7.5. SR 07-15-1996!ty of
'ver
TO:
FROM:
DATE:
SUBJECT:
ITEM 7.5.
MEMORANDUM
Council ¢
Mayor & City
Scott Harlicker, Planning Assista
July 15, 1996
Grace Assembly of God Request for
Conditional Use Permit, Public Hearing
Case # CU96-13
Request
Grace Assembly of God Church is requesting a conditional use permit to
construct a church
Location
The property is located on the west side of County Road 13, approximately 150
feet southwest of the intersection of Tyler Street and County Road 13
Zoning/Land Use
Rlc (Single Family Residential) /MR (Medium Density Residential)
Attachments
Report to Planning Commission dated June 25, 1996
Background
Grace Assembly of God Church is proposing to construct a 300 seat, 9100 square
foot church with a 120 space parking lot on a 25 acre lot. An administrative
subdivision was approved in February 1996 which created the Church's 25 acre
parcel from a larger 38 acre lot. The proposed church will be located in the
eastern most portion of the lot, adjacent to County Road 13. This will allow for
expansion of the church or residential development of the remaining portion of
the Church's property which abuts Royal Oaks Ridge Subdivision. The character
of the area is rural residential and the construction of this church should not
adversely impact the neighborhood.
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
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Parking and access
Access to the site will be via a 30 foot wide driveway from County Road 13. The
access on to County Road 13 will require a County permit. The County has
indicated that the proposed location of the driveway does not satisfy the
minimum separation distance requirement between driveways; it is to close to
an existing residential driveway to the north. The County has a requirement of
two driveways per 1/4, 1/4 section or approximately every 330 feet. There
appears to be enough room to provide the 330 feet between driveways if the
Church's driveway is shifted to the south and the Church is working with the
County to address this issue. Since the church has plans for future expansion,
they may wish to consider widening the entrance to allow for left and right turn
movements.
The proposal meets the parking requirements of 100 spaces. The Zoning Code
requires that parking spaces be 20 feet long and the site plan has parking
spaces at 18 feet long. The three parking aisles in the main parking lot dead
end at the south end of the parking lot; the plan should be revised to eliminate
those dead end aisles.
In order to better define the drive aisles, control traffic flow and allow for some
interior landscaping opportunities, landscaped islands should be placed at the
northern end of the two rows of parking spaces in the main parking lot and at
the end of the row of parking spaces in the parking area adjacent to the church.
Landscaping and lighting
Based on the requirements found in Section 900.30 of the Zoning Code, 38 trees
are required and the landscaping plan shows 25. In order to comply with the
landscaping requirements an additional 11 overstory trees and three coniferous
trees are needed. No lighting is shown on the plan; locations of lights should be
included on the site plan. A street light should be provided at the intersection of
the entrance to the church and County Road 13.
Planning Commission meeting
At the Planning Commission meeting held on June 25, 1996 no one spoke at the
public hearing. The Commission questioned the need for a right turn lane and
staff indicated that the County has been requiring them with projects that have
access from a county road. The location of the driveway was discussed. Staff
indicated that there were two options to deal with the County's access spacing
requirements; the preferred option would be to work with the neighbor to the
north and convince him to close the driveway on to County Road 13, the
neighbor has access from Tyler Street also, the second option would be to move
the driveway to the south. The applicant was asked if they had any problems
with the conditions included in the staff report and they indicated that they did
not.
Please refer to the Planning Commission report for additional information
Recommendation
The Planning Commission and staff recommend approval of Grace Assembly of
God Church's request for a conditional use permit to construct a church on their
property located on the west side of County Road 13 southwest of the
intersection of Tyler Street and County Road 13 with the following conditions:
All the comments contained in the City Engineer's letter dated June 19,
1996 be incorporated into the revised site plan.
Revise the site plan to show interior parking stalls with dimensions of 9' x
20' and the ehmination of the dead end parking aisles in the main
parking lot.
Landscaped islands shall be installed at the northern end of the two
interior parking rows of the main parking lot and at the end of the
parking row of the parking area adjacent to the canopy.
Comments of the Sherburne County Highway Department be addressed
on the site plan.
A south bound right turn lane into the site be provided from County Road
13.
o
The landscaping plan be revised so that 38 trees are provided with 19
overstory trees, 10 coniferous trees and 10 ornamental trees.
The ash and spruce trees which are proposed in the area shown as future
expansion be relocated to the front of the church.
Location and details of the parking lot lights be provided and a light be
installed at the intersection of the church driveway and County Road 13.
9. A 15 foot easement be provided along the frontage of County Road 13.
10.
The proposed monument sign will be set back 10 feet from the property
line and a sign permit is required prior to installation.
