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HomeMy WebLinkAboutZ-6122 Staff AnalysisApril ",29, 1996 Item No.: 3 _'i le Na Owner Address: i7esCrix)tion• Zoned- variance Recruested: iustification: Present Use of Property: Proposed Use of Pro erty Staff Report: A. Public Works Comments: Z -6122 - Mt. Carmel Pentecostal Holiness Church 4600 West 23rd Street Lot 12, Block 1, Futrell and Johnson Subdivision of Lot 7, Block 1, Hyde Park Addition C-3 variances are requested from the area regulations of Section 36-301 to permit construction of a church addition with reduced side and rear yard setbacks. The small size of the buildable area church desires the maintain the same existing building. Church Church the lot limits available. The addition to setback as the Dedicate right-of-way for Adams Street to face of building including a 20 foot radial area at intersection and 5 feet of right-of-way for West 23rd. Request a waiver of the remaining Master Street Plan ROW from the Board of Directors with a written request to Public Works. Remove stoop on Adams and construct an interior stoop. Construct 6 foot sidewalk on Adams and construct curb and gutter with street widening on all streets with sidewalk handicap ramps. Corner radius on curb shall be a minimum of 25 feet and new driveway apron for the head in parking in front of existing church shall be constructed to CLR standards. B. St a f Anal is• Mt. Carmel Church is located on a C-3 zoned, 50 foot by 140 foot lot at the northwest corner of West 23rd and Adams Streets. The site contains a 2,340± square foot brick, April -,,29, 1996 Item No.: Cont. block and frame building and a small parking lot. The applicant proposes to add a 36 foot addition to the rear of the building which will contain a fellowship hall. The proposed addition will have a rear yard setback of 10 feet and will maintain the existing structure's side yard setback of 5 feet on the west side and 8.2 feet on the street side. The C-3 district requires a rear yard setback of 25 feet, an interior side yard setback of 15 feet and a street side yard setback of 25 feet for this lot. The property adjacent to the west is occupied by a single family residence. There is a 13 foot wide alley behind the property, and beyond that is a vacant, R-3 zoned lot. Adams Street, to the east, is a narrow, substandard street which does not appear to be heavily traveled. The property which will be most directly impacted by the proposed variance is the residential property to the west. This impact can be mitigated by eliminating any doors or windows on the west side of the proposed addition. The Public Works -Department has called for the dedication of Master Street Plan required right-of-way for Adams Street. The full right-of-way requirement would actually take in part of the existing building. Public Works has recommended that right-of-way be dedicated to the face of the building and that a waiver of the remaining right-of-way requirement be sought from the Board of Directors. Once the right-of-way dedication takes place, the existing building as well as the proposed addition will have a street side yard setback of 110" feet. The Public Works staff is comfortable with this arrangement and the Planning Staff can also support such a proposal. The site currently has very little on-site parking. The proposed expansion will not enlarge the seating capacity of the sanctuary, so no increase in on-site parking is required. The church is encouraged to actively pursue the acquisition of property to develop for parking. vacant properties are available across West 23rd Street to the south and across the alley to the north. Should the church ever vacate the site, the nonconforming parking relationship will not extend to any other use which may occupy the property. C. Staff Recommendation: Staff recommends approval of the requested side yard and rear yard setback variances subject to the following conditions: 1. Compliance with the Public Works Comments 2. There are to be no doors or windows on the west side of the new addition beyond those which may be required"by Building Codes or the Fire Department for public safety. 2 April 29, 1996 .. 3 `' (Cont 3. The church should actively pursue the acquisition of property for development of parking. BOARD OF ADJUSTMENT: (APRIL 29, 1996) Rev. Thomas McCoy was present representing the church. There was one objector present. Staff presented the item and a recommendation of approval, with conditions. Rev. McCoy addressed the Board in support of the application. He stated that the church desired to stay in the neighborhood and needed to expand the building in order to remain at its present location. He stated that the addition would house fellowship space and Sunday School classrooms. Rev. McCoy stated that the church would be improving the site by doing the required street improvements. He noted that the addition would maintain the existing structure's setbacks. A neighborhood resident, who lives at 4503 West 22nd Street, questioned why she did not receive notice of the public hearing. Dana Carney, of the Planning Staff, reviewed the notice information and area map provided by the abstract company. He informed the resident that she was outside of the 200 foot notification area. The resident stated that she was in favor of the church expansion. Thomas Broughton, of 4602 West 23rd Street, spoke in opposition to the item. He made reference to staff's comment that his property might be impacted by the reduced setback. He stated that the church had previously done work on the site without prior city approval. Rev. McCoy stated that the church had constructed a sidewalk along the west side of the building. He stated that the sidewalk cleaned up the area beside the building and aided in preventing water from entering the sanctuary which is below grade. A motion was made to approve the requested variances subject to compliance with the conditions noted in the staff recommendation. The motion was approved by a vote of 9 ayes, 0 noes and 0 absent.