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HomeMy WebLinkAboutStaff ReportsSTAFF REPORT Item: Public hearing and consideration of a CONDITIONAL USE PERMIT to add a dwelling unit for THE CHURCH IN COLLEGE STATION (CUP) located at 401 Dominik Drive, at the corner of Dominik and Puryear Drive. (0-194) Applicant: VARGO, JOSEPH Item Summary: The applicant is proposing to convert approximately one-third of the existing church meeting hall into living space for a family that serves and ministers full-time for the church. With membership at 18, the Church felt some space currently used for church services would be better used as housing for a family active in the church. The family will live in the housing full-time and the space will not be rented as an apartment. With the conversion of a portion of the building to apartment, there will still be enough meeting hall space to allow for 203 people to attend services. The church is in an R-6 Apartment Buildings/High Density zoning district. It is abutted by undeveloped R-1 Single Family Residential to the north and developed R-2 Duplex Residential to the east. Developed A-P Administrative- Professional and R-6 are to the south, and undeveloped C-N Neighborhood Business is to the west. Comprehensive Plan Considerations: The subject property is shown on the Land Use Plan as Residential Attached (10-20 dwelling units/acre). The building has frontage on Puryear and Dominik, and takes access from Dominik. The current Thoroughfare Plan classifies Dominik Drive as a major collector. Item Background: The Church of College Station received its first Conditional Use Permit and site plan approval in 1978. Twenty-four parking spaces were approved, which would allow for a congregation of 120 members, though membership stood at 40 (the parking ratio in 1978 was one space per five seats). The Church was built in 1979. In 1984, a second CUP was granted for a portable building that was to be used for a children's meeting area. In 1991, a new CUP was granted for the expansion of the church to allow more room for the children. Because membership had not grown (the congregation stood at 30), no new parking was required. The congregation size has not grown, so the church has concluded that the expanded space would best be utilized as housing instead of meeting hall. 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 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." Since all physical changes to the site are internal to the building and the proposed uses require less parking than the existing use, no site plan review was required. Yet, since the time of the original site plan, parking requirements for a church have increased from one parking space for every five seats to one parking space per three seats. The site has 26 parking spaces. With room for 253 members in the facilities, today's standards would require 85 parking spaces. This issue was addressed with the 1991 CUP and it was determined that with the level of church membership, additional spaces were not needed. Membership is at 18 people. 2. "That the proposed use meets the purposed 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 in compliance with the Comprehensive Plan. 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 mitigate 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. Commission Action Options: The Commission has final authority over the Conditional Use Permit and associated site plan. The options regarding the use permit are: 1. Approval as submitted; 2. Approval with conditions relating to specific site characteristics or with time limitations; 3. Denial with specified reasons for denial; 4. Table; or, 5. Defer action to a specified date. 2 Supporting Materials: 1. Location Map 2. Application 3. Infrastructure and Facilities 4. Copy of Construction Plan INFRASTRUCTURE AND FACILITIES Water: Adequate water service is provided to the building from a 6-inch water line that runs along Dominik. Sewer: Adequate sewer service is provided to the building from a 10-inch sewer line that runs along the back of the property. Streets: Dominik Drive is classified as a major collector on the Thoroughfare Plan Floodplain: The frontage along Puryear is in the 100-year floodplain. No structures are located in the floodplain. NOTIFICATION: Legal Notice Publication(s): The Eagle: 10-30-00 Advertised Commission Hearing Dates(s): 10-16-00 Number of Notices Mailed to Property Owners Within 2001: 15 Response Received: There has been one inquiry into this case. 3 \°- Z? - pc- G _.- STAFF REPORT Item: Public hearing and consideration of a CONDITIONAL USE PERMIT for the THE CHURCH IN COLLEGE STATION (CUP) located at 401 Dominik Drive, at the corner of Dominik and Puryear Drive. (0 -194) ~�\ Applicant: VARGO, JOSEPH Item Summary: The applicant is proposing to convert approximately one -third of the existing church sanctuary into living space for a family that work on behalf of the church. The building currently has the capacity to seat people for church services. With membership at 30, the Church felt some space would be better used as housing. The applicant has stated that church staff will live in the housing full -time and that the space will not be rented as an apartment. The church is in an R -6 Apartment Buildings /High Density zoning district. It is abutted by undeveloped R -1 Single Family Residential to the north and developed R -2 Duplex Residential to the east. Developed A -P Administrative - Professional and R -6 are to the south, and undeveloped C -N Neighborhood Business is to the west. Comprehensive Plan Considerations: The subject property is shown on the Land Use Plan as Residential Attached (10 -20 dwelling units /acre). The building has frontage on Puryear and Dominik, and takes access from Dominik. The current Thoroughfare Plan classifies Dominik Drive as a major collector. Item Background: The Church of College Station received its first Conditional Use Permit and site plan approval in 1978. Twenty -two parking spaces were approved, which would allow for a congregation of 120 members, though membership stood at 40. The Church was built in 1979. In 1984, a second CUP was granted for a portable building that was to be used for a children's meeting area. In 1991, a new CUP was granted for the expansion of the church to allow more room for the children. Membership was at 30 and no new parking was required. Growth since this time has been limited and the church has concluded that the expanded space would best be utilized as housing instead of sanctuary. 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 and safeguards, when after public notice and hearing the Commission finds that: (Staff comments are in italics) Created on 10/24/00 3:56 PM 1 Catalogl 1. "The proposed use meets all the minimum standards established in the ordinance for the type of use proposed." Since all physical changes to the site are internal to the building, no site plan review was required. Yet, since the time of the original site plan, parking requirements for a church have increased from one parking space for every five seats to one parking space per three seats. The site has 26 parking spaces. With room for 300 members in the building, today's standards would require 60 parking spaces. This issue was addressed with the 1991 CUP and it was determined that with the level of church membership, additional spaces were not needed. Membership is currently at 30. Converting sanctuary space into living quarters reduces the intensity of use of the building and will reduce today's parking requirement by approximately 100 spaces.. 2. "That the proposed use meets the purposed 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 in compliance with the Comprehensive Plan. 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 mitigate 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. Commission Action Options: The Commission has final authority over the Conditional Use Permit and associated site plan. The options regarding the use permit are: 1. Approval as submitted; 2. Approval with conditions relating to specific site characteristics or with time limitations; 3. Denial with specified reasons for denial; 4. Table; or, 5. Defer action to a specified date. Created on 10/24/00 3:56 PM 2 Catalogl Supporting Materials: 1. Location Map 2. Application 3. Infrastructure and Facilities 4. Copy of Construction Plan INFRASTRUCTURE AND FACILITIES Water: Sewer: Streets: Classification on Thoroughfare plan Off -site Easements: Drainage: Flood Plain: Oversize request: Impact Fees: NOTIFICATION: Legal Notice Publication(s): The Eagle; x -xx -00 and x -xx -00 Advertised Commission Hearing Dates(s): x -xx -00 Advertised Hearing Dates: x -xx -00 Number of Notices Mailed to Property Owners Within 200': xx Response Received: None as of date of staff report Created on 10/24/00 3:56 PM 3 Catalogl