Agenda - Planning Commission - 07/25/2024

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into the property. No excavation or pavement reconstruction will be needed, as there is sufficient pavement width to accommodate the new turn lane. The Applicant has been working with Anoka County on the re-strie design. Minimum parking requirements for assembly uses, including religious institutions, are one space for each three seats of design capacity. The building's main assembly space is designed for 500 occupants, which results in a minimum parking requirement of 167 stalls. The Applicant is proposing to construct 261 stalls, which exceeds the minimum requirement by 56.29 percent (94 stalls) and exceeds the maximum allowable parking supply by 41.85 percent (77 stalls), but the Applicant stated the need for additional stalls to meet the parking demand of the proposed development, based on their current operations in Ham Lake. In addition to the 261 parking stalls, the Applicant is proposing a paved drop-off area in front of the main entrance. There are no on -street overflow parking opportunities. Pedestrian access to the site will come from a shared -use trail along the west side of Armstrong Boulevard. A new sidewalk will be built to connect the building's main entrance to this shared -use trail. Other sidewalks will encircle most of the building to provide access from the parking lot to each of the building's entrances, as required by the Minnesota State Building Code. Landscape Plan As noted in the Environmental Policy Board's (EPB) staff report from July 15th, the Landscape Plan is generally acceptable. However, Staff did note various minor corrections that are needed (see attached Landscape Plan). Staff has suggested adding some taller growing evergreen shrubs in between the deciduous trees along the north side of the parking lot. These additional plantings will aid with shielding headlight glare into the abutting residential property. Staff has also requested a 3-5 year maintenance plan for the area proposed to be established with a native seed mix. Having a maintenance plan will be beneficial for the property owner in ensuring that the seed mix not only gets established but in preventing unwanted vegetation (weeds) from taking over the area. Irrigation is not proposed (nor is it required). However, turf establishment is proposed to be accomplished through seeding. Staff has requested more information on how the areas seeded will be watered to ensure germination and establishment of turf. Utilities The building will be connected to municipal water through a service line that will connect to an existing valve at the northeast comer of the site. Since sanitary sewer is unavailable to the site, as it is outside the MUSA, the building will use a septic system to handle sewer needs. Storm Water Management There will be an on -site storm water management basin constructed southwest of the parking lot to handle runoff from the entire site. The stormwater plan will require Lower Rum River WMO review. Preliminary Plat The Subject Property is currently unplatted. To accommodate the proposed development, a preliminary plat is needed to ensure the proposed site improvements will fit within the proposed lot. The proposed subdivision would create two parcels: an 8.93-acre parcel (Lot 1, Block 1) to accommodate the proposed church development, and a 0.47-acre outlot to be deeded to the City for future trail development along the Lake Itasca corridor, satisfying a portion of the park dedication requirements. Additionally, there would be right-of-way dedication for the south half of future 157th Avenue NW at the northeast corner of the subdivision. By dedicating the 33-foot-wide section for 157th Avenue NW, the right-of-way is preserved for its eventual connection to Eland Street to the north. The Nordvik Addition, which directly abuts the Subject Property to the north, planned for the eventual replatting of property within the Nordvik Addition, which would then require the Eland Street right-of-way to extend south through the site to serve all newly -created lots. The 157th Avenue extension would then serve as the southern connection of Eland Street to provide neighborhood connectivity, which would improve public safety and street maintenance routes. Due to the specialized nature of each of the uses and buildings within the P/I zoning district, no bulk standards exist, as noted in Section 106-830 of City Code. That being said, the proposed development seems to be in general