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| Benjamin Belfiglio | 7/2/2012 10:12:12 PM |
| I live above the Rabbit Creek Community Church, off Goldenview. As others have commented, the biggest question is why was this plan approved when nothing has changed since their last attempt to expand was denied. There is insufficient infrastructure to support any project associated with a high volume of traffic directly off Rabbit Creek Road. This would be true of any major project whether it be a church, store, private school or entertainment venue. Water, sewer, traffic, noise and light pollution are all major and legitimate concerns for the residents of Rabbit Creek. Any project this size also does not blend in with the residential community the area is zoned for and adversely affects the current residents many who have been in this area for over 20 years. Specific Concerns: Traffic: Any project that has the potential to cause a number of cars waiting to turn right when coming down Rabbit Creek, has the potential to create multi-vehicle accidents in the winter when roads are icy. In addition, in the 3 years I have lived in this neighborhood I have seen several car wrecks along Rabbit Creek, even in summer months. It is simply too busy a road to accommodate large projects. Water: If the well test drained the neighboring wells, than the church should not be allowed to expand. As a residentially zoned area, any project which adversely affect a family's ability to access an adequate supply of water should be disallowed. Sewer: The amount of sewage s less of a concern since they can have the holding tank pumped more frequently, but could have consequences if they fail to properly maintain it. Noise, air and light pollution: More traffic and larger gatherings means more noise and more concentrated car fumes, especially in winter when folks are using auto starts. Also residents choose this large lot neighborhood to have a feeling of nature and solitude around their homes, towering parking lot lights and idling cars are not conducive to maintaining the character of the neighborhood. Rabbit Creek Community Church should stay a reasonable sized community church and facility, if they want to expand to the size they desire, they need to find a location with better infrastructure. I can understand their frustration, with a church just off Old Seward Highway also making a major expansion but that location is superior for many of the issues, especially concerning traffic. | |
| John Glotfelty | 7/2/2012 5:14:29 PM |
| Pay attention... they are lying to you! Do not let the term "Church" fool or intimidate you! They are an incorporated business! They are ruining our neighborhood and my home value by destroying our aquifer! | |
| Christina Froiland | 7/2/2012 5:11:24 PM |
| The road is not wide enough for this project. The Church has not been truthful with the authorities or the neighbors regarding their water and wastewater needs. Nor are they being forthright with their plans to build a school. Please protect the neighbors and drivers and stop this expansion forever! | |
| Wayne Skidmore | 7/2/2012 4:08:53 PM |
| I'm submitting these comments as Upper Hillside property owner. This decision should be easier than it has proven to be. In 2004, the Church sought approval for a similar addition. In 2006 the Planning Department, after close examination, much public before the PZC and a lengthy appeal process, denied the Church application. Although this proposal is very slightly smaller, there really isn't much substantive change. Impact on private wells in the area was a very big concern with the earlier expansion. One thing that is new and very important this time around is that a well draw-down test has PROVEN that the water demands of this facility WILL (not might) be detrimental to private wells in the area. This expansion is simply much too large for this neighborhood and, like the proposal that was denied in 2006: > Is out of character with the surrounding R6 neighborhood. > Is not consistent with the Anchorage 2020 Plan. > Will create serious traffic loading and safety issues. > Will create light and noise pollution issues which will have a detrimental impact on the quality of life in the neighborhood. > Will negatively impact nearby private wells and septic systems. > Will create issues with a large amount of storm and snow-melt runoff. > Will negatively impact the value of nearby private property. > Should be denied again! Thank you. | |
| Beth Glotfelty | 7/2/2012 3:33:35 PM |
| July 2, 2012 Dear Planning and Zoning Commission, The intent of this letter is to address several concerns regarding the expansion of the Rabbit Creek Community Church (RCCC) and to reveal issues that, to my knowledge, have either not been investigated or resolved. The main issue with the RCCC expansion it that there is no city water or sewer available to the area of RCCC on lower Rabbit Creek Road. The RCCC is supplied by one Class C well, which provides 5 gallons per minute. They also have a 4,000 gallon holding tank for wastewater which sits about 160’ feet from their well. They want us all to believe that this system will be sufficient for 732 parishioners x 2 on Sundays (1464 total) and however many people they decide to have at their facility on weekdays—which is a number that we have thus far been unable to get them to disclose. My interest in this stems from concerns about the water supply to my family home. Our home is about 400’ from the RCCC and was one of the SIX wells that failed during their December 2011 well draw down test. All the wells that were affected are within 1000’ of the RCCC. Thankfully, the Anchorage Planning Department, Jillanne Ingles, commissioned a review of the situation by Scott R. Wheaton, WMS and Principle Watershed Scientist for the Municipality of Anchorage. In his preliminary report dated April 25, 2012, Mr. Wheaton stated... “Pump test and aquifer characteristics information provided by the church is contradictory and suggestive of some error in either interpretation of the church aquifer’s confined nature or in analysis of the pump test results. These uncertainties are confounded by lack of observation wells suited to assessing hydraulic characteristics of the church aquifer and to lack of description of explicit application of methodologies/aquifer test models suited to accounting for actual pump test conditions.” The fact the Principle Watershed