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Home My WebLink AboutOctober 7, 2008 CITY OF COLUMBIA HEIGHTS 590 40th Avenue N.E., Columbia Heights, MN 55421-3878 (763) 706-3600 TDD (763) 706-3692 Visit Our Wehsite at: www.ci.columbia-heights.mn.us MEMBERS: Marlaine Szurek, Chair Donna Schmitt Rob Fiorendino Mike Peterson David Thompson l>LANNING AND ZONING COMMISSION MEETING 7:00 PM TUESDAY, OCTOBER 7, 2008 CITY HALL COUNCIL CHAMBERS 590 40 TII AVENUE NE 1. Roll Call 2. Minntes from the Planning and Zoning Commission Meeting of September 3, 2008 3. Pnblic Hearings: Case #2008-1001 Variance 4301 Benjamin Street Church of All Nations 4. New Bnsiness 5. Other Business 6. AdjouJ'll The Responsibility oCthe Planning Commission is to: . Faithfully serve the public interest. . Represent existing and futnre residents, and base onr decisions and recommendations on the Comprehensive Plan and Zoning Ordinance. . Recognize the rights of citizens to participate in planning decisions. . Protect the natural environment and the heritage of the built environment. . Exercise fair, honest, and independent judgment. . Abstain from participation when they may directly or indirectly benefit from a planning decision. THE CITY OF COLUMBIA HEIGHTS DOES NOT DISCRIMINATE ON THE BASIS OF DISABILITY IN EMPLOYMENT OR THE PROVISION OF SERVICES EQUAL OPPORTUNITY EMPLOYER PLANNING AND ZONING COMMISSION MINUTES OF THE REGULAR MEETING SEPTEMBER 3, 2008 7:00 PM The meeting was callcd to order at 7:00 pm by Chair-Marlaine Szurek. Commission Members present- Thompson, Schmitt, Peterson, and Szurek. Absent: Fiorendino Also present were Jeff Sargent (City Planner), Gary Peterson (Council Liaison), and Shelley Hanson (Secretmy). Motion by Schmitt, seconded by Peterson, to approve the minutes from the meeting of August 6, 2008. All ayes. MOTION PASSED. PUBLIC HEARINGS CASE NUMBER: 2008-0901 This case was withdrawn. CASE NUMBER: APPLICANT: LOCATION: REQUEST: 2008-0902 New Perspectives 3801 Hart BLvd Variance, CUP, and Site Plan Appl"Oval INTRODUCTION New Perspectives is a senior living provider that specializes in providing assistance to seniors with medical disabilities and memory loss. New Perspective Senior Living operate 10 facilities in the Midwest and combines a vast background of experiences and resources over the course of two decades into an innovative and practical approach to vibrant senior based communities. Representatives from New Perspectives approached city staff with a proposal to complete the Comforts of Home project located at 3801 Hart Boulevard. With the Comforts of Home project struggling financially, the construction on the project has stopped completely, with the underground parking area, foundation and elevator shaft currently built. Without the proposal from New Perspectives, the remainder of the project would unlikely be constructed. The proposal from New Perspectives includes completing the construction of the project, as well as taking over all management responsibilities once the building is complete. As patt of the proposed takeover, New Perspectives would also like to add 24 more units than the original Comforts of Home project proposed. These units would be located on the same building footprint as the proposed Montessori School, with the Montessori School not being a part of the proposed plan. At this time, New Perspectives is requesting three (3) approvals in association with the construction of a senior assisted living facility. They are as follows: Planning & Zoning Commission Minutes Page 3 September 3, 2008 Site Plan PARKING. The City Code requires a minimum of I parking space for every 2 units in an assisted living facility. The proposed New Perspectives building will have 76 units, requiring 38 parking stalls. The parking breakdown is as follows: The proposed plans indicate that there will be 32 underground parking stalls servlClllg the New Perspectives building, and an additional 44 parking stalls at grade level for a total of 76 parking stalls on site. Being that the development is only required to have 38 parking stalls, the project will be adequately parked. LANDSCAPING. The City's landscaping requirements require a minimum of one tree for every 30 feet of street frontage or fraction thereof. The trees shall be planted within the front yard and may be arranged in a cluster or placed at regular intervals to best complement existing landscape patterns in the area. The landscaping code also requires parking areas to have a minimum of 100 square feet of landscape area and I over-story tree for each 20 spaces, or fraction thereof. The proposed development has approximately 345 feet of frontage along Hm"t Boulevm'd, requiring 12 trees planted in the front yard area. The proposed plan indicates that there will be 20 trees planted within the front yard of the property. There are also 44 above-ground parking stalls located on the property, requiring at least 2 over-story trees to be planted in the pm-king area. The proposed landscape plan indicates that there