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5.3 Ab ty of , ITEM 5.3. MIR„ River MEMORANDUM TO: Planning Commission FROM: Steven B. Ach, City Planner��, ' DATE: April 23, 1996 SUBJECT: Request for Conditional Use Permit by St. Andrews Catholic Church, Public Hearing Case No. CU 96-6 Request St. Andrews Catholic Church is requesting a conditional use permit to construct a church addition to its existing facility. Location • The northeast corner of Irving Street and 4th Avenue. Zoning/Land Use Ric (Single Family Residential) and R2 (Two Family Residential) /MR (Medium Density Residential) Attachments • Memo from the City Engineer dated 4/17/96 • Memo from Fire Chief dated 4/8/96 • Location Map • Zoning Map • Revised development plans dated 4/19/96 Overview St. Andrews is proposing to add a new church immediately east of the existing school and northeast of the existing church at Irving and 4th Street. The new church will be approximately 23,000 square feet and initially have • 1,000 seats, expandable to 1,500 seats. Along with the church, a new parking lot facility and upgrading of their current parking facilities will be 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 Memo to the Planning Commission/CU 96-6 Page 2 April 23, 1996 ID included. To facilitate access to the new parking lot, a 90 foot easement will be acquired along the north property line of the church to Gates Avenue. In order to complete construction of the new facility and parking area, an existing house on site will need to be removed. However, the existing school, rectory, youth center and church which will now be used as an auditorium, will remain on site. In total, the St. Andrews' campus will have approximately 54,000 square feet of building space when the new church is completed. Surrounding Land Use The church is bordered on the west and south by residential streets. Immediately to the east is a large vacant piece of property with one existing single family home. North of the church property are parcels that will be directly impacted with the new parking lot expansion. A one-level apartment complex and four single family homes currently exist. As will be discussed later, proper buffering along the north edge of the property will be recommended as part of this improvement. Parking • The zoning ordinance requires one parking space per three seats of the main seating area. Based on the 1,000 seats proposed at this time, 333 parking spaces would be required. St. Andrews is proposing to provide as much on site parking as possible and continue to utilize the on street parking opportunities that exist on Irving and 4th Street. The church has also identified 59 parking spaces at the Mork Clinic; however, the convenience of these parking stalls is questionable since they are over 500 feet away from the new church facility. Typically, all land uses are responsible for providing their required parking on site. Right now, St. Andrews probably provides about 75 percent of their parking as on street parking. The new expansion and added parking lot will not accommodate all of their required parking on site; however, will improve their current situation. Furthermore, given the operational characteristics of a church, it is not uncommon that a certain percentage of on street parking occur. Irving Street and 4th Avenue are both wider than a typical residential street, therefore, can accommodate on street parking and still allow normal traffic movements to occur. • s:\planning\pc\cu96-6.doc Memo to the Planning Commission/CU 96-6 Page 3 April 23, 1996 • Site Plan Review As part of the conditional use permit, staff has completed a site plan review for the proposed plans that have been submitted and would offer the following comments: Parking/Traffic Circulation 1. In order to define primary drive aisles and provide for some landscaping opportunities within the parking area, it is recommended that some landscape/traffic control islands be installed within the parking area. (See attached plan) 2. Based on the number of parking stalls on site, two additional handicap stalls may be required. 3. The eastern-most entrance onto 4th Avenue would be best located to align with Holt Avenue immediately to the south. This will avoid any minimal offsets and improve traffic circulation. This may require relocating a street light and street sign. 4. The new entrance onto Gates Avenue is wide enough to accommodate • one lane entering the site and two exiting. This certainly will improve the ability for vehicles leaving the site; therefore, staff would recommend extending the widened section a little bit further west to improve the stacking distance for both the left and right hand turn move leaving the church onto Gates Avenue. 5. The angled parking along 4th Avenue includes a couple of stalls at each end of the row that should probably be removed and striped for no parking. Removing these stalls will improve visibility as vehicles are traveling in and out of the angled parking area, as well as along the other drive aisles and on adjacent public streets. 6. Concrete curb and gutter is proposed throughout a majority of the parking lot. The one exception to this is the eastern edge of the new parking facility which is planned to be expanded at some future date. Therefore, this section will be constructed with a bituminous curb that can be easily removed along with the expansion plans. Otherwise, all parking areas which would not change with any future expansion plans will be completed with curb and gutter. 