Scientist for the Municipality of Anchorage admits the RCCC testing is insufficient to move forward AND that SIX wells failed during the pump test should be sufficient to stop the expansion until city water can be brought to the site. In my efforts to save my families water supply and home value, I have done extensive research on the RCCC expansion project, the area aquifer, Department of Environmental Conservation (DEC) regulations, Department of Natural Resources (DNR) regulations and the Municipality codes. I have also been among the Rabbit Creek Neighbors group that has hired three leading hydrogeologic experts to evaluate the water concerns, and a land use lawyer to help navigate the regulations and deadlines. Despite all this effort and expense, there are several questions which I have not been able answer and I would like to present them for your consideration. I trust you will look into these issues before approving the RCCC expansion; and that you thoroughly understand the ramifications to the lower Rabbit Creek area and the City of Anchorage if the RCCC site plan were to be approved. 1. The DEC requires that one use the maximum occupancy of a building when calculating anticipated water needs. How can the RCCC, at its maximum of 732 persons x 2 on Sundays, be supported by a 5 gallon per minute well? 2. With the number of persons attending the RCCC on a regular basis, why don’t they have a Class A well? 3. Even if the RCCC had an engineered water holding tank that could support their 1464 persons on a Sunday, can the aquifer support the neighbors and what could be RCCC near continuous draw down of the aquifer to keep the their holding tank full? 4. The RCCC has records that indicate a weekly wastewater pumping of at least 3,000 gallons. This means they are using on average 428 gallons per day (although most of this is on Sunday yet averaged out over the week). They only have water rights for 250 per day. Is this allowable? As far as I can tell this may make them guilty of a misdemeanor as per the DNR regulations... "Anyone who diverts, impounds, or withdraws a significant amount of water for use, without a permit, certificate, or authorization is guilty of a misdemeanor (AS 46.15.180). A significant amount of water is defined by 11 AAC 93.035(a) and (b) as: • The regular daily or recurring consumptive use of more than 500 gpd from a single source for more than 10 days per calendar year; • or any water use that may adversely affect the water rights of other appropriators or the public interest.” 5. My well’s water rights are for 500 gallons per day, obtained in 1974. The RCCC has rights to 250 gallons of water per day, initiated in 1985. Does this protect me at all against their current and future overuse of the aquifer? 6. The RCCC plans on increasing their occupancy by 433 people (299 pre-expansion to 732 post-expansion = a 145% increase). These increases will more than double their water usage. Will they then be able to use over 1,000 gallons per day of water? Can this be supported? 7. How does the aquifer in question recharge? 8. If the RCCC is hauling all its waste water away, and that water was intended by environmental design to recharge the aquifer, is that constant take and no give contributing to aquifer failure? 9. What is the nature and interconnectedness of the aquifers in the area? 10. The RCCC claims on their application to the DEC that they will not increase the waste water production yet they plan on more than doubling their capacity. How does that work-- two and a half times the people, yet no more waste? 11. With their current numbers, the RCCC records indicate the need to pump 3,000 gallons per week of wastewater from their 4,000 gallon holding tank. Thus far in 2012 they have been approved to maintain this size tank, even with the expansion—although they did not inform the DEC of their eventual occupant numbers with the expansion. The RCCC states that they are only meeting on Sundays and holidays. Therefore, most of this waste must be from Sundays and Holidays, with a small amount on the other days of the week. If they are increasing in size by 145% and currently producing about 3,000 gallons per Sunday, how is 7,350 gallons of waste going to fit into a 4,000 gallon tank until the pump truck comes during the week? 12. How can I be assured that I will not lose water if the RCCC expands, or even now with their over use of the aquifer? 13. Lastly, this year alone, as a neighborhood we have spent more than $25,000 in protecting our homes/wells from the Church. How can we prevent having to do this over and over for the next several decades? When will the City decide that enough damage has been done to the neighborhood by the Church, and prevent any future expansion possibilities? Is my best bet to file an injunction as recommended by the renowned hydrologist Dr. Christensen (see the appellant’s brief), and/or to file a lawsuit against the RCCC and the City? What would you do? Your attention to this matter and these questions is much appreciated! We, as a neighborhood, feel like David fighting Goliath. Imagine if this were in your backyard. It is frightening and exhausting! Sincerely, Beth Glotfelty | |
| Yvonne Goldsmith | 7/2/2012 3:24:22 PM |
| I oppose the proposed expansion of the Rabbit Creek Community Church because I do not agree that ingress and egress from the site are adequate. The church's drive is located near the bottom of a steep hill on Rabbit Creek Road. This raises major safety issues in the winter. The PZC has directed the Traffic Engineer to review ingress/egress during peak periods to ensure safety and access. Safety should be reviewed for winter driving conditions. | |
| Mary Wondzell | 7/1/2012 9:56:52 PM |
