5.3. PCSR 08-08-2006~J
City of
Elk -~
River
City of Elk River Item Number
REQUEST FOR PLANNING COMMISION s.3
ACTION
Agenda Section Meeting Date Prepared by
Plannin Items Au st 8, 2006 erem Barnhart, Plannin Mana er
Item Description Reviewed by
Request by Kinghorn Construction to allow church in R1b Scott Clark, Com. Dev. Director
zonin district Alliance Communi Church
Location
13913 Hwy 10 North, west of the Riverplace neighborhood. (Most recently the property housed the RC
Roll Oft)
Introduction
The applicant desires to develop the property and construct an approximately 33,000 square foot church
on the property.
Attachments
• Request fox Action
• Location Map
• Memo from City Engineer
• Memo from Fire Chief
Action Requested
Staff is recommending the Planning Commission recommend approval with the conditions as outlined.
Planning Commission Action Motion by Second by Vote
Follow Up
S:\PLANNING\Case Files\2006\CUP\CU 06-19 Kinghom-Alliance Church\Staff Report.doc
Case File: CU 06-19
Page 2
Alliance Church
Zoning: R1b
Adjacent N - R1b
Zoning: E - R1b
S -Business Park
W-R1b
Site Area: 7.90 acres
Floor Area: Building = 32,800 sq ft
Parking: Required: 238 stalls
Proposed: 238 stalls
Landscape: Required: 42 overstory; 21 ornamental; 20 deciduous
Proposed: 43 overstory; 21 ornamental; 21 deciduous
Conforms: Land Use Plan -Yes
Zoning Code -Yes
Subdivision Code -Yes, with conditions
S -Light Industrial
(across Highway 10)
W -Urban Residential
60 Day Rule:Action must be taken on this request by September 11, 2006
Overview
Alliance Church desires to construct a new church, including worship center, gymnasium, offices
and classrooms. A detached garage and ball field will be located on the north side of the site. The
Church will be located on 185``' street, adjacent to State Highway 10, immediately west of the
Riverplace neighborhood. The worship space will seat approximately 714 people on the main floor.
The building will be single story, with the gymnasium and worship areas featuring two story heights.
The building materials will include brick, rough faced block, metal, and exposed aggregate panels.
Examples of the exterior materials will be provided at the meeting. The garage will feature hardi-
plank siding, painted to match the principle structure.
Proposal
A church is considered an institutional land use. An institutional use is a conditional use in the R1b
zoning district. The CUP provides the City and adjacent property owners an opportunity to review
a use for potential negative impacts. In the case of worship centers, potential impacts generally
include traffic, noise, and light from parking lots.
Land USe: Urban Residential
Adjacent N -Urban Residential
Land Use: E -Urban Residential
S:\PLANNING\Case Files\2006\CUP\CU 06-19 Kinghom-Alliance Church\Staff Report.doc
Case File: CU 06-19
Page 3
Alliance Church
Parking and Circulation
Access. Users of the site will access the site from one of two drives off of 185`'' avenue. One will be
located along the eastern edge of the property, and the other will be located along the western edge.
The proposed layout provides additional easement for expansion of 185th avenue, as requested by
the engineering department. The City Engineer is also suggesting right of way be provided for the
future extension of 186' street. Staff would recommend, at minimum, provision of a written
easement and acknowledgement of future right-of--way needs for the extension of the future road
Parr The parking requirements for the church are based on the number of seats:
Assembly/ churches: 1 parking space per 3 seats. There are 714 seats in the main auditorium,
requiring 238 parking spaces. The site plan shows 238 parking spaces, including 8 handicapped
spaces, meeting the requirement.
The parking is provided generally on the north and south sides of the building, with adrive-thru
drop off area immediately on the west side of the building. There are several parking lot islands
throughout the parking lots, which all include over story trees, consistent with the development
regulations.
No detail is provided for parking lot lighting. Staff would recommend a condition be imposed that a
photometric plan be provided to verify that no light will spill into adjacent residential properties,
that the lights do not exceed 30 feet and the lights be of a shoebox design to minimize impact on
adjacent properties.
