5.4. PCSR 08-14-2007/j
cty or
Elk -..-~
River
REQUEST FOR ACTION
To Item Number
Plannin Commission 5.4.
Agenda Section Meeting Date Prepared by
Planning Items August 14, 2007 Jeremy Barnhart, Planning Manager
Item Description Reviewed by
Request by John Weicht & Assoc. 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 drawings dated 7/23/2007 subject to the conditions as outlined:
1) All comments in the engineers letter dated July 12, 2007
2) All comments in staff comment letter dated July 1G, 2007
3) All comments included in staff report dated August 14, 2007
4) The hatched area of the parking lot be converted to grass.
Background/Discussion
Holy Trinity Episcopal Church is requesting approval to expand the church and religious center.
The expansion will include several activities, including:
o Demolition of an existing single family home and garage at the corner of 4`'' street NW and
Rush Avenue,
o Combination of the lots housing the church and adjacent re,
o Construction of a 2120 square foot addition,
o Construction of a 34 stall parking lot, and
o Remodel of the existing 900 square foot "annex" on the east side of the main, two story
worship center.
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. A demolition permit will be required to remove the
house and the garage. Additional permits may be necessary to abandon utility services, and perform
work in the right of way.
Attachments
Location Map
Case Pile: CU 07-21
Page 2
• Applicant's Narrative
• Plan dated July 23, 2007
• Engineers Comment letter dated July 12, 2007
• Staff Comment letter dated July 16, 2007
General Information
Holy Trinity Episcopal Church
Conditional Use Pemvt
Applicant John Weicht, on behalf of Holy Trinity Episcopal Church
60 Day Rule The application has been deemed complete as of July 23, 2007.
The City must take action by Se tember 23, 2007
Requested Action Conditional Use Permit
Location and Size 1326 4~' Street NW, approximately 1 acre
Location Existing Use Land Use Plan Designation Current Zoning
Subject
Property Church Old Town R-1c
North SF Residential Old Town R-1 c
South Church Old Town R-1 c
East SF Residential Old Town R-1c
West SF Residential Old Town R-1c
Overview
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 remodel of the existing 900 square
foot annex on the east side of the main church. 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.
The church is also combining its parcel with the parcel currently 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 classroom.
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 sanctuary roof. The exterior of the addition is
proposed to be 10" wood lap siding, which is proposed to match the existing church. The roof will
be asphalt shingles. The addition will include three windows on the north side and two windows on
the east side.
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Case File: CU 07-21
Page 3
Parkin
Holy Trinity Episcopal Church
Conditional Use Permit
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 are not used to capacity at the
same time, and the largest space is used for calculating necessary spaces. The parking lot expansion
will pro`~ide 34 spaces, meeting the minimum requirement. It is recognized that patrons will utilize
on street parking in addition to the off street parking created.
Analysis
The 2,120 square foot expansion represents a significant alteration to the structure and will have an
impact on the character of both the development, and the neighborhood. Typically, concerns are
raised due to parking and traffic demands during services.
Building_design/ historical perspective
The Heritage Preservation Commission (HPC) provides recommendations to the Planning
Commission and City Council pertaining to the historical and cultural heritage of the city. The HPC
will review the proposal at its meeting on August 9, 2007. Due to meeting timing, the HPC
recommendation will not be available as this report is distributed; comments will be provided to the
Commission at their meeting on August 14.
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 corner 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.
Transportation
Streets - No expansion to the street, trail or sidewalk system is proposed or suggested.
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
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Case File: CU 07-2]
Page 4
Holy Trinity Episcopal Church
Conditiona] Use Perrrut
Lot Trees - A landscaping plan has been developed, placing additional trees between the
new parking lot and 4`'' 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:
7. Will not endanger, injure or detrimentally affect the use and enjoyment of other proper~~ in the immediate vicinity or the
public health, safety, morals, comfort, convenience orgeneral welfare of the neighborhood or the city.
2 1Ylill be con.ri.rtent with the comprehensive plan.
3. Will not impede the normal and orderly development and improvement of surrounding vacant property.
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 .newer ystems, park,.r and schools; and will not, in particular,
create traff c congestion or interference with traff c on adjacent and neighboring public thoroughfares.
S. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to
any persons or properly because o f excessive traffic, noire, smoke, fumes, glare, odorr, dust or vibrations.
6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
7. Will fully comply with all other requirements of this Code, including any applicable requirements and standards for the
issuance of a license orpermit to establish and operate the proposed use in the city.
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.
