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HomeMy WebLinkAboutS-1681 Staff AnalysisNovember 17, 2011 ITEM NO.: 2 FILE NO.: S-1681 NAME: Hatcher Soccer Complex Subdivision Site Plan Review LOCATION: Located on the Northwest corner of Pinnacle Valley Road and Pinnacle Valley Road DEVELOPER: Hatcher Properties 6800 Pinnacle Valley Road Little Rock, AR 72212 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 40.0 acres CURRENT ZONING PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF AF, Agriculture and Forestry 20 - Pinnacle 42.05 VARIANCESIWAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The request is Subdivision Site Plan Review of property currently zoned AF, Agriculture and Forestry. The applicant is proposing the placement of a soccer complex on this 40.0± acre site. Four (4) 210-foot by 330-foot fields are proposed along with non -permanent stands/bleachers and players benches. There are six (6) smaller practice fields indicated on the site plan. The site plan includes the placement of a hard surface parking area located on the east/west leg of Pinnacle Valley Road. The plan includes the construction of a concession/restroom building and a small pavilion. The AF Zoning District allows for governmental or private recreational uses, including but not limited to golf courses, tennis courts, swimming pools, playgrounds, day camps and passive recreational open space. November 17, 2011 SUBDIVISION ITEM NO.: 2 {Cont. B. EXISTING CONDITIONS: C. FILE NO.: S-1681 The site is a grassy field located along the eastern bank of the Little Maumelle River. The area is primarily single-family homes located on acreage. To the north of the site at the intersection of Beck Road and Pinnacle Valley Road is a property zoned, C-1, Neighborhood Commercial. There is a retail building being constructed on this site. Further north is Maumelle Park, located on the Arkansas River and to the northwest is Pinnacle Mountain State Park. East of the site at the end of County Farm Road is the Community Garden and Two Rivers Park. The site is located outside the City limits of the City of Little Rock but within the City's Extraterritorial Planning Jurisdiction. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners. All property owners located within 200-feet of the site, the Pinnacle Valley Neighborhood Association and the River Valley Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS:. PUBLIC WORKS CONDITIONS: 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 along the southern and eastern boundary of the property. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Pinnacle Valley Road, County Farm Road and Pinnacle Valley Road. 3. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 4. The property is located within the 100 year floodplain. Pulaski County Planning Department should be contacted at 340-6800 to obtain the County requirements for development in the floodplain. 5. All driveways shall be concrete aprons per City Ordinance. 6. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 2 November 17, 2011 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1681 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: The property is located outside the service boundary. Provide the means of wastewater treatment for the site. Provide a letter of approval from the County Sanitarian concerning the proposed wastewater treatment facility prior to construction of the concession/restroom building. Entergy: Approved as submitted. Center -Point Ener : 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 off the private fire system. Due to the nature of the 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 RPZ assembly, successful tests of the assembly must be completed by a Certified Assembly Tester licensed in 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 ten 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. Fire Department: The site is located in the West Pulaski County Fire District. Provide a letter from the area volunteer fire department indicating their knowledge of the project and their ability to serve the use. County Planning: A dedication of right of way to meet a Class III Minor Arterial Street Standard per the County Master Road Plan (45-feet from centerline) will be required along the Pinnacle Valley Road frontages. Provide wastewater or septic approval from the Arkansas Department of Health prior to construction of the concession/restroom building. Obtain flood permit from Pulaski County Public Works for the entire development. CATA: The site is not located on a dedicated CATA Bus route. Parks and Recreation: No comment received. 3 November 17, 2011 SUBDIVISION ITEM NO.: 2 (Cont.) __FILE NO.: S-1681 F. ISSUES/TECHN ICAUDESIGN: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The street buffer must be increased to 50-feet along Pinnacle Valley Road and in no case less than one-half (25-feet). 3. Screening will be required along the northern and western perimeters. Provide details of how the screening requirement will be accomplished. G. SUBDIVISION COMMITTEE COMMENT: (October 27, 2011) Andrew Johnson was present representing the request. Staff presented an overview of the request stating the review was for a Subdivision Site Plan Review for the placement of multiple structures on the site. Staff questioned the phasing plan. Mr. Johnson stated all the development would occur in a single phase. He stated prior to construction of the restroom facility permits from the Arkansas Department of Health would be obtained for the wastewater treatment. Public Works comments were addressed. Staff stated right of way dedication would be required along the abutting streets. Staff stated a right of way dedication of 45-feet from centerline would be required. Staff stated a radial dedication would be required at the intersection of the two streets. Staff stated the County would issue permits for grading within the floodplain. Landscaping comments were addressed. Staff stated the street buffer should be increased to 50-feet and in no case less than 25-feet. Staff stated the plan as presented did not meet this minimum requirement. Staff stated the parking lot would require landscaping per the City's landscape ordinance. Staff stated screening would be required along the northern and western perimeters. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. 