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HomeMy WebLinkAboutZ-8304-A Staff AnalysisFebruary 28, 2008 ITEM NO.: E.1 FILE NO.: Z-8304-A NAME: Pomtree Commercial Stable — Conditional Use Permit LOCATION: 14824 Crystal Valley Road OWNER/APPLICANT: Nealon Pomtree/Stephen Giles PROPOSAL: A conditional use permit is requested to allow a commercial stable on this 31.5-acre tract. A request to rezone the tract from R-2 Single Family to AF Agriculture and Forestry is a separate item on this agenda. (Z-8304) K SITE LOCATION: The site is located adjacent to the city limits, on the north side of Crystal Valley Road, west of Sienna Lake. COMPATIBILITY WITH NEIGHBORHOOD: The site is located outside of the city limits in an area that serves as a transition from the more urban development of Sienna Lakes to the rural properties extending to the west and south. The area is characterized principally by single-family homes on large tracts and large areas of undeveloped properties. The new Sienna Lake residential subdivision is under development adjacent to the east. The proposed use is compatible with uses and development in the area. All owners of properties located within 200 feet of the site, all residents within 300 feet who could be identified and the Crystal Valley and SWLR United for Progress Neighborhood Associations were notified of the rezoning and C.U.P. requests. 3. ON SITE DRIVES AND PARKING: An existing, 20-foot wide gravel driveway provides access to the site from Crystal Valley Road. The applicants propose to continue use of the driveway, as is. A new, gravel parking lot will be constructed adjacent to the proposed stable. A variance is requested to allow use of the gravel parking lot and driveway. Staff is supportive of the variance request due to the low traffic volume expected and the agricultural nature of the proposed use. February 28, 2008 ITEM NO.: E.1 (Cont. 4. SCREENING AND BUFFERS: FILE NO.: Z-8304-A The applicant proposes to construct a small parking lot to serve the stable. The new development is within a 31 + acre tract that will be zoned agriculture and forestry. The existing trees and shrubbery on the site will suffice to satisfy the landscape requirements. If the tract is ever cleared of trees, landscaping and buffering must be installed to comply with the City's Landscape and Buffer Ordinances. 5. PUBLIC WORKS COMMENTS: 1. Crystal 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. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Property is outside of current service boundary. No comment. Entergy: No comment received. CenterPoint Energy: Approved as submitted. AT&T (SBC): No comment received. Water: No water service is available at this time. A water main extension and approval of the City of Little Rock would be required. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Outside service boundary. Must have approval of local volunteer fire department prior to construction of building. County Planning: Approved as submitted. CATA: The site is not located on a CATA bus route. Planning Division: No Comments. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 27, 2007) Nealon Pomtree and Stephen Giles were present representing the application. Staff informed the Committee that the applicants had asked that the item be 2 February 28, 2008 101=11 XA FILE NO.: Z-8304-A deferred to the February 28, 2008 agenda. Staff presented the item and noted additional information was needed regarding days and hours of operation, building design, fencing, site lighting and signage. Staff asked if the residence on the site would be used for any business activities. Staff asked the applicants to locate and describe any outside use areas and to locate to dumpster on the site plan. Public Works and Landscape comments were discussed. It was noted that the property would be rezoned to agriculture and forestry and the proposed use would not require additional landscaping or buffers. Mr. Giles presented a floor plan and building elevations. He stated the new building would contain an office, tack room, feed room and 23 stalls. The building is designed as a typical barn -type structure. Mr. Giles showed a modified site plan, indicating a small parking area adjacent to the building, with access off of the existing driveway. The applicants were advised to submit responses to staffs inquiries. The Committee then forwarded the item to the Commission. STAFF ANALYSIS: A conditional use permit is requested to allow a commercial stable on this 31.5± acre tract. An application to rezone the property from R-2 to AF Agriculture and Forestry District is a separate item on this agenda. The property currently contains a single family residence and several outbuildings and barns. The applicants propose to construct a 156 X 36 stable building and the adjacent gravel parking lot. The building will have a board and batten exterior and a gambrel roof. Windows will be located at each stall and room. The building will contain 23 individual stalls, a tack room, feed room and reception room/office. The residence is not involved in the business but may be occupied by the caretaker of the property. The proposed days and hours of