Landscaping
Sheet A1.2 includes the landscaping plan for the proposed church. The plan calls for the addition of
43 overstory trees, 21 ornamental trees, and 21 evergreen trees. The number of trees is consistent
with the landscaping requirements.
The trees are located throughout the southern half of the site, and provide additional color and
texture to this area of the site. The plan also provides a row of shrubbery along the south edge of
the south parking lot for headlight screening.
Staff supports the landscaping as proposed.
Grading, Drainage and Utilities
Storm water. Storm water will be distributed to the storm water pond on the north side of the north
parking lot via two methods. Storm water falling on the east side of the church will be collected in a
series of catch basins in the eastern drive and piped to the storm water pond. All other water will
sheet flow to the pond. The northern edge of the parking lot does not show a concrete curb. Staff
would recommend a concrete edge. This will define the edge of the pavement, while allowing water
to continue to flow over the edge without concentration.
S:\PLANNING\Case Files\2006\CUP\CU 06-19 Kinghorn-Alliance Church\Staff Report.doc
Case File: CU OG-19
Page 4
Alliance Church
The proposed ball field will serve as a secondary storm water pond, to be used during back to back
100 year precipitation events.
Water. Water supply will be extended from the east in two locations; from 186`'' Avenue via the
Riverplace development. This line will extend along the future road, and terminate in a hydrant near
the NW corner of the building. The second line will extend the water main along 185`h Avenue.
The domestic service will be provided from this line. A second fire hydrant will also be provided
near the SE corner of the building. Both lines will be extended to the west property line, but not
connect.
Sanitary Sewer. Sanitary sewer will flow via gravity to the existing trunk in 186th Avenue NW. This
trunk will be extended to the west, for future connection and development.
Soil Correction
There has been some evidence that contaminated soil needs to be cleaned up prior to construction.
Staff recommends that a condition be included that clearly denotes this requirement.
Fire Department
Through the review of the site plan, the Fire Department has generated several comments,
including:
The water main should be looped through the complex, and a hydrant added to the west end of the
water main extended along 185th Avenue.
Maintenance and snow removal will need to be identified prior to construction, specifically the drive
lane along the east side of the building. This drive is necessary fox fire protection and access.
Standards for Issuance of a Conditional Use Permit (Section 30-654)
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
~. I-Ylill 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 avelfare of the neighborhood or the
city.
The land use proposed does not appear to negatively impact adjacent properties. As noted
above, impacts axe generally found from the traffic, noise, or lighting standpoint. The
majority of traffic will utilize 185th avenue NW. The lighting can be controlled through the
conditions recommended.
2. bill be consistent with the comprehensive plan.
The comprehensive plan outlines the property for residential. While a church is not a
residential use, it is generally considered appropriate for a residential district, and often
desirable as a neighborhood center, or meeting place.
3. lY>ill not impede the normal and orderly development and improvement of surrounding vacant property.
The provision of an easement between the pond and the ball field will allow connection of
186`'' Avenue NW to points west and south. No other evidence has been found that
suggests that the project impedes surrounding property.
S:\PLANNING\Case Files\2006\CUP\CU OG-19 Kinghom-Alliance Church\Staff Report.doc
Case File: CU OG-19
Page 5
Alliance Church
4. lYfill be served adequately by and will not adversely a~ect 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 tra~c congestion or interference with traf~ic on adjacent and neighboring public
thoroughfares
The provision of the storm water facilities, and extension of the water supply system to serve
the property alleviate some concern from the provision of public utility standpoint. No
other improvements is deemed necessary.
5. Dill 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.
Based on the review of the site plan, and the general knowledge about the proposed church,
it does not appear that the neighboring properties will be subjected to activities that are of a
negative nature, including noise, smoke, fumes, odors, etc. Traffic will be routed to 185t''
avenue, and is expected to peak on Sundays, Saturdays, and Wednesdays. To date, staff has
not received any comments for or against the request.
6. Dill not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
The site is currently a large open field, with minimal trees. The site, once improvements are
completed, will feature more trees than original.
7. 1-Ylill 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.
It does not appear that the applicants are wishing a variance from any requirement of 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.
