SITE PLAN REVIEW
SP-06-50-06:
A site plan for a new 32’ x 60’ church office/classroom building as an
accessory use to an existing church located at
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Current Zoning and Land Use: |
RS7
(Single-family Residential) District; existing Korean Presbyterian Church. |
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Surrounding Zoning
and Land Use: |
RS7 (Single-Family Residential)
District in all directions; existing Single-Family Residential homes. |
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Area: |
0.709 acres/30,904 square feet. |
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Existing building: Proposed new building: |
2,160 square feet (footprint). 1-story 32’ x 60’ = 1,920 square feet. |
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Project: |
Construction of a church office/classroom building
as an accessory use to an existing church. |
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Staff
Recommendation:
1.
Execution of a site plan performance agreement per Section 20-1433. 2.
Provision of the
following modification to the site plan: a.
Correct the scale to read 1” = 20’. b.
Show the location of the bicycle rack. c.
Reference the BZA file number on the site plan [B-06-20-06]. d.
Provide for landscape screening of the parking lot along the west side
of the property per Section 20-14A04.8(d). 3.
Execute an Agreement Not to Protest a Future Benefit District for
street and sidewalks improvements for |
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The
subject property contains an existing 2,160 square foot church located at
This site
plan was submitted prior to July 1, 2006 and is being reviewed and processed
under the previous zoning codes per the transitional provisions of the Land
Development Code 20-110. The property is zoned RS-2 (Single-family Residential)
District and is similar to other church property in this neighborhood.
An
approved site plan is required for a church in an RS-2 zoning district. On July
6, 2006, the Board of Zoning Appeals approved several variances for the
existing church and proposed site plan.
In response to staff review
comments, the applicant has made appropriate revisions to the site plan or
appropriate conditions have been required. A condition for the execution of a site plan performance agreement is
required for all site plans per Section 20-1433.
Findings
Per Section
20-1432, staff has found that the following conditions (a-g) have been met:
(a) That the proposed use is a permitted use
in the district in which the property is located;
The RS-2
(Single-family Residence) District allows for churches and accessory use subject
to an approved site plan.
On July 6,
2006, the Board of Zoning Appeals approved lot area, setbacks and parking lot
standard variances for this property [B-06-20-06].
·
Variance
I to Section 20-1409 Lot Area to allow for the existing lot area (30,600 square
feet) which is less than the minimum lot area of one acre (43,560 square feet)
for a church in the RS-2 zoning district.
·
Variance
II to Section 20-1409 Setbacks, to allow for setbacks of 5’ from the north
property line for the parking area, 11’ from the north property line for the
proposed additional and existing building, and 23.5’ from the south property
line for the parking area and existing building where a minimum 25’ front yard
setback, 50’ side yard setback, and 50’ rear yard setback is required for a church
in the RS-2 zoning district.
·
Variance
III to Section 20-1712 parking lot surface standards to allow for 4 inches of
compacted gravel for the parking lot where normal requirements would be for
paving to City standards.
·
Variance
IV to Section 20-1215 to allow for no curbing around the west and south sides
of the parking lot and a sidewalk along the east side of the parking lot where
curb and gutters to City Standards are normally required.
(b) That the proposed arrangement of
buildings, off-street parking, access, lighting, landscaping and drainage is
compatible with adjacent land uses;
The
proposed arrangement of buildings, off-street parking, access, lighting,
landscaping improvements and drainage will be compatible with the adjacent land
uses.
The new
building will be located 14’ west of the existing church and 11’ from the north
property line. A minimum of 15 parking spaces are required. 15 off street
parking spaces, including 1 accessible space will be provided.
There is no additional
lighting proposed with this site plan. The existing access with
That the vehicular ingress and
egress to and from the site and circulation within the site provides for safe,
efficient and convenient movement of traffic not only within the site but on
adjacent roadways as well;
General note
No. 2.9 states, “Property owner agrees not to protest a future benefit district
for street or sidewalk improvements to
The first 7
steps of a traffic impact study was submitted and reviewed in accordance with
Ordinance #7650. The vehicular ingress and egress to and from the site and
circulation within the site provides for safe, efficient and convenient
movement of traffic, both on the site and on adjacent roadways.
(d) That the site plan provides for the safe
movement of pedestrians within the site;
A sidewalk will be constructed around three sides of the
new building. The site plan provides for the safe movements of pedestrians
within the site.
(e) That there is a sufficient mixture of
grass, trees, and shrubs within the interior and perimeter (including public
right-of-way) of site so that the proposed development will be in harmony with
adjacent land uses and will provide a pleasing appearance to the public. Any part of the site plan area not used for
buildings, structures, parking, or accessways shall be landscaped with a
mixture of grass, trees and shrubs;
There will be a sufficient mixture of grass, trees, and
shrubs on the site plan.
The new building will be located to the west of the
existing building. 2 new shade trees will be added to the 8 existing trees and
30 existing shrubs. Any part of the site plan area not used for buildings,
structures, parking, or accessways will be landscaped with a mixture of grass,
trees and shrubs.
(f) That all outdoor trash storage areas are
screened.
No outdoor trash storage area is proposed. The City’s
Sanitary Solid Waste has approved the continued use of curbside service for the
low volume of trash generated by this church group. General note no. 2.8 states
that “Trash pickup will continue to be curbside service”.
(g) That the site plan takes into consideration
existing improvements or physical alterations
that have been made to prepare the site for development.
The site plan takes into consideration the existing church
building, previously approved Board of Zoning Appeals Variances, access and
egress for the property and topography of the site.