Loading...
HomeMy WebLinkAboutZ-8775 AnalysisITEM NO.: 8. Z-8775 NAME: The Castle on Stagecoach Short -form PD-C LOCATION: located at 6601 Stagecoach Road Planning Staff Comments: 1. Provide notification of the property owners located within 200 feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than June 6, 2012. The Office of Planning and Development must receive the proof of notice no later than June 15, 2012. 2. Provide a letter of agreement from the School District to allow the use of the parking at Dodd Elementary School for events. 3. Provide the total number of parking spaces available on the school property. 4. Will any parking be provided on -site? If so provide the location of the proposed parking. 5. Provide the days and hours the events will be held. Provide the ending evening hours for the events. 6. All site lighting must be low level and directional, directed downward and into the site. 7. The placement of outdoor speakers and stages should take into consideration the nearby residential properties. Provide a note on the site plan indicating the orientation of the stage and the outdoor speaker system. 8. Will there be any additional fencing installed to limit access from participates to adjacent properties? If so provide details of the fencing proposed including location, construction material and total height. 9. An adjoining property owner wants reassurance the approval will not allow races for ATVs, cross country motorcycle or other similar noise generating events. Variance/Waivers: None requested. Public Works Conditions: 1. Stagecoach Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. If future site development occurs, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Stagecoach Road including 5-foot sidewalk with any future development. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Item # 8. Entergy: A 10-foot easement, 5-feet on either side of the existing Entergy facility is required. Contact Entergy at 954-5151 for additional information. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. If there are facilities that need to be adjusted and/or relocated contact Central Arkansas Water. That work would be done at the expense of the developer. Contact Central Arkansas Water if additional fire protection or metered water service is required. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) are required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within 10 days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. A short water main extension may be needed to provide water service to this property. 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. Fire Department: Place fire hydrants per code. Maintain a minimum access of 20-feet around the site. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. Planning Division: This request is located in the 65th Street West Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density allows for single family homes at densities not to exceed six (6) dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than six (6) units per acre. The applicant has applied for a Item # 8. rezoning from R-2 (Single Family District) to'PDC (Planned District Commercial) to allow for outdoor events on this site along with the continued single-family use. Master Street Plan: Stagecoach Road is a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Baseline Road. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: Class II Bike Lanes are shown along Stagecoach Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape- 1. Site plan must comply with the City's landscape and buffer ordinance requirements. Revised plat/plane Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, June 6, 2012. Item # 8. FILE NO.: Z-8775 NAME: The Castle on Stagecoach Short -form PD-C LOCATION: Located at 6601 Stagecoach Road DEVELOPER: The Castle on Stagecoach LLC Walter Rognrud and Kevin Blazer 6601 Stagecoach Road Little Rock, AR 72204 SURVEYOR: Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 9.5 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential PD-C FT. NEW STREET: 0 LF Single-family and Special events center VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The request is a rezoning from R-2, Single-family to Planned Development Commercial (PD-C) to allow a portion of the applicant's property to be used for outdoor venues. The applicant indicates the site will be available for outdoor venues such as, weddings, company parties, corporate events, picnics, birthday parties, etc. The cover letter states although the property contains approximately 80 acres, the area to be used for the outdoor venues is an area containing 9.5 acres located behind the house (the Castle) between the pond and the out -buildings of the Castle. No new construction is proposed with the rezoning request. FILE NO.: Z-8775 (Cont.) The outdoor venues will potentially use tents for shelter in case of rain. The tents will be rented from local businesses and set up on the day of the venue and promptly removed after the event is over. Entertainment such as, small bands, DJ music will be allowed during the outdoor venues. The applicant does not foresee any disturbance caused by noise to their neighbors based on the distance the homes are from the portion of the property being used for the outdoor venues. For the venues, portables restroom facilities will be brought to the site. Food and beverages will be provided by catering companies who will deliver food to the property. Trash will be removed by the clients, various vendors or the Castle property owners depending on the amount of trash generated by the venue. The applicant has indicated they have become a Community Partner with Dodd Elementary and look forward working with several events coming up for the school. In exchange, the School has given the Castle LLC permission and access to their parking lot for patrons to park for venues at the Castle property. According to the applicant traffic should not be a problem, since most events are held on the weekends. The Dodd Elementary School parking area is located where guest can easily access the Castle property. Emergency vehicle access may be reached by one (1) of three (3) gates. The gates are located at the main entrance to the Castle at 6601 Stagecoach Road or there are two (2) gates at the end of E. David O. Dodd Road. B. EXISTING CONDITIONS: Dodd Elementary School is located to the east and there are non-residential uses located to the north across Stagecoach Road on Brodie Lane. The remainder of the area is primarily single-family. North of the site on David O Dodd Road are two (2) new single-family subdivisions with one, Woodridge Estates, appearing to be fully developed. The Waters Edge Subdivision was approved with multiple phases and has not fully developed. Greenwood Acres is also a developing single-family subdivision located to the north bounded by Stagecoach, Lanehart, Herndon and McPherson Roads. