6.8. SR 08-20-2007
f
REQUEST FOR ACTION
To Item Number
City Council 6.8.
Agenda Section Meeting Date Prepared by
Community Development August 20, 2007 Jeremy Barnhart, Planning Manager
Item Description Reviewed by
Request by John Weicht & Associates on behalf of Holy Trinity
Episcopal Church for a Conditional Use Permit for an Addition, Reviewed by
Case No. # CU 07-21. - Public Hearing
Action Requested/ Recommendation
Staff supports a Planning Commission recommendation of approval for the conditional use permit, as
illustrated on site plan drawings dated August 14, 2007, and architectural drawings dated July 23, 2007,
subject to the conditions as outlined:
1. All comments in the engineer's letter dated July 12, 2007.
2. All comments in staff comment letter dated July 16, 2007.
3. All comments included in staff report dated August 14, 2007.
4. Consideration of Historic Preservation recpmmendation.
Background/Discussion
Holy Trinity Episcopal Church is requesting approval to expand the church and religious center. The
expansion will include several activities, including:
.
Demolition of an existing single family home and garage at the comer of 4th street NW and Rush
Avenue,
Combination of the lots housing the church and adjacent residential
Construction of a 2,120 square foot addition (fellowship hall),
Construction of a 31 stall parking lot, and I
Remodel of the existing 900 square foot "ann4x" on the east side of the worship center.
.
.
.
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This Conditional Use Permit will govern the 2,120 sq ft addition, construction of the parking lot, and the
remodel of the 901 sq ft 'annex' area. The Church's development plan also anticipates additional future
expansions of approximately 650 square feet to the west of the main church, and approximately 600
square feet to the east of the main church. These additions will require a conditional use permit prior to
construction. A demolition permit will be required to remove the house and the garage. Additional
permits may be necessary to abandon utility services as well as perform work in the right of way.
Case File: CU 07-21
Page 2
Attachments
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Holy Trinity Episcopal Church
Conditional Use Permit
Location Map
Applicant's Narrative
Site Plan dated August 14, 2007
Architectural plans dated July 23, 2007
Engineers Comment letter dated July 12, 2007
Staff Comment letter dated July 16, 2007
Historic Preservation comments dated Aukust 14,2007
HPC Pictorial Representation
CUP Document
General Information
Applicant
60 Day Rule
John Weicht, on behalf of Holy Trinity Episcopal Church
The application has 1j>een deemed complete as of July 23, 2007.
The City must take action by September 23,2007
Conditional Use Permit
1326 4th Street NW, approximately 1 acre
Requested Action
Location and Size
Location
Subject
Property
North
South
East
West
Overview
Existing Use
Land Use Plan Designation
Current Zoning
Church
Old Town
R-1c
SF Residential
,
R-1c
Old Town
Church
Old Town
R-1c
SF Residential
SF Residential
Old Town
Old Town
R-1c
R-1c
As noted above, the applicant proposes several actions"including a Conditional Use Permit to permit the
construction of a 2,120 square foot addition and the retp.odel of the existing 900 square foot annex on the
east side of the main church.
The church is also combining its parcel with the parcel currendy hosting a single family home to the
southwest, allowing for the construction of the parking lot.
Building addition - The addition will include a large open room, restrooms, and a kitchen. The
remodeled area will include three offices and a classroor'
I
The addition floor will be two feet above the existing annex floor. The roof of the addition will be
approximately 4 feet lower than the peak of the sanctuairy roof. The exterior of the addition is proposed
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Case File: CU 07-21
Page 3
Holy Trinity Episcopal Church
Conditional Use Permit
to be 10" wood lap siding, which is to match the existit)g church. The roof will be asphalt shingles. The
addition will include three windows on the north side apd two windows on the east side.
Parking ,
The parking requirement for a church is based on one parking space per three seats at its capacity. The
exiting church has seating for 70, requiring 24 spaces. The proposed additions Fellowship Hall could
hold 100 people, based on 15 sq ft per person, requiring 34 spaces. Typically in situations where there are
two assembly areas, it is recognized that both spaces arf not used to capacity at the same time, and the
largest space is used for calculating necessary spaces. The parking lot expansion will provide 31 spaces,
nearly meeting the minimum requirement. It is recognized that church patrons will utilize on street
parking in addition to the off street parking created, and the other churches in the immediate
area contribute to parking demands on the street network.
