Z-3789-A Staff AnalysisSeptember 9, 1986
SUBDIVISIONS
Item No. E
NAME:
Agape Church - Conditional Use
Permit (Z -3789-A)
LOCATION: The Southeast Corner of Napa
Valley and St. Charles Blvd.
(701 Napa Valley Drive)
OWNER/APPLICANT: Agape Church/Joe D. White
PROPOSAL: To construct 138 new parking spaces (after
closing Turtle Creek Drive) on three lots (Lots 105, 127,
and 144, Turtle Creek Subdivision) all zoned "R-2."
ORDINANCE DESIGN STANDARDS:
1. Site Location
Adjacent to a minor arterial street (Napa Valley Drive)
and a collector street (St. Charles Boulevard).
2. Compatibilitv with Neighborhood
The three lots are abutted by single family uses on the
north, Church on the south, vacant land on the east and
multifamily on the west. The Church use exists. The
proposed use (parking) would be compatible provided it
was properly landscaped and screened from the single
family area located to the north.
3. On -Site Drives and Parkin
The Church has two existing access drives (Napa Valley
Drive) with no further access proposed. The Church
also has 252 existing parking spaces with an additional
138 spaces proposed.
September 9, 1986
SUBDIVISIONS
Item No. E - Continued
4.
5.
AP
7.
Screening and Buffers
The applicant has proposed the construction of a 6'
brick fence (on top of a berm) along the north line of
Lots 127 and 144 as well as the realignment of the curb
along St. Charles Boulevard (plus landscaping). The
proposal also contains landscaping and a 6' brick fence
on the north line of Lot 105.
Analysis
The staff feels that the proposed use is compatible
with the surrounding area due to the fact that all the
single family structures are below grade and the fact
of the proposed extensive fencing and landscaping
work. The staff does, however, have some question
about the possible preclusion of a parking use within
the existing Bill of Assurance. The staff also
recognizes the fact that other land is available for
parking on-site. In addition, the Fire Department will
not recommend approval unless they are assured of
on-site water lines for fire protection (3 fire
hydrants - 1 on the lower portion of each access drive
and 1 adjacent to the Church building). Finally,
approval of this proposal is subject to the approval of
the closure of.Turtle Creek Drive.
City En-g-ineering Comments
Physically close Turtle Creek
curbing and sidewalks on St.
has been shown as a proposed
(if closure is approved).
Staff Recommendation
Drive by continuing the
Charles Boulevard which
entrance into the Church
The staff recommends approval of the proposed use
subject to: (1) the applicant agreeing to provide
on-site fire protection for the entire Church property;
(2) the approval of the proposed street closure; (3)
City Engineering Comments; (4) the applicant proving
that the construction of a parking facility is
allowable (as per private restrictions); and (5)
exploration of other possible parking areas on-site.
September 9, 198E
SUBDIVISIONS
Item No. E - Continued
SUBDIVISION COMMITTEE REVIEW:
The applicant was present and agreed to comply with staff
recommendations. The applicant also stated that there were
private restrictions pertaining to the proposed use. The
staff stated that it simply wanted to point out the issue of
private restrictions on the property.
PLANNING COMMISSION ACTION:
(8-12-86)
The applicant was present. The staff stated that proper
notification had not been made and recommended that the item
be deferred on the September 9, 1986, Planning Commission
meeting. The Commission voted 11 ayes, 0 noes to defer this
item until the September 9, 1986, Planning Commission
meeting.
SUBDIVISION COMMITTEE REVIEW: (8-28-86)
The applicant was present. The staff stated that proper
notification had been received and also recommended that the
applicant modify their existing proposal to include a 50'
open space (undisturbed area) along the north line of Lots
105, 127 and 144, and on the east line of Lots 105 and 127,
and as well as the west line of Lot 105. The staff also
recommended that a brick fence be extended along the
perimeter of the recommended buffer area. The staff also
requested that the applicant meet with the neighbors prior
to the September 9, 1986, Planning Commission meeting. The
applicant stated that he was revising his proposal to
include two large parking lots on the south portion of the
church property. The staff stated that they did not have a
revised proposal. The applicant stated that they would
submit a revised plan and meet with the neighbors.
