BOARD OF ZONING AND BUILDING APPEALS
October 23, 1997
Present: Ashlin Caravana, Bob Essman, Lon Herman, Greg Sharkey,
Also Present: Reza Reyazi, Village Planner
Visitors: Scott Rawden (Sentinel),Bob Seith, Joyce Munro, Carl
Frazier, Bill Acklin; Steve Miller, John Burris
July 24: MR. SHARKEY MOVED TO APPROVE MINUTES AS
MS. CARAVANA SECONDED, AND MINUTES WERE UNANIMOUSLY
Citizens Comments: None
1st Presbyterian Church, 110 West Broadway
Bill Acklin introduced the plans for expansion of the
church, to be constructed between the existing church and the
Christian Education Building. Tonight they are seeking variances
for parking, lot coverage, and setbacks.
GPC has already approved Phase I, although, Mr. Reyazi
stated, GPC was concerned about historic preservation of the
original church and the massing of the new building. John Reagan
was hired as architectural consultant and he offered advice,
which was used to modify the plans, i. e.,maintaining the four
corners of the church and lessening the square footage and
massing of the plans, and careful blending of new and old structures.
GPC reviewed the height issue and said that relative to
existing buildings, they decided the height would be reasonable.
Regarding Setbacks, the Village Manager is investigating
whether any utilities would be affected by building in the ROW,
and it is within powers of Village Council to grant permission.
Mr. Acklin showed the architectural drawings and explained
that the chimney already encroaches into the ROW by 1 foot on the CE Building. They are asking that the portico stick out into the ROW by a few feet.
The alley is a Public Square, owned by the Village and established to meet the public need. Village Council needs to take action on building in the alley.
Other churches are very close to the streets. and other churches have done renovations.
The height of the structure is necessary to contain the
The parking area is short about 25 spaces. Mr. Acklin said
they do not have a big problem on Sunday mornings, and all
churches have insufficient on-site parking. There appears to be
no solution to this issue.
Mr. Acklin described the planned uses for the addition,
which will house areas for all users of the growing church. The
child-care business will not take place in the new addition. Mr.
Herman asked whether efforts were made to avoid the necessity of
variances, and Mr. Acklin said there is nothing that can be done
about the parking, and the basement is not useable space. One
alternative would be to purchase additional homes and tear them
down, which is unacceptable. Mr. Burris added that 4 parking
spaces would be destroyed but 3 would be added. The elevator is
a prime concern, and if they put it in the old building, it would
remove one stained-glass window and reduce seating and would not
serve the CE building. Mr. Stewart asked about bridging the
alley and Mr. Acklin said it was considered but that would not
provide enough space, would not look very good, and would not
house an elevator.
Lot Coverage is 80%and the addition will increase by 3. 5%,
and other churches have extensive lot coverage. Mr. Hardin has
lot coverage for the Methodist church. Ms. Caravana would like
to see footprints for the other churches from the outside to the
Bob Seith, neighbor to the west, has enormous problems with
the plans and with using the alley to accomplish goals. The
building will cut off light and access to his house. One problem
is that they do not own the property. There might be problems
with fire-engine access on Sunday mornings. He spoke to the
specific variance requests: parking is pretty tight on Sunday
mornings. Tkere are engineering problems with lot coverage;
during downpours the storm sewers overflow and the more asphalt
there is, the more runoff you get. Mr. Miller added that the
Service Director will study this issue carefully. Setback is in
question on Main Street only, although the Locust Street side is
very tight, and the addition will fill the available space.
BZBA members discussed how the plans could meet with Mr.
Seith' s objections (Criteria E, Health, Safety, and General
Welfare of neighbors),and Mr. Acklin reminded them that sunlight
is not an issue legally. But members are trying to recognize issues on both sides.
Ms. Caravana thought that the plans would not add to the parking problems downtown. She felt that the new building facade
would be more attractive to Mr. Seith' s view.
Members were concerned about other churches encroaching into
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vation was agreed upon preparatory to a November 6 vote.
Ms CARAVANA TO CLOSE THE PUBLIC HEARING UNTIL THE 6TH OF
NOVEMBER. IT WAS SECONDED AND UNANIMOUSLY APPROVED.
Work Session: Review of "Rules and Regulations"
MS. CARAVANA MOVED TO ADOPT THE RULES AND REGULATIONS AS
AMENDED; MR. SHARKEY SECONDED, AND MOTION WAS UNANIMOUSLY
Adjournment: 9: 00 p.m.
Next Meetings: November 4, 4 p.m.,on-site at Church. November
6, vote on Church application. (Betty will be absent.)
November 20, regular meeting.