| Planning and Zoning Commission Case 2012-028 06 CHURCH REGULATIONS NEED TO BE CHANGED TO MEET PRESENT CONDITIONS Rabbit Creek Community Church(RCCC). By doubling their size again, they will be adding 17,399 square feet to their existing building of 18,861 square feet. A total of THIRTY FIVE THOUSAND, TWO HUNDRED AND SIXTY SQUARE FEET building which will destroy what is now left of some neighbors view of the Inlet. The size of this building equals Inlet View School, with 220 students. Our public schools require 8 acres of land, but despite that, there are still lines of traffic on main thoroughfares waiting to enter school grounds daily during school hours. RABBIT CREEK BAPTIST COMMUNITY CHURCH HISTORY. 1982 Moved a two story house on their lot equaling roughly 5300 sq ft. 1987 Added office and reception area. 1993 Added an auditorium, 6 classrooms, and large kitchen. 2005 They lost their Appeal to again double their size by adding classrooms and a gym.. At that time we learned that the church had unknown to us, bought two lots(2.5 acres) east of their building on Rabbit Creek Road and were planning to clear cut the area and expand their building. When current Head Pastor Mark Goodman said five of the six classrooms they had previously built were now being used as offices, I was shocked; Church business was expanding so rapidly that additional offices were necessary and better used as offices rather than children’s classrooms. Children now have to use hallways when they study. Rather inconvenient for the children. 2012 Now we have another appeal, which DOES NOT INCREASE THE ACTUAL AREA OF WORSHIP, but adds 10 classrooms with lockers; a Nursery & Toddler room; 2 additional worship areas roughly 27x35ft and 45x35ft plus a very large Ponding area where people can drink, mix and talk. Below is a rough comparison between the past and present definitions of a church. RURAL AREAS RURAL AREAS 1800’s – 1980’s PRESENT TIME 1 Pastor Pastor in Charge very charismatic, around 50 yrs old Head Pastor paid high wages 4-7 other Pastors. Bible Sermons Carefully designed to hold peoples attention with short skits. 20+ minutes Less than 20 mins. Pastor works to support 4-7 pastors. family. Board often disagreed A Yes Board Hymns 30+ minutes 20 mins with short entertaining skits, modern music, loud using Low volume high tech electronics. 2-3 Sunday sermons entertaining and carefully designed to hold people’s attention. A few members help 50% of members paid to assist running church Small church Church expands rapidly. Used all week. Main focus on young Used only on Sundays mothers, in their 30-40’s, plus children and youth No set site required Seek dominant site in a lucrative area well educated young parents who bring expertise and money. Modest local support Explosive growth, focus on collection(RCCC $13,000/weekly) Collections sparse. donations, goals. Non-Profit status allows members to make large tax exempt donations. Roughly 50% of members work in church. Most churches do not pay Taxes. Concentration on Worship Concentrate on building vitality, by using entertainment. Keep in constant touch with members using modern technology such as e-mail, websites, face book, texting, phone calls, online church services, blogging, streaming, twitter. Some even do pod casts. . NEW MEGA or MALL TYPE CHURCHES 1) Advertisements encourage church leaders to attend training sessions put on by other Mega Churches, on how to obtain money at low interest rates to build mega churches that draw TWO THOUSAND OR MORE IN TOTAL ATTENDANCE. 2) Many are not college trained ministers, but are very charismatic leaders around 50 years of age, with strong affable personalities. 3) A steady growth pattern is part of the phenomenon, with about 8% growth per year. 4) They are interdependent and usually part of a denomination, network or association of churches, and make enough money to stay solvent, although many spend half of their intake on paying members who work in the church. The RCCC church is backed by the Baptist church. THEY ARE BUSINESSES! THESE BUSINESSES HAVE BECOME CORPORATE AND VERY LUCRATIVE. Millions of dollars, with low interest rates are easily obtained to found new churches. Parsons are trained to look for their building sites in highly visible prominent positions in rural areas where there is growth and expansion; the population is young, well educated and upwardly mobile; land is cheaper; zoning laws less restrictive and easily manipulated. These churches start small, fit in with the rural life style and are accepted by the surrounding neighborhood. A non-Profit Status allows grateful attendees to make large tax exempt donations, helping profits to grow rapidly. Children, youth and young adults are targeted to join, in order to more rapidly attract members. Youths are encouraged and entertained by short well written or canned sermons combined with skits and loud music. Joining in band practices, electronics, media, sound systems, skiing, skating and camping etc. keeps youths interested. Numbers then increase rapidly until a school is built. Then there seems to be no way to stop them from spreading and commanding what were once, nice, quiet rural neighborhoods. A good example is the Anchorage Baptist Temple. When Mark denied building a school, we told him we would believe him if he signed a covenant promising not to start a school for at least TEN years, he said, “NO”. We received the same answer for a FIVE year covenant. As their members increase, and money comes in, they expand every few years, building more school rooms, band, exercise rooms and gyms etc. to meet all the changing needs of their members. These churches are categorized as “Shopping Malls” in that they are designed to meet the needs of many, such as: teenage drop-outs; child rearing; people in the throes of divorce; those having problems with their children; addiction problems; adult educational needs; those seeking a more selective type of education for their children, or many who are just looking for a church that is non-threatening and their kids happily attend. Vitality expands as members become enthusiastically involved in outreach throughout the world and see themselves as “World Changers”. Undoubtedly, meeting the needs of their members is a really good thing. However the leaders are very well paid, skillful and have been taught how to plan well into the future, plus obtain a lot of money in the process. Fortunately for us, the previous Pastor, Terry Hill refused to give an extra 5ft easement along the cut bank abutting the neighbors who were concerned about erosion. They already had their privacy invaded by hearing the church inside and outside their houses. After the church cut down most o the trees on their property, Rabbit Creek Road noise became audible in the neighborhood homes. (8,000-10,000 vehicles daily travel on RC Rd). The Pastor said he would only do what he had to do legally, no more. That unchristian attitude angered all the neighbors, especially those who had already complained about the church loud “hip hop” type of music, the bright colored flashing lights that were left on night and day, even