Item 5.2 Pk/ ----\-(
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Item # 5.2.
luti y of /
lk River
MEMORANDUM
TO: Planning Commission
FROM: Michele McPherson, Director of Planning
DATE: July 25, 2000
SUBJECT: Case No. CU 00-24
Request by River of Life Church to Construct a Church in the Al
District; Public Hearing
Request
The River of Life Church requests that a Conditional Use Permit be approved to
allow construction of a 23,550 square foot church in the Al (Agricultural) District.
Location
411 Southeast corner of the intersection of County Road 1 and 217th Avenue NW.
Zoning/Land Use
Al (Agricultural Conservation) / LR (Low Density Residential)
Attachments
• Location Map
• Site Plan Phase 1
• Phase 1 Staff Suggestions
• Site Plan Phase 2
• Floor Plan
• Exterior Elevations
• Grading Plan
• Landscape Plan with Staff Amendments
• Memo from the City Engineer dated 7/13/00
III
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 00-24
July 25,2000
Page 2
Overview
IDIn 1996, the City Council approved an administrative subdivision to subdivide a
53 acre parcel into three individual parcels. One of the three parcels totaling 28
acres was retained by the church for their development. The other two 10-acre
parcels were sold for residential development.
The church proposes two phases of construction, with Phase 1 including a multi-
purpose facility and a building with space for classrooms, offices, storage and
nursery space. Phase 2 of the church has not been detailed, however, a
conditional use permit will need to be reviewed and approved prior to
commencement of Phase 2 construction.
Analysis
Existing Conditions
The subject property is currently vacant and is composed of rolling topography
and oak savannah-type vegetation. A portion of the site appears to have been
farmed and is currently an open meadow. A barrier of coniferous trees have
been planted along the west edge of the property adjacent to County Road 1.
The topography increases from west to east, with a steep slope adjacent to the
north property line along 217th Avenue NW.
III Proposed Site Plan
The initial construction is comprised of a multi-purpose facility measuring 64' x
96' and general purpose space comprised of offices, classrooms, storage and
restrooms, measuring approximately 149' x 140. This entire space is not taken
up by building, as there is a main entry courtyard and a small open space
adjacent to the multi-purpose room. Also proposed with phase 1 are two parking
areas which contain 335 parking spaces. As this property is not within the urban
service district, they have identified on the property primary and secondary septic
system sites. Use of the church for daycare or a school will require a separate
conditional use permit.
Compliance with Ordinance Requirements
The proposed building is set back substantially from both the County Road 1 and
217th Avenue rights-of-way, preserving the trees along the west property line and
minimizing impacts to existing trees along the east side of the site. The building
exceeds the setback requirements for the Al zoning district.
The proposed parking area also exceeds the minimum setback requirements of
the Al district, being set back a minimum of 60 feet from both the County Road 1
• and 217th Avenue rights-of-way. The proposed lot coverage is approximately
S:\PLANNING\MICHMC\PLREPRTS\C000-24.DOC
Memo to Planning Commission/CU 00-24
July 25,2000
Page 3
1.8 percent, with the combined parking and building hard surface coverage
• totaling 9.8 percent.
The plan indicates 335 parking spaces. The code requires the following:
Worship hall: 182 spaces
Classrooms/nursery: 26 spaces
Offices: 5 spaces
TOTAL 213 spaces
The plan indicates adequate parking.
Building Elevations and Materials
The building will be constructed of differing materials. That portion of the building
housing the classrooms, office and nursery will be frame construction with vinyl
siding and asphalt shingles. The multi-purpose building will be constructed of
pre-cast concrete panels with a wide rake finish. A wide stripe painted white will
be formed toward the top of the panels.
Access and Parking
The City Engineer reviewed the access proposed for Phase 1 which is one
III driveway onto 217th Avenue. In Phase 2, a second access onto County Road 1
is proposed. Any access onto County Road 1 will require a Sherburne County
access permit. The City Engineer recommends that the driveway onto 217th
Avenue be moved farther to the east in order to provide adequate stacking space
on 217th Avenue for cars leaving the church and exiting onto County Road 1.
