HomeMy WebLinkAboutStaff ReportSTAFF REPORT
Project Manager: Molly Hitchcock Date: February 20, 2003
Email: mhitchcock @ci.colIege- station.tx.us
Item: Public hearing, discussion, and possible action on a Conditional Use
Permit - Use & Site for the Seventh Day Adventist Church located at 1350 Earl
Rudder Freeway. (02 -265)
Applicant: Dr. William S. Davis, Pastor
Staff Recommendation: Staff recommends approval of the conditional use
permit and site plan with Staff Comments #3.
Item Summary: The applicant is proposing to develop fellowship and classroom
buildings and a sanctuary on five acres on the Earl Rudder Freeway frontage
road. Uses would include church services, evening services, and youth
activities. 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 present plan is for two phases of church facilities. In Phase I, a 3085 sq.ft.
fellowship building and 3085 sq.ft. classroom building will be erected. An 8167
sq.ft. worship center /auditorium will be built with Phase II. Phase III is land the
church has reserved for future development. It will be necessary for the church
to amend its CUP and site plan in the future to develop land in Phase III.
The church has proposed to barricade several existing canopy trees for use in its
landscaping plan. Signage has been proposed for consideration with the
conditional use permit because the residential zoning of the church property
does not allow signage by right. 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. A
fence already exists across the back of lot 16.
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 Church acquired the property in the mid- 1990's and was granted a
conditional use permit in 1997 and again on January 3, 2002. Because building
permits were not issued within a year of approval, the conditional use permits
expired.
Staff Analysis: Section 14 of the Zoning Ordinance authorizes the existence of
conditional uses. The Commission may recommend 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 Staff Review Comments #3.
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 acts as a recommending body
on the question of Conditional Use Permits, which will be ultimately decided by
City Council. The Commission options are:
1. Recommend approval as submitted;
2. Recommend approval with conditions relating to specific site characteristics
or with time limitations;
3. Recommend denial with specified reasons;
4. Table; or
5. Defer action to a specified date.
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Supporting Materials:
1. Location map
2. Application
3. Sign proposal
4. Staff Review Comments #3
5. Copy of site plan
NOTIFICATION:
Legal Notice Publication(s): The Eagle; 2 -4 -03 and 2 -25 -03
Advertised Commission Hearing Date: 2 -20 -03
Advertised Council Hearing Date: 3 -13 -03
Number of Notices Mailed to Property Owners Within 200': 25
Response Received: None as of date of staff report.
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