6 July 8, 2015 Public Hearing

Transcription

1 6 July 8, 2015 Public Hearing APPLICANT & PROPERTY OWNER: WAVE CHURCH (SEABOARD ROAD) STAFF PLANNER: Stephen J. White REQUEST: Modification of a Conditional Use Permit for a religious facility (church) approved by the City Council on July 11, 2006 (modification will allow placement of one modular classroom behind building) ADDRESS / DESCRIPTION: 2655 Seaboard Road GPINS: and ELECTION DISTRICT: PRINCESS ANNE SITE SIZE: Total Site Area Modular Unit Area 31 acres 1,440 SF AICUZ: Less than 65 db DNL BACKGROUND / DETAILS OF PROPOSAL Background A Conditional Use Permit permitting a religious use (church) was approved by the City Council on July 11, The Conditional Use Permit has 11 conditions. Condition 1 requires that the site be developed in substantial conformance with the approved plans. The applicant has a need for additional classroom space, and accordingly, is requesting modification of the Use Permit to allow a modular classroom unit to be placed adjacent to the existing building. Details The site plans conditioned with the 2006 Use Permit provided for development of the church in phases. The first building on the site was constructed in 2012 toward the rear of the property. An access road runs approximately 950 feet from Seaboard Road directly to the church building. The parking area is located in the front (northeast) side of the building and stormwater management pond is located on the rear (southwest) side of the building. A black aluminum picket fence surrounds the pond. The northwest side Page 1

2 of the building is adjacent to a fenced outdoor children s play area. A sidewalk wraps around the building, providing access to all of the doors, the playground area, and a terrace located at the rear of the building. The portable modular classroom unit has a floor area of 1,440 square feet (SF), with an overall size of 24 feet by 60 feet (24 x 60 ). The proposed location for the unit is at the northwestern end of the stormwater management pond, with the 60-foot side facing the pond. LAND USE AND COMPREHENSIVE PLAN EXISTING LAND USE: Church building and cultivated fields SURROUNDING LAND USE AND ZONING: North: Cultivated Fields / AG-1 and AG-2 Agricultural Districts South: Borrow Pit / AG-1 and AG-2 Agricultural Districts East: Rural Residential / AG-1 and AG-2 Agricultural Districts West: Cultivated Fields / AG-1 and AG-2 Agricultural Districts COMPREHENSIVE PLAN: The Comprehensive Plan designates the subject property as being within the Transition Area. Development policies for the Transition Area are not intended to be a continuation of the higher density development patterns and form found in the Suburban and Urban Areas to the north. Rather, they enable a more limited type of development, with its own development standards suitable to the character of the Transition Area, where greater integration of natural resources and more open space is planned to respect and protect the unique natural character of the area and to enable a true transition into the Rural Area to the south (pp. 4-4, 4-5). IMPACT ON CITY SERVICES There will be no impact on City services as a result of the placement of a modular classroom trailer on the site. EVALUATION AND RECOMMENDATION The location selected for the proposed modular unit is, in Staff s opinion, the best alternative for this property in its current state of development. The site is located in the Transition Area, and while this proposal is atypical of the type of development to which the Transition Area Design Guidelines are oriented, the issue of appearance is important. The following, from page 17 of the Guidelines, while intended for a full development, notes the importance of the view from adjacent roadways: Page 2

3 Development should be screened with substantial setbacks with landscaping berms, trees, buffers, and trails. In this case, due to the location of the church on the site, visibility is already limited, and when the church and site were developed, a vegetated berm was installed around the southern and eastern sides of the church. The portable classroom trailer will have a very low visibility from Seaboard Road due to its location behind the building and play area. To reduce the starkness of the modular unit, foundation landscape plantings should be installed around the base; Staff has recommended a condition below to that affect. Staff recommends approval of this requested modification, as conditioned below. CONDITIONS 1. All conditions attached to the Conditional Use Permit, granted by the City Council on July 11, 2006, shall remain in effect. 2. The 24 x 60 modular structure shall be located on the site as depicted on the plan entitled, Location of Proposed 24 x60 Modular Structure for Classrooms (Wave Church Seaboard). 3. The applicant shall obtain all necessary permits and inspections and a Certificate of Occupancy from the Permits and Inspections Division of the Planning Department prior to occupancy of the portable classroom structure. 4. The portable classroom structure is considered temporary and shall be permitted on this site for not more than five years from the date of City Council approval and shall only be located as depicted on the submitted plan. Continued use of the structure after five years shall require a new modification of the Conditional Use Permit. 5. The portable classroom structure shall have skirting around the entire base to screen the undercarriage of the unit. 6. Foundation landscaping, subject to approval by the Planning Director, shall be installed around the base of the unit. NOTE: Further conditions may be required during the administration of applicable City Ordinances and Standards. Any site plan submitted with this application may require revision during detailed site plan review to meet all applicable City Codes and Standards. All applicable permits required by the City Code, including those administered by the Department of Planning / Development Services Center and Department of Planning / Permits and Inspections Division, and the issuance of a Certificate of Occupancy, are required before any uses allowed by this Use Permit are valid. The applicant is encouraged to contact and work with the Crime Prevention Office within the Police Department for crime prevention techniques and Crime Prevention Through Environmental Design (CPTED) concepts and strategies as they pertain to this site. Page 3

4 AERIAL OF SITE LOCATION Page 4

5 LOCATION PROPOSED LOCATION FOR UNIT Page 5

6 SITE PLAN SHOWING LOCATION OF PROPOSED STRUCTURE Page 6

7 PROPOSED MODULAR CLASSROOM UNIT Page 7

8 DISCLOSURE STATEMENT Page 8

9 DISCLOSURE STATEMENT Page 9

10 DISCLOSURE STATEMENT Page 10

11 DISCLOSURE STATEMENT Page 11