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Planning Commission grants reduced building line for St. Joseph Catholic Church but denies right‑of‑way dedication waiver
Summary
The commission approved a reduced 10‑foot building line along Houston Avenue for St. Joseph Catholic Church but denied the church’s request to avoid dedicating 10 feet of right‑of‑way widening to Trinity Street, after extended public testimony and staff explanation of traffic and future connectivity concerns.
St. Joseph Catholic Church sought two variances for a planned parish hall and surface parking lot at the church site near the northwest intersection of Houston Avenue and Lubbock Street (Item 99). The church asked for (1) a reduced building line of 10 feet along Houston Avenue in lieu of the standard 25 feet required on a major thoroughfare and (2) a waiver so the church would not have to dedicate 10 feet of right‑of‑way widening to Trinity Street.
Father Victor Perez and a number of parishioners described the church’s long history on the site, its social services (showers, food distribution and other ministries), and the difficulty of expanding on a property that the parish said is landlocked by neighboring dealership properties. Parish representatives said losing any more lot area to a widening dedication would materially limit the church’s ability to build necessary facilities.
Planning staff recommended granting the reduced building line along Houston Avenue but recommended denying the variance that would excuse the church from dedicating 10 feet of right‑of‑way on Trinity Street. Staff said the area already contains substandard widths and prior variances granted to commercial properties have left Trinity narrower than typical; as the surrounding area redevelops, staff said the city should preserve the necessary right‑of‑way to handle future traffic and utilities. Staff also noted a recently revised site plan that would include an access drive to Trinity, underscoring the need to maintain the right‑of‑way.
During an extended discussion commissioners pressed staff and the applicant on the practical ability to widen Trinity, the existing pattern of prior variances in the area and whether a conditional approach could balance the church’s needs with future city infrastructure requirements. Commissioners noted neighboring property ownership patterns (large dealership ownership) and the uncertainty of future redevelopment on adjacent sites.
At the end of the hearing the commission approved staff’s recommendation: it granted the 10‑foot building line on Houston Avenue and denied the church’s request to avoid right‑of‑way dedication on Trinity Street. The meeting record notes Commissioners Rosenberg and Jones opposed the final motion; the motion otherwise carried.
Action: Variance 1 (10‑foot building line along Houston Avenue) — granted. Variance 2 (waiver of 10‑foot ROW dedication along Trinity Street) — denied.