kids wandering around the neighborhood during the summer, etc. Angered, we looked at their 2005 plans more closely and realized they were attempting to build a school with showers and a gym. Which they denied. They continued to deny this until one of their members spoke to me and stated that she was upset because we were blaming the Pastor for wanting to build a school, and it was not the Pastor who wanted the school, but the children who had been asking continually for one. Actually the first time I met Pastor Terry Hill in the 1970’s he talked enthusiastically about opening a church school., Being the mother of five children, I thought that was a great idea as I had attended a Presbyterian Academy and received a good education, but I was thinking of a small school. We are very concerned that once they are allowed to add on all the necessary school rooms to run an actual school in their building we could not interfere with their plans and they would only be required to ask for a simple Traffic Impact Analysis later on, which would easily be granted. They presently have a 732 max occupancy and once they expand, they expect to run two daily services on Sundays plus serve 200 or more children. They already have evening functions daily, except on Wednesday plus other meetings in local homes. Mark Goodman said they already have over $2,500,000 in their accounts, plus a $5,000,000 loan the Baptist Church has Co-signed for them. We believe they can easily afford to buy land halfway between the town and Rabbit Creek, as HALF their members already come from town. This is the second time they have applied to add mainly school rooms, with no addition to their church proper, and again state they have no intention of running a school. However, we find this impossible to believe because Mark Goodman adamantly refused to sign a Covenant stating they would promise not to run a school in their building for 10 years, and refused to sign even for 5 years. Their plans clearly show only school rooms. THESE NEW CORPORATE TYPE CHURCHES SHOULD BE CONTAINED TO LARGER COMMERCIAL AREAS WHERE THERE IS PLENTY OF ROOM TO ENLARGE, WITH PUBLIC WATER & SEWER, AND MOST ESPECIALLY A FOUR LANE ROAD WITH STOP LIGHTS TO PROTECT THEIR PARISHIONERS AND OTHER DRIVERS IN THEIR AREAS. IN RURAL AREAS, THE ACTUAL BUILDING SIZE, AND AMOUNT OF LAND CHURCHES NEED SHOULD BE CLOSELY REGULATED TO CONFORM WITH ORIGINAL R6 INTENTIONS. Again, once a church school is allowed to build and especially to expand and build school rooms, their money making capacity becomes explosive, which allows for continuous expansion, as evidenced below.. HISTORY OF ANCHORAGE BAPTIST TEMPLE Over a Twenty Year Period 1972 Founded their school. 1974 1st addition Built new facilities to hold 1,000 attendees. Old Church used as pre-school classrooms etc. 1976 2nd addition Built $2,000,000 High School with 14 more classrooms, offices, library and gym. 1981 3rd addition Built offices, radio & TV production facilities & trade school. 1984 4th addition Sports Facility that also has a very modern Health Club. 1992 5th addition Acoustically correct auditorium, used occasionally. Where Young musicians perform. The old auditorium used as class rooms. 2002 6th addition Children’s Ministry Center that is specially designed as a School Building with 33 classroooms; Intercom; Cable & Video system; Intruder Protection; Environmental Controls on all doors; Library; State-of-the-arts Science Lab; Orchestra; Band; Choir and Electronic Piano Laboratory. The gym hosts Volley Ball and Basketball games. OTHER MAJOR CONCERNS Having to hire lawyers and other professionals is very expensive, whereas the RCCC has plenty of money to protect their interests. We don’t! If we had received Scott R. Wheaton’s Commentary that was sent to Jillanne Inglis on April 25, 2012, it could have saved us lots of extra expense hiring experts, and saved the municipality, time and money having another meeting. Where WAS the Wheaton report on the church aquifers????? This new type of church which brings in over $10,000 weekly is still not recognized by most as a money-making New Mall Type Church, but instead, because it is a Church, it is seen and treated as a Religious entity. Hence, they have no constraints under our zoning rules except “no impact greater substantially than if the property was used as a residence”. AMC 21.35.020 Definitions must be clarified and changed to protect homeowner/taxpayers. Title 21 should be changed to require public city water and sewers for churches. If they had been, we would never have had these aggravating problems. RCCC has also lowered local property values by cutting off two homeowner’s views of the Inlet. They have also caused extremely serious concerns about aquifers in our region since five nearby wells went dry during the December 2011 RCCC drawdown of their well. We are also concerned this problem will also affect our property values. AMC 21.45.235 G “the church will not have a permanent or negative impact on those items listed in this subsection substantially greater than that anticipated from permitted residential development…” Comments by the Board of Adjustment in denying the 2005 RCCC expansion plans. RCCC 2005 Expansion Plans-Issues in Denying. 2) The church will have an impact greater than residential – Agreed. 4) Used water well issues to deny site plan – Agreed 6) Relied on Anch. 2020 plan in denying – Agreed 7) “Pedestrian & Vehicular traffic circulation” in denying - Agreed 8) Land clearing issues used to deny – Agreed 9) Site drainage & paving used in denying – Agreed 10) Well output & Aquifer supply problems in denying - Agreed BRIEF HISTORY OF SECTION 33, RABBIT CREEK AREA After World War 11, Section 33 in the Rabbit Creek Area was sectioned into 2.5 acre lots and opened to servicemen. These lots were on virgin land that rose from the waters of the Inlet and up into the hills, hence although the lots were of equal size, the actual landscape was varied. Some lots were down on Rabbit Creek, others were partially on steep banks, with few on level ground. The only access to these lots was the Old Seward Highway, unpaved, that ended at Potter. It was simple to find a lot on the map, but much more difficult to walk through woods to find one by locating quarter section markers. Although the area had been surveyed, we had to build the roads using crosscut saws and axes to fell trees, then used the trees to cord the