September 9, 1986
SUBDIVISIONS
Item No. E - Continued
PLANNING COMMISSION ACTION:
The applicant was present and was represented by Dave
Thomas, Attorney, Happy Caldwell, Pastor and Joe White,
Engineer. The opposition was represented by Hal Kemp,
Attorney for the Turtle Creek Property Owners Association,
Victor Fleming, Attorney for General Properties, and Tim
Mackenzie, a resident of Turtle Creek. The staff stated
that they had received a revised site plan/proposal that
contained a three phase parking plan. Phase I was two large
lots (107 spaces) located on the southern portion of the
property. Phase II was a 68 space addition to the existing
parking lot located on the north portion of the property.
Phase III was 70 spaces located on three lots of Turtle
Creek Subdivision. The staff recommended approval of Phase
I, II and III subject to the inclusion of a 50' buffer and
landscaping as outlined in the Subdivision Committee meeting
of August 28, 1986. Mr. Kemp stated that they had no
problem with Phases I and II, but they opposed Phase III
primarily due to a preclusion in the Bill of Assurance which
prohibited anything other than a single family use.
Mr. Fleming stated that his client, General Properties, had
sold the lots in Turtle Creek to the church for use as
single family and had made an offer to buy them back from
the church. Mr. Mackenzie stated that a parking lot use
located at the entrance of the subdivision, would devalue
the homes in the existing Turtle Creek Subdivision. The
City Attorney stated that the Bill of Assurance issue was
between private owners and that the parking lot issue was
land use issue which could be dealt with by the Commission.
The Commission then voted 10 ayes, 1 no (Ketcher) to approve
Phase I and II of this proposal (a total of 175 new parking
spaces).
August 12, 1986
SUBDIVISIONS
Item No. 18
NAME:
Agape Church - Conditional Use
Permit (Z -3789-A)
LOCATION: The Southeast Corner of Napa
Valley and St. Charles Blvd.
(701 Napa Valley Drive)
OWNER/APPLICANT: Agape Church/Joe D. White
PROPOSAL: To construct 138 new parking spaces (after
closing Turtle Creek Drive) on three lots (Lots 105, 127,
and 144, Turtle Creek Subdivision) all zoned "R-2."
ORDINANCE DESIGN STANDARDS:
1. Site Location
Adjacent to a minor arterial street (Napa Valley Drive)
and a collector street (St. Charles Boulevard).
2. Compatibility with Neighborhood
The three lots are abutted by single family uses on the
north, Church on the south, vacant land on the east and
multifamily on the west. The Church use exists. The
proposed use (parking) would be compatible provided it
was properly landscaped and screened from the single
family area located to the north.
3. On -Site Drives and Park
The Church has two existing access drives (Napa Valley
Drive) with no further access proposed. The Church
also has 252 existing parking spaces with an additional
138 spaces proposed.
August 12, 1986
SUBDIVISIONS
Item No. 18 - Continued
4. Screeninq and Buffers
The applicant has proposed the construction of a 6'
brick fence (on top of a berm) along the north line of
Lots 127 and 144 as well as the realignment of the curb
along St. Charles Boulevard (plus landscaping). The
proposal also contains landscaping and a 6' brick fence
on the north line of Lot 105.
5. Analysis
The staff feels that the proposed use is compatible
with the surrounding area due to the fact that all the
single family structures are below grade and the fact
of the proposed extensive fencing and landscaping
work. The staff does, however, have some question
about the possible preclusion of a parking use within
the existing Bill of Assurance. The staff also
recognizes the fact that other land is available for
parking on-site. In addition, the Fire Department will
not recommend approval unless they are assured of
on-site water lines for fire protection (3 fire
hydrants - 1 on the lower portion of each access drive
and 1 adjacent to the Church building). Finally,
approval of this proposal is subject to the approval of
the closure of Turtle Creek Drive.
6. City Engineering Comments
Physically close Turtle Creek Drive by continuing the
curbing and sidewalks on St. Charles Boulevard which
has been shown as a proposed entrance into the Church
(if closure is approved).
