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HomeMy WebLinkAboutZ-3789-E Staff AnalysisMay 16, 1995 ITEM NO-: 19 FILE NO.: Z 3789-E DAME: LOCATION - OWNER APPLICANT• PROPOSAL• ORDINANCE DESIGN STANDARDS: 1. Site Location: Agape Church - Conditional Use Permit 701 Napa Valley Road Agape Church A conditional use permit is requested to allow for the expansion of this existing, R-2 zoned church's parking lot. Three hundred -seventy-two spaces exist on-site currently. The applicant proposes to construct an additional ninety-eight spaces. The church is located at 701 Napa Valley. The proposed parking expansion is located on that portion of the church site which is at the southeast corner of Napa Valley Road and St. Charles Blvd. 2. Compatibility with Neighborhood: The proposed parking lot expansion will be located on a small portion of the large Agape Church property. Most of the parking lot will be located on two church owned lots of the Turtle Creek Residential Subdivision. In addition to the church itself, surrounding uses include a large single family residential neighborhood and several multifamily developments. The applicant proposes to enclose the new parking lot with a six foot tall brick fence and to take access from the existing church site. With attention to screening the parking lot from the -adjacent residential properties, the development should be compatible with the neighborhood. 3. On -Site Drives and Parkin The church sanctuary has a seating capacity of 2,300, requiring 575 parking spaces under current ordinance standards. The site now has 372 parking spaces.' The applicant proposes to construct an additional 98 spaces, giving a total of 470 on-site parking spaces. May 16, 1995 S-UBDIVI ION ITEM 19 (Cont.FILE Z- 7 -E 4. Screening and Buffers: Compliance with the City's Landscape and Buffer Ordinances is required. A six foot tall, opaque screen is required between the parking lot and the adjacent residential property to the east. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. 5. City Engineer I s comments: Provide stormwater detention analysis. Obtain a grading permit. 6. Utility 9p-mm-ignts.: No comments 7. Staff Analysis: Agape Church is requesting a conditional use permit to allow for the construction of an additional 98 space parking lot on R-2 zoned property it owns at the southeast corner of Napa Valley and St. Charles Blvd. A small portion of the new parking lot is located on the principal church site (Lot 1, Agape Country Subdivision) but the majority of the parking lot will be built on two church owned lots of the Turtle Creek Subdivision and the area currently occupied by the Turtle Creek Drive right-of-way. These two lots are contiguous to the church site and once enclosed with the proposed brick fence, will be indistinguishable from the overall church site. Access to the expanded parking lot will be through the church site, with no direct access onto the street from the new parking lot. In 1986, the Planning Commission and Board of Directors approved a three-phase parking lot expansion for Agape Church which included parking in the same area proposed through this application. Throughout the several expansions which have taken place on the site during the subsequent 9 years, this particular parking lot expansion has never been developed. As in the previous application, the applicant proposes to remove the pavement, curb and gutter of Turtle Creek Drive and to extend the improvements of St. Charles Blvd. across the former right-of-way. To date, no application to abandon the Turtle Creek Drive right-of-way has been filed. Approval of this application should be conditioned upon the abandonment of Turtle Creek Drive. With attention to properly screening the nearby residential properties, staff believes the proposal to be a reasonable use for this 0� May 16, 1995 SUBDIVISION ITEM NO._: 19 (Cont.) FILE NO.: ZZ! -E property which should have a minimal impact on the adjacent neighborhood. 8. Staff Recammgndation: Staff recommends approval of this application subject to the following conditions: a. Compliance with the City's Landscape and Buffer Ordinance b. Compliance with the City Engineer's Comments C. Abandonment of that portion of the Turtle Creek Drive right-of-way located between Lots 127 and 144, Turtle Creek Addition d. The proposed 6 foot brick fence which is located on the perimeter of the parking lot is to be solid and opaque to provide maximum screening of the adjacent residential properties. SUBDIVISION COMMITTEE COMMENT: (APRIL 27, 1995) Tim Daters was present representing the applicant. Joe white was present earlier but left prior to discussion of this item. Staff presented the item and noted the Landscape and Engineer Comments outlined above. In response to a question from staff, Mr. White had stated earlier that -the proposed 6 foot brick fence would be solid and opaque. Mr. Daters was advised that any Planning Commission approval would be conditioned upon the abandonment of the Turtle Creek Drive right-of-way. Mr. Daters was also asked to determine the location of the Turtle Creek Subdivision sign in relation to the proposed parking lot. The Committee determiner: that there were no other outstanding issues and forwarded the item to the full Commission. PLANNING COMMISSION ACTION: (MAY 16, 1995) Joe White was present representing the applicant. There were no objectors present. Staff presented the item and informed the Commission that there were no outstanding issues. A letter signed by the owners of property immediately bordering the area of the parking lot expansion had been submitted to the 3 May,16, 1995 SOBDIyzSION ITEM NO.: 19 COnt. FILE Nn.: Z -3789-E Commission. In the letter, those individuals stated that they did not oppose the parking lot expansion. The item was placed on the .Consent Agenda and approved subject to the conditions outlined in the Staff Recommendation. The vote was 11 ayes, 0 noes and 0 absent. 4