroom building, open air pavilion and two-story concession/administration building. The three (3) football fields originally shown near the entrance have been eliminated from the plan. A horse corral that exists in that area will remain. Phase II now consists only of the additional 100 parking spaces, 2 outdoor basketball courts and 2 volleyball courts. The remainder of the property in the Phase II area will remain undeveloped and undisturbed. The jogging trail remains on the plan. It meanders through the Phase I portion and around the developed area in Phase II. No other changes are proposed to the site plan. The three (3) playing fields will only be used on Tuesdays, Thursdays and Saturdays. One game will be scheduled on each field on Tuesdays and A FILE NO.: Z-77 Thursdays. The games typically start at 6:30 p.m. Field lights will be turned off no later than 9:30 p.m. Two games will be played on each field on Saturdays. These games typically start at 10:00 a.m. The children playing at the park will be between 5-12 years of age. Registration will be capped at 300 children. Staff assumes that cap applies to each activity; baseball and football. Staff is supportive of the revised plan and recommends approval of the C.U.P. subject to compliance with the comments and conditions outlined in the "Staff Recommendation" above. PLANNING COMMISSION ACTION: (FEBRUARY 3, 2005) The applicant, Kristian Nelson, was present. There were several persons present; in support and in opposition. Several letters and e-mails of opposition had been received by staff and forwarded to the Commission. Staff presented the item and a recommendation of approval. Kristian Nelson presented a copy of a petition signed by several area residents in support of the proposal. He stated the ball fields were needed to replace those lost by the closing of the Highway 10 fields. He stated he was surprised at the neighbors' opposition but he understood their concerns. Mr. Nelson stated he had scaled-back the development in response to those concerns. He stated, because of the delay in this application, Deltic Timber had allowed use of the Highway 10 facility for one more baseball season. He stated many children would be able to play at this facility without having to pay any registration; that the important thing was to provide a place for the children to play. In response to a question from the Commission, Mr. Nelson stated much of the upfront costs would be donated due to family and corporate support. He stated he would establish a nonprofit organization and would seek donations. Architect Keith Miller spoke in support. He stated he had been inspired by Mr. Nelson's vision and had donated his work on the project. Mr. Miller stated there was support from other engineers and contractors to see the vision realized. He stated the park would provide uses that would be available to area residents. Mr. Miller stated parking and traffic issues were minimal and lighting would be aimed downward and into the site. He stated money would be raised to build the facility but zoning approval was first needed. Ken Brock, of 13010 County Farm Road, stated he was opposed due to traffic concerns. He stated no one in the area supported the proposal but Mr. Nelson's family. Mr. Brock stated proposed soccer fields were removed from Two Rivers Park because of traffic concerns. Stan Nowicki, of 10814 Pinnacle Valley Road, spoke in opposition and presented a petition signed by persons in the area who were also opposed. He also voiced concern about traffic; particularly the possibility of emergency vehicles being 7 FILE NO.: Z-7758 (Cont.) hampered by ballpark traffic. He raised questions about septic tanks, the number of people and who would be the responsible party. Tommy Williams, of 27 River Estates Cove, spoke in opposition. He described neighborhood meetings that had taken place and made note of what he considered to be inaccuracies in Mr. Nelson's summary of those meetings. Mr. Williams stated there was no widespread support among area residents for this proposal. He also voiced traffic concerns. Gary Aday, of 8112 Pinnacle Valley Road; spoke in opposition. He questioned whether this was the best use of the property. He also voiced traffic and access concerns. In response to a question from the Commission, Mike Hood of Public Works addressed Pulaski County's plans to make some improvements to Pinnacle Valley Road. He stated the traffic count of Pinnacle Valley Road at Highway 10 was 2,500 vehicles per day. Mr. Hood stated the two-lane road could accommodate up to 5,000 vehicles per day. Mr. Hood stated traffic created by the sports complex would not be that bad on an average daily basis; that there would be a couple of peak times that might cause some inconvenience. In response to a question from the Commission, staff responded that compliance with the comments from Pulaski County were a condition of the recommendation of approval. In response to statements concerning a septic system, Mr. Miller stated the required engineering would be done and the site would perk. A motion was made to approve the application with all staff comments and conditions. The motion was approved by a vote of 6 ayes, 4 noes and 1 absent. E:3 SUBDIVISION COMMITTEE COMMENTS KO -Al NOVEMBER 11, 2004 \tt�, 6 & �- ITEM NO.: 11 PINNACLE VALLEY SPORTS CENTER C.U.P. Z-7758 Planning Staff Comments: 01 1. Provide information on all proposed buildings; height and materials. 2. Label setbacks of all structures from property lines. /r 3. Provide building area (square footage) of all buildings. / 4. Provide signage plan. 5. Provide typical days and hours of use. 6. Locate and describe all site lighting; including parking lot lighting and ball field lighting. r 7. Locate dumpster-trash areas and required screening. 8. Provide phasing plan. 9. Provide number of parking spaces and show dimensions of parking spaces and driveways. 10. Locate and describe all fencing; height and materials. 11. Eliminate convenience store. 12. Label elements shown on site plan north of Avenue of Little Champions. 13. Provide written comments and approval from local Volunteer Fire Department, which serves this area. 14. The property is not covered by a Bill of Assurance. Variance/Waivers: • None requested. Public Works: 1. Pinnacle Valley Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of- way 45 feet from centerline will be required. Furnish signed and notarized dedications with final Board approval of the rezoning request. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one - additional lane to serve as a turn lane and a 5 -foot sidewalks with planned development. 3. This site is outside the corporate limits but within the planning boundary. No grading permits or stormwater detention is required. 4. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30- 43 and 31-210. For an arterial street, driveways should be spaced 150 feet from the property boundary and 300 feet center to center. The width of driveway must not exceed 36 feet. Island area should be removed. Utilities and Fire and Fire Department/Coun�Planni Wastewater: Outside service boundary, no comments. Entergy: No Comments received. Reliant: No Comments received. Southwestern Bell: No Comments received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. ITEM NO.: 11 PINNACLE VALLEY SPORTS CENTER C.U.P. 7-7758 A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Additional fire hydrant(s) will be required. Contact the Fire Department having jurisdiction to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Approval of the City of Little Rock will be required prior to service to this facility. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Provide approval from local Volunteer Fire Department, which serves this area. County Planning: CATA: The site is not located on a CATA bus route. Planning Division: No Comments. Landscape: The width of the proposed buffers along the sites eastern and western perimeters is less than the forty- four (44) foot average required by the Zoning ordinance. Additionally, the proposed width of the land use buffers along the sites northern and southern perimeters is less than the thirty (30) foot average required by the Zoning ordinance. A minimum of seventy percent of land use buffers are required to remain in their natural state. Land use buffers are required to never be less than nine (9) feet in width at any given point. The on-site street buffer width along Pinnacle Valley Road is required to never be less than twenty-two (22) feet in width at any given point. In order to receive credit toward fulfilling the eight percent interior landscaping requirement, interior islands must be at least 7 % feet in width and 300 square feet in area. Additionally, interior landscaping must be generally distributed throughout the on-site paved areas. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required where adjacent to residential properties. An irrigation system to water landscaped areas will be regttired. c� Prior to a building permit being issued, it will be necessary to provide approved landscape plans stamped with the seal of a Registered Landscape Architect. Other: Submit responses to staff issues and four (4) copies by Wednesday November 11, 2004.