7. Staff Recommendation
The staff recommends approval of the proposed use
subject to: (1) the applicant agreeing to provide
on-site fire protection for the entire Church property;
(2) the approval of the proposed street closure; (3)'
City Engineering Comments; (4) the applicant proving
that the construction of a parking facility is
allowable (as per private restrictions); and (5)
exploration of other possible parking areas on-site.
August 12, 1986
SUBDIVISIONS
Item No. 18 - Continued
SUBDIVISION COMMITTEE REVIEW:
The applicant was present and agreed to comply with staff
recommendations. The applicant also stated that there were
private restrictions pertaining to the proposed use. The
staff stated that it simply wanted to point out the issue of
private restrictions on the property.
PLANNING COMMISSION ACTION: (8-12-86)
The applicant was present. The staff stated that proper
notification had not been made and recommended that the item
be deferred on the September 9, 1986, Planning Commission
meeting. The Commission voted 11 ayes, 0 noes to defer this
item until the September 9, 1986, Planning Commission
meeting.
August 12, 1986
SUBDIVISIONS
Item No. 18
NAME:
Agape Church - Conditional Use
Permit (Z -3789-A)
LOCATION: The Southeast Corner of Napa
Valley and St. Charles Blvd.
(701 Napa Valley Drive)
OWNER/APPLICANT: Agape Church/Joe D. White
PROPOSAL: To construct 138 new parking spaces (after
closing Turtle Creek Drive) on three lots (Lots 105, 127,
and 144, Turtle Creek Subdivision) all zoned "R-2."
ORDINANCE DESIGN STANDARDS:
1. Site Location
Adjacent to a minor arterial street (Napa Valley Drive)
and a collector street (St. Charles Boulevard).
2. Compatibility with Neighborhood
The three lots are abutted by single family uses on the
north, Church on the south, vacant land on the east and
multifamily on the west. The Church use exists. The
proposed use (parking) would be compatible provided it
was properly landscaped and screened from the single
family area located to the nort4..
3. On -Site Drives and Parkin
The Church has two existing access drives (Napa Valley
Drive) with no further access proposed. The Church
also has 252 existing parking spaces with an additional
138 spaces proposed.
August 12, 1986
SUBDIVISIONS
Item No. 18 - Continued
4. Screening and Buffers
The applicant has proposed the construction of a 6'
brick fence (on top of a berm) along the north line of
Lots 127 and 144 as well as the realignment of the curb
along St. Charles Boulevard (plus landscaping). The
proposal also contains landscaping and a 6' brick fence
on the north line of Lot 105.
5. Analysis
The staff feels that the proposed use is compatible
with the surrounding area due to the fact that all the
single family structures are below grade and the fact
of the proposed extensive fencing and landscaping
work. The staff does, however, have some question
about the possible preclusion of a parking use within
the existing Bill of Assurance. The staff also
recognizes the fact that other land is available for
parking on-site. In addition, the Fire Department will
not recommend approval unless they are assured of
on-site water lines for fire protection (3 fire
hydrants - 1 on the lower portion of each access drive
and 1 adjacent to the Church building). Finally,
approval of this proposal is subject to the approval of
the closure of Turtle Creek Drive.
6. Citv Enqineerinq Comments
Physically close Turtle Creek Drive by continuing the
curbing and sidewalks on St. Charles Boulevard which
has been shown as a proposed entrance into the Church
(if closure is approved).
7. Staff Recommendation
The staff recommends approval of the proposed use
subject to: (1) the applica�it agreeing to provide
on-site fire protection for the entire Church property;
(2) the approval of the proposed street closure; (3)
City Engineering Comments; (4) the applicant proving
that the construction of a parking facility is
allowable (as per private restrictions); and (5)
exploration of other possible parking areas on-site.
August 12, 1986
SUBDIVISIONS
Item No. 18 - Continued
SUBDIVISION COMMITTEE REVIEjq:
The applicant was present and agreed to comply with staff
recommendations. The applicant also stated that there were
private restrictions pertaining to the proposed use. The
staff stated that it simply wanted to point out the issue of
private restrictions on the property.
