Consider Approvals for a Building Expansion at 17301 Nowthen Blvd NW (Project #17-03); Case of Trott Brook Hall

1. Conditional Use Permit
2. Site Plan
3. Minor Plat
4. Development Agreement

The City has received an application from representatives of Trott Brook Hall (the "Applicant") for a Conditional Use Permit, Minor Plat and Site Plan to facilitate an expansion to their existing building located at 17301 Nowthen Blvd NW. The Minor Plat will consolidate the existing church parcel (17301 Nowthen Blvd NW), the adjacent parcel (17325 Nowthen Blvd NW), and a portion of 17455 Nowthen Blvd NW into one parcel to accommodate the proposed building expansion (together known as the "Subject Property"). The Conditional Use Permit addresses the religious institution in the R-1 Residential District.

Note that the Resolution attached to this case originally started as #17-05-101 when the Planning Commission reviewed it, but has been updated now to #17-06-142.

Staff attempted to notify all Property Owners within a 700 foot radius of the Subject Property of the Public Hearing via Standard US Mail. The Public Hearing was also published in the City's official newsletter, the Anoka County Union Herald.

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 incorporated into their property. The proposed plat meets all bulk standards. A Development Agreement will be required.

Site Plan
The proposed Site Plan 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 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 an existing driveway serving another lot that will be modified to connect with the proposed northern access to eliminate two access points directly adjacent to one another.

The Application noted that the intention is for the northern access point to serve as a future public street when the surrounding property develops.  Staff has noted in the Staff Review Letter that the proposed access would need to be modified in the future to accommodate the construction of a public road, should the surrounding property develop.

The Planning Commission conducted a Public Hearing regarding this request at their May 4, 2017 meeting.  There were no verbal or written comments submitted.

Alternatives.

Alternative 1. Approve the CUP, Minor Plat, Site Plan and Development Agreement contingent upon compliance with the Staff Review Letter and subject to review and approval as to legal form by the City Attorney. 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 approve 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.

All costs associated with this request are the responsibility of the Applicant.

The Planning Commission recommends approving the requested Conditional Use Permit, Site Plan, and Minor Plat for the proposed building expansion at 17301 Nowthen Blvd NW.

Motion adopt Resolution #17-06-142 approving a CUP, Minor Plat, Site Plan and Development Agreement associated with a proposed expansion of Trott Brook Hall, subject to review and approval as to legal form by the City Attorney.