HomeMy WebLinkAbout6.b. Case 18-19 PUD- Anderson Companies request for rezoning to BP PUD and site plan approval for indoor field house at Community of Hope property E X E C U T I V E S U M M A R Y
Planning Commission Meeting Date: April 24, 2018 City Council Meeting Date: May 15, 2018 AGENDA ITEM: Case 18-19 PUD- Anderson Companies request for rezoning to BP PUD and site plan approval for indoor field house at Community of Hope property
AGENDA SECTION: Public Hearing
PREPARED BY: Kim Lindquist, Community Development Director AGENDA NO.: 6.b. ATTACHMENTS: Location Map, Site Plan, Project Narrative, Existing Conditions Plan, Grading & Erosion Control Plan, Utility Plan, Civil Details Sheet, Landscape Plan, 2004 Approved Landscape Plan, Tree Inventory Plan, Proposed Drainage Plan, Colored Building Elevation, Interior Floor Plan, Building Elevations, Engineers Memo 4/17/2018, Council Resolution of Approval 2004, Planning Commission Minutes and Packet March 23, 2004
APPROVED BY: K.L.
RECOMMENDED ACTION: Motion to recommend the City Council Rezone the property at 14401 Biscayne Avenue to BP PUD and approve the Master Development Plan and Site Plan for an indoor recreation facility subject to the following conditions: 1. The applicant modify the landscape plan to include plantings approved in the 2004 plan including deciduous trees along the north and west side of the property and bring the site into compliance with required foundation plantings. 2. The applicant modifies the storm water plan to remove required ponding from the parking lots prior to City Council review. 3. The applicant consider providing a public entrance on the north side of the building to allow customers parking in the NW to access the building more conveniently. 4. Include pedestrian access from the NW parking lot to the building and around the entire building. 5. If the site experiences a parking shortage, the owners of the recreational facility will work with staff to modify the event schedule to reduce parking demand on
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site. If a parking shortage continues to be experienced, the recreation facility owner will work to address the shortage. Construction of the third approved building phase will not be permitted if a parking shortage is regularly experienced on the site. 6. The applicant modifies the exterior materials of the building to bring the elevations into compliance with the business park ordinance standards. 7. Conformance with all requirements of the City Engineer as detailed in the attached memorandum dated April 17, 2018 SUMMARY The applicant Anderson Companies is asking for approval of a PUD and site plan review for approval of a 46,734 square foot indoor recreation building. The building will be located on the same property as the current Community of Hope church. The current ordinance does not permit two principal structures on one parcel, and therefore, staff is suggesting use of a PUD to permit the two independent buildings on one site. The general location of the building was foreseen in the 2004 approval and would be considered another phase of the church complex. A third phase could be constructed between the two, connecting the each building into one larger structure. Any future sale of either of the buildings to a different owner would require subdivision of the properties. The proposed structure is an indoor recreational use, or field house. The building footprint is 36,080 square feet with another 10,654 sq. ft. on the second floor. The first floor contains the 30,000 sq. ft. gymnasium with two additional tenant spaces. Also included are an office, concession stand, and two locker rooms. The upper level contains a viewing area, restrooms and a 1,453 sq. ft. fitness center. Similar to the church structure, the building is constructed so that retrofitting to a business park use could occur. The structure is 35’ in height and is comprised primarily of rib precast concrete panels with exposed aggregate that would match the existing building. The south elevation, the front of the building has enhancements to the entrance although other elevations are relatively unadorned. The site plan depicts additional parking added for the new use. Presently there are 205 stalls and another 185 will be added with the project. The landscaping and site work are consistent with the previous approval for the church from 2004. Applicant & Property Owner(s): Anderson Companies, Applicant Community of Hope Church, Owner Location: 14401 Biscayne Avenue Area in Acres: 8.08 Acres Comp. Guide Plan Design: BP-Business Park Current Zoning: BP-Business Park BACKGROUND In 2004, the City approved an administrative plat and conditional use permit to allow the combination of three lots into one property and construction of a church facility at the current site. The staff report indicates that the square footage would be 45,187 although that size is not what was ultimately constructed. The approved first phase was the interior diagonal section of the building which would combine the constructed church with the current proposal. After approval, the applicant chose to build the more northern section of the approved building. The conditions remained the same as the
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2004 approval. More recently, a group has been working to construct an indoor recreation facility that includes gymnasium space. The first location was north of County Road 42, east of Akron Avenue. The present proposal is a striped down version of the larger facility and only includes court space. The facility will be a private facility although there may be a request for some public funding. That is not part of the discussion tonight and is the purview of the City Council. SITE PLAN Zoning The zoning ordinance permits commercial indoor recreational uses in the Business Park district, which allows the field house use. It is staff’s opinion that the anticipated commercial tenants are consistent with the indoor recreation use so long as they are ancillary to the principal recreational use. The 2004 approval anticipated additional phases to the initial building and the current building footprint is consistent with that anticipated in the initial plans. The phasing is staged differently and the sizes of the phases altered slightly. However it appears, with the possible exception of about 2,000 sq. ft. that the building footprint is the same size as that initially anticipated. However, the addition of the 2nd floor mezzanine area increases the square footage on the site by 10,654 sq. ft. Most of that space is assembly space and should not significantly alter the development standards for the site. However, should parking become an issue on the site, the 3rd phase may need to be reduced to reduce on-site demands. The main reason for use of a PUD is to permit two principal structures on the site. The field house introduces another principal use to the site, which is not dependent upon the church use at the facility. However, the two buildings represent two phases of an approved site plan. Staff believes the two uses can co-exist on the site and therefore can support the two uses on the site. Initially staff had recommended splitting the site, which negatively affects the long term development plan for the property. However, should the owner want to sell one of the buildings, the property would need to be split. The proposed structure meets all the setbacks required by the zoning ordinance, and no deviations from the setback standards are being requested by the applicant for this planned unit development. Setback Standard Increased Setback Total Setback Required Proposed Front (south) 30 feet 10 feet 40 feet 113.68 feet Side, west 10 feet n/a 10 feet 77.09 feet Side, east 30 feet 10 feet 40 feet 265.91 feet Rear 10 feet n/a 40 feet 342.42 feet Exterior Materials The building design and materials are consistent with the existing structure. The entrance to the facility will be located on the south which contains an entrance feature appearing very similar to the church entrance facing Biscayne Avenue. The doorway will have a glass curtain over the door frames, all delineated by rockface block columns and metal canopy. Windows at the second story are located on the south elevation along with a colored stripe to break up the long façade. However, the other three
