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HomeMy WebLinkAboutZ-4084 Staff AnalysisSeptember 28, 1983 Item No. 1 Z-4084 Owner: Address: Description: Zoned: Variance Requested: Justification: First Baptist Church 901 Calhoun Street Long Legal "R-3" Single Family District From all yard setbacks of Section 43-7-101.3 of the Code of Ordinances and a variance of the off-street parking provisions to permit 54 parking spaces in lieu of 60 required The applicant states that there are several points of justification on the building variance. The configuration of the block which is askewed at a severe angle thereby creating a design problem. Although the projection on the front is beyond the setback line, it is behind the plane of the present building plus the building averages over 25' in setback. The block contains an alley which is not open and adds to the setback offered of 101. A minimum of 30' of open space will exist between the new building and the lot -line to the east. As to the parking variance: 1. The growth potential of the church is on the adjacent property to the south of the present sanctuary. Therefore, the parking has to be replaced off-site. 2. The church feels that development of the block across the street to fill church needs would be better design and use. The church hopes to acquire the remaining lots across the street for additional spaces and develop the entire six lots as parking. Present Use of the Property: Church and vacant lots Proposed Use of the Property: Remain same with expanded structure and parking September 28, 1983 Item No. 1 - Continued STAFF REPORT A. Engineering Issues The only engineering issues attendant to this proposal concern final design on parking lots, drives to those lots and the need for opening alleys not now in use. The basic street improvements are in place. B. Staff Analysis The staff view of this variance is that the request is well documented and -researched by the applicant with a resultant justifiable application. Points raised by the applicant we feel support the variances. However, there are several points of discussion we would like to raise. 1. The number of parking spaces is dealt with as ordinance requirement and it is obvious that even 60 spaces will not provide all of the parking needs for a 300 capacity church. There will be on -street parking. 2. Future expansion of this facility beyond 300 seats as suggested by the applicant will probably add a requirement for many additional parking spaces. It is the feeling of staff that these spaces should be so located as to be within the block from 9th to 10th on either side of the street. Such location should not present a single family residence boxed in between adjoining parking lots and interrupting the continuity of property usage. 3. The applicant should be committed to returning to the Board of Adjustment for review of future parking expansion plans. 4. The potential for additional seats within the sanctuary should be tied down to a future review so as to preclude the addition of significant seating without review by the Board. 5. The staff's view of the alley behind the church is that it should not be opened, but retained as a permanent green strip in the block. We would ask that the City Engineer Division review and approve any opening of the alley on the west side of Calhoun. September 28, 1983 Item No. 1 - Continued 6. The Board should be aware that this variance is preliminary to a conditional use permit application to be reviewed by the Planning Commission on October 11th. Any motion should comment on that action to follow. C. Staff Recommendation Approval of the request, subject to applicant commitment to items 2-5 above. BOARD OF ADJUSTMENT ACTION: Mr. Jerry Wooldridge, the architect for the project, was present and presented a brief comment on the project. There were no objectors in attendance. Staff and the Board held a brief discussion. A motion was then made to approve the variance package as requested subject to the comments of staff in Items 2-5 of the staff recommendation. The motion passed by a vote of 7 ayes, 0 nay, 1 abstention (Herbert Rideout).