frequent muddy spots etc. We were young, industrious and hardy bunch of people willing to cut our way into our lots, haul water and do without electricity for years. It was difficult work with clouds of mosquitoes relentlessly hurrying us along and keeping us awake at night. In the Fall of 1952 the Alexander, Dunlap and Elmore families collectively decided to stay for the winter m(all or none). Homesteaders, Bill and Katherine Elmore built a small store on the Old Seward Highway where most of the neighbors met, talked and exchanged information. We learned that one person decided to start a bar on his property out here, and THAT caused a lot of discussions that eventually broke down into the fact that we didn’t want Rabbit Creek to become like Anchorage. We all liked living far away from the city (roughly 10+ miles or more) and didn’t want businesses coming in and spoiling it. We learned we could incorporate into an R6 status that would prevent businesses from using Section 33 properties, and did so. We also decided churches as we knew them at that time would be a good thing for our young families. Our churches started in local homes with Lay Ministers who worked in town during the week; were also building homes to “prove up on their property”, and cared enough to share their religious knowledge. As you can tell from this information we are now facing a grave problem in our area – mainly because our understanding of a rural church was vastly different from the recent Mega Churches, with unlimited dollars that have been built in Anchorage. Thank you for taking the time to read this. Respectfully, ___________________________ Mary Wondzell Attached: RCCC Financial Report for the month of March 2012. Churches, ministries & Religious Org./nonprofitlegal center. Bibliography: Hartford Institute for Religion Research. Exploring the Mega Church Phenomena: Their Characteristics and Cultural Context. Scott Thumma, PhD. Insights into Religion. Take Action: Include Children In Your Worship Service. Church Loans/Church Financing/Mortgages for Churches/Refinance Loans/M and J loans LLC/ | |
| Ted Wellman | 7/1/2012 6:34:31 PM |
| These comments supplement the my prior testimony. As the owner of property near the proposed expansion, I object for several reasons which affect my property. First, there is no public sewer and the site cannot handle a sewer system. If I understand from the Church's representative, the on-site holding tanks must already be pumped everyday. That is not practical in the winter and such an expanded structure should not be built except on public sewer systems. Overflows are going to cause health problems. Second, the site has no public water system and there is inadequate water in the aquifer. While engineers may disagree between each oth about the adequacy, one thing is clear. When they did a drawdown test which the engineer admits was shorter than normal, several surrounding residential wells dried up. The most immediate neighbor to the east had two well pumps burn up during the test and other users in the same aquifer suffered well problems at the very time the test was in progress. No large building should be placed off the city water system when it dries up the neighbors wells. Third, the intended use has been misrepresented. The church maintains it is not a school, at least in this time but the church newslatter to its members sasy otherwise and the building has classrooms and lockers. Finally, the church causes traffic problems on an already dangerous Rabbit Creek Road. In summary, I oppose the expansion becasue of lack of water and sewer, because it introducesa school to a residential area without traffic capacity, and the use is incompatible to surrounding uses. A mega church has no place in a residential area without city water and sewer. | |
| Sylvia Merryman | 7/1/2012 2:51:28 PM |
| My husband and I owned this property at Merryman Subdivision since 1968. We have submitted our opinions to the Municipality several times with the same issues . These are valid concerns from ALL of the surrounding neighborhood. Water and traffic are probably the top of the list.Are you even listening to our concerns ? Are there people on the Municipality zoning and platting Dept that are affiliated with the Rabbit Community Church? I can't believe you are not listening to these valid concerns. When we built our house in 1984 on lot 2 of Merryman Subdivision we complied to ALL of the regulations required by the Municipality of Anchorage Zoning for R6 zone. We were not given any waivers. Now in 2012 we have concerns that negatively impact our neighborhood and your zoning dept is absolutely digging your heels in to allow such action by the Rabbit Community Church. Keep in mind I am a born again Christian and have absolutely nothing against the Christian religion. I AM against the errection of this building. Do we need to look into a certificate of need for schools? We should! I'm sure you would find there is no need for another school building. It is infact a "school building with lockers, showers and class rooms. Our plans for our retirement home on lot 1 Merryman subdivision would be destroyed. We would not be able to have a well since the aquaphor will have been compromised by the water demand from this new facility. will you please listen to this plea from the surrounding neighborhood? | |
| Kimerly Felger | 7/1/2012 11:18:17 AM |
| Dear Sirs and Madams I have many concerns with regards to the proposed expansion of Rabbit Creek Community Church. They are as follows: 1. Water concerns-The draw down test to evaluate adequacy of water supply was not properly conducted in several aspects as evidenced by the report submitted from Ronald Christensen Professional Civil Water Engineer. And indeed, at least 3 neighbors have been adversely significantly and adversely affected with either the failure of their existing and long-standing wells in the short term as well as noticeable and detrimental reduction of their water supply in the ensuing months. While I can not personally pinpoint an exact starting date, I have noticed an intermittent drastic drop in my water pressure. Today is Sunday, Church is in session, and I have insufficient pressure to take a shower. If this was your well, you would have grave concerns regarding this project! 