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elevations do not have any articulation or modification in materials to break up the exterior walls. There is the stripping but additional articulation should be added. The existing building was constructed prior to the existing ordinance design standards. While the proposed building can complement the existing structure, it should be more consistent with the current ordinance design standards. The ordinance criteria is as follows:
Building Massing: Facades shall be articulated to reduce their mass and scale and provide visual interest consistent with Rosemount's identity, character, and scale. Large uninterrupted building walls or elevations are prohibited. Any wall more than one hundred feet (100') in length shall be divided into increments of no more than thirty five feet (35') through the articulation of the facade. This shall be achieved through combinations of the following techniques:
Division or breaks in the materials. Arcades, entry features, window bays, or the like Variations in rooflines or slope plan Variation in building plan or setback Equivalent techniques approved by the city Access and Parking Site access will remain in the current locations; one from Biscayne Avenue and one from 145 th Street. There are no changes proposed. The site currently has 205 parking stalls and the plan adds an additional 181 stalls for a total of 386. The 2004 plan depicted expansion of the parking are in the north similar to what is proposed, however, did not include the most western single parking row. The drawing indicated a landscaped parking island. Typically staff is leery about stalls directly access a fairly busy drive aisle as indicated on the plan. Because the western row is only one stall, vehicles can head into the stalls and drive out without backing into the main circulation drive aisle. The ordinance requires 1 space for every 3 seats in the assembly space. Based upon the application information, the seating is 700 and the parking required for the existing structure would be 233. The new building is recreational which requires 1 parking stall for every 200 sq. ft. That calculation results in 234 spaces for a total parking requirement of 467 stalls. The site currently provides 386 stalls, a significant deficit. It is recognized that the two uses should have varying peak hours, although there are definitely tournaments anticipated one the weekends, including Sunday morning with would conflict with church hours. It does not appear that there is much programming on Saturday at the church and many of the other events are during weekday hours, such as the preschool. Staff believes that the offset programming will reduce the need for parking at the site by both uses simultaneously. This is always a concern since on street parking is not permitted on either Biscayne or 145 th Street and the City does not encourage parking on other residential streets or adjoining private commercial properties. If the site experiences a parking problem, staff would work with the operator to modify the programming schedule to provide relief. Staff would also recommend that the third phase of the building be delayed indefinitely if parking demands persist. To address the potential for parking issues, staff is also recommending that the mezzanine area be used for assembly space only, as noted in the site plan application. A final issue of note is that the only entrance to the building is located on the south side of the building; however, the majority of the parking is located in the north. Due to the interior
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configuration, no space is available for entering at either side. This means most patrons will need to walk around the entire building to access the building entrance. A condition of approval requires installation of a sidewalk around the building to direct customers from the parking lot to the entrance. Staff strongly suggests either flipping the interior space, or modifying the north portion of the building to include a small entrance, for the convenience of future users. Landscaping and Berming As depicted in the approved 2004 plans, there are berms along the two rights-of-ways and at the corner of 145th Street and Biscayne Avenue. There is a lot of landscaping located along the bermed areas and it is questionable if additional should be added. Construction of the addition prompts perimeter plantings and also plantings within parking lots islands. The 2004 plan depicts plantings along with trees to be planted along the west property line and in the north in the parking lot islands and adjacent to the building. Those have not been installed and are not proposed in the current plan submittal. Staff is recommending that the previously approved landscape plan be fulfilled and the tress installed along the western boundary adjacent to the drive aisle. Additionally planting should be installed along the north property line. The previous plan also included trees along the west side of the building and a few should be added. For the most part, the landscaping proposed around the building are 29 spireas and 22 dogwoods. The ordinance requires one foundation planting for every 10 feet of the building façade. Additional plantings on the east and west are required to meet the ordinance criteria. Engineering The Engineering department has reviewed the plans and has minimal comments about the project. The one issue is that as currently proposed, the developer is ponding in the parking lots rather than ponding within a ponding area or sending drainage downstream. The City’s policies do not allow ponding standards to be met through parking lot ponding. This is not desirable as it creates safety hazards and negatively affects the pavement and storm sewer structures. The applicant should revise the storm water plan prior to final review by the City Council. Lighting A lighting plan has not been submitted for staff review. It is assumed additional lighting will be added in the parking lot expansion and along the south side of the site. Signage Similarly an additional signage for the site and the recreational facility will require separate sign review and approval. CONCLUSION & RECOMMENDATION Staff recommends approval of a Simple Plat request for the Canada Circle plat. This recommendation for approval is based on the information provided to the Planning Commission. .