will be 12 over-story trees planted in the parking lot area. It should be noted that the proposed landscape plan is the same that was approved for the Comforts of Home project, with no changes made. UTILITIES AND STORMWATER MANAGEMENT. All utility and stormwater management plans have been reviewed by the City Engineer and approved for the ComfOl"ts of Home project. New Perspectives will not alter the plans as approved, and will continue with the construction ofthese elements as initiated by Comforts of Home. No changes are proposed from the originally approved plans. FINDINGS OF FACT Conditional Use Permit Section 9.104 (H) of the Columbia Heights zoning code requires that the City Council make each of the following 9 findings before approving a Conditional Use Permit: I. The use is one of the conditional uses listed for the zoning district in which the property is located, or is a substantially similar use as determined by the Zoning Administrator. A senior assisted living facility is specifically listed as a conditional use in the R-3, Multiple Family Residential District. 2. The use is in harmony with the general purpose and intent of the comprehensive plan. The Comprehensive Plan guides this area for Medium Density Residential housing. The use of a senior assisted living, 76-unit building is in harmony with this classification. 3. The use will not impose hazm-ds or disturbing influences on neighboring properties. The proposed use will not impose hazards or disturbing influences on neighboring properties. An assisted living/acility is tranquil in nature and the building itself will upgrade the current use of the land and complement the surrounding area. Planning & Zoning Commission Minutes Page 5 September 3, 2008 1. The site plan conforms to all applicable requirements of this article. The site plan conforms to all applicable requirements of this article as they pertain to the building setback. The proposed site plan will require a 19-footfi'ont yard setback variance for hard surface parking. 2. The site plan is consistent with the applicable provisions of the city's comprehensive plan. The City '.I' Comprehensive Plan guides this area for Medium Density Residential. The proposed use of the land for senior assisted living is consistent with the provisions of the Comprehensive Plan. 3. The site plan is consistent with any applicable area plan. There are no area plans for the project site. 4. The site plan minimizes any adverse impacts on property in the immediate vicinity and the public right-of-way. The properties most qffected by the proposed site plan are those properties to the east and north of the subject parcel. The applicant has placed the building in such a manner as to screen the remainder of the propertyfi.om the east and the north. The parking setback variance requirement is along the western property line, in a location that does not pose adverse impacts to the surrounding properties. Variance Section 9.104 (0) of the Columbia Heights zoning code requires that the City Council make each of the following 5 findings before approving a variance. The following findings of fact pertain to the 19-foot front yard setback variance for hard surface parking: 1. Because of the particular physical surroundings, or the shape, configuration, topography, or other conditions of the specific parcel of land involved, strict adherence to the provisions ofthis mticle wonld cause undue hm'dship. The parking lot setback was placed 11 feetfrom the fi'ont property line in order to promote better traffic flow throughout the project, and would still provide for adequate green space between the parking and the street curb. The orientation and placement of the building would make it difficult to locate the proposed parking in an alternate location. 2. The conditions upon which the variance is base are unique to the specific parcel of land involved and are generally not applicable to other properties within the same zoning classification. The property has more fi'ontage along Hart Boulevard than is has depth. Because of the configuration of the property, it makes it difficult to place the required storm water retention pond and associatedfeatures, the building, and the parking lot without encroaching on the property lines. The 19-foot front yard setback variance for hard surface parking is required because of the orientation of the building on the property. The orientation of the parcel is unique to this specific parcel. Planning & Zoning Commission Minutes Page 7 September 3, 2008 Sclunitt then asked about the Shoreline District Ordinance and whether the site would be affected by the new requirements. Sargent stated he didn't think the new ordinance requirements would pertain since the square footage of the building is not being increased. He felt the original plan would be grandfathered in. She then asked why that would be grandfathered in, and not the variance. He explained that there is a one- year timeline on variance approvals and that the City Attorney had advised it