Recommendation
Staff recommends that the Planning Commission recommend approval of the Conditional Use
permit and improvements outlined in plans dated July 31, 2006 with the following conditions:
1. All comments of the Ciry Engineer dated July 11, 2006, shall be addressed.
2. A letter of credit in the amount of $50,000 shall be provided as a guarantee for the
completion of the site improvements.
3. Fire department comments shall be addressed, including extending water main to
loop within the site, and adding a third hydrant to the west end of the 185``' Avenue
water main.
4. Soil correction be completed as per Rebecca Haug's memo dated August 3, 2006
5. Lighting Plan be provided ,including
a. Photometric plan be prepared to verify no light spilling at ground level onto
adjacent properties
b. Light level be no more than 1 foot candle
c. Lights be of a shoebox design and no more than 30 feet above grade.
S:\PLANNING\Case Files\2006\CUP\CU OG-19 Kinghom-Alliance Church\Staff Report.doc
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R1Ver Case Number: CU 06-19 ALLIANCE COMMUNITY CHURCH
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MEMORANDUM
TO: Jeremy Barnhart, Planning Manager
FROM: Terry Maurer, City Engineer ~~
DATE: July I I, 2006
SUBJECT: Alliance Community Church
File: 226- 139P
After a preliminary review of the submittal package for the Alliance Community Church, I
would offer the following general comments:
I believe it is appropriate to ask for a public right-of-way or easement for street, utility
and drainage purposes across the property from east to west at the 186' Avenue
alignment in Riverplace. At some point in the future, this area will all be developed and
there should be continuity between neighborhoods so that snowplows, school buses, and
other essential services do not have to go into each neighborhood and then back out
onto the frontage road, but rather, can make a trip through the neighborhoods. When
this road is extended across the church property, one of the access points onto 185`x'
Avenue should be closed. It would seem that the easterly access would be the most
likely to be closed, allowing the westerly one to be remain open which leads to the front
door of the church.
2. We have received the preliminary drainage calculations although they have not been
reviewed at this point. The grading plan shows a pond located at the northerly portion
of the site. If the pond does not have an outlet, it will need to be designed for two 100-
year back-to-back storms or a 10-day snowmelt, whichever is more severe.
3. Additional right-of-way will need to be granted along 185` Avenue. It appears that this
is shown on the preliminary utility plan.
4. As with the Riverplace development, we will require the developers of the church to
construct 185`h Avenue along their frontage including a detached bituminous trail.
5. The site is proposed to be served by sanitary sewer and water from the Riverplace
development. Sanitary sewer is shown extended from the 186' Avenue dead end up the
Alliance Community Church
July i i, Zoo6
Page 2
private drive to service the church. An analysis will have to be made to determine
whether or not sanitary sewer needs to be extended across the site for serving propertiy
on the west side of the church site.
Watermain is extended from 186`i' Avenue northerly along the private drive to 185`h
Avenue. Waternzain will need to be extended westerly along 185` Avenue ending a
hydrant prior to the street being reconstructed. Watermain will also need to be extended
on the 186` Avenue corridor westerly across the church property for service of property
further to the west. There are two hydrants proposed on the site; one at the southeast
corner of the building and one at the northwest corner of the building. These locations
will need to be reviewed by the Fire Department.
6. A public easement for utility and drainage purposes will need to be granted by the owner
of the private drive to the City of Elk River for the construction and maintenance of
public utilities. The owner of the private drive will also have to provide a private
easement to the church for access and maintenance of the storm drainage system.
7. The site will need a NPDES permit and a Storm Water Pollution Prevention Plan
(SWPPP). The SWPPP needs to be in an 8 lfi"x11" format signed by the owner,
developer and contractor. Proof of application for the NPDES permit, together with
the SWPPP will need to be submitted, reviewed and approved prior to issuance of a
building permit.
I have previously met with representatives from Kinghorn Company, Inc. and gone through
similar discussion of these general observations of the site plan. There may be more minor
comments as we get an opportunity to review the storm drainage calculations and afull-sized
grading plan. If you have any questions about any of these initial comments, please contact
me.