'~ty of
MEMORANDUM
Vel'
FROM:
DATE:
Planning Commission
Harlicker, Planning Assistant'
Scott
June 25, 1996
SUBJECT:
Request by Grace Assembly of God
Church for Conditional Use Permit,
Public Hearing Case No. CU 96-13
Request
Grace Assembly of God Church is requesting a conditional use permit to
construct a church
Location
The property is located on the west side of County Road 13, approximately
150 feet southwest of the intersection of Tyler Street and County Road 13
Zoning/Land Use
Rlc (Single Family Residential) / MR (Medium Density Residential)
Attachments
· Location map
· Zoning map
· Site plan
· Memo from City Engineer dated June 19, 1996
· Letter from Sherburne County Highway Department dated June 14, 1996
Background
Grace Assembly of God Church is proposing to construct a 300 seat, 9100
square foot church with a 120 space parking lot on a 25 acre lot. An
administrative subdivision was approved in February 1996 which created the
Church's 25 acre parcel from a larger 38 acre lot. The proposed church will be
located in the eastern most portion of the lot, adjacent to County Road 13.
This will allow for expansion of the church or residential development of the
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
remaining portion of the Church's property which abuts Royal Oaks Ridge
Subdivision.
The Grace Assembly of God Church has a congregation of about 150 people
and currently meets at Meadowvale Elementary School in Elk River.
Surrounding Land Uses
The property is bordered on the south by a residence and on the west by
Royal Oaks Ridge subdivision. To the east is County Road 13 and on the east
side of the road are two residences. The property to the north is the other lot
that was created by the administrative subdivision. This 13 acre lot contains
the homestead and outbuildings which were part of the original farm. The
character of the area is rural residential and the construction of this church
should not adversely impact the neighborhood.
Site Plan
Parking and access
A 120 space parking lot is proposed. Access to the lot will provided by a single
30 foot wide driveway from County Road 13. Concrete curb and gutter will be
installed along the perimeter of the parking lot and along the edge of the
driveway. Based on expansion plans, the church may wish to consider
widening the entrance to allow for right and left turn lanes.
The zoning code requires one space for every 3 seats; at this ratio the
required number of parking spaces is 100. This proposal exceeds the number
of required parking spaces. However, the interior parking spaces are 18 feet
long and the code requires 20 feet. The interior parking spaces should be
revised to comply with the 20 foot length requirement. Because of the
overhang available along the curb, the perimeter parking spaces only need to
be 18 feet long. The three parking aisles in the main parking lot dead end at
the south end of the parking lot; the site plan should be revised to eliminate
those dead end aisles.
In order to better define the drive aisles and to provide for some interior
landscaping opportunities in the parking lot, landscaped islands should be
placed at the northern end of' the two rows of parking spaces in the main
parking lot and at the end of the row of parking spaces in the parking area
adjacent to the church.
The access from County Road 13 will require a County permit. In a letter
dated June 14, 1996, the County indicated that the site plan does not satisfy
the minimum driveway access spacing requirements. The proposed drive is
close to the existing driveway that services the farm house. The farm house
also has a driveway onto Tyler Street. To address this issue the existing
driveway access from County Road 13 to the farm house could be removed; a
second option would be to investigate the possibility of moving the proposed
access to the church further south, away from the farm house driveway.
A right turn lane should be installed entering the site from the south bound
lane of County Road 13.
Pedestrian access
There will be a covered drop off area in front of the church. A canopy will
cover a portion of the drive aisle in front of the church which will allow people
to be dropped off during inclement weather. There will also be a sidewalk
along the western edge of the parking lot leading to the front of the church
and along the southern side of the church which provides access to a side
entrance.
Four handicapped spaces are provided in the north parking area, adjacent to
the front entrance.
LandscaDin~ and Liehtine
Based on the landscaping requirements found in Section 900.30, 38 trees are
required and the landscaping plan shows 25. In order to comply with the
landscaping requirements an additional 11 overstory trees and three
coniferous trees are needed. The plan shows a spruce and an ash to be
planted in the area designated for future expansion; it might be prudent to
plant those trees in front so that they will not have to be removed to
accommodate future expansion.
No lighting is shown on the plan. Locations of lights for the parking lot
should be shown and details provided; they should be of a design and in
locations so that they will not shine on to adjacent properties. The applicant
should also provide a light at the intersection of the entrance to the church
and County Road 13.
Sienaee
The proposed monument sign will have to be setback 10 feet from the
property line and will require a permit prior to being installed.
Drainage and Utilities
See attached memo from the City Engineer. The Elk River Utilities has
requested a 15 foot easement be provided along the front of the parcel,
adjacent to County Road 13. The property is located within the urban service
area but is not serviced by municipal sewer or water. The site will utilize an
on site septic system and well.
Refuse collection
The proposed trash enclosure will be a six foot high stained cedar fence
located in the northwest corner of the parking area, adjacent to the church.
Recommendation
It is recommended the Planning Commission recommend approval of the
conditional use permit request by Grace Assembly of God Church to construct
a church with the following conditions:
o
o
o
All the comments contained in the City Engineer's letter dated June
19, 1996 be incorporated into the revised site plan.
o
Revise the site plan to show interior parking stalls with dimensions of
9' x 20' and the ehmination of the dead end parking aisles in the main
parking lot.
