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STATEMENT of JUSTIFICATION for SPECIAL USE PERMIT Chapel Of STATEMENT OF JUSTIFICATION for SPECIAL USE PERMIT Chapel of the Cross 304 E. Franklin St. Chapel Hill, NC Chapel Hill Township, PIN 9788-57-0788 Revised June 20, 2011 Introduction Chapel of the Cross requests a Special Use Permit (SUP) for the subject property to allow re- development of a portion of the property for expanded Church facilities. The property consists of a single 1.55 acre parcel situated on the south side of East Franklin Street diagonally across from Pickard Lane. The UNC-Chapel Hill campus adjoins the property to the east, south, and west. Morehead Planetarium lies to the southwest, with its front parking lot situated immediately west of the church property. To the east is Spencer dorm, which is bounded by Raleigh Street further to the east. Coker Arboretum lies directly to the south. Several sorority and fraternity houses are situated across Franklin Street opposite the church property. The property is currently zoned OI-3 and lies within the Franklin-Rosemary Historic District. No other overlay zoning district exists on the property. In conjunction with the SUP application, the church also requests a Zoning Atlas Amendment for the property from OI-3 to TC-1(C), in order to accommodate the necessary floor area for the proposed facilities. The subject property is currently used intensively for Church, Church outreach, and community activities. The Church has been an integral and important part of Chapel Hill since the mid-1800s, even before the existing chapel was consecrated in 1848. As the parish has grown and required larger facilities to serve its parishioners and carry out its prolific ministries, new structures were added in 1916, 1925, 1958, and 1993. Also, significant renovations to the facilities were made in 1979 and again in 1993. In 2001, the Church identified the need for additional planning and implementation for facility improvements which would bring all non- worship facilities into an adequate proportional space relationship to the two existing worship spaces and the congregation size. The 2001 study emphasized the need for a fellowship hall which could accommodate a reception following a service, wedding, or funeral in the larger church. The current SUP application reflects these identified needs, and represents the collective planning efforts over several years by scores of people who are intimately familiar with Church needs, programs, and mission. In planning for the future, Chapel of the Cross has affirmed its long-term commitment to downtown Chapel Hill. The Church’s downtown location is integral to its identity, conducive to its overall mission, and critical to its specific ministries. Approval of the requested SUP 1 application will allow the Church to expand and improve its ability to serve the parish, the University, and the larger world community, from the Church’s current downtown location. Justification The Applicant believes that the requested SUP modification is justified by all of the required findings prescribed in The Town of Chapel Hill Land Use Management Ordinance (LUMO) Sec. 4.5.2. Evidence in support of these findings is presented as follows: Finding # 1: That the use or development is located, designed, and proposed to be operated so as to maintain or promote the public health, safety, and general welfare. General The proposed improvements to the church property will promote the public’s general welfare in several important ways. The church buildings and grounds will continue to be a safe and healthy environment for parishioners, visitors, workers, and students, in accordance with all applicable zoning, building, health, and life-safety codes. The improvements will consist of the removal or renovation of some existing facilities that do not meet standards applicable to new construction; and the construction of new facilities which will fully meet current requirements. In this way, the improved facilities will provide a higher degree of safety, accessibility, and environmental stewardship than is currently available in the existing facilities. Church facilities are also used extensively by organizations and for activities not directly related to the Church, such as Alcoholics Anonymous – Orange, the Girl Scouts and Boy Scouts of America, and English as a Second Language classes, to name just a few. Over 30 outside groups are provided space to meet free of charge. In addition, the Church has strong ties to the University’s students, faculty and staff through a number of University and related ministries. These provide numerous means of positive impact on students and others who are affiliated with the University. In these ways, overall public health and welfare are promoted and supported by Church activities, and by the use of Church facilities. Emergency Services Fire protection and “first responder” emergency services will be provided by the Town of Chapel Hill. The Town’s Fire Station #1 is located approximately one-half mile from the site, as measured along Columbia and Franklin Streets, the most likely approach route to the site. The new buildings will be equipped with a fire suppression sprinkler system, and will be designed using conventional fire-prevention and fire-management strategies. The site and building plans will be reviewed and approved by the Town’s Fire Department, to verify conformance to applicable life-safety regulations and standards. 2 Utility and Solid Waste Services The Church facilities will continue to be served with public water and sanitary sewer service by the existing connections to OWASA utility systems, meeting all public health standards related thereto. Solid waste collection for the facility will be provided by the Town of Chapel Hill, and collection of recycled material will be provided by the Orange County Solid Waste Management Department. Solid waste management and recycling methods and facilities will be reviewed and approved by both of these agencies, for conformance to all applicable regulations and standards. Traffic Generation General The Church expects that only a small amount of additional traffic will be generated by the proposed improvements, because seating capacity in the two primary worship spaces will not be expanded. Further, due to the unique conditions associated with this property, and the off- peak demands related to typical Church activities, the additional traffic demands will be adequately accommodated by existing public street infrastructure, public and private parking facilities, and the existing network of pedestrian walkways. Background Data The Church currently has two separate sanctuary spaces, which are rarely used at the same time. The larger sanctuary seats a maximum of 400 people, and the smaller chapel seats a maximum of 138 people. Both sanctuary spaces will be retained, and neither space will have increased seating capacity as a result of the proposed improvements. The Church’s peak attendance occurs on Sundays, which typically include four or five separate worship services at various times throughout the day. Average Sunday attendance is about 850 people, with a maximum of about 400 people in any one service. Weekday activities at the Church are much less intense. They include pre-school activities, mid-week services, and a variety of small-scale meetings for various Church ministries and for community groups loosely affiliated or unaffiliated with the Church. A significant percentage of attendees are students or other nearby residents who walk or bike to the property. Overall, the Church estimates that about 25 % of attendees walk or bike to services, rather than using an automobile. Increased Traffic Demand The estimated number of new vehicular trips generated on Sundays due to the proposed site and building improvements is 102 trips (51 round trips). This increased demand will be dispersed over the multiple services throughout the day, rather than being concentrated for a single service. 3 Traffic Modes and Impacts Since the Church is located on a compact downtown property, a relatively small number of onsite parking spaces are available onsite. Therefore, only a small fraction of the vehicular traffic generated by Church activities actually occurs onsite. As a practical matter, the vast majority of vehicular traffic generated by Sunday Church activities does not present itself to the site as vehicular traffic at all, but rather as pedestrian traffic. In this context, the additional trips generated by proposed improvements will not represent increased vehicular pressure on the site itself, but rather, on the general downtown area surrounding the site. Since the small amount of additional Sunday traffic will not coincide with peak-day or peak-hour background traffic, traffic impacts from proposed improvements will be relatively small and insignificant. Parking The site currently provides several bicycle parking spaces onsite. These facilities will be re- designed in appropriate numbers and locations, to encourage and accommodate biking as a viable means of transportation to and from the property. The proposed improvements will result in the loss of a few onsite automobile parking spaces, but onsite parking is not as critical for this site as it would be for a church located in a more suburban area. For this site, the majority of automobile traffic generated by Sunday activities currently parks in dispersed locations throughout the area surrounding the Church property, including the adjacent Morehead Planetarium parking lot, in designated on-street parking spaces along Franklin Street
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