S:\PLANNING\Case Files\2006\CUP\CU 06-19 Kinghom-Alliance Church\07 1106 Engr s memo.doc
MEMORANDUM
TO: Jeremy Barnhart, Planning Manager
FROM: Bruce A. West, Fire Chief
DATE: July 17, 2006 //
SUBJECT: Site Plan Review Meeting of Tuesday, July I I, 2006
The site plan review committee met on Tuesday, July 11, 2006 and I would like to make the following
comments:
1. Request by Bauerly Brothers, Gravel Mine Conditional Use Permit, Case No. CU 06-20
The Fire Department has no issues.
2. Request by Kin~horn Construction -Alliance Church Conditional Use Permit, .Case No.
CU 06-19
• The water main system shall be looped through the complex to 185` Avenue. There shall be an
additional hydrant placed on the southwest corner of the proposed site plan at the end of the
extension of the existing water main on 185` Avenue.
Fire Department access will need to be addressed on the east side of the building as the private
drive must be maintained for all-weather travel for Fire Department access to the proposed
building.
• The proposed building must meet the intent of all applicable codes, including the International
Fire Code. Any code questions may be referred to Fire Marshal Cliff Anderson at 763.635.1110.
3. Request by Wilkes Architects - Chipotle Mexican Restaurant Conditional Use Permit, Case
No. CU 06-18
The proposed building must meet the intent of all applicable codes, including the International Fire
Code. Any code questions may be referred to Fire Marshal Cliff Anderson at 763.635.1110.
Please feel free to call me at (763) 635-1105 if you have any questions on the above comments.
S:\OFFSI"TE\FIRE\Staff Memos\2006\site recZew mtg 07 11 06.doc
mover
MEMORANDUM
TO: Jeremy Barnhart, Planning Manager
FROM: Rebecca Haug, Environmental Administrator ~~"
DATE: August 3, 2006
SUBJECT: Alliance Community Church
There is a tot of history with the future site of the Alliance Community Church. There
are known contaminants on the site that need to be investigated and cleaned up prior to
construction of the church. Prior to any construction permits being issued, the City
needs to be provided with proof that the site has been cleaned up. If you have any
questions, please feel free to call me at 763-635-1068. Thank you.
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Alliance Community Church of 829 School Street, Elk River, was founded in 1971. Our
church is affiliated with the Christian & Missionary Alliance. The Christian &
Missionary Alliance denomination has been in existence for over 100 years. The
Nowthen Alliance Church was instrumental in starting Alliance Community Church.
A church building was built on 829 School Street in the early 1970's. A private Christian
school was added to the church in 1978. In 1981, Alliance Community began the process
of adding to the building, "Phase I," which included; a small gymnasium, classrooms
and restrooms/locker rooms. As the church and school grew in numbers, there again was
a need for expansion in the 1990's. "Phase II" was started and completed in the late
1990's. "Phase II" included new office spaces, afull-sized gymnasium, some classrooms
and additional needed space. The completion of the "Phase II" building project is our
present facility. Alliance Community has built these additions debt free, with a
commitment to "pay as you go."
Today, Alliance Community Church and Rivers Christian Academy continue to have
space & growth issues. As the city experiences a growing population, we have seen an
increase of visitors and those in attendance in our services. In 2001, Rivers Christian
Academy became their own identity and received their own tax exemption status.
Alliance Community Church, alone, will move to the new facility as Rivers Christian
Academy have their own individual plans for expansion.
Pastor Paul Salfrank has served as senior pastor for Alliance Community since 1990. We
have 103 members and 200 families that attend weekly services with an average Sunday
morning attendance of 335. Our Sunday morning service attendance has grown from 65
in 1971 to 335 in 2006.
One of our core values in ministry is to serve God by serving our community and the
world around us. We have a variety of outreaches that minister to all ages from nursery
age to adults. Alliance Community supports two churches within our body: Signs of
Grace Deaf Church and Iglesia Luz De Cristo (Spanish Church). Each of these ministries
are small, but are growing in outreach to our community. We also support many local,
regional, and worldwide ministries.
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