Sponsor - Shawn Kaye, Planner
Title
Title
Public Hearing Case File No. 23-0016// Renovation Church// 12390 Fraizer Street NE
The applicant is requesting the following:
1. Preliminary plat to develop 10.31 acres (three existing parcels) into one lot.
2. Conditional use permit amendment to allow an expansion of a church and parking lot in a PBD (Planned Business District) zoning district.
End
Background
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Zoning |
PBD (Planned Business District) |
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Land Use |
PC (Planned Commercial)/ |
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CC (Community Commercial) |
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Area |
10.31 acres |
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Applicable Regulations |
Sections 27.04, 30.50 and 75-32 |
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Attachments |
Zoning and Location Map |
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Preliminary Plat |
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Site Plan |
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Grading Plan |
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Landscape Plan |
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Building Elevations |
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Floor Plan |
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Narrative |
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Anoka County Highway Department Letter |
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Schedule |
Planning Commission: 03/14/23 |
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City Council: 04/03/23 |
Staff report prepared by Shawn Kaye, Planner and Teresa Barnes, Project Engineer
Zoning
The parcel is zoned PBD.
Land Use Designation
The existing church parcel and the northeast parcel have a land use of PC (Planned Commercial) and the parcel on the southeast corner of Lexington Avenue and 125th Avenue has a land use of CC (Community Commercial). Churches are permitted as a conditional use in the PBD district.
Surrounding Zoning and Uses
The properties to the east are zoned DF (Development Flex) and have detached villas. The property immediately to the south is zoned PBD and has a portion of the storm water pond and some vacant grassy land.
Existing Conditions
The property has an existing church and parking lot. The parcels to the north are undeveloped.
History
The church received Conditional Use Permit (CUP) approval in January 2020 to construct their building with seating for 479 people in the worship center. The parcel on the southeast corner of Lexington Avenue and 125th Avenue was the location of the previous Leezer’s gas station, which has been removed. The parcel on the northwest corner of Fraizer Street and 124th Lane is a vacant parcel.
Preliminary Plat
Section 74-81 General requirements:
1. The Planning Commission and the Council, in their review of the preliminary plat, will consider the requirements of the community, the best use of the land being subdivided, the size and arrangement of the proposed lots, open space requirements, and necessary fire protection.
2. The subdivision shall conform to the adopted comprehensive plan, official maps, and the zoning ordinance.
3. The arrangement, character, extent, width and location of all streets shall be considered in their relation to existing and planned streets, to reasonable circulation of traffic, to topographic conditions, to water supply, and sewage disposal, to drainage of stormwater, to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets. Wherever possible and necessary, the arrangement of streets in new subdivisions shall provide for the continuation of existing streets in adjoining areas. Where adjoining unsubdivided areas may be subdivided, the arrangement of streets in a new subdivision shall make provision for the proper projection of streets into adjoining areas by carrying the new streets to the boundaries of the new subdivision at appropriate locations.
Evaluation of Request
Plat
The applicant is proposing to develop approximately 10.31 acres which includes three separate parcels being platted into one lot.
Site Plan
Renovation Church proposes to construct an approximately 23,576 square foot church addition to the existing 21,479 square foot building for a total of 45,055 square feet.
• North Addition: 9,920 sf
• South Addition: 10,353 sf
• East Addition: 3,303 sf
The church is proposing to add parking areas on the north and south side of the site. The parking analysis provided by the applicant is based on their existing operation. That review indicates that they have measured an average of 1 car per 1.9 people on a Sunday morning. The church has stated they have a capacity of 927 people in the worship center and children’s classrooms. Therefore, 927 people would require 487 parking stalls for 1 car per 1.9 people. The church is proposing a total of 510 parking stalls on site. The existing site has a 214 parking stalls, the site will be more than doubling parking stalls on site. The Zoning Ordinance requires one parking stall for every 4 seats in accordance with design capacity of the main auditorium. The proposed 510 stalls are well above the 200 stalls (800 seats proposed in worship area) required by the zoning ordinance. The additional stalls also provide parking for volunteers that may come early or stay late. The parking provided on site appears to be adequate.
The applicant has provided information that a large group of volunteers at the church patrol the parking lot every Sunday. Currently, they have a minimum of 3 parking volunteers out at any given time to navigate parking. The amount of parking volunteers on site after the parking lot expansion will at least double, and probably increase to 6-8 parking volunteers to help patrol vehicles. They also mentioned church staff has received emails and handwritten letters from people in the neighborhood across from the church expressing gratitude for how well their parking team helps keep traffic moving safely and efficiently.