7. Additional improvements are also proposed along 4th Avenue where at • this time, the church utilizes a portion of public right-of-way for parking and there is no clear definition, (i.e. curb, landscaping) s:\planning\pc\cu96-6.doc Memo to the Planning Commission/CU 96-6 Page 4 April 23, 1996 • between the on site parking area and 4th Avenue. The proposed improvements would include a landscaped median with curb and gutter to separate the angled parking from the traffic on 4th Avenue. 8. The new driveway along the north property line that extends from the new parking lot to Gates Avenue will at some point intersect with an existing residential driveway from a house at the northeast corner of the property. Based on the plans that have been submitted, it is uncertain how this driveway intersects with the proposed driveway and how those two driveways will compliment one another. Further detail will need to be submitted identifying any adjustments that may be necessary as part of this project. Pedestrian Circulation 1. Along 4th Avenue there is a sidewalk that extends west from Gates approximately 320 feet and stops in front of the existing residence on the church property. There are also sidewalks on Irving Street which intersect with 4th Avenue. The missing link is approximately 460 feet from the point the sidewalk stops on 4th Avenue, extending west to Irving. It is recommended that this sidewalk be extended along with the other improvements that are being made within the public right- ", of-way of 4th Avenue. 2. Along with any sidewalk improvements, pedestrian ramps will need to be provided at each of the curb cuts along with 4th Avenue. 3. There is also a sidewalk along the west side of Gates Avenue which terminates in the vicinity of the northeast corner of this property. Although it may not be reasonable to ask St. Andrews to extend the sidewalk south along Gates at this time, it would be appropriate to install pedestrian ramps as part of the construction of the new access point onto Gates Avenue. This improvement will allow future sidewalk construction to occur without disrupting the entrance into the church. 4. On the church elevations prepared by the architect, there are sidewalks shown in front of the building. However, on the development plans, this sidewalk is not included. Given the amount of pedestrian traffic associated with the church, it may be appropriate to extend sidewalk along the front of the church. A sidewalk extension connecting other parking areas that pedestrians are expected to utilize could also be considered (see attached map for suggested locations of • new sidewalks). s:\planning\pc\cu96-6.doc Memo to the Planning Commission/CU 96-6 Page 5 April 23, 1996 • Landscaping 1. Throughout St. Andrews' campus are a variety of existing trees. The plan identifies approximately 31 existing trees and approximately 27 being proposed along with the expansion plans. Based on these numbers, the City's landscaping requirements are being satisfied. 2. As mentioned earlier, immediately north of the proposed parking lot are four existing single family homes and a one-level apartment complex. The distance between the proposed parking stalls and homes is approximately 40 feet. There does not appear to be much of a grade change between the parking lot and the homes immediately to the north. The concern staff has is the direct angle of the headlights that will be shining into these residential homes during the evening and early morning activities at the church. Some type of buffering should be included on the landscaping plan by either trying to vary the grade between the parking area and homes (i.e., berms or lowering of parking lot) or installing some type of landscaped buffer. 3. The proposed overstory trees along the north property line may eventually present a problem with the three phase overhead electrical line that currently exists. Therefore, it is recommended that some • other type of plant material be selected that will not grow any higher than a distance of 10 feet away from the power lines (power lines are approximately 25 feet high). 4. On the revised landscaping plan the size and type of tree should be identified as part of the plant schedule. 5. Although it is not required the church is encouraged to consider underground irrigation in all their landscaped areas for easy maintenance. 6. All disturbed areas shall be sodded or seeded. Revised plans should indicate which areas will be sodded and those that will be seeded. Lighting 1. It is not mentioned on the plans how high the light pole will be throughout the parking area. The one area of primary concern are the light poles along the north edge of the parking lot which again, may cause some conflict with the overhead power lines. • s:\planning\pc\cu96-6.doc Memo to the Planning Commission/CU 96-6 Page 6 April 23, 1996 III 2. A lighting standard should be submitted for review along with an estimated lighting contour for those light standards immediately adjacent to the residential homes. Drainage and Utilities 1. See attached memo from the City Engineer. 