HomeMy WebLinkAbout#19 Rockpoint ChurchMAYOR AND COUNCIL COMMUNICATION
DATE: 10/18/2016
REGULAR
ITEM #: 19
AGENDA ITEM: Conditional Use Permit Amendment - Rockpoint Church Overflow Parking Lot –
5825 Kelvin Avenue North
SUBMITTED BY: Emily Becker, City Planner
THROUGH: Kristina Handt, City Administrator
REVIEWED BY: Stephen Wensman, Planning Director
BACKGROUND:
Rockpoint Church has submitted application for a Conditional Use Permit Amendment to allow the
construction of an overflow parking lot on the eastern portion of their property. The proposed
parking lot would provide an additional 124 spaces, including 8 accessible parking spaces. A future
parking area has been designated that would provide an additional 116 parking spaces.
ISSUE BEFORE COUNCIL:
The Council is respectfully requested to consider a request for a Conditional Use Permit Amendment
from Rockpoint Church to allow construction of an overflow parking lot at 5825 Kelvin Avenue
North.
PROPOSAL DETAILS/ANALYSIS:
Proposal Details:
• Rockpoint Church was established within what was formerly known as Deer Glen subdivision,
currently platted as Hidden Meadows of Lake Elmo.
• The site is zoned PF – Public and Quasi-Public Open Space and is 19.67 acres in size.
• Places of worship are conditional uses in the PF zoning district.
• The property was granted a Conditional Use Permit for a place of worship in 2005 by Resolution
2005-029.
o The conditions of approval included approval of a 520 site plan.
• A Conditional Use Permit amendment was granted in 2011 to allow an expanded parking lot, as
the proposed expanded parking lot was not part of the approved 520 site plan.
o Construction on this parking lot never took place.
Section 154.106: Conditional Use Permits of the Zoning Code requires that
substantial construction take place within 12 months of the CUP being granted.
City Council Meeting 10/18/2016 Regular Agenda Item #19
2
• Due to the aforementioned, and because the new parking lot currently being proposed is
significantly different than the amendment approved in 2011, a new Conditional Use Permit
Amendment is being requested.
Planning and Zoning Issues:
• Public and Quasi-Public Open Space Conditional Use Permit Provisions for Places of Worship.
All of these provisions are met except for the provision that the place of worship must be provided
direct access to a public street classified by the Comprehensive Plan as major collector or arterial.
• Surrounding Properties. The property is within the 1st Addition of Hidden Meadows Plat. Hidden
Meadows 2nd Addition, which surrounds the subject property, was granted Preliminary Plat
approval for an Open Space Preservation Development in 2006, and a Final Plat application was
received for the development recently, though deemed incomplete.
• Setbacks. The PF zoning district requires a buffer of 150 feet for a parcel of the subject property’s
size. The proposed parking lot is setback more than 190 feet from all property lines, meeting
requirements.
• Off-Street Parking Requirements. The proposed parking lot meets all Off-Street Parking
Requirements set forth in the Zoning Code, exceeding the minimum number of required parking
spaces.
• Current and Proposed Number of Parking Spaces. The current number of parking spaces on the
property exceeds minimum requirements, which are determined based on the number of seats and
classroom/recreation space. However, the church holds a number of events that necessitate more
parking than are currently provided. The table below outlines what currently exists and what is
being proposed.
Current
# of
Parking
Spaces
Current
Minimum
Required
Previously
Approved
Addition
of Parking
Spaces
Proposed
Addition of
Parking Spaces
(not including
future parking
spaces)
Proposed TOTAL
Future Addition
of Parking Spaces
Proposed
Total # of
Parking
Spaces
295 130 84 124 232 (will require
two more
handicap-
accessible spaces)
527 (will
require two
more handicap-
accessible
spaces)
• Events. Additional parking is needed due in part to church events. The church holds the following
events throughout the year:
• Corn Maze – conducted in the fall for four to six weekends during the afternoon.
• Valley Lights – conducted in November and December, nightly.
• Outdoor Baptism – conducted in the summer of each year on one or two weekends.
• Outdoor Worship Services – conducted in the summer months.
• Community Garden – conducted in spring, summer, and fall.
• Lighting. Lighting details were not provided but will need to comply with the City’s Lighting, Glare
Control, and Exterior Lighting Standards.
City Council Meeting 10/18/2016 Regular Agenda Item #19
3
• Landscaping Requirements. The east side of the parking lot is screened by pine and spruce, and the
plan proposes interior parking lot landscaping as well. The plan will need to be updated to clarify
proposed landscaping of the future parking lot area.
