SITE PLAN REVIEW
SP-10-72-04: A site plan for the construction of a church at the northwest corner of StoneCreek Drive and Branchwood Drive. Submitted by Williams Spurgeon Kuhl & Freshnock Architects, Inc. for Seventh Day Adventist, property owner of record.
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Current Zoning and Land Use: |
RS-2 (Single-family Residential) District; Existing undeveloped.
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Surrounding Zoning and Land Use: |
A (Agricultural) district to the north; across W. 6th Street – unplatted agricultural use.
A (Agricultural) District to the east; unplatted, rural farm residence.
RS-2 (Residence Single-Family) District to the south; Existing single-family homes and platted, undeveloped lots.
A (Agricultural) District to the west; Existing agricultural uses, unplatted - proposed RS-2 (Single-family Residential) [Z-01-01-05]. |
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Site Summary: Phase One | |
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Site Area: |
175,882 Square Feet/ 4.0 acres |
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Proposed Building Coverage: |
3,400 Square Feet Phase 1 10,500 Square Feet Phase 2 (Conceptual) |
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Pavement |
29,956 Square Feet Phase 1 56,102 Square Feet Phase 2 (Conceptual) |
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Impervious: |
33,356 Square Feet Phase 1 66,602 Square Feet Phase 2 (Conceptual) |
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Pervious: |
142,526 Square Feet Phase 1 109,280 Square Feet Phase 2 (Conceptual) |
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Off-Street Parking Required: |
156 Sanctuary Seats/4 = 39 parking spaces requiredfor Phase 1 450 Sanctuary Seats/4 = 113 parking spaces required with Phase 2 (Conceptual) |
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Off-Street Parking Provided: |
41 parking spaces provided for Phase 1 117 parking spaces with Phase 2 (Conceptual) |
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Staff Recommendation: Planning staff recommends approval of the site plan subject to the following conditions:
1. Execution of a site plan performance agreement per Section 20-1433. 2. Execution of an Agreement Not to Protest Formation of a Benefit District for Street Improvements on Branchwood Drive/Queens Road. 3. Provision of a note on the face of the site plan that states a revised site plan must be submitted for review and approval prior to construction of Phase 2 improvements. 4. Filing of Final Plat prior to release of the Site Plan to Neighborhood Resources. 5. Provision of a stormwater pollution prevention plan (SWP3) per Section 9-903(B), prior to the release of the site plan to Neighborhood Resources. Construction activity, including soil disturbance or removal of vegetation shall not commence until an approved SWP3 has been obtained.
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C. STAFF REVIEW
The applicant is proposing to construct a church at the northwest corner of the intersection of Branchwood Drive and Stonecreek Drive. The property is adjacent to W. 6th Street on the north.
The Church is proposed to be constructed in 2 phases. The first phase will be a 3,400 square foot one-story building with a walk-out basement to the south (6,800 square foot total).
The second phase is proposed as a 10,050 square foot addition (21,030 gross square foot) connecting to the west and south of Phase 1. Sufficient parking is required with each phase of the project. Phase 2 improvements are labeled as conceptual. Prior to construction of these improvements, a revised site plan will need to be submitted for review and approval.
PRIOR ACTIONS ON PROJECT
ADDITIONAL ACTIONS ON PROJECT
D. Findings
Per Section 20-1432 staff shall first find that the following conditions have been met:
(a) That the proposed use is a permitted use in the district in which the property is located;
The property is within an RS-2 (Single-family Residential) District. A church is an allowed use in an RS-2 District subject to a minimum site area of 1.0 acre (per section 20-1409) and an approved site plan. The site area is 4.0 acres.
(b) That the proposed arrangement of buildings, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses;
The proposed arrangement of buildings, off-street parking, access, lighting and drainage will be compatible with adjacent land uses. Access to the property will be from Stonecreek Drive to the south at the intersection of Wheaton Drive and Stonecreek Drive. Public Works/Traffic Engineering has a preference for moving the access further to the east, but as this is not a code requirement, it will not be a condition of approval.
An acceptable photometric plan has been provided.
An approved drainage study has been submitted to the Stormwater Engineer. Per City Code Section 9-903(B), a stormwater pollution prevention plan (SWP3) must be provided for this project. A condition will be required that the project will not be released for building permits until an approved SWP3 has been obtained. Construction activity, including soil disturbance or removal of vegetation shall not commence until an approved SWP3 has been obtained.
A minimum of 39 parking spaces are required for Phase 1 (156 Sanctuary seats/4 = 39 parking spaces). 41 parking spaces are provided for Phase 1.
A minimum of 113 parking spaces are required with Phase 2 (450 Sanctuary seats/4 = 113 parking spaces). 117 parking spaces are provided for Phase 2. Phase 2 improvements are labeled as conceptual. Prior to construction of these improvements, a revised site plan will need to be submitted for review and approval.
(c) That the vehicular ingress and egress to and from the site and circulation within the site provides for safe, efficient and convenient movement of traffic not only within the site but on adjacent roadways as well;
The vehicular ingress and egress to and from the site and circulation within the site help provide for safe, efficient and convenient movement of traffic. Access for Phase 1 is with Stonecreek Drive to the south. Phase 2 shows a conceptual second access with future Branchwood Drive improvements. The conceptual location of this driveway is not approved with this site plan.
(d) That the site plan provides for the safe movement of pedestrians within the site;
The site plan provides for the safe movement of pedestrians from the parking lot to the Church. A sidewalk connection from the exterior sidewalk to the church should be included in additional development of this property.
(e) That there is a sufficient mixture of grass, trees, and shrubs within the interior and perimeter (including public right-of-way) of site so that the proposed development will be in harmony with adjacent land uses and will provide a pleasing appearance to the public. Any part of the site plan area not used for buildings, structures, parking, or accessways shall be landscaped with a mixture of grass, trees and shrubs;
There will be a sufficient mixture of grass and trees within the interior and perimeter of site so the proposed development will be in harmony with adjacent land uses and will provide a pleasing appearance to the public.
(f) That all outdoor trash storage areas are screened and are in accordance with standards as prepared by the Department of Public Works;
The Solid Waste Division has agreed to a curb-side pick up for trash service with Phase 1 improvements. A future trash enclosure location is noted on sheet 1 when additional development of the property occurs.
(g) That the site plan takes into consideration existing improvements or physical alterations that have been made to prepare the site for development.
The plan also takes into account the adjacent street, sanitary sewer, municipal water lines and topography of the site. An Agreement Not to Protest Formation of a Benefit District for improvements to Branchwood Drive, from Stonecreek Drive to W. 6th Street intersection is a condition of the Final Plat and should also be required as a condition on the site plan. The extension of a water line along Branchwood Drive would be included as part of the Branchwood Street Benefit District improvements.