SU-1-03 – ST. AUGUSTINE SPECIAL USE PERMIT – APPROVED
During the March 16, 2004 Council meeting, the City Council approved SU-1-03-St. Augustine’s – Outdoor Stadium and directed the City Attorney to draft proposed findings of fact and conclusions of law. Council members received the information in their agenda packet. Mr. Crowder questioned Conclusion 2-C relating to “No additional cost to park on game day” and questioned how that would be monitored. City Attorney McCormick pointed out it would probably be by complaint. Mr. Crowder asked that wording be changed to “Game or Event Day.” Mayor Meeker moved approval of the special use permit with the friendly amendment suggested by Mr. Crowder which was seconded by Mr. Crowder and put to a vote which resulted in all members voting in the affirmative except Mr. Isley who voted in the negative. The Mayor ruled the motion adopted. The proposed findings and conclusions were as follows:
IN RE: ST. AUGUSTINE’S COLLEGE- OUTDOOR STADIUM
On March 16, 2004, the Raleigh City Council held a hearing to receive evidence in the matter of SU-1-03, a request to allow an outdoor stadium of 5,000 seats to accommodate athletic events at St. Augustine’s College – 1315 Oakwood Avenue. As a result of that hearing and the testimony and other evidence received there the City Council makes the following findings of fact and conclusions of law.
A. FINDINGS OF FACT
1. All parties necessary to the determination of this request were properly notified and were or had the opportunity to be represented at the hearing.
2. Raleigh City Code §10-2145 requires the following conditions be satisfied before an outdoor stadium permit may be issued.
a. The facility and activities requested to be conducted therein will not have a substantial adverse impact on surrounding properties including without limitation, stormwater, dust, smoke or vibration.
b. The practical limits of public facilities and services such as stormwater, water and sewer lines, streets, fire, public safety, and trash collection are considered and respected.
c. The traffic generated to and from the site will not create unsafe or inefficient parking, loading, vehicular and pedestrian circulation patterns with consideration, among other things, to: the physical character of roads, the classification of roads, accident experience near the site, traffic volumes existing and projected from approved site plans and subdivisions, interference with any other driveway, and response time of nearby emergency services such as fire and hospital.
d. The visual separation of buffers are provided which lessen the perceived height and bulk of proposed structures as seen from nearby residential neighborhoods.
e. The nearby properties are protected from sound amplification and lighting.
f. The facility and activities conducted therein will not be injurious to property or improvements in the affected area.
g. The off-street parking in accordance with §10-2081 is provided in the amount of one (1) space for every five (5) seats or every five (5) persons of the designated capacity of the assembly place.
h. The site is not located in a primary watershed protection area.
CONCLUSIONS OF LAW
1. Pursuant to the provisions of G.S. 160A of the North Carolina General Statutes, the City Council is empowered to place conditions upon a special use permit.
2. The request made in SU-1-03 is hereby granted subject to the following conditions:
a. Include each of the conditions recommended by the Planning Commission on February 17, 2004 (copy attached).
b. Stadium size is limited to no more than 2,500 seats
c. Onsite parking of at least 800 spaces for spectator events with the cost of such parking included in the ticket price so that there is no additional cost to park on game or event day.
d. Review height and lighting issues with the understanding the University will hire a sound and light consultant to work with them. The consultant will report their findings to the University and the Planning Department.
e. Limit uses to athletic and academic events which conclude by 7:30 p.m. with the understanding that the University is allowed four academic events per year to be held later provided the events are concluded by 10:00 p.m. No concerts are allowed.
f. Monitor construction and operation of facility to be sure off-site flooding does not adversely affect the adjourning properties.
g. Design entrances to the stadium which direct traffic to the interior of the campus and require that a traffic management plan be approved by the City Council after review by the City Transportation Department.
3. The request made in SU-1-03 is hereby granted.
This the 6th day of April, 2004.
1. The proximity of the stadium to the surrounding neighborhood suggests that there may be some spill-over onto nearby residential streets from pre- or post-football game activities. If littering should become a problem for residents, a program of litter removal along adjacent neighborhood streets immediately following events at the facility should be developed and followed by the College.
2. Night time events pose the greatest concern for the neighborhood because of decreased visibility and the perception of less control over the movement of traffic and pedestrians through area streets. It is strongly suggested that events in the proposed facility should be limited to daylight hours (except such sporting events that may occasionally extend into the early evening hours), should be athletic or academic in nature, and conducted by and for the College community.
3. The location, size and use of the facility may occasionally generate noise levels in excess of code standards. It should be understood that each event requesting amplified entertainment will require a Special Use Permit. Because ordinary sporting events and assemblies are not so regulated, it is recommended that the College and the City monitor noise levels in the surrounding neighborhood on a regular basis and institute such measures as needed to control noise levels.
4. Vehicle and pedestrian movement before and after stadium events will be significantly different than the College and neighborhood has experienced in the past. It is anticipated that there will be some unforeseen impacts on property owners and campus facilities. The approved site plan SP-101-03 requires the College to prepare and operated a traffic management plan for each event, and insure that an adequate number of public safety officers are assigned. It is recommended that the College form a steering committee with neighborhood residents to monitor and adapt the traffic plan as needed, and that this be a condition of the Special Use Permit approval. If changes or amendments are requested to the types of activities, then the traffic as well as access points will be evaluated.
5. A number of access points into the campus should be available during events in order to minimize the traffic and pedestrian impact in any one area. Many of these access points are ordinarily closed for security purposes. It is recommended that the Hill Street entrance on the east side of the College campus should be opened to the public during events and that a pedestrian path be provided along this drive from the entrance to the stadium.
6. It appears unlikely that parking on neighborhood streets will be a chronic problem because of the size of the student body and orientation of facilities on campus. However, if spill-over parking from College events and day to day operation becomes a problem, the neighborhood may petition the City to participate in the Parking Permit Program. It is recommended that the Council give special attention in considering such a petition.
7. Neighborhood residents expressed a concern that pre- and post-game celebrations involving alcohol may occur in Lions Park or Oakwood Park. It is recommended that the City monitor the activity in these parks during events and involve the College and the neighborhood steering committee in addressing any problems that arise.