6.2. SR 07-19-1993
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TO:
MAYOR & CITY COUNCIL
FROM:
STEPHEN ROHLF, BUILDING AND ZONING
ADMINISTRATOR
JULY 14, 1993 7/2-
DATE:
SUBJECT: AMENDMENT TO A CONDITIONAL USE
PERMIT BY ASSEMBLY OF GOD CHURCH/
PUBLIC HEARING, CASE NO. CU 93-16
Attached to this memo is a copy of staff's memo to the Planning
Commission dated June 10, 1993, which contains the specifics of
this request. Basically, the Assembly of God Church is
requesting an amendment to their existing conditional use
permit to convert an existing garage into a dwelling. The
Assembly of God Church is also proposing signage. Currently
the Church has none.
.
The garage in question could be converted into a house without
a conditional use permit since it lies within a residential
zone, except one of the stipulations in the original
conditional use permit for the Church was that their lots were
to be combined to avoid encroachments on the setback.
Therefore, converting the garage to a dwelling will constitute
multiple principle buildings on a lot with the Church and a
conditional use permit is needed.
The Planning Commission felt that the conversion of the garage
into a house obviously fit within the character of this
residential neighborhood and, therefore, met the seven
standards for a conditional use permit. Further, the square
footage of signage requested by the Church was consistent with
City Code. The only concern with signage was that lighting be
directed away from adjacent residential dwellings.
The Planning Commission
requests presented by
following stipulations:
recommended
the Assembly
approval
of God
of all the
Church with the
1. THE TOTAL SIGNAGE ALLOWED BE A MAXIMUM 96 SQUARE FEET
LIMITED TO THE EAST ELEVATION OF THE BUILDING BELOW THE
PARAPET LINE WITH BACKING TO ENSURE LIGHT DOES NOT SHINE
TO THE WEST. THIS LIGHTING STIPULATION ALSO APPLIES TO
THE PROPOSED CROSS.
2. THE GARAGE PROPOSED TO BE CONVERTED INTO A HOUSE MEET ALL
APPLICABLE CODES INCLUDING A BUILDING PERMIT, PERC TEST,
ETC. FURTHER, THAT THIS HOUSE NOT BE DIVIDED INTO
INDIVIDUAL UNITS, BUT IS ONE SINGLE FAMILY HOME.
.
3.
THE REMAINDER OF THE OUTSTANDING STIPULATIONS FOR THE
CHURCH ARE COMPLETED IN THE SUMMER OF 1993.
P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
.
.
.
4.
NO OUTSIDE STORAGE BE ALLOWED.
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ITEM 7
TO:
PLANNING COMMISSION
~@[P)Yf
River
FROM:
STEPHEN ROHLF, BUILDING & ZONING
ADMINISTRATOR
JUNE 10, 1993 ~.~
DATE:
SUBJECT: AMENDMENT TO A CONDITIONAL USE
PERMIT BY ELK RIVER ASSEMBLY OF
GOD CHURCH/PUBLIC HEARING, CASE
NO. CU 93-16
APPLICANT
Assembly of God Church, 11800-196th Avenue NW, Elk River, MN.
REQUESTED ACTION
Amendment to an existing conditional use permit to allow
multiple principal buildings on a lot to convert an existing
garage into a dwelling and review of signage.
SITE ZONING
R1a/Single Family Residential
.
SURROUNDING ZONING
West and north - R1a/Single Family Residential
South - R1c/Single Family Residential
East - R1e/Single Family Residential
LEGAL DESCRIPTION
Lots 1, 2, 3, 5, 6, 7, and 8, Block 9, Brentwood Addition. Lot
4, Block 9, contains the existing parsonage. A map showing the
general location of the affected property is attached.
OVERVIEW
The Elk River Assembly of God Church originally went through a
conditional use permit in 1984. The Assembly of God Church is
now requesting signage (they currently have no signage), and to
be allowed to convert an existing garage on Lot 3 into a
dwelling. A plan of their site is attached.
PAST APPROVAL
.
There are 4 outstanding stipulations from the original
conditional use permit that were not accomplished as of July 6,
1992 (the date a letter was sent to the Assembly of God
Church). Staff has been working with the new pastor, Bill
Matthews, who has been very cooperative in trying to clear up
P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
CUP, Assembly of God Church
June 10, 1993
Page 2
these issues. The following is a list of the outstanding
issues and their status:
.
1. LANDSCAPING
The site has been established with grass but bushes
and trees need to be planted. Staff is in receipt of
a landscaping plan that is acceptable according to
City ordinance. Staff will have this plan available
for Planning Commission's review at their meeting.
The remainder of the landscaping will be accomplished
this summer.
2.
RESTORATION OF
Some of the
eliminated by
retention area
contours.
DRAINAGE EASEMENTS
water retention area on Lot 9 was
the church's original grading. This
has been restored to its original
3.
CONSOLIDATION OF BLOCK 9 INTO 2 LOTS
Lot 4, with the existing parsonage was/proposed to be
on one lot and the remainder of Block 9 was to be
combined into another lot. Lot 3 (with the garage
that is proposed to be converted to a dwelling)
cannot remain a separate lot. Part of the parking
lot for the church is situated on it, and also the
church itself is too close to the lot line for Lot 3
to meet setbacks. Lot 3 will have to be combined
with the other lots in Block 9 (with the exception of
Lot 4). The conversion of the garage into a house
will constitute multiple principal buildings on a lot
with the church. This is why a conditional use
permit is required.
.
