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HomeMy WebLinkAboutZ-7269 Staff AnalysisSeptember 19, 2002 ITEM NO.: E FILE NO.: Z-7269 GAME: P.A.R.K. — Conditional Use Permit LOCATION: 5900 Browning Road OWNER/APPLICANT: P.A.R.K./McGetrick and McGetrick PROPOSAL: A conditional use permit is requested to allow for the expansion of the P.A.R.K. recreational facility onto this R-2 zoned property. ORDINANCE DESIGN STANDARDS: SITE LOCATION: The property is located on the north side of Browning Road, one lot east of Geyer Springs Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: This lot is adjacent to and directly south of the P.A.R.K. facility. Vacant, R-2 and C-3 zoned tracts are located to the west and southwest. Office uses are adjacent to the northwest. The single family residence adjacent to the east is owned by P.A.R.K. Additional single family homes are located further to the east. This outdoor recreation area will be enclosed by a privacy fence and will be accessed only through the P.A.R.K. Facility. This proposed use, which really is more of a park -like development, is compatible with uses in the area. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Wakefield and SWLRUP Neighborhood Associations were notified of this action. 3. ON SITE DRIVES AND PARKING: No parking or drives are proposed. All parking takes place on the existing P.A.R.K. property adjacent to the north. 4. SCREENING AND BUFFERS: The face side of the proposed wood fence must be directed outward. A water source within 75 feet of all landscaped areas will be required. September 19, 2002 SUBDIVISION ITEM NO.: E FILE NO.: Z-7269 5. PUBLIC WORKS COMMENTS: 1. Browning Road is classified on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. (Note: half street width would be 15.5 feet to back of curb.) 3. All driveways shall be concrete aprons per City Ordinance. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. It appears that Stormwater Detention Ordinance will not apply to the improvements. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Reliant: No Comments received. Southwestern Bell: No Comments received. Water: The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. An acreage charge of $150/acre currently applies in addition to the normal connection charge for this parcel. Fire Department: Approved as submitted. Count Planning: No Comments. CATA: No Comments received. SUBDIVISION COMMITTEE COMMENT: (AUGUST 1, 2002) The applicant was present. Staff presented the item and noted that additional information was needed regarding days and hours of operation, typical activities on the playing field and utilizing the pavilion and signage. Staff asked if other groups would be able to use the park area or if it would be solely used by P.A.R.K. The need for a OA September 19, 2002 SUBDIVISION ITEM NO.: E FILE NO.: Z-7269 fbnce height variance was discussed. At the suggestion of the Committee, the - applicant indicated the proposed 8 foot fence would be reduced to 6 feet. Public Works Comments were presented. It was suggested that Browning Road could be improved to residential standard rather than commercial standard due to the nature of this development and the adjacent neighborhood. The applicant stated he would provide all needed information to staff. He was advised to submit all information no later than noon, Wednesday August 1, 2002. The Committee then forwarded the item to the full Commission. STAFF ANALYSIS: The P.A.R.K. (Positive Attitude Reaches Kids) program occupies the large building located on the 1-2 zoned property at 6915 Geyer Springs Road. P.A.R.K. has acquired the R-2 zoned property adjacent to the south, between the P.A.R.K. Facility and Browning Road. This R-2 property consists of two lots; one containing a single family residence and the other being vacant. P.A.R.K. proposes to develop the vacant lot for outdoor recreational activities. The site will be developed with walkways, a pavilion, restrooms, picnic tables and a playing field. The area will be used primarily until 5:00 p.m. or dark, Monday through Friday, with some weekend usage. The area will not be lighted other than for the pavilion. Activities planned for the playing field include flag football, soccer, softball, etc. The entire site will be enclosed by a 6 foot tall fence. On the south, east and southern 150 feet of the west perimeter, the fence will be solid wood with the finished side facing outward. The remainder of the fence on the west perimeter will be vinyl coated chain-link. The fence on the north perimeter will be wrought iron. Access to the area will be from the north, through the P.A.R.K. Facility. A service gate will be located on the south, off of Browning Road. Use of this outdoor area will be limited to representatives of P.A.R.K. It will not be available to outside groups. An architectural element consisting of 6 foot tall letters reading P.A.R.K. located in a landscaped bed will be located near the pavilion. This element will be visible only from the P.A.R.K. Facility and is to be used as a backdrop for photo opportunities and presentations. On August 7, 2002, the applicant submitted an addendum to his cover letter, addressing those issues raised at Subdivision Committee and summarized above. Staff is supportive of the proposed use. Allowing development of this outdoor recreation area in conjunction with the P.A.R.K. program should be compatible with uses in the area. 3 September 19, 2002 SUBDIVISION ITEM NO.: E FILE NO.: Z-7269 STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit subject to compliance with the description in the applicant's cover letters and compliance with the staff comments outlined in Sections 4, 5, and 6 of this report. Staff recommends that Browning Street be constructed to residential standard rather than commercial standard. Staff recommends approval of a variance to allow the proposed 6 foot tall fence within the setback adjacent to Browning Road. PLANNING COMMISSION ACTION: (AUGUST 22, 2002) The applicant was present. There were no objectors present. Letters of support had been submitted by the Southwest Little Rock United for Progress and Wakefield Neighborhood Associations. Staff informed the Commission that the applicant had failed to complete the required notification. There was no further discussion. The item was placed on the Consent Agenda and deferred to the September 19, 2002 meeting. The vote was 10 ayes, 0 noes, 0 absent and 1 open position. PLANNING COMMISSION ACTION: (SEPTEMBER 19, 2002) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "Staff Recommendation" above. There was no further discussion. The item, including the variances, was placed on the Consent Agenda and approved as recommended by staff. The vote was 11 ayes, 0 noes and 0 absent. 51