The engineer also indicated that the access onto County Road 1 will more than
likely necessitate a turn lane and a bypass lane, however, no written comments
from the County have been received. In order to alleviate internal traffic conflicts,
it may be appropriate for the access onto County Road 1 to be installed as part of
Phase 1, instead of waiting for construction of Phase 2.
The site plan also indicates overflow stalls of approximately 156 spaces. The
ordinance requires parking to occur on approved hard surface which would
require removal of topsoil and vegetation in the installation of Class 5 or some
other suitable material to create these overflow parking areas.
Grading Plan
The City Engineer has reviewed the preliminary grading plan submitted by the
applicant and the following summarizes staff concerns:
•
S:\PLANNING\MICHMC\PLREPRTS\C000-24.DOC
Memo to Planning Commission/CU 00-24
July 25,2000
Page 4
a. The steep slope along 217th Avenue should be removed to allow a gradual
III slope to the church parking facility. This will necessitate the removal of a
number of trees along this slope.
b. The drainage calculations have been received but were not reviewed. There
are a number of questions the engineer has in regard to the overall grading
plan and direction of flow for storm water from the hard surface areas. The
engineer is recommending that the plan be redefined to contain drainage on
the site of the church and not to rely on the county ditch system for storm
water conveyance.
c. The single proposed drainage pond is within the county right-of-way and
needs to be relocated outside of the right-of-way.
d. The phasing of the proposed grading is unclear from the submittal.
Landscape Plan
For this proposal, the ordinance requires 53 total trees, 26 overstory, 13
coniferous and 13 ornamental trees. The proposed plan indicates 12 trees, three
of which are overstory. The ordinance also allows credit for maintenance of
existing trees. A specific tree inventory was not submitted, however, so an
analysis of trees available for credit was not completed. The parking lot needs
• additional landscaped islands in order to eliminate the mass of parking and
blacktop and to define the aisles more clearly (see attached amended landscape
plan). With the additional landscaped islands, staff feels that the new trees
required and the existing trees to be saved would meet the intent of the
ordinance.
Miscellaneous Site Details
Staff has the suggested the following improvements to the miscellaneous site
details to improve the overall functionality of the proposed plan:
a. The proposed five foot sidewalk along the east side of the parking lot should
be widened to seven feet. Once cars overhang the five foot sidewalk, the
sidewalk becomes very narrow for pedestrian movement.
b. A similar sidewalk should be constructed along the south side of the northerly
parking lot for ease of pedestrian movement in an east-west direction.
c. The dumpster is located in the far easterly edge of the north parking lot. It
appears that this location would be inconvenient for office users or those
using the multi-purpose room for elimination of trash and perhaps needs to be
relocated closer to the main structure.
•
S:\PLANN I NG\M I CHMC\PLREPRTS\C000-24.DOC
Memo to Planning Commission/CU 00-24
July 25,2000
Page 5
Signage
• One monument sign 42 square feet in area is proposed to be located at the
intersection of County Road 1 and 217th Avenue. It will need to be 10 feet from
the property lines. A small wall sign of individual letters is also proposed. All
signs will require permits.
Recommendation
Staff recommends that the Planning Commission recommend approval of the
request to construct a church to the City Council with the following conditions:
1. ALL COMMENTS OF THE CITY ENGINEER BE ADDRESSED.
2. THE LANDSCAPE PLAN SHALL BE REVISED AS INDICATED ON THE ATTACHED AMENDED
LANDSCAPE PLAN. THE PLAN SHALL INCLUDE AN INVENTORY OF TREES ELIGIBLE FOR
CREDIT.
3. THE SITE PLAN SHALL BE AMENDED TO INCLUDE WIDER SIDEWALKS AND A NEW
SIDEWALK ALONG THE NORTHERLY PARKING AREA.
4. IF THE ACCESS TO COUNTY ROAD 1 IS CONSTRUCTED,THE APPLICANT SHALL OBTAIN A
SHERBURNE COUNTY ACCESS PERMIT AND COMPLY WITH ALL CONDITIONS REQUIRED
BY THAT PERMIT.
