Subject: (SEU0608-2) Special Exception Use request to operate a church in excess of 250
seats at 9953, 10101, and 10107 Veterans Parkway.
New Birth Outreach Ministries, Inc., submitted an application for the Special
Exception Use cited above. The properties are located in an RE1 (Residential
Estate 1) 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 RE1 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. A deceleration lane
shall be required as determined by the City Traffic Engineer.
(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?
Peak time traffic on Veterans Parkway should not be affected. 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 Veterans Parkway is inadequate due to lack of
sidewalks and the speed of traffic along said roadway. Public safety access is
not an issue.
(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 neighboring properties should not be affected by the proposed use. The
church proposes to operate mainly on Wednesdays and Sundays.
(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 will be compatible with neighboring properties.
Thirteen (13) property owners within 300 feet of the parcel were notified by
letter of the proposed Special Exception Use. To date, the Planning Department
received three comments regarding the Special Exception Use request.
The application for a Special Exception Use meets the criteria for approval,
therefore, the Planning Advisory Commission and the Planning Department
recommend that the Council approve the use.
Respectfully,
cc: Carlos Coleman