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HomeMy WebLinkAboutStaff Report STAFF REPORT \fckwt.1 e vretp e9i ,, IC vet SpotteS Ordinance Section: Section 7.2, Off-street Parking Standards and Section 7.1.H, General Provisions — Height — n' 7 Z5 e+ to rn - Y-ej ch&c--t PURPOSE: To reduce the required parking by 10 spaces and increase the allowable building height by 7.25 feet. LOCATION: 708 Eisenhower Street (Fl wnesc ZONING: R-6, High Density Multi-Family, currently developed as a church. • North: R-6, High Density Multi-Family, currently developed as single family homes. • West: C-1, General Commercial, currently developed as a retail and office center. • East: R-2, Duplex Residential, currently developed as single family homes. • South: C-3, Light Commercial, currently developed as a retail and office center. Frontage: The property has approximately 160 feet of frontage on Eisenhower Street. Access: The property has no vehicular access. VARIANCE INFORMATION v i-cd Background: The church was -built- in the 1950s as the Second Baptist Church of College Station; at this time, on-site parking was not required. A Conditional Use Permit was issued in 1978 for the expansion of the facility to its existing size with a shared parking agreement with the 707 Center. The site currently has 3 buildings that house the main sanctuary and the accessory uses for the church. The church is proposing to redevelop the two original buildings; the sanctuary will remain as it is. In 2003, a variance of 48 parking spaces was granted for redevelopment of the property. 1 k SAVI C tVC+J The current proposed redevelopment would include replacing the two non-sanctuary buildings with one multipurpose building which would result in the need of an additional 10 parking spaces. The applicant has identified in their application a request for 15 parking spaces, which they based on the total square footage — 4,000 square feet. 60. However, staff calculates the required parking for meeting spaces based on the actual square footage of the rooms \1) _S ki•� 4 � used for meeting space — 2,861 square feet. Therefore, for '.) s t) this proposal, the variance request is for 10 parking spaces. NAdditionally, the proposed multipurpose building must meet height restrictions for non-residential structures. When adjacent to a single family use, the allowable height for non- residential buildings is one-half its distance from the shared property line. The church is requesting this variance as a setback of 15.5 feet to meet the height requirement, however, because the building would be located within the 214 'CO required district setbacks, this would actually be a building 3.-71;5 height variance. The church is requesting a building 2 0 25 height variance of 7.25 feet to locate the building at the 7.5-foot side building setback line with an 11-foot building height. The allowable building height at this location would be 3.75 feet. SC/Hardship: The property owners have identified an existing playground and 24" oak tree. Alternatives: Construct site to standards and encroach on the playground and tree. Recommendation: Staff is recommending denial for both variance requests. While staff supports the preservation of large caliper trees, it does not appear that the demolition and construction on the site can meet the City's requirements for barricading existing trees for preservation. Av 1-xno s4- - pc ss i h i-e 40 p v‘e Sc L°e_ IA)eve v' Qry 1.2,(S4 (Iia in c',,id W6Lr1 d t .D ccs \ ct i o I � 'r iCMn (C61(6 t YV Ct1 uv1 lo o10 iC� ComparA-lc/1k - c k,0cLt1 r cc S 7 r'K'� -2c\ry . .e 7o 1 Responses�_ Received: 2 inquiries at the time of the staff report. Ce,fr ..[-r r Floodplain: There is no identified FEMA/FIRM floodplain on this property. WOO() the 0111 amino-I-- Number of Property Owners Notified: 21 N(1Y1.1 bv fL C1L'cu,, -- _ d v. ,,2 ? nii( crAs Ordinance Intent: The purpose of Section 7.2 Off-Street Parking Standards is to establish the guidelines for off-street parking spaces consistent with the proposed land use to: 1. Eliminate the occurrence of non-resident on-street parking in adjoining neighborhoods; 2. Avoid the traffic congestion and public safety hazards caused by a failure to provide such parking spaces; and 3. Expedite the movement of traffic on public thoroughfares in a safe manner, thus increasing the carrying capacity of the streets and reducing the amount of land required for streets, thereby lowering the cost to both the property owner and the City. The purpose of Section 7.1.H General Provisions — Height is to protect single family uses against height encroachment from neighboring non-residential construction. This is to protect against noise as well as privacy. STAFF REPORT Project Manager: Lindsay Boyer, Staff Planner Report Date: August 25, 2006 Email: lboyer@cstx.gov Meeting Date: September 5, 2006 Project Number: 