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HomeMy WebLinkAboutStaff Report STAFF REPORT Item: Public hearing and consideration of a Conditional Use Permit, use only, for a church and day care to be located in the Wolf Pen Creek district at 6900 East Bypass, formerly known as Wolfe Nursery. (99-710) Applicant: Timothy Green, Pastor, for Brazos Valley Community Church & Day Care Item Summary: The request is to convert the existing Wolfe Nursery site to a church and day care. The applicant intends to bring forth a site plan in the future that shows landscaping, an outside play area, and changes to the building and sign colors. The applicant intends to use the 80 parking spaces that are currently provided on site, which would allow for a seating capacity of 265. The landscaping that was approved for Wolfe Nursery will need to be replanted as per DRB and PNZ approval. The applicant has the option of submitting a new landscape plan, which would require DRB approval. Other major maintenance activities, such as exterior painting, replacement of light fixtures, etc. is subject to review by the Design Review Board. Item Background: The subject property was developed in 1992 and was the first site that was subject to the WPC district regulations. The building has been vacant for a number of years and much of the required landscaping has died. Budgetary & Financial Summary: NA 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." This use would meet all of the minimum ordinance requirements if the DRB concerns are met. 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." Due to the fact that churches are conditional uses in any zoning district, such a use is presumed to be in line with the Land Use 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 opportunityfor the Commission to measure the potential impact on surrounding land uses. The DRB will also has had input regarding the impact of the proposed use on the Wolf Pen Creek district. "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.,, o:\amp\deve_serls&gA\99-703.doc The Commission, upon recommendation from the Design Review Board, also has the authority to impose additional requirements to assure that all of the WPC goals are met. The applicable goals as they pertain to a use conversion may include attractiveness, harmony and compatibility, and maintenance aspects. Unless the public hearing brings to light any new information indicating potential negative impacts, Staff' recommends approval with the condition that the future site plan meets DRB and PNZ concerns. Design Review Board Recommendations: The Design Review Board met with the applicant to discuss whether the church and daycare use would be compatible with the vision and goals for the rest of the Wolf Pen Creek Corridor. The DRB voted 5 to 1 to recommend approval of the use with the condition that there be a revised site plan submitted by the applicant that meets DRB concerns. The revised site plan should address the DRB issues relating to connectivity with the future greenbelt/pathway area of the rest of the district, orientation of the site uses to the future creek improvements, and architectural changes to the building that create a church identity. The DRB also advised the applicant to be prepared to address questions regarding the existing congregation as well as the church's plans for accommodating future growth in the congregation and daycare business. Commission Action Options: The Commission has final authority over the Conditional Use Permit. 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 table, or 4. defer action to a specified date Supporting Materials: 1. Location Map 2. Application 3. Engineering and Notification Information o:\gmp\deve_ser\stfrpt\99-703.doc INFRASTRUCTURE AND FACILITIES Water: Adequate for proposed use. Sewer: Adequate for proposed use. Streets: The Highway 6 frontage road and Holleman provide access to the site. Off-site Easements: N/A Drainage: Were coordinated through the site plan process. Development occurred in compliance with the City's Drainage Ordinance. Flood Plain: None on site. Oversize request: N/A Impact Fees: N/A Parkland: N/A Sidewalks: N/A NOTIFICATION: Legal Notice Publication(s): The Eagle; 3-17-99 Advertised Commission Hearing Dates(s): 4-1-99 Advertised Council Hearing Dates: N/A Number of Notices Mailed to Property Owners Within 2001: 8 Response Received: One inquiry as of date of Staff report oAgroup\deve_se6~\99-703.doc r 000 ~ i ~ a1 yam/ o~ Q I r~~ O ti N Op O O i rn GG ~ ~ c CA ~ o 70 . ~ O O fs z M ti~ a zo o d 0°co ' ~ J a r C cn © ' ~ m s C os Z ~ ozooo y m 00 x m m w Z Q O Ing o ♦ ' O Ssra~ DID z r ~ I =iii€ ~ o ti V a v w ~ a a ~ ~p a U Q O C° o O ~ ~ r mrs~;fn o--~ yoz C orJ y, O~ w z O y ~ do ~b- ~ R tiv ti~