Landscaped islands shall be installed at the northern end of the two
interior parking rows of the main parking lot and at the end of the
parking row of the parking area adjacent to the canopy.
Comments of the Sherburne County Highway Department be
addressed on the site plan.
A south bound right turn lane into the site be provided from County
Road 13.
The landscaping plan be revised so that 38 trees are provided with 19
overstory trees, 10 coniferous trees and 10 ornamental trees.
The ash and spruce trees which are proposed in the area shown as
future expansion be relocated to the front of the church.
Location and details of the parking lot hghts be provided and a hght be
installed at the intersection of the church driveway and County Road
13.
A 15 foot easement be provided along the frontage of County Road 13.
The proposed monument sign will be set back 10 feet from the property
hne and a sign permit is required prior to installation.
LOCATION
HI!..LSID £
C~TY PARK
City of
LOCATION
MAP
13065OronoParkway-P.O. Box490 CASE: C ~ ~1~-- I~
Elk River, MN 55330
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ZONING
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Elk ~ivcr, MN _55330
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CONSULTING ENGINE~ June 19,
1326 Energy Park Drive
St. Paul, MN 55108
612-644-4389
1-800-888-2923
Fax: 612-644-9446
1996
File: 230-323-11
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
GRACE ASSEMBLY OF GOD CHURCH
SITE PLAN REVIEW
Dear Mr. Ach:
CIVIL ENGINEERING:
ENVIRONMENTAL
MUNIC PAL
~LANNING
SOUD WASTE
STRUCTURAL
SURVEYING
TRAFFIC
TRANSPORTATION
ELECTRICAL/MECHANICAL
ENGINEERING:
HVAC
POWER DISTRIBUTION
SCADA
SYSTEM CONTROLS
OFFICES IN:
MINNEAPOLIS
PRIOR LAKE
ST. PAUL
WASECA
As requested, we have reviewed the submittal for the Grace Assembly of God Church.
The packet we reviewed was prepared by Robert Baker, Architect, and dated May 28,
1996. Based on our review and comments received at the staff review meeting, we would
offer the following comments:
On the interior of the parking lots, the double row of parking, the City ordinance
requires a depth of 20 feet on each stall for a total width of 40 feet. These double
rows of parking are currently shown as 36 feet wide.
At the south end of the parking area, a drive isle should be provided around the
parking rows.
The grading plan shows all drainage being funneled to the southwest corner of the
parking lot where it is discharged through an opening in the curb that is rip-rapped.
We would suggest that it would be better to install catch basins and small diameter
storm sewer to convey a run-off to the proposed storm sewer pond.
Grading along the east and south property lines indicate that the CSAH 13 drainage
will be conveyed through a culvert under the driveway and along a proposed swale
south of the parking area to the proposed pond on-site. We question whether or
not the pond is adequately sized to take all the drainage along the CSAH 13 ditch.
At some point in the future, we will need to see drainage calculations that show the
tributary area north of the culvert, provide documentation that a 15-inch culvert is
satisfactory, and provide inverts for that culvert.
An Equal Opportunity Employer
Mr. Steve Ach
June 19, 1996
Page Two
If the drainage along CSAH 13 is to continue to be directed to the pond, a drainage
and utility easement should be provided over this swale, such that it cannot be
filled or altered in the future.
o
The Church should be required to provide street lighting at the entrance to their
parking area along CSAH 13.
o
There is a 938 contour located north of the driveway off of CSAH 13. It is not
clear what is proposed with this contour.
o
At some point in the future, specific drainage calculations for the pond need to be
provided for review and approval.
8. The proposed driveway onto CSAH 13 will require a permit from the County.
If you have any questions regarding these comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
TJM:tw
323-1907.jun
Sherburne County $
,, Highway Department
P.O. B0×338 · ELK RIVER, MN ~30 · PHONE (612)4,41-1722, · FAX (612)441-2264
June 14, 1996
Mr. Scott Harlicker
Planning Assistant
Elk River City Hall, P.O. Box 490
13065 Orono Parkway
Elk River, MN 55330
RE: North Meadows Corner and Grace Assembly of God Church
Dear Mr. Harlicken
As requested comments are provided regarding the above referenced plat and site plan:
North Meadows Corner -
· Access to CR 32 from Lot 3, Block 1 will require a permit from this
Grace Assembly of God Church
· It appears that the development of this site in the manner shown on the Site Plan would preclude
the connection of 190th Avenue NW east to Tyler Street or CSAH 13 as was discussed when the
administrative subdivision for this property was reviewed. The City may wish to consider
providing for thi~ future connection.
Pursuant to the Sherburne County Zoning Ordinance, the driveway access location shown on the
Site Plan does not satisfy the current minimum driveway access spacing requirements. In order to
meet the spacing requirements, the City may wish to have the existing driveway access onto
CSAH 13 from the residential property north of this site removed. This residential property
currently has access onto Tyler Street as well as CSAH 13.
Thank you for affording us the opportunity to review these plans. If you have any questions or require
any additional information, please con-tact me at the number listed above.
Assistant County Engineer