HomeMy WebLinkAboutZ-6434 Staff AnalysisDecember 22, 1997
Item No.• 7
File No.:
Owner-
Address•
Description•
Zoned•
Variance Requested:
Justification:
Present Use of Propert :
Proposed Use of Property:
Staff Report•
A. Public Works Issues:
Z-6434
Trustees of First Baptist Church
Highland Park
3721, 3723, 3801, 3821 and 3823 W.
18th; 3720 and 3724 W. 19th Street
Lots 1, 7 and 8, Block 15; Lots 5,
6, 9 and 10, Block 14, all in
Braddock's Addition
R-3
A variance is requested from the
location of off-street parking
provisions of Section 36-507 to
permit church parking lots on
residentially zoned property.
These lots have been used in an
unimproved state for overflow
parking. The church now wishes to
develop proper paved and landscaped
parking.
Lot 10, Block 15 contains a
condemned structure. The remaining
lots are vacant and have been used
for overflow parking.
Church parking lots
1. Dedicate 30 feet of right-of-way from the centerline of
Oak, 18th and Pine Streets including 20 foot radial
dedication at intersection of West 18th Street, Oak
Street, and Pine Streets. Also submit for franchise to
landscape right-of-way.
2. Improve streets to minimum minor commercial standard of
31 feet. Construct 5 foot wide sidewalks at the back of
right-of-way on West 18th Street and Oak Street
including handicap ramps per ADA standards with
development.
3. Existing driveway aprons are to be removed and seed with
grass and replace curb and gutter with development.
4. Repair of curb and gutter and/or sidewalk damaged during
or prior to construction with construction.
December 22, 1997
Item No.: 7 (Cont.
5. All driveways shall be concrete aprons per City
Ordinance.
6. Driveways shall conform to Sec. 31-210 or Ordinance
16,577, combine the two entrances on West 18th Street at
lots 1-3.
7. Obtain barricade permit prior to any work done in right-
of-way. ($30.00 per day)
8. Obtain street cut permit prior to any work done in
right-of-way.
9. Dedicate 20 feet for alley right-of-way and improve to
18 feet for access.
B. Staff Analysis:
First Baptist Church Highland Park is located at 3800 W.
18th Street. For some years, church members have utilized
several vacant lots in the area for parking. These lots are
mostly grass covered with some scattering of gravel. The
church now proposes to develop those lots into properly
paved and landscaped parking lots. Additionally, the
vacant, boarded residential structure is to be removed from
the property at 3720 W. 19th Street and the property
incorporated into the new parking lot. The properties are
all zoned R-3. The church is requesting a variance under
the provisions of Section 36-507 to permit development of
these residential properties as parking. Once completed,
the project will provide an additional 95 parking spaces.
Staff believes the request to be reasonable. With the
exception of one property (the property at 3720 W. 19th
Street), the lots have been used as parking by church
members. It is to the City's and the neighborhood's benefit
to have these lots properly developed.
There will need to be some minor modification to the site
plan to accommodate the requirements indicated by Public
Works. Dedication of right-of-way and improvements to the
streets and alleys may reduce the final number of parking
spaces. As proposed, the development provides adequate
buffer and screening/landscaping where the lots are adjacent
to residences. Additional interior landscaping may be
required.
None of the proposed spaces are designated as handicap
accessible. It is the church's desire to keep all handicap
parking in the parking lot immediately adjacent to the
church so that handicapped individuals will not have to
cross 18th Street.
The church provides a stabilizing influence in the
neighborhood and allowing for the proposed improvements
should have a positive effect.
December 22, 1997
Item No.: 7(Cont.)
C. Staff Recommendation:
Staff recommends approval of the requested variance to allow
the R-3 zoned properties to be developed as church parking
lots subject to compliance with the following conditions:
1. Compliance with Public Works Comments
2. Compliance with all applicable landscape and buffer
regulations
BOARD OF ADJUSTMENT: (DECEMBER 22, 1997)
Charles Johnson was present representing the Church. There were
no objectors present. Staff presented the item and a
recommendation of approval subject to compliance with the
following conditions:
1. Compliance with Public Works Comments.
2. Compliance with all applicable landscape and buffer
regulations.
Mr. Johnson questioned Public Works Comments #1, 2 and 9. He
stated that the church would request a waiver of these
requirements from the Board of Directors. Mr. Johnson questioned
whether agreeing to staff's recommendation would hinder a waiver
request at the Board of Directors level. He was assured that it
would not since the Board of Adjustment was not empowered to
grant waivers of Master Street Plan or Boundary Street Ordinance
requirements.
The item was placed on the Consent Agenda and approved as
recommended by staff by a vote of 6 ayes, 0 noes, 1 absent and
2 open positions.
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