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remaining portion of the Church's property which abuts Royal Oaks Ridge <br />Subdivision. <br /> <br />The Grace Assembly of God Church has a congregation of about 150 people <br />and currently meets at Meadowvale Elementary School in Elk River. <br /> <br />Surrounding Land Uses <br /> <br />The property is bordered on the south by a residence and on the west by <br />Royal Oaks Ridge subdivision. To the east is County Road 13 and on the east <br />side of the road are two residences. The property to the north is the other lot <br />that was created by the administrative subdivision. This 13 acre lot contains <br />the homestead and outbuildings which were part of the original farm. The <br />character of the area is rural residential and the construction of this church <br />should not adversely impact the neighborhood. <br /> <br />Site Plan <br /> <br />Parking and access <br /> <br />A 120 space parking lot is proposed. Access to the lot will provided by a single <br />30 foot wide driveway from County Road 13. Concrete curb and gutter will be <br />installed along the perimeter of the parking lot and along the edge of the <br />driveway. Based on expansion plans, the church may wish to consider <br />widening the entrance to allow for right and left turn lanes. <br /> <br />The zoning code requires one space for every 3 seats; at this ratio the <br />required number of parking spaces is 100. This proposal exceeds the number <br />of required parking spaces. However, the interior parking spaces are 18 feet <br />long and the code requires 20 feet. The interior parking spaces should be <br />revised to comply with the 20 foot length requirement. Because of the <br />overhang available along the curb, the perimeter parking spaces only need to <br />be 18 feet long. The three parking aisles in the main parking lot dead end at <br />the south end of the parking lot; the site plan should be revised to eliminate <br />those dead end aisles. <br /> <br />In order to better define the drive aisles and to provide for some interior <br />landscaping opportunities in the parking lot, landscaped islands should be <br />placed at the northern end of' the two rows of parking spaces in the main <br />parking lot and at the end of the row of parking spaces in the parking area <br />adjacent to the church. <br /> <br />The access from County Road 13 will require a County permit. In a letter <br />dated June 14, 1996, the County indicated that the site plan does not satisfy <br /> <br /> <br />