2. Adequate easements will need to be provided on site for any watermain improvement and fire hydrant location. Fire Protection 1. See attached memo from the Fire Chief. Elk River Utilities 1. Elk River Utilities has requested a 10 ft. easement be provided throughout the entire site where ever existing overhead electric lines are located. Generally, this extends along the north property line, then south along the west side of the new church, extending to 4th Street, and then east towards Gates. This easement document can be • prepared by the City, however, it will need to be signed by the church in order to have it recorded. Refuse Collection 1. The proposed trash enclosure adjacent to the heating plant should be reoriented to provide easier accessibility. Recommendation It is recommended the Planning Commission recommend approval of the conditional use permit request by St. Andrews Church to construct a new church facility, with the following conditions: 1. All of the site plan comments outlined in the report to the Planning Commission dated April 23, 1996, be addressed an incorporated into revised development plans. 2. All of the comments contained in the City Engineer's memo dated , 1996, be incorporated into the revised development plans. . 3. All of the comments from the Fire Chief be incorporated into the revised development plans. s:\planning\p c\cu9 6-6.do c Ili ,AVENUE_ 1 _ ,V .Damao � Er mm✓ a.� ' eu . Hp ' ' 'LAO go , ____N — �/= 1 .frift*.SCHOOL AL1111101L 4,,,, , ,', __Al 111111 IE1 'I w i,sAirlijv ft, row algififyre:iwifire111/1111161. 1 li \w ea- in 40* et..*`-: . _ tog ittlit -ummm tIk\\ °I"III rim.1.1 % vow KNOLL , RMI 18' \1\ ^ K N ,:jeri ' l LOCATION __I - , _I, ,x,,,,,r ...... \N.,. . ,...„._ ;_.,........ .,,,,,. 1 . al....nme 11• ', iiiE _; y: y. PIP mmi , =Ku imm.r./111 1,. ` �� 1 EIs LL Ansa ,anium ,�•.11a�`il� gni Inn iii rik, -n1 111p1 na 4161, -__' Ai 1011L:: 1N11illl! . ,. 1 111 �� !j ;01 O- • t • �� ..il! III!! ..w... ! \ II*law. � 1///l'" p'��///� 'Ili 11 !11 11!!� Tea ,� ��«p. .. S .: it. %. �19 ■114 """ ■■■■' Ill ... ` /1111 lI��ill Salk lf »..-; :�_ �11�.. �fiy/rye/�, 1�IIIIR liming [!!!� `i� '� "WV�'i' :1111 r1;,r��,• ti.. iill: 111'. 1 \O84 N Mg MO ' \ /\ CP< • \un d�pr4 ' g.:*. %. \Ng ill [ ). i' . 4 \ ' ..-, N • ‘ rk,? --\( / LOCATION N ` � MAP City of .�� Elk , River 13065 Orono Parkway ••P.O. Box 490 CASE: cU 9 Elk River, MN 5330 Ii443/ of MEMORANDUM lk� • River TO: Steve Ach City Planner FROM: Bruce West gi(,(2 Fire Chief DATE: April 8, 1996 SUBJECT: St. Andrews Catholic Church Addition After studying the site plan for the addition to St. Andrews Catholic Church I would like to make the following comments: 1. There shall be two additional hydrants located within the church complex. One in the southeast corner of the proposed new church complex and the second hydrant will be in the northeast area of the new church complex. The hydrant system shall be looped to ensure adequate water supply for the proposed addition. The looping of the • system could be completed by tying in with the Irving Street water main system. 2. Another area of concern is Fire Department access to the west side of the proposed new church and also to the east side of the existing school area. Under the 1991 Uniform Fire Code Division 2 Section 10.203 under Required Access; fire apparatus access roads shall be provided for every facility, building or portion of a building here after constructed or moved into or within the jurisdiction when any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access as measured by an approved route around the exterior of the building or facility. My main concern here is excessibility of the west side of the proposed new church and east side of the existing school to be within 150 feet for access for fire apparatus. The addition of a fire department access road on the north side of the existing school facility may need to be looked at as an alternative. With the construction of a fire department access road, other specification shall be taken into consideration. Section 10.204(a) Dimensions; states fire apparatus access roads shall have unobstructed width of not less than 20 feet and unobstructed vertical clearance of not less than 13 feet 6 inches. • Section 10.204(b) Surface; fire apparatus access roads shall be designed and maintained to support the imposed loads of fire 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 • apparatus and shall be provided with a surface so as to provide all weather driving capabilities. Obstruction, Section 10.205 the required width of a fire apparatus access road shall not be obstructed in any manor, including parking of vehicles. Minimum required widths and clearances established under this section shall be maintained at all times. If you have any questions to hydrant locations or fire apparatus access roads in reference to the St. Andrews Catholic Church proposed new church addition, please feel free to give me a call at the Elk River Fire Department at 441-4919. s:\offsite\standrew.doc • • • M St (ANSI LTING ENGINEERS April 17, 1996 1326 Energy Park Drive File: 230-304-11 St.Paul,MN 55108 612-644-4389 Mr. Steve Ach 1-800-888-2923 City Planner Fax 612-644-9446 City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330 RE: ST. ANDREW'S CHURCH SITE PLAN REVIEW Dear Mr. Ach: As requested, we have reviewed the site plan for the St. Andrew's Church project. The CIVIL ENGINEERING site plan was prepared by Vanman Companies and was dated March 25, 1996. Based on ENVIRONMENTAL our review and comments received at the April 4, 1996, staff review meeting, we would MUNICIPAL offer the following comments: OPLANNING SOLID WASTE 1. The proposed new church facility will have seating for 1,000 in the first