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HomeMy WebLinkAboutZ-5860 Staff AnalysisSeptember 6, 1994 ITEM NO.: 16 FILE NO.: Z-5860 NAME: LOCATION: OWNER/APPLICANT: PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location Bread of Heaven Church - Conditional Use Permit West 41st and Holt Streets (NE corner) Bread of Heaven Church by Damon Hill, Pastor A conditional use permit is requested to allow for the construction of a church on this R-2 zoned property. variances are requested to allow a reduced rear yard setback and a reduction in the number of required on-site parking spaces. The proposed church site is located at the northeast corner of West 41st and Holt Streets, in the John Barrow neighborhood. 2. Compatibility with Neighborhood This property is located on the western edge of the John Barrow neighborhood, a large, predominately single-family residential neighborhood. Uses in the immediate vicinity include single-family homes, vacant lots and Kiwanis Park which is located across Holt Street to the west. Although there are some design problems with this particular site plan, the proposed use of the property as a small, neighborhood church should be compatible with the neighborhood. 3. On -Site Drives and Parkin The proposed sanctuary will seat 200 persons, requiring 50 on-site parking spaces. The site plan as submitted shows only 26 spaces, with no room for additional spaces. The parking lot and driveway design does not comply with ordinance standards and must be reworked. 4. Screening and Buffers Compliance with the City's Landscape and Buffer Ordinances is required. The plan submitted has not provided for the September 6, 1994 SUBDIVISION TTEM NO.: 16 (Continued) FILE NO.: Z-5860 7 foot wide northern land use buffer and street buffer required. A 6 foot high opaque screen is required along the north perimeter. 6% of the interior of the vehicular use must be landscaped. 5. City Engineer Comments Close the 41st right-of-way. If 41st Street is not abandoned, the applicant must dedicate right-of-way to 25 feet from centerline and construct half of residential standard street improvements. Compliance with the Stormwater Detention ordinance is required. Dedicate right-of-way to 25 feet from centerline on Holt Street and construct half of residential standard street improvements. 6. utility comments water works reports an acreage charge of $150 per acre applies in addition to the normal connection fee. 7. AnalySiS The applicant requests a conditional use permit to allow for the construction of a church on these three R-2 zoned lots. The site plan submitted with this application is deficient in many areas, especially in parking lot design and landscape/buffer design. This may be the result of an over ambitious design resulting in overbuilding the property. Although basically supportive of the proposal to construct a church on this site, staff feels that the applicant needs to completely redesign the site plan, perhaps based on a sanctuary with a seating capacity of 100 rather than 200. In addition to the concerns noted above, -information on such things as parking lot light*ing and signage is needed. 8. Staff Recommendation Again, staff is basically supportive of the concept of placing a church in this location but cannot support this application based on the site plan submitted. Staff would recommend that the application be deferred to allow time for the site plan to be scaled down and redrawn. SUBDIVISION COMMITTEE COMMENT: (AUGUST 18, 1994) The applicant, Damon Hill, was present. Staff presented the item and noted the many design deficiencies in the site plan. After discussion, the Committee agreed that the site plan needed redesigned and a deferral might be in order. 011 September 6, 1994 SUBDIVISION ITEM NO. : 16 (Cont inued) ___ FILE NO.: Z-5860 Staff met with Mr. Hill after the meeting and he agreed to scale down the project and redesign the site plan. Mr. Hill indicated that he might have the new site plan ready in time to be considered by the Planning Commission at its September 6, 1994 meeting. PLANNING COMMISSION ACTION: (SEPTEMBER 6, 1994) The applicant, Damon Hill, was present. There were no objectors present. Staff presented the item and informed the Commission that the applicant had submitted a revised site plan which reduces the proposed seating to 100 persons, provides 22 on-site parking spaces, provides the required landscape and buffer areas, and addressed all other staff concerns. The applicant will pursue abandonment of the West 41st Street right-of-way or will request a waiver of street improvements to West 41st Street. Staff recommended approval subject to compliance with the City Engineer and Utility comments and compliance with the City's Landscape and Buffer Ordinances. As part of the Consent Agenda, the item was approved by a vote of 10 ayes, 0 noes and 1 open position. 3