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HomeMy WebLinkAboutZ-6696 Staff AnalysisJuly 8, 1999 ITEM NO.: 18 NAME: LOCATION: FILE NO: Z-6697 Boyle Park Master Plan - Conditional Use Permit Boyle Park on Boyle Park Road OWNER/APPLICANT: City of Little Rock/Mark Webre, Parks Department PROPOSAL: To obtain a conditional use permit for a Master Plan to upgrade and improve the park facilities on property Zoned R-2, Single Family Residential. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: This proposal includes several areas throughout the existing park. 2. COMPATIBILITY WITH NEIGHBORHOOD: This property was deeded over to the City in May of 1929 and has existed as a "Park" since then. As far as Staff is aware, the park has been compatible and appreciated by the neighborhood. The improvements would be done within the existing boundaries of the park and upgrade, improve and expand the facilities. Staff believes the park will continue to be compatible with the neighborhood. The John Barrow and Broadmoor Neighborhood Associations were notified of the Public Hearing. 3. ON SITE DRIVES AND PARKING: There are six existing access points to the park by way of existing city streets that pass through the park. The proposal includes closing the one at West 241"' Street. The ordinance does not specify parking requirements for parks. The proposal does show parking adjacent to or near most areas that would generate parking needs except for the trailhead at the north Boyle Park Drive entrance. July 8, 1999 ITEM NO.: 17 NAME: LOCATION: OWNER/APPLICANT: FILE NO: Z-6696 Macedonia Missionary Baptist Church - Conditional Use Permit 1723 East Third Street (current church) Macedonia Missionary Baptist Church/ Dwight Townsend, Pastor PROPOSAL: To obtain a conditional use permit to build a new 542 seat sanctuary with accompanying parking both on and off-site to be used in addition to the existing church building. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: The new church would face 4th Street, on the northwest corner of Bender and 4th. 2. COMPATIBILITY WITH NEIGHBORHOOD: The existing church building was built in 1954. This property and most of the area surrounding it is Zoned R-4, Two Family Residential. To the northeast is one lot zoned R-2 Single Family Residential, and to the southeast across Bender is one lot Zoned C-3, General Commercial. There are other churches near by at the northeast corner of 4th and Bond and at the northeast corner of 5th and Bender. Otherwise the area consists of single and two family houses and vacant lots. Staff believes this new sanctuary and parking area will be compatible with the neighborhood. The Hanger Hill and East Little Rock Neighborhood Associations were notified of the Public Hearing. 3. ON SITE DRIVES AND PARKING: The proposal has one two-way access point from 4th Street into a new parking lot. Church parking requirements in this case are based on the increased seating capacity of the main sanctuary over the original sanctuary which sat 200 people. The requirement would be based on 1 parking space needed for every 4 seat July 8, 1999 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-6696 increase. Therefore, the required parking for the new 542 seats (342 increase) would be 85 spaces. There are only 35 spaces shown on the plan. 4. SCREENING AND BUFFERS: The land use buffers to the south drop below the minimum average width requirement of six and one half feet and below the minimum width allowed at any given point of six feet. The full width requirement being ten feet. The proposed land use buffer along the western perimeter drops below the minimum width allowed of six feet. The full requirement in this area before transfers is seven and one half feet. 5. PUBLIC WORKS COMMENTS: a. A 20 feet radial dedication of right-of-way is required at the corner of Bender Street and East 4t' Street. b. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards on 4t' Street. c. Repair or replace any curb and gutter or sidewalks that is damaged in the public right-of-way prior to occupancy. d. Plans of all work in right-of-way shall be submitted for approval prior to start of work. e. Stormwater detention ordinance applies to this property. f. Driveways must conform to ordinance #18,031. (200 feet spacing and 100 feet from property line) 6. UTILITY AND FIRE DEPT. COMMENTS: Water: Contact the water works regarding meter size(s) and location. Wastewater: Sewer available, not adversely affected. Southwestern Bell: Approved as submitted. ARKLA: No comments received. Entergy: Approved as submitted. Fire Department: Driveway must be 20 feet wide. A private fire hydrant may be required. Check with the fire department before submitting final plans. 2 July 8, 1999 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-6696 CATA: Bus service is not currently provided to this site. 7.• STAFF ANALYSIS: The applicant is requesting a conditional use permit to expand an existing church's main sanctuary from 200 seats to 542 by building a new building and including a new small 30 space parking area adjacent plus 50 off-site parking spaces. The site for the new sanctuary is currently vacant cleared land. The site as proposed does not meet all requirements. The rear setback shown would be only 17 feet versus a requirement of 25 feet. Front and side setbacks would be met. The total on-site parking would be only 35 spaces (30 new and 5 existing), compared to a requirement of 85 spaces. The church owns four 50 x 150 foot lots across the surrounding streets. The one to the north is a paved parking lot and would provide an additional 16 parking spaces. The other three lots are not paved and would provide another approximately 48 spaces. One is to the east across Bender Street and two are across 4tr, Street to the south. That would result in 58% of the parking being off- site compared to an ordinance allowance for only 25% of the parking to be off-site. A variance would be required for both the percentage of off-site spaces and the fact that three of the lots are not paved. The four off-site parking areas along with their eventual upgrade, would be a part of this C.U.P. On street parking is available on all the streets surrounding the site. Staff believes this is a reasonable use of this site and that it would be compatible with the neighborhood. 8. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit subject to compliance with the following conditions: a. Comply with the City's Landscape & Buffer ordinances._ b. Comply with Public Works Comments. c. All exterior lighting must be directed downward and inward to the property and not towards any residential area. 3 July 8, 1999 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-6696 Staff also recommends approval of the variance to allow 58% of the parking to be off-site, but that a deferral for paving the three off-site parking lots be granted for up to 5 years. SUBDIVISION COMMITTEE COMMENTS: (JUNE 17, 1999) Pastor Dwight Townsend was present representing his application. Staff gave a brief description of the proposal. Public Works reviewed their comments and Staff reviewed the site layout issues including setback and parking needs, clearing up with the applicant exactly what was needed in those areas. There being no further issues, the Committee accepted the proposal and forwarded the item on to the full Commission for final resolution. PLANNING COMMISSION ACTION: (JULY 8, 1999) Pastor Dwight Townsend was present representing the application. There were no registered objectors present. Staff presented the item with a recommendation for approval subject to compliance with the conditions listed under "Staff Recommendation." Staff also recommended approval of the variance to allow 58% of the parking to be off-site, and approval of a deferral for up to 5 years for paving the three unpaved off-site parking areas. The item was placed on the Consent Agenda and approved as recommended by Staff. The vote was 10 ayes, 0 nays, and 1 absent. 4