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HomeMy WebLinkAboutZ-4456 Staff AnalysisJune 11, 1985 SUBDIVISIONS Item No. 12 NAME: LOCATION: OWNER/APPLICANT: PROPOSAL: South Temple Church of God in Christ - Conditional Use Permit (Z-4456) 2623 Arch Street Sterling Dickson/Debbie E. McGowan To construct a 55' x 55' building addition to an existing building for purposes of a church with a seating capacity of 100 persons. There are 22 parking spaces required. A proposal to purchase the next lot to the north for parking has been offered. ORDINANCE DESIGN STANDARDS: 1. Site Location The site chosen is a former commercial building site which has existed for many years. The present building encroaches upon Arch Street right-of-way 2.41. The current gravel parking probably served the needs of a small retail store but presently offers problems for access. A residence is nearby on the south with a property line drive. The neighborhood is mixed residential with one, two and multifamily units nearby. 2. Compatibility with Neighborhood Inasmuch as the current building is commercial, the church will aid in a return toward compatibility with the neighborhood. There are several commercial buildings to the south along Arch Street and two blocks to the north is Roosevelt Road commercial area. 3. On -Site Drives and Parki The parking lot will not work as presented due to the depth of setback and Landscaping Ordinance requirements. The south driveway entry will be poor at best, and if one way out, it could possibly be dangerous. A total redesign is in order. June 11, 1985 SUBDIVISIONS Item No. 12 - Continued 4. Screeninq and Buffers The site should provide 6' opaque fencing on the north, east and south sides of the parking lot. 5. Analysis This site has many problems for conversion of use and access. We feel that only through a complete redesign of the project can these difficulties be overcome. The most significant issue is the need to remove 10' or more of the existing building in order to clear the right-of-way for Arch Street as an arterial. The setback of 25' on the proposed addition could possibly be reduced to 15' or 20' to accommodate the parking layout. A two-way drive could be devised at the north corner or use a one-way flow around the building. Engineer Comment Dedicate right-of-way to arterial standards and provide an in -lieu fee for street improvement along Arch. Access and parking cannot be approved due to insufficient space for two-way traffic and landscaping. Submit internal drainage plan and detention plan. Utilitv Comment None. 6. Staff Recommendation Deferral of the request in order to permit time for a redesign of the site. SUBDIVISION COMMITTEE COMMENT: The applicant was present. He stated for the record that the church now is the owner of the adjacent lot on the north and that the church could place its parking and access upon that site. Bob Lane addressed the issues of building encroachment into the street right-of-way as well as the requirement of the Master Street Plan for dedication of additional right-of-way. After a brief discussion of the issues in this request, the applicant was directed to work with the staff and with his engineer for purposes of preparing a new site plan involving the newly acquired lot. June 11, 1985 SUBDIVISIONS Item No. 12 - Continued This site plan would deal with the dedication of right-of-way on Arch Street except in the area of the building intrusion. It would also deal with the appropriate landscaping screening and access. The owner accepted instruction from the Committee that if he could not resolve the issues in the form of a new plan then the application would be deferred. PLANNING COMMISSION ACTION: The applicant was present. There were no objectors. The Planning Commission voted 9 ayes, 0 noes, 2 absent to approve this application as recommended by staff and reviewed by the Subdivision Committee. June 11, 1985 SUBDIVISIONS Item No. 12 NAME: LOCATION: OWNER/APPLICANT: PROPOSAL: South Temple Church of God in Christ - Conditional Use Permit (Z-4456) 2623 Arch Street Sterling Dickson/Debbie E. McGowan To construct a 55' x 55' building addition to an existing building for purposes of a church with a seating capacity of 100 persons. There are 22 parking spaces required. A proposal to purchase the next lot to the north for parking has been offered. ORDINANCE DESIGN STANDARDS: 1. Site Location The site chosen is a former commercial building site which has existed for many years. The present building encroaches upon Arch Street right-of-way 2.41. The current gravel parking probably served the needs of a small retail store but presently offers problems for access. A residence is nearby on the south with a property line drive. The neighborhood is mixed residential with one, two and multifamily units nearby. 2. Compatibility with Neighborhood Inasmuch as the current building is commercial, the church will aid in a return toward compatibility with the neighborhood. There are several commercial buildings to the south along Arch Street and two blocks to the north is Roosevelt Road commercial area. 3. On -Site Drives and Parking The parking lot will not work as presented due to the depth of setback and Landscaping Ordinance requirements. The south driveway entry will be poor at best, and if one way out, it could possibly be dangerous. A total redesign is in order. June 11, 1985 SUBDIVISIONS Item No. 12 - Continued 4. Screening and Buffers The site should provide 6' opaque fencing on the north, east and south sides of the parking lot. 5. Analysis This site has many problems for conversion of use and access. We feel that only through a complete redesign of the project can these difficulties be overcome. The most significant issue is the need to remove 10' or more of the existing building in order to clear the right-of-way for Arch Street as an arterial. The setback of 25' on the proposed addition could possibly be reduced to 15' or 20' to accommodate the parking layout. A two-way drive could be devised at the north corner or use a one-way flow around the building. Engineer Comment Dedicate right-of-way to arterial standards and provide an in -lieu fee for street improvement along Arch. Access and parking cannot be approved due to insufficient space for two-way traffic and landscaping. Submit internal drainage plan and detention plan. Utility Comment None.. 6. Staff Recommendation Deferral of the request in order to permit time for a redesign of the site. SUBDIVISION COMMITTEE COMMENT: The applicant was present. He stated for the record that the church now is the owner of the adjacent lot on the north and that the church could place its parking and access upon that site. Bob Lane addressed the issues of building encroachment into the street right-of-way as well as the requirement of the Master Street Plan for dedication of additional right-of-way. After a brief discussion of the issues in this request, the applicant was directed to work with the staff and with his engineer for purposes of preparing a new site plan involving the newly acquired lot. June 11, 1985 SUBDIVISIONS Item No. 12 - Continued This site plan would deal with the dedication of right-of-way on Arch Street except in the area of the building intrusion. It would also deal with the appropriate landscaping screening and access. The owner accepted instruction from the Committee that if he could not resolve the issues in the form of a new plan then the application would be deferred. PLANNING COMMISSION ACTION: The applicant was present. There were no objectors. The Planning Commission voted 9 ayes, 0 noes, 2 absent to approve this application as recommended by staff and reviewed by the Subdivision Committee.