5.1. PCSR 07-12-2011 - Laserfiche WebLink

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Case File: CU 11-08 Page 3 Thai Buddhist Center of A4innesota 1. Will not endanger, injure or detrimentally affect tl~e use and e~zjoyment of other property in tl~e immediate vicinity or the public health, safety, morals, comfort, convenience or general welfare of the neigl~borl~ood or tl~e city. 2. Will be consistent wit1~ the comprehensive plan. ~. Will not impede the norynal and orderly development and improvement of surrounding vacant property. 4. Will be served adequately by and will not adversely affect essential public facilities and services including streets, police and fire protection, drainage, refuse disposal, water and sewer systems, parks and schools; and will not, in particular, create traff c congestion or intea ference wit1~ tra~c on adjacent and neighboring public thoroughfares. ~. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons or property because of excessive traffic, noise, smoke, fumes, glare, odors, dust or vibrations. 6. Will not result in the destruction, loss or damage of a natural, scenic or I~istoric feature of major importance. 7. Will fully comply with all other requirements of t1~is Code, including any applicable requirements and standards for the issuance of a license or permit to establish and operate the proposed use in the city. If denial of such a permit should occur, it shall accompany findings stating how the proposed use does not comply with the standards set forth in Section 30-654. ANALYSIS As noted above, religious institutions are a relatively common use in residential districts. Generally, concerns are raised with regard to the additional traffic generated by the use and its required parking. Institutional uses require one parking stall per 3 seats at design capacity. Although the improvements proposed by the Buddhists do not include fixed seats, it is staff understanding that the users in the room will use mats. Assuming a fairly dense configuration of 63 3' by 4' mats in the room, 21 parking spaces would be required. The site improvements show 34 parking stalls, on either side of the existing driveway off of 208`'' Avenue. Although modifications of the parking lot design are necessary, the number of stalls exceeds the requirements of the ordinance. Required modifications include provision of ADA handicapped accessible stalls, creation of a 24 foot wide aisle, and provision of a concrete curb. The parking lot is proposed as gravel. Elk River ordinances permit class V gravel as a parking surface, but require concrete curbing. With regards to the application of the Conditional Use Permit standards to this application, it appears that the request is consistent with all of these standards. However, the biggest challenge with this proposal is the placement of the parking lot. Any parking'lot expansion will require the removal of some trees. An alternative to the parking lot configuration is to reduce the number of stalls, thereby reducing the impact on the trees, green space, and wetland. While the applicant proposes no additional landscaping, the Planning Commission and Council map determine some is necessary to preserve the neighborhood character. N:\Departments\Community Development\Planning\Case Files\CUP\CU I1-08 Tai Buddhist Center\CU I1-OS SR to PC 6-1411.doc~