Kim,
I will break the narrative up by your two points listed in your email.
1.Breakdown about the type of recreational uses, the timing of the activities and the estimated amount of
people.
Recreational activities within the Hope Fieldhouse will consist of Youth/Adaptive activities such as Basketball,
Volleyball, Futsal and Floor Hockey. Recreational activities will include Pickleball, Basketball, co-ed volleyball
and personal training. Activity list will expand based on demand by the users, but all activities will be
recreational in nature. As an example, we may find there is a need for indoor lacrosse practices, and if we
have the space available we would rent out to a group like that.
HF will also have space dedicated to CrossFit and a fitness center. These users will be consistent throughout
the year, with a spike in the winter months.
I am including a matrix that lists out what we believe is a schedule for Hope Fieldhouse. With this type of
facility, we felt it was important to layout 4 different schedules. Peak/off-peak and then Weekend/Weekday.
We are considering Peak to be October through March. I have included by hour the schedule and number of
potential users.
Peak/Weekday
We would estimate no more than 140 people within the facility at one time. Gym time will not be rented to
capacity on Wednesday nights as not to conflict with Community of Hope Church Services.
Peak/Weekend
We would estimate no more than 500 people within the facility at one time. Tournaments/Events will not be
held on Sunday morning so not to conflict with Community of Hope Church Services. If no tournament or event
is taking place within the facility most of traffic would be from open gym users, Fitness Center and CrossFit
classes.
Off-Peak/Weekday
We would estimate no more than 110 people in the facility at one time. Gym time will not be rented to capacity
on Wednesday nights as not to conflict with Community of Hope Church Services.
Off-Peak/Weekend
We would estimate no more than 500 people within the facility at one time. Tournaments/Events will not be
held on Sunday morning so not to conflict with Community of Hope Church Services. If no tournament or event
is taking place within the facility most of traffic would be from open gym users, Fitness Center and CrossFit
classes.
2.I am also interested in a breakdown on the square footage associated with the various uses
The breakdown in spaces is as follows:
Recreation activities listed in #1 will be held in the gymnasium. The gymnasium is 30,000 sf.
CrossFit tenant space will 2,673 sf
Fitness Center space will be 1,435
There are areas for social spaces and bleachers for watching games etc.
PROPOSED DECIDUOUS SHRUBMULCH (SEE NOTE 4)SOD (SEE NOTE 7)PROPOSED EVERGREEN SHRUB PROPOSED DECIDUOUS TREESHEET NUMBEROFSHEETSPROJECTNUMBERCOMPUTERFILEDATEDRAWN BYCHECKED BYREVISIONSC4 LANDSCAPE PLANROSEMOUNT, MINNESOTANUMBERTHE STATE OF MINNESOTA.DATECOMMUNITY OF HOPE LUTHERAN CHURCH PLANT LEGENDCONSTRUCTION NOTESSEED (SEE NOTE 7)TREE PLANTING DETAILSHRUB PLANTING DETAILPROPOSED CONIFERUOUS TREE
MEMORANDUM
DATE: April 17, 2018
TO: Kim Lindquist, Community Development Director
CC: Kyle Klatt, Planner
Stacy Bodsberg, Planning & Personnel Secretary
Brian Erickson, Director of Public Works/City Engineer
FROM: Mitch Hatcher, Project Engineer
RE: Hope Fieldhouse Engineering Review
SUBMITTAL:
The plans for Hope Fieldhouse have been prepared by SEH dated March 27, 2018. Engineering
review comments were generated from the following documents included in the submittal:
Civil Plan Set
Drainage Analysis
Project Narrative
GENERAL COMMENTS:
1.Street and utility construction shall be installed in accordance with the 2015 City of
Rosemount General Specifications and Standard Detail Plates and the Engineering
Guidelines.
2.City inspection of public street and utility connection is required during construction.
3.Maximum allowable slope is 4:1 and minimum slopes of 2% are allowed. Maximum slopes
of 3:1 are only allowed below the 10:1 maintenance bench for NURP basins.
4.The developer is required to obtain a NPDES Construction Stormwater Permit and provide
a copy of the approved SWPPP to the City prior to the issuance of a grading permit and
start of any construction activity.
5.Upon completion of the street, sanitary sewer, watermain, and storm sewer construction, the
City requires record drawings. See Engineering Guidelines for submittal and formatting
requirements.
STORMWATER COMMENTS:
6. The City will not allow stormwater ponding of water to be done on parking lots or other
paved areas. The number of inlets and/or size of inlets should be designed to eliminate
ponding on paved areas. Ponding in a parking lots creates safety concerns with falling,
hydroplaning, and ice buildup. The applicant will need to find another way to manage
discharge rates to the existing storm sewer system.
7.Regional basin EP-2030 has been designed for the water quality and quantity requirements.
In 2004, offsite ponding fees were paid for the site and additional offsite ponding fees with
not be required.
8.The City’s standards require storm sewer to be RCP and a minimum of 15” diameter.
9.All local low points (both paved and unpaved) need to have EOFs called out with flow
arrows on the grading plan. At least one foot of freeboard must be maintained from the
EOF to all adjacent building low openings.
10.Use Table 8.8 Minimum Grades in the MnDOT drainage manual to determine the minimum
allowable pipe slope. Increase the slope of the pipe between CB11 and CB9.