be re-approved by the Commission and City Council. Szurek thought it would be a nice facility for our city. She is anxious to see the projected completed. Todd Novaczyk from New Perspectives and Brett Thompson from VSI Construction were present to answer questions. Novaczyk stated additional memory care units are being added due to the lack of available units in the northern metro area. His research indicated that there are only 62 units now available in the surrounding area for those affected with memory loss, and there is a long waiting list to get someone into a facility for this type of care. The additional units will be added by making some slight modifications to the layout of the original plan and by utilizing the space where the Montessori School was proposed to be located, so they will not be increasing the footprint of the building. Novaczyk and Thompson said tlley hope to begin construction this fall and have the project completed by the sununer of2009. They have already received a conunitment letter from their lender so everything should move quickly. Public Hearing Opened. No one was present to speak on this issue. Public Hearing Closed. Motion by Peterson, seconded by Schmitt, that the Planning Commission recommends the City Council approve the Conditional Use Permit to allow a senior assisted living facility in the R-3, Multiple Family Residential District per Code Section 9.109 (G)(3), based on the following conditions of approval that have been found to be necessary to protect the public interest and ensure compliance with the provisions of the Zoning and Development Ordinance, including: 1. All required state and local codes will be met and infull compliance. 2. All application materials, maps, drawings and descriptive information submitted with this application shall become part of the permit. All ayes. MOTION PASSED. The following Resolution will go to the City Council September 8, 2008. Planning & Zoning Commission Minutes Page 9 September 3, 2008 Motion by Peterson, seconded by Schmitt, that the Planning Commission recommend the City Council approve the 19-foot ji'ont yard setback variance for hard swjace parking per Code Section 9.109 (C). All ayes. MOTION PASSED. The following Resolution will go to the Council September 8, 2008. RESOLUTION NO. 2008-XX RESOLUTION APPROVING A VARIANCE FROM CERTAIN CONDITIONS OF THE CITY OF COLUMBIA HEIGHTS ZONING CODE FOR NEW PERSPECTIVES SENIOR LIVING WHEREAS, a proposal (Case # 2008-0902) has been submitted by New Perspectives Senior Living to the City Council requesting a variance from the City of Columbia Heights Zoning Code at the following site: ADDRESS: 3801l-Iart Boulevard LEGAL DESCRIPTION: Lot I, Block I, Hart Lake Addition. THE APPLICANT SEEKS THE FOLLOWING RELIEF: A 19-foot front yard setback variance for hard surface parking pel' Code Section 9.109 (C). WHEREAS, the Planning Commission has held a public hearing as required by the City Zoning Code on September 3,2008; WHEREAS, the City Council has considered the advice and recommendations of the Planning Commission regarding the effect of the proposed variance upon the health, safety, and welfare of the community and its Comprehensive Plan, as well as any concern related to traffic, prop CIty values, light, air, danger of fire, and risk to public safety, in the snrrounding area; NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Columbia Heights that the City Council accepts and adopts the followiug findings of the Planning Commissiou: I. Because of the particular physical surroundings, or the shape, configuration, topography, or other conditions of the specific parcel of land involved, where strict adherence to the provisions ofthis Ordinance would cause undue hardship. 2. The conditions upon which the variance is based are unique to the specific parcel of land involved and are generally not applicable to other properties within the same zoning classification. 3. The difficulty or hardship is caused by the provisions of this Ordinance and has not been created by any person currently having legal interest in the propclty. 4. The granting of the variance is in harmony with the general purpose and intent of the Comprehensive Plan. 5. The granting of the variance will not be materially detrimental to the public welfare or materially injurious to the enjoyment, use, development or value of property or improvements in the vicinity. FURTHER, BE IT RESOLVED, that the attached plans, maps, and other information shall become part of this variance and approval; and in granting this variance the city and the applicant agree that this variance shall become null and void if the project has not been completed within one (I) calendar year after the approval date, subject to petition for renewal ofthe permit. Passed this _ day of September, 2008 Planning & Zoning Commission Minutes Page 11 September 3, 2008 Approval is contingent upon execution and return ofthis document to the City Planning Office. r have read and agree to the conditions of this resolution