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of informational phone calls from area residents. All property owners located within 200-feet of the site, the Stagecoach Dodd Neighborhood Association and Southwest Little Rock United for Progress were notified of the application request. 2 FILE NO.: Z-8775 (Cont. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stagecoach Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. If future site development occurs, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to Stagecoach Road including 5-foot sidewalk with any future development. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: A 10-foot easement, 5-feet on either side of the existing Entergy facility is required. Contact Entergy at 954-5151 for additional information. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. If there are facilities that need to be adjusted and/or relocated contact Central Arkansas Water. That work would be done at the expense of the developer. Contact Central Arkansas Water if additional fire protection or metered water service is required. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) are required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within 10 days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. A short water main extension may be needed to provide water service to this property. The facilities on -site will be private. When meters are planned 3 FILE NO.: Z-8775 (Cont. F G. 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. Fire Department: Place fire hydrants per code. Maintain a minimum access of 20-feet around the site. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 65th Street West Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density allows for single family homes at densities not to exceed six (6) dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than six (6) units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to PDC (Planned District Commercial) to allow for outdoor venues on this site along with the continued single-family use. Master Street Plan: Stagecoach Road is a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Baseline Road. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: Class II Bike Lanes are shown along Stagecoach Road. Bike lanes provide a portion of the pavement for the sole use of bicycles. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. SUBDIVISION COMMITTEE COMMENT: (May 31, 2012) The applicant was present. Staff presented an overview of the item stating there were a number of questions in need of answering before the item was presented to the full Commission for final action. Staff questioned if outdoor music would FILE NO.: Z-8775 (Cont. be utilized and if music would be played staff requested the applicant provide a plan indicating the placement of speakers and the stage. Staff questioned the days and hours the events would occur. Staff stated the cover letter indicated the applicant had an agreement with the David O Dodd Elementary School for use of their parking lot. Staff requested the applicant provide a copy of the agreement with the Subdivision Committee responses. Staff also questioned the types of events that would be held. Public Works comments were addressed. Staff stated a right of way dedication 55-feet from centerline would be required to comply with the City's Master Street Plan. Staff stated if the bridge was located within the dedication area the dedication would go around the bridge. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the May 31, 2012, Subdivision Committee meeting. The applicant has provided a written agreement from Dodd Elementary School for use of their parking lot for outdoor venues held on the Castle property. The applicant has also provided a plan indicating the stage placement and the direction of speakers. The applicant has indicated the venues will be held Monday through Sunday and end by 11 pm. The typical time frame for the each venue is four (4) to six (6) hours. The revised cover letter states there are 90 marked parking spaces within the parking lots of the David O Dodd Elementary School. Parking on the Castle property is also available within a grassed field which will provide an additional 40 parking spaces. No new permanent site lighting will be located on the site. All lighting for events will be directional, directed downward and into the site to not cause an overspill onto adjacent properties. The applicant has indicated no new fencing will be installed around the site. There is existing fencing located on the southern perimeter. There will not be any permanent signage placed on the site. The applicant has not requested the approval be non -transferable to future owners of the property or the business owners. Staff recommends if approved the use of the site for outdoor venues be limited to the ownership of the Castle on Stagecoach, LLC and not be transferable. The City's Zoning Ordinance defines an events center as any privately owned property, building or portion of a building, the primary purposes of which is to be rented or leased for parties, entertainment functions, conventions, conferences, 5 FILE NO.: Z-8775 (Cont.) seminars, assemblies or meetings. The definition does not include facilities such as banquet halls or meeting facilities which are ancillary uses to a permitted use. The development