Orange County — Board of Zoning Adjustment

SE-01-04-022 — Joy Metropolitan Community Church

Request: Special Exception in R-3 zone to expand church use (construction of a new 10,000 ft. sanctuary and new parking lot at the southeast corner of Ferncreek Avenue and Crystal Lake Avenue) and Variance for unpaved parking in lieu of paved.

Decision: Approved

Hearing: The Staff report and recommendation are located on Pages 42, 43 and 44. Five neighboring property owners were present in opposition and spoke at the public hearing. Three property owners live adjacent to or near the Southern Parcel and expressed concern about noise and cut-through traffic as a result of the proposed parking lot on this parcel. To address these concerns, the BZA required the applicant to install a concrete block buffer wall and to move the access point from Crystal Lake Avenue to Ferncreek Avenue. One speaker represented the apartment complex owner to the north. He felt the parking lot on the Northern Parcel should have a landscape buffer on the north property line (reference condition #4) to protect the view of the tenants. The BZA did not agree, noting, there is a large drainage canal separating the church's parcel and the apartment complex property. The last speaker resides on Page Avenue, abutting the existing sanctuary. He stated he has had a good relationship with the church, but expressed concern about the height of the new sanctuary so close to his home. The BZA noted the elevation plans call for a transition in building height from approximately 35 to 24 feet to the rear of the speaker's property. The BZA also explained the site plan called for landscaping along the church's property lines which would provide a horizontal buffer between the speaker's home and the church building. The BZA modified the conditions, as presented, to address the concerns of the homeowners who spoke at the public hearing.