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HomeMy WebLinkAboutZ-9243 Staff AnalysisJULY 31, 2017 ITEM NO.: 8 File No.: Owner: Applicant: Address: Description: Zoned: Z-9243 Rice Memorial Missionary Baptist Church Terry G. Burruss 802 W. 15th Street Northwest corner of W. 15th and S. State Streets C-3 Variance Requested: Variances are requested from the area provisions of Section 36-301 and the parking provisions of Section 36-502 to allow construction of a church building with reduced front and street side setbacks and reduced number of parking spaces. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Church Proposed Use of Property: Church STAFF REPORT A. Public Works Issues: 1. With the issuance of a building permit, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. In addition, new handicap access ramps should be constructed at the intersection of 15th Street and State Street. B. Landscape and Buffer Issues: Site plan must comply with the City's minimal landscape/buffer ordinance requirements. Signage is to be reviewed and permitted separately. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less than three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. JULY 31, 2017 ITEM NO.: 8 (CON Z-9243 A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. The north perimeter planting strip is less than nine (9) feet in width. For parking areas with twelve or more spaces eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area (s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. An irrigation system shall be required for developments of one (1) acre or larger. For developments of less than one (1) acre there shall be a water source within seventy-five (75) feet of all plant material to be irrigated if an automatic irrigation system is not provided. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. C. Staff Analysis: The C-3 zoned property at 802 W. 15t" Street is occupied by a one-story building, which was part of a larger church building that recently burned and was removed from the site. The property is located at the northwest corner of W. 15t" Street and S. State Street. The foundation of the portion of the structure which burned remains on the site. There is no existing off-street parking or drives on the site. I g yr+." . The applicant proposes to reconstruct the portion of the church building that burned on the same foundation (footprint) which exists. The new portion of the building will be located 8.5 feet back from the front (east) property line. The main wall of the church will be located 25 feet plus from the south (street side) property line. A small covered stoop will be located,20: feet back from the south (street side) property line. The development will include a new paved parking lot on the west side of the church Building. New driveways will be located at the southwest and northeast corners of the property. The new parking lot will contain 19 parking spaces. The applicant notes that the seating capacity for the new church building will be 108 persons. Section 36-301(e)(1) of the City's Zoning Ordinance requires a minimum front setback of 25 feet. Section 36-301(e)(2) requires a minimum street side setback of 25 feet. Section 36-502(b)(2)d. requires a minimum of 27 parking spaces for the proposed church use, based on a seating capacity of 108 persons. Therefore, the applicant is requesting variances from these ordinance standards to allow 2 JULY 31, 2017 ITEM NO.: 8 CON'T. Z-9243 reconstruction of the church building with reduced front and street side setbacks and a reduced number of off-street parking spaces. Staff is supportive of the requested setback and parking variances. Staff views the request as reasonable. The applicant is proposing to reconstruct a church building on the same foundation that a church building existed on for a number of years. The requested setback variances are very minor in nature. Even though the platted front property line is the east property line along S. State Street, the south side of the church building (facing W. 15t" Street) will be the physical front of the structure. The south wall of the building will be located over 25 feet back from the south street side property line, with the only encroachment being a covered stoop area. With respect to the requested parking variance, no off-street parking existed on the site in the past. Staff believes that the new proposed parking lot will be a quality addition to the site. There is on -street parking allowed in this general area. The proposed on - site parking area will help lessen the use of the on -street parking. Staff believes the requested setback and parking variances will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested setback and parking variances, subject to the following conditions: 1. Compliance with the Public Works requirement as noted in paragraph A. of the staff report. 2. Compliance with the Landscape and Buffer requirements as noted in paragraph B. of the staff report. BOARD OF ADJUSTMENT (July 31, 2017) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by a vote of 3 ayes, 0 noes and 2 absent.