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HomeMy WebLinkAboutZ-5768 Staff AnalysisJanuary 4, 1994 ITEM NO.: 13 FILE NO.: Z--5768 LOCATION: OWNER APPLICANT: PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location Howard Street Church of God - conditional Use Permit 2101 Howard Street Howard Street Church of God by Elder Dorothy Hickman A conditional use permit is requested to allow for the rehabilitation of the existing, nonconforming church located on this R-3 zoned property. The church suffered fire damage in September 1991 and has been vacant since that time. Due to the length of the vacancy, the church has lost its nonconforming status and must obtain a conditional use permit prior to rehabing and reoccupying the building. The church site is located on the east side of Howard Street, three blocks south of Wright Avenue. 2. Compatibilit with Neighborhood A church has existed at this site for 40 to 50 years and the current congregation has been located here since 1978. The immediate neighborhood is almost exclusively single family residential, zoned R-3. A large area of R-4 zoning, occupied by single family homes and some duplexes, is located to the east of the church site. As this application is to allow the rehabilitation of an existing church building which has a 40 to 50 year history in this neighborhood, staff feels that the proposal is compatible with the neighborhood. 3.on-Site Drive and Parkin There is an existing, gravel parking area which might accommodate 8 to 10 vehicles on site. The applicant is proposing to construct a new parking lot behind the church January 4, 1994 ITEM Na_: 13 (Continued) FILE NO.: Z-5768 building. This new parking lot will hold approximately 16 vehicles. The applicant is requesting a three year deferral of the paving requirement for this new parking lot. The sanctuary has seating for 150 persons, requiring 38 on-site parking spaces under current ordinance regulations. A variance is also requested from the required number of parking spaces. 4. Screening and Buffers Compliance with the City's Landscape and Buffer Ordinances is required. A six foot opaque screen is required where adjacent to residential properties. 5. City Engineer Comments No comments 6. Utility Comments No comments 7. Analysis The applicant requests a conditional use permit to allow for the rehabilitation and reoccupancy of this existing church building. A church existed at this site for 40 to 50 years, until the building suffer fire damage in 1991. The current congregation of approximately 20 members is meeting in members' homes. The -church has never had adequate on-site parking facilities and the membership has parked on the neighborhood streets. In an effort to eliminate some of the on -street parking, the applicant is proposing to construct a small parking lot on the rear portion of the church property. The proposed new parking lot, located behind the building, must comply with the City's Landscape and Buffer Ordinances in order to protect the adjacent single family residences. Staff is supportive of this effort to rehabilitate and reoccupy this vacant church building. 8. Staff Recommendatig Staff recommends approval of the application, subject to compliance with the City's Landscape and Buffer Ordinances. Staff also recommends approval of the requested three year deferral of the paving requirement for the new parking lot and of a variance from the required number of on-site parking spaces. 2 January 4, 1994 ITEM Na.: 13 Continued) FILE NO.: Z-57,68 SUBDIVISION COMMITTEE COMMENT: (DECEMBER 9, 1993) Elder Dorothy Hickman was present representing the Howard Street Church of God. Staff presented the item and noted the requested paving deferral and parking variance. Ms. Hickman stated that she was having a proper site plan drawn to reflect the design of the new parking lot. She was instructed to meet with Bob Brown, Plans Review Specialist, to determine landscape and buffer requirements. A brief discussion then followed concerning the required number of on-site parking spaces. It was pointed out to the applicant that the required number of on-site parking spaces would be reduced if seating was limited to 100 persons in the sanctuary. Elder Hickman agreed to this reduction in sanctuary seating. The required number of on-site parking spaces for a 100 seat sanctuary is 25. The Committee determined that there were no other outstanding issues and forward this item to the full Commission for final resolution. PLAMING COMMISSION ACTION: (JANUARY 4, 1994) Elder Dorothy Hickman was present representing the Howard Street Church of God. There were no objectors present. Dana Carney, of the Planning staff, presented the item and informed the Commission that a revised site plan had been submitted which, with some minor modifications, addresses all staff concerns. Mr. Carney informed the Commission that the applicant had agreed to limit seating in the sanctuary to 100 persons. Mr. Carney stated that the applicant was requesting a three year deferral of the paving requirement for the new parking lot and a variance from the required number of on-site parking spaces. A 100 seat sanctuary requires 25 on-site parking spaces and the revised site plan shows 14. A discussion then followed concerning the requested variance from the required number of on-site parking spaces. In response to a question from a commissioner, Elder Hickman stated that the current membership of the congregation was about 20 persons. Mr. Carney stated that the church had been in existence for 40 to 50 years with no on-site parking and that the applicant was making a step in the right direction by constructing the 14 on-site spaces. A commissioner then urged Elder Hickman to continue to try to find additional parking spaces. 3 January 4, 1994 ITEM NO.: 13 continued FILE NO.: Z-5768 A motion was then made to approve the application, including the requested deferral and variance, as recommended by staff. The vote was 9 ayes, 0 noes and 2 absent. 4