• Impervious Coverage. The proposed parking lot will increase the impervious surface to 27.02%,
and the future parking lot will further increase it to 31.6%. This does not exceed the maximum-
allowed amount of 35%.
• Engineering Comments. The applicant shall address comments provided by the Engineer prior to
issuance of a permit for construction for the parking lot.
• Fire Hydrants. The proposed plans will need to accurately show utilities so that appropriate fire
hydrant locations can be determined. The plans will also need to include “No Parking” and “Fire
Lane” sign locations and approved by the Fire Chief and Building Official.
Conditional Use Permit Findings:
• Conditional Use Permit findings are provided in the attached Resolution.
Conditions:
• The recommended conditions of approval are outlined in the attached Resolution.
FISCAL IMPACT:
Staff does not foresee a fiscal impact by granting this Conditional Use Permit amendment.
PLANNING COMMISSION/PUBLIC HEARING:
A public hearing was held on the proposed Conditional Use Permit at the October 10, 2016 Planning
Commission meeting. The meeting minutes are attached to this report. No one from the public spoke at the
meeting. The Commission recommended approval with an affirmative vote of 6 - 0.
OPTIONS:
The Council may:
• Approve the Conditional Use Permit amendment request, with recommended conditions of
approval.
• Amend the recommended conditions of approval and approve the Conditional Use Permit
amendment request.
• Deny the Conditional Use Permit amendment request.
RECOMMENDATION:
Staff respectfully requests that the Council approve, as recommended by the Planning Commission and
Staff, the request made by Rockpoint Church for a Conditional Use Permit Amendment to allow
construction of an overflow parking lot for the property located at 5825 Kelvin Avenue North, subject to
conditions of approval with the following motion:
City Council Meeting 10/18/2016 Regular Agenda Item #19
4
“Move to adopt Resolution 2016-91, granting a Conditional Use Permit Amendment to allow
construction of an overflow parking lot on the property located at 5825 Kelvin Avenue North,
subject to the outlined conditions of approval.”
ATTACHMENTS:
• Resolution 2016-91
• Conditional Use Permit Amendment application and materials
• Engineering & Fire Chief/Building Official Comments
• Resolution 2005-029 – Approval of Original Conditional Use Permit
• Resolution 2011-041 – Approval of Conditional Use Permit Amendment to Allow Overflow
Parking Lot Construction
• Overflow Parking Lot Site Plan Approved in 2011
• Planning Commission meeting minutes (10/10/16)
Resolution 2016-91 1
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION 2016-91
A RESOLUTION APPROVING A CONDITIONAL USE PERMIT AMENDMENT TO ALLOW
CONSTRUCTION OF AN OVERFLOW PARKING LOT FOR A CHURCH FOR THE
PROPERTY LOCATED AT 5825 KELVIN AVENUE NORTH
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
WHEREAS, Rockpoint Church, 5825 Kelvin Avenue North, Lake Elmo, MN 55042,
(the “Applicant”) has submitted an application to the City of Lake Elmo (the “City”) for a
Conditional Use Permit amendment to allow the construction of an overflow parking lot on the
eastern portion of its property located at 5825 Kelvin Avenue North (the “Property”); and
WHEREAS, notice has been published, mailed and posted pursuant to the Lake Elmo
Zoning Ordinance, Section 154.102; and
WHEREAS, the Lake Elmo Planning Commission held a public hearing on said matter
on October 10, 2016; and
WHEREAS, the Lake Elmo Planning Commission has submitted its report and
recommendation to the City Council as part of a Staff Memorandum dated October 18, 2016,
2016; and
WHEREAS, the City Council considered said matter at its October 18, 2016 meeting.
NOW, THEREFORE, based on the testimony elicited and information received, the City
Council makes the following:
FINDINGS
1) That the procedures for obtaining said Conditional Use Permit are found in the Lake
Elmo Zoning Ordinance, Section 154.106.
2) That all the submission requirements of said Section 154.106 have been met by the
Applicant.
Resolution 2016-91 2
3) That the proposed Conditional Use Permit amendment is to allow construction of an
overflow parking lot on the east side of the property.
4) That the Conditional Use Permit amendment is granted for the property legally described
as follows and commonly known as 5825 Kelvin Avenue North:
Lot 1, Block 1, Hidden Meadows of Lake Elmo, Washington County. PID #
02.029.21.21.0003.
5) The proposed use will not be detrimental to or endanger the public health, safety, comfort,
convenience or general welfare of the neighborhood or the city.
