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HomeMy WebLinkAboutZ-4685-A Staff AnalysisFebruary 5, 1998 ITEM NO.: 21 NAME• LOCATION: OWNER/APPLICANT: PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location: FILE NO.: Z -4685-A Pilgrim Valley Baptist Church - Conditional Use Permit 1821 Wolfe Street Pilgrim Valley Baptist Church/ Ronald Ross, Architect Pilgrim Valley Baptist Church is requesting a conditional use permit to allow for expansion of this existing church; to include a new sanctuary and expanded parking. The property is zoned R-3. The church is located on the east side of Wolfe Street, 1/2 block north of Wright: Avenue. 2. Comloatibility with Neighborhood: The church has been a part of this neighborhood for many years. The properties to the north, east and west are primarily zoned R-3 and R-4. These properties are, for the most part, occupied by single family homes. There are several vacant lots in the blocks to the north. The property to the south is zoned C-3. This C-3 property is one of many along this part of Wright Avenue which contain a variety of commercial uses. The church expansion is toward the commercial properties. The proposed expansion should be compatible with uses in the area. The Downtown and Wright Avenue Neighborhood Associations were notified of the public hearing. 3. On -Site Drives and Parking: The existing sanctuary seats 280 persons and there are 18 on site parking spaces. The new sanctuary seats 308 Persons, an increase of 108, requiring an additional 25 on site parking spaces. 18 additional parking spaces are proposed. The church is pursuing the acquisition February 5, 1998 SIIHDIVISION ITEM NO.: 21 (Cont.) FILE NO.: Z -4685-A of additional property in the area to develop more parking area. 4. Screening and Buffers: A 7 foot landscaped buffer is provided on the south and east perimeters of the new use area. The minimum landscape and buffer requirement is 6 feet. A 6 foot tall opaque screen is required along the perimeters which are adjacent to residential properties. Six percent of the vehicular use area must be landscaped. 5. Public Works Comments: 1. Stormwater detention ordinance applies to this property. 2. Driveways shall conform to Sec. 31-210 or Ordinance 16,577. Driveway is to be a minimum of 25 feet from the property line or request a waiver through Public Works. 3. Provide 8 feet deep back out space for stalls 1-5. (Provided in revised site plan.) 6. Utility and Fire Department Comments: Water: Contact Water Works if additional water service is required. 3/4- is the largest meter available off the existing main. Wastewater: Sewer available, not adversely affected. Fire Department: Show location of fire hydrants, on- site fire protection may be required. Southwestern Bell: Approved as submitted. CATA: Bus routes located on Wright Avenue, 1/2 block to the south and M. L. King, 3 blocks to the east. 7. Staff Analysis: Pilgrim Valley Baptist Church located at 1821 Wolfe Street proposes to expand by adding a new sanctuary, offices and restrooms. The new sanctuary will have a seating capacity of 300 persons, an increase of 100 over the seating capacity of the existing sanctuary. The existing sanctuary will be converted into classrooms. The height of the new sanctuary is 22 feet. The new building meets or exceeds all district required setbacks. 2 February 5, 1998 SUBDIVISION ITEM NO.: 21 (Cont.) FILE NO.: Z -4685-A The church has been a part of this neighborhood for many years. It is located on the perimeter of the residential development and abuts the commercial properties along Wright Avenue. The proposed expansion is toward the commercial development on the south. The only real issue of concern with this proposal is the lack of on-site parking. The proposed 100 seat seating capacity expansion requires that the church provide an additional 25 on-site parking spaces. This is a physical impossibility. Staff has worked hard with the applicant to devise a site plan which provides the maximum number of legal, on-site parking spaces and which provides the required perimeter and building landscaping. 10 new on-site spaces were the most that could be developed. Even so, staff is supportive of this request. The church does provide a stabilizing influence in the area. Members have long parked in areas other than on the site. The church is pursuing the acquisition of additional property to provide an area for more parking. No additional activities which might generate traffic such as a school or daycare are proposed. Staff does recommend approval of a variance to allow the reduced number of parking spaces. 8. Staff Recommendation: Staff recommends approval of the conditional use permit to allow for expansion of this existing church subject to compliance with the following conditions: 1. Compliance with the Public Works Comments 2. Compliance with the City's Landscape and Buffer Ordinances 3. Compliance with Utility and Fire Department Comments 4. Any new site lighting is to be low-level and directional, aimed away from adjacent residences. 5. The church should actively pursue the acquisition of additional property for expanded parking facilities. Staff recommends approval of the requested parking variance. SUBDIVISION COMMITTEE COMMENT: (JANUARY 15, 1998) The applicant was present. Staff presented the item. Discussion focused on the site plan which had shortcomings in the parking lot and landscape design. The applicant was advised to work with staff to address those concerns. (The K, February 5, 1998 SUBDIVISION ITEM NO.: 21 (Cont.) FILE NO.: Z -4685-A applicant subsequently worked with staff to create a revised site plan which was used as the basis for this agenda write- up.) rite- up.) The Committee determined that there were no other issues and forwarded the item to the full Commission for final resolution. PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998) Ronald Ross was present representing the church. There were no objectors present. Staff informed the Commission that a revised site plan had been received which addressed staff concerns. Staff recommended approval of the conditional use permit subject to compliance with the conditions noted in the staff recommendation. Staff also recommended approval of the requested parking variance. The conditional use permit and parking variance were placed on the Consent Agenda and approved as recommended by staff. The vote was 11 ayes, 0 noes and 0 absent. 4