6.6. SR 04-19-1999
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Item # 6. 6 .
MEMORANDUM
River TO:
FROM:
The Mayor and City Council
,
Stephen Wensman, Planner 7~
DATE:
April 19, 1999
SUBJECT:
Request by Union Congregational
Church for a Conditional Use Permit,
Public Hearing Case No. CU 99-11
Request
Please consider a request by the applicant for a conditional use permit
expand an existing church in the Rlc zoning district.
Location
.
1118 4th Street, Elk River, Lot 9 &12, Block 3, Houlton's Addition
Zonint!/Land Use
R1c (Single Family Residential) / MR (Medium Density Residential)
Attachments
. Location/zoning map
. Site plan
. Floor Plans
. Elevations
. Survey
. Howard R. Green Memorandum
Overview
The property is located on lots 9-14 on the corner of Norfolk Ave. and 4th
Street in a residential zoning district. The applicant is requesting a
conditional use permit to expand the Union Congregational Church. The
applicant is proposing to add a two story addition with a gathering space,
office space, and class rooms to the front of the church and a music room,
.
13065 Orono Parkway. P.O. Box 490. Elk River, MN 55330. TDD & Phone: (612) 441-7420. Fax: (612) 441-7425
Memo to the City Council/CD 99-11
April 19, 1999
Page 2
.
nursery, and class rooms to the rear of the church. There will be no
significant change to the worship space.
Parkin!!
The applicant is proposing new classrooms and office space with no change to
the size of the worship space. Presently, the worship space holds 150 people
and the parking requirement is 50 parking stalls. The proposed classrooms
and offices will utilize the parking during non-worship hours. The existing
parking lot holds 35 cars with drive isle wide enough for one-way traffic. The
applicant has shown a demonstrated parking area in lieu of constructing all
the parking required. To construct all of the required parking would
necessitate the removal of 9 trees. The applicant will place signs indicating
one-way traffic.
The applicant proposes to relocated the Norfolk entrance further to the north
and has widened both entrances to 24 feet.
.
Furthermore, the applicant has widened the driveway around the church
building from 13 feet to 15 feet (requiring a variance) to better accommodate
emergency vehicles. The driveway around the church will be signed as one-
way and the small parking area by the existing garage shall be limited to one
car.
Curb and Gutter
The zoning ordinance requires B6-12 concrete curb and gutter on portions of
parking and driving areas which front on public right-of-ways extending back
to the building wall. The site plan shows the required curbing, however, the
applicant feels the curbing would be a financial hardship for the church with
all the other improvements being required. Furthermore, much of the
existing parking lot will remain in its existing condition, unless the
demonstrated parking is demanded by the City. According to Section 900.24
of the City Ordinance, the City may exempt curbing:
iii. Where installing concrete curb and gutter presents a
hardship due to the uniqueness of the business or other
conditions.
Lightin!!
.
City Code requires that the parking lot be lit to a minimum of 1 Y:z foot
candles of light with minimal increase of light to nearby residential
properties. The applicant has indicated that, like the parking lot
improvements, additional lighting of the parking lot to meet City Code would
f:\shrdoc\planning\stevewen\ccmmo\cu99 1 1 cc.doc
.
.
.
Memo to the City Council/CD 99-11
April 19, 1999
Page 3
be a hardship. They would be prefer upgrading the lighting at a time
significant parking lot improvements are made.
Landscapine
The site is well vegetated with existing many existing trees. The proposed
expansion will require the removal of 4 existing trees. Staff has requested
that the applicant replace the 4 removed trees and provide a buffer from the
residential properties on the north. The Landscape Ordinance requires
screening when:
A. All nonresidential principal and accessory uses including
off-street parking, except business signs, which are
situated within fifty (50) feet of a residential district,
shall be screened from such district by a wall, fence
and/or landscaping of not less than eighty percent (80%)
opacity.
The landscape plan submitted shows a conifer buffer along the north
property line. The proposed buffering is well intended, however, could be
improved with a mix of trees and shrubs that "fit in" with the existing
vegetation and power line along that property line.
Garbaee Enclosure
The garbage and recycling will be contained within the building.
Drainaee and Utilities
The applicant will be required to provide 10 foot drainage and utility
easements around the perimeter of the site. (See attached Howard R. Green
memorandum)
Biens
No new signs have been proposed. Any new signs will be require a sign
permit from the City of Elk River.
Board of Adjustments
On March 23, the Board of Adjustments granted the applicant a variance
(V 99-3) from the parking setbacks to allow the widening of the driveway
around the church. The existing driveway around the church is non-
conforming situation and located within the setback area.
f:\shrdoc\planning\stevewen\ccmmo\cu99 1 1 cc.doc
.
2.
3.
. 4.
5.
6.
7.
8.
9.
