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slj� MEMORANDUM
Elks' TRiver TO: Planning Commission
FROM: Scott Harlicker, Planning Assistan ,,_,a'
DATE: June 25, 1996
SUBJECT: Request by Grace Assembly of God
Church for Conditional Use Permit,
Public Hearing Case No. CU 96-13
Request
Grace Assembly of God Church is requesting a conditional use permit to
construct a church
Location
The property is located on the west side of County Road 13, approximately
150 feet southwest of the intersection of Tyler Street and County Road 13
Zoning/Land Use
Rlc (Single Family Residential) / MR (Medium Density Residential)
Attachments
• Location map
• Zoning map
• Site plan
• Memo from City Engineer dated June 19, 1996
• Letter from Sherburne County Highway Department dated June 14, 1996
Background
Grace Assembly of God Church is proposing to construct a 300 seat, 9100
square foot church with a 120 space parking lot on a 25 acre lot. An
administrative subdivision was approved in February 1996 which created the
Church's 25 acre parcel from a larger 38 acre lot. The proposed church will be
located in the eastern most portion of the lot, adjacent to County Road 13.
• This will allow for expansion of the church or residential development of the
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
• remaining portion of the Church's property which abuts Royal Oaks Ridge
Subdivision.
The Grace Assembly of God Church has a congregation of about 150 people
and currently meets at Meadowvale Elementary School in Elk River.
Surrounding Land Uses
The property is bordered on the south by a residence and on the west by
Royal Oaks Ridge subdivision. To the east is County Road 13 and on the east
side of the road are two residences. The property to the north is the other lot
that was created by the administrative subdivision. This 13 acre lot contains
the homestead and outbuildings which were part of the original farm. The
character of the area is rural residential and the construction of this church
should not adversely impact the neighborhood.
Site Plan
Parking and access
A 120 space parking lot is proposed. Access to the lot will provided by a single
• 30 foot wide driveway from County Road 13. Concrete curb and gutter will be
installed along the perimeter of the parking lot and along the edge of the
driveway. Based on expansion plans, the church may wish to consider
widening the entrance to allow for right and left turn lanes.
The zoning code requires one space for every 3 seats; at this ratio the
required number of parking spaces is 100. This proposal exceeds the number
of required parking spaces. However, the interior parking spaces are 18 feet
long and the code requires 20 feet. The interior parking spaces should be
revised to comply with the 20 foot length requirement. Because of the
overhang available along the curb, the perimeter parking spaces only need to
be 18 feet long. The three parking aisles in the main parking lot dead end at
the south end of the parking lot; the site plan should be revised to eliminate
those dead end aisles.
In order to better define the drive aisles and to provide for some interior
landscaping opportunities in the parking lot, landscaped islands should be
placed at the northern end of the two rows of parking spaces in the main
parking lot and at the end of the row of parking spaces in the parking area
adjacent to the church.
• The access from County Road 13 will require a County permit. In a letter
dated June 14, 1996, the County indicated that the site plan does not satisfy
• the minimum driveway access spacing requirements. The proposed drive is
close to the existing driveway that services the farm house. The farm house
also has a driveway onto Tyler Street. To address this issue the existing
driveway access from County Road 13 to the farm house could be removed; a
second option would be to investigate the possibility of moving the proposed
access to the church further south, away from the farm house driveway.
A right turn lane should be installed entering the site from the south bound
lane of County Road 13.
Pedestrian access
There will be a covered drop off area in front of the church. A canopy will
cover a portion of the drive aisle in front of the church which will allow people
to be dropped off during inclement weather. There will also be a sidewalk
along the western edge of the parking lot leading to the front of the church
and along the southern side of the church which provides access to a side
entrance.
Four handicapped spaces are provided in the north parking area, adjacent to
the front entrance.
• Landscaping and Lighting
Based on the landscaping requirements found in Section 900.30, 38 trees are
required and the landscaping plan shows 25. In order to comply with the
landscaping requirements an additional 11 overstory trees and three
coniferous trees are needed. The plan shows a spruce and an ash to be
planted in the area designated for future expansion; it might be prudent to
plant those trees in front so that they will not have to be removed to
accommodate future expansion.
No lighting is shown on the plan. Locations of lights for the parking lot
should be shown and details provided; they should be of a design and in
locations so that they will not shine on to adjacent properties. The applicant
should also provide a light at the intersection of the entrance to the church
and County Road 13.
Signage
The proposed monument sign will have to be setback 10 feet from the
property line and will require a permit prior to being installed.
• Drainage and Utilities
•
See attached memo from the City Engineer. The Elk River Utilities has
requested a 15 foot easement be provided along the front of the parcel,
adjacent to County Road 13. The property is located within the urban service
area but is not serviced by municipal sewer or water. The site will utilize an
on site septic system and well.
Refuse collection
The proposed trash enclosure will be a six foot high stained cedar fence
located in the northwest corner of the parking area, adjacent to the church.
Recommendation
It is recommended the Planning Commission recommend approval of the
conditional use permit request by Grace Assembly of God Church to construct
a church with the following conditions:
1. All the comments contained in the City Engineer's letter dated June
19, 1996 be incorporated into the revised site plan.
