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Home My WebLink AboutZ-3892-A Staff AnalysisApril 15, 1999 ITEM NO.: 13 FILE NO.: Z -3892-A NAME: Annunciation Greek Orthodox Church - Revised Conditional Use Permit LOCATION: 1100 Napa Valley Road OWNER/APPLICANT: Greek Orthodox Church PROPOSAL: To amend an existing conditional use permit at 1100 Napa Valley Road to allow for a two phase expansion program to include two new buildings, addition to current church, and additional parking areas. Property is zoned R-3, Single Family residential. ORDINANCE DESIGN STANDARDS: 1. Site Location: This existing church site is located at the northwest corner of the intersection of St. Charles Blvd. and Napa Valley Drive, filling the block between St. Charles and Ridgehaven Road. It takes up all of tract A of the St. Charles Subdivision. 2. Compatibility with Neighborhood: This site -is zoned R-3, Single Family residential, and is surrounded on the east, west and south by residentially zoned properties. To the north across Ridgehaven, the property is zoned PRD, Planned Residential District. Most of the additional facilities proposed are to better serve the existing congregation and should not cause additional traffic. Plus the additional on-site parking areas will help decrease off-site parking during larger activities and Sunday services. Staff does not expect an adverse affect from this proposed expansion and feels this use will continue to be compatible with the neighborhood. April 15, 1999 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z -3892-A The Hunter's Cove, St. Charles, and Carriage Creek Neighborhood Associations were notified of the public hearing. 3. On -Site Drives and Park The existing site has one access driveway from both St. Charles Blvd. and Ridgehaven Road which will not be changed. The proposed revised site plan would use that same driveway from Ridgehaven to access the new parking lots added in Phase 1 and 2 from the north. Access to the south -end of the new parking lots would be through the existing southern parking lot. Parking for church facilities is governed by the sanctuary seating capacity. The current capacity is 280 which would require 70 parking spaces based on the standard of one space per four seats. There are currently 68 parking spaces. Phase 1 does not change the sanctuary seating capacity and therefore, does not change required parking. However, Phase 1 does include an additional parking lot with 43 spaces. That would bring the total spaces at the end of Phase 1 to 108, including the 3 lost spaces from the original lot. Phase II will increase seating by 100. Therefore, Phase II parking requirements will increase by 25 spaces to a total of 95. The proposal includes 119 spaces at the end of Phase II. 4. Buffers and Screenina: Areas set aside for buffers and landscaping meet with ordinance requirements. The City Beautiful Commission recommends preserving as many existing trees as feasible. Extra credit toward fulfilling landscaping requirements can be given when preserving trees of six inch caliper or larger. Prior to a building permit being issued, a detailed landscape plan must be approved by the Plans Review Specialist. 2 April 15, 1999 SUBDIVISION ITEM NO.: 13 (Cont.) 5. Public Works Comments: rip 7. FILE NO.: Z -3892-A a. Napa Valley is listed on the Master Street Plan as a minor arterial. Traffic is 11,500 vehicles per day. A dedication of right-of-way to 45 feet from centerline is required. b. Ridgehaven is a commercial street; dedication of right- of-way to 30 feet from centerline is required. c. "In -lieu" contribution required for widening of Napa Valley for City Project. Additional widening of Napa Valley and Ridgehaven is required by ordinance. d. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Utility and Fire Department Comments: Water: On site fire protection may be required. Contact the Water Works if additional meters are required. Wastewater: Sewer available, not adversely affected. Southwestern Bell: Approved as submitted. ARKLA: Approved as submitted. Entergy: No Comments received. Fire Department: Approved as submitted. CATA: Approved as requested; not currently in service area, though close to Route #5 - West Markham. This area may be served by smaller, circulating vehicles in the near future. Staff Analysis: The applicant is requesting a revised conditional use permit for a two phase Master Plan for expansion of church facilities. Phase 1 would add a one-story Christian education building (about 4,830 square feet) in the northeast corner of the property, and a 43 space parking lot just west of the existing parking lot. Phase 2 would add about 8,160 square feet on to the southwest corner of the existing parish hall, plus another 44 space parking lot along the west side of the property. The new parish hall 3 April 15, 1999 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z -3892-A construction in Phase II will remove 61 parking spaces. Final parking spaces after Phase II would be 119. A bell tower and covered walk just west of the current church building plus a small 640 square foot addition to both the north and south sides of the church would also be a part of Phase II. The Phase II expansion will increase sanctuary seating from 280 to 380 seats. The proposed site plan meets or exceeds all ordinance setback requirements. The proposed screening and buffers meet ordinance requirements. Proposed parking will exceed ordinances requirements by a small amount and help reduce off-site parking. The applicant incorporated Public Works comments and changed the proposal to have only one driveway access off of Ridgehaven. The purpose of these new facilities is to better support existing church members, not to increase the number of members. Therefore, traffic should not be greatly impacted and the increased parking will help reduce off-site parking and help traffic flow. Staff believes this is a reasonable expansion and will 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 comments under "Screening and Buffers." b. Comply with Public Works Comments. c. If any exterior lighting is installed, it must be directed downward and inward to the property and not directed toward any residential area. SUBDIVISION COMMITTEE COMMENT: (MARCH 25, 1999) David Sargent was present representing the application and the church. Staff gave a brief description of the proposal. Mr. Sargent explained in detail the master plan and its phasing, some history behind it, and information about how meetings with the neighborhood associations and area property owners had influenced the current plan. 4 April 15, 1999 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z -3892-A Public Works briefly reviewed their comments, and their concern over the driveway spacing along Ridgehaven. They suggested one driveway be used for access to all parking lots from Ridgehaven or else a waiver would be required in order to have more than one driveway for each 300 feet of street frontage. Staff also discussed briefly the possible need to replat this property once the additional right-of-way is dedicated to relocate the platted building lines that are shown on the survey provided. The Committee asked the applicant to verify that there were platted building lines. There being no further issues, the Committee accepted the proposal and forwarded it on to the full Commission for final resolution, pending the question of platted building lines and driveway access. STAFF UPDATE: The applicant revised the proposal to maintain the existing single access from Ridgehaven to serve all the parking lots from the north. They agreed to most of the other comments except for two. First, they have asked to leave the platted building lines as they are along Ridgehaven and Napa Valley and not replat since this action has been caused by the City changing its Master Street Plan, increasing required right-of-way dedication. That would reduce the setback lines to 19 feet on Napa Valley and 11 feet on Ridgehaven. The actual building setbacks would be 35 feet on Napa Valley and 11 feet on Ridgehaven which would still meet normal R-3 building setbacks. Secondly, the applicant has asked for a waiver of the cost for widening the North 1� of Napa along the property to Ridgehaven since this is being accomplished with "TIP" monies. Planning Staff recommends approval of the revised plan as presented including the building lines and Public Works staff supports the waiver request. 5 April 15, 1999 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z -3892-A PLANNING COMMISSION ACTION: (APRIL 15, 1999) David Sargent 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." The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 10 ayes, 0 nays, and 1 absent. G