Analysis
Typical concerns related to church construction or additions are raised due to parking and traffic
demands during services. The addition also introduces potential concerns due to the architectural
compatibility of the addition with the original church and the general neighborhood.
Building design/ historical perspective
The Heritage Preservation Commission (fIPC) provides recommendations to the Planning Commission
and City Council pertaining to the historical and cultural heritage of the city. The HPC reviewed the
proposal at its meeting on August 9, 2007. A summary of their finding is included in your packet. The
Planning Commission
The Holy Trinity Episcopal Church, with its white clapboard siding and bell tower, represent a landmark
building in Elk River's culture. It is believed the church. to be constructed around 1860, and moved to its
current location around 1900. The building addition will have a noticeable impact on the character of the
church. The church recognizes this, and plans on using wood siding to match the existing church. Staff
is recommending to the HPC that the addition utilize windows that match the existing church, to
continue the established character.
It is suggested that the hatched area on the north east comer of the parking lot be replaced with grass,
and curb and gutter. This will allow more green space, and be consistent with the Land Development
regulations.
At the Planning Commission meeting, the church agreed to review the recommendation of the HPC, but
made no formal suggestion to amend the plan. After the meeting, staff leamed that the Church planners
desired to make the original church stand out, and purposely did not try to make the proposed addition a
seamless transition.
Transportation
Streets - No expansion to the street, trail or sideJalk system is proposed or suggested.
S:\PLANNING\Case Files\CUP\CU 07-21 Holy Trinity\CU 07-21 Holy Trinity Episcopal Church.doc
Case File: CU 07-21
Page 4
Holy Trinity Episcopal Church
Conditional Use Permit
Utilities
Water - The water and sanitary service for the existing house will be abandoned per City regulations.
Credit for the trunk fee will be applied to the church, as its expansion will generate addition trunk usage.
Landscaping
I
Lot Trees - A landscaping plan has been develop~d, placing additional trees between the new
parking lot and 4th street, and additional trees near the church. It may be prudent to add additional trees
along the north and east property lines to address any concerns from residents.
Applicable Regulations
Conditional Use Permit
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
1. Will not endanger, injure or detrimentallY affect the use and enjqyment of other propertY in the immediate viciniry or the
public health, safery, morals, comfort, convenience or general welfare of the neighborhood or the ciry.
2. Will be consistent with the comprehensive plan.
3. Will not impede the normal and orderfy development ana improvement of surrounding vacant propertY.
4. Will be served adequatelY l?Y and will not adverselY affect essential public facilities and services including streets, police and
fire protection, drainage, refuse disposal, water and sewer i,rystems, parks and schools; and will not, in particular, mate
traffic congestion or interference with traffic on atfjacent and neighboringpublic thoroughfares.
5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to a'!}
persons or propertY because of excessive traffic, noise, smoke, fumes, glare, odors, dust or vibrations.
6. Will not result in the destruction, loss or damage of a naJ,Jral, scenic or historic feature of mCfior importance.
7. Will fullY complY with all other requirements of this Code, including a'!} applicable requirements and standards for the
issuance of a license or permit to establish and operate the proposed use in the ciry.
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.
The use is not proposed to change the standards of the CUP as outlined have already been deemed
consistent with all these standards.
Planning Commission Discussion
The Planning Commission discussed the effect the proposed change had on the neighborhood, but
deferred the question of historic preservation to the Historic Preservation Commission.
The Commission heard from adjacent property owners regarding street parking problems, and the
distance from their house to the proposed addition. e Commission felt that the parking concern is
unavoidable, and a better alternative to paving of select d lots in the residential area to satisfy the parking
needs. Regarding the setback issue, after further expla ation, the concerned property owner was
comfortable with the proposal. Staff has also met with the property owner since the meeting.
S:\PLANNING\Case Files\CUP\CU 07-21 Holy Trinity\CU 07-21 Holy rinity Episcopal Church. doc
Case File: CU 07-21
Page 5
Holy Trinity Episcopal Church
Conditional Use Permit
The Commission noted that the parking provided on site would introduce additional parking to the area.
I
I
Action
Motion by _
Second by ___
Vote
Follow Up
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Case Number: CU 07-21 HOLY TRINITY EPISCOPAL CHURCH
fWAl JOHNC.WEICHT AND ASSOCIATESLLP
DESIGN GENERAL CQNTRACTORS
. BUILD P.O. Box 368, Elk Ri~er, Minnesota 55330
Telephone: (763) 633-3600 . Fax: (763}633-3601
To: City of Elk River,
See attached narrative of the Holy Trinity Episcopal Church.
