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HomeMy WebLinkAbout2013-02-25 PACKET 06.1.STAFF REPORT CASE: CUP12 -034 and V12 -035 ITEM: 6.1 PUBLIC MEETING DATE: 2/25/13 TENTATIVE COUNCIL REVIEW DATE: 3/20/13 APPLICATION APPLICANT: The Alley Church REQUEST: An amendment to the current conditional use permit to allow for a 4,776.80 square foot addition to the existing religious institution structure for additional worship space; a variance to allow the addition to be setback 40 feet from the front property line instead of the required 50 feet; and a variance to allow for off -site parking. SITE DATA LOCATION: 8944 Indahl Avenue South ZONING: R -3, Single Family Residential CONTIGUOUS LAND USE: NORTH: Residential EAST: Residential SOUTH: Commercial WEST: Residential SIZE: N/A DENSITY: N/A RECOMMENDATION Approval, based on the findings of fact and subject to the conditions stipulated in this staff report. COTTAGE GROVE PLANNING DIVISION Planning Staff Contact: John M. Burbank, Senior Planner, 651 - 458 -2825, 0 burbank(a)cottage- g rove. org GACITYFILES \12 CITYFILESX034CUP Alley Church 12- 17- 12 \Planning\CUP12 -034 Alley Church SR cover 2- 25- 13.docx Planning Staff Report Alley Church — 8944 Indahl Avenue Case No. CUP12 -034 and V12 -035 February 25, 2013 Proposal The Alley Church has applied for an amendment to the current conditional use permit for the property located at 8944 Indahl Avenue South to allow for a 4,776.80 square foot addition to the existing religious institution structure, a variance to allow the addition to be setback 40 feet from the front property line instead of the required 50 -foot setback, and a variance to allow for off -site parking. The proposed addition is for a new worship space. Location Map Property Characteristics The 2.69 -acre site currently has one principal structure and one detached accessory structure. There are a variety of mature trees and shrubs on the site due to the age of the original devel- opment of the property. One existing mature 24 -inch diameter locust tree would be impacted by ff f uff bf fa � be b be bff O e� bff bl f921 � b e a � - Q EO i bll bf0 SITE bff °p s s i fmx b f S ®fee ff 1Po0 fW fA e f`YiN f RO �1�' Location Map Property Characteristics The 2.69 -acre site currently has one principal structure and one detached accessory structure. There are a variety of mature trees and shrubs on the site due to the age of the original devel- opment of the property. One existing mature 24 -inch diameter locust tree would be impacted by Planning Staff Report Alley Church — Case No. CU12 -034 and V12 -035 February 25, 2013 Page 2 of 15 the proposed addition. The property located at 8924 Indahl Avenue is the former parsonage for the property, but it was subdivided and sold many years ago. The applicant is working with staff to update the landscaping on the site in areas disturbed by the project and in accordance with ordinance criteria. The site currently has full driveway access points on Indahl Avenue and 90th Street. Nil yr: if SQU AN �+ lee " 8944" . .,i 53,E I. i .L- , 2 ITE 90TH ST S Planning Staff Report Alley Church — Case No. CU12 -034 and V12 -035 February 25, 2013 Page 3 of 15 Proposed Addition Oblique schematic — southeast Side Planning Staff Report Alley Church — Case No. CU12 -034 and V12 -035 February 25, 2013 Page 4 of 15 Site Plan The proposed 84 -foot by 56 -foot addition is highlighted in the details below. VIM ALLHYC/fUHCH MR 1- ------- L----- J------ ' - - - - -� k r_rr.... J n } } r L4M p P } f t Va - 1 PP } Eam J YI l a `` 1•Y .r... Yi° M.f � / J w r b 1 Proposed Site Plan + I/.l 9119 0 614 119 I b' MAPLE 9v- d + � 12,0 J '$ r 77.0 W+f11.1 1119 y % "� 8 tB \17 PROPOSED t \fi + L ( �% g K CHURCH u., � • � 'fs ,AM EXISTING 1 x CHURCH X i MST lid a17 9 $1 $ s 1 x Mom YotFa } I 1 5\ ]` E f 1 PP } Eam J YI l a `` 1•Y .r... Yi° M.f � / J w r b 1 Proposed Site Plan + I/.l 9119 0 614 119 I b' MAPLE \Efi d + � 12,0 J '$ r 77.0 W+f11.1 1119 y % "� 8 tB \17 PROPOSED t \fi + L ( �% g K CHURCH u., � • � 'fs ,AM EXISTING 1 x CHURCH X i MST lid a17 9 $1 $ s 1 x Mom \ \9 +a1 00911 `" \ 1 5\ ]` E 11) AS" � A oncre a WON �{ w u O e \fie` + \i'r 919.9 te r`` 9'1EH 0 11 1µp $ 914. 1 n9�[M6o 0 \fi5 Proposed Site Plan — Detail The Building Division reports that the building code classification of the proposed addition is A -3, which would allow for a maximum capacity load of 310 people. A 310- occupant load with an A -3 occupancy requires an automatic fire suppression system and fire alarm system. Planning Staff Report Alley Church — Case No, CU12 -034 and V12 -035 February 25, 2013 Page 5 of 15 Proposed Addition Elevation Schematic The views of the proposed site from the east, west, north, and south are shown below: East West North Vr— Planning Staff Report Alley Church — Case No. CU12 -034 and V12 -035 February 25, 2013 Page 6 of 15 South Background The property was used most recently as the Yeshiva School. The conditional use permit amendment for that use was granted in 2006 (Res. No. 06 -124). The use prior to Yeshiva was the Eagle Grove Baptist Church. The original structure was