SITE PLAN REVIEW
SP-10-82-05: A site plan for a parking lot and drainage detention basin addition to an existing church located at 3615 W. 10th Street. Submitted by HMN Architects for Church of Jesus Christ of Latter Day Saints, 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 north, east, south and west; existing single-family homes within developed neighborhood.
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Area: |
132,670 sq. ft. / 3.05 acres |
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Existing Building: |
One-story 17,891 S.F. Church |
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Project: |
Additional parking lot and drainage detention basin for an existing Church.
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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. Provision of the following modifications to the site plan: a. Verify number of parking spaces and correct parking space calculation. b. Bring the floor of the detention basin up to flowline out elevation 992. The drainage study provides enough data to support this reduction which will improve the outlet location concern. c. Redirect the detention outlet pipe more northerly to remove impacts to adjacent property. d. Provide a concrete gutter section from the outlet pipe to the street gutter to prevent flow over the sidewalk. This will require a checker plate crossing to carry sidewalk traffic. Submit a detail to the City Engineer for approval. e. Relocate the detention overflow at the northeast corner of the basin to direct overflow north. f. The flume draining the parking lot will scour the earth slope. Provide Armorloc Block or equivalent slope protection (not rip-rap) from the flume past the toe of slope and 5’ into the basin floor. g. Per City Code Section 9-903(B), a stormwater pollution prevention plan (SWP3) must be provided for this project. This project will not be released for building permits until an approved SWP3 has been obtained. h. Construction activity, including soil disturbance or removal of vegetation shall not commence until an approved SWP3 has been obtained. i. Per City Code 20-1431, report impervious surfaces in square feet on the face of the site plan: Impervious Surface Summary Lot # Existing Summary Summary after project completion Total Buildings # Total Buildings # Total Pavement # Total Pavement # Total Impervious # Total Impervious # Total Pervious # Total Pervious # Property Area # Property Area #
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The Church of Jesus Christ of Latter Day Saints is located on at 3605 W. 10th Street on 3.05 acres. A 2,840 square foot building addition was added in 2000 [SP-04-27-00]. The church is now proposing to construct approximately 60 new parking spaces and a stormwater drainage detention basin on the west side of their property.
In response to staff review comments, the applicant has made appropriate revisions to the site plan. A condition for the execution of a site plan performance agreement is required for all site plans per Section 20-1433. Stormwater review comments were not available at the time of site plan revision, therefore the stormwater review comments have been incorporated in the recommended conditions of approval.
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. A 2,800 square foot addition to the church building was previously approved in 2000 [SP-04-27-00]).
(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, landscaping improvements and drainage is compatible with the adjacent land uses.
The minimum number of off-street parking spaces for a Church is 1 per 4 seats in the sanctuary or main assembly room. The required number of parking spaces is 290 seats/4 = 73 parking spaces. The site plan shows 156 identified parking spaces including 6 handicap parking spaces (107 existing plus 49 proposed new parking spaces). The applicant will need to verify the number of parking spaces shown on the site plan and correct the parking space calculation.
The applicant will be providing a new 6’ high cedar fence for screening along the west and south sides of the parking lot as part of these site plan improvements.
The Stormwater Engineer has requested the following items be modified on the site plan:
1. Bring the floor of the detention basin up to flowline out elevation 992. The drainage study provides enough data to support this reduction which will improve the outlet location concern;
2. Redirect the detention outlet pipe more northerly to remove impacts to adjacent property;
3. Provide a concrete gutter section from the outlet pipe to the street gutter to prevent flow over the sidewalk. This will require a checker plate crossing to carry sidewalk traffic. Submit a detail to the City Engineer for approval;
4. Relocate the detention overflow at the northeast corner of the basin to direct overflow north;
5. The flume draining the parking lot will scour the earth slope. Provide Armorloc Block or equivalent slope protection (not rip-rap) from the flume past the toe of slope and 5’ into the basin floor;
6. Per City Code Section 9-903(B), a stormwater pollution prevention plan (SWP3) must be provided for this project. This 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; and
7. Per City Code 20-1431, report impervious surfaces in square feet on the face of the site plan:
Impervious Surface Summary
Lot #
Existing Summary Summary after project completion
Total Buildings # Total Buildings #
Total Pavement # Total Pavement #
Total Impervious # Total Impervious #
Total Pervious # Total Pervious #
Property Area # Property Area #
(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 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 existing 4’ wide sidewalk along the south side of W. 10th Street is being replaced with a 5’ wide sidewalk which meets city standards. There are sidewalks from the street and from the 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 9 additional trees (6 along w. 10th Street and 3 on the new parking lot islands). 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 and previous landscaping for the property.