10-17-1994 Planning Packet - Laserfiche WebLink

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Zoning File #I%0 September 13. 1W4 Page 2 Background Kingdom Hall of Jehovah’s Witnesses was granted a conditional use permit for church use in 1970 on this 1.3 acre property. A church building and parking lot were subsequently constructed, although the current survey shows that the site plan was only generally adhered to. At that time the parking lot was proposed to Include 52 parking stalls to meet the "1/stall per 4 persons" requirement for a 200 person capacity building. The parking lot was constructed ‘‘omewhat smaller than the original plan. Church use has apparently c.xpandcd to a level where during specific times the parking overflows onto Togo Road which is extremely narrow and not suited for parking. The currctit request is to expand the parking lot by approximately 36 x110’. Absent a parking layout but using the staiKlard 300 s.f. r>er stall fonnula. the additional parking area will accommodate an aaditional 13 vehicles. Hardcover Variance This property is in the 500-1,000’ hardcover setback ^one and with the recent structural additions (discussed below) the propeny had reached its hardcover limit of 35%. The proposed additional parking increases 500-1.000’ hardcover to approximately 43%. It may be siimewhat ironic that the church at one time owned the residenti"! propeny to the west but some time ago sold that propeny. Unfortunately, that might have allowed the expansiiin without a variance had that propeny been combined with the church parcel. Drainage Concerns The low area between Togo Road and Nonhem Avenue has been subject of some concern to neighborhood residents due to past drainage problems. The Ihjblic Wiirks Depanment and City Ensineer arc currently evaluating the drainage needs in this area. Ihe church parking lot may contribute significantly to the volume ol runoff in the area. If this parking lot expansion is approved, the church should be expected to contribute its fair share towards a solution. Such solution might include curbing the parking lot perimeter to direct drainage, construction of stormwater detention ponding facilities, or perhaps tinancial participation in a neighborhood drainage improvement. Any approval for the paT’king lot should be conditi^ulcd on obtaining the church’s involvement in such project. h would seem appropriate that any approval recommendation not be forwarded to Council until the City Engineer af’d I’ublic Works Department have completed their review ol this situation.