• 5. THE DRIVEWAY ON 217TH AVENUE SHALL BE RELOCATED AS FAR EAST AS POSSIBLE.
•
S:\PLANNING\MICHMC\PLREPRTS\C000-24.DOC
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SITE/ BUILDING DATA
/i SITE COVERAGE:
' SITE AREA: 1.219.654 S.F./ 21.84 ACRES
PROPOSED BUILDING AREA PHASE ONE: 23.550 GSF
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BUILDING SITE COVERAGE: 1.5%
TOTAL PARKING AND BUILDING SITE COVERAGE: 9.3%
PARKING:
REOUIRED : 546 SEATS X 1/3 SEATS = 182 STALLS SITE PLAN
PHASE 1
PROVIDED :
PAVED •• 300 STALLS SCALE r•60-0•
OVERFLOW • 156 STALLS
TOTAL PARKING : 456 STALLS
SIGNAGE : PROJECT 200014
MAXIMUM ALLOWABLE : 96 S.F. DRAWN CN SP1
PROVIDED CHECKED
MONUMENT : 42 S.F.
WALL : 12 S.F.
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..•:.) SITE/ BUILDING DATA
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„:' SITE COVERAGE:
•
SITE AREA: 1.251.654 S.F./ 21.80 ACRES
PROPOSED BUILDING AREA PHASE ONE: 23.550 CSF
BUILDING SITE COVERAGE:
I Ali
TOTAL PARK INC AND BUILDING SITE COVERAGE:
0.0%
PARKING:
REQUIRED : 546 SEATS X 1/3 SEATS . 112 STALLS SITE PLANjrArr
1
PROVIDED : PHASE
PAVED ; 300 STALLS SCALE' •6cr-a"
OVERFLOW .• 156 STALLS ..R,e0r51/46S
TOTAL PARKING : 456 STALLS
TINJ$
PROJECT 2000.14
SIGNAGE :
MAXIMUM ALLOWABLE : 96 S.F. PRAWN . SP1
PROV I DEO :
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MONUMENT • 42 S.F. HECKED
BALL : 12 S.F.
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/ PRIMARY A D `^ � 4
I j i - \ / e,�-, ''� J 1 GENERAL CONTRACTOR'
I �I}—t, t SECONDARYYY SEPTIC \ \. h
'I POND /SEE I / / SYSTEM RAIN FIELD/ 1, I1 I _ CONSTRUCTION
DONLAR
1 ; �SITE/ENGINEERIN I 1 \ / SEE'SITE/ ENGINEERING - ? \ aeo CEDAR sr SUITE sao
I \^ J / // I 1 I�� \ ` \ l r/ / i� ST PAUL,MN 55101
c5
-�� I ' I I`l \ \ / ` \ HEREBY CERTIFY THAT THIS 31.AN
\ \ \ \ `01 �;�/ rte''' ' -----‘c''--
{ _ I � WAS PREPARED BY VE OR JNDER NY
• - \ s\` DIRECT SUPERVISION AND THAT IAN
I i � var4 l'� J rm, 'Yy � \ \ \\ \ \ \ �� �\ \\ 990 ��\, \ ; 'l / N A DULY REGISTERED ARCHITECT
-- • \ - - 1 / / UNDER THE UWS OF
- '1 C -� ` \ ^{ ,\ ,-� - J � STATE
�� 11 r '/ ^f�M `.. I\ \ \\ U9�25 L2" 111- ,._,>. 11:--4� U5. � ' \�`-. \, \\\ \ \� ' I RECI$TRATION.