constructed prior to the requirement of a conditional use permit. In 1983, a CUP was approved for an addition to the original building (Res. No. 83 -37). Planning Considerations Site Layout and Operation There is an extensive green space area located in the northwest corner of the site that has his- torically been utilized by the tenants for outdoor recreational activities. This use would continue in a similar fashion. Outdoor worship /gathering events would be allowed on a limited basis and would be subject to the standard City and State noise rules. If the City receives any warranted noise complaints related to outdoor use of the site, the conditional use permit could be subject to additional review and action by the City Council. Current Building Architecture The following photos show several views of the structures currently located on the property. View from Indahl Avenue looking west View from 90th Street looking north Planning Staff Report Alley Church — Case No. CU12 -034 and V12 -035 February 25, 2013 Page 7 of 15 Building Architecture The construction material proposed for the addition currently is in compliance with the City's architectural control standards required in the ordinance. The current structure is not required to be modified as a component of the application. The Applicant has indicated that future site im- provements will most likely include modifications of the current structure to be similar in mate- rials to those proposed with this application. The table below breaks down the ratios of proposed exterior construction materials. Exterior Construction Material Comparison Table While the required construction material ratios are being met, the Applicant was requested to incorpoarate additional undulations or patterns in the wall designs given the massing of the building. Proposed Stone Veneer Examples Area Class 1 Reg. Class 1 Used Material Reutaittder North wall Common to existing stntcntre n/a Ir/a Painted exposed aggregate panel Less than 100 sq.ft. not visible fi any side. South wall 22'10" x 56'= 1279 sq.ft. 767 s .ft. 712 s .ft. Stone veneer Pautted exposed aggregate anel East wall 22'10" x 88'= 2009 s .ft. 1205 sq.ft. 1232 s .ft. Stone veneer Pahtted exposed aggregate anel Nest wall 22'10" x 88'= 2009 s .ft. 1205 s .ft. 1232 s .ft. Stone veneer Pautted exposed aggregate anel East En 19'4" x 12'0"= 232 s .ft. 139 s .ft. ft 219 s .. Glass storefiont Vin I siding to match existin . Total: 5529 s .fr. 3317 s .ft. 3395 s .ft. While the required construction material ratios are being met, the Applicant was requested to incorpoarate additional undulations or patterns in the wall designs given the massing of the building. Proposed Stone Veneer Examples Planning Staff Report Alley Church — Case No. CU12 -034 and V12 -035 February 25, 2013 Page 8 of 15 The elevation details below identify the exterior design composition and material distribution. 2 Comer { ' ) G� J ;'� E' r �y� r The elevation details below identify the exterior design composition and material distribution. 2 Comer Planning Staff Report Alley Church — Case No. CU12 -034 and V12 -035 February 25, 2013 Page 9 of 15 Setbacks The current City Code requires a 50 -foot setback for all structures within this use classification. The current structure is 34 feet from the east property line at the nearest point by the new en- trance. The proposed use would be 40 feet at the closest with the majority of the proposed structure setback at 51.7 feet of the east property line. All other setbacks of the existing and proposed addition are in excess of 50 feet. The applicant is seeking a variance from the estab- lished setback requirements to allow for the reduced setback of 34 feet as depicted on the site plan. Based on review by the City's Technical Review Committee, the setback variance was found to be conditionally supportable. The findings for approval of the variance are included in second recommended action item below. Land Use and Zoning The property is guided Residential and zoned R -3, Single Family Residential. The current and proposed expanded use is consistent with permitted and conditioned uses within these classifi- cations. Hours of Operation /Noise Religious institutions are permitted conditional uses within residential districts. The City has historically found that the daily activities of these permitted uses generally do not negatively im- pact the neighborhoods they are located in. The Alley Church has been operating from their current site without incident and expect to operate in a similar fashion at this proposed location. If there were to be any neighborhood nuisance issues, the standard City and State noise rules will be applicable to the site. If the City receives any excessive warranted complaints, the condi- tional use permit could be subject to additional review and action by the City Council. Planning Staff Report Alley Church — Case No. CU12 -034 and V12 -035 February 25, 2013 Page 10 of 15 Parking There are currently 53 parking spaces on the site, four of which are handicap accessible. Based on the reported occupancy loading of 310, an