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Memo to the City Council/CD 99-11
April 19, 1999
Page 4
Planning Commission
At the March 23, public hearing, only the applicant spoke regarding the
request for a conditional use permit. The applicants requested that the
parking lot lighting and some of the curbing put off until the day the parking
lot is substantially improved. The Commission concurred with the curbing,
but requested that the lighting meet City standards.
Recommendation
Staff and the Planning Commission recommend that the City Council
recommend approval of the applicants request for a conditional use permit to
expand an existing church in the Rlc zoning district with the following
conditions:
1. THAT THE CHURCH PROPERTY, LOTS 10, 11, 12, 13, 14, HOULTON'S
ADDITION BE COMBINED AS ONE LOT.
THAT THE BUILDING CONFORM TO THE UNIFORM BUILDING CODE AND
ANY RECOMMENDATIONS OF THE BUILDING AND ZONING DEPARTMENT.
THAT THE SITE BE LIGHTED TO CONFORM WITH THE ELK RIVER CITY
ORDINANCE.
THAT THE SITE BE BUFFERED ALONG THE NORTH PROPERTY LINE TO AN
OPACITY OF 80% AS REQUIRED BY THE ELK RIVER CITY ORDINANCE.
THAT TREES REMOVED FOR CONSTRUCTION PURPOSES BE REPLACED
WITH NEW TREES ON SITE.
THAT ANY DRIVE LANES LESS THAN 24 FEET WIDE BE SIGNED FOR ONE-
WAY TRAFFIC.
THAT THE DRIVEWAY AROUND THE CHURCH BE SIGNED NO-PARKING.
THAT THE PARKING ADJACENT THE EXISTING GARAGE BE SIGNED AND
LIMITED TO ONE VEHICLE.
THAT THE DEMONSTRATED PARKING AREA BE INSTALLED UPON THE
REQUEST OF THE CITY.
10. THAT THE ENTRANCE DRIVES SHALL CONTAIN A B6-12 CONCRETE CURB
AND GUTTER EXTENDING BACK TO THE BUILDING WALL, AND IF OR
WHEN THE PARKING LOT IS SUBSTANTIALLY IMPROVED, IT SHALL
CONTAIN CONCRETE CURB AND GUTTER.
11. THAT 10 FOOT DRAINAGE AND UTILITY EASEMENTS BE GRANTED TO THE
CITY ALONG ALL PROPERTY LINES.
f:\shrdoc\planning\stevewen\ccmmo\cu9911 cc.doc
Memo to the City Council/CD 99-11
April 19, 1999
Page 5
.
12. THAT BOTH THE CHURCH AND HOUSE ON THE SITE HAVE INDIVIDUAL
SEWER AND WATER HOOK-UPS.
.
.
f:\shrdoc\planning\stevewen\ccmmo\cu99 I I cc.doc
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~Hl"River
ZONING
MAP
13065 Orono Parkway' P.O. Box 490
Flk River. M;-'; 55330
CASE:
V 99-3
CU 99.11
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UNION CONGR~.mod.1 for:
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SITE/LANDSCAPE PLAN
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Howard R. Green Company
CONSULTING ENGINEERS
March 12, 1999
File: 806530J-0240
The Honorable Chairman and Planning Commission
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330-0490
RE: UNION CONGREGATIONAL CHURCH EXPANSION
Dear Planning Commission Members:
As requested, we have reviewed the proposed expansion of the Union Congregational Church
facility located along 4th Street. The plans we reviewed were prepared by Vanman Companies
and were dated February 22, 1999. Based on our review and comments received at the staff
review meeting, we would offer the following comments.
1.
Bob McCarney of the Elk River Municipal Utilities indicated at the staff review meeting
that the sewer and water services for the Church building extend from the existing house
located on the west edge of the site. He thought that the services from the street went to
the house and then were extended to the Church building. We would suggest that if this
is the case that this situation be rectified with this expansion and that the Church facility
have its own sewer and water services from 4th Street.
All of the drainage from this site flows directly to the street. The City has experienced
some storm drainage problems in this area. In fact, one property located approximately
one block east of this site has experienced periodic flooding of their home and garage.
The Union Congregational Church site drainage flows through this same system. We
point this out just for background. We do not believe that the proposed expansion of the
Union Congregational Church will increase the runoff significantly from this site. The
City has plans to undertake storm drainage improvements in the future when the streets
in this area are reconstructed.
At the staff review meeting, Glen Sundeen indicated that the Church officials should
contact him regarding electrical service to the facility.
2.
3.
If you have any questions regarding any of these comments, please call.
Sincerely,
HOWARD R. GREEN COMPANY
c---~
T~urer, ::v
o.lproj.l806530J/0240/530-0312march99
1326 Energy Park Drive. St. Paul, MN 55108 . 651/644-4389 fax 651/644-9446 toll free 888/368-4389