Development Business - Sheila Sellman, City Planner
Title
Title
Granting a Conditional Use Permit Amendment to Construct a 578 Square Foot Addition to a Food Shelf Associated with a Church in an R-1 (Single Family) Zoning District at 804 131st Avenue NE. Way of the Lord Church (Case File No. 22-0022/EES)
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Executive Summary
Way of the Lord Church is requesting a conditional use permit amendment for an addition to their existing food shelf building. Staff recommends approval.
Schedule of Actions
|
Planning Commission Public Hearing |
04/13/22 |
|
City Council (Conditional Use Permit) |
05/02/22 |
|
Action Deadline |
05/14/22 |
Background
Staff report prepared by Elizabeth Showalter, Community Development Specialist, and Teresa Barnes, Project Engineer
The subject property is zoned R-1 (Single Family) and guided LDR (Low Density Residential). Religious institutions are a conditional use in this zoning district.
Surrounding Zoning and land uses
The surrounding properties are single family homes zoned R-1 or DF (Development Flex).
Existing Conditions
The property currently has a church building, food shelf, storage building, and church offices. The rest of the property is used for parking, playground, and open space. The campus is home to Northside Christian School which utilizes the church building and office building, and to ACTS International Bible College which has day and evening classes in the office building.
History
The church was originally constructed in 1971, with numerous modifications to the campus over the years. Note that the church was originally named Way of the Cross but is currently named Way of the Lord. The approvals specifically pertaining to the food shelf use are:
• 05-25: Approved relocation of a 1,088 square foot detached garage from proposed right of way related to a residential development to the current location. The intended use at that time was for storage related to the preschool located on the property. The building is now used for the food shelf.
• 11-36: Approved a 324 square foot addition to the building for cooler and freezer storage for the food shelf.
Evaluation of Request
Way of the Lord is requesting to construct a 578 square foot addition to their existing food shelf building. The attached narrative outlines the operation of the food shelf. Churches are a conditional use in the R-1 zoning district and the food shelf is considered part of the operation of the church.
To create a clearer record, the proposed resolution also authorizes the other uses that are occurring on the Way of the Lord Campus and replaces all previous conditional use permits.
Site Plan
The food shelf building is proposed to be 1,990 square feet. The building meets the 50-foot setback required for all institutional buildings located in the R-1 zoning district. The building addition is shown with lap siding, which is used on the existing building. There are no specific architectural requirements for institutional buildings located in residential areas. A condition is included in the CUP requiring that the materials used in the addition be consistent in color and material with the existing building.
The code does not provide a parking requirement for food shelves, but since the food shelf operates on weekday evenings (currently two Tuesday evenings per month), the parking provided for the religious services is more than adequate. A condition has been included that the various activities on the property must be staggered in time to prevent a parking problem.
Landscaping
The site currently exceeds the landscaping requirements through the extensive tree cover present on the property. No additional landscaping is required.
Tree Preservation
A tree preservation plan was not submitted but will be required as part of the site plan approval process. If more than two significant trees are proposed to be removed, replacement for each tree (not including the first two trees) will be required.
Grading/Storm Drainage
The proposed building addition will not require significant changes to the existing grading or surface water drainage within the area.
Wetlands/Watershed
The proposed building addition does not require an additional permit from Coon Creek Watershed District.
Access/Street Design
The proposed building addition will utilize the existing access drives to the existing parking areas. No additional access will be granted and no hardship on the existing infrastructure is anticipated.
Easements/Right-of-way/Permits
No additional easements, right-of-way or permits are required for the proposed building addition.
Conditional Use Permit
Section 27.04 Criteria for granting conditional use permits:
The Blaine City Council shall consider the advice and recommendations of the Planning Commission and the effect of the proposed use on the comprehensive plan and upon the health, safety, and general welfare of occupants of surrounding lands. Among other things, the Council shall consider the following findings where applicable. (Ord. No. 20-2447, 7-20-2020)
1. The use shall not create an excessive burden on existing parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the area. Existing public facilities are sufficient for the proposed food shelf expansion.