The church employs 20-39 people that will work at the church Monday - Friday, 7AM to 5PM. The facility will include seating for 800 people in the worship center. The building space also includes 14 classrooms, a common area with a café, and 18 staff offices.
The church currently has four Sunday services from 8AM -12:30PM. Mid-week programming for youth takes place on Wednesday evenings. There is some small group adult and children programming taking place Sunday - Thursday evenings.
Architecture
The church elevations have been attached and include the following materials:
• glass
• metal panel
• EIFS
The building elevations meet the requirements of the zoning ordinance.
Setbacks
The setbacks on the submitted site plan meet the PBD zoning requirements. The site has two front yards and two side yards. The frontage will be on Lexington Avenue and Frazier Street. The two side yards will be the north and south property lines.
Building
• Front: 50 feet
• Side: 15 feet
Parking
• Front: 30 feet
• Side: 10 feet
Landscaping
The proposed landscape plan meets requirements.
Overstory Trees: 34
Ornamental Trees: 22
Conifer Trees: 22
Park Dedication
Park dedication will be required for Outlot A Parkside North 12th (.93 acres) at the Commercial rate of $8,704 per unit (2023 rate), for a total park dedication fee of $8,094. This amount must be paid prior to releasing the plat mylars for recording at Anoka County.
The existing church parcel paid park dedication for 6.53 acres in 2020. The parcel on the southeast corner of Lexington Avenue and 125th Avenue previously paid park dedication in 1994 with a waiver of platting.
Grading/Storm Drainage
The developer is proposing to grade the entire site as shown on the RCWD and City approved grading, drainage, erosion protection and sediment control plans prepared by the Developer's Engineer. The plans shall include existing drainage patterns (contours) with flow arrows, soil boring locations, perimeter site protection, tree preservation, tree clearing limits, custom grading, proposed grading contours, proposed drainage patterns with flow arrows, storm water management, SWPPP information, temporary erosion protection Best Management Practices (BMPs), and temporary sediment control BMPs information for the site.
The SWPPP may be included in the construction plan sheet(s) or prepared as a separate document and included in the development construction contract specifications.
Water/Sanitary Sewer Services
The 2023 Sanitary Sewer District 7 is $7,295 per upland acre and will be applied to the additional lot acreage platted. There are three undeveloped lots that will be part of this proposed development with approximately 2.3 acres of upland for a total sewer area charge of $16,778.
Standard water and sanitary sewer access charges (WAC & SAC) become due with each building permit at the rate established at the time the building permit is issued.
Hydrant locations must be reviewed and approved by the Fire Department.
Developer shall explore water source for landscape irrigation systems installed throughout the development including the possible use of created ponds or storm water reuse.
Wetlands/Watershed/FEMA
The plat will need to provide for a protective buffer strip of natural vegetation, at least 15-ft in width (but 25-ft is preferred) shall surround all wetlands. This buffer strip shall be placed in easement.
The developer will need to submit the project to Rice Creek Watershed District (RCWD) review, approval and permits required prior to City plan approval and start of site work.
The development shall indicate that all structures are protected from flooding by processing a Letter of Map Change with FEMA prior to issuance of building permits within the unnumbered A-Zone on the FEMA flood map. Developer shall provide all FEMA paperwork and structure as-built surveys to homeowners at time of lot closing. Developer is responsible for following through with FEMA as necessary to receive final FEMA documents and to provide those documents to the homeowners, and to record the final documents on the certificate of title for each parcel in the development.
Access/Street Design/Sidewalks/Trails
The development will continue to utilize the existing access points to Fraizer Road. No additional access to Fraizer Road will be granted.
The developer is working with Anoka County to receive approval for a right-in only with a right-drop lane access point from north bound Lexington Avenue. The exact location of this new access point is currently under negotiation with Anoka County. The site development will be required to accommodate to Anoka County approval.
Easements/Right-of-way/Permits
The developer will need to obtain any and all required permits to construct the proposed project. A copy of all permits will need to be submitted to the City prior to any site work.
Additional right-of-way will be required to be dedicated to Anoka County along Lexington Ave NE (CSAH 17). The overall amount necessary is currently under negotiation and the plat will be required to meet Anoka County Highway Department requirements. Please note that the final determination of the new right-of-way line will then affect the required front yard setback line for both parking and building. The site/building may be required to be adjusted to account for the new right-of-way location.
Standard drainage and utility easements shall be dedicated along all lot lines and over areas of delineated wetlands, wetland mitigation, infiltration trenches, drainage swales, and storm water management ponds.
