07/10/2002 P&Z Minutes - Laserfiche WebLink

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Planning & Zoning Board July 10, 2002 Page 26 APPROVED MINUTES these areas were not expected to be used by adults concurrently with the main assembly hall. As a result, the parking stall estimate s generated from the number of seats in the main assembly hall appear to be adequate for church needs. Plans indicate an area to the northeast of th e proposed church to be used for additional parking should the church choose to expa nd. This area would contain 27 additional stalls. The Environmental Board has reco mmended use of green parking in future parking expansion areas, as well as an increas e in the use of infiltration and storm water practices around parking areas in general. Access is off Ash Street, a County road. As a result, plans have been submitted to the Anoka County Highway department for review . Plans show a two-lane, 24-foot wide driveway entrance to the site off Ash Str eet. The preexisting gravel driveway, shown on survey and engineering plans, will no longe r share access. There has been no traffic generation study conducted. Staff noted a photometric plan had been s ubmitted, along with fixture details. Lighting will be no-spill, with meter r eadings within City requirements. Neighbors to the west of the site had expressed some concerns at the June Planning & Zoning Board meeting regarding the possibili ty of glare from the lights, a nd had inquired about alternative management measures for the lighting, such as dimming or shutting off lights at night when the church was not being used. In ge neral, shoebox style/no-spill fixtures should solve for any glare problems, as lighting is completely shielded and directed only downward. Additionally, building officials repor t there is nothing in the building code, which specifies a minimum height for fixtures. In responding to inquiries about shutting off lights, police officials recommend that lights should be on “from dusk to dawn,” according to CPTED guidelines. Such guidelines were advisory and not compulsory, however ; police officials recommend that, at a minimum, several poles stay lit and that th e front of the building and all entrances/exits be lit. Staff noted the proposed church would exist as a conditional use within a Rural zone. City Ordinance directed that such conditi onal uses provide “adequate screening from abutting residential uses and landscaping…in compliance with Sec. 3.subd.4.S.” City Ordinance specifically directed buffering/screen ing in the form of “e ither a fence or green belt planting strip.” Neighboring residents had expres sed concern with the idea of using a fence as a buffer. Rather, residents requested a landscaped buffe r be used, with possible use of berming. Such suggestions appeared to be attractive to both church and City, and the landscape plan is being revised to incorporate such changes. Additionally, the current landscape plan s howed some trees within ponding and drain field areas and the Environmental Board had recommended such trees be moved to appropriate areas. The Board also recomme nded consideration of alternate tree species choices. In addition, the Board had reco mmended that a tree inventory and tree preservation plan be submitted for the site.