Request for Final Plat and Site Plan Review of Cross of Hope Addition Related to a Proposed Addition to the Existing Church Located at 5730 179th Lane NW; Case of Cross of Hope Lutheran Church

Cross of Hope Lutheran Church has applied for final plat and site plan review for Cross of Hope Addition relating to a proposed building expansion to the existing church. The applicant has also applied for an easement vacation that will be considered at a future meeting.

 

January 25th represents the last opportunity for the City to review the Site Plan under MN Statute 15.99 (60 Day Rule). On November 8, 2010, the City invoked a sixty (60) day extension for the final plat, site plan, and easement vacation requests, giving the City until February 2, 2011 to make a decision on the final plat and site plan and February 12, 2011 to make a decision on the easement vacation request. The Applicant must approve of additional sixty (60) day extensions; should the applicant not grant an extension, the City will have to take action on the requests or they will be automatically approved. Due to the submittal date of the plans, the City was unable to schedule Public Hearings regarding vacation of easements and conveyance of property, which will be reviewed by the City Council separately in February. The City Council can take action on the Final Plat, Site Plan, and Conditional Use Permit this evening, contingent on said contingencies.

Cross of Hope Lutheran Church owns two adjacent parcels, one with their existing building and the second that is vacant. The City owns a small strip of land between the church parcel and CR 27, which was deeded to the City by the Church in the early 1980s, for a future service road (that is no longer considered necessary). The final plat proposes to combine a portion of the vacant lot to the east and a portion of the City-owned parcel to the north with the parcel containing the existing church, creating one buildable lot and one outlot. The purpose of the proposed plat is to accommodate an addition to the existing church. It appears the City-owned parcel was conveyed during the site plan review process for the existing structure with the intention of roadway purposes as noted above. Rather than conveying as a permanent road easement, the area was conveyed as a separate parcel, and thus, must be conveyed through normal property transaction requirements.

 

The proposed plat will result in one buildable lot totaling 6.56 acres and one outlot. The proposed plat would dedicate sixty (60) feet of public road right-of-way along County Road 27 (in lieu of the road easement and the land deeded to the City by the Church in the 1980s).

 

The property is zoned R-1 Residential (Rural Developing) and religious institutions are a conditional use in this district. A conditional use permit application is being processed concurrently with this request. Although the property is zoned residential, due to the required conditional use permit, the request is being reviewed using the B-1 Business District standards, which is a better representation of the bulk standards for this use. The proposed addition, which totals 11,070 square feet, complies with all required setbacks and combined with the existing 9,360 square foot building is still well below the maximum permitted building coverage for the lot.

 

The exterior finish of the existing building consists of wood lap siding. The exterior finish of the addition is proposed to match the existing siding in appearance but the material would consist of steel rather than wood. There is also an alternate option for a stone veneer finish at the main entrance should the church be able to raise enough funds for this finish. Staff is supportive of either finish but, since neither complies with the permitted exterior finishes in the B-1 Business District, this will need to be authorized by City Council.

 

The site will continue to be accessed from CR 27. However, the access point is being shifted further east so that it aligns with Iodine St to the north. The access lies entirely on Outlot A and therefore, a cross access easement benefiting Lot 1 will be required. The Garden of Hope cemetery is directly south of this site and the site plan includes an access easement from CR 27 across Outlot A to the cemetery. Both easements will be subject to review and approval as to legal form by the City Attorney.

 

The proposed building expansion will be done in phases. Phase I, which is what is being considering currently, consists of 11,070 square feet of additional building area. Phase II, which would be subject to review in the future, would consist of another 6,000 square feet. At full build out, the church building would seat up to 457 people. City Code requires one (1) parking space for every three (3) seats for this type of use, which equates to 153 parking spots. The applicant is proposing 153 parking spaces, which complies with the parking requirements.

 

The site is currently, and will continue to be, served by private well and septic system. The project is proposes to install a new well, which is regulated by state agencies. Staff has requested more information regarding the septic system because it will likely need to be upgraded due to an increase in occupant load. In addition, per Minnesota State Building Code, fire suppression is required throughout the building (both existing and proposed).

 

Landscape and Civil Engineering plans have been submitted and revisions, as outlined in the Staff Review Letter, have been requested. The Applicant will likely request review of the required development fees, as the Applicant notes this is an expansion of an existing structure. The City Council should note the draft Development Contract only requires that fees be paid on the portion of the adjacent lots that are being combined into Lot 1.

The Planning Commission recommends approval of this request. City Staff further recommends the City Council approve the Final Plat and Site Plan, noting that either proposed exterior finish is acceptable, and contingent upon the following:

 

• Compliance with the City Staff Review Letter dated January 20, 2011; and

• Approval of a Conditional Use Permit to operate a religious institution in the R-1 Residential District; and

• Vacation of street and utility easement across the northern 126 feet of the East 10 acres of Auditor’s Subdivision 27 (considered at a future date); and

• Sale of City-owned parcel to the north of the subject property (considered at a future date); and

• Entering into a Development Contract with City.