additional 88 parking spaces are required by or- dinance. The Applicant is seeking a variance from the parking standards to allow for off -site parking on the School District property located to the south of 90th Street. They currently have approval from the School District for this off -site use. A similar cross - parking agreement be- tween the Country Inn Suites and the School District has proved to be a functioning alternative to requiring additional impervious surface. An additional berm cut and trail connection would be installed along 90th Street by the Church as a part of the expansion project. Based on the review by the City's Technical Review Committee, the parking variance was found to be conditionally supportable. The findings for approval of this variance are included in the third recommended action below. Surface Water Management The Applicant has been working with the Washington Conservation District to include rain water gardens to address the additional runoff created by the increase in on -site impervious surface. This cooperative effort includes a grant that is funded through the State Clean Water, Land, and Legacy Amendment program. The latest details on this component of the proposed expansion are being reviewed by the City's consulting engineer. Prior to City Council review, the surface water management plan for the site shall be finalized and addressed on site in accordance with plans approved by the City Engineer. An off -site ponding fee that is calculated at the time of building permit shall be paid if on -site treatment is not feasible. w z 33 RFC= Cg pd;a 20 5 rio 22 17 27 22 FHA Add FIBS AnP ` An8 Ey.� tq.5 20 v s F1t1 _ _— _� - I 09 IJ N L - 23 b ,TW 20 -I Vv Am FIV5 Po5 Vv RFG P v'• -'' 8 P� 13 C'n Or AG SIDI d1NALK - F - F RAhiC,ARDEN A Rain Garden Detail Planning Staff Report Alley Church — Case No. CU12 -034 and V12 -035 February 25, 2013 Page 11 of 15 Landscaping The existing vegetation can be viewed on the photo of the existing site on Page 2 of this report. Additional landscaping is proposed on the site as a result of the new construction and in con- junction with the stormwater management design for the site. The Applicant is working on add- ing additional landscaping along the east side of the building perimeter. These drawings will be included in the City Council packet. Screening The only screening that is required as a result of the application will be for the rooftop mechani- cals. The Applicant has indicated that they will work with Building staff during the building permit process to ensure that all rooftop mechanicals are screened in accordance with ordinance cri- teria. The final design will be reviewed and approved by the Community Development De- partment. Pedestrian Access A four -foot wide private sidewalk linking the new addition and 90th Street is proposed along Indahl Avenue. It is recommended that the sidewalk be extended to the parking area to the north. Waste Management The applicant has indicated that the trash containers for the site will be stored in the existing detached accessory structure, and that waste and recycling removal from the site would be t 7 � 3 t� ' __ _ w � ''qf 7t 00 0 .. Screening The only screening that is required as a result of the application will be for the rooftop mechani- cals. The Applicant has indicated that they will work with Building staff during the building permit process to ensure that all rooftop mechanicals are screened in accordance with ordinance cri- teria. The final design will be reviewed and approved by the Community Development De- partment. Pedestrian Access A four -foot wide private sidewalk linking the new addition and 90th Street is proposed along Indahl Avenue. It is recommended that the sidewalk be extended to the parking area to the north. Waste Management The applicant has indicated that the trash containers for the site will be stored in the existing detached accessory structure, and that waste and recycling removal from the site would be Planning Staff Report Alley Church — Case No. CU12 -034 and V12 -035 February 25, 2013 Page 12 of 15 contracted with a commercial refuse hauler. City Ordinance requires that trash containers to be hidden from public view. Utilities The property is in the Metropolitan Urban Service Area (MUSA). City water and sanitary sewer services were extended to the existing structure at the time this particular neighborhood devel- oped. The services to the site are adequate to support the proposed addition. Public Safety Commission The Public Safety Commission made no comments on this application at their February 19, 2013, meeting. Conditional Use Standards In addition to meeting the performance standards required in the ordinance, the Planning Com- mission must review the application for conformance with the following criteria established in City Code Title 11 -2 -9F: 11 -2 -9 F. Criteria for Issuance of Permit: 1. The use will be in conformity with the City's Comprehensive Plan and with the purpose, intent and applicable standards of this Title. 