as outlined above. Date Todd Novaczyk OTHER BUSINESS None Motion by Schmitt, seconded by Peterson to adjourn the meeting at 7:30 p.m. Respectfully submitted, Shelley Hanson Secretary CITY OF COLUMBIA HEIGHTS PLANNING REPORT CASE NUMBER: 2008-1001 DATE: October 7,2008 TO: Columbia Heights Planning Commission APPLICANT: Church of All Nations LOCATION: 4301 Benjamin Street REQUEST: Parking Setback Variance PREPARED BY: Jeff Sargent, City Planner INTRODUCTION In the summer of 2008, the Church of All Nations upgraded the parking lot for the church located at 4301 Benjamin Street, by replacing the broken and crumbling asphalt with a concrete surface. As part of the overall plan for the project, the Church of All Nations decided to reconfigure the parking lot by incorporating angled parking in an effort to create more much needed parking for parishioners. During the construction of the new parking lot, the church also decided to remove a landscaped area adjacent to Benjamin Street and replace it with more parking stalls, again in an effort to obtain more on-site parking. What the church did not realize is that removing the landscaped area and replacing it with parking was a violation of the City's Zoning Code. The need for additional on-site parking for the church is apparent, as the church has grown dramatically in membership over the last several years, with membership and worship attendance of nearly 250 people. At this time, the Church of All Nations is requesting a 21.5-foot front yard setback variance for parking per Code Section 9.109 (C). COMPREHENSIVE PLAN The Comprehensive Plan guides this area as Institutional, which supports religious institutions. A variance to allow more parking on this site would be consistent with the intent of the Comprehensive Plan guiding of the area. City of Columbia Heights Planning Commission Church of All Nations Parking Setback Variance October 7, 2008 Case # 2008-1001 ZONING ORDINANCE The property located at 4301 Benjamin Street is zoned R-1, Single Family Residential and is also located with the Shoreland Overlay District of Silver Lake. All the properties in the immediate vicinity are also zoned R-1, with the exception of Silver Lake Beach located to the southeast. The R-1 District requires a 25-foot front yard parking setback. The Church of All Nations is proposing to add more parking at a setback equal to a pre-established setback distance for other parking on the property. Because this pre-established distance is only 3.5 feet from the front property line, a 21.5-foot front yard parking setback variance is required in order for the church to obtain the additional parking they need. SHORELAND DISTRICT. The property at 4301 Benjamin Street is located within the Shoreland Overlay District of Silver Lake. The Shoreland Ordinance was established in order to help protect impaired waterways throughout the City of Columbia Heights. One way the ordinance accomplishes this is to require no more than 35% of a property be covered with hard surface materials. This ensures a low rate of rainwater runoff and helps reduce the amount of sediment entering the protected lakes. The Church of All Nations property is approximately 90,785 square feet in area, and prior to the construction of the new parking lot, had approximately 49,000 square feet of hard surfaces covering the lot. This equates to approximately 54% of the property covered with hard surface materials before the new parking lot was installed. Because of the cost of the concrete parking surface, the Church of All Nations was forced to slightly reduce the overall size of the parking lot. Even with the inclusion of the paved area that the church is requesting a variance for, the overall hard surface area on the property has been reduced. LANDSCAPING. The City of Columbia Heights received some concerns that the Church of All Nations had removed required landscaping abutting Benjamin Street. Upon inspection of the property, it was discovered that the church installed the concrete parking lot directly up to the curb along Benjamin Street. The City requires that all the setback areas be landscaped with sod and trees, and that the City right-of-way be landscaped as well. Originally, the Church of All Nations proposed using a concrete planter constructed of retaining wall bricks to serve as the required landscaping in the city right-of-way. This would be a cost-savings approach because cutting up and removing the existing concrete would be too expensive for the church. City Engineer Kevin Hansen stated that this would not be a viable option however, as the contents within the proposed planter would infiltrate into the storm sewer during a rain event. Also, as the moisture in the planter expands during the freezing cycle, the planter would break apart. City Staff requires that the area between the curb line of Benjamin Street and the approved Page 2 City of Columbia Heights Pianning Commission Church of All Nations Parking Setback Variance October 7, 2008 Case # 2008-1001 parking lot setback