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LPA recommends approval of development agreement to rebuild First Baptist Church and allow 12 homes; members add restrictions
Summary
The LPA recommended approval of a development agreement to allow First Baptist Church to rebuild and to permit creation of 12 single‑family homes on the rear parcel, with the LPA adding restrictions on allowable uses, a required shared stormwater system and an emergency‑staging commitment.
The Local Planning Agency reviewed and recommended approval of a home‑rule development agreement that would permit redevelopment of the First Baptist Church property and allow a rezoning/development plan for 12 single‑family homes on the rear portion of the site.
Staff and the development team — represented by attorney Neil Montgomery and developer Jonathan Thomas (S. J. Collins) — presented a draft development agreement that would limit institutional activity on the site, establish development standards for a proposed church building and authorize creation of a 12‑lot single‑family enclave proposed for the rear (Parcel 1). The agreement would require compliance with the comprehensive plan and Land Development Code, but also lists five deviations for setbacks for the residential parcel (exhibit D) and sets building envelopes, parking and height limitations for the church parcel (Parcel 2).
Key points negotiated and captured during the LPA discussion: - Parcel 1 (residential): LPA members asked to limit uses that may otherwise be allowed under RC zoning; the developer agreed to language explicitly prohibiting bed & breakfast, daily (short‑term) rentals, and community home/home‑care uses on Parcel 1 and permitting only normal residential accessory uses. - Stormwater: The LPA required that Parcels 1 and 2 be served by a shared/master stormwater management system (changed from "may have" to a required shared system where feasible and consistent with engineering review). - Emergency staging: The LPA added that the church parking/staging area be made available for emergency staging/parking at the town’s request during declared emergencies (parking area use to be included as developer commitment). - Administrative changes: LPA members asked for limits and clarity on what kinds of administrative adjustments staff can make post‑approval; staff said the items listed in the agreement were standard and that code rewrite will better codify thresholds for administrative changes. The LPA also removed a developer unilateral termination right; the agreement will require mutual written consent to amend or terminate.
The applicant said it has submitted a development order application and plans to file for permits; the developer said church construction is planned first (anticipated permitting early next year) with residential work to follow. The LPA voted to recommend approval as amended. Staff will finalize wording of the changes before the matter goes to Town Council for ordinance and rezoning action.
Why it matters: The agreement reshapes how a well‑known institutional property will be redeveloped — preserving a place of worship while creating a small residential development — and it includes negotiated limits on uses, shared infrastructure commitments and public‑benefit provisions (emergency staging). Several neighbors voiced concerns about short‑term rentals and neighborhood character; LPA restricted certain RC uses in response.
