West Fargo tables Hope Lutheran rezoning after neighborhood traffic concerns

The West Fargo City Commission on Aug. 4 voted to table a request by Hope Lutheran Church to rezone and plat roughly 12 acres for a new West Fargo campus, sending the item to a future meeting after commissioners asked the city to pay for an independent traffic study.

The commission’s pause follows extensive public comment both opposing and supporting the project and comes with direction that staff return the matter to the commission at its first Monday meeting in October after a consultant completes traffic counts and analysis.

The matter matters to residents because the proposed campus would add a large institutional use adjacent to existing single-family neighborhoods. Opponents said the project, as currently designed, would increase vehicle volumes on narrow residential streets, pose pedestrian-safety risks and conflict with principles in the city’s comprehensive plan. Supporters including church members and the project architect said the church has pursued the site for years and is willing to work with neighbors on access and signage.

Public commenters opposing the rezoning asked the commission to pause action until objective traffic data are collected. Joel Morris, who said he lives at 4735 Sixth Street West, submitted a petition signed by 51 households and told commissioners the neighbors’ concern “is rooted solely in the practical impacts this project would have on the neighborhood, on traffic, safety, and land-use compatibility.” He said older traffic studies in the area predated major development on the west side of Ninth Street and do not reflect current conditions.

Several residents cited speed and volume concerns on Ninth Street. Morris said a prior study showed average speeds around 33 mph and “between 7 and 10,000 vehicles in a week,” and warned that adding “a possible thousand additional vehicles” on service days would increase accident risk. Greg Kaiser, who said he engaged a former city and state civil engineer to review the plan, estimated hundreds of vehicles could queue at nearby intersections during peak service periods and predicted increased crash risk and pressure on parking and local streets.

Pastor Paul Ninas of Hope Lutheran, who said he has led the congregation for 24 years, told the commission the church “wants to be a good neighbor” and is prepared to work with city staff and the neighborhood on measures such as signage, limiting through traffic at the Sixth Street access and volunteer lot marshals. Architect Brian Berg described a multiyear site search and said the project was designed with city staff input; he said the site requirements included about 12 acres, utilities and access to a collector street.

Aaron Nelson, the city’s director of planning and zoning, reminded commissioners that the Planning and Zoning Commission recommended approval and that staff had concluded the rezoning is consistent with city plans and ordinances. Nelson also cautioned that federal law affords special protections to religious institutions and that any conditions or denial should be carefully reviewed with legal counsel.

Commissioner Zundell moved to table the rezoning and plat and to have the city fund a traffic study; Commissioner Anderson seconded. Dan Hansen, senior director of community and development, told commissioners a hired consultant could collect the data in about a month and produce results within roughly two months; Hansen estimated the study would likely be under $10,000. Commissioners indicated the city could pay from the engineering professional services budget, which Hansen said includes a $40,000 line for such work.

When the motion returned to the commission it passed with three votes in favor, one against and Commission President Dardis recusing himself because of a household neighbor relationship and a family member’s membership in Hope Lutheran. The item is scheduled to return at the commission’s Oct. 6 meeting.

The commission and staff clarified that the commission’s review at this stage covers only the rezone and final plat; Nelson noted that the site plan submitted by the applicant is informational and not within the commission’s review for this vote.

The commission’s tabling provides time for the city-funded traffic analysis and for staff, the applicant and neighbors to continue discussions about access points, signage and other mitigations.