PLANNING COMMISSION ACTION:
(8-12-86)
The applicant was present. The staff stated that proper
notification had not been made and recommended that the item
be deferred on the September 9, 1986, Planning Commission
meeting. The Commission voted 11 ayes, 0 noes to defer this
item until the September 9, 1986, Planning Commission
meeting.
�r
September 9, 1986
SUBDIVISIONS
Item No. E
NAME:
LOCATION:
OWNER/APPLICANT:
Agape Church - Conditional Use
Permit (Z -3789-A)
The Southeast Corner of Napa
Valley and St. Charles Blvd.
(701 Napa Valley Drive)
Agape Church/Joe D. White
PROPOSAL: To construct 138 new parking spaces (after
closing Turtle Creek Drive) on three lots (Lots 105, 127,
and 144, Turtle Creek Subdivision) all zoned "R-2."
ORDINANCE DESIGN STANDARDS:
1. Site Location
Adjacent to a minor arterial street (Napa Valley Drive)
and a collector street (St. Charles Boulevard).
2. Com atibility with Neighborhood
The three lots are abutted by single family uses on the
north, Church on the south, vacant land on the east and
multifamily on the west. The Church use exists. The
proposed use (parking) would be compatible provided it
was properly landscaped and screened from the single
family area located to the north.
3. On -Site Drives and Parking`
The Church has two existing access drives (Napa Valley
Drive) with no further access proposed. The Church
also has 252 existing parking spaces with an additional
138 spaces proposed.
September 9, 1986
SUBDIVISIONS
Item No. E - Continued
4. Screeninq and Buffers
The applicant has proposed the construction of a 6'
brick fence (on top of a berm) along the north line of
Lots 127 and 144 as well as the realignment of the curb
along St. Charles Boulevard (plus landscaping). The
proposal also contains landscaping and a 6' brick fence
on the north line of Lot 105.
5. Analysis
The staff feels that the proposed use is compatible
with the surrounding area due to the fact that all the
single family structures are below grade and the fact
of the proposed extensive fencing and landscaping
work. The staff does, however, have some question
about the possible preclusion of a parking use within
the existing Bill of Assurance. The staff also
recognizes the fact that other land is available for
parking on-site. In addition, the Fire Department will
not recommend approval unless they are assured of
on-site water lines for fire protection (3 fire
hydrants - 1 on the lower portion of each access drive
and 1 adjacent to the Church building). Finally,
approval of this proposal is subject to the approval of
the closure of Turtle Creek Drive.
6. City Engineering Comments
Physically close Turtle Creek Drive by continuing the
curbing and sidewalks on St. Charles Boulevard which
has been shown as a proposed entrance into the Church
(if closure is approved).
7. Staff Recommendation
The staff recommends approval of_athe proposed use
subject to: (1) the applicant agreeing to provide
on-site fire protection for the entire Church property;
(2) the approval of the proposed street closure; (3)
City Engineering Comments; (4) the applicant proving
that the construction of a parking facility is
allowable (as per private restrictions); and (5)
exploration of other possible parking areas on-site.
September 9, 1986
SUBDIVISIONS
Item No. E - Continued
SUBDIVISION COMMITTEE REVIEW:
The applicant was present and agreed to comply with staff
recommendations. The applicant also stated that there were
private restrictions pertaining to the proposed use. The
staff stated that it simply wanted to point out the issue of
private restrictions on the property.
PLANNING COMMISSION ACTION:
(8-12-86)
The applicant was present. The staff stated that proper
notification had not been made and recommended that the item
be deferred on the September 9, 1986, Planning Commission
meeting. The Commission voted 11 ayes, 0 noes to defer this
item until the September 9, 1986, Planning Commission
meeting.