2. Waste water- The soils on the church property do not perk making it necessary for the use of holding tanks for sewage and waste water. Apparently the current system requires pumping at least once a week.. In application for expansion of this system there is discrepancy with regard to the numbers of people the church will be housing. The church has provided some numbers stating 300+ people, and others stating 700+ people. There will also apparently be holding basins for storm water run-off as well, but the problem remains the same...the soils are compacted clay and will not absorb the run-off. In the winter, at the worst curve in the road after a long and steep down-hill grade, there is a very nice sheet of ice, and in the spring, a very nice small pond which makes that area a danger zone. Which brings me to the problem of traffic. 3. Traffic-Rabbit Creek road is a narrow, two-lane road with small shoulders. A relatively high volume of traffic travels this road, and it is dangerous in the best of times for several reasons. It has several steep grades as well as a significant curve at the end of a steep down-grade. NO ONE travels the posted speed limit which is 45 mph. If one is traveling down the hill and would like to turn right (north), traffic behind them crosses the double yellow line into the opposing lane even with visible traffic in the opposing lane. Traffic coming up the hill trying to turn left (north) must pray to God that the person behind them does not rear-end them as they slow down or stop to make the turn. Often times, these issues are compounded by pedestrians or bicycles on the shoulders, school buses picking up children, or moose on the shoulders. Between the house of 7:00am and 9:00am it is almost impossible to turn out from the residential neighborhoods onto Rabbit Creek road. Now add all the cars dropping off their children to a proposed pre-school which is situated just before the aforementioned curve...the picture should be clear! The reverse is true in the evening. I would invite the committee members to take a trip up to Bear Valley during peak hours and try to turn into and out of the church parking lot in order to get the full picture! 3. The Building- why is the church not required to bring the current building up to code included in the scope of this project? What other building in Anchorage of this scope and housing this many people at one time does not have public water and sewer as well as an adequate traffic plan? The church has stated in previous public meetings that youth activities will include such things as concerts and tournaments. We, the tax-paying neighbors, would like to come home to peace and quiet after earning the money for those taxes at a long day's work NOT to concerts and tournaments! Indeed the current neighbors have already been affected by drum-playing and large screen TVs playing 24/7. There are more issues that could be addressed. In closing, thank you for your kind attention to the issues brought forth. Sincerely, Kimerly Felger | |
| Sharon Hoffbeck | 6/30/2012 9:55:51 PM |
| I have lived on Rabbit Creek Road for 37 years. The large majority of us must depend on wells to provide water to our homes. Allowing the Rabbit Creek Church to expand will monitarily impact the property owners surrounding them significanlty and should not be allowed. If this church is allowed to continue, they, as well as the municiplity, should be held monitarily accountible for any damages to surrounding property owners. Please do not allow this expansion to continue. Thank you for your time. | |
| Vasilios & Cathy Copadis | 6/30/2012 10:58:49 AM |
| We live in the Goldenview Park Subdivision and travel on Rabbit Creek numerous times during the day, everyday. We are opposed to any expansion of the Rabbit Creek Community Church, as it will inevitably cause major traffic problems at the bottom of the Rabbit Creek Rd. hill where the church is. This could cause numerous traffic accidents to occur in the winter months wihen the roads are slick. WE ARE OPPOSED TO THEIR PROPOSED EXPANSION. | |
| Joan Diamond | 6/29/2012 4:00:55 PM |
| Rabbit Creek neighborhood has no infrastructure of roads to handle safely the concentrated traffic from a new school attached to the Rabbit Creek church. Rabbit creek road is a state road and DOT has no plans to upgrade road in the future to handle the increase in traffic. As a winter city with steep slopes at the church site, public safety is the biggest threat. The church must find a more developed area with water and sewer as well as roads already established so that the surrounding neighborhood is not compromised. In addition, rabbit creek already has difficulty with shallow water tables and sensitive on site services. It has been established that well draw down tests for to church site have threatened the wells of the adjacent properties. The church is aware of this threat and should not build out for a school. | |
| Sandra Erber | 6/29/2012 2:02:21 PM |
| Dear Sirs, I have lived in the Rabbit Creek area for 22 years. As new homes have been built over the years the traffic on Rabbit Creek Rd has become very heavy and extremely dangerous. I intersect Rabbit Creek Rd at the Old Seward Hwy. There have been many times, I must wait approx. 5 minutes to safely pull on to RC Rd. To my knowledge the Rabbit Creek Church underlying intention with their expansion is to have a private school......I feel this will create extreme danger for all residents of the Rabbit Creek Community. I have two friends that have had their cars totalled in accidents just N of Old Seward intersection. Sandra Erber | |
| Lois Fedele | 6/29/2012 12:28:46 PM |