• 2. Revise the site plan to show interior parking stalls with dimensions of
9' x 20' and the elimination of the dead end parking aisles in the main
parking lot.
3. Landscaped islands shall be installed at the northern end of the two
interior parking rows of the main parking lot and at the end of the
parking row of the parking area adjacent to the canopy.
4. Comments of the Sherburne County Highway Department be
addressed on the site plan.
5. A south bound right turn lane into the site be provided from County
Road 13.
6. The landscaping plan be revised so that 38 trees are provided with 19
overstory trees, 10 coniferous trees and 10 ornamental trees.
7. The ash and spruce trees which are proposed in the area shown as
future expansion be relocated to the front of the church.
8. Location and details of the parking lot lights be provided and a light be
• installed at the intersection of the church driveway and County Road
13.
• 9. A 15 foot easement be provided along the frontage of County Road 13.
10. The proposed monument sign will be set back 10 feet from the property
line and a sign permit is required prior to installation.
•
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CONSULTING ENGINEERS June 19, 1996
1326 Energy Park Drive File: 230-323-11
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: GRACE ASSEMBLY OF GOD CHURCH
SITE PLAN REVIEW
Dear Mr. Ach:
CIVIL ENGINEERING: As requested, we have reviewed the submittal for the Grace Assembly of God Church.
ENVIRONMThe packet we reviewed was prepared by Robert Baker, Architect, and dated May 28,
"'MUNICIPAL 1996. Based on our review and comments received at the staff review meeting, we would
PLANNING offer the following comments:
SOLID WASTE
STRUCTURAL 1. On the interior of the parking lots, the double row of parking, the City ordinance
SURVEYING requires a depth of 20 feet on each stall for a total width of 40 feet. These double
TRAFFIC rows of parking are currently shown as 36 feet wide.
TRANSPORTATION
2. At the south end of the parking area, a drive isle should be provided around the
ELECTRICAL/MECHANICAL parking rows.
ENGINEERING:
HVAC 3. The grading plan shows all drainage being funneled to the southwest corner of the
POWER DISTRIBUTION
parking lot where it is discharged through an opening in the curb that is rip-rapped.
SCADA
We would suggest that it would be better to install catch basins and small diameter
SYSTEM CONTROLS
storm sewer to convey a run-off to the proposed storm sewer pond.
4. Grading along the east and south property lines indicate that the CSAH 13 drainage
will be conveyed through a culvert under the driveway and along a proposed swale
south of the parking area to the proposed pond on-site. We question whether or
not the pond is adequately sized to take all the drainage along the CSAH 13 ditch.
At some point in the future, we will need to see drainage calculations that show the
tributary area north of the culvert, provide documentation that a 15-inch culvert is
satisfactory, and provide inverts for that culvert.
•OFFICES IN:
MINNEAPOLIS
PRIOR LAKE
ST.PAUL
WASECA
An Equal Opportunity Employer
• Mr. Steve Ach
June 19, 1996
Page Two
If the drainage along CSAH 13 is to continue to be directed to the pond, a drainage
and utility easement should be provided over this swale, such that it cannot be
filled or altered in the future.
5. The Church should be required to provide street lighting at the entrance to their
parking area along CSAH 13.
6. There is a 938 contour located north of the driveway off of CSAH 13. It is not
clear what is proposed with this contour.
7. At some point in the future, specific drainage calculations for the pond need to be
provided for review and approval.
8. The proposed driveway onto CSAH 13 will require a permit from the County.
If you have any questions regarding these comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
971(a-e
Terry J. surer, P.E.
TJM:tw
323-1907.jun
•
06/14/96 11:22 FAX 612 441 2264 SHERBURNE CO HWY 4 002
• .:1 r Sherburne countli ;'��
II •
Su7Iiwau Department144
P_O.BOX 338 • ELK RIVER,MN 55330 • PHONE(612)441-1722 • FAX(612)441-2264
June 14, 1996
Mr. Scott Harlicker
Planning Assistant
Elk River City Hall,P.O. Box 490
13065 Orono Parkway
Elk River,MN 55330
RE: North Meadows Corner and Grace Assembly of God Church
Dear Mr. Harlicker.
As requested comments are provided regarding the above referenced plat and site plan:
• North Meadows Corner
• Access to CR 32 from Lot 3,Block I will require a permit from this office.
Grace Assembly of God Church
• It appears that the development of this site in the manner shown on the Site Plan would preclude
the connection of 190th Avenue NW east to Tyler Street or CSAH 13 as was discussed when the
administrative subdivision for this property was reviewed. The City may wish to consider
providing for this future connection.
• Pursuant to the Sherburne County Zoning Ordinance, the driveway access location shown on the
Site Plan does not satisfy the current minimum driveway access spacing requirements. In order to
meet the spacing requirements, the City may wish to have the existing driveway access onto
CSAH 13 from the residential property north of this site removed. This residential property
currently has access onto Tyler Street as well as CSAH 13.
Thank you for affording us the opportunity to review these plans. If you have any questions or require
any additional information,please contact me at the number listed above.
Sincerely,
an M. Cote, P.E.
Assistant County Engineer
•
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