Should you have any questions or comments regarding the items listed above, please contact me at
651-322-2015.
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2004-57
A RESOLUTION APPROVING
AN ADMINISTRATIVE PLAT AND CONDITIONAL USE PERMIT FOR
COMMUNITY OF HOPE LUTHERAN CHURCH
WHEREAS, the Planning Department received an application for approval of an Administrative
Plat and a Conditional Use Permit for Community of Hope Lutheran Church to combine three
lots into one and construct a 45,187 square foot church building, located on the three parcels
legally described as follows:
Parcel A. The East 633.00 feet of Lot 2, Auditor’s Subdivision No. 1 Rosemount, except that part lying north of the
following described line: Commencing at the intersection of the southerly right of way line of a Railroad and the
east line of said Lot 2, thence south along the east line of said Lot 2 a distance of 625.3 feet to the point of
beginning of the line to be described; thence deflect 90 degrees right a distance of 633 feet and there terminating.
Also except that described as beginning at a point 2596.5 feet south and 33 feet west of the northeast corner of
Section 29, Township 115, Range 19; thence North 125 feet; thence West 50 feet; thence South 125 feet; thence
East 50 feet to the place of beginning.
Parcel B. That part of Lot 2, Auditor’s Subdivision No. 1, Rosemount, being described as follows: Commencing at
the intersection of the southerly right of way of a Railroad and the easterly line of said Lot 2; thence southerly along
said east line a distance of 275.30 feet to the point of beginning of the property to be described; thence deflecting
90 degrees right a distance of 633 feet more or less to its intersection with the southerly line of said Railroad; thence
deflecting 90 degrees left a distance of 350 feet; thence deflecting 90 degrees left a distance of 633 feet more or less
to its intersection with east line of said Lot 2; thence defecting 90 degrees left along said east line a distance of
350.00 feet to the point of beginning.
Parcel C. All that part of Lot 2 of Auditor’s Subdivision No. 1, Rosemount, according to the plat thereof now on file
and record in the office of the Register of Deeds within and for Dakota County, State of Minnesota, described as
follows: Commencing at a point of beginning which said point is 2471.5 feet south and 33 feet west of the Northeast
corner of Section 29, Township 115 North, Range 19 West, thence South 75 feet, thence West 50 feet, thence North
75 feet, thence East 50 feet to the point of beginning, Dakota County, Minnesota.
WHEREAS, the Planning Commission of the City of Rosemount conducted a public hearing as
required by ordinance for the purpose of receiving public comment regarding the proposed
Administrative Plat and Conditional Use Permit on March 23, 2004; and,
WHEREAS, the Planning Commission reviewed the application March 23, 2004 and found it
consistent with the criteria for administrative plat review outlined in the Subdivision Ordinance;
and,
WHEREAS, the Planning Commission also found this application consistent with the
performance standards for church facilities in the Business Park District; and,
Resolution 2004-57
WHEREAS, the Planning Commission adopted a motion to recommend approval of the
application for an Administrative Plat and Conditional Use Permit for Community of Hope
Lutheran Church on March 23, 2004 with conditions.
NOW, THEREFORE, BE IT RESOLVED, The Council of the City of Rosemount does
hereby approve the Administrative Plat and Conditional Use Permit for Community of Hope
Lutheran Church subject to the following conditions:
1. Issuance of a building permit.
2.Submittal of a plat illustrating the new combined property including a new legal
description, all necessary easements, and dedication of rights-of-way prior to City
Council action on this application.
3. Conformance with the landscaping revisions outlined in the March 23, 2004 staff report
as well as the revision to the April 7, 2004 landscape plan as follows:
a.Installation of an irrigation system in all areas except those designated for future
expansion and the parking lot islands not containing trees or shrubs.
b. Increase the number of overstory trees along Biscayne Avenue and 145th Street to
equal one (1) tree every fifty (50) feet in conformance with the zoning ordinance.
c.All coniferous trees shall be planted in a triangular pattern with 10-foot spacing to
create a more natural appearance. At least 50 percent of these trees shall be at
least six (6) feet tall and the remaining 50 percent shall be at least 4 feet tall.
d. Add 1 deciduous overstory tree to each of the landscape islands on either side of
the building’s southeast entrance.
4. Install a 5 foot wide sidewalk on the east property line along Biscayne Avenue and
provide the City with a sidewalk easement around the Northern Natural Gas substation to
connect the sidewalks along 145th Street and Biscayne Avenue.
5. Payment of park dedication fees in the amount of $36,450 on the 8.12 acre parcel.
6. Payment of all applicable development fees including SAC, WAC, storm water, and GIS
fees based upon the fee schedule in place when the building permit is issued and
compliance with all conditions of the City Engineer.
7.Conformance with all requirements from the Fire Marshall including:
Resolution 2004-57
a.This building will be required to have an automatic fire suppression and a
automatic fire alarm system installed through the facility. These systems shall be
monitored by an approved monitoring company.
b. A Post Indicator Valve (PIV) will be required on the water main service to this
building. This valve shall be monitored also.
c.All water mains that provide fire hydrants to this facility shall be looped.
d.No “Parking Fire Lane” signs will be required on all fire department access roads.
e.An approved key box for fire department access shall be provided.
NOW, THEREFORE, BE IT FURTHER RESOLVED, The Council of the City of
Rosemount does hereby recognize the new legal description of the plat as follows:
Hope Acres, Section 29, Township 115, Range 19, Dakota County, Minnesota.
ADOPTED this 20th day of April, 2004 by the City Council of the City of Rosemount.
