5.4 Item# 5.4.
ty of MEMORANDUM
lkRiver TO: Planning Commission
FROM: Scott Harlicker, Planning Assistant3..1C
DATE: March 24, 1998
SUBJECT: Request by Grace Assembly of God
Church for Conditional Use Permit,
Public Hearing Case No. CU 98-8
Request
Consider a request by Grace Assembly of God Church for a conditional use
permit to allow them to utilize space in a building located at 16820 Highway
10.
Location
• 16820 Highway 10, PID # 75-011-3205
Zoning/Land Use
C3 (Highway Commercial) / HB (Highway Business)
Attachments
• Location map
• Site plan
Overview
The applicant is proposing to utilize space in an existing building as a
temporary home for their church. The applicant has indicated that the church
will have a 1 year lease then a month to month lease after that. The rear of
the building is currently home to the City of Elk River Incubator Business
Center and the front of the building is retail space. The church will be
occupying space between to two existing tenants. The church is not proposing
any modifications to the site other than interior alterations. They will be
working with the Building Inspector to ensure that they comply with all
building and fire codes.
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD & Phone: (612)441-7420 • Fax: (612) 441-7425
Memo to Planning Commission/CU 98-8
March 24, 1998
Page 2
• Parking
The site plan shows 63 parking spaces on site. Some of the parking spaces do
not meet the dimensional requirements found in the zoning code. The site
plan shows 10 parallel spaces located along a stockade fence on the north side
of the site. Because of the distance between the building and the fence there
is not enough room to maintain a typical 24 foot wide drive aisle nor a 20 foot
drive aisle needed for emergency access as required by the Fire Chief.
Therefore, the parallel stalls should be eliminated. The site plan shows 14
spaces along the front of the building, 16 facing Highway 10 and 7 on the
north side of the retail space. A recent visit to the site showed 13 existing
spaces along the east side of the building, 11 along Highway 10 and 6 on the
north side of the retail space.
Using the parking layout currently in place, there are 46 parking spaces.
With the existing mix of tenants, 48 parking spaces are required. The
applicant has indicated that the current total membership of the church is
about 130. Based on the current church membership 43 spaces would be
required and the total parking requirements for the site would be 91 spaces,
which exceed the number provided by 45 spaces.
• Parking Requirements :
Business Center 14,000 s.f. 28 spaces
Retail 4000 s.f. 20 spaces
Church 130 members 43 spaces
91 spaces total required
46 spaces total provided
Even without the church the parking requirements for the tenants exceed
what is provided. However, the applicant claims the peak parking demands
for the church will be different than the other tenants. If the church holds
evening meetings, the parking demand could conflict with the other tenants.
In order to ensure that adequate parking is available for the Business
Center, a specific number of spaces should be reserved for use by the
Business Center. Because of the nature of the businesses located in the
center, some of them operate on a flexible schedule. It is important the 7
spaces near the drainage pond should be reserved for the business center all
the time and the 9 spaces located along the north side of the building would
have to be reserved 8:00a.m. to 7:00pm Monday through Friday.
•
\\elkriver\sys\shrdoc\planning\scott\cu98-8.doc
Memo to Planning Commission/CU 98-8
March 24, 1998
Page 3
• Signage
The church is not proposing any signage at this time. Because of an
agreement with the Business Center, which allows the Business Center
exclusive use of the freestanding sign, signage for the church will be limited
to a wall sign and will have to comply with the city sign code.
Noise
There was some concern expressed by the tenants about the possibility of
noise from the church. Should this problem arise, efforts will have to made to
address it. Actions might include soundproofing or adjusting the scheduling
of church functions so they do not affect the other tenants.
Recommendation
The main issue with this application is parking and can the parking demands
for each tenant be met with the existing parking spaces. It is staff's opinion
that since the parking requirements for the current tenants exceed what is
available, the added parking demands of the church could not be
accommodated without adversely affecting the current tenants. For this
• reason staff is recommending denial of this request.
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