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Church at 115 East 10th Street seeks addition, proposes 18 parking spaces though code calls for 27
Summary
A Chester church proposed a 1,200 sq ft addition and an 18-space lot to increase seating from about 100 to 134; planning staff said the site is permitted in C1R but the front-yard setback may require zoning relief and the parking shortfall will likely need a special exception before a land-development plan proceeds.
Chester planning staff and an applicant team described a sketch plan for 115 East 10th Street that would consolidate eight parcels, add roughly 1,200 square feet to an existing church and build an 18-space parking lot.
Mr. Fritz, planning staff, told the commission the proposal would add a fellowship hall seating about 90 people and expand total seating from roughly 100 to 134. He said places of worship are a permitted use in the city’s C1R zoning district but flagged two technical concerns: “it appears the setback of the addition is less than 10 feet,” which would require zoning relief, and the increased seating would trigger a higher off‑street parking requirement under the ordinance.
Under current ordinance calculations, staff said, a church with 134 seats would require about 27 off‑street parking spaces for visitors; the applicant proposes 18. Mr. Fritz recommended the applicant consider asking the zoning hearing board for a special exception to reduce the parking requirement—“a special exception process is typically less burdensome than a variance,” he said—so the commission and the city can later review a land‑development plan informed by the board’s decision.
Engineer Zane Williams, representing the applicant, and Reverend Jose Empress, pastor of the church, described how the congregation uses the site today. Empress said the church has been at the location about 23 years and has acquired adjacent lots over time; he estimated present Sunday attendance at roughly 60–70 people and said most parking is curbside and concentrated around an 11 a.m.–1 p.m. Sunday service window. “We pick up our own trash,” Empress said, describing prior cleanup work on the lots and the congregation’s plans to keep the grounds tidy.
On safety and technical matters, staff noted that the fire marshal reviewed the sketches and requested clarification of the warming‑kitchen design because a full stove could trigger suppression requirements; Empress told the commission there will be no stove in the addition, only crockpots and a microwave. The fire marshal also asked the applicant to provide a fire‑truck turning template to demonstrate emergency access.
Mr. Fritz advised the applicant to obtain a survey, pursue any necessary zoning‑board relief for the setback or parking (special exception or variance as needed), and return with a land‑development plan. He said, because the proposal combines multiple lots and adds impervious area and parking, the project would be processed as a major land‑development application.
Next steps: the applicant will pursue a survey, address fire‑marshal comments about the warming kitchen and turning radius, and consider filing for zoning relief before submitting final land‑development plans.