standards and review standards for event centers are within the Conditional Use Permit Division or the Zoning Ordinance. The ordinance states the Planning Commission must review the separation of the facilities to limit the impact on the neighborhood. The ordinance states an event center shall not be located within 750 feet of the following: a church, a sexually -oriented business as defined by Chapter 17 of the Code of Ordinances, a public or private elementary, secondary or post -secondary school, a daycare center or any facility that operates programs for children or youth, any single-family or multi -family residential use, except a hotel or motel or residential use that is within a unified development that contains both the event center and the residential use. The measurement is to be made in a straight line, without regard to intervening structures or objects, from the nearest portion of a building or structure proposed for occupancy as an event center to the nearest property line of any of the above uses. At the time of this writing staff is waiting on an opinion by the City Attorney's office concerning the recently adopted regulations for event centers and their possible impact on this PD-C rezoning request. STAFF RECOMMENDATION: Staff recommendation forthcoming. PLANNING COMMISSION ACTION: (JUNE 21, 2012) The applicant was not present. There were no registered objectors present. Staff presented the item with a recommendation of deferral of the item to the August 2, 2012, public hearing to allow staff additional time to review the zoning ordinance with regard to the placement of special events centers. There was no further discussion of the item. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. STAFF UPDATE: Staff recommends deferral of this item to the August 30, 2012 public hearing to allow additional time to review the spacing requirements for events centers. R NO.: Z-8775 (Cont. PLANNING COMMISSION ACTION: (AUGUST 2, 2012) The applicant was not present. There were no registered objectors present. Staff presented the item with a recommendation of deferral of the item to the August 30, 2012 public hearing to allow additional time to review the spacing requirements for events centers. There was no further discussion of the item. The Chair entertained a motion for placement of the item of the Consent Agenda for approval as recommended by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. STAFF UPDATE: Ordinance No. 20,617 adopted by the Little Rock Board of Directors on August 7, 2012, allowed a revision to the Chapter 36 of the Code of Ordinances and now allows the planned development process to review a request which were previously reviewed through the conditional use permit process. The ordinance states: Chapter 36 of the Little Rock Code of Ordinances is hereby amended by adding a new subsection 36-451(e) to read as follows: (e) Except for those land uses specified in subsection 36-104(a), a land use that would otherwise need a conditional use permit shall not require a conditional use permit if the use is a part of a planned development or planned unit development application and process. The development standards and review standards for event centers as identified within the Conditional Use Permit Division or the Zoning Ordinance states the Commission must review the separation of the facilities to limit the impact on the neighborhood. The ordinance states an event center shall not be located within 750 feet of the following: a church, a sexually -oriented business as defined by Chapter 17 of the Code of Ordinances, a public or private elementary, secondary or post -secondary school, a daycare center or any facility that operates programs for children or youth, any single-family or multi -family residential use, except a hotel or motel or residential use that is within a unified development that contains both the event center and the residential use. The measurement is to be made in a straight line, without regard to intervening structures or objects, from the nearest portion of a building or structure proposed for occupancy as an event center to the nearest property line of any of the above uses. The Commission is to review each of the requests on an individual basis to determine the impact on the adjoining properties with consideration give to the stated criteria. The request is to allow the placement of a special events center on the property located at 6601 Stagecoach Road, which is located adjacent to an elementary school and within 750 feet of a single-family home. Although the area being considered for rezoning is roughly ten (10) acres, the Castle Property ownership contains approximately 80+ acres. 7 FILE NO.: Z-8775 The applicant had previously indicated parking for special events would be provided on adjacent property owned by the Little Rock School District. The School District has raised an objection to the use of their property for parking for events on the Castle Property and the applicant has since stated all parking for the special events will be provided on the Castle Property. As previously stated the applicant has not requested the approval be non -transferable to future owners of the property or the business owners. Staff recommends if approved the use of the site for outdoor venues be limited to the ownership of the Castle on Stagecoach, LLC and not be transferable. Staff is supportive of the requests. Staff does not feel the allowance of special events at this location will adversely impact the area. The applicant has indicated the stage and speakers will be placed to limit noise and disturbance from events to abutting properties. The events will end by 11 pm and will typically last from four (4) to six (6) hours. Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends the approval be limited to the ownership of the Castle on Stagecoach, LLC and not be transferable. PLANNING COMMISSION ACTION: (AUGUST 30, 2012) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation the approval be limited to the ownership of the Castle on Stagecoach, LLC and not be transferable. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 0