Planning Report

Date:	March 21, 2000

Case:	SP00-1, LP00-4

Subject:	Special Use Permit

Applicant:	Atonement Lutheran Church

Request & Background

To consider a request for a special use permit by Atonement Lutheran Church for the purpose of building an addition to the existing facility. The addition will consist of a new kitchen and choir room to be located off of the existing fellowship hall. The subject property is located at the southwest corner of Silver Lake Road and Rice Creek Road (1980 Silver Lake Road), and is zoned R-3A, Multiple Family Residential.

Per Section 4-330 of the New Brighton Zoning Ordinance, churches uses allowed by special use permit within the R-3A zoning district. In 1991, Atonement Lutheran Church obtained a special use permit to construct an addition to the church.

Findings

Section 8-010, Site Plan Review

Section 8-130, Special Use Permit

Section 4-330, Uses by Special Permit, R-3A District

Past Action

March 26, 19991 - Approval of a Special Use Permit SP-161

Site Characteristics

1.	Location:	1980 Silver Lake Road

2.	Lot Size:	82,045 square feet or 1.88 acres

3.	Topography:	Flat

4.	Vegetation:	Landscaped

5.	Sensitive Areas:	None

6.	Comprehensive Plan Designation:	Quasi-Public

7.	Zoning:	R-3A, Multiple Family Residential

8.	Surrounding Land Uses:

North:	Super America - B-3, General Business

South:	Office Building - B-1, Limited Business

East:	Salem Baptist Church - R-1, Single Family Residential

West:	Silver Oaks Court - R-3A, Multiple family Residential

Site History

1.	Past Uses:	Atonement Lutheran Church

Departmental Considerations

Community Development

1.	Building Setbacks:	Required: 30 feet (front)	Proposed: 30 feet

5 feet (side & rear)	Proposed: 100+ feet

2.	Parking & Drive Aisle Setbacks:	Required: 30'	Existing: 30' - No changes proposed.

3.	Parking Spaces Required:	The following parking standards apply to the Church and School located on the site. These were calculated as part of the original special use permit from 1991:

Required:	1 space per 5 ft. of pew +1 stall per 3 chairs = (86 stalls)

Proposed:	322' fo pew / 5 = 64 stalls 66 chairs / 3 = 22 stall Total = 86 stalls existing

There are no changes proposed that would acquire additional parking needs. The site has functioned adequately for the parking needs of the church, including the day care operation during the week. The church has an agreement with the office building to the south to use the office parking lot in the event of a parking overflow.

4.	Stall Size:	9 x 18 (complies).

5.	Drive Aisle Size (two way):	Required: 24 feet	Existing: 24 feet

6.	Drive Entrances:	All existing. No proposed changes

7.	Concrete Curbing:	Existing

8.	Density/FAR:	Allowed:	50%

Proposed:	20%

9.	Parking Area Surface:	Bituminous

10.	Landscaping:	The applicant is proposing to provide landscape plantings around the proposed addition area to match the existing site landscaping.

11.	Impact on Land Uses:	Minimal

Public Works

1.	Streets:	None

2.	Curb Cuts:	No new curb cuts proposed

3.	Utilities:	Existing

4.	Grading/Drainage:	There are no proposed changes to grading or drainage. However, the applicant has been cited by the City for connecting their roof drain into the sanitary sewer. Therefore, as a condition of approval, the applicant must reconnect the roof drain from the sanitary sewer manhole to the storm sewer catch basin.

5.	Rice Creek Watershed District:	No permit required

6.	Environmental Concerns:	None

7.	MPCA:	Not Applicable

8.	Other Considerations:	None

Building Official

1.	Structure Size:	The proposed addition is 1,600 square feet in size.

2.	Structure Height (required):	30 feet

3.	Structure Height (proposed):	25 feet tall

4.	Exterior Treatment:	Brick, rock face block & stucco. The proposed addition shall match the existing church.

5.	UBC Compliance:	Will be required

6.	Other Considerations:	None

Parks

1.	Proximity of Parks:	Meadow Wood Park to the northwest

2.	Proximity to Community Facilities:	NA

3.	Impact on Parks:	None

4.	Impact on Community Facilities:	None

5.	Other Considerations:	None

Staff Comments

Special Use Permit

As specified in Section 8-130 of the New Brighton Zoning Ordinance, no special use shall be recommended by the Planning Commission unless such shall find:

a.	That the establishment, maintenance, or operations of the special use will not be detrimental to or endanger the public health, safety, morals, comfort of the general public.

b.	That the special use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood.

c.	That the establishment of the special use will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district.

d.	That adequate utilities, access roads, drainage and/or necessary facilities have been or are being provided.

e.	That the special use shall, in all other respects, conform to the applicable regulations of the district in which it located.

The proposed use will not be detrimental to the public health and safety, and will not negatively effect property values in the area. This site will be served by existing utilities.

Recommendation

Motion to waive the reading and adopt the attached resolution recommending approval of SP00-1 & LP00-4, subject to the following conditions:

1.	Continued compliance with SP-161.

2.	Re-connection of the roof-drain from the sanitary sewer manhole to the storm sewer catch basin.

Cary K. Teague, City Planner