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BUILDINGS
Holy Trinity Episcopal Church is requesting to add a new fellowship hall. In addition, the old area will be
remodeled for office and class room. The old house ( current office) will be demolished to make room for
off street parking.
Office Hours 9am - 4pm Tuesday & Thursday
Presently no off street parking
Construction to be wood frame with horizontal lap siding and shingled roof
Total site re-grade for drainage and landscape
Lots to combine to make one parcel
Churches are generally put in residential areas
Good community quality of life
s~~
~hn C. Weicht
Partner
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Holy Trinity Ep,scopal Church
1326 4th street NW
P.O. Box 65
Elk River, MN 55330-0065
History of Holy Trinity Episcopal Church
Early missionary efforts in Minnesota were spearheaJed by Bishop Jackson Kemper. As he traveled the
waterways and oxcart trails, he established many ministry outposts at way stations. Bishop Kemper's
assistant was the Reverend Jacob Chamberlain. Father Chamberlain, resident at St. Anthony Falls,
helped found a small congregation with the assistance of Colonel John Jamieson. The first members met
in homes, generally for evening prayer. On July 23, 1$58 Bishop Kemper consecrated the new church
building in Upper Town, near Lake Orono. The church continued there until 1877 when the building
was moved to lots across from the present 4th Street. Most services were Morning Prayer, with
occasional communion service offered by traveling Episcopal priests. The present churchwas building
in 1890 - 1891 and was heated only on Sundays, fed by a wood stove near the organ's current location.
During the late 1920s to 1950s, the church was open sporadically. During those years, many members
began attending Union Congregational Church to provide for regular worship and education for children
In 1957, the Reverend Richard Grein came to serve Holy Trinity (along with Trinity Becker, and St.
John's Hassan). During his tenure, he also established St. Michael and All Angels in Monticello. Father
Grein and several community leaders wondered if it was time to provide the Elk River area with more
medical care. Their first effort to begin a hospital soon was changed into a nursing home. Guardian
Angels was born in 1962 through the tremendous efforts of community members and the small band of
Holy Trinity members. Guardian Angels admitted its first patient in 1965.
Today Guardian Angels serves seniors and others in the full array of senior services, and is one of the
major employers in our community. (See the Guardian Angels history for more details.) Over the years,
Holy Trinity clergy have served a variety of roles at Guardian Angels, including chair of the Board and
nursing home administrator Holy Trinity members have also served on various Guardian Angels boards.
In 1962 the parish hall was added onto the east side of the church. In 1957, the current re3ctory was
purchased to serve as housing for resident clergy Holy Trinity has had a variety of priests over the years,
some of whom have lived in Elk River, and some of whom have traveled from the Twin Cities to serve
this congregation.
Holy Trinity continued to make history. In 1979 it called the Reverend Margo Maris as one of the first
women rectors in the country. Women have been very welcome at Holy Trinity, as four women priests
have served Holy Trinity since the late 1970s.
In 1999, Holy Trinity purchased the property to the west (1330) to serve as church office, church school
space, and additional space for a variety of uses. l
The Reverend Wanda R. Copeland came to Holy Trini y in 1994, and is now the longest-serving priest
in Holy Trinity's history.
13065 Orono Parkway
Elk River, MN 55330
July 16, 2007
John Weicht and Associates
PO Box 368
Elk River lvf}.l" 55330
Re: Conditional Use Permit, Staff Comments
Dear Mr. Weicht:
The City received your application on July 5, 2007 and is. deemed complete. At the Site
Plan Review Committee meeting on July 10; 2007 staff reviewed your application and
has the following comments:
Timetable
1) This item is anticipated to be heard at the August 14,2007 Planning Commission
meeting and the August 20,2007 City Council meeting. All revisions are due by July 23,
2007. This item will also be reviewed by the Heritage Preservation Commission, that
date will be forwarded to you once we know it.
Fees and Application
2) The Easement Vacation fee was not submitted with the original application therefore
we took that fee out of your retainer, if additional money is needed you will receive a bill.
Building Inspections
3) The site plan shows two existing accessory buildings, are both of those buD-dings
planned to stay with the remodel or be removed?
Engineering
4) Please refer to the City Engineers memo dated July 12, 2007 and respond as necessary.
Fire Chief
5) A fire lanemay be required, please refer the Fire Chief's memo dated July 11,2007
and respond as necessary.
