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HomeMy WebLinkAbout00072668STAFF REPORT Project Manager: Jennifer Reeves Date: 04 -05 -02 Email: jreeves @ci .college - station.tx.us For ST MARY'S CATHOLIC CHURCH (CUP) (02- 00500058) All proposals involving site development or redevelopment in the Northgate District shall require subcommittee approval from the Project Review Committee (PRC). Zoning District: NG -2 Commercial Northgate Location: At the corner of Nagle St. & Church St. Applicant: Mr. Greg Gorman, St. Mary's Catholic Church Item Summary: St. Mary's Catholic Church is proposing to improve the Mud Lot parking lot for church facility parking. The proposed improvements would bring the parking lot into full compliance. Private off -site parking lots require (CUP) Conditional Use Permits. Conditional Use Permits and the associated site plans are ultimately approved by the Planning and Zoning Commission. The Planning and Zoning Commission can impose additional requirements to mitigate potential negative impacts. The (PRC) Project Review Committee is a recommending body for this project. Item Background: The "Mud Lot" has been used as an undeveloped, paid parking lot since before the Northgate zoning districts were implemented. Issues /items for Review: 1. Site design Mitigation of negative visual impacts 2. Landscaping requirements • Streetscaping /landscaping • Sidewalks 3. Signage (This may be presented at the meeting) • Type • Design • Placement Supporting Materials: 1. Location Map 2. Application 3. Copy of site plan & landscaping plan 4. Staff Review Comments #1 STAFF REPORT Project Manager: Jennifer Reeves Date: 04 -25 -02 Email: jreeves @ci.college - station.tx.us Item: Public hearing, discussion, and possible action on a Conditional Use Permit for St. Mary's Catholic Church located at 200 Nagle Street. (02- 00500058) Applicant: Greg Gorman, St. Mary's Catholic Church Staff Recommendation: The recommendation from the (PRC) Project Review Committee and Staff is for approval with the condition that the landscape plan meets minimum standards, and that the proposed sign will match the existing sign that the church now has. The church will be required to meet the Zoning Ordinance's Section 11 landscape /streetscape requirements with the proposal of a freestanding sign. If the church decides not to install a freestanding sign, then they will only be required to meet the NG -2 landscape /streetscape requirements. Item Summary: St. Mary's Catholic Church is proposing to improve 3.185 acres of the Mud Lot for a parking lot for church facility parking and a paid public parking lot. The proposed improvements will bring the parking lot into full compliance. Public and private parking lots are permitted uses in NG -2, but since this is an expansion of a church (doubling the size of their parking lot) the project requires a (CUP) Conditional Use Permit. The parking lot will be used as a private parking lot for the church as needed and a paid parking lot for the public. Because the subject property is located in NG -2 Commercial Northgate, which is predominantly a pedestrian oriented area, staff recommended to the applicant that they install a sidewalk along Church Avenue. The Church agreed with staff and proposed it on the site plan. The applicant has concerns about Church Avenue being rehabilitated and the sidewalk being displaced. The (PRC) Project Review Committee also expressed the same concerns. Donald Harmon, the original Church Avenue rehabilitation Project Engineer responded the project was reduced in scope to the length of Church Avenue between Wellborn and College Main due to budget constraints. There are no current plans to fund any extension. Comprehensive Plan Considerations: The subject property and surrounding area are shown on the Land Use Plan as redevelopment. The property is bounded by Church Avenue, which is considered a residential street, and Nagel Street, which is classified as a minor collector. The proposed accesses will be off of Church Ave. and Nagle Street. One will be off of Church and two will be off of Nagle Street. Currently access is taken off of Nagle. Ken Fogle our Transportation Planner has reviewed and approved the proposed driveway cuts. Created on 03128102 12:42 PM R: IHTLTRI PZLTRI PRODI PZ20021 P0006025. DOC Item Background: The southern portion of the site has been in the city limits since 1938 when the City of College Station was incorporated, and the northern portion has been in the city limits since 1951. The subject property is in the NG -2 Commercial Northgate zoning district and was platted March 4, 2002. The subject property is surrounded by mixed uses. To the west there is St. Mary's Church Facility on Nagle Street and to the south is Verizon, Guarantee Bank, and First American Bank along Church Avenue. To the east is an existing retail shopping center. To the north is New Port Condos and The North Ramparts Apartments. 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 below in the staff recommendation. 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." Related Advisory Board Recommendations: The (PRC) Project Review Committee approved of the proposed parking lot with the condition that the proposed sign matched the existing sign at St. Mary's and that the landscape plan at least met minimum requirements. Created on 03128102 12:42 PM 2 R: I HTL TRI PZL TRI PRODI PZ20021 P0006025. DOC 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 & Landscaping Plan INFRASTRUCTURE AND FACILITIES Water: Water is sufficient for irrigation. Streets: Church is considered a residential street and Nagle is considered a minor collector. Off -site Easements: N/A Drainage: N/A Flood Plain: N/A Oversize request: N/A Impact Fees: N/A NOTIFICATION: Legal Notice Publication(s): The Eagle; 04 -17 -02 Advertised Commission Hearing Dates(s): 05 -02 -02 Number of Notices Mailed to Property Owners Within 200': 8 Response Received: There has been one phone inquiry as of date of staff report. Created on 03/28/02 12:42 PM 3 R: I HTLTRIPZLTRIPRODIPZ20021P0006025. DOC