PUBLIC HEARING: Consider Resolution #20-190 Approving a Conditional Use Permit (CUP) for a Religious Institution, Connections Church (Project 20-125)

The purpose of this case is to review an application from Kinghorn Construction and Connections Church (the "Applicant") for a Conditional Use Permit (CUP) for a religious institution at the property generally known as PID 34-32-34-14-0014 (the "Subject Property"). The property is approximately 7.11 acres, is south of Highway 10, north of Riverdale Drive, east of 6650 Highway 10 NW and west of 6440 Highway 10 NW (Comfort Suites).

The Applicant has been discussing the use on the Subject Property with the City and has been part of the discussions related to the Highway 10 improvements.

City Staff attempted to notify property owners within 350 feet of the Subject Property, as reflected in the Anoka County Property Records, of the public hearing.

Summary
The Applicant has requested feedback on the proposed use of the property (a religious institution) prior to developing full engineering plans for formal site plan review. The Applicant has noted that this project will take fundraising from its members, so they want to ensure the use is allowed by the City prior to developing these expensive plans. Staff is supportive of this approach, and has drafted the attached Conditional Use Permit (CUP) contingent upon future site plan approval.

Staff Comments
Based on the site plan, it appears that the Subject Property has adequate space for parking and a building, as well as stormwater ponds. The Applicant has drafted out future expansion areas on the site plan as well (attached), which also appears to fit well on the site. The site plan appears to generally meet the requirements and setbacks of the B-2 District.

Riverdale Drive is a 2021 reconstruction road project, and Staff notes that the Applicant should work with the City to get the curb cuts put into the site at the time of reconstruction to set the site up for future development.

Parking
The Applicant has done a parking analysis based on the City Code and number of seats in the sanctuary (400 seats), which would require approximately 134 spaces. The Applicant has shown 139 spaces on the draft site plan, and Staff notes that there is additional room to expand parking if needed.

The Applicant is responsible for all costs associated with review of the project.

Staff recommends approval of the Conditional Use Permit contingent upon future site plan approval within one (1) year.

Motion to recommend the City Council adopt Resolution #20-190 Approving a Conditional Use Permit for Connections Church