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. . February 26, 1992 Plan Commission Meeting Minutes Page 6 The City has a long history of protecting the residential uses on Delmar, between the Lion Gates and Old Bonhomme, from encroachment by non-residential uses. Dating from the beginning of zoning in University City in 1926, non-residential uses on Delmar have been limited to contiguous areas at the major intersections. While it is recognized that church and synagogue uses are not inappropriate uses in residential areas, such non-residential uses can have a negative impact unless the placement, mass and open spaces relate to the neighboring buildings. In this application, the placement of the synagogue in the middle of the block will cause the three houses west of the site to be isolated from the balance of the block. Section 34-50.4 of the Zoning Code requires that public assembly uses provide off-street parking at a minimum ratio of one space for each four (4) seats in a fixed seat facility or one space for each fifty (50) square feet of floor area for a facility having no fixed seats. The application states there will be 156 fixed seats to correspond to the 39 parking spaces shown on the site plan. There is no information about the availability of space for portable seating to supplement the fixed seating in the sanctuary. It is also likely that there will be fewer than 39 off-street parking stalls once space is provided for a rubbish box, air conditioning condensing units and a stair to provide a means of egress from the north side of the upper level. No floor plans were submitted with the application, making it difficult to make an accurate assessment of parking needs. But, based on the building size and the list of proposed uses (sanctuary, social hall, kitchen, library, offices, toilet rooms and storage), he estimates a 400 seat facility can be accommodated which requires parking in the range of 80 to 100 spaces. It is true that the parking lot will have little use on the Sabbath and major holidays, but it will be used for social functions and if the facility ceases to be used as an Orthodox Synagogue and is converted to other assembly uses, the off-street parking would be needed on a regular basis. The single family residences on each side of the site are less than ten feet from the property line and the abutting lots on Gannon are relatively shallow with rear yards approximately 40 feet deep. The proposed site plan shows 12 foot transitional yards on the east and west and a 9 foot transitional yard on the north. "MR" Zoning District regulations make no reference to transitional yards, but the standard for transitional yards in other districts is 15 feet, which can be reduced to 12 feet under Site Plan Review. It should also be noted that the proposed building is located 25 feet from the rear property line. In Mr. Goldman's view the lot is not large enough to support the desired development, provide adequate parking and provide adequate screening and buffering. A transitional yard of at least 12 to 15 feet in width should be provided on all sides that abut residential property. Given the size and mass of the proposed building, the north side should be provided with dense tree planting in the entire 25 foot wide rear yard or the building should be set back from the north property line at least 40 feet. There is no question that taking property off the tax roles has a negative economic impact on the local taxing entities that receive income from real estate taxes. This may be more than offset by an appreciation in property values as a result of increased market demand caused by congregants buying homes in the area. The "downside" of this scenario is that property in the vicinity of the present synagogue could see a loss in value if a number of homes are put on the m-2-26.plc