Conditional Use Permit
The existing church predates the requirement for a Conditional Use Permit (CUP).  As part of the expansion request, the Applicant has applied for a Conditional Use Permit to bring the Subject Property into compliance with current City Code standards.  Staff has no objection to the requested CUP.

Minor Plat
The proposed subdivision does not include public utilities nor the construction of new roads but rather is a consolidation of additional land into the Applicant's current site to accommodate their proposed building and parking expansion.  Therefore, this is being processed as a Minor Plat.   The Applicant has acquired the parcel to their north (17325 Nowthen Blvd) and has an agreement in place to acquire a portion of the land generally known as 17455 Nowthen Blvd NW that will be inoroporated into their property.  The proposed plat meets all bulk standards.  Slight modifications to the easements are needed (providing at least a sixteen and a half foot [16.5'] easement around the wetland perimeter for example).  A Development Agreement will be required and will outline the applicable Development Fees due with the plat.

Site Plan
The proposed Site Plat is being reviewed under the B-1 General Business District standards as they more closely resemble the use on the Subject Property than the residential district standards.   The building expansion appears to meet all minimum setbacks from property boundaries, wetlands and stormwater ponds.  The proposed parking lot expansion appears to encroach on the required setback from public road right-of-way and will need to be adjusted.

The Applicant has been in communication with Anoka County Highway Department staff to discuss the access points for the project.  As part of the improvements, the Applicant will be eliminating the existing, southern access point, creating an egress only access point approximately in the center of the new lot, and creating an ingress/egress access point at the northern boundary of the new lot.  City Staff has submitted the plan set to Anoka County Highway staff also for formal comment but as of the writing of this case, have not received comments back.  Based on earlier discussions with the Applicant, the northern access point will straddle the property boundary between Lots 1 & 2, which will require a cross-access easement.  There is also an existing driveway serving another lot that is to be modified to connect with the proposed northern access to eliminate two access points directly adjacent to one another.

The submittal did not include any building elevations.  At this time, it is unknown specifically what the proposed exterior wall finishes will be.  Staff will continue to work with the Applicant regarding exterior finishes and seek color elevations prior to bringing forward to the City Council.

Due to both the expansion of parking area and the building, additional landscaping is required.  Presently, there is no proposed landscaping with the plan set.  The Staff Review Letter outlines the minimum requirements for the Applicant and Staff will continue to work with them to ensure the minimum standards are met.

Alternatives.

Alternative 1.  Recommend approval of the CUP, Minor Plat, and Site Plan contingent upon compliance with the Staff Review Letter.  The church has been operating in this location for a number of years with no known issues.  The proposed building expansion complies with all building setbacks as does the plat.  Staff supports this alternative.

Alternative 2.  Do not recommend approval of the CUP, Minor Plat and Site Plan.  As long as the revisions outlined in the Staff Review Letter are incorporated into the plan set, Staff sees no reason not to approve these requests.  Staff does not support this alternative.