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HomeMy WebLinkAboutZ-4875 Staff AnalysisNovember 3, 1987 SUBDIVISIONS Item No. C - Z-4875 NAME: LOCATION: OWNER/APPLICANT: PROPOSAL: Thomas Memorial Baptist Church Conditional Use Permit (Z-4875) The northwest corner of Brown and 14th Streets (1316 Brown Street) Board of Trustees Thomas Memorial Baptist Church/John B. Sewall To expand an existing church facility in two phases which are: (1) to construct a 20 feet two story addition (west), add a second floor on the west 42 feet (35 feet in height) of the existing building plus a one level corridor on both sides of the building, and add a 17 space off -site parking lot; and in Phase II to add a second floor to the remaining area (auditorium) increasing the capacity from 90 to 150 persons (the church hopes to purchase Lot 6 and construct an additional 16 parking spaces) on land that zoned "R-3." ORDINANCE DESIGN STANDARDS: 1. Site Location Adjacent to two residential streets (14th Street and Brown Street). 2. Compatibility With Neighborhood This property lies within the Stephens School Neighborhood Plan. The land use plan calls for single family in the entire area. The existing facility is compatible with the surrounding area even though it does not have any off-street parking. The proposed second story addition (35 feet) would have a tendency November 3, 1987 SUBDIVISIONS Item No. C - Continued to overshadow adjacent single family uses especially considering that two setback variances would be required (14th Street and on the alley). The staff feels that this proposal would constitute an overbuilding of the site and would be incompatible with the surrounding area. 3. On -Site Drives and Parking The existing site has no parking. The proposal contains one access (dropoff) off Brown Street and a paved 17 space parking lot. The applicant is also proposing a future 16 space parking lot (once acquired) at the time of Phase II construction. 4. Screeninq and Buffers The applicant has proposed landscaping on the parking areas. 5. Analysis The staff does not feel that this proposal would be compatible with the surrounding area (see note number 2). The staff feels that the proposed addition (35 feet in height) would infringe on the single family located adjacent to the north and the east. The overbuilding would result in two setback variances (25 feet rear/alley and 25 feet corner lot/14th Street). Finally, the staff cannot recommend approval of a parking lot on land that is not owned by the applicant. 6. City Engineer Comments Pave the alley to a width of 20 feet (from 14th Street to the proposed parking lot) and use for two-way traffic. 7. Staff Recommendation Denial of the proposed church expansion. November 3, 1987 SUBDIVISIONS Item No. C - Continued SUBDIVISION COMMITTEE REVIEW: The agent for the applicant was present and stated that the height of the proposed second story would probably be closer to 22 feet. The City Engineer also stated that half of the proposed drop-off/drive would be located in the right-of-way and that a franchise from the Board of Directors would be required. A lengthy discussion ensued about the amount of the proposed construction upon the site. The Committee advised the applicant to consider scaling down the proposal. The Water Works stated that a water main extension for fire protection would be required because the nearest fire hydrant is 600 feet away. PLANNING COMMISSION ACTION: (8-17-87) The applicant was not present. There was one objector present. The staff stated that they had received a letter requesting deferral until the September 22, 1987, Planning Commission meeting. The Commission then voted 9 ayes, 1 absent, and 1 open position to defer this item until the September 22, 1987, Planning Commission meeting. SUBDIVISION COMMITTEE REVIEW: The applicant was not present. The item was not discussed. PLANNING COMMISSION ACTION: (9-22-87) The applicant was not present. There were no objectors. The staff stated that they had received a letter requesting deferral of this item until the November 3, 1987, Planning Commission meeting. The Commission then voted 10 ayes, 1 absent to defer this item until the November 3, 1987, Planning Commission meeting. November 3, 1987 SUBDIVISIONS Item No. C - Continued SUBDIVISION COMMITTEE REVIEW: The applicant was present. The staff stated that they had received a revised proposal, but they would have to recommend the withdrawal of the item without prejudice due to the fact that the new proposal contained property that the church did not own. The Committee told the applicant to get with the staff as soon as possible to provide proof of an option to buy or ownership. PLANNING COMMISSION ACTION: (11-3-87) The applicant was present. There were no objectors. The staff stated that they had received a revised site plan that included converting the structure on the lot immediately to the north to a fellowship building by tying on to the existing structure. The staff stated that they could support the new proposal due to the fact that it would be one-story in height with adequate setback from the adjacent single family located to the west and also because of additional City Engineer approved off-street parking. The Commission voted 10 ayes, 0 noes, 1 absent to approve the revised proposal as recommended by the staff.