CITY COUNCIL AGENDA ITEM
ACTION REQUESTED:
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Pass the ordinance approving a minor change to the conditional use for Alleluia Lutheran Church at 4055 Book Rd - DEV-0011-2026
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Isaac Marlott, Assistant Planner
BOARD/COMMISSION REVIEW:
PZC review is not required for this request. The petitioner provided the required notice (mailed written notice; sign posted on the property) in accordance with Section 6-3-5 (Procedures for Processing Petitions) of the Naperville Municipal Code.
BACKGROUND:
The subject property is located at the southwest corner of 103rd Street and Book Road and comprises approximately 9.6 acres. The property is zoned R1A PUD (Low Density Single Family PUD) and is improved with the church building for Alleluia Lutheran Church and a surface parking lot containing 322 spaces.
In 1995, the City Council passed Ordinance No. 95-021 approving a conditional use for a religious institution in the R1A District for Alleluia Lutheran Church as part of an annexation agreement.
Staff supports the requested minor change to the conditional use as the proposed changes will be indistinguishable from the current conditions and are not proposing any conflict with the existing use.
DISCUSSION:
The petitioner and property owner, Kyle Halkerston and Alleluia Lutheran Church respectively, have submitted a petition for approval of a minor change to the existing conditional use, pursuant to Section 6-6A-3 (R1A District: Conditional Uses) and Section 6-3-8 (Conditional Uses: Minor Changes) of the Naperville Municipal Code, to allow for The Studios Performing Arts business to lease and occupy space for musical theater instructional facilities and a performance space within the existing religious institution.
There are no proposed changes to the site plan nor are there any modifications being made to the exterior of the existing structure. The scope of work includes interior renovations of pre-existing office and community gathering space. The existing space will be converted from office/meeting space to office space, two small studios, and a performance hall. The petitioner has expressed interest in permanent exterior signage subject to the conditions of Section 6-16-5. Otherwise, the proposal would be indistinguishable from the existing site conditions.
The site currently accommodates 322 parking spaces in the surface parking lot. The petitioner provided in writing a brief on the proposed hours of operation demonstrating no anticipated conflict with the existing use as a religious institution. No parking entitlements are required as part of the proposal.
The prior use of the space is depicted on Exhibit C and included the following: community room (5,177 SF), meeting rooms (2,176 SF), and office space (872 SF). The proposed theater space totals approximately 8,229 SF and is depicted on Exhibit D in the attachments.
The proposed use is not in conflict with the original PUD and conditional use approvals granted in Ord. 95-021 that allowed the initial development of the property as a religious institution. Per Section 6-3-8:5.2.4 A Minor Change is appropriate for “any alteration of approved conditions applicable to the conditional use.”
Staff is supportive of the minor change to the conditional use as there are no exterior site modifications and the interior changes will be indistinguishable from the existing conditions. The proposed theater use is not in conflict with the underlying zoning district nor the existing PUD, and the petitioner has provided assurances that the operation will not create parking conflicts with the existing use as a religious institution.
Findings of Fact
The petitioner’s responses to the Standards for Amending a Conditional Use can be found in the attachments. Upon review, staff agrees with the petitioner’s findings and recommend their adoption by City Council.
Key Takeaways
• The petitioner requests a minor change to the existing conditional use to allow for The Studios Performing Arts to lease and occupy space for musical theater instructional facilities and performance space.
• Staff supports the requested minor change to the conditional use as the proposed changes will be indistinguishable from the current conditions and are not proposing any conflict with the existing use.
FISCAL IMPACT:
N/A