2. The use shall be located, designed, maintained and operated to be compatible with the existing or intended character of that zoning district in which it is located. 3. The use shall not depreciate values of surrounding property. 4, The use shall not be hazardous, detrimental or disturbing to present and potential surrounding land uses due to noises, glare, smoke, dust, odor, fumes, water pollution, vibration, general unsightliness or other nuisances. 5. The use shall generate only minimal vehicular traffic on local streets as defined by the transportation element of the Comprehensive Plan. The use shall not create traffic congestion, unsafe access or parking needs that will cause inconveniences to the adjoining properties. 6. The use shall be served adequately by essential public services, such as streets, police, fire protec- tion and utilities. 7. The use shall not create excessive additional requirements at public cost for public facilities and services and shall not be detrimental to the economic welfare of the City. 8. The use shall preserve and incorporate the site's important natural and scenic features into the devel- opment design. 9. The use shall cause minimal adverse environmental effects. 10. The use shall not adversely affect the potential development of adjacent vacant land. Based on the information presented, the proposed use could satisfy the conditions for issuing a conditional use permit. Operation of the use in a manner contrary to the condi- tions could require additional review of the CUP by the City Council. Variance Standards The Planning Commission may recommend a variance from the strict application of the pro- vision of this title, if they find that: 1. The variance is in harmony with the purposes and intent of this title. 2. The variance is consistent with the comprehensive plan. 3. The proposal puts the property to a reasonable use. Planning Staff Report Alley Church —Case No. CU12 -034 and V12 -035 February 25, 2013 Page 13 of 15 4. There are unique circumstances to the property not created by the landowner. 5. That the conditions upon which an application for a variance is based are unique to the parcel of land for which the variance is sought and are not applicable, generally, to other property within the same zoning classification. 6. That the purpose of the variance is not based exclusively upon a financial hardship. 7. That the granting of the variance will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel of land is located. 8. That the proposed variance will not impair an adequate supply of light and air to adjacent property, or substantially increase the congestion of the public streets, or increase the danger of fire, or endanger the public safety. The findings for each requested variance are included in the recommendations below. Public Hearing Notices A public hearing has been scheduled for the Planning Commission meeting on February 25, 2013. The notice announcing this public hearing was published in the South Washington County Bulletin and mailed to 62 property owners within 500 feet of the property on December 5, 2012, and a reminder notice was sent on February 20. Recommendation That the Planning Commission recommends the City Council take the following three actions related to the property located at 8944 Indahl Avenue South: 1) Approve an amendment to the current conditional use to allow for a 4,776.8 square foot addition to the existing religious institution structure subject to the following conditions: Recommendation #1 — Conditions of Approval: 1. All applicable permits (i.e., building, electrical, grading, mechanical) must be com- pleted, submitted, and approved by the City prior to the commencement of any construction activities. Detailed construction plans must be reviewed and approved by the Building Official. 2. Prior to issuance of a building permit, a final material detail board /packet must be sub- mitted for review and approval by the Community Development Department. 3. Prior to issuance of a building permit, a comprehensive sign package must be submit- ted for review and approval by the Community Development Department. 4. A fire suppression system and fire alarm system shall be installed in the proposed addition. 5. Rooftop mechanicals must be screened from public view as reviewed and approved by the Community Development Department. 6. Outdoor worship /gathering events are allowed on a limited basis and would be subject to the standard City and State noise rules. If the City receives any warranted noise Planning Staff Report Alley Church — Case No. CU12 -034 and V12 -035 February 25, 2013 Page 14 of 15 complaints related to outdoor use of the site, the conditional use permit could be subject to additional review and action by the City Council. 7. Any fencing on the site shall be constructed from wood or vinyl composite material. 8. Prior to building permit application, a detailed landscaping plan that meets the approval of the Community Development Department shall be submitted. 