| I live across the road from the Rabbit Creek Church...I am opposed to the church wanting to expand...I have expressed my concerns twice before to the Planning & Zoning board and thought this was resolved, only to go thru this again...The traffic is a concern already, I challenge anyone to start from Bear Valley, come down Rabbit Creek Road and keep a speed limit of 45mph....It simply does not happen, cars come down the hill at a very rapid speed, as well as big truck & motorcycles. Even the vehicles starting up the hill speed up as they start to go up the hill, right where the church is located...This is NOT an area that needs more traffic, and would be very dangerous to try to stop the traffic coming or going for cars to enter or leave the church. I have to wait for traffic to leave my driveway no matter what time of day, or day of the week. The lighting from the church parking lot is already annoying to the neighborhood, it shines across the road now, and those families living next to the church have it shining directly into their windows. There will be more pollution especially in the winter months, when cars are left running longer to warm up. I cannot open my windows in cooler months because our property sits lower than Rabbit Creek Road,because of the carbon monoxide, more cars at the church will increase the monoxide pollution, especially in winter months. This building is on a septic system. It uses a well system that many other families use as well. At the last hearing, neighbors testified that three or four families lost their well water when the church did an un-announced draw down test. This FACT was ignored..!! I left that hearing in shock and dismay that NOT one of those affiliated with the church had any concern or even acknowledged this concern. I was and I am still in disbelief that there is no concern for families losing WATER!!! Water is a basic life need...when there is no conern for families losing water so that a bigger "Social Club" & school can be built...well something is just wrong.. | |
| Judd Robinson | 6/29/2012 9:04:18 AM |
| I have owned the adjoining property that is NE of the church for the past 40 years. This is not about if the neighbors except the church, we have accepted them for 30 years and in that time they have expanded two times from 2,500 to 18,000 sq ft. Similar to other hillside churches, with 8 classrooms, admin area, kitchen & large gathering area. This is about the scope of this expansion project and how it doesn’t fit in with the neighborhood which makes it in conflict with R6 zoning and the Anchorage Comprehensive plan 2020. There is no other similar sized buildings on Rabbit Cr Rd. except Bear Valley Elem & Goldenview Jr High. This project impacts all areas of service, well water, sewage, drainage, and traffic. The church was denied a similar project 7 years ago by this board for the reasons mentioned tonight of lack of infrastructure, traffic noise & air pollution. Nothing has changed to upgrade this area since that denial and there are no plans in the future to upgrade. The neighborhood is very rural with small dirt roads, lots of trees & vegetation. The only thing that seems out of context is the large building & open area the church occupies. Now the church plans to double the size of the building. One of the biggest concerns is traffic on Rabbit Cr Rd & the impact the church will have on one of the most congested areas of Rabbit Creek Rd. The growth in upper Rabbit Creek, Potter, & Old Seward Hwy make Rabbit Creek Rd congested most days not just weekdays. Trying to enter or exit Rabbit Creek Rd anytime is concerning. I use Snowshoe Ln & when I try to get onto Rabbit Creek Rd I have to wait for a break in cars coming downhill & it is almost impossible to turn uphill. Coming home I sit with my turn signal on while cars pass me on the shoulder side. This is a very congested area on Rabbit Creek Rd & many accidents happen here. The church with the potential to have 700 – 800 people, 200 cars minimum, & surely more than Sunday & one evening usage, will put more congestion at the very part of the road that’s most dangerous. The project scope is too large for an area that has no infrastructure that is serviced by a road that is congested & dangerous now without the churches impact. | |
| Cheryl Robinson | 6/29/2012 8:58:05 AM |
| My property is located adjacent to the Rabbit Creek Community Church on the North East corner. I have owned this property for 40 years. Our house faces south & looks right towards the church. When the church purchased the two pieces of property on the East side of their property they removed the houses & most of the vegetation for their parking lot. Now we hear the traffic so bad we no longer sit on our deck. In 2004 & 2007 the Rabbit Creek Community Church tried to expand their facility. The planning & zoning commission denied the site plan because there was no infrastructure to support such an expansion. The Rabbit Creek Community Church is once again trying to expand on the same property that STILL has no water or sewer facilities or traffic control. Nothing has changed since the last time we had to appeal their expansions. The church says the new addition, with 12 classrooms & approx. 35 water sources, will not be for a future school or childcare, but will only be used for their youth studies. Then why is it when I said to Pastor Goodman, “so you are telling me you will never have a pre-school or daycare he answered me by saying, “ Well perhaps we will in the future.” With a $5 million dollar price tag do you think they can afford to let those classrooms sit idle all week & use them on Sundays & Tuesday nights only? With those classrooms they will be able to run a pre-school all week long and easily have a K-6 school in the future. If you look at the plans you can see they are drawn to meet the Municipal codes for a school and are exactly the same layout as ASD elementary schools. Their intent is to have a school! This church started out with a footprint of 2600 sq ft. They portrayed themselves as a small community church. Now they want to build a mega church on a piece of property that is not capable of supporting the 750 members the church hopes to attract. The church has raised $2.5 million dollars so far for this project, they could use that money to purchase a piece of property that DOES have all the infrastructure that is needed for a building this size. Then they could have the school they have always dreamed of building. We hope the planning & zoning commission will see that nothing has changed since the church’s last request and once again deny this expansion. Thank you, Cheryl Robinson | |
| Carol Fries | 6/5/2012 7:39:36 AM |