phase. STRUCTURAL It will be expandable to 1,500. The parking required with the first phase is 333 SURVEYING parking stalls. The site plan shows 280 stalls within the parking lot itself. They TRAFFIC have also indicated off-street and remote parking sites that are available, which TRANSPORTATION brings the total number of parking stalls to well over the 333 required. Even though the number of stalls on the site is approximately 50 less than required, this ELECTRICAL/MECHANICAL is certainly a vast improvement over the current situation, which has very limited ENGINEERING: HVAC on-site parking available. POWER DISTRIBUTION SCADA 2. The main point of ingress and egress will be along the northern lot line to Gates SYSTEM CONTROLS Avenue. The driveway shows a flaring out of the bituminous surface as it meets Gates Avenue to provide three lanes of traffic, one coming into the site, and two going out, one for left turns and one for right turns. We would recommend that the expanded bituminous surface be carried further west and allow for more cars stacking as they exit the site. Also in the location where this driveway meets Gates Avenue, the home immediately north of this area has a driveway that exits onto Gates Avenue also. This driveway is not shown on the plan. The new church driveway and the OFFICES IN: existing home driveway should be combined into some type of joint access point, rather than have two driveways immediately adjacent to each other. •MINNEAPOLIS PRIOR LAKE ST.PAUL WASECA 230/304-1704.apr An Equal Opportunity Employer Mr. Steve Ach IP April 17, 1996 Page Two There is a second access of a more minor nature immediately south from the new church facility onto 4th Street. It is not clear from the site plan whether or not this driveway access is immediately north of Holt Avenue. If not, the access should be realigned to meet Holt as a 4-way intersection. 3. The parking in front of the old church facility at the southwest corner of the site is proposed to be changed to diagonal parking and a median installed to separate the parking from 4th Street. Access to this parking would be one-way in off of 4th Street and one-way out off of Irving Avenue. This new island to be created which will separate the parking from the street should also contain a 6-foot wide sidewalk which will then continue the existing sidewalk from its current terminus point to the west to Irving Avenue. 4. Consideration should be given as to whether or not concrete islands should be installed in the parking lot to help delineate the parking and driving isles. This has to be measured against the potential loss of parking stalls by installing islands. 5. The Fire Chief has requested that two hydrants be located on the site, one at the • southeast corner of the new church facility, and one at the northeast corner. He has also indicated that, due to the size of the facility, he would like to see the watermain looped from 4th Street through the front of the church facility and then along the north line out to Irving Avenue. We would concur with this recommendation. 6. Glenn Sundeen from the Elk River Municipal Utilities has indicated that there is an overhead 3-phase power line along the north property line of the site. The site plan indicates three light poles in this location. Glenn questioned how tall they were and whether they would provide the necessary separation between his power line and the light pole fixture. Glenn has also asked that easements be provided on the site for this existing power line and power service to the new church facility. 7. Storm drainage for the site consists of sheet draining the parking lot to two low points where catch basins and small diameter storm sewer will convey the runoff to a retention pond. The drainage facility is sized to take all of the increased runoff from the parking lot and most of the new church facility, with the exception of the driveway at the north end of the site. The sizing of the pond for sedimentation is appropriate. The pond itself is proposed to have 3:1 side slopes and to be entirely fenced because of the proximity of school-age children to the • site. An outlet for the pond will be provided from the 4th Street storm sewer which was constructed several years ago with the upgrade of that street. 230/304-1704.apr Mr. Steve Ach • April 17, 1996 Page Three 8. There is an existing driveway immediately north of the school facility off of Irving Avenue. This driveway is not proposed to connect to the parking lot because it traverses the playground facility. However, this driveway is necessary in the case of emergency for fire vehicles. The surface can be as proposed with blacktop to the east side of the school building and then a grass area that is capable of supporting heavy equipment. Bruce West, the Fire Chief, has suggested that crash posts be used near the end of the existing bituminous driveway. It is also important to note that, if this is going to function as an emergency vehicle access, it is necessary to keep the area clear of snow during the winter months. If you have any questions regarding any of these comments, please call. Sincerely, MSA, CONSULTING ENGINEERS . Terry J. aurer, P.E. TJM:tw • 230/304-1704.apr 0 90; 40 'SM't1'Neto te4,6. . 0 Az AP 0 Pi///// GX I yTwG) _,.._____ PLsYC�I¢�ur 4'• [ ark 0.0 • _ O -- , G7'ib•w 179•54 • 4.1 v CO I I tf.r —�.pewu6—� E rn 909 \ —_\i \ . ),______.-->l— . 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