be landscaped in a manner approved by the City Engineer. STORMWATER MANAGEMENT. During the construction of the parking lot, the Rice Creek Watershed District (RCWD) contacted the Church of All Nations because of some concerns they had regarding storrnwater management and rainwater runoff. Since that time, the Church of All Nations has worked with RCWD and resolved all their concerns. The City of Columbia Heights would like evidence that all requirements of RCWD have been fulfilled. FINDINGS OF FACT (Variance) Section 9.104 (G) of the Zoning Ordinance outlines five findings of fact that must be met in order for the City to grant a variance. They are as follows: a) Because of the particular physical surroundings, or the shape, configuration, topography, or other conditions of the specific parcel of land involved, strict adherence to the provisions of this article would cause undue hardship. The hardship in this case is based on a large parking setback requirement for a church located in a residentially zoned area, coupled with the growing need for additional on-site parking. Churches are allowed in all zoning districts with a Conditional Use Permit. The underlying parking setback requirements for residential properties are proper for residential uses, but are restrictive for a church use that needs ample amount of on-site parking. b) The conditions upon which the variance is based are unique to the specific parcel of land involved and are generally not applicable to other properties within the same zoning classification. The parcel in question is in a residentially zoned area with a church use. The Church of All Nations is experiencing rapid membership growth, which requires more on-site parking. The majority of other parcels in the R-1 District do not have the same use of land to contend with. c) The difficulty or hardship is caused by the provisions of this article and has not been created by any person currently having a legal interest in the property. The hardship is caused by provisions of the ordinance, which require a larger parking setback than what would be found in other zoning districts for a church use. d) The granting of the variance is in harmony with the general purpose and intent of the comprehensive plan. Page 3 City of Columbia Heights Planning Commission Church of All Nations Parking Setback Variance October 7, 2008 Case # 2008-1001 The granting of the variance would supporl the use of the properly as a church and the guidance of the properly as an institutional use. e) The granting of the variance will not be materially detrimental to the public welfare or materially injurious to the enjoyment, use, development or value of property or improvements in the vicinity. The granting of the variance would create more on-site parking for the church. This would be beneficial to the surrounding area, as fewer vehicles would be parked on the street, causing less congestion. The requested setback variance will also reflect an existing established setback for parking on the properly, so the degree of nonconformity will not be increasing. RECOMMENDATION Staff recommends approval of the variance request. The proposed setback for parking at 3.5 feet from the front property line is keeping inline with a pre-established parking setback of the same distance. With a growing membership, the Church of All Nations needs more on-site parking, which the variance would allow for. This would allow parishioners to remain on-site and not park in the street. Motion: That the Planning Commission recommends that the City Council approve the variance to code section 9.109 (C), for a 21.5-foot front yard parking setback variance for the Church of All Nations located at 4301 Benjamin Street, subject to certain conditions of approval that have been found to be necessary to protect the public interest and ensure compliance with the provisions of the Zoning and Development Ordinance, including: 1. The Church of All Nations shall submit a plan to restore the right-of-way and area between the property line and the approved parking setback with landscaping by June 1, 2009. The City Engineer shall approve said plans. 2. The Church of All Nations shall supply the City with a letter from the Rice Creek Watershed District approving the parking lot resurfacing project. ATTACHMENTS . Draft Resolution . Location Map . Site Plan . Letter from Church of All Nations Page 4 RESOLUTION NO. 2008-XX RESOLUTION APPROVING A VARIANCE FROM CERTAIN CONDITIONS OF THE CITY OF COLUMBIA HEIGHTS ZONING CODE FOR THE CHURCH OF ALL NATIONS WHEREAS, a proposal (Case If 2008-1001) has been submitted by the Church of All Nations to the City Council requesting a variance from the City of Columbia Heights Zoning Code at the following site: ADDRESS: 4301 Benjamin Street LEGAL DESCRIPTION: On file at City Hall. THE APPLICANT SEEKS TIlE FOLLOWING RELIEF: A 21.5-foot front yard prn-king setback vrn-iance per Code Section 9.109 (C). WHEREAS, the Planning Commission has held a public hearing as required by the City Zoning