SITE PLAN REVIEW
SP-10-79-05: A site plan for two building additions to a church located at 3001 Lawrence Avenue. Submitted by Paul Werner Architects for First Free Methodist Church, property owner of record.
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Current Zoning and Land Use: |
RS-2 (Single-family Residential) District; existing Church.
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Surrounding Zoning and Land Use: |
RS-2 (Single-family Residential) District to east, north and west; existing single-family homes.
RM-1 (Multiple-family Residential) District to west; existing multiple-family structure along 31st Street.
A (Agriculture) and O-1 (Office) District to south; across 31st Street, existing single-family residences, Church and group-home.
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Gross Area: |
238,273 sq. ft. / 8.78 acres |
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Existing Building: |
One-story 31,147 S.F. Church |
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Proposed Phase 1 Addition: |
Two-story with basement - 11,124 S. F. footprint addition to west side of Church |
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Proposed Phase 2 Addition: |
Two-story - 3,800 S.F. footprint addition to north side of Church |
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Off-Street Parking Required:
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1 parking space per 4 seats in sanctuary (698 seats provided) = 175 parking spaces required. |
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Off-Street Parking Provided: |
259 parking spaces provided, including 10 accessible parking spaces. |
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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. Submittal of public improvement plans to Public Works for right-turn lane improvements from Lawrence Avenue onto W. 31st Street, to be constructed as part of the phase I improvements for this project. 3. Provision of the following modifications to the site plan: a. Verify and correct the number of provided parking spaces with a corresponding revision to parking lot landscape calculation note 4.3. b. Add a general note that site plan improvements (landscaping, parking lot island, grading and right-turn lane on Lawrence Avenue) will be completed before occupancy of Phase I.
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The First Free Methodist Church has been located at 3001 Lawrence Avenue (northwest corner of W. 31st Street and Lawrence Avenue) since 1989 [SP-05-47-89]. The church is now proposing two additions to their existing 31,147 square feet one-story church building:
Phase 1 Addition: Classrooms, offices, storage, porte-cochere; 2-story addition with basement to the west side of the existing church; 11,124 S.F. footprint, Total addition of 29,124 S.F.
Phase 2 Addition: Classrooms and activity areas; 2-story addition to north side of the existing church; 3,800 S.F. footprint, Total addition of 7,600 S.F.
Related site improvements: right-turn lane from Lawrence Avenue onto W. 31st Street, additional grading and landscaping, and new parking lot island on far west parking row. The related site improvements will need to be completed before an occupancy permit for the Phase 1 Addition.
In response to staff review comments, the applicant has made appropriate revisions to the site plan, release 3.0, dated 11/10/2005. A condition for an execution of a site plan performance agreement is required for all site plans, per Section 20-1433.
Findings
Per Section 20-1432, staff has found that the following conditions (a-g) have been met:
(a) That the proposed use is a permitted use in the district in which the property is located;
The RS-2 (Single-family Residential) District allows for a Church use subject to an approved site plan with a minimum lot area requirement of 1 acre. Prior site plan approvals for a church on this 8.78 acre lot were approved in 1989 (Church building [SP-05-47-89]) and in 1993 (accessory storage building [SP-06-34-93]).
(b) That the proposed arrangement of buildings, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses;
The First Free Methodist Church has been at this location since 1989. The proposed arrangement of buildings, off-street parking, access, lighting, landscaping improvements and drainage is compatible with the adjacent land uses.
A minor modification to the site plan should be made, for the applicant to verify and correct the number of provided parking spaces with a corresponding revision to parking lot landscape calculation note 4.3. Parking information shows 257 parking spaces, note 4.3 lists 258, staff’s computation is 259 parking spaces.
(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;
A traffic impact study has been provided. The traffic study identifies a need for a right–turn lane from Lawrence Avenue onto 31st Street, which was also identified in the prior site plan as being needed with additional phased development of this property. The applicant is proposing to construct the right-turn lane as part of this site plan.
The applicant will need to submit public improvement plans for approval by the Public Works Director for right-turn lane improvements from Lawrence Avenue onto 31st Street (including the relocation of the sidewalk) to be constructed as part of the phase I improvements for this project.
The vehicular ingress and egress to and from the site and circulation within the site will provide for safe, efficient and convenient movement of traffic.
(d) That the site plan provides for the safe movement of pedestrians within the site;
The plan shows existing sidewalks along both streets and from the Lawrence Avenue sidewalk and on-site parking lots into the building. The site plan provides for the safe movement of pedestrians within the site.
(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;
The applicant is providing the following additional landscaped materials with this site plan: 23 shade trees, 1 ornamental tree, 25 deciduous shrubs and 12 evergreen shrubs. There is a sufficient mixture of native grass, trees, and shrubs on the site plan so the development will be in harmony with adjacent land uses and provide a pleasing appearance to the public.
(f) That all outdoor trash storage areas are screened.
The outside trash storage area is screened with a 6’ high wood fence, per Section 20-14A04.8.
(g) That the site plan takes into consideration existing improvements or physical alterations that have been made to prepare the site for development.
The site plan takes into consideration the existing church, parking lot, recent parking lot addition to the northeast, and previous landscaping and landscaped berming to the north and west.