HomeMy WebLinkAbout2015-06-03 PACKET 04.D. REQUEST OF CITY COUNCIL ACTION COUNCIL AGENDA
MEETING ITEM # � �
DATE 6/03/15 • .
PREPARED BY: Community Development Jennifer Levitt
ORIGINATING DEPARTMENT STAFF AUTHOR
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COUNCIL ACTION REQUEST:
Consider adopting a resolution approving a site plan and conditional use permit amendment to
allow for the construction of a two-story 9,500 square foot addition to the north side of the Church
of St. Rita, 8694 80th Street South, subject to conditions.
STAFF RECOMMENDATION:
Approve the request.
ADVISORY COMMISSION ACTION:
DATE REVIEWED APPROVED DENIED
� PLANNING 5/18/15 ❑ � ❑
❑ PUBLIC SAFETY ❑❑ � �
❑ PUBLIC WORKS
❑ PARKS AND RECREATION ❑ ❑ ❑
❑ HUMAN SERVICES/RIGHTS ❑ ❑ ❑
❑ ECONOMIC DEV. AUTHORITY ❑ ❑ ❑
❑ ❑ ❑ ❑
SUPPORTING DOCUMENTS:
� MEMO/LETTER: Memo from John M. Burbank dated 05/28/15
� RESOLUTION: Draft
❑ ORDINANCE:
❑ ENGINEERING RECOMMENDATION:
❑ LEGAL RECOMMENDATION:
� OTHER: Excerpt from unapproved minutes of the 05/18/15 Planning Commission meeting
ADMINISTRATOR'S COMMENTS:
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C-C� �'���
ity Administrator Date
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COUNCIL ACTION TAKEN: ❑ APPROVED ❑ DENIED ❑ OTHER
Cottage
� Grove
�he�e Pride anaP�osperity Meet
TO: Honorable Mayor and City Council
Craig Woolery, Acting City Administrator/ Police Chief
FROM: John M. Burbank, Senior Planner
DATE: May 28, 2015
RE: St Rita expansion - Conditional use permit and site plan review
Proposal
MCL Architects, Inc. has submitted an application for a site plan review and conditional use permit
amendment to allow for the construction of a two-story 9,500 square foot addition to the north side
of the Church of St. Rita, 8694 80th Street South.
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Review Process
Application Received: April 21, 2015
Acceptance of Completed Application: April 21, 2015
Tentative City Council Date: June 3, 2015
60-Day Review Deadline: June 20, 2015 -
City Council Memorandum
Case CUP015-016&017—Church of St. Rita Expansion
May 28, 2015
Page 2 of 11
Background
The church was originally approved for construction with a special use permit (Resolution No. 68-
15). An addition was approved with a site plan amendment in 1984. For the last several years,
the applicant has been speaking with planning staff about the expansion of the church to improve
accessibility to the site. The $1.5 million expansion requires an amendment to the existing condi-
tional/special use permit for the site and a site plan review. One of the hurdles to the project was
addressing building code requirements that have changed since the existing construction on the
site. Under the new building code, the entire building including additions must be compliant with
current code regulations relative to area and height. The existing building is over the maximum
area requirements, and the addition would trigger either a fire suppression system or division into
areas compliant with the building code. The City worked with the applicant to devise area divisions
that were code compliant and negated the inclusion of the more costly fire suppression equipment.
Planning Commission
The Planning Commission held the public hearing and reviewed the applications at their meeting
on May 18, 2015. One resident spoke in favor of the application. Upon closing the public hearing,
the Commission unanimously recommended that the City Council approve the site plan and
conditional use permit amendment to allow for the construction of a two-story 9,500 square foot
addition to the north side of the Church of St. Rita, 8694 80th Street South, subject to conditions.
Planning Considerations
The site is guided and zoned for residential, and schools and religious organizations are permitted
as conditional uses within residential districts.
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City Council Memorandum 'I
Case CUP015-016&017—Church of St. Rita Expansion �
May 28,2015
Page 3 of 11 ;
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Ordinance Criteria
When reviewing conditional use permits, the Planning Commission looks to Title 11-2-9F; Criteria l
for Issuance of CUP, as the guiding doctrine for review. This section states that in granting a CUP
the City Council shall find that: i
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 shal/be located, designed, maintarned and operated to be compatible with the existing
or intended character of that zoning district in which it is located. '
3. The use shal/not depreciate values of surrounding property. ,
4. The use shall not be hazardous, detrimental or disturbing to present and potential surrounding I
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 transpor- ,
tation 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 shal/ be served adequately by essential public services, such as streets, police, fire '
protection and utilities. I
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. �
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8. The use shall preserve and incorporate the site's important natural and scenic features into the i
development design. (
9. The use shall cause minimal adverse environmental effects. '
10. The use shall not adversely affect the potential development of adjacent vacant land. ,
The City's Technical Review Committee reviewed this application under those criteria. The Com-
mittee found that the criteria could be met and recommended approval of the CUP for the ;
requested expansion. ;
In reviewing the ordinance criteria in relation to this case, all of the criteria could be answered affirm- �
atively given the location and size of the expansion in conjunction with the history of the use on the
site. The applicant's response to the ordinance criteria is attached.
