Development Business - Lori Johnson, City Planner
Title
Title
Granting a Conditional Use Permit to Allow for a 4,913 Square Foot Church in a DF (Development Flex) Zoning District at 12290 Edison Street NE. (Case File No. 21-0030/SLK)
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Executive Summary
Chain of Lakes Church is requesting a conditional use permit to construct an approximately 5,000 square foot church just south of 125th Avenue and the Edison Street alignment within The Lakes Development.
Schedule of Actions
|
Planning Commission Public Hearing |
07/13/21 |
|
City Council (Conditional Use Permit) |
08/02/21 |
|
Action Deadline |
08/20/21 |
Background
Staff report prepared by Shawn Kaye, Associate Planner
The applicant, Chain of Lakes Church, received approval in 2012 to construct a 38,250 square foot church. However, the timing and economics were not right and the conditional use permit (CUP) expired. The church is now ready to move ahead with the process with a smaller building.
The applicant is proposing to construct a new building in The Lakes Development and operate a church from this location. The church is currently worshipping at 10130 Davenport Street NE (multi-tenant building). A typical Sunday currently has about 80 people in attendance.
The current zoning and comprehensive land use designation for the property is DF (Development Flex) and MDR (Medium Density Residential). Churches are allowed in all Blaine residential zoning districts as conditional uses. The conditional use permit would provide the zoning approval needed to build a facility.
Chain of Lakes Church proposes to occupy an approximately 4,913 square foot building just south of 125th Avenue. Chain of Lakes would expect to hold services on Sunday and has provided seating for approximately 132 people.
The church currently operates one Sunday morning service at their existing location and proposes the same schedule in this location. Mid-week programming for adults and children would typically take place on weekday evenings.
The church is intending to construct Phase I within the next year. Phase I would consist of some offices, a multi-purpose room, worship area and a kitchen. Phase I would also include the construction of 50 parking stalls and accesses to both 125th Avenue and Edison Street NE.
The Master Plan (entire facility) will include an approximately 10,000 square foot church addition and 10,000 square foot gym. Any future additions will require a conditional use permit amendment.
The parking analysis for Chain of Lakes is based on the following parking calculation:
132 seats / 1 stall per 4 seats = 33 stalls + 15 for support/staff = 48 stalls required
The site plan shows the creation of 50 stalls and the site has enough open area where additional parking could be provided in the future. Therefore, the parking provided on site appears to be adequate.
All setbacks are being met with both the building and parking areas. There is a private drive on the southwest portion of the site (Yancy Circle/Zumbrota Drive) which encroaches onto the church property. This loop access is required to remain for the existing townhomes and will also be required to be placed in an access/maintenance easement. The church will not take access from this drive. The church has stated they will be removing the two access openings in this location and replacing them with curb.
The landscape plan that has been provided meets the commercial zoning standards for a building and site perimeter of this size.
All landscape areas will need to be provided with underground irrigation and sod.
The proposed building consists mainly of LP smart siding, stone accents and glass.
The proposed right-in/right-out access to 125th Avenue (CSAH14) has been conceptually approved by the Anoka County Highway Department (ACHD). The ACHD must review and approve the proposed construction plans for the proposed Right-in/Right-out prior to issuance of the Site Plan Approval.
The Coon Creek Watershed District must review and approve the proposed site plan prior to issuance of Site Plan Approval.
Strategic Plan Relationship
Not Applicable
Board/Commission Review
The Planning Commission voted unanimously to approve the conditional use permit. There were some comments from the applicant (Pastor Paul Moore) at the public hearing. He stated the church was excited to start construction and they want to be a good neighbor and be involved in the neighborhood/community.
