|The site is 17 acres and is currently zoned R1-144, Single Family Residential. Two existing buildings on the site total 12,000 square feet. The proposed new buildings total 63,672 square feet and will vary in height from 15’ to 35’, with tower elements on the proposed sanctuary building up to 45’.
Planning & Zoning Commission Action:
At their regular meeting March 1, 2011, the Planning & Zoning Commission recommended conditional approval of the proposed rezoning. Additional information is contained in the attached Planning & Zoning Commission staff report and minutes dated March 1, 2011.
STAFF ANALYSIS OF PROPOSED REZONING
The General Plan Designation on this property is Public/Semi-Public with an overlay of Significant Resource Area. This General Plan designation denotes an area dedicated for public uses which include religious institutions, police/fire and Town facilities. The Significant Resource Area is intended to preserve the environmentally sensitive areas of the property. The proposed rezoning is consistent with the General Plan.
Below is a summary of the substantive items related to the rezoning of this property:
1. Tangerine Road Corridor Overlay District (TRCOD): The project is in general conformance with the TRCOD requirements as follows:
- A 50’ frontage tract has been provided along Tangerine Road.
- A 4:1 building height to setback ratio has been achieved as follows:
a. Sanctuary building (35’ height): 140’ setback required and 204’ proposed
b. Religious education (16’ height): 64’ setback required and 185’ proposed
c. Social Hall (24’ height): 96’ setback required and 320’ proposed.
2. Building Height, Setbacks and Buffers: The buildings on this site will vary from 15’ to 35’. The height of each building is specified on the Tentative Development Plan. The tallest building will be the sanctuary at 35’ with tower elements at 45’ in height.
PS District height standards will provide flexibility for additional height; however, the rezoning will not automatically authorize the additional building heights up to 45’. The PS district in the Zoning Code specifies that no building shall exceed 24’. Additional building heights may be granted beyond the 24’ as specified below:
The following increased building heights are subject to Development Review Board (DRB) approval:
a. Architectural elements may exceed the building height up to 10’. A total building height of 34'.
Setbacks: The project is in conformance with the PS zoning district, specifically a 50’ side and rear setback. The following building setbacks (to the property line) are proposed on the south side of the property, adjacent to the existing residence:
b. Auditoriums up to 45 feet (no additional height beyond this). The sanctuary qualifies as an “assembly” area, meeting the definition of an auditorium.
c. Gymnasiums up to 36 feet (no additional height beyond this).
The closest home south of the proposed sanctuary building is 140’ (building to building). Buffer yards have been provided along the perimeter of the property, 50’ along Tangerine Road, 30’ along Shannon Road, existing 8’ buffer along east side of property and 22’ – 58’ buffer along the south side of the property, adjacent to the existing residence.
- Social hall: 73’
- New sanctuary: 83’
- Existing sanctuary: 62’
- Religious education/administration: 192’
3. Neighborhood Compatibility: There are rural properties approximately 3.3 acres or larger east and south of this property. Other homes in proximity are located northeast of this property (across Tangerine Road). Tangerine Road is planned to be improved as a regional roadway facility in the near future. There are other religious institutions located along Tangerine Road but they are on smaller parcels. The St. Mark Church campus will be relatively large consisting of five buildings totaling 75,672 square feet. St. Mark Church plans to limit the property to church related uses and kindergarten education to further achieve compatibility.
Mitigation measures such as limited building/parking lot lighting, additional landscape buffers/wall screening and increased setbacks, per the neighbor requests, have been provided to further achieve compatibility.
4. Access, Parking and Circulation: The site will be accessed from an existing driveway on Tangerine Road. New access points on Tangerine Road and Shannon Road will be proposed in the future, but will require a variance from the TRCOD requirements. Parking and traffic circulation has been deemed adequate subject to a final traffic analysis.
Public Notification and Comment
At the Planning & Zoning Commission meeting March 1, 2011, many residents attended and 13 people spoke on the project. Of these residents, eight spoke in support of the project and five members of the public expressed concerns regarding traffic, height of buildings, lighting and buffer yards. Since the meeting, no further comments have been received.
Please refer to the attached Planning & Zoning Commission report and neighborhood issues summary table for further details on specific neighbor concerns and applicant mitigation measures.