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 provided a response to October 27, 2011, Subdivision Committee comments. The applicant has indicated the required street buffer will be met and the right of way dedication per the City's Master Street Plan will also be provided through a dedication deed to the County upon approval of the site plan review request. M November 17, 2011 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1681 The request is Subdivision Site Plan Review of 40 + acres of AF, Agriculture and Forestry zoned property for the placement of multiple structures on the site. The proposal is to allow the placement of a soccer complex with ancillary buildings/structures. There are four (4) 210-foot by 330-foot fields and six (6) smaller practice fields. In addition there are non -permanent stands/bleachers and players benches indicated for each of the fields. A hard surface parking area located on the east/west leg of Pinnacle Valley Road has been indicated containing 148 parking spaces. The plan includes the construction of a concession/restroom building and a small pavilion. The AF Zoning District allows for governmental or private recreational uses, including but not limited to golf courses, tennis courts, swimming pools, playgrounds, day camps and passive recreational open space. The AF zoning district requires a front building setback for buildings other than single-family homes to be 50-feet. The side yard setback for non single-family buildings is 30-feet and the rear yard setback for non single-family buildings is 50-feet. The main building and all accessory structures in the AF district may not occupy more than twenty-five percent (25%) of the total area of the tract. The maximum building height allowed is forty-five (45) feet. The concession/restroom building will be constructed as a single story building in the initial phase and increased to two stories for a press box in the future. The maximum building height will not exceed forty-five (45) feet as allowed in the zoning district. The applicant has indicated any required screening will be installed along the northern perimeter. The applicant is the owner of the property located to the west of the proposed soccer fields. Based on staff's question at the October 27, 2011, Subdivision Committee meeting, the applicant has indicated no lighting is proposed. Staff is supportive of the request. The request is for a Subdivision Site Plan Review for the placement of multiple buildings and structures on a single parcel of property. The site plan as presented appears to comply fully with the development criteria of the Zoning District and the City's Subdivision and Landscape Ordinances. To staff's knowledge there are no remaining outstanding technical issues associated with the request. STAFF RECOMMENDATION: 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. 5 November 17, 2011 SUBDIVISION ITEM NO.- 2 (Co PLANNING COMMISSION ACTION: FILE NO.: S-1681 (NOVEMBER 17, 2011) The applicant has not present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated November 10, 2011, requesting withdrawal of the item. Staff presented a recommendation of approval of the withdrawal request. There was no further discussion of the item. The Chair entertained a motion for approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 0 ITEM NO.: 2. S-1681 NAME: Hatcher Soccer Complex Subdivision Site Plan Review LOCATION: located on the Northwest corner of Pinnacle Valley Road and Pinnacle Valley Road Planning Staff Comments: 2. 3. 4. 5. 6. 7. 8. Provide notification of property owners located within 200-feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than November 2, 2011. The Office of Planning and Development must receive the proof of notice no later than November 10, 2011. Provide a phasing plan, if applicable. Provide the maximum building height proposed for the structures. (Bleachers, Pavilion/Concession, Pavilion) The street buffer along Pinnacle Valley Road should be 50-feet and not less than 25- feet. The site plan indicates a landscape strip of 16-feet in this area. All site lighting must be low level and directed downward and into the site. Provide details of any proposed lighting. Provide the days and hours of use of the soccer complex. Provide details of any proposed fencing including location, construction materials and height. Provide details of any proposed signage including ground signage and building signage. Provide the location of the proposed ground sign including the total height and total sign area. Provide the facade building signage will be located and the percentage of the facade coverage. Variance/Waivers: None requested. Public Works Conditions: 2. 3. 4. 5. 6. 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 along the southern and eastern boundary of the property. A 20 foot radial dedication of right-of-way is required at the intersection of Pinnacle Valley Road, County Farm Road and Pinnacle Valley Road. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. The property is located within the 100 year floodplain. Pulaski County Planning Department should be contacted at 340-6800 to obtain the County requirements for development in the floodplain. All driveways shall be concrete aprons per City Ordinance. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Item # 2. Utilities and Fire Department/County Planning: Wastewater: The property is located outside the service boundary. Provide the means of wastewater treatment for the site. Provide a letter of approval from the County Sanitarian concerning the proposed wastewater treatment facility prior to construction of the concession/restroom building. Entergy: Approved as submitted. 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 off the private fire system. Due to the nature of the 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 RPZ assembly, successful tests of the assembly must be completed by a Certified Assembly Tester licensed in 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 ten 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. Fire Department: The site is located in the West Pulaski County Volunteer Fire District. Provide a letter from the area volunteer fire department indicating their knowledge of the project and their ability to serve the use. Chief Ronnie Wheeler — 529-2004 or Ronald.wheeler@arkansas.gyy or wpfd@sbcglobal.net County Planning: A dedication of right of way to meet a Class III Minor Arterial Street Standard per the County Master Road Plan (45-feet from centerline) will be required along the Pinnacle Valley Road frontages. Provide wastewater or septic approval from the Arkansas Department of Health prior to construction of the concession/restroom building. Obtain flood permit from Pulaski County Public Works for the entire development. CATA: The site is not located on a dedicated CATA Bus route. Parks and Recreation: No comment received. Planning Division: No comment. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. Item # 2. 2. The street buffer must be increased to 50-feet along Pinnacle Valley Road and in no case less than one-half (25-feet). 3. Screening will be required along the northern and western perimeters. Provide details of how the screening requirement will be accomplished. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, November 2, 2011. Item # 2.