Subject: Subject: (ZC0511-5) Special Exception Use request to operate a church in excess
of 250 seats at 1600 Blanchard Boulevard.
Requested
action: Resolution approving a Special Exception Use for a church in excess of
250 seats at 1600 Blanchard Boulevard (see attached map and site plan).
Faith Worship Center International submitted an application for the Special
Exception Use cited above. The property is located in LMI (Light Manufacturing
/ Industrial) District. The proposed zoning is GC (General Commercial)
District. The Planning Advisory Commission recommended approval of the
rezoning request on November 16, 2005. 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 a GC 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 if direct ingress /
egress is permitted by GDOT onto Victory Drive. The main access to the
property is Blanchard Boulevard, which is undesirable for car traffic due to
the industrial traffic and current physical road conditions. The property has
over 750 feet of frontage on Blanchard Boulevard and Victory Drive.
(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 Victory Drive would be
inadequate due to the traffic volume and the lack of pedestrian facilities
along said road. Pedestrian traffic along Blanchard Boulevard would be
inadequate due to the type of heavy traffic using said road and the lack of
pedestrian facilities along said road. Public safety access is not a problem.
(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.
The neighboring properties could adversely affect the proposed use. 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 church will be open daily but hours were not disclosed. The neighboring
properties could adversely affect the proposed use. The Dolly Madison plant to
the south is a 24-hour a day operation.
(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 industrial / 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.
Ten (10) 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 supporting and opposing the rezoning 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,