Respectfully Submitted
Jeremy Barnhart, AICP
Planning Manager
ACtlon Motion by Second by Vote
Follow Up
S:\PLANNING\Case Files\CUP\CU 07-21 Holy Trituty\CU 07-21 Holy Trinin* Episcopal Church.doc
...
f- ', ~
' ~' Location Map
acy or N
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"" Case Number: CU 07-21 HOLY TRINITY EPISCOPAL CHURCH
River
of
ilk '
River
13065 Orono Parkway
Elk River, MN 55330
July 16, 2007
John Weicht and Associates
PO Box 368
Elk River NIN 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 buildings
planned to stay with the remodel or be removed?
En ineering
4) Please refer to the City Engineers memo dated July 12, 2007 and respond as necessary.
Fire Chief
5) A fire lane maybe required, please refer to the Fire Chief's memo dated July 1 1, 2007
and respond as necessary.
Phone: 763.635.1000
Fax: 763.635.1090
www ci.elk-rivermn.us
Streets
6) The new driveway on 4~' Street and also the relocated driveway on Rush Ave need to
be brought up to city standards (refer to City Engineers memo).
Architecture
'n More detail is needed for the elevation plans. 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 can 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 were not 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 11x17 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,
Sheila Cartney
Senior Planner
~~---,
ver
MEMORANDUM
TO: Sheila Cartney, Senior Planner
FROM: Terry Maurer, City Engineer
DATE: July 12, 2007
SUBJECT: Holy Trinity Episcopal Church Expansion
File #226-08 I P
As requested, we have done an initial review of the proposed expansion of the Holy Trinity
Episcopal Church located on 4~' Street at the corner 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 NPDES
permit will be required. Either way, a Storm Water Pollution Prevention Plan
(SWPPP) will be required. The SWPPP needs to be in an 8 lh" 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 has 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 catch basins that could be impacted by erosion
into the public streets.
2. The plan calls for a new driveway on 4`~ Street and also a relocated driveway 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 4`i' Street is shown to be removed. This
must also include the replacing of the B618 curb and gutter. When 4~' Street was
reconstructed in 2005, a future driveway opening was installed just west of the
sidewalk leading to 4`E' Street. This will not be utilized with the proposed plan;
therefore, this must also be replaced with 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 the home to be removed on the site need to
be appropriately terminated. While they are being excavated to be terminated, they
should have a GPS location shot on each of them for inclusion in the City GIS
mapping.
4. There is an existing shed in the northern part of the site which says a portion to be
removed. It is unclear how this will be accomplished and what will be remaining
from this structure. This should be clarified.
If you have any questions regarding any of these issues, please contact me.
S:\PLANNING\Case Files\CUP\CU 07-21 Holy Trinity\0712 07 Engr s comments.doc
WA
DESIGN
BUILD
To: City of Elk River,
EIGHT AND SSOCIATES LLP ~~
GENERAL CONTRACTORS
P.O. Box 368, Elk River, Minnesota 55330 BUILDINGS
Telephone: (763) 633-3600 • Fax: (763) 633-3601
See attached narrative of the Holy Trinity Episcopal Church.
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 gam - 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
Sincerely
~~
,~
~-- C
ohn C. Weicht
Partner
JOHN C.
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Holy Trinity Episcopal 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 spearheaded 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, 1858 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 church was 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.
The Reverend Wanda R. Copeland came to Holy Trinity in 1994, and is now the longest-serving priest
in Holy Trinity's history.
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City of
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MEMORANDUM
TO: Planning Commission
FROM: Rebecca Haug, Environmental Administrator
DATE: August 14, 2007
SUBJECT: Holy Trinity Episcopal Church, 1326 4+h St N.W.
The Holy Trinity Episcopal Church recently applied for a Conditional U se Permit and Plat
approval for their existing church at 1326 4"' St I~~'. 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 conservation 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 historic neighborhoods. The Heritage Preservation
Commission (HPC) reviewed this recommendation at their meeting on August 9, 2007. The
HPC recommended that the original architecture 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 fhe church
could look like is attached. This would maintain 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 History Center researched the history of this
home. The exact date of construction is uncertain, 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 worked as a blacksmith. One of his sons worked as
a fm man on the steamboat and a daughter was a bookkeeper for the flour mill. Census
records reveal that many of his neighbors were employed at the sawmills. This house is a
first generation residential structure in one of the oldest platted additions in Elk River. The
HPC developed policies that strive to preserve these historic neighborhoods as they pro~ride
single family housing and preserve the historic integrity of the neighborhood. There are
grant programs available to provide low interest loans to rehabilitate homes in these
neighborhoods. The HPC is hoping to receive funding from the City Council to begin
studying the possibility of creating local historic districts, which would entail design
standards, opportunities for historic preservation loan programs and neighborhood
revitalization.
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