Code on October 7, 2008; WHEREAS, the City Council has considered the advice and recommendations of the Plmming Commission regarding the effect ofthe proposed variance upon the health, safety, and welfare ofthe community mld its Comprehensive Plan, as well as any concern related to traffic, property values, light, air, danger of fire, and risk to public safety, in the surrounding area; NOW, THEREFORE, BE IT RESOLVED by the City Council ofthe City of Columbia Heights that the City Council accepts and adopts the following findings of the Plamling Commission: 1. Because ofthe pmticular physical surroundings, or the shape, configuration, topography, or other conditions ofthe specific parcel ofland involved, where strict adherence to the provisions of this Ordinance would cause undue hardship. 2. The conditions upon which the variance is based are unique to the specific parcel oflmld involved and are generally not applicable to other properties within the same zoning classification. 3. The difficulty or hardship is caused by the provisions of this Ordinance and has not been created by any person currently having legal interest in the property. 4. The granting of the variance is in hm'lTIony with the general purpose and intent of the Comprehensive Plan. 5. The granting of the variance will not be materially detrimental to the public welfare or materially injurious to the enjoyment, use, development or value of property or improvements in the vicinity. Resolution No. 2008-XX Page 2 FURTHER, BE IT RESOLVED, that the attaehed plans, maps, and other infonnation shall beeome part of this varimlee and approval; mld in granting this varianee the eity and the applieant agree that this vm'ianee shall beeome null and void if the projeet has not been eompleted within one (I) ealendar year after the approval date, subjeet to petition for renewal of the permit. CONIDTIONS ATTACHED: I. The Chureh of All Nations shall submit a plan to restore the right-of-way and area between the property line and the approved parking setbaek with landseaping by June 1,2009. The City Engineer shall approve said plans. 2. The Chureh of All Nations shall supply the City with a letter from the Riee Creek Watershed Distriet approving the parking lot resurfaeing projeet. Passed this day of Oetober, 2008 Offered by: Seeonded by: Roll Call: Ayes: Nays: Mayor Gary L. 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God has told you, 0 mortal, what is good; and what does the Lord require of you but to do justice, and to love kindness, and to walk humbly with your God? The Birth of a Multicultural Church One of the reasons I was asked to preach is to share with you the amazing things that have been happening at Church of All Nations in Minneapolis, MN, the congregation I am so privileged to lead. In January of2004 a group of mostly second generation Christians ofa Korean immigrant church in the Twin Cities was blessed by our "mother church" to launch a multicultural conmmnity called Church of All Nations. We were chaTtered with great fanfare, but no one knew if a hundred mostly young Korean-Americans could actually become a Church of All Nations; many thought the mune was a bit premature, if not presumptuous. Today, we have an adult membership and worship attendance of about 250. We are currently 32% Asian, 37% white, 20% black, and 10% Latino, with over 20 nations represented in our ,membership. Our pastoral and teaching staffincluues people who hail from Korea, Kenya, Sudan, Brazil, Japan and the US (both Euro- anu African Americffil). Our session also reflects the major racial ethnic groups of our congregation. We are one of a handful of congregations in the US with no ethnic majority and sizable groups of the four major racial categories of white, black, Asiffil and Latino. But we actually have even more denominational diversity than ethnic diversity, and draw as many Catholics, Episcopalians ffild Lutherans as we do Pentecostals, Baptists and Evangelical Free. Our higWy visible commitment to ecumenical unity may be one reason why most of our new members have no Presbyteriml background. We seem to draw equal numbers of "evangelicals" and "progressives," RepublicffilS and Democrats, traditionalists and dreamers, and a lot of what I call "posts" - those who see themselves as post-modern, post-ideological, post-denominational, post-foundationalist, post-missional and post-emergent - we're even post-trendy. From the begi1l1ling, the crafting mld nUliuring of our congregational identity was seen as paranlount. Our central mission is to do the ministry ofreconciliation, and it is happening in all kinds of wonderful ways here. For instance, in JanuaTY of2006 we moved from our "mother church" to a declining white PCUSA congregation founded in 1884 called the Shiloh Bethany Presbyterian Church in an urban suburb called Columbia Heights. Seven months later Shiloh Bethany had a congregational dissolution and all of their members became members of Church of All Nations, handing us the keys and the title to the