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HomeMy WebLinkAboutZ-4922 Staff AnalysisNovember 3, 1987 SUBDIVISIONS Item No. 21 NAME: Shiloh Baptist Church Conditional Use Permit (Z-4922) LOCATION: The Southwest Corner and East 12th Street (1200 Hanger Street) OWNER/APPLICANT: PROPOSAL: Shiloh Baptist Church/Gordon Duckworth, Architect To construct a two-story fellowship hall and Sunday School classroom addition (3,200 square feet) to an existing sanctuary (145 capacity) and to close East 12th Street in association with a proposed parking lot (28 total parking spaces proposed, 14 on lot, and 14 in street) on land that is zoned "R-4." ORDINANCE DESIGN STANDARDS: 1. Site Location Adjacent to two residential streets (Hanger and East 12th Streets). 2. Compatibility with Neighborhood The existing church site is abutted by single family tc the north and south, duplex to the west, and multifamily to the east. The lot (church building) slopes substantially from east to west toward the alley. The continuation of the existing roofline should have no adverse impact on the surrounding area. The proposed parking lot, properly screened will provide off-street parking where none currently exists. The staff feels that this proposal will be compatible with the surrounding area. November 3, 1987 SUBDIVISIONS Item No. 21 - Continued 3. 4. 5. 6. On -Site Drives and Parkin No on-ste parking currently exists. The proposal contains 14 spaces on a lot with access from Hanger and an alley and 14 spaces in 12th Street if the street is legally closed. Screening and Buffers No landscape plan has been submitted. Analysis The staff feels that the proposed building expansion will be compatible with the surrounding area due to the fact that the land slopes down toward the alley (west) and its spatial relationship with adjacent single family ( rear yard of duplex to the west and rear yard of the single family to the south). The setback variances of five feet side yard (south) and 25 feet rear yard (west) and front yard (north and east) will have little impact and be but a continuation of the existing circumstances. The proposed parking lot should include a six feet screening fence on the north line to protect the adjacent single family. Staff also feels that the access should be limited to one centrally located access from East 12th Street. Staff also doubts it could support closure of East 12th Street (curb and gutter is in place). The staff can support the 14 paved parking space proposal (29 required) due to the fact that the sanctuary capacity is not being increased and the church currently has no off-street parking. The applicant needs to submit a revised site plan to incorporate the previously mentioned changes and will be required to meet City landscape requirements. Citv Engineer Comments None. 7. Staff Recommendation Approval, provided the applicant agrees to: (1) submit a revised site plan as outlined in the analysis section; (2) meet City landscape requirements; and (3) comply with City Engineering requirements. November 3, 1987 SUBDIVISIONS Item No. 21 - Continued SUBDIVISION COMMITTEE REVIEW: The applicant was present and agreed to comply with the staff recommendation with the exception of the access provision on the proposed parking lot. A discussion ensued about access to the proposed parking lot. It was asked that the parking lot have one access only to be taken from the alley and that the alley would be paved from East 12th Street through the point of access. The Wastewater asked that the applicant verify the location of the sewer in the alley prior to construction. The applicant agreed to comply. PLANNING COMMISSION ACTION: The applicant was present. There were no objectors. The Commission voted 10 ayes, 0 noes, 1 absent to approve the application as recommended by the staff, reviewed by the Subdivision Committee, and agreed to by the applicant.