5.3. PCSR 05-25-2021 Request for Action
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Elk -
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To Item Number
Planning Commission 5.3
Agenda Section Meeting Date Prepared by
Public Hearings May 25, 2021 Chris Leeseberg, Senior Planner
Item Description Reviewed by
Rebound LLC— 809 Jackson Avenue NW Zack Carlton,Planning Manager
Conditional Use Permit for Religious Institution Reviewed by
Action Requested
Recommend, by motion, approval of the Conditional Use Permit with
the following conditions to satisfy the standards set forth in Section _
30-654:
1. A cross access/parking easement agreement,with the property
to the south (Lot 2,Block 1, Rise Up Addition), shall be
recorded at the county. cR33
2. The five existing evergreen trees located in the northeast corner
of the property shall be removed.
3. The retaining wall along the north side of the lot shall be
removed up to the existing power pole and telephone and RR
grades tied in.
.Hwy I0,
Background/Discussion _ , CR iz
The property is zoned C2 (Office District) where Religious Institutions '`
require a Conditional Use Permit (CUP). The applicant is seeking a ~l �
CUP to operate a ministry center at the southwest corner of School r
Street and Jackson Avenue (809 Jackson Avenue). The property for the
ministry center will be a 2.03-acre parcel established by an ti yh
Administrative Subdivision to be named Rise Up Addition (P 21-06).
Comprehensive Plan 1
Figure I
The Comprehensive Plan guides the property for Mississippi
Connections. Mississippi Connections represents the historical core of the city and corresponds to a
redevelopment framework adopted by the City Council in November of 2012. The Mississippi Connections Plan
attempts to identify key strategic objects to reinvent the area as a destination for a variety of uses and activities.
Parking
Ordinance requires 150 (gathering area) plus 10 (office) and only 52 are one site. The remaining will be made up
through a parking agreement with the property owner to the south,which is a large parking lot for the nearby
church.As the two uses will generally operate on opposite schedules, the shared parking agreement will eliminate
the need for unnecessary pavement.
The Elk River Vision P O N E R E o s Y
A welcoming community with revolutionary and spirited resourcefulness, exceptional [NAWRE
service, and community engagement that encourages and inspires prosperity. Updated.August 2020
Access and Circulation
There is one access point to the subject parcel on School Street and are two access points to the large parking lot
to the south. This lot in turn has one access point to Jackson Avenue which is also shared with the parking lot for
the church to the west.
Engineering, Stormwater, and Grading
The retaining wall along the north side of the lot was requested to be removed and the applicant will remove it
except for a small section in the northeast corner as there is an existing power pole and telephone pedestal.
Landscaping
The ordinance requires 29 trees, and the submitted landscape plan shows 30 trees. ERMU has requested the five
existing evergreen trees located in the northeast corner of the property be removed because of the overhead
powerlines. The updated plans received on May 19,2021, show the trees removed.
Applicable Regulations
In approving a Conditional Use Permit,the council may impose such specific conditions with regard to the
development or operation of the proposed use as it considers necessary to satisfy the seven standards set forth in
Section 30-654 and the requirements contained in this article and to promote compatibility with and minimize any
potentially adverse effects upon adjacent properties, the neighborhood or the city.
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
1. mill not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or the public
health, safety, morals, comfort, convenience orgeneral welfare of the neighborhood or the city.
The use will be similar to others in the vicinity and will not endanger,injure or detrimentally affect the use
and enjoyment of other property in the immediate vicinity or the public health, safety,morals, comfort,
convenience, or general welfare of the neighborhood or the city.
Staff does not see a need to impose specific conditions to satisfy this standard.
2. mill be consistent with the comprehensive plan.
The use will be consistent with the comprehensive plan which is guided by the Mississippi Connections
land use.
Staff does not see a need to impose specific conditions to satisfy this standard.
3. mill not impede the normal and orderly development and improvement of surrounding vacantproperty.
There is one 6.6-acre vacant parcel south the subject area but the use will not impede the normal and
orderly development and improvement of surrounding vacant property.
Staff does not see a need to impose specific conditions to satisfy this standard.
4. mill be served adequately by and will not adversely affect essential public facilities and services including streets,police and fare
protection, drainage, refuse disposal, mater and server systems,parks and schools;and will not, in particular, create trafc
congestion or interference with traffic on adjacent and neighboring public thoroughfares.
The proposed site plan shows 52 parking stalls, and the ordinance requires 160 stalls but with a cross
access/parking easement agreement,with the property to the south, this standard will be met.With this
condition,the use will be served adequately by and will not adversely affect essential public facilities and
services including streets,police and fire protection,drainage, refuse disposal,water and sewer systems,
parks and schools; and will not,in particular, create traffic congestion or interference with traffic on
adjacent and neighboring public thoroughfares.
The Police Department does have a concern with the potential for more traffic on School Street and
Jackson Avenue with the addition of another religious institution.
5. mill not involve uses, activities,processes, materials, equipment and conditions of operation that twill be detrimental to any
persons or property because of excessive traffic, noise, smoke,fumes,glare, odors, dust or vibrations.
The use will not involve uses, activities,processes, materials, equipment and conditions of operation that
will be detrimental to any persons or property because of excessive traffic, noise, smoke, fumes,glare,
odors,dust, or vibrations.
Staff does not see a need to impose specific conditions to satisfy this standard.
6. mill not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
While there will be grading on the site,the use will not result in the destruction,loss or damage of a
natural, scenic or historic feature of major importance.
