To: Planning and Zoning Commission
From: Katasha Smithers, Planner II
Subject:
Title
Consider a request for a Site Plan Amendment with variances for First Baptist Church, situated on approximately 7.97 acres, being legally described as Lot 1R1A, Block 3 of the Johnson Addition; Lots 5-11, Block 2 of Johnson Addition-Keller; Lot 1, Block 1 or Cagle Addition; Tracts 1C01B, 1C01A, 1J, 1L, 1F, 1G, 1C02, 1H1, 1H2, 1H, 1I, 1K, 1I1A, 1K1A, Abstract 1171 of the Samuel Needham Survey and zoned Single-Family 8,400 square-foot minimum lot sizes or greater (SF-8.4) and Old Town Keller (OTK), and addressed as 218, 220, 224 and 245 Lorine St; 237, 231, 221, 217, and 213 Jessie Street; 222 and 238 Ruby Street; and 145, 205 and 211 Pearl Street. First Baptist Church, Owner/Applicant (SP-22-0027)
Background:
The First Baptist Church (Applicant) occupies multiple properties generally located north of Keller Parkway, south of High Street and between Ruby Street and North College Avenue. The Church would like to expand its property to accommodate an athletic field (to serve the Church and Harvest Christian Academy), add parking, an accessory building, and a pavilion. The accessory building will store golf carts used to shuttle congregants to and from parking lots, and the pavilion will provide shade for outdoor events.
On August 23, 2022, the Planning and Zoning Commission considered the Applicant’s original site plan with 13 variances related to setbacks, buffer requirements, screening wall, and landscaping. During the meeting, the Commission expressed concern regarding the number of variances being requested, and subsequently tabled the item to allow the Applicant time to adjust their site plan to better conform to the Unified Development Code (UDC).
Based on the Commission’s feedback, the Applicant submitted a modified site plan which reduced the number of variances to three.
Site Layout:
The Applicant proposes to add a multi-purpose field, 4,457 square-foot storage building with covered patio area, and a 3,287 square-foot pavilion intended to provide shade for a variety of church and school activities at 245 Lorine Street. Additionally, the Applicant proposes a large parking lot (total of 95 spaces) at the corner of Lorine Street and Jessie Street. See Exhibit A - Site Plan.
Landscaping: MEETS
The Applicant proposes to meet all UDC landscaping requirements along Jessie Street, High Street, College Avenue, and Lorine Street.
Buffer Areas: MEETS
The Applicant intends to provide all required landscape buffers on Jessie Street, High Street, College Avenue, and Lorine Street according to the adjacent uses.
Sidewalks and Trails: MEETS
The applicant proposes to install new sidewalks on High Street, Jessie Street, College Avenue and Lorine Street.
Screening Walls: VARIANCE REQUESTED
UDC Section 8.13 requires a screening wall adjacent to a single-family use or zoning district. The Applicant proposes to install 7-foot tall powder-coated steel fence 4 feet off the sidewalks on the north, west, and east property lines of the multi-purpose field that are adjacent to single-family residential uses.
Variance requested:
1. To allow a 7-foot tall powder-coated steel fence surrounding the multi-purpose field located 4 feet from the sidewalk.
Parking Lot: MEETS
Per UDC Section 8.08 (F)(3), if proposed parking spaces exceed the required number by 10%, 50 square-feet of additional landscaping shall be required.
The Applicant is exceeding parking requirements by 85 spaces. This equates to 4,250 square-feet of additional landscaping, which the Applicant intends to provide.
Garage door exposure and driveway: VARIANCES REQUESTED
The Applicant proposes to add a 4,457 square-foot accessory structure with a garage that faces Jessie Street located 30 feet back from the road. The Church plans to store golf carts and other items in the structure.
UDC Section 8.07 (C) states that no more than 72 square-feet of a garage door can be exposed within 100 feet of a residential street. Each garage door is 172 square-feet. The garage door exposure exceeds Code by 272 square-feet.
Variance requested:
2. To allow 344 square-feet of garage door exposure to the street.
UDC Section 5.07 (B)(1)(b) states the maximum width of a non-residential two-way driveway is 30 feet. The Applicant proposes a driveway width of 70 feet, 2 inches to accommodate the oversized golf carts and the fire lane located on the south side of the accessory structure.
Variance requested:
3. To allow a driveway width of 70 feet, 2 inches.
Drainage & Utilities: MEETS
The preliminary drawings for the Site Plan meet Code. Final drawings will be required through the civil plan process.
Summary of Variances Requested:
• To allow a 7-foot tall powder-coated steel fence surrounding the multi-purpose field located four feet from the sidewalk.
• To allow 344 square-feet of garage door exposure to the street.
• To allow a driveway width of 70 feet, 2 inches.
Summary:
Section 2.07(A)(2) of the UDC lists the following criteria for the Planning and Zoning Commission to consider recommending approval of a variance to City Council:
a. That there are special circumstances or conditions affecting the land involved such that the strict application of the provisions of this Code would deprive the applicant of the reasonable use of his land.
b. That the granting of the variance will not be detrimental to the public health, safety or welfare, or injurious to other properties in the area.
c. That the granting of the variance will not have the effect of preventing the orderly subdivision of other lands in the area in accordance with the provisions of this Code.
d. That the granting of the variance will not constitute a violation of any other valid ordinance of the City of Keller.
e. That strict compliance with the regulations, and/or that the purpose of the regulations will be served to a greater extent by the alternative proposal.
Citizen Input:
A Site Plan Amendment application, even with variances, does not require a public hearing, so no public hearing notifications were sent out to the surrounding property owners for this request. The public will have an opportunity to speak on this agenda item during “Persons To Be Heard.”
Alternatives:
The Planning and Zoning Commission has the following options when considering a Site Plan Amendment with variances:
§ Recommend approval as submitted (with requested variances).
§ Recommend approval with modified or additional condition(s).
§ Table the agenda item to a specific date with clarification of intent and purpose.
§ Recommend denial.
City Council Action:
If the Planning and Zoning Commission takes action and makes a recommendation on this agenda item, this Site Plan Amendment application will be scheduled for City Council action on October 18, 2022.
Supporting Documents:
§ Maps
§ Exhibit A - Proposed Site Plan Amendment
§ Staff Attachment - Variance Narrative