DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING A CONDITIONAL USE PERMIT TO ALLOW FOR THE CONSTRUCTION OF AN 18,483 SQUARE FOOT CHURCH BUILDING ON A 4.84 ACRE PARCEL IN AN R-1AA (SINGLE FAMILY) ZONING DISTRICT, LOCATED AT 9240 WEST I-35W SERVICE DRIVE. GREAT GRACE ASSEMBLY OF GOD CHURCH. (CASE FILE NO. 16-0046/SLK)
Schedule of Actions
|
Planning Commission (Public Hearing) |
01/10/17 |
|
City Council (Conditional Use Permit) |
02/02/17 |
|
Action Deadline |
02/06/17 |
Planning Commission
The Planning Commission voted unanimously to approve the Conditional Use Permit. Public comments included concern regarding tree removal, noise, lighting, traffic, property values, and impacts to nature and wildlife.
Background
Great Grace Assembly of God Church, currently located in Minneapolis, is proposing to construct a new church building on the southwest corner of 93rd Avenue NE and West 35W Service Drive. The new church facility would accommodate a sanctuary/auditorium, fellowship hall, classrooms, kitchen, and offices. Churches are allowed in residential zoning districts with the issuance of a CUP.
Great Grace Church proposes to occupy, an 18,343 square foot building. The church would expect to hold services on Sunday and has provided seating for approximately 400 people.
The parking analysis for Great Grace Church is based on the following parking calculation:
400 seats / 1 stall per 4 seats =100 stalls + 15 for support/staff = 115 stalls required. The proposed site plan shows the creation of 139 stalls. Therefore, the parking provided on site appears to be adequate.
The applicant is required to receive full site plan approval prior to any work on the site. The site improvements would include hard surface and landscaping that would meet the requirements of the zoning ordinance. Also, the applicant is required to meet all building and fire code requirements prior to any site work. This includes installation of automatic fire suppression system. Approval of a grading and erosion control plan is required prior to start of construction.
The church will be conducting weekly Sunday morning church services and prayer services on Wednesday morning and Friday evening. During the week, the church will conduct its business from the administrative offices. Other meetings may be held in the meeting rooms during the week.
At this time, the church has no plans to operate a private daycare. If in the future the church would like to operate this type of use, a Conditional Use Permit Amendment would need to be obtained.
All setbacks are being met with both the building and parking areas. The access to the church will be located off of West 35W Service Drive. There will be no access to the church from 93rd Avenue NE.
The attached grading plan identifies an existing drainage ditch with a 50 foot setback of no grading on the south side of the site, adjacent to the existing trail. The submitted grading plan does have grading occurring on the west side of the site and some tree removal. A condition has been added to require 10 conifers trees on the west property line adjacent to the proposed parking lot. These 10 conifer trees are in addition to the number of trees already required on the attached landscape plan.
The proposed building consists mainly of cementitious siding, stone veneer and glass.
There are wetlands on site that have been delineated. RCWD has reviewed the proposed church site and will issue administrative approval of a permit upon completion of permit requirements by the applicant.
There will be an increase in off peak traffic on West 35W Service Drive on Sunday mornings. Being off peak, the traffic generated from this site will not significantly interfere with the current operating capacity of the frontage road. A condition will be added to the CUP that requires turn lanes into the site to be constructed by the applicant/owner if traffic issues develop at the access.
Connections to existing sanitary sewer and water main on West 35W Service Drive will require road closure and posted detours. These details will be required prior to site plan approval.
A separate domestic water service will be required to the site from the water main, and not connected to the fire suppression service pipe.
The applicant/owner will need to make an application for a Letter of Map Change to FEMA for flood plain revisions. Final approval Letter must be received prior to release of site escrow.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Site Plan
Grading Plan
Utility Plan
Landscape Plan
Building Elevations (4)
Floor Plan
Public Comment
Aerial Photo
Body
WHEREAS, an application has been filed by Great Grace Assembly of God Church as Conditional Use Permit Case File No. 16-0046; and
WHEREAS, a public hearing has been held by the Blaine Planning Commission on January 10, 2017; and
WHEREAS, the Blaine Planning Commission recommends said Conditional Use Permit be approved; and
WHEREAS, the Blaine City Council has reviewed said case on February 2, 2017.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that a Conditional Use Permit is hereby approved per Section 29.3004 (b) of the Zoning Ordinance to allow for construction of an 18,483 square foot church building on a 4.84 acre parcel in an R-1AA (Single Family) zoning district at 9240 West I-35W Service Drive based on the following conditions:
1. The applicant to submit detailed site, grading, landscape, and building plans meeting the requirements of the Zoning Ordinance. Building and site plans to meet all building and fire code requirements with site plan approval required prior to any site work.
2. Park Dedication will be required as a part of site development. The fee will be calculated as: 4 upland acres x 2.5 units per acre (low end of LDR land use) = 10 buildable units - 1 previously paid residential lot = 9 residential lots. Total fee based on the 2017 rate- 9 lots x $4,114 (2017 rate) = $37,026.
3. A Site Improvement Performance Agreement and financial guarantee to be submitted to ensure completion of site improvements.
4. Completion of Rice Creek Watershed District (RCWD) permit application requirements. A permit must be received prior to City approval of site plan.
5. Submit a copy of all RCWD permit application documents for City review.
6. The church is limited to the proposed use as shown in the attached site plan.
7. The sanctuary is limited to seating for 400 people.
8. 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.
9. 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.
10. Temporary uses, such as outdoor events, are not permitted without a specific CUP amendment or Special Events License issues by the City.
11. 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.
12. All site lighting shall be down lit and shielded. Pole-mounted lights are limited to 20 feet in height.
13. Permanent signage requires a separate sign permit approval process.
14. Southbound and northbound turn lanes may be required in the future if traffic studies indicate that they would be necessary. The property owner would be required to construct the improvements. The City shall review traffic issues on a periodic basis to determine the need for improvements.
15. A separate domestic water service will be required to the site from the water main, and not connected to the fire suppression service pipe.
16. The applicant/owner will need to make an application for a Letter of Map Change to FEMA for flood plain revisions. Final approval Letter must be received prior to release of site escrow.
17. As a part of the CUP approval process and consistent with other church approvals the following number of trees will be required to be planted on site:
Overstory Trees: 27 trees
Conifers: 10 trees plus 10 additional conifers on the west side of the site for a total of 20 trees
Ornamental: 10 trees
PASSED by the City Council of the City of Blaine this 2nd day of February, 2017.