operation are 7:00 a.m. — 9:00 p.m., seven days a week. These are the hours that patrons who are boarding horses at the stable will have access to the stable. In an emergency, patrons will have 24-hour access with prior notice to the owners/management. The entire site will be enclosed with a fence. Fencing will be a combination of wood and wire. Lighting on the exterior of the stable will be shielded downward. Any other site lighting will comply with dark sky criteria. A single ground -mounted sign will be located adjacent to the driveway at the street. Staff would recommend that the sign size be compatible with the maximum size allowed in residential zones; 6 feet in height and 32 square feet in area. There will be no dumpster. Patrons may walk or ride their horses around the stable or anywhere within the fenced property. K3 February 28, 2008 ITEM NO.: EA (Cont.) FILE NO.: Z-8304-A The applicant is requesting approval of a variance to allow continued use of the existing gravel driveway and of the proposed gravel parking lot. An existing cattle guard on the driveway, near the street, will serve as an effective way to remove gravel from the tires of vehicles and trailers coming out of the driveway onto Crystal Valley Drive. Staff is supportive of the variance request, subject to compliance with the County's standards for construction of the apron within the right-of-way. To staffs knowledge, there are no outstanding issues. There is no bill of assurance for this acreage tract. Staff believes the proposed use is appropriate for the site and is compatible with uses in the area. STAFF RECOMMENDATION: Staff recommends approval of the requested C.U.P. subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. The ground mounted sign is not to exceed 6 feet in height and 32 square feet in area. 3. Any site lighting is to be shielded downward and into the site, utilizing "dark - sky" standards. Staff recommends approval of the variance request to allow the gravel driveway and parking lot subject to compliance with Pulaski County standards for construction of the driveway apron within the right-of-way. STAFF REPORT: On December 26, 2007, the applicant requested that this item be deferred to the February 28, 2008 Planning Commission agenda. Staff supports the deferral request. PLANNING COMMISSION ACTION: (JANUARY 17, 2008) The applicant was not present. There were no objectors present. Staff informed the Commission that, on December 26, 2007, the applicant had requested the item be deferred to the February 28, 2008 meeting. There was no further discussion. The item was placed on the consent agenda and deferred to the February 28, 2008 meeting. The vote was 10 ayes, 0 noes and 1 absent. February 28, 2008 ITEM NO.: EA (Cont. FM:8kJC6JWA.* %ZI!_1 PLANNING COMMISSION ACTION: (FEBRUARY 28, 2008) The applicant was present. There were no objectors present. Staff presented the item with a recommendation of approval. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval, as recommended by staff. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. 61 SUBDIVISION COMMITTEE COMMENTS DECEMBER 27, 2007 ITEM NO.: 9.1 POMTREE COMMERCIAL STABLE CONDITIONAL USE PERMIT Z-8304-A Planning Staff Comments: 1. Provide cover letter detailing the proposal. 2. Provide days and hours of operation. 3. Provide information on building design, height, materials, roofing, etc... 4. Locate and describe fencing. 5. Locate and describe site lighting; should utilize "dark sky" standards, shielded downward and into the site. 6. Locate and describe all proposed signage. 7. Locate parking and drives. 8. Submit variance request for vehicular use areas not to be paved. 9. Is the residence involved in the business operation? 10. Locate dumpster and required screening. 11. Locate and describe outside use areas. 12. There is no Bill of Assurance for this acreage tract. Variance/Waivers: • None requested. Public Works: 1. Crystal 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. Utilities and Fire Department/County Planning: Wastewater: Property is outside of current service boundary. No comment. Entergy: No comment received. Centerpoint Energy: Approved as submitted. AT&T (SBC): No comment received. Water: No water service is available at this time. A water main extension and approval of the City of Little Rock would be required. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Approved as submitted. County Planning: Approved as submitted. CATA: The site is not located on a CATA bus route. Planning Division:_ No Comments. Landscape: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. Landscaping to screen the new parking area will be required. An automatic irrigation system to water newly landscaped areas will be required. ITEM NO.: 9.1 CON'T Z-8304-A Prior to the issuance of a building permit a landscape plan must be approved and must obtain the seal of a licensed Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Other: Submit responses to staff issues and four (4) copies of revised site plan no later than Wednesday January 2, 2008. Required notices must be sent no later than January 2, 2008 and proof of notice returned to staff by January 11, 2008.