Planning Report

Date:	March 20, 2001

Case:	SP 01-02, LP 01-02

Subject:	Special Use Permit

Applicant:	Salem Covenant Church

Request & Background

To consider a request for a special use permit by Salem Covenant Church for the purpose of building an addition to the existing facility. The addition will consist of new multi-purpose/fellowship areas on the main level, classroom space in the lower level and a re-built entryway including a covered drop off area.

The subject property is located at the southwest corner of Silver Lake Road and 5th Street NW (2655 5th Street NW), and is zoned R-1, Single Family Residential. Per Section 4-330 of the New Brighton Zoning Ordinance, church uses are allowed by special use permit within the R-1 zoning district. Salem Covenant Church was originally constructed in 1969 and expanded in 1977.

Findings

Section 8-010, Site Plan Review

Section 8-130, Special Use Permit

Section 4-030, Uses by Special Permit, R-1 District

Past Action

Addition to church: LP - 51 / NC - 22 (1977)

Site Characteristics

1.	Location:	2655 5th Street NW

2.	Lot Size:	374,826 ft.2 (or 8.6 acres)

3.	Topography:	Flat then sloping steeply downward behind church to the south

4.	Vegetation:	Landscaped in front of building, a few trees in the back

5.	Sensitive Areas:	None

6.	Comprehensive Plan Designation:	Quasi-Public

7.	Zoning:	R-1 Single Family Residential

8.	Surrounding Land Uses:

North:	Single Family Residential

South:	Single Family Residential

East:	Single Family Residential

West:	Driftwood Park

Site History

1.	Past Uses:	Salem Covenant Church

Presently, the Church is providing temporary classroom space to first grade students from Pike Lake Elementary.

Departmental Considerations

Community Development

1.	Building Setbacks:	Required: 30 feet (front)	Proposed: 200+ feet

5 feet (side & rear)	Proposed: 150+ 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:

Pews:	1 space per 5 ft. of pew

850' of pew / 5' = 170 spaces (7 ADA spaces required)

Classrooms:	1 space per classroom + 1 for every 50 students

7 classrooms & 100 children = 9 spaces

Required:	179 spaces

Proposed:	230 including 8 ADA spaces

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:	30%

Proposed:	16%

9.	Total Impervious Surface:	Allowed:	50%

Proposed:	48%

10.	Parking Area Surface:	Bituminous

11.	Landscaping:	Construction will remove six trees; applicant to discuss replacement with City Staff.

12.	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.

5.	Rice Creek Watershed District:	Applied for March 1, 2001

6.	Environmental Concerns:	None

7.	MPCA:	Not Applicable

8.	Other Considerations:	None

Building Official

1.	Structure Size:	The proposed addition is 12,500 square feet in size.

2.	Structure Height (required):	30 feet

3.	Structure Height (proposed):	23 feet tall

4.	Exterior Treatment:	The proposed addition shall be of brick and decorative concrete block with a covered drop-off area adjacent to front door.

5.	UBC Compliance:	Will be required

6.	Other Considerations:	None

Parks

1.	Proximity of Parks:	Driftwood Park to the west

2.	Proximity to Community Facilities:	NA

3.	Impact on Parks:	None

4.	Impact on Community Facilities:	None

5.	Other Considerations:	None

Fire

1.	Hydrant Locations:	Existing

2.	Access to Site:	Adequate

3.	Access to Structure:	Adequate

4.	Other Considerations:	None

Police

1.	Traffic Safety:	Adequate

2.	On-Street Parking:	NA

3.	Site Security:	Adequate

4.	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.	Approval by Rice Creek Watershed District.

2.	Trash facility shall be shielded from public view using similar materials and design of main building.

3.	Tree replacement plan submitted for review and approval by City Staff.

Patrick Boylan, City Planner