HomeMy WebLinkAboutStaff Report.STAFF REPORT
Item: Public hearing and consideration of a Conditional Use Permit for the Seventh-Day Adventist
Church to be located on a 5 acretract along the west side of State Highway 6 Frontage Road, just
south of the Richard Carter Park. (Planning Case No. 97-712)
Item Summary: The subject property is zoned R-1 Single Family and it abuts R-1 zoning to the
north, to the west, and to the south. Land uses in the area. include Richard Carter Park to the north
and single family to the south and to the west in the Cat Hollow Subdivision. The applicant
intends to use. the 5 acre .portion of the tract that fronts on the Highway 6 Frontage Road -- the rest
of the tract that fronts on Glenhaven Drive is to remain vacant.
Policy Issue. Statement:
Civic Pride - Citizens benefit from well-planned, attractive residential and
commerciaLaieas, and from preserving historic areas.
Item. Background: The subject property is contained within a larger 10 acre. tract that was
considered for a church complex. in 1985. That request was for the. use of the entire 10 acres, and
included the residential lots that were built several years later on Dominik. The complex would
have included a sanctuary, day school, indoor and outdoor recreational areas, a 505 space parking
lot, and a .retirement: center. The proposed conceptual plan showed use of the .entire site, with
frontage and access drives on the Bypass, Dominik, and Glenhaven. Several of the area residents
were in opposition to the request, expressing concern regarding traffic impacts, drainage, noise,
aesthetics, and the general magnitude of the. proposed development.
The P&Z approved the. request, and' Council upheld the decision upon appeal, subject to several
conditions, including the. following:
1. A residential row lining Dominik to form a buffer
2. Moving the recreation field, and bus parking to the north side of the site (away from Dominik)
3. Obtaining additional acreage out of the Richard Carter Park and purchasing an adjacent tract
for donation to the Parka
4. Metering drainage
5. Meeting all commercial landscaping requirements
The project was never constructed. Since 1985., the City has adopted a Drainage Ordinance, and
has clarified the: landscaping requirements to require landscaping of all site development other than
single family.
Budgetary & Financial Summary:. N/A
Staff Recommendations: Section 14 of the .Zoning Ordinance authorizes the existence of
conditional. uses. The Commission may permit a conditional use subject to appropriate conditions
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and safeguards, when after public notice and hearing the Commission finds that: (Staff comments
are in italics)
1. "The proposed use meets all the minimum standards established in the ordinance for the
type of use proposed."
The PRC will review the site plan at a later date to determine compliance with the technical
requirements of development regulations. The site plan and PRC report will return to the
Commission for final approval.
2. "That the proposed use meets the purpose and intent of the ordinance and is in harmony
with the development policies and goals and objectives as embodied in the Comprehensive Plan for
Development of the City."
The request is incompliance with the Land Use Plan for the area.
3. "That the proposed use will not be detrimental to the health, .welfare, and safety of the
surrounding. neighborhood or its occupants,. nor be substantially or permanently injurious to
neighboring property."
The public hearing is an opportunity for the Commission to measure the potential impact on
surrounding land uses.
"The Commission may impose additional reasonable restrictions or. conditions to carry out the
spirit and intent of the ordinance and to nutigate adverse effects of the proposed use. These
requirements may include, but are not limited to, increased open space, loading and parking
requirements, additional landscaping, and additional improvements such as curbing, sidewalks and
screening."
Unless the public hearing brings to light any new information. indicating potential negative
impacts, .Staff recommends approval with the condition that there be a screening fence installed
between the subject property and the undeveloped R-1 zoned area to the west.
Related Advisory Board Recommendations: N/A
City Attorney Recommendation/Comments:
Commission Action Options: Approval, approval with conditions, or denial of the Conditional
Use Permit.
Supporting Materials:
1. Location Map
2. Application
3. Engineering Information and Notification Information
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ENGINEERING
Water: Water is available through existing lines thatwill be extended into this property.
Sewer: Sewer is available. through existing lines that will be extended into this property
from Dominik Drive.
Sewer:. Adequate infrastructure exists for the proposed use.
Streets: This development is proposing to take access from the State Highway 6
frontage road, a major arterial.
Off-site Easements: Not applicable.
Sidewalks: The need for sidewalks will be determined at the time of site plan review.
Drainage: In 1985, this property was the proposed site of the College Heights Assembly
of God Church.. This church came before the Planning and Zoning Commission to
request a conditional use. At this meeting, there were several citizens that. were. opposed
to this development due to the increased run-off that would be generated.. Since that
meeting, the City has adopted a drainage ordinance that requires new development to
analyze the associated drainage impacts and provide detention if necessary.. A drainage
report will be required for this development when the site plan is submitted to ensure
compliance. with' City's Drainage Policies.
Flood Plain: According to the 1992 FEMA maps, the site is not located within the 100
year floodplain
Oversize request: Notnpplicable.
Parkland Dedication: Not applicable.
Impact Fees: Not applicable.
NOTIFICATION:
Legal Notice Publication(s): 7-23-97
Advertised`Commission HearingDates(s): 8-7-1997
Advertised Council Hearing Dates: N/A
Number of Notices Mailed to Property Owners Within 200': 29
Response Received: Several inquiries as of date of staff report
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