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HomeMy WebLinkAbout00072366 STAFF REPORT Prepared by: Jessica Jimmerson Date: 3-12-02 Email: jjimmers@ci.college-station.tx.us Item: Public hearing, discussion, and possible action on a Conditional Use Permit, site plan, for a temporary parking lot for the Living Hope Baptist Church located at 4170 State Highway 6 South. (02-41) Applicant: Jesse Watson Staff Recommendation: Unless the public hearing brings to light any new information indicating potential negative impacts, Staff recommends approval with conditions. One condition recommended is that the buffer between the proposed parking area and the adjacent residential development meet the 15 foot width requirement, have a 6 foot wood privacy fence and that the trees either alternate between live oaks and another canopy tree or all be of another species. Additionally, the ten parking spaces shown in the existing detention facility are not approved until sufficient engineering calculations are submitted to ensure adequate detention storage. Staff recommends that the Commission set the beginning date of the 12-month period as May 1St, 2002. This will give the Church a reasonable amount of time to construct the lot before being put into service. Item Summary: The Church is requesting permission to build a temporary parking lot to accommodate patronage in excess of what was anticipated when the facility first opened. The Church is aware that temporary parking lots are only permitted for a maximum of 12 months. After 12 months, the lot must either be brought into full compliance with parking lot standards required by the Zoning Ordinance or the site must be cleared of all paving material and seeded, sodded or hydromulched and can no longer be used for parking. Comprehensive Plan Considerations: The Land Use Plan shows the subject property and surrounding area to be single-family, medium density. The property is adjacent to a future office complex to the north, Fire Station #3 to the south, and the R-1, Single Family Shenandoah Subdivision to the south and west. The property immediately abuts six residential lots located in the residential subdivision to the west, while three residential lots are across the existing alley to the south. A six-foot wood fence currently separates the subject property and the R-1 Single Family Residential located to the west. A berm separates the Church property from the residential alley. Created on 03112102 5:59 PM R:IHTLTRIPZLTRIPRODIPZ20021P0005953. DOC The Planning and Zoning Commission may impose more screening and buffering to separate these two uses. The buffer ordinance would require that commercial development adjacent to residential construct a 6-foot masonry fence and have a 15-foot buffer area with one tree for every 25 linear feet and one 5-gallon shrub for every 3 linear feet. Using this as a basis, staff recommended that the church meet this requirement along the southern boundary where the new development is occurring, with the exception that a wood privacy fence be constructed instead of a masonry one. The Church is proposing that the buffer width be reduced from 15 feet to 6 feet and that the fence only be built if the neighbors would like it. Staff would not recommend waiving the fence portion of the requirement unless there was overwhelming support of this option by the neighbors. At the time of the writing of this report, staff had received no response from the notification letters. Item Background: On September 17, 1998, a Conditional Use Permit for a temporary office building to be located on the proposed property was granted to the church. A time limitation of 2 years was placed on the conditional use permit in order to assure that a permanent church facility would be constructed on the site. In December of 2000, the Church requested use and site plan approval, which was granted. The existing development is in compliance with that approval. 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 recommendation. 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 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, Created on 03112102 5:59 PM 2 R: I HTL TRIP PZL TRI PRODI PZ20021 P0005953. DOC increased open space, additional landscaping, and additional improvements such as curbing, sidewalks and screening." Temporary Parking Lot: Section 9G of the Zoning Ordinance authorizes the existence of temporary parking lots. The Commission may permit a temporary parking lot, subject to appropriate conditions and safeguards, after taking into consideration the following: 1. "Safe and convenient traffic control and handling, both internal and external. 2. Assured pedestrian safety. 3. Efficient and economic access for public utility and emergency vehicles. 4. Runoff, drainage and flood control. 5. Impact on adjacent land uses. 6. Whether in a particular case the above standards will be detrimental to the public health, safety or general welfare. The Commission may impose any additional standards necessary to the protection or preservation of the public health, safety or general welfare." 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. Please set the beginning date of the 12-month period. Supporting Materials: 1. Location Map 2. Application 3. Infrastructure and Facilities 4. Copy of Site Plan 5. Letter from applicant Created on 03/12/02 5:59 PM 3 R:IHTLTRIPZLTRIPRODIPZ20021 P0005953. DOC INFRASTRUCTURE AND FACILITIES Drainage: They will have to comply with the City of College Station's Drainage Ordinance. NOTIFICATION: Legal Notice Publication(s): The Eagle; 3-6-02 Advertised Commission Hearing Dates(s): 3-21-02 Number of Notices Mailed to Property Owners Within 200': 30 Response Received: None as of date of staff report Created on 03/12/02 5:59 PM 4 R:IHTLTRIPZLTRIPRODIPZ20021P0005953. DOC