The proposed parking lot would have no such impact. It will accommodate an increase of
attendance at an existing church.
6) The use or development conforms to the City of Lake Elmo Comprehensive Plan.
The proposal is consistent with the Comprehensive Plan in that the Property is guided for
Public/Park use. Places of worship are a conditional use in this district.
7) The use or development is compatible with the existing neighborhood.
The use is compatible with the existing neighborhood, as it is an expansion of, and an
accessory use to, an existing use as a place of worship.
8) The proposed use meets all specific development standards for such use listed in Article 7 of
this Chapter.
The use meets most standards for places of worship, except for the standard that direct
access to the church be provided to a public street classified by the Comprehensive Plan as
a major collector or arterial. The church is provided direct access by Kelvin Avenue North,
which is classified as a local/municipal street and connects to Keats Avenue North, which
is classified as a major collector.
9) If the proposed use is in a flood plain management or shoreland area, the proposed use meets
all the specific standards for such use listed in Chapter 150, §150.250 through 150.257
(Shoreland Regulations) and Chapter 152 (Flood Plain Management).
The property is located outside a flood plain management area.
10) The proposed use will be designed, constructed, operated and maintained so as to be
compatible in appearance with the existing or intended character of the general vicinity and
will not change the essential character of that area.
The proposed parking lot expansion will be compatible in design to the existing parking
lots and will be adequately screened from residential areas.
11) The proposed use will not be hazardous or create a nuisance as defined under this Chapter to
existing or future neighboring structures.
The proposed parking lot expansion will not be hazardous or create a nuisance, as the
parking lot will accommodate an increase in attendance that the existing parking lot does
not.
Resolution 2016-91 3
12) The proposed use will be served adequately by essential public facilities and services,
including streets, police and fire protection, drainage structures, refuse disposal, water and
sewer systems and schools or will be served adequately by such facilities and services
provided by the persons or agencies responsible for the establishment of the proposed use.
The proposed use is expected to be served adequately by the aforementioned.
13) The proposed use will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of the community.
The proposed use is not expected to create additional requirements at public cost or be
detrimental to economic welfare.
14) The proposed use will not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, Property or the general
welfare because of excessive production of traffic, noise, smoke, fumes, glare or odors.
Provided conditions are met, the proposed use is not expected to be detrimental.
15) Vehicular approaches to the property, where present, will not create traffic congestion or
interfere with traffic on surrounding public thoroughfares.
The proposed parking lot would alleviate ongoing incidents of congestion on nearby streets
during special events and holidays.
16) The proposed use will not result in the destruction, loss or damage of a natural or scenic
feature of major importance. N/A
CONCLUSIONS AND DECISION
Based on the foregoing, the Applicant’s application for a Conditional Use Permit amendment to
allow for the construction of an overflow parking lot is granted, subject to the following
conditions:
1) The applicant must obtain a permit from the Valley Branch Watershed District prior to the
issuance of a permit for construction and provide a copy of the permit to the City.
2) Lighting will need to comply with Section 150.035: Lighting, Glare Control, and Exterior
Lighting Standards of the City Code.
3) Designation of two additional accessible parking spaces must be shown on the site plan for
when future parking is constructed.
4) The site plan shall be revised to provide safe, handicap accessibility to the existing sidewalk
detailed on the site plan.
5) The future parking area may not be used as parking until paved with a durable surface
including, but not limited to, hot asphalt, bituminous or concrete.
6) Financial security of 125% of the cost of proposed landscaping shall be required prior to
issuance of permit to ensure performance for at least two years after the installations have
been completed.
7) Landscape plans shall comply with the City irrigation specifications and with water supply
connection detail, and be approved by the City.
8) New landscape plans must be submitted prior to the issuance of a permit for construction of
the future parking lot to ensure compliance with screening requirements on the east side of
the parking lot.
Resolution 2016-91 4
9) Site plans shall be revised and approved by the Fire Chief and Building Official to indicate
appropriate “No Parking” and “Fire Lane” sign locations.
10) Water utilities shall be shown on the plans, and fire hydrant locations must be added in
accordance with the 2015 Minnesota State Fire Code and approved by the Fire Chief and
Building Official. All other items addressed in the email from the Building Official dated
October 4, 2016 shall be addressed.
11) Appropriate watermain and hydrant easements shall be granted.
12) The applicant shall address all comments provided by the Engineer via attached email dated
September 28, 2016.
13) The applicant shall amend the site plan to either curb the northern portion of the parking lot
that is proposed to connect to the future parking lot or eliminate the connection altogether
until the future parking lot is constructed.