Phone: 763.635.1000
Fax: 763.635.1 090
www.ci.elk-river.nm.us
Stree~ I
6) The new driveway on 4th Street and also the !relocated driveway on Rush Ave need to
be brought up to city standards (refer to City Engineers memo).
Architecture
7) More detail is needed for the elevation Plansl What are the materials and colors?
Miscellaneous
8) Compact parking is shown on the site plan, the city does not allow compact parking.
9) The lots should be combined, this process cain be done through Sherburne County.
It is helpful to generate a point by point response letter to these comments as part of your
next submittal. That way, focus can be directed to comments that werenot addressed and
to those that required additional discussion, reducing time necessary for staff review.
The point by point letter and revised drawings should be provided by July 23. The
revised submittal should include five full size sets as well as four llx17 reduced sets for
the Planning Commission review. A .pdf copy of all revised graphics are required to
be submitted.
Please do not hesitate to contact me should you have any questions, I can be reached at
(763) 635-1035.
Sincerely,
g~0e~ ()~
Sheila Cartney
Senior Planner
MEMORANDUM
TO: Sheila Cartney, Senior Planner
Terry Maurer, City Engineer ?
DATE: July 12, 2007
FROM:
SUBJECT: Holy Trinity Episcopal Church Expansion
File #226-081 P
As requested, we have done an initial review of the proposed expansion of the Holy Trinity
Episcopal Church located on 4th Street at the comer of Rush Avenue. Based on our review,
we would offer the following comments:
1. The entire site will. be graded and have various types of construction on it. It
appears the site is approximately one acre. If it exceeds one acre in size, a NPD ES
permit will. be required. Either way, a Storm Water Pollution Prevention Plan
(SWPPP) will. be required. The SWPPP needs to be in an 8 ~" x 11" format signed
by the engineer, owner and contractor The plan submitted currently does not show
any silt fence nor a rock construction driveway. The rock construction driveway
should be off of Rush Street, since it h3!s less traffic of the two streets, plus it will.
allow for continued access to the church if that is desired during construction. In
addition to silt fence and rock construction driveway, inlet protection should be
provided on all potential downstream c:il.tch basins that could be impacted by erosion
into the public streets.
2. The plan calls for a new driveway on 4th Street and also a relocated dri~~ay on Rush
Avenue. These driveways need to be constructed to city standard. This would
include concrete apron leading up to a thickened concrete sidewalk. In addition, the
existing sidewalk leading from church to 4th Street is shown to be removed. This
must also include the replacing of the Bp18 curb and gutter. When 4th Street was
reconstructed in 2005, a future driveway opening was installed just west of the
sidewalk leading to 4th Street. This will flot be utilized with the proposed plan;
therefore, this must also be replaced witlh B618 concrete curb and gutter. Finally, the
existing driveway which will. not be needed on Rush Avenue must also be removed
and replaced with B618 concrete curb and gutter and the appropriate boulevard area.
!
3. The existing sewer and water services to iche home to be removed on the site need to
be appropriately terminated. While they lare being excavated to be terminated., they
should have a GPS location shot on eac~ of them for inclusion in the City GIS
mappmg.
4. There is an existing shed in the northempart of the site which says a portion to be
removed It is unclear how this will be ~fcomplished and what will be remaining
from this structure. This should be cia.n,ed.
If you have any questions regarding any of these issues, please contact me.
S:\PLANNING\Case Files\CUP\CU07-21 HolyTrinity\0712 07 Engr'sco=ents.doc
I
MEMOR~NDUM
TO:
Planning Commission
FROM:
Rebecca Haug, Environl'lflental Administrator
DATE:
August 14, 2007
SUBJECT:
Holy Trinity Episcopal Church, 1326 4th St N.W.
The Holy Trinity Episcopal Church recently applied for a Conditional Use Permit and Plat
approval for their existing church at 1326 4th St NW. As stated in your Planning
Commission packet, the Holy Trinity Episcopal Church represents a landmark building in
Elk River's history. Its white clapboard siding and bell tower are a recognizable aspect of
the cityscape. This was the first congregation in Sherburne County. Its first building was
erected in the late 1850's at 1915 Second Street. The structure was moved to Elk River in
1877. The present building dates from 1890-present. This church is listed on the State
Historic Preservation Office database and the Sherburne County History Center database.
The City's context study recommends the con~ervation of Elk River's historic churches.
