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1801 Manor Boulevard 2 12/10/97 Tentative Map, Tract 6929 which will be retained by the church, is developed with two main buildings. One of the buildings is the church and miscellaneous offices, the other is a gymnasium/multi-purpose building with two paved areas for parking. One building is located at the front of the property, along Manor Boulevard, the other building is at the rear, accessed by Hubbard and Boxwood Avenues. The tentative tract map proposes to subdivide the site into five lots: one for the church and four lots for single family development. A cul-de-sac will be constructed at the end of Boxwood to serve as access to the new single-family lots and the rear parking lot on the church site. The lot will be subdivided as follows: Lot 1 - 85,980 square feet will be retained for church use Lot 2 - 5,002 square feet for single-family dwelling; 54 feet average width Lot 3 - 5,178 square feet for single-family dwelling; 66 feet average width Lot 4 - 6,112 square feet for single-family dwelling; 67 feet average width Lot 5 - 5,010 square feet for single-family dwelling; 56 feet average width Cul-de-sac 6,444 square feet extension of Boxwood Avenue Total area 113,726 square feet (2.61 acres) A minimum lot area of 5,000 square feet and a minimum lot width of 50 feet is required in the RS District for interior lots. Lot width is the mean of the horizontal distance between the side lot lines measured at right angles to the lot depth at points 20 feet from the front lot line and 20 feet from the rear lot line. Access to the new parcels is proposed by extending Boxwood Avenue as a cul-de-sac. The right- of-way line will have a radius of 45 feet and the face of curb will have a radius of 40 feet. The cul- de-sac is the minimum size meeting the City's Engineering Standards and will not permit any on - street parking. The Fire Department will require that the cul-de-sac be posted "No Parking." DISCUSSION The RS District requires that each parcel contain 5,000 square feet and have a minimum width of 50 feet. Each proposed parcel meets the minimum requirements of the Zoning Code. The lots will be served by the street extension of Boxwood Avenue. The applicant has told staff that the new development will be similar to the existing residential development on Boxwood and the immediate area. The church property has had a surplus of off-street parking spaces over the years. The new church parcel will still have greater than 30 off-street parking spaces on the two parking lots. The Zoning Code requires one space per 100 square feet of main seating area for religious assembly. Hope Lutheran has a sanctuary of approximately 1,640 square feet. This would require only 17 spaces.