building. Reason for request In Febmary of 2008, the Columbia Heights Fire Department inspected Church of All Nations and deemed the church to be in violation for having an unsafe parking lot. Potholes needed to be filled and emergency vehicles needed access without obstruction. By God's grace, Church of All Nations received a building improvement loan from the Presbyterian Church (U.S.A.) to fix our leaking roof and repair the parking lot. At the same time, a member of our church volunteered to help lead our church in laying a cement parking lot. With the rising cost of gasoline and asphalt, and with most of the labor coming from our own member volunteers, the cement turned out to be the most cost-effective way to repair and replace the parking lot. In 2006 the Church of All Nations merged with Shiloh Bethany Presbyterian Church in its current location. YVhile the propelty was on a beautiful spot overlooking Silver Lake, years of deferred maintenance on the property created an overbearing burden on the small congregation. The Church of All Nations is a vibrant community representing people from over 20 nations, many denominational traditions, multiple generations and diverse socio-economic backgrounds. We are today 37% white, 32% Asian, 20% black and 10% Latino, and we are committed to doing the ministry of reconciliation so that all God's people can learn to live together in love, harmony and mutual understanding. Only by God's grace and the goodwill of our diverse congregation have we been able to completely replace the roof, a 50 year old boiler, and the entire parking lot. We are a growing congregation committed to helping Columbia Heights be a good, safe and prosperous place to live for all. At the same time that we replaced an asphalt parking lot that had twned into nothing more than mud over 50 years, we also laid new drain tiling and appropriate grading. The overall footprint of the parking lot is smaller as it has shmnk in overall size. We've achieved tins by implementing a one-way angled parking as opposed to the straight-in parking we used to have. We've stopped erosion of asphalt, rock and dirt that continued to go into the city park, the neighbor's yard, our basement and Silver Lake. At the end of our project, the Fire Inspector commented that he was surprised at how durable and safe the new parking lot seemed to be. While we covered over some green space we previously had with concrete, we also removed part of the asphalt and created more green space that had not previously existed. So in tenns of overall square footage, we now have more green space than we had before. Our parking lot is more environmentally responsible than ever before. In the past, we suffered from vandalism, theft, dmg use, teenagers making out, and garbage-dumping in the back pmt of the parking lot which was overrun with branches and weeds. All ofthat has completely disappeared with the completion of our new parking lot, and we believe that the police can attest to that. In this time of declining property value, we have definitely contributed to the attractiveness of Columbia Heights with our many significant improvements in safety, aesthetics and environmental stewardship. Our neighbors have literally gone from complaining about our parking lot to praising and thanking us for a job well done. The parking lot varies from code between our two exits (one for the turn-around and one for the one-way main parking lot). We currently have a few spots in the city's right-of-way, and the variance we request is approximately a IS ft setback variance from the road (we are currently working on marking the property lines); the setback limn the road should be 25 ft, and our planned green space would be approximately lOft from the road. Where there was once green space, we converted the area into parking (handicap and standard) without knowing about the code restrictions; this was a change during the project and was not an intentional oversight of the Building and Planning office. The previous green space varied from the code before the code was written. Our request is that we be allowed to retul'D the front pOltion of gl'een space to the line that was established by the other green spaces (approximately a 10 ft setback) along Benjamin Street, We plan to add a I'etaining wall stl'Uctnre that will enhance the aesthetics of the parldng lot by having an incline with greenCl"y to cover more of the lot fl'om Benjamin Street traffic, Also, since there is a sewel' drain beside that space, we would like to offer to I'eplace 01' repail' any damage that needs to be done to that space if any sewage repair needs to OCCIII' in the future by the city, Church of All Nations is committed to being a helpful and constructive part of the increasingly diverse community that Columbia Heights, and indeed, all of America, is becoming. We sincerely request a respectful and mutually beneficial relationship with the city for the advancement of our life together. 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