Setbacks
The zoning ordinance requires that structures related to school and religious organizations be set
back 50 feet from property lines. The site currently meets the setback criteria with the exception
of the east side of the building for which a 25-foot variance was obtained in 1984 (Resolution No. r
84-137). The new addition also meets the setback criteria.
City Council Memorandum
Case CUP015-016&017—Church of St. Rita Expansion
May 28, 2015
Page 4 of 11
Architecture
The addition is less than 50 percent of the existing building, so the current architectural require-
ments are not applicable. The applicant is intending to match the exterior of the addition to the
current structure.
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Current Exterior
The applicant provided an image of a three-dimensional scale model that was created as a com-
ponent of the project review by the congregation. The building area in tan is the new addition. The
final product will be painted to match the existing building.
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City Council Memorandum
Case CUP015-016&017—Church of St. Rita Expansion
May 28, 2015
Page 5 of 11
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Expansion Elevation Details
Site Access
The addition does not impact the existing ingress and egress drives to the site.
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Access Points
Pedestrian Access
The new addition includes handicapped accessible sidewalks.
City Council Memorandum
Case CUP015-016&017—Church of St. Rita Expansion
May 28, 2015
Page 6 of 11
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New Sidewalks
It is recommended that the new sidewalk be connected with the existing sidewalks in the front of
the building.
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Parking
The site plan modifications include the addition of 48 additional parking spaces of which four are
designated as accessible. Parking has not been a notable problem on the site but is known to be
tight during major religious holiday services.
City Council Memorandum
Case CUP015-016&017—Church of St. Rita Expansion
May 28, 2015
Page 7 of 11
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Grading
The expansion does require grading along the north side of the building on the existing slope to
accommodate the structure and parking expansion. The toe of the slope will also be impacted
where storm pond improvements will be completed. Standard erosion control measures will be
required, as well as a NPDES permit from the Minnesota PCA.
City Council Memorandum
Case CUP015-016&017–Church of St. Rita Expansion
May 28,2015
Page 8 of 11
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Surface Water Management
The additional hard surFace improvements to the site require that water rate and quality be ad-
dressed. The grading plan identifies the creation of a surface water management pond on the
bottom of the hill on the north of the site. Calculation information related to the surFace water
management has been submitted and is currently being reviewed. Final design details will need
to meet the approval of the City Engineer and the South Washington Watershed District.
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City Council Memorandum
Case CUP015-016&017—Church of St. Rita Expansion
May 28,2015
Page 9 of 11
Tree Preservation
The grading along the slope on the north site of the building does impact existing trees. Up to 50
percent of qualifying trees are allowed to be removed without penalty, and the balance will have
to be mitigated on site or a tree mitigation fee paid at the time of the building permit.
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Landscaping
The addition requires that the site be brought into compliance with the current landscaping ordi-
nance. The site is currently heavily landscaped and several years ago the Church was given a
Green Garden award. Required tree mitigation is in addition to any landscaping required by the
ordinance. The final landscaping plan shall meet the approval of the Community Development
Department.
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City Council Memorandum i
Case CUP015-016&017—Church of St. Rita Expansion
May 28,2015
Page 10 of 11 ;
Signage ,
No sign modifications are proposed with the application. !
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Utilities ,
The existing public utilities to the site will adequately serve the new addition. The Metropolitan ''
Sewer Availability Charges for the new project will be seven units, which at the 2015 rate equates ,
to $17,395.00. '
;
Park Dedication
This application does not trigger any park dedication fees. '
Lighting ',
A photometric plan was submitted with the application materials and identifies that the light emis- ;
sions from the new lighting fixtures would be code compliant.
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Photometric Plan detail �
Public Hearing Notice
The public hearing notice forthis application was properly published and mailed. Notices were mailed �
to 63 adjacent property owners on May 7, 2015.
Summary j
A. The site is guided and zoned for residential, and schools and religious organizations are per-
mitted as conditional uses within residential districts.
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City Council Memorandum
Case CUP015-016&017—Church of St. Rita Expansion
May 28,2015 ;
Page 11 of 11 I
B. The site currently has a conditional use permit. '
C. The use has been in operation on the site since 1968 without any negative issues. �
D. The architect for the project has indicated that the plans will reflect designs negating the need ;
for fire suppression for the project. I
E. The exterior of the addition is consistent with the current design. '
F. A tree survey and tree mitigation will be required.
I
G. The improvement adds 48 additional parking spaces.
H. The improvement will bring the site into compliance with current surFace water management
criteria.
