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This application is for a new 2-story, 19,251 square foot Community Center
containing office and related activities building to serve as the Salvation Army
operations center and to be located on Lot 1 of HOMESITES SUBDIVISION and
Lots 16 AND 17, MAPLE TERRACE SUB, LESS HWY RW, S01, T02 S, R05 E,
BLOCK A. The address will be 840 North 19th Avenue.
On January 3, 2024 a Director's interpretation of the R-O zoning allowable uses
determined that the community center use is consistent with the zoning requirement
for non-office uses at this location and is consistent with the 2020 Community Plan.
Sec. 38.360.090. - Community center.
A. Within residential districts, there must be public street access onto an
arterial or collector standard street within 600 feet of the entrance to a
community center site.
This site complies.
B. Community centers located within residential districts must, when any
individual structure exceeds 5,000 square feet in gross floor area or exceeds the
district's allowed maximum height, provide a 20 foot landscaped setback
between the building and adjacent residential uses. A structure separated from
the adjacent residential uses by a parking lot, public street, watercourse, public
open space, or similar separation is exempt from the additional setback width
requirement.
This site plan provides for the 20’+ setback from the residential uses to the east.
C. Each community center site with more than 40 parking spaces must
provide a minimum of two ingress/egress points which comply with
section 38.400.090.
With the reduction allowed, this project does not require 40 Parking spaces and
36 spaces are provided in the parking area. However, the site plan provides for
two ingress egress points.
The building is designed to encourage use by all ages of the local community by
making it easily and conveniently accessible by bicycle and pedestrian means while
providing for vehicles as well.
The exterior will be a blend of masonry panels with glass storefront/corrugated
metal interruptions to highlight the masonry, allow as much light as possible into the
classrooms and offices, and provide for the required transparency while maintaining
a high level of energy efficiency.
This community center will consist of administrative offices, a gymnasium/multi-
purpose area, a chapel/worship area, kitchen, community services area and space
for storage to accommodate related activities.
The project site is 40.627 sq ft (.932 acres) located approximately midway between
Durston and Oak Streets. The site will include generous landscaping, employee and
church activities parking, and related drives and accesses.
The development is proposed on three contiguous lots where the Gateway Street
Frontage designation requires a 25-foot setback. In the latest recorded plat for Lot 1,
Homesites Subdivision, an additional 15’ right-of-way was established along the
west side of the lot that does not exist on any of the adjacent lots. The proposed site
plan for this project allows for a 34’-7 ¼” setback from the back of the sidewalk on
the portion of the project located on Lot 1. This building setback aligns with the 25’
setback from the property line that is proposed on the remaining lots and it is our
opinion that this meets the intent of Table 38.510.030.E, Gateway Frontage
Standards, when considered in conjunction with all aspects of the described
departures.
Section 38.510.030.E-2 requires setbacks to meet those established at Section
38.510.030-B (which calls for 10’ to “front property line/back edge of sidewalk”),
and then modifies the setback distance to 25’.
The proposed site plan exceeds this requirement by providing 39 feet to the back of
the sidewalk.