r \ \ \ /Sr NAME
1 4 \ 7N --...----------- r �� C PRINT HISTORY DATE
/ C
PAVED ' 503 STALLS Q `S0 Cur SUBMITTAL cicoo
OVERFLOW 100 STALLS 0, r
O
TOTAL PARKING 603 STALLS
PHASE II
0 SITE PLAN
SITE PLAN
PHASE 2
SCALE r•'0.-0-
PROJECT 2000.8
DRAWN CM S P2
CHECKED
q: \2000\2000-16 rl\r1 solso don Jun 23. 2000 10° 12° 31
140'-0" PRELIMINARY
/ / FLOOR PLAN
w=T,-0•
\ \ N. FULL REVISED PROGRAM
• I I
I I TOTAL AREA 23,550 GROSS SQUARE FEET
NURSERY NURSERY CLASSROOM CLASSRCOM CLASSROOM CLASSROOM TYPICAL EXTERIOR WINDOW -
21 CRAWLERS _ SLEEPING 20'X 15' 20'X 20' 20'X 20' 20'X 20' D
11LEAR'F FIXED INSDUL.CLEAR GLASS,IZED ALUM.FRAMEU N 0 River of Life Church
20'x 30' lsx 18'
YOUTH Elk River, Minnesota
"
CLASSROOM
1 f 20'X 35'
N-- 4 ,--
r___I TYPICAL INTERIOR WALL �A� rO1
I I �5/e" GYP BOARD OVER TYPICAL EXTERIOR WALL U.N.O. ' CL ASSOCIATES, INC.
- TOILET I 2X4 STUD WALL VINYL SIDING OVER TYVEK ARCHITECTS `J
a1 22'X 10' OVER OSB OVER 2X6 STUD INTERIORS
NURSERYr WALL OVER %" GYP.BOARD
STORAGE
WALKERS _ STOR. I i I June 21,2000 '_`
/�-
`V 24'X 26' - 1 I t 37'X 63' v
RECEPTION / I---H MULTI-PURPOSE
SinkNURSER1 BoY l Girl 1 CHILDREN'S
o I O 25'X 13' ; ' m a ELECTR1 TOTAL SEATING: 546
F.... ! t L == I
^ j \ \
12"
LOBBY PRECAST
CONC WALL
PANELS-
TYP
YOUTH i `
1----1 ---T---1 - - CHAIR 0
CLASSROOM MULTI
- - - �� S70RAGE PURPOSE
cl
25'X 30' - - - p o, 10X22
~� i CLASSROOM CLASSROOM 8'WIDE SINK CLASSROOM CLASSROOM CLASSROOM _ _ _ _ O 4 1 a
W'o 20'X 20' 16'X 20' HALLWAY SERVING 15'X 20' 15'X 20' 15'X 20' - - _ - 4 N
7'X 11'
VEST. BAR — — — — ` 0 \
o �—. �—�
- _ _ = cy STOR.
1 Ili �+ 4
4.
• \oma] -�— 21'X 9' F--SOUND - - - - I
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OFF SKYLIGHTS �J 1 — — —
' 2 - 4'X8' I II — — — —
II
�( L � 1--11--I I I - - _ 92 u' _ ❑ R o I.
b VEST I II I - - LINE OF
N7'X 21' I II I PRECASTI PULPIT
c� I, ,
COURTYARD I I
I ABOVE II II 0 0
I i — — - _ s o ! 14'X14' 1 rn
LOBBY - -
(� ; , , 48' •X 36' ..=i__ I ;r I _ - SCREEN
1 21'X 9' - - - - 48'X 12'
- CHAIR - - •32" HIGH
f:-..
STORAGE - - - < PLATFORM
\ \ I - - -
4
II 4
OFFICE OFFICE COATS I `�
10,X 12' 10'X 15' C -I• 33'X 12' I - �► 4/7-- .
TYPICAL EXTERIOR WINDOW @ 16'X 12' �] g'-p" - 4 4 �I
OFFICE ONLY - RECEPTION j. I l 7 17---. — — 4 4 1 1`
THERMOTECH CLAD OPERABLE CASEMENT _
WITH FIXED TRANSOM AND 1" INSUL - / IO O O C _ _ _ p,,
0 o CLEAR GLASS ROOM
10'WIDE 1 WOMEN'S TORAG _ _ o
ii) iir) STOR. WORK HALLWAY ""\-` TOILET ___J - - '�' r MULTI-
csi
"' Ni a - 10'X 10' — 1 PURPOSE a
---7 l � A A A A - 94'X 62_
14 D.F. /I
li OFFICE OFFICE OFFICE Q ^' , .1 MECH. / BASKETBALL 84'X 50' o
ELECTR. COURT 1 12 RAMP
10'X 12' 10'X 15' 16'X 12' - -'MEN'S ROOM IIMMEni.
