Loading...
HomeMy WebLinkAboutStaff ReportSTAFF REPORT Prepared by: Molly Hitchcock Date: September 13, 2001 Email: mhitchcock@ci.college-station.tx.us Item: Public hearing, discussion, and possible action on a conditional use permit and site plan for the Seventh Day Adventist Church located at 1350 Earl Rudder Freeway. (01-180) Applicant: David Claridge Staff Recommendation: Staff recommends approval of the conditional use permit and site plan with Staff Comments #1 and the condition that the church establish a buffer (Research and Development or commercial/residential) between their property and abutting residential properties. Item Summary: Seventh Day Adventist Church is an 80-100-member church that has been a part of the College Station community for over 30 years. They are proposing to develop a church complex consisting of a fellowship building, sanctuary, and elementary school on five acres on the Earl Rudder Freeway frontage road. Uses would include services, meetings, classes, and eventually, an elementary school. The subject property (zoned R-1 Single Family Residential and R-3 Townhouse) is located between the partially developed Cat Hollow Subdivision (R-1) and the Richard Carter Park (R-3). Since the first submittal of the site plan, the church has decided to develop the complex in three phases. The applicant has explained that the first phase will be the building of the fellowship hall, the second phase will include the sanctuary, and the final stage will include the school and gym. To ensure fire protection and the correct amount of parking and landscaping/streetscaping with each phase, it will be necessary for the site plan to show the phase lines before the plan can be approved. The site plan proposes18,576 sq.ft. of building space, which includes a 382-seat sanctuary. The parking that is shown meets the parking standards of the Zoning Ordinance. For screening, David Claridge stated on the conditional use permit application that the church is planning to build a privacy fence along the property lines shared with residential lots. Staff has also requested in Staff Review Comments #1 that more landscaping be provided in these areas to increase the buffering of the school from the residential. The church has proposed to barricade a large number of existing canopy trees for use in their landscaping plan. Signage has been proposed for consideration with conditional use permit because the residential zoning of the church property does not allow signage by right. 1 Comprehensive Plan Considerations: The Land Use Plan shows the subject property to be Single Family Medium Density. Churches are allowed in any zoning district with a conditional use permit. The church will have access to and from the Earl Rudder Freeway frontage road, which is a freeway and expressway on the Thoroughfare Plan. Utilities already exist either across or up to the property, requiring only the extension of service lines to the church buildings. Since the property was originally intended for a more dense development of residential, there will not be unreasonable demands on the existing infrastructure. Item Background: The land for the church was annexed into the city in 1958. It was platted as part of the Cat Hollow Phase 3 Subdivision in January 2000. College Heights Assembly of God received a conditional use permit for a tract of land that included the subject property in 1985, but never built. Seventh Day Adventist acquired the property in the mid-1990's and was granted a conditional use permit in 1997. Because a building permit was not pulled within a year of approval, the conditional use permit has expired. Staff Analysis: 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." Staff conducted a technical review and found general compliance with development regulations with the exception of the items listed in the Staff Review Comments #1. Since the new buffering requirements do not apply to churches, Staff recommends that the Commission require the church to establish a Research and Development buffer or the buffer that is required between commercial and residential properties. 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. 2 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." 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. Supporting Materials: 1. Location Map 2. Application 3. Copy of Site Plan 4. Sign Application 5. Staff Review Comments #1 NOTIFICATION: Legal Notice Publication(s): The Eagle; 9-5-01 Advertised Commission Hearing Dates(s): 9-20-01 Number of Notices Mailed to Property Owners Within 200% 21 Response Received: None as of date of staff report. 3 STAFF REPORT Prepared by: Molly Hitchcock Date: November 19, 2001 Email: mhitchcock@ci.college-station.tx.us Item: Public hearing, discussion, and possible action on a conditional use permit and site plan for the Seventh Day Adventist Church located at 1350 Earl Rudder Freeway. (01-180) Applicant: David Claridge Staff Recommendation: Staff recommends approval of the conditional use permit and site plan with Staff Comments #4. Item Summary: Seventh Day Adventist Church is an 80 to 100-member church that has been a part of the College Station community for over 30 years. They are proposing to develop a church complex consisting of a fellowship building, sanctuary, and elementary school on five acres on the Earl Rudder Freeway frontage road. Uses would include services, meetings, classes, and eventually, an elementary school. The subject property (zoned R-1 Single Family Residential and R-3 Townhouse) is located between the partially developed Cat Hollow Subdivision (R-1) and the Richard Carter Park (R-3). The church complex will be developed in three phases. The site plan shows fire protection and the correct amount of parking with each phase. The phasing of landscaping/streetscaping is addressed in Staff Review Comments #4 and should be corrected with the next submittal. The plan proposes18,576 sq.ft. of building space, which includes a 382-seat sanctuary. Church members will meet in the proposed fellowship building until the sanctuary is built with Phase 2. Thirty- and forty-foot R&D buffers are proposed to be installed with