HomeMy WebLinkAboutStaff ReportsNORTHGATE REVITALIZATION BOARD REVIEW SUBCOMMITTEE
STAFF REPORT
Prepared by: Jessica Jimmerson Date: 3-23-01
For
UNIVERSITY LUTHERAN CHAPEL (CUP) (0-61)
All proposals involving site development or redevelopment in the Northgate District shall
require a review subcommittee of the Northgate Revitalization Board (NRB).
Zoning District: NG-1, Historic Northgate
Location: 315 College Main
Applicant: Rev. Larry Krueger for University Lutheran Chapel
Item Summary: When surveying began for the Second Street Promenade project it
was discovered that there was a discrepancy between the property line according to the
Promenade project survey data and the property line shown on the University Lutheran
Chapel site plan. It was then determined that the data from the Promenade project was
correct. This causes a change to the University Lutheran Chapel site plan. The change
is the removal of one parking space, the relocation of some of the landscaping trees
and the removal of a couple screening bushes. Staff does not have the authority to
approve a change in the number of parking spaces required, therefore the project must
come back before the NRB.
Staff does recommend approval of the changes. Please be aw are that the plan in your
packet shows the proposed changes at the corner of Louise Av e. and Second Street
Promenade, however is does not show the correct property line . The grading plan that
was submitted to staff does show the correct property line, and staff will require that the
correct property line be shown on the site plan before it is offici ally stamped approved.
Item Background: This project originally came before the NRB in April of 2000 and
was subsequently reviewed by the P&Z for approval of the required Conditional Use
Permit in May of 2000.
Issues/Items for Review:
1. Parking requirements
2. Landscaping requirements
Supporting Materials:
1. Location Map
2. Application
3. Copy of site plan
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STAFF REPORT
Item: Public hearing and consideration of a Conditional Use Permit, use and
site plan, for the University Lutheran Chapel located at 315 College Main which
is at the southwest corner of the intersection of College Main and Louise.
(00-61)
Applicant: Rev. Larry Krueger for the University Lutheran Chapel
Item Summary: Churches may be permitted as conditional uses in any zoning
district upon approval of the Planning and Zoning Commission. The applicant
proposes to expand the existing 4180 square foot facility with a 1770 square foot
multi-purpose space, to be used for worship, fellowship and large church
dinners, etc. To accommodate the existing parking overflow onto the adjacent
streets, as well as, any potential increase due to the expansion the church is
also proposing to add a parking lot to their site. Parking requirements in
Northgate are determined by the Northgate Review Board (NRB). NRB
determined that the 34 spaces that the applicant has proposed are adequate.
This piece of property is bordered on the south entirely by the new City parking
garage, on the west, across Second street will be the Traditions dorm parking
garage, on the north, across Louise is existing residential -primarily rental, and
to the east across College Main is another church property.
The site is zoned NG-1, Historic Northgate, and shown on the Land Use Plan as
a Redevelopment Area. The Northgate Redevelopment Plan Guidelines do
allow for churches to be located anywhere in Northgate. This site is not listed in
the Northgate Historic Resources Survey.
Item Background: The original structure and the existing u se predate the
current zoning ordinance, therefore it does not appear that there is an existing
conditional use permit. The existing site and use are grand fathered. Because of
the size of the building expansion and the addition of the p arking structure, the
change to the site is considered significant and even if there were an existing
CUP, it would be required to come before the Commission f or approval. If this
CUP is granted it will be legitimizing the church use as well as the new site plan.
Staff Recommendations: Section 14 of the Zoning Ordinance authorizes the
existence of conditional uses. The Commission may permit a conditional use
subject to appropriate conditions and safeguards, when after public notice and
hearing the Commission finds that: (Staff comments are in italics)
1. "The proposed use meets all the minimum standards established in the
ordinance for the type of use proposed." Staff conducted a technical review
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and found general compliance with development regulations with the
exception of the items listed below in the staff recommendation.
2. "That the proposed use meets the purpose and intent of the ordinance and is
in harmony with the development policies and goals and objectives as
embodied in the Comprehensive Plan for Development of the City. The
request is in compliance with the Comprehensive Plan.
3. "That the proposed use will not be detrimental to the health, welfare, and
safety of the surrounding neighborhood or its occupants, nor be substantially
or permanently injurious to neighboring property." The public hearing is an
opportunity for the Commission to measure the potential impact on
surrounding land uses.
The Commission may impose additional reasonable restrictions or conditions to
carry out the spirit and intent of the ordinance and to mitigate adverse effects of
the proposed use. These requirements may include, but are not limited to,
increased open space, loading and parking requirements, additional
landscaping, and additional improvements such as curbing, sidewalks and
screening."
Unless the public hearing brings to light any new information indicating potential
negative impacts, Staff recommends approval with Staff Review Comments.
Related Advisory Board Recommendations: The NRB met on Wednesday
April 19, 2000. They unanimously approved the site plan as proposed. The
minutes of the meeting are attached.
Commission Action Options: The Commission has final authority over the
Conditional Use Permit and associated site plan. The options regarding the use
permit are:
1. Approval as submitted;
2. Approval with conditions relating to specific site characteristics or with time
limitations;
3. Denial with specified reasons for denial;
4. Table; or,
5. Defer action to a specified date.
Supporting Materials:
1. Location Map
2. Application
3. Infrastructure and Facilities and Notification Information
4. Staff Review Comments #2
5. NRB Meeting Minutes i
6. Site Plan
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INFRASTRUCTURE AND FACILITIES
Water: Water service is currently provided to the site. An increase in
demand is not anticipated.
Sewer: Sewer service is currently provided to the site. An increase in
demand is not anticipated.
Streets: The subject property has frontage on two local streets and one
major collector.
Drainage: The subject property will be required to meet the Drainage
Ordinance.
NOTIFICATION:
Legal Notice Publication(s): The Eagle; 4-19-00
Advertised Commission Hearing Dates(s): 5-4-00
Number of Notices Mailed to Property Owners Within 200': 19
Response Received: None as of date of staff report.
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