SUBDIVISION COMMITTEE REVIEW: (8-28-86)
The applicant was present. The staff stated that proper
notification had been received and also recommended that the
applicant modify their existing proposal to include a 50'
open space ( undisturbed area) along the north line of Lots
105, 127 and 144, and on the east line of Lots 105 and 127,
and as well as the west line of Lot 105. The staff also
recommended that a brick fence be extended along the
perimeter of the recommended buffer area. The staff also
requested that the applicant meet with the neighbors prior
to the September 9, 1986, Planning Commission meeting. The
applicant stated that he was revising his proposal to
include two large parking lots on the south portion of the
church property. The staff stated that they did not have a
revised proposal. The applicant stated that they would
submit a revised plan and meet with the neighbors.
September 9, 1986
SUBDIVISIONS
Item No. E - Continued
PLANNING COMMISSION ACTION:
The applicant was present and was represented by Dave
Thomas, Attorney, Happy Caldwell, Pastor and Joe White,
Engineer. The opposition was represented by Hal Kemp,
Attorney for the Turtle Creek Property Owners Association,
Victor Fleming, Attorney for General Properties, and Tim
Mackenzie, a resident of Turtle Creek. The staff stated
that they had received a revised site plan/proposal that
contained a three phase parking plan. Phase I was two large
lots (107 spaces) located on the southern portion of the
property. Phase II was a 68 space addition to the existing
parking lot located on the north portion of the property.
Phase III was 70 spaces located on three lots of Turtle
Creek Subdivision. The staff recommended approval of Phase
I, II and III subject to the inclusion of a 50° buffer and
landscaping as outlined in the Subdivision Committee meeting
of August 28, 1986. Mr. Kemp stated that they had no
problem with Phases I and II, but they opposed Phase III
primarily due to a preclusion in the Bill of Assurance which
prohibited anything other than a single family use.
Mr. Fleming stated that his client, General Properties, had
sold the lots in Turtle Creek. to the church for use as
single family and had made an offer to buy them back from
the church. Mr. Mackenzie stated that a parking lot use
located at the entrance of the subdivision, would devalue
the homes in the existing Turtle Creek Subdivision. The
City Attorney stated that the Bill of Assurance issue was
between private owners and that the parking lot issue was
land use issue which could be dealt with by the Commission.
The Commission then voted 10 ayes, 1 no (Ketcher) to approve
Phase I and II of this proposal (a total of 175 new parking
spaces).
August 12, 1986
SUBDIVISIONS
Item No. J - Other Matters - Street Abandonment
NAME:
LOCATION:
OWNER/APPLICANT:
REQUEST:
Turtle Creek Drive
South of St. Charles Boulevard
1/2 Block East of Napa Valley
Road
Agape Church, Inc.
To abandon the right-of-way
and combine with abutting
church land holdings.
STAFF REVIEW:
1. Public Need for this Right -of -Way
None inasmuch as the Agape Church has acquired all of
the abutting lands to the south, east and west. These
lands have been incorporated into the church site.
This street is not needed as an access to the church
properties.
2. Master Street Plan
There are no requirements.
3. Need for Right -of -Way on Adjacent Streets
None, inasmuch as the neighborhood streets have been
platted and constructed to City Master Street Plan
requirements.
4. Characteristics of Right -of -Way Terrain
A standard residential street of 27 feet in width and
129 feet in length. There is a minor grade rising from
the north to the south. The right-of-way is currently
out of use by the public, although the physical
improvements are to City standard.
August 121 1986
SUBDIVISIONS
Item No. J - Continued
5.
6.
7.
S.
9.
10.
peel❑ ment Potential
This street was platted for purposes of access to later
phases of the Turtle Creek residential subdivision.
These phases did not occur inasmuch as the Agape Church
aequired those lands from the developer. Therefore,
this street serves only two platted lots which are now
vacant.
Neighborhood Land Use and Effect
The areas to the east and north are
single family neighborhood. To the
and a large parking lot, on the west
Napa Valley Road. No adverse effect
Neighborhood Position
None is expressed. None expected.
built up as a
south lies a church
a vacant lot on
is expected.
Effect on Public Services or Utilities
The only comment received of a negative nature was from
the Little Rock Fire Department. They have stated tney
oppose this action.
Reversionary Rights
This right-of-way will revert to the church as the
single abutting owner. The church holds title to lots
on both sides as well as to the south.