14) Construction of the proposed parking area and future parking area must be in compliance
with the approved site plan, meeting conditions outlined herein.
15) The expiration provisions outlined in Subd. K: Expiration of Section 154.106: Conditional
Use Permits apply to the construction of the proposed parking lot. This provision does not
apply to the future parking lot as indicated on the site plan.
Passed and duly adopted this 18th day of October, 2016 by the City Council of the City of Lake
Elmo, Minnesota.
__________________________________
Michael Pearson, Mayor
ATTEST:
________________________________
Julie Johnson, City Clerk
1
Stephen Wensman
From:Jack Griffin <jack.griffin@focusengineeringinc.com>
Sent:Wednesday, September 28, 2016 6:31 PM
To:Emily Becker
Cc:Stephen Wensman
Subject:Re: Rockpoint Church Parking Lot Expansion Plans
Emily,
I have reviewed the Rock Point Church Parking Lot Plans and have the following comments for your
consideration:
1. The plans must be signed by a Professional Engineer licensed in the state of Minnesota. No PE signature
block was found on the plans. The plans should be resubmitted with signature.
2. Certificate of Survey: The survey must be revised to show the city watermain utility easements.
3. Existing Conditions Plan: The existing conditions plan must be revised to facilitate a complete review.
o The site utilities (watermain and storm sewer) do not appear to be accurately shown as compared
to the record drawings (see attached).
o All easements must be shown on the plans including the city watermain utility easements.
o Existing drainage conditions must extend further to the north to depict the existing drainage
discharge conditions (extend minimum 150 feet from property).
4. Erosion Control Plans: Erosion control information needs to be removed from the existing conditions
plan and placed on the grading plans.
5. Site Plan. The plan indicates more than 6,000 SF of new impervious surface is being added. The
applicant must obtain a VBWD permit for the project. The city should be provided a copy of any
approved permit.
6. Stormwater Management:
o The applicant must execute a Stormwater Maintenance and Easement Agreement in the City's
standard agreement form for the privately owned storm water facilities.
o Pre-treatment should be incorporated into the plans prior to runoff reaching the infiltration basin.
7. Grading Plan:
o Erosion control information must be shown on the grading plans.
o High water level (HWL) elevation for the proposed infiltration basin must be shown on the
plans. All emergency overflow points must be shown in BOLD and labeled as EOF.
o The HWL must be shown to be fully contained on the Rock Point Church property.
o Minimum storm sewer pipe size is 15-inch. The stormwater model should be updated along with
the plans.
8. Landscape Plans: I did not review the landscape plans, Sheets L1 and L2.
9. No review was completed in regards to parking requirements, either total stalls or handicap stall
compliance.
Please let me know if you have any questions or require any further review. Thanks ~Jack
John (Jack) W. Griffin, P.E.
Principal / Sr. Municipal Engineer
FOCUS ENGINEERING, INC.
2
651.300.4264
jack.griffin@focusengineeringinc.com
On Wed, Sep 14, 2016 at 2:52 PM, Emily Becker <EBecker@lakeelmo.org> wrote:
Jack,
Rockpoint Church has submitted an application for a CUP amendment for a parking lot expansion. I have put
the large plans of the attached along with a hard copy of the storm water management plan in your inbox. Can
you please review when you’re able?
Emily Becker
City Planner
City of Lake Elmo
651-747-3912
ebecker@lakeelmo.org
From:Michael Bent
To:Emily Becker
Cc:Greg Malmquist; Stephen Wensman
Subject:Rock Point Parking Plan
Date:Tuesday, October 04, 2016 1:53:51 PM
Emily,
Chief Malmquist and I have reviewed the parking plan proposed by Rock Point Church. The following
comments should be included with your review:
1. The proposal is incomplete due to the lack of water utilities shown on the plans. Utilities
locations need to be included in order to review and approve fire hydrant spacing per city
requirements.
2. All of the drive lanes proposed and existing will need to be shown as ‘No Parking, Fire Lanes’
with required signage per the 2015 Minnesota State Fire Code.
3. There are handicap parking stalls shown on the proposed parking plans, the accessible route
needs to be shown from the lot to the building and verified as meeting the 2015 Minnesota
State Accessibility Code.
4. The turn radiuses shown at the islands in the parking area will need verification that they
meet the required turn radiuses as per city standards for emergency vehicles and apparatus
access.
Thanks,
Mike B.
Michael Bent
Building Official
City of Lake Elmo
651-747-3910
mbent@lakeelmo.org
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