Subject: Subject: (ZC0511-6) Special Exception Use request to operate a church in excess
of 250 seats at 4078 Milgen Road.
Requested
action: Resolution approving a Special Exception Use for a church in excess of
250 seats at 4078 Milgen Road (see attached map and site plan).
Christ Community Church submitted an application for the Special Exception Use
cited above. The property is located in LMI (Light Manufacturing / Industrial)
and SFR2 (Single Family Residential 2) Districts. The proposed zoning is SFR2
(Single Family Residential 2) District. The purpose of the Special Exception
Use is to operate a church in excess of 250 seats. Churches in excess of 250
seats are permitted in an SFR2 zoning district only on a site-specific basis
upon approval of the Council based upon the following criteria and conditions:
(1) Access: Is or will the type of street providing access to the use be
adequate to serve the proposed special exception use?
Access to the property is adequate for the proposed use. The main access to
the property is Milgen Road. The property has over 800 feet of frontage on
Milgen Road and 50 feet of frontage on Rowland Avenue.
(2) Traffic and Pedestrian Safety: Is or will access into and out of the
property be adequate to provide for traffic and pedestrian safety, the
anticipated volume of the traffic flow, and access by emergency vehicles?
The proposed use is expected to adequately meet requirements for ingress and
egress, internal circulation (traffic and pedestrian), traffic volume, and
public safety access. Pedestrian traffic along Milgen Road would be inadequate
due to the traffic volume and the lack of pedestrian facilities along said
road. Churches are usually low traffic generators. An SFR2 subdivision
(current zoning) would generate more traffic than the proposed use.
(3) Adequacy of Public Facilities: Are or will public facilities such as
school, water, or sewer utilities and police and fire protection be adequate to
serve the special exception use?
The proposed use is served by all city services. There will be no school
impact.
(4) Protection from Adverse Affects: Are or will refuse, service, parking and
loading areas on the property be located or screened to protect other
properties in the area from such adverse effects as noise, light, glare or odor?
The proposed use is not expected to adversely affect neighboring properties.
Issues dealing with parking, loading, external dumpsters / compactors, and
light are addressed in the UDO. Noise impacts are addressed in the City Code.
(5) Hours of Operation: Will the hours and manner of operation of the special
exception use have no adverse effects on other properties in the area?
The office will be open between the hours of 8:00 AM and 5:00 PM on weekdays.
Wednesday night dinners and Sunday services will be offered. There are other
opportunities for non-regular hours, such as choir practice and scouting, but
this should not adversely affect neighboring properties.
(6) Compatibility: Will the height, size, or location of the buildings or other
structures on the property be compatible with the height, size, character, or
location of buildings or other structures on neighboring properties?
The proposed use is in a highly developed commercial corridor. The proposed
structures should not have a detrimental effect on neighboring properties.
Most of the proposed use will be located away from residential uses.
Fifty-seven (57) property owners within 300 feet of the parcel were notified by
letter of the proposed Special Exception Use. To date, the Planning Division
has not received any comments about the Special Exception Use request.
However, comments of concern were heard at the Planning Advisory Commission
during the rezoning phase of this property.
The application for a Special Exception Use meets the criteria for approval,
therefore, the Planning Advisory Commission and the Planning Division recommend
that the Council approve the use.
Respectfully,
Rick Jones, AICP
Director, Planning Department
Enclosure/Attachment
cc: Richard Stephens
ZC0511-6