Public welfare and SafetX Issues
(1) The abandonment of this unopened and unused
segment of street right-of-way will return to the
private sector a land area that will be productive
for the real estate tax base.
(2) The abandonment will eliminate the potential for
the extension of access to an area along
St. Charles Boulevard which could prove hazardous
and possible vehicle congestion at a busy
intersection.
August 12, 1986
SUBDIVISIONS
I tea J - Con tinned
STAFF RECOMMENDATION:
The Planning staff recommends a denial of
based on the objection of this abandonment
that resolution of that the Fire Department,
the Planning Problem can be In the event
abandonmentConditioned
vssion �etin gained by the date of
g. we will support the
the fallowing items:
(a) Retaining utility and n drainage rights within
Ordinance; _ the
b) The removal of all ves t i qes of
within what will become the rf theofxisting street
Boulevard across the intersection. Y of St. Charles
PLANNING COMMISSION ACTION: (5-13-86)
The applicant was present.
attendance. The Planning staff coffered e werno objectors in
recommendation in light of the. develo in a modified
the Turtle Creek neighborhood and thePFire oDepar�,nen from
abjection to abandonment. The recommendation encouraged
30 day deferral or until June 10, nt's
sufficient time for the church andthevarious neighborhood a
leaders to work out differences. Th in order to provide
the deferral. A e applicant agreedtoto the June 10 motion was then made to defy
motion , 1986, Planning Commission meeting. . is matter
Passed by a vote of 11 ayes and 0 noes.
g' The
PLANNING COMMISSION ACTION: [6-1p-86) The Planning staff reported
to the Commission
petitioner had held that the
meetings with the neighborhood for
Purposes of resolving the the
discussion with the ne i ghborhvad and with th As as to f f , result of
request was made in the
requestingappropriate time and fashion
rral.foormal
After a brief ddiscussion,C the
days to the August 12 meeting.
to re commend the Commission voted
mously
The motion the deferral to the August subdivisfvniagenda.
Passed by a vote of 10 ayes, 0 noes, I absent.
August 12, 1986
SUBDIVISIONS
OF Item No. 18
NAME:
Agape Church -,Conditional Use
Permit (Z -3789-A)
LOCATION: The Southeast Corner of Napa
Valley and St. Charles Blvd.
(701 Napa Valley Drive)
OWNER APPLICANT: Agape Church/Joe D. White
PROPOSAL: To construct 138 new parking spaces (after
closing Turtle Creek Drive) on three lots (Lots 105, 127,
and 144, Turtle Creek Subdivision) all zoned "R-2."
ORDINANCE DESIGN STANDARDS:
I. Site Location
Adjacent to a minor arterial street (Napa Valley Drive)
and a collector street (St. Charles Boulevard).
2. Compatibility with Neighborhood
The three lots are abutted by single family uses on the
north, Church on the south, vacant land on the east and
multifamily on the west. The Church use exists. The
proposed use (parking) would be compatible provided it
was properly landscaped and screened from the single
family area located to the north.
3. On -Site Drives and Parkin
The Church has two existing access drives (Napa Valley
Drive) with no further access proposed. The Church
+ also has 252 existing parking spaces with an additional
138 spaces proposed.
I
August 12, 1986
SUBDIVISIONS
Item No. 18 - Continued
4. Screening and Buffers
The applicant ha�oproposed erm) �ongrtheinorth line of
brick fence (on F
Lots 127 and 144 as well as the realignment of the curb
along St. lsorcontainsevard landscapinglus landsaapin61 brick fence
proposal a
on the north line of Lot 105.
5. Anal is
The staff feels that the Proposed use is compatible
with the surrounding area due to the fact that all the
single family structures are below grade and the fact
of the proposed extensive fencing and landscaping
work. The staff does, however, have some gestin
within
about the possible preclusion of a parking use
the existing Bill of Assurance. The staff also
recognizes the fact that other land is available for
parking on-site. In addition, the Fire Department will
not recommend approval unless they are assured of
on-site water lines for fire protection (3 fire
hydrants - 1 on the lower portion of each access drive
and I adjacent to the Church building). Finally,
of
approval of this proposal is subject to the app
roval the closure of Turtle Creek Drive.
