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Planning commission hears sketch plan to expand church at 115 East 10th Street
Summary
The Planning Commission reviewed a sketch plan to combine eight parcels at 115 East 10th Street, add a roughly 1,200 sq. ft. fellowship hall and 18 parking spaces, and increase seating from about 100 to 134; staff said the proposal likely needs zoning relief for setbacks and parking and will require a major land development application.
The Chester Planning Commission on Nov. 6 reviewed a sketch plan for 115 East 10th Street that would consolidate eight parcels into a single lot, add approximately 1,200 square feet to an existing church for a fellowship hall and support spaces, and create an 18-space parking lot.
Planning staff told commissioners the property is in the C1R zoning district and showed aerial photos and site images placing the church near Deshong Park and the Hartley Homes development. The staff summary said the addition would increase seating capacity from about 100 to 134 and that the project, as presented, meets most dimensional standards but appears to encroach on the 10-foot minimum front-yard setback. "If it is less than 10 feet, then a variance would be required to permit the reduced setback," staff said.
Staff also flagged a parking shortfall. Under the ordinance, a church with 134 seats would typically require about 27 off-street visitor spaces; the sketch plan proposes 18. Planners recommended the applicant consider seeking a special exception from the Zoning Hearing Board rather than a full variance, noting a special exception focuses on impacts (traffic, safety) rather than proof of hardship.
The fire marshal reviewed the sketch plans and requested clarification about the warming kitchen and a fire-truck turning template. Planning staff said the warming kitchen might trigger sprinkler or suppression requirements depending on equipment and that the applicant must demonstrate adequate emergency vehicle circulation on the final land development plan.
Applicant representatives attended the meeting. Zane Williams of the project team introduced Reverend Jose Emperes, who described the church’s multi-year effort to acquire adjacent lots and to clean and maintain what had been a dumping area. "We picked up our own trash," Emperes said, and added the congregation bought several parcels over time to improve the property. He said the church typically uses the site for Sunday services (about 60–70 congregants now) and currently does not operate with paid employees, noting, "We do not [have employees]. It's the pastor and my wife as the church administrator." Emperes said the warming kitchen will not include a stove: "We will not have a stove. I'm not cooking. ... There will be crockpots and maybe a microwave, but that's it." He also said the church has installed cameras and lighting that have aided police investigations.
The commission and applicant discussed tree preservation, dumpster location, and access. The applicant’s engineer said a survey is needed to confirm tree locations so the parking layout can be adjusted (for example, adding islands to protect large trees). Planning staff advised that because the project consolidates multiple lots and proposes new impervious surfaces and parking, it is likely a major land development project that will require a formal SALDO submission.
Next steps the commission advised included completing a field survey, preparing a land development plan, and seeking the appropriate zoning relief (special exception or variance) from the Zoning Hearing Board before finalizing the subdivision and development plans.