The building addition will have a noticeable impact on the character of the church. The goal
of the HPC is to preserve the integrity of histdric neighborhoods. The Heritage Preservation
Commission (HPC) reviewed this recommendation at their meeting on August 9, 2007. The
HPC recommended that the original architectlilre of the building be retained by continuing
to use wood siding and if economically feasible install another peak on the remodeled area
with windows that match the historic church. .A conceptual drawing of what the church
could look like is attached. This would mainmin the original character.
The HPC also discussed the house that is proposed to be torn down for a parking lot. Kurt
Kragness, Director of the Sherburne County Ijlistory Center researched the history of this
home. The exact date of construction is uncettain, but likely to be between 1884-1900. The
original owner is uncertain but it is known that George and Phoebe Crocker and their family
lived in it from 1900-1919. Mr. Crocker work~d as a blacksmith. One of his sons worked as
a fin man on the steamboat a~d a ~aughter w~s a bookkeeper for the ~our~. Cens~s
records reveal that many of his neighbors wer~ employed at the sawmills. This house 1S a
first generation residential structure in one of the oldest platted additions in Elk River. The
HPe developed policies that strive to presetV1 these historic neighborhoods as they provide
I
single family housing and preserve the historic integrity of the neighborhood. There are
grant programs available to provide low intere~t loans to rehabilitate homes in these
neighborhoods. The HPC is hoping to receivci funding from the City Council to begin
studying the possibility of creating local histori(; districts, which would entail design
standards, opportunities for historic preservation loan programs and neighborhood
revitalization.
Holy Trinity Episcopal Church Proposal
HPC Recommendation
STATE OF MINNESOTA
CITY OF ELK RIVER CITY COUNCIL
COUNTY OF SHERBURNE
CONDITIONAL USE
PROCEEDINGS
CITY OF ELK RIVER
In the matter of: Holy Trinity Episcopal Church
Case No. CU 07-21
ORDER GRANTING
CONDITIONAL USE
Holy Trinity Episcopal Church
The above entitled matter came to be heard before the City Council on the 20th day of
August, 2007, on a petition for a Conditional Use pursuant to the City of Elk River Zoning
Ordinance, for the following described property:
Lots 3-6, Block 3, THOMAS'S ADDITION
Sherburne Couflty, Minnesota
IT IS ORDERED that a Conditional Use be granted as upon the following conditions or reasons:
As illustrated on site plan drawings dated 8/14/2007 and architectural drawings dated July
23, 2007, subject to the conditions as outlined:
1) All comments in the engineers lettet dated July 12, 2007.
2) All comments in staff comment lett~r dated July 16, 2007.
3) All comments included in staff repoirt dated August 14, 2007.
4) Consideration of Historic preservalon recommendation.
i
DATED this 20th day of August, 2007.
STATE OF MINNESOTA )
)
COUNTY OF SHERBURNE) ss.
OFFICE OF CITY PLANNING
AND ZONING
ELK RIVER
CITY OF ELK RIVER
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I, Jeremy Barnhart, Planning Manager for !the City of Elk River with and in for said City, do
hereby certify that I have compared the foregoing copy and Order granting a Conditional Use with
the original record thereof preserved in my office, and have found the same to be a true transcript of
the whole thereof.
If the proposed work described in a conditional use permit has not been substantially
completed within two (2) years after its date of issuance, the permit shall expire and become void
except that the Council may, following recommendations of the Planning Commission, extend the
permit for an additional period determined by the council on the receipt of a request for a permit
extension prior to its expiration. A Conditional Use permit authorizes only the use specified in the
permit and shall expire if, for any reason, the autho:rized use ceases for more than one (1) year.
Jeremy Barnhart
Planning Manager
IN TESTIMONY WHEREOF, I have hereunto subscribed my hand at Elk River,
Minnesota, in the County of Sherburne, in the City of Elk River, on the day of
,2007.
DRAFTED BY:
City of Elk River
Elk River, Minnesota 55330
Signed before me a NOTARY PUBLIC
this _ day of , 2007.
Notary Public
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Elk River, MN 55330
PAUL MEYEfI)b I hereby certify thaI this plan, specification, or
T"{, prepared by me or under my
ARCHITECTS INC n and that I am a duly
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15650 36th Ave N. #10N8 STON
PLYMOUTH MN 55446 -------
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PAUL M EYER>O~' hereby certify Ihallhis plan, speclficafion, or
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