Financial Impact
Not Applicable
Public Outreach/Input
Notice of a public hearing were:
1. Mailed to property owners within 350 feet of the property boundaries.
2. Published in Blaine/Spring Lake Park/Columbia Heights/Fridley Life.
3. Posted on the City’s website.
4. Posted (sign) on the property with contact information for the Planning Department.
Neighborhood Meeting
In accordance with the Neighborhood Meeting Policy, a neighborhood meeting was held on July 8, 2021. A summary of the meeting is attached. Comments included questions as to whether a homeless shelter would be located on site and if access to Edison Street was being closed off. There were concerns about traffic impacts, questions regarding landscaping and the location of ponding, and if the community garden would remain on site. There was also a comment on how nice the building looks and would be a good fit for the neighborhood.
Staff Recommendation
By motion, adopt the resolution.
Attachment List
Zoning and Location Map
Site Plan
Grading Plan
Utility Plan
Landscape Plan
Floor Plan
Elevations
Neighborhood Meeting Summary
Public Comments
Unapproved Planning Commission Minutes 7/13/21
Body
WHEREAS, an application has been filed by Presbytery of the Twin Cities Area as Conditional Use Permit Case File No. 21-0030; and
WHEREAS, said case involves the land described as follows:
Lot 1, Block 1, CHAIN OF LAKES ADDITION, together with Outlots C, D and E, THE LAKES RADISSON FIFTY-FIFTH ADDITION, all in Anoka County, Minnesota
WHEREAS, a public hearing has been held by the Blaine Planning Commission on July 13, 2021; and
WHEREAS, the Blaine Planning Commission recommends said conditional use permit be approved; and
WHEREAS, the Blaine City Council has reviewed said case on August 2, 2021.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that a conditional use permit is hereby approved per Section 29.110 of the Zoning Ordinance to allow for a 4,913 square foot church with community gardens in a DF (Development Flex) zoning district based on the following conditions:
1. The church is limited to the proposed use as a church and as shown in the attached site plan. Other uses such as child care, pre-school or school, exclusive of religious education classes, are not permitted by the CUP and would require subsequent CUP review and approval.
2. Temporary uses, such as outdoor events, are not permitted without a Special Event Permit.
3. The City will monitor traffic levels and patterns for the church and reserves the right to require the church to provide on-site traffic management should the need arise at some point in the future.
4. Underground irrigation and sod must be provided for the entire site except where a natural/low maintenance landscape area(s) is approved through the site plan process.
5. All site lighting shall be down lit and shielded. Pole-mounted lights are limited to 20 feet in height.
6. Site plan approval is required. The applicant must complete the site plan review process and meet all building and fire code requirements as part of the permit process.
7. If it is the judgement of the City that the church’s final building construction or site plans are significantly different than the plans attached to this CUP or any subsequent CUP extension, the site and building plans will need to be reviewed and approved by the City Council with notice sent to the adjacent neighborhood.
8. Permanent signage requires a separate permit approval process.
9. Developer shall explore the use of created ponds, existing wells, or new wells as a source of water supply for landscaping systems with a moisture sensor. The developer must obtain city concurrence before connection to the public water system.
10. CCWD permit is required prior to city approval of construction plans and specifications.
11. All internal utilities shall be maintained privately by the property owner or development association, including existing sanitary sewer, water main, storm sewer piping, infiltration basins, and storm water sediment ponds.
12. Separate fire lines and domestic water services are required for each structure from the water lateral lines.
13. Water Availability Charges (WAC) and Sewer Availability Charges (SAC) become due with each building permit.
14. Direct site access to 125th Avenue is limited to a right-in/right-out only and is contingent upon a permit from the Anoka County Highway Department.
15. Private driveways (Yancy Circle/Zumbrota Drive) serving the existing townhomes to be placed in access/maintenance agreements. Applicant to remove the two driveway stubs and restore curb edge as part of site work.
16. The proposed community gardens to maintain a 10 foot setback from all property lines.
17. Any future accessory buildings will require a CUP amendment.
18. The CUP resolution, under the DF zoning, will remain valid for two (2) years after city council adoption. If construction does not commence within the two-year period, the applicant will need to request an extension of the CUP by the City Council.
PASSED by the City Council of the City of Blaine this 2nd day of August, 2021.