Staff does not see a need to impose specific conditions to satisfy this standard.
7. mill fully comply n ith all other requirements of this Code, including any applicable requirements and standards for the
issuance of a license or permit to establish and operate the proposed use in the city.
The use will fully comply with all other requirements of this Code,including any applicable requirements
and standards for the issuance of a license or permit to establish and operate the proposed use in the city.
Staff does not see a need to impose specific conditions to satisfy this standard.
If denial of such a permit should occur,it shall accompany recommendations or determinations by findings or a
report stating how the proposed use does not comply with the standards set forth in Section 30-654.
Financial Impact
None
Mission/Policy/Goal
■ Opportunity to live,work, and play
■ Meet changing needs -Agile
■ Work with citizens to achieve goals
■ Help,not hinder citizen quality of life
Attachments
■ Location Map
■ Applicant's Narrative
■ Site Plans
■ Architectural Plans/Elevations
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SUBMITTED TO Q•*G ME4,0 PREPARED BY
City of Elk River Landform Professional Services, LLC
13065 Orono Parkway YEARS 105 511 Ave S, Suite 513
Elk River, MN 55330 ;9969 SO Minneapolis, MN 55401
Landform-,SensiblyGreen-and Site to Finish-are registered service marks of Landform Professional Services,LLC
TABLE OF CONTENTS
Introduction..................................................................................................................................................1
ConditionalUse Permit.................................................................................................................................1
SimplePlat....................................................................................................................................................2
Summary.......................................................................................................................................................2
ContactInformation......................................................................................................................................2
Introduction
On behalf of Rebound, LLC, Landform is pleased to submit this application for conditional use permit and simple plat
approval to allow construction of a new ministry center called"Rise Up Center' at 809 Jackson Avenue NW. The site
includes one 2.03-acre parcel that is being created for the new ministry center Our development plan includes a
10,403 square foot building with parking, sidewalks and landscaping. We are excited about the improvements
proposed for this site.
Conditional Use Permit
We are requesting City approval for a conditional use permit to allow a religious institution as allowed by Section 30-
1023(4). We are requesting approval by the City.
We have reviewed the request in accordance with City ordinance standards in Section 30.654 and find that the
ordinance standards have been met. Specifically:
1. Will not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity
or the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city.
The Rise Up Center will not have a negative impact on the use or enjoyment of the neighboring properties. The
use will develop a vacant piece of property with all the necessary improvements to contain parking and activities
to the site.
2. Will be consistent with the comprehensive plan.
The Rise Up Center is consistent with the comprehensive plan. The center creates opportunities for employment
and an area to gather which are both aligned with the vision in the Comprehensive Plan for Elk River.
3. Will not impede the normal and orderly development and improvement of surrounding vacant property.
The development of the Rise Up Center will not obstruct other surrounding properties from expanding or
developing in an orderly manner.
4. Will be served adequately by and will not adversely affect essential public facilities and services including
streets,police and fire protection, drainage, refuse disposal, water and sewer systems,parks and schools;and
will not,in particular, create traffic congestion or interference with traffic on adjacent and neighboring public
thoroughfares.
The Rise Up Center will be served by municipal utilities and services and will not place a burden on those
services.The use of those facilities and services will not adversely affect the use of those same facilities and
services by others.
5. Will not involve uses, activities,processes, materials, equipment and conditions of operation that will be
detrimental to any persons or property because of excessive traffic, noise, smoke, fumes, glare, odors, dust or
vibrations.
Rise Up Center,Elk River,MN April 26,2021
BOP20009 1
The Rise Up Center operations and activities will not create excessive noise, traffic,smoke,fumes, glare, odors,
dust or vibrations.
6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
There are no natural, scenic or historic features present on the site.
7. Will fully comply with all other requirements of this Code, including any applicable requirements and standards
for the issuance of a license or permit to establish and operate the proposed use in the city.
The proposed development of the site for Rise Up Center is consistent with the zoning and subdivision
standards for the City of Elk River.
Simple Plat
We are also requesting approval of a simple plat to subdivide the existing parcel into two lots with one 2.03-acre lot
created for the Rise Up Center and a second lot to remain for the existing parking lot.
Summary
We respectfully request approval of the Conditional Use Permit and Simple Plat to allow construction of the Rise Up
Center at 809 Jackson Avenue NW.
Contact Information
This document was prepared by:
Kevin Shay
Landform
105 South Fifth Avenue, Suite 513
Minneapolis, MN 55401
Any additional questions regarding this application can be directed to Kevin Shay at kshay(LDIandform.net.or
612.638.0228.
Rise Up Center,Elk River,MN April 26,2021
BOP20009 2
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Narrative on the uses of the building by Rise Up MN, a Minnesota 5016, this is a faith-based
organization.
With the needs we see among our youth, for mentorship, human contact, and relations,we would
desire to build a building as a hub facility for other non-profit organizations. Listed are some of the
organizations we are working with which will use the facility.
■ Young Life, student mentoring
■ Thumbs up, suicide prevention programs
■ MN Teen challenge, a counseling program helping youth deal with drug addictions
■ Fellowship of Christian athletes,providing mentorship to athletes
■ Center for hope and healing, has agreed to provide free counseling g for struggling youth
■ Elk River breakfast club, a place for students to meet before school and get a free breakfast
(to be launched)
■ A coffee/study area, to provide students a safe place to study after school
■ CEO group, a apprentice program for senior high students,working with the elk river senior
high and local businesses, to train students to be entrepreneurs. (to be launched)