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l � COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
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PLANNING REPORT
TO: Tom Melena
FROM: Cynthia Putz -Tang / Scott Richards
DATE: November 18, 1998
RE: oak Park Heights - First Presbyterian Church Addition - CUP
FILE NO.. x'98.02 - 98.08
BACKGROUND
First Presbyterian Church is requesting a conditional use permit to allow an addition with
approximately 8,400 sq. ft. of floor area. The existing building has approximately 27,200
sq. ft. of floor area. The addition will provide space for entries, gathering, dining,
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classrooms, and storage. The site is located on the southeast corner of 62nd Street North
and Osgood Avenue North and is slightly more than four acres in size. The site is zoned
R -3, Multiple Family Residential. Churches are a conditional use in this district.
Attached for reference:
Exhibit A - Site Location
Exhibit B - Site Survey
Exhibit C - Site Plan
Exhibit D - Site Survey with Landscape Areas Noted
Exhibit E -- Ground Floor Plan
Exhibit F - Alternate Ground Floor Plan
Exhibit G - First Floor Plan
Exhibit H - Exterior Elevations
ISSUES ANALYSIS
Setback. A 30 foot front yard setback is required in the R--3 district. Section 401.15.C. 1. e
of the Zoning ordinance allows an eave to extend up to two feet into a required front yard.
The site plan shows that the distance between the edge of the eave on the north building
entrance and the property line is 26 feet. The building elevations indicate that the building
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6
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PHONE 61 2- 595 -9636 FAX 61 2- 595 -9837 E -MAIL NAC WINTERNET.COM
has a two -foot eave. Either the building design should be revised so that the building is
30 feet from the property line with the eave encroaching no more than two feet into the
required front yard or an application for a variance should be submitted.
Landscaping= A landscape plan was not submitted as part of the application. A
landscape plan must be submitted indicating trees to be removed and proposed plantings.
It would be appropriate to plant a shade tree at the northwestern end of the block in an
existing gap and landscape the north side of the driveway along 82n street North as
shown in Exhibit D.
Lighting. A lighting plan was not submitted as part of the application. A plan showing
proposed exterior lighting is required.
Conditional Use. Religious institutions are permitted as a conditional use in the R -3
district provided that:
a. Side yards shall be double that required for the district, but no greater than 50 feet.
Setbacks
Front Side Rear
Required 30 feet 20 feet 30 feet
Proposed 26 feet 285 feet 70 feet 122 feet
b. Adequate screening from abutting residential uses and landscaping is provided in
compliance with section 401.15.E.
The existing building and addition are screened from an abutting residential use to
the south by existing shrubs.
C. Adequate off- street parking and access is provided on the site or on lots directly
abutting across a public street or alley to the principal use in compliance with
Section 401.15.F. of the Zoning ordinance and that such parking is adequately
screened and landscaped from surrounding and abuttin g residential uses in
compliance with section 401.15.E. of the Zoning ordinance.
Adequate off-street parking is provided. The church parking lot contains 150
parking spaces and the courthouse east of the church provides an opportunity for
shared parking. churches are required to provide at least one parking space for
each three seats in the main assembly hall. Each 22 inches of pew counts as one
seat. The sanctuary contains approximately 293 seats resulting n 98 required
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parking spaces. The parking lot is screened from the residential use to the south
by trees and shrubs along the property line.
d. Adequate off - street loading and service entrances are provided and regulated
where applicable by Section 401.15. 17 of the Zoning ordinance.
Non- commercial and non- industrial uses are required to have a loading berth only
when required by the city council. Easy access to the church is provided from the
parking lot and existing driveway off of 62" Street North.
e. The provisions of Section 401.03.A.7 of the Zoning ordinance are considered and
satisfactorily met. The provisions of this section are as follows:
7. The City council and Planning Commission shall consider possible adverse
effects of the proposed amendment or conditional use. Their judgement
shall be based upon, but not limited to, the following factors.
a. Relationship to the specific policies and provisions of the municipal
comprehensive plan.
The land use plan of the Comprehensive Plan calls for a quasi - public
facility for this location. Therefore, the use of this site for a church is
consistent with the comprehensive Flan.
b. The conformity with present and future land uses in the area.
Multi- family housing is located west and south of the site. Commercial
land uses are located southwest of the site. The site is bordered by
the city of Stillwater to the north and east.
C. The environmental issues and geographic area involved.
Construction of the addition will cause only limited disruption to the
site.
d. whether the use will tend to or actually depreciate the area in which
it is proposed.
The addition will enhance the existing building and not cause
depreciation in the area.
e. The impact on character of the surrounding area.
3
The addition will compliment the existing building architecturally and
will not impact the character of the surrounding area.
f. The demonstrated need for such use.
The addition will provide needed space for the church.
g. Traffic generation by the use in relation to capabilities of streets
serving the property.
The addition is not expected to increase traffic from the site.
h. The impact upon existing public services and facilities including
parks, schools, streets, and utilities, and the City's service capacity.
The addition is not expected to negatively impact any public services.
i. The proposed use's conformity with all performance standards
contained herein (i.e. parking, loading, noise, etc.).
The use conforms with all performance standards.
RECOMMENDATION AND CONCLUSION
The proposed addition is consistent with the Comprehensive Plan and meets the
conditions for a conditional use permit. The addition compliments the existing structure
architecturally and functionally. We recommend approval of a conditional use permit to
allow an addition subject to the following conditions:
1. Either the building design should be revised so that the building is 30 feet from the
north property line with the eave encroaching no more than two feet into the
required front yard or an application for a variance should be submitted.
2. The grading and drainage plan shall be subject to City Engineer review and
approval.
3. A landscape plan must be submitted indicating trees to be removed and proposed
plantings. It would be appropriate to plant a shade tree at the northwestern end of
the block in an existing gap and landscape the north side of the driveway along 62n
Street North.
4. A plan showing proposed exterior lighting is required.
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pc: Kris Danielson
Pain May (Rafferty Rafferty Tollefson Architects)
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