| The surrounding community went through this several years ago and the expansion was denied. Nothing substantive has changed. The same issues remain. There is inadequate accommodation for water, waste and traffic. This area has been subdivided into 1.25 acre lots in order to adequately provide for water and septic. Well testing negatively impacted neighbors wells in December. What provisions have been made to address negative impacts to neighboring residents water supplies in the future. Once wells are dry, it is a little late. What provisions have been made to address the additional traffic generated by this facility? Rabbit Creek Road will need turn lanes and widening to accommodate the additional traffic generated by the use of this facility, particularly if the church is operating a preschool, the grand opening of which is mentioned in the church newsletter. This begs the question of how much is enough. This proposal is inappropriate and fails to comply with Anchorage Municipal Code AMC 21.45.235 G which states in part that a church will not have a permanent impact upon various items substantially greater than that anticipated from permitted residential development. At a minimum, it is hard to imagine that the proposed expansion will not have a greater impact on water resources and traffic flow and safety than that generated by residential development. While I understand the Church's perceived purpose, implementation would better serve the church and the community in another location that has plenty of room for future expansion and adequate infrastructure including sewer, water, and safer egress and ingress. What will the church want in another 10 years? Thank you for the opportunity to comment. | |
| Frank & Joyce bebey | 6/3/2012 10:12:22 AM |
| While RCCC has laudable plans, the properties they have are not sufficient to handle the water/waste water needs that the increased activities will require. The preliminaries on water have already adversely affected adjoining properties. The properties in the area are on large lots to to ensure health and safety of the water supply for residents. Considering the increase in usage by the proposed expanded youth and congregation activities, the additional flushing, hand washing, food prep/cleanup, etc. would overwhelm the resources that are necessarily shared with the residential community. Additionally, the increased traffic poses a number of safety concerns. The congestion on the hill, specially in winter, will cause safety problems. How are they proposing to park all the vehicles that the expansion will bring? A large portion of their propery will used for the building(s) reducing available area for parking. We urge Planning & Zoning reject this expansion to maintain the health and safety of the people/property in the area. Since the adverse impact on the surrounding area cannot be reversed, we ask for prevention. | |
| Douglas Moore | 6/2/2012 9:28:09 PM |
| The whole of this area is residential; generally large-lot residential. The current structure on this property is already out of character for the area - it stands alone. The proposed addition would dramatically alter the character that has attracted our family and others to this area. In addition to the very concerning issues of traffic safety and competition for water, I believe that this request should also be denied so as to preserve the long-standing use and character of this South Anchorage residential community. Anchorage is expanding and developing in several areas, and with careful thought to planning - this residential area is experiencing minimal change, and what is currently developing is limited single-family housing considerate of the character of the area - the proposed expansion by no means follows the planning of this area. | |
| Karen Pudge | 6/1/2012 1:18:45 PM |
| I have resided in this area for 40 years and have observed considerable growth and expansion. I am opposed to the large expansion of RCCC. My concern is for the safety and well being of my community members. Rabbit Creek Road has become a well traveled and dangerous main artery. Serious accidents are frequent - and exasperated by unpredictable weather conditions. Numerous multi-vehicle accidents occur between Elmore Road and the base of Rabbit Creek Road - where RCCC is located. Secondly, is the water situation in this area. Our homes are maintained by wells. There is significant information to prove this expansion will gravely impact many in the area. RCCC has not been forthcoming with the intent of their proposal. I believe the goals they have presented to the community - those of us who reside side by side with respect and concern for each other - could be achieved with a much less expansion. Perhaps a multipurose room designed to accomodate a gym area and "movable" partitionds to create seperate spaces as needed would suffice. To intentionally add traffic to an already dangerous road and threatened neighbors with the likelyhood of drying up their water source is unconscionable. I sincely hope this expansion is denied until all factors can be considered and remedied. | |
| Susanne Comellas | 6/1/2012 11:20:26 AM |
| The RCCC has proven itself to be a poor addition to the neighborhood of Rabbit Creek. They have not addressed the fact that local wells went dry during their well draw down test except to proceed with their plans. Such a thoughtful organization! The Planning and Zoning Commission failed to consider this building and its' uses are unrestricted as to the number of days or hours per day as problematic to traffic circulation, ignored the fatalities and accidents on the hill. The one good thing that is required is that the church is supposed to buy water to fill up their fire suppression system in the proposed building (the existing building has no fire suppression system and they are adding 110 more fixed seating for kids - feeling safer?)as filling the fire suppression system would crash local wells AGAIN. What department in the municipality oversees this? The one that required the church to put parking stops in to keep them from pushing their snow onto Snowshoe Lane that haven't been installed since 1996? In the lovely mailing they sent out did you learn anything about this proposed addition? Not a thing. No other business would be able to put a neighborhood at risk or build a huge building and say they would only use it on Sundays and Tuesdays. Follow the $$$. | |
| Dayna Murphy | 5/31/2012 9:02:47 AM |
| It has come to our attention that Rabbit Creek Community Church is looking to expand. My husband, daughter and I live up the road off Longbow on Hillandale. We would like to express our concerns with this project. We feel that without additional infrastructure this shouldn’t be allowed to go through. RCCC should be on city water and septic, and the road (Rabbit Creek) would need to be widened to accommodate turning lanes. Please do not even think about adding a traffic light. Driving in the winter and having to stop at traffic lights coming down the hill would be very dangerous. | |