__________________________________________
William H. Droste, Mayor
ATTEST:
___________________________________
Linda Jentink, City Clerk
Motion by:______Riley_______________Second by:_______DeBettignies_______________
Voted in favor:_____DeBettignies, Droste, Riley________________________________
Voted against:______None______________________________________________________
Member absent:______Strayton, Shoe-Corrigan__________________________________
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Excerpt from the minutes of the March 23, 2004 Planning Commission Meeting
Public Hearing: Community of Hope Lutheran Church – Simple Plat & CUP
Assistant City Planner Jason Lindahl presented the application from Community of Hope
Lutheran Church, requesting administrative plat and conditional use permit approvals to
combine three lots into one property and allow construction of a 45,187 square foot
church building on the property located on northwest corner of Biscayne Avenue and
145th Street. A church use is a conditional use in the Business Park Districts. This
building will contain the new church facilities for the Community of Hope Lutheran
Church. As designed, the site has the potential to accommodate two additional
expansions which could more than double the size of the building.
The applicant plans to combine Parcels A, B, and C into one property totaling
approximately 8.64 acres (including right-of-way). Staff recommends a condition of
approval require the applicant to submit a plat of the new combined property including a
new legal description, all necessary easements, and dedication of rights-of-way prior to
City Council action on this application.
The proposed plat conforms with the lot performance standards for properties in the BP-4
District. The proposed church use is consistent with the current land use and zoning
designations for the subject property.
Staff finds that the proposed building meets the exterior materials standards for properties
in the BP-4 District outlined in Section 7.2.A of the Zoning Ordinance. The proposed
building will have precast concrete panel walls with two smooth cast-in accent bands
along the front three sides of the building and along the northeast (back) entrance. The
building will have three main entrances each accented with a spandrel glass system and
two colors of rock faced block. The building will need roof top equipment and the
applicant should provide staff with a plan illustrating how the equipment will be screened
prior to City Council action on this item.
The site exceeds the parking requirements of the zoning ordinance.
The applicant proposes a 700 seat sanctuary building and the site does meet the minimum
requirements for that.
The landscape plan meets the minimum landscape and plantings requirements for a
permitted use within the BP District. However, churches are a conditional uses in the BP
District and subject to higher standards. As a result, staff recommends minor changes to
increase screening and the overall year-round appearance of the site.
The Zoning Ordinance requires all area not occupied by building or hardcover be
landscaped with sod, rock, or mulch. The landscape plan calls for sod in the green areas
between the front parking lot and Biscayne Avenue and 145th Street. The remaining
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green areas will be seeded except the parking lot islands, which will contain mulch. Staff
recommends that sod replace seed between the building and the parking lot along the
northwest, east, and south sides of the buildings and that all areas not planned for future
building expansion be irrigated.
The plan calls for a mixture of Maple and Honeylocust overstory trees with spirea,
dogwood, and junipers foundation plantings. In addition to the overstory trees, the plan
calls for 60 ornamental (Crabapple) trees. Staff is concerned about the balance of
deciduous and coniferous trees and its effect on screening and the year-round appearance
of the site’s landscaping. Therefore, staff recommends that a condition of approval
require the applicant to replace Crabapples trees with coniferous tree on the following
basis: 2/3 of the Crabapples along Biscayne Avenue and 1/3 of those in the southeast
corner of the site and along 145th Street.
The grading plan illustrates three foot berms along both Biscayne Avenue and 145th
Street as well as a two foot berm in the southeast corner of the site. Together, the
proposed landscaping and berming conforms with the minimum parking lot screening
requirements for the BP District.
The Director of Parks and Recreation recommends a condition of approval require the
developer to install a 5 foot wide sidewalk on the east property line along Biscayne
Avenue. The applicant should also provide the City with a sidewalk easement around the
Northern Natural Gas substation to connect the sidewalks along 145th Street and Biscayne
Avenue.
The commissioners asked about the parking requirements, and if the planned parking will
meet the needs of the site. Assistant City Planner Lindahl explained that in the BP
district, this site can be commercial or church use with the conditional use permit, and
either way, the parking meets requirements of both uses.
Chairperson Weisensel asked for comments from the applicants.
Pat Qualley with Anderson Builders was present to answer questions. He stated that one
thing that may need to change in the future, based on the limitations of the
sanctuary/church use is the parking requirements. Currently, parking is adequate. He
explained the intentions of the applicant as far as the expansions planned.
Chairperson Weisensel opened the public hearing.
Chairperson Weisensel asked for public comments. There were no public comments.
MOTION by Weisensel to close the Public Hearing. Second by Messner. Ayes:
Napper, Weisensel, Messner and Zurn. Nays: None. Motion carried.
MOTION by Zurn to recommend approval of an administrative plat and conditional use
permit to allow the combination of three lots into one property and the construction of a
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45,187 square foot church building on the property located on the northwest corner of
Biscayne Avenue and 145th Street, subject to the conditions outlined below.
1.Issuance of a building permit.
2.Submittal of a plat illustrating the new combined property including a new legal
description, all necessary easements, and dedication of rights-of-way prior to City
Council action on this application.
3. Replace seed between the building and the parking lot along the northwest, east,
and south sides of the buildings with sod and demonstrate that all areas not
planned for future building expansion will be irrigated.
4. Replace Crabapples trees with coniferous tree on the following basis: 2/3 of the
Crabapples along Biscayne Avenue and 1/3 of those in the southeast corner of the
site and along 145th Street.
