01-17-2017 Planning Commission Packet

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FILE#17-3888 , January 17,2017 Page 4 of 5 9) Not expected to substantially impair the use and enjoyment of the property in the area or have a materially adverse impact on the property values in the area when compared to the impairment or impact of generally permitted uses; No impacts to neighboring properties are expected as a result of the expansion and remodeling of the kitchen and restroom areas. 10) Provided with screening and buffering adequate to mitigate undesirable views and activities likely to disturb surrounding uses; The proposed landscaping including a grass lawn area and low retaining wall, as well as the 50'-plus separation from adjacent lot lines, and the visually compatible facade treatments, are expected to enhance the image of the development. 11) Not create a nuisance which generates smoke, noise,glare,vibration, odors,fumes,dust, electrical interference, general unsightliness, or other means; The addition and improvements to kitchen and restroom facilities are expected to have no nuisance impacts on neighboring properties. 12) Not cause excessive non-residential traffic on residential streets,parking needs that cause a demonstrable inconvenience to adjoining properties, traffic congestion, or unsafe access; The addition and remodeling project is not expected to increase traffic in the area nor require additional parking on the site. 13) Designed to take into account the natural, scenic, and historic features of the area and to minimize environmental impact; Expansion of the building results in a minimal increase in hardcover at a level within required limits,and will be located approximately 150 feet from the wetland in the southerly portion of the site, far exceeding the 35' required wetland setback, hence there are no anticipated impacts to natural site conditions. 14) All exterior lighting shall be so directed so as not to cast glare toward or onto the public right-of-way or neighboring residential uses or districts; The proposed plans indicate downcast lighting to avoid any negative glare impacts to neighboring properties. and 15) Not detrimental to the public health, public safety, or general welfare. There are no anticipated negative impacts to the public health,safety or welfare. A CUP may be granted subject to such conditions as the Council may prescribe. Additionally, a CUP shall remain in effect as long as the conditions imposed by the City Council are observed, but nothing in this section shall prevent the city from enacting or amending official controls to change the status of conditional uses. Analysis of Conditional Use Permit&Site Plan Staff finds that the proposed addition and associated interior remodeling, along with the proposed landscaping plan that removes an existing detached storage shed, are positive improvements to the property and its use as a place of worship and daycare center. The location of the addition should have no impacts on neighboring properties, and the size of the addition is very minor as compared to the size and orientation of the existing building. The slight increase in hardcover leaves the site well below the 35% hardcover limit. While it is anticipated that the hardcover increase will not require additional stormwater management facilities, the applicants are advised to contact the Minnehaha Creek Watershed District (MCWD) to determine whether any permits are required. Staff would note that the lower-level storage area (for lawn maintenance and snow removal equipment)includes a 6'wide garage door that opens to the proposed lawn. Applicants may wish to consider whether a hard-surfaced pathway to the parking lot might be appropriate in this area.