Agenda - Planning Commission - 05/04/2017

Home

Regular Planning Commission 5. 1. Meeting Date: 05/04/2017 By: Chris Anderson, Community Development Information Title: Consider Approvals Related to a Request from Trott Brook Hall to Faciliate a Building Expansion at 17301 Nowthen Blvd NW (Project #17-03); Case of Trott Brook Hall 1. Conditional Use Permit 2. Site Plan 3. Minor Plat Purpose/Background: The City has received an application from representatives of Trott Brook Hall (the "Applicant") for a Conditional Use Permit, Minor Plat and Site Plan to facilitate an expansion to their existing building located at 17301 Nowthen Blvd NW. The Minor Plat will consolidate the existing church parcel (17301 Nowthen Blvd NW), the adjacent parcel (17325 Nowthen Blvd NW), and a portion of 17455 Nowthen Blvd NW into one parcel to accommodate the proposed building expansion (together known as the "Subject Property"). The Conditional Use Permit addresses the religious institution in the R-1 Residential District, Notification: Staff attempted to notify all Property Owners within a 700 foot radius of the Subject Property of the Public Hearing via Standard US Mail. The Public Hearing was also published in the City's official newsletter, the Anoka County Union Herald. Observations/Alternatives: Conditional Use Permit The existing church predates the requirement for a Conditional Use Permit (CUP). As part of the expansion request, the Applicant has applied for a Conditional Use Permit to bring the Subject Property into compliance with current City Code standards. Staff has no objection to the requested CUP. Minor Plat The proposed subdivision does not include public utilities nor the construction of new roads but rather is a consolidation of additional land into the Applicant's current site to accommodate their proposed building and parking expansion. Therefore, this is being processed as a Minor Plat. The Applicant has acquired the parcel to their north (17325 Nowthen Blvd) and has an agreement in place to acquire a portion of the land generally known as 17455 Nowthen Blvd NW that will be inoroporated into their property. The proposed plat meets all bulk standards. Slight modifications to the easements are needed (providing at least a sixteen and a half foot [16.5'] easement around the wetland perimeter for example). A Development Agreement will be required and will outline the applicable Development Fees due with the plat. Site Plan The proposed Site Plat is being reviewed under the B-1 General Business District standards as they more closely resemble the use on the Subject Property than the residential district standards. The building expansion appears to meet all minimum setbacks from property boundaries, wetlands and stormwater ponds. The proposed parking lot expansion appears to encroach on the required setback from public road right-of-way and will need to be adjusted. The Applicant has been in communication with Anoka County Highway Department staff to discuss the access