06-00500169 APPLICANT: Veronica Morgan REQUEST: Parking and Building Height LOCATION: 708 Eisenhower Street PURPOSE: To reduce the required parking by 10 spaces and increase the allowable building height by 7.25 feet. GENERAL INFORMATION Status of Applicant: Engineer for the owner Property Owner: College Station Chinese Church Applicable Ordinance Section: Section 7.2, Off-street Parking Standards and Section 7.1.H, General Provisions — Height PHYSICAL CHARACTERISTICS Zoning and Land Use • Subject Property: R-6, High Density Multi-Family, currently developed as a church. • North: R-6, High Density Multi-Family, currently developed as a church. • West: C-1, General Commercial, currently developed as a retail and office center. • East: R-2, Duplex Residential, currently developed as single family homes. • South: C-3, Light Commercial, currently developed as a retail and office center. Frontage: The property has approximately 160 feet of frontage on Eisenhower Street. Access: The property has no vehicular access. Topography & Vegetation: The property is relatively flat and there is limited vegetation except for a 24" oak tree. Floodplain: There is no identified FEMA/FIRM floodplain on this property. VARIANCE INFORMATION Background: The church was built in the 1950s as the Second Baptist Church of College Station; at this time, on-site parking was not required. A Conditional Use Permit was issued in 1978 for the expansion of the facility to its existing size with a shared parking agreement with the 707 Center. The site currently has 3 buildings that house the main sanctuary and the accessory uses for the church. The church is proposing to redevelop the two original buildings; the sanctuary will remain as it is. In 2003, a variance of 48 parking spaces was granted for redevelopment of the property. The current proposed redevelopment would include replacing the two non-sanctuary buildings with one multipurpose building which would result in the need of an additional 10 parking spaces. The applicant has identified in their application a request for 15 parking spaces, which they based on the total square footage — 4,000 square feet. However, staff calculates the required parking for meeting spaces based on the actual square footage of the rooms used for meeting space — 2,861 square feet. Therefore, for this proposal, the variance request is for 10 parking spaces. Additionally, the proposed multipurpose building must meet height restrictions for non-residential structures. When adjacent to a single family use, the allowable height for non- residential buildings is one-half its distance from the shared property line. The church is requesting this variance as a setback of 15.5 feet to meet the height requirement, however, because the building would be located within the required district setbacks, this would actually be a building height variance. The church is requesting a building height variance of 7.25 feet to locate the building at the 7.5-foot side building setback line with an 11-foot building height. The allowable building height at this location would be 3.75 feet. ANALYSIS Special Conditions: The property owners have identified an existing playground and 24" oak tree. Hardships: The applicant has identified that the site is constrained due to the location of the playground and the oak tree. Alternatives: Construct site to standards and encroach on the playground and tree. Recommendation: Staff is recommending denial for both variance requests. While staff supports the preservation of large caliper trees, it does not appear that the demolition and construction on the site can meet the City's requirements for barricading existing trees for preservation. Staff does not believe that the tree can be preserved during redevelopment.-check with ross SPECIAL INFORMATION Ordinance Intent: The purpose of Section 7.2 Off-Street Parking Standards is to establish the guidelines for off-street parking spaces consistent with the proposed land use to: 1. Eliminate the occurrence of non-resident on-street parking in adjoining neighborhoods; 2. Avoid the traffic congestion and public safety hazards caused by a failure to provide such parking spaces; and 3. Expedite the movement of traffic on public thoroughfares in a safe manner, thus increasing the carrying capacity of the streets and reducing the amount of land required for streets, thereby lowering the cost to both the property owner and the City. The purpose of Section 7.1.H General Provisions — Height is to protect single family uses against height encroachment from neighboring non-residential construction. This is to protect against noise as well as privacy. Similar Requests: The church requested and received a variance for 48 parking spaces in 2003. Number of Property Owners Notified: 21 Responses Received: 2 inquiries at the time of the staff report. ATTACHMENTS