410
1 1 TOILET f-lb
\ \ \ - I IO 00 C I
• / 38'-0" / 10'-0" / /35'-0" 21-4"
/ 64' 0" / 10'-0"
83'-0" 95'-4"
178'-4"
/
A OVERALL /
\rev0519\r1 6-1fp.dgn Jun 23, 2000 10: 10' 59
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• -nom..w. nMwnr MR SAM 7rt,. • " - ,
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.�`''' �� �7 a�".��mons MM rn. ,---_ " INTERIORS
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LETTER r 11.E TSP
OWEST (FRONT) ELEVATION .`T` ()NORTH (COURT YARD) ELEVATION I.4
SCALE V • 1'•0" SCALE 'V." - 1'-0"
1433 UTICA AVENUE SOUTH
MINNEAPOLIS.MN 55416
FAX 612 3419554
I- 612 541-9965
t O RIVER OF LIFE
�� Q I EVANGELICAL
FREE CHURCH
01,' '1'4,,, "°,i, S . ,.,-�\� COUNTY HIGHWAY 1
& 217th AVE N W
ELK RIVER,MN 55330
'11 uJ1 7 I .. I I,�7 ,
a �.� 1 _ ��, it . S, 1` 1 1',r
OEAS/E (REAR) ELEVATION O SOUTH (COURT YARD) ELEVATION
• SCALE
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If a�� �115 r� r��41 i, Ir... _ ,tom,. — y ,� T'r ' ' yr' - �I,J ,� 1
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/ : ,1 ^� �' 1 , , , _ `�� GENERAL CONTRACTOR
��� % 1'. I , , � 1.
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DONLAR
\ CONSTRUCTION
480 CEDAR ST SUITE 500
ST PAUL,MN 55101
O NORTH ELEVATIONWAS PREPARED BY NE OR UNDER MY
(HEREBY CERTIFY THAT THIS L
SCALE V." • 1'-0" DIRECT SUPERVISION AND THAT IAM
A DULY REGISTERED ARCHITECT
UNDER THE LAWS OF
STATE.
1 REGISTRATION.
NAME
PRINT HISTORY DATE
Or SUMATTAL E 21 00
I0TAt IETTT a
TVOI FREE 001 LtL
rn.2 raS
MINiMmImIP
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lar
Ar-t •
/ - EXTERIOR ELEVATIONS
SCALE'f.• •r-0•
VEaTIC■
PUNTER
PROJECT 200011
O SOUTH ELEVATION O SIGN ELEVATION SPAWN
HECXED CW A2
SCALE 'i." , r_0.. SCALE / • r-0•
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= I hereby certify that this plan, REV
m John Oliver dt Assoc/etes lnc. • /Tco6on, or report was DATE 6/26/00 DATE DESCRIPTION
9 RIVER OF LIFE CHURCH c.,.,,f„ Pe P praporsi NO
e......,..y,land Stu-wow/v.Land ilann.np by ,�1) nder my direct supervision DESIGN BY BM
and t t' o Licensed Professional
o ELK RIVER. MN seu Dudye Avenue Engineer d Wows a( the Stale DRAWN BY TCL
£Lk Rwer, M.nneeata 55330 of Minnesota '��I A/� CHECKED BY BM
(611)441-2071 (FAX)441-5665 �"�
201 M. Tavel.. Trod& Suite 200 A/� DWG RLC-GRAD TWO
PRELIMINARY GRADING PLAN Burnsville, Minnesota 55337 Signed 11Y�` TEXT NONE
(6I21E94-3045 (FA.1)094-1049 Date % Req Na XI r FILE NO 786510-03 — -,
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