2. The use will be located, designed, maintained, and operated to be compatible with adjoining properties and the existing or intended character of the zoning district. The food shelf usage is limited to one evening per week to ensure it is compatible with the adjacent residential uses.
3. The use shall have an appearance that will not have an adverse effect upon adjacent properties. The design of the food shelf building is compatible with the residential character of the neighborhood.
4. The use, in the opinion of the City Council, shall be reasonably related to the overall needs of the City and to the existing land use. The expansion of the food shelf serves to meet the needs of the community for assistance meeting basic needs and is a typical accessory use for religious institutions in the City.
5. The use shall be consistent with the purposes of the zoning code and purposes of the zoning district in which the applicant intends to locate the proposed use. The proposed use meets the purpose of the zoning code by promoting efficient and desirable utilization of land, conserving natural resources and natural beauty, and utilizing buildings that are compatible with intended development.
6. The use shall not be in conflict with the comprehensive plan of the City. The proposed use is not in conflict with the comprehensive plan and serves to meet the goal for incorporation of community amenities and gathering spaces into the community.
7. The use will not cause traffic hazard or congestion. The proposed use does not cause traffic congestion on the public street network.
8. The use shall have adequate utilities, access roads, drainage and necessary facilities. The proposed use does not impact any of the existing utilities, access roads, storm drainage or other public facilities.
Strategic Plan Relationship
Not applicable.
Board/Commission Review
The Planning Commission voted unanimously to approve the conditional use permit. There were no comments at the public hearing. Three written comments were received. Two were in support of the proposal and one was opposed and identified composting occurring on site that may not comply with the code of ordinances. Code enforcement staff is working with the applicant to bring the property into conformance.
Financial Impact
Not applicable.
Public Outreach/Input
Notices of a public hearing were:
1. Mailed to property owners within 350 feet of the property boundaries.
2. Published in Blaine/Spring Lake Park/Columbia Heights/Fridley Life.
3. Posted on the City’s website.
Staff Recommendation
By motion, adopt the Resolution.
Attachment List
Zoning and Location Map
Applicant’s Narrative
Site Plan
Floor Plan
Elevations
Public Comments
Unapproved Planning Commission Minutes 4/12/22
Body
WHEREAS, an application has been filed by Way of the Lord Church as Conditional Use Permit Case File No. 22-0022 for Way of the Lord Church; and
WHEREAS, said case involves the property described as follows:
THE N1/2 OF SE1/4 OF NE1/4 OF SEC 6 TWP 31 RGE 23, EX W 163.90 FT THEREOF, ALSO THE N 164.55 FT OF E1/2 OF S1/2 OF SD 1/4 1/4, EX RD, SUBJ TO EASE OF REC
WHEREAS, the Blaine Planning Commission held a public hearing on April 12, 2022, and recommended approval regarding said Conditional Use Permit; and
WHEREAS, the Blaine City Council has reviewed said case on April 12, 2022; and
WHEREAS, the criteria identified in Section 27.04 for granting a conditional use permit has been met.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that a conditional use permit is hereby approved per Section 29.034 (b) and 27.04 of the Zoning Ordinance to construct a 578 square foot addition to a food shelf associated with a church in an R-1 (Single Family) zoning district with the following conditions:
1. The building addition to be consistent in color and material with the existing building
2. The operation of the food shelf, church services, religious education, K-8 school, and bible college shall be staggered as to not exceed the parking provided on site. If parking becomes an issue, additional services or schedule modifications must be implemented.
3. The food shelf use is limited to one evening per week.
4. Administrative site plan approval is required prior to issuance of building permits for the addition.
5. This conditional use permit replaces all previous conditional use permits for this site.
PASSED by the City Council of the City of Blaine this 2nd day of May, 2022.