6. City Engineerin Comments
Physically close Turtle Creek Drive by continuing the
curbing and sidewalks Onosed entranceBoulevard
the Church
has been shown as vredp
(if closure is approved).
7. Staff Recommendation
The staff recommends approval of the proposed use
subject to: (1) the applicant agreeing to provide
on-site fire protection for the entire Church property;
(2) the approval of the proposed street closure►
City Engineering Comments; (4) the applicant proving
that the construction of a parking facility is
allowable (as per private restrictions); and (7)
exploration of other possible parking areas on-site.
August 12, 1986
SUBDIVISIONS
Item No. 18.- Continued
i
SUBDIVISION COMMITTEE REVIEW:
The applicant was present and agreed to comply with staff
recommendations. The applicant also stated that there were
private restrictions pertaining to the proposed use. The
staff stated that it simply wanted to point out the issue of
private restrictions on the property.
January 12, 1982
SUBDIVISIONS
Item No. 8 - Agape Country Church - Conditional Use Permit
LOCATION: 700-800 blocks north on Napa
Valley Road
OWNER: Agape Ministries, Inc.
By: William M. Darby, Jr.
REQUEST: For a conditional use permit
allowing a 24,000 square feet
church structure and parking.
Future building and parking also
requested. Each building is to be
two stories
ORDINANCE DESIGN STANDARDS
1. Site Location
The site fronts on Napa Valley one-half block south of
St. Charles Blvd. on the east side of the street.
2. Compatibility with Neighborhood
The surrounding properties are all zoned "R-2" and most
are platted on single family except for several church
sites across Napa Valley to the west.
3. Onsite Drives and Parkin
The primary access will be by way of Napa Valley Drive.
There will be no access to the stub streets from Turtle
Creek Subdivision on the east and north. We feel these
streets need permanent access barricades.
4. Screeninq and Buffers
The church building will be located 50' from the
nearest residential property line and will leave the
natural growth of trees and brush as a buffer.
The land between the church and Turtle Creek residences
is quite steep and will act as a good, sound and visual
buffer.
5. Analysis
The planning staff views this as a good use of the land
and good siting of structures. The only reservation we
have is concerning the Fire Department's ability to
serve the site. The Chief's Office is reviewing the
plan and will provide a report prior to the meeting on
January 12, 1982
SUBDIVISIONS
Item No. 8 - Agape Country Church - Conditional Use Permit -
Continued -
on the 12th of January. This permit will require the
filing of a one lot plat if approved. The plat will
provide on-site utility easements and dedication of
R.O.W. for Napa Valley.
The plat and conditional use permit also require
improvement of Napa Valley to arterial standard which
is one-half of a 48 -foot pavement and one-half of an
80 -foot R.O.W. plus sidewalk.
6. Staff Recommendation
Approval, subject to items noted in analysis.
SUBDIVISION COMMITTEE RECOMMENDATION:
Approval as filed, subject to: (a) Site design being
modified to eliminate the future parking lot within the
green space identified on the preliminary plat of Turtle
Creek. This area lies generally along the east property
line adjacent to the drainageway running north and south,
(b) Two story maximum on all buildings, (c) A 0' minimum
natural state buffer along the north and east boundary
adjacent to the building, ( d ) Filing of a one lot final plat,
(e) approval of the site plan by the City Fire Marshall's
Office and possible construction of a crash gate at the
south end of Tortoise Hill Court if required by the Fire
Department and, (f) Owner exploring the idea of purchasing
the residential lots along the south side of St. Charles
Boulevard for inclusion within the plan.
The vote: 4 ayes, 0 noes and 1 absent.
PLANNING COMMISSION ACTION: (1-26-82)
Nine present, the vote: 9 ayes, 0 noes and 1 absent in
favor of the proposal as filed subject to the moving of the
church building and adjacent parking so that a full 40'
buffer exists on both the north and east sides of the
building and the construction of two barricades at the end
of Turtle Creek and Tortoise Hill Roads; and the filing of a
Final Plat showing all improvements t-) be made.