Phase 1 to buffer the abutting residential area from any potential negative impacts from the church. The church has proposed to barricade a large number of existing canopy trees for use in their landscaping plan and buffer area. Signage has been proposed for consideration with conditional use permit because the residential zoning of the church property does not allow signage by right. Comprehensive Plan Considerations: The Land Use Plan shows the subject property to be Single Family Medium Density. Churches are allowed in any zoning district with a conditional use permit. The church will have access to and from the Earl Rudder Freeway frontage road, which is a freeway and expressway on the Thoroughfare Plan. Utilities already exist either across or up to the property, requiring only the extension of service lines to the church buildings. Since the property was originally intended for a more dense development of residential, there will not be unreasonable demands on the existing infrastructure. Item Background: The land for the church was annexed into the city in 1958. It was platted as part of the Cat Hollow Phase 3 Subdivision in January 2000. College Heights Assembly of God received a conditional use permit for a tract of land that included the subject property in 1985, but never built. Seventh Day Adventist acquired the property in the mid-1990's and was granted a conditional use permit in 1997. Because a building permit was not pulled within a year of approval, the conditional use permit has expired. Staff Analysis: 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." Staff conducted a technical review and found general compliance with development regulations with the exception of the items listed in the Staff Review Comments #4. Since the new buffering requirements do not apply to churches, Staff recommends that the Commission require the church to establish a Research and Development buffer. 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." 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. Supporting Materials: 1. Location Map 2. Application 3. Copy of Site Plan 4. Sign Application 5. Staff Review Comments #4 NOTIFICATION: Legal Notice Publication(s): The Eagle; 11-14-01 Advertised Commission Hearing Dates(s): 11-29-01 Number of Notices Mailed to Property Owners Within 200': 23 Response Received: None as of date of staff report. Ad03 311A STAFF REPORT Prepared by: Molly Hitchcock Date: December 20, 2001 Email: mhitchcock@ci.college-station.tx.us Item: Public hearing, discussion, and possible action on a conditional use permit and site plan for the Seventh Day Adventist Church located at 1350 Earl Rudder Freeway. (01-180) Applicant: David Claridge Staff Recommendation: Staff recommends approval of the conditional use permit and site plan with Staff Comments #5. Item Summary: Seventh Day Adventist Church is an 80 to 100-member church that has been a part of the College Station community for over 30 years. They are proposing to develop a fellowship building and sanctuary on five acres on the Earl Rudder Freeway frontage road. Uses would include services, meetings, and classes. The subject property (zoned R-1 Single Family Residential and R-3 Townhouse) is located between the partially developed Cat Hollow Subdivision (R-1) and the Richard Carter Park (R-3). The church will be developed in two phases. In Phase I, a 4351 sq.ft. fellowship building will be erected. Church activities will take place in this building until the time when the sanctuary is built with Phase II. The uses involved with phases I and II are to be considered with this conditional use permit, but only the site plan for Phase I should be reviewed. The Phase II site plan will return to you in the future after site work has been completed at the back of the property and the applicant and staff are better able to determine what existing vegetation may survive. A six-foot wooden fence is proposed to be installed along lots 5, 6, and 7 of Cat Hollow Phase 2 Block 3 to buffer the abutting residential area from any potential negative impacts from the church. The church has proposed to barricade several existing canopy trees for use in its landscaping plan. Signage has been proposed for consideration with conditional use permit because the residential zoning of the church property does not allow signage by right. Comprehensive Plan Considerations: The Land Use Plan shows the subject property to be Single Family Medium Density. Churches are allowed in any zoning district with a conditional use permit. The church will have access to and from the Earl Rudder Freeway frontage road, which is a freeway and expressway on the Thoroughfare Plan. Utilities already exist either across or up to the property, requiring only the extension of service lines to the church buildings. Since the property was originally intended for a more dense development of residential, there will not be unreasonable demands on the existing infrastructure. Item Background: The land for the church was annexed into the city in 1958. It was platted as part of the Cat Hollow Phase 3 Subdivision in January 2000. College Heights Assembly of God received a conditional use permit for a tract of land that included the subject property in 1985, but never built. Seventh Day Adventist acquired the property in the mid-1990's and was granted a conditional use permit in 1997. Because a building permit was not pulled within a year of approval, the conditional use permit has expired. Staff Analysis: 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." Staff conducted a technical review and found general compliance with development regulations with the exception of the items listed in the Staff Review Comments #5. 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. 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. Supporting Materials: 1. Location Map 2. Application 3. Copy of Site Plan 4. Sign Application 5. Staff Review Comments #5 NOTIFICATION: Legal Notice Publication(s): The Eagle; 12-19-01 Advertised Commission Hearing Dates(s): 01-03-01 Number of Notices Mailed to Property Owners Within 200': 23 Response Received: None as of date of staff report.