Recommendation
That the City Council approve the site plan and conditional use permit amendment to allow for the �
construction of a two-story 9,500 square foot addition to the north side of the Church of St. Rita,
8694 80th Street South, subject to the conditions listed in the attached draft resolution. ',
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RESOLUTION NO. 2015-XXX i
A RESOLUTION APPROVING A SITE PLAN REVIEW AND CONDITIONAL i
USE PERMIT TO AL�OW AN ADDITION TO THE NORTH SIDE OF
THE CHURCH OF ST. RITA, 8694 80TH STREET SOUTH '
WHEREAS, MCL Architects, Inc. has applied for a site plan review and conditional use '
permit amendment to allow for the construction of a two-story 9,500 square foot addition to the
north side of the Church of St. Rita, on property legally described as: ,
{Legal Description}
Commonly known as 8694 80th Street South, Cottage Grove, Washington County, �
State of Minnesota.
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WHEREAS, public hearing notices were mailed to property owners within 500 feet of the
property and a public hearing notice was published in the South Washington County Bulletin; and ;
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WHEREAS, the Planning Commission held a public hearing on May 18, 2015; and
WHEREAS, a planning staff report, which detailed specific information on the property and
the application request was prepared and presented; and i
WHEREAS, the public hearing was open for public testimony and testimony from the �
applicant and the public was received and entered into the public record; and
WHEREAS, the Planning Commission unanimously (7-to-0 vote) recommended approval �
of the applications, subject to certain conditions listed below. I
NOW, THEREFORE BE IT RESOLVED, the City Council of the City of Cottage Grove,
Washington County, Minnesota, hereby approves the conditional use permit for a site plan j
review and conditional use permit amendment to allow for the construction of a two-story 9,500 '
square foot addition to the north side of the Church of St. Rita, located on the property legally �
described above, subject to the following conditions:
1. All applicable permits (i.e., building, electrical, grading, mechanical) must be '
completed, 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. The exterior construction materials shall be in conformance with the ordinance
criteria established in Cottage Grove City Code Title 11-6-13.
3. Prior to issuance of a building permit, a final material detail board/packet must be �_
submitted for review and approval by the Community Development Department.
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Resolution No. 2015-XXX
Page 2 of 2 '
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4. All mechanical equipment shall be screened from public view as reviewed and I
approved by the Community Development Department.
5. Any fencing on the site shall meet the City's architectural fencing detail. �'I
6. Prior to building permit application, a detailed landscaping plan shall be submitted
which meets the approval of the Community Development Department. j
7. Prior to building permit application, a bona fide cost estimate of the landscaping ,
improvements 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 will retain 30 percent of the financial
guarantee for a period of one year from the date of notice to insure the survival of
the plantings and the required as-built survey has been submitted. No building �
permits will be issued until the required financial guarantee has been received and
accepted by the City.
8. Trash containers must be stored in accordance with ordinance criteria. �I
9. All outdoor lighting shall be downward directed and installed in accordance with
City ordinance criteria. I
10. 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
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. ,
11. A tree inventory and mitigation plan shall be completed prior to the issuance of a I
grading permit. Fifty percent of qualifying trees are allowed to be removed without
penalty, and the balance will have to be mitigated on site or a tree mitigation fee '�
paid at the time of building permit. I
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12. A sidewalk connection shall be extended between the existing walks along front of ;
the Church to the new sidewalk. '
Passed this 3rd day of June 2015.
Myron Bailey, Mayor ;
Attest:
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Joe Fischbach, City Clerk
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EXCERPT FROM UNAPPROVED MINUTES OF THE '
MAY 18, 2015 PLANNING COMMISSION MEETING
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6.1 Church of St. Rita — Case SP2015-016 and CUP2015-017 i
MCL Architects, Inc. has applied for a site plan review and conditional use permit '
amendment to allow an addition to the north side of the Church of St. Rita, 8694 80th Street
South.
Burbank summarized the staff report and recommended approval subject to the conditions
stipulated in the staff report. ;
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Rostad asked about the specific purpose for connecting the two sidewalks. Burbank
responding that people trying to access the front or the back from either entrance would not '
have to walk into a drive lane.
Graff asked about the design for the stormwater drainage pond; she expressed concern �
because it is very close to the property lines of a residential area and would like to ensure that
there are safety measures taken. Burbank responded that there are no requirements for
fencing around stormwater management ponds but as part of their design there is a safety !
bench as well as a vegetation bench so there will be no steep drop off.
Rostad noted that the aerial photo shows a large structure and asked if that is being moved. I
Jeffrey Brinkman, 8445 72nd Street South, representing the Church, responded that they are ,
going to demolish the garage and try to utilize the new addition for storage or possibly build i
another garage on the site.
Brittain opened the public hearing, �
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Sylvia Strong, 8445 78th Street Court South, stated that she approves of this application �
because as a teacher at the Church there is always a struggle to find the room they need for '
the kids who attend the lessons. She believes this will be an amazing improvement to the i
Church and the neighborhood.
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No one else spoke. Brittain c%sed the public hearing. I
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Kline made a motion to recommend approval of the site plan review and conditional use
permit amendment subject to the conditions in the staff report. Graff seconded. �
Motion passed unanimously(7-to-0 vote). '
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