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HomeMy WebLinkAboutMinutes - Minutes - Boards of Adjustment - Meeting Date: 12/12/2002 MEETING MINUTES CITY OF GLENDALE BOARD OF ADJUSTMENT GLENDALE COUNCIL CHAMBERS BUILDING CONERENCE ROOM B-3 5850 WEST GLENDALE AVENUE GLENDALE, ARIZONA 85301 THURSDAY,DECEMBER 12, 2002 7:00 P.M. The regular meeting was called to order at approximately 7:00 p.m. by Chairperson Douglas Ward, with the following members and representatives present: BOARDMEMBERS PRESENT: Douglas Ward, Chairperson Tommie Beck Carl Dietzman, Vice-Chairperson David Iwanski Richard Schwartz George Giarusso BOARDMEMBERS ABSENT: Carole Marx CITY STAFF: Ray Jacobs, Zoning Administrator Jim Flenner, City Attorney Ricardo Toris, Senior Planner Sally Millward, Recording Secretary Chairperson Ward explained the Board's policies and hearing procedures. Chairperson Ward called for approval of the November 14, 2002 minutes. Boardmember Iwanski made a MOTION to APPROVE the minutes from the November 14, 2002 meeting. Boardmember Dietzman SECONDED the MOTION. The motion PASSED by a vote of 6-0. Chairperson Ward called for Business from the Floor. There was none. Chairperson Ward asked staff if there were any requests for withdrawals or continuances. There were none. Chairperson Ward called for public hearing items. December 12, 2002 Board of Adjustment Page 2 APPLICATION NO.: ZV-02-19 REQUEST: A request by CCBG Architects, Inc., representing Grace Evangelical Lutheran Church for multiple height and setback variances in the R-4 (multiple Residence) zoning district. The request would allow: 1) A maximum sanctuary building height of 48 feet where 30 feet is the maximum permitted in the R-4 zoning district; 2) A maximum bell tower building height of 58 feet where 30 feet is the maximum permitted; 3) A maximum cross height of 65 feet where 30 feet is the maximum permitted; and 4) A zero-foot building setback along the south property line where 65 feet is required. The property is located at the northeast and northwest corners of 56th Avenue and Palmaire Avenue (7161 North 56th Avenue). Staff Contact: Ricardo Toris (Ocotillo District). Mr. Torts presented the application, reviewing the site and request. In response to Boardmember Iwanski's question, Mr. Torts explained the new language proposed for Stipulation 3 on the memo dated December 12, 2002, would replace the existing language in the staff report. Chairperson Ward asked if the existing building on the south property line is non-conforming. Mr. Torts responded yes, pointing out the landscaping and sidewalk are all within the street right-of-way. Chairperson Ward asked if the existing homes on the site are owned by the applicant. Mr. Torts answered yes. Mr. Torts confirmed for Boardmember Dietzman that the applicant intends to clean up the ball field. Boardmember Giarusso asked if the applicant intends to buy the property west of the alleyway. Mr. Torts stated the applicant has no plan to purchase the property at this time. Boardmember Beck asked if 56th Avenue will become the church's property. Mr. Torts stated yes, the church will retain ownership of 56th Avenue from Palmaire to Myrtle. Chairperson Ward asked what is the height of the existing building. Mr. Torts stated it is 36 feet to the roof's ridge, 48 feet to the top of the sanctuary and 56 feet to the top of the bell tower. Boardmember Schwartz questioned whether the proposed setbacks represent the least required for reasonable development of the property as required by Finding 3. Mr. Toris explained reasonable development is based on the architects site plan. December 12, 2002 Board of Adjustment Page 3 Tom Conner, CCBG Architects, Inc., explained their plan is to keep most of the development to the south of the property in keeping with the City Center Master Plan. He offered to answer questions. Boardmember Schwartz asked why the building could not be moved back from the property line. Mr. Conner explained locating the sanctuary on the property line gives that building the prominence they desire. Boardmember Schwartz disagreed, expressing his opinion pushing the building back and installing a landscaped area in front would make the building more noticeable. Chairperson Ward asked about the construction schedule. Mr. Conner noted the church celebrated its 75th Anniversary this year and hope to break ground by Spring, 2003. Chairperson Ward asked Mr. Conner to speak about previous public hearings the Commission held on the case. Mr. Conner said this is the third major step they have taken, explaining the first step was to rezone part of the property. He said they then worked with the city on a development agreement, wherein the street will be abandoned and parking lot will be developed south of Palmaire. Chairperson Ward opened the meeting up for public comment on this case. David Clark, Pastor of the Church, stated the proposed location of the building is due, in part, to the development agreement they entered into with the city. He explained moving the buildings back further would have resulted in the loss of a number of parking spaces. He noted they will turn the lot across the street into parking and gift it to the city. He said there is only one residence not currently owned by the congregation located across the street, noting, however, it is owned by one of their members. He said the rest of the buildings are either commercial buildings or owned by the city. He expressed his opinion their plan to replace the existing homes with the proposed façade and bell tower will benefit the city as well as their congregation. He pointed out the new rules in the City Center Master Plan favor their proposed changes. He stated the changes will be done at the expense of the members of his congregation. Larry Rovey, member of the church, spoke in favor of the variance request. He said the church made a very difficult and costly decision to stay in downtown Glendale, given the expense involved in building a church on the property that would accommodate a growing congregation. He expressed his opinion the proposed changes will enhance the downtown area. Boardmember Dietzman asked Mr. Torts if the proposed buildings will fit in architecturally with Catlin Court. Mr. Torts explained the church is not located in Catlin Court and the proposed architectural design is taken from the character of the existing buildings. Boardmember Iwanski asked if the proposed redevelopment is, in fact, what the City Center Master Plan envisioned for the area. Mr. Torts said yes, the City Center Master plan encourages taller building and design review will take the surroundings into consideration. Chairperson Ward closed the public hearing. December 12, 2002 Board of Adjustment Page 4 Boardmember Schwartz made a MOTION to APPROVE ZV-02-19, subject to the stipulations recommended by staff. Boardmember Dietzman SECONDED the MOTION. Chairperson Ward opened the floor to discussion. Boardmember Schwartz said he admires what the applicant has proposed, expressing his opinion it will dramatically enhance the area. He expressed concern about the setback, stating, however, he understands why it is necessary. Boardmember Giarusso stated he applauds Pastor Clark and his congregation for their persistence. Chairperson Ward said the church should be commended for trying to enhance the city. No further comments were made. Chairperson Ward called for a Roll Call Vote. The MOTION PASSED by a vote of 6 to 0. Chairperson Ward stated anyone wishing to appeal the Board's decision on this item may do so by contacting the Planning Department within 15 calendar days of the date of this action. Chairperson Ward called for the Planning Staff Report. No report was given. Chairperson Ward called for Board Comments and Suggestions. No comments were made. As there was no further business, the meeting was adjourned at 7:45 p.m. // i _/ Sally llward, Recording Secretary