5.Install a 5 foot wide sidewalk on the east property line along Biscayne Avenue
and provide the City with a sidewalk easement around the Northern Natural Gas
substation to connect the sidewalks along 145th Street and Biscayne Avenue.
6.Payment of park dedication fees in the amount of $36,450 on the 8.12 acre parcel.
7. Payment of all applicable development fees including SAC, WAC, storm water,
and GIS fees based upon the fee schedule in place when the building permit is
issued and compliance with all conditions of the City Engineer.
8.Conformance with all requirements from the Fire Marshall including:
a.This building will be required to have an automatic fire suppression and a
automatic fire alarm system installed through the facility. These systems
shall be monitored by an approved monitoring company.
b.A Post Indicator Valve (PIV) will be required on the water main service to
this building. This valve shall be monitored also.
c.All water mains that provide fire hydrants to this facility shall be looped.
d.No “Parking Fire Lane” signs will be required on all fire department
access roads.
e.An approved key box for fire department access shall be provided.
Second by Napper. Ayes: Weisensel, Messner, Zurn, and Napper. Nays: None.
Motion carried.
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Assistant City Planner Lindahl advised that this item will move on for consideration of
approval by the City Council on April 20, 2004, providing all required items are
submitted by the applicant as required.
CITYOFROSEMOUNT
EXECUTIVESUMMARYFORACTION
Planning CommissionMeetingDate: March23, 2004
AGENDA ITEM: Community ofHopeLutheran
ChurchAdministrativePlat AGENDASECTION: PublicHearing
andConditionalUsePermit.
PREPAREDBY: JasonLindahl, ALCP. AGENDA NO. C
Assistant CityPlanner (d
ATTACHMENTS: SiteLocationMap, SitePlan, APPROVED BY:
FloorPlan, BldgElevations,
ExistingConditions, Prelim
Grading Plan, PrelimUtility
Plan, PrelimLandscapePlan,
LiohtinoPlan
MOZI
RECOMMENDED ACTION: MotiontorecommendtheCityCouncilapprovalofan
administrative platandconditionalusepermittoallowthecombinationofthreelotsintoone
propertyandtheconstruction ofa45,187squarefootchurchbuildingontheproperty
located onthenortheastcornerofBiscayneAvenue and145Street, subjecttothe
conditionsoutlinedbelow.
1. Issuance ofabuildingpermit.
2. Submittal ofaplatillustrating thenewcombined propertyincludinganewlegal
description, allnecessary easements, anddedicationofrights -of -waypriortoCity
Council actiononthisapplication.
3. Replaceseedbetweenthebuildingandtheparking lotalongthenorthwest, east,
andsouthsidesofthebuildings withsodanddemonstrate thatallareas notplanned
forfuturebuildingexpansion willbeirrigated.
4. ReplaceCrabapplestreeswithconiferous treeonthefollowingbasis: 2/3ofthe
CrabapplesalongBiscayne Avenueand1/3ofthoseinthesoutheastcornerofthe
siteandalong145Street.
Installa5footwidesidewalk ontheeastpropertylinealongBiscayneAvenueand
providetheCitywithasidewalkeasement aroundtheNorthernNaturalGas
substation toconnectthesidewalksalong145StreetandBiscayne Avenue.
6. Paymentofparkdedicationfeesintheamountof $36,450onthe8.12acreparcel.
7. PaymentofallapplicabledevelopmentfeesincludingSAC, WAC, storm water, and
GISfeesbaseduponthefeescheduleinplacewhenthebuildingpermitisissued
andcompliancewithallconditionsoftheCityEngineer.
8. Conformance withallrequirements fromtheFireMarshallincluding:
Thisbuildingwillberequiredtohaveanautomaticfiresuppression anda
automaticfirealarmsysteminstalledthroughthefacility. Thesesystemsshall
bemonitoredbyanapprovedmonitoringcompany.
APostIndicator Valve (PIV) willberequiredonthewatermainservicetothis
building. Thisvalveshallbemonitored also.
c. Allwater mains thatprovide firehydrantstothisfacilityshallbelooped.
d. No `ParkingFireLane" signswillberequired onallfiredepartmentaccess
roads.
e. Anapprovedkeyboxforfiredepartmentaccessshallbeprovided.
ACTION:
ISSUE
BACKGROUND
Applicant Property Owner(s)
Location:
AreainAcres:
Comp. Guide PlanDesig:
CurrentZoning:
SUMMARY
Community ofHopeLutheranChurch
NortheastcornerofBiscayneAvenueand145Street
8.64
BPBusinessPark
BP4, BusinessPark4
Theapplicant, Community ofHopeLutheran Church, requestsadministrative platand
conditionalusepermitapprovalstocombinethreelotsintoonepropertyandallow
construction ofa45,187squarefootchurchbuildingonthepropertylocatedon
northeastcornerofBiscayneAvenue and145Street. Achurchuseisaconditional
useintheBusiness ParkDistricts. Thisbuilding willcontainthenewchurch facilitiesfor
theCommunity ofHopeLutheranChurch. Asdesigned, thesitehasthepotentialto
accommodatetwoadditionalexpansionswhichcouldmorethandoublethesizeofthe
budding.
