Agenda - Planning Commission - 05/04/2017

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Review File: Trott Brook Addition (CUP, Sketch Plan, Final Plat and Site Plan) April 28, 2017 Page 3 of 4 Sketch Plan and Final Plat General. The project proposes to subdivide portions of three (3) lots into two (2) to accommodate an expansion of Trott Brook Hall. As part of the request, an application for a Conditional Use Permit (CUP) has been submitted to address the expansion of a lawful, non -conforming use. The building expansion and parking improvements are being reviewed using the B-1 General Business District standards as those are more closely aligned with the use on the property than the R-1 Residential standards. A Final Plat sheet is still Zoning. The properties are all zoned R-1 Residential (MUSA). The Minor Plat will result in two (2) lots, both of which exceed the minimum thresholds for size and width. The lot with the religious institution also meets the minimum standards of the B-1 General Business District. Streets and Access. The project site will continue to be accessed from CSAH 5. Two existing accesses will be removed as part of the project with a new egress only access proposed centered on Lot 1 and a new ingress/egress access proposed straddling the boundary between Lots 1 & 2. The northern access will require a Cross -Access Easement recorded against both lots. Additionally, as was discussed in one of the pre -application meetings, the existing private driveway will need to be modified to connect to the northern access to CSAH 5 rather than continuing to have its own, separate access. The plans have been sent to Anoka County Highway Department staff for official review and comment. Grading and Drainage Plans. Please see Engineering Comments with regard to grading and drainage. Please note that Engineering Comments will be provided as an addendum to this Staff Review Letter. Easements. Drainage and utility easements shall be provided for both lots. Drainage and utility easements shall be ten (10) feet in width adjacent to road right-of-way and unplatted areas and five (5) feet along all common lot lines being platted. Additionally, drainage and utility easements are required around all wetlands and stormwater ponds. The easement shall be a minimum of sixteen and a half feet (16.5 feet) in width. Development Fees. Development Fees will be due with the Plat including, but not limited to, Park Dedication, Trail Development, and Stormwater Management. These fees are collected at the time the Final Plat is recorded and at the rate in effect when the plat is recorded. The fees will be based on the acreage being added to the Church property to facilitate the expansion project. Development Agreement: An executed Development Agreement will be required prior to releasing the plat for recording. Site Plan General. The project proposes an expansion of approximately 3,950 square feet off the northeastern wall of the existing building. Sheet C3 also includes an area noted as a future one (1) story activity center. This addition should be noted on the other applicable plan sheets as well