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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.