ANALSIS
Administrative Plat
Theapplicantwishestocombinethreeexisting lotsintoonepropertythroughthe
administrative plattingprocess. Thisprocesscombinesthepreliminaryandfinalplat
proceduresintoonereviewandapprovalsequencebeforethePlanningCommission
2
andCityCouncil. Initially, whentheapplicationwasfirstmade, theapplicant was
intending tocombinethethree lotsandsplittheparcelintotwo. Afterdiscussions with
staffthelotsplitportionoftherequesthasbeenomitted. Therefore, inthiscase, the
administrativeplatfunctionslikealotcombinationprocess. However, therearebenefits
fortheapplicantandcitybyfollowingthroughontheplattingprocess.
Therearefourcriteriatoweighwhenreviewing anadministrativeplat. Thesecriteria
andstaffsfindingsforeachareoutlinedbelow. Basedonthematerialssubmittedby
theapplicant andthesefindings, staffrecommendsapproval oftheadministrativeplat
request.
1. Theresultingsubdivisionshallcontainnomorethanthreelots.
Finding: Theapplicantplans tocombineParcelsA, B, andCintooneproperty
totaling approximately 8.64acres (includingright -of -way). Staff recommendsa
condition ofapprovalrequire theapplicanttosubmitaplatofthenewcombined
propertyincludinganewlegaldescription, allnecessary easements, and
dedicationofrights -of -waypriortoCityCouncil actiononthisapplication.
2. Theproposedsubdivisionshallbeinareaswheremunicipalstreetsand
utilities arealreadyinplaceandcapableofservicingtheplat.
Finding: Thesubjectproperty islocated withintheCity'sMetropolitan Urban
ServiceArea (MUSA). Inaddition, streetsaccessandmunicipalutilitiesare
availablefrombothBiscayneAvenue and145Street.
3. Futurestreetsshallnotbeconstructedandtheproposedsubdivisionshall
notinterferewithproperdevelopmentofneighboring adjacentproperties.
FindingThemunicipalinfrastructure andsurroundingdevelopment pattern
aroundthisdevelopmentarefirmlyestablished Therefore, thisplatwillnot
interfere withdevelopmentofneighboringproperties.
4. Resultingparcelsshallconformwithallzoningordinancerequirements.
FindingTheproposedplatconformswiththelotperformancestandardsfor
propertiesintheBP -4District. Thesestandards areshowninthetablebelow.
LotPerformanceStandardsfortheBP-4District
Standard Requirement Proposed Status
LotWidth 120ft 610ft Conformin
LotArea 20,000sq. ft.
8.12Acres
353,660sq.ft.Conforming
LotDepth N/A N/A N/A
Density N/A N/A N/A
3
Conditional UsePermit
Section615oftheZoning Ordinance designateschurchesasconditionaluseswithin
theBusinessParkDistrict. Thepurposeofaconditional usepermitistomitigate any
adverse effectsthatmayresultfromlanduseconflictsorsitedesign. Section 127of
theZoning Ordinance outlinesthestandardsforconditional usesandgrantstheCitythe
authoritytoadjustthetypical performancestandardsinagivezoningdistricttolessen
potentiallyadverseeffectsoftheconditionaluse.
SitePlan
LandUse Zoning. Theproposedchurchuseisconsistent withthecurrent landuse
andzoningdesignations forthesubject property. The2020LandUsePlanguidesthe
propertyasBPBusinessParkwhiletheZoningMapdesignatesthesiteasBP-4,
BusinessPark4. ChurchesareconditionalusesintheBP -4District. Thefollowing
tablecompares thesestandardswiththoseproposed bythisdevelopment
BuildinPerformanceStandardsfortheBP-4District
Standard Requirement Proposal Status
FrontYard 40ft.117ft 113ft.Conformin
SideYard 10ft.208ft.Conformin
RearYard 10ft.256ft Conforming
BuildingHeight 35ft.30ft.Conformin
Maximum Lot
Coverage
75%68 Conforming
1SetbacksforbothBiscayneAvenueand145" Steet.
2representsmaximumlotcoverageincludingfutureexpansion.
ExteriorBuilding Materials. Stafffindsthattheproposedbuildingmeetstheexterior
materialsstandards forproperties intheBP -4DistrictoutlinedinSection7.2.Aofthe
ZoningOrdinance. Theordinance requires 100percentofallexteriorwallstobefaced
withoneoracombinationofthefollowingmaterials: brick, decorativeblock, glass,
stucco, stone, orarchitecturalconcretepanels Theproposedbuildingwillhaveprecast
concretepanelwallswithtwosmoothcast -inaccentbandsalongthefrontthreesidesof
thebuildingandalongthenortheast (back) entrance Thebuildingwillhavethreemain
entrances eachaccentedwithaspandrelglasssystemandtwocolorsofrockfaced
block. Thebuildingwillneedrooftopequipment andtheapplicantshouldprovidestaff
withaplanillustratinghowtheequipment willbescreenedpriortoCityCouncilaction
onthisitem.
S
Access Parking Stafffindstheproposedaccessandparkingdesignconsistentwith
thezoningordinancestandards, Theparkingareawillhaveabituminoussurface
surrounded byconcrete curbandcutter. Theparkingareawillbeaccessed fromtwo
curbcuts. Thenortheast curbcutislocatedalongBiscayneAvenueandalignswith
BeechStreetwhilethesouthwestcurbcutislocatedalong145Streetandalignswith
BlancaAvenue.
Parking standardsforchurchfacilities areoutlinedinSection8.1.Handrequireonestall
foreverythreeseatsinthelargestassemblyroom. Inthiscase, the700seatsanctuary
requires234stalls. Inaddition, thebuildingwillhave12,800squarefeetofofficespace.
