06-18-2001 Planning Packet - Laserfiche WebLink

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r (HII-2676 D-4 Amend neat: Churclics at a Conditional Um Jane 14.2001 PateJ convents or homes for persons related to a religious function on the same site") and a specific condition related to location ("provided that no building other than a residence shall be located within 50 feet of any abutting lot line in an ‘R’ district"). Thea* arc no other specific standards for a church in an R District, hence the general underlying ‘R’ District standards would apply in terms of lot area, width, setbacks, hardcover in Shoreland area.s, etc. 1 he church would also be subject to the general performance standards that apply to all uses and properties in the City. Impacts on Adjacent Residential Uses . The impacts on an adjacent residential neighborhood created by a church in the B*4 District arc probably no dilTerent than if the Church w as in on ‘R’ district. Therefore, Ike same 50* strudurat setback for any building other than a residence, should appfy. Since the City places no other restrictions on churches in *R* districts that pertain to impacts on adjoining residential neighborhoods, it would perhaps be arbitraiy to create any new 'residential impact* standards in the B-4 church use without also adding them to the *R* District church use standards. However, the impacts of parking lots serving conditional uses in residential zones is not dealt with adequately in the zoning code, and a greater setback should be required as will be discussed below. Impact on Adjacent Commercial Dses . In terms of protecting adjoining property values, the Commission should consider whether adjacent commercially zoned property in the B-4 District will be impacted as to value if a church is located on a B-4 site. Orono’s B-4 zone is very small, comprising only 1 1 ta.x parcels and a total of about 17 acres. If the development of a church in the middle of other developable parcels makes the comprehensive future development of a larger combination of B-4 sites less fea.sible, some value might be lost, but this is only speculative. There has been some concern raised by the Planning Commission that churches ore a use that tends to grow and e.xpand. The commission may wish to consider whether or how such e.xponsion should be limited. Will expansion of a single church use to multiple properties in B-4. or development of more titan one church in B-4. be in conflict with City goals or tend to impact property values? A somewhat related topic is the lack of tax revenue to pay for public services provided to property used by tox-e.xempt organizations. The City has no ordinance requiring a Payment in '.ieu of Taxes for such uses, although such uses ore provided with public serv ices. It may be appropriate to request such a payment on an annual basis, but this should apply to all churches, not necessarily just those in a B-4 zone. In reviewing other conditional uses in the B-4 zone, few specific perfomiance standards are currently in place. The "Nursing Homes, Hospitals" conditional use. which also includes rest homes or retirement homes, requires 600 s.f. of lot area for each person intended to be accommodated, and requires a 35' setback from the side lot line. There arc no specific standards listed for schools, research centers. vctcrinar>’ clinics or kennels, libraries, museums or galleries in the B-4 zone. Restaurants are limited to those w iihin and mainly serving on office building (i.e. an office cafeteria) and there con be no outside display or advertising of the restaurant use. ^