09-26-2001 Council Agenda - Laserfiche WebLink

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the zoning to another district would remove a significant portion of land from the limited supply of commercial /industrial opportunities. Moreover, this particular site is arguably of high value, due to its proximity to the Rice Street/694 interchange and its high visibility to the freeway. The City should carefully consider whether the loss of this site from its commercial /industrial inventory would be supported by the Comprehensive Plan. 2. The applicant shall demonstrate by clear and convincing evidence that the proposed site is or will be compatible with present and future land uses of the area. The applicant suggests that the church use will be compatible with the surrounding land uses. To the east is the Levitz furniture warehouse (zoned Business Warehouse), and to the west are a series of industrial buildings (zoned Industrial Park). The church would have its peak usage times on Sunday mornings, with scattered use throughout the week, mostly during the evenings. The applicants have stated that the activities of the church would not interfere with or bother any of the surrounding land uses. 3. The applicant shall demonstrate by clear and convincing evidence that the proposed use conforms with all performance standards contained herein. The church will occupy existing buildings, removing a few of the buildings that are structurally inappropriate or visually unsightly. Remodeling for the church uses would entail interior changes. As a result, the applicant suggests that they would not be affecting performance standards (such as setbacks, etc.) that have not already been approved for the previous occupant. With regard to parking, the zoning ordinance requires one space per three seats in the main assembly area, plus parking supply for other concurrent uses on the property. The applicants suggest that over the next several years, attendance at their peak service times would be 576, requiring 192 parking spaces, plus spaces to accommodate other activities, including office or church school uses. The current parking area contains 234 spaces. At least some of the parking area would require new curb and gutter. Depending on the level of activity occurring during services, the parking supply appears to conform to the ordinance requirements. 4. The applicant shall demonstrate by clear and convincing evidence that the proposed use will not tend to or actually depreciate the aggregate property values in the are in which the amendment is proposed. The applicant has not submitted direct information regarding property value impact, such as tax information or property appraisal opinions. The materials suggest that the facility will not have any negative impact due to a lower level of intensity of use, and site development (such as green space) that will Page 42