Theordinancerequires1stallforevery200squarefeetofofficeoranadditional64
stalls. Alltotaled, theproposed churchusemustprovide298offstreetparkingstalls.
Thesiteplanshows347totalstallsor49morethanrequiredbyordinance. More
importantly, asdesignedthesiteisonlyonestallshortofwhatcouldbethemaximum
parkingrequirement forthissite (office 1/200squarefeet) givenitscurrentBP -4
zoning
Loading. Stafffindsthattheexistingaccessandparking areasufficient to
accommodatetheloadingneedsofachurchuse. Shouldthebuildingchange to
anotherusepermittedintheBPDistrict, theapplicant wouldberequiredtorevisethe
parkingareatomeettheapplicableloadingareaandmaneuveringstandards
TrashEnclosure. Stafffindstheproposed trashenclosure consistentwiththe
performancestandardsforwastecontainerenclosures. Thesiteplanillustratesatrash
enclosure atthesouthern endoftheparkingareabehindthebuilding. Theenclosure
willbeconstructedofconcrete blockpaintedtomatchtheprincipalbuildingandhavea
concreteslabwithaCedargate.
Landscaping Berming. Thelandscape planmeetstheminimumlandscapeand
plantings requirementsforapermittedusewithintheBPDistrict. However, churches
areaconditionalusesintheBPDistrictandsubjecttohigherstandardsAsaresult,
staffrecommendsminorchangestoincreasescreeningandtheoverallyear -round
appearance ofthesiteTheserecommendationsandabreakdown ofthelandscape
planareprovidedbelow.
TheZoningOrdinance requiresallareanotoccupiedbybuildingorhardcoverbe
landscapedwithsod, rock, ormulch. Thelandscapeplancallsforsodinthegreen
areasbetween thefrontparkinglotandBiscayneAvenueand145Street The
remaining greenareaswillbeseededexcepttheparkinglotislands, whichwillcontain
mulch. Staffrecommends thatsodreplaceseedbetweenthebuildingandtheparking
lotalongthenorthwest, east, andsouthsidesofthebuildingsandthatallareas not
plannedforfuturebuildingexpansionbeirrigated.
Theplantingsinthelandscape planmeetorexceedtheminimumrequirementsfora
permitted usewiththeBPDistrict. Thetablebelowcomparesthesestandardswiththe
5
applicant'sproposal. TheplancallsforamixtureofMapleandHoneylocust overstory
treeswithspirea, dogwood, andjunipersfoundationplantings. Inadditiontothe
overstorytrees, theplancallsfor60ornamental (Crabapple) treesStaffisconcerned
aboutthebalanceofdeciduousandconiferoustreesanditseffectonscreeningandthe
year -roundappearance ofthesite'slandscaping Therefore, staffrecommends thata
conditionofapprovalrequiretheapplicanttoreplaceCrabapples treeswithconiferous
treeonthefollowingbasis: 2/3oftheCrabapples alongBiscayneAvenueand1/3of
thoseinthesoutheastcornerofthesiteandalong145Street.
LandscapePlantingsPerformanceStandardsfortheBP-4District
Category Requirement Building Required Proposed
Measurement Plantings Plantings
OverStory 8Treesor 113,118
Trees 1/3,000Sq.Sq. Ft 38Trees 61
Ft.
Foundation 1/10Linear 886 87 101
Plantings FeetofBldg.*LinearFeet
RequiredGreenAreaofSite
Thegradingplan illustrates threefootbermsalongbothBiscayneAvenueand145
Streetaswellasatwofootberminthesoutheastcornerofthesite. Together, the
proposedlandscaping andbermingconformswiththeminimumparking lotscreening
requirementsfortheBPDistrict.
Signage. Asshow, theproposedmonument signsdonotconformwiththezoning
Ordinance Thesiteplanillustratestwomonumentsigns. Byordinance, propertiesin
theBPDistrictarelimitedtoonegroundmonumentsign. Bycomparison, theproposed
wallsignage appearstomeetthezoningordinancestandardwhichallowsasignto
cover20percentofthewallonwhichitisplacedAllsignage mustconformwiththe
currentsignstandardsfortheBPDistrictandreceiveapprovalofaseparatesignpermit
fromtheCity.
ExteriorLighting. Theexteriorlightingplanappearstomeetthelightingperformance
standardsfortheBPDistrict. Theplanillustrates sixpolelightsintheparkingareasand
fivewalllightsonthesoutheast, north, andwestelevations. Allexteriorlightingshall
directlighttoward theground andmaynotexceed 05lumensatthepropertyline.
Engineering Engineering hadpreliminarily reviewedthesiteplanforthisprojectWhile
theremaybedetailsthatneedtobeaddressed, thedonotseeanysubstantialissues
thatwouldresultinsignificantmodificationstothesiteplan.
PedestrianCirculation Stafffindsthesubjectpropertyhassufficienton -site
pedestriancirculation. Thesiteplanshows5footwidesidewalksalong theinsideedge
oftheparkingareasleading tothethreemainentrances.
Inadditiontotheseon -sitesidewalks, theDirectorofParksandRecreation
C
recommends aconditionofapproval requirethedevelopertoinstalla5footwide
sidewalkontheeastproperty linealongBiscayneAvenue. Theapplicantshouldalso
providetheCitywithasidewalkeasementaroundtheNorthernNaturalGassubstation
toconnect thesidewalksalong145StreetandBiscayneAvenue.
ParkDedicationStaffrecommendstheapplicant payparkdedication feesinthe
amountof $36,450areonthe8.12acreparcel.
7
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