Planning Report

 

            Date:                         January 21, 2003

            Case:                         SP03-01 / LP03-04  

            Subject:                 Special Use Permit

            Applicant:             Faith Christian Reform Church

 

 

Request & Background

 

To consider a request for a special use permit by Faith Christian Reform Church for the purpose of building a 1,144 square foot addition to the existing facility.  The addition will consist of new storage facility. 

 

The subject property is located at 1600 Silver Lake Road 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.  

 

Findings

C  Section 8-010, Site Plan Review

C  Section 8-130, Special Use Permit

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

 

Past Action

C  Addition to church:  SP – 125 (1985)

 

Site Characteristics

1.     Location:                                      1600 Silver Lake Road 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, rows of bushes and trees in the back and along west lot line.

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:                                     Single Family Residential

 

 

Departmental Considerations

 

Community Development

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

                                                  Proposed: 50+ feet to Silver Lake Road and over 129

                                                  feet to 16th Street NW.

                                                   Side & Rear Required: 5 feet       

Proposed: 100+ feet to single family home at 1648 Silver Lake Road and over 230 feet to homes along 17th Street NW.

 

         Proposal meets setback requirements

 

2.      Parking & Drive Aisle Setbacks:           Required: 30'     Existing: over 30' 

3.  Parking Spaces   Required:                         173 spaces

                          Existing:             181 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:           14%

  9.   Parking Area Surface:                  Bituminous

 

10.   Landscaping:                                In conjunction with the Silver Lake Road improvements in the immediate area, several trees were removed.  Field investigation by Staff revealed that in addition to shade tree removal, Buckthorn specimens were also removed.  Staff believes exotic species like Buckthorn should be removed, but that the applicant should replace some of the shade trees to help replace the vegetative screen along the east wall of the church (proposed addition side).

 

11.   Impact on Land Uses:                         Minimal

 

 

Public Works

 

1.       Curb Cuts:                                      No new curb cuts proposed

2.       Utilities:                                          Existing    

3.       Grading/Drainage:                           Grading and drainage plans were not submitted. 

The existing roof drains onto the surface and three drains connect to an underground pipe.  The applicant should submit plans for staff inspection.

 

4.       Rice Creek Watershed District:        Required

5.       Other Considerations:                      None

 

Building Official

1.     Structure Size:                              The proposed storage addition is 1,144 square feet in size.

2.     Structure Height (required):           30 feet

3.     Structure Height (proposed):         16 feet 

4.     Exterior Treatment:                      The proposed addition shall be of brick to match the existing building.

5. Mechanical Screening:                      Mechanical equipment is planned for the roof above the new addition.  Elevations do not show screening.  The applicant should provide plans to screen any equipment.

 

6.     UBC Compliance:                        Will be required

7.     Other Considerations:                   None

 

Fire

1.     Hydrant Locations:                       16th Street NW right-of-way

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.

 

 

Staff believes the applicant should submit plans to illustrate water runoff for the addition and address the screening issue for the planned rooftop mechanical.

 

Staff believes that the proposed expansion will serve the existing church use will not be detrimental to the public health and safety, and will not negatively effect property values in the area. 

 

 

 

 

 

Recommendation

 

Motion to waive the reading and adopt the attached resolution recommending approval of , subject to the following conditions:                             

 

1.       The Applicant shall submit plans showing surface water runoff to be approved by City Staff.

2.       Plans to screen the rooftop mechanical equipment shall be submitted to the City for approval prior to building permit issuance.

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

 

 

 

 

Patrick Boylan, City Planner

 

 

Resolution

Planning Commission

City of New Brighton

 

Resolution making Findings of Fact and recommendign Approval of SP 03-01 to the City Council.

        

Whereas, an application for a electronic readerboard sign has been made by Faith Christian Reformed Church 1600 Silver Lake Road; and a Special Use Permit was applied for an expanded church use in a R-1 Zoning District; and

 

Whereas, the procedural history of the application is as follows:

 

1.       An application for a special use permit was ­filed ­with the City of New Brighton on January 2, 2003.

2.       The Planning Commission, pursuant to published and mailed notices, held a public hearing on January 21, 2003; and all persons present at the hearing were given an opportunity to be heard.

3.       The Planning Commission voted and unanimously approved the Special Use Permit.

 

 

Now Therefore Be It Resolved, the Planning Commission makes the following Findings of

Fact in respect to SP 03-01:

 

1.                   The subject site is zoned R-1, Single Family Residential.

 

2.                   The Planning Commission finds the submitted plans to satisfy the criteria listed above.

3.                   Churches are a special use in the R-1, Single Family residential zone.  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 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.

 

4.                   The Planning Commission finds the submitted plans to satisfy the criteria listed above.

 

 

 

Be It Further Resolved, the application  SP 03-01 is hereby recom­mended for approval with the following conditions:

 

 

 

 

1.       The Applicant shall submit plans showing surface water runoff to be approved by City Staff.

2.       Plans to screen the rooftop mechanical equipment shall be submitted to the City for approval prior to building permit issuance.

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

 

 

 

 

Recommended this 21st day of January, 2003.                                          

 

 

_________________________________

Larry Baker, Chairman

 

 

 

ATTEST:

 

 

______________________________________

Patrick Boylan, City Planner