4. PARKING LOT AND DRIVES
The parking lot was to be striped and the concrete
parking islands, as shown on the original site plan,
were to be constructed. The striping of the parking
lot will be completed this summer. The Assembly of
God Church is proposing to not do the concrete
islands. Staff agrees that they are not necessary.
SIGNAGE
There are three drawings attached to this memo that relate to
signage. One drawing shows a "cross" 8 feet high and 4 feet
wide proposed to be illuminated with neon. Another drawing
shows a proposed wall sign reading "Elk River Assembly" that is
3 feet high and 30 feet 6 inches long (91-1/2 sq ft). This
sign is proposed to be individual letters and internally lit.
The last drawing shows the location of the cross and wall sign .
on the east elevation of the building facing Highway 169.
.
.
.
CUP, Assembly of God Church
June 10, 1993
Page 3
Churches are allowed 96 sq ft of signage. Staff does not
interpret the cross as being a sign, therefore, this request
would fit within City's allowed square footage for signage.
The wall signage is shown above the parapet of the roof, which
is not allowed by code. All-bright Sign, Inc., the Church's
sign company, has indicated that the sign can be moved below
the parapet line. The sign and the cross would have a backdrop
so light will not be cast towards the adjacent residential area
to the west.
RECOMMENDATION
Staff feels the signage request by Assembly of God Church and
the conversion of the garage to a home can meet the seven
standards for a conditional use permit found in Sections 900.42
of the Elk River Code of Ordinances with the following
stipulations:
1. THE TOTAL SIGNAGE ALLOWED BE A MAXIMUM OF 96 SQ FT,
LIMITED TO THE EAST ELEVATION OF THE BUILDING BELOW
THE PARAPET LINE WITH BACKING TO ENSURE LIGHT DOES
NOT SHINE TO THE WEST. THIS LIGHTING STIPULATION
ALSO APPLIES TO THE PROPOSED CROSS.
2.
THE GARAGE PROPOSED TO BE CONVERTED TO A HOUSE MEET
ALL APPLICABLE CODES INCLUDING A BUILDING PERMIT,
PERC TEST, ETC. FURTHER, THAT THIS HOUSE NOT BE
DIVIDED INTO INDIVIDUAL UNITS, BUT IS ONE SINGLE
FAMILY HOME.
3. THE REMAINDER OF THE OUTSTANDING STIPULATIONS FOR THE
CHURCH ARE COMPLETED IN THE SUMMER OF 1993.
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SHERBURNE COUNTY ABSTRACT & TITLE CO.
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PAT RASMUSSON
PRESIDENT
CATHY BAILEY
SEC./TREAS.
BONI CULLEN
MANAGER
Based on the examination of real estate records, I find the follo\i.Lng are property
owners within 350 foot radius of the land described on attached e~1ibits:
Lots 1 thru 8, Block 9, Brentwood
Wallace Houle, 11825 196th Ave. NW, Elk River, MD. 55330
Perry Nason, 11847 196th Ave. NW, Elk River, MD. 55330
Daniel Lofgren, 19631 Lowell St. N\.J, Elk River, Nn. 55330
David J. Bau..'1e, 4240 Trail Ridge Lane, Elk River, MD. 55330
Kenneth L. Harrell, 11915 196th Circle NW, Elk River, MD. 55330
John L. Grirrrner, 11935 196th Circle, Elk River, Hn. 55330
Allan R. Fischer, 11946 196th Circle NW, Elk River, MD. 55330
Jeffrey Russell, 11930 196th Circle NW, Elk River, Mn. 55230
Joseph A. Bjsillo, 19550 Lowell St. NW, Elk River, i"ITI. 55330
George Klaers, 19528 Lowell St. NW, Elk River,Mn. 55330
Jeffrey Peltier, 11965 195th Circle NW, Elk River, MD. 55330
Vernon B. Iverson, 11966 195th Circle NW, Elk River, VITI. 55330
Iraj Ezati, 19498 Lowell St. NW, Elk River, MD. 55330
Dennis Anderson, lM~75 145th Court NW, Elk River, MD. 55330
Curtis L. Hanson, 11750 197th Ave. NW, Elk River, t1n. 55330
Paul D. Osonoe, 19644 Irving St. NW, Elk River, ~h. 55330
Joh...'1 E. Polden III, 11751 196th Ave. NW, Elk River, Mn. 55330
Dale D. Miller, 11795 196th Ave. N\-J, Elk River, t-h. 55330
Ridgewood Associates, Inc., 12305 Ridgewood Dr., Elk River, t1n. 55330
Thomas Bender, 12516 Ridgewood Dr. NW, Elk River, fin. 55330
Richard Lange, 12546 Ridgewood Dr. NVJ, Elk River, MD. 55330
Stephen Shurts, 12576 Ridgewood Dr. N\~, Elk River, t1n. 55330
Charles Schuldt, 12600 Ridgewood Dr. NW, Elk River, I'1n. 55330
Arnold Doja.'1, 12626 Ridgewood Dr. N\-J, Elk River, t1n. 55330
Jal1es Cashman, 12660 Ridgewood Dr. NW, Elk River, Mn. 55330
Keith Goggins, 19761 York St. NW, Elk River, t1n. 55330
Gregg L. Larson, 19866 York St. NW, Elk River, tlIrl. 55330
John L. Kuester, 19834 York St. NW, Elk River, i.'1I:1. 55330
Cletus Lipetzky, 19796 York St. NW, Elk River, t1n. 55330
Gary Gadacz, 19764 York St.NW, Elk River, Mn. 55330
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317 KING AVENUE · ELK RIVER, MINNESOTA 55330 · (612) 441-3280
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Affiliated with American Land Title Association
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