9. Prior to building permit application, a bona fide cost estimate of the landscaping im- provements must be submitted in conjunction with a letter of credit approved by the City in the amount of 150 percent of such estimate. Upon completion of the landscaping requirements, the applicant must in writing inform the City that said improvements have been completed. The City must retain the financial guarantee for a period of one year from the date of notice to insure the survival of the plantings, and until the required as built survey has been submitted. No building permit will be issued until the required financial guarantee has been received and accepted by the City. 10. Trash containers must be stored in accordance with ordinance criteria. 11. All outdoor lighting shall be downward directed and installed in accordance with City ordinance criteria. 12. The surface water management for the proposed additional impervious surface on the site shall be addressed on site in accordance with plans approved by the City Engi- neer. An off -site ponding fee that is calculated at the time of building permit shall be paid if onsite treatment is not feasible. 2) Approve a variance to allow for the addition to be setback 40 feet from the property line along Indahl Avenue instead of the required 50 -foot setback, based on the fol- lowing findings and subject to the following conditions: Recommendation #2 — Findings of Fact: A. The current structure is setback 34 feet from the east property line. B. The foyer entrance feature is only 84 square feet. C. The entrance feature included in the setback request is intended to bring the site into compliance with the Americans with Disabilities Act. D. Additional landscaping will be provided to soften the variance request. E. The reduced setback is adjacent to a street. F. The abutting residential uses are all setback 30 feet from the front property lines. Recommendation #2 — Condition of Approval: 1. Additional landscaping shall be installed along the perimeter of the building along the entire east side of the addition. Planning Staff Report Alley Church — Case No. CU12 -034 and V12 -035 February 25, 2013 Page 15 of 15 3) Approve a variance to allow for off -site parking, based on the following findings and subject to the following conditions: Recommendation #3 — Findings of Fact: A. The applicant's property has additional proof of parking areas that could be constructed as additional hard surface parking areas if required. B. Additional services or other changes in site operations could be completed to accommo- date any parking issues. C. The variance negates or postpones the need to add additional impervious surfaces to the site, and reduces the stormwater management impacts. D. A similar cross parking agreement between the Country Inn Suites and the School district have been proven to be a functioning alternative to requiring additional impervious on -site parking. Recommendation #3 — Conditions of Approval: 1. The off -site parking shall only be allowed on the School District property located at 8400 East Point Douglas Road South. 2. If the off -site parking arrangement with the School District lapses or is terminated, the required on -site parking shall be installed in accordance with City development standards. 3. The berm cut and access improvements between 90th Street and the School District property is required to be approved by the School District prior to the issuance of a building permit and must be constructed prior to the issuance of a certificate of occupancy. 4. 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LU °�'t Yx HIM I'3$V, � 4s' gg 1,,, pp �.Q I 6 ° � i � >€ s �� o 3€ �P1, lti,w 1` Ul 1fi1 Him � § � § \ n ? : § . � ILI i / } _ k } � ■2 ` �! |� !� ! /j � . .! ®; \ • � &a K � §f C� # / ` \|(: /� | 3« § °! 111 Him Im ® (2; h 2 § a r& e n� `fl RESOLUTION NO. 83 -37 RESOLUTION GRANTING SITE PLAN AND BUILDING PERHIT APPROVAL TO THE COTTAGE GROVE BAPTIST CHURCH, 8944 INDAHL AVENUE SOUTH WHEREAS, the Cottage Grove Baptist Church has made application for site plan and building permit approval for an addition to its building located at 8944 Indahl Avenue South; WHEREAS, the Planning and Zoning Commission of the City of Cottage Grove has reviewed said application and recommended approval with several conditions attached; NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Cottage Grove, County of Washington, State of Minnesota, that the application for site plan and building permit approval of the Cottage Grove Baptist Church shall be and hereby is approved, subject to the following conditions: A. The parking lot must be curbed and paved with a durable and dustless material as required by the City Code within one year of issuance of the building permit. B. Screening shall be provided along the western edge of the proposed parking lot expansion area. y' C. The storage building location shall be moved to conform with - the 50 -foot setback requirement. D. The driveway width shall be increased to 26 feet to meet the City Code requirement. E. Detailed construction plans for the addition shall be reviewed qg aad approved by the Building Inspector and Fire Marshall. ., Passed this 16th day of March, 1983. Mayor -7 Attest. City Cler 83 -14