Neighborhood Meeting
As required by the adopted neighborhood meeting policy, the developer held a neighborhood meeting on March 6, 2023 at the church. One individual attended, and was in favor of the project and specifically the additional parking.
Conditional Use Permit
A city exercises “quasi-judicial” authority when considering a CUP application. This means the city’s role is limited to applying the standards in the ordinance to the facts presented by the application. The city acts like a judge in evaluating the facts against the standards.
The Blaine City Council shall consider the advice and recommendations of the Planning Commission and the effect of the proposed use on the comprehensive plan and upon the health, safety, and general welfare of occupants of surrounding lands. Among other things, the Council shall consider the following findings where applicable. (Ord. No. 20-2447, 7-20-2020)
1. The use shall not create an excessive burden on existing parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the area. The church provides parking lot volunteers to move traffic efficiently and safely to and from the site. The church addition does not create an excessive burden on the PBD zoned property.
2. The use will be located, designed, maintained, and operated to be compatible with adjoining properties and the existing or intended character of the zoning district. (Ord. No. 20-2447, 7-20-2020) The PBD district is intended to provide opportunity for greater flexibility in arranging land uses according to relative compatibility, convenience, and community needs. The use meets this intent.
3. The use shall have an appearance that will not have an adverse effect upon adjacent properties. The proposed church addition will meet all setbacks, building design and landscaping requirements. The use will not have an adverse effect on adjacent properties.
4. The use, in the opinion of the City Council, shall be reasonably related to the overall needs of the City and to the existing land use.
5. The use shall be consistent with the purposes of the zoning code and purposes of the zoning district in which the applicant intends to locate the proposed use. The PBD district is intended to provide opportunity for greater flexibility in arranging land uses according to relative compatibility, convenience, and community needs. The use meets this intent.
6. The use shall not be in conflict with the comprehensive plan of the City. The comprehensive plan designation is Community Commercial and Planned Commercial which is for retailing and services that serve larger areas, from neighborhood to regional scale. The use is not in conflict with the Comprehensive Plan.
7. The use will not cause traffic hazard or congestion. The proposed development will not result in any additional traffic hazards or additional congestion to the area.
8. The use shall have adequate utilities, access roads, drainage, and necessary facilities. The proposed development, once constructed, will have the required utility services, adequate roads and necessary drainage facilities to service the proposed development.
Recommendation
In Planning Case File No. 23-0016, it is recommended that the Planning Commission recommend approval of a preliminary plat to develop 10.31 acres (3 existing parcels) into one lot with the following conditions:
1. Park dedication will be required for Outlot A Parkside North 12th (.93 acres) at the Commercial rate of $8,704 per unit (2023 rate), for a total park dedication fee of $8,094. This amount must be paid prior to releasing the plat mylars for recording at Anoka County.
2. The 2023 Sanitary Sewer District 7 is $7,295 per upland acre and will be applied to the additional lot acreage platted. There are three undeveloped lots that will be part of this proposed development with approximately 2.3 acres of upland for a total sewer area charge of $16,778.
3. Additional right-of-way will be required to be dedicated to Anoka County along Lexington Ave NE (CSAH 17). The plat will be required to meet Anoka County Highway Department requirements.
4. The developer is responsible for recording the plat mylars with Anoka County. Proof of recording must be provided to the City prior to issuance of building permits.
In Planning Case File No. 23-0016, it is recommended that the Planning Commission recommend approval of a conditional use permit amendment to allow an expansion of a church and parking lot in a PBD (Planned Business District) zoning district with the following conditions:
1. The City reserves the right to require the church to provide on-site traffic management.
2. A building permit will not be issued for the site until the parcel is platted into a lot and block.
3. The building is limited to the proposed use as a church as shown in the attached site plan. Other uses such as childcare, pre-school or school, exclusive of religious education classes, are not permitted by the CUP and would require subsequent CUP review and approval.
4. All site lighting to be down lit style lamps to reduce glare and to meet the requirements of the zoning ordinance. Pole mounted lighting is limited to 20 feet in height.
5. Site plan approval will be required as a part of the building permit application. All site improvements to be included in the Site Improvement Performance Agreement (SIPA) and covered by an acceptable financial guarantee.
6. All signage requires a separate permit meeting the requirements of the zoning ordinance.
7. Temporary uses such as